Current Policy: 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. Details of the Request: The Property is currently zoned “PAD” per the Fulton Homes at Ballpark Village PAD, approved by the City in 2022 as Case No. 21-200-00013. As indicated above, the Fulton Homes at Ballpark Village PAD established the governing lot development standards for the project. As Fulton has worked to refine the proposed housing product offerings for Fulton Homes at Ballpark Village to meet current homebuyer demands by introducing some one-story floorplan options for the lots in the R45 land use district, the 20’ rear setback established by the Fulton Homes at Ballpark Village PAD does not allow Fulton to build certain home plans. Fulton is therefore proposing to amend the Fulton Homes at Ballpark Village PAD to modify the rear setback for the R45 land use district from 20’ for all homes to 20’ for two-story homes and 10’ for one-story homes. All other lot development standards will remain unchanged. A minimum standard for the aquatic center pool and pool deck shall also be established as well as additional amenities added to the publicly accessible Bullard Wash Trail. The R45 land use district lots (45’ wide lots) are shown in tan on Exhibit 2 – PAD Illustrative Master Plan). This amendment will allow Fulton to provide a greater diversity of housing product options for homebuyers. The resulting lot development standards would be as outlined in Table 1 below (changes to the approved Fulton Homes at Ballpark Village PAD lot development standards are noted in bold): Table 1 – Fulton Homes at Ballpark Village Development Standards Proposed Change 7 Rear setback for the R45 land use district shall be 20’ for two-story homes and 10’ for one-story homes. Justification The requested rear setback modification for the R45 land use district is justified for the following reasons:
- Fulton had previously intended to offer four two-story floorplans in the R45 land use district and zero one-story floorplans. The proposed addition of two one-story floorplan offerings will serve to increase the diversity of housing options for homebuyers, which is a benefit to the City and its residents. Fulton estimates that approximately 40-50% of its homebuyers in the R45 land use district will select the one-story floorplan offerings.
- The aquatic center that will be constructed for the project as required by the Fulton Homes at Ballpark Village PAD has been sized and designed to adequately serve any and all homeowners who are unable to construct their own pools, including any of the R45 land use district lots that may now be constructed with one-story floorplans and may not have sufficient rear yard space for their own pool. Pursuant to this PAD Amendment, Fulton is committing to construct the aquatic center with a minimum pool water surface area of 7,000 SF and minimum pool deck area of 10,000 SF. The total occupancy of this aquatic center would be 810 people, which far exceeds the actual anticipated use.
- Fulton is working with the City to add some structurally covered/shaded seating nodes and associated trail signage along the Bullard Wash trail adjacent to Fulton Homes at Ballpark Village. This will further enhance the Bullard Wash trail amenity for the community and the City.
Fulton will add two (2) structurally covered/shaded seating nodes, with associated trail signage along the Bullard Wash trail adjacent to the project in the approximately locations shown on Exhibit 4 – Updated Pedestrian Connectivity Plan attached hereto. The City’s “theme” for this section of the Bullard Wash trail corridor is “Ballpark”. Consequently, the signage, benches, and shade covers will be designed to incorporate the same “Ballpark” theming already planned for Fulton Homes at Ballpark Village (see Exhibit 4 – Updated Pedestrian Connectivity Plan attached hereto). These upgrades and additions to the Bullard Wash trail corridor will enhance the amenity and use experience for residents of both Fulton Homes at Ballpark Village and the City as a whole. 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.
Fulton Homes at Ballpark Village is zoned PAD and already approved for single-family residential development. This request does not make any changes to the approved use, for which the subject property has been deemed suitable by the City. No significant changes have occurred to the existing conditions of the subject property since the original PAD approval.
2. Suitability of the subject property’s physical and natural features for the uses permitted under the proposed zoning district.
Fulton Homes at Ballpark Village is zoned PAD and already approved for single-family residential development. This request does not make any changes to the approved use, for which the subject property has been deemed suitable by the City. No significant changes have occurred to the existing conditions of the subject property since the original PAD approval.
3. Compatibility of all potential uses allowed in the proposed zoning district with surrounding uses and zoning.
Fulton Homes at Ballpark Village is zoned PAD and already approved for single-family residential development. This request does not make any changes to the approved use, which the City has already deemed to be compatible with the 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;
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. A stipulation has been added related to the disclosure of Luke Air Force Base operations.
Phoenix-Goodyear Airport:
The property does not fall within the Phoenix-Goodyear Airport DNL. A stipulation has been added related to the disclosure of Phoenix Goodyear Airport operations.
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 to serve the development. The city has been in close coordination with Maricopa County related to ensuring adequate capacity is available.
8. General public concerns.
Public Participation:
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 October 22, 2022; signs advertising the Neighborhood Meeting were placed on the site on October 24, 2022. The neighborhood meeting took place on November 10, 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 January 11, 2023 appeared in the Arizona Republic Southwest Valley Edition December 23, 2022; postcards were mailed to adjoining owners on December 14, 2022; and signs were updated on the site to advertise the public hearing on December 20, 2022.
9. Whether the amendment promotes orderly growth and development.
This property is already zoned and entitled and was determined to promote 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.
The proposed development on the property will have a positive impact to the general health, safety, and welfare of the citizens of the City by providing a safe and well-designed community within Ballpark Village.
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