| AGENDA ITEM #:20-210-00003 DATE: February 10, 2021 CAR #: 2021-7155 CASE #: {Case#} |
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PLANNING & ZONING COMMISSION ACTION REPORT
| SUBJECT: | PLANNED AREA DEVELOPMENT AMENDMENT TO AMEND THE RESTATED AND AMENDED FINAL PLANNED AREA DEVELOPMENT FOR BALLPARK VILLAGE & BALLPARK VILLAGE - SOUTH |
| STAFF PRESENTER(S): | Karen Craver, AICP, Principal Planner |
OTHER PRESENTER(S):
Brennan Ray, Burch & Cracchiolo, P.A., representing El Dorado Ballpark Village LLC
SUMMARY:
A Planned Area Development (PAD) Amendment to revise the multi-family residential density range from 5-10, 6-15 & 8-30 dwelling units/acre to 5-30 dwelling units/acre, and to increase the maximum building height for two of the multi-family residential districts from 42 feet to 55 feet, and to decrease the maximum building height for the third multi-family residential district from 75 feet to 55 feet, within the Ballpark Village & Ballpark Village – South PAD, south of Yuma Road on the east side of Estrella Parkway.
RECOMMENDATION:
- Conduct a public hearing to consider a request to amend the Restated and Amended Final Planned Area Development for Ballpark Village & Ballpark Village - South.
- Recommend approval of the request to amend the Restated and Amended Final Planned Area Development for Ballpark Village & Ballpark Village - South, as set forth in the draft of Ordinance No. 2021-1494, attached hereto. (Karen Craver, AICP, Principal 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:
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, CSW received City Council approval of a PAD Amendment titled Ballpark Village & Ballpark Village – South. The amendment changed the approved land use within the portion of Ballpark Village – South directly across Wood Boulevard from the development complexes, from business/office park to single and multi-family residential, and CSW then sold the Ballpark Village – South property.
Subsequently, “The Clubhouse”, a multi-story residential project for team members of the Cleveland Indians was built in Ballpark Village - South, and recently, “Solace at Ballpark Village” received site plan approval to develop an 8-building, 3 & 4-story, 211-unit multifamily residential rental complex in Ballpark Village – South, and “REV at Ballpark Village” received site plan approval to develop a 251-unit, single-story rental complex in Ballpark Village – South.
In December of 2014, Communities Southwest (CSW) purchased all non-City owned property within the PAD, and, in May of 2017, CSW received City Council approval of a PAD Amendment titled Ballpark Village & Ballpark Village – South. The amendment changed the approved land use within the portion of Ballpark Village – South directly across Wood Boulevard from the development complexes, from business/office park to single and multi-family residential, and CSW then sold the Ballpark Village – South property.
Subsequently, “The Clubhouse”, a multi-story residential project for team members of the Cleveland Indians was built in Ballpark Village - South, and recently, “Solace at Ballpark Village” received site plan approval to develop an 8-building, 3 & 4-story, 211-unit multifamily residential rental complex in Ballpark Village – South, and “REV at Ballpark Village” received site plan approval to develop a 251-unit, single-story rental complex in Ballpark Village – South.
STAFF ANALYSIS
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:
El Dorado Ballpark Village LLC, who purchased the property on which REV will be built, and also owns the remainder of Ballpark Village – South, just south of REV, has now brought forth a proposed PAD amendment to revise the density range in each of the three multi-family residential categories; RES-1, RES-2 and RES-3. Currently, the range in the RES-1 category is 5-10 dwelling units/acre, the range in the RES-2 category is 6-15, and the range in the RES-3 category is 8-30. The proposed range for all three categories is 5-30 dwelling units/acre in order to allow all three categories to develop at the density range that will maximize the number of people living in Ballpark Village - South.
Multi-family developer Alliance Residential attended a pre-application meeting with staff in September of last year to discuss a conceptual site plan for the remainder of Ballpark Village – South, owned by El Dorado. The conceptual plan is for fifteen 3-story buildings, with a density of 21 dwelling units per acre within the RES-1 category (current density 5-10 dwelling units/acre) in anticipation of approval of this PAD amendment. Staff is working with Alliance on the building elevations in an effort to ensure that the elevations will be in conformance with both the PAD Design Guidelines and the City Design Guidelines when Alliance’s formal “Prose at Ballpark Village” site plan application is submitted. The attached Prose at Ballpark Village Elevations Comparison shows the elevation submitted for the pre-app meeting, compared to the most recent elevation that Alliance has prepared for the continuing discussions with staff. In the discussions, staff has also asked Alliance to vary the alignment of the buildings along Estrella Parkway so that the streetscape is varied. The attached Prose at Ballpark Village Street-facing Elevations show the front building elevation, as well as the end building elevation, both of which are proposed by Alliance to face Estrella Parkway.
While considering the El Dorado PAD amendment request, staff determined that it was also appropriate to process a house-keeping PAD amendment at the same time. That proposed amendment is to decrease the maximum building height for one of the three multi-family residential districts from 75 feet to 55 feet. The 75-foot maximum building height was a carry-over from the original 2007 Wood Corporate Campus and Ballpark Village PAD when Rose Properties anticipated that high-rise office buildings would develop in Wood Corporate Campus. The house-keeping amendment should have been incorporated into the 2017 Communities Southwest amendment changing the approved land use in Ballpark Village – South from business/office park to residential. In addition, at this time staff is proposing to increase the maximum building height for the other two multi-family residential districts from 42 feet to 55 feet to create consistency in all three districts. Neither of the proposed changes in maximum building height, the reduction from 75 to 55 feet or the increase from 42 to 55 feet, will impact the existing Solace or REV site plan approvals, or the planned Prose site plan submittal.
The proposed amendment has not previously been before the Planning and Zoning Commission or the City Council.
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:
Staff 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. 17-1347, in accordance with that certain document titled Restated & Amended Final Planned Area Development for Ballpark Village & Ballpark Village - South dated November 23, 2020, subject to the stipulations in draft Ordinance No. 2021-1494.
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:
El Dorado Ballpark Village LLC, who purchased the property on which REV will be built, and also owns the remainder of Ballpark Village – South, just south of REV, has now brought forth a proposed PAD amendment to revise the density range in each of the three multi-family residential categories; RES-1, RES-2 and RES-3. Currently, the range in the RES-1 category is 5-10 dwelling units/acre, the range in the RES-2 category is 6-15, and the range in the RES-3 category is 8-30. The proposed range for all three categories is 5-30 dwelling units/acre in order to allow all three categories to develop at the density range that will maximize the number of people living in Ballpark Village - South.
Multi-family developer Alliance Residential attended a pre-application meeting with staff in September of last year to discuss a conceptual site plan for the remainder of Ballpark Village – South, owned by El Dorado. The conceptual plan is for fifteen 3-story buildings, with a density of 21 dwelling units per acre within the RES-1 category (current density 5-10 dwelling units/acre) in anticipation of approval of this PAD amendment. Staff is working with Alliance on the building elevations in an effort to ensure that the elevations will be in conformance with both the PAD Design Guidelines and the City Design Guidelines when Alliance’s formal “Prose at Ballpark Village” site plan application is submitted. The attached Prose at Ballpark Village Elevations Comparison shows the elevation submitted for the pre-app meeting, compared to the most recent elevation that Alliance has prepared for the continuing discussions with staff. In the discussions, staff has also asked Alliance to vary the alignment of the buildings along Estrella Parkway so that the streetscape is varied. The attached Prose at Ballpark Village Street-facing Elevations show the front building elevation, as well as the end building elevation, both of which are proposed by Alliance to face Estrella Parkway.
While considering the El Dorado PAD amendment request, staff determined that it was also appropriate to process a house-keeping PAD amendment at the same time. That proposed amendment is to decrease the maximum building height for one of the three multi-family residential districts from 75 feet to 55 feet. The 75-foot maximum building height was a carry-over from the original 2007 Wood Corporate Campus and Ballpark Village PAD when Rose Properties anticipated that high-rise office buildings would develop in Wood Corporate Campus. The house-keeping amendment should have been incorporated into the 2017 Communities Southwest amendment changing the approved land use in Ballpark Village – South from business/office park to residential. In addition, at this time staff is proposing to increase the maximum building height for the other two multi-family residential districts from 42 feet to 55 feet to create consistency in all three districts. Neither of the proposed changes in maximum building height, the reduction from 75 to 55 feet or the increase from 42 to 55 feet, will impact the existing Solace or REV site plan approvals, or the planned Prose site plan submittal.
The proposed amendment has not previously been before the Planning and Zoning Commission or the City Council.
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:
- Consistency with the General Plan
The existing Business/Commerce General Plan designation allows high density residential development in order to support the commercial, entertainment, and public & community facilities within the designation. This proposed PAD amendment is consistent with the designation.
- Suitability of the subject property’s physical and natural features for the uses permitted under the proposed zoning district.
This proposed PAD amendment is consistent with the current suitability of the subject property’s physical and natural features for the permitted uses in the PAD.
- 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
- 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.
This proposed PAD amendment is consistent with the current land uses within the immediate area, and this PAD amendment does not change the current permitted uses within the PAD.
- 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.
This PAD amendment does not change the current permitted uses within the PAD.
- 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.
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 and 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.
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 and 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.
- 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.
- 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 request was mailed to the owners of property within 500 feet of the subject property and other stakeholders. To date, staff has not received any public inquires as a result of this notice.
Notice for the public hearings before the Planning and Zoning Commission and City Council on February 10, 2021 and February 22, 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 January 22, 2021; and a notice of public hearings sign posted on the subject property. Information on the rezoning request and these public hearings was also posted on the city’s website. To date, staff has received one email communication from a property owner putting forth a negative opinion regarding the amount of multi-family development in Goodyear. The PAD Amendment under consideration does not increase the land area within Ballpark Village & Ballpark Village – South already approved for multi-family development.
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 request was mailed to the owners of property within 500 feet of the subject property and other stakeholders. To date, staff has not received any public inquires as a result of this notice.
Notice for the public hearings before the Planning and Zoning Commission and City Council on February 10, 2021 and February 22, 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 January 22, 2021; and a notice of public hearings sign posted on the subject property. Information on the rezoning request and these public hearings was also posted on the city’s website. To date, staff has received one email communication from a property owner putting forth a negative opinion regarding the amount of multi-family development in Goodyear. The PAD Amendment under consideration does not increase the land area within Ballpark Village & Ballpark Village – South already approved for multi-family development.
- 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.
- 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.
Staff 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. 17-1347, in accordance with that certain document titled Restated & Amended Final Planned Area Development for Ballpark Village & Ballpark Village - South dated November 23, 2020, subject to the stipulations in draft Ordinance No. 2021-1494.