Current Policy: A rezoning request requires public review and vote by the Planning and Zoning Commission and the City Council. The proposed rezoning must be in conformance with the General Plan and should not adversely impact the surrounding area. As set forth below, the proposed zoning is both consistent with the General Plan and will not adversely impact the surrounding area. Details of the Request: The applicant is requesting a zoning change from the current General Commercial (C-2) to MF-24 with a Planned Area Development Overlay to facilitate the development of a multi-family development under the existing city of Goodyear Zoning District. An MF-24 Zoning District shall be developed under the Multi-Family Design Guidelines as outlined in the Goodyear Design Guidelines. The use of a PAD Overlay is justified as the current development standards for the MF-24 zoning district do not address some of the unique circumstances found within this horizontally mixed-use development. The proposed PAD overlay will modify the MF-24 standards as follows: Development Standards:
Development Standard |
Canyon Trails Towne Center Residences |
Min. Rear Setback (East)* |
20 ft. ** |
Min. Recreational Open Space (sq. ft./d.u.) |
275 sq. ft. |
Min. Private Outdoor Open Space (sq. ft./d.u.) |
54 sq. ft. |
Freeway Development Overlay District - Noise Level Limits |
66 Leq (Exterior) / 52 Leq (Interior) |
*Measured from property line **Minimum 10-foot landscaped area between the back of sidewalk and building shall be provided along the east and south property lines. In addition to modifying certain setbacks, recreational open space, private open space and noise level requirements, the PAD Overlay contains standards to enhance architecture, pedestrian connectivity, amenities and continuity within the existing center. Setbacks and Landscaping: As the existing property lines fall within the private streets, the side setback is clarified to ensure a minimum of 10-feet of landscaping will be installed between the private streets and buildings. The east (rear setback) has been reduced by 10 feet down to 20 feet to provide more continuity between the existing commercial and the future residential to provide more of a mixed-use feel. Recreational Open Space: A reduction to the recreational open space per dwelling unit is being requested from the required 400 square feet per dwelling unit to 275 square feet per dwelling unit. The proposed reduction in recreational open space provided is made up for in quality, amenity offerings, and the scale of the open space provided. The residential buildings will be centered around a large amenity core that will include a clubhouse, fitness center, resort-style pool, outdoor kitchen, and lounge area. An additional large outdoor amenity area will be provided at the southeast corner of the site, allowing for both active and passive recreation in the form of a dog park and park area. Residents of Canyon Trails Towne Center Residences will also have direct access to the expansive multi-use path and bicycle network located adjacent to and in close proximity to the site. Although the majority of the open space along the western property line is located within the required minimum thirty (30) foot front setback and is not included in the calculation of recreational open space provided per unit, this area is an integral part of the recreational open space network not only for the proposed residential community, but for the larger Canyon Trails development. The existing eight (8) foot multi-use path is planned to remain in place as a public accessible path and receive enhanced landscaping to provide additional shade. Private Open Space: MF-24 District development standards require sixty (60) square feet of private open space (balconies, patios) per residential unit with a minimum 6’ x 6’ patio or balcony. Canyon Trails Towne Center Residences is providing a total of 284 private open spaces in the form of balconies or patios which range in square footage from 54 – 73 square feet. Four (4) unit types out of ten (10) are proposed at just under the required sixty (60) square feet requirement. Two (2) unit types do not meet the minimum six (6) foot dimensional requirement, with one (1) unit type having a minimum five (5) foot dimension and the other 5.5 feet. However, a total of 18,570 square feet of private open space is being provided throughout the project which exceeds the 17,040 square foot total code requirement. Although a small percentage of individual units may be slightly under the required minimum private outdoor open space requirement, Embrey takes great pride in providing superior amenities and outdoor areas in their communities, and this project is no different. Noise Level: Article 9-1 (Freeway Development Overlay District) of the Goodyear Zoning Ordinance specifies the following noise level limits: 64 Leq (exterior) and 45 Leq (interior). These noise level limits were derived from the old Arizona Department of Transportation (ADOT) noise level limits. In May of 2017, ADOT enacted its new Noise Abatement Requirements. ADOT’s new exterior noise standard is a maximum of 66 Leq and interior noise standard is a maximum of 52 Leq. ADOT updated its noise standards to be more reasonable and consistent with the noise standards utilized across the United States. 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.
Located within the Central Study Area of the Goodyear Municipal Planning Area, the site is designated as Business and Commerce on the Goodyear General Plan Land Use Map. Business & Commerce is designed to provide “areas for the growth and development of Goodyear’s economic base including areas for shopping and entertainment.” This category allows a variety of uses, including high density residential when located adjacent a community or regional park, open space area, single-family residential, or commercial area. Incorporating a multi-family residential component into the existing Canyon Trails Towne Center commercial development is supported by the General Plan.
The rezoning of this site from PAD to MF-24 with PAD Overlay and the proposed multi-family residential project are in line with the following goals identified in the Goodyear General Plan:
Goal GD-1: A compatible mix of land uses that fosters a quality community, with livable and safe neighborhoods, a healthy population, a strong economy, and a sustainable environment.
Objective CC-5-1: Establish a land use hierarchy and community form that maintains a broad variety of land uses and responds to the community’s vision and needs.
Introducing a higher density, multi-family residential community in an area that is primarily commercial and single-family residential will provide a variety of housing opportunities for the immediate area and encourage additional business growth by adding rooftops and increasing density. The location of this proposed project is in line with Objective CC-5-1 Policy F, which dictates that high-density residential should be located near commercial uses and provide a buffer between commercial and lower density residential.
Goal CC-2: A diverse stock of high-quality housing that meets the needs of all residents.
Objective CC-2-1: Provide diverse and quality housing products.
The primary land use within the approximately 2,000-acre Canyon Trails PAD is single-family residential. With the lack of housing diversity and density needed to attract new residents and support the existing and proposed commercial, the Canyon Trails community is in need of multi-family residential communities to add sustainability and vibrancy into the area. Goodyear, and specifically Canyon Trails, lacks mixed-use development and the ability to offer higher density residential within walking distance to restaurants, goods and services. Although other multi-family residential developments are beginning to come to this area, the Canyon Trails Towne Center Residences will provide for a vibrant, more urban lifestyle option due to its integration into the existing commercial center.
Embrey, the developer of the proposed Canyon Trails Towne Center Residences, has a history of producing top quality, Class A multi-family residential communities in Arizona and many other states. This project will follow their typical model, providing a high-quality product and increasing diversity of housing products available to current and prospective residents in the Canyon Trails area.
In addition, the rezoning of this site and proposed project are compliant with and supported by all ten (10) Universal Development Standards and the following Business & Commerce Category standards, noted in Chapter 8 of the Goodyear General Plan, which are used to guide decision making during the rezoning and development review process:
Standard 40: Walking and biking should be accommodated and encouraged by providing trails, bike lanes, sidewalks, and paths to allow for safe pedestrian movement. Linkages to nearby residential developments should be provided in conformance with Standard 28.
The proposed project will maintain an existing eight (8) foot multi-use path along the west property line, providing connectivity to a community-wide path/trail and bicycle network. Access to the Canyon Trails greenbelt system, located east of the commercial center, will be provided along the existing sidewalk on Canyon Trails Boulevard. The project site is located in a prime location which provides easy, convenient, and safe access to a variety of walking and biking amenities.
Standard 41: High Density (e.g., multi-family) residential development is permitted in the Business & Commerce category when located adjacent to a community or regional park, open space area, single family residential, commercial area or used as a buffer between the Neighborhoods category and Business & Commerce category. Circulation and access to necessary amenities such as schools and grocery stores, and compatibility with surrounding existing and planned uses shall be taken into account when considering this type of use in the Business & Commerce category.
The project site is located within Canyon Trails Towne Center, an existing retail and commercial center. By providing a residential component within the commercial center, a horizontal mixed-use area is created within a walkable and collaborative environment. Goods and services, as well as schools, are within walking distance, and the future Loop 303 freeway is proposed immediately adjacent to the west, providing great pedestrian and vehicular connectivity. The proposed multi-family use is compatible with the surrounding existing and planned uses and is appropriate for the site.
Finally, Chapter 8 identifies which zoning categories are appropriate within each land use category, and Multi-Family Residential (specifically MF-18 is listed) is considered a compatible zoning category within Business & Commerce. Because the General Plan predates the creation of the MF-24 zoning category, it is presumed that MF-24 is equally appropriate for the Business & Commerce category.
2. Suitability of the subject property’s physical and natural features for the uses permitted under the proposed zoning district.
The existing site is flat and contains no natural washes, floodway or floodplain designations, hillside slopes, irrigation district canals, or any other known significant physical and natural features that would be worthy of preservation or hinder development on the site. The site is well-suited for multi-family residential development.
3. Compatibility of all potential uses allowed in the proposed zoning district with surrounding uses and zoning.
Current and future uses and development of the properties surrounding the subject property include:
North – Vacant, zoned for Aviata (MF-24 with PAD Overlay);
South – Canyon Trails Towne Center (C-2) anchored by Target;
East – Canyon Trails Towne Center (C-2) and Planet Fitness;
West – Future SR 303 Loop and Crestwood at Canyon Trails (PAD) single-family residential;
Although the site was previously envisioned for commercial development, it has received little interest and sits vacant along with a number of other pads and inline shops within Canyon Trails Towne Center. Rezoning the approximately 12.7-acre site to MF-24 with a PAD Overlay will support the development of multi-family residential, providing the existing commercial center with patrons in close proximity to support the existing retail, entertainment, and service-oriented businesses. A multi-family community serves as an ideal complementary use to an existing commercial center, generating fewer averages daily vehicular trips than previously approved for the commercial use, utilizing existing available site infrastructure, and positively impacting adjacent property values. The proposed multi-family use will generate little environmental impact. The open space provided as part of the development of the residential project will be more environmentally beneficial to surrounding properties compared to the currently proposed commercial uses or the existing vacant commercial site.
The site does not directly border single-family residential development; the homes at Crestwood at Canyon Trails are located across a significant future freeway corridor to the west. The overwhelming majority of existing residential development in the Canyon Trails area is single-family. Adding multi-family residential to the Canyon Trails Towne Center will create an integrated mixed-use development and bring needed housing diversity, including an urban living option. The undeveloped parcel to the north of the project site, across Canyon Trails Boulevard, is likely to be developed in some medium to high density residential manner given its existing entitlements, which would be compatible with the proposed site use.
Immediately west of the site, the Loop 303 freeway corridor expansion is planned and the right-of-way necessary to construct this freeway extension has already been dedicated. The General Plan supports residential uses with higher densities (over twelve dwelling units per acre) adjacent to interstate corridors, so the proposed multi-family residential use is both appropriate and compatible with the Loop 303 extension.
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.
Luke Air Force Base:
The property does not fall within the Luke Air Force Base Accident Potential Zone or the DNL. However, the subject property is located within the vicinity of a military airport. Given the location of the property the proposed zoning, base operations will not be adversely impacted by this development.
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 designation of Business and Commerce, the property may be zoned to multi-family.
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 Avondale Elementary School District and the Agua Fria Union High School District. Both school districts have been notified of the rezoning request.
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
|
Fire Station #184
|
3.50
|
1.75
|
4.01
|
2.00
|
Fire Station #181
|
8.75
|
4.38
|
8.80
|
4.40
|
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 via private streets/driveways within the Canyon Trails Towne Center, those private streets access the public roadways of Cotton Lane (future northbound frontage road), Canyon Trails Boulevard and Yuma Road to the far south. 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 site is located in close proximity to existing and planned public infrastructure and services and therefor, no adverse fiscal impacts are anticipated.
8. General public concerns.
Public Participation, Public Comment and Planning and Zoning Commission Meeting:
A Neighborhood Meeting was conducted for this proposal and notice of the application was provided to property owners within 500 feet of the property on July 29, 2021. The neighborhood meeting took place virtually on August 18, 2021.
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 September 15, 2021 appeared in the Arizona Republic Southwest Valley Edition August 27, 2021; postcards were mailed to adjoining owners on August 19, 2021; and a sign was posted on the site on August 27, 2021.
On September 15, 2021, the Planning & Zoning Commission held a public hearing for this item. After the staff presentation the applicant addressed the Commission. One member of the public spoke in opposition of the request. They stated concerns with safety and that they would rather see commercial development on the property and it didn’t fit in with the single-family community. The applicant responded that the site will be secure and will be a quality development. Commissioner Kish asked staff where the residential was in relation to the project. Mr. Williams showed the location on the map and stated the closest home is 498 feet away. The Planning & Zoning Commission voted (4-0) to recommend approval of the proposed rezoning, subject to the proposed stipulations.
9. Whether the amendment promotes orderly growth and development.
The subject property is within a quarter mile of existing development and located within the proximity of City services and infrastructure.
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 amendment will add residential in close proximity to a major commercial center in a horizontally mixed-use manner.
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