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 applicant is requesting to rezone the approximately 152 acres from Planned Area Development (PAD) with underlying land uses of commercial to Planned Area Development (PAD) with a mix of commercial, and residential uses. This would facilitate the development of a mixed-use regional center. All permitted uses, development standards, design guidelines, landscape standards and lighting regulations will be governed by the PAD, stipulations and conditions of approval as set forth in the proposed attached draft of the zoning ordinance. Land Uses The property is divided into six Land Areas (Land Areas “A”, “B”, “C”, “D”, “E”, and “F”). A Conceptual Land Area Plan is provided at Exhibit 4, with diverse permitted uses within each Land Area. A detailed Table of Permitted Uses is included in the GSQ PAD and a depiction of the permitted uses allowed within each Land Area is set forth in the Permitted Use Depiction attached hereto. The following is a brief summary of some of the permitted uses within the various Land Areas included to provide a sense of the variety of land uses that could occur within the PAD.
· Land Area A - The intent of Land Area A is to allow a transition between the existing Rio Paseo residential uses to the north into the higher density and intensity commercial and residential uses to the south. Land Area A could be Mixed-Use with Residential and Commercial uses. In addition to multi-family and single family attached residential, other permitted uses in Land Area A include such uses as self-service storage buildings, offices, banks, schools, surgery centers, hotels, restaurants, and bars. A complete list of all permitted uses in Land Area A is included in the GSQ PAD and are depicted in the document titled Permitted and Conditionally Permitted Uses by Land Area attached hereto.
· Land Area B - The intent of Land Area B is to allow for a higher density and concentration of retail and residential uses. As the district transitions towards Goodyear Way, the PAD intends for buildings and active open spaces to front Goodyear Way (the south end of the land use area). The intent is to allow for a vertical mix of uses and encourage taller buildings to be constructed, however, the PAD does not require this to occur and one-story stand-alone single-use buildings would be permitted. Land Area B could be Mixed Use with Commercial and Residential and will have a higher mix and intensity of uses. In addition to multi-family, other permitted uses in Land Area B include car washes (limited to one), gas stations (only one within entire PAD Property but it could be located in Land Area B), auto sale (no outdoor displays in excess of 5 cars), hotels, bars, microbreweries, entertainment venues, restaurants, restaurants with drive-throughs (limited to a combined total of 2 in Land Area B and Land Area E), offices, banks, schools, surgery centers, and veterinary hospitals. A complete list of all permitted uses in Land Area B is included in the GSQ PAD and are depicted in the document titled Permitted and Conditionally Permitted Uses by Land Area attached hereto.
· Land Area C - The intent of Land Area C is to be the core or center of the GSQ development. Goodyear Way runs adjacent to and through this Land Area. The PAD intends for buildings and active open spaces to front Goodyear Way. The PAD would allow for single-story and stand-alone single-use buildings or shop buildings to be constructed. The development pattern allows for Land Area C to be developed with a variety of non-residential permitted uses, which include offices, banks, restaurants, bars, microbreweries, and entertainment establishments. A complete list of all permitted uses in Land Area C is included in the GSQ PAD and are depicted in the document titled Permitted and Conditionally Permitted Uses by Land Area attached hereto.
· Land Area D – The intent of Land Area D is to function similar to Land Area B but act as more of a transition from the core of the GSQ development into a retail and big-box-oriented portion of the overall development. Land Area D could be Mixed Use with Commercial and Residential and will have a higher mix and intensities of uses. In addition to multi-family, other permitted uses in Land Area D include auto sales (no outdoor displays in excess of 5 cars), hotels, bars, microbreweries, entertainment venues, restaurants, offices, banks, schools, veterinary hospitals and offices, and surgery centers. A complete list of all permitted uses in Land Area D is included in the GSQ PAD and are depicted in the document titled Permitted and Conditionally Permitted Uses by Land Area attached hereto.
· Land Area E – The intent of Land Area E is to be focused more on retail and big-box-retail similar to the existing shopping centers found along McDowell Road and PebbleCreek Parkway. Land Area E can be developed with a variety of non-residential uses, which include auto sales (no outdoor displays in excess of 5 cars), gas station (only 1 for entire PAD Property) and car wash if accessory to a gas station, offices, banks, surgery centers, restaurants, restaurants with drive-throughs (limited to a combined total of 2 in Land Area B and Land Area E), bars, microbreweries, and entertainment establishments. A complete list of all permitted uses in Land Area E is included in the GSQ PAD and are depicted in the document titled Permitted and Conditionally Permitted Uses by Land Area attached hereto.
· Land Area F – The intent of Land Area F is to allow for the development of automotive dealerships, automotive services and/or develop in a similar manner to that of Land Area E. Land Area F can be developed with a variety of non-residential uses, which include auto sales, auto repair, tire repair and oil and lube shops, hospital, bars, microbreweries, gas station (only 1 for entire PAD Property) car wash (1 stand-alone and, if the sole gas station allowed within the PAD Property is constructed in Land Area F a car wash may be an accessory use to such gas station), colleges, banks, schools, offices, restaurants, 1 stand-alone drive-through restaurant, and hotels. A complete list of all permitted uses in Land Area F is included in the GSQ PAD and are depicted in the document titled Permitted and Conditionally Permitted Uses by Land Area attached hereto.
A maximum of one gas station will be allowed within the entire PAD Property and that gas station could be located in Land Areas B, E or F, and that gas station may include a car wash as an accessory use. In addition, one stand alone car wash is allowed in Land Area F. A maximum of three standalone drive-through restaurants are Permitted within the PAD Property. A combined total of 2 of those may be located in Land Areas B and E and the other may be located in Land Area F (two north of McDowell Road and one south of McDowell Road). In addition, restaurants, coffee shops and similar uses with a drive-through that are attached to or part of a multi-tenant shops building with three or more tenants by a plaza, trellis, or roofline are Permitted, in Areas E and F. Self-storage is Permitted Conditionally in area A in the northwestern portion of the PAD. DEVELOPMENT STANDARDS The GSQ PAD includes its own Development Standards that are specific to each Land Area and apply to all development within that Land Area, regardless of whether the uses being developed are residential or different types of commercial uses that would otherwise have different development standards. The Development Standards are set forth in Section IV of the PAD but a general summary of the modified standards and the impact of the modified standards is set forth below. Building Heights.
· Minimum Heights.
Although the Goodyear Zoning Ordinance does not impose minimum building heights, the GSQ PAD includes minimum building heights in the GSQ PAD within certain Land Areas with increased minimum heights being required adjacent to public street frontages. The intent is to promote higher densities, encourage vertical mixed-use development, create a street presence for buildings and create a sense of place and arrival within the development.
· Maximum Heights.
The maximum building height for all development in Land Area A, which allows for development of both multi-family residential and commercial, is 60 feet; whereas under the Goodyear Zoning ordinance, the range of the maximum building height that would be allowed, depending upon the type of use ranges from 25 feet to 40 feet for multi-family and 30 feet to 75 feet for commercial. Land Area A is specifically limited in height in order to act as a northern transition/buffer from the residential further north (in Rio Paseo) into the higher density areas of this GSQ development as you move south within the PAD.
The maximum heights allowed under the GSQ PAD are substantially greater in Land Areas B, C, D, E and F allowing for maximum building heights of 200 feet.
Density .
· The PAD does not contain maximum densities; however, increased heights are used to encourage higher density yields. Densities will inherently be limited by the need for open space, drainage and parking requirements.
Setbacks.
Setbacks are measured from public street right-of-way along the perimeter boundaries of the PAD Property, along the existing public streets within the PAD Property, along the right-of-way of any newly created public street(s) within Land Area F, and, if residential lots are platted, the setbacks are measured from the lot lines. There are no setbacks from private streets or drives constructed within the PAD Property.
All setbacks are substantially reduced in the GSQ PAD. Under the Goodyear Zoning Ordinance, street setbacks would apply to all streets, public or private. Under the GSQ PAD, setbacks do not apply to private streets and the setbacks that are applied to public streets are reduced. Under the Goodyear Zoning Ordinance, setbacks for all commercial development are 30 feet and are 20 feet to 30 feet for multi-family depending upon the density of the development. Various commercial uses are permitted within all of the PAD Property and the street setbacks range from 0 feet to a maximum of 30 feet. Although required in the Goodyear Zoning Ordinance, no side or rear setbacks apply to platted lots for single family attached residential. The following are the setbacks applicable to development within the PAD Property.
Footnote 28 of the PAD: Except as otherwise stated in this GSQ PAD or the Supplemental Design Guidelines, setbacks shall be measured from public street rights-of-way. Setbacks apply to the public streets along the perimeters of the PAD Property, to the public streets identified in this Table and to any newly created public street within Land Area F. Setbacks do not apply to the interior separations between lots, parcels, or developments, unless otherwise stated in this GSQ PAD. Open Space.
Open space requirements applicable to development with the PAD Property is as follows:
The open space requirements in the GSQ PAD for residential development are substantially less than what is required for multi-family residential in the Goodyear Zoning Ordinance, which requires a range of 60 square feet of private outdoor open space per dwelling unit and 400 square feet of recreational open space per dwelling units (which would be grouped to create common open spaces). The reduction is supported as this development is intended to act like a larger master planned development; the development will be walkable, include trails and provide connections between Bullard Wash Park, “The Square” at Civic Square and various plazas and active open spaces located within the GSQ PAD. Building Coverage.
Under the Goodyear Zoning Ordinance, the maximum building coverage for multi-family and all categories of commercial is 50%. The GSQ PAD allows a maximum building coverage in Land Area A, within which both commercial and residential may be developed up to 65%. In all other Land Areas, the maximum building coverage is 100%.
Parking Requirements
The Parking Requirements under the GSQ PAD have been substantially reduced.
The developer has indicated that the impact of the reduced development standards and parking requirements is to promote flexibility in design and to minimize the amount of surface parking found throughout the PAD. The developer has also indicated that the development desires to be mixed-use and promote walkability.
A comparison between what would be required under the Goodyear Zoning Ordinance and what the reduced requirements allow in the GSQ PAD is depicted in the document titled Parking Requirements attached hereto.
DESIGN STANDARDS The city and the applicant desire for this development to be unique in design, character and connectivity. With that goal in mind, the development shall have an additional step, following the rezoning (This is the same step and process used with Civic Square at Estrella Falls, where the city and the developer worked collaboratively to ensure the administering of high quality and unique development), to ensure all individual components are high-quality and designed in a people-first manner. Details such as street furniture, street light standards, landscaping, hardscaping, open spaces and similar elements shall be submitted and approved prior to the submission and approval of any Site Plan within the subject property (these processes may run concurrently so long as the Supplemental Design guidelines are submitted prior to the submission of Site Plans, preliminary plats and/or other applications and approved prior to the approval of Site Plans, preliminary plat and/or other applications); there shall be Staff approved Street Cross-Sections and Supplementary Design Guidelines (including a comprehensive streetscape package). The Street Cross-Sections shall be approved by the City Traffic Engineer and the Development Services Director. The PAD is intended to provide connectivity for pedestrians and bicyclists, as well as vehicles. The development shall provide pedestrian and bike paths facilitating north-south and east-west connectivity. A Primary Pedestrian Corridor and parallel bike path will connect to Goodyear Way and Civic Square to the west of the Site. See Exhibit 5, Illustrative Conceptual Land Use Plan. A pedestrian path will also connect the northern portion of the development to the southern portion located south of McDowell Rd. These design elements will be further described in Supplemental Design Guidelines. An art trail shall be established along Goodyear Way between 150th Drive and Bullard Avenue with at least 3 major nodes. The design elements and details of this art trail (such as but not limited to, City provided public and/or private art) shall be described in the Supplemental Design Guidelines and/or Street Cross-Sections to be adopted pursuant to this GSQ PAD and which shall identify areas to be provided for art. An enhanced intersection, including crosswalk, shall be detailed and established at Goodyear Way and 150th Drive. Details of the intersection and crosswalk improvements shall be included within the Supplemental Design Guidelines, which are to include Comprehensive Street Cross-Sections, that are to be adopted pursuant to this GSQ PAD. This PAD will be a unique development within the City and requires unique and appropriate sign regulations. Developer shall submit a Comprehensive Sign Plan to the City that is appropriate for the proposed land uses and pedestrian environment that is encouraged on the Site. Elements of the Comprehensive Sign Plan may subsequently be modified to exceed those currently permitted with respect to height, sign area, location, intensity, illumination, electronic messaging, animation, advertising, etc. 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 City of Goodyear’s General Plan Land Use Map designates the Site as Business & Commerce with Village Center and Transit Oriented Development Overlays over portions of the Site. There is adequate infrastructure surrounding the Site to serve the needs for future mixed-use development. The diverse mix of uses will meet market demand and create a vibrant place for residents and visitors to live, work, shop, and play.
Further, as is generally illustrated on the attached exhibits, this proposed mixed-use development PAD is consistent with numerous applicable goals, objectives and policies of the City’s General Plan, such as:
1. Community Vision: Create a highly desirable and sustainable place for all to live, work, visit, and play.
2. Community Vision Strategy 1: Create attractive places and diverse destinations.
3. Community Vision Strategy 2: Develop a physically and socially connected community.
4. Community Vision Strategy 5: Advance economic opportunity.
5. Community Vision Strategy 9: Foster a sustainable economy and community.
6. Community Goals – Physical Growth and Development – Goal GD-1: A compatible mix of land uses and diverse destinations that foster a high quality of life with livable and safe neighborhoods with a strong economy that fosters a healthy and sustainable environment.
a. Objective CC-5-1: Establish a land use hierarchy and community form that maintains a broad variety of land uses and responds to the community’s vision and needs.
b. Objective CC-5-3: Create an appropriate jobs-to-housing ratio within the community to provide new opportunities to residents and increase sales tax revenue.
c. Objective CC-5-4: Enhance and expand retail and entertainment districts to create quality shopping, dining, and entertainment experiences.
i. Policy “b”: Encourage the development of entertainment and recreational uses at Village Center sites.
7. Community Goals – Physical Growth and Development – Goal GD-2: Effectively managed and well-distributed growth that meets or exceeds the quality of existing development and addresses the needs of existing and future residents and businesses.
a. Objective GD-2-5: Enhance, protect, and build-upon Goodyear’s unique identity and character.
8. Community Goals – Community and Cultural Development – Goal CC-2: A diverse stock of high-quality housing that meets the needs of all residents.
a. Objective CC-2-1: Provide diverse and quality housing products.
9. Community Goals – Community and Cultural Development – Goal CC-4: A trail and path network, including street lane marking and signage, that encourages active transport by ensuring safe and convenient opportunities for bicycling and walking.
10. Community Goals – Economic Development – Goal ED-1: A resilient and diversified economy.
a. Objective ED-1-1: Encourage development to attract businesses to Goodyear that offer good wages and benefits and positively contribute to the community and economy.
b. Objective ED-1-3: Create a built-environment that fosters economic development.
11. Community Goals – Economic Development – Goal ED-5: A destination for tourism in the region and beyond.
a. Objective ED-5-1: Establish Goodyear as a unique destination
i. Policy “a”: Establish Goodyear as:
· a destination for regional shopping,
· a destination for higher education,
· a destination for active outdoor activities,
· a destination for family-oriented entertainment,
· the hub of arts and culture in the West Valley.
2. Suitability of the subject property’s physical and natural features for the uses permitted under the proposed zoning district.
This vacant Site is adequately sized (152 +/- net acres) and relatively flat, which makes it suitable for various uses, including residential, commercial, retail, office, hospitality, automotive, etc. The Site has access to arterial streets that are appropriately sized and designed to carry the traffic generated by the proposed mixed-use development and is readily accessible to I-10. Furthermore, the Site will incorporate various pedestrian paths and connections to nearby amenities, including Bullard Wash.
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 – Goodyear Planned Regional Center (Rio Paseo residential and Estrella Falls multi-family), Goodyear Civic Square at Estrella Falls multi-family;
South – Estrella Falls commercial and Interstate-10 (Papago Freeway);
East – Palm Valley commercial and public charter school;
West – Goodyear Civic Square at Estrella Falls (Goodyear City Hall, future mixed-use commercial and residential);
The proposed rezoning features an urban, walkable design that complements the surrounding mix of land uses. The mixed-uses on the Site are compatible with the surrounding community. The PAD contains the most intense uses being more centralized and the residential uses located closer to the northern portion of the PAD adjacent to the area’s existing residential developments. The PAD will replace the formerly proposed regional mall and the surrounding streets have capacity because they were designed with a single mall/shopping center use in mind. The mix of uses proposed on this site will not generate the same volume of traffic at the same peak times as a regional mall would have generated.
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 subject property is not located within the vicinity of a military airport. Given the location of the subject property, base operations will not be adversely impacted by this proposed residential development.
Phoenix-Goodyear Airport:
The property does not fall within the Phoenix-Goodyear Airport DNL but falls within the traffic patter airspace.
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 for a regional mixed-use center within Goodyear as well as within the greater Southwest Valley.
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 Litchfield 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:
North of McDowell Road:
South of McDowell Road:
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 gain access to Bullard Avenue, McDowell Road, 150th Drive and Encanto Boulevard. Several traffic signals and driveways were previously constructed with the initial phases of the former Goodyear Planned Regional Center and Estrella Falls Regional shopping center. Additionally, McDowell Road, Bullard Avenue, 150th Drive, Encanto Boulevard and Monte Vista (to the west) have all been built out to their envisioned ultimate extents. Additional public and private streets will be constructed when future site plans are approved for individual components of the GSQ Regional Center. The Engineering Department and Plan Review Engineers have created stipulations to address traffic requirements applicable to this development.
Water/Wastewater:
A private utility company will provide water and wastewater services to the portions of the property that lie north of McDowell Road. The City of Goodyear will provide water and wastewater services to the portions of the property that lie south of McDowell Road.
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 and private 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 with existing and planned capacity.
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 1, 2022; signs advertising the Neighborhood Meeting were placed on the site on September 30, 2022. The neighborhood meeting took place on October 18, 2022. Residents generally were supportive of the project; residents asked questions about the regional retail and residential components of the development. Two residents from Pebble Creek were supportive of the project but opposed to more multi-family residential development.
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 February 15, 2023 appeared in the Arizona Republic Southwest Valley Edition January 27, 2023; postcards were mailed to adjoining owners on January 20, 2023; and signs were updated on the site to advertise the public hearing on January 19, 2023.
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 and private 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 was previously planned for a large regional center. The current proposal contemplates a mix of residential and commercial uses that is intended to facilitate a pedestrian oriented entertainment, dining, living and shopping hub for the Southwest Valley.
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