| ITEM #: 13. DATE: 06/23/2025 AI #:2673 |
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CITY COUNCIL ACTION REPORT
| SUBJECT: | REZONE APPROXIMATELY 25 ACRES, KNOWN AS PEBBLECREEK MARKETPLACE, FROM PLANNED AREA DEVELOPMENT (PAD) TO PEBBLECREEK MARKETPLACE 2ND AMENDED PLANNED AREA DEVELOPMENT |
| STAFF PRESENTER(S): | Christian M. Williams, Planning Manager |
SUMMARY
This is a public hearing for consideration of the rezoning of approximately 25 acres generally located at the southwest corner of McDowell Road and PebbleCreek Parkway from PebbleCreek Marketplace Planned Area Development to PebbleCreek Marketplace 2nd Amended Planned Area Development (Attachment A).
STRATEGIC PLAN ALIGNMENT
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RECOMMENDATION
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 the 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 2035 Goodyear General Plan designates the land use for this property as Business and Commerce, which provides growth and development areas for shopping and entertainment.
The current zoning for the property is PebbleCreek Marketplace Final Planned Area Development (PAD), which contains mixed-uses for office and retail-related uses. The underlying zoning district for the PAD is General Commercial (C-2); this PAD was approved in 2014 by the adoption of Ordinance No. 14-1314.
The Planning and Zoning (P&Z) Commission considered this item at its regular meeting on June 11, 2025. The P&Z Commission unanimously voted (4-0) to forward a recommendation of approval to the City Council. There was no public opposition to this item voiced at the meeting.
The current zoning for the property is PebbleCreek Marketplace Final Planned Area Development (PAD), which contains mixed-uses for office and retail-related uses. The underlying zoning district for the PAD is General Commercial (C-2); this PAD was approved in 2014 by the adoption of Ordinance No. 14-1314.
The Planning and Zoning (P&Z) Commission considered this item at its regular meeting on June 11, 2025. The P&Z Commission unanimously voted (4-0) to forward a recommendation of approval to the City Council. There was no public opposition to this item voiced at the meeting.
STAFF ANALYSIS
Current Policy:
A rezoning request requires public review and recommendation by the P&Z Commission and review and approval by the City Council. The proposed rezoning must be in conformance with the General Plan and should not adversely impact the surrounding area.
Details of the Request:
The Property (Attachment B) is currently zoned Planned Area Development (PAD) per the PebbleCreek Marketplace Final PAD, approved by the City in 2014 as Case No. 13-210-00007.
This request is to remove the PebbleCreek Marketplace Comprehensive Sign Package (CSP) from the PAD document so that Council may consider approving the CSP in accordance with conditions found in Article 7 – Sign Regulations of the Goodyear Zoning Ordinance. Narrative is included as Attachment C.
Justification
The applicant would like to remove the PebbleCreek Marketplace CSP from the PebbleCreek Marketplace Final PAD so that any future related CSP amendments do not require a PAD Amendment to amend the CSP. The proposal would consider the CSP a standalone document and therefore would not require modifications to the PAD.
Evaluation Criteria:
Per the city of Goodyear Zoning Ordinance, the city’s review and recommendation on a zoning amendment is to be guided by the following criteria:
1. Consistency with the General Plan.
The 2035 Goodyear General Plan designates the land use for this property as Business and Commerce. PebbleCreek Marketplace is currently zoned PAD and approved for mixed-uses for office and retail-related uses, with underlying General Commercial (C-2) commercial development. This request does not make any changes to the previously approved uses. No significant changes have occurred to the existing conditions of the subject property since the original PAD approval.
2. Suitability of the subject property’s physical and natural features for the uses permitted under the proposed zoning district.
PebbleCreek Marketplace is zoned PAD and already approved for a mixture of uses, including commercial uses. This request does not make any changes to the previously approved use. No significant changes have occurred to the existing conditions of the subject property since the original PAD approval.
3. Compatibility of all potential uses allowed in the proposed zoning district with surrounding uses and zoning.
PebbleCreek Marketplace is zoned PAD and already approved for a mixture of uses, including commercial. This request does not make any changes to the previously approved use, which the City has already deemed to be compatible with the surrounding uses and zoning.
Current and future uses and development of the properties surrounding the subject property include:
North – Palm Valley, Walgreens, AAA Auto Service;
South – The I-10 and Wal-Mart;
East – Goodyear Centerpointe;
West – PebbleCreek Marketplace Mixed Use Phase 2
4. Proposed zoning district’s consistency with other land uses within the immediate area and whether uses allowed under the proposed zoning district would be better suited to the subject property than the uses allowed under the current zoning.
Luke Air Force Base:
The property does not fall within the Luke Air Force Base Accident Potential Zone or the Day and Night Noise Level (DNL). However, the subject property is located within the vicinity of a military airport. Given the non-residential nature of the PAD, there should be no adverse impact to base operations or the subject property. A stipulation of approval from Ordinance No. 2007-1061 requires the property owner to disclose the presence of the base and potential for overflights to any prospective purchaser.
Phoenix-Goodyear Airport:
The subject property is located within the Phoenix-Goodyear Airport Traffic Pattern Airspace. Given the non-residential nature of the PAD, there should be no adverse impact on airport operations or the subject property.
5. Demand for the types of uses permitted in the proposed zoning district in relation to the amount of land currently zoned and available to accommodate the demand.
There are no changes being proposed by the applicant to the types of uses permitted in the proposed zoning district already approved in 2014 by the adoption of Ordinance No. 14-1314.
6. Demands for public services that will be generated by the uses permitted in the proposed zoning district.
School Districts:
The subject property is located within the Avondale Elementary School District and the Agua Fria Union High School District.
Fire Response:
Emergency response times and distances are provided below:
Police Response:
The proposed development is located within an existing police patrol beat and the current level of service within the beat can accommodate the development of the property.
Streets/Transportation:
The subject property is bounded by McDowell Road, PebbleCreek Parkway, and I-10. All three roadways are improved in this area.
Water/Wastewater:
The City of Goodyear will provide water and wastewater services to the subject property.
7. Potential adverse fiscal impacts that will result from providing services to areas not in proximity to where existing public services are provided.
The Property abuts existing public services. It is located along major arterial roadways with the necessary capacity.
8. General public concerns.
Public Participation and P&Z Commission Meeting:
An alternative notification process was used for this rezoning. A formal citizen review meeting was not held, but a notice providing information on the rezone was mailed to 63 owners of property within 500 feet of the subject property and other stakeholders on May 03, 2025. There was no objection to the rezone received.
A public notice that this rezoning request would be considered and reviewed at a public hearing to be held before the P&Z Commission on June 11, 2025, appeared in the Arizona Republic Southwest Valley Edition May 23, 2025; postcards were mailed to adjoining owners on May 16, 2025; and signs were updated on the site to advertise the public hearing on May 19, 2025.
The P&Z Commission heard this item at their regular meeting held on June 11, 2025. After the staff presentation, the P&Z Commission inquired about whether users within the Pebble Creek Marketplace Mixed Use Phase 2 PAD area would need to update their signage to meet the standards of the existing PebbleCreek Marketplace CSP. Staff confirmed that existing signage would not need to be updated for these users, but that future related sign permit requests would need to adhere to the design standards in the PebbleCreek Marketplace CSP, if approved. The P&Z Commission also asked what the first and second amendments to the PebbleCreek Marketplace CSP consisted of. The applicant representative was able to confirm that the first CSP amendment was to grant permission to construct the freeway pylon sign within the bounds of the PebbleCreek Marketplace CSP.
The Second Amendment was to identify the site locations for the two multi-tenant monument signs that had previously been approved. Additionally, the P&Z Commission asked whether there would be a precedent set if the rezone request to remove the PebbleCreek Marketplace CSP from the PebbleCreek Marketplace PAD were approved. Staff clarified that it is no longer standard practice to codify CSPs within PAD documents, due to the cumbersome process needed if minor changes need to be made to the CSP. Rather, CSPs are currently approved as standalone documents that would follow the requirements set forth in Article 7 - Sign Regulations of the Goodyear Zoning Ordinance. Staff also clarified that if older PADs still exist with a CSP codified in its zoning, the rezone process to amend or remove the CSP would need to take place if changes are being requested by an applicant. After closing the public hearing, the P&Z Commission discussed the item. The P&Z Commission expressed this request would make the process of future CSP amendments for this site much clearer and easier moving forward, and that this request would provide continuity with the two adjacent properties having the same CSP standards.
The P&Z Commission voted (4-0) to forward a recommendation of approval to the City Council.
9. Whether the amendment promotes orderly growth and development.
This property is already zoned and entitled and was determined to promote orderly growth and development.
10. Any other factors related to the impact of the amendment on the general health, safety and welfare of the citizens of the City and the general public.
As outlined herein, staff finds the proposed rezone request to further the vision of the City of Goodyear and to be in compliance with the General Plan’s fundamental strategies, goals and policies, and does not alter the existing character of the area or diminish the environmental quality of the air, water, land, or cultural resources. Ordinance No. 2025-1635 which upon approval by the Mayor and City Council would make the rezone proposal effective, as directed by law, is included as Attachment A.
A rezoning request requires public review and recommendation by the P&Z Commission and review and approval by the City Council. The proposed rezoning must be in conformance with the General Plan and should not adversely impact the surrounding area.
Details of the Request:
The Property (Attachment B) is currently zoned Planned Area Development (PAD) per the PebbleCreek Marketplace Final PAD, approved by the City in 2014 as Case No. 13-210-00007.
This request is to remove the PebbleCreek Marketplace Comprehensive Sign Package (CSP) from the PAD document so that Council may consider approving the CSP in accordance with conditions found in Article 7 – Sign Regulations of the Goodyear Zoning Ordinance. Narrative is included as Attachment C.
Justification
The applicant would like to remove the PebbleCreek Marketplace CSP from the PebbleCreek Marketplace Final PAD so that any future related CSP amendments do not require a PAD Amendment to amend the CSP. The proposal would consider the CSP a standalone document and therefore would not require modifications to the PAD.
Evaluation Criteria:
Per the city of Goodyear Zoning Ordinance, the city’s review and recommendation on a zoning amendment is to be guided by the following criteria:
1. Consistency with the General Plan.
The 2035 Goodyear General Plan designates the land use for this property as Business and Commerce. PebbleCreek Marketplace is currently zoned PAD and approved for mixed-uses for office and retail-related uses, with underlying General Commercial (C-2) commercial development. This request does not make any changes to the previously approved uses. No significant changes have occurred to the existing conditions of the subject property since the original PAD approval.
2. Suitability of the subject property’s physical and natural features for the uses permitted under the proposed zoning district.
PebbleCreek Marketplace is zoned PAD and already approved for a mixture of uses, including commercial uses. This request does not make any changes to the previously approved use. No significant changes have occurred to the existing conditions of the subject property since the original PAD approval.
3. Compatibility of all potential uses allowed in the proposed zoning district with surrounding uses and zoning.
PebbleCreek Marketplace is zoned PAD and already approved for a mixture of uses, including commercial. This request does not make any changes to the previously approved use, which the City has already deemed to be compatible with the surrounding uses and zoning.
Current and future uses and development of the properties surrounding the subject property include:
North – Palm Valley, Walgreens, AAA Auto Service;
South – The I-10 and Wal-Mart;
East – Goodyear Centerpointe;
West – PebbleCreek Marketplace Mixed Use Phase 2
4. Proposed zoning district’s consistency with other land uses within the immediate area and whether uses allowed under the proposed zoning district would be better suited to the subject property than the uses allowed under the current zoning.
Luke Air Force Base:
The property does not fall within the Luke Air Force Base Accident Potential Zone or the Day and Night Noise Level (DNL). However, the subject property is located within the vicinity of a military airport. Given the non-residential nature of the PAD, there should be no adverse impact to base operations or the subject property. A stipulation of approval from Ordinance No. 2007-1061 requires the property owner to disclose the presence of the base and potential for overflights to any prospective purchaser.
Phoenix-Goodyear Airport:
The subject property is located within the Phoenix-Goodyear Airport Traffic Pattern Airspace. Given the non-residential nature of the PAD, there should be no adverse impact on airport operations or the subject property.
5. Demand for the types of uses permitted in the proposed zoning district in relation to the amount of land currently zoned and available to accommodate the demand.
There are no changes being proposed by the applicant to the types of uses permitted in the proposed zoning district already approved in 2014 by the adoption of Ordinance No. 14-1314.
6. Demands for public services that will be generated by the uses permitted in the proposed zoning district.
School Districts:
The subject property is located within the Avondale Elementary School District and the Agua Fria Union High School District.
Fire Response:
Emergency response times and distances are provided below:
| Nearest Goodyear Fire Station |
Shortest path | 2nd Nearest Goodyear Fire Station |
Shortest path | ||
| Mins | Miles | Mins | Miles | ||
| Fire Station #185 | 3.6 | 1.8 | Fire Station #181 | 4.8 | 2.4 |
Police Response:
The proposed development is located within an existing police patrol beat and the current level of service within the beat can accommodate the development of the property.
Streets/Transportation:
The subject property is bounded by McDowell Road, PebbleCreek Parkway, and I-10. All three roadways are improved in this area.
Water/Wastewater:
The City of Goodyear will provide water and wastewater services to the subject property.
7. Potential adverse fiscal impacts that will result from providing services to areas not in proximity to where existing public services are provided.
The Property abuts existing public services. It is located along major arterial roadways with the necessary capacity.
8. General public concerns.
Public Participation and P&Z Commission Meeting:
An alternative notification process was used for this rezoning. A formal citizen review meeting was not held, but a notice providing information on the rezone was mailed to 63 owners of property within 500 feet of the subject property and other stakeholders on May 03, 2025. There was no objection to the rezone received.
A public notice that this rezoning request would be considered and reviewed at a public hearing to be held before the P&Z Commission on June 11, 2025, appeared in the Arizona Republic Southwest Valley Edition May 23, 2025; postcards were mailed to adjoining owners on May 16, 2025; and signs were updated on the site to advertise the public hearing on May 19, 2025.
The P&Z Commission heard this item at their regular meeting held on June 11, 2025. After the staff presentation, the P&Z Commission inquired about whether users within the Pebble Creek Marketplace Mixed Use Phase 2 PAD area would need to update their signage to meet the standards of the existing PebbleCreek Marketplace CSP. Staff confirmed that existing signage would not need to be updated for these users, but that future related sign permit requests would need to adhere to the design standards in the PebbleCreek Marketplace CSP, if approved. The P&Z Commission also asked what the first and second amendments to the PebbleCreek Marketplace CSP consisted of. The applicant representative was able to confirm that the first CSP amendment was to grant permission to construct the freeway pylon sign within the bounds of the PebbleCreek Marketplace CSP.
The Second Amendment was to identify the site locations for the two multi-tenant monument signs that had previously been approved. Additionally, the P&Z Commission asked whether there would be a precedent set if the rezone request to remove the PebbleCreek Marketplace CSP from the PebbleCreek Marketplace PAD were approved. Staff clarified that it is no longer standard practice to codify CSPs within PAD documents, due to the cumbersome process needed if minor changes need to be made to the CSP. Rather, CSPs are currently approved as standalone documents that would follow the requirements set forth in Article 7 - Sign Regulations of the Goodyear Zoning Ordinance. Staff also clarified that if older PADs still exist with a CSP codified in its zoning, the rezone process to amend or remove the CSP would need to take place if changes are being requested by an applicant. After closing the public hearing, the P&Z Commission discussed the item. The P&Z Commission expressed this request would make the process of future CSP amendments for this site much clearer and easier moving forward, and that this request would provide continuity with the two adjacent properties having the same CSP standards.
The P&Z Commission voted (4-0) to forward a recommendation of approval to the City Council.
9. Whether the amendment promotes orderly growth and development.
This property is already zoned and entitled and was determined to promote orderly growth and development.
10. Any other factors related to the impact of the amendment on the general health, safety and welfare of the citizens of the City and the general public.
As outlined herein, staff finds the proposed rezone request to further the vision of the City of Goodyear and to be in compliance with the General Plan’s fundamental strategies, goals and policies, and does not alter the existing character of the area or diminish the environmental quality of the air, water, land, or cultural resources. Ordinance No. 2025-1635 which upon approval by the Mayor and City Council would make the rezone proposal effective, as directed by law, is included as Attachment A.
Attachments
- Attachment A - Ordinance No. 2025-1635 with Exhibits
- Attachment B - Aerial Photo
- Attachment C - Narrative
- Staff Presentation