A Planned Area Development (PAD) Amendment to add approximately 14 acres at the southeast corner of Estrella Parkway & Lower Buckeye Parkway to the existing 254.5-acre Ballpark Village & Ballpark Village - South PAD on the east side of Estrella Parkway south of Yuma Road, and to rezone the approximately 14 acres to the existing PAD underlying RES/MXD zoning designation.

1. Conduct a public hearing to consider a staff-initiated amendment to the Restated and Amended Final Planned Area Development for Ballpark Village & Ballpark Village - South.
2. Recommend approval of the staff-initiated amendment to the Restated and Amended Final Planned Area Development for Ballpark Village & Ballpark Village - South, as set forth in the draft of Ordinance No. 2021-1513. (Karen Craver, Principal Planner)

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.

In May of 2007, the Wood Corporate Campus and Ballpark Village Final Planned Area Development and Design Guidelines was approved by the City Council, facilitating the development of the Goodyear Ballpark, the Cleveland Indians Development Complex, and the Cincinnati Reds Development Complex.

In December of 2014, Communities Southwest (CSW) purchased all non-City owned property within the PAD, and, in May of 2017, City Council rezoned the property by adopting Ordinance No. 17-1347 approving the Ballpark Village & Ballpark Village – South Restated & Amended Final PAD dated April 28, 2017 (the “2017 PAD).  The 2017 PAD, among other things, changed the approved land use within Ballpark Village – South from business/office park to single and multi-family residential, and CSW then sold the Ballpark Village – South property.
In 2021, El Dorado Ballpark Village LLC, which purchased approximately 43 acres in Ballpark Village – South, processed a PAD Amendment to modify the multi-family density ranges and maximum building heights in Ballpark Village – South. The PAD Amendment was approved by the City Council on March 1, 2021, with the adoption of Ordinance No. 2021-1494.

This staff-initiated PAD Amendment has not previously been presented to the Planning and Zoning Commission or City Council.

Current Policy:
A request to amend an approved PAD must be processed as a rezoning request, which requires public review by the Planning and Zoning Commission and public review and approval by the City Council. The proposed amendment must be consistent with the General Plan and should not adversely impact the surrounding area.
 
Details of the Staff-initiated Amendment:
 
Ballpark Village and Ballpark Village – South is separated by 14 acres of undeveloped property located at the southeast corner of Estrella Parkway and Lower Buckeye Parkway.  The 14 acres is currently included in the City Center Airpark Planned Area Development (PAD) approved in December 2006.  Approximately 6 of the 14 acres is designated as C-2, General Commercial and approximately 8 of the 14 acres is designated as I-1, Light Industrial zoning.  Given its location and because of the prior rezoning of Ballpark Village South to residential, staff believed that the 14 acres was more appropriately zoned for uses consistent with the Ballpark Village & Ballpark Village – South PAD.  Staff sought and received approval from SunMP to rezone the 14 acres.  After receiving SunMP’s approval, staff initiated this rezoning request. 
 
The purpose of the proposed rezoning is two-fold.  The first is to include 14 acres located at the southeast corner of Estrella Parkway and Lower Buckeye Parkway into the Ballpark Village & Ballpark Village – South PAD and allow it to be developed under the existing RES/MXD land use category.  The second purpose of the proposed rezoning is to clean up the PAD. 
 
There are redundancies in the PAD which are being eliminated in the proposed Restated and Amended Final Planned Area Development for Ballpark Village & Ballpark Village – South PAD dated July 2021 (the “July 2021 PAD”).  Minor modifications to the development standards are included in the proposed July 2021 that eliminate the cap on the maximum number of residential dwelling units.  The number of residential dwelling units that can be developed will be limited by applicable density ranges and applicable development standards (i.e. open space requirements, set-backs, etc.).  Similarly, the proposed July 2021 PAD further clarifies that there are no maximum densities for the RES/MXD and MXD land use categories. The 14 acres to be developed at whatever density can be attained within the applicable development standards (i.e., minimum lot area, width, building setbacks, open space, maximum building height, and coverage). 
 
Finally, the proposed July 2021 PAD eliminates inconsistencies by modifying definitions and the existing residential permitted use matrix to distinguish residential permitted land uses from building types.  For instance, under the current PAD, apartments, which are probably the most common type of multi-family building type, were not permitted in certain residential zoning categories, but other building types essentially undistinguishable from apartments, flats and stacked flats were permitted and also permitted in all residential categories were “similar residential uses that meet the intent of this PAD.”  To clear up the inconsistences, the proposed July 2021 PAD identifies as permitted land uses more general categories of land uses such as detached & attached single family and multi-family as land use types rather than building types.  Under the proposed July 2021 PAD, any building type that is consistent with the land use category can be developed.  This approach is consistent with development under the City Zoning Ordinance.  In addition, a definition was added for Residential Mixed-Use, which is currently a permitted land use, but had not been specifically defined.
 
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

2. Suitability of the subject property’s physical and natural features for the uses permitted under the proposed zoning district.

 

3. Compatibility of all potential uses allowed in the proposed zoning district with surrounding uses and zoning. 

Uses and development surrounding the subject property include:

• North – The approved undeveloped southeast quadrant of the City Center PAD
• South – The Imsamet metal recycling facility zoned I-2 General Industrial
• East – The approved undeveloped City Center Airpark PAD and the Phoenix-Goodyear Airport
• West – The Estrella Vista single family neighborhood and the approved undeveloped Avion at Ballpark Village PAD  

 

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.

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.

6. Demands for public services that will be generated by the uses permitted in the proposed zoning district.

Fire Response:
The subject property will continue to be served by Fire Station No. 184/181 located at 16161 West Yuma Road, or by Fire Station No. 185 at PebbleCreek Parkway and Clubhouse Drive.
 

Nearest Goodyear Fire Station	Shortest path		Longest path		2nd Nearest Goodyear Fire Station	Shortest path		Longest path
	Mins	Miles	Mins	Miles		Mins	Miles	Mins	Miles
#184/181	5.99	3.00	5.99	3.00	#183	6.91	3.46	6.91	3.46

 
Police Response:
The property is located within an existing police patrol beat and the current level of service within the beat can accommodate the development of the property as proposed. This proposed PAD amendment does not impact the ability of the department to serve the property.
 
Streets/Transportation:
This PAD amendment does not change the existing, approved, or planned PAD access points on Estrella Parkway, Lower Buckeye Parkway, or Wood Boulevard. The final location of all access points will be determined during plat and/or site plan review and approval.
 
Water/Wastewater:
With this PAD amendment the subject property will continue to be served by the city of Goodyear. All infrastructure necessary to serve the subject property will continue to be required to be installed by the property owner and/or developer.
 

7. Potential adverse fiscal impacts that will result from providing services to areas not in proximity to where existing public services are provided.

This PAD amendment does not change the requirement that the extension of utility lines needed to serve the property will be the responsibility of the property owner and/or developer as part of the development process.
 

8. General public concerns.
    
   Public Participation:

In accordance with the city’s Citizen Review Process, and to accommodate State and local provisions for social distancing as a result of COVID-19, an alternative notification process was used for this PAD amendment. A formal citizen review meeting was not held, but notice providing information on the staff-initiated amendment was mailed to the owners of property within 500 feet of the subject property and other stakeholders. To date, staff received two inquires as a result of this notice; one from a nearby resident who was in support of the amendment, and the other from a property owner within Ballpark Village who did not voice an opinion.
Notice for the public hearings before the Planning and Zoning Commission and City Council on July 7, 2021 and July 19th, 2021, respectively, included a postcard mailed to the owners of property within 500 feet of the subject property; a legal notice published in the Arizona Republic Southwest Edition on June 18, 2021; and a notice of public hearings sign posted on the subject property. Information on the staff-initiated amendment and these public hearings was also posted on the city’s website. To date, staff has received no inquiries from the notifications. 
 

9. Whether the amendment promotes orderly growth and development. 

This PAD amendment will promote continued orderly growth and development within the PAD by allowing an increase in the residential density that will in turn serve to attract commercial and entertainment uses to the PAD.
 

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.  

This PAD amendment will not impact of the amendment on the general health, safety and welfare of the citizens of the city and the general public.
 
Recommendation:
 
Pursuant to the evaluation of this proposed PAD Amendment, staff recommends approval of the conditional rezoning of the property by amending the existing PAD (Planned Area Development) as enacted by Ordinance No. 2021-1494, in accordance with that certain document titled Restated & Amended Final Planned Area Development for Ballpark Village & Ballpark Village - South dated July 2021, subject to the stipulations in draft Ordinance No. 2021-5113.