Current Policy: A request for a zoning amendment requires public review and approval by the Planning & Zoning Commission and the City Council. The amendment must be in conformance with the General Plan and should not adversely impact the surrounding area as outlined in the Zoning Ordinance. Details of the Request: The request is to rezone approximately 20 acres from (~15 acres) MF-24 with a PAD Overlay and (4.8 acres) AU-Agricultural Urban to MF-24 with a PAD Overlay, the “Lakin Park Bungalows PAD Overlay”. The development standards of this overlay apply the MF-24 standards with minor modifications as set forth in the PAD Overlay. (The modifications are consistent with the standards that applied when the Property was included in the CP Lakin Park Planned Area Development (PAD) as multi-family residential). The subject property includes ~15 acres that were already designated as MF-24 within the overlay and adds the adjacent 4.8 acres, 2.8 of which were recently annexed into the city. The added 4.8 acres is already abutting the existing multifamily piece and is adjacent to MC-85 and the Buckeye Canal. Because of these site constraints, including this piece into the PAD and making it consistent with the abutting property is good planning practice. The addition of this parcel also provides for more MC-85 frontage allowing better access to the proposed multifamily development. 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:
- Consistency with the General Plan
As mentioned in the Background and Previous Actions section, the General Plan designated this area as Business and Commerce. Multifamily is an appropriate and permitted use within the Business and Commerce designation.
Standard 37
General Plan Standard 37 states that light industrial uses are appropriate throughout the Business & Commerce category but should be buffered from residential. The Buckeye Irrigation District (BID) canal and ADOT drainage channel provide a buffer around the residential parcel between the proposed multi-family residential use and industrial use.
- Suitability of the subject property’s physical and natural features for the uses permitted under the proposed zoning district.
The subject property is currently vacant. The property is required to be graded and developed in accordance with all applicable engineering design guidelines and standards.
- Compatibility of all potential uses allowed in the proposed zoning district with surrounding uses and zoning.Uses and development surrounding the subject property include:
North – State Route MC85; Union Pacific Railroad; Huhtamaki
South – Buckeye Irrigation Canal
East – ADOT drainage channel; Lakin Park Industrial currently under construction
West – Future Loop 303 ROW; County land
- 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 proposed PAD is located outside the high noise or accident potential zones for Luke Air Force Base, but is located within the vicinity of a military airport. Notice was provided to Luke AFB and they have indicated that given the location of the subject property, base operations will not be adversely impacted by this proposed development.
Phoenix-Goodyear Airport:
Although the property may experience aircraft overflights since it is located within the Traffic Pattern area of the Phoenix-Goodyear Airport, the site is not within or adjacent to the high noise or accident potential zones.
- 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 area is adjacent to existing and future transit corridors and will provide additional residential opportunities in Goodyear.
- Demands for public services that will be generated by the uses permitted in the proposed zoning district.
Fire Response:
Emergency response times and distances are provided below:
Nearest Goodyear Fire Station |
Shortest path |
Longest path |
2nd Nearest Goodyear Fire Station |
Shortest path |
Longest path |
Mins |
Miles |
Mins |
Miles |
Mins |
Miles |
Mins |
Miles |
#185 |
4.8 |
2.4 |
5.1 |
2.55 |
#184/181 |
7.25 |
3.63 |
7.56 |
3.78 |
Police Response:
The subdivision 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:
At the time of site plan review, the required connections to public streets will be reviewed for compliance with City engineering and public safety standards.
Water/Wastewater:
The subject property will be served by city of Goodyear water and wastewater utilities.
- Potential adverse fiscal impacts that will result from providing services to areas not in proximity to where existing public services are provided.
The proposed rezoning is within proximity to existing public services. The property owner and/or developer will be responsible for the costs of making the necessary connections to these existing services.
- General public concerns.
Public Participation:
An alternative citizen review process was conducted for this proposal. Notice of the application was provided to property owners within 500-feet of the property. To date, no objections or inquiries were received as a result of this notification.
Notice for the public hearings before the Planning and Zoning Commission and City Council included a postcard mailed to the owners of property within 500-feet of the subject property; a legal notice and display ad published in the Arizona Republic on August 27, 2021; and a notice of public hearing sign posted on the property. To date, staff has not received any public inquiries as a result of this notice.
On September 15, 2021, the Planning & Zoning Commission held a public hearing for this item. After the staff presentation the applicant addressed the Commission. No members of the public spoke regarding the request. The Planning & Zoning Commission recommended approval of the request with a 4-0 vote.
- Whether the amendment promotes orderly growth and development.
The subject property is an infill property located within the proximity of City services and infrastructure.
- 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 development of the multi-family property will be required to adhere to all applicable design, building, and engineering standards of the city of Goodyear. Adherence to these standards will be evaluated during the site plan, civil engineering, and building plan review processes.
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