| ITEM #: 14. DATE: 06/23/2025 AI #:2702 |
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CITY COUNCIL ACTION REPORT
| SUBJECT: | THIRD AMENDMENT TO THE COMPREHENSIVE SIGN PACKAGE (CSP) FOR PEBBLECREEK MARKETPLACE |
| STAFF PRESENTER(S): | Christian M. Williams, Planning Manager |
SUMMARY
A request to amend the PebbleCreek Marketplace CSP, located south of McDowell Road and west of Pebble Creek Parkway.
STRATEGIC PLAN ALIGNMENT
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RECOMMENDATION
Approve the PebbleCreek Marketplace 3rd Amended CSP dated May 2025, subject to stipulations. (Christian M. Williams, Planning Manager)
STIPULATIONS
All signs shall be in conformance with the PebbleCreek Marketplace CSP dated May 2025; and
Off-site signage is prohibited; and
No signage shall be placed within city rights-of-way.
Off-site signage is prohibited; and
No signage shall be placed within city rights-of-way.
FISCAL IMPACT
There is no direct budget impact associated with the approval of the PebbleCreek Marketplace CSP.
BACKGROUND AND PREVIOUS ACTIONS
The PebbleCreek Marketplace CSP applies to approximately 55 acres of mixed-use commercial and multi-family commercial property as shown in the aerial photo in Attachment B. The entire 55 acres encompasses two separate but adjoining areas that are each zoned Planned Area Development (PAD). The PebbleCreek Marketplace Final PAD was approved in 2014 by the adoption of Ordinance No. 14-1314 and encompasses approximately 25 acres that is designated mixed-uses for office and retail related uses and has an underlying zoning of General Commercial (C-2). The Pebble Creek Marketplace Mixed Use Phase 2 PAD was approved on June 25, 2018, by the adoption of Ordinance No. 2018-1403, and encompasses approximately 30 acres of multi-family and General Commercial (C-2) uses. The intent of both PADs is to create a mixed-use environment that creates pedestrian connections between commercial and residential areas.
A CSP for the PebbleCreek Marketplace PAD has been created and amended twice, with Council approval. The Pebble Creek Marketplace Mixed Use Phase 2 PAD does not have approved CSP sign standards, therefore Article 7, Sign Regulation, of the Goodyear Zoning Ordinance applies. This request to amend the current PebbleCreek Marketplace CSP will include Pebble Creek Marketplace Mixed Use Phase 2 PAD.
A CSP for the PebbleCreek Marketplace PAD has been created and amended twice, with Council approval. The Pebble Creek Marketplace Mixed Use Phase 2 PAD does not have approved CSP sign standards, therefore Article 7, Sign Regulation, of the Goodyear Zoning Ordinance applies. This request to amend the current PebbleCreek Marketplace CSP will include Pebble Creek Marketplace Mixed Use Phase 2 PAD.
STAFF ANALYSIS
Current Policy:
All PADs are required to prepare and submit a CSP for review and approval prior to the issuance of individual sign permits. A CSP provides a comprehensive and coordinated approach to the design of signage that exhibits superior quality and effective messaging. In recognition of the benefits of cohesive and comprehensive sign design, modifications to the signage requirements established in Article 7, Sign Regulations, of the Goodyear Zoning Ordinance, may be appropriate within a CSP.
A CSP in compliance with the requirements in Article 7, may be approved by the Zoning Administrator after review and approval by the Development Review Committee. However, a CSP which proposes modifications to the requirements in Article 7, must be reviewed by the Planning and Zoning (P&Z) Commission and approved by the City Council.
The Airport Gateway at Goodyear CSP requests modifications to the standards in Article 7 and therefore requires P&Z Commission review and City Council approval.
Details of the Request:
The request is to approve the third amendment to the PebbleCreek Marketplace CSP (Attachment A), which encompasses the 55-acre area within the Pebble Creek Marketplace Mixed Use Phase 2 and PebbleCreek Marketplace. The materials, color palette, and design theme detailed in the existing PebbleCreek Marketplace CSP will be utilized throughout the whole 55-acre area, providing for a cohesive look to the center.
A brief description of the proposed signage, including any deviations from the city’s sign regulations in Article 7 of the Goodyear Zoning Ordinance, is provided below:
Evaluation Criteria:
Per the city of Goodyear Zoning Ordinance, the city’s review and recommendation on a comprehensive sign package is to be guided by the following criteria:
The P&Z Commission considered this item at their 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 Findings:
The request for the third amendment to the PebbleCreek Marketplace CSP (Attachment A) meets the evaluation criteria for a CSP as set forth in Article 7, Sign Regulations, of the Zoning Ordinance, subject to the recommended stipulations of approval.
All PADs are required to prepare and submit a CSP for review and approval prior to the issuance of individual sign permits. A CSP provides a comprehensive and coordinated approach to the design of signage that exhibits superior quality and effective messaging. In recognition of the benefits of cohesive and comprehensive sign design, modifications to the signage requirements established in Article 7, Sign Regulations, of the Goodyear Zoning Ordinance, may be appropriate within a CSP.
A CSP in compliance with the requirements in Article 7, may be approved by the Zoning Administrator after review and approval by the Development Review Committee. However, a CSP which proposes modifications to the requirements in Article 7, must be reviewed by the Planning and Zoning (P&Z) Commission and approved by the City Council.
The Airport Gateway at Goodyear CSP requests modifications to the standards in Article 7 and therefore requires P&Z Commission review and City Council approval.
Details of the Request:
The request is to approve the third amendment to the PebbleCreek Marketplace CSP (Attachment A), which encompasses the 55-acre area within the Pebble Creek Marketplace Mixed Use Phase 2 and PebbleCreek Marketplace. The materials, color palette, and design theme detailed in the existing PebbleCreek Marketplace CSP will be utilized throughout the whole 55-acre area, providing for a cohesive look to the center.
A brief description of the proposed signage, including any deviations from the city’s sign regulations in Article 7 of the Goodyear Zoning Ordinance, is provided below:
1. Multi-Tenant Monument Sign
The third amended PebbleCreek Marketplace CSP proposes one (1) additional multi-tenant monument sign, sixteen feet (16’) in height with up to seventy-two (72) square feet of copy area. This multi-tenant monument sign will allow tenants within the center to locate on a single multi-tenant sign along McDowell Road. This monument sign is a deviation from the maximum height of twelve feet (12’) and the maximum copy area of forty-eight (48) square feet as stated in Article 7.
2. Freeway Pylon Sign
The third amended PebbleCreek Marketplace CSP proposes to allow users within the bounds of the Pebble Creek Marketplace Mixed Uses PAD to advertise on the existing freeway pylon sign. No deviations to the freeway pylon design itself are being requested.
The third amended PebbleCreek Marketplace CSP proposes one (1) additional multi-tenant monument sign, sixteen feet (16’) in height with up to seventy-two (72) square feet of copy area. This multi-tenant monument sign will allow tenants within the center to locate on a single multi-tenant sign along McDowell Road. This monument sign is a deviation from the maximum height of twelve feet (12’) and the maximum copy area of forty-eight (48) square feet as stated in Article 7.
2. Freeway Pylon Sign
The third amended PebbleCreek Marketplace CSP proposes to allow users within the bounds of the Pebble Creek Marketplace Mixed Uses PAD to advertise on the existing freeway pylon sign. No deviations to the freeway pylon design itself are being requested.
Evaluation Criteria:
Per the city of Goodyear Zoning Ordinance, the city’s review and recommendation on a comprehensive sign package is to be guided by the following criteria:
1. Size and Height: The CSP shall demonstrate that all proposed signage is no larger than necessary for sufficient visibility and legibility. Factors to be considered in determining allowed size and height may include, but are not limited to, topography, traffic volumes, traffic speeds, visibility ranges, copy size and impact on adjacent property.
The PebbleCreek Marketplace 3rd Amended CSP proposes one (1) additional sixteen feet (16’) multi-tenant monument sign along McDowell Road to provide adequate tenant signage visibility along McDowell Road. McDowell Road is a major arterial where traffic speeds are higher, and a larger sign is more easily identifiable to a passerby. Also, the multi-tenant monument sign design and specifications match the adjacent multi-tenant monument signs for PebbleCreek Marketplace. The requested size enhancement is supportable because it creates a comprehensive and coordinated approach between the adjacent commercial centers.
2. Location and Orientation: Signs should be located and oriented to allow sufficient visibility and legibility for pedestrian and vehicle traffic. Factors that may be considered in reviewing the appropriateness of the sign location and orientation may include, but are not limited to, location relative to the surrounding streets and land uses, traffic volumes and access points, visibility angles and topographic features.
The PebbleCreek Marketplace 3rd Amended CSP sign setbacks, separations, and locations are intended to provide for maximum visibility while also promoting pedestrian and vehicular safety. Therefore, staff find the proposal appropriate and supportable.
3. Design, Colors and Materials: Signs proposed under the CSP shall be harmonious with and enhance the architecture and theme of the specific development in which the signs are located. Compatibility with the specific development shall include the use of complementary colors, materials and architectural style.
The PebbleCreek Marketplace 3rd Amended CSP intended design, colors, and materials of the proposed signage is contemporary southwest, with an eclectic mix of shapes and earth tones. The sign system is derived from the surrounding building architecture, creating a cohesive design package throughout the project. The selected project colors used in the architectural package will also be used throughout the signage package to unify the signage with the site. Staff find the proposed PebbleCreek Marketplace 3rd Amended CSP will promote signage within the campus that is complementary to PebbleCreek Marketplace, and therefore the intended design elements are considered appropriate and supportable.
4. Surrounding Land Uses: Signs shall not adversely impact adjacent land uses, especially adjacent residential land uses. The CSP shall demonstrate the measures that will be taken to ensure the proposed signage will not adversely impact adjacent land uses in terms of lighting, size, location and orientation.
The subject property is a mixed-use area that includes commercial and multi-family development. The proposed signage CSP will not adversely impact these surrounding uses given their size, location and orientation should match the intensity of these surrounding developments and their associated signage. As such, staff find the intended signage will not adversely affect any adjacent land uses and is therefore appropriate and supportable.
The PebbleCreek Marketplace 3rd Amended CSP proposes one (1) additional sixteen feet (16’) multi-tenant monument sign along McDowell Road to provide adequate tenant signage visibility along McDowell Road. McDowell Road is a major arterial where traffic speeds are higher, and a larger sign is more easily identifiable to a passerby. Also, the multi-tenant monument sign design and specifications match the adjacent multi-tenant monument signs for PebbleCreek Marketplace. The requested size enhancement is supportable because it creates a comprehensive and coordinated approach between the adjacent commercial centers.
2. Location and Orientation: Signs should be located and oriented to allow sufficient visibility and legibility for pedestrian and vehicle traffic. Factors that may be considered in reviewing the appropriateness of the sign location and orientation may include, but are not limited to, location relative to the surrounding streets and land uses, traffic volumes and access points, visibility angles and topographic features.
The PebbleCreek Marketplace 3rd Amended CSP sign setbacks, separations, and locations are intended to provide for maximum visibility while also promoting pedestrian and vehicular safety. Therefore, staff find the proposal appropriate and supportable.
3. Design, Colors and Materials: Signs proposed under the CSP shall be harmonious with and enhance the architecture and theme of the specific development in which the signs are located. Compatibility with the specific development shall include the use of complementary colors, materials and architectural style.
The PebbleCreek Marketplace 3rd Amended CSP intended design, colors, and materials of the proposed signage is contemporary southwest, with an eclectic mix of shapes and earth tones. The sign system is derived from the surrounding building architecture, creating a cohesive design package throughout the project. The selected project colors used in the architectural package will also be used throughout the signage package to unify the signage with the site. Staff find the proposed PebbleCreek Marketplace 3rd Amended CSP will promote signage within the campus that is complementary to PebbleCreek Marketplace, and therefore the intended design elements are considered appropriate and supportable.
4. Surrounding Land Uses: Signs shall not adversely impact adjacent land uses, especially adjacent residential land uses. The CSP shall demonstrate the measures that will be taken to ensure the proposed signage will not adversely impact adjacent land uses in terms of lighting, size, location and orientation.
The subject property is a mixed-use area that includes commercial and multi-family development. The proposed signage CSP will not adversely impact these surrounding uses given their size, location and orientation should match the intensity of these surrounding developments and their associated signage. As such, staff find the intended signage will not adversely affect any adjacent land uses and is therefore appropriate and supportable.
The P&Z Commission considered this item at their 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 Findings:
The request for the third amendment to the PebbleCreek Marketplace CSP (Attachment A) meets the evaluation criteria for a CSP as set forth in Article 7, Sign Regulations, of the Zoning Ordinance, subject to the recommended stipulations of approval.