A rezoning request requires public review and recommendation by the Planning and Zoning Commission and review and approval by the City Council. The proposed rezoning must be in conformance with the General Plan and should not adversely impact the surrounding area.

The applicant is requesting a zoning change from the current Planned Area Development (PAD) with an underlying land use designation of commercial, industrial, business park and retail to a PAD Zoning District to allow for the development of a single-family master-planned community.
 

All permitted uses, development standards, design guidelines, landscape standards, sign regulations, and lighting regulations will be governed by the underlying zoning district (as found in the table below), 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. 

Lot Development Standards by Land Use District:

1 Front setback shall be measured to covered patios, livable space, and side entry garages.

2 Front setback shall be measured from the back of sidewalk to face of garage door. Front setback from a public or private street that is not providing direct vehicular access to homes shall be 10 feet.

3Side setbacks shall be 5’ on each side with a 5’ Use & Benefit Easement on the non-courtyard side of the lot.

4 Where a minimum 10-foot-wide landscape tract between the side lot line and the back of sidewalk is provided, the typical side setbacks, rather than the Street Side setback applies.

5 All single-family residential units within the R35 land use district shall be alley-loaded and, unless otherwise agreed to by the Zoning Administrator in his sole discretion, pavers/decorative concrete shall be installed within the entrances into the alleys except for curbing and gutters.

6 All contiguous single-family residential units shall be developed with the same land use district development standards set forth in Table 2 and each such set of contiguous single-family residential units shall constitute a land use district.

A minimum of 15% of the platted lots shall be R50, a minimum of 15% of the platted lots shall be R52, a minimum of 25% of the platted lots shall be R45, and a minimum of 25% of the platted lots shall be R35. The remaining 20% may be applied in part of in whole to either of the residential zoning districts found within the PAD.

Open Space and Amenities:

Fulton Homes at Ballpark Village will include 3 large park amenity areas, situated in strategic locations throughout the community, ensuring that all residents have convenient walkable access to a variety of open space and amenity opportunities.

 

 

 

Connectivity:

Limited Subdivision walls will be provided along Wood Avenue, Bullard Wash, Estrella Parkway, Yuma Road and Lower Buckeye parkway. Three trail connections will be made to the Bullard Wash from the community. Additionally, five pedestrian connections will be made to the adjacent sidewalks on arterial streets surrounding the development and two connections will be made to the sidewalks along Wood Boulevard.

Streetscape and Architectural Form:

The community anticipates including:

· Detached sidewalks with 5-foot planting strips that are HOA maintained
· Paver driveways on all R52, R50 and R45 platted lots and incorporating the Ballpark Village theming at entries and at the corner of Estrella Parkway and Yuma Road
· The developer will also be utilizing bright and primary colors for the base color of homes in order to add vibrancy and housing diversity to the development.

The developer is also required to construct a Ballpark Village Gateway Monument at the southeast corner of Estrella Parkway and Yuma Road. This monument will match themes and materials found within the Ballpark Village area and include an artistic mural that is publicly facing.

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.

The Goodyear 2025 General Plan designates the property with the Neighborhood land use category; this category allows for a variety of residential uses including what is proposed by Fulton Homes at Ballpark Village.

Goal GD-1: A compatible mix of land uses that fosters a quality community, with livable and safe neighborhoods, a healthy population, a strong economy, and a sustainable environment.

· Objective GD-1-5: Plan for and develop the future City Center site with a mix of cultural, commercial, and recreational uses and amenities.

o Policy ‘b’: Consider new information in the planning for City Center such as resident comments, demographics, and community needs.

Subsequent to the adoption of the General Plan, the City opted to develop its “Civic Square” near Estrella Falls north of the I-10 freeway rather than on the northwest corner of Estrella Parkway and Yuma Road. Fulton Homes at Ballpark Village is proposed in response to this change in information and plans relative to the City Center.

Goal GD-2: Effectively managed and well-distributed growth that meets or exceeds the quality of existing development and addressed the needs of existing and future residents and businesses.

· Objective GD-2-1: Ensure that new development pays its fair share toward the cost of additional public service needs generated by that new development.

Fulton Homes at Ballpark Village will both construct new infrastructure adjacent to the Property and pay development impact fees to the City for its fair share of additional public service needs that may be generated by the project.

· Objective GD-2-2: Focus new growth in the City’s designated growth areas to effectively utilize resources, minimize operation and maintenance costs, and attract and effectively provide new services such as transit and entertainment opportunities.

o Policy ‘b’: Promote development within the City’s designated growth areas first.
The proposed Ballpark Village development is located in the immediate vicinity of both the Phoenix-Goodyear Airport job center.  

Goal GD-3: A connected community with a well-functioning roadway network of complete streets that meet the needs of its residents, workforce, and visitors.

· Objective GD-3-1: Establish and maintain a well-functioning roadway network.

Fulton Homes at Ballpark Village will facilitate the completion of both Yuma Road and Estrella Parkway along its frontage to city standards which includes three-northbound travel lanes and a bike lane on the east half-street of Estrella Parkway and three-travel lanes and a bike lane on the south half-street of Yuma Road. Completion of these two key transportation corridors within the city with certainly further this objective.

Goal GD-5: A customer-centered, effective, and efficient system of public and private facilities and services for existing and future residents, businesses, and visitors.

· Objective GD-5-1: Ensure infrastructure and services are available to meet the needs of new residents and workers and continue to meet the needs of the existing community.

Fulton Homes has worked closely with the city to ensure that adequate City services and level-of-service will be available to the future residents of Fulton Homes at Ballpark Village. Further, key infrastructure adjacent to the project will be completed by Fulton Homes, including Yuma Road and Estrella Parkway.

Goal GD-6: An assured volume and reliable supply of affordable, high quality water resources that meet both current and future needs.

· Objective GD-6-6: Commit to water conservation.

Fulton Homes implements water conservation methods in its landscaping and irrigations system designs in compliance with the city’s existing requirements.

Goal GD-7: A community that provides for the health and safety of residents and visitors and protects them from the hazards of the natural and man-made environment.

· Objective GD-7-3: Ensure the built (i.e., man-made) environment fosters safety.

o Policy ‘a’: Promote safety through neighborhood design through measures such as, but not limited to, lighting and traffic calming.

Fulton Homes at Ballpark Village will be designed to respond to this policy, incorporating appropriate street and open space lighting, as well as street design that discourages speeding, in order to create a safe community.

Goal GD-8: A community that is sensitive and dedicated to preserving the unique nature and wildlife of the Sonoran Desert.

· Objective GD-8-1: Utilize architecture and landscape that is compatible with the Sonoran Desert.

Fulton Homes at Ballpark Village will be compatible with the architecture found within the Sonoran Desert as well as complement the existing Goodyear Ballpark and Development Complex through the use of colors, materials and design elements throughout the site. The landscape design will utilize vegetation that provides shade, color, and allow for the efficient use of water.


Goal CC-1: Vibrant and complete neighborhoods recognized as being people and family-friendly, each with their individual character yet connected and integrated into a cohesive Goodyear.

· Objective CC-1-1: Create and foster complete neighborhoods.

Fulton Homes at Ballpark Village will be a complete neighborhood, featuring a range of housing options, pedestrian and bicycle connectivity, abundant open space, and amenities, and gathering places, all in close proximity to schools, retail and dining options, and future job centers.

Goal CC-2: A diverse stock of high-quality housing that meets the needs of all residents.

· Objective CC-2-1: Provide diverse and quality housing products.

o Policy ‘a’: Encourage a mix of quality and compatible housing types consistent with market trends and demand that adequately meets the needs of current and prospective residents and workers.

Fulton Homes at Ballpark Village will offer four different housing product lines, including an alley-loaded product, all in conformance with this objective and policy.

Goal CC-3: A parks, trails, open spaces, add recreational facilities system that is regionally and locally linked and accessible, that serves existing and future residents and contributes to the community’s social, economic, and environmental quality.

· Objective CC-3-1: Develop parks and recreation facilities in support of programs and events desired by city residents, that support economic development and that promote neighborhood identify and quality of life.

Fulton Homes at Ballpark Village will provide parks and open space in conformance with the policies outlined in the General Plan for the “Neighborhoods” land use category including, making them a focal point of the neighborhood in close proximity to all residents, providing connectivity, and creating a sense of place where residents can play safely and interact socially.

Goal CC-4: A non-motorized trail and path network that provides safe and convenient opportunities for bicycling and walking.

· Objective CC-4-1: Enhance the regional bicycle system.

Fulton Homes at Ballpark Village will do its part to enhance the regional bicycle system by providing bike lanes on arterial streets adjacent to the project where requested by the City and incorporating bicycle usable pathways and parking areas within the community itself.

Goal CC-7: A community with access to healthy eating and active lifestyle opportunities.

· Objective CC-7-2: Promote a physically active community.

Ballpark Village and the future residents of this neighborhood will be within walking distance of Bullard Wash and the Goodyear Recreation Campus; these amenities will be connected to the future residential by pathways and sidewalks, thereby helping to promote a more physically active community.

Goal ED-1: A resilient and diversified economy.

· Objective ED-1-1: Encourage development to attract business to Goodyear that offer good wages and benefits and positively contribute to the community and economy.

Fulton Homes at Ballpark Village is designed to provide additional housing options to support the existing and future city job centers being developed.

Goal ED-3: An educated and healthy workforce.

· Objective ED-3-1: Ensure a vibrant and prepared workforce.

Fulton Homes at Ballpark Village is designed to attract the educated and prepared workforce desired by the City, both through the design of the homes that will be offered and the highly-amenitized community.

Goal ED-4: A community that is a technology leader in health care, business, education, aerospace, defense, and government.

· Objective ED-4-2: Ensure that every business and home in Goodyear is connected to advanced telecommunications.

With the development of Fulton Homes at Ballpark Village, Fulton Homes will work with telecommunication providers to extend infrastructure in order to provide access to all homes within the project.

2. Suitability of the subject property’s physical and natural features for the uses permitted under the proposed zoning district.

The Property’s physical and natural features are well suited for the proposed Fulton Homes at Ballpark Village project. The Property is generally flat, vacant, agricultural land which is ideally suited for this type of development. There are no significant natural or man-made features within or adjacent to the Property that would require preservation or significantly impact its development.  The very northeast portion of the site and some of southeast portion of the site are located within floodplain Zone "AH" due to the Property’s proximity to the Bullard Wash. Fulton Homes will work with FEMA and the city to remove those portions of the property from the floodplain so they may developed safely.
 

3. Compatibility of all potential uses allowed in the proposed zoning district with surrounding uses and zoning.

Current and future uses and development of the properties surrounding the subject property include:

North – Centerra single-family and multi-family community and vacant City Center NE;
South – Goodyear Ballpark and vacant industrially zoned land currently being farmed;
East – Bullard Wash and vacant land zoned multi-family and industrial;
West – Vacant City Center SW;

The proposed residential zoning is appropriate on the subject property.  As noted above it is consistent with the General Plan in Section 1 of the Evaluation Criteria.

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.

Luke Air Force Base:

The property does not fall within the Luke Air Force Base Accident Potential Zone or the DNL. However, the subject property is located within the vicinity of a military airport. Given the location of the property and its distance from Luke Airforce Base, base operations will not be adversely impacted by this development.

Phoenix-Goodyear Airport:

The property does not fall within the Phoenix-Goodyear Airport DNL.

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.

The applicant has indicated there is demand in Goodyear for a master planned residential community at this location, especially such as that proposed with close access to the freeway network as well as the adjacent employment uses.

6. Demands for public services that will be generated by the uses permitted in the proposed zoning district.

School Districts:

The subject property is located within the Avondale Elementary School District and the Agua Fria Union High School District. Both school districts have been notified of the rezoning request.

Fire Response:

Emergency response times and distances are provided below:

Police Response:

The proposed development 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 property will be accessed via private streets/driveways within the development that will gain access to Yuma Road and Lower Buckeye Parkway. The Engineering Department has created stipulations to address traffic requirements applicable to this development; specifically Yuma Road will be widened and improved, Estrella Parkway will be widened and improved and a bridge or culvert will be built over Bullard Wash.

Water/Wastewater:

The City of Goodyear will provide water and wastewater services to the subject property.

7. Potential adverse fiscal impacts that will result from providing services to areas not in proximity to where existing public services are provided.

The Property abuts existing public services. It is located along major arterial roadways with the necessary capacity. As indicated in the Water and Sewer Reports submitted with the rezoning, there is adequate water and sewer infrastructure/capacity to serve the development.

 
8. General public concerns.

Public Participation, Public Comment and Planning and Zoning Commission Meeting:

An in-person Neighborhood Meeting was conducted for this proposal and Notice of the Neighborhood Meeting was provided to property owners within 500 feet of the property on January 13 2022; signs advertising the Neighborhood Meeting were placed on the site on January 15, 2022. The neighborhood meeting took place on January 31, 2022. No residents spoke in opposition to the proposed rezone.

A public notice that this rezoning request would be considered and reviewed at a public hearing to be held before the Planning and Zoning Commission on April 6, 2022 appeared in the Arizona Republic Southwest Valley Edition March 18, 2022 and again on April 1, 2022; postcards were mailed to adjoining owners on March 16, 2022 and again on March 23, 2022; and signs were updated on the site to advertise the public hearing on March 21, 2022.

On April 6, 2022, the Planning and Zoning Commission held a public hearing for this item. After the staff presentation, the applicant spoke briefly to the Commission. No objection was received from the public during the public hearing. The Planning and Zoning Commission voted (7-0) to recommend approval of the proposed rezoning with corrections made to correct scrivener’s errors in the draft ordinance, including modifications to Stipulation 23 to address miscalculations in the reimbursement percentages, as reflected within the attached Ordinance.

9. Whether the amendment promotes orderly growth and development.

The subject property is within a quarter mile of existing development and located within the proximity of City services and infrastructure. 

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.

The subject property is located to the northwest of the Phoenix Goodyear Airport.  While the subject property is located near the airport, it is located fully outside of any accident potential zones at the ends of the runway and fully outside any aircraft takeoff and approach patterns from the runway. The property is also significantly removed from the 65ldn noise contour.  Stipulations have been added to address notification to residents of potential noise from the airport and ballpark.