| ITEM #: 14. DATE: 01/26/2026 AI #:2922 |
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CITY COUNCIL ACTION REPORT
| SUBJECT: | ORDINANCE CONDITIONALLY REZONING APPROXIMATELY 66.6 ACRES (PROPERTY) LOCATED NORTHWEST OF WEST CELEBRATE LIFE WAY AND NORTH LITCHFIELD ROAD, KNOWN AS CELEBRATION PLAZA, FROM PLANNED AREA DEVELOPMENT TO CELEBRATION PLAZA 1ST AMENDED PLANNED AREA DEVELOPMENT |
| STAFF PRESENTER(S): | Justin Gabrielson, Senior Planner |
OTHER PRESENTER(S):
Mark Reddie, RVi Planning + Landscape Architecture
SUMMARY
This is a public hearing for consideration of the rezoning of approximately 66.6 acres (Property) generally located at West Celebrate Life Way and North Litchfield Road from Goodyear Celebration Plaza Planned Area Development (PAD) to Celebration Plaza 1st Amended Planned Area Development (PAD).
STRATEGIC PLAN ALIGNMENT
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RECOMMENDATION
ADOPT ORDINANCE NO. 2026-1644, CONDITIONALLY REZONING APPROXIMATELY 66.6 ACRES OF PROPERTY LOCATED AT THE NORTHWEST CORNER OF WEST CELEBRATE LIFE WAY AND NORTH LITCHFIELD ROAD FROM GOODYEAR CELEBRATION PLAZA PLANNED AREA DEVELOPMENT TO CELEBRATION PLAZA 1ST AMENDED PLANNED AREA DEVELOPMENT (DATED DECEMBER 2025); AMENDING THE ZONING MAP OF THE CITY OF GOODYEAR. (Justin Gabrielson, Senior Planner)
STIPULATIONS
The complete list of stipulations is contained within Ordinance No. 2026-1644 (Attachment A).
The Planning and Zoning (P&Z) Commission recommended approval of Ordinance 2026-1644 with stipulations. The PAD document and Ordinance presented have been modified to reflect the recommendations made by the P&Z Commission.
The Planning and Zoning (P&Z) Commission recommended approval of Ordinance 2026-1644 with stipulations. The PAD document and Ordinance presented have been modified to reflect the recommendations made by the P&Z Commission.
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.
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
On December 3, 2025, the P&Z Commission held a public hearing for this item. After the staff presentation, the applicant also provided a presentation. Following the presentations, the P&Z Commission discussed the item. The P&Z Commission expressed a mix of opinions regarding the requested parking reduction. Several concerns related to P&Z Commissioners' experiences with a lack of medical office parking in developments that meet the City’s Zoning Ordinance requirements. Additional concerns were raised regarding the precedent that may be set by amending development standards that do not align with the City's Zoning Ordinance. The P&Z Commissioners also expressed varied opinions regarding support – and lack of support for additional drive-through restaurants. One resident spoke at the meeting in support of both additional drive-throughs and a reduction in the required medical office parking.
The three options presented to the P&Z Commission for consideration were: (1) approval of a reduction in the required medical office parking only, as reflected in the draft Ordinance (Staff Recommendation); (2) approval of a reduction in the required medical office parking and an increase in allowable drive-throughs, as requested by the applicant; or (3) denial of the project. Following discussion, the P&Z Commission voted 4–2 to recommend approval of Option (1) - the reduction in the required medical office parking only, with no changes to the allowable drive-throughs. The P&Z Commission's recommendation is subject to the proposed stipulations, which are reflected in the Ordinance (Attachment A).
A public hearing notice for the City Council Meeting was published in the Arizona Business Gazette - Republic Edition on December 17, 2025, at least 15 days prior to the meeting. Postcards were mailed to 37 property owners, located within five hundred (500) feet of the Property on December 13, 2025, and signs were updated on the site on December 10, 2025.
Details regarding the previous actions are provided in the P&Z Commission Staff Report (Attachment F). Additional details regarding the request, including an aerial view of the property and location, further details of the request, a project narrative, and the criteria used by staff to evaluate the request are provided as Attachments B, C, D, and E, respectively.
The three options presented to the P&Z Commission for consideration were: (1) approval of a reduction in the required medical office parking only, as reflected in the draft Ordinance (Staff Recommendation); (2) approval of a reduction in the required medical office parking and an increase in allowable drive-throughs, as requested by the applicant; or (3) denial of the project. Following discussion, the P&Z Commission voted 4–2 to recommend approval of Option (1) - the reduction in the required medical office parking only, with no changes to the allowable drive-throughs. The P&Z Commission's recommendation is subject to the proposed stipulations, which are reflected in the Ordinance (Attachment A).
A public hearing notice for the City Council Meeting was published in the Arizona Business Gazette - Republic Edition on December 17, 2025, at least 15 days prior to the meeting. Postcards were mailed to 37 property owners, located within five hundred (500) feet of the Property on December 13, 2025, and signs were updated on the site on December 10, 2025.
Details regarding the previous actions are provided in the P&Z Commission Staff Report (Attachment F). Additional details regarding the request, including an aerial view of the property and location, further details of the request, a project narrative, and the criteria used by staff to evaluate the request are provided as Attachments B, C, D, and E, respectively.
STAFF ANALYSIS
Staff recommends that the City Council adopt the Ordinance (Attachment A), consistent with the P&Z Commission's recommendation.
Attachments
- Attachment A - Ordinance 2026-1644 with Exhibits
- Attachment B - Aerial Exhibit
- Attachment C - Details of Request
- Attachment D - Project Narrative
- Attachment E - Evaluation Criteria
- Attachment F - Planning &Zoning Commission Staff Report
- Staff Presentation