Attachment A - November 2025 Work Session Staff Report

City of Goodyear — Regular Meeting (2026-03-11)

Extracted text (via pymupdf) 211202 characters

ITEM #: 1.
DATE: 11/03/2025
AI #:2919
CITY COUNCIL ACTION REPORT
SUBJECT: ZONING ORDINANCE COMPREHENSIVE UPDATE
STAFF PRESENTER(S): Katie Wilken, Development Services Director; Christian M. Williams,
Planning Manager; Guadalupe Ortiz Cortez, Principal Planner
OTHER PRESENTER(S):
Matthew Klyszeiko, Michael Baker International (Zoning Ordinance Update Consultant)
Summary
Council will receive an update on the Zoning Ordinance Comprehensive review and seek guidance
on proposed enhancements to the public noticing process, temporary signage standards for multi-
family developments, Use Permit and Special Use Permit uses, and the expansion of permitted
housing types. (Katie Wilken, Development Services Director; Christian M. Williams, Planning
Manager; Guadalupe Ortiz Cortez, Principal Planner)
FISCAL IMPACT
There is no direct budget impact associated with the comprehensive update. Funding for tasks
associated with the Zoning Ordinance update has been approved for this fiscal year.
BACKGROUND AND PREVIOUS ACTIONS
Arizona state law provides municipalities with the ability to enact zoning regulations for the
development of the municipalities and to conserve and promote public health, safety, and general
welfare (ARS 9-462.01). The city's last comprehensive Zoning Ordinance update occurred in 1999.
Since then, text amendments have been completed to modify portions of the Ordinance to respond
to changes in development and to comply with new state legislation.
The comprehensive update process kicked-off January 2025. The consultant, Michael Baker
International, created a Zoning Ordinance Analysis and prepared an annotated outline of new
Ordinance (Attachment A). Staff and the consultant met with the development community through
roundtables on various topics including housing, industrial, and commercial development. Staff also
met with internal stakeholders including department and division leaders. The feedback received is
being considered for the update.
A community workshop was held on April 23, 2025, at the Goodyear Recreation Center. The
consultant provided a presentation explaining what the Zoning Ordinance is, what the Ordinance
does and does not regulate, spoke about the update process and received feedback from the ten
(10) residents in attendance; the attendees engaged with the consultants and city staff throughout
the presentation. Additional community meetings are planned for the future as the update process
progresses.
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Additionally, staff is working with consultant group Matrix through a Housing Opportunities in
Mentorship and Education (HOME) Technical Assistance grant obtained from Maricopa Association
of Governments (MAG). The grant focuses on identifying opportunities in the Zoning Ordinance to
promote affordable housing. The Matrix team completed a Zoning Assessment to identify these
opportunities, see Attachment B. The Matrix team will be working on a model ordinance for housing
affordability next, which will be incorporated into the broader comprehensive update, and will guide
other communities in the valley as well.
STAFF ANALYSIS
During this work session staff and consultant will be seeking input on:
Enhancements to the public noticing process
Increasing noticing distance from 500 feet to 600 feet for all public hearing proposals.
Increasing noticing distance to 1,200 feet for zoning proposals requesting a land use
change.
Use Permit and Special Use Permit uses, see Attachment C for a comprehensive list of all
uses
Discuss uses to consider removal of Use Permit requirement with additional standard
and conditions as necessary
Additional single-family dwelling for every 20 acres of lot area (Residential)
Veterinary Offices and Hospitals (Commercial)
Day Cares (Commercial)
Fine Art Studios (Commercial)
Limited Outdoor Displays (Commercial)
Outdoor seating for food and drinking establishments (Commercial)
Accessory caretaker dwelling (Industrial)
New possible housing types in residential districts, see Attachment D for additional details on
Housing Types
Two family dwelling, duplex
One single family attached dwelling, townhome or auto-court
More than two family dwelling, triplex or quadplex
Manufactured Home
Temporary Signage for Multifamily, see Attachment E for comparison with other cities
Additional signage based on Certificate of Occupancy Issuance and Change of
Ownership (Business License)
CONCLUSION
The comprehensive Zoning Ordinance update aims to protect our residents' health, safety, and
welfare by establishing land use classifications, dividing the city into districts, and imposing
regulations on land use, building dimensions, and open space among other regulations.
With the City Council feedback received, staff will continue to draft the Zoning Ordinance. The
update will come before the City Council for an additional Work Session in the Spring, prior to
adoption which will be scheduled for prior to July 2026.
Attachments
Attachment A - Zoning Ordinance Analysis and Annotated Outline
Attachment B - MAG HOME TA Zoning Assessment
Attachment C - Use Permit and Special Use Permit Uses Handout
Attachment D - Residential Housing Types Handout
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Attachment E - Temporary Signage for Multifamily Handout
Staff Presentation
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Zoning Ordinance Update
Analysis & Annotated Outline

Prepared for:

City of Goodyear
1900 North Civic Square
Goodyear, AZ 85395
Prepared By:

2929 N Central Ave
Suite 800
Phoenix, AZ 85012

City of Goodyear
ZONING ORDINANCE UPDATE
Ordinance Analysis and Annotated Outline
2
Table of Contents
Introduction and Background ............................................................................................................... 6
Analysis Overview ..................................................................................................................................................... 6
Key Goals ................................................................................................................................................................... 6
What We Heard ......................................................................................................................................................... 6
Zoning Code Analysis by Article/Chapter ............................................................................................... 8
General Comments ................................................................................................................................................... 8
General Plan Comparison .................................................................................................................................... 8
Document Organization ....................................................................................................................................... 9
Document Format .............................................................................................................................................. 10
Recent Legislation .............................................................................................................................................. 10
Article 1 – Administration and Procedures ............................................................................................................. 11
Article 2 – Definitions .............................................................................................................................................. 13
Article 3 – Zoning Districts....................................................................................................................................... 13
Article 4 – Regulation of Particular Uses ................................................................................................................. 14
Article 5 – Property Improvement Standards ......................................................................................................... 14
Landscape Standards .......................................................................................................................................... 15
Walls, Fences ....................................................................................................................................................... 15
Article 6 – Off-Street Parking and Loading .............................................................................................................. 15
Article 7 – Sign Regulations ..................................................................................................................................... 15
Article 8 – General Provisions ................................................................................................................................. 16
Article 9 – Special Districts ...................................................................................................................................... 16
Article 10 – Outdoor Lighting Standards ................................................................................................................. 17
Summary ................................................................................................................................................................. 17
ANNOTATED OUTLINE ...................................................................................................................... 18
Article 1 – Authority & Purpose .............................................................................................................................. 18
1.1.
Title and Authority ..................................................................................................................................... 18
1.2.
Purpose ...................................................................................................................................................... 18
1.3.
Consistency with the General Plan ............................................................................................................ 18
1.4.
Applicability ................................................................................................................................................ 18
1.5.
Conflicting Provisions ................................................................................................................................. 18
1.6.
Rules for Interpretation ............................................................................................................................. 18
1.7.
Severability ................................................................................................................................................. 18
Article 2 – Zoning Districts....................................................................................................................................... 18

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2.1.
Zoning Districts and Map ........................................................................................................................... 18
2.2.
Zoning Districts Established ....................................................................................................................... 18
2.3.
Zoning Map ................................................................................................... Error! Bookmark not defined.
2.4.
Boundary Determination .............................................................................. Error! Bookmark not defined.
2.5.
Residential Districts .................................................................................................................................... 19
2.5.1.
Residential Permitted Uses ............................................................................................................... 19
2.5.2.
Residential Development Standards ................................................................................................. 19
2.5.3.
Residential Design Considerations .................................................................................................... 19
2.6.
Commercial Districts .................................................................................................................................. 19
2.6.1.
Commercial Permitted Uses .............................................................................................................. 19
2.6.2.
Commercial Development Standards ................................................................................................ 19
2.6.3.
Commercial Design Considerations ................................................................................................... 19
2.7.
Industrial Districts ...................................................................................................................................... 19
2.7.1.
Industrial Permitted Uses .................................................................................................................. 19
2.7.2.
Industrial Development Standards .................................................................................................... 19
2.7.3.
Industrial Design Considerations ....................................................................................................... 19
2.8.
Planned Area Development District ........................................................................................................... 20
2.8.1.
PAD Permitted Uses .......................................................................................................................... 20
2.8.2.
PAD Development Standards ............................................................................................................ 20
2.8.3.
Amenity Expectations ........................................................................................................................ 20
2.9.
Special Districts .......................................................................................................................................... 20
2.9.1.
Freeway Development Overlay District ............................................................................................. 20
2.9.2.
Downtown Overlay* .......................................................................................................................... 20
Article 3 – Supplemental Use Standards ................................................................................................................. 20
3.1.
Additional Use Specific Regulations ........................................................................................................... 20
3.1.1.
Purpose.............................................................................................................................................. 20
3.1.2.
Adult Businesses. ............................................................................................................................... 20
3.1.3.
Convenience Uses. ............................................................................................................................ 20
3.1.4.
Service Stations, Automotive. ........................................................................................................... 20
3.1.5.
Wireless Communications Facilities (Commercial)............................................................................ 20
3.1.6.
Restaurants, Bars/cocktail Lounges, Breweries, Brewpubs and Microbreweries subject to Special
Use Permit for Live Music or Entertainment Activities. ...................................................................................... 20
3.1.7.
Teen Entertainment Centers. ............................................................................................................ 20
3.1.8.
Large Retail Users. ............................................................................................................................. 20
3.1.9.
Non-Chartered Financial Institutions. ............................................................................................... 20

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3.1.10.
Freeway Pylon Signs. ......................................................................................................................... 20
3.1.11.
Massage Establishments, Tattoo Studios, and Body Piercing Studios. ............................................. 20
3.1.12.
Medical Marijuana Dispensary. ......................................................................................................... 20
3.1.13.
Medical Marijuana Cultivation Location. .......................................................................................... 20
3.1.14.
Medical Marijuana Designated Caregiver Cultivation and Medical Marijuana Qualifying Patient
Cultivation. .......................................................................................................................................................... 20
3.1.15.
Brewery. ............................................................................................................................................ 20
3.1.16.
Brewpub. ........................................................................................................................................... 20
3.1.17.
Microbrewery. ................................................................................................................................... 20
3.1.18.
Marijuana Dual Facility. ..................................................................................................................... 20
3.1.19.
Drive-Through Restaurants. .............................................................................................................. 20
3.1.20.
Churches. ........................................................................................................................................... 20
3.1.21.
Self-Service Storage Facilities Regulations. ....................................................................................... 20
3.2.
Accessory Buildings, Uses and Structures .................................................................................................. 20
3.2.1.
Purpose.............................................................................................................................................. 21
3.2.2.
Detached Accessory Buildings ........................................................................................................... 21
3.2.3.
Guest House ...................................................................................................................................... 21
3.2.4.
Ventilation Courts.............................................................................................................................. 21
3.2.5.
Portable Storage Containers ............................................................................................................. 21
3.3.
Temporary Uses ......................................................................................................................................... 21
3.3.1.
Purpose.............................................................................................................................................. 21
3.3.2.
General Regulations and Applicability. .............................................................................................. 21
3.3.3.
Application Process. .......................................................................................................................... 21
3.3.4.
Permitted Temporary Uses. .............................................................................................................. 21
3.3.5.
Temporary Uses Not Requiring a Permit. .......................................................................................... 21
3.3.6.
Development Standards. ................................................................................................................... 21
3.4.
Nonconformities ........................................................................................................................................ 21
3.4.1.
Purpose.............................................................................................................................................. 21
3.4.2.
Common Procedures ......................................................................................................................... 21
3.4.3.
Review Authority ............................................................................................................................... 21
3.4.4.
Documentation of Legal Nonconformity ........................................................................................... 21
Article 4 – General Development Regulations ........................................................................................................ 21
4.1.
Landscaping, Walls, and Screening ............................................................................................................ 21
4.2.
Pools and Spas ............................................................................................................................................ 21
4.3.
Off-Street Parking and Loading .................................................................................................................. 21

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4.4.
Outdoor Lighting ........................................................................................................................................ 21
4.5.
Signage ....................................................................................................................................................... 21
Article 5 – Administration ....................................................................................................................................... 21
5.1.
Purpose ...................................................................................................................................................... 21
5.2.
Zoning Administrator ................................................................................................................................. 21
5.3.
Planning and Zoning Commission .............................................................................................................. 21
5.4.
Development Review Committee .............................................................................................................. 21
5.5.
Board of Adjustment .................................................................................................................................. 21
Article 6 – Applications & Procedures ..................................................................................................................... 21
6.1.
Purpose ...................................................................................................................................................... 21
6.2.
Amendments .............................................................................................................................................. 22
6.3.
Use Permits ................................................................................................................................................ 22
6.4.
Variances .................................................................................................................................................... 22
6.5.
Special Use Permits .................................................................................................................................... 22
6.6.
Site Plan Requirement and Review Process ............................................................................................... 22
6.7.
Building Permits and Certificates of Occupancy ........................................................................................ 22
6.8.
Zoning Permits. .......................................................................................................................................... 22
6.9.
Citizen Review Process ............................................................................................................................... 22
6.10.
Public Hearings ...................................................................................................................................... 22
6.11.
Applications and Fees ............................................................................................................................ 22
Article 7 – Enforcement .......................................................................................................................................... 22
7.1.
Purpose ...................................................................................................................................................... 22
7.2.
Common Procedures .................................................................................................................................. 22
7.3.
Violations and Penalties ............................................................................................................................. 22
7.4.
Review Authority ........................................................................................................................................ 22
Article 8 - Definitions ............................................................................................................................................... 22
8.1.
Purpose ...................................................................................................................................................... 22
8.2.
Interpretations ........................................................................................................................................... 22
8.3.
Review Authority ........................................................................................................................................ 22

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Introduction and Background
The city of Goodyear is updating its Zoning Ordinance, which was last comprehensively updated in
1999. Since then, portions of it have been amended to respond to the changing needs of our growing city
and address specific impacts of development.
This report summarizes the findings of a technical review of the Goodyear Zoning Ordinance as performed
by the City’s professional land use and zoning consultant, Michael Baker International. This report presents
the consultant’s formal analysis of the text and structure of the existing ordinance and introduces
recommendations for principal changes that set the direction for the physical drafting of updates to the
City’s current zoning provisions.
Analysis Overview
The intent of this phase of the Zoning Ordinance update process is to review public and user input collected
to date against consultant observations and identified best practices to obtain consensus on the direction
of the proposed revisions and clarify any remaining issues that may have not been addressed. Establishing
this road map early in the process is important because major changes in direction during the drafting
process can be detrimental to the project schedule and the product. Early and clear policy direction will
enable the process to occur efficiently and result in a better finished product.
It is important to stress that this report is more general in nature, meaning many of the specific details of
individual regulations that may need to be addressed will be more thoroughly vetted in the subsequent
drafting process of the individual Chapters/Articles of the updated Zoning Ordinance. Furthermore, as
additional conversations take place with elected officials, staff, and community leaders in the coming
months, it is likely that several of the concepts presented below will continue to evolve as the Code is
drafted.
Key Goals
Drawing upon the initial feedback received from City elected officials, staff, and stakeholders, the following
overarching goals were developed to help guide the Ordinance Rewrite process:
•
Ensure it’s compatible with the Goodyear General Plan;
•
Ensure it’s user-friendly and easy to understand;
•
Ensure it supports new development and businesses;
•
Ensure it protects existing development, including residential neighborhoods;
•
Ensure it preserves and enhances the existing aesthetic and natural environment of the city.
What We Heard
The Zoning Ordinance has a profound impact on the daily lives of Goodyear residents and its development
community. To create a document that appropriately regulates the City’s built environment, the Zoning
Ordinance rewrite process must seek input from the residents, business owners, and public officials it
serves.
As part of initial exploration efforts, the project team immersed themselves in the community by conducting
a series of project kick-off meetings, one-on-one interviews with elected officials, and topical meetings with
the development community to identify key issues and challenges associated with the current zoning

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ordinance. A wide variety of views and opinions were expressed during these conversations. This report
summarizes the feedback received thus far.
Elected Officials
Overall, the council members' responses highlight a desire for a zoning code that is clear, efficient, and
adaptable while maintaining community standards and ensuring public involvement. Below is a summary
of the desires the council members have for the ordinance update.
•
A desire for a zoning code that is simplified, visually appealing, logically organized, and efficient,
maintaining local control and public input, and adaptable to new uses and technologies.
•
Conducting a review of parking requirements, development standards, buffers between industrial
and residential areas, and specific needs like electric car charging spaces and digital sign
regulations.
•
Review the development process to ensure there is clear communication between the city,
residents, and developers along with a balance of public input and efficiency and identify
processes that have the potential to be made more administrative to reduce review timelines.
•
A desire to ensure there is zoning that allows for all types of housing including custom homes
and the missing middle housing typology
Staff
Staff utilizes the zoning ordinance to guide development and land use decisions, ensuring consistency and
predictability in the planning process. Their familiarity with the ordinance allows them to identify areas for
improvement, streamline administrative procedures, and adapt to evolving development trends and
community needs. Below is a list of items, by article, that staff has identified for further evaluation during
the zoning ordinance update process:
•
Administration and Procedures: Compare the current variance and PAD processes and
explore the role of Zoning Hearing Officers in other municipalities.
•
Definitions: There is a need for clarity of certain definitions, as well as insurance that defined
uses exist within the uses permitted uses table.
•
Zoning Districts: Add uses such as event venues and data centers to industrial districts, explore
increasing height limits for industrial zones, clarify public facilities districts, compare PAD zoning
with other municipalities and explore standards for carports in rear yards.
•
Regulation of Particular Uses: Review criteria for special uses/use permits for the various
uses and explore standards for newer uses like solar energy farms and BESS facilities.
•
Property Improvement Standards: Streamline and clarify the standards within this article
including chain link fence regulations and height requirements for walls, and explore the
consolidation of landscaping provisions and review and update the water conservation measures.
•
Off-Street Parking Regulations: Review parking standards, driveway requirements, and truck
parking for various use types seeking alignment with other municipalities and best practices.
•
Sign Regulations: Review sign regulations, including window signs and wall signage for
apartments, seeking alignment with other municipalities and best practices.
•
General Provisions: Ensure food trucks comply with state regulations, provide guidelines for
garden centers versus outdoor equipment display and clarify setbacks for detached accessory
buildings, placement of guest houses, and guidance on accessory structures not requiring

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building permits. Additionally, consider creating a comparative table for ADU, Casita, and
Guesthouses.

Development Community
As part of the information gathering and issue identification portion of the process, staff and the Michael
Baker team hosted a series of roundtables which brought together stakeholders from various sectors to
discuss improvements to zoning ordinance. Below are highlights of what the development community
brought forth during the discussions.
•
Focus on making regulations more objective, predictable, and flexible
•
Participants emphasized the need for clearer standards, reduced ambiguity, streamlined
administrative processes, and flexibility in the ordinance, such as allowing density or
sustainability bonuses. Suggestions included allowing site plan reviews to run parallel with zoning
processes and enabling administrative approvals for minor amendments to PADs and site plans.
•
Importance of enabling more housing by right to avoid delays and legal challenges, and
highlighted the need for affordable housing options, especially for first-time homebuyers and
middle-income residents.
•
Participants discussed looking to modern trends like mobile pick-up lanes replacing traditional
drive-throughs, and the need for updated parking requirements.
•
There is a need to update definitions to reflect evolving uses, such as data centers and EV
charging stations, and to ensure these changes do not negatively impact existing entitlements.
Zoning Code Analysis by Article/Chapter
The following section of this report discusses the individual Chapters and Articles of the existing City of
Goodyear Zoning Ordinance. This Article-by-Article analysis includes additional observations, best practice
comparisons, and recommendations regarding the status and provisions of the existing Code.
Again, this section is intended to highlight the primary issues and subsequent recommendations impacting
the Code today based on the consultant team’s technical analysis. The work of identifying specific, detailed
solutions to individual regulations and/or observations will occur during the subsequent drafting process of
the individual Articles and Sections of the new Zoning Code.
General Comments
General Plan Comparison
The City of Goodyear General Plan 2035 sets the policy direction for future growth and development
throughout the City. The plan addresses sixteen state-mandated elements in six themed chapters: Livable
& Connected, Inclusive & Diverse, Healthy & Sustained, Resilient & Safe, Prosperous & Innovative,
Responsible & Accessible. Each of these themed chapters contains a broad spectrum of goals and policies
that are used to steer development and municipal decision making toward the City’s desired vision of the
future. Equally important, each chapter provides appropriate details that help define the City’s vision and
expectations for future development.
While zoning impacts various elements of the General Plan it is most closely linked to the goals, policies
and actions for Land Use and Growth which tend to directly rely on the Zoning Ordinance for

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implementation, while other goals and policies have a more indirect yet still relevant connection to the
Code for implementation. Some of these include:
Goal LC-1: A compatible mix of land uses that foster a high quality of life in a distinctive way that is
unique to the city.
Policy LC-1.2: Determine transition zones, between rural and more urban areas, between developed
areas and sensitive open space or conservation areas, between commercial and residential areas, and
establish regulations that support appropriate transitions in character of development and
neighborhood compatibility in these areas.
Policy LC-1.3: Ensure the mix of land uses and zoning that allow for a diversified employment base
and stable revenue stream now and in the future or at other times when growth may be limited.
Policy LC-1.11: Promote creativity and maintain flexibility in the development process while still
protecting existing residents and businesses from incompatible land uses and preserving and enhancing
Goodyear’s existing character.
Action LC-A1: Prepare a comprehensive update to the city’s Zoning Ordinance and other supporting
city codes and ordinances to reflect the goals and policies of the General Plan and to promote best
practices. Specific areas of focus should include:
•
Maintaining consistency between relevant and/or supporting city codes and ordinances.
•
Promotion of concepts that ensure the development of “complete neighborhoods.”
•
Neighborhood design regulations that promote a unique sense of place that is in concert with
their surrounding area or the city’s overall character.
•
Effective development standards that correspond with changing housing and market trends
as well as accommodates desired employment clusters and small businesses while still
protecting surrounding residences.
•
Inclusionary zoning practices or incentives that require or encourage the construction of
workforce housing.
•
Opportunities to allow residents to make healthy choices like permitting food trucks that
serve healthy food, community gardens, and similar endeavors.
•
Management and encouragement of electric vehicles, which may include consideration of
charging station placement and/or reduced parking standards.
•
Consideration of the development review process to ensure it is serving the needs of the
business community.
It is understood that General Plans are routinely amended and are required to be re-adopted and ratified
every ten years. As such, it is acknowledged through these processes some (or many) of these current
policy directions may change. As this zoning rewrite process proceeds, it will be necessary to evaluate the
degree in which the new Code implements these existing General Plan policy directions and how adaptable
the new Code will be as new General Plan goals and policies evolve.
Document Organization
Most individuals who reference the Zoning Ordinance, particularly those who do not use the Ordinance on
a regular basis, desire to quickly find information to answer specific questions they may have. With the
current format of the Ordinance that references primary headings as “Articles” which are followed by

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associated “Sections” which are identified with a corresponding three-digit number that begins with the
Article number, this outcome is generally feasible, however it could be improved.
The objective of the revised document should be to prioritize frequently used information by placing it
earlier in the document for easy reference, while positioning more technical and infrequently used
information later in the Ordinance for reference as needed. This approach involves organizing the Ordinance
in a logical sequence that mirrors the land development process. For instance, it should address questions
such as "What is allowed in my zoning district?", "What can I build?", "How do I build?", and "I want to
make a change?" by placing all language related to zoning districts, permitted uses, and development
standards ahead of sections on administration, zoning procedures, enforcement, and nonconformities.
Document Format
The predominant tiered hierarchy of the Ordinance is fairly standard. However, as mentioned in this report,
the addition of tables of contents, figures, and tables/matrices will make the Ordinance easier to understand
and navigate. Key concepts, particularly with regard to land development, building form, and signage will
be better communicated through graphics such as photos and renderings.
It is anticipated that the document will adhere to the following format:

Article 1 Topic#1 Heading

Article Table of Contents

Section 1.1 Sub-Topic 1 Heading

Table 1.1 Data Table

Figure 1.1 Illustration
Section 1.2 Sub-Topic 2 Heading

Table 1.2 Data Table

Figure 1.2 Illustration
Recent Legislation
Each year, state and federal legislatures enact new laws that can impact the zoning codes of cities and
towns. To address this, a thorough review of recently enacted laws, a couple of which are described below,
was conducted to ensure that the Ordinance update reflects the latest legal requirements and best
practices. (Note: This is not an exhaustive list of all laws passed that effect the Zoning Ordinance and some
may have already been addressed.)
•
HB2720 accessory dwelling units; requirements
Requires municipalities with a population of 75,000 or more to adopt regulations allowing
accessory dwellings units (ADUs) on any lot or parcel where a single-family dwelling is allowed.
Outlines minimum allowances and prohibits municipalities from establishing various restrictions. If
a municipality fails to adopt these development regulations by January 1, 2025, ADUs will be
allowed on all lots or parcels zoned for residential use without limits. Permits a municipality to
regulate vacation or short-term rentals by requiring the property owner to reside on the property
if an ADU is constructed on the property after the effective date of the legislation.
•
HB2721 municipal zoning; middle housing
Requires municipalities with a population of 75,000 or more to authorize and incorporate the
development of multi-plex homes and townhomes as a permitted use on single-family residential

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lots within a mile of their central business district and on at least 20% of any new development
of ten acres or more with an exception for any land within the territory in the vicinity of a military
airport, as defined in Section 28-8461. Prohibits municipalities from establishing various
restrictions. If a municipality fails to adopt these regulations by January 1, 2026, middle housing
shall be allowed without limitations on all lots zoned for single-family residential use.
•
HB2447 Self-certification program; administrative review
Requires-rather than allows- a city or town by ordinance to authorize administrative personnel to
review and approve certain development documents.
•
HB2297(2024)/HB2110(2025) commercial buildings; adaptive reuse
Requires by January 1, 2025, municipalities with 150,000 or more persons to develop objective
standards to allow multifamily residential development or adaptive reuse development of any
commercial, office or mixed-use building on at least 10% of existing commercial, office or mixed-
use buildings without requiring a conditional use permit, a planned unit development application,
a rezoning application or other discretionary municipal review. Allows a municipality to designate
areas excluded from this requirement and limits modification of these designations to once every
10 years. Prohibits parking space requirements that exceed standard multifamily residential or
adaptive reuse requirements. Prohibits withholding of a demolition permit under listed
circumstances and exempts certain land areas.
Article 1 – Administration and Procedures
Summary:
This Article outlines the framework for zoning and planning authority in the City of Goodyear, Arizona. It
establishes the duties and responsibilities necessary to promote the health, safety, and welfare of residents
through regulations on land use, building heights, lot occupancy, and more, ensuring orderly growth and
development.

Additionally, the article establishes all of the City’s zoning districts, although it does not include development
standards; a detailed set of rules and guidelines/interpretations for how a zoning district and its boundary
are determined geographically; hearing bodies, procedures and public notice requirements for applications
including interpretations, amending zoning regulations and district boundaries, obtaining use permits, and
granting variances and special use permits. Last, the article provides for the establishment and purpose of
the Design Guidelines Manual.

Analysis & Critique:
General - The overall intent of this section is fairly standard and should be retained, as it contains common
language that sets out the purpose of the ordinance for the city. We find that the existing language is
routine and consistent with the purpose of a modern-day zoning ordinance.
Additionally, this Article addresses all procedural requirements for the various application types mentioned
above. Within each of these requirements, several pieces of information, such as flow diagrams, should be
included to increase clarity and encourage more consistent implementation.
Beyond organization, this section does not clearly establish or define the roles of each individual/group that
is assigned decision-making authority within the Code. To avoid confusion when administering the Code
and to provide proper guidance to each individual/body as to their regulatory authority, the Code should
expand on the specific powers and duties of all decision-making bodies currently listed in the Code. This
includes expounding on the powers and duties of the City Council and the Planning and Zoning Commission.

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Although the power of these bodies is established in the City Code, further clarification as to how their
position directly interacts with the unique requirements of the Zoning Ordinance is necessary.

Citizen Review Process – The citizen review process, as required by Arizona Revised Statutes, gives
opportunities for community members to provide input as part of the development process. As outlined in
the Zoning Ordinance, residents in the vicinity of proposed projects are notified, per Table 1 below, and
encouraged to participate in public meetings and provide feedback to ensure the proposed projects align
with the General Plan and community values.

Table 1: Citizen Review Process and Notification Requirements
Zoning Process
Citizen Review
Process Required
Public Hearing
Required
Notification
Requirements
Text Amendments to
Zoning Ordinance
No
Yes
Publish notice in a
newspaper of general
circulation at least 15
days before the hearing.
Rezoning (including
Preliminary & Final
PAD)
Yes
Yes
Post notice on property,
publish in newspaper, and
mail to property owners
within 500 feet at least 15
days prior.
Use Permits
Yes
Yes
Post notice on property,
publish in newspaper, and
mail to property owners
within 500 feet at least 15
days prior.
Variance
Yes
Yes
Post notice on property,
publish in newspaper, and
mail to property owners
within 500 feet at least 15
days prior.
Special Use Permits
Yes
Yes
Post notice on property,
publish in newspaper, and
mail to property owners
within 500 feet at least 15
days prior.
Site Plan
No
Varies
Public hearing required
only if stipulated by
zoning amendment or
Council.
Zoning Permits
No
No
Reviewed
administratively; no public
notification or hearing
required

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While the notification distances shown above are greater than the minimum requirements specified in
statute, the consultant will examine the best local practices and procedures from peer municipalities to
determine any additional requirements necessary to ensure residents are afforded the greatest opportunity
to participate in the review process.
Article 2 – Definitions
Summary:
This Article provides an extensive list of definitions for terms that appear throughout the Zoning Ordinance.
Additionally, it clarifies the intent behind commonly used terms and phrases which could have alternate
meanings in different contexts.

Analysis & Critique:
The definitions contained within this Article appear to be comprehensive and well thought out; however,
definitions should be reviewed for consistency and potential modernization, and additional definitions
should be added where needed. Lastly the application of an “Applicability” provision that clarifies that
definitions contained within this Article are intended to apply only to the content found within the Zoning
Ordinance, unless otherwise stated.

As the new Zoning Ordinance takes shape, it is recommended that the Definitions be place at or near the
end of the document, not unlike a glossary in a textbook. Also, it is recommended that in the
aforementioned “Applicability Section” a statement should be made that in the event that a term is not
defined in the Definitions Article, then the City is authorized to use the most current Webster-Meriam
definition(s) for a given term when common usage or understanding is proving to be insufficient.
Article 3 – Zoning Districts
Summary:
This Article contains the purpose, permitted, conditional, and accessory uses for each zoning district
identified in Section 1-1-3 – Establishment of Districts. Also within this Article are the development
standards (e.g., building height, setbacks, lot coverage, etc.) for each zoning district.

Analysis & Critique:
Due to the nature of this Article, it is likely one of the most frequently used by staff and the development
community. As such, it is imperative that its content is accessible, orderly, and provided in a clear manner.
That said, the following analysis will bring attention to a variety of items that should be considered for
revision. Additionally, this Article is quite substantial in terms of overall volume, so while this analysis will
provide commentary on certain items such as uses and development standards, it would be impractical to
conduct a line-by-line analysis, with associated recommendations, at this stage in the project.
Organization & Appearance – This Article provides all uses and development standards for residential and
non-residential zoning districts. It also, then, references other development regulations such as landscaping
and parking standards, and directs the user to the appropriate article to locate more information. It is
recommended that in the updated Zoning Ordinance, the residential and non-residential uses and all
development regulations should be addressed in separate, appropriately titled Articles.
Additionally, as zoning ordinances are inherently complex, relying on lengthy sections of uninterrupted text
makes them difficult to comprehend and apply, at least with the reliability that the user(s) desire. To help
remedy this, the update will include additional tables, illustrations, and figures to supplement the text.

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When used properly, tables and graphics can communicate information without eliminating the regulatory
details needed to support desirable development outcomes and answer day-to-day questions that arise in
the enforcement of the ordinance. Graphics should only be used, however, to provide clarity and illustrate
specific regulatory intent. Images used just for the sake of making the ordinance more attractive often do
more harm than good.
Use Listing(s) – Within Article 3-2 Residential Districts the presentation of the permitted, use permit, and
accessory uses is presented in an easy to utilize table format; however, this format is not utilized within
any of the other zoning district articles. Currently, the remaining articles identify a zoning district, then
provides sub-sections for Principal Permitted Uses, Permitted Accessory Uses, and Use Permit Uses. This
format is replicated for each of the remaining zoning districts, resulting in considerable repetition and
inefficiency. We recommend converting the presentation of the permitted, use permit, and accessory uses
into an easy to utilize table format within all the zoning district articles as this will simplify the articles and
improve the user experience.
Last, while it is not generally feasible or advisable to attempt to list every possible use that exists today or
could possibly exist in the future, best practices have shown that the provision of clear regulations that
establish authority to interpret uses that are not specifically listed and the inclusion of overarching
guidelines within this Article to describe a process for reviewing unspecified uses is necessary.
Terminology –As the update evolves, it is anticipated that the list of uses will become more comprehensive
and will respond to current development trends and expectations from the community. Additionally, the
current uses in the Ordinance will be reviewed to determine those in need of clarification, modernization
and/or removal.
Article 4 – Regulation of Particular Uses
Summary: This Article outlines special land use activities in the City of Goodyear that require consideration
due to their unique nature, potential impacts, or pre-existing legal status along with the conditions for their
location and operation. Additionally, this article covers other special uses which may be allowed due to their
unusual characteristics or service they provide to the public and legally nonconforming uses or structures
established prior to the current regulations in this ordinance.

Analysis & Critique:
This Section is one of several within the Ordinance that recognize the unique impacts specific land uses
may have on adjacent properties or on the community as a whole and thus provides additional evaluation
and/or performance standards to help mitigate those unique impacts. Certainly, the intent and need for
this section is relevant and should be retained within the Ordinance; however, all the existing land use
standards found within this section should be evaluated for clarity and for consistency with other portions
of the Ordinance and/or any other adopted City, State or Federal regulations.
Article 5 – Property Improvement Standards
Summary:
This Article establishes landscape standards for new and expanded developments within the city. It aims
to promote community welfare, enhance property values, create attractive streetscapes, and conserve
water by using native plants. The article outlines requirements for landscape installation, maintenance, and
design, including specific provisions for different zoning districts, buffer zones, and parking areas. It also

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includes guidelines for irrigation systems, inorganic ground cover, and the maintenance of existing
landscaping during construction.

Analysis & Critique:
Landscape Standards
Comprehensive landscape and open space requirements are a common piece of every Ordinance. As is
typical, the standards in the ordinance include landscape requirements for parking lots and buffers between
dissimilar land uses, along with maintenance and enforcement standards. Although not identified as a
significant issue within the community, the Ordinance would benefit from a review based on best practices.
Walls, Fences
This section establishes minimum wall and fence requirements for individual zoning districts, providing
guidance on design and maintenance standards to support these regulations. Although not identified as a
significant issue within the community, the Ordinance would benefit from a review of the design guidelines
and maintenance provisions. This review would evaluate the language currently provided in the Ordinance
for clarity and flexibility, explore updated wall and fencing regulations based on best practices, and assess
the need for additional criteria to further improve the visual quality of the built environment within the
community.
Last, it is recommended that all standards regarding landscape, walls & fences, screening, and open space
be placed in the same Article of the Ordinance and be supplemented with illustrations that support key
standards. In doing so, the user will be supplied with clear and concise standards for both residential and
non-residential uses in one convenient location.
Article 6 – Off-Street Parking and Loading
Summary:
This Article aims to ensure safe, efficient, and functional off-street parking and loading areas by setting
standards for the number of spaces, maneuvering areas, and driveways. It also emphasizes that these
provisions are established to ensure visually attractive screening, pedestrian-friendly routes, accessibility
for the disabled, flexible parking standards, and adequate bicycle parking facilities.

Analysis & Critique:
This Article is an important part of any ordinance and should be kept under the similarly titled Article within
the updated Ordinance. Most of this article should remain in place, with changes focused on updating
current parking ratios to reflect modern transportation trends and land uses, driveway requirements in
residential areas, and the inclusion of other innovative concepts and best practices as necessary.
Additionally, to enhance the effectiveness of the article, it is recommended to consider including additional
diagrams and simplify the language for broader accessibility.
Article 7 – Sign Regulations
Summary:
This Article sets forth the regulations for all types of signs in Goodyear to ensure public welfare and safety,
promote effective messaging, and enhance the city's visual environment. It sets standards for identifying
and advertising goods and services, balancing commercial and non-commercial messages, and maintaining
high-quality signage. The regulations are designed to be constitutional, content-neutral, and to allow for
the substitution of non-commercial messages without additional approval.
Analysis & Critique:

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Typical sign regulations address the type, number, and height of off-site or on-site signs, consideration of
permanent and temporary signs, as well as the size, lighting, and design of most signs. While this article
of the code does address the topics mentioned above, we recommend updating the Sign Regulations article
with some of the following suggestions in order to better align with current best practices and land use
law:
•
Incorporate tables to more clearly identify permitted sign types and standards within the various
zoning districts.
•
Review graphics to ensure they are clear and effective in what they are trying to communicate.
•
Review the size, number, and approval process for the various sign types.
•
Review the standards for digital/electronic signs.
•
Ensure sign regulations will reflect case law guidance from the Reed v. Town of Gilbert Supreme
Court decision regulating the content of signage.
•
Consider moving sign definitions to the Definitions section
Article 8 – General Provisions
Summary:
Article 8 of the Goodyear Zoning Ordinance sets general provisions for the city, including design standards
for residential and non-residential buildings to ensure visually appealing and functional designs. It regulates
detached accessory buildings, guest houses, and portable storage containers, specifying their location, use,
and height restrictions. The Article also outlines hazardous materials storage regulations and miscellaneous
provisions such as yard sales and parking of recreational vehicles.
Analysis & Critique:
The content found within this article would benefit from targeted updates to improve clarity, enforceability,
and alignment with modern development practices. Addressing minor issues, clarifications and providing
tables – particularly around food trucks, mobile vendors and businesses, outdoor displays, accessory
structures, and guest houses – will enhance the ordinance’s effectiveness and usability for both staff and
the public. Additionally, it would be our recommendation that the content within this article be relocated to
other articles throughout the Zoning Ordinance as part of the update.
Article 9 – Special Districts
Summary:
This article outlines the regulations and approval processes that apply to all properties within the boundaries
of special districts, regardless of the underlying zoning of individual parcels. These special districts, which
are tailored to specific geographic areas, ensure orderly development and protect public health, safety, and
welfare within unique areas of Goodyear.

Analysis & Critique:
The current format of this article is organized in a generally understandable manner and addresses
alternative development standards within the single overlay district within the article, along with the
procedural requirements staff uses to implement the district. As the overall article is reserved for providing
alternative standards within specific areas of Goodyear, it would be our suggestion that the content in this
article remain with the potential addition of an overlay for the Downtown area to satisfy the recently passed
house bill regarding missing middle housing. Lastly, we would recommend the entirety of the article be
relocated as a section under Article 2 – Zoning Districts.

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Article 10 – Outdoor Lighting Standards
Summary:
This article establishes comprehensive outdoor lighting standards for Goodyear, balancing safety and
aesthetics while ensuring adequate nighttime illumination and minimizing negative impacts on surrounding
neighborhoods and the night sky. The standards address proper exterior lighting design, fixture height and
placement, illuminance levels, and lighting for specific uses.
Analysis & Critique:
Article 10 of the Goodyear Zoning Ordinance is a robust framework for managing outdoor lighting. While it
reflects a strong commitment to sustainability and community well-being, its complexity and reliance on
discretionary judgment in some areas suggest a need for simplification, clearer visuals, and updates to
accommodate evolving lighting technologies.

To enhance accessibility and comprehension, the ordinance would benefit from updated visual aids, which
would help both professionals and laypersons better understand and comply with the standards.
Additionally, the ordinance should be updated to reflect advancements in lighting technology and to ensure
that lighting standards—particularly for commercial and industrial sites—are current, effective, and aligned
with best practices.
Summary
This analysis of the City’s zoning and land use regulations has provided clarity on the steps needed to
update and create an innovative and user-friendly zoning ordinance. With continued input from City staff,
key stakeholders, and the community, the Michael Baker International team will have a complete set of
tools to complete this update.
The following is an annotated outline intended to illustrate the organization and general content of the
updated Goodyear Zoning Ordinance.

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ANNOTATED OUTLINE
This annotated outline establishes the proposed structure and approach for the revised City of Goodyear’s Zoning
Ordinance.
Article 1 – Authority & Purpose
1.1. Title and Authority
Title of Ordinance and Statutory (A.R.S.) basis for ordinance

1.2. Purpose
Outlines purpose and intent of ordinance…public health, safety, welfare, etc.

1.3. Consistency with the General Plan
Identifies how the ordinance is developed to comply with and implement the provisions of the
General Plan

1.4. Applicability
Clarifies who and/or what land is subject to the code

1.5. Conflicting Provisions
Clarifies what provisions stand when a conflict with other regulating documents are identified

1.6. Rules for Interpretation
Provides guidance in understanding how to determine development rights of plans approved
and/or submitted under current code

1.7. Severability
Specifies that if parts of the ordinance are held to be illegal, the remainder of the ordinance
shall still apply

Article 2 – Zoning Districts
2.1. Zoning Districts and Map
This Section will establish the specific zoning districts within the code and provide reference
to the official zoning map.

2.2. Zoning Districts Established
This Section will list and define / describe the City’s existing, modified, and new zoning
districts as well as define the physical limits of a zoned property (i.e. parcel line, centerline of
adjacent road, etc.)

Note, the following format outlined for each grouping of common Zoning Districts effectively organizes
permitted uses, development standards, and design guidelines together as sub-sections under each
grouping (e.g. residential districts would be combined with residential permitted uses, residential
development standards, and residential design guidelines; commercial districts would be combined with
their commercial permitted uses, development standards, and design guidelines and so on). This allows a
user the continued convenience of navigating to one Article of the Code to quickly identify the permitted
uses and development standards for all zoning types.

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2.3. Residential Districts
This Section will provide a purpose statement for each residential zoning district as well as
present the residential permitted uses, development standards, and references to other
relevant Articles and Sections in a succinct, easy to follow format.

2.3.1. Residential Permitted Uses
All residential permitted uses will be placed here in a unified table.

2.3.2. Residential Development Standards
Similar to the permitted uses, this Section will continue to utilize tables to make this frequently
referenced content accessible.

2.3.3. Residential Design Considerations
Appropriate and effective design considerations suitable for each zoning district will be
provided in this Section. These considerations establish foundational criteria for quality
building and site design.

2.4. Commercial Districts
This Section will provide a purpose statement for each mixed-use and commercial zoning
district as well as present their permitted uses, development standards, and references to
other relevant Articles and Sections in a succinct, easy to follow format.

2.4.1. Commercial Permitted Uses
All commercial and mixed-use permitted uses will be placed here in a unified table.

2.4.2. Commercial Development Standards
Similar to the permitted uses, this Section will utilize tables to make this frequently referenced
content accessible.

2.4.3. Commercial Design Considerations
Appropriate and effective design considerations suitable for each zoning district will be
provided in this Section. These considerations will establish foundational criteria for quality
building and site design.

2.5.
Industrial Districts
This Section will provide a purpose statement for each industrial zoning district as well as
present their permitted uses, development standards, and references to other relevant
Articles and Sections in a succinct, easy to follow format.

2.5.1. Industrial Permitted Uses
All industrial permitted uses will be placed here in a unified table.

2.5.2. Industrial Development Standards
Similar to the permitted uses, this Section will utilize tables to make this frequently referenced
content accessible.

2.5.3. Industrial Design Considerations
Appropriate and effective design considerations suitable for each zoning district will be
provided in this Section. These considerations will establish foundational criteria for quality
building and site design.

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2.6.
Planned Area Development District
This Section will provide a purpose statement for each the PAD zoning district as well as
present the permitted uses, development standards, and references to other relevant Articles
and Sections in a succinct, easy to follow format.

2.6.1. PAD Permitted Uses
2.6.2. PAD Development Standards
2.6.3. Amenity Expectations

2.7.
Special Districts
The Special Districts provided within the existing Code were created to address specific
development conditions within the City. As a result, it is expected these overlay zoning
district will be carried forward or increased in quantity based on input from the City, the
community, and the engaged stakeholders. Items marked with (*) are new / proposed

2.7.1. Freeway Development Overlay District
2.7.2. Downtown Overlay*

Article 3 – Supplemental Use Standards
This Article replaces provides supplementary regulations and/or development standards for land uses that
are allowed in individual or multiple zoning districts, and for activities that require special standards to
mitigate their potential impacts.

3.1. Additional Use Specific Regulations
3.1.1. Purpose
3.1.2. Adult Businesses.
3.1.3. Convenience Uses.
3.1.4. Service Stations, Automotive.
3.1.5. Wireless Communications Facilities (Commercial).
3.1.6. Restaurants, Bars/cocktail Lounges, Breweries, Brewpubs and Microbreweries subject
to Special Use Permit for Live Music or Entertainment Activities.
3.1.7. Teen Entertainment Centers.
3.1.8. Large Retail Users.
3.1.9. Non-Chartered Financial Institutions.
3.1.10. Freeway Pylon Signs.
3.1.11. Massage Establishments, Tattoo Studios, and Body Piercing Studios.
3.1.12. Medical Marijuana Dispensary.
3.1.13. Medical Marijuana Cultivation Location.
3.1.14. Medical Marijuana Designated Caregiver Cultivation and Medical Marijuana Qualifying
Patient Cultivation.
3.1.15. Brewery.
3.1.16. Brewpub.
3.1.17. Microbrewery.
3.1.18. Marijuana Dual Facility.
3.1.19. Drive-Through Restaurants.
3.1.20. Churches.
3.1.21. Self-Service Storage Facilities Regulations.
3.2. Accessory Buildings, Uses and Structures

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3.2.1. Purpose
3.2.2. Detached Accessory Buildings
3.2.3. Guest House
3.2.4. Ventilation Courts
3.2.5. Portable Storage Containers
3.3. Temporary Uses
3.3.1. Purpose
3.3.2. General Regulations and Applicability.
3.3.3. Application Process.
3.3.4. Permitted Temporary Uses.
3.3.5. Temporary Uses Not Requiring a Permit.
3.3.6. Development Standards.
3.4. Nonconformities
3.4.1. Purpose
3.4.2. Common Procedures
3.4.3. Review Authority
3.4.4. Documentation of Legal Nonconformity

Article 4 – General Development Regulations
The Article establishes the standards for residential and non-residential development and design
regulations. Elements such as landscaping, lighting, signage, and parking will build upon the zoning district
specific design guidelines outlined in Article 2.

4.1. Landscaping, Walls, and Screening
4.2. Pools and Spas
4.3. Off-Street Parking and Loading
4.4. Outdoor Lighting
4.5. Signage
4.6. Hillside Development

Article 5 – Administration
This Article simply clarifies who enforces the zoning code and what their responsibilities are.

5.1. Purpose
5.2. Zoning Administrator
5.3. Planning and Zoning Commission
5.4. Development Review Committee
5.5. Board of Adjustment

Article 6 – Applications & Procedures
This Article will update and relocate the procedures from Article 1 to provide better guidance to the public
and the development community as to the specific steps necessary to facilitate each unique zoning and/or
development application. This Article will describe each application and procedure and then identify an
individual flow chart for each type.

6.1. Purpose

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6.2. Amendments
6.3. Use Permits
6.4. Variances
6.5. Special Use Permits
6.6. Site Plan Requirement and Review Process
6.7. Building Permits and Certificates of Occupancy
6.8. Zoning Permits
6.9. Citizen Review Process
6.10. Public Hearings
6.11. Applications and Fees

Article 7 – Enforcement
This Article simply clarifies options for enforcement of the zoning code and establishes penalties for
noncompliance.

7.1. Purpose
7.2. Common Procedures
7.3. Violations and Penalties
7.4. Review Authority

Article 8 - Definitions
This Article will contain a comprehensive arrangement of definitions and key terms relevant to the Unified
Development Code. New definitions will be added, and obsolete definitions will be removed or modified as
necessary.

8.1. Purpose
8.2. Interpretations
8.3. Review Authority

City of Goodyear
Zoning Ordinance Assessment

City of Goodyear
Zoning Ordinance Assessment
Prepared for:
Prepared By:
2020 North Central Avenue, Suite 1140
Phoenix, AZ 85004
Final Draft: September 2025

ZONING ASSESSMENT
ii
Acknowledgement
The development of the Goodyear Zoning Ordinance
Assessment was made possible through the generous support
of the JPMorgan Chase Foundation. Their commitment to
strengthening communities and advancing equitable housing
solutions has been instrumental in this eCort.
This project was conducted as part of the Housing
Opportunities in Mentorship and Education Technical
Assistance (HOME TA) Program, an initiative led by the Maricopa
Association of Governments (MAG) to provide critical housing
planning resources to communities across the region.
We extend our sincere gratitude to these funders for their dedication to fostering sustainable,
aCordable, and inclusive housing opportunities in Goodyear and beyond.

ZONING ASSESSMENT
iii
Table of Contents
Acknowledgement .................................................................. ii
Introduction and Existing Conditions ....................................... 1
Regional Housing Market ........................................................................................ 1
Goodyear Housing Assessment and Future Needs ............................................ 3
A8ordability Standard ............................................................................................. 5
Summary of Recent Housing-Related Legislative Changes .............................. 6
Deﬁnitions ................................................................................................................. 7
Community Survey Summary Results .................................................................. 8
Recommendations to Improve Housing Diversity
and A?ordability .................................................................... 11
Housing Market Composition and “Missing” Middle ......................................... 11
The Need for Continued Mixed-use Development............................................ 18
Strategies to Increase the Supply of A8ordable Housing ................................ 21
Shortages of Available Land and Supporting Infrastructure ........................... 23
Preliminary Code Assessment ................................................ 25
Issues Hindering Development ............................................................................ 26
Programmatic Housing Recommendations ............................. 28
Code-Related Recommendations ........................................... 32
Conclusion ............................................................................ 34
Current Successes ................................................................................................ 34
Goals & Next Steps ................................................................................................ 35
Appendix A ............................................................................ 37

ZONING ASSESSMENT
iv

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ZONING ASSESSMENT
1
Introduction and Existing Conditions
Regional Housing Market
The City of Goodyear (population 116,694 as of July 2024) is a suburban community located on
the western edge of the Phoenix metropolitan area, positioned along the I-10 corridor between
Loop 101, Loop 303, and the White Tank Mountains. This strategic location oCers advantages both
for commuters traveling to Phoenix for employment and for the logistics and transportation
industries supporting regional businesses and local job centers. In the past decade, the city’s
population has increased by more than 45%, making Goodyear one of the fastest-growing cities in
Arizona. However, rising housing costs, driven by rapid and sustained population growth, increasing
construction costs, and supply-side imbalances have impacted aCordability both in Goodyear, and
across the metro area.
According to data from the National Association of Home Builders’ Cost of Housing Index,
the median home price in the Valley reached $469,500 in the third quarter of 2024—approximately
$70,000 higher than the national median for new homes. The Phoenix metro region now ranks
among the 50 least aCordable metropolitan areas out of 176 analyzed, with a cost-of-housing index
of 38% and a low-income index of 76%. These ﬁgures indicate that a typical household earning the
median area income of $100,000 would need to allocate 38% of its gross income to aCord a
median-priced home. For low-income households earning 50% or less of the area median income,
that percentage rises to an estimated 76%. Though Goodyear residents have a higher median
household income than Maricopa County residents more broadly (roughly $102,000 and $85,500
respectively according to 2023 ASC estimates) median home prices are slightly higher in Goodyear
(reaching $481,000 as of April 2025), demonstrating aCordability concerns that persist across
the county.
With a population of 1.65 million, the City of Phoenix is roughly 15 times the size of Goodyear
(see Figure 1-1), making its housing trends a useful barometer of regional market conditions,
housing product availability, and aCordability challenges. Currently, approximately 57% of all
subsidized housing units in Maricopa County are located in Phoenix. Despite this concentration,
extremely low- and very low-income renter households continue to face limited housing options
due to a shortage of aCordable units. There is an estimated shortfall of 59,000 aCordable and
available units for households earning 50% or less of the area median income. Furthermore, 52% of
rental households are considered cost-burdened, spending more than 30% of their gross income
on housing-related expenses, including rent and utilities. This leaves households with signiﬁcantly
less expendable income for other necessities including healthcare, food, and transportation.

ZONING ASSESSMENT
2

Throughout this zoning assessment, best practices from various municipalities both within and
outside of the Valley were examined to develop a comprehensive overview of zoning, regulatory,
and administrative strategies to improve housing accessibility and aCordability within Goodyear.
The recommended policies and strategies to improve housing aCordability and diversity include
the following:
n
Facilitate More “Missing Middle” Housing and ADUs by proactively adjusting development
and design standards, expanding where these housing types are allowed by-right, expanding
the use of pre-approved building plans, and offering incentives for their production.
n
Continue to Promote Sustained Mixed-Use Development, particularly in commercial
centers, to create vibrant and walkable nodes throughout the city.
n
Support Affordable Housing Development by offering administrative, financial, and
regulatory incentives that lower development costs and increase project viability.
n
Support Future Development by publishing opportunities for infill development and adaptive
re-use, facilitating public private partnerships, and expanding efforts to educate the public and
developers about zoning changes and goals.
n
Update The Existing Zoning Code to focus more on building form, rather than type, and to
simplify and consolidate design standards to improve development feasibility.
Phoenix’s Response to Affordability Challenges
The City of Phoenix has implemented several measures to address housing aCordability.
It regularly assesses housing needs and supports aCordable housing through development
incentives, ﬁnancing options, and public-private partnerships. The city imposes time-limited
aCordability requirements on publicly funded projects and launched a Redevelopment
Initiative and Rezoning Policy in September 2023, allowing accessory dwelling units (ADUs)
while initially banning, then permitting, their use as short-term rentals. As of 2024, 233 ADU
permits had been issued.
In January 2024, Phoenix amended its zoning code to reduce parking requirements for
multifamily housing—standardizing them to 1.5 spaces per unit and allowing further
reductions for transit-oriented areas and special needs populations, recognizing the lower
rates of car ownership amongst those groups. In Walkable Urban and Infill Development
Districts, only 0.75 spaces per unit are required.

ZONING ASSESSMENT
3
Goodyear Housing Assessment and Future Needs
Goodyear’s December 2024 Housing Assessment indicates no current shortfall in either
traditional single-family homes (SFDs) or multifamily developments (MFDs), with an existing
surplus of 963 units (82 SFDs and 881 MFDs). However, to accommodate projected population
growth, an additional 354 single-family units will be needed over the next ﬁve years, requiring
an estimated 101 acres of additional single-family residential development. Furthermore, the city’s
future multifamily housing needs are expected to be met by the units currently in the
development pipeline, which are suCicient to address demand over the same period.
Recent developments have significantly bolstered Goodyear's housing stock, including
Suncrest Vista at Canyon Trails, part of a larger development with affordable, family,
and senior housing.

ZONING ASSESSMENT
4

ZONING ASSESSMENT
5
Affordability Standard
Housing aCordability is essential to the health and sustainability of a local economy, making it
critical to understand key aCordability metrics. Traditionally, the “aCordability standard” is deﬁned
as housing costs—including rent or mortgage payments, utilities, and related expenses—
not exceeding 30% of a household’s gross income. More recent interpretations also factor in
transportation costs, particularly in relation to a home’s location and proximity to essential services
and employment opportunities. For the purposes of this report, this aCordability standard will be
utilized throughout.
According to Goodyear’s December 2024 Housing Assessment, households earning at or above
80% of the Area Median Income (AMI) can generally access market-rate housing, both for rental
and ownership, without requiring ﬁnancial assistance. This income bracket represents 74% of the
city’s projected ﬁve-year housing need, or 9,125 units. However, households earning below 80%
AMI are more likely to require housing assistance. To address this gap, two Low-Income Housing Tax
Credit (LIHTC) apartment communities, totaling 658 units for families and seniors at 60% AMI, are
currently under construction in Goodyear (Estrella Springs at Canyon Trails & Suncrest Vista at
Canyon Trails). These units are expected to meet 42% of the ﬁve-year demand for housing at 50% to
80% AMI. Furthermore, as of January 2024, Goodyear’s median property value was $481,202, while
the city’s median household income was $101,814, indicating that roughly 21% of a typical family’s
income is needed to aCord a median-priced home, well within the National Association of Home
Builders (NAHB) aCordability standard of 28% of gross income. However, it is imperative for the
city to continue to work with developers to construct housing that serves residents making
below 80% AMI, to meet the rest of this anticipated need.

ZONING ASSESSMENT
6
Summary of Recent Housing-Related Legislative Changes
In 2024, several legislative changes were enacted in Arizona to address housing supply
and aCordability:
n
SB 1162 (2024): Effective January 1, 2025, cities must publish a Housing Needs Assessment
that outlines growth projections in population, jobs, and housing. In December 2024, Goodyear
released its needs analysis, which revealed no current housing deficiency for single-family or
multi-family units but indicated that one-fourth of future housing demand will require
affordable housing products or housing assistance.
n
HB 2720 (2024): This bill mandates that cities with populations over 75,000 permit accessory
dwelling units (ADUs) or casitas on single-family lots without additional parking requirements.
Furthermore, the bill mandates that a municipality may not require an ADU match the exterior
design, roof pitch, or finishing materials of the primary dwelling, and prohibits more restrictive
height, setback, lot size coverage, or building frontage requirements than those for single-
family dwellings in the same zoning area. Goodyear has since completed a text amendment
allowing one attached and one detached ADU on single-family lots, as well as one additional
detached ADU on lots of one acre or larger, if it is a restricted-affordable unit.
n
HB 2721 (2024): Known as "The Middle Housing Bill," this mandate requires municipalities with
populations over 75,000 to adopt ordinances permitting duplexes, triplexes, fourplexes, and
townhomes on any single-family zoned property within one mile of a Central Business District
(downtown) and in all new developments of 10 or more contiguous acres. Additionally, 20% of
new single-family developments of 10 acres or more may include these "middle housing" types.
Local jurisdictions must implement related processes or development standards by January 1,
2026, or these housing types will be allowed by default. Municipalities can impose special
design standards and enforce higher levels of code compliance. Notably, many of Goodyear’s
northern residential areas are impacted by military vicinity and airport regulations that restrict
nearby residential density.

ZONING ASSESSMENT
7
Deﬁnitions
Accessory Dwelling Unit (ADU) is deﬁned as an ancillary or secondary living unit that has a
separate kitchen with a cooking stove, bathroom, and sleeping area, existing either within the same
structure, or on the same lot, as the primary dwelling unit. These uses are sometimes referred to as
"garage apartments," "mother-in-law apartments," and/or "carriage houses.”
A\ordable means that monthly rents or monthly mortgage payments, including taxes and
insurance, do not exceed 30% of the median annual gross income level for households at that
income level.
Area Median Income (AMI) is deﬁned as the midpoint of the county’s income, in which half of the
families in the county earn more than the median and half earn less than the median. AMI is based
on annual estimates from the Department of Housing and Urban Development (HUD) of the median
family incomes for the Phoenix-Mesa-Chandler Metropolitan Statistical Area (MSA).
Low income is deﬁned as greater than 50% and up to 80% of the AMI.
Market rate units are deﬁned as housing that is based on existing area market values and demand
rather than a reduced or subsidized price.
Middle income housing generally refers to housing that is aCordable to households earning
approximately 60% to 120% of the AMI.
Missing middle housing refers to a range of multi-unit or clustered housing types, ranging in size
and density between a larger single-family detached home and a mid-rise (usually 5+ stories)
apartment building. Such housing types typically include duplexes, triplexes, quadplexes,
courtyard apartments, bungalow courts, townhouses, multiplexes, and live-work units.
Moderate income is deﬁned as greater than 80% and up to 120% of the AMI.
Very low income is deﬁned as 50% or less of the AMI.

ZONING ASSESSMENT
8
Community Survey Summary Results
At the time this assessment was conducted, the City was pursuing a comprehensive update to its
zoning code. Recognizing the critical intersection between zoning regulations and housing policy, the
survey distributed to the community was designed to inform both initiatives. The Zoning & Housing
Needs Questionnaire was available to the residents, business owners, and housing developers
of Goodyear from April 2025 to July 2025. The project was promoted through multiple channels, i
ncluding social media, and hard copies were distributed at the recreation center, city-led events,
and community meetings. In total, 205 responses were collected, providing meaningful input on
housing needs, challenges, and preferences.
The survey was an opt-in eCort, meaning participants were not randomly selected but chose to
respond voluntarily. While most surveys rely on some level of voluntary participation, statistically
representative eCorts, like the U.S. Census Bureau’s American Community Survey, use random
sampling and apply weighting to better reﬂect the broader population. This survey, by contrast, was
open to any interested residents and may reﬂect some degree of self-selection bias, with certain
groups overrepresented; for instance, over 92% of respondents were homeowners, so persectives
from Goodyear renters are underrepresented.
Key Findings
n
Survey Participation & Demographics
n Of the 205 respondents, 38 residents (18.6%) noted they had experience with the current
Zoning Ordinance.
n Of those who have, most found it average/easy enough to understand after review, though
17.1% found it extremely difficult.
n
Development Concerns
n Highest concern with Multi-family Residential Development (Weighted Avg: 3.92/5) and
Industrial/Warehouse Development (3.86).
n Moderate concern regarding and Commercial Development (3.09).
n Lowest concern with Single-family Residential (2.46).
n
Planning & Regulation Priorities
n Top community concerns include guidelines for nuisances (noise, odors, etc.) and
guidelines for specific uses like home occupations and ADUs (weighted 3.51 and 3.50,
respectively).
n Issues of parking supply in commercial and multi-family areas were a lesser concern
overall.

ZONING ASSESSMENT
9
n
Housing Situation & Preferences
n Respondents were generally happy with their current housing situations, with 82% feeling
satisfied or very satisfied.
n Top reasons for living in Goodyear included safe neighborhoods (54%), quality of housing
(36%), and for retirement/to retire (30%).
n
Housing Supply & Affordability
n Affordability views are mixed: 49% are satisfied/very satisfied, and 25% are dissatisfied or
very dissatisfied.
n Over 70% think it is at least somewhat important to have a mix of housing types.

n While single-family homes remain the most desired housing type (74%), senior housing
(26%), executive/custom homes (30%), and townhomes (25%) showed notable demand.
n Respondents expressed low demand for apartments/condominiums (5%), triplexes/
quadplexes (5%) and tiny homes (6%).
n The most prevalent perceived housing issues were rising utility costs (37%), the cost to buy
a home (36%), rent affordability (28%), short-term rentals (22%), and the supply of single-
family homes (22%).
n
Zoning Reform Support
n 66% of respondents supported updates to allow small neighborhood businesses in
residential areas.
n 68% supported Accessory Dwelling Units (ADUs) in some or all cases.

n Missing middle housing was divisive, with 39% supporting such housing types in some
form, and 54% opposed.
n
Developer Incentives
n The top preferred incentives for affordable housing development were expedited review
& permitting (39%), technical assistance (35%), and financial assistance (24%).
n Density bonuses and parking reductions were much less popular.

ZONING ASSESSMENT
10
n
Strategies to Improve Affordability
n The most supported actions included converting vacant buildings to housing (36%),
streamlining zoning/approvals (31%), encouraging mixed-use developments (29%),
increasing funding for housing assistance (28%), partnering with nonprofits/private
organizations to create affordable housing (31%), and offering incentives for affordable
development (31%).
n Increasing density and decreasing parking requirements were much less popular.
n
Protecting Naturally Occurring Affordable Housing (NOAH)

n 41% say Goodyear should not take additional action to protect NOAH, while 19% support
additional actions and 40% are unsure.
n
Concerns About Increasing Density
n Respondents noted concerns about increased traffic congestion and impacts to
neighborhood character as a result of potential increases in housing density.
Overall, the community values single-family housing, safe neighborhoods, and housing quality.
Support exists for moderate zoning updates (especially for ADUs, select Missing Middle housing
types, and neighborhood businesses), but resistance remains toward high-density housing.
There’s openness to policy tools for aCordability, but preference leans toward procedural
improvements and partnerships.

ZONING ASSESSMENT
11
Recommendations to Improve Housing Diversity
and Affordability
Several factors aCect Goodyear’s ability to provide a more diverse and aCordable housing supply.
Though many challenges are tied to broader market dynamics, local policies and zoning regulations
can be further improved to increase housing aCordability and attainability. This section discusses
key recommendations to improving Goodyear’s housing landscape, including ways to facilitate
increased “missing middle” housing and accessory dwelling unit (ADU) opportunities, strategies
to promote sustained mixed-use development, approaches to increase the supply of aCordable
housing, and approaches to overcoming infrastructure and land shortages.
Housing Market Composition and “Missing” Middle
The City has made signiﬁcant strides in diversifying its housing market, driven in part by the
Goodyear 2025 General Plan, which allowed for a wide range of densities in the Neighborhood
Category, from low-density single-family homes up to high-density multifamily housing. The Plan
also permits high-density multifamily residential as a buCer between single-family areas and
commercial centers and promotes a wide range of housing in mixed-use and growth areas, such
as within and near Civic Square, Loop 303 corridor, transit nodes, and Village Centers, helping to
create vibrant, walkable nodes in parts of the city. Furthermore, the Plan encourages the use of
ﬂexible standards and regulatory incentives, such as density bonuses, adaptive reuse, and inﬁll
credits to promote diverse housing options. In addition, new zoning regulations have enabled guest
homes, casitas, and ADUs citywide with the exception of Luke Air Force Base and Airport vicinity.

ZONING ASSESSMENT
12
As of September 2025, Goodyear has an
estimated 6,732 built multifamily
apartments, which includes around 653
senior apartments, with another estimated
8,073 future units expected. Future
apartment units include units under
construction, preliminary plat approved units,
units approved through site plans, and units
entitled for additional apartment
development. “Missing middle” housing
types, which refer to a range of multi-unit or
clustered housing types, ranging in size and
density between a single-family detached
home and a mid-rise (typically 5+ stories)
apartment building, accounts for an
estimated 4,987 current units established
within Goodyear. For the purposes of this
count, missing middle housing includes
platted predominantly owner-occupied
missing middle housing such as townhouses,
courtyard homes or condominiums, as well
as several bungalow and cluster style style
single-family rental occupied and multi-family
communities. Another estimated 4,270 future
missing middle units are in the development
process. The following table illustrates the
current estimate of built multifamily
apartments and “missing middle” housing, as
well as expected future units, which includes
units under construction, preliminary plat
approved, site plan approved (including
expired site plan approved), and rezone
approved.
Missing Middle Housing
"Missing Middle Housing" refers to a range
of middle-density housing types that are
often underrepresented in communities,
particularly in areas with zoning regulations
that prioritize single-family homes and
mid- to high-rise apartment buildings.
Missing middle housing encompasses a
range of single-family attached housing
types such as duplexes, triplexes,
townhomes, and small apartment
buildings, as well as cluster and courtyard
style housing, like bungalow courts, and
cottage courts.
By bridging the gap between single-family
detached housing and high-density
apartments, these housing types can foster
vibrant, diverse neighborhoods with a wider
variety of housing options, catering to
various lifestyles and income levels.
In promoting increased missing middle
housing in Goodyear, it is important to
consider the following:
n
Match future supply with market
demand. Understand local demand for
various housing typologies.
n
Prioritize form over density. Focus on
impacts and architectural design
rather than solely on unit density.
n
Reduce regulatory barriers, including
stringent parking requirements,
building height restrictions, and
limiting development standards such
as setbacks, lot sizes, and
lot coverage.

ZONING ASSESSMENT
13
Table 1 Estimated Current and Future Missing Middle and Multifamily Housing Stock
Type of Housing
Current
(as of 9/2025)
Future
Total
Multifamily
Apartments
6,732
8,073
14,805
Missing Middle*
4,987
4,270
9,257
Total Units
11,719
12,343
24,062
The current 11,719 multifamily and missing middle units and 12,343 planned units are
su\icient to cover the city’s current and future need for multifamily and missing
middle housing. The city’s success in promoting housing diversity can also be seen by examining
the housing composition of the Canyon Trails neighborhood; in 1999, the neighborhood was
predominantly made up of single-family housing, which comprised an estimated 64% of the
neighborhood’s estimated 6,502 housing units. As of 2023, only an estimated 49% of the 8,728
housing units in the neighborhood are single-family homes, with an estimated 29% of all units
designated as missing middle housing, and another 21% encompassing higher density multi-family
housing types. In addition to diversifying the neighborhood’s housing options, this shift from
predominately single-family detached housing resulted in an estimated increase of 2,226 housing
units, helping to alleviate the city’s growing housing demand.
Although the city has greatly diversiﬁed their housing stock beyond just single-family
detached housing to include large numbers of apartment housing, missing middle housing
remains relatively sparse, partly due to developer preferences for either traditional single-family
detached housing, or higher density multifamily apartments. Goodyear has taken several steps to
encourage missing middle housing, including recent zoning updates establishing smaller lot areas,
widths, and depths, which can support smaller unit sizes typical of missing middle typologies.
In addition, Goodyear’s Design Review standards allow exceptions to certain requirements for
qualifying projects. However, additional incentives may be needed to enhance the ﬁnancial
feasibility of such developments, including expedited permitting and review, reduced or waived
impact, permitting, and review fees, and modiﬁed development standards as illustrated in the table
on the following page. Fee reductions and waivers could be particularly eCective in encouraging dev
elopment in the southern part of the city, where higher impact fees present a challenge, but notably
must be oCset by local government funds.
Note: Missing
Middle includes
duplexes, triplexes,
fourplexes,
townhomes, and
courtyard, cluster,
and bungalow-style
housing.

ZONING ASSESSMENT
14
Table 2 Missing Middle Best Practices
Best Practices for Missing Middle
Development Standards
Implementation of Best Practices for Missing Middle
Development Standards
Adjusting Lot and
Setback Requirements
HB 2721 mandates that a municipality cannot set zoning or
development standards that are more restrictive than those
applicable to single-family dwellings within the same zoning
category. Goodyear could proactively reduce lot size, setback,
or frontage requirements near Village Centers to further
facilitate missing middle housing, which is not specifically
mandated or preempted by the state, nor limited to one
Central Business District (CBD).
Pre-Approved Building Plans
This could expedite approvals, reduce costs, and ensure design
compatibility. Tempe is looking to implement similar policies for
ADUs and Flagstaff has already implemented a similar program.
Given Goodyear’s amount of developable land this would be a
good proactive approach for missing middle housing types.
Unbundled/Flexible Parking
This aligns with innovative parking solutions and cost reductions
for developers. This would be implemented in developments
tailored to those who typically would drive less such as deed-
restricted affordable, age-restricted senior, and special needs
communities.
Objective Design Standards
Although Goodyear already has flexible design standards,
expanding on that flexibility could provide even more
predictability and neighborhood compatibility for new missing
middle housing. Tucson is looking to implement objective design
standards as part of its middle housing initiative.
Notably, on-site parking requirements should not be increased despite moderate increases in
density, to lower development costs and increase project viability. Instead, parking requirements
should remain the same, as increased parking needs can be accommodated by street parking and
shared parking arrangements. Lastly, Goodyear can explore a range of other ﬁnancial incentives
to make missing middle housing developments much more attractive and ﬁnancially viable to
developers, such as low-interest loans and tax abatement for such desired housing types, to lower
the ﬁnancial barrier of development and increase project feasibility.
Flagstaff’s Model ADU Plans Program
The City of FlagstaC’s Community Development Division launched the Model ADU Plans
Program in 2024 to expand aCordable housing options by oCering pre-approved ADU designs.
Through an open call to local architects and designers, the city created a publicly accessible
library of construction-ready ADU plans, reviewed for code compliance and adaptable to a
range of lot types. Selected designs are eligible for stipends and are featured online for
homeowners to reuse at reduced permitting costs. This initiative aims to streamline the
building process, lower design expenses, and encourage creative, community-driven housing
solutions to support FlagstaC’s goals for aCordability, sustainability, and increased housing
diversity. The adoption of these ADU models is expected to be available to the public in 2025.

ZONING ASSESSMENT
15
In addition to further modifying existing
development standards and oCering an array
of regulatory, administrative, and ﬁnancial
incentives, the City should update their
current residential zoning to allow missing
middle housing by-right in more zones and
should o\er a range of pre-approved
construction plans for such housing types.
In doing so, Goodyear can facilitate the
production of missing middle housing in more
areas throughout the city, promoting increases
in housing supply and diversity that remain
compatible with neighborhood character.
Goodyear should explore allowing a range of
lower-density missing middle housing
typologies (including duplexes, triplexes,
and cottage court developments) by-right in
all current Single Family Detached zones
(R1-10, R1-7, R1-6, R1-4, and R1-C).
In addition, Goodyear should modify their
zoning regulations to allow for higher density
missing middle options, including townhomes
and stacked ﬂats, in the current Single Family Attached zone (R1-A), as well as the current
Two Family Residential zone (R2). However, this would be dependent on proximity to the airport and
Luke Air Force Base and the availability to connect to existing water and sewer infrastructure.
This modest upzoning would enable gentle increases in development potential in these existing
neighborhoods, increasing residents’ housing choices while promoting eCicient land use.
Pre-approved design templates of various missing middle housing typologies can further
streamline development by oCering developers a range of designs that are compliant with all
applicable codes and compatible with existing neighborhoods, lowering design costs and speeding
up permitting and review processes.
By-right middle housing could work alongside ADU allowances, letting properties combine missing
middle units with accessory dwellings where lot size and standards allow. This creates more
housing ﬂexibility without lengthy approvals. The Luke AFB graduated density overlay will shape
where these allowances apply, meaning higher densities would be limited in areas closest to the
base, with more ﬂexibility farther away.

Tucson’s Missing Middle
Design Standards
To meet Arizona HB2721 requirements and
boost housing diversity, Tucson launched
its Middle Housing Initiative to create clear,
objective design standards for "missing
middle" housing, including duplexes,
triplexes, fourplexes, and townhomes near
central business districts. The city’s
approach sets measurable criteria for
height, setbacks, lot size, and parking to
ensure projects ﬁt neighborhood character
while broadening housing choice. Public
feedback shaped policy drafts throughout
2025, with adoption targeted for January
2026. Tucson’s standards aim for
predictable, equitable development that
supports aCordability and community
stability through transparent zoning and
streamlined approvals.

ZONING ASSESSMENT
16
In addition to providing an array of housing choices for Goodyear residents, such missing middle
housing types, which typically involve smaller unit sizes than traditional single family detached
housing, oCer housing that is suitable for young professionals, seniors looking to downsize, and
low- and moderate-income families seeking naturally aCordable starter homes that can help build
equity over time. By updating Goodyear’s zoning to allow low-density missing middle housing
in all residential zones, o\ering pre-approved design templates, and o\ering regulatory and
administrative incentives to facilitate ﬂexible missing middle development, Goodyear can
greatly promote the development of more diverse and attainable housing.

This Goodyear neighborhood seamlessly blends detached single-family housing with
attached townhomes, increasing housing choice and neighborhood diversity.

These bungalow-court style houses in Goodyear's Estrella Commons neighborhood offer
smaller detached homes with shared amenities and community spaces.

ZONING ASSESSMENT
17
Encouraging Accessory Dwelling Units
In addition to traditional missing middle housing typologies, Goodyear can incentivize and support
the construction of secondary, smaller dwelling units on single-family lots to add gentle increases
in density, expand the availability of more aCordable and diverse housing options, and support
multi-generational housing and aging in place. The city can facilitate the construction of ADUs by
oCering an array of pre-approved ADU design templates, with standardized architectural designs
that have already undergone complete plan review, structural engineering analysis, and code
compliance veriﬁcation. This ensures that homeowners can build fully vetted designs, eliminating
months of back-and-forth plan review, costly design revisions, and uncertainty about approval
outcomes. Such streamlined approvals ultimately save homeowners time and money and reduce
the barriers to construction for Goodyear residents and small developers. Such designs should
include a range of ADUs, with varying numbers of bedrooms, unit sizes, and building footprints.
In addition to oCering pre-approved plans to
streamline the permitting and review process,
Goodyear should explore oCering incentives
for the development of ADUs, such as
low-interest loans, tax abatements, and
waived permitting fees. Low- or zero-interest
loans can be provided by the city for local
residents and developers to ﬁnance ADU
projects, further lowering the barrier to entry
for homeowners seeking to build ADUs to
provide multi-generational living opportunities
or to generate rental revenue.. Similarly,
tax abatements can reduce property tax
increases associated with ADU construction.
One method involves ensuring that building
an ADU doesn't trigger a full property
reassessment but rather a blended
assessment, where the ADU's value is added
to the previously assessed value of the existing
home. Goodyear can also explore waiving permitting fees for ADUs if they are under a certain size
(such as 750 square feet) or if the unit is deed restricted as an aCordable unit for a set time period.

Pre-approved ADU designs greatly lower
development costs and timelines.

ZONING ASSESSMENT
18
The Need for Continued Mixed-use Development
In recent years, Goodyear has experienced signiﬁcant increases in mixed-use development,
with major projects contributing to the city's transformation from a suburban community into
a more urbanized center. The largest and most prominent mixed-use development in Goodyear
is the Goodyear Civic Square (GSQ), a 150-acre venture set to create a cultural hub with retail,
oCice, hotel, residential, and entertainment oCerings.

The Goodyear Civic Square aims to build a vibrant, walkable,
mixed-use hub surrounding Goodyear's City Hall.
Another signiﬁcant mixed-use project is the Canyon Trails Towne Center, a 90-acre mixed-use
shopping center located at Cotton Lane and Yuma Road that includes 284 multifamily units, as well
as the proposed Goodyear Celebration Plaza, which would encompass approximately 70 acres
between 143rd Avenue and Litchﬁeld Road. The proposed Celebration Plaza development
envisions a vibrant, mixed-use community that blends residential, commercial, and recreational
elements. Plans include approximately 120 attached townhomes and up to 226 additional mixed
residential units, oCering a range of housing options. A separate multifamily component is also
proposed, with a projected density of 30 units per acre and the potential to deliver up to
646 multifamily residences. In addition to the residential oCerings, the development will feature
a hotel, retail space, oCice and medical facilities, as well as a dedicated park and community
gathering area.

ZONING ASSESSMENT
19
While these recent and planned developments reﬂect broader urbanization trends, creating
vibrant, walkable nodes throughout the city, continued population growth will maintain a strong
demand for mixed-use developments that provide live-work-play environments. Goodyear should
increase eCorts to spur mixed-use development by promoting the use of available ﬁnancial
incentives for development, such as the use of Community Facilities Districts (CFDs) and the
use of Goodyear’s two existing Opportunity Zones (Tracts 610.24 and 613). Using Community
Facilities Districts can make missing middle housing projects more feasible for developers by
reducing the upfront costs of infrastructure. This approach helps ensure essentials like utilities,
streets, and public spaces are in place to support smaller-scale, higher-density housing that ﬁts
a range of incomes and household types. By funding neighborhood amenities such as parks,
streetscapes, and gathering areas, CFDs also contribute to the long-term success and livability
of these communities. These tools can also help the city to target development toward areas of
desired growth, ensuring existing and planned infrastructure will be adequate to accommodate
new projects.
CFDs oCer signiﬁcant ﬁnancial incentives for developers, property owners, and the broader
community by oCering tax-exempt bond ﬁnancing, infrastructure cost recovery mechanisms,
and ﬂexible funding applications. These districts enable the development of public infrastructure
while directing the costs toward those who directly beneﬁt from the improvements; as mixed-use
developments require substantial upfront infrastructure investments to create the interconnected,
pedestrian-friendly environments that make them successful, they can be a valuable tool for
developers undertaking such projects. Similarly, opportunity zones oCer developers compelling
ﬁnancial incentives, such as capital gains tax deferrals, and the potential for completely tax-free
gains after a 10-year hold period, as well as increased ﬂexibility in development. Both of these
structures save developers throughout the construction and early occupancy phases, ultimately
increasing project viability.

ZONING ASSESSMENT
20

Solace at Ballpark Village is a recently constructed 211-unit luxury multifamily development
located in one of Goodyear's opportunity zones.
In addition, Goodyear should oCer an array of development incentives speciﬁcally for
mixed-use development that includes a set-aside of a\ordable units. The city can explore
oCering increased levels of parking reductions, expedited permitting and reviews, and local
ﬁnancial incentives such as low-interest loans and tax abatement that help to oCset the cost
of including aCordable housing units and increase the attractiveness of such a project. Notably,
Parking reductions and ﬁnancial incentives should be structured on a tiered basis, so that
developments providing a higher percentage of aCordable units, especially those reserved for
lower-income households, receive greater incentives.

ZONING ASSESSMENT
21
Strategies to Increase the Supply of Affordable Housing
Zoning and regulatory modiﬁcations can play a pivotal role in promoting housing diversity and
aCordability. While the City cannot directly require units to be rented or sold at aCordable rates,
Goodyear can oCer an array of development incentives for projects that commit to providing a
certain proportion of aCordable units through deed restrictions. For example, as part of rezoning
eCorts, jurisdictions can implement requirements that tie increased density to the inclusion of
aCordable units within new market-rate developments. Such a density bonus should be provided
on a sliding scale, so that developments with a larger share of aCordable units with units aCordable
to lower-income residents receive larger bonuses. Additional strategies may include allowing
modiﬁcations in development standards (such as setbacks, lot sizes, and lot coverages), as well as
reducing parking requirements by up to 25% to lower construction costs. Reducing parking
requirements is especially useful, given the lower rates of car ownership by lower
income populations.1
Lastly, designated aCordable developments
may be oCered permitting, review, and impact
fee waivers. Notably, Arizona state law
mandates that impact fee waivers are
proportionately oCset by a municipality,
necessitating integration with local, state, and
federal funding sources. Such fee waivers
should only apply to developments with an
aCordable housing set-aside, as well as
developments that meet other city-identiﬁed
development goals, potentially including
mixed-use or missing middle housing.
In addition, such projects should receive
expedited permitting and review processes to
further remove barriers to development and
bring units to market faster. Goodyear
currently has ﬂexible design guidelines and
reviews projects on a case-by-case basis,
allowing for adaptability to certain proposals.
While design guidelines should remain
ﬂexible, the city could enhance this approach
by setting clear requirements for eligible
1 Litman, Todd, 2022. Parking requirement impacts on housing a?ordability. Victoria Transport Policy Institute.
https://www.vtpi.org/park-hou.pdf
Fort Collins’ Predictable Flexibility
The City of Fort Collins’ Housing Strategic
Plan integrates ﬂexibility through a
structured two-year implementation cycle
that involves regular progress reviews, re-
evaluation of priorities, and collaborative
design summits. This cyclical process
allows the city to remain responsive to
changing housing conditions and new
information, enabling timely adjustments
to policies while maintaining overall
strategic direction. At the same time, the
plan establishes predictability by
grounding decision-making in clear guiding
principles that emphasize transparency,
accountability, and measurable impact.
These principles provide a consistent
framework that helps stakeholders
understand the reasoning behind policy
shifts, ensuring that ﬂexibility does not
undermine clarity or trust.

ZONING ASSESSMENT
22
projects to access density bonuses, parking reductions, and other development incentives.
By allowing ﬂexibility in design guidelines, yet making information regarding standardized incentives
available during the pre-development process, Goodyear can help foster a regulatory framework
that supports the development of diverse and aCordable housing options.

Estrella Springs at Canyon Trails offers 396 affordable units, and was financed with LIHTC,
private activity bonds, industrial development authority bonds, and private construction loans.
Importantly, there should be a monitoring eCort to ensure that units for sale or for rent actually
meet the promised aCordability standards; in cases of noncompliance, the city can explore a range
of enforcement mechanisms such as requiring developers to repay the value of provided tax credits
(similar to the recapture provisions of the Low-Income Housing Tax Credit (LIHTC)), or revoking the
Certiﬁcate of Occupancy for non-complying units. Also, by tracking this data, Goodyear can reﬁne
incentives and policies over time to ensure continued eCectiveness.

ZONING ASSESSMENT
23
Shortages of Available Land and Supporting Infrastructure
Many areas near major transportation corridors are built out with low-density single-family
housing or occupied by commercial and industrial uses. Some areas are also subject to airport
vicinity regulations, further limiting residential development and allowable density. Additionally,
much of the vacant land in the southern half of the city lacks essential infrastructure, and impact
fees in this area are three times higher than in northern Goodyear, creating further disincentives
for development. Goodyear should identify and publish opportunities for inﬁll development,
particularly in areas that the city has targeted for growth. This would assist developers with the
pre-development process, saving time and money in identifying sites with the zoning, existing
infrastructure, and demand to support such growth. In addition, the city can explore providing
public land donations or sub-market rate sales to developers that agree to provide a
predetermined set-aside of aCordable units. Not only would these donations greatly lower initial
development costs, incentivizing the development of aCordable housing, but they would allow the
city to direct housing growth toward areas they see ﬁt. The city can consider publicly owned land
such as vacant school district land, underutilized parking lots or government oCice sites, and
vacant federal or state-owned land.

ZONING ASSESSMENT
24
1-2

ZONING ASSESSMENT
25
Preliminary Code Assessment
n
Use of PAD: The Goodyear Zoning District Map designates a PAD for most developed and
undeveloped private properties in the city, with Village Centers recommending diverse housing
options. While the zoning code includes various residential districts and densities, the PAD
Zoning District is the primary tool for enabling mixed-use and alternative housing designs.
n The City can also utilize the PAD District for smaller infill sites, with specified design
standards tailored to these projects. Possible preliminary criteria to define “infill” could be:
n A parcel that is vacant, but surrounded by existing development
n A parcel that is able to utilize existing infrastructure
n A parcel that is located close to a commercial district, specifically Neighborhood
Commercial Districts (C-1) and General Commercial Districts (C-2)
n
Design Review Committee: The administrative Design Review Committee (DRC) and
current streamlined approval processes are crucial to Goodyear’s successes in attracting
development. The DRC reviews a variety of applications, including site plans, subdivision plats,
and construction plans, ensuring all projects comply with city ordinances, codes, and
engineering standards while encouraging creative solutions that align with community goals.
Goodyear’s current administrative approval process accelerates development by allowing
many cases, such as site plans and preliminary plats, to be reviewed and approved without
public hearings. Furthermore, the Plan Review Division coordinates with Civil Plan Review,
Building, Fire, Water Resources, Traffic, Parks and Recreation, and other city departments
to ensure accuracy and timeliness in plan review with one principal point of contact for
developers. The city adheres to state-mandated review timeframes to provide applicants with
clear expectations. Additionally, the Accela Citizen Access platform enables applicants to
submit documents, track project status, schedule inspections, and make payments online,
streamlining the permitting process.
n
More Consistent Referencing for Design Standards: Residential standards are found in
both the Zoning Ordinance and the Design Guidelines Manual. The City may benefit from
consolidating design standards into a single location for clarity and should provide developers
with these consolidated standards during the predevelopment process.

ZONING ASSESSMENT
26
Issues Hindering Development
n
Impact Fees: Goodyear imposes impact fees on new construction, which are significantly
higher in the southern part of the City due to limited infrastructure. These higher fees limit the
feasibility of developing available land in that area. Fee reductions can be offset with a local
housing trust fund, and through federal and state funding integration (using funds from the
Community Development Block Grant (CDBG), HOME Investment Partnership Program, and
Arizona Housing Trust Fund, among others).
n
Mixed-use Development: The exclusion of residences in most of Goodyear’s commercial
districts, including the CBD, restrict opportunities to create walkable, vibrant nodes where
residents can easily access essential goods and services. The city should identify areas beyond
the Goodyear Civic Square area, within walking distance of essential services such as
healthcare, education, employment, food, and transit, where the city should prioritize the
mixed-use development.
n
Parking Requirements: New residential developments can benefit from reduced or waived
parking requirements, which would lower construction costs and potentially increase the
developable area and enable the construction of additional units. Reducing parking
requirements can specifically advance the production of affordable housing, as such
reductions greatly lower development costs and increase project viability. Reductions can be
prioritized for developments serving populations with lower rates of car ownership, such as
seniors, special needs populations, and low-income residents. As noted earlier, parking
requirements for missing middle projects can match those of the current underlying zoning
districts, as increased parking impacts can be absorbed by on-street parking and shared
parking arrangements.

ZONING ASSESSMENT
27

ZONING ASSESSMENT
28
Programmatic Housing Recommendations
n
Adopt a Housing Policy: The City should consider adopting a formal policy that identifies
prioritized housing types, their applicability throughout the community, and the affordability
criteria for both products and applicants.
n
Streamlined Permitting: Affordable housing, missing middle, and ADU projects could be
eligible for a dedicated fast-track permitting process, featuring expedited review timelines and
reduced or waived permitting and review fees. These projects should be given priority over
traditional single-family housing and market-rate development, and the city should offer a
dedicated ombudsman to assist developers throughout the process.
n
Public Private Partnerships and Land Trusts: Collaborate with nonprofits, Community Land
Trusts (CLTs), and other community-based organizations dedicated to creating affordable
homeownership opportunities, which can help ensure long-term affordability and owner
occupancy. For example, the city can donate or discount public land suitable for residential
development to CLTs, to enable the creation and preservation of affordable units with
functional ownership.

Avondale’s Homeownership Partnerships
The City of Avondale partnered with a Community Land Trust (CLT) and Maricopa County to
develop six permanently aCordable energy eCicient single-family homes, located at the
northwest corner of Elwood Street and El Mirage Road named Legacy Avondale. Avondale
donated city land and, together with the county and federal HOME funds, provided over
$3 million in support. The CLT holds the land in a 99-year renewable lease, ensuring homes
remain aCordable and are resold only to income-qualiﬁed buyers.

ZONING ASSESSMENT
29

The first three of six, smart-style homes in Avondale, were built through collaboration between
the city, the county, and developers, as well as strategic funding alignment, to create three
1,800 square foot homes that are being sold for residents making below 80% AMI.
n
Subsidies and Reduced Fees: The City may explore developer subsidies in the form of grants,
low- or zero-interest loans, and tax abatement and deferral for qualifying projects in designated
areas. In addition, the city can explore reduced or waived review, permitting, and impact fees
modeled after Flagstaff’s successful fee waiver and reimbursement approach. Under this
structure, the Development Services Department would have the authority to certify qualifying
projects based on clear criteria, such as
serving households at or below specific
Area Median Income (AMI) thresholds.
Importantly, projects providing affordable
units should be deed restricted with
minimum terms of affordability of at least
twenty years, to ensure that subsidies and
reduced fees are only provided for eligible
projects. The policy would implement a
sliding scale for waivers and
reimbursements of building permit,
planning, and impact fees, with the
greatest amount of subsidy directed
toward developments that serve the
lowest-income residents. All waivers and
reimbursements would be contingent
upon the availability of city funding at the
time of project approval, ensuring that the
Flagstaff’s Reduced Impact Fees
FlagstaC’s fee waiver policy for aCordable
housing has been successful in reducing
development costs and encouraging
aCordable projects by certifying qualifying
developments and oCering waivers or
reimbursements for permit and impact
fees on a sliding scale based on income
levels served. The city pays for these
waivers and reimbursements through a
combination of general fund allocations
and dedicated local funding sources, such
as voter-approved housing bonds. Funding
availability is a key part of the policy, as
waivers are only granted if there are
suCicient resources at the time of project
approval, ensuring ﬁscal responsibility.

ZONING ASSESSMENT
30
program remains fiscally responsible and sustainable. To maintain accountability, the policy
should exclude owners or developers with outstanding code violations, city tax or licensing
violations, accessibility compliance issues, or overdue debts to the city. This ensures that
public incentives are reserved for responsible actors committed to community standards.
n
Link Impact Fees to Home Size: The City could offer reduced impact fees for smaller units.
This reduction in impact fees can be specifically targeted toward missing middle housing
typologies, such as duplexes, townhomes, and cottage courts, to encourage a higher diversity
of missing middle housing, rather than smaller detached housing units. Notably, Arizona
municipalities have the authority to modify development fees so long as fee reductions are
administered in a "non-discriminatory manner". This requirement would be satisfied if
reductions are available to all qualifying developments that meet established criteria, rather
than being arbitrarily applied to individual projects. To ensure these reductions are well-
targeted and financially sustainable, they should apply only to specific development types (in
this case, missing middle housing types. Furthermore, to qualify, developments should include
a set percentage of deed-restricted affordable units for a set amount of time, with a minimum
set period of at least 20 years. The reduction amount could scale with the share of affordable
units (and the level of affordability provided) and can be paired with a dedicated city-managed
fund —capitalized through other development fees, budget allocations, or grants—to offset
lost revenue for infrastructure. Developers would submit proof of deed restrictions and meet
compliance requirements to retain the benefit, ensuring the incentive directly supports
affordable housing without compromising the City’s infrastructure budget.
n
Pre-Approved Housing Type Catalog: Provide pre-approved designs for ADUs and missing
middle housing types at no cost to developers, streamlining the development process and
reducing development barriers.
n
Public Education: Present zoning changes as a means to offer diverse housing choices to
support affordability and availability of housing for Goodyear residents, emphasizing form and
scale over density metrics. Visual aids can help the community understand how missing
middle housing types may fit within existing neighborhoods. Emphasize the benefits that
affordable housing brings for attracting and maintaining a strong local workforce and ensuring
existing residents are not displaced.

ZONING ASSESSMENT
31
n
Engage Stakeholders in the Process: Involve developers, housing providers, and other key
stakeholders in discussions related to new housing provisions, including those concerning
fees, review timelines, and affordable housing accommodations. During these discussions,
incentives for affordable and missing middle housing can be calibrated with developers to
ensure that projects are feasible. Additionally, the city could gather feedback from residents
showing the demand for various housing typologies, to mitigate supply imbalances. Consider
establishing a housing task force or regularly convening stakeholder focus group to
periodically assess current housing strengths, challenges,and opportunities.

ZONING ASSESSMENT
32
Code-Related Recommendations
n
Emphasize Building Form Over Density: Shift focus from dimensional standards such as
minimum lot size requirements to physical form considerations, such as building mass, design,
and neighborhood compatibility. This allows for greater development flexibility, enabling a
greater variety of housing options, which could allow for different price points for buyers
or renters.
n
Design Standards for Higher Densities: Adjust design standards to enable and promote
denser living arrangements, including:
n More vertical and narrow configurations
n Downsizing or eliminating garages for single-family dwellings
n Encouraging the use of shared parking in mixed-use, higher density areas, as well as
on-street parking where applicable
n
Introduce Incentives for Desired Development: The City could explore utilizing density
bonuses, parking reductions, and modified development standards to incentivize a range of
development goals, such as affordable housing, missing middle housing, senior housing,
mixed-use housing, infill development, and transit-oriented housing. These incentives could be
codified in the city’s zoning code, with clear eligibility standards.
n
Simplify and Consolidate Design Standards: Combine all design standards into a single,
easily accessible document, highlighting which standards can be administratively waived for
qualifying projects.

ZONING ASSESSMENT
33
1-4

ZONING ASSESSMENT
34
Conclusion
Goodyear has established itself as a regional leader in housing innovation and development,
successfully meeting current housing demands while implementing progressive zoning reforms
that have enabled diverse housing options including ADUs and missing middle housing. Moving
forward, Goodyear should consider further expanding housing choice through targeted incentives
and zoning modiﬁcations to enable missing middle development, continued promotion of
mixed-use projects in strategic locations, and comprehensive support programs that will
facilitate aCordable housing construction and ADU development throughout the community.
This comprehensive approach to housing policy will ensure Goodyear is positioned to
accommodate continued population growth while creating vibrant, walkable communities
that serve residents across all income levels and life stages.
Current Successes
n
Goodyear’s 2024 Housing Assessment indicates no current shortfall in eith
er traditional single-family homes or multifamily developments, with an existing combined
surplus of 963 units, and the city's future multifamily housing needs are expected to be m
et by the units currently in the development pipeline.
n
Goodyear has completed a text amendment to allow ADUs in
compliance with HB 2720 requirements, now allowing one attached and one detached
ADU on single-family lots, as well as one additional detached ADU on lots of one acre or
larger if it is a restricted-affordable unit.
n
The City currently has an estimated 4,987 built "missing middle" housing units (as of
September 2025), including single family attached housing such as townhouses,
duplexes, triplexes, and fourplexes, as well as cluster, bungalow, and courtyard style
housing, with another estimated 4,270 missing middle units in various stages of
approval and construction.
n
Recent zoning updates have established smaller lot areas, widths, and depths which can
support smaller unit sizes and missing middle typologies, representing a shift toward
form-based development standards that prioritize physical form, design elements, and
neighborhood compatibility over traditional density metrics.
n
The City has made significant strides in diversifying their housing market, largely
driven by the goals of the Goodyear 2025 General Plan. Recent zoning updates have
enabled ADUs and mixed-use development, and enabled higher-density
housing in traditional single-family neighborhoods.

ZONING ASSESSMENT
35
n
Goodyear has achieved great success in expanding mixed-use development through
transformative projects like the Goodyear Civic Square, the Canyon Trails Towne Center, and
the proposed Goodyear Celebration Plaza, demonstrating the city's commitment to creating
walkable, live-work-play environments that accommodate rapid population growth.
Goals & Next Steps
n
Increasing missing middle housing, such as duplexes, triplexes, cottage courts, and
townhouses, by expanding where they could be developed by-right in Goodyear. This would
allow for modest increases in development potential and density, while increasing housing
choice and lowering barriers to ownership for seniors, young professionals, and low- and
moderate-income families. Assistance and incentives including offering pre-approved
construction plans, streamlined permitting and review, low-interest loans, and tax abatement
can further promote such desired housing types.
n
Offering administrative, regulatory, and financial incentives to facilitate the construction of
ADUs, particularly among existing residents and small local developers.
n
Continuing to promote mixed-use development that combines residential housing with
commercial development and public spaces, particularly among major thoroughfares and near
retail and employment centers, to create vibrant and walkable nodes throughout the city.
Utilizing a range of financial mechanisms including opportunity zone and Community Facilities
Districts financing, as well as offering parking reductions, expedited permitting and reviews,
and financial incentives (particularly for developments with affordable housing set-asides), will
ensure continued mixed-use development to accommodate Goodyear's increasing population
and urbanization.
n
Offering administrative, regulatory, and financial incentives to facilitate affordable
housing construction. Incentives such as expedited review and permitting, parking
reductions, public and donations/sales, low-interest loans, and tax abatements significantly
lower the costs of affordable housing construction, increasing development opportunities and
feasibility.
n
Targeting development toward areas with the zoning, infrastructure, and demand to support
growth by publishing opportunities for infill development and adaptive re-use.

ZONING ASSESSMENT
36
n
Adopting a comprehensive housing policy that prioritizes affordable and diverse housing
types. Key strategies include streamlining permitting and review processes, expanding
public private partnerships, utilizing subsides and fee reductions to encourage desired
development, expanding efforts to educate and inform the public and developers about
zoning changes and goals, and convening key housing stakeholders to discuss housing
solutions and opportunities.
n
Updating the existing zoning code to focus more on building form, rather than type, modify
design standards to support denser residential arrangements, utilize targeted density
bonuses to achieve development goals, and consolidate design standards to
increase accessibility.

Appendix A

Zoning & Housing Needs Questionnaire
1 / 35
87.32%
179
0.98%
2
1.46%
3
7.32%
15
0.49%
1
2.44%
5
Q1
I am a...
Answered: 205
Skipped: 0
TOTAL
205
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Resident
Business Owner
Landowner
Resident and
Business Owner
Housing
Developer
Other
ANSWER CHOICES
RESPONSES
Resident
Business Owner
Landowner
Resident and Business Owner
Housing Developer
Other

Zoning & Housing Needs Questionnaire
2 / 35
18.63%
38
81.37%
166
Q2
Have you had any experience with using the Goodyear Zoning
Ordinance?
Answered: 204
Skipped: 1
TOTAL
204
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Yes
No
ANSWER CHOICES
RESPONSES
Yes
No

Zoning & Housing Needs Questionnaire
3 / 35
63.64%
21
21.21%
7
15.15%
5
Q3
How often do you use or reference the Goodyear Zoning Ordinance?
Answered: 33
Skipped: 172
TOTAL
33
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
A few times
over the years
A couple of
times per year
Frequently
ANSWER CHOICES
RESPONSES
A few times over the years
A couple of times per year
Frequently

Zoning & Housing Needs Questionnaire
4 / 35
2.86%
1
80.00%
28
17.14%
6
Q4
What best describes your experience using the Goodyear Zoning
Ordinance?
Answered: 35
Skipped: 170
TOTAL
35
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Easy to use
and understand
Average, after
reviewing it a
few times, I...
Extremely
difficult to
understand
ANSWER CHOICES
RESPONSES
Easy to use and understand
Average, after reviewing it a few times, I was able to understand it
Extremely difficult to understand

Zoning & Housing Needs Questionnaire
5 / 35
Q5
Rate your level of concern for the following types of development in
Goodyear.
Answered: 162
Skipped: 43
Single-family
Residential
Development
Multi-family
Residential
Development
Commercial
Development
Industrial/Ware
house
Development

Zoning & Housing Needs Questionnaire
6 / 35
44.38%
71
11.88%
19
15.63%
25
9.38%
15
18.75%
30
160
2.46
13.13%
21
4.38%
7
13.13%
21
15.63%
25
53.75%
86
160
3.92
19.25%
31
12.42%
20
32.92%
53
10.56%
17
24.84%
40
161
3.09
10.56%
17
5.59%
9
20.50%
33
13.66%
22
49.69%
80
161
3.86
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Not Concer…
(no label)
(no label)
(no label)
Very Conce…
NOT
CONCERNED
(NO
LABEL)
(NO
LABEL)
(NO
LABEL)
VERY
CONCERNED
TOTAL
WEIGHTED
AVERAGE
Single-family Residential
Development
Multi-family Residential
Development
Commercial Development
Industrial/Warehouse
Development

Zoning & Housing Needs Questionnaire
7 / 35
Q6
Rate your level of concern for the following planning and development
topics in Goodyear.
Answered: 161
Skipped: 44
More proactive
code
enforcement
Amount of
parking in
Commercial...
Amount of
parking in
Multi-family...
Guidelines for
nuisances
(noise, odor...

Zoning & Housing Needs Questionnaire
8 / 35
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Not concer…
Slightly con…
Moderately…
Concerned
Very concer…
(
,
Guidelines for
signs (type,
placement,...
Guidelines for
resident
notification...
Guidelines for
specific uses
like home...

Zoning & Housing Needs Questionnaire
9 / 35
20.63%
33
16.25%
26
26.88%
43
20.63%
33
15.63%
25
160
2.94
29.38%
47
21.88%
35
22.50%
36
13.75%
22
12.50%
20
160
2.58
31.68%
51
14.91%
24
18.63%
30
19.88%
32
14.91%
24
161
2.71
11.25%
18
14.37%
23
18.13%
29
25.00%
40
31.25%
50
160
3.51
28.13%
45
21.25%
34
18.13%
29
18.75%
30
13.75%
22
160
2.69
18.01%
29
13.66%
22
24.22%
39
19.25%
31
24.84%
40
161
3.19
11.32%
18
15.72%
25
16.35%
26
25.16%
40
31.45%
50
159
3.50
NOT
CONCERNED
SLIGHTLY
CONCERNED
MODERATELY
CONCERNED
CONCERNED
VERY
CONCERNED
TOTAL
WEIGHTED
AVERAGE
More proactive code
enforcement
Amount of parking in
Commercial areas
Amount of parking in
Multi-family
Residential
Guidelines for
nuisances (noise,
odors, etc.)
Guidelines for signs
(type, placement,
size, etc.)
Guidelines for
resident notification
of development
applications
Guidelines for
specific uses like
home occupations,
accessory buildings,
group homes, etc.

Zoning & Housing Needs Questionnaire
10 / 35
4.70%
7
92.62%
138
2.68%
4
Q7
Do you own or rent your home?
Answered: 149
Skipped: 56
TOTAL
149
#
OTHER (PLEASE SPECIFY)
DATE
1
Renting an Apartment
7/2/2025 11:35 AM
2
Developer
6/25/2025 11:15 PM
3
OWN TWO HOMES AND ONE BUSINESS IN GOODYEAR
5/13/2025 1:05 PM
4
Community Manager of multifamily housing
4/21/2025 2:35 PM
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
I rent my home
or live in a
home rented ...
I own my home
or live in a
home owned b...
Other (please
specify)
ANSWER CHOICES
RESPONSES
I rent my home or live in a home rented by another member of my household.
I own my home or live in a home owned by another member of my household.
Other (please specify)

Zoning & Housing Needs Questionnaire
11 / 35
Q8
How satisfied are you with your current housing situation?
Answered: 147
Skipped: 58
0.68%
1
4.76%
7
12.24%
18
36.73%
54
45.58%
67
147
4.22
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Very dissati…
Dissatisfied
Neither sat…
Satisfied
Very satisfi…
(no label)
VERY
DISSATISFIED
DISSATISFIED
NEITHER SATISFIED NOR
DISSATISFIED
SATISFIED
VERY
SATISFIED
TOTAL
WEIGHTED
AVERAGE
(no
label)

Zoning & Housing Needs Questionnaire
12 / 35
Q9
Why do you choose to live in Goodyear? Check all that apply.
Answered: 148
Skipped: 57
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
I grew up here
and consider
Goodyear home
To live near
family or
friends
To be close to
work
Affordability
of housing
Quality of
housing
Access to job
opportunities
Quality of
schools
Safe
neighborhoods
For
retirement/to
retire
Other

Zoning & Housing Needs Questionnaire
13 / 35
10.81%
16
21.62%
32
19.59%
29
29.05%
43
36.49%
54
6.76%
10
16.89%
25
54.05%
80
30.41%
45
14.19%
21
Total Respondents: 148
ANSWER CHOICES
RESPONSES
I grew up here and consider Goodyear home
To live near family or friends
To be close to work
Affordability of housing
Quality of housing
Access to job opportunities
Quality of schools
Safe neighborhoods
For retirement/to retire
Other

Zoning & Housing Needs Questionnaire
14 / 35
Q10
How satisfied are you with the overall affordability and availability of
housing in Goodyear?
Answered: 148
Skipped: 57
6.76%
10
18.24%
27
25.68%
38
36.49%
54
12.84%
19
148
3.30
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Very dissati…
Dissatisfied
Neither sat…
Satisfied
Very satisfi…
(no label)
VERY
DISSATISFIED
DISSATISFIED
NEITHER SATISFIED NOR
DISSATISFIED
SATISFIED
VERY
SATISFIED
TOTAL
WEIGHTED
AVERAGE
(no
label)

Zoning & Housing Needs Questionnaire
15 / 35
Q11
How important is it to you that Goodyear allows for a mix of housing
types to accommodate different income levels and household sizes?
Answered: 149
Skipped: 56
15.44%
23
14.09%
21
37.58%
56
16.78%
25
16.11%
24
149
3.04
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Not import…
Not Import…
Somewhat I…
Important
Very Import…
(no label)
NOT IMPORTANT
AT ALL
NOT
IMPORTANT
SOMEWHAT
IMPORTANT
IMPORTANT
VERY
IMPORTANT
TOTAL
WEIGHTED
AVERAGE
(no
label)

Zoning & Housing Needs Questionnaire
16 / 35
Q12
What types of housing would you like to see more of in the
community? Select up to three.
Answered: 148
Skipped: 57
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Single-family
homes
Duplexes
Triplexes/Quadp
lexes
Townhomes
Apartments/Cond
ominiums
Accessory
dwelling units
(ADUs)
Courtyard
apartments/cott
age courts
Mixed-use
developments
(housing +...
Senior Housing
Tiny
homes/Manufactu
red housing
Executive
housing/Custom-
built homes
Other (please
specify)

Zoning & Housing Needs Questionnaire
17 / 35
74.32%
110
11.49%
17
5.41%
8
25.00%
37
4.73%
7
6.76%
10
10.14%
15
21.62%
32
26.35%
39
6.08%
9
30.41%
45
8.78%
13
Total Respondents: 148
#
OTHER (PLEASE SPECIFY)
DATE
1
High end townhomes
7/3/2025 4:40 AM
2
too many homes already
7/1/2025 8:22 PM
3
Alleviate traffic
7/1/2025 8:02 PM
4
More space between homes
7/1/2025 10:53 AM
5
I personally prefer no more homes or structures be built and if so only custom homes with
large lots as we prefer the beauty of open land (and hate all the new buildings and structures.
We miss all the farmland and open desert. That was the beauty as well as peace and quiet we
loved away from the crowded city and loud noise and pollution the busy city brings with it. So
IF you absolutely have to build please build larger acre lot size custom homes to protect our
city from too much traffic, too many people and worse yet too much noise and pollution.
Please stop building where houses they are huge ugly slabs of cement with no character
whatsoever. I’d rather bring back the farm fields and open beautiful spaces. Goodyear has
even gotten hotter with temperatures changing due to all the structures being built in and
around us. I’m a true born Arizonan and I am 60 years young I know what it looked like before
all the annoying growth took over. It is not the beautiful hidden gem it once was.
6/16/2025 5:27 PM
6
Condo is not the same as apartments due to ownership. I would like more single story condos.
6/15/2025 11:10 PM
7
Stop building I can no longer enjoy the Mountain View because of new developments
6/12/2025 3:19 PM
8
No more as Goodyear is feeling crowded
5/16/2025 9:27 PM
9
Brownstones
5/14/2025 3:56 PM
10
Farm Land Retained
5/14/2025 7:36 AM
11
Mixed use with multi-family above commercial/retail offices.
5/13/2025 1:07 PM
12
None
5/13/2025 9:52 AM
13
None
4/21/2025 8:51 PM
ANSWER CHOICES
RESPONSES
Single-family homes
Duplexes
Triplexes/Quadplexes
Townhomes
Apartments/Condominiums
Accessory dwelling units (ADUs)
Courtyard apartments/cottage courts
Mixed-use developments (housing + retail)
Senior Housing
Tiny homes/Manufactured housing
Executive housing/Custom-built homes
Other (please specify)

Zoning & Housing Needs Questionnaire
18 / 35
Q13
What do you see as Goodyear’s most pressing housing issues?
Select up to three.
Answered: 147
Skipped: 58
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Rent is
unaffordable.
It is too
expensive to
buy a house.
There are too
little housing
choices for...
There are
inadequate
options for...
There are too
many short-term
rentals (e.g...
Homes are in
poor condition
or too old.
Single-family
homes are in
short supply.
There are not
enough
apartments.
Rising costs
of utility
services.
Affordable
homes are far
from work,...
Affordable
homes are in
unsafe...
Housing
discrimination/
fair housing
There are not
currently any
pressing...
Other (please
specify)

Zoning & Housing Needs Questionnaire
19 / 35
27.89%
41
36.05%
53
9.52%
14
18.37%
27
21.77%
32
2.72%
4
21.77%
32
0.00%
0
37.41%
55
11.56%
17
5.44%
8
1.36%
2
8.84%
13
21.77%
32
Total Respondents: 147
#
OTHER (PLEASE SPECIFY)
DATE
1
Too many multifamily dwelling units.
7/3/2025 11:29 PM
2
it's irresponsible to build homes right next to industrial or change zoning after homes are built
to accomodate industrial next door. There's not a thoughtful gradual process.
7/3/2025 3:12 PM
3
Concerned about the number of homes/apartments in general. Pretty soon, we are going to be
packed with people per square inch, not even per square foot, like the east side. I didn’t want
to move to the east side because it was way too populated, and now we are following in their
footsteps.
7/3/2025 9:58 AM
4
Too little high QUALITY homes being built
7/3/2025 5:33 AM
5
Need for true luxury townhomes
7/3/2025 4:40 AM
6
Too many apartments and rentals
7/2/2025 12:40 PM
7
Too many apartments
7/2/2025 9:37 AM
8
Need more nice homes for STEM professionals
7/2/2025 9:24 AM
9
Too many aprtments
7/2/2025 9:12 AM
10
Far too many apartments being built.
6/23/2025 6:00 PM
11
Too many apartment complexes. Apartments and duplexes cause the housing value for
families to decrease.
6/18/2025 6:03 PM
12
Too many apartments
6/16/2025 6:15 PM
13
Please STOP building so many structures it’s making it too hot in what was once agricultural
and desert area that was beautiful and peaceful.
6/16/2025 5:27 PM
14
We are building too many apartments. Those neighborhoods will be ghetto within 10 years.
Those hundreds of apartments over by GSQ is absolute insanity in my opinion. I have no
problem with apartments, however, building hundreds or even thousands of units in one
6/15/2025 9:32 AM
ANSWER CHOICES
RESPONSES
Rent is unaffordable.
It is too expensive to buy a house.
There are too little housing choices for rent or purchase.
There are inadequate options for seniors/young professionals.
There are too many short-term rentals (e.g., Airbnbs and Vrbos)
Homes are in poor condition or too old.
Single-family homes are in short supply.
There are not enough apartments.
Rising costs of utility services.
Affordable homes are far from work, school, or retail centers.
Affordable homes are in unsafe neighborhoods.
Housing discrimination/fair housing
There are not currently any pressing issues.
Other (please specify)

Zoning & Housing Needs Questionnaire
20 / 35
neighborhood is a surefire way to create a mess with crime and crowding. You could not have
enough police officers in that area to keep it safe in five or 10 years. It will in fact, go downhill,
it’s unavoidable.
15
New house development that are rental only
6/14/2025 9:13 PM
16
Too many apartment complexes
6/12/2025 12:39 PM
17
Too many apartment complexes being built, too much water usage and increased traffic on
crowded roads
6/12/2025 12:45 AM
18
Water
6/11/2025 2:57 PM
19
Too many apartment complexes being built!
6/11/2025 2:24 PM
20
Crowding
5/16/2025 9:27 PM
21
There are to many apartments
5/15/2025 11:15 AM
22
Too many apartments
5/14/2025 3:56 PM
23
Too many apartments!
5/13/2025 1:39 PM
24
Too many apartments. They are an eyesore and add to the crime rate
5/13/2025 1:18 PM
25
TOO MANY APARTMENTS POPPING UP
5/13/2025 1:05 PM
26
Too many apartments bringing down house values.
5/13/2025 10:44 AM
27
Too many rentals in a small area
4/27/2025 11:50 AM
28
Not enough condos for purchase, we have far too many apartments
4/27/2025 12:21 AM
29
Zoning and development styles don't support walkable communities.
4/26/2025 3:22 PM
30
Lack of pride of ownership. Too many rentals/investors
4/24/2025 11:23 PM
31
signage/marketing for multifamily housing
4/21/2025 2:35 PM
32
Too many houses being built too close together and in previously protected wildlife and natural
areas. Numerous apartments bringing property values down, warehouses are a nuisance when
we used to have great views.
4/18/2025 5:17 PM

Zoning & Housing Needs Questionnaire
21 / 35
65.99%
97
17.01%
25
17.01%
25
Q14
Would you support zoning updates that allow for small neighborhood
businesses, such as cafés, corner stores, or offices, within residential
areas to provide convenient services and reduce the need for driving?
Answered: 147
Skipped: 58
TOTAL
147
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Yes
No
Unsure
ANSWER CHOICES
RESPONSES
Yes
No
Unsure

Zoning & Housing Needs Questionnaire
22 / 35
12.93%
19
25.85%
38
53.74%
79
7.48%
11
Q15
Would you support zoning updates that allow for Missing Middle
housing (housing that is compatible in scale, form, and character with
single-family houses and that contain two or more attached, detached,
stacked, or clustered homes, such as duplexes, triplexes, or townhomes)
in areas currently zoned for single-family homes?
Answered: 147
Skipped: 58
TOTAL
147
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Yes, to all
types of
Missing Midd...
Yes, to some
types of
Missing Midd...
No
Unsure
ANSWER CHOICES
RESPONSES
Yes, to all types of Missing Middle housing
Yes, to some types of Missing Middle housing
No
Unsure

Zoning & Housing Needs Questionnaire
23 / 35
24.32%
36
43.24%
64
29.05%
43
3.38%
5
Q16
Do you support allowing homeowners to build accessory dwelling
units (ADUs, sometimes referred to as granny flats, in-law suites, or
casitas) on their property, either to rent out, or to be used by families as
multi-generational homes?
Answered: 148
Skipped: 57
TOTAL
148
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Yes, in all
cases
Yes, in some
cases
No
Unsure
ANSWER CHOICES
RESPONSES
Yes, in all cases
Yes, in some cases
No
Unsure

Zoning & Housing Needs Questionnaire
24 / 35
Q17
Many cities often offer housing developers incentives for constructing
affordable housing, as a way to offset development costs and make
affordable projects viable. Such incentives often include:
Density bonuses
(increases in the number of units that can be built)
Reductions in required
parking
Expedited review and permitting
Fee waivers/reductions (for
permitting, review, and utility connection fees)
Modifications in
development standards (reductions in setbacks, reductions in lot sizes, or
increases in lot coverage)
Financial assistance (low-interest loans, tax
abatement/deferral, or grants)
Technical assistance (providing design
guidance, keeping an inventory of developable land, and having pre-
approved construction plans)
From the list below, choose up to three of the
developer incentives you support the most.
Answered: 147
Skipped: 58
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Unsure/None
Density bonuses
Reductions in
required
parking
Expedited
review and
permitting
Fee
waivers/reducti
ons
Modifications
in development
standards
Financial
assistance
Technical
assistance

Zoning & Housing Needs Questionnaire
25 / 35
39.46%
58
6.80%
10
5.44%
8
38.78%
57
21.09%
31
10.88%
16
23.81%
35
35.37%
52
Total Respondents: 147
ANSWER CHOICES
RESPONSES
Unsure/None
Density bonuses
Reductions in required parking
Expedited review and permitting
Fee waivers/reductions
Modifications in development standards
Financial assistance
Technical assistance

Zoning & Housing Needs Questionnaire
26 / 35
Q18
What steps do you think Goodyear should take to increase housing
affordability? Select all that apply.
Answered: 133
Skipped: 72
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Allow more
housing types
(e.g.,...
Offer
incentives for
developers t...
Streamline
zoning
regulations/...
Encourage
mixed-use
developments...
Partner with
nonprofit or
private...
Reduce parking
requirements to
lower buildi...
Reduce
development
fees to lowe...
Allow
higher-density
housing near...
Increase
funding for
housing...
Encourage the
conversion of
vacant...
Other (please
specify)

Zoning & Housing Needs Questionnaire
27 / 35
22.56%
30
27.82%
37
30.83%
41
28.57%
38
27.82%
37
10.53%
14
26.32%
35
13.53%
18
27.82%
37
36.09%
48
16.54%
22
Total Respondents: 133
#
OTHER (PLEASE SPECIFY)
DATE
1
Incorporate the county islands in the city to add those areas to it.
7/5/2025 7:34 AM
2
Smaller houses for young families, singles.
7/3/2025 11:29 PM
3
None
7/2/2025 11:51 PM
4
None.
7/2/2025 1:56 PM
5
City shouldn’t spend money on these
7/2/2025 9:24 AM
6
Unsure
7/2/2025 9:09 AM
7
Stop building
7/2/2025 7:56 AM
8
Goodyear is too crowded already we do not need more people
7/1/2025 8:22 PM
9
No more apartments!
7/1/2025 8:02 PM
10
We could have more affordable housing if the builders would be more supply, but they are only
building what they know they can sell in a short amount of time to reduce risk.
7/1/2025 4:34 PM
11
Keep our city - not a fan of growing like Gilbert
7/1/2025 10:53 AM
12
None, Goodyear (I’m sorry) should want to grow to be the place people want to live and if you
can afford it great, if not…
6/29/2025 8:52 AM
13
I think we should have less apartments and multi family dwellings, it drives home values down
for residential neighborhoods.
6/18/2025 6:03 PM
14
None of the above. Please do not add cheaper housing as that will also increase crime rates,
please don’t build homes that are set up for group homes or homeless shelters PLEASE don’t
turn us into downtown Phoenix or south or west Phoenix. Keep our city peaceful, clean and
safe. There’s already too much homes and warehouses everywhere. Let’s allow the natural
beauty of desert or farmland to be brought back. That was peaceful and crime rate was down
and the temperature was a few degrees cooler.
6/16/2025 5:27 PM
15
No more building
6/16/2025 5:06 PM
16
As I said earlier, we have to stop building high density, housing, apartments in Goodyear. It is
out of control. Those areas will ultimately end up being ghettos. I don’t think you should show
me a model like it any place in the country that did not turn out to be a crime ridden ghetto
6/15/2025 9:32 AM
ANSWER CHOICES
RESPONSES
Allow more housing types (e.g., townhomes, duplexes, ADUs) in more areas
Offer incentives for developers to build affordable housing
Streamline zoning regulations/Speed up the approval process for new housing
Encourage mixed-use developments with housing and businesses together
Partner with nonprofit or private organizations to create affordable housing
Reduce parking requirements to lower building costs (especially if a development is near transit, jobs, and services)
Reduce development fees to lower costs for builders
Allow higher-density housing near transit, jobs, and services
Increase funding for housing assistance programs (such as downpayment assistance programs, homelessness
prevention and housing stability programs, etc.)
Encourage the conversion of vacant commercial buildings into housing
Other (please specify)

Zoning & Housing Needs Questionnaire
28 / 35
17
None
6/11/2025 2:57 PM
18
None of these. Goodyear should strive to be a single-family home community.
6/11/2025 2:24 PM
19
None of the above
5/18/2025 8:08 PM
20
Pause development
5/16/2025 9:27 PM
21
Require builders to take on more risk and stop the "just in time" building process.
5/14/2025 6:55 PM
22
NO MORE APARTMENTS
5/13/2025 1:18 PM

Zoning & Housing Needs Questionnaire
29 / 35
19.31%
28
40.69%
59
40.00%
58
Q19
Should Goodyear take additional actions to protect Naturally
Occurring Affordable Housing (NOAH), or housing that is affordable to low-
and middle-income households without government subsidies? Such
actions might include strengthening tenant protection policies, supporting
nonprofits or community groups in purchasing and preserving NOAH, or
providing low-interest loans or grants to landlords who agree to keep their
rents affordable?
Answered: 145
Skipped: 60
TOTAL
145
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Yes, Goodyear
should take
additional...
No, Goodyear
should not take
additional...
Unsure/Need
more
information
ANSWER CHOICES
RESPONSES
Yes, Goodyear should take additional action
No, Goodyear should not take additional action
Unsure/Need more information

Zoning & Housing Needs Questionnaire
30 / 35
84.25%
123
65.07%
95
57.53%
84
73.97%
108
58.90%
86
3.42%
5
10.27%
15
Q20
What concerns, if any, do you have about increasing housing density
in Goodyear? Select all that apply.
Answered: 146
Skipped: 59
Total Respondents: 146
#
OTHER (PLEASE SPECIFY)
DATE
1
Landlord companies owning entire neighborhoods which reduces competitive pressure to lower
prices
7/2/2025 12:30 PM
2
These are all major issues. Goodyear is a safe quiet city now, more apartments and rental
properties will drive down the he home value.
6/18/2025 6:03 PM
3
Crime rates increasing with added homes/people (especially cheap affordable
homes/apartments.
6/16/2025 5:27 PM
4
The amount of apartments being built in Goodyear is absolutely irresponsible. You are asking
6/15/2025 9:32 AM
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Increased
traffic
congestion
Strain on
schools,
infrastructu...
Noise/light
pollution
Impact on
neighborhood
character
Decreased
property values
I have no
concerns
Other (please
specify)
ANSWER CHOICES
RESPONSES
Increased traffic congestion
Strain on schools, infrastructure, and public services
Noise/light pollution
Impact on neighborhood character
Decreased property values
I have no concerns
Other (please specify)

Zoning & Housing Needs Questionnaire
31 / 35
for trouble. Those neighborhoods will be impossible to patrol and keep under control.
5
Water supply
6/12/2025 12:45 AM
6
Water and electricity
6/11/2025 2:57 PM
7
Increase in crime, loitering, homeless people
5/22/2025 8:33 PM
8
Crime
5/15/2025 11:15 AM
9
Goodyear not supporting with helpful police, govt assistance (welfare, social), and classism.
5/15/2025 6:44 AM
10
Loosing character, the famlands
5/14/2025 6:51 PM
11
Increased crime
5/13/2025 1:18 PM
12
Environmental impact
5/13/2025 12:55 PM
13
Public Safety
4/27/2025 12:21 AM
14
Crime
4/25/2025 10:39 PM
15
crime
4/24/2025 1:52 PM

Zoning & Housing Needs Questionnaire
32 / 35
Q21
Please provide any suggestions to improve the Zoning Ordinance or
general comments that you would like addressed during the Zoning
Ordinance update process (optional).
Answered: 56
Skipped: 149
#
RESPONSES
DATE
1
I would like to see a plan to incorporate the county islands areas, they are holes in the city that
should be filled.
7/5/2025 7:34 AM
2
Apartments are taking away the reason people love it here, the views! I miss seeing mountains
from anywhere
7/4/2025 8:51 PM
3
For years I've seen residential developments changed, originally planned with commercial on
the corners only to see it changed later and simply add more residential units. This limits the
opportunties for small commercial, vital to our neighborhoods
7/3/2025 3:12 PM
4
Please don’t make our city like Mesa or other east side cities that are so densely populated. I
know a lot of people that moved here to get away from that, and it’s being stripped from us.
7/3/2025 9:58 AM
5
Improve requirement for landscape within developments. Approve higher quality developments.
Keep in mind hard economic times, apt. dwellers are usually the 1st to loose jobs, they are apt
to leave the city whereas executives are less likely to be affected by job losses and can be
stable residents. If building big box warehouses, dense landscape needs to be a requirement.
Builders need to build higher quality, even if smaller, homes with bigger lots. Road medians
need to be need to be nicely landscaped and community maintained by the developers when
comminities are being built.
7/3/2025 5:33 AM
6
Get the roads fixed before approving more buildings. Add traffic lights. Example Citrus and
Indian School!!!
7/3/2025 5:20 AM
7
Keep in mind future traffic concerns w more density
7/3/2025 4:40 AM
8
Too many warehouses.
7/2/2025 8:22 PM
9
Goodyear is the new warehouse and commercial city. Quality of living for residents is gone.
My current home is up for sale and relocating to Queen Creek.
7/2/2025 5:36 PM
10
The city is already suffering the consequences of explosive growth.
7/2/2025 1:56 PM
11
Government should not interfere with transition away from the use of money
7/2/2025 12:30 PM
12
Businesses should be located further from homes, unless it’s a M-F 8-5 type business.
7/2/2025 9:37 AM
13
Keep Goodyear a suburban city!
7/2/2025 9:24 AM
14
Once a planned community has been approved do not decide to change the rules. Buyers
need to protect their investment. We purchased based on the rules for planned developments
to remain as promised. Rezoning is not playing fair and devalues our ability to get a fair market
price if we have to sell. There are vast differences between living in a single family homes
neighborhood vs blocks of apartments.
7/1/2025 9:03 PM
15
put a moratorium on apartments, warehouses, and multi family residences
7/1/2025 8:22 PM
16
No more apartments. Traffic is horrible already
7/1/2025 8:02 PM
17
Encourage higher paying employers. Listen to us that do not want all these apartment density
areas. Higher quality designs- some don’t look like they will survive 10 years- they look very
cheaply built
7/1/2025 10:53 AM
18
Widen streets/add lanes prior to building so traffic moves smoothly. Ensure bike lanes and
sidewalks are installed in all areas to support pedestrian safety. Add shade structures for
sidewalks and bus stops.
7/1/2025 8:01 AM

Zoning & Housing Needs Questionnaire
33 / 35
19
Goodyear needs to help with the number of cars parked in the street in residential
neighborhoods. I’m in an HOA and we can’t control all the cars parked on the street from home
that have 4-5 cars that make it hard to get in and out of private residential driveways
6/29/2025 8:52 AM
20
I like living in Goodyear because it is safe and good with kids. My fear is more apartments and
rental complexes will drive down home value for people who own their homes, also make it
unsafe.
6/22/2025 8:28 PM
21
I think it’s clear my point, but my family moved here from out of state and own our house.
Anyone who has kids and owns their house in Goodyear, would like to keep the value high.
Apartment buildings and affordable housing options will cause increased population and more
crime. Also drive down school and home values. I think the city should invest more in the
families and the value of their homes. Keep families who can afford to live here and keep the
community safe and clean.
6/18/2025 6:03 PM
22
1. Give more land that will allow bigger backyards for residential.
2. Need more land for
recreational use. More Dog parks with lots of shade and trees. 3. More indoor attractions.
6/16/2025 6:15 PM
23
Stop building so much. Preserve our disappearing farmland (we need food more than added
people). Protect our natural deserts and all the desert animals that live in it. Protect our
peaceful land we have more than enough homes, structures already taking up space.
6/16/2025 5:27 PM
24
No more houses they are blocking the Mountain View’s. The traffic in Goodyear is already bad
enough
6/16/2025 5:06 PM
25
More notification than sign and increase mailers to more residences that are impacted
6/15/2025 11:10 PM
26
I have mentioned it several times in this survey, please please stop building apartments. You
are creating a problem that’s going to be so huge in the future. There is no way we could get a
grip on it. You will ultimately need a police officer full-time at every apartment complex
6/15/2025 9:32 AM
27
Please have foresight with any kind of development and traffic. It seems the development
happens first, traffic congestion increases, and then existing roads are torn up to allow for
more lanes, wider streets, traffic lights, etc.
6/14/2025 12:17 PM
28
I bought my home because of the surrounding agricultural land and now they are disappearing
and houses are being built in place. Why not develop in areas that have been vacant instead.
6/12/2025 3:19 PM
29
I like the town of Goodyear and do not want it to become a city. We are losing the character
that makes Goodyear appealing
6/12/2025 12:45 AM
30
Stop the over building with multi housing and distribution centers. Reduce the cost of all
utilities and water availability.
6/11/2025 2:57 PM
31
Goodyear has been and should continue to be a largely a single-family home community.
Lately, I see a huge increase of apartment building and multi-family residences. This will
change the characteristic of our town in ways that I do NOT want. I'm not lobbying for tearing
them down, but let's not build any more of these multi-family residences.
6/11/2025 2:24 PM
32
No more warehouses near my home please. These should be built in underdeveloped areas of
the city if they need to be here at all.
6/11/2025 7:06 AM
33
I am concerned that the new Bucees is going to be a big draw for homeless people to our
community and anything we can do to proactively legislate against that would be great. Please
do not let Goodyear turn into Avondale or Glendale - run down and unsafe!
5/22/2025 8:33 PM
34
Multi family housing/ apartments should happen organically with existing zoning in place and
not modify any zoning to accommodate more multi family/apartments, not when developers
want to bully their way into areas multi families/apartments should not exist. Tiny homes bring
too many problems and zooming should never be notified to allow them. Goodyear needs to
hold high morals and values for their residents and developers of these types of housing do not
hold these same standards as they are only worried about how they can make their highest
profit margin aka multi family, apartments and tiny homes.
5/18/2025 8:08 PM
35
Mid-rise apartment/condo should be located away from single-housing area. Need to locate
parks/gardens between apartment and single-housing area . Height restriction and large set-
back for a mid-rise building. Make sure to hire architects who design well. Do Design Review.
5/17/2025 8:54 PM
36
Really support ADU's, and would like to see diversity - races, ages, backgrounds, skills.
5/15/2025 6:44 AM

Zoning & Housing Needs Questionnaire
34 / 35
37
The beauty and good planning of Goodyear should be preserved. I don't want it to be full of
warehouses and apartment buildings.
5/14/2025 6:51 PM
38
The city should continue to develop a strong zoning/planning package and provide stringent
oversight in order to maintain the current character and feel of the neighborhoods and
commercial districts
5/14/2025 8:17 AM
39
Retain the character of Goodyear by preserving the farming areas. Good for environment and
supply chain.
5/14/2025 7:36 AM
40
Update the Zoning Districts to reflect actual conditions. For example, if there are known multi-
family, single family, or other types of housing units in a specific grid, these should be marked
accordingly on the map, not simply blanketed as a PAD. The zoning districts are used by
small business owners and mid-size retail business to assist with location and proximity
selection to the target demographic.
5/13/2025 10:59 PM
41
Please stop allowing the concrete slabs of warehouses. It decreases our home value and
aesthetic.
5/13/2025 3:55 PM
42
Stop building warehouses. Traffic and crime in Goodyear is horrendous.
5/13/2025 2:06 PM
43
I appreciate the growth but the city is bringing in the wrong type of growth. All the apartments
are a complete eyesore, have made traffic conditions hazardous and have brought crime, etc
to the city. If I didnt own my house outright and knew of somewhere else I wanted to live, I
would leave Goodyear. It is no longer a city that I am proud to live in.
5/13/2025 1:18 PM
44
I’d really like to see the city enhance or provide more middle housing. It’d also be nice if more
walkability was a focus.
5/13/2025 1:07 PM
45
Make the process quicker for Builders to build single-family homes or businesses
5/13/2025 1:05 PM
46
Provide adequate timelines for Approval of City Permits
5/13/2025 1:05 PM
47
too many apartments are being built causing traffic congestion and changing the overall
outlook that many people moved to Goodyear for. Between the apartments and warehouses
Goodyear is no longer a nice place to live!
5/13/2025 11:08 AM
48
Please actually consider resident feedback on zoning changes.
5/13/2025 10:44 AM
49
We have enough warehouses. Start worrying about updating roads, schools and utilities to
keep up with city growth.
4/27/2025 7:03 PM
50
Increase parking requirements. Single family 2 spaces per primary suite 1 additional space per
bedroom. Apartments same as above plus .20 spaces per bedroom.
4/27/2025 12:21 AM
51
1) Modify zoning ordinance to encourage diverse food/dining options within walking distance to
neighborhoods (ie, limit clustering of drive-thrus, encourage a mix of types of restaurants: fast
food, large sit-down, small sit-down, local, chain, healthy, unhealthy, etc.). We're seeing some
areas of town gain a heavy presence of only unhealthy, fast food options which does not
support a healthy community as outlined in the Goodyear General Plan. There is a lot of focus
on diversity of housing types, but there needs to be just as much of a focus on diversity of
food/dining options as it impacts quality of life just as much.
2) Biggest downside of higher
density development is vehicle traffic. It creates noise, pollution, dangerous roadways
(Phoenix metro area consistently rates as the highest or one of the highest for vehicular death
rates in the nation), increased commute times, stress, and degrades quality of life for both
existing and new residents. Zoning should dictate that if higher density is to be allowed (which
may come in the form of reduced setbacks, reduced lot minimums, reduced parking
minimums, reduced open space, increase building heights, etc.), the development should
include amenities or incentives that would increase likelihood and ability for residents to utilize
alternative forms of transportation (walking, biking, transit) or reduce vehicle trips. Examples
would include requirements to build off-street multimodal paths, indoor bicycle storage
facilities, increased rest and shade structures (or trees) for pedestrian comfort, inclusion of
ground-floor retail, etc.
3) Zoning should encourage more walkable and bikeable developments
throughout Goodyear, but especially in areas near schools. These developments should
support Safe Routes to School initiatives and philosophies.
4) Zoning ordinances should be
designed to eliminate, limit, or mitigate impacts from high vehicle traffic uses near residential
uses (future or existing). Traffic is fast, loud, dangerous, and creates pollution, all which
significantly degrades the quality of life for residents living in homes/residents adjacent to the
source of traffic. For example, residential developments along major arterials should maintain
4/26/2025 3:22 PM

Zoning & Housing Needs Questionnaire
35 / 35
large setbacks or have substantial mitigation. Drive-thru restaurants should not be located in
neighborhood commercial zones. Industrial (warehouse) zones should not be located where
trucks will routinely drive past residential (see Industrial Zoning along MC-85, where trucks now
take Sarival passing multiple neighborhoods to reach I-10, or Industrial Zoning in the Bullard
Tech corridor, where trucks take Yuma past multiple neighborhoods and schools to reach
Cotton/the future 303 full-diamond interchange).
5) Zoning ordinances should encourage
affordable housing developments be spread across the city and prevent clustering in select
areas. ie, it should encourage affordable housing developments to be built in North Goodyear,
Central Goodyear, South Goodyear, West Goodyear, etc. This given residents of these
developments choices and opportunities that may not otherwise be available if development is
limited to only one or two areas.
6) Requests by developers/landowners to deviate from
existing zoning or fully rezone should result in the new zoning having to go "above and
beyond." Since they are deviating to what the community had already agreed upon, they
should provide additional amenities that will benefit the community as a whole. More public
artwork, enhanced landscaping, enhanced public pathways, public green spaces, enhanced
public amenities like additional bike racks, shade structures, water features, benches, path
lighting, etc.
7) Goodyear consistently ranks in the top 10 fastest growing cities in the entire
USA. Many people want to move here and consequently many developers want to build here.
We can afford to be more demanding that high-quality developments be built. 8) Many older
cities around the US are having to redevelop to make their cities more walkable, bikeable, and
offer increased transit options. It is very costly to "undue" car-oriented development. We have
a unique opportunity to build a city from scratch that already includes incorporates these
lessons from other cities and includes transit and active transportation from the start. Let's
make sure our zoning supports that.
52
Helping the land and development process move along faster. I have been doing land and
development and a Realtor for 25 years. If needed It would be my pleasure to help. I also
worked for a builder/land and development group in Minnesota / Wisconsin. I can see some
options that would work here like in the Midwest. Fell free to email me Keith Burton at
keith@ridereliteteam.com or 623-523-7139. Thank you for taking on this critical issue.
4/25/2025 10:39 PM
53
Would like all PAD’s and their guidelines & standards shown in the City website. I have an u
dergeaduate degree in planning snd 40 years in planning and city management. I was shocked
to learn I had to go to the County website to identify parcels I was interested in and then had to
submit a FOIA request to get the zoning guidelines es for an area in Estrella. We need to be
more user friendly and transparent. Listing the zoning as PAD is not friendly or transparent.
Development sign notices need to have less info, and be easier to read. All current signs carry
too much into at a small font. In several cases I’ve had to park my car, get out and walk 50
feet to read the sign. Not sure we have different industrial zoning districts since most industrial
buildings being built support distribution, and logistics; not light industrial or value added.
I
have slot more I. Kuldip contribute but I’ll end with I’m a fan of Goodyear but our messaging
should promote quality development, not fastest growing.
4/22/2025 3:50 PM
54
Let businesses have signage out. We need to marketing our properties for future residents of
Goodyear.
4/21/2025 2:35 PM
55
We need more parks and green areas. We are losing our hometown feel.
4/18/2025 10:32 PM
56
We need more small business/local business-only zones
4/18/2025 5:17 PM

City of Goodyear – Zoning Code Update
USE PERMIT CRITERIA

§ 1-3-2 Use Permits.
A. Use Permits shall be obtained for those uses as speciﬁcally identiﬁed in this Ordinance
as being allowed in the zoning district in which the subject property is located subject to
a Use Permit. Applications for Use Permits are decided by City Council following receipt
of recommendations from the Planning and Zoning Commission. Use Permits required
hereunder may be approved or approved with conditions only upon a ﬁnding by City
Council that the proposed development and/or use reﬂected in the application
submittal for the Use Permit:
1. will not be materially detrimental to persons residing or working in the vicinity
adjacent to the property, to the neighborhood, or to the public welfare; and
2. that the proposed use is reasonably compatible with uses permitted in the
surrounding area.
The applicant bears the burden of demonstrating to the City Council’s satisfaction that
the forgoing requirements have been met. In making this ﬁnding the City Council shall
evaluate whether the application submittal addresses the concerns and potential
problems associated with the use as identiﬁed in this Ordinance or whether the
concerns and potential problems can be mitigated through the imposition of additional
conditions, such as: imposing conditions to address potential impacts on surrounding
properties that will result from noise, lighting, odors and/or placement of trash
receptacles; imposing conditions that will insure adequate parking, ingress and egress
so as not to increase traffic congestion; limiting the hours of operation; imposing
requirements for enhanced landscaping, screening, and buffering measures that will
preserve reasonable use and enjoyment of adjacent properties.
B. Applications for a Use Permit shall be processed and reviewed in accordance with the
procedures generally described below and more particularly described in the
Administrative Process Manual and in this Ordinance.
1. Applications for a Use Permit shall be ﬁled with the Development Services
Department on form(s) provided by the Development Services Department and
all applicable fees shall be paid when the application is submitted.
a. The application shall include all of the information identiﬁed in the
application form(s), the information identiﬁed in the Administrative
Process Manual, the information set forth herein and speciﬁed
elsewhere in this Ordinance; and any other data required by the Zoning
Administrator that is needed for the review of the Use Permit
application.

City of Goodyear – Zoning Code Update
TABLE OF PERMITTED USES

= Use which requires a Use Permit, staff recommends remains a Use Permit use
= Use to consider not requiring a Use Permit, consider by-right use subject to conditions

Table 3-2-2: Residential Districts Use Classifications
P - Principal Permitted Use;
U - Use Permit Use;
C - Uses that are permitted if
certain conditions are met;
AC - Accessory Use that are
permitted if certain conditions
are met
Single Family
Multi-Family
Additional Use
Definitions and
Regulations*
AG
AU
R1-10, R1-7, R1-6
R1-4, R1-C
R1-A
R2
MF-12
MF-18/24
MHS
MH/RVP
Household Living
Dwelling, one single family
detached
P
P
P
P
P
P
Dwelling, one single family
attached
P
P
Dwelling, two family (duplex)
P
P
Dwelling, multiple
P
P
Detached accessory building
AC AC
AC AC AC AC AC
8-2
Guest ranch and resort
U
U
An additional single family
dwelling for every 20 acres of lot
area above the first ten acres
U
Manufactured home

P
P
3-2-6-A
Recreational vehicle

P
3-2-6-A
Group Living
Assisted Living Facility

U
U
Group Home

1–10 residents, Shall be no closer
than 1,320 feet (1/4 Mile) from
another Group Home
C C
C
C
C
C
U
3-2-4-B
1–10 residents, less than 1,320
feet 1/4 mile from another Group
Home with 1–10 residents
U U
U
U
U
U
U
3-2-4-B
Civic and Institutional
Day care

Home day care: 1–3 adults or
children
AC AC
AC AC AC AC AC AC AC AC 3-2-4-A

City of Goodyear – Zoning Code Update
TABLE OF PERMITTED USES

= Use which requires a Use Permit, staff recommends remains a Use Permit use
= Use to consider not requiring a Use Permit, consider by-right use subject to conditions
Home day care: 4–10 adults or
children
U U
U
U
U
U
U
U
U
U
Day care facility
U U
U
U
U
U
U
U
U
U
Home business, other than home
day care
AC AC
AC AC AC AC AC AC AC AC 3-2-4-A
Hospital and related uses

U
Parks, playgrounds and other
recreational facilities including
accessory eating and drinking
establishments which many not be
located closer than 100 feet to any
adjacent residential use or district.
P
P
P
P
P
P
P
P
P
P
Public utility facility to serve
immediate area, excluding office
facilities and maintenance yards
U U
U
U
U
U
U
U
U
U
Temporary office, construction
sheds, storage, and similar uses
incidental to a construction
project, which shall be removed
upon completion or abandonment
of the construction work.
P
P
P
P
P
P
P
P
P
P
Model Home Complex
P
P
P
P
P
P
P
P
P
P
Uses of land or structures
customarily incidental and
subordinate to one of the principal
uses
AC AC
AC AC AC AC AC AC AC AC
Agriculture
Agricultural uses and buildings
for commercial
P
Agricultural uses and buildings
for non-commercial gain
P
P
Animal Keeping
C C
3-2-4-C
Dairies, egg and poultry farms for
commercial gain.
U
3-2-4-D
Growing and harvesting of fields
or trees
P
Agricultural, flower, and
vegetable gardening, nurseries and
greenhouses for the purpose of
P
P

City of Goodyear – Zoning Code Update
TABLE OF PERMITTED USES

= Use which requires a Use Permit, staff recommends remains a Use Permit use
= Use to consider not requiring a Use Permit, consider by-right use subject to conditions
propagating and cultivating only,
provided no direct sales business
shall be carried out on the
premises, and provided that no
obnoxious fertilizers shall be
stored and no obnoxious soil
renovations shall be carried out on
the premise
Nurseries and greenhouses for
commercial growing of plants,
trees, buses, flowers, and
vegetables and other food crops,
provided that such enclosures not
be located closer than 50 feet from
any dwelling, and no direct sales
are permitted on the premise.
AC AC
Aviaries and apiaries. Shall not be
located closer than 200 feet from
any dwelling or public roadway,
street, no direct sales is permitted.
C C
Sales building or stand for the
direct sale of agricultural products
produced on the premises.
U

City of Goodyear – Zoning Code Update
TABLE OF PERMITTED USES

= Use which requires a Use Permit, staff recommends remains a Use Permit use
= Use to consider not requiring a Use Permit, consider by-right use subject to conditions
Table 3-X-X: Commercial Districts Use Classifications
P - Principal Permitted Use;
U - Use Permit Use;
C - Uses that are permitted if
certain conditions are met;
AC - Accessory Use that are
permitted if certain conditions
are met
CO
C-1
C-2
CBD
PFD
BPD
Additional Use Definitions and
Regulations*
Business and Professional
Office
P
P
P
P
P
Financial Institution
P
P
P
P

Medical Office/Clinics
P
P
Medical Laboratories, excluding
animal research
P

Veterinary Offices
U
U
P

Day Care (elderly or youth)
U
P
P
U
Studios for the practice and sale
of the fine arts
U
P
P
P
Public utility facility to serve
immediate area, excluding office
facilities and maintenance yards
U
U
P
Auto sales, leasing

P
Crematory

P
Equipment Rental

P
Manufactured Home Sales

P
Personal and household services,
such as barber and hair styling
shops, beauty salons, clothing
alterations, dry cleaning shops,
furniture and appliance repair,
copying shops, self service
laundry, shoe repair shops, but
excluding drive through window
facilities.

P
Retail stores with sales only, not
to exceed ten thousand (10,000)
square feet of gross floor area,
individually; and not to exceed

City of Goodyear – Zoning Code Update
TABLE OF PERMITTED USES

= Use which requires a Use Permit, staff recommends remains a Use Permit use
= Use to consider not requiring a Use Permit, consider by-right use subject to conditions
fifty thousand (50,000) square feet
in a commercial complex. Drive
through facilities and convenience
uses require Use Permit approval.
Self-service storage facilities

C
C
4-2-20
Restaurant

P
P
P
P
Restaurants, including Drive-
Through Restaurants with drive-
through lanes located more than
five hundred (500) feet from any
residential zoning district. The
area in the restaurant devoted
primarily to the consumption of
alcoholic beverages shall not
exceed twenty-five (25) percent of
the total public floor area.

C
C
4-2-18
Drive-through restaurant within
500ft of Residential

U
U
4-2-2, 4-2-18
Portable storage containers

AC
AC AC
8-2
Automobile service stations

U
U
Convenience store

U
U
Hospital

U
U
Drive-in restaurant

U
U
4-2-2, 4-2-18
Adult bookstore, adult novelty
store and adult theater

C
4-2-1
Automotive repair & upholstering
P

P
Bar/cocktail lounge

C
3-3-3-A-8
Bus terminal

P
Carpet and rug cleaning services

P
Cleaning and dying plants

P
Costume rental

P
Drive through windows and
outdoor teller facilities for banks
and financial institutions

P
Employment agency

P
Entertainment establishments,
general (e.g., athletic facilities,
bowling alleys, arcades, rinks,
miniature golf, performing arts
centers, pool halls, theaters)

P
P
P

City of Goodyear – Zoning Code Update
TABLE OF PERMITTED USES

= Use which requires a Use Permit, staff recommends remains a Use Permit use
= Use to consider not requiring a Use Permit, consider by-right use subject to conditions
Express office, including railway
P
Frozen food lockers

P
Funeral home

P
Fur cleaning and storage

P
Health club

P
Hospital supplies

P
Hotels and motels

P
P
Key and lock service

P
Large Retail User

C
4-2-7
Parking lots

P
P
Pawn shop

P
Personal and household services
(e.g., barber shops, beauty salons,
dry cleaning, laundry, shoe repair,
etc.; excluding drive-throughs)

P
P
Plumbing shop

P
Private business, professional, and
trade schools

P
P
Public utility facilities and offices
(excluding outside storage or
maintenance yards)

P
P
P
Retail stores with sales only
(excluding drive-throughs and
convenience uses)

P
P

P
Second hand stores

P
Seed and feed, retail and sales
office

P
Sign painting shop

P
Taxidermist

P
Travel bureaus

P
Typewriter and business machine
sales and repair

P
Window glass installation shops

P
Non-Chartered Financial
Institution

C
4-2-8
Massage Establishment, Tattoo
Studio, Body Piercing Studio

C
4-2-10
Brewpub

C
C
4-2-15
Microbrewery (producing ≤

C
C
4-2-16

City of Goodyear – Zoning Code Update
TABLE OF PERMITTED USES

= Use which requires a Use Permit, staff recommends remains a Use Permit use
= Use to consider not requiring a Use Permit, consider by-right use subject to conditions
15,000 barrels/year)
Limited outdoor display of
nursery stock, lawn furniture,
garden supplies and outdoor
accessory items, in conjunction
with a primary retail use, when
not in conflict with pedestrian
and/or traffic movement or
established parking areas.

U
Mobile home sales

U
Veterinary Hospitals

U
Cultural facilities for the arts, such
as dance, theater, art, music

P
P
Exhibition hall and convention
facilities

P
Governmental offices, libraries,
auditoriums, museums, and
amphitheaters

P
P
Parking structures

P
Professional services including
but not limited to ticket offices,
bonding companies, brokerage
firms, credit bureaus, credit
unions, employment agency,
messenger service, delivery
services, public relations
consultants, real estate office,
title insurance companies,
copying services, graphic
design businesses, office
equipment sales and repair,
and travel bureaus

P
Facilities owned, leased or
operated by City, County, State,
United States government, or
school districts, including but not
limited to offices, courts, schools,
libraries, public assembly
buildings, athletic and play fields,
and parking lots and structures,
and public utility facilities
including wastewater treatment
plants or water reclamation
facilities

City of Goodyear – Zoning Code Update
TABLE OF PERMITTED USES

= Use which requires a Use Permit, staff recommends remains a Use Permit use
= Use to consider not requiring a Use Permit, consider by-right use subject to conditions
Data centers and chip facilities

P
Institutions of a religious,
educational, or philanthropic
nature

U
P
Outdoor seating for food and
Drinking establishments

U
Manufacturing, assembling, and
processing

P
Scientific, research, and
development laboratories,
including those related to medical
research

P
Trades wholesales and sales,
including plumbing, electrical,
building materials and HVAC

P
Warehouse, wholesale, or
distribution facility with loading
docks on only one side of each
building (cross-dock buildings are
prohibited)

City of Goodyear – Zoning Code Update
TABLE OF PERMITTED USES

= Use which requires a Use Permit, staff recommends remains a Use Permit use
= Use to consider not requiring a Use Permit, consider by-right use subject to conditions
Table 3-X-X: Industrial Districts Use Classifications
P - Principal Permitted Use;
U - Use Permit Use;
C - Uses that are permitted if certain conditions are met;
AC - Accessory Use that are permitted if certain conditions are met
I-1
I-2
Additional Use
Definitions and
Regulations*
Manufacturing
P
P
Marijana Dual Facility
P
P
4-2-17
Medical Marijuana Dispensary
P
P
4-2-11
Medical Marijana Cultivation Location
P
P
4-2-12
Microbrewery
P

Office buildings
P
P
Parking lot or garage
P
P
Private business, professional, and trade schools
P
P
Public utility facilities
P
P
Scientific/research laboratories
P
Self-service storage facilities
P
P
4-2-20
Veterinary Offices
P
P
Veterinary Hospitals/Animal boarding facilities
C
P
Warehouse/wholesale/distribution facility
P
P
Day care (elderly or youth)
U
Dwelling for a watchman or caretaker
U
Car wash/fueling station/minor automotive repair
AC
Facilities and storage areas incidental to a construction process
AC
Outdoor storage
AC
Portable Storage Containers
AC
8-2
Signs
AC
7
Temporary construction offices
AC
Uses of land or structures customarily incidental and subordinate to one of the
permitted principal uses
AC
Retail sales
AC
Adult bookstore/adult novelty store/adult theater

P
4-2-1
Food bank

P
Animal boarding, breeding, shelter, or pound

P
Automotive repair

P
Brewery

City of Goodyear – Zoning Code Update
TABLE OF PERMITTED USES

= Use which requires a Use Permit, staff recommends remains a Use Permit use
= Use to consider not requiring a Use Permit, consider by-right use subject to conditions
Cement and paving material mixing plant

P
Egg handling facility

P
Emissions testing and vehicle licensing

P
Foundry or casting of metal which does not cause noxious odors or fumes

P
Highway maintenance facilities

P
Machine shop

P
Meat products, packing, smoking and curing

P
Monument works

P
Private Commercial Outdoor Entertainment Venue

P
Public works facilities

P
Radio and television transmitting tower and facilities

P
Sand blasting

P
Scientific/research laboratories

P
Sewage disposal and treatment plant

P
Tire retreading/vulcanizing

P
Cement, lime, gypsum or plaster of paris manufacture

U
Distillation of bones, coal, refuse, grain or wood

U
Fertilizer manufacture

U
Gas manufacture/cylinder recharging

U
Glue/gelatin manufacture

U
Hazardous processes or explosives storage

U
Rubber goods manufacture

U
Mineral extraction

U
Smelting of tin, copper, zinc, or iron ores

U
Transmitting stations

U
Tannery

U
Contractors equipment storage yard or plant/rental of equipment

C
Lumber yard, planning mills

C
Motion picture studio

C
Transfer company, trucking terminal

City of Goodyear – Zoning Code Update
SPECIAL USE PERMIT CRITERIA

§ 1-3-4 Special Use Permits
A. Special Use Permits shall be obtained for those speciﬁc uses identiﬁed in
Sections 4-1-2 and 4-1-3 of this Ordinance. Applications for a Special Use
Permit shall be processed in the same manner as an application to amend the
boundaries of a zoning district as set forth in Section 1-3-1 of this Ordinance and as
supplemented herein. Applications for Special Use Permits are decided by the City
Council following receipt of recommendations from the Planning and Zoning
Commission. Special Use Permits may be approved or approved with conditions
only upon a ﬁnding that the proposed development and/or use reﬂected in the
application submittal for the Special Use Permit:
1. Will be desirable or necessary to the public convenience or welfare; and,
2. Will be harmonious and compatible with other uses adjacent to and in the vicinity of
the selected site or sites;
3. Is in conformance with the adopted General Plan and any adopted Area Plans; and,
4. Will not be detrimental to surrounding properties or persons in the area due to:
a. Impact on the circulation system of the adjacent neighborhood;
b. Excessive noise or light generated from within the site;
c. Excessive scale or height in relationship to surrounding properties;
d. Hours of operation;
e. Inadequate parcel size to provide adequate buffers or mitigation measures to
surrounding properties;
f. Inconsistency with the development character or architecture of
the adjacent properties
The applicant bears the burden of demonstrating to the City Council’s satisfaction
that the forgoing requirements have been met.

The Planning and Zoning Commission may recommend, and the City Council
require, such conditions and restrictions, if necessary, upon the height and bulk and
area of occupancy of any site approved for a Special Use Permit as may be
reasonable under the particular circumstances to ensure compliance with this
Ordinance.

City of Goodyear – Zoning Code Update
SPECIAL USE PERMIT USES

§ 4-1-2 Special Uses Considered in Any District.
Particular uses not otherwise listed in any District; or those which are listed in certain
Districts but which, under appropriate circumstances, may be considered for approval in
any location, notwithstanding its zoning map district classiﬁcation are as follows:
A. CONSIDERED USES. Uses which may be considered in any District are:
1. Churches, parish houses, convents, temples and similar places of worship,
except temporary revival tents and temporary buildings.
2. Wireless communications facilities, subject to the requirements of
subsection 4-2-4.
3. Day care (elderly or youth), preschool and child care nurseries.
4. Residential office uses permitted in Section 3-3-1-A-1, -3 and -4 and
residential service uses permit- ted in Section 3-3-2-A-8 and -10.
5. Public, Parochial and Charter Schools.
6. Energy generation facility.
7. Inert Material Landﬁll which purpose is to facilitate land reclamation of a
Public Project Borrow Pit.
B. ACCESSORY USES. Uses of land or structures customarily incidental and
subordinate to one of the permitted principal uses, unless otherwise excluded.
C. DEVELOPMENT REGULATIONS. Unless otherwise modiﬁed by Council approval,
the standards and regulations of the District in which the Special Use is located
shall apply.

City of Goodyear – Zoning Code Update
SPECIAL USE PERMIT USES

§ 4-1-3 Special Uses Considered in Specified Districts.
Particular uses not otherwise listed in any District; or those which are listed in certain
Districts but which, under appropriate circumstances, may be considered for approval in
speciﬁed Districts are follows:
A. CONSIDERED USES. Uses which may be considered in certain Districts are:
1. Commercial Districts.
a. Adult live entertainment, erotic dance or performance studio (C-2
only), subject to the requirements of Section 4-2-1.
b. Amusement park, auditorium, stadium, arena, gymnasium, or other
similar places for public events (C-2 only).
c. Bus terminal, railroad passenger station.
d. Large Retail Users (C-2 only), subject to the requirements of Section
4-2-7.
e. Self-service storage facilities that do not meet the regulations
outlined in Section 4-2-20 (Self-Ser- vice Storage Facilities
Regulations).
f. Plant nurseries, which are deﬁned as a business where trees, shrubs,
ﬂowers and other plants are grown on or brought to the premises and
maintained there for the purpose of sale from the premises. Such
other additional products shall be permitted to be sold as are
customarily incidental to the plant nursery operation.
g. Private clubs and fraternal organizations.
h. Restaurants, bars/cocktail lounges, brewpubs or microbreweries with
any of the following factors (C-2 only):
1. Live music or entertainment when the facility is located less than
three hundred (300) feet from the property line of any residentially
zoned or designated property;
2. The area within the facility designated for music or entertainment
activities exceeds ﬁve thou- sand (5,000) square feet;
3. The area devoted to patron dancing exceeds twenty-ﬁve (25)
percent of the total ﬂoor area; or
4. Open after hours as deﬁned by State law (generally, closing time of
the dance ﬂoor is later than that of the bar).
i. Teen Entertainment Center, if the facility is located a minimum of ﬁve
hundred (500) feet from a bar/cocktail lounge (C-2 only).
j. Microbrewery (C-2 only), producing more than ﬁfteen thousand
(15,000) barrels of beer per year.

City of Goodyear – Zoning Code Update
SPECIAL USE PERMIT USES

2. Industrial Districts.
a. Any Special Use which may be considered in Commercial Districts.
b. Airport, heliport, helistop, and other landing areas, subject to local,
State and Federal requirements and restrictions.
c. Cemeteries, crematories, mausoleums, including those for pets.
d. Circus and carnival grounds having permanent facilities.
e. Development or extraction of earth products, clay, gas, gravel,
minerals, sand, stone, topsoil.
f. Drive in theaters.
g. Race tracks, speedways.
h. Sanitary landﬁlls, transfer stations, recycling facilities.
i. Swap meets, auctions.
j. Zoos.
k. Brewery (I-2 only), producing more than forty thousand (40,000)
barrels of beer per year.
l. Brewery (I-2 only), if the brewery will have live music or entertainment
activities.
m. Microbrewery (I-1 only), producing more than ﬁfteen thousand
(15,000) barrels of beer per year.
n. Microbrewery (I-1 only), with any of the following factors:
1. Live music or entertainment when the facility is located less than
three hundred (300) feet from the property line of any residentially
zoned or designated property;
2. The area within the facility is designated for music or
entertainment activities exceeds ﬁve thou- sand (5,000) square
feet;
3. The area devoted to patron dancing exceeds twenty-ﬁve (25)
percent of the total ﬂoor area; or
4. Open after hours as deﬁned by State law (generally, closing time of
the dance ﬂoor is later than that of the bar).
B. ACCESSORY USES. Uses of land or structures customarily incidental and
subordinate to one of the permitted principal uses, unless otherwise
excluded.
C. DEVELOPMENT REGULATIONS. Unless otherwise modiﬁed by Council
approval, the standards and regulations of the District in which the Special
Use is located shall apply. (Am. Ord. 24-1606, passed 7-08-24)

City of Goodyear – Zoning Code Update
RESIDENTIAL HOUSING TYPE ANALYSIS

Residential Use,
Term
Residential Use, Types/Images
Definition (existing / alternate / new)
Common
Density Range
Building
Method
Typical
Ownership
Placement
Dwelling, one
single family
detached

Existing: A building containing only one (1)
family unit.

Alternate: A dwelling unit designed for or
used by one housekeeping unit, located on
an individual lot, and having no walls in
common with adjoining dwellings.
1-8 du/ac
Site built or
modular
Ownership
On ground
(not stacked)
Dwelling, one
single family
attached

Two-Unit

Three-Unit

Four-Unit
Existing: Dwelling, Single Family. A building
containing only one (1) family unit.

Existing: Attached Building. Building with
parts of exterior wall in common with
another building, or connected to another
building by roof.

Alternate: A dwelling unit designed for or
used by one housekeeping unit,
constructed in a group of two or more
attached units that are located on individual
lots, and arranged side-by-side. Each
dwelling unit has its own external entrance.
6-16 du/ac
Site built or
modular
Ownership
On ground
(not stacked)

City of Goodyear – Zoning Code Update
RESIDENTIAL HOUSING TYPE ANALYSIS

2
Residential Use,
Term
Residential Use, Types/Images
Definition (existing / alternate / new)
Common
Density Range
Building
Method
Typical
Ownership
Placement
Dwelling, two
family (duplex)

Side-by-side

Stacked
Existing: A building containing only two (2)
units; a duplex.

Alternate: A single building containing two
dwelling units, located on a single lot,
designed for or used by single
housekeeping units living independently of
each other. Dwelling units are typically
arranged side-by-side or one above the
other, each with an entry from the street.
6-10 du/ac

Site built or
modular
Ownership/
Condo
On ground or
Stacked

Dwelling, more
than two family
(triplex,
quadplex)

** Potential New
Dwelling Type**

Triplex

Fourplex

New: A building that consists of more than
two dwelling units, located on a single lot,
arranged side-by-side and/or stacked.
Dwelling units are accessed via shared or
individual entries from the street.

6-16 du/ac
Site built or
modular
Ownership/
Condo
On ground or
stacked

City of Goodyear – Zoning Code Update
RESIDENTIAL HOUSING TYPE ANALYSIS

3
Residential Use,
Term
Residential Use, Types/Images
Definition (existing / alternate / new)
Common
Density Range
Building
Method
Typical
Ownership
Placement
Dwelling,
Multiple

Shared entry

Individual entry
Existing: A building containing three (3) or
more dwelling units.

Alternate: A single building or buildings
containing more than four dwelling units on
an individual lot for occupancy by
housekeeping units living independently of
each other. Dwelling units are accessed via
shared or individual entries from the street.
12+ du/ac
Site built or
modular
Condo or
Apartment
Stacked
For Rent
Community
(Build to Rent)

New: A professionally managed residential
community comprised of multiple detached
or attached single-family dwellings that are
designed for and used by one
housekeeping unit, where all dwellings are
collectively located on a single lot and are
presented for rent only.
8-12 du/ac
Site built or
modular
Lease/
Rental

Note: could
also be
condo
platted in
certain
situations
On ground
(not stacked)
Mixed-Use
Residential

** Potential New
Dwelling Type**
New: A single building that contains a
mixture of residential dwelling units
and commercial retail sales, service or
office uses.
12+ du/ac
Site built or
modular
Condo or
Apartment
Stacked

City of Goodyear – Zoning Code Update
RESIDENTIAL HOUSING TYPE ANALYSIS

4
Residential Use,
Term
Residential Use, Types/Images
Definition (existing / alternate / new)
Common
Density Range
Building
Method
Typical
Ownership
Placement
Dwelling,
Manufactured
Home

Existing: Dwelling that has been certified
as a manufactured home by the
applicable State of Arizona or United
States government agency, which may
be fabricated, in whole or in part, off the
site and delivered to the site for final
assembly and construction in
compliance with applicable building
and fire codes.
1-12 du/ac

Off-site built/
manufactured
Ownership
On ground
(not stacked)

City of Goodyear – Zoning Code Update
TEMPORARY SIGNS ANALYSIS

Goodyear’s Existing Temporary Sign Requirements

How does Goodyear compare to other municipalities?