The applicant is requesting a zoning change from the currently approved Amber Meadows Final Planned Area Development to R1-4 (Single-Family Detached) Zoning District on 57.67 and R1-6 (Single-Family) Zoning District on 52.24 acres with R1-4 Reduced Development Standards, R1-6 Reduced Development Standards and a PAD Overlay for a development to be referred to collectively as Amber Meadows at West Goodyear. The PAD Overlay modifies the foregoing standards as follows: all lots within the R1-4 zoned area of the development shall have a minimum lot width of 45 feet and a minimum depth of 115 feet; and the minimum square footage of a lot shall be 5,175 with the exception of corner lots and knuckle lots which may be reduced to 5,173 square feet. The R1-4 zoned area will adhere to the R1-4 (Single Family Detached) Zoning District as modified by the R1-4 Reduced Development Standards, as modified by the PAD Overlay. The R1-6 zoned area will adhere to the R1-6 (Single Family Detached) Zoning District as modified by the R1-4 Reduced Development Standards, as modified by the PAD Overlay. The total number of residential units within the Property is limited to 437. The proposed rezoning requires additional amenity elements, connectivity elements and streetscape elements be provided. The proposed zoning ordinance includes stipulations requiring these amenity elements, connectivity elements and minimum streetscape elements be provided. They include the following: To meet the two (2) required Amenity Elements, the development will:
- Adjacent to Community Amenity – A community pool be located at the centralized park and will serve the site.
- Additional Park Amenities - The centralized park shall provide localized usable active open space area and shall include all of the following resident and recreational amenities: restroom facility; a minimum of two (2) Pickleball courts; one full-sized basketball court; one (1) large group ramada with barbeque grills and picnic seating; one (1) small ramada with barbeque grills and picnic seating; bicycle racks; a high and dry turf area;. The Final elements of the Additional Amenities shall be refined with staff to collectively be of an equal or greater quality to those described above.
- Amber Meadows is required to provide a 5-acre neighborhood park within ¼ mile walking distance of all dwellings. Amber Meadows provides an approximately 5-acre centralized park. However, this park would not be located within ¼ mile walking distance of all dwelling units. In order to satisfy the ¼ mile walking distance requirement, four additional Pocket Parks will be spread throughout the site, providing an additional approximately 3.75 acres of total park area with at least one of the parks being located within a ¼ mile walking distance of all lots. The Pocket Parks will provide additional improved park space in closer proximity to residents who live farther away from the Central Park.
- Pocket Park 1 (0.25 acres) and Pocket Park 3 (1.5 acres) will be located in the R1-6 portion of the Project. Pocket Park 2 (1.0 acres) and Pocket Park 4 (0.5 acres), will be located in the R1-4 Reduced portion. Each pocket park will include a shaded seating area and an open turf area. At least one (1) park in the R1-6 portion of the community shall contain a shaded seating area that is a ramada with barbeque grills and at least one (1) park in the R1-6 area shall contain a shaded tot lot near a high and dry turf area. At least one (1) park in the R1-4 portion of the community shall contain a shaded seating area that is a ramada with barbeque grills and at least one (1) park in the R1-4 area shall contain a shaded tot lot near a high and dry turf area. Bicycle racks will be included at the Pocket Parks to accommodate non-motorized transportation within the community.
In order to meet the four (4) required Connectivity Elements, the development will:
- Be Considered In-fill:
- Project will be considered in-fill.
- Provide Trail System Connections that include:
- Construct a publicly accessible trail connections are provided within the Site and connect to future trail systems. A five (5) foot soft trail is proposed on the east side of the Site within the twenty-five (25) foot Roosevelt Irrigation District (RID) Easement which also provides for a connection to the future Roosevelt Irrigation District Canal trail at the northeast corner of the Site. Additionally, a five (5) foot soft trail connection is proposed on the east side of the Site to provide access to La Privada's trail on the south side of the conveyance channel. Where trail connections cross a roadway or connects to the central amenity, paver crossings shall be provided and the Zoning Administrator may modify the dimensions and spacing requirements above in the event of a utility conflict if the enhancement is collectively equal or greater in quality to those described above.
- Provide Lot Diversity:
- Based on the provisions found within the PAD Overlay, the R1-4 Reduced lots within Amber Meadows will have 100% of the lots exceed the required minimum lot width. Approximately 54% of the site will compromise of lots that are 45-feet wide by 115-feet deep. In order to ensure lot diversity within by way of comparison a standard R1-4 Reduced lot may be as small as 40-feet wide by 100-feet deep or 4,000 square feet.
- Limited Subdivision of Perimeter Wall:
- A white cross-buck split rail fence is provided along the Site's Perryville Road street frontage in addition to the Primary Theme Wall. This double fence is intended to break up the visual of the single wall as well as support the community character and provide aesthetic appeal. Additionally, in areas by the Site's entry monument and the Site's hard corners along Perryville Road, white cross-buck split rail fence is provided to further accentuate the character while reinforcing cohesiveness.
The Streetscape Elements are not finalized until the preliminary plat review. However, in order to meet the four (4) Streetscape Elements, the development plans to:
- Provide Detached Sidewalks - 6-foot-wide planter adjacent to all roads in interior of the development with HOA maintained landscape strips which contain a minimum of one (1) tree within the planter for each residential lot which faces a planting area.
- Provide Additional Streetscape Elements - Decorative pavers, colored concrete and/or stamped concrete, and/or other material as approved by the Zoning Administrator, Engineering and Public Works, shall be used on all driveway on all lots within the development (between the sidewalk and the house).
- Provide Additional Streetscape Elements – Decorative pavers, colored concrete and/or stamped concrete, and/or other material as approved by the Zoning Administrator, Engineering and Public Works, will be used at all entryways into the development off of Perryville Road and Lilac Street.
- Provide West Goodyear Streetscape Designs –
- The primary and secondary entrances to the community incorporate enhanced collector designs that include enhanced plantings, median islands and entry monuments that are agrarian in nature.
- A white crossbuck split rail fence is included at both the primary and secondary entrances, at hard-exterior corners along the perimeter of the site and at other notable areas within the site.
- Farm/agricultural and rustic elements such as the trellis structures are incorporated at the primary and secondary entry monuments.
- Landscape planting creates the sense of agricultural planting through linear and structured placement.
- A corner monument on the perimeter of the development shall read “Amber Meadows at West Goodyear.”
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 proposed land plan is consistent with the current General Plan land use designation in terms of land use location and density. With the adoption of the City of Goodyear’s General Plan “Goodyear 2025” the Project Site was given a land use designation of “Neighborhood” which is defined as: “Provides areas for the growth and development of neighborhoods. Neighborhoods include a wide range of densities and housing products, public and community facilities such as schools and places of worship, and commercial uses at appropriate intensities and locations.”
A key element in this definition is the allowance for a wide range of densities and housing products. We believe allowing flexibility in this regard enables the City to be responsive to planning needs in the City. It also allows for homebuilders to be creative in the type of communities they develop. This community will meet the City’s intent to provide a diversity of housing options by providing homes on a variety of lot sizes, within a community of enhanced design and amenities. This is a combination that many homebuyers are looking for, and we’re going to be able to provide it in an excellent location within a portion of the city that enjoys close access to employment and transportation.
As part of the City of Goodyear’s General Plan “Goodyear 2025” Chapter 8 – Land Use and Transportation Plan, clearly defined “Development Standards” are set forth. The Develop Standards that apply to the project will be met and the plan intent is in Conformance with the City of Goodyear’s General Plan “Goodyear 2025”. Additional objectives, goals and standards can be found in the applicant’s narrative.
2. Suitability of the subject property’s physical and natural features for the uses permitted under the proposed zoning district.
The property has no significant natural or built constraints and provides an opportunity to create an outstanding residential community. The land is generally flat and will provide storm water management through on-site retention basins and participation with regional conveyance through the development. The channel the east side of the property will provide regional recreation connections with the adjacent developments which are part of the overall bicycle and pedestrian circulation.
3. Compatibility of all potential uses allowed in the proposed zoning district with surrounding uses and zoning.
Amber Meadows at West Goodyear is located in a growing area of West Goodyear with adjacent properties reflecting similar or higher density zoning designations. Parcels that are within the City’s boundaries, within this area of Goodyear are either currently zoned or being rezoned to smaller single-family residential units. This includes La Privada to the south, Las Palmas to the north, and Citrus Park, Silva Trails, Paseo Place and Las Ventanas further to the south and southeast. Parcels along the east are similar in nature. The development of Amber Meadows will provide and improve the necessary infrastructure including construction of collector and arterial roadways and extension of City of Goodyear water and sewer service to West Goodyear. The surrounding properties in general will benefit from the future high-quality residential community. Current and future uses and development of the properties surrounding the subject property include:
North – Roosevelt Irrigation District Canal and county island, homes and vacant agricultural lands (largely zoned RU-43/city equivalent to AU (Agricultural Urban));
South – La Privada (zoned R1-4);
East – La Privada (zoned R1-4) and County island, homes and vacant agricultural lands (largely zoned RU-43/city equivalent to AU (Agricultural Urban));
West – County island, homes and vacant agricultural lands (largely zoned RU-43/city equivalent to AU (Agricultural Urban));
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.
Amber Meadows at West Goodyear is consistent and compatible with other land uses existing and entitled within the immediate area. The property is located within an area that was planned for low and medium density residential uses.
The jurisdiction along the north boundaries are within unincorporated Maricopa County and are zoned RU-43 with single family homes. There is an RID Canal between the county residential and the planned Amber Meadows at West Goodyear residential.
The proposed community is in line with the City’s General Plan principles. The City of Goodyear’s 2025 General Plan Land Use Map classifies the property as “Neighborhood.” The “Neighborhood” land use is intended to provide for the growth and development of residential neighborhoods providing diversity of densities and housing products.
Luke Air Force Base:
The property does not fall within the Luke Air Force Base Accident Potential Zone or the DNL. However, the property does fall within the Luke Air Force Base Military Vicinity boundary thus disclosure statements shall be required as a condition of approval.
Phoenix-Goodyear Airport:
The property does not fall within the Phoenix-Goodyear Airport DNL.
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.
Per the General Plan this community falls within the Neighborhoods land-use. Entitlement of the subject property with PAD zoning will meet the demand for residential development.
Developers have indicated the current Arizona housing market indicates the Phoenix Metro area needs hundreds-of-thousands of homes to meet the current demand. A growing trend has demonstrated that the request for more narrow lots is reflected not just in West Goodyear, but across the valley. This does not necessarily mean that the home sizes are decreasing but rather indicates homebuyers want less property to maintain. By adjusting to market demand, this could allow lots to be platted and sold to developers and homebuyers more quickly, bringing more residents into Goodyear and contribute to the City’s tax base.
Amber Meadows at West Goodyear has been designed to be consistent with the City’s goals to provide a sustainable and varied residential community that will be a cornerstone in the West Goodyear area. High quality not only speaks the physical building, but to the high quality of life that Amber Meadows at West Goodyear brings with it planned amenities. Recent West Goodyear development activity with Pradera, Citrus Park, Silva Trails and La Privada show the interest in providing new residential units in West Goodyear.
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 Liberty Elementary School District and the Buckeye Union High School District. Both school districts have been notified of the rezoning request. This development intends to donate 7.5 acres of land to the Liberty Elementary School District, which combined with the 7.5 acres immediately adjacent to it within La Privada will create one cohesive elementary school site.
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 primarily from Perryville Road and the future Lilac Street. The Engineering Department has created stipulations to address traffic issues caused by the development of this property. Those stipulations address traffic signals, roadway construction and access to needed and adjacent streets.
Water/Wastewater:
The subject property will be served by city of Goodyear water and wastewater utilities.
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 is located near existing or planned Cost Recovery Ordinance public services. We do not anticipate any potential adverse fiscal impacts resulting from development of this property.
8. General public concerns.
Public Participation, Public Comment and Planning and Zoning Commission Meeting:
An in-person neighborhood meeting was conducted for this proposal on January 4, 2023. Notice of the neighborhood meeting was sent to property owners within 500 feet of the property to provide ample opportunity for input prior to noticing the public hearing itself, those notices were mailed on December 3, 2022; a sign advertising the neighborhood meeting was posted to the site on December 20, 2022. During the neighborhood meeting, residents asked general questions about the proposed development. No formal opposition has since been received.
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 August 16, 2023 appeared in the Arizona Republic Southwest Valley Edition July 28, 2023; postcards were mailed to adjoining owners on July 20, 2023; and the sign(s) on the site were updated on July 27, 2023 to notify residents of the scheduled public hearings.
On August 16, 2023, the Planning and Zoning Commission held a public hearing for this item. After staff presentation, the Planning and Zoning Commission voted (5-0) to recommend approval, subject to the proposed stipulations.
9. Whether the amendment promotes orderly growth and development.
This zoning amendment requires consistency with the City’s General Plan, compatibility with the surrounding zoning and promotes orderly growth and development as part of the West Goodyear Area. As development continues to grow within West Goodyear, the bringing forward of Amber Meadows at West Goodyear allows expansion of the City infrastructure and development sequentially to its western boundary particularly related to regional drainage, water, and wastewater expansion.
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 the heart of West Goodyear.
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