| ITEM #: 15. DATE: 06/23/2025 AI #:2696 |
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CITY COUNCIL ACTION REPORT
| SUBJECT: | FIRST AMENDMENT TO THE COMPREHENSIVE SIGN PACKAGE (CSP) FOR CANYON TRAILS TOWNE CENTER |
| STAFF PRESENTER(S): | Christian M. Williams, Planning Manager |
SUMMARY
A request to amend the Canyon Trails Towne Center CSP (Attachment A), located north of Yuma Road and east of Cotton Lane.
STRATEGIC PLAN ALIGNMENT
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RECOMMENDATION
Approve the Canyon Trails Towne Center 1st Amended CSP dated May 2025, subject to stipulations. (Christian M. Williams, Planning Manager)
STIPULATIONS
All signs shall be in conformance with the Canyon Trails Towne Center CSP dated May 2025; and
The multi-family development shall follow Article 7 Sign Standards; however, the architecture and embellishments of the monument sign shall be complementary to the center or architecture of the building; and
Off-site signage is prohibited; and
No signage shall be placed within city rights-of-way.
The multi-family development shall follow Article 7 Sign Standards; however, the architecture and embellishments of the monument sign shall be complementary to the center or architecture of the building; and
Off-site signage is prohibited; and
No signage shall be placed within city rights-of-way.
FISCAL IMPACT
There is no direct budget impact associated with the approval of the Canyon Trails Towne Center CSP.
BACKGROUND AND PREVIOUS ACTIONS
The Canyon Trails Towne Center CSP applies to approximately 91 acres of commercial property as shown in the aerial photo in Attachment B. The Canyon Trails Towne Center commercial property is zoned Planned Area Development (PAD). The Canyon Trails Towne Center was originally rezoned from Preliminary PAD to Final PAD by the adoption of Ordinance 1999-0649 which was approved on July 26, 1999. An Amendment to the PAD was approved on May 16, 2005, by the adoption of Ordinance No. 2005-0942, which amended the PAD to change the land use designation of approximately 72 acres from a residential use to the current commercial use. The change permitted the entire 91-acre parcel to be developed as the Canyon Trails Towne Center regional commercial center.
The original CSP for Canyon Trails Towne Center was included as part of the Design Guidelines for the Canyon Trails Towne Center, dated February 2005, with the adoption of Ordinance No. 2005-0942.
The original CSP for Canyon Trails Towne Center was included as part of the Design Guidelines for the Canyon Trails Towne Center, dated February 2005, with the adoption of Ordinance No. 2005-0942.
STAFF ANALYSIS
Current Policy:
All PADs are required to prepare and submit a CSP for review and approval prior to the issuance of individual sign permits. A CSP provides a comprehensive and coordinated approach to the design of signage that exhibits superior quality and effective messaging. In recognition of the benefits of cohesive and comprehensive sign design, modifications to the signage requirements established in Article 7, Sign Regulations, of the Goodyear Zoning Ordinance, may be appropriate within a CSP.
A CSP in compliance with the requirements in Article 7, may be approved by the Zoning Administrator after review and approval by the Development Review Committee. However, a CSP which proposes modifications to the requirements in Article 7 must be reviewed by the Planning and Zoning Commission and approved by the City Council. The first amended Canyon Trails Towne Center CSP requests modifications to the standards in Article 7 and therefore requires Planning and Zoning Commission review and City Council approval.
Details of the Request:
The request is to approve the 1st Amended Canyon Trails Towne Center CSP, which encompasses the 91-acre area within the Canyon Trails PAD. The original CSP included three multi-tenant monument signs within the right-of-way (R.O.W.) along Cotton Lane. These signs were to remain until such time as the Arizona Department of Transportation (ADOT) acquired the property for the future Loop 303 freeway extension. ADOT is scheduled to commence construction of the Loop 303 freeway extension during the fourth quarter of 2025. This amendment includes a request for the removal and relocation of three existing multi-tenant monument signs located just east of Cotton Lane out of the ADOT R.O.W. and onto Canyon Trails Towne Center property. No changes to the multi-tenant monument signs are being proposed, aside from the relocation request. All requirements, regulations, specifications, and design parameters for all other users within the Canyon Trails Towne Center development remain unchanged.
Evaluation Criteria:
Per the city of Goodyear Zoning Ordinance, the city’s review and recommendation on a CSP is to be guided by the following criteria:
Staff Findings:
The Planning and Zoning (P&Z) Commission considered this item at their regular meeting on June 11, 2025. The P&Z Commission unanimously voted (4-0) to forward a recommendation of approval to the City Council. There was no public opposition to this item voiced at the meeting.
The request to approve the 1st Amended Canyon Trails Towne Center CSP meets the evaluation criteria for a CSP as set forth in Article 7, Sign Regulations, of the Zoning Ordinance, subject to the recommended stipulations of approval.
All PADs are required to prepare and submit a CSP for review and approval prior to the issuance of individual sign permits. A CSP provides a comprehensive and coordinated approach to the design of signage that exhibits superior quality and effective messaging. In recognition of the benefits of cohesive and comprehensive sign design, modifications to the signage requirements established in Article 7, Sign Regulations, of the Goodyear Zoning Ordinance, may be appropriate within a CSP.
A CSP in compliance with the requirements in Article 7, may be approved by the Zoning Administrator after review and approval by the Development Review Committee. However, a CSP which proposes modifications to the requirements in Article 7 must be reviewed by the Planning and Zoning Commission and approved by the City Council. The first amended Canyon Trails Towne Center CSP requests modifications to the standards in Article 7 and therefore requires Planning and Zoning Commission review and City Council approval.
Details of the Request:
The request is to approve the 1st Amended Canyon Trails Towne Center CSP, which encompasses the 91-acre area within the Canyon Trails PAD. The original CSP included three multi-tenant monument signs within the right-of-way (R.O.W.) along Cotton Lane. These signs were to remain until such time as the Arizona Department of Transportation (ADOT) acquired the property for the future Loop 303 freeway extension. ADOT is scheduled to commence construction of the Loop 303 freeway extension during the fourth quarter of 2025. This amendment includes a request for the removal and relocation of three existing multi-tenant monument signs located just east of Cotton Lane out of the ADOT R.O.W. and onto Canyon Trails Towne Center property. No changes to the multi-tenant monument signs are being proposed, aside from the relocation request. All requirements, regulations, specifications, and design parameters for all other users within the Canyon Trails Towne Center development remain unchanged.
Evaluation Criteria:
Per the city of Goodyear Zoning Ordinance, the city’s review and recommendation on a CSP is to be guided by the following criteria:
1. Size and Height: The comprehensive sign plan shall demonstrate that all proposed signage is no larger than necessary for sufficient visibility and legibility. Factors to be considered in determining allowed size and height may include, but are not limited to, topography, traffic volumes, traffic speeds, visibility ranges, copy size and impact on adjacent property.
The Canyon Trails Towne Center 1st Amended CSP proposes no changes to the size and height standards previously approved. The application indicates that only the removal and relocation of the three existing muti-tenant monument signs from ADOT R.O.W. to Canyon Trails Towne Center property will take place. As such, the request is supportable to ensure signage is relocated to enhance the visibility and branding opportunities for the property owner.
2. Location and Orientation: Signs should be located and oriented to allow sufficient visibility and legibility for pedestrian and vehicle traffic. Factors that may be considered in reviewing the appropriateness of the sign location and orientation may include, but are not limited to, location relative to the surrounding streets and land uses, traffic volumes and access points, visibility angles and topographic features.
The Canyon Trails Towne Center 1st Amended CSP sign setbacks, separations, and locations are intended to provide for maximum visibility while also promoting pedestrian and vehicular safety. Therefore, staff find the proposal appropriate and supportable.
3. Design, Colors and Materials: Signs proposed under the CSP shall be harmonious with and enhance the architecture and theme of the specific development in which the signs are located. Compatibility with the specific development shall include the use of complementary colors, materials and architectural style.
The Canyon Trails Towne Center 1st Amended CSP does not alter the design, colors, and materials of the approved CSP.
4. Surrounding Land Uses: Signs shall not adversely impact adjacent land uses, especially adjacent residential land uses. The CSP shall demonstrate the measures that will be taken to ensure the proposed signage will not adversely impact adjacent land uses in terms of lighting, size, location and orientation.
The subject property includes commercial development. The proposed signage CSP will not adversely impact these surrounding uses given their size, location and orientation should match the intensity of these surrounding developments and their associated signage. As such, staff find the intended signage will not adversely affect any adjacent land uses and is therefore appropriate and supportable.
The Canyon Trails Towne Center 1st Amended CSP proposes no changes to the size and height standards previously approved. The application indicates that only the removal and relocation of the three existing muti-tenant monument signs from ADOT R.O.W. to Canyon Trails Towne Center property will take place. As such, the request is supportable to ensure signage is relocated to enhance the visibility and branding opportunities for the property owner.
2. Location and Orientation: Signs should be located and oriented to allow sufficient visibility and legibility for pedestrian and vehicle traffic. Factors that may be considered in reviewing the appropriateness of the sign location and orientation may include, but are not limited to, location relative to the surrounding streets and land uses, traffic volumes and access points, visibility angles and topographic features.
The Canyon Trails Towne Center 1st Amended CSP sign setbacks, separations, and locations are intended to provide for maximum visibility while also promoting pedestrian and vehicular safety. Therefore, staff find the proposal appropriate and supportable.
3. Design, Colors and Materials: Signs proposed under the CSP shall be harmonious with and enhance the architecture and theme of the specific development in which the signs are located. Compatibility with the specific development shall include the use of complementary colors, materials and architectural style.
The Canyon Trails Towne Center 1st Amended CSP does not alter the design, colors, and materials of the approved CSP.
4. Surrounding Land Uses: Signs shall not adversely impact adjacent land uses, especially adjacent residential land uses. The CSP shall demonstrate the measures that will be taken to ensure the proposed signage will not adversely impact adjacent land uses in terms of lighting, size, location and orientation.
The subject property includes commercial development. The proposed signage CSP will not adversely impact these surrounding uses given their size, location and orientation should match the intensity of these surrounding developments and their associated signage. As such, staff find the intended signage will not adversely affect any adjacent land uses and is therefore appropriate and supportable.
Staff Findings:
The Planning and Zoning (P&Z) Commission considered this item at their regular meeting on June 11, 2025. The P&Z Commission unanimously voted (4-0) to forward a recommendation of approval to the City Council. There was no public opposition to this item voiced at the meeting.
The request to approve the 1st Amended Canyon Trails Towne Center CSP meets the evaluation criteria for a CSP as set forth in Article 7, Sign Regulations, of the Zoning Ordinance, subject to the recommended stipulations of approval.
Attachments
- Attachment A - Canyon Trails Towne Center 1st Amended Comprehensive Sign Package dated May 2025
- Attachment B - Aerial Photo
- Staff Presentation