Current Policy: A rezoning request requires public review by the Planning and Zoning Commission and approval from the City Council. 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 from Preliminary PAD and PAD. The new PAD will be known as the Goodyear Celebration Plaza and will include 13.7 acres of General Commercial (C-2), 15.6 acres of Commercial Office (C-O), 13.67 acres of Multi-Family (MF-24), 9.87 acres of MF-24/C-O hybrid, and 17.4 acres of Multi-family (MF-12) zoning districts with a PAD Overlay to modify the development standards as outlined below. C-O District Modifications:
- Increase maximum building height from 30 feet to 56 feet
- This modification will allow for taller office buildings, providing for consistency between the existing 54-foot tall Cancer Treatment Center (City of Hope) building and future general commercial buildings along the I-10.
MF-24 District Modifications:
- Increase maximum density from 24 dwelling units per acre to 30 dwelling units per acre.
- The increase in density will provide an overall increase of residential density within the subject property in order to meet the requirements of the General Plan.
- Increase maximum building height from 40 feet to 56 feet.
- The increase in maximum height will enable the similar height and scale of buildings along the I-10.
MF-12 District Modifications:
- Update density from a maximum of 12 dwelling units per acre to 15 dwelling units per acre and impose a minimum density of 10 dwelling units per acre
- Reduce the minimum lot with from 200 feet to 22 feet to allow for subdivided lots.
- Increase the maximum height from 25 feet to 30 feet.
- Require a minimum of two stories for all units.
- Increase maximum building coverage from 50% to 75%.
- Reduce the rear setback (north side) from 30 feet to 20 feet.
- Reduce the side setbacks (east and west sides) from 20 feet to 10 feet.
- Includes interior building setbacks, applicable to subdivided lots only. These standards are not currently contemplated in the MF-12 district.
- Collectively, these requested modifications provide for a more urban environment within this large development. The applicant has agreed to a minimum of two stories so that the typical single-story, multi-family development type does not occur. There are built-in development standards to allow for these units to be subdivided, which provides the opportunity for individual ownership of the units
MF-24/C-O Hybrid:
- City staff has worked with the property owner to establish a hybrid zoning area that can be developed as either MF-24 Multi-Family Residential or CO Commercial Office. For 18 months following City Council adoption of Ordinance 2023-1562, the hybrid zoning area identified in the PAD Overlay shall be developed as CO Commercial. If the Hybrid Zoning area has not developed within 18 months of adoption of Ordinance 2023-1562, it may be developed as either MF-24 Multi-Family Residential or CO Commercial Office.
The PAD Overlay also prohibits specific uses within the C-2 district and restricts that no more than one drive-through restaurant and one gas station are allowed with the approval of a use permit. The list of prohibited uses, specified in the PAD Overlay, are intended to ensure the commercial development includes a mix of retail, office, and hotel, similar to what was originally approved in the Goodyear Palms Plaza PAD. Finally, the PAD Overlay requires a public trail system and centralized 1.5-acre public park as well as an architectural character guide providing for a cohesive and connected development. All other development standards not included in the PAD Overlay, will be regulated in accordance with the standards of the City of Goodyear Zoning Ordinance, Design Guidelines, Subdivision Regulations and other regulatory documents. Although a conceptual site plan has been provided for review, no development plans will be approved with the rezone application. Public Trails and Private Trails of the level and intensity reflected in the Pedestrian Circulation & Open Space Plan attached as Exhibit 3 of Celebration Plaza PAD are required to be developed within the Property as it develops. Evaluation Criteria:
- Consistency with the General Plan.
As mentioned in the Backgrounds and Previous Actions section, the General Plan designates this area as Business & Commerce. Business & Commerce provides for areas for growth and development of Goodyear’s economic base including, but not limited to, community level retail, service-oriented businesses, business parks, offices, regional hospitals, and high density residential that supports the area.
General Plan Standard 36:
Commercial and office uses are appropriate throughout the Business & Commerce category; General Plan Standard 39: Businesses with high employment density are encouraged to locate adjacent to high capacity roadway corridors and transit corridors to leverage high visibility and vehicular/pedestrian access.
The rezone includes approximately 15 acres of General Commercial and 16 acres of Commercial Office. The property is located directly south of I-10 and between Litchfield Road and Bullard Avenue, both highly trafficked arterial streets.
General Plan Standard 41: High density residential development is permitted in the Business & Commerce district category when located adjacent to a community or regional park, open space area, single family residential, commercial area or used as a buffer between the Neighborhoods category and Business & Commerce category. Circulation and access to necessary amenities such as schools and grocery stores, and compatibility with surrounding existing and planned uses shall be taken into account when considering this type of use in the Business & Commerce category.
The rezone proposes approximately 41 acres of multi-family, which includes both MF-12 and MF-24 zoning districts. The proposed modifications to the development standards enable the MF-24 area to be developed with a maximum density of 30 dwelling units per acre and the MF-12 area to range between 10-15 dwelling units per acre. The PAD Overlay also requires that the minimum combined net density for both districts shall be 18 dwelling units per acre. This ensures that the intent of the General Plan’s density standards are being met. Additionally, the PAD Overlay incorporates a 1.5-acre park and trail system, available to the public, adjacent to the multi-family and connecting all uses within the subject property. The multi-family included with this rezone will support the proposed office and retail uses as well as the existing retail uses along Litchfield Road.
- Suitability of the subject property’s physical and natural features for the uses permitted under the proposed zoning district.
The subject property is currently vacant and used for farming activities. The property’s physical and natural features are suitable for the proposed rezone and commercial and residential uses as the property will be required to be graded and developed in accordance with all applicable engineering design guidelines and standards.
- 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 – I-10 freeway
East – Palm Valley Autoplex (including Yates, Amazon, Rudy’s BBQ, Starbucks)
South – Cancer Treatment Center; Towneplace Suites by Marriott; Goodyear Village Center
West – Cancer Treatment Center; vacant land currently designated as Preliminary Planned Area Development (proposed for light industrial)
The mix of commercial and high-density residential uses will support the surrounding businesses and provide for additional employment opportunities within the community.
- 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.
Luke Air Force Base:
The subject property is 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 the proposed uses within this rezone request. Stipulations have been included to require proper disclosures for future owners/tenants.
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 indicated that the site is within the Airports traffic pattern airspace, however do not have any concerns. Stipulations have been included to require proper disclosures for future owners/tenants.
- 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.
As discussed in the Backgrounds & Previous Actions section above, the subject property was previously designated for a similar mix of uses in the existing Preliminary and Final PADs. This proposal simplifies the uses and development standards as well as incorporating a multi-family residential component that will support the planned and existing commercial and office uses within the vicinity. Litchfield Road, directly south of I-10, does not include many high-density residential opportunities. The proposed MF-24 and MF-12 zoning districts will provide a mix of housing options with walkable employment opportunities, amenities, and retail options.
- 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 |
2.75 |
0.87 |
2.75 |
0.87 |
#183 |
5.12 |
2.06 |
5.12 |
2.06 |
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.
School Districts:
The subject property is located within the Avondale Elementary School District and the Agua Fria Union High School District. The application was sent to the school districts for comment and no objection was received.
Streets/Transportation:
At this time, the development would be accessible from Litchfield Road via the signalized intersections at Test Drive and Celebrate Life Way. Along Celebrate Life Way, 143rd Avenue would provide access to all uses within the subject property. At the time of preliminary plat/site plan reviews, further traffic impact analyses will be required and the required connections to public streets will be reviewed for compliance with City engineering and public safety standards, including additional pavement for a bike lane along Litchfield Road.
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 private commercial provider.
- 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.
- General public’s concerns.
Public Participation:
Pursuant to the Citizen Review process, a neighborhood meeting was held on October 18, 2022. The applicant was prepared with a presentation for any and all attendees. Staff and the applicant were available for questions. Four people from the public attended this meeting. Three people were employees of the adjacent hotel and were interested in the proposed development. One resident also attended to hear about the proposal and did not state any objections. To date, staff has not received any objection to the proposed rezone.
Notice for the January 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 December 23, 2022; and a notice of public hearings sign posted on the property.
On January 11, 2023, a public hearing was held before the Planning and Zoning Commission. No one from the public attended the public hearing. The Commission recommended approval 6-0.
- Whether the amendment promotes orderly growth and development;
The subject property is an infill site and 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.
- 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 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 preliminary plat/site plan, civil engineering, and building plan review processes.
Staff Findings: Staff finds that the proposed rezone and requested PAD Overlay are consistent with the subject property’s Business & Commerce land use designation in the Goodyear 2025 General Plan and will be compatible with the surrounding area. Staff is recommending approval of the request. The Planning and Zoning Commission recommended approval of the request 6-0 on January 11, 2023. |