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Chairman Kish opened the public hearing at 6:02 pm. Deputy Director of Planning Katie Wilken presented the request to consider a rezone of approximately 66.6 acres of land generally located at the southwest corner of Litchfield Road and I-10 to a Final Planned Area Development to be known as the Goodyear Celebration Plaza Planned Area Development (PAD) allowing for a mixed-use development under the MF-12 (Multi-Family), MF-24 (Multi-Family), C-O (Commercial Office), and C-2 (General Commercial) zoning districts, as modified in the Goodyear Celebration Plaza Planned Area Development (PAD) as modified by Ordinance 2023-1562. The PAD originally heard by the Planning and Zoning Commission was dated January 9, 2023. A revised PAD, resulting from the January 23 Council meeting, is dated February 7, 2023. The PAD will include the following zoning districts: approximately 11 acres of General Commercial (C-2); approximately 15.5 acres of Commercial Office (C-O); approximately 13.7 acres of Multi-Family (MF-24); approximately 9.9 acres of MF-24/C-O hybrid; and, approximately 16.6 acres of Multi-family (MF-12) 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 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 had initially worked with the property owner to establish a hybrid zoning area that could be developed as either MF-24 (Multi-Family) or C-O (Commercial Office). The original proposal heard by the Commission included a stipulation that for the 18 months following City Council adoption of Ordinance 2023-1562, the hybrid zoning area identified in the PAD Overlay would be developed as C-O (Commercial Office). If the Hybrid Zoning area was not developed within 18 months of adoption of the Ordinance, then it could be developed as either MF-24 Multi-Family Residential or CO Commercial Office.
At the January 23, 2023, City Council hearing, the Council discussed the length of the hybrid period, with some discussion that the 18 months was too short of a period to secure a medical office user for the hybrid zoning area. Given this concern, the applicant is willing to increase the period to 24 months. However, as noted in the draft ordinance, staff is recommending that the hybrid parcel be solely rezoned to C-O (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, are required to be constructed within the Property as it develops. Commission asked what the current occupancy rate for office is in Goodyear. Ms. Wilken did not have this information available. Commission asked what information the City of Hope provided regarding this application. Development Services Director Christopher Baker explained that there was a letter of support provided for the rezoning change. Commission asked if the stipulation was approved to have just C-O, what can the applicant do if nothing develops. Ms. Wilken explained that there would need to be another rezone application. Commission asked for an overview of the stipulation and the reasoning behind it. Ms. Wilken stated that the reason for the stipulation was the amount of multi-family and the opportunity for interstate frontage commercial opportunities. There is a need for additional housing and there are approximately 10,000 units within the development review process. Jeff Blilie, representing the applicant, gave an overview of the changes to the application and asked that Commission approve the application without the staff stipulation. There being no public comment, Chairman Kish closed the public hearing at 6:18 pm. |