1. Conduct a public hearing to consider the request to rezone approximately 583.33 acres located at the southwest corner of Lower Buckeye Road and the 169th Avenue Alignment (the “Property”) from Planned Area Development (PAD) to PAD “El Cidro 9th Restated Planned Area Development (May 2024)”. 
2. Recommend approval of the request to rezone the Property to El Cidro 9th Restated Planned Area Development (May 2024, as set forth in the draft of Ordinance No. 2024-1601. (David Williams, Contract 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 to be constructed by the developer and then conveyed to the city two years after construction.
 

This property was originally annexed into the City of Goodyear in 2000 (Annexation 00-731) as part of the larger El Cidro project and the zoning at that time was changed from County RU-43 to Goodyear Agricultural / Urban (AU). 

In 2007, the property was zoned Planned Area Development (PAD) (Ordinance 2007-1060) with Parcel 4 being designated for residential single family detached homes with lot sizes starting at 60’x120’ (LDR1, 7,200 square foot lots).

In 2008, the City Council further amended the El Cidro Final PAD by increasing the number of permitted residential lots in various parcels, reconfiguring the boundaries of approximately 47.62 acres of planned commercial and industrial land uses, increasing the size of the commercial parcel at Elwood Street and Cotton Lane, and changing the land use designation for the parcel at Cotton Lane and the UP/SP Railroad was changed from Commercial to Industrial.

In 2010, the City Council further amended the El Cidro Final PAD by adopting the El Cidro Planned Area Development Amended March 24, 2010 to include an additional 20 acres in the PAD designated as commercial, revising parcel numbers, creating a new Multi-Use land use category, reconfiguring and modifying existing land uses for several parcels, and zoning the adjacent city-owned property.

In 2013, the City Council further amended the El Cidro Final PAD to change the land use designation from Commercial to Industrial for Parcel 10, located on the west side of Cotton Lane between Elwood Street and Commerce Drive, and a portion of Parcel 13 located adjacent to and west of Parcel 10.

In 2015, the City Council further amended the El Cidro Final PAD to modify the side setbacks from five feet and 10 feet (15 feet total) to five feet and five feet (10 feet total) for Parcels 1A and 1D generally located in the area south of Lower Buckeye Road and east of Citrus Road.

In 2017, the City Council further amended the El Cidro Final PAD to (1) increasing the maximum lot coverage standard in the Low Density Residential land use categories from 45% to 55% in LDR1; from 45% to 60% in LDR2; and from 45% to 50% in LDR3; and (2) revise the boundaries between Parcels 1D, 1E, and 2 to conform to the platting of these parcels.

In 2018, the City Council amended the El Cidro Final PAD to reduce the rear yard setback from 20 feet to 18 feet in Parcel 1D Phase 1 within the LDR2 residential land use category for single story homes.

In 2018, the City Council amended the PAD to consolidate all applicable stipulations of approval from previous rezonings, (ii) modified the rear yard setbacks for the LDR2 and LDR3 land use categories by reducing the rear yard setback from 20 feet to 18 feet for single story homes, (iii) modified the side yard setbacks for the LDR1 and LDR3 land use categories by reducing the side yard setbacks from 5 feet and 10 feet to 5 feet and 5 feet, and (iv) modified the maximum lot coverage for the LDR1 and LDR3 land use categories by increasing the maximum lot coverage from 50% and 55% to 60%. However, due to the overlapping reviews of the 2018 amendments, errors were caused on the city owned property from a land use district perspective, which this amendment seeks to correct.

In 2019, the City Council adopted Ordinance No. 2019-1446, which removed a portion of the property subject to the El Cidro PAD by adopting a separate PAD known as the Vita at El Cidro PAD, changing the land use designation of a portion of Parcel 4 to multi-family residential.

In 2023, the City Council adopted Ordinance 2023-1598, which removed a portion of the property subject to the El Cidro PAD by adopting a separate PAD known as Logistics 85, changing the land use designation of Parcel 7 to Industrial.

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 Request:
The proposed request seeks to amend the El Cidro PAD by adopting the 9^th Amended El Cidro PAD, which modifies the land use designation of a 42.3-acre portion of the property within the El Cidro PAD identified as Parcel 4 on the land use plan from Low Density Residential 1 (LDR1 2-4 DU/AC) to allow for the development to be known as the Willow at El Cidro by creating three new land use districts Low Density Residential 5 (LDR-5), Medium Density Residential A (MDR-A) and Multi Family Residential (MFR) and adopting development standards and other rules, regulations and requirements applicable to development within the Willow at El Cidro.   Additionally, the rezoning clarifies the land use districts applicable to city owned property and it restate the El Cidro PAD by incorporating all the prior changes, including the removal of the property rezoned by the adoption of separate Planned Area Development for the Vita at El Cidro and El Cidro Logistics 85, 

The results of this rezone from LDR1 (2-4 DU/AC) would increase the overall density of Parcel 4 from a maximum of 168 dwelling units under single family development to a maximum of 463 dwelling units under the mixed-use proposal. This amendment would create a single family detached (LDR5) area, single family attached (MDRA) area and a multi-family (MF-18) area.

As part of this application, the applicant is creating an underlying zoning based on the city of Goodyear established zoning districts and requesting deviations to those minimum lot sizes (LDR5 and MDRA), minimum lot depths and rear setbacks (LDR5), minimum lot widths (MDRA) and building heights (MF-18).  Tables 3 and 4 show the proposed deviations to the development standards compared to the typical city standards.  
The applicant is requesting deviations from the city’s typical development standards in terms of setback reductions, smaller lot sizes.  These deviations are supported by additional amenities, connectivity and streetscape. A summary is below, and each item is addressed specifically in the PAD.

· The PAD clarifies how landscaping setbacks are to be measured for each of the use districts.

· Height in the MFR district is limited to 40 feet.  It is anticipated that the Loop 303 will be built with an elevated traffic interchange immediately adjacent.  The increased height will provide for additional buffering and noise attenuation for the single-family areas to the east.

· The minimum lot depth shall be 90 feet in the LDR5 (single family detached) district.
o This reduction in length will be offset by additional common area open space being included in this project as well as additional buffering for the county residences to the east.  Minimum park sizes have been codified in the PAD that accompanies this case.


· Minimum lot area of 4,000 square feet in the LDR5 District.
o As described above, the 90 foot lot depth requires additional active open space, including the proposed 60’ wide trail on the eastern perimeter of the Property. The single-family residential component of Willow at El Cidro shall require a minimum 1.5 acres of active open space within a centralized park. The proposed lot sizes enable home builders to deliver a variety of product to the market while requiring additional community space activation.
 
· Minimum rear setback of 15 feet in the LDR5 District.
o Reducing the rear setback by 5 feet will allow for a different product offering. In lieu of private open space, additional community open space shall be required.

· Minimum lot width of 30 feet in the MDRA District.
o The MDRA District of Willow at El Cidro shall include 2.1 acres of active open space within a centralized park as an offset to reducing the minimum lot width by 5 feet for the attached single-family units.

· Minimum lot area of 2,400 feet in the MDRA District.
o As described above, the single-family residential component of Willow at El Cidro provides  required open space in the form of parks and amenities. This creates an attractive community with a variety of housing options.

Open Space
Open Space is being provided within each parcel.  The applicant has provided the following statement contained in the narrative related to open space.

Conceptual Open Space & Amenities (Overall)
Willow at El Cidro is anticipated to significantly exceed the City’s minimum 15% open space requirement for single-family residential development, providing at least 10.3 acres or 39% of the single-family development units (Parcels 4B and 4C) as open space. Open space and amenity programming will be central design features for each development unit within this community. The single-family portion of the project will include two park amenity areas, ensuring that all residents have convenient walkable access to a variety of open space and amenity opportunities.

· Parcel 4B will have a total of 1.5 acres of active open space.

· Parcel 4C will have a total of 2 acres of active open space.

· Additionally, Willow at El Cidro will have a continuous open space buffer around the perimeter of the project, accessible to both the single-family and multi-family portions of the project. This open space buffer will have a minimum width of 50’ on the western boundary, 30’ on the northern boundary, and 60’ on the eastern boundary. The southern boundary is adjacent to the 100’ wide power line easement corridor which is being developed as an open space area by the development to the south. Additionally, the open space buffer on the northern, western, and eastern perimeters will feature a continuous pedestrian pathway that will connect to the pathway in the power line corridor to the south, thereby creating a 4.8-acre trail corridor with a nearly 1-mile (4,440 LF) pedestrian trail loop for all residents of Willow at El Cidro to enjoy. This perimeter open space buffer will also serve to provide proper screening and buffering from the adjacent land uses. The trail on the western perimeter will also be available for use by the public with access from the power line easement trail.

Conceptual Open Space & Amenities (Multi-Family)
The multi-family portion of Willow at El Cidro will separately satisfy the City’s open space requirements for multi-family residential uses. In addition to having full access and connectivity to the overall community open space amenities outlined above, the multi-family portion of the project will have its own exclusive park amenity area.

· The Multi-Family Common Area will feature open space which shall include a community pool and cabana facility, a clubhouse, and turf activity.

· Additionally, each of the multi-family units will have a private outdoor open space area of at least 60 SF per DU. This private outdoor open space will be provided in the form of private patios for ground-level units and private balconies for 2^nd and 3^rd level units.

Pedestrian Connectivity
The applicant is providing the following for pedestrian connectivity within the Willow at El Cidro project.

· A nearly 1-mile pedestrian trail (and where indicated in the PAD equestrian trails)  shall be created in the open space buffer around the north, west, and east perimeters of the project and connecting to the trail in the power line corridor to the south.

· A minimum of six pedestrian connections shall be provided from the interior of the project out to the perimeter trail loop.

· There shall be a minimum of three external pedestrian and equestrian connections to the trail system to ensure connectivity to other regional trails.

· The main park amenity areas within the project shall be connected and accessible to the residents via a series of pedestrian pathways and street sidewalks.

Amenity Features
The applicant has provided the following information related to amenities within this project.  At this time, there is no end developer identified, so the intent is to provide flexibility in design of the amenities while still complying with City of Goodyear standards.

Willow at El Cidro will implement at least the minimum required number of design elements from the list of options in Table 5 below: Amenity Elements
· There shall be a 1.5-acre (total acreage) neighborhood park with Parcel 4B and a 2-acre (total acreage) neighborhood park within Parcel 4C. The two (2) parks shall be placed in a manner which causes them to be located within a ¼ mile walking distance of all single-family dwelling units within The Willow at El Cidro. One large park totaling at least 3.5 acres may be provided in lieu of the two parks provided above. When two parks are provided it is highly encouraged to connect them via off-street trails.
· A community pool shall be provided in at least one of the park described above. At least one community pool shall be accessible to the single-family dwelling units within The Willow at El Cidro. The community pool shall be provided within the first park developed above unless otherwise approved by the Zoning Administrator.
· Note: The Amenity Elements described above shall be connected to the Eastern Landscape Buffer and Trail via a meaningful trail connection or enhanced off-street detached sidewalk connection.


Connectivity Elements
· The Cotton Lane Greenbelt Trail, Eastern Landscape Buffer and Trail, Northern Landscape Buffer and Trail and the Southern Trail Corridor shall be constructed and remain unfenced and accessible to the general public.

Streetscape Elements
· A minimum of Three (3) of the following elements shall be incorporated into the Preliminary Plat and/or Residential Design Review for the LDR5 portion of the Willow at El Cidro.  If Reduced Side Setbacks are implemented a minimum of Four (4) elements shall be required. A minimum of Two (2) of the following elements will be incorporated into the Preliminary Plat and/or Residential Design Review for the MDRA portion of The Willow at El Cidro. All lots shall either front or directly benefit from at least one of the elements below:

• • Provide Detached Sidewalks - 5 and a half-foot wide planter adjacent to all roads in interior of the development with HOA maintained landscape strips and street trees.
  • 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 Additional front setback. Homes (and all elements of the homes and garages) have a minimum setback of 30-feet.
  • Provide shared or Clustered Driveways. Driveways are paired so that there is a single curb-cut providing access to 2 houses, and the total width for the paired driveway is not more than 20 feet. Alternatively, driveways may be clustered (but need not share the same curb cut) so that there is at least 36 feet of uninterrupted curb between the clustered driveways.
  • Provide Alley – Loaded Homes. Homes utilize alley loaded garages.
  • Provide Open Space Facing Homes. Homes do not have a traditional front yard but face onto a shared open space or courtyard.
  • Provide Porches and Courtyards. 100% of homes have a front porch or courtyard with at least 50% of the homes having a covered front porch that is at least 48 square feet. Covered porch can include a slatted roof or other roof design alternative, if it is an integrated, significant architectural feature with columns that are complimentary to the style of the home.
  • Provide Additional Streetscape Elements. Other streetscape elements not minimally required by any other regulation, ordinance, policy, standard or master plan adopted by the City that meet the stated purpose and provide the same impact to the community as the listed elements may be approved.

Additional Multi-Family Development Regulations
· Development within the MFR Parcel include color schemes that add visual interest and variation to buildings on the site.

• • At least two (2) base colors and three (3) accent colors/materials shall be used throughout the site. The combination of base colors and accent colors/materials shall be used in a manner which creates a minimum of 4 (four) unique building schemes throughout the site.
  • The color palates that incorporate a variety of colors and not simply shades of grays/browns.
  • A variation in roof height is required.
  • In lieu of a Multi-story buildings (exceeding two stories) steping up and back from the street and adjacent properties (Incorporating a tiered design with one or two-stories in the front and increasing to multiple stories in the rear) the following shall apply:
    • All residential multi-family buildings within 20 feet of the eastern boundary of the multi-family district or landscape setback shall provide at least one (1) pedestrian connection, per building, to the adjacent public or private sidewalk which features a shaded pedestrian element and all residential multi-family buildings within 20 feet  of the Northern Landscape Buffer and Trail shall provide at least one pedestrian connection, per building, to the public or private sidewalk which features a shaded pedestrian element.

· A minimum 15-foot-wide landscape buffer shall be installed along the southern boundary of the MFR Parcel.  No buildings, carports, parking spaces or drive aisles/ driveways shall be located within the landscape buffer except drive aisles/driveways may cross over a landscape buffer as needed to access a parking lot. The landscape buffer may include sidewalks, parks/open space, and private yards.  

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 Goodyear 2025 General Plan designates the property with the ‘Neighborhoods’ land use designation.

Goals, Objectives, and Standards within the General Plan that support rezoning of the property for the Willow at El Cidro within a portion of Parcel 4 community are as follows:

Physical Growth & Development

• Goal GD-1. A compatible mix of land uses and diverse destinations that foster a high quality of life with livable and safe neighborhoods with a strong economy that fosters a healthy and sustainable environment.
• Objective CC-5-1. Establish a land use hierarchy and community form that maintains a broad variety of land uses and responds to the community’s vision and needs.
• Objective CC-5-1, Policy b. for and encourage a wide variety of housing products to suit the needs of existing and future residents.
• Goal GD-2. Effectively managed and well-distributed growth that meets or exceeds the quality of existing development and addresses the needs of existing and future residents and businesses.
• Goal GD-7. A community that provides for the health and safety of residents and visitors and protects them from the hazards of the natural and man-made environments.
• 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 or be able to access an arterial roadway.

Community & Cultural Development

• Objective CC-2-1. Provide diverse and quality housing products.
• Objective CC-2-1, Policy a. Encourage a mix of quality and compatible housing types consistent with market trends and demand that adequately meets the needs of current and prospective residents and workers.

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

The subject property is relatively flat and devoid of any topography that would hinder development such as washes, hillsides, natural features that may be worthy of preservation, existing protected wildlife, and existence of high voltage power lines or other utilities. 

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 – Lower Buckeye Road and the Canyon Trails Subdivision.
· West – City owned property which is zoned for Multi-Use, Commercial and Industrial uses and could be developed accordingly in the future.  It is possible that the property may be acquired in the future by ADOT to address their needs.
· East – Unincorporated Maricopa County rural /equestrian lots one acre and larger in size.
· South – 100’ power line easement and El Cidro Parcel 5 build to rent homes currently under construction.

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.

Luke Air Force Base:
The property does not fall within the Luke Air Force Base Accident Potential Zone or the DNL. However, the subject property is located within the vicinity of a military airport. Given the location of the property and the proposed zoning, base operations will not be adversely impacted by this development.

Phoenix-Goodyear Airport:
The Willow at El Cidro Parcel 4 does not fall within the noise boundaries for Phoenix Goodyear Airport and airport operations will not be adversely impacted by this development. 

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.

The applicant has indicated that Goodyear is in high demand for diverse housing products.

6. Demands for public services will be identified and further reviewed during site plan and construction plan review process. The property owner/developer will need to demonstrate public services are available to serve the Property at the time of development. However, preliminary findings on the availability of public services are provided in the following sections.

School Districts:
The subject property is located within the Avondale Elementary School District and the Agua Fria Union High School District. Both districts have been notified of the rezoning request.

Fire Response:

Emergency response times and distances are provided below:
 
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 off of Cotton lane and a future frontage road once the freeway is developed on the west side as well as access from Lower Buckeye Road to the north. Stipulations are included in the ordinance to address responsibilities related to improvements.
 
Water/Wastewater:
The subject property is located within the City of Goodyear water and wastewater service area.  

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 abuts existing public services. It is located along major arterial roadways that will be improved to increase capacity and meet city standards. As indicated in the Water and Sewer Reports submitted with the rezoning, there is adequate water and sewer infrastructure to serve the development.

8. General public concerns.

Public Participation:
A neighborhood meeting was held on January 16, 2024.  All neighbors within 500 feet of the site were notified by mail, 2 signs were posted on the property, and notice was posted on the development map page as well as community events page on the Goodyear website.  Approximately 10 people attended the meeting.  Staff provided an overview of the public process and the applicant gave a presentation and answered questions.  Attendees voiced concerns over water usage for the subdivision, school capacity, personal services in the area such as veterinarians and doctors as well as hospitals, increase in traffic, trail connections and concerns over the irrigation ditch on the east side of the project.  Staff and the developer explained that the project is within the boundaries of the Goodyear water service area and that the schools have been notified of the rezoning request.  Members of the public were directed to the schools to answer any specific questions relate school capacity and operations.  It was explained that personal services are outside the purview of this rezoning application, but that economic development is always working to bring new businesses and services to the community.  Traffic was addressed by the applicant and the traffic impact analysis was discussed and that it had accounted for the capacity of the future road conditions.  With regards to the irrigation ditch, the applicant stated that the ditch would remain untouched by this development.

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 June 12, 2024 appeared in the Arizona Republic West Valley Edition May 20, 2024; postcards were mailed to adjoining owners on May 16, 2024; and a sign was posted on the site on May 16, 2024.

To date, no other public comment has been received on this case.

9. 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. 

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 proposed rezone is consistent with development in the area and within context of site constraints such as the arterial roads, future freeway and major power line corridor.  The diversity of housing product compliments the needs of the community and the plan is consistent with city regulations and codes.

Staff Findings
As set forth herein, the proposed rezoning is both consistent with the General Plan and will not adversely impact the surrounding area.