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 owner is seeking to rezone approximately 19.18 acres of the Property located on the east side of the Property to MF-12 (Multi-Family Residential) (the “MF-12 Parcel”) and to rezone approximately 20.95 acres on the west side of the Property to MF-24 (Multi-family Residential) (the “MF-24 Parcel”). An MF-12 Parcel will be developed under the Multi-Family and MF-12 Design Guidelines as outlined in the Goodyear Design Guidelines and the MF-24 Parcel will be developed under the Multi-Family Design Guidelines as outlined in the Goodyear Design Guidelines and subject to additional stipulations. Staff has added stipulations to address continuity within the surrounding community of West Goodyear as well as product color and aesthetics to provide for more diversity in product offerings. 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 General Plan designates the Land Use Category for this property is Neighborhoods. Due to this fact, a rezone of this property from R1-6 single-family residential to a multi-family residential use would continue to align with the General Plan. Additionally, the project will provide a housing product that is much needed in this area, will maximize the investment made into the future Arizona State Route 303 Loop (Loop 303) extension, and will bring the density needed to support the surrounding employment, commercial, and entertainment land uses.
2. Suitability of the subject property’s physical and natural features for the uses permitted under the proposed zoning district.
This Site is generally flat with no physical or natural features that would hinder the development of the proposed multi-family and single-family rental project.
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 land planned for La Jolla Vista (single-family residential development);
South – El Cidro (single-family development);
East – City of Goodyear Site 12 Water Facility and El Cidro (single-family development;
West – Vacant land owned by Agua Fria Union High School District;
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.
The Site is currently surrounded by either constructed or planned single-family detached developments on the north, east, and south, with a high school planned for the vacant land to the west of the Site. Development of the Site under the current zoning of R1-6 would only add to the repetitiveness of land uses that exists in the vicinity, while the request will allow for much-needed diversity in housing. The size and scale of the proposed project is physically compatible with the surrounding zoning and existing developments.
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 and multi-family nature of 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.
Since the 1990s the population of the City of Goodyear has grown substantially and continues to increase faster than the housing market is able to keep pace with demand. Using data compiled by the Maricopa Association of Government, the General Plan reports that the population of Goodyear will double between 2020 and 2040, but the population has been growing much more quickly than the housing stock. If continued, this will create overcrowding and housing will become overpriced. This proposal will lessen the burden on the housing market and reinforce Goodyear as a place where individuals and families can seek attractive, high-quality housing.
Additionally, this proposal will add two different housing products that are not currently offered within a three-mile radius of the Site. The construction of the Loop 303 extension will only add to the already high demand for this type of product here, given the existing lack of housing diversity in the area.
As part of this rezoning application, the applicant will continue to have discussions with the local school districts.
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 |
5.2 |
2.60 |
6.02 |
3.01 |
Fire Station #182 |
11.35 |
12.16 |
12.16 |
6.08 |
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 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 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 and for constructing any additional infrastructure needed for the city to provide services, including water and wastewater services, to the property.
8. General public concerns.
Public Participation, Public Comment and Planning and Zoning Commission Meeting:
An alternative citizen review process was conducted for this proposal due to the city of Goodyear Emergency Declaration in Response to Coronavirus that was in place at the time the citizen review process took place. Notice of the application was provided to property owners within 500 feet of the property at least 35 calendar days prior to public hearing to provide ample opportunity for input prior to noticing the public hearing itself, those notices were mailed on May 22, 2021. In addition to those notices, the applicant hosted a virtual neighborhood meeting on June 1, 2021; comments from neighbors were largely concerning three-story rental products and the loss of views of the mountains to the northwest.
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.
At the Planning and Zoning Commission meeting, nine households spoke in opposition to the rezoning request and an additional two members of the public filled out forms stating they were opposed to the rezoning request. The members of the public were from the adjacent El Cidro and Sin Lomas communities. The speakers stated concerns with increased traffic, increased crime, loss of views, noise, transient renters and homelessness.
One member of the public asked if Lower Buckeye Road would be improved. Mr. Williams stated that the applicant would be responsible for improving the ½ street of Lower Buckeye Road, 175th Avenue and 173rd Avenue along their development.
After public discussion, the Commission voted (4-1) to recommend approval of the proposed rezoning, subject to the proposed stipulations.
9. Whether the amendment promotes orderly growth and development.
This proposal presents a land use that will convert an underutilized Site that is not appropriately entitled to meet demand to a high-quality development that offers two housing products that are much needed in this area to provide the diversity in housing necessary to support Goodyear’s employment, commercial, and entertainment land uses. With the pending investments made into the nearby Loop 303 extension, the proposal promotes the orderly growth and development of the area by adding residential densities appropriate to their context.
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.
This proposal converts an underutilized Site into two housing options that will create some variety within the existing sea of single-family detached that will positively impact the surrounding residents and businesses.
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