| AGENDA ITEM #:P23-700-00001 DATE: April 17, 2024 CAR #: 1948 CASE #: {Case#} |
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Planning & Zoning Commission ACTION REPORT
| SUBJECT: | MINOR GENERAL PLAN AMENDMENT OF APPROXIMATELY 53.24 ACRES ONE HALF MILE WEST OF THE SOUTHWEST CORNER OF COTTON LANE AND CAMELBACK ROAD. |
| STAFF PRESENTER(S): | David Williams, Contract Planner |
OTHER PRESENTER(S):
Ed Bull, Burch & Cracchiolo
SUMMARY:
This is a Public Hearing to request a Minor General Plan Amendment on approximately 53.24 acres generally located a half mile west of Cotton Lane on the south side of Camelback Road from the Neighborhoods Land Use designation to the Business and Commerce Land Use designation.
RECOMMENDATION:
- Conduct a public hearing to consider a request for a Minor General Plan Amendment for approximately 53.24 acres of property generally located one half mile west of Cotton Lane on the south side of Camelback Road from the Neighborhoods Land Use designation to the Business and Commerce Land Use designation.
- Recommend approval of the request for a Minor General Plan Amendment to amend the land use designation for approximately 53.24 acres of property generally located one half mile west of Cotton Lane on the south side of Camelback Road from the Neighborhoods Land Use designation to the Business and Commerce Land Use designation, as reflected in Resolution No. 2024-2397 (David Williams, Contract Senior Planner).
FISCAL IMPACT:
Although a fiscal impact analysis has not been conducted on this specific project, all new development will have an ongoing fiscal impact on the city. The development is responsible for construction of all infrastructure necessary to serve the site and will generate one-time revenue for the city through payment of permits, construction sales tax and development impact fees. Longer term fiscal impacts include increased demands for municipal services, the costs of which may or may not be offset by increased property values/tax levies, city sales tax, state shared revenues and the increased demand for commercial and retail development. Any areas that will be maintained by the city are constructed by the developer and then conveyed to the city two years after construction.
BACKGROUND AND PREVIOUS ACTIONS:
The requested Minor General Plan Amendment applies to approximately 53.24 acres generally located one half mile west of Cotton Lane and south of Camelback Road (“the “Property”) The zoning for the Property is Agricultural Urban (AU), as was adopted via Ordinance No. 2018-1395 as part of a residential development known as Abel Ranch and was intended to provide a buffer between the higher density residential adjacent to the western boundary of the Property and the industrial zoned property adjacent to the eastern boundary of the Property.
The land use designation for the property is identified as Neighborhoods in the Goodyear 2025 General Plan as ratified by a vote of the citizens of Goodyear on November 4, 2014. The Neighborhoods Land Use designation permits property to be rezoned to certain residential and commercial uses.
Since the ratification of the Goodyear General Plan, the Arizona State Route 303 Loop (Loop 303) has been constructed approximately one mile east of the Property. As a result of the freeway’s construction, areas adjacent to Cotton Lane have largely developed with industrial uses. The applicant has indicated a desire to develop this property as a Business Park District which is currently not permitted in the Neighborhoods Land Use designation. The applicant has indicated that the Business Park District would serve as a buffer and transition between the Able Ranch development, under development, immediately west of the Property and the industrial development immediately east of the Property.
The land use designation for the property is identified as Neighborhoods in the Goodyear 2025 General Plan as ratified by a vote of the citizens of Goodyear on November 4, 2014. The Neighborhoods Land Use designation permits property to be rezoned to certain residential and commercial uses.
Since the ratification of the Goodyear General Plan, the Arizona State Route 303 Loop (Loop 303) has been constructed approximately one mile east of the Property. As a result of the freeway’s construction, areas adjacent to Cotton Lane have largely developed with industrial uses. The applicant has indicated a desire to develop this property as a Business Park District which is currently not permitted in the Neighborhoods Land Use designation. The applicant has indicated that the Business Park District would serve as a buffer and transition between the Able Ranch development, under development, immediately west of the Property and the industrial development immediately east of the Property.
STAFF ANALYSIS
Current Policy:
Chapter 9 of the 2025 General Plan defines what type of change is considered a Major Amendment, Minor Amendment or No Amendment. A change to land use under 160 acres requires a Minor General Plan Amendment. A Minor General Plan Amendment requires one public hearing before the Planning and Zoning Commission and one public hearing before the City Council. Minor Amendments to the General Plan can be processed at any time during the year because it is not a Major General Plan Amendment.
Details of the Request:
This application for a Minor General Plan Amendment is being requested by the applicant to facilitate development of five light industrial warehouse buildings on the Property. The property’s current Land Use designation of Neighborhood would only permit residential development, not the proposed light industrial warehouse buildings allowed within the Business Park District (BPD). As a result of the industrial development immediately to the east, the applicant has indicated the existing zoning of Agricultural Urban (AU), which would facilitate the development of residential lots on acre lots, does not have a current market demand at this location. Accordingly, the applicant is seeking to amend the Land Use designation for the Property.
Subsequent to this request, by separate action, Council will be asked to consider an application to rezone the Property to the Business Park District (BPD) to facilitate this development.
Evaluation Criteria:
Chapter 9, Amendments and Public Participation, specifies the Amendment Review Criteria to be used in reviewing a proposed amendment. The following information identifies these criteria and how this proposed amendment to the General Plan complies with those criteria.
1. The amendment must forward the vision for Goodyear as described in Chapter 3 of the General Plan.
As stated in Chapter 3, the vision for Goodyear “Create a highly desirable and sustainable place for all the live, work, visit and play” is advanced by this requested amendment. The current designation of Neighborhoods, supports the current zoning for Agricultural Urban and the previously proposed 13 lot residential subdivision, whereas the proposed designation of Business and Commerce, (along with the companion zoning case requesting Business Park District) is for an industrial warehouse project. The zoning of Business Park District is intended to a transition from Industrial that exists to the east of this project and residential that exists to the west. This proposal would create jobs and commerce in an area that is off the end of the runway at Luke Air Force Base and would help protect Luke’s interests in an area where residential is not the preferred land use.
2. The amendment must be consistent with the goals, objectives, and policies contained within the General Plan.
The Minor General Plan Amendment one half mile west of the southwest corner of Cotton Lane and Camelback Road is consistent with the Goals, objectives, and policies of the General Plan, including:
Goal GD-2: Effectively managed and well-distributed growth that meets or exceeds the quality of existing development and addressed the needs of existing and future residents and businesses.
• Objective GD-2-1: Ensure that new development pays its fair share toward the cost of additional public service needs generated by that new development.
If the subsequent rezoning is approved, the developer of this property will construct the adjacent right-of-way on Camelback Road and associated new infrastructure related to their rezoning proposal and pay development impact fees to the City for its fair share of additional public service needs that may be generated by the project.
• Objective GD-2-2: Focus new growth in the City’s designated growth areas to effectively utilize resources, minimize operation and maintenance costs, and attract and effectively provide new services such as transit and entertainment opportunities.
o Policy ‘b’: Promote development within the City’s designated growth areas first.
The proposed development is located adjacent to other industrial already under construction and is only approximately 1-mile from the Loop 303 and Camelback interchange. This provides for easy access for both workers to the site and the distribution of their goods.
Goal GD-3-2 Integrate land use planning with transportation planning efforts.
· Policy C, In the Business and Commerce and Industrial land uses categories, transportation plans should:
o Provide easy access for workers and visitors.
The proposed development is well located to provide easy access to Cotton Lane, Citrus Road and the Loop 303.
Goal GD-5: A customer-centered, effective, and efficient system of public and private facilities and services for existing and future residents, businesses, and visitors.
• Objective GD-5-1: Ensure infrastructure and services are available to meet the needs of new residents and workers and continue to meet the needs of the existing community.
Infrastructure adjacent to the project will be completed by the developer.
Goal GD-6: An assured volume and reliable supply of affordable, high quality water resources that meet both current and future needs.
• Objective GD-6-6: Commit to water conservation.
The developer will follow all city regulations pertaining to water and landscaping.
Goal ED-1: A resilient and diversified economy.
• Objective ED-1-1: Encourage development to attract business to Goodyear that offer good wages and benefits and positively contribute to the community and economy.
Through a General Plan Amendment from Traditional Neighborhood, to Business and Commerce to Neighborhood, the developer will be able to develop a business park with 5 light industrial buildings. These will facilitate the continued growth of businesses and employment opportunities with the City of Goodyear.
Goal ED-4: A community that is a technology leader in health care, business, education, aerospace, defense, and government.
• Objective ED-4-2: Ensure that every business and home in Goodyear is connected to advanced telecommunications.
The businesses will be connected to high speed internet and communications to facilitate telecommunications and opportunities.
3. The amendment must align with at least one of the fundamental strategies identified in Chapter 3 and shall not conflict with any of the fundamental strategies.
Chapter 3 lists nine strategies ranging from transportation to culture and from economics to open space. This request most closely aligns with Strategy 3, “Advance Economic Opportunity” and Strategy 6, “Protect and Utilize our Assets”. By providing for opportunities for businesses to grow and thrive, it meets the standard for advancing economic opportunities. At build out, these proposed five buildings will likely employee hundreds of employees and provide for commerce hubs. By making this change to Business and Commerce, it also serves to protect the area around Luke Air Force base, thus helping to preserve one of the biggest assets in the region. The preference for development near Luke Air Force Base is non-residential uses and low-density residential uses. This conversion would help protect the interests of Luke Air Force Base into the future.
This application is not in conflict with any of the other strategies outlined in the General Plan.
4. The amendment must not negatively impact the implementation of any City-approved Master Plan or shall provide mitigation measures to alleviate the potential impact.
This request does not impact any City approved Master Plans.
5. The amendment must constitute an overall improvement to the General Plan.
This proposed amendment does constitute an overall improvement for the General Plan. By converting from Neighborhood to Business and Commerce, the subsequent rezoning proposal to Business Park District does not negatively impact Luke Air Force Base operations. This proposed land use designation is in close proximity to the Loop 303.
6. The amendment will not adversely impact a portion of, or the entire community, by:
a. Significantly reducing the balance of residents and jobs.
The proposed amendment will not reduce the balance of residents and jobs. On the contrary, it will improve the jobs to housing ratio by changing the area from residential to non-residential land uses, resulting in more jobs.
b. Increasing traffic without mitigation.
While it is likely that traffic will increase with the development of industrial lands, this area will be well-served by the existing and improved roads and nearby highway infrastructure. This development will help complete the scalloped improvements on Camelback Road.
c. Requiring additional and more expensive improvements to infrastructure without mitigation.
The proposed amendment will not require additional or more expensive improvements for the site to develop with Business Park District uses. The developer will install the necessary infrastructure for the property to develop with the proposed Business Park District uses.
d. Significantly altering the existing character of an area in a negative and unplanned way.
This proposal would create a buffer from more intense industrial uses to the east and the residential uses to the west.
e. Diminishing the environmental quality of the air, water, land, or cultural resources.
This Minor General Plan Amendment should not affect environmental quality as the property has been altered from its natural state and used for farming purposes for several years.
7. General public concerns.
Public Participation:
An in-person Neighborhood Meeting was conducted for this proposal on February 22, 2024. Notice of the Neighborhood Meeting was sent to property owners within 500 feet of the property to provide ample opportunity for input prior to noticing the public hearing itself, The Neighborhood Meeting notices were mailed on February 1, 2024; a sign advertising the Neighborhood Meeting was posted to the site on February 7, 2024. Only one interested party attended the public meeting; they discussed the project one on one with the applicant and were provided information to submit any comments directly to staff.
A joint letter dated April 1, 2024 from Meritage Homes of Arizona, LLC, and Tri-Point Homes Arizona 91, LLC (collectively the “Residential Developers”) was filed with the City Clerk opposing the proposed general plan amendment and rezoning. These two entities collectively own all of the property rezoned by Ordinance 2018-1395 (approximately 164 acres) except for the approximately 53 acres subject to the proposed minor general plan amendment and rezoning application. The Residential Developers voiced their opposition after the owners of the Property and the Residential Developers were unable to reach agreement on acceptable measures to buffer the impacts of the operation of the proposed business park development on the adjacent residential development. A copy of that letter outlining the objections of the Residential Developers to the proposed general plan amendment and the proposed rezoning is attached.
A public notice that this rezoning request would be considered and reviewed at a public hearing to be held before the Planning and Zoning Commission on April 17, 2024 appeared in the Arizona Republic Southwest Valley Edition March 29, 2024; postcards were mailed to adjoining owners on March 22, 2024; and the sign(s) on the site were updated on March 22, 2024 to notify residents of the scheduled public hearings.
Chapter 9 of the 2025 General Plan defines what type of change is considered a Major Amendment, Minor Amendment or No Amendment. A change to land use under 160 acres requires a Minor General Plan Amendment. A Minor General Plan Amendment requires one public hearing before the Planning and Zoning Commission and one public hearing before the City Council. Minor Amendments to the General Plan can be processed at any time during the year because it is not a Major General Plan Amendment.
Details of the Request:
This application for a Minor General Plan Amendment is being requested by the applicant to facilitate development of five light industrial warehouse buildings on the Property. The property’s current Land Use designation of Neighborhood would only permit residential development, not the proposed light industrial warehouse buildings allowed within the Business Park District (BPD). As a result of the industrial development immediately to the east, the applicant has indicated the existing zoning of Agricultural Urban (AU), which would facilitate the development of residential lots on acre lots, does not have a current market demand at this location. Accordingly, the applicant is seeking to amend the Land Use designation for the Property.
Subsequent to this request, by separate action, Council will be asked to consider an application to rezone the Property to the Business Park District (BPD) to facilitate this development.
Evaluation Criteria:
Chapter 9, Amendments and Public Participation, specifies the Amendment Review Criteria to be used in reviewing a proposed amendment. The following information identifies these criteria and how this proposed amendment to the General Plan complies with those criteria.
1. The amendment must forward the vision for Goodyear as described in Chapter 3 of the General Plan.
As stated in Chapter 3, the vision for Goodyear “Create a highly desirable and sustainable place for all the live, work, visit and play” is advanced by this requested amendment. The current designation of Neighborhoods, supports the current zoning for Agricultural Urban and the previously proposed 13 lot residential subdivision, whereas the proposed designation of Business and Commerce, (along with the companion zoning case requesting Business Park District) is for an industrial warehouse project. The zoning of Business Park District is intended to a transition from Industrial that exists to the east of this project and residential that exists to the west. This proposal would create jobs and commerce in an area that is off the end of the runway at Luke Air Force Base and would help protect Luke’s interests in an area where residential is not the preferred land use.
2. The amendment must be consistent with the goals, objectives, and policies contained within the General Plan.
The Minor General Plan Amendment one half mile west of the southwest corner of Cotton Lane and Camelback Road is consistent with the Goals, objectives, and policies of the General Plan, including:
Goal GD-2: Effectively managed and well-distributed growth that meets or exceeds the quality of existing development and addressed the needs of existing and future residents and businesses.
• Objective GD-2-1: Ensure that new development pays its fair share toward the cost of additional public service needs generated by that new development.
If the subsequent rezoning is approved, the developer of this property will construct the adjacent right-of-way on Camelback Road and associated new infrastructure related to their rezoning proposal and pay development impact fees to the City for its fair share of additional public service needs that may be generated by the project.
• Objective GD-2-2: Focus new growth in the City’s designated growth areas to effectively utilize resources, minimize operation and maintenance costs, and attract and effectively provide new services such as transit and entertainment opportunities.
o Policy ‘b’: Promote development within the City’s designated growth areas first.
The proposed development is located adjacent to other industrial already under construction and is only approximately 1-mile from the Loop 303 and Camelback interchange. This provides for easy access for both workers to the site and the distribution of their goods.
Goal GD-3-2 Integrate land use planning with transportation planning efforts.
· Policy C, In the Business and Commerce and Industrial land uses categories, transportation plans should:
o Provide easy access for workers and visitors.
The proposed development is well located to provide easy access to Cotton Lane, Citrus Road and the Loop 303.
Goal GD-5: A customer-centered, effective, and efficient system of public and private facilities and services for existing and future residents, businesses, and visitors.
• Objective GD-5-1: Ensure infrastructure and services are available to meet the needs of new residents and workers and continue to meet the needs of the existing community.
Infrastructure adjacent to the project will be completed by the developer.
Goal GD-6: An assured volume and reliable supply of affordable, high quality water resources that meet both current and future needs.
• Objective GD-6-6: Commit to water conservation.
The developer will follow all city regulations pertaining to water and landscaping.
Goal ED-1: A resilient and diversified economy.
• Objective ED-1-1: Encourage development to attract business to Goodyear that offer good wages and benefits and positively contribute to the community and economy.
Through a General Plan Amendment from Traditional Neighborhood, to Business and Commerce to Neighborhood, the developer will be able to develop a business park with 5 light industrial buildings. These will facilitate the continued growth of businesses and employment opportunities with the City of Goodyear.
Goal ED-4: A community that is a technology leader in health care, business, education, aerospace, defense, and government.
• Objective ED-4-2: Ensure that every business and home in Goodyear is connected to advanced telecommunications.
The businesses will be connected to high speed internet and communications to facilitate telecommunications and opportunities.
3. The amendment must align with at least one of the fundamental strategies identified in Chapter 3 and shall not conflict with any of the fundamental strategies.
Chapter 3 lists nine strategies ranging from transportation to culture and from economics to open space. This request most closely aligns with Strategy 3, “Advance Economic Opportunity” and Strategy 6, “Protect and Utilize our Assets”. By providing for opportunities for businesses to grow and thrive, it meets the standard for advancing economic opportunities. At build out, these proposed five buildings will likely employee hundreds of employees and provide for commerce hubs. By making this change to Business and Commerce, it also serves to protect the area around Luke Air Force base, thus helping to preserve one of the biggest assets in the region. The preference for development near Luke Air Force Base is non-residential uses and low-density residential uses. This conversion would help protect the interests of Luke Air Force Base into the future.
This application is not in conflict with any of the other strategies outlined in the General Plan.
4. The amendment must not negatively impact the implementation of any City-approved Master Plan or shall provide mitigation measures to alleviate the potential impact.
This request does not impact any City approved Master Plans.
5. The amendment must constitute an overall improvement to the General Plan.
This proposed amendment does constitute an overall improvement for the General Plan. By converting from Neighborhood to Business and Commerce, the subsequent rezoning proposal to Business Park District does not negatively impact Luke Air Force Base operations. This proposed land use designation is in close proximity to the Loop 303.
6. The amendment will not adversely impact a portion of, or the entire community, by:
a. Significantly reducing the balance of residents and jobs.
The proposed amendment will not reduce the balance of residents and jobs. On the contrary, it will improve the jobs to housing ratio by changing the area from residential to non-residential land uses, resulting in more jobs.
b. Increasing traffic without mitigation.
While it is likely that traffic will increase with the development of industrial lands, this area will be well-served by the existing and improved roads and nearby highway infrastructure. This development will help complete the scalloped improvements on Camelback Road.
c. Requiring additional and more expensive improvements to infrastructure without mitigation.
The proposed amendment will not require additional or more expensive improvements for the site to develop with Business Park District uses. The developer will install the necessary infrastructure for the property to develop with the proposed Business Park District uses.
d. Significantly altering the existing character of an area in a negative and unplanned way.
This proposal would create a buffer from more intense industrial uses to the east and the residential uses to the west.
e. Diminishing the environmental quality of the air, water, land, or cultural resources.
This Minor General Plan Amendment should not affect environmental quality as the property has been altered from its natural state and used for farming purposes for several years.
7. General public concerns.
Public Participation:
An in-person Neighborhood Meeting was conducted for this proposal on February 22, 2024. Notice of the Neighborhood Meeting was sent to property owners within 500 feet of the property to provide ample opportunity for input prior to noticing the public hearing itself, The Neighborhood Meeting notices were mailed on February 1, 2024; a sign advertising the Neighborhood Meeting was posted to the site on February 7, 2024. Only one interested party attended the public meeting; they discussed the project one on one with the applicant and were provided information to submit any comments directly to staff.
A joint letter dated April 1, 2024 from Meritage Homes of Arizona, LLC, and Tri-Point Homes Arizona 91, LLC (collectively the “Residential Developers”) was filed with the City Clerk opposing the proposed general plan amendment and rezoning. These two entities collectively own all of the property rezoned by Ordinance 2018-1395 (approximately 164 acres) except for the approximately 53 acres subject to the proposed minor general plan amendment and rezoning application. The Residential Developers voiced their opposition after the owners of the Property and the Residential Developers were unable to reach agreement on acceptable measures to buffer the impacts of the operation of the proposed business park development on the adjacent residential development. A copy of that letter outlining the objections of the Residential Developers to the proposed general plan amendment and the proposed rezoning is attached.
A public notice that this rezoning request would be considered and reviewed at a public hearing to be held before the Planning and Zoning Commission on April 17, 2024 appeared in the Arizona Republic Southwest Valley Edition March 29, 2024; postcards were mailed to adjoining owners on March 22, 2024; and the sign(s) on the site were updated on March 22, 2024 to notify residents of the scheduled public hearings.