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Chairman Kish opened the public hearing at 6:03 Principal Planner Christian Williams presented the request for a rezoning of approximately 284.5 acres located northeast of Estrella Parkway and Bullard Avenue The proposed rezoning is to amend the existing Planned Area Development zoning to modify the zoning designation of Lot 33 from the COM zoning to the RES/MXD Residential/Mixed zoning designation, to eliminate the ability to construct drive-through restaurants within the portions of the Property zoned MXD, which are owned by the city of Goodyear, and to conditionally allow a drive-through restaurant to be constructed within Lot 33 pursuant to the stipulations of the zoning ordinance. The COM land use category only allows for commercial uses including drive-in/drive-through facilities, whereas, the RES/MXD land use category allows for attached single family, multi-family dwellings, residential mixed-uses live/work units, row homes, townhomes, and similar residential uses that meet the intent of the PAD zoning as well as a myriad of retail, commercial entertainment and mixed-uses. The RES/MXD category does not have a density maximum and the building height maximum is 72 feet.The proposed rezoning would also eliminate drive-through facilities as a permitted use within the portions of the property designated as MXD, all of which is owned by the City, and, it would allow one drive-through facility on Lot 33 subject compliance with specific requirements set forth in condition/stipulation of approval number 5 in Ordinance 2023-1563.
- The requirements for a drive-through on Lot 33 include the following:
- The drive-through is limited to a single drive-through; and
- The drive-through is limited to a business that has, coffee, tea or other beverages as its primary product; and
- A patio shall be attached to the drive-through that is scaled to the size of the building must be a prominent feature towards Estrella Parkway or the Ballpark/Player Development Complex Fields and shall be a minimum of 1,000 square foot outdoor patio; and
- The drive-through drive aisle cannot be located between the building and Estrella Parkway, it must be located to the rear of the building; and it must not be substantially visible from Estrella Parkway; and
- Development of the drive-through shall comply with all of the requirements set forth in Section 4-2-18 (Drive Through Restaurants).
The following enhancements are required for development within Lot 33:
- Enhanced architectural design and landscaping which must be provided on the site, as determined by the Zoning Administrator during the Site Plan review; and
- Enhanced pedestrian connections which must be provided to connect the Ballpark site and nearby residential property, as determined by the Zoning Administrator during the Site Plan review; and
- If walls or fencing are constructed, view fencing shall be used between the multi-family and commercial center, except where screening of mechanical equipment and trash enclosures are necessary; and
- Color schemes shall add interest and variation to buildings on the Site. At least two (2) base colors and three (3) accent colors/materials shall be used in a manner which creates a minimum of three (3) unique building schemes through the Site. A variation in roof height is required and a portion of the building’s roof shall be pitched or contain a tower structure with an overhang; and
- The color palettes of buildings shall incorporate a minimum of one (1) accent color that is not simply shades of grays and/or browns; and
- Parking requirements for commercial uses shall apply for commercial development within Lot 33 except as provided herein. A minimum of five (5) vehicle parking spaces open to the public and labeled for use as Bullard Wash Trailhead Parking shall be provided. In addition to providing the bicycle parking required in Article 6-6 (Bicycle Parking) of the Goodyear Zoning Ordinance, an additional five (5) bicycle parking spaces open to the public and labeled for use as Bullard Wash Trailhead parking shall be provided. For each Bullard Wash Trailhead Parking Space, which consists of one vehicle parking space labeled for use as Bullard Wash Trailhead Parking and one bicycle parking space labeled for use as Bullard Wash Trailhead Parking, the developer shall be permitted a reduction of two (2) required vehicle parking spaces needed to support restaurants within the property. This reduction does not apply to any other commercial development within Lot 33. Bullard Wash Trailhead Parking Spaces shall not permit a parking reduction of more than 20 vehicle parking spaces or more than 20% of the required parking spaces (whichever is less) (not forgoing the 3rd Party Parking study which may further reduce the parking requirements). The city shall reserve the right to promote the use of the provided Bullard Wash Trailhead Parking Spaces.
- A major plaza (pedestrian plaza/greenspace) shall be constructed within the property adjacent to Estrella Parkway and Bullard Avenue if any portion of Lot 33 is developed with a commercial use. The plaza should be a minimum of 2,500 sq. ft and include a major shade amenity and seating. Up to 50% of the plaza may be designed within the street side landscape setback right-of-way; and The major plaza will be flanked on either side by a large pedestrian path, store fronts, patios and/or have a pedestrian loop surrounding it. The plaza shall connect to pedestrian connections established by a Site Plan or Master Site Plan. The plaza shall be constructed with the first phase of commercial development other than for a drive-through; and
- A Ballpark Village Gateway Monument Sign shall be installed at the northeast corner of Estrella Parkway and Bullard Avenue. The size and scale of this monument shall be similar in nature to (Exhibit to be attached) which will match the character and theme being established in the greater Ballpark Village. The monument shall be constructed with the first phase of development on Lot 33.
Commission asked if the long term vision for the project was for the baseball team. Mr. Williams explained that the zoning does not restrict it to team use, but the applicant is intending to use half the site for team use. Brennan Ray, representing the applicant, was available for questions. There being no public comment, Chairman Kish closed the public hearing at 6:12 pm. |