| AGENDA ITEM #:22-200-00012 DATE: August 17, 2022 CAR #: CASE #: {Case#} |
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Planning & Zoning Commission ACTION REPORT
| SUBJECT: | REZONE TO AMEND EXISTING PAD ZONING FOR APPROXIMATELY 159 ACRES LOCATED AT THE NORTHEAST CORNER OF PERRYVILLE ROAD AND DURANGO STREET KNOWN AS LAS VENTANAS |
| STAFF PRESENTER(S): | Guadalupe Ortiz-Cortez, Assistant Planner |
SUMMARY:
Rezoning to amend the PAD zoning for approximately 159 acres located at the northeast corner of Perryville Road and Durango Street known as Las Ventanas (the “Property”) to modify development standards and requirements that will directly impact approximately 139 acres within the Property.
RECOMMENDATION:
- Conduct a public hearing to consider a request amend the PAD zoning on approximately 159 acres of land generally located at the northeast corner of Perryville Road and Durango Street and commonly known as Las Ventanas from PAD to an amended PAD.
- Recommend approval of rezoning amending PAD zoning on approximately 159 acres of land generally located at the northeast corner of Perryville Road and Durango Street and commonly known as Las Ventanas from PAD to an amended PAD, as set forth in the draft Ordinance No. 2021-1553. (Guadalupe Ortiz-Cortez, Assistant Planner)
STIPULATIONS:
Stipulations included in draft Ordinance.
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 rezoning request consists of approximately 159 acres and is generally located at the northeast corner of Perryville Road and Durango Street (the “Property”). The Property was zoned Planned Area Development in 2006 by Ordinance No. 2006-1001, which required the Property to be developed in compliance with the Final Planned Area Development – Las Ventanas (the “Las Ventanas PAD”). The Las Ventanas PAD provided for the development of approximately 137 acres of the Property to be developed as residential and approximately 14 acres of the Property to be developed as commercial. There are three different sizes of lots to be developed within the portion of the Property to be developed as residential: 60’ x 115’; 65’ x 120’, and 80’ x 130’ with a maximum lot coverage of 45% applicable to all three lot sizes. In 2017, City Council approved Ordinance No. 2017-1364 which amended Stipulation Nos. 13, 15, 17 and 55 of Ordinance No. 2006-1001 and deleted stipulation 18. Stipulations 13, 15, 17 and 55, which are related to the acquisition of right-of-way located outside the boundaries of the Property; dedication of right-of-way; the construction of half-street improvements; and responsibility for traffic signals at intersections adjacent to the Property. Stipulation 18, which was deleted, required construction of traffic signals at certain intersections, that, according to an updated Traffic Impact Analysis would not be warranted and that were no longer required by the city’s applicable engineering design standards and policies.
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:
Although this amendment to the existing Las Ventanas PAD applies to the entire Property, the terms being amended effect only the portion of the Property that is to be developed as residential. The 14-acre portion of the property, that is to be developed as commercial, is not impacted by the proposed rezoning.
The applicant is seeking to increase the Maximum Lot Coverage allowed for the residential lots that are to be developed within the approximate 137-acre of the Property that is to be developed as single family residential. Each of the three lot sizes had a maximum lot coverage of 45%, which the applicant is seeking to increase to 55%, which allow the developer to build RV garages upon the residential lots. The applicant is also seeking to modify the requirements related to entry monuments. Under the existing Las Ventanas PAD, major entry monuments were to be constructed at the entrances into the property off of Yuma Road and off of Perryville Road and at the corner of Yuma Road and 183rd Avenue, and a minor entry was to be constructed at an entry into the Property off of 183rd Avenue. Under the amended PAD, primary entry monuments will be constructed on the corner of Yuma Road and 183rd Avenue and on the corner of Perryville Road and Durango Street and secondary entry monuments will be constructed at the entrances into the Property off of Perryville Road and Yuma Road.
In support of this request, the applicant has agreed to enhance the amenities within the central community park. Under the proposed rezoning, the central community park will include a community pool and restroom building, a shaded tot lot, a half-basketball court and a shaded seating node. In addition, the applicant has agreed to incorporate the design elements that are required for other West Goodyear properties, specifically, the entry monuments will feature the “West Goodyear” name and the monuments will incorporate split rail fencing.
The proposed PAD amendment does not change the maximum number of dwelling units that can be developed on the Property, and the proposed changes do not impact the regional water and wastewater lines that are needed to serve the Property. The Property Owner remains responsible for either constructing the lines identified in the West Goodyear cost recovery resolutions as benefiting the Property and/or paying cost recovery payment for the costs of the lines constructed by others.
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.
Las Ventanas at West Goodyear is zoned PAD and already approved for single-family residential development. This request does not make any changes to the approved use, for which the subject property has been deemed suitable by the City. No significant changes have occurred to the existing conditions of the subject property since the original PAD approval.
2. Suitability of the subject property’s physical and natural features for the uses permitted under the proposed zoning district.
Las Ventanas at West Goodyear is zoned PAD and already approved for single-family residential development. This request does not make any changes to the approved use, for which the subject property has been deemed suitable by the City. No significant changes have occurred to the existing conditions of the subject property since the original PAD approval.
3. Compatibility of all potential uses allowed in the proposed zoning district with surrounding uses and zoning.
Las Ventanas at West Goodyear is zoned PAD and already approved for single-family residential development. This request does not make any changes to the approved use, which the City has already deemed to be compatible with the surrounding uses and zoning.
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.
Las Ventanas at West Goodyear is consistent and compatible with other land uses existing and entitled within the immediate area. The property is located within an area that was planned for low and medium density residential uses.
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.
Developers have indicated the current Arizona housing market indicates the Phoenix Metro area needs hundreds-of-thousands of homes to meet the current demand. A growing trend has demonstrated that the request for greater lot coverage would facilitate the development of homes with RV garages, as this applicant has indicated they would like to construct. By adjusting to market demand, this could allow lots to be sold with more lot coverage for to allow for homes with RV garages.
6. Demands for public services that will be generated by the uses permitted in the proposed zoning district.
The property is already entitled for residential and the amendment does not change the density or demand for services.
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 primarily from Perryville Road and Yuma Road. The Engineering Department has existing stipulation to address traffic issues caused by the development of this property. Those stipulation 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.
7. Potential adverse fiscal impacts that will result from providing services to areas not in proximity to where existing public services are provided.
The property is located near existing or planned Cost Recovery Ordinance public services. We do not anticipate any potential adverse fiscal impacts resulting from development of this property.
8. General public concerns.
Public Participation:
An in-person neighborhood meeting was conducted for this proposal on July 20, 2022. Notice of the neighborhood meeting was sent to property owners within 500 feet of the property to provide ample opportunity for input prior to noticing the public hearing itself. The notices were mailed on July 6, 2022. A sign advertising the neighborhood meeting was posted to the site on July 5, 2022. No residents or adjacent owners were in attendance at the neighborhood meeting. No formal opposition has since been received.
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 August 17, 2022 appeared in the Arizona Republic Southwest Valley Edition June 17, 2022; postcards were mailed to adjoining owners on July 26, 2022; and the sign(s) on the site were updated on August 2, 2022 to notify residents of the scheduled public hearings.
9. Whether the amendment promotes orderly growth and development.
This property is already zoned and entitled and was determined to promote orderly growth and development.
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 development on the property will have a positive impact to the general health, safety, and welfare of the citizens of the City by providing a safe and well-designed community within the heart of West Goodyear.
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:
Although this amendment to the existing Las Ventanas PAD applies to the entire Property, the terms being amended effect only the portion of the Property that is to be developed as residential. The 14-acre portion of the property, that is to be developed as commercial, is not impacted by the proposed rezoning.
The applicant is seeking to increase the Maximum Lot Coverage allowed for the residential lots that are to be developed within the approximate 137-acre of the Property that is to be developed as single family residential. Each of the three lot sizes had a maximum lot coverage of 45%, which the applicant is seeking to increase to 55%, which allow the developer to build RV garages upon the residential lots. The applicant is also seeking to modify the requirements related to entry monuments. Under the existing Las Ventanas PAD, major entry monuments were to be constructed at the entrances into the property off of Yuma Road and off of Perryville Road and at the corner of Yuma Road and 183rd Avenue, and a minor entry was to be constructed at an entry into the Property off of 183rd Avenue. Under the amended PAD, primary entry monuments will be constructed on the corner of Yuma Road and 183rd Avenue and on the corner of Perryville Road and Durango Street and secondary entry monuments will be constructed at the entrances into the Property off of Perryville Road and Yuma Road.
In support of this request, the applicant has agreed to enhance the amenities within the central community park. Under the proposed rezoning, the central community park will include a community pool and restroom building, a shaded tot lot, a half-basketball court and a shaded seating node. In addition, the applicant has agreed to incorporate the design elements that are required for other West Goodyear properties, specifically, the entry monuments will feature the “West Goodyear” name and the monuments will incorporate split rail fencing.
The proposed PAD amendment does not change the maximum number of dwelling units that can be developed on the Property, and the proposed changes do not impact the regional water and wastewater lines that are needed to serve the Property. The Property Owner remains responsible for either constructing the lines identified in the West Goodyear cost recovery resolutions as benefiting the Property and/or paying cost recovery payment for the costs of the lines constructed by others.
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.
Las Ventanas at West Goodyear is zoned PAD and already approved for single-family residential development. This request does not make any changes to the approved use, for which the subject property has been deemed suitable by the City. No significant changes have occurred to the existing conditions of the subject property since the original PAD approval.
2. Suitability of the subject property’s physical and natural features for the uses permitted under the proposed zoning district.
Las Ventanas at West Goodyear is zoned PAD and already approved for single-family residential development. This request does not make any changes to the approved use, for which the subject property has been deemed suitable by the City. No significant changes have occurred to the existing conditions of the subject property since the original PAD approval.
3. Compatibility of all potential uses allowed in the proposed zoning district with surrounding uses and zoning.
Las Ventanas at West Goodyear is zoned PAD and already approved for single-family residential development. This request does not make any changes to the approved use, which the City has already deemed to be compatible with the surrounding uses and zoning.
North – County island, homes and vacant agricultural lands (largely zoned RU-43/city equivalent to AU (Agricultural Urban)) and La Privada at West Goodyear (zoned PAD) and Las Ventanas Commercial Corner (vacant);
South – County island, homes and vacant agricultural lands (largely zoned RU-43/city equivalent to AU (Agricultural Urban));
East – Ventana De Estrellas (zoned R1-6);
West – Buckeye Planning Area County island, homes and vacant agricultural lands (largely zoned RU-43/city equivalent to AU (Agricultural Urban)) and Las Ventanas Commercial Corner (vacant);
South – County island, homes and vacant agricultural lands (largely zoned RU-43/city equivalent to AU (Agricultural Urban));
East – Ventana De Estrellas (zoned R1-6);
West – Buckeye Planning Area County island, homes and vacant agricultural lands (largely zoned RU-43/city equivalent to AU (Agricultural Urban)) and Las Ventanas Commercial Corner (vacant);
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.
Las Ventanas at West Goodyear is consistent and compatible with other land uses existing and entitled within the immediate area. The property is located within an area that was planned for low and medium density residential uses.
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 and appropriate disclosure statements have been provided in previous zoning cases.
Phoenix-Goodyear Airport:
The property does not fall within the Phoenix-Goodyear Airport Traffic pattern airspace.
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 and appropriate disclosure statements have been provided in previous zoning cases.
Phoenix-Goodyear Airport:
The property does not fall within the Phoenix-Goodyear Airport Traffic pattern airspace.
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.
Developers have indicated the current Arizona housing market indicates the Phoenix Metro area needs hundreds-of-thousands of homes to meet the current demand. A growing trend has demonstrated that the request for greater lot coverage would facilitate the development of homes with RV garages, as this applicant has indicated they would like to construct. By adjusting to market demand, this could allow lots to be sold with more lot coverage for to allow for homes with RV garages.
6. Demands for public services that will be generated by the uses permitted in the proposed zoning district.
The property is already entitled for residential and the amendment does not change the density or demand for services.
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:
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:
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Nearest Goodyear Fire Station
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Shortest path
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Longest path
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2nd nearest Fire Station
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Shortest path
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Longest path
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Mins
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Miles
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Mins
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Miles
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Mins
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Miles
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Mins
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Miles
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#184
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5.92
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2.96
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7.65
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3.82
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#185
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14.87
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7.43
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16.60
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8.30
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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 primarily from Perryville Road and Yuma Road. The Engineering Department has existing stipulation to address traffic issues caused by the development of this property. Those stipulation 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.
7. Potential adverse fiscal impacts that will result from providing services to areas not in proximity to where existing public services are provided.
The property is located near existing or planned Cost Recovery Ordinance public services. We do not anticipate any potential adverse fiscal impacts resulting from development of this property.
8. General public concerns.
Public Participation:
An in-person neighborhood meeting was conducted for this proposal on July 20, 2022. Notice of the neighborhood meeting was sent to property owners within 500 feet of the property to provide ample opportunity for input prior to noticing the public hearing itself. The notices were mailed on July 6, 2022. A sign advertising the neighborhood meeting was posted to the site on July 5, 2022. No residents or adjacent owners were in attendance at the neighborhood meeting. No formal opposition has since been received.
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 August 17, 2022 appeared in the Arizona Republic Southwest Valley Edition June 17, 2022; postcards were mailed to adjoining owners on July 26, 2022; and the sign(s) on the site were updated on August 2, 2022 to notify residents of the scheduled public hearings.
9. Whether the amendment promotes orderly growth and development.
This property is already zoned and entitled and was determined to promote orderly growth and development.
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 development on the property will have a positive impact to the general health, safety, and welfare of the citizens of the City by providing a safe and well-designed community within the heart of West Goodyear.