Attachment C - Narrative

PLANNED AREA DEVELOPMENT 
2nd AMENDMENT  
Attachment C - Narrative 
Fulton Homes 
at 
Ballpark Village 
Goodyear, Arizona 
December 1, 2025 
Revised March 26, 2026 
9140 S. Kyrene Road, Suite 202 
Tempe, AZ 85284 
Case No. P25-00273

Development Team 
 
 
 
 
 
 
 
 
9140 S. Kyrene Road, Suite 202 
Tempe, AZ 85284 
(480) 753-6789 
 
Norman L. Nicholls 
Developer & Homebuilder 
 
 
 
 
 
 
 
 
 
 
 
 
7144 E. Stetson Drive, Suite 300 
Scottsdale, AZ 85251 
(480) 240-5648 
 
Chris Webb 
Development Consultant / Owner’s Rep. 
 
 1130 N. Alma School Road, Suite 120 
Mesa, AZ 85201 
(480) 355-1537 
 
Brian Nicholls 
Engineering & Design

I. 
Background 
 
““Fulton Homes at Ballpark Village” is a proposed single-family, detached residential community on an 
approximately 156-acre vacant parcel of relatively unimproved agricultural land located at the SEC of 
Estrella Parkway and Yuma Road in the City of Goodyear (the “City”) (see Exhibit 1 – Context Map 
attached hereto). The Fulton Homes at Ballpark Village Planned Area Development (“PAD”) was 
originally approved by the City in 2022 via Ordinance No. 2022-1535 (Case No. 21-200-00013) which 
gave the subject property its current “PAD” zoning. The PAD was subsequently amended in 2023 via 
Ordinance No. 2023-1567 (Case No. 22-200-00017) (the “1st Amended PAD”).  
 
Fulton Homes (“Fulton”) is the owner of Fulton Homes at Ballpark Village, which also has an approved 
Preliminary Plat (Case No. 21-500-00012) in conformance with the 1st Amended PAD. Fulton has also 
recently entered into an Amended & Restated Development Agreement with the City to facilitate the 
improvement of Yuma Road (the “Development Agreement”). Fulton has years of experience building 
new home communities throughout the Phoenix metro area and is excited to bring this new, high-
quality residential community to the City.  
 
II. 
Purpose of Request 
 
The 1st Amended PAD contemplates four (4) underlying Land Use Districts, corresponding lot sizes, 
and corresponding housing product options for Fulton Homes at Ballpark Village, including the R35 
Land Use District which provided an alley-loaded housing product. During the past 3 years since the 
original approval of the PAD, the housing market in the Phoenix metro area has seen some dramatic 
changes. Not only changes in home prices and mortgage interest rates, but changes in architectural 
styles, colors, and homebuyer preferences as well. Fulton Homes at Ballpark Village is not immune 
from the impacts of these changes in the market. 
 
One significant impact has been homebuyers’ interest and ability to afford the proposed alley-loaded 
housing product. In 2024 Fulton introduced this same alley-loaded product in its “Prasada” community 
in the City of Surprise. Over the last 12 months Fulton has only sold a total of four such alley-loaded 
homes in that community. The young families that historically wanted this type of alley-loaded product 
can no longer afford it, and the single adults and empty nesters than can afford it don’t want two-story 
homes. Instead, they prefer a more traditional and similarly priced single-story home. This trend has 
caused Fulton great concern as it looks toward the introduction of this same alley-loaded product at 
Fulton Homes at Ballpark Village. Consequently, Fulton commissioned a market study from John Burns 
Research & Consulting to evaluate whether or not the current housing product mix contemplated for 
Fulton Homes at Ballpark Village, including the alley-loaded product, would be successful and viable 
under the new realities of today’s housing market (pricing, buyer preferences, etc.). Unfortunately, that 
market study emphatically concluded that it would not. 
 
Consequently, in order to ensure the success of Fulton Homes at Ballpark Village for both Fulton and 
the City, Fulton needs to make certain changes to the currently approved Land Use Districts and the 
associated housing product mix (including the elimination of the alley-loaded product), which in turn 
results in certain changes to the lot layout, etc. Fulton is also proposing to upgrade the amenity 
package. However, the overall design approach and quality of Fulton Homes at Ballpark Village will 
remain unchanged and Fulton will deliver on its commitment to develop an exceptional community for 
the City.

The purpose of this application (as further outlined in the Sections below) is therefore to request a 2nd 
Amendment of the Fulton Homes at Ballpark Village PAD to modify the approved Land Use Districts, lot 
layout and certain related design elements (the “2nd Amended PAD”).  
 
It should be noted that Fulton will concurrently submit a new Preliminary Plat for Fulton Homes at 
Ballpark Village. 
 
III. 
Land Use Districts & Permitted Uses 
 
Elimination of the R35 Land Use District 
 
As noted above, the 1st Amended PAD contemplates four (4) underlying Land Use Districts, 
corresponding lot sizes, and corresponding housing product options for Fulton Homes at Ballpark 
Village. Fulton is now proposing to eliminate the R35 Land Use District and the associated alley-loaded 
lots and homes for the reasons cited in Section II above. The 2nd Amended PAD would therefore 
propose the development of Fulton Homes at Ballpark Village with three (3) total Land Use Districts. 
 
Replacement of the R52 Land Use District with a new R60 Land Use District 
 
Fulton is also proposing to replace the R52 Land Use District (52’ x 100’ minimum lots) with a new R60 
Land Use District (60’ x 125’ minimum lots). This change will serve to better diversify the housing 
product mix for Fulton Homes at Ballpark Village in response to the elimination of the R35 Land Use 
District, introduces a larger “executive” lot option, and represents an overall lot size and housing 
product mix that Fulton believes will be successful at this location. 
 
Notes on the R45 and R50 Land Use Districts 
 
It should be noted that Fulton is increasing the minimum depth of the lots in the R45 Land Use District  
by 10 feet in order to add a 4 bedroom single-story home to accommodate the young families that used 
to gravitate towards alley-loaded two-story homes and still keep the single adults and empty nesters 
who typically gravitate to the R45 Land Use District housing product. Other young families will move up 
to the smaller R50 Land Use District floorplans that are more typical to the mature buyers. 
 
Permitted Uses 
 
These proposed modifications of the Land Use Districts will result in an overall reduction in the lot count 
and density for Fulton Homes at Ballpark Village from 796 total lots and 5.12 U/Acre to 683 total lots 
and 4.39 DU/Acre (see Exhibit 2 – Illustrative Master Plan). 
 
Except as expressly modified in the 2nd Amended PAD, the permitted uses in the three (3) resulting 
Land Use Districts will be those uses allowed in the City’s R1-6, R1-6 Reduced and R1-4 Reduced 
Single Family Residential Zoning Districts as set forth in Table 1 on the following page and in 
accordance with Article 3-2 of the Zoning Ordinance. Unless explicitly modified within the 2nd Amended 
PAD, then the Zoning Ordinance prevails.

Table 1 – Fulton Homes at Ballpark Village Permitted Uses 
   
Land Use Districts 
 
Permitted Uses 
R60 
R1-6 
R50 
R1-6 Reduced 
R45 
R1-4 Reduced 
 
 
IV. 
Development Standards 
 
The proposed development standards for the 2nd PAD Amendment are based upon those of the City’s 
R1-6, R1-6 Reduced and R1-4 Reduced Single Family Residential Zoning Districts. No reductions are 
proposed to the City’s R1-6 development standards for the new R60 Land Use District (proposed 
development standards have actually been increased), no changes are proposed to the approved R1-6 
Reduced development standards for the R50 Land Use District, and only minor changes are proposed 
to the approved R1-4 Reduced development standards for the R45 Land Use District (proposed 
development standards have actually been increased). A comparison between the approved 
development standards for Fulton Homes at Ballpark Village and those proposed with the 2nd Amended 
PAD are outlined in Table 2 below (proposed changes are noted in bold). 
 
Table 2 – Fulton Homes at Ballpark Village Development Standards Comparison Table 
  
Land Use 
Districts4 
City’s 
R1-6 
R60 
(Proposed) 
R50 
(Existing & 
Proposed) 
R45 
(Existing) 
 
 
R45 
(Proposed) 
 
 
Underlying Zoning 
Districts 
R1-6 
R1-6 
R1-6 
Reduced 
R1-4 Reduced 
R1-4 Reduced 
Minimum Lot Area 
(sf) 
5,500 
7,500 
6,000 
4,050 
4,500 
Minimum Lot Width 
(ft.) 
55 
60 
50 
45 
45 
Minimum Lot Depth 
(ft) 
100 
125 
120 
90 
100 
Maximum Building 
Height (ft) 
30 
30 
30 
30 
30 
Maximum Building 
Coverage 
60% 
60% 
60% 
60% 
60% 
Minimum Setbacks 
   Front (ft)1 
   Garage (ft)2 
   Side (ft) 
   Total Sides (ft) 
   Street Side (ft)3 
     Rear (ft) 
 
10 
20 
5 
15 
10 
20 
 
10 
20 
5 
15 
10 
20 
 
10 
20 
5 
10 
10 
20 
 
10 
20 
5 
10 
10 
20/10 
 
10 
20 
5 
10 
10 
15 
 
1 Front setback shall be measured from back of sidewalk to covered porches, livable space, and side entry 
garages.

2 Front setback shall be measured from the back of sidewalk to face of front facing garage door.  
 
3 Where a minimum 10-foot-wide landscape tract between the side lot line and back of sidewalk is provided, the 
typical side setbacks, rather than the Street Side setback applies. 
 
4 All contiguous single-family residential units shall be developed with the same land use district development 
standards set forth in Table 2 and each such set of contiguous single-family residential units shall constitute a 
land use district. 
 
The development of Fulton Homes at Ballpark Village will comply with all of the following: 
 
1. Article 1, Article 2, and Article 4 of the City of Goodyear Zoning Ordinance (the “Zoning 
Ordinance”) and other applicable city, state, and federal requirements shall apply to the development of 
Fulton Homes at Ballpark Village.   
 
2. The development standards outlined in Table 2 above, which are based upon those of the City’s 
R1-6, R1-6 Reduced and R1-4 Reduced Single Family Residential Zoning Districts, shall apply to the 
development within each Land Use District. 
 
3. A minimum of 10% of the platted lots within Fulton Homes at Ballpark Village shall be R60, a 
minimum of 30% of the platted lots within Fulton Homes at Ballpark Village shall be R50, and a 
minimum of 50% of the platted lots within Fulton Homes at Ballpark Village shall be R45. 
 
4. Walls, fencing, and landscaping shall adhere to Article 5 of the Zoning Ordinance, except as 
expressly modified by the 2nd Amended PAD. 
 
5. Parking shall adhere to Article 6 of the Zoning Ordinance except as expressly modified by the 
2nd Amended PAD. 
 
6. Signs shall adhere to Article 7 of the Zoning Ordinance, except as expressly modified by the 2nd 
Amended PAD. 
 
7. Article 8 (General Provisions) of the Zoning Ordinance shall apply, except as expressly modified 
by the 2nd Amended PAD. 
 
8. Lighting shall adhere to Article 10 of the Zoning Ordinance, except as expressly modified by the 
2nd Amended PAD. 
 
9. In the event of a conflict between the provisions of the PAD and the Zoning Ordinance, the 
provisions of the 2nd Amended PAD shall prevail. 
 
 
V. 
Open Space 
 
The 1st Amended PAD contemplates three (3) large park amenity areas to be developed within Fulton 
Homes at Ballpark Village comprising 7.75 minimum total acres. In order to both increase the overall 
amount of open space provided (from approximately 17% to 22%) and better distribute the park 
amenity areas throughout Fulton Homes at Ballpark Village, the 2nd Amended PAD instead proposes 
one (1) main park amenity area with upgraded amenity offerings and five (5) neighborhood park areas 
(comprising 13.0 minimum total acres) as generally depicted on Exhibit 2 – Illustrative Master Plan 
attached hereto and as more fully described below.

• 
“Main Park A1” (Main Amenity Area) shall be a minimum of 4.5 acres in size and shall be 
located near the center of the community in the general location reflected on Exhibit 2 – 
Illustrative Mater Plan. The Main Central Amenity Area shall include an aquatic center, 
clubhouse facility, sports complex, and an active recreation park. The aquatic center shall 
feature lap lanes, a kid’s pool area with aquatic play toys, restrooms, and shaded tables/lounge 
chair seating. The clubhouse facility shall feature a fitness center, indoor kitchen and reception 
hall, restrooms, and an outdoor kitchen and shaded gathering area. The sports complex shall 
feature pickle ball courts with shaded seating areas, a full basketball court, a multi-use turf play 
area, and a gathering ramada. The active recreation park shall feature a shaded tot lot, a 
gathering ramada (with picnic areas, game tables, ping pong table, BBQ grills, plaza area, etc.), 
a cornhole area, and a multi-use turf area and shall be generally consistent with Exhibit 3 – 
Main Amenity Area attached hereto. 
 
• 
”Neighborhood Park B1” shall be a minimum of 1.2 acres in size and shall be located just 
southeast of the main entry into the community from Yuma Road in the general location 
reflected on Exhibit 2 – Illustrative Master Plan.  Neighborhood Park B1 shall include a half 
basketball court, an event lawn turf area, a cornhole area, a gathering ramada (with picnic 
areas, BBQ grills, benches, etc.), and a shaded tot lot and shall be generally consistent with 
Exhibit 4 – Neighborhood Park B1 attached hereto.   
 
• 
“Neighborhood Park B2” shall be a minimum of 1.8 acres in size and shall be located just 
southwest of the main entry into the community from Yuma Road in the general location 
reflected on Exhibit 2 – Illustrative Mater Plan. Neighborhood Park B2 shall include a shaded 
tot lot, half basketball court, gathering ramada (with picnic areas, BBQ grills, benches, etc.), and 
a multi-use turf area and shall be generally consistent with Exhibit 5 – Neighborhood Park 
B2).  
 
• 
”Neighborhood Park B3” shall be a minimum of 2.3 acres in size and shall be located just east 
of the Main Amenity Area in the general location reflected on Exhibit 2 – Illustrative Master 
Plan.  Neighborhood Park B3 shall include a full basketball court, a multi-use turf area, a 
gathering ramada (with picnic areas, benches, etc.), a cornhole area, and a shaded tot lot and 
shall be generally consistent with Exhibit 6 – Neighborhood Park B3 attached hereto.   
 
• 
”Neighborhood Park C1” shall be a minimum of 2.5 acres in size and shall be located southeast 
of the Main Amenity Area in the general location reflected on Exhibit 2 – Illustrative Master 
Plan.  Neighborhood Park C1 shall include a multi-use turf area, a gathering ramada (with picnic 
areas, BBQ grills, benches, etc.), and a shaded tot lot and shall be generally consistent with 
Exhibit 7 – Neighborhood Park C1 attached hereto. 
 
• 
”Neighborhood Park C2” shall be a minimum of 0.5 acres in size and shall be located south of 
the Main Amenity Area in the general location reflected on Exhibit 2 – Illustrative Master Plan.  
Neighborhood Park C2 shall include a multi-use turf area, a gathering ramada (with picnic 
areas, BBQ grills, benches, etc.), and a cornhole area and shall be generally consistent with 
Exhibit 8 – Neighborhood Park C2 attached hereto. 
 
Additionally, several passive open space areas shall be located throughout the community and along 
the perimeter, including larger areas adjacent to the community’s south entrance from Lower Buckeye 
Parkway and adjacent to the Bullard Wash in order to facilitate access and enjoyment of the wash 
corridor amenity.

VI. 
Additional Design Elements 
 
In order to meet the “Reduced” comparable zoning designation and associated development standards 
for the Land Use Districts currently approved for Fulton Homes at Ballpark Village, the 1st Amended 
PAD identifies certain minimum additional Design Elements that would be provided as required by 
Section 3-2-3-D-4 of the Zoning Ordinance. Due to the changes to Fulton Homes at Ballpark Village 
proposed by the 2nd Amended PAD, some minor modifications to the provided additional Design 
Elements are necessary, though the required number of additional Design Elements in each category 
will still be provided as noted in Table 3 on the following page. 
 
Table 3 – Fulton Homes at Ballpark Village Additional Design Elements Table 
 
Land Use 
District 
Underlying 
Zoning District 
Amenity 
Elements 
Connectivity 
Elements 
Streetscape 
Elements 
R60 
R1-6 
0 
0 
0 
R50 
R1-6 Reduced 
1 
2 
2 
R45 
R1-4 Reduced 
2 
4 
4 
 
Therefore, for the R50 and R45 Land Use Districts the 2nd Amended PAD proposes that the following 
minimum additional Design Elements be provided. As set forth below, certain of the Streetscape 
Elements described below will be considered an additional Streetscape Element for each of these Land 
Use Districts. 
 
Amenity Elements 
  
1. Adjacent to Community Amenity – Pedestrian connections to the Bullard Wash (associated trail 
to be constructed by the City) shall be provided and shall be in general conformance with the 
connections depicted on Exhibit 9 – Pedestrian Connectivity Plan (1 additional pedestrian 
connection added from 1st Amended PAD). 
 
2. Additional Amenities – Two (2) structurally covered/shaded seating nodes, with associated trail 
signage, shall be provided along the Bullard Wash trail (to be constructed by the City) adjacent 
to Fulton Homes at Ballpark Village in general conformance with the locations and details 
depicted on Exhibit 9 – Pedestrian Connectivity Plan (no change from 1st Amended PAD). 
 
3. Additional Internal Park Elements – The following Additional Internal Park Amenities shall be 
provided in the six (6) parks that are to be developed within Fulton Homes at Ballpark Village: 
 
o “Main Park A1” (Main Amenity Area): 
 
 
Aquatic center with lap lanes, and a kid’s pool area with aquatic play toys (minimum 
pool water surface area of 4,500 SF and minimum pool deck area of 10,000 SF)  
 
Restrooms 
 
Shaded tables/lounge chair seating 
 
Clubhouse facility with fitness center 
 
Shaded tot lot 
 
Gathering ramadas (with picnic areas, game tables, ping pong table, BBQ grills, 
plaza area, etc.) 
 
Pickle ball courts 
 
Cornhole area 
 
Full basketball court

 
Multi-use turf area 
 
o “Neighborhood Park B1”: 
 
 
Half basketball court 
 
Event lawn turf area 
 
Cornhole area 
 
Gathering ramada (with picnic areas, BBQ grills, benches, etc.) 
 
Shaded tot lot 
 
o “Neighborhood Park B2”: 
 
 
Shaded tot lot 
 
Half basketball court 
 
Gathering ramada (with picnic areas, BBQ grills, benches, etc.) 
 
Multi-use turf area 
 
o “Neighborhood Park B3”: 
 
 
Full basketball court 
 
Multi-use turf area 
 
Gathering ramada (with picnic areas benches, etc.) 
 
Cornhole area 
 
Shaded tot lot 
 
o “Neighborhood Park C1”: 
 
 
Multi-use turf area 
 
Gathering ramada (with picnic areas, BBQ grills, benches, etc.) 
 
Shaded tot lot 
 
o “Neighborhood Park C2”: 
 
 
Multi-use turf area 
 
Gathering ramada (with picnic areas, BBQ grills, benches, etc.) 
 
Cornhole area 
 
Connectivity Elements 
 
1. Limited Subdivision Perimeter Wall – Except as may be modified to comply with applicable 
development standards and final platting, the design of the walls and fencing installed around 
the perimeter of Fulton Homes at Ballpark Village shall be consistent with the walls and fencing 
reflected in Exhibit 10 - Conceptual Wall Plan which provides that approximately 55% of the 
total project perimeter is comprised of partial view wall or full view/drainage fencing (a significant 
increase over the 1st Amended PAD): 
 
o Ballpark Frontage: 
 
 
The lots adjacent to the north and east sides of the existing ballpark shall be 
developed such that the majority of such lots either front or side to the ballpark and a 
partial view wall shall be installed along approximately 80% of the perimeter of Fulton

Homes at Ballpark Village adjacent to the ballpark (this is a significant increase over 
the 1st Amended PAD).  
 
o Bullard Wash: 
 
 
Approximately 79% of the perimeter of Fulton Homes at Ballpark Village adjacent to 
the Bullard Wash shall be either partial view wall or full view/drainage fencing.  
 
o Estrella Parkway: 
 
 
Approximately 25% of the lots adjacent to Estrella Parkway shall be developed so 
the lots side to this arterial street. Further, a partial view wall shall be constructed 
along approximately 50% of the frontage along Estrella Parkway. 
 
o Yuma Road: 
 
 
A partial view wall shall be constructed along approximately 22% of the frontage 
along Yuma Road. 
 
2. Trail System Connections – Fulton Homes at Ballpark Village will be developed to provide 
pedestrian connections to the Bullard Wash and the associated trail system (to be constructed 
by the City) in general conformance with Exhibit 9 – Pedestrian Connectivity Plan (1 
additional pedestrian connection added from 1st Amended PAD). 
 
3. Infill Development – Fulton Homes at Ballpark Village is located within the City’s “Ballpark 
Village” Growth Area as identified in the City’s General Plan, and its location and numerous 
pedestrian connections to the exterior/perimeter of the community provide easy and quick 
access to nearby amenities such as schools, trails (Bullard Wash), and parks. 
  
4. Additional Connectivity Elements – A minimum of 11 pedestrian connections to the 
exterior/perimeter of the community shall be provided as described below and as generally 
depicted in Exhibit 9 – Pedestrian Connectivity Plan. The pedestrian connections required 
herein may be gated to prohibit “pass-thru” pedestrian traffic from the surrounding property. 
Pedestrian gates built in tandem with vehicular entries shall count as one (1) pedestrian 
connection (1 additional pedestrian connection added from 1st Amended PAD): 
 
o Arterial Street (Estrella Parkway, Yuma Road, Lower Buckeye Parkway): 
 
 
A minimum of five (5) pedestrian connections from the interior of the community out 
to the sidewalks along the adjacent arterial streets shall be provided.   
 
o Bullard Wash: 
 
 
A minimum of four (4) pedestrian connections from the interior of the community out 
to the wash corridor and associated trail (to be constructed by City) shall be 
provided.   
 
o Wood Boulevard: 
 
 
A minimum of two (2) pedestrian connections from the interior of the community out 
to Wood Boulevard, including connections to the existing sidewalks stubbed out to 
Fulton Homes at Ballpark Village, shall be provided.

Streetscape Elements  
 
The specific additional Streetscape Elements required to support the reduced development standards 
for the R50 and R45 Land Use Districts shall be determined during the development of the subsequent 
new Preliminary Plat for Fulton Homes at Ballpark Village.  At least two (2) of the following Streetscape 
Elements shall be incorporated into all areas of the community developed as the R50 Land Use District 
and at least four (4) of the following Streetscape Elements shall be incorporated into all areas of the 
community developed as the R45 Land Use District. The following Streetscape Elements will count as 
one (1) Streetscape Element for each of these Land Use Districts: (i) the construction of the entry roads 
and entry monument signs in conformance with the “Additional Streetscape Elements (Enhanced Entry 
Roads)”; (ii) the construction of the project entry monumentation and the regional Ballpark Village Entry 
Monumentation as described in “Additional Streetscape Elements (Ballpark Village and Regional 
Monumentation)”; and (iii) the development of all six (6) internal parks in conformance with the 
“Additional Streetscape Elements (Amenity Parks lined with Streets)”.    
 
1. Paving Material – All driveways and sidewalks connecting the driveways to the front entrances 
of the homes on the R60, R50, and R45 platted lots will be constructed with decorative pavers 
(no change from 1st Amended PAD). 
 
2. Additional Streetscape Elements (Ballpark Village and Regional Monumentation) - The project 
name is “Fulton Homes at Ballpark Village” which shall be reflected on all project entry 
monumentation in general conformance with Exhibit 11 – Conceptual Entry Monumentation. 
Entry monuments shall be installed at both main entrances into the community (the entrance 
from Yuma Road and the entrance from Lower Buckeye Parkway). In addition, regional 
“Ballpark Village” monumentation in general conformance with Exhibit 12 – Conceptual 
Regional Monumentation shall be installed at the southeast corner of Estrella Parkway and 
Yuma Road and the northwest corner of Lower Buckeye Parkway and Bullard Avenue (no 
change from 1st Amended PAD).  
 
3. Additional Streetscape Elements (Amenity Parks Lined with Streets) - The Main Amenity Area 
(“Main Park A1”)  and at least 3 of the 5 Neighborhood Parks shall be lined with streets on at 
least 3 of the 4 sides, thereby creating an enhanced open feel and streetscape around these 
park areas, as depicted in Exhibit 2 – Illustrative Master Plan. 
 
4. Additional Streetscape Elements (Enhanced Entry Roads) – The two entrances into the 
community (one off of Yuma Road and the other off of Lower Buckeye Parkway) shall include 
enhanced entry roads with center medians and detached sidewalk parkways, featuring resort-
like landscaping as depicted in Exhibit 11 – Conceptual Entry Monumentation (no change 
from 1st Amended PAD). 
 
5. Additional Streetscape Elements (Pre-Plotted Home Elevations) - Fulton Homes will pre-
plot/pre-determine the home elevation on every lot in the community to ensure the same 
elevations are never adjacent to, or across the street from one another (no change from 1st 
Amended PAD).  
 
6. Additional Streetscape Elements – Other streetscape elements not minimally required by any 
other regulation, ordinance, policy, standard or master plan adopted by the City that meet the 
stated purpose and provide the same impact to the community as the listed elements may be 
approved (no change from 1st Amended PAD).

VII. Design Guidelines 
 
The required design guidelines for Fulton Homes at Ballpark Village shall be in conformance with the 
requirements of Section 3.1 (General Guidelines for Single-Family Residential) and Section 3.2.A 
(Specific Single-Family Use Type Guidelines, Single-Family Detached) of the City of Goodyear Design 
Guidelines Manual, except as modified by the following: 
Section 3.1.A.1.b – Site Design: Site Layout 
 
• 
If lots are located at the end of T-intersections, driveways/garages shall be positioned on the 
side of the lots closest to the T-intersection. (no change from 1st Amended PAD). 
 
Section 3.1.A.1.g – Site Design: Site Layout 
 
• 
All corner lots shall be located adjacent to a minimum 10-foot-wide landscape tract (no change 
from 1st Amended PAD). 
 
 Section 3.1.A.3.b – Site Design: Access & Circulation 
 
• 
The main collector road within Fulton Homes at Ballpark Village shall be exempt from the 
guideline discouraging long, straight local streets, with no traffic calming or stop devices, in 
excess of 1,320 feet. All local streets within will comply with this guideline. It should be noted 
however that 1 (one) traffic calming “table” will be provided on the main collector road across 
from Main Park A1, which represents the approximate mid-point of this main collector road 
through the community. 
 
Section 3.1.A.3.c – Site Design: Access & Circulation 
 
• 
The main collector road within Fulton Homes at Ballpark Village shall be exempt from the 
guideline encouraging traffic calming devices such as roundabouts, landscape islands or 
medians to reduce the potential speed of traffic where a signal or stop sign is not provided, with 
the exception of 1 (one) traffic calming “table” location across from Main Park A1. Fulton Homes 
at Ballpark Village is gated at both ends of the main collector road, thereby eliminating pass-
through traffic that would increase the potential for speeding. 
 
Section 3.1.A.3.d.v – Site Design: Access & Circulation 
 
• 
Fulton Homes at Ballpark Village will provide the trail/pathway crossings required by this 
guideline, but such crossings will not include pavers, colored concrete or stamped concrete. In 
the event it is determined necessary for safety purposes, such crossings will be striped instead. 
 
Section 3.1.A.5.f – Site Design: Landscaping 
 
• 
The local streets within Fulton Homes at Ballpark Village will not provide a planter strip with 
detached sidewalks. However, the main collector road within Fulton Homes at Ballpark Village 
will provide this in conformance with this guideline.

Sections 3.1.A.6.b & 3.1.A.6.c – Site Design: Perimeter Walls & Fences 
 
• 
Perimeter walls and fencing shall be installed adjacent to the perimeter of Fulton Homes at 
Ballpark Village in general conformance with Exhibit 10 – Conceptual Wall Plan (no change 
from 1st Amended PAD). 
 
Section 3.1.B.1.d – Architectural & Building Design: Massing & Articulation 
 
• 
The requirement that two-story single-family residential units have single-story elements closest 
to the front of the house and/or next to the street does not apply to the development of Fulton 
Homes at Ballpark Village (no change from 1st Amended PAD). 
 
Section 3.2.A.1.a.iv – Single-Family Detached: Standard Plan Guidelines for Multi-Lot Development 
 
• 
The housing product for Fulton Homes at Ballpark Village will provide three (3) roof material 
options, but all will be concrete tile in either a smooth flat, textured flat, or barrel/mission style. 
 
Section 3.2.A.3.a. – Single-Family Detached: Massing & Articulation 
 
• 
The housing product for Fulton Homes at Ballpark Village will provide usable, covered outdoor 
patios on the rear side of each home. The minimum dimensions will be 100 square feet, with a 
minimum interior dimension of eight feet (8’). 
 
VIII. Impact on Infrastructure Improvements & Permitting 
 
With respect to the permitting and construction of Fulton Homes at Ballpark Village, Fulton has already 
secured mass grading permits from the City for the currently approved 1st Amended PAD and 
Preliminary Plat, supporting the substantial material import needed to elevate portions of the 
community. This grading complies with the Conditional Letter of Map Revision (“CLOMR”) 
requirements, addressing modeled flood flows from Bullard Wash crossing Lower Buckeye Parkway. 
The proposed 2nd Amended PAD (and subsequent new Preliminary Plat) will fully utilize the imported 
material. 
 
Fulton has also secured City approval of improvement plans for offsite infrastructure improvements to 
Estrella Parkway, Goodyear Boulevard, Yuma Road (Phases 1 and 2), Lower Buckeye Parkway, and 
Bullard Avenue, which remain unaffected by the proposed 2nd Amended PAD (and subsequent new 
Preliminary Plat). Stand-alone improvement plans for Yuma Road Phase 2, encompassing road 
widening, sidewalk enhancements, and utility installations, are supported by the Development 
Agreement. Fulton is already mobilizing a construction team to initiate these Yuma Road Phase 2 
improvements. 
 
In order to expedite construction phasing and align with desired development schedules, and as 
approved by the City during the Pre-Application process for this 2nd Amended PAD, the previously 
approved off-site improvement plans for Estrella Parkway, Yuma Road Phase 1, Goodyear Boulevard, 
Lower Buckeye Parkway, and Bullard Avenue will be separated from the revised Final Plats, onsite 
improvement plans and associated improvements that will follow this 2nd Amended PAD. Additionally, 
Fulton will submit a Map of Dedication (“MOD”) to formalize minor right-of-way and utility easements for 
these off-site improvements, as generally depicted in the Phasing Plan including with this request (see 
Exhibit 13 – Phasing Plan attached hereto). The City has agreed that these separated plans and the

MOD will be reviewed and permitted concurrently with the 2nd PAD Amendment and subsequent new 
Preliminary Plat applications to expedite project delivery and minimize delays. 
 
Finally, it should be noted that Fulton is proposing to name the main collector road through Fulton 
Homes at Ballpark Village (between the two gated access points) “Fulton Parkway”. 
 
IX. 
Rezoning Evaluation Criteria 
 
The 2nd Amended PAD request for Fulton Homes at Ballpark Village responds to the rezoning 
evaluation criteria outlined in Section 1-3-1.D.3 of the City’s Zoning Ordinance: 
a. Consistency with the goals, objectives, policies, and future land use map of City’s General Plan; 
consideration of current market factors, demographics, infrastructure, traffic, and environmental 
issues; and if conditions have changed significantly since the Plan was adopted; 
 
This request is still consistent with the goals, objectives, policies, and development standards of 
the General Plan, as well as Fulton Homes at Ballpark Village’s existing “Neighborhood” 
General Plan land use designation. The 2nd PAD Amendment will not change the existing 
approved single-family residential use, only modifies two of the approved Land Use Districts 
within the community and provides an upgraded amenity package. 
b. Suitability of the subject property’s physical and natural features for the uses permitted under 
the proposed zoning district; 
 
Fulton Homes at Ballpark Village is zoned PAD and already approved for single-family 
residential development. The 2nd PAD Amendment does not make any changes to the approved 
use, for which the subject property has been deemed suitable by the City. The 2nd PAD 
Amendment will not change the existing approved single-family residential use, only modifies 
two of the approved Land Use Districts within the community and provides an upgraded amenity 
package. 
c. Compatibility of all potential uses allowed in the proposed zoning district with surrounding uses 
and zoning in terms of such things as land suitability, environmental impacts, density, nature of 
use, traffic impacts, aesthetics, infrastructure, and potential impact on property values; 
 
As previously indicated, Fulton Homes at Ballpark Village is zoned PAD and already approved 
for single-family residential development. The 2nd PAD Amendment does not make any changes 
to the approved use, which the City has already deemed to be compatible with the surrounding 
uses and zoning.  
d. Proposed zoning district’s consistency with other land uses within the immediate area and 
whether uses allowed under proposed zoning district would be better suited to the subject 
property than the uses allowed under current zoning; 
 
As previously indicated, the 2nd PAD Amendment does not change the subject property’s 
existing PAD zoning or the approved single-family residential land use. This use is consistent 
and compatible with the other uses in the surrounding area.

e. Demand for the types of uses permitted in the proposed zoning district in relation to amount of 
land currently zoned and available to accommodate the demand; 
 
As previously indicated, this request does not change the subject property’s existing PAD 
zoning or the approved single-family residential land use. There is a very high demand in the 
market currently for this use and not enough supply to satisfy that demand. The modifications to 
the Land Use Districts proposed with this request, including the upgraded amenity package, will 
make Fulton Homes at Ballpark Village even more attractive to today’s homebuyers and provide 
additional housing option diversity for the City. 
f. Demands for public services that will be generated by the uses permitted in the proposed 
zoning district and requirements for meeting such demands in terms of public infrastructure and 
facilities and other capital equipment, such as water supplies, water treatment, storage, and 
distribution facilities, wastewater treatment, recharge and distribution facilities, streets, bridges, 
schools, and emergency services facilities and equipment; 
 
This request is not changing the approved single-family land use, but it is reducing the approved 
density. Therefore, the 2nd PAD Amendment serves to reduce the project’s impact on public 
infrastructure, water and wastewater facilities, schools, police, fire, or other emergency services. 
g. Potential adverse fiscal impacts that will result from providing services to areas not in proximity 
to where existing public services are provided; 
 
Much of the infrastructure and utilities required for the development of Fulton Homes at Ballpark 
Village are already in place and the City is already providing the required public services in the 
surrounding area. Again, this request will not change the approved single-family land use but 
will reduce the approved density. It is not changing the new infrastructure required to serve the 
project (which will be constructed by Fulton). 
h. General public’s concerns; 
 
As of the submittal of this application, Fulton is not aware of any public concerns. It is however 
understood that the City will route this application to various stakeholders and the adjacent 
property owners will be notified. Fulton will therefore work to resolve any concerns that may 
arise. 
i. 
Whether the amendment promotes orderly growth and development; and 
 
This request will help promote orderly growth and development by allowing Fulton to offer 
housing product options that are in high demand by today’s homebuyers and respond to the 
current housing market. As noted previously, this amendment has no impact at all on the 
infrastructure that Fulton will be constructing to support the project. 
j. 
Any other factors related to the impact of the amendment on the general health, safety, and 
welfare of the citizens of the City and the general public. 
 
This request will have no adverse impact on the health, safety, or welfare of the citizens of the 
City or the general public.

X. 
Conclusion 
 
In summary, the requested 2nd Amended PAD is not changing the approved single-family residential 
land use, though it will reduce the approved density, thereby reducing the impacts on City infrastructure 
and services. It will simply modify the approved Land Use Districts, thereby allowing Fulton to provide 
additional housing product offerings that are in high demand and respond better to the current housing 
market. In consideration of this request, Fulton is enhancing the amenity package at Fulton Homes at 
Ballpark Village with upgraded amenities, additional open space and more neighborhood parks, 
distributed more thoughtfully throughout the community. 
 
The 2nd Amended PAD proposed with this request is compatible and appropriate for this location and is 
consistent with the subject property’s existing “Neighborhood” General Plan land use designation, as 
well as the overall goals, policies, and development standards of the General Plan.

Exhibit 1 – Context Map

500
0
500
1000
scale
feet
W. LOWER BUCKEYE PKWY
S. BULLARD AVE
S. ESTRELLA PKWY
W. YUMA ROAD
S. SARIVAL AVE
SUBJECT SITE
APNs
500-07-010D
500-07-011B
500-07-007G
500-07-015J
CITY OF GOODYEAR
BALLPARK
VILLAGE-WOOD
CORPORATE CAMPUS
PROLOGICS EXCHANGE
AZ 2003 LLC
PHOENIX GOODYEAR
AIRPORT
APN 500-06-027S
VTLG CITY CENTRE
NORTH LAND LLC
PAD
UNITED STATES
POSTAL SERVICE
APN 500-05-968A
CITY OF GOODYEAR
PAD
SERAFINA
APARTMENTS
SP LLC
CENTERRA
PAD
CENTERRA
PAD
AVONDALE
ELEMENTARY
SCHOOL DIST #44
COMPASS DATA
CENTERS PHX LLC
MREG BULLARD LLC
AVONDALE
ELEMENTARY
SCHOOL DIST #44
ESTRELLA VISTA
PAD
PUEBLO VERDE
PAD
PASEO AT
SARIVAL VILLAGE
PAD
LEGACY
TRADITIONAL
SCHOOL
SARIVAL GARDENS
SUBDIVISION
AGUA FRIA UNION
HIGH SCHOOL DIST #216
CITY OF GOODYEAR
RECREATION CAMPUS
HUDSON
COMMONS
PAD
AVONDALE
ELEMENTARY
SCHOOL DIST #44
WILDFLOWER RANCH
PAD
WILDFLOWER RANCH
PAD
CURTIS COMMONS
PAD
SMITH'S FOOD
& DRUG
CENTERS INC
Designer:
Drawn by:
Project:
Sheet No.
Job No.
Call at least two full working days
before you begin excavation.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602)263-1100
w w w . e p s g r o u p i n c . c o m
T:480.503.2250
F:480.503.2258
|
1130 N Alma School Road
Suite 120
Mesa, AZ 85201
25-1088 - Fulton Homes at Ballpark Village
Fulton Homes at
Ballpark Village
Goodyear, AZ
JH
JAJ
25-1088
of 1
Context Map
1
CONTEXT
AUGUST 26, 2025 - PRE-APPLICATION SUB.
CONTEXT MAP EXHIBIT
FOR
FULTON HOMES AT
BALLPARK VILLAGE
A PORTION OF SECTION 17, TOWNSHIP 1 NORTH, RANGE 1 WEST, OF GILA
AND SALT RIVER MERIDIAN, MARICOPA COUNTY, ARIZONA
PROJECT TEAM
VICINITY MAP
N.T.S.
W. YUMA RD
S. ESTRELLA PKWY
SITE
SEC. 17
T.1 N., R.1 W.
W. LOWER BUCKEYE PKWY
S. BULLARD AVE
PLANNER:
EPS GROUP, INC.
1130 N ALMA SCHOOL RD., SUITE 120
MESA, AZ 85201
TEL:  (480)-503-2250
FAX:  (480)-503-2258
CONTACT: JOSH HANNON
josh.hannon@epsgroupinc.com
DEVELOPER:
FULTON HOMES
9140 S. KYRENE ROAD, SUITE 202
TEMPE, AZ 85284
TEL: (480)-753-6789
CONTACT: NORM NICHOLLS
NNicholls@fultonhomes.com
ENGINEER:
EPS GROUP, INC.
1130 N ALMA SCHOOL RD., SUITE 120
MESA, AZ 85201
TEL:  (480)-503-2250
FAX:  (480)-503-2258
CONTACT: BRIAN NICHOLLS, PE
Brian.Nicholls@epsgroupinc.com
LANDSCAPE ARCHITECT:
EPS GROUP, INC.
1130 N ALMA SCHOOL RD., SUITE 120
MESA, AZ 85201
TEL:  (480)-503-2250
FAX:  (480)-503-2258
CONTACT: ALIZA SABIN, RLA
Aliza.Sabin@epsgroupinc.com
OWNER'S REPRESENTATIVE:
ROSE LAW GROUP
7144 E STETSON DRIVE, SUITE 300
SCOTTSDALE, AZ 85251
CONTACT: CHRIS WEBB
CWebb@roselawgroup.com
PROJECT DATA
A.P.N.
500-07-010D, 500-07-011B, 500-07-007G,
500-07-015J
PROPOSED GENERAL PLAN:
NEIGHBORHOOD
EXISTING ZONING:
PAD
GROSS AREA:
± 156 ACRES
Or
Preliminary
Construction
Not For
Recording
Or
Preliminary
Construction
Not For
Recording
APN 500-06-027T
VTLG CITY CENTRE
NORTH LAND LLC
PAD
CITY OF GOODYEAR
BALLPARK
VILLAGE-WOOD
CORPORATE CAMPUS
ESTRELLA VISTA
PAD
PROLOGIS
COMMERCE PARK
1 QOZB LLC
LEX GOODYEAR II LP
SVF GOODYEAR
LOGISTICS CENTER LLC
QUETICO
LOGISTICS LLC
GOODYEAR BALLPARK
VILLAGE HOLDINGS LLC
PROLOGIS
COMMERCE PARK
2 QOZB LLC
COMPASS DATA
CENTERS PHX LLC

Exhibit 2 – Illustrative Master Plan

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EXT.
EXT.
EXT.
W YUMA ROAD
ESTRELLA PARKWAY
W. LOWER BUCKEYE PKWY
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661
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S. BULLARD AVE
W. GOODYEAR BLVD S
S. WOOD BLVD
FULTON PARKWAY
Fulton Homes at Ballpark Village
Goodyear, Arizona
03.12.2026
25-0188
Fulton Homes
SCALE: 1" = 200'-0"
0'
100'
200'
400'
B1
C1
ACTIVE RECREATION
·
20 x 20 GATHERING RAMADA
WITH PICNIC TABLES, BBQ
GRILLS, AND BENCHES
·
SMALL SHADED TOT LOT
·
MULTI-USE ACTIVE TURF AREA
ACTIVE RECREATION
·
EVENT LAWN/ACTIVE TURF AREA
·
LARGE SHADED TOT LOT WITH SWINGS AND
BENCHES
·
30 x 40 GATHERING RAMADA WITH PICNIC
TABLES, CHESS TABLE, PING PONG TABLE, AND
EXTENDED PLAZA
·
CORNHOLE PLAZA
SPORT COMPLEX
·
4 PICKLEBALL COURTS
·
20 x 20 PICKLEBALL RAMADA WITH SEATING
·
FULL BASKETBALL COURT
·
20 x 20 GATHERING RAMADA WITH PICNIC
TABLES, AND BENCHES WITH EXPANDED
PLAZA
·
MULTI-USE/ACTIVE TURF AREA
C2
ACTIVE RECREATION
·
20 x 20 GATHERING RAMADA
WITH PICNIC TABLES, BBQ GRILLS,
AND BENCHES
·
CORNHOLE AREA
·
ACTIVE TURF AREA
MAIN AMENITY
NEIGHBORHOOD PARKS
AMENITY LEGEND
AQUATIC CENTER
·
KID'S POOL PLAY AREA
·
LAP LANES
·
POOL LOUNGE AREA
·
RESTROOMS
·
SHADED LOUNGE SEATING
·
SHADED TABLES AND CHAIRS
CLUBHOUSE
·
FITNESS CENTER
·
KITCHEN AND RECEPTION HALL
·
RESTROOMS
·
OUTDOOR KITCHEN
·
OUTDOOR SHADED SEATING
·
EXPANDED PLAZA
ACTIVE RECREATION
·
30 x 30 GATHERING RAMADA
WITH PICNIC TABLES, BBQ GRILLS,
AND BENCHES
·
MEDIUM SHADED TOT LOT
·
HALF BASKETBALL COURT
·
CORNHOLE PLAZA
·
EVENT LAWN/ACTIVE TURF AREA
A1
KEYNOTES
GATED ENTRY & MONUMENT SIGNAGE
1
2
3
PRIMARY REGIONAL MONUMENT
SECONDARY REGIONAL MONUMENT
B3
ACTIVE RECREATION
·
30 x 30 GATHERING RAMADA
WITH PICNIC TABLES, EXPANDED
PLAZA, AND BENCHES
·
MEDIUM SHADED TOT LOT WITH
SWINGS
·
FULL BASKETBALL COURT
·
MULTI-USE ACTIVE TURF AREA
·
CORNHOLE PLAZA
L-1.01
Preliminary Illustrative Master Plan
A1
B1
C1
B2
C2
1
1
2
B3
PROJECT DATA
A.P.N.
500-07-010D, 500-07-011B, 500-07-007G,
500-07-015J
EXISTING GENERAL PLAN:
NEIGHBORHOOD
EXISTING ZONING:
PAD
GROSS AREA:
± 164.92 ACRES
NET AREA:
± 155.50 ACRES
NET DENSITY:
4.4 DU/AC
NO. OF LOTS:
45' x 105'
362
53%
50' x 120'
233
34%
60' x 130'
88
13%
TOTAL
683
100%
MIN. LOT AREA:
5,055 SQ FT
MAX. LOT AREA:
18,697 SQ FT
OPEN SPACE:
± 35.36 ACRES (22.7% OF NET)
B2
ACTIVE RECREATION
·
30 x 30 GATHERING RAMADA
WITH PICNIC TABLES, BBQ GRILLS,
AND BENCHES
·
MEDIUM SHADED TOT LOT
·
HALF BASKETBALL COURT
·
MULTI-USE ACTIVE TURF AREA

Exhibit 3 – Main Amenity Area

49
49
5
606
7
608
605
609
603
602
601
600
2
196
197
604
33'-0"
P/S
11'-0"
SLE
11'-0"
SLE
8'-0"
PUE
8'-0"
PUE
33'-0"
P/S
7'-6"
SLE
8'-0"
PUE
8'-0"
PUE
7'-6"
SLE
Fulton Homes at Ballpark Village
Goodyear, Arizona
03.12.2026
25-0188
Fulton Homes
SCALE: 1" = 30'-0"
0'
15'
30'
60'
KEYNOTES
POOL
1
2
3
4
5
CLUBHOUSE WITH FITNESS CENTER
RESTROOM & POOL EQUIPMENT ENCLOSURE
AQUATIC PLAY TOYS
LAP LANES
6
7
8
9
POOL SHADE UMBRELLA
AQUATIC CENTER MONUMENT SIGN
30' X 40' RAMADA (WITH PICNIC TABLES,
CHESS TABLE AND PING PONG TABLE)
10
11
12
13
20' X 20' RAMADA (WITH PICNIC TABLES)
SHADED PLAYGROUND AREA
CORNHOLE
PICKEBALL COURTS
14
15
16
LANDSCAPE BENCH
BBQ GRILL
GARDEN WALL
BASKETBALL COURT (FULL SIZE)
17
18
BIKE RACK
19
ACTIVE TURF
20
L-3.01
Main Amenity A1
TRASH RECEPTACLE
21
CONCRETE SIDEWALK
TRAFFIC CALMING TABLE
PEDESTRIAN CROSSING
1
4
2
5
22
6
7
8
8
8
8
9
10
10
11
12
13
13
14
15
15
15
15
15
15
15
15
15
16
17
17
18
18
18
18
18
18
18
18
19
19
20
20
20
21
21
21
21
21
21
21
21
22
PEDESTRIAN GATE
3
3

Exhibit 4 – Neighborhood Park B1

EXT.
EXT.
203
244
204
238
33'-0"
P/S
7'-6"
SLE
8'-0"
PUE
8'-0"
PUE
7'-6"
SLE
33'-0"
P/S
7'-6"
SLE
8'-0"
PUE
8'-0"
PUE
7'-6"
SLE
233
234
235
236
237
239
240
241
242
243
205
206
207
Fulton Homes at Ballpark Village
Goodyear, Arizona
03.12.2026
25-0188
Fulton Homes
SCALE: 1" = 20'-0"
0'
10'
20'
40'
KEYNOTES
1
2
3
4
5
6
7
8
9
30' X 30' RAMADA (WITH PICNIC TABLES)
SHADED PLAYGROUND AREA
CORNHOLE
LANDSCAPE BENCH
BBQ GRILL
GARDEN WALL
BASKETBALL COURT (HALF SIZE)
BIKE RACK
ACTIVE TURF
1
2
3
4
5
5
5
6
7
7
8
8
8
8
9
L-3.02
Neighborhood Park B1
10
TRASH RECEPTACLE
11
SIDEWALK
10
10
10
11
11
11
11
11
11

Exhibit 5 – Neighborhood Park B2

476
477
478
479
480
481
475
474
473
EXT.
476
477
478
479
480
481
475
474
473
33'-0"
P/S
7'-6"
SLE
8'-0"
PUE
8'-0"
PUE
7'-6"
SLE
Fulton Homes at Ballpark Village
Goodyear, Arizona
03.12.2026
25-0188
Fulton Homes
SCALE: 1" = 20'-0"
0'
10'
20'
40'
KEYNOTES
1
2
3
4
5
6
7
8
9
30' X 30' RAMADA (WITH PICNIC TABLES)
SHADED PLAYGROUND AREA (WITH SWING SET)
CORNHOLE
LANDSCAPE BENCH
BBQ GRILL
GARDEN WALL
BASKETBALL COURT (FULL SIZE)
BIKE RACK
ACTIVE TURF
1
2
3
4
5
5
5
5
7
8
8
9
L-3.03
Neighborhood Park B2
9
10
TRASH RECEPTACLE
11
SIDEWALK
10
10
10
10

Exhibit 6 – Neighborhood Park B3

159
158
182
183
184
185
186
187
1
141
116
115
142
160
159
158
182
183
184
185
186
187
18
141
116
115
142
160
33'-0"
P/S
7'-6"
SLE
8'-0"
PUE
8'-0"
PUE
7'-6"
SLE
33'-0"
P/S
7'-6"
SLE
8'-0"
PUE
8'-0"
PUE
7'-6"
SLE
Fulton Homes at Ballpark Village
Goodyear, Arizona
03.12.2026
25-0188
Fulton Homes
KEYNOTES
1
2
3
4
5
6
7
30' X 30' RAMADA (WITH PICNIC TABLES)
SHADED PLAYGROUND AREA
LANDSCAPE BENCH
BBQ GRILL
GARDEN WALL
BIKE RACK
ACTIVE TURF
SCALE: 1" = 20'-0"
0'
10'
20'
40'
L-3.04
Neighborhood Park B3
8
TRASH RECEPTACLE
9
SIDEWALK
1
2
3
3
3
4
5
6
6
6
7
8
8
8
9
9
10
BASKETBALL COURT (HALF SIZE)
10
7

Exhibit 7 – Neighborhood Park C1

440
439
438
437
436
435
544
548
547
546
33'-0"
P/S
7'-6"
SLE
8'-0"
PUE
8'-0"
PUE
7'-6"
SLE
Fulton Homes at Ballpark Village
Goodyear, Arizona
03.12.2026
25-0188
Fulton Homes
SCALE: 1" = 20'-0"
0'
10'
20'
40'
KEYNOTES
1
2
3
4
5
6
7
8
9
20' X 20' RAMADA (WITH PICNIC TABLE)
SHADED PLAYGROUND AREA (WITH SWING SET)
LANDSCAPE BENCH
BBQ GRILL
GARDEN WALL
BIKE RACK
ACTIVE TURF
L-3.05
Neighborhood Park C1
TRASH RECEPTACLE
SIDEWALK
1
2
3
3
4
5
6
6
7
8
8
9
9
9

Exhibit 8 – Neighborhood Park C2

630
641
642
615
616
617
33'-0"
P/S
7'-6"
SLE
8'-0"
PUE
8'-0"
PUE
7'-6"
SLE
33'-0"
P/S
7'-6"
SLE
8'-0"
PUE
8'-0"
PUE
7'-6"
SLE
Fulton Homes at Ballpark Village
Goodyear, Arizona
03.12.2026
25-0188
Fulton Homes
KEYNOTES
1
2
3
4
5
6
7
8
9
20' X 20' RAMADA (WITH PICNIC TABLE)
CORNHOLE
LANDSCAPE BENCH
BBQ GRILL
GARDEN WALL
BIKE RACK
ACTIVE TURF
1
2
3
4
5
6
6
SCALE: 1" = 20'-0"
0'
10'
20'
40'
L-3.06
Neighborhood Park C2
TRASH RECEPTACLE
SIDEWALK
7
7
8
8
9
9
9

Exhibit 9 – Pedestrian Connectivity Plan

BENCH
DECOMPOSED
GRANITE TRAIL
10'-0"
247
246
490
674
661
353
354
355
352
350
351
356
357
349
358
359
348
347
360
361
346
345
362
363
344
343
365
342
364
366
341
315
316
317
318
319
320
321
322
324
323
325
326
327
328
329
340
339
338
337
336
335
334
333
332
331
330
379
380
381
378
377
382
383
376
375
384
385
374
373
386
387
372
371
388
389
370
369
390
391
368
367
392
407
406
405
408
409
404
403
410
411
402
401
412
413
400
399
414
415
398
397
416
417
396
395
418
419
394
393
420
489
488
487
491
502
503
504
505
506
497
496
495
498
499
494
493
500
501
492
516
517
518
515
514
519
520
513
512
521
522
511
510
523
524
509
508
525
526
507
476
477
478
479
480
481
482
483
484
485
486
475
474
473
472
463
464
465
466
467
468
469
470
471
452
451
450
453
449
454
455
448
447
456
457
446
445
458
459
444
443
460
461
442
441
462
430
429
428
427
426
425
424
423
422
421
433
432
431
440
439
438
437
436
435
434
536
535
534
537
538
533
532
539
540
531
530
541
542
529
528
543
544
527
573
548
547
546
545
554
553
552
551
550
549
560
559
558
557
556
555
569
568
567
566
565
564
563
562
561
572
571
574
575
576
577
585
584
583
586
587
582
581
588
589
580
579
590
591
578
599
598
597
596
595
594
593
592
650
651
643
644
645
646
647
648
649
639
640
631
630
641
642
636
635
634
637
638
633
632
629
628
675
683
682
681
680
679
678
677
676
667
668
669
666
665
670
671
664
663
672
673
662
653
654
655
656
657
658
659
660
652
618
619
620
621
622
623
624
625
626
627
614
615
616
617
606
607
608
605
609
610
603
611
602
612
601
600
613
281
277
278
279
292
293
294
295
296
297
286
287
285
288
289
284
283
290
291
282
276
275
302
301
300
299
298
262
314
313
263
264
312
310
265
311
266
267
309
308
268
269
307
306
270
271
305
304
272
273
303
274
251
252
253
254
255
256
257
258
259
260
261
242
203
202
201
200
199
198
249
250
248
245
232
233
234
231
230
235
236
229
228
237
227
226
225
238
239
240
241
243
244
214
215
216
217
218
219
220
221
222
223
224
213
212
211
210
209
208
207
206
205
72
99
71
100
101
70
69
102
103
68
67
104
105
66
65
106
107
64
63
108
39
46
47
38
37
48
49
36
35
50
51
34
33
52
53
32
31
54
55
30
29
56
62
23
24
61
60
25
59
26
27
58
57
28
18
19
20
21
22
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
45
44
43
42
41
40
85
86
87
84
83
88
89
82
81
90
91
80
79
92
93
78
77
94
95
76
75
96
97
74
73
98
143
114
113
144
145
112
111
146
147
110
109
148
149
159
158
157
155
156
154
153
152
151
150
195
196
197
182
183
184
185
186
187
188
190
189
191
192
193
194
168
174
176
167
175
166
165
177
178
164
163
179
180
162
161
181
129
128
127
130
131
126
125
132
133
124
123
134
135
122
121
136
137
120
119
138
139
118
117
140
141
116
173
172
171
170
169
204
604
570
280
115
142
160
PHASE 1B
PHASE 1A
PHASE 2
EXT.
EXT.
EXT.
Fulton Homes at Ballpark Village
Goodyear, Arizona
03.12.2026
25-0188
Fulton Homes
SCALE: 1" = 200'-0"
0'
100'
200'
400'
LEGEND
*
VEHICULAR GATE
CONNECTIVITY - PROPOSED OFFSITE PEDESTRIAN
CONNECTIVITY - PEDESTRIAN ACCESS
*
ENTRY MONUMENT
*
PEDESTRIAN GATE
CONNECTIVITY - EXISTING OFFSITE PEDESTRIAN
CONNECTIVITY - BULLARD WASH TRAIL (BY CITY)
PL
BULLARD
WASH
BALLPARK
VILLAGE
PROPERTY
WALL
10' STABILIZED
DG TRAIL
EXISTING
BULLARD
WASH
VARIES
4' - 10'
10'-0"
2'-0" SHOULDER
TIE INTO
EXISTING
GRADE
1
TRAIL SECTION DETAIL
NTS
BULLARD WASH
*
PEDESTRIAN NODE
*
BULLARD WASH TRAIL SIGN
*
*
*
*
*
PEDESTRIAN
CONNECTION
PEDESTRIAN
CONNECTION
PEDESTRIAN
CONNECTION
PEDESTRIAN
CONNECTION
PEDESTRIAN
CONNECTION
PEDESTRIAN
CONNECTION
PEDESTRIAN
CONNECTION
*
*
*
**
*
*
*
*
*
*
*
TRAIL
SEATING
NODE
TRAIL
SEATING
NODE
*
*
BULLARD WASH
TRAIL SIGN
BULLARD WASH
TRAIL SIGN
2
BULLARD WASH TRAIL PEDESTRIAN SEATING NODE
NTS
3
BULLARD WASH TRAIL SIGN
NTS
*
L-6.01
Pedestrian Connectivity Plan
*
*
PEDESTRIAN
CONNECTION
*
PEDESTRIAN
CONNECTION
CONNECTIVITY - INTERNAL

Exhibit 10 – Conceptual Wall Plan

EXT.
EXT.
EXT.
Fulton Homes at Ballpark Village
Goodyear, Arizona
03.12.2026
25-0188
Fulton Homes
SCALE: 1" = 200'-0"
0'
100'
200'
400'
LEGEND
*
GATED ENTRY
THEME WALL
PARTIAL VIEW WALL TYPE 2
DRAINAGE FENCE
*
ENTRY MONUMENT
GARDEN WALL
DECORATIVE COLUMN
GARDEN WALL COLUMN
MID-WALL ACCENT
ENTRY MONUMENT / GATE WALL
*
**
*
*
THEME WALL
PARTIAL VIEW WALL TYPE 1
GARDEN WALL
DRAINAGE FENCE
POOL FENCE
MID-WALL ACCENT
POOL / FULL VIEW FENCE
L-4.01
Conceptual Wall Plan
*
PARTIAL VIEW WALL TYPE 1
PARTIAL VIEW WALL TYPE 2

Fulton Homes at Ballpark Village
Goodyear, Arizona
03.12.2026
25-0188
Fulton Homes
METAL POWDERCOATED
Grey Beige RAL 1019 OAE
SPLIT FACE CMU BLOCK
COLOR B: SW 7039 Virtual Taupe
by Sherwin Williams, OAE
SONORAN CMU CAP
COLOR B: SW 7039 Virtual Taupe
by Superlite OAE
SMOOTH CMU BLOCK
COLOR A: SW 9183 Dark Clove
by Sherwin Williams, OAE
FOUNDERS FINISH CMU BLOCK
INTEGRAL COLOR C: Desert Blend
by Superlite OAE
L-5.01
Conceptual Wall Details
SONORAN CMU CAP
INTEGRAL COLOR C: Desert Blend
by Superlite OAE
1
THEME WALL
Scale:  1/2" = 1'-0"
2
PARTIAL VIEW WALL - TYPE 1
Scale:  1/2" = 1'-0"
4
MID ACCENT PANEL AT THEME WALL
Scale:  1/2" = 1'-0"
5
GARDEN WALL
Scale:  1/2" = 1'-0"
6
POOL / FULL VIEW FENCE
Scale:  1/2" = 1'-0"
7
DRAINAGE FULL VIEW FENCE
Scale:  1/2" = 1'-0"
3
PARTIAL VIEW WALL - TYPE 2
Scale:  1/2" = 1'-0"
8
PEDESTRIAN GATE
Scale:  1/2" = 1'-0"

Exhibit 11 – Conceptual Entry Monumentation

Fulton Homes at Ballpark Village
Goodyear, Arizona
03.12.2026
25-0188
Fulton Homes
NOTE:
1.
ALL GATES INSTALLED ACROSS A FIRE APPARATUS ACCESS ROAD WILL REQUIRE A SEPARATE SUBMITTAL AND PERMIT.
2.
ALL GATES WILL REQUIRE A TRAFFIC PRE-EMPTION DEVICE AND A KNOX KEY SWITCH.
L-2.01
Conceptual Entry Gate
2
SOUTH ENTRY GATE ELEVATION
Scale:  3/8" = 1'-0"
1
SOUTH ENTRY GATE PLAN
Scale:  3/8" = 1'-0"

Fulton Homes at Ballpark Village
Goodyear, Arizona
03.12.2026
25-0188
Fulton Homes
TILE (12" x  24")
Color: Modern Text White MT 50 by
Daltile OAE
BRUSHED ALUMINUM
FOUNDERS FINISH
Color: Desert Blend by Superlite OAE
HONED CMU
Color: Walnut Creek by Superlite OAE
CONCRETE CAP
Color: Cocoa Milk by Mesa Precast
OAE
GATE METAL
Color: RAl 7039 Quartz Grey OAE
L-2.02
Conceptual Entry Monument

Fulton Homes at Ballpark Village
Goodyear, Arizona
03.12.2026
25-0188
Fulton Homes
2
ENTRY ELEVATION (SOUTH) AT LOWER BUCKEYE PARKWAY
NTS
1
ENTRY ELEVATION (NORTH) AT YUMA ROAD
NTS
L-2.05
Entry Elevations

Exhibit 12 – Conceptual Regional Monumentation

Fulton Homes at Ballpark Village
Goodyear, Arizona
03.12.2026
25-0188
Fulton Homes
L-2.06
Conceptual Regional Monument
3
SECONDARY REGIONAL MONUMENT ELEVATION
Scale:  1/2" = 1'-0"
1
PRIMARY REGIONAL MONUMENT ELEVATION
Scale:  1/2" = 1'-0"
4
SECONDARY REGIONAL MONUMENT PLAN
Scale:  1" = 10'-0"
2
PRIMARY REGIONAL MONUMENT PLAN
Scale:  1/2" = 1'-0"
SCALE: 1" = 10'-0"
0'
5'
10'
20'

Exhibit 13 – Phasing Plan

247
246
490
674
661
353
354
355
352
350
351
356
357
349
358
359
348
347
360
361
346
345
362
363
344
343
365
342
364
366
341
315
316
317
318
319
320
321
322
324
323
325
326
327
328
329
340
339
338
337
336
335
334
333
332
331
330
379
380
381
378
377
382
383
376
375
384
385
374
373
386
387
372
371
388
389
370
369
390
391
368
367
392
407
406
405
408
409
404
403
410
411
402
401
412
413
400
399
414
415
398
397
416
417
396
395
418
419
394
393
420
489
488
487
491
502
503
504
505
506
497
496
495
498
499
494
493
500
501
492
516
517
518
515
514
519
520
513
512
521
522
511
510
523
524
509
508
525
526
507
476
477
478
479
480
481
482
483
484
485
486
475
474
473
472
463
464
465
466
467
468
469
470
471
452
451
450
453
449
454
455
448
447
456
457
446
445
458
459
444
443
460
461
442
441
462
430
429
428
427
426
425
424
423
422
421
433
432
431
440
439
438
437
436
435
434
536
535
534
537
538
533
532
539
540
531
530
541
542
529
528
543
544
527
573
548
547
546
545
554
553
552
551
550
549
560
559
558
557
556
555
569
568
567
566
565
564
563
562
561
572
571
574
575
576
577
585
584
583
586
587
582
581
588
589
580
579
590
591
578
599
598
597
596
595
594
593
592
650
651
643
644
645
646
647
648
649
639
640
631
630
641
642
636
635
634
637
638
633
632
629
628
675
683
682
681
680
679
678
677
676
667
668
669
666
665
670
671
664
663
672
673
662
653
654
655
656
657
658
659
660
652
618
619
620
621
622
623
624
625
626
627
614
615
616
617
606
607
608
605
609
610
603
611
602
612
601
600
613
281
277
278
279
292
293
294
295
296
297
286
287
285
288
289
284
283
290
291
282
276
275
302
301
300
299
298
262
314
313
263
264
312
310
265
311
266
267
309
308
268
269
307
306
270
271
305
304
272
273
303
274
251
252
253
254
255
256
257
258
259
260
261
242
203
202
201
200
199
198
249
250
248
245
232
233
234
231
230
235
236
229
228
237
227
226
225
238
239
240
241
243
244
214
215
216
217
218
219
220
221
222
223
224
213
212
211
210
209
208
207
206
205
72
99
71
100
101
70
69
102
103
68
67
104
105
66
65
106
107
64
63
108
39
46
47
38
37
48
49
36
35
50
51
34
33
52
53
32
31
54
55
30
29
56
62
23
24
61
60
25
59
26
27
58
57
28
18
19
20
21
22
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
45
44
43
42
41
40
85
86
87
84
83
88
89
82
81
90
91
80
79
92
93
78
77
94
95
76
75
96
97
74
73
98
143
114
113
144
145
112
111
146
147
110
109
148
149
159
158
157
155
156
154
153
152
151
150
195
196
197
182
183
184
185
186
187
188
190
189
191
192
193
194
168
174
176
167
175
166
165
177
178
164
163
179
180
162
161
181
129
128
127
130
131
126
125
132
133
124
123
134
135
122
121
136
137
120
119
138
139
118
117
140
141
116
173
172
171
170
169
204
604
570
280
115
142
160
EXT.
EXT.
EXT.
PHASE 1B
PHASE 1A
PHASE 2
S. ESTRELLA PKWY
W. LOWER BUCKEYE PKWY
W. YUMA ROAD
150
0
150
300
scale
feet
Designer:
Drawn by:
Project:
Sheet No.
Job No.
Call at least two full working days
before you begin excavation.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602)263-1100
w w w . e p s g r o u p i n c . c o m
T:480.503.2250
F:480.503.2258
|
1130 N Alma School Road
Suite 120
Mesa, AZ 85201
25-1088 - Fulton Homes at Ballpark Village
Fulton Homes at
Ballpark Village
Goodyear, AZ
JH
JAJ
25-0188
of 1
Phasing Plan
1
PHASING
SEPTEMBER 8, 2025 - 1ST PRE-APPLICATION SUB.
PHASING PLAN
FOR
FULTON HOMES AT
BALLPARK VILLAGE
A PORTION OF SECTION 17, TOWNSHIP 1 NORTH, RANGE 1 WEST, OF GILA
AND SALT RIVER MERIDIAN, MARICOPA COUNTY, ARIZONA
VICINITY MAP
N.T.S.
W. YUMA RD
S. ESTRELLA PKWY
SITE
SEC. 17
T.1 N., R.1 W.
W. LOWER BUCKEYE PKWY
S. BULLARD AVE
Or
Preliminary
Construction
Not For
Recording
Or
Preliminary
Construction
Not For
Recording
OVERALL                         PHASE 1A    PHASE 1B     PHASE 2
45'x105'        362
53%
4
2%
197
70%
161
72%
50'x120'        233
34%
168
96%
0
0%
65
28%
60'x130'        88
13%
4
2%
84
30%
0
0%
TOTAL        683
176
281
226
INFRASTRUCTURE PHASE 1
(ESTRELLA PKWY / LOWER BUCKEYE PKWY)
INFRASTRUCTURE PHASE 3
(GOODYEAR BOULEVARD)
INFRASTRUCTURE PHASE 2
(YUMA ROAD)