Wendy Riddell, Berry Riddell LLC

This is a rezoning request for two contiguous sites within the city (Site 1 & Site 2). The rezoning of Site 1 will be from C-2, General Commercial with a Planned Area Development (PAD) Overlay to I-1, Light Industrial Park on 18.53 acres, generally located on the south side of Camelback Road, west of Cotton Lane. The rezoning of Site 2 will be from Final Planned Area Development (PAD) to I-1, Light Industrial Park on 17.91 acres located at the southwest corner of Camelback Road and Cotton Lane.

1. ADOPT RESOLUTION NO. 2022-2238, DECLARING AS PUBLIC RECORDS THOSE CERTAIN DOCUMENTS FILED WITH THE CITY CLERK AND TITLED OFFICIAL SUPPLEMENTARY ZONING MAP NO. 21-19, AND “Legal Description of SITE 1 property.”

2. ADOPT ORDINANCE NO. 2022-1541, CONDITIONALLY REZONING APPROXIMATELY 18.53 ACRES LOCATED ON THE SOUTH SIDE OF CAMELBACK ROAD, WEST OF COTTON LANE, FROM THE C-2, GENERAL COMMERCIAL ZONING DISTRICT WITH A PLANNED AREA DEVELOPMENT (PAD) OVERLAY TO THE I-1, LIGHT INDUSTRIAL PARK ZONING DISTRICT, PROVIDING FOR NON-ABRIDGMENT, CORRECTIONS, SEVERABILITY, AN EFFECTIVE DATE, PENALTIES, AND DIRECTING THE CITY CLERK TO RECORD A COPY OF THIS ORDINANCE.

3. ADOPT RESOLUTION NO. 2022-2239, DECLARING AS PUBLIC RECORDS THOSE CERTAIN DOCUMENTS FILED WITH THE CITY CLERK AND TITLED OFFICIAL SUPPLEMENTARY ZONING MAP NO. 22-01, AND “Legal Description of SITE 2 property.”

4. ADOPT ORDINANCE NO. 2022-1542, CONDITIONALLY REZONING APPROXIMATELY 17.91 ACRES LOCATED AT THE SOUTHWEST CORNER OF CAMELBACK ROAD AND COTTON LANE FROM THE FINAL PLANNED AREA DEVELOPMENT (PAD) ZONING DISTRICT TO THE I-1, LIGHT INDUSTRIAL ZONING DISTRICT, PROVIDING FOR NON-ABRIDGMENT, CORRECTIONS, SEVERABILITY, AN EFFECTIVE DATE, PENALTIES, AND DIRECTING THE CITY CLERK TO RECORD A COPY OF THIS ORDINANCE. (Karen Craver, Principal 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.

Site 1: South side of Camelback, west of Cotton
On December 11, 2006, Mayor and Council adopted Ordinance 2006-1056 conditionally rezoning 134 acres of property generally located west of the southwest corner of Camelback Road and Cotton Lane, from the AU, Agriculture Urban Zoning District to the I-1, Light Industrial Park and C-2, General Commercial Zoning Districts with a Final Planned Area Development (PAD) Overlay. The rezoning was intended to allow for a development to be known as Camelback 303 Commerce Park. With no development having occurred, on November 26, 2018, Mayor and Council adopted Ordinance 2018-1415 conditionally rezoning the southern 114 acres of Camelback 303 Commerce Park, located south of Camelback Road, to I-1, Light Industrial Park. On March 14, 2022, staff granted Prologis site plan approval for a two-building warehouse distribution facility on the 114 acres, leaving the 18.53-acre Site 1 application, of these two subject rezone applications, zoned C-2 with a PAD Overlay.

Site 2: Southwest corner of Camelback & Cotton
On June 28, 2010, Mayor and Council adopted Ordinance 2010-1214 conditionally rezoning approximately 16 net acres of property generally located at the southwest corner of Camelback Road and Cotton Lane, from the AG, Agricultural Zoning District to the Final Planned Area Development (PAD) Zoning District, to facilitate the development of commercial and business park uses within the planned Cotton Camel Center. To date, no development has occurred, and the current owner of the 17.9 gross acres at the SWC of Camelback and Cotton, which includes the 16-acre Cotton Camel Center, has submitted the Site 2 application, of these two subject rezone applications.
These two rezoning requests have not previously been presented to the City Council.

Current Policy:
A request to rezone property requires public review by the Planning and Zoning Commission and public review and approval by the City Council. The proposed rezone must be consistent with the General Plan and should not adversely impact the surrounding area.
The two rezoning requests are being presented and discussed together in one staff report for the following reasons:

• The two requests were submitted at approximately the same time
• The two sites are contiguous and approximately the same size
• The two requests are both to rezone the sites to I-1, Light Industrial Park
• The two requests are both represented by Attorney Wendy Riddell, with Berry Riddell LLC
• The two applicants have engaged the same architectural firm, DLR Group, to develop conceptual site plans

 
Details of the Requests:
Site 1: South side of Camelback, west of Cotton
The purpose of the Site 1 application is to rezone the 18.53 gross acres site from C-2, General Commercial with a Planned Area Development (PAD) Overlay to I-1, Light Industrial Park to accommodate industrial warehousing and distribution uses, typical of the existing and approved development in the area. Because a rezoning does not constitute site plan approval, the next step in the entitlement process will be the submittal and approval of a site plan application. The site plan will need to, at a minimum, adhere to the following I-1, Light Industrial Park Zoning District Standards:
 

• Maximum Building Coverage:       50% of site
• Maximum Building Height:            50 ft
• Minimum Front Setback:              30 ft entirely landscaped along Camelback
• Minimum Side Setback:               30 ft w/10-ft landscape strip adjacent to property  
                     line
• Minimum Rear Setback:               20 ft
• Minimum Street Side Setback:     30 ft
• Minimum Landscaping:                 10% of site

 
Additional I-1 Screening Standards:

• All buildings, including loading & unloading facilities shall be minimum 100 ft from existing or planned residential
• In addition to the 10-ft landscape strip along the side property line, 1 tree shall be planted every 20 linear feet
• An 8-ft wall will be required adjacent to existing or planned residential
• Loading, delivery & roll-up/dock doors shall be screened from public streets

 
Site 2: Southwest corner of Camelback & Cotton
The purpose of the Site 2 application is also to rezone the 17.91 gross acres site from Final Planned Area Development (PAD) to I-1, Light Industrial Park to accommodate industrial warehousing and distribution uses, typical of the existing and approved development in the area. As is the case with Site 1, because a rezoning does not constitute site plan approval, the next step in the entitlement process will be the submittal and approval of a site plan application. The Site 2 site plan will also need to, at a minimum, adhere to the I-1, Light Industrial Park Zoning District Standards and Screening Standards outlined above.
 
Evaluation Criteria:
Per the city of Goodyear Zoning Ordinance, the city’s review and recommendation on a rezoning application is to be guided by the following criteria:
 

1. Consistency with the General Plan

 
Site 1’s existing Business & Commerce land use designation allows for uses including business parks, offices, warehouses, and other light industrial uses. Site 2’s existing Industrial land use designation allows for uses including office, industrial, and business parks. The proposed rezoning applications do not alter the consistency with these designations.
 

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

Both Sites are generally flat with no physical or natural features that would hinder the development of the proposed industrial projects. The proposed rezoning applications do not alter the suitability of the properties.
 

1. Compatibility of all potential uses allowed in the proposed zoning district with surrounding uses and zoning.
    
   Uses and development surrounding the subject properties include:
    

• North – 390 acres approved for industrial development by the City of Glendale
• South – Site plan-approved Prologis two-building warehouse distribution facility on the 114 acres zoned I-1, Light Industrial Park
• East – I-1, Light Industrial Park development including HD Wholesale Supply, and APS substation, and the REI warehouse distribution facility
• West – Future AG, Agricultural-zoned 1-acre lot residential development

 

1. 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.

 
The proposed rezoning applications, and conceptual site plans, are consistent with the current land uses within the immediate area.
 

1. 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.

 
PV303, and the surrounding area, is reaching build-out and the City still continues to receive a significant amount of interest in the area from new industrial developers.
 

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

 
Fire Response:
The subject property will be served by Fire Station No. 185 at Pebble Creek Parkway and Clubhouse Drive, or by Fire Station No. 183 at 3075 Litchfield Road.  

Nearest Goodyear Fire Station	Shortest path		2nd Nearest Goodyear Fire Station	Shortest path
	Mins	Miles		Mins	Miles
#185	7.04	3.52	#183	11.34	5.67

 
Police Response:
The property is located within an existing police patrol beat and the current level of service within the beat can accommodate the development of the property as proposed. These proposed rezoning applications do not impact the ability of the department to serve the property.
 
Streets/Transportation:
These proposed rezoning applications do not change the likelihood that Site 1 will be accessed via Camelback Road, and that Site 2 may be accessed via both Camelback and Cotton Lane. The final location of all access points will be determined during plat and/or site plan review and approval, in conjunction with the approval of a Traffic Impact Study.
 
Water/Wastewater:
The subject properties are, and will continue to be, within the jurisdiction of the city of Goodyear for wastewater service, and within the jurisdiction of EPCOR Water Arizona for water service. All infrastructure necessary to serve the subject property will continue to be required to be installed by the property owner and/or developer.
 

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

These rezoning applications do not change the requirement that the extension of utility lines needed to serve the property will be the responsibility of the property owner and/or developer as part of the development process.
 

1. General public concerns.
    
   Public Participation:

In accordance with the city’s Citizen Review Process, one formal neighborhood meeting was held for both rezoning applications on Tuesday, April 26^th, 2022. Notification of the meeting had included a postcard mailed to the owners of property within 500 feet of the subject properties; a notice of neighborhood meeting & public hearings sign was posted on each of the subject properties; and information on each of the rezoning applications was also posted on the city’s website. No member of the public attended the neighborhood meeting, and to date, staff has received no inquiries from the public. It should be noted that no homes have yet been built in the future AG, Agricultural-zoned 1-acre lot residential development to the west of Site 1, and no property owner within the Sedella community was notified of the neighborhood meeting because the nearest Sedella lot is approximately 3,300 feet from the western boundary of Site 1. The citizen review process only requires direct notification of owners of property within 500 feet.
 
Notice for the public hearings before the Planning and Zoning Commission and City Council on May 11, 2022, and May 23, 2022, respectively, included a postcard mailed to the owners of property within 500 feet of the subject property; a legal notice published in the Arizona Republic Southwest Edition on April 22, 2022; and a notice of public hearings sign posted on the subject property. Information on the two rezoning applications and these public hearings was also posted on the city’s website. To date, staff still has received no contact from the public.
 
Planning and Zoning Commission:
At its meeting on May 11, 2022, following a presentation by staff, and an acknowledgement by the applicant that they are in support of the rezoning applications and in agreement with the stipulations in Ordinance No. 2022-1541 and Ordinance 2022-1542, the Commission voted 6 to 0 to recommend approval of these rezoning applications. No member of the public spoke regarding these rezoning applications.
 

1. Whether the amendment promotes orderly growth and development.
    
   These rezoning applications will promote continued orderly growth and development in conformance with the City Zoning Ordinance, Design Guidelines, and Engineering Standards.
    
2. 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.

 
These rezoning applications will not impact the general health, safety and welfare of the citizens of the city or the general public.
 
Findings:
Pursuant to the evaluation of these rezoning applications, staff finds that approval of the Site 1 application, as set forth in Ordinance No. 2022-1541 attached hereto, and approval of the Site 2 application, as set forth in Ordinance No. 2022-1542 attached hereto, promote continued orderly growth and development in conformance with the City General Plan, Zoning Ordinance, Design Guidelines, and Engineering Standards.