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AGENDA ITEM #: 5.
DATE: 02/22/2021
CAR #: {ud_fi4}
 
CITY COUNCIL ACTION REPORT
 
SUBJECT: REZONE APPROXIMATELY 139 ACRES LOCATED AT THE SOUTHEAST CORNER OF CITRUS ROAD AND VAN BUREN STREET
 
STAFF PRESENTER(S): Christian M. Williams, Planner

SUMMARY:

Request to rezone approximately 139 acres located at the southeast corner of Citrus Road and Van Buren Street from Rose Gardens Final (PAD) to R1-4 (Single Family Detached) Zoning District with R1-4 Reduced Development Standards with a PAD overlay.

Recommendation:

  1. Conduct a public hearing to consider a request to rezone approximately 139 acres located at the southeast corner of Citrus Road and Van Buren Street from Rose Gardens Final (PAD) to R1-4 (Single Family Detached) Zoning District with R1-4 Reduced Development Standards with a PAD overlay.
  2. ADOPT RESOLUTION NO. 2021-2131 DECLARING A PUBLIC RECORD THOSE CERTAIN DOCUMENTS FILED WITH THE CITY CLERK AND TITLED “OFFICIAL SUPPLEMENTARY ZONING MAP NO. 20-07 CITY OF GOODYEAR, AZ – REZONE CASE”; AND “LEGAL DESCRIPTION – SILVA TRAILS”.
  3. ADOPT ORDINANCE NO. 2021-1495 CONDITIONALLY REZONING APPROXIMATELY 139 ACRES GENERALLY LOCATED AT THE SOUTHEAST CORNER OF CITRUS ROAD AND VAN BUREN STREET; AMENDING THE ZONING MAP OF THE CITY OF GOODYEAR; PROVIDING FOR NON-ABRIDGMENT, CORRECTIONS, SEVERABILITY, AN EFFECTIVE DATE, AND PENALTIES. (Christian M. Williams, Planner)

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 proposed rezoning includes 139 acres of property that was to be developed as Rose Gardens. The current zoning for this property is Rose Gardens Final Planned Area Development (PAD) and was approved on November 9, 2008 by Ordinance No. 08-1144. The development plan called for a mix of single-family dwelling units configured on Z-Lots, 60-feet wide lots, 65-feet wide lots and 70-feet wide lots and commercial at the southeast corner of Citrus Road and Van Buren Street and a Public Facilities District (PFD) at the northeast corner of Citrus Road and Harrison Street. A portion of the property that was to be developed as residential, and which was developed as Odyssey Preparatory Academy and the portion of the property zoned PFD, which is owned by the City, is not included in the proposed rezoning.

The Property is located within West Goodyear and was one of the original “West Goodyear Properties.” The owners of various West Goodyear Properties undertook regional water and wastewater master studies, including amendment to those studies and identifying the regional water and wastewater lines that had to be constructed to serve the West Goodyear properties, including the Property that were adopted by the City of Goodyear (referred to herein as the “West Goodyear Master Water Study” and the “West Goodyear Master Wastewater Study”). The City adopted Resolution of Intention No. 06-1064 as amended by Resolution No 14-1621 and Resolution No. 16-1747 to allocate the costs of the regional water lines among the benefited properties (referred to herein as the “Cost Recovery Resolution – Water Delivery Lines”) and adopted Resolution of Intention No. 06-1065 as amended by Resolution No 14-1622 and Resolution No. 16-1748 to allocate the costs of the regional wastewater lines among the benefited properties (referred to herein as the “Cost Recovery Resolution – Wastewater Trunk
Lines”).

The Property is being rezoned to R1-4 (Single Family Detached) Zoning District with the R1-4 Reduced Development Standards and a PAD Overlay. The maximum number of dwelling units that will be developed on the Property is 621. The change in zoning does not impact the regional water and wastewater lines that are needed to serve the Property and Owner is required to construct the water and sewer lines identified in the West Goodyear Master Water Study and in the West Goodyear Master Wastewater Study as being needed to serve the Property and remit cost recovery payments pursuant to the Cost Recovery Resolution – Wastewater Trunk Lines and the Cost Recovery Resolution – Water Delivery Lines for the regional water and sewer lines that benefit the Property and that have been or will be constructed by others.

To date, all but one of the regional wastewater lines identified in the West Goodyear Master Wastewater Study as serving the Property (lines B, E, I, J, and K) have been constructed. Owner paid for its proportionate share of the cost of Wastewater Lines B and E but responsible for making a cost recovery payment in the amount of $643,174.00 for its proportionate share of the cost of Wastewater Lines I, J and K pursuant to the Cost Recovery Resolution – Wastewater Trunk Lines. The only regional wastewater line Owner is required to install is Line L unless it has constructed or will be constructed by others in which case, Owner shall be responsible for paying a cost recovery payment for Line L pursuant to the Cost Recovery Resolution – Wastewater Trunk Lines.

The only regional water line identified in the West Goodyear Master Water Study as serving the Property is Line C. To date, regional Line C has only been partially completed. Owner will be Owner will be responsible for completing the construction of regional Water Line C and making a cost recovery payment, if required, under the allocation method set forth in Resolution 2016-1742 unless regional Line C has been fully constructed or will be fully constructed by others, in which case, Owner shall be responsible for making a cost recovery payment for its proportionate share of the cost of Line C pursuant to the Cost Recovery Resolution – Water Delivery Lines.
 

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 is requesting a zoning change from the currently approved Rose Gardens Final (PAD) to R1-4 (Single Family Detached) Zoning District with R1-4 Reduced Development Standards with a PAD Overlay. The PAD Overlay modifies the foregoing standards as follows: the minimum lot depth for lots that are at least 55-feet wide is reduced to 90 feet; all lots within the property will have a minimum lot width of 45 feet, and minimum lot size within for all lots within the Property shall be 4,500 square feet.
 
Silva Trails will adhere to the R1-4 (Single Family Detached) Zoning District as modified by the R1-4 Reduced Development Standards, as modified by the PAD Overlay.
 
The proposed rezoning requires additional amenity elements, connectivity elements and streetscape elements be provided. The proposed zoning ordinance includes stipulations requiring these amenity elements, connectivity elements and streetscape elements be provided. They include the following:
 
To meet the two (2) required Amenity Elements, the development will:
 
  • Provide Additional Internal Park Amenities - A swimming pool, shaded children’s water play area and bathroom facility.
  • Provide Additional Amenities - an outdoor kitchen with two built in gas barbeque grills, a built-in countertop-sink all underneath a shaded trellis structure. The central amenity area will also include a clubhouse with both indoor and outdoor lounge areas, meeting rooms, bathrooms, and gathering spaces; a cornhole plaza with four cornhole courts and seating; a shaded playground lighted basketball court; shaded picnic tables with charcoal barbeque grills; a large turf area with space for fields or organic play
 
In order to meet the four (4) required Connectivity Elements, the development will:
  • Be Considered In-fill – Project will be located adjacent to Canyon Trails 4 West/Oasis at Canyon Trails (a large nearly developed master planned community) and will largely complete this square mile of development.
  • Provide Trail System Connections – Create a decomposed bridle trail on the east side of Citrus Road that is 8-feet-wide immediately west of sidewalk and 9 -foot-wide landscape strip with 25 foot on center shade trees.
  • Provide Lot Diversity - In order to ensure lot diversity within the R1-4 Reduced Zoning district 35 percent of the lots within the Property will be 45’ X 120’ or deeper, 10 percent of the lots within the Property will be 50’ X 120’ or deeper and 35 percent of the lots within the Property will be 55 X 90’ or deeper. By way of comparison a standard R1-4 Reduced lot may be as small as 40-feet-wide by 100-feet-deep or 4,000 square feet in overall size; the smallest lot in this development will be 4,950 square feet in overall size.
  • Provide Additional Connectivity Elements – Feature mid-block trails to create smaller blocks; provide a view fence at designated sections along the bridge path to provide views to the path and into the community; provide pedestrian access from the development to the bridle path; include
  • 8-foot-wide sidewalks that lead from the Citrus Road, Van Buren Street, and Harrison Street entrances to the central and secondary open spaces
 
The streetscape elements are not finalized until the preliminary plat review. However, in order to meet the four (4) Streetscape Elements, the development plans to:
  • Provide Detached Sidewalks - 5 and a half-foot wide planter adjacent to all roads in interior of the development with HOA maintained landscape strips
  • Provide Paving Materials - Decorative pavers on all driveway of lots that are 45-feet-wide Provide Additional Streetscape Elements – Pavers and/or colored concrete will be used at the three main entrances into the development and maintained by the HOA.
  • Provide West Goodyear Streetscape Designs – Utilize rail fencing at the primary and secondary entrances as well as hard-exterior corners, construct a “West Goodyear” trellis/ monument sign/entrance at the hard corner of Citrus Road and Van Buren Street; utilize rail fencing along the bridle path; utilize rail fencing at the central amenity area; utilize decorative trellises at the pedestrian entrances to the community and bridle trail; the three main entrances into the community will be lined with shade trees and feature detached sidewalks
 
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 proposed land plan is consistent with the current General Plan land use designation in terms of land use location and density. With the adoption of the City of Goodyear’s General Plan “Goodyear 2025” the Project Site was given a land use designation of “Neighborhood” which is defined as: “Provides areas for the growth and development of neighborhoods. Neighborhoods include a wide range of densities and housing products, public and community facilities such as schools and places of worship, and commercial uses at appropriate intensities and locations.”
 
A key element in this definition is the allowance for a wide range of densities and housing products. We believe allowing flexibility in this regard enables the City to be responsive to planning needs in the City. It also allows for homebuilders to be creative in the type of communities they develop. Our community will meet the City’s intent to provide a diversity of housing options by providing homes on a variety of lot sizes, within a community of enhanced design and amenities. This is a combination that many homebuyers are looking for, and we’re going to be able to provide it in an excellent location within a portion of the city that enjoys close access to employment and transportation.
 
As part of the City of Goodyear’s General Plan “Goodyear 2025” Chapter 8 – Land Use and Transportation Plan, clearly defined “Development Standards” are set forth. The Development Standards that apply to the project will be met and the plan intent is in Conformance with the City of Goodyear’s General Plan “Goodyear 2025”.
 
  1. Suitability of the subject property’s physical and natural features for the uses permitted under the proposed zoning district.
The property is located at the southeast corner of Citrus Road and Van Buren Street. It is adjacent to an existing subdivision Canyon Trails 4 West (Oasis at Canyon Trails). The Site is currently agricultural land and is relatively flat. Due to these factors it seems appropriate for the property to serve as a residential development.
 
  1. 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 – Vacant property zoned General Commercial (C-2) and Cotton lane RV Park (zoned PAD);
South – Vacant property owned by the city of Goodyear zoned Public Facilities District (PFD), Odyssey Preparatory Academy zoned (PAD) and Canyon Trails 4 West/Oasis at Canyon Trails (zoned PAD);
East – Canyon Trails 4 West/Oasis at Canyon Trails (zoned PAD);
West – County island, homes and vacant agricultural lands (largely zoned RU-43/city equivalent to AU (Agricultural Urban));
 
  1. 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 Silva Trails development is adjacent to the existing Canyon Trails 4 West/Oasis at Canyon Trails residential development. The subject site is well situated among important transportation corridors: .5 miles west of the Future State Route 303 Loop Freeway and 1 mile south of Interstate 10 Papago Freeway. It is also close to employment uses: 1 mile south of the employment core north of Interstate 10 Papago Freeway and 3 miles north of the major employment/commercial core at the future intersection of the Arizona State Route 303 Loop Freeway and Arizona State Route 30 (Tres Rios Freeway). Additionally, although not yet developed, the project site is one-quarter mile west of the Village Center land use designation. The proposed community is in line with the City’s General Plan principles. The City of Goodyear’s 2025 General Plan Land Use Map classifies the property as “Neighborhood.” The “Neighborhood” land use is intended to provide for the growth and development of residential neighborhoods providing diversity of densities and housing products up to five (5) dwelling units per acre.
 
Luke Air Force Base:
The property does not fall within the Luke Air Force Base Accident Potential Zone or the DNL. However, the property does fall within the Luke Air Force Base Military Vicinity boundary thus disclosure statements shall be required as a condition of approval.
 
Phoenix-Goodyear Airport:
The property does not fall within the Phoenix-Goodyear Airport DNL.
 
  1. 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.
Per the General Plan this community falls within the Neighborhoods land-use. Entitlement of the subject property with PAD zoning will meet the demand for residential development.
 
  1. 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. Both school districts have been notified of the rezoning request.
 
Fire Response:
Emergency response times and distances are provided below:
 
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
Fire Station #184/181 6.17 3.09 7.29 3.64 Fire Station #185 11.24 5.62 13.13 6.56
 
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 accessed from Van Buren Street, Citrus Road and Harrison Street. The Engineering Department has created stipulations to address traffic issues caused by the development of this property. Those stipulations address traffic signals, roadway construction and access to needed and adjacent streets.
 
Water/Wastewater:
The subject property will be served by city of Goodyear water and wastewater utilities.
 
  1. Potential adverse fiscal impacts that will result from providing services to areas not in proximity to where existing public services are provided.
The proposed rezoning is within proximity to existing public services. The property owner and/or developer will be responsible for the costs of making the necessary connections to these existing services.
 
  1. General public concerns.
Public Participation:
An alternative citizen review process was conducted for this proposal due to the city of Goodyear Emergency Declaration in Response to Coronavirus and notice of the application was provided to property owners within 500 feet of the property at least 35 calendar days prior to public hearing to provide ample opportunity for input prior to noticing the public hearing itself. To date, no objections or inquiries were received as a result of this notification.
 
A public notice that this rezoning request would be considered and reviewed at a public hearing to be held before the Planning and Zoning Commission on February 10, 2021 appeared in the Arizona Republic Southwest Valley Edition January 22, 2021. Postcards were mailed to adjoining owners on January 15, 2021 to advertise the February 10, 2021 Planning and Zoning Commission Meeting.
 
Postcards were mailed to adjoining owners on January 15, 2021 to advertise the February 10, 2021 Planning and Zoning Commission Meeting; and a sign was posted on the site on January 20, 2021 to advertise the February 10, 2021 Planning and Zoning meeting date.
 
Prior to the meeting before the Planning and Zoning Commission on February 10, 2021, revisions to  certain stipulations in the draft zoning ordinance were made to correct certain scrivener’s errors and to clarify infrastructure and cost recovery obligations.  These revisions were discussed with the Planning and Zoning Commission when this item was considered at their regular meeting of February 10, 2021. A public hearing was held before the Planning and Zoning Commission on February 10, 2021 to consider the rezoning of the property to the R1-4 Reduced with Planned Area Development Overlay and stipulations, and the Commission voted (6-0) to recommend approval of the proposed rezoning with the revised stipulations.
 
Public notice that this rezoning request would be considered and reviewed at a public hearing to be held before the Goodyear City Council on February 22, 2021 appeared in the Arizona Republic Southwest Valley Edition January 22, 2021.
 
Postcards were mailed to adjoining owners on January 15, 2021 to advertise the February 22, 2021 Goodyear City Council Meeting; and a sign was posted on the site on January 20, 2021 and to advertise the February 22, 2021 Goodyear City Council meeting date.
 
  1. Whether the amendment promotes orderly growth and development.
The subject property is within a quarter mile of existing development and located within the proximity of City services and infrastructure.
 
  1. 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 development on the Property will have a positive impact to the general health, safety and welfare of the citizens of the City and the general public by providing a safe, highly amenitized, and well-designed residential community within the central area of the City.

Attachments