This is a public hearing to request a rezone of approximately 35.053 acres located approximately at the northeast corner of West McDowell Road and North Bullard Avenue (the “Property”) from Planned Area Development (PAD) Palm Valley Promenade 1st Amended to PAD Palm Valley Promenade 2nd Amended, to remove the three (3) story limitation for buildings in the existing zoning on approximately 16.57 acres of undeveloped property and modify the maximum building height standard to require conformance to the C-2 (General Commercial) building height standards of fifty-six (56) feet.

The complete list of stipulations is contained within the draft Ordinance, included as Attachment A.

Although fiscal impact analysis has not been conducted on a specific development 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. There is no anticipated cost to the city for the rezone to modify the maximum building height on the Property.

On May 29, 2001, the City Council conditionally rezoned approximately 74 acres of property from PAD (Residential) to PAD (Neighborhood Commercial, Mixed Use Commercial and High Density Residential) with the adoption of Ordinance No. 2001-0745.

On June 27, 2005, Goodyear City Council adopted Ordinance No. 2005-0949, conditionally rezoning approximately 45 acres of property generally located at the northeast corner of West McDowell Road and North Bullard Avenue from PAD Palm Valley Phase 2, with an underlying zoning of Mixed Use Commercial, to PAD Palm Valley Promenade. The ordinance clarified that development within the PAD shall conform to C-2 (General Commercial) uses and development standards except as modified in the Palm Valley Promenade Development Guidelines dated May 12, 2005 and facilitated development of Lifetime Fitness.

On June 26, 2009, Goodyear City Council adopted Ordinance No. 2009-1185, representing the 1st amendment to the Palm Valley Promenade PAD. This amendment modified the uses and development standards applicable on approximately 10.42 acres of property located north of Lifetime Fitness and facilitated development of Amiya Apartments.

The Property subject to the current Palm Valley Promenade Development Guidelines consists of 35.053 acres. Approximately 16.57 acres are currently undeveloped property located on the west side of the private street known as North 146th Avenue, which becomes West Goodyear Way and at the northeast intersection of North Bullard Avenue and West McDowell Road (the "West Parcel") (Attachment B). Within the West Parcel, the current PAD zoning permits C-2 (General Commercial) uses and development standards except as modified in the Palm Valley Promenade Development Guidelines, which limit the maximum building height to three (3) stories up to fifty (50) feet within the West Parcel.

Current Policy:
A rezoning request requires public review and approval by the Planning and Zoning Commission and the City Council. The proposed rezone must be in conformance with the General Plan and should not adversely impact the surrounding area as outlined in the Zoning Ordinance.

Details of Request:
The applicant is requesting approval of a rezone (PAD amendment) to modify the maximum building height allowed on the West Parcel within the Palm Valley Promenade. The current zoning is PAD Palm Valley Promenade 1st Amended, which allows a maximum building height of three (3) stories up to fifty (50) feet. The proposed zoning is PAD Palm Valley Promenade 2nd Amended, which would allow development consistent with the C-2 (General Commercial) maximum building height standard of fifty-six (56) feet and remove the three (3) story limitation for the West Parcel. The request is to facilitate the development of future hotel building of up to four (4) stories within the West Parcel located adjacent to the Lifetime Fitness.

A project narrative, including conceptual site plan and renderings for the future hotel development, is included as Attachment C.

Evaluation Criteria:
Evaluation criteria for this project can be found in Section 1-3-1 (Amendments) of the Zoning Ordinance. See Attachment D for an analysis of the project’s conformity to these criteria.

In accordance with the city’s Citizen Review Ordinance and Article 1-3-8-E of the Zoning Ordinance, an alternative citizen review was conducted. The alternative citizen review consisted of mailing notices of application on April 9, 2026, to all property owners within 500 feet of the rezone area for which the maximum building height modifications have been proposed. Notices of application were mailed to 32 property owners and review material made available on the city website. Three (3) signs visible from the public rights-of-way were posted on the property on April 14, 2026.

Staff Findings:
As outlined herein, staff finds the proposed rezone request to further the vision of the City of Goodyear and to be in compliance with the General Plan’s fundamental strategies, goals and policies, and does not alter the existing character of the area or diminish the environmental quality of the air, water, land, or cultural resources.