Meeting 2284 complete
2026-06-10 · Regular Meeting
Items: 3 / 3
Docs: 9
Docs: 9
Planning & Zoning Commission
Synced: 2026-06-07 08:01 AZ
Item text
DATE: June 10, 2026
Planning & Zoning Commission
SUBJECT:
APPROVAL OF MINUTES
RECOMMENDATION:
Approve the draft minutes of the Planning and Zoning Commission Meeting on May 6, 2026.
Attachments
5.6.26 Draft P&Z Minutes
Planning & Zoning Commission
SUBJECT:
APPROVAL OF MINUTES
RECOMMENDATION:
Approve the draft minutes of the Planning and Zoning Commission Meeting on May 6, 2026.
Attachments
5.6.26 Draft P&Z Minutes
Supporting documents (1)
View on Agenda Online ↗
Item text
DATE: June 10, 2026
CAR #:
3325
CASE #:
P25-00273
Planning & Zoning Commission ACTION REPORT
SUBJECT:
REZONE APPROXIMATELY 156 ACRES LOCATED ON THE SOUTHEAST CORNER OF WEST YUMA ROAD AND SOUTH ESTRELLA PARKWAY, KNOWN AS FULTON HOMES AT BALLPARK VILLAGE, FROM PLANNED AREA DEVELOPMENT TO PLANNED AREA DEVELOPMENT AMENDMENT
STAFF PRESENTER(S):
Justin Gabrielson, Senior Planner
SUMMARY:
This is a Public Hearing for consideration of the rezoning of approximately 156 acres generally located at the Southeast Corner of West Yuma Road and South Estrella Parkway from Fulton Homes at Ballpark Village 1st Amended Planned Area Development to Fulton Homes at Ballpark Village 2nd Amended Planned Area Development.
RECOMMENDATION:
Conduct a public hearing to consider a request to rezone approximately 156 acres (the “Property”) from Fulton Homes at Ballpark Village 1st Amended Planned Area Development to Fulton Homes at Ballpark Village 2nd Amended Planned Area Development.
Recommend approval of the request to rezone approximately 156 acres from Fulton Homes at Ballpark Village 1st Amended Planned Area Development to Fulton Homes at Ballpark Village 2nd Amended Planned Area Development (March 2026), as set forth in the draft of Ordinance No. 2026-XXXX (Justin Gabrielson, Senior Planner).
STIPULATIONS:
See Draft Ordinance No. 2026-XXXX (Attachment A).
FISCAL IMPACT:
Although a fiscal impact analysis has not been conducted on this specific project, all new development will have an ongoing fiscal impact on the city. The development is responsible for construction of all infrastructure necessary to serve the site and will generate one-time revenue for the city through payment of permits, construction sales tax and development impact fees. Longer term fiscal impacts include increased demands for municipal services, the costs of which may or may not be offset by increased property values/tax levies, city sales tax, state shared revenues and the increased demand for commercial and retail development. Any areas that will be maintained by the city are constructed by the developer and then conveyed to the city two years after construction.
BACKGROUND AND PREVIOUS ACTIONS:
The Property is located at the southeast corner of West Yuma Road and South Estrella Parkway (Attachment B).
The Goodyear General Plan 2035 designates the subject property as Neighborhoods.
The property was originally rezoned to Planned Area Development (PAD) on December 4, 2006, through Ordinance No. 2006-1054 for a development known as City Center Airpark.
The property was subsequently rezoned from PAD to PAD through Ordinance No. 2022-1535, modifying the development to Fulton Homes at Ballpark Village and establishing development standards for a single-family residential community.
On January 23, 2023, the City Council approved Ordinance No. 2023-1567, representing the first amendment to the Fulton Homes at Ballpark Village PAD. This amendment modified rear yard setbacks for the R45 land use district, added enhanced amenity requirements, and established minimum size standards for certain planned amenities.
STAFF ANALYSIS
Current Policy:
A rezoning request requires public review and recommendation by the Planning and Zoning Commission and review and approval by the City Council. The proposed rezoning must be in conformance with the General Plan and should not adversely impact the surrounding area.
Summary of the Rezoning Request:
The applicant request (Attachment C) proposes additional amendments to the approved PAD. Specifically, the applicant proposes to eliminate the R35 alley-loaded product. The request proposes replacing the R-52 district with the R-60 district, thereby increasing minimum lot dimensions from 52 feet by 100 feet to 60 feet by 125 feet. This change does not introduce a new product type but instead establishes larger minimum lot sizes and results in reduced residential density.
Additionally, the proposal includes increasing minimum lot depths within the R45 land use district to accommodate a wider variety of home products.
Finally, the amendment revises the amenity framework by replacing three large amenity areas with six distributed amenity areas of varying sizes, increasing the variety and accessibility of recreational opportunities for residents.
Additional information on the request can be found within the Details of the Request (Attachment D), and additional details on the city evaluation criteria can be found within the Detailed Evaluation Criteria (Attachment E).
Attachments
Attachment A - Ordinance 2026-XXXX
Attachment B - Aerial Exhibit
Attachment C - Narrative
Attachment D - Details of Request
Attachment E - Evaluation Criteria
CAR #:
3325
CASE #:
P25-00273
Planning & Zoning Commission ACTION REPORT
SUBJECT:
REZONE APPROXIMATELY 156 ACRES LOCATED ON THE SOUTHEAST CORNER OF WEST YUMA ROAD AND SOUTH ESTRELLA PARKWAY, KNOWN AS FULTON HOMES AT BALLPARK VILLAGE, FROM PLANNED AREA DEVELOPMENT TO PLANNED AREA DEVELOPMENT AMENDMENT
STAFF PRESENTER(S):
Justin Gabrielson, Senior Planner
SUMMARY:
This is a Public Hearing for consideration of the rezoning of approximately 156 acres generally located at the Southeast Corner of West Yuma Road and South Estrella Parkway from Fulton Homes at Ballpark Village 1st Amended Planned Area Development to Fulton Homes at Ballpark Village 2nd Amended Planned Area Development.
RECOMMENDATION:
Conduct a public hearing to consider a request to rezone approximately 156 acres (the “Property”) from Fulton Homes at Ballpark Village 1st Amended Planned Area Development to Fulton Homes at Ballpark Village 2nd Amended Planned Area Development.
Recommend approval of the request to rezone approximately 156 acres from Fulton Homes at Ballpark Village 1st Amended Planned Area Development to Fulton Homes at Ballpark Village 2nd Amended Planned Area Development (March 2026), as set forth in the draft of Ordinance No. 2026-XXXX (Justin Gabrielson, Senior Planner).
STIPULATIONS:
See Draft Ordinance No. 2026-XXXX (Attachment A).
FISCAL IMPACT:
Although a fiscal impact analysis has not been conducted on this specific project, all new development will have an ongoing fiscal impact on the city. The development is responsible for construction of all infrastructure necessary to serve the site and will generate one-time revenue for the city through payment of permits, construction sales tax and development impact fees. Longer term fiscal impacts include increased demands for municipal services, the costs of which may or may not be offset by increased property values/tax levies, city sales tax, state shared revenues and the increased demand for commercial and retail development. Any areas that will be maintained by the city are constructed by the developer and then conveyed to the city two years after construction.
BACKGROUND AND PREVIOUS ACTIONS:
The Property is located at the southeast corner of West Yuma Road and South Estrella Parkway (Attachment B).
The Goodyear General Plan 2035 designates the subject property as Neighborhoods.
The property was originally rezoned to Planned Area Development (PAD) on December 4, 2006, through Ordinance No. 2006-1054 for a development known as City Center Airpark.
The property was subsequently rezoned from PAD to PAD through Ordinance No. 2022-1535, modifying the development to Fulton Homes at Ballpark Village and establishing development standards for a single-family residential community.
On January 23, 2023, the City Council approved Ordinance No. 2023-1567, representing the first amendment to the Fulton Homes at Ballpark Village PAD. This amendment modified rear yard setbacks for the R45 land use district, added enhanced amenity requirements, and established minimum size standards for certain planned amenities.
STAFF ANALYSIS
Current Policy:
A rezoning request requires public review and recommendation by the Planning and Zoning Commission and review and approval by the City Council. The proposed rezoning must be in conformance with the General Plan and should not adversely impact the surrounding area.
Summary of the Rezoning Request:
The applicant request (Attachment C) proposes additional amendments to the approved PAD. Specifically, the applicant proposes to eliminate the R35 alley-loaded product. The request proposes replacing the R-52 district with the R-60 district, thereby increasing minimum lot dimensions from 52 feet by 100 feet to 60 feet by 125 feet. This change does not introduce a new product type but instead establishes larger minimum lot sizes and results in reduced residential density.
Additionally, the proposal includes increasing minimum lot depths within the R45 land use district to accommodate a wider variety of home products.
Finally, the amendment revises the amenity framework by replacing three large amenity areas with six distributed amenity areas of varying sizes, increasing the variety and accessibility of recreational opportunities for residents.
Additional information on the request can be found within the Details of the Request (Attachment D), and additional details on the city evaluation criteria can be found within the Detailed Evaluation Criteria (Attachment E).
Attachments
Attachment A - Ordinance 2026-XXXX
Attachment B - Aerial Exhibit
Attachment C - Narrative
Attachment D - Details of Request
Attachment E - Evaluation Criteria
Supporting documents (5)
- Attachment A - Ordinance 2026-XXXX PDF
- Attachment B - Aerial Exhibit PDF
- Attachment C - Narrative PDF
- Attachment D - Details of Request PDF
- Attachment E - Evaluation Criteria PDF
View on Agenda Online ↗
Item text
DATE: June 10, 2026
CAR #:
2969
CASE #:
N/A
Planning & Zoning Commission ACTION REPORT
SUBJECT:
ZONING ORDINANCE COMPREHENSIVE UPDATE
STAFF PRESENTER(S):
Christian M. Williams, Planning Manager; Guadalupe Ortiz Cortez, Principal Planner
OTHER PRESENTER(S):
Matthew Klyszeiko, Michael Baker International (Zoning Ordinance Update consultant)
SUMMARY:
Receive an update on proposed standards for BESS (Battery Energy Storage Systems), data centers, noticing requirements and additional ordinance modernization items.
RECOMMENDATION:
Provide staff direction on proposed standards for BESS (Battery Energy Storage Systems), data centers, noticing requirements and additional ordinance modernization items. (Christian M. Williams, Planning Manager and 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. A community workshop was held on April 23, 2025, at the Goodyear Recreational Center. Ten residents attended the workshop and were engaged with the consultant and city staff throughout the workshop. A final community workshop was held on May 5, 2026, at City Hall’s Canyon Trails meeting room. The workshop was attended by five developer representatives interested in learning about the proposed regulations.
The first work session with the Planning and Zoning Commission and City Council occurred in October and November of 2025, respectively. Topics discussed at the first work session included expanding allowances for temporary signage in multi-family zoning districts, increasing noticing requirements, reviewing permitted and use permit uses, and creating middle housing opportunities in single-family zoning districts. A second work session was held in March of 2026. At the March work session, staff presented proposed regulations for BESS (Battery Energy Storage Systems) and data centers. Other topics were also included in the work session staff report such as an arts district overlay, and drive-through and parking regulations. Based on the feedback received at these work sessions, staff and the consultant modified proposed regulation language. The revised proposed regulations are being presented in this final work session to the Planning and Zoning Commission and City Council for additional feedback.
STAFF ANALYSIS
The complete draft ordinance is available in Attachment A. Highlights of the major changes include the following:
BESS (Battery Energy Storage Systems)
Special Use Permit in Light Industrial Park (I-1) and General Industrial Park (I-2) zoning districts
Minimum 330-foot separation from residential uses
Can be reduced to 150 feet when supported by a plumes study through the Special Use Permit review and approval process
Minimum 150-foot separation from commercial zoning districts
Minimum 100-foot separation from Business Park District and other I-1 or I-2 zoning districts
Worked with Fire Marshall to refer to NFPA for life safety items and maintain additional protections as necessary
Considerations for emergency response and decommissioning
See Attachment B, BESS Handout, for a list of recommended regulations and a comparison with regulations in other jurisdictions
Data centers
Permitted in Light Industrial Park (I-1) and General Industrial Park (I-2) zoning districts with conditions
Minimum 300-foot separation distance from residential uses
Considerations of water, electric power and noise
See Attachment C, Data Centers Handout, for a list of recommended regulations and a comparison with regulations in other jurisdictions
Noticing Requirements
Increasing the notification area from 500 feet to 600 feet for Use Permit, Special Use Permit and standard Rezone applications
Further increasing the notification area from 500 feet to 1,200 feet for Planned Area Development applications
Other modernizations
Housing
Permitting manufactured homes in the Agricultural (AG) and Agricultural Urban (AU) zoning districts
Permitting attached product in the R2, R1-6, and R1-4 zoning districts
Temporary signage
Additional duration of temporary signs for more events such as construction, grand opening, new ownership, and special promotions for commercial, industrial, and mixed-used uses.
Off-Street Parking
Permit the reduction of required parking up to 25% for mixed-use walkable areas with support of a parking study
Permit the reduction of required parking up to 25% for age restricted communities and affordable housing with support of a parking study and parking management plan
Reduce medical office parking requirements from 1 space per 150 square feet of floor area to 1 space per 200 square feet of floor area
Convenience uses
Additional regulations provided for drive-through uses to prevent queuing and circulation issues
Industrial height
Industrial height increased from 50 feet to 70 feet to meet today’s industrial development while providing buffers from residential zoning districts
Multi-family height
Multi-family height may be increased from 30 feet to 40 feet, not to exceed three stories, in MF-28 zoning districts and from 40 feet to 60 feet, not to exceed four stories, in MF-24 zoning districts for developments that provide pitched roofs and lower building height adjacent to single-family residential and arterial roads
Please note Attachment A is the public draft of the Ordinance published in April 2026. The Attachment will be updated no later than 24 hours before the meeting with the most recent draft reflecting public feedback and scrivener's errors.
CONCLUSION
The comprehensive Zoning Ordinance update aims to protect our residents’ health, safety, and welfare by establishing land use classifications, diving the city into districts, and imposing regulations on land use, building dimensions, and open space among other regulations.
With the Planning and Zoning Commission and City Council feedback, staff and consultants will finalize the draft of the Zoning Ordinance. The comprehensive update is expected to be presented to the Planning Commission on July 1, 2026, for a recommendation and to the City Council on July 6, 2026, for approval.
Attachments
Attachment A - Zoning Ordinance April 2026 public draft
Attachment B - BESS Handout
Attachment C - Data Center Handout
CAR #:
2969
CASE #:
N/A
Planning & Zoning Commission ACTION REPORT
SUBJECT:
ZONING ORDINANCE COMPREHENSIVE UPDATE
STAFF PRESENTER(S):
Christian M. Williams, Planning Manager; Guadalupe Ortiz Cortez, Principal Planner
OTHER PRESENTER(S):
Matthew Klyszeiko, Michael Baker International (Zoning Ordinance Update consultant)
SUMMARY:
Receive an update on proposed standards for BESS (Battery Energy Storage Systems), data centers, noticing requirements and additional ordinance modernization items.
RECOMMENDATION:
Provide staff direction on proposed standards for BESS (Battery Energy Storage Systems), data centers, noticing requirements and additional ordinance modernization items. (Christian M. Williams, Planning Manager and 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. A community workshop was held on April 23, 2025, at the Goodyear Recreational Center. Ten residents attended the workshop and were engaged with the consultant and city staff throughout the workshop. A final community workshop was held on May 5, 2026, at City Hall’s Canyon Trails meeting room. The workshop was attended by five developer representatives interested in learning about the proposed regulations.
The first work session with the Planning and Zoning Commission and City Council occurred in October and November of 2025, respectively. Topics discussed at the first work session included expanding allowances for temporary signage in multi-family zoning districts, increasing noticing requirements, reviewing permitted and use permit uses, and creating middle housing opportunities in single-family zoning districts. A second work session was held in March of 2026. At the March work session, staff presented proposed regulations for BESS (Battery Energy Storage Systems) and data centers. Other topics were also included in the work session staff report such as an arts district overlay, and drive-through and parking regulations. Based on the feedback received at these work sessions, staff and the consultant modified proposed regulation language. The revised proposed regulations are being presented in this final work session to the Planning and Zoning Commission and City Council for additional feedback.
STAFF ANALYSIS
The complete draft ordinance is available in Attachment A. Highlights of the major changes include the following:
BESS (Battery Energy Storage Systems)
Special Use Permit in Light Industrial Park (I-1) and General Industrial Park (I-2) zoning districts
Minimum 330-foot separation from residential uses
Can be reduced to 150 feet when supported by a plumes study through the Special Use Permit review and approval process
Minimum 150-foot separation from commercial zoning districts
Minimum 100-foot separation from Business Park District and other I-1 or I-2 zoning districts
Worked with Fire Marshall to refer to NFPA for life safety items and maintain additional protections as necessary
Considerations for emergency response and decommissioning
See Attachment B, BESS Handout, for a list of recommended regulations and a comparison with regulations in other jurisdictions
Data centers
Permitted in Light Industrial Park (I-1) and General Industrial Park (I-2) zoning districts with conditions
Minimum 300-foot separation distance from residential uses
Considerations of water, electric power and noise
See Attachment C, Data Centers Handout, for a list of recommended regulations and a comparison with regulations in other jurisdictions
Noticing Requirements
Increasing the notification area from 500 feet to 600 feet for Use Permit, Special Use Permit and standard Rezone applications
Further increasing the notification area from 500 feet to 1,200 feet for Planned Area Development applications
Other modernizations
Housing
Permitting manufactured homes in the Agricultural (AG) and Agricultural Urban (AU) zoning districts
Permitting attached product in the R2, R1-6, and R1-4 zoning districts
Temporary signage
Additional duration of temporary signs for more events such as construction, grand opening, new ownership, and special promotions for commercial, industrial, and mixed-used uses.
Off-Street Parking
Permit the reduction of required parking up to 25% for mixed-use walkable areas with support of a parking study
Permit the reduction of required parking up to 25% for age restricted communities and affordable housing with support of a parking study and parking management plan
Reduce medical office parking requirements from 1 space per 150 square feet of floor area to 1 space per 200 square feet of floor area
Convenience uses
Additional regulations provided for drive-through uses to prevent queuing and circulation issues
Industrial height
Industrial height increased from 50 feet to 70 feet to meet today’s industrial development while providing buffers from residential zoning districts
Multi-family height
Multi-family height may be increased from 30 feet to 40 feet, not to exceed three stories, in MF-28 zoning districts and from 40 feet to 60 feet, not to exceed four stories, in MF-24 zoning districts for developments that provide pitched roofs and lower building height adjacent to single-family residential and arterial roads
Please note Attachment A is the public draft of the Ordinance published in April 2026. The Attachment will be updated no later than 24 hours before the meeting with the most recent draft reflecting public feedback and scrivener's errors.
CONCLUSION
The comprehensive Zoning Ordinance update aims to protect our residents’ health, safety, and welfare by establishing land use classifications, diving the city into districts, and imposing regulations on land use, building dimensions, and open space among other regulations.
With the Planning and Zoning Commission and City Council feedback, staff and consultants will finalize the draft of the Zoning Ordinance. The comprehensive update is expected to be presented to the Planning Commission on July 1, 2026, for a recommendation and to the City Council on July 6, 2026, for approval.
Attachments
Attachment A - Zoning Ordinance April 2026 public draft
Attachment B - BESS Handout
Attachment C - Data Center Handout
Supporting documents (3)
- Attachment A - Zoning Ordinance April 2026 public draft PDF
- Attachment B - BESS Handout PDF
- Attachment C - Data Center Handout PDF
View on Agenda Online ↗
3 item(s)