Current Policy:
All Planned Area Developments (PADs) are required to prepare and submit a comprehensive sign package (CSP) for review and approval prior to the issuance of individual sign permits. A CSP provides a comprehensive and coordinated approach to the design of signage that exhibits superior quality and effective messaging. In recognition of the benefits of cohesive and comprehensive sign design, modifications to the signage requirements established in Article 7, Sign Regulations, of the Goodyear Zoning Ordinance, may be appropriate within a CSP.
A CSP in compliance with the requirements in Article 7, may be approved by the Zoning Administrator after review and approval by the Development Review Committee. However, a CSP which proposes modifications to the requirements in Article 7, must be reviewed by the Planning and Zoning Commission and approved by the City Council. The first amended Canyon Trails Towne Center CSP requests modifications to the standards in Article 7 and therefore requires Planning and Zoning Commission review and City Council approval.
Details of the Request:
The request is to approve the 1st Amended Canyon Trails Towne Center Comprehensive Sign Plan, which encompasses the 91-acre area within the Canyon Trails PAD. The original CSP included three multi-tenant monument signs within the right-of-way (R.O.W.) along Cotton Lane. These signs were to remain until such time as the Arizona Department of Transportation (ADOT) acquired the property for the future Loop 303 freeway extension. ADOT is scheduled to commence construction of the Loop 303 freeway extension during the fourth quarter of 2025. This amendment includes a request for the removal and relocation of three existing multi-tenant monument signs located just east of Cotton Lane out of the ADOT R.O.W. and onto Canyon Trails Towne Center property. No changes to the multi-tenant monument signs are being proposed, aside from the relocation request. All requirements, regulations, specifications, and design parameters for all other users within the Canyon Trails Towne Center development remain unchanged.
Evaluation Criteria:
Per the city of Goodyear Zoning Ordinance, the city’s review and recommendation on a comprehensive sign plan is to be guided by the following criteria:
1. Size and Height: The comprehensive sign plan shall demonstrate that all proposed signage is no larger than necessary for sufficient visibility and legibility. Factors to be considered in determining allowed size and height may include, but are not limited to, topography, traffic volumes, traffic speeds, visibility ranges, copy size and impact on adjacent property.
The Canyon Trails Towne Center 1st Amended CSP proposes no changes to the size and height standards previously approved. The application indicates that only the removal and relocation of the three existing muti-tenant monument signs from ADOT R.O.W. to Canyon Trails Towne Center property will take place. As such, the request is supportable to ensure signage is relocated to enhance the visibility and branding opportunities for the property owner.
2. Location and Orientation: Signs should be located and oriented to allow sufficient visibility and legibility for pedestrian and vehicle traffic. Factors that may be considered in reviewing the appropriateness of the sign location and orientation may include, but are not limited to, location relative to the surrounding streets and land uses, traffic volumes and access points, visibility angles and topographic features.
The Canyon Trails Towne Center 1st Amended CSP sign setbacks, separations, and locations are intended to provide for maximum visibility while also promoting pedestrian and vehicular safety. Therefore, staff find the proposal appropriate and supportable.
3. Design, Colors and Materials: Signs proposed under the comprehensive sign plan shall be harmonious with and enhance the architecture and theme of the specific development in which the signs are located. Compatibility with the specific development shall include the use of complementary colors, materials and architectural style.
The Canyon Trails Towne Center 1st Amended CSP does not alter the design, colors, and materials of the approved CSP.
4. Surrounding Land Uses: Signs shall not adversely impact adjacent land uses, especially adjacent residential land uses. The comprehensive sign plan shall demonstrate the measures that will be taken to ensure the proposed signage will not adversely impact adjacent land uses in terms of lighting, size, location and orientation.
The subject property includes commercial development. The proposed signage CSP will not adversely impact these surrounding uses given their size, location and orientation should match the intensity of these surrounding developments and their associated signage. As such, staff find the intended signage will not adversely affect any adjacent land uses and is therefore appropriate and supportable.
Staff Findings:
The request to approve the 1st Amended Canyon Trails Towne Center Comprehensive Sign Plan meets the evaluation criteria for a CSP as set forth in Article 7, Sign Regulations, of the Zoning Ordinance, subject to the recommended stipulations of approval. |
