As mentioned in the Backgrounds and Previous Actions section, the General Plan designates this area as Business & Commerce. Higher density residential uses are appropriate in this category.

General plan Standard 27
Residential uses with densities over 12 dwelling units per acre may be considered along arterial roads, interstate corridors, or transit corridors. These developments should have access onto an arterial roadway.

The project is adjacent to the 303 transit corridor and has access to Loop 303 and Cotton Lane via Canyon Trails Boulevard.

General Plan Standard 29
High density residential developments should not be located directly adjacent to single family residential developments unless a park or open space area provides a buffer between the uses.

There is a 100+ foot open space trail that separates the project from the single family residential to the east.

General Plan Standard 30 & 41
(30) High density residential projects are most appropriate and encouraged to locate adjacent to commercial centers. (41) High Density residential development is permitted in the Business & Commerce category when located adjacent to single family residential, commercial area, and/or used as a buffer between the Neighborhoods category and Business & Commerce category.

The project is just north of the existing major commercial center, Canyon Trails Towne Center. 

The subject property is currently irrigated farm field. The property’s physical and natural features are suitable for the proposed rezone and multi-family use as the property will be required to be graded and developed in accordance with all applicable engineering design guidelines and standards.

Uses and development surrounding the subject property include:

North – Vacant
South – Existing Canyon Trails Towne Center
East – Existing single family residential (Canyon Trails Phase I)
West – Cotton Lane, future Loop 303 corridor

The multi-family use proposed with this property will be compatible with the development in the surrounding area. The development will provide an appropriate buffer between the Loop 303 and single family residential.

Luke Air Force Base:
The subject property is located within the vicinity of a military airport. Notice was provided to Luke AFB and they have indicated that given the location of the subject property, base operations will not be adversely impacted by this proposed multi-family development.

Phoenix-Goodyear Airport:
The subject property is located within the Phoenix-Goodyear Traffic Pattern Airspace. Given the location of the property, airport operations will not be adversely impacted by this proposed multi-family development.

The property is currently designated as medium-high density residential (court homes) within the Canyon Trails Phase I PAD. The PAD provided development standards for court home products but did not create restrictions on the number of units within each parcel. The PAD did however stipulate the maximum number of units within the entire PAD area to 5,421 per Ordinance 99-649. This proposal does not exceed that original stipulation, as the current number of residential units within Canyon Trails Phase I, including this request, is 4,168. Although this request removes the property from the Canyon Trails Phase I PAD, the number of residential units that can be developed on the remainder of the Canyon Trails Phase 1 property will not exceed the 5,421 cap applicable to all of the property within the original Canyon Trails PAD.  This is so because only so many units that can be developed given the existing development standards Canyon Trails Phase I PAD.  This change to the Property’s density and land use will not exceed the stipulation for the purposes of meeting Luke Air Force Base’s Graduated Density Concept. The Canyon Trails Phase I PAD area is within 1-3 miles of the 65 Ldn (high noise or accident potential zone), limiting the overall density from 0-6 dwelling units per acre.  

The proposed added density will support the existing Canyon Trails Towne Center directly south. Additionally, this proposal does not replace any commercially zoned land. The proposed MF-24 is a similar use to the existing court home designation, but just increases the density.

Below is a summary of impact to public services.

Fire Response:
Emergency response times and distances are provided below:

Police Response:
The subdivision is located within an existing Police patrol beat and the current level of service within the beat can accommodate the development of the property.

School Districts:
The subject property is located within the Avondale Elementary School District and the Agua Fria Union High School District. The application was sent to the school districts for comment and no objection was received.

Streets/Transportation:
Although the site plan is not approved with the Rezone, due to the site constraints, the main points of access will be from Canyon Trails Boulevard, which would include a main entry/exit and any necessary secondary access points. At the time of site plan review, the required connections to public streets will be reviewed for compliance with City engineering and public safety standards.

Water/Wastewater:
The subject property is located within the City of Goodyear water and wastewater service area.  
 

Solid Waste/Recycling:
Solid waste and recycling services for the property will be contracted through a commercial provider.

The subject property is in proximity to where existing public services are provided.

Public Participation:
Pursuant to the Citizen Review process and in accordance with the Mayor’s emergency declaration in response to coronavirus, a neighborhood meeting was held via Zoom on December 9, 2020. The applicant was prepared with a presentation for any and all attendees. Staff and the applicant were available for questions. No one from the public attended this Zoom call. To date, staff has received one email from an adjacent property owner. He did not object to multifamily but did have questions for the applicant regarding the layout. Staff has not received follow-up from the resident. 

Notice for the April 2021 public hearings before the Planning and Zoning Commission and City Council included a postcard mailed to the owners of property within 500 feet of the subject property; a legal notice and display ad published in the Arizona Republic on March 26, 2021; and a notice of public hearings sign posted on the property.

At the Planning and Zoning Commission hearing, no one from the public spoke in opposition to the request. The Planning and Zoning Commission voted 5-0, to recommend approval of the rezone to the City Council.

The subject property is located adjacent to existing infrastructure and developed areas. The amendment will allow development of the subject property and promotes the orderly growth and development of the City.

The development of the proposed multi-family project will be required to adhere to all applicable design, building, and engineering standards of the City of Goodyear. Adherence to these standards will be evaluated during the site plan, civil engineering, and building plan review processes