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ITEM #: 19.
DATE: 03/28/2022
AI #:732
CITY COUNCIL ACTION REPORT
 
SUBJECT: REZONE FOR THOMPSON FUNERAL CHAPEL
 
STAFF PRESENTER(S): Alex Lestinsky, Senior Planner

OTHER PRESENTER(S):

David Molinar, Archicon Architecture

SUMMARY

This is a public hearing for and consideration of a rezone to approximately 2.9 acres located north of the northwest corner of Litchfield and Yuma Roads, from C-2 and I-1 to the Planned Area Development (PAD) Zoning District with an underlying Zoning District of General Commercial (C-2) with a PAD Overlay.

Recommendation

1. ADOPT RESOLUTION NO. 2022-2218, DECLARING AS PUBLIC RECORDS THOSE CERTAIN DOCUMENTS FILED WITH THE CITY CLERK AND TITLED “OFFICIAL SUPPLEMENTARY ZONING MAP NO. 21-20” AND “LEGAL DESCRIPTION – THOMPSON FUNERAL CHAPEL.”

2. ADOPT ORDINANCE NO. 2022-1531, CONDITIONALLY REZONING APPROXIMATELY 2.9 ACRES OF LAND LOCATED NORTH OF THE NORTHWEST CORNER OF LITCHFIELD AND YUMA ROADS FROM LIGHT INDUSTRIAL (I-1) AND GENERAL COMMERCIAL (C-2) TO A PLANNED AREA DEVELOPMENT (PAD) ZONING DISTRICT WITH AN UNDERLYING ZONING DISTRICT OF C-2 WITH PAD OVERLAY; AMENDING THE ZONING MAP OF THE CITY OF GOODYEAR; PROVIDING FOR NON-ABRIDGMENT; PROVIDING FOR CORRECTIONS; PROVIDING FOR SEVERABILITY; PROVIDING FOR AN EFFECTIVE DATE; PROVIDING FOR PENALTIES; AND DIRECTING THE CITY CLERK TO RECORD A COPY OF THIS ORDINANCE. (Alex Lestinsky, Senior 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

The 2025 Goodyear General Plan Land Use Plan designates the subject property as ‘Business & Commerce’.

The property subject to this rezoning request consists of approximately 2.9 acres located north of the northwest corner of Litchfield and Yuma Roads (the “Subject Property”).  As reflected in the depiction below, the west half of the Subject Property, which fronts S. Camino Oro and is approximately 1.9 acres, is currently zoned Light Industrial (I-1) and the east half of the Subject Property, which fronts South Litchfield Road and is approximately 1 acre, is currently zoned General Commercial (C-2).  The Thompson Funeral Chapel is currently located on the portion of the Subject Property zoned General Commercial (C-2).  The current proposal requests to rezone the Subject Property, to the Planned Area Development (PAD) Zoning District with an underlying zoning district of General Commercial (C-2) with a PAD Overlay. 

The Planning and Zoning Commission held a public hearing on March 16, 2022, and recommended approval of the rezone with a vote of 7-0.

STAFF ANALYSIS

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

Details of the Request:
The request is to rezone the Subject Property to the Planned Area Development (PAD) Zoning District with an underlying zoning district of General Commercial (C-2) with a PAD Overlay to allow an above grade columbarium (a room or building with niches for funeral urns to be stored) as a permitted use. There are no other deviations requested to either the development standards or permitted uses applicable to the General Commercial (C-2) Zoning District.

The existing funeral chapel has been at this site since 1964. The Thompson Family wishes to expand its operations to the west and develop an above ground columbarium. The existing funeral chapel property is zoned C-2, which allows funeral homes as a permitted use. The proposed additional property to the west is zoned I-1 which does not list funeral homes or similar uses as a permitted use. The above ground columbarium use is not contemplated in the Zoning Ordinance in any zoning district, therefore a C-2 zoning with PAD Overlay is proposed for both parcels to allow for the planned expansion and the development of an above aground columbarium.  
 


Evaluation Criteria:
  1. Consistency with the General Plan.
As mentioned in the Backgrounds and Previous Actions section, the 2025 Goodyear General Plan designates this area as Business & Commerce. The Business & Commerce category provides areas for growth and development of Goodyear’s economic base, and service-oriented business that are regionally significant. The existing use and proposed expansion with this rezone will further this intent.
  1. Suitability of the subject property’s physical and natural features for the uses permitted under the proposed zoning district.
The portion of the Subject Property that is currently zoned Light Industrial (I-1) is currently a vacant lot. The portion that is currently zoned General Commercial (C-2) is already developed and is operating as a funeral home. The property’s physical and natural features are suitable for the proposed rezone and use of the property will be required to be graded and developed in accordance with all applicable engineering design guidelines and standards.
  1. 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 – Christ Evangelical Lutheran Church (Zoned MF-24)
South – Vacant parcel, City of Goodyear Wellness Clinic (Zoned I-1 and C-2 respectively)
East – Litchfield Road, Existing single family residential (Litchfield Subdivision, zoned R1-7)
West – Camino Oro Drive, Wildeck steel manufacturer (Zoned I-1)

The rezoning being proposed is appropriate considering the uses and zoning of the surrounding properties.  
  1. Proposed zoning district’s consistency with other land uses within the immediate area and whether uses allowed under proposed zoning district would be better suited to the subject property than the uses allowed under current zoning.
The Subject Property is surrounded by a mix of light industrial and commercial uses to the north, south, and west. The existing building/use is already permitted and operational within the C-2 district. This expansion to the west is consistent with the existing operations of the funeral chapel. The residential area to the east is already abutting the funeral home and the columbarium will be blocked from view by the existing building. If the zoning is approved, site plan and landscape improvements will be reviewed by staff. The plans included with the application are conceptual at this time.

Luke Air Force Base:
The subject property is not located within the vicinity of a military airport. Notice was provided to Luke AFB, and they have indicated that given the location of the subject property, base operations will not be adversely impacted by this request.

Phoenix-Goodyear Airport:
The subject property is located within the Phoenix-Goodyear Traffic Pattern Airspace. Notice was provided to Phoenix-Goodyear Airport, and they have not provided any objection to the request.
  1. Demand for the types of uses permitted in the proposed zoning district in relation to amount of land currently zoned and available to accommodate the demand.
Half of the subject property is already being used as a funeral chapel. This rezone would provide for additional funeral services at the existing location. There are currently no other funeral homes or columbarium sites within Goodyear. 
  1. Demands for public services that will be generated by the uses permitted in the proposed zoning district.  
Below is a summary of impact to public services.

Fire Response:
Emergency response times and distances are provided below:
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
#181 3.03 1.51 3.03 1.51 #184 6.11 3.05 6.11 3.05

Police Response:
The subdivision is located within an existing Police patrol beat and the current level of service within the beat can accommodate the development of the property.

Streets/Transportation:
The existing facility already has two points of access from Litchfield Road. With the addition of the property to the west, the site will have additional access via Camino Oro Drive.

Water/Wastewater:
The subject property is located within the City of Goodyear water and wastewater service area.  

Solid Waste/Recycling:
Solid waste and recycling services for the property will be contracted through a commercial provider.
  1. Potential adverse fiscal impacts that will result from providing services to areas not in proximity to where existing public services are provided; 
The subject property is in proximity to where existing public services are provided.
  1. General public’s concerns.
Public Participation:
Pursuant to the Citizen Review process, a neighborhood meeting was held at the Thompson Funeral Chapel on Wednesday, February 23, 2022. The applicant was prepared with a presentation for any and all attendees. Staff and the applicant were available for questions.

Notice for the March 2022 public hearings before the Planning and Zoning Commission and City Council included a postcard mailed to the owners of property within 500 feet of the subject property; a legal notice and display ad published in the Arizona Republic on February 25, 2022; and a notice of public hearings sign posted on the property.

The Public Hearing was held before the Planning and Zoning Commission on March 16, 2022. The applicant gave a brief presentation, no one from the public spoke in objection of the rezone request. The Commission recommended approval of the request 7-0.
  1. Whether the amendment promotes orderly growth and development;
The subject property is located adjacent to existing infrastructure and developed areas. The amendment will allow development of the subject property and promotes the orderly growth and development of the City.
  1. 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.
The development of the proposed funeral site expansion to include an above ground columbarium will be required to adhere to all applicable design, building, and engineering standards of the City of Goodyear. Adherence to these standards will be evaluated during the site plan, civil engineering, and building plan review processes.

Attachments