| AGENDA ITEM #: 2. DATE: April 9, 2025 CAR #: CASE #: {Case#} |
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AMENDED - Planning & Zoning Commission ACTION REPORT
| SUBJECT: | REZONE APPROXIMATELY 267 ACRES FROM THE LAS PALMAS PLANNED AREA DEVELOPMENT (PAD) TO I-10 CITRUS GATEWAY PAD |
| STAFF PRESENTER(S): | Guadalupe Ortiz Cortez, Principal Planner |
OTHER PRESENTER(S):
Wendy Riddell, Berry Riddell
SUMMARY:
Request to rezone approximately 267 acres generally located at the southwest corner of N. Citrus Road and W Roosevelt Street from the Las Palmas Planned Area Development (PAD) to I-10 Citrus Gateway PAD to allow a mix of Business Park District (BPD), Light Industrial Park (I-1), and General Commercial District (C-2) land uses on certain areas of the property.
RECOMMENDATION:
- Conduct a public hearing to consider a request to rezone for approximately 267 acres generally located at the southwest corner of N. Citrus Road and W Roosevelt Street from Las Palmas Planned Area Development (PAD) to I-10 Citrus Gateway PAD to allow a mix of Business Park District (BPD), Light Industrial Park (I-1), and General Commercial District (C-2) land uses on certain areas of the property.
- Recommend approval of a request to rezone approximately 267 acres generally located at the southwest corner of N. Citrus Road and W Roosevelt Street from Las Palmas Planned Area Development (PAD) to I-10 Citrus Gateway PAD to allow a mix of Business Park District (BPD), Light Industrial Park (I-1), and General Commercial District (C-2) land uses on certain areas of the property, as set forth in the draft of Ordinance No. 2025-XXXX.
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 Property subject to the rezone request is approximately 267 acres, generally located at the southwest corner of N. Citrus Road and W. Roosevelt Road (the Property), an aerial photo of the site is provided as Attachment A.
The Property is currently zoned Planned Area Development (PAD) by Ordinance No. 2022-1557 approved by City Council on September 26, 2022. The PAD is known as Las Palmas at West Goodyear PAD Overlay (Las Palmas PAD). The Las Palmas PAD includes residential zoning (R1-4 and R1-6) with the southwest corner of the site being zoned General Commercial (C-2) and the northwest corner of the site being zoned Public Facilities District (PFD) for a future Arizona Water Company water campus. The Property has had a residential zoning (through PAD) since 2003 (Case Z-05-02), when it was rezoned from Agricultural Urban (AU) to Preliminary PAD. It was later rezoned to Final PAD (04-200-00003) with Ordinance No. 2005-0972, approved by City Council on November 14, 2005. The 2005 PAD was primarily zoned residential, except for a well and tank site on the northwest corner of the Property. The northwest corner of the Las Palmas PAD, zoned Public Facilities District (PFD), is not part of this rezone application.
On December 16, 2024, the City Council adopted Resolution No. 2024-2438 approving a Major General Plan Amendment to change the Land Use Classification for the approximately 267-acre Property from Neighborhoods to Business & Commerce.
The Property is currently zoned Planned Area Development (PAD) by Ordinance No. 2022-1557 approved by City Council on September 26, 2022. The PAD is known as Las Palmas at West Goodyear PAD Overlay (Las Palmas PAD). The Las Palmas PAD includes residential zoning (R1-4 and R1-6) with the southwest corner of the site being zoned General Commercial (C-2) and the northwest corner of the site being zoned Public Facilities District (PFD) for a future Arizona Water Company water campus. The Property has had a residential zoning (through PAD) since 2003 (Case Z-05-02), when it was rezoned from Agricultural Urban (AU) to Preliminary PAD. It was later rezoned to Final PAD (04-200-00003) with Ordinance No. 2005-0972, approved by City Council on November 14, 2005. The 2005 PAD was primarily zoned residential, except for a well and tank site on the northwest corner of the Property. The northwest corner of the Las Palmas PAD, zoned Public Facilities District (PFD), is not part of this rezone application.
On December 16, 2024, the City Council adopted Resolution No. 2024-2438 approving a Major General Plan Amendment to change the Land Use Classification for the approximately 267-acre Property from Neighborhoods to Business & Commerce.
STAFF ANALYSIS
Current Policy
A rezoning request requires public review and vote by the Planning and Zoning Commission and the City Council. The proposed rezoning must be in conformance with the General Plan and should not adversely impact the surrounding area. As set forth below, the proposed zoning is both consistent with the General Plan and will not adversely impact the surrounding area.
Details of the Request
The applicant requests to rezone approximately 267 acres from the Las Palmas PAD (underlying R1-4 (Single Family Detached), R1-6 (Single Family Detached) and C-2 (General Commercial) to I-10 Citrus Gateway PAD to allow a mix of Business Park District (BPD), Light Industrial Park (I-1), and General Commercial District (C-2) land uses on certain areas of the property, with PAD modifications to increase permitted building heights, and adjust permitted uses and development standards on the property. If approved, the PAD would also:
Additionally, the application includes deviations from the city’s development standards with the PAD proposal. The PAD proposal is included in Attachment C. The applicant is requesting to modify the following standards:
Evaluation Criteria
Per the city of Goodyear Zoning Ordinance, the city’s review and recommendation zoning amendment is to be guided by the following criteria:
1. Consistency with the General Plan.
The subject Property is located within the Business & Commerce Land Use Classification of the city’s 2035 General Plan. This category is intended to provide areas for the growth and development of Goodyear’s economic base, including large areas for shopping and entertainment that are regionally significant (typically serving a trade area of 5-10 miles or larger). Business & Commerce includes uses such as business parks, offices, retail, warehouses, regional hospitals, high density residential that supports the area, and other light industrial uses that are also appropriate, in certain areas. This rezoning to PAD for a mix of Business Park (BPD), Light Industrial (I-1), and General Commercial (C-2) uses are consistent with the General Plan Business & Commerce land use category.
Additionally, the proposal supports the Prosperous and Innovative Goal PI-1: A resilient and diversified economy; The proposed rezone would allow the Property to develop with a variety of potential commercial, business park, and light industrial uses allowing the property to respond to market shifts, while also ensuring that the development pays for the on-site and off-site infrastructure required to serve the development as identified in Goal LC-2 (Livable and Connected), Policy 1.
2. Suitability of the subject property's physical and natural features for the uses permitted under the proposed zoning district.
The Site is generally flat with no physical or natural features that would hinder development.
3. Compatibility of all potential uses allowed in the proposed zoning district with surrounding uses and zoning.
Current and future uses and development of the properties surrounding the subject property include:
North – North of the Property is W. Roosevelt Street and an existing residential neighborhood zoned RU-43 that is within unincorporated Maricopa County.
South – Southeast of the Property, within the City of Goodyear, is the Roosevelt Irrigation District canal and property zoned MH/RVP Manufactured Home or RV Park within the City of Goodyear and contains the Destiny RV Resort. Southwest of the Property is W. Van Buren Street and an existing residential neighborhood zoned RU-43 across it that is within unincorporated Maricopa County across W Van Buren Street.
West – West of the Property, along Perryville Road, is a row of residential homes, zoned RU-43, within unincorporated Maricopa County. West of the existing homes is Perryville Road, and property zoned Light Industrial, with approved industrial projects, and located within City of Buckeye.
East – East of the Property, within the City of Goodyear, is Citrus Road and the Innovation Centre property zoned PAD that contains the 10 Goodyear industrial complex site.
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.
The Property has been zoned residential since 2003 and has not developed as residential. In 2022, a rezoning was approved to modify the residential zoning allowed for the Property. The property has not developed with the new residential zoning. The proposed mixed Business Park (BP), General Commercial (C-2) and Light Industrial (I-1) zoning gives the developer the opportunity to market the Property in a way they believe will develop. The Property is in proximity to similar proposed uses to the east with the Innovation Centre, zoned PAD with a mixed of uses. To the west and northwest of the Property, in the City Buckeye, there are properties approved for industrial uses, including warehouses such as an Amazon warehouse.
Luke Air Force Base:
The property falls within Luke Air Force Base’s gradated density contours (GDC). The west half of the Property is within the 65 DNL and 0.5 miles graduated density concept contour area, this area is recommended density is of 0 to 2 dwelling units per acre. The east half of the parcel is within the 1.0-mile distance of 65 DNL and this area’s recommended density is 0-4 dwelling units per acre. Staff sent the rezone proposal to Luke Air Force Base for a courtesy outside agency review. Luke Air Force Base’s staff indicated the proposal would not have a negative impact on Luke AFB Flight Operations and will be subjected to approximately 165 over flights per day.
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.
The applicant has indicated there is a demand for business park uses. Additionally, the applicant is including the commercial and light industrial zoning to allow the property to develop in a way that responds to market demand.
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 Liberty Elementary School District and the Agua Fria Union High School District. Due to the non-residential nature of the land use, the school district should not be impacted from a student enrollment standpoint.
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 property will be largely accessed from N. Citrus Road, W. Roosevelt Street, and W. Van Buren Street. The Engineering Plan Review division of the Development Services Department has created stipulations to address traffic requirements applicable to this development. Those stipulations include the requirement for improvements along N. Citrus Road and W. Van Buren Street as well as contributions towards a traffic signal at N. Citrus Road and W. Roosevelt Street. Moreover, the developer is responsible for appropriate street improvements for W. Roosevelt Street in compliance with Maricopa County standards or with City of Goodyear standards if the applicant intends to submit an annexation applicant for Roosevelt Road, and such application is approved by City Council. Additionally, as described in their Project Narrative (Attachment D), the applicant proposes to develop a frontage road along W. Roosevelt Street to separate local residential traffic from traffic generated from the site, mitigating any potential traffic impacts to the residential neighborhood.
Water/Wastewater:
The subject property is located within the Arizona Water Company water service area, and wastewater lines to be serviced by the City of Goodyear. Wastewater treatment facilities within the city have sufficient capacity and can be expanded to meet demand if needed. Additional distribution system and collection system lines will be constructed by new development on the 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 developer will be responsible for extending service infrastructure needed to support the property and will pay their proportionate share of impact fees for regional growth.
8. General public concerns.
In compliance with the Citizen Review requirements, a neighborhood meeting was held on January 22, 2025, in the Canyon Trails rooms at Goodyear City Hall. A postcard notification was sent to property owners within five hundred (500) feet of the Property on January 7, 2025. The applicant held an open house style neighborhood meeting and discussed their proposal with nearby residents as they joined the meeting. Seven nearby residents attended the neighborhood meeting. During the meeting, residents had discussions with the applicant’s team regarding the Roosevelt Street frontage road, egress and ingress access into their properties from Roosevelt Street, possible reflection from buildings onto their properties, and general service discussions for the neighborhood.
Staff will work with the applicant through the Roosevelt Street frontage road design as necessary. Additionally, Business Park District (BPD) developments are required to provide a minimum of 5% of the net site for open recreational space. In this case, the applicant is proposing to provide a 10-foot-wide trail within the Property’s landscape area and provide a minimum of ten amenities along the trail. Moreover, the developer is proposing to provide a 50-foot-wide landscape buffer along the northern, southern, and western property lines to further buffer from residential in proximity.
Notice of the public hearings before the Goodyear Planning and Zoning Commission, and public hearing before the Goodyear City Council was published in the Arizona Republic West Valley Edition on March 21, 2025, signs were posted on the property at 3 locations on October 25, 2024 and updated on March 18, 2025. Postcards were mailed on March 17, 2025 to the owners of property affected by this proposed amendment within five hundred (500) feet of the Property.
9. Whether the amendment promotes orderly growth and development.
The subject property is in proximity of existing development, City services, and infrastructure. The proposed zoning for the Property is consistent with approved zoning and existing uses in the vicinity, and the proposal provides buffers in consideration of existing residential homes in proximity of the Property.
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.
The proposed rezone from the Las Palmas residential (R1-4 and R1-6) PAD to the I-10 Citrus Gateway PAD for business park, commercial, and light industrial uses allows the Property to develop in a way that supports the current market. The Property is in proximity to similar uses to the east at the Innovation Centre, zoned PAD with a mixed of uses, and has a Site Pan approved to develop the eastern half for warehouses, development known as Goodyear 10. To the west and northwest of the Property, in the City Buckeye, there are properties approved for industrial uses, including warehouses such as an Amazon warehouse. Considering the proposed uses, the applicant is proposing to provide appropriate buffers and recreational open space amenities to mitigate any impact to surrounding residential areas.
STAFF FINDINGS:
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-XXXX which upon approval by the Mayor and City Council would make the rezone proposal effective, as directed by law, is included as Attachment E.
A rezoning request requires public review and vote by the Planning and Zoning Commission and the City Council. The proposed rezoning must be in conformance with the General Plan and should not adversely impact the surrounding area. As set forth below, the proposed zoning is both consistent with the General Plan and will not adversely impact the surrounding area.
Details of the Request
The applicant requests to rezone approximately 267 acres from the Las Palmas PAD (underlying R1-4 (Single Family Detached), R1-6 (Single Family Detached) and C-2 (General Commercial) to I-10 Citrus Gateway PAD to allow a mix of Business Park District (BPD), Light Industrial Park (I-1), and General Commercial District (C-2) land uses on certain areas of the property, with PAD modifications to increase permitted building heights, and adjust permitted uses and development standards on the property. If approved, the PAD would also:
- Allow Business Park District (BPD) uses across the entire property (shown on the Land Use District Map below and provided in Attachment B).
- Provides the option to develop Light Industrial (LI) uses 300-feet inward from the perimeter of the site as well as adjacent to the off-site water campus in the northwest corner of the site (shown in hot-pink on the Land Use District Map below and provided in Attachment B).
- This creates a flexible area that may develop as either Business Park District (BPD) or Light Industrial (LI), labeled BPD-LI, on the Land Use District Map.
- Provides the option to develop Commercial (C) uses within 770-feet of Citrus Road as well as within 900 feet of the southwestern corner of the site (shown in peach on the Land Use District Map below and provided in Attachment B).
- This creates a flexible area that may develop as either Business Park District (BPD) or Commercial (C), labeled BPD-C, on the Land Use District Map.
- Provides the option to develop either Business Park District (BPD) uses, Commercial (C) uses, or Light Industrial (LI) uses, labeled BPD-C-LI on the Land Use District Map, generally located 300 feet inward from the southwest corner of the site and generally located 300 feet inward from the north, west and south portions of the site (shown in purple on the Land Use District Map below and provided in Attachment B).
Additionally, the application includes deviations from the city’s development standards with the PAD proposal. The PAD proposal is included in Attachment C. The applicant is requesting to modify the following standards:
- Allowance of Wireless Communications Facilities (WCF) uses within all districts with administrative review and approval process, without requiring a Special Use Permit.
- Staff has provided WCF height limitations comparable to heights permitted in the PAD’s various zoning districts and that have been incorporated into the PAD document. This includes the WCF not exceeding a maximum height of 65-feet except when it incorporates additional design elements to conceal the pole or tower upon which the facilities are located, in which the height shall be a maximum of 75-feet. Additionally, WCF shall follow the building setbacks applicable to development within the I-10 Citrus Gateway General Commercial District (C).
- Building heights may:
- Increase to 70 feet for all districts when not located within 300 feet of residential uses.
- Additionally, for properties that develop as Light Industrial (LI)The applicant is proposing an additional 5 feet of height for mechanical equipment, screening, and architectural embellishments.
- Increase building height to 100 feet for all districts when not located within 300 feet of residential uses with the review and approval of a Use Permit.
- To offset the height increase request to 70 feet and up to 100 feet with a Use Permit, the applicant is proposing a 300 foot buffer for this height when the Property is in proximity to residential. In other words, within 300 feet of the property lines, the maximum building height allowed is 56 feet in all PAD districts. A Use Permit application request to increase the building height will allow staff and the City Council to respond to the project proposal and consider surrounding context at that time.
- Inclusion of a proposed trail along N. Citrus Road and W. Roosevelt Street with the required 5% recreational open space for the entire site.
- Removal of requirement to complete the 5% recreational open space net site with the first phase of the development or with the approval of a phasing plan. The trail shall be constructed in along with adjacent street improvements, unless a phasing plan is approved by the Zoning Administrator.
- The trail shall be a minimum of 10-feet wide and shall be constructed with compacted decomposed granite
- The trail shall run along the southern, southeastern, eastern and northern boundaries of the Property and shall be located within the landscape setbacks along the southern, southeastern, and eastern boundaries of the Property.
- The trail shall be high and dry.
- The trail shall be open and accessible to the public and shall be maintained by a property owner’s association.
- The trail shall include a minimum of ten amenities throughout the trail.
- Reduction for required landscaped area from 10% of the net site area to 8% of the net site area for light industrial uses (LI).
- Additionally, retention basins, in excess of 50% of the landscaped frontage, may be permitted to locate on the internal project side of the required open space trail if they are not substantially visible from public ROW, with the exception of what is required by the City for regional drainage.
Evaluation Criteria
Per the city of Goodyear Zoning Ordinance, the city’s review and recommendation zoning amendment is to be guided by the following criteria:
1. Consistency with the General Plan.
The subject Property is located within the Business & Commerce Land Use Classification of the city’s 2035 General Plan. This category is intended to provide areas for the growth and development of Goodyear’s economic base, including large areas for shopping and entertainment that are regionally significant (typically serving a trade area of 5-10 miles or larger). Business & Commerce includes uses such as business parks, offices, retail, warehouses, regional hospitals, high density residential that supports the area, and other light industrial uses that are also appropriate, in certain areas. This rezoning to PAD for a mix of Business Park (BPD), Light Industrial (I-1), and General Commercial (C-2) uses are consistent with the General Plan Business & Commerce land use category.
Additionally, the proposal supports the Prosperous and Innovative Goal PI-1: A resilient and diversified economy; The proposed rezone would allow the Property to develop with a variety of potential commercial, business park, and light industrial uses allowing the property to respond to market shifts, while also ensuring that the development pays for the on-site and off-site infrastructure required to serve the development as identified in Goal LC-2 (Livable and Connected), Policy 1.
2. Suitability of the subject property's physical and natural features for the uses permitted under the proposed zoning district.
The Site is generally flat with no physical or natural features that would hinder development.
3. Compatibility of all potential uses allowed in the proposed zoning district with surrounding uses and zoning.
Current and future uses and development of the properties surrounding the subject property include:
North – North of the Property is W. Roosevelt Street and an existing residential neighborhood zoned RU-43 that is within unincorporated Maricopa County.
South – Southeast of the Property, within the City of Goodyear, is the Roosevelt Irrigation District canal and property zoned MH/RVP Manufactured Home or RV Park within the City of Goodyear and contains the Destiny RV Resort. Southwest of the Property is W. Van Buren Street and an existing residential neighborhood zoned RU-43 across it that is within unincorporated Maricopa County across W Van Buren Street.
West – West of the Property, along Perryville Road, is a row of residential homes, zoned RU-43, within unincorporated Maricopa County. West of the existing homes is Perryville Road, and property zoned Light Industrial, with approved industrial projects, and located within City of Buckeye.
East – East of the Property, within the City of Goodyear, is Citrus Road and the Innovation Centre property zoned PAD that contains the 10 Goodyear industrial complex site.
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.
The Property has been zoned residential since 2003 and has not developed as residential. In 2022, a rezoning was approved to modify the residential zoning allowed for the Property. The property has not developed with the new residential zoning. The proposed mixed Business Park (BP), General Commercial (C-2) and Light Industrial (I-1) zoning gives the developer the opportunity to market the Property in a way they believe will develop. The Property is in proximity to similar proposed uses to the east with the Innovation Centre, zoned PAD with a mixed of uses. To the west and northwest of the Property, in the City Buckeye, there are properties approved for industrial uses, including warehouses such as an Amazon warehouse.
Luke Air Force Base:
The property falls within Luke Air Force Base’s gradated density contours (GDC). The west half of the Property is within the 65 DNL and 0.5 miles graduated density concept contour area, this area is recommended density is of 0 to 2 dwelling units per acre. The east half of the parcel is within the 1.0-mile distance of 65 DNL and this area’s recommended density is 0-4 dwelling units per acre. Staff sent the rezone proposal to Luke Air Force Base for a courtesy outside agency review. Luke Air Force Base’s staff indicated the proposal would not have a negative impact on Luke AFB Flight Operations and will be subjected to approximately 165 over flights per day.
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.
The applicant has indicated there is a demand for business park uses. Additionally, the applicant is including the commercial and light industrial zoning to allow the property to develop in a way that responds to market demand.
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 Liberty Elementary School District and the Agua Fria Union High School District. Due to the non-residential nature of the land use, the school district should not be impacted from a student enrollment standpoint.
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 #188 |
2.15 | 1.08 | Fire Station #184 | 7.37 | 3.69 |
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 property will be largely accessed from N. Citrus Road, W. Roosevelt Street, and W. Van Buren Street. The Engineering Plan Review division of the Development Services Department has created stipulations to address traffic requirements applicable to this development. Those stipulations include the requirement for improvements along N. Citrus Road and W. Van Buren Street as well as contributions towards a traffic signal at N. Citrus Road and W. Roosevelt Street. Moreover, the developer is responsible for appropriate street improvements for W. Roosevelt Street in compliance with Maricopa County standards or with City of Goodyear standards if the applicant intends to submit an annexation applicant for Roosevelt Road, and such application is approved by City Council. Additionally, as described in their Project Narrative (Attachment D), the applicant proposes to develop a frontage road along W. Roosevelt Street to separate local residential traffic from traffic generated from the site, mitigating any potential traffic impacts to the residential neighborhood.
Water/Wastewater:
The subject property is located within the Arizona Water Company water service area, and wastewater lines to be serviced by the City of Goodyear. Wastewater treatment facilities within the city have sufficient capacity and can be expanded to meet demand if needed. Additional distribution system and collection system lines will be constructed by new development on the 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 developer will be responsible for extending service infrastructure needed to support the property and will pay their proportionate share of impact fees for regional growth.
8. General public concerns.
In compliance with the Citizen Review requirements, a neighborhood meeting was held on January 22, 2025, in the Canyon Trails rooms at Goodyear City Hall. A postcard notification was sent to property owners within five hundred (500) feet of the Property on January 7, 2025. The applicant held an open house style neighborhood meeting and discussed their proposal with nearby residents as they joined the meeting. Seven nearby residents attended the neighborhood meeting. During the meeting, residents had discussions with the applicant’s team regarding the Roosevelt Street frontage road, egress and ingress access into their properties from Roosevelt Street, possible reflection from buildings onto their properties, and general service discussions for the neighborhood.
Staff will work with the applicant through the Roosevelt Street frontage road design as necessary. Additionally, Business Park District (BPD) developments are required to provide a minimum of 5% of the net site for open recreational space. In this case, the applicant is proposing to provide a 10-foot-wide trail within the Property’s landscape area and provide a minimum of ten amenities along the trail. Moreover, the developer is proposing to provide a 50-foot-wide landscape buffer along the northern, southern, and western property lines to further buffer from residential in proximity.
Notice of the public hearings before the Goodyear Planning and Zoning Commission, and public hearing before the Goodyear City Council was published in the Arizona Republic West Valley Edition on March 21, 2025, signs were posted on the property at 3 locations on October 25, 2024 and updated on March 18, 2025. Postcards were mailed on March 17, 2025 to the owners of property affected by this proposed amendment within five hundred (500) feet of the Property.
9. Whether the amendment promotes orderly growth and development.
The subject property is in proximity of existing development, City services, and infrastructure. The proposed zoning for the Property is consistent with approved zoning and existing uses in the vicinity, and the proposal provides buffers in consideration of existing residential homes in proximity of the Property.
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.
The proposed rezone from the Las Palmas residential (R1-4 and R1-6) PAD to the I-10 Citrus Gateway PAD for business park, commercial, and light industrial uses allows the Property to develop in a way that supports the current market. The Property is in proximity to similar uses to the east at the Innovation Centre, zoned PAD with a mixed of uses, and has a Site Pan approved to develop the eastern half for warehouses, development known as Goodyear 10. To the west and northwest of the Property, in the City Buckeye, there are properties approved for industrial uses, including warehouses such as an Amazon warehouse. Considering the proposed uses, the applicant is proposing to provide appropriate buffers and recreational open space amenities to mitigate any impact to surrounding residential areas.
STAFF FINDINGS:
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-XXXX which upon approval by the Mayor and City Council would make the rezone proposal effective, as directed by law, is included as Attachment E.
Attachments
- Attachment A - Aerial Photo
- Attachment B - Proposed Land Use Plan
- Attachment C - Proposed PAD
- Attachment D - Project Narrative
- Attachment E - Draft Ordinance