Request to rezone approximately 240.32 acres located at the northwest corner of 181st Avenue and Yuma Road from R1-4, R1-6 and R1-7 to R1-4 (Single-Family Detached) zoning district with R1-4 Reduced Development Standards with a PAD Overlay.

1. ADOPT RESOLUTION NO. 2021-2165, DECLARING AS PUBLIC RECORDS THOSE CERTAIN DOCUMENTS FILED WITH THE CITY CLERK RELATED TO THE REZONING CASE FOR – LA PRIVADA.

2. ADOPT ORDINANCE NO. 2021-1505, CONDITIONALLY REZONING APPROXIMATELY 240.32 ACRES GENERALLY LOCATED NORTHWEST OF 181st AVENUE AND YUMA ROAD; AMENDING THE ZONING MAP OF THE CITY OF GOODYEAR; PROVIDING FOR NON-ABRIDGMENT, CORRECTIONS, SEVERABILITY, AN EFFECTIVE DATE, AND PENALTIES. (Christian Williams, 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 constructed by the developer and then conveyed to the city two years after construction.

The proposed rezoning includes 240.32 acres of property generally located at the northwest corner of 181st Avenue and Yuma Road (the “Property”).  The Property is located within West Goodyear and consists of two of the original West Goodyear Properties:  La Privada (approximately 198 acres) and Paseo Place Parcel 1 (formerly known as Lees 40 and then as Paseo Ridge Phase 2) (approximately 43.53 acres).  Paseo Place Parcel 1 was zoned Agricultural Urban (AU) in 2006 by Ordinance 2006-1015 when the property was annexed into the City.  Paseo Place was subsequently rezoned to R1-6, single-family zoning district by Ordinance No. 2006-1016.  La Privada was zoned Agricultural Urban (AU) in 2006 by Ordinance No. 2006-1013 when the property was annexed into the City.  La Privada was subsequently rezoned to Planned Area Development with underlying lot size of R1-6 and R1-7 by Ordinance 2006-1014 and included provisions for a school site to be adjacent to another school site in Amber Meadows; together these sites would create a larger school site. In 2018, La Privada was rezoned by Ordinance No. 2018-1411, the approximately 198 acres of La Privada were rezoned from PAD to approximately 69 acres of R1-7, approximately 48 acres of R1-6 and approximately 76 acres of R1-4.

When the various properties known as the West Goodyear Properties, including the Property, were annexed into and/or sought to rezone their respective properties, the owners of the properties caused the preparation of regional water and wastewater master studies and amendments thereto to identify the regional water and wastewater lines that had to be constructed to serve the West Goodyear properties.  The City adopted Resolution of Intention No. 06-1064 as amended by Resolution No 14-1621 and Resolution No. 16-1747 to allocate the costs of the regional water lines identified in the master water study as amended among the benefited properties (referred to herein as the “Cost Recovery Resolution – Water Delivery Lines”) and adopted Resolution of Intention No. 06-1065 as amended by Resolution No 14-1622 and Resolution No. 16-1748 to allocate the costs of the regional wastewater lines identified in the master wastewater study as amended among the benefited properties (referred to herein as the “Cost Recovery Resolution – Wastewater Trunk Lines”).. 

The current proposed rezoning seeks to replace previous zoning cases with an R1-4 (Single-Family Detached) zoning district with R1-4 Reduces Development Standards and a PAD Overlay.  The maximum number of dwelling units that will be developed on the Property is 1,200. The change in zoning does not impact the regional water and wastewater lines that are needed to serve the Property and the Property Owner is responsible for either constructing the lines identified in the cost recovery resolutions and/or paying cost recovery payment for the costs of the lines constructed by others identified in the cost recovery resolutions as benefiting the Property.

Current Policy:
A rezoning request requires public review and vote by the Planning and Zoning Commission and the City Council. The proposed rezoning must be in conformance with the General Plan and should not adversely impact the surrounding area.  As set forth below, the proposed zoning is both consistent with the General Plan and will not adversely impact the surrounding area.

Details of the Request:
The applicant is requesting a zoning change from the currently approved Paseo Place Parcel 1 (R1-6) and La Privada R1-7, R1-6 and R1-4 to R1-4 (Single Family Detached) Zoning District with R1-4 Reduced Development Standards with a PAD Overlay for a development to be referred to collectively as La Privada. The PAD Overlay modifies the foregoing standards as follows: all lots within the development shall be a minimum lot width of 40 feet; a minimum of 35% of lots shall be 45-feet wide and 120 feet deep; a minimum of 25% of lots shall be 50-feet wide and 120 feet deep; a minimum of 15% of lots shall be 55-feet (or wider) and 120 feet deep (or deeper).

La Privada will adhere to the R1-4 (Single Family Detached) Zoning District as modified by the R1-4 Reduced Development Standards, as modified by the PAD Overlay.

The proposed rezoning requires additional amenity elements, connectivity elements and streetscape elements be provided.  The proposed zoning ordinance includes stipulations requiring these amenity elements, connectivity elements and streetscape elements be provided. They include the following: 

To meet the two (2) required Amenity Elements, the development will:

• Additional Park Space - A 6.5-acre centralized park will be located at the heart of the community. It will be supported by a localized usable active open space area.  The 6.5-acre centralized park shall include a “community center”. The “community center” shall consist of a covered and connected community space (this may be an outdoor community center designed to feel like a unified outdoor building) that allows for small and large group gatherings and will surround a centralized event lawn space. Clustered adjacent to the community center and centralized event lawn shall be: a shaded or trellised outdoor kitchen preparation facility (with a built-in countertop sink and a minimum of two gas barbeque grills); a splash fountain with perimeter seating; a shaded or covered permanent game tables/areas “game room” including games such as ping pong, chess/checkers tables, cornhole, bocce ball and/or the like; a gas fireplace; and a fire pit with seating. The community center shall be adjacent to sports courts such as basketball courts and pickleball courts. The Final elements of the Additional Amenities shall be refined with staff to collectively be of an equal or greater quality to those described above.
• Tot Lots and sport courts shall be located within each of the parcels identified in the Land Use Plan except for parcel 6 which will be dedicated as a school site.

In order to meet the four (4) required Connectivity Elements, the development will:

• Be Considered In-fill – Project will be considered in-fill.
• Provide Trail System Connections that include
  • A 6-foot paved pedestrian trail along the western bank of and Emergency Conveyance Channel that has to be constructed, which shall have trail markers and include fitness stations and provide a minimum of four (4) informal gathering and resting stations; and  
  • An 8-foot decomposed granite bridle/equestrian trail along the eastern and northern boundaries of the Property; and
  • A private system of paved 5-foot wide off-street trails shall be provided which interconnect the development parcels and connect all the development parcels to the centralized park and pavers, colored concrete or stamped concrete within the sections of the streets within the Property where the trails cross the streets; and
  • Cause the construction of the Maricopa Trail along Yuma Road which shall include a minimum of an 8-foot concrete sidewalk with 2-feet of compacted decomposed granite on both sides of the concrete sidewalk (which are level with the concrete sidewalk) and shall be setback a minimum of 12-feet from the curb of Yuma Road; and
  • Create a raised median island within 183rd Avenue right-of-way in front of the centralized park, to provide traffic calming elements, and mid-block pedestrian refuge to the central park.
• Provide Lot Diversity - In order to ensure lot diversity within the R1-4 Reduced Zoning district, a minimum of 35% of lots shall be 45-feet wide and 120 feet deep; a minimum of 25% of lots shall be 50-feet wide and 120 feet deep; a minimum of 15% of lots shall be 55-feet (or wider) and 120 feet deep (or deeper). By way of comparison a standard R1-4 Reduced lot may be as small as 40-feet-wide by 100-feet-deep or 4,000 square feet.
• Limited Subdivision of Perimeter Wall – On the perimeter of the subdivision, perimeter walls shall only be constructed for individual lots; the rear of lots along the western side of the Emergency Conveyance Channel shall have View Walls with 4-feet block and a minimum of 2-feet of wrought iron on top and the eastern boundary along the Emergency Conveyance Channel shall remain open.

To support the R1-4 Reduced Development Standards, the development of the Property has to include a minimum of four (4) Streetscape Elements as set forth in Section 3-2-3 of the Goodyear Zoning Ordinance that create a sense of place and ensure the smaller lot developments are of high quality.  The Owner has agreed to incorporate features intended to create a sense of place for the West Goodyear Properties centered around their agrarian history.  These features, which are set forth below and are included in the ordinance, satisfy one of the four required Streetscape Elements. 

• West Goodyear Streetscape Design –
  • A minimum of five (5) shaded agrarian or trellis style seating areas shall be provided within the development as act as a decorative focal node within the community in focal point areas and
  • Incorporate West Goodyear design elements at or near the community entrances off of Yuma Road at 183rd Avenue at Perryville Road and Harrison Street, the words “West Goodyear” will appear on a trellis, monument sign or similar agrarian element.  The minimum text height of “West Goodyear” shall be 10-inches

Three (3) additional Streetscape Elements will need to be incorporated into the development of the Property, but they have yet to be finalized.  These additional elements will be finalized as part of the preliminary plat review. Owner is considering the following Streetscape Elements that, if incorporated into the development, would satisfy the Streetscape requirements of section 3-2-3 of the Goodyear Zoning Ordinance:     

• Sidewalk and Landscape Enhancements
  • Detached Sidewalks - 5 and a half-foot wide planter adjacent to all local roads in interior of the development with HOA maintained landscape strips except that the minor collectors within the interior of the development and along the perimeter of the Property may have 4-foot wide planters adjacent to the roadways with an 8-foot concrete sidewalk on one side of the roadway and an 8-foot wide decomposed granite trail on the other side of the roadway.
• Decorative pavers, colored concrete and/or stamped concrete, and/or other material as approved by the Zoning Administrator, Engineering and Public Works, on driveways of all lots within the Property (between the sidewalk and the house).
• Decorative pavers, colored concrete and/or stamped concrete, and/or other material as approved by the Zoning Administrator, Engineering and Public Works, at the main intersections into the development as well as along all parcel entrances along 183rd Avenue and Harrison Street.

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.
2. Suitability of the subject property’s physical and natural features for the uses permitted under the proposed zoning district.  
3. Compatibility of all potential uses allowed in the proposed zoning district with surrounding uses and zoning.
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.
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.
6. Demands for public services that will be generated by the uses permitted in the proposed zoning district.

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
Fire Station #184	5.41	2.71	7.83	3.91	Fire Station #185	14.36	7.18	16.78	8.39

7. Potential adverse fiscal impacts that will result from providing services to areas not in proximity to where existing public services are provided.  
8. General public concerns.
9. Whether the amendment promotes orderly growth and development.
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.