Request to rezone approximately 1,319.2 acres to Rainbow Valley 1st Amended Planned Area Development (PAD).
 

1. Conduct a public hearing to consider a request to rezone property to PAD.
2. Recommend approval of the request to rezone property to PAD, as set forth in the draft Ordinance No. 2021-1507. (Christian M. 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 1,319.2 acres of property that is along the east and west sides of Rainbow Valley Road between the Willis Road alignment and Queen Creek Road.

Approximately, 999.3 acres of the total 1,319.2 acres, on the west side of Rainbow Valley Road, was rezoned from Agricultural Urban (AU) Zoning District on October 22, 2018 to Final Planned Area Development (PAD) Zoning District by Ordinance No. 2018-1409 for the development of a mixed-use project known as "Rainbow Valley," which at full build out was expected to result in the development of approximately 2,900 residential dwelling units, commercial uses and non-residential uses.

This area of the City is not contiguous to existing development or to existing infrastructure, is not currently being served by City water or wastewater facilities, and is not located within the City’s Designation of Assured Water Supply. In keeping with the city’s policy that growth pays for growth, on October 22, 2018, the Goodyear City Council adopted Resolution 2018-1908 approving the Development Agreement for Rainbow Valley, which applied to the 999.3 acres rezoned by Ordinance 2018-1409.  The Development Agreement for Rainbow Valley requires owner to purchase all capital equipment, dedicate all necessary on-site and off-site rights-of-way, design, install, and/or construct all public infrastructure, on-site and off-site, determined by the city as being necessary to support the development of the property and to allow the city to provide city services to the property except as otherwise provided in the development agreement.  In addition to this overarching obligation, the Development Agreement for Rainbow Valley addresses transportation requirements, fire services requirements and utility services requirements, government services necessary for the health and safety of future residents of Rainbow Valley.  It further addresses the timing of the development of park and recreational amenities, which are necessary for the welfare of the future residents of Rainbow Valley, and sources of reimbursements for infrastructure that is constructed that provides a regional benefit. The Development Agreement for Rainbow Valley provides specific requirements regarding certain infrastructure improvements and broad descriptions of requirements related to other infrastructure improvements. 

When the Development Agreement for Rainbow Valley was entered, city staff was unwilling to commit to providing water and wastewater services to the Rainbow Valley development.  After further analysis and consideration, city staff determined the city should provide water and wastewater services and, on October 28, 2019, the Goodyear City Council adopted Resolution 2019-2009 approving the First Amendment to Development Agreement for Rainbow Valley.  This amendment set forth terms pursuant to which the city will provide water and wastewater services to the property, including the property owners’ obligations to acquire all capital equipment and to design, install, and/or construct all infrastructure (on-site and/or off-site,) needed for the city to provide water and wastewater services to the property and conveying all lands to the city for such infrastructure. 

The developer would like to rezone the 999.3 acres and include an additional approximately 319.9 acres, located on the east side of Rainbow Valley Road between Germann and Queen Creek Roads, by the adoption of the Rainbow Valley 1st Amended Planned Area Development, which would create a cohesive 1,319.2 ace development.  The proposed rezoning is conditioned upon the execution of an Amended and Restated Development Agreement for Rainbow Valley, which will apply to the entire 1,319.2 acres subject to the proposed rezoning and which has been modified to incorporate changes needed to address additional needs created by the inclusion of the additional 319.9 into the Rainbow Valley development.

The General Plan Land Use Plan designates the Property as ‘Neighborhoods’ and the ‘Neighborhoods’ land use category provides areas for the growth and development of neighborhoods with a wide range of densities and housing types.

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 request is to rezone approximately 1,319.2 acres generally located between the Willis Road alignment on the north and Queen Creek Road on the south and between Perryville Road on the west and 175th Avenue alignment on the east from Planned Area Development (PAD) and Agricultural Urban (AU) to Planned Area Development (PAD).  The rezone provides for the development of a project known as Rainbow Valley as set forth In the Rainbow Valley 1st Amended PAD (“the PAD”), which provides for the development of a mix of low density and medium density residential uses with a maximum unit count of 4,121.

A portion of the Project may develop as an active adult community.  The location of the active adult community has not been determined. Active adult communities are defined as those whose full-time residents are over a certain age threshold, consistent with state and federal fair housing laws. Age related restrictions for active adult communities will be governed by the Project’s CC&Rs, and not by the city.

The PAD will also allow for the development of commercial uses, open space and parks, a place of worship, a school, and utility facilities to serve the PAD. The Rainbow Valley 1st Amended PAD establishes the development standards for each of the uses.

All permitted uses, development standards, design guidelines, landscape standards, sign regulations, and lighting regulations will be governed by the underlying zoning district, except as expressly modified by this PAD and as further modified by the stipulations and conditions of approval as set forth in the proposed zoning ordinance. 

Low-Density Residential:
The LDR land use districts offer a range of single-family housing opportunities disbursed throughout the Project.  The low-density residential land use districts are LDR1, LDR2, and LDR3.
Underlying Zoning
For any subdivision that includes lots with widths less than 55-feet, two of the following streetscape elements shall be provided:
LDR DEVELOPMENT STANDARDS

Districts	LDR1	LDR2	LDR3
Underlying Zoning Districts*	R1-7	R1-6	R1-4
Lot Standards
Min. Lot Area (sq. ft.)	7,000	6,000	4,500
Minimum Lot Width (ft.)	65	55	45
Minimum Lot Depth (ft.)	100	100	100
Building Form and Location
Maximum Height (ft.)	30	30	30
Maximum Building Coverage	N/A (1)	N/A (1)	N/A (1)
Minimum Setbacks (ft.)
Front **	10	10	10
Front Facing Garage	20	18 (2)	18 (2)
Side	5	5	5
Total Both Sides	15	10	10
Street Side ***	15	10	10
Rear yard	20	20	15
Development Standards
Open Space % (of net area)	5 (3)(4)	5 (3)(4)	5 (3)(4)
*The Development Standards in the Goodyear Zoning Ordinance applicable to the underlying zoning districts identified herein shall apply except as otherwise modified herein.  ** Front setback shall be measured to patios, livable space, and side entry garages.
*** Where a minimum 10-foot wide landscape tract is provided, the typical side setbacks, rather than Street Side setback applies.
(1) Lot coverage is controlled by the required yard setbacks.  Accessory buildings are regulated per Article 8-2 of the City's Zoning Ordinance.
(2) 20' minimum from face of garage to back of sidewalk.
(3) Net area excludes Loop 303. parkway, and arterial streets.
(4) Overall open space for all parcels, excluding commercial and public facility parcels, shall be a minimum of 20%.

 
Medium-Density Residential:

The MDR land use districts offer a variety of housing opportunities.
Underlying Zoning

• Non-permitted uses include Vertical apartment complex, defined as multi-story building(s) with one or more units above a ground floor unit.

For any subdivision developing under the R1-A and R1-C district shall provide one of the following elements: MDR DEVELOPMENT STANDARDS


Commercial:

The commercial district is designed to respond to opportunities and constraints of the site, as well as respond to demographic projections for the Community at build-out.  Community Commercial District (CC) is intended to provide services to serve the Project and larger area.  The permitted uses, regulations, and development standards shall be governed by C-2 of the Zoning Ordinance, except as expressly modified by this PAD. 
Underlying Zoning
CC DEVELOPMENT STANDARDS

Districts	CC
Underlying Zoning Districts*	C-2
Minimum Net Site Area	10,000
Minimum Lot Width	150'
Maximum Height	56' (2)
Maximum Building Coverage	50%
Minimum Setbacks
Front	10'
Side	N/A (1)
Rear	N/A (1)
Street Side	10'
* The Development Standards in the Goodyear Zoning Ordinance applicable to the underlying zoning districts identified herein shall apply except as otherwise modified herein. (1) Buildings adjacent to any residential use or district are subject to additional minimum building setbacks as defined in Subsection B.6 of the Goodyear Zoning Ordinance.
(2) Buildings with heights in excess of 30' shall provide 1 foot of additional setback for each foot of building height over 30'.

Parks, Open Space and Public Facilities:
OS:    Enhanced Neighborhood Parks and Waterman Wash are the only areas with this land use district.  Additional open spaces will develop within parcels.

One five-acre neighborhood park shall be provided within a one-quarter mile walking distance of all residential areas. As an alternative to a five-acre park, the following shall be permitted.
Neighborhood Park 1 and Neighborhood Park 2 shall include the following minimum amenities and design considerations:
The Enhanced Neighborhood Parks identified in Figure 2(a) shall include the minimum amenities and design considerations for Neighborhood Park 1 and Neighborhood Park 2, and, in addition, shall include:
The first or second Enhanced Neighborhood Park constructed within the Project’s Westside shall include at least one of the following enhanced amenities:
If the first or second Enhanced Neighborhood Park constructed within the Project’s Westside that includes one of the foregoing amenities is located within an age-restricted or gated community or is not accessible to all homeowners on the Project’s Westside, the third remaining Enhanced Neighborhood Park that is to be constructed shall include at least one of the foregoing amenities and such park shall be accessible to all residents within the Project’s Westside that are not located within an age-restricted or gated community.

The Enhanced Neighborhood Park constructed within the Project’s Eastside shall include at least one of the following enhanced amenities:
The Enhanced Neighborhood Park constructed within the Project’s Eastside shall be accessible to all residents within the Project’s Eastside.

A 75-foot buffer shall be located on the north and south side of Waterman Wash as shown on Figure 3. The buffer will include a portion of the City’s planned regional multi-use path system and may also include:
An approximately 3-acre Level 2 Trailhead (T2) with a minimum 6-30 standard parking spaces, benches, drinking water, restroom, lighting, shade structure, picnic ramada, bike racks, and signs per the City of Goodyear Parks, Recreation, Trails and Open Space Master Plan, shall be located along the north side of Waterman Wash near Rainbow Valley Road as shown on Figure 2a, Open Space & Trails Plan.

PFD:   Public Facilities District, except as expressly modified by the PAD.

The water campus is designed to meet a public need for the surrounding community.  An update to the City of Goodyear Infrastructure Water Master Plan (IWMP) is anticipated.  In the event the IWMP does not locate the water campus at this location, the parcel may develop per the LDR2 development standards without requiring a PAD Amendment.  The City of Goodyear PFD standards apply to this district.

The PAD Narrative Book includes additional information, as well as conceptual exhibits, intended to describe and depict the planned character of the Rainbow Valley development. Except for certain conceptual exhibits that are included as part of the Rainbow Valley 1st Amended PAD, the descriptive informative and the conceptual exhibits are not being adopted as part of the rezone, and such as they are not regulatory. Specific details of the development will be established in the platting and site plan approval processes in conformance with the Rainbow Valley 1st Amended PAD approved with the rezone.

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.
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 #186	2.97	1.49	5.93	2.97	Fire Station #182	11.65	5.83	14.61	7.30

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.