Planning Commission - Regular Meeting

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Welcome to the Goodyear Planning and Zoning Commission meeting. We're excited to have you be a part of this important public process. Tonight, you will have the opportunity to address the commission on both non-aggenda and agenda items. The agendas and speaker request cards are located in the back of the council chambers. You must fill out a speaker request card in order to address the commission. Please hand in your completed card to a city staff member. You may check the I do not wish to speak option on the card. This allows you to still voice your opinion on an item on the record without having to speak. In accordance with the Americans with Disabilities Act, please contact a staff member if you need any assistance. Public comment on a non-aggenda item will take place during the citizen comment portion of the evening. These are items that don't appear on tonight's formal agenda. The commission secretary will call your name when it's time for you to speak. At that time, please approach the podium and tell us your name for the record. You'll have a maximum of 3 minutes. The timer is on the screens visible from the podium. Note that you may also choose not to speak if other speakers before you have said what you wanted to say. Shouting, cheering, and loud noises will not be tolerated and violators may be removed for disrupting the meeting. Goodyear Planning and Zoning Commission meetings stream live on YouTube and online at goodyearaz.gov. Follow the city's social media pages so you don't miss out on all that's happening in Goodyear. Thank you for coming to this meeting and being an active part of your city. And remember, it's a great time to be in Goodyear.

Good evening, ladies and gentlemen and fellow commissioners. The October 15, 2025 Goodyear Planning and Zoning Commission meeting is called to order. Will you all please rise and join me in the pledge of allegiance? I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, liberty for all. Will the secretary please note the role?

Chairman Climber is present. Vice Chair Samito is absent. Um, Commissioner Nepomsino is present. Commissioner Wang is present. Commissioner Hegodus is present uh on the phone. Commissioner Booth is present. Commissioner Roberts is present. We have a quorum. At this time, a vote shall be taken to excuse members unable to attend dur uh due to extenduating circumstances. Is there a motion and a second to excuse Vice Chair Samito from the meeting?

Give us one second. Okay, go ahead with your motion and second, please. Have a motion from Commissioner Booth and a second from Commissioner Roberts. Please enter your vote. Motion passes. Oh, I'm sorry. Commissioner Hegisk, how do you vote? I

Thank you. Commissioner, I motion passes. Thank you. Now's the time for citizens who would like to address the planning zoning commission meeting on non-aggenda items. Are there any speaker cards? I have none. Does anyone in the audience wish to speak on a non-aggenda item? Agenda item number one is to approve the draft minutes from the last meeting. Will the secretary please read the recommendation?

Approve the draft minutes of the planning and zoning commission meeting held on September 10th, 2025. Is there a motion and a second for the staff recommendation? We have a motion from Commissioner Nepino Nefmino and a second from Commissioner Roberts. Please enter your vote. Okay. Chairman Climber, how do you vote? And Commissioner Hegis, how do you vote? I motion passes.

Okay. Now, this is an opportunity for convention members to disclose any exparte communication they may have had prior to this meeting on any item scheduled for this evening's agenda. Exparte communication is an outside communication commissioners may have had regarding items on Tonight's agenda. Anyone? Okay. There is one public hearing meeting on the agenda tonight. As a reminder, the planning zoning commission as a recommendation board for council. The commission will vote on each item and forward their recommendation to council. Council makes the final decision. Agenda item number two is a use permit for conven. I'm going to open the public hearing. Planning Manager Christian Williams will present. Good evening.

Good evening, Chairman Climber and the Planning and Zoning Commission. My name is Christian Williams, planning manager with the city of Goodyear. And I'm here before you this evening with a request from Ed Bull and Madison Leak on a use permit for convenient use convenience use drive-thru near Palm Valley Phase 5 called Palm Valley 10 drive-thru. I'm presenting on behalf of my colleague Justin Gabriet. The property that we will be discussing today is 1.86 acres. It's located on the norththeast corner of Indian School Road and Saraveville Avenue. That's in a center that is zoned P A. And the underlying zoning of that P A is neighborhood commercial which correlates to the city's C1 zoning district. Zooming out just a little bit, you can see that the site is just east, sorry, just west of the Palm Valley Phase 5 community, just east of a recently completed McDonald's drive-thru. It is just south of a vacant parcel within the larger neighborhood commercial center, and it's just north of the Pebble Creek community. And to the far west of the site, offscreen slightly, you can see the beginnings of that UPS um employment facility. For a little bit of history on the entitlement, in 2003, the property was initially entitled, which gave it its commercial entitlements there. And in November 2020, there were two use permits on a single night. One of the use permits was for a convenient juice drive-thru, that is the now open McDonald's restaurant. And just for a note, that case will actually come back before you in April of 26 or this spring because of a condition of the approval that council placed on that. I'll talk about that a little later. To the north of this, there was also a use permit that came in for a convenience use self storage. That application has not been uh resubmitted. So, at this point, that

use permit is expired. So, the parcel's vacant. if um a convenience use were ever go on that site and we need to come back before you again potentially. So, diving a little bit more into the site, the proposed convenience use is for a drive-through restaurant as shown on this preliminary site plan. Um it'll be a restaurant which will consist of a 22 foot high building. It's approximately 10,000 square feet for the entire building and it's actually a multi-tenant building which will contain one drive-thru user on the far west end. More about the drive-through lane itself. That drive-through lane shows nine spaces for vehicle queuing before the first stopping point, which is the menu board. That does exceed the city's minimum standard of six queuing spaces before the first stopping point. And then between the first stopping point and the pickup window, there are four spaces which is right in alignment with the city's existing standard. The drive-through window and the speaker box both face west towards the McDonald's and the those are approximately 230 ft from the nearest residential that you can see to the east. The entry to the drive-thru is 100 ft from the closest residential parcel. On this screen, you'll see the elevations for the DR um for the multi-tenant building as a whole. The drive-thru is on the left side of the building. If you're looking at the top image facing west, you'll see again the building is 22 feet in height, which is below the C1 underlying height allowance of 30 ft. The building faces south on that top image towards Indian School. In the middle image, that is what faces north towards the vacant lot that was initially planned to be storage. On the bottom left image, you'll see there are no windows on the side that faces the residential to the east. And on the bottom right image, you can see again the view that you'd have from the

McDonald's looking at the drive-through window. A neighborhood meeting was held for this at the Goodyear city hall for the proposed use permit. Um, actually, I will point out one more item here. The signage on this building are um just placeholders. No tenants are a part of this action. So, this action is just approving a use permit that allows the convenience use drive-thru. We do know from the applicant that Starbucks is not the intended user. So, again, any user can go in there. You're just approving a drive-through convenience use. A neighborhood meeting was held at the Goodyear city hall for this use permit. Two residents were in attendance. One resident was in opposition uh citing the proximity of the speaker box to residential homes, potential of idling cars causing music noise entering uh when they're in their vehicles. Uh property value concerns, potential for trash or rodents that might be around this um restaurant and their desire for sitdown restaurants and not drive-through operations in their neighborhood. As well as just the status of this commercial, which they believe should be neighborhood commercial. another resident attended the meeting. They just had general um development questions. There are several um conditions of approval if this use permit were to be approved. And I'll highlight a couple of those. The restaurant uh will have to be designed in accordance with the zoning ordinance 4-2-18. One of the changes you'll see when it actually is built is that there will be a canopy to cover the drive-thru to be in conformance. A maximum of 50% of that multi-tenant building may be occupied by the drive-thru user. So, it's a multi-tenant. So, drive-through may not exceed 50% of the building. Um, and as I mentioned earlier, that building could accommodate three or more tenants. Right now, they're planned two, but this used permit does not restrict that number. The hours of operation for the

drive-through restaurant will be restricted between 5:00 a.m. and 10 p.m. I'll remind you that that is similar to the McDonald's that will was approved. The caveat is that when council approved the McDonald's, they did extend the hours of operations to midnight with a one-year review. That review would require a public hearing again with this body and that council and the council in order to codify that. So, right now, the McDonald's hours are at a minimum 5 to 10. Um, deliveries will be restricted from this drive-thru between the hours of 10 p.m. and 6:00 a.m. That is similar to a convenience use located at Caveville and Yuma, which has this this drive-thru is closer to residential than that one. So, we felt it appropriate to incorporate the stipulations here. The lighting restrictions are similar to McDonald's. The signs illuminating facing east are restricted similar to um other uses close proximity to residential. And similar to the McDonald's, you might recall there was an air scrubber stipulation that was added. If this drive-through user produces um odors associated with food production, they would be required to install the air scrubber. If it is not for something that causes odor, they would not be required to do that. So from an administrative process, if a customer came in for tenant improvements and they indicated their use was food production or something that generates odor, our comment on the review would be you need to install the air scrubber and that would be checked at the inspection process. And with that, those are high level the stipulations and conditions of approval for this use permit. And again, uh, staff's recommendation would be to forward a recommendation of approval, uh, with the conditions that were outlined in that document to council for their, um, their, um, their, uh, vote. Happy to take any questions.

Question for staff. Um, so we're seeing this because of the drive-thru. That is correct. And that's one of these days we're never going to do that again. Well, you see any drive-thru that is located within 500 ft of residential 500t. All right. That's the That's the caveat. Unless their zoning says otherwise. I got you. Okay. All right. All right. And the speaker box is I see pointed at the McDonald's parking lot. Correct. Okay. Anyone else for questions from staff? Would the applicant like to speak? Hope somebody Hi Christian. Um the entrance on this is from u school road only or also from Sar.

That's a great question. And I apologize for not addressing that. So when you look at the larger site and this image, this image is not updated, but if you see these uh pipes here, they convey water. There is an active turn lane on Indian School westbound into the existing McDonald Center where you would then access the pad for the proposed drive-thru multi-tenant building and the McDonald's. There is also a drive-thru or a driveway off of Saraveville Avenue um which would gain you access into the center for both users. And I assume there'll be some buffering between the building and the on the right side residential area.

Yes. With this approval when they go to construct they would finish out all of the landscaping between this pad and the residential. So there's a kind of like a drainage area to the west of the existing homes that's not landscaped today. This project per stipulation would be responsible to finish out the remainder of that landscaping for this portion of the site. The storage site would remain vacant because it's expired. You want to add anything, Mr. Bull or

Okay. Evening chair, commissioners, for your records, Madison Lee with the law firm of Birch and Crackolo and our address is 1850 North Central in Phoenix. Christian, as you guys know, always gives an excellent presentation. So, I have a presentation that I'm happy to share with you if you like. If not, I'm happy to answer any questions. Um, the client we're working on this with is Simon CR. They're very experienced um, real estate developer and they acquire real estate as well. As Christian pointed out, this site has been zoned since 2003, quite a while. It sat vacant all this time. So, we're all very excited to um see something move forward on this site, something that can benefit the neighborhood, something that can provide goods and services. Right now, they're, you know, anticipating a drive-thru user, you know, some type of coffee, and then they're they have one in the middle that could be something along the lines of juice bar, nail salon, something like that. And then they also have a Sherman Williams paint store that'll create jobs, make good this vacant site and we're just we're very excited. We appreciate staff's help, staff's recommendation. And with that, I will sit here for any questions. Thank you.

I know this there's about the Sheron Williams. Uh I guess I assume you have prior discussion already. That's why you put it in there with Sherman Williams. With Sharon Williams. That's correct. So there lease the property. That'd be nice because I know that their operation is only 6 6 a.m. to 6 pm for most of their locations. So, that would be a plus. I live near Sherman Williams and I go there a lot because I'm always making my husband do projects on the weekends and yes, it's very nice use nice to have near you. Kim, do you have any questions?

Uh, I do not. Christian did a good job. Thank you. Are there any speaker cards? Uh, we do not have any. Okay. Anyone in the audience like to speak on this agenda item? In that case, I'm going to close the public hearing. And would the secretary please read the staff recommendation?

Recommend conditional approval of the use permit for a convenience use for a convenience use drive-through restaurant on the subject property subject to conditions of approval. Is there a motion for the staff recommendation or a motion to recommend denial of the staff recommendation? Okay, we have a motion Commissioner Booth and a second from Commissioner Wang. Please enter your vote. Oh, I'm sorry. Floor is open for commission discussion. I thought it was pretty well

I don't have any comment against this thing. Uh I just noticed I'm just surprised that in their meeting with the resident there's only one person and I would think that with the row of residents that there would be more residents either for or against that would voice their opinion. So it seems to me that this is pretty much acceptable to them. So might have been like 24 we had a huge situation. We heard all of the you know likes and dislikes. So I mean to me it just seems like you know it's more they're in a better situation because of that. Call vote.

Please enter your vote. I chairman Climber. How do you vote? Thank you. Commissioner Hegodus, how do you vote? I'm also an I. Thank you. Motion passes. The recommendation of approval will be forwarded to the city council for the October 27th meeting.

Thank you. All right. Next item on the agenda is a business item. Agenda item number three is a work session to provide an update on the comprehensive update to the city's zoning ordinance. As a reminder, all items listed are for discussion only. No action will be taken. Planning manager Christian Williams will be here to preing chairman and planning and zoning commission. name is Christian Williams, planning manager. And alongside me is principal planner, Guadalupe Ortiz Cortez, who has been spearheading this project. And we also have with us Matt Klyico. He is with Michael Baker International. And he is our consultant that we've hired to assist us with this great undertaking of rewriting the entire zoning ordinance. So, we're here to give you a brief update. Well, I don't know if it's brief, actually. I said brief. We're here to give you an update on the status of updating the zoning ordinance and get directions on recommendations related to specific topic areas. So to tell you a little bit about about why we are here, this update is directly related to the city council's 2025 through 2028 strategic plan, which is to review and rewrite the entire zoning ordinance. The effort officially kicked off in January of this year. And to give a brief overview, u we're going to talk to you about um sorry, give you a brief overview of what this slide is showing is we've had some major milestones. We had our council one-on- ones where we got direction and guidance on topics they wanted us to explore. We had community workshop meetings in April at the Goodyear Recreation Campus. And then Matt was off to work starting to rewrite the ordinance and do analysis of that entire document. Um, we've had development forums with our development community over a myriad of topics to get their feedback on items that we should address within the zoning ordinance update or consider addressing within that. And we're here now in October to have commission and council work

sessions to provide you with that update. You can see we're on a 18-month timeline. The ultimate goal will be to come back for council action in June of 2026, which aligns with the strategic goal of having this completed by June of 2026. So, um, with that, I'll turn it over to Matt with Michael Baker International to go over the four areas that we'll be focusing on today.

Great. Uh, excellent intro, Christian. Um, so you can see on the slide here, we have four primary topical areas that we really want to discuss with you this evening. Um, these talking or discussion topics were really, uh, derived through the community feedback. uh when we went through the steps uh preliminarily for this project as Christian outlined um and also through our analysis. So uh there's many topics that we could bring before you. Uh these are not the only ones that we'll be focusing on, but the feedback you provide on these key topics will be used to help inform other parts of the code update process. So, uh, not only will your your comments help inform these topical areas, but that feedback can be used in other parts of the code. Um, so with that said, uh, you can see we'll be first looking at enhancing, uh, noticing requirements. So, we'll spend a little bit of time of uh capturing how does Goodyear address noticing for projects, what does state law require, and then explore any ways that we might enhance that to uh improve the process moving forward. Uh next, we'll be looking at permitted versus use permit uses. So, we'll be strategically looking at just those uses in in uh specific zoning districts, residential, commercial, industrial, those uses that require a use permit, and then ask ourselves uh would there be situations where if we applied certain conditions to those uses, could they be permitted without a use permit process? Um then from there, we'll take a look at opportunities for new housing. You might have heard Arizona has some housing challenges and so uh we want to talk a little bit in about housing and focus

first on our agriculture and single family residential districts. Um, and so we'll explore not only the zoning districts, but what type of housing is allowed in those zoning districts to see if we might uh introduce maybe some different product types within those existing zoning districts to offer more opportunity uh for residents or future residents. And then last, we'll close on the temporary signage in multifamily. Uh so uh this particular topic will look at um what type of signage is allowed uh what is the size, the duration, the placement of those and determine if there's a need to explore other conditions that apply to temporary signage. We won't be getting into permanent uh signage. uh that those discussions uh are a little bit more um defined, but temporary signage, we would be interested to hear your feedback. So, with that, I'll turn it back over or I'm sorry, I'll turn it over to Guadalupe to uh kick us off for our first topic.

Thank you, Matt. The city currently notices uh property owners within 500 ft of projects that require public hearings. that is projects such as reszones, use permits, and special use permits. The notice and requirements include first signs um posted on the project site, usually along street furnishes, and a postcard to notify property owners about a required applicant neighborhood meeting so that residents can learn about the project and voice their views on the project. Then once the project is ready for public hearings, a newspaper advertisement is published, the signs are updated with the public hearing information and an additional postcard is sent to those property owners notifying them of the public hearings. In the initial phase of the zoning ordinance update process, it was identified that residents desire enhanced public notification. They want to be more informed and engaged in the zoning and development process. And additionally, the planning commission and city council have noted the importance of maintaining a noticing practices that adequately inform residents and in turn support informed decision- making. And now I'll turn it over um to Matt again to go over noticing requirements in more detail and or recommendations for the zoning ordinance update to address resident and council concerns.

Great. Thank you, Guadalupe. I mean, that was a really great intro to just get our foundation of what does the city go through for uh its noticing efforts. But to give that a little more context, we have this initial table uh to capture some of those uh considerations relative to state statute. So uh while Goodyear goes through certain processes, uh uh Arizona revised statute does have some requirements as well. And so this table outlines uh how those um how Goodyear's requirements align with those uh state requirements. So you can see um signposting right uh 15 days prior pretty standard uh application across multiple municipalities and of course Goodyear aligns with that 15-day requirement. In terms of the newspaper postings that Guadalupe was uh uh noting um uh we have to post that once in a newspaper of uh general circulation and Goodyear uh follows that requirement of course. So you can see the one area that we do go above and beyond uh is the mailers or postcard notifications. State statute requires a minimum of 300 feet notification. Currently the city of Goodyear applies a 500 ft uh distance requirement on that. So given that we have a little bit of a foundation now of how does Goodyear align with state statute, let's see how the city aligns with some of our other municipalities within uh the valley. So this slide is a great graphic that uh displays uh the comparison with some benchmark communities for Goodyear. And so on this slide uh we see uh that notification diff uh notification distances for those

postcard uh mailers. And uh the notifications range all the way as you can see from that minimum 300 ft up to a quarter mile and in even in some nuanced uh cases a mile. Um, and so, uh, as you see from the graphic here, the 300 foot, uh, Arizona at the top is state statute there. So, you see multiple communities align with just the baseline 300 ft. Uh, Goodyear falls right above that at 500 ft. But then from there, you start to see maybe some uh some repetitive uh icons for certain cities, for example, Glendale. Um because some cities will apply different distances for different size of projects. So depending on how many acres uh Glendale will uh utilize a 600 foot notification and then as the project gets larger they look at 900 feet and then 1,200 feet and if we uh have further discussion we can talk about what those acreages are. Um but this graphic helps to display um some of the comparables of how communities approach this. Um the other thing to make note of is uh for the city of Phoenix uh while their notification boundary here uh is 600 ft um their HOA or I should say uh their registered organization uh list. So any uh organizations that register with the city uh that are within a mile of that project get notified. So uh that is a little uh nuance for that particular one. So uh with that I think we can jump now into looking more at how we might suggest adjusting some of those noticing requirements. So this slide uh just

recaptures that initial table that we looked at. We see our uh signposting or uh that should um discuss the signpostings as well as uh the uh project notification at 15 days meeting minimum state statute. So there's no change there. Uh the notice in a paper of general circulation uh no change you can see there. But on the postcard notifications, we are uh suggesting that uh as Guadalupe mentioned um to respond to some of the feedback we heard uh to expand that notification distance of 500 ft to 600 ft, but consider also 1,200 feet for certain conditions such as if uh a project were to take a parcel that is zoned residential and propose to reszone to nonresidential that those types or in special situations we might even do more enhanced notifications up to,200 ft. Um and then the last uh change or recommendation would be a direct HOA notice. So currently the the city utilizes a a same 500 foot um policy to notify HOAs. Um, but what we're suggesting is to actually expand that to a thousand feet. Um, and then that would allow those HOAs to disseminate that information to all of their residents as they see uh fit or appropriate. And uh it allows, you know, a balanced way of expanding notification but not being excessive on the number of mailers that go out. Now that said to give you a little bit of context to uh those suggestions uh we do have this graphic for you and this graphic shows

so I get these numbers right I want to uh read off some of the numbers here. So we have our first graphic that shows the existing requirements at 500 ft uh or uh notice the postcard mailers at 500 ft. In this example, that would consist of 81 properties for a uh cost of $112 uh to the applicant. Um the middle graphic uh which aligns with that 600 ft or expanding um the notice area to that 600 ft that would then capture 104 properties and have a cost of $144. And then of course the last uh graphic shows the 1,200 ft if we were to consider that for select application types and that would expand the notification up to 290 properties for a total of $400. Um and then we should make note that the city collects application fees uh upfront and so these costs would be captured uh in that process. um and the applicant would uh absorb those um in this situation. So at this point um that kind of summarizes the uh overall uh discussion relative to notifications and we'd uh turn it back over to you chair and fellow commissioners to share any feedback or comments you have relative to our uh talking points andor recommendations.

I really comment I really like the um I like the um recommendations for sure. It definitely adds on keeps us um out the other cities. I turn it off. Eight or nine months. We've this will all come to fruition and we're going to see this again in about May for our commission. Is that right?

A great comment or question. Uh that is correct, chair. uh based on the feedback we receive, we'll be having a work session with council on these same topics. We'll get feedback from them. Uh that information will of course be used to make actual text edits to the zoning code and before we go through the adoption process, we will absolutely be back before you to walk through final uh track. Community feedback that you're looking for, how how do you how do you gather that? Who do you who do you notify? Sure.

Come and listen. We have a project website and uh we've uh we place all of the project information as it's developed onto the project website, but we've also uh utilized uh the site to have um uh community survey. We've also gone out and had our community workshop. So, we put notifications out for residents to join us at an in-person workshop to get their feedback. Um, and then as we uh get to certain milestones with drafts prepared, we'll uh put that material on the the website for review. Um, and then have uh continued uh public meetings in person to go over that information in more detail.

Just one question. Does the land area and municipality affect the development of these distances? So in other words, like Goodyear is not a big area. I mean area wise is not a big city area wise compared to other municipalities. If you're asking if we notify individuals outside of our corporate boundaries.

No, no, no. If in other words if you compare good to Bakai for instance Bakai land mass it's a bigger area wise right than good year so therefore uh in terms of development there's not a whole lot of uh uh residential development compared to they still have more vacant land that's what I'm saying compared to good year so when you apply apply the 500 ft versus the 600. You're not talking around that particular development. Many u many owners affected compared to where you have um dense development surrounding that proposed you know vacant land.

And we did look at our peer cities for example you know we're slightly smaller than Mesa in size or Mesa's comparable in size to us. Buckeye is much larger. Phoenix is larger. So when we looked at those distances, we looked at what are all those communities doing. A lot of these communities where they are having reszone applications other than like a temp are in areas where you know they are rapidly growing and and and reshaping the land. So it did take into account some of those factors because a Buckeye or a a messa might have some of those similar um conditions. So in we used an example um PERN at Palm Valley where it is in the middle of a developed neighborhood when we even analyze what the impacts of that would be. But if you're developing for example down in um the Snoren Valley area of Goodyear, you might get um might be the same area but less property owners because you're impacting the immediiacy of fewer property owners. Might be a handful of farmers at that point in time.

Great. Just trying to to understand the the concept. Thank you. Anyone else? It's great. Okay. Wonderful. Well, thank you for that. Uh we will turn it back over to Guadalupe to uh introduce our next topic.

Thanks again, Matt. Permitted versus use permit uses. The zoning ordinance contains a list of that are permitted in each zoning district. Those can develop on the site following typical development conditions for the zoning district in which they're located and following the typical administrative review process. But unlike permitted uses, there are a list of uses that the city has identified as needing an additional permit process in order to develop in a specific zoning district. Those are the use permit and special use permit applications. During that additional permit process, staff identifies conditions for that proposed use. And those use permits and special use permits, as you recall, um are presented to the planning uh commission and city council for approval of a project. During the council 101 ones and as stated in the city strategic plan, there is a desire to streamline development processes where possible. And as part of this update, we are looking at special use and use permit projects that may be considered to be permitted conditionally based on context, location or performance standards. Um and that way they are able to we are able to remove that additional permit uh process and um as it sorry as may be identified during this update process. Uh and now Matt will discuss the current and recommended use permit uses in each zoning category.

Great. Thank you, brother Lupe. So here we have uh first up our current residential uh permitted verse uh use permit uses. So what you see on this uh particular slide uh within the uh residential um uh zoning districts, these are the uh uses that require a use permit. Um now these uses as you may look at the list uh obviously do have uh unique impacts or require additional oversight. hence the original intent of of having a an additional layer of review. So, um these particular uses uh require that extra step at this point in time in our residential uh districts. Now, we recommend uh some possible changes uh of those uses that could with uh proper guidance uh allow for uh these ones shown in yellow to be changed from requiring a use permit to be allowed in that zoning district with specific considerations. So for example on an assisted living facility we somewhat know uh in advance what the challenges are with those types of developments. We uh can anticipate that they might have more trips associated with them. They might have um emergency vehicles that uh need to access them. Um and so uh those facilities because we know some of the standard or typical conditions might present themselves to being allowed if we have uh considerations in the code

already captured. So that might be uh an example of providing a requirement that assisted living have to be they have to be located on specific types or classifications of roadways or in a proximity to a certain classification. It might uh consider the separation of these so that we don't get a concentration of them all next to each other. They might have to have distance requirements. um they might look at other safety considerations relative to access for um emergency vehicles. So it's those types of things that uh in um considerations that we could apply to a hospital in uh this particular case or an agricultural stand um and just remove that extra step as Guadalupe presented and possibly improve the development process but still maintain the controls uh that the city would like to ensure that these uses are compatible when placed. So with that uh I'll move on to uh our next topic which is uh commercial. Um I'll go through commercial and then industrial and then we can pause at the end to see if you have any specific uh comments. But here we have the same uh approach but focusing on our commercial districts. So, these are uses that require a use permit um currently in the zoning code. And if we look at some potential uh uh revisions to that, we would suggest or recommend that with proper considerations, we could control and allow limited outdoor display uh in conjunction with specific types of

retail. Um we could uh properly place veterary hospitals um daycare outdoor seating and studios for the practice and sale of fine arts. The last slide that I'll present of course is the current industrial uh uses. So all of these uh use types listed are uh required to get a use permit in industrial zoning districts. Um in industrial zoning districts we have maybe a wider variation of um considerations because of the variation in types of uses. Uh so you can see how there's a lot more on the industrial than maybe you see in some of the other zoning districts. Um and that's obviously to make sure that we maintain those checks and balances. Uh the other thing that I would uh note on this particular slide uh we do show uh that through this update process we will be uh refining some of these uh use types um or the list of uses. And so one example would be uh adding uh battery en energy storage systems or best systems. Um and we'll talk a little bit more about that on the next slide. So here's some recommendations that uh we might uh think about for industrial. As you can tell uh we're really only identifying one uh particular one and that's a dwelling for a watchman or caretaker employed on a premise in an industrial area. Um again all of the other uses uh for uh specific considerations we find it applicable to maintain that added layer of review. Now, the one thing I'd clarify here, we're not uh at a position to provide a

recommendation on best facilities, but uh it's highlighted there because it is uh top of mind and one that's being considered for the project, but we'll be um bringing forward more uh discussion on that in future uh presentations. So with that, I will uh pause to see if there's any questions or comments from the commission about uh these particular recommendations or any suggestions you have about uh concerns uh or uh possible modifications to these recommendations. And I can bounce back to residential commercial if needed.

You had baker on the previous slide, right? uh as recommended permitted but this one doesn't is don't recommend it in in this last slide. Which use? I'm sorry. I thought there's Oh, daycare. Daycare, right?

Yes. Um in in the industrial setting, um we would uh recommend that because you can see some of the complexities of the other use types that might be allowed in an industrial setting. We would want some uh probably additional consideration to make sure that we don't allow a daycare in an area that isn't appropriate adjacent to a a more intensive use or uh place a daycare and then possibly create an impact to a use a future use. Just curious when was the last time you ever dealt with tannery and what is that what is that use? Is that what I think it is?

Very good. We will that's uh spot on in terms of some of the uh terminology that we'll be modernizing with this update. So uh don't find too many tanneries around here these days. Yes. Okay. Well, uh not hearing any other comments. Uh thank you for that. We will then uh move ahead and turn it over to Christian to introduce our next topic. Thank you. Our next topic tonight uh we'll focus on is the opportunities to expand and diversify housing options within Goodyear's zoning framework. As outlined in the strategic plan, one of the cities or the council's goals is to provide current and future residents with a variety of housing types, prices, sizes, and ownership types. In order to assist in accomplishing this, we're working on expanding the housing product types within existing residential zoning districts. As part of the legislation that was passed by the state over the last couple years, the city has completed a housing study at the end of calendar year 2024. The study was done by a reputable group, the Elliot Pollock & Company. And that study concluded that the city currently exceeds the demand for housing both in terms of single family and multif family housing categories. You can see some of those highlighted um those highlighted words on the screen. Based on the great work of this commission and the council and working with the private development community, the foreseeable five years shows that we have the land and product diversity available to absorb our share of regional demand and support the diversified employment growth in the city at the city and the region are experiencing. This also allows the workforce to live close to employment and not have to drive to our neighboring cities for those opportunities.

I'll also mention that you will be seeing legisl um a zoning ordinance text amendment come before you in November to address the middle housing components that the state is um requiring cities to um provide. So again, we're right now trying to be proactive in addressing these housing issues so that now so that we're not reactive and so that hopefully the state sees the work that we're doing as a city to manage our own housing supply so that we're not seeing legislation target that cities for doing nothing. And as part of this conversation, I'd also like to show you that the past several years of resonings, plattings, and permitting has resulted in housing growth. This chart on the left shows 2017 on the far left through 2024. And then the far right is the first half of the 2025 calendar year. These are the units coming online and being finalized by our building safety professionals and permitting professionals. and that allows new families to move into our community. What you'll notice is that the diversity of our housing options has shifted solely from being single family detached largely in 2017 to a wide mix of housing options as you'll see as we got to a close of 2024 and halfway through 2025. So despite some economic shifts over the past years, Goodyear is ex still experiencing confidence in the market and as such delivering a broad variety of housing product. Some of the recommendations you'll see are as a result of the housing study um and also a housing study that was conducted by uh a grant we received by the Maricopa Association of Governments that's been provided in your packet. But the report is part of some of the recommendations that you're going to hear from us tonight as it relates to increasing that housing stock and allow more middle housing options or missing middle housing options so that there are more ownership opportunities and things of that nature so that we don't lose the the talent that grow up in our Goodyear

schools and and communities. So with that, I'll turn it over to Matt to go through some of our recommendations and talk about housing types. Great.

Oops. Oops. doubled up there. Thank you, Christian. Um, so to dive into this, uh, we want to give you a little foundation like some of our prior topics. So, uh, as of course, as Christian outlined, as housing needs evolve, it's important that our code, uh, support a range of those residential formats so that, uh, we can respond to those changing demographics, respond to the affordability challenges and just align with lifestyle preferences. Right? So, as uh, with the prior discussions, we want to first take or establish a foundation for you. And this slide shows uh the uh the current residential use types that are allowed in Goodyear's agriculture and single family uh zoning districts. So those are the areas that we're going to focus our discussion on uh this evening. Um we won't be looking or getting into multifamily. It's just focusing on those agriculture and single family zoning districts. So the type of residential uses the current code considers are listed on the left hand side or the first column. Um and then uh the specific agriculture and single family zoning districts that uh we want to focus on uh or where those uh residential use types are allowed are listed on the right hand side. So not every residential type that you see on the left is allowed in every zoning district on the right. Um, and so what we're going to do is walk you through those different residential types, give our recommendations about how we might modify that, and then show you a table that outlines kind of how all that comes together. So, first up, we have our uh one single family detached uh product type. This

type of housing is typically built on individual lots and has no shared walls between units. Uh it's the most common residential uh form within Goodyear and generally found in densities that range from 1 to eight dwelling units to an acre. Um these homes are usually sight built, could be modular where they're uh you know parts are built offsite and then put together on site. Uh but the ownership model for this is pretty straightforward. uh you typically own the house and own the land uh that the house sits on. Um the placement is on the ground and there's no units above you, right? So uh there is no shared vertical space. Uh this residential type as you can see on the slide um is uh currently allowed in um all of the agriculture and single family zoning districts except the R1A zoning district. And so, uh, for this update, uh, as you can see, we're not suggesting any changes to where, uh, one single family detached homes are allowed right now. Now, we go to one single family attached. So, this product type uh, typically in includes two to four units that share walls, but are individually owned and placed on separate lots. Uh you'll see examples here ranging from twounit town homes to fourunit configurations. So that uh two images on the top show a a a situation where the garages connect right on the image on the left and the image on the right shows where it's a twotory and it has a common wall between both. But uh in the these situations um the uh homes are generally fall within a six to 16 dwelling units per acre. They're also

typically sight built. Um residents will uh typically own both the unit and the land that it sits on. So even though they're attached, they still uh um typically have ownership of the unit itself and the land that it sits on. Uh this res uh these units are placed on the ground and not as we would call stacked uh or which means that they don't have any units above them or share any vertical space. um this residential type is only allowed in the R1A zoning district right now. So, uh you would have to in essence have this specific zoning classification to develop these types of products. Um so, as you can see from the slide, what we're suggesting or recommending is that we uh allow two unit attached in the R14 and R16. So, not necessarily taking it all the way to allowing three or four or plus units, but the two unit attached could be a use type that would be appropriate in the uh R14 and R16. And and then uh consider all of these attached types within the R2 district. And again, we'll have a table at the end that kind of brings this all together. So next up we have our two family duplex. This is a slightly different. Now uh the um duplex product. This housing type typically includes two units within a single building um either side by side or stack. So you on the images there you see the one on top has a single building with two entrances um on either side of a singlestory building. Whereas the image on the bottom actually is a stack configuration

where one unit is uh on the ground floor and another unit is uh above that. Um it's these this type of development typically ranges from six to 10 dwelling units to an acre. It's sight built and ownership can vary. Um some are individually owned while others may be structured as condominiums. So you might um just own the unit above you whereas um others you um might uh own the actual unit on the ground there. Um in terms of placement, duplex units may be built on the ground or stacked depending on the design and site constraints. Um the uh currently the two family duplex is only allowed in the R2 district. So, uh, that's important to keep in mind when we're talking about recommendations, uh, because the prior slide we mentioned that single, uh, that, um, uh, the attached product might be appropriate in this zoning district because right now it only allows just this one type of residential product. Um so uh from here we're not necessarily recommending any change to the R2 uh except for uh those uh particular um additions that I mentioned on the prior slide. Now here we're looking at a potential new uh product type. So uh for this discussion this slide introduces uh the triplex and forplex um or dwelling units with more than two units. And so that's why you see the more than two family. So the last one was two family a duplex. Now this is looking at what if you had a product type that had more than that. So densities for this product type range from six to 16 dwelling units to an

acre. These units are also sight built. They may be individually owned or structured as condominiums depending on the development model. Um units can be built on the ground or stacked depending on site constraints and design preferences. So uh these examples just to give you context. The top image is a triplex. It's a little small and hard to see, but the bottom floor there has uh three doors uh that lead into the three individual units. Um, and they all have their independent access, right? Um, the bottom image actually is a forplex, but this is a little unique in that this forplex actually has one entrance, a common entrance, and then you go into a little lobby, and then you have your four doors to each unit. Um, so, uh, these, uh, do have some comparables that, uh, there's some projects in the city, Deerrun in, uh, village at Rio Po. um uh that uh align with this product type and those were developed through a P A process. And so the you know consideration is is there a way that we can allow this product type with not uh having to go through a whole P AD process. Um given that this product type is not a particular use type in the current zoning code, you can see that there's no comparables there. Um and uh while this is a product type that we think could be introduced to the zoning code, we'll also uh comment that this does start to get a little bit more dense in character when applied in uh multiple uh situation or if multiple uh types are placed adjacent to each other. So we do feel that this product type is a little bit more appropriate for the multiple family uh zoning districts. So,

we want to at least introduce this product type to you this evening, but uh you'll see from our table that we're not recommending to um introduce this to any of the single family unless the commission has uh any suggestions or feelings about that. So, the last uh product type that I'll introduce is manufactured homes. Um I think we're we're all generally familiar with manufactured homes and they've come a long way right since uh uh some of our um maybe uh older views of manufactured homes um uh they had a different character and feel. The images you can see here on this slide that manufactured homes uh can look uh like a a sightbuilt home on the top there or in even maybe more uh traditional applications can have uh many embellishments that uh make it um a very acceptable uh housing uh type. Now, um these are typically found in ranges uh of densities from 1 to 12 dwelling dwelling units to an acre. They're of course um built offsite and then placed on uh the particular uh site. Manufacturer homes are generally owner occupied uh where the residents either own or lease the the home. Uh units are placed of course on the ground. There's there's no situations of stacking a manufactured type product. Um these uh uses are currently uh not allowed in any of the agriculture or single family zoning districts. They have their own dedicated districts. But for this update, we are recommending that uh because of some of the um

enhancements in this product type that it could be appropriate if it met design uh standards that the city already uh administers within our agricultural uh zoning categories. And the logic behind that is uh just looking at some of those more rural areas of the community and recognizing that um uh if they have um a desire to place a manufactured home in a a rural area that we um expand some of that flexibility for them. And so, uh, with that, uh, we'll take a look at, uh, this table which outlines what is currently, uh, allowed in all of those zoning districts that we just, uh, discussed, as well as the um, product types that are listed in the zoning code for residential. So you can see that the zoning classifications are across the top. The use types uh are along the side and the X's represent where a specific product type is currently allowed. So uh as we mentioned the manufactured home is not allowed in any of the agriculture or single family zoning districts but it is allowed in other districts. And then for example, multiple dwelling or multifamily residential uh of course is also not allowed in agriculture or single family residential. So that's why you don't see any X's there. Now based on our conversation, this is a enhancement of that table to capture some of those um changes that we uh discussed as well as some of those new product types. So you see the black X's there are are maintained um in most part but we've added some green X's to

capture where we're making recommendations about possibly expanding um the product types in certain zoning districts. So again, um for example, under the one single family attached, that is uh a a broad um uh use type right now in the zoning code and it's allowed only in the R1A attached. But if we were to develop guidelines that uh can control and allow, for example up to two units attached, uh that could possibly be allowed in an R16 or R14 because it could have a more suburban feel if it's um done in a proper way. Um whereas if you get more units connected, three units or four plus units, we start to recognize that that might get uh too dense for a R16 or R14. So we're not recommending that, but we are recommending that they are all allowed in the R1A um as it's currently uh allowed. Uh the other examples show where uh attached products could be introduced to the R2, the two family zoning district given that that's already allowing um duplexes that it uh is a um opportunity to expand that. And the other consideration again is that manufactured home allowing that in the agriculture uh zoning districts. So again, uh the the notion here is to look at the existing zoning districts and see how we might expand them from that single use type or allowing a single type of product and uh giving some flexibility but controlling the look, character, and feel of those of those districts. So, with that, I will turn it

back over to the commission for questions or uh any um concerns that you might have with uh these recommendations.

Just a quick question on the manufactured home. Uh I assume if this is adopted that there will be um additional restrictions to follow

and correct. Uh currently the zoning code does have some considerations for manufactured homes. But uh in addition to those considerations, we also have uh design requirements that um uh housing must meet. And so uh it would be our expectation that those same uh design requirements that we would apply to a single family stickuilt home would uh apply to manufactured homes. And so we would hold it to the same standard but in essence just allow a different um construction type if you will. If you wanted to add to that.

That's a good question because I was thinking that myself. I've seen I've seen some manufactured homes on wheels. you want to take? Yes. Our design guidelines would not allow somebody to um currently wheel a house there and leave it unskirted. So, if you all had an interest in us looking at allowing that product type on those 1acre lots, 5 acre lots, and larger, we would evaluate what additional conditions would need to be on manufactured homes to ensure that they looked and felt like the rest of the neighborhood.

I wouldn't have allowed that. Okay. No further questions follow. Okay. Well, thank you, chair. I'll turn it back over to Christian, I think, for our last topic.

Thank you. So, we'll shift to our final topic, which is temporary signage specifically in multifamily zoning districts. This topic has surfaced as an area needing clarification and potential updates particularly by the development community and specifically members of the Goodyear City Council through their one-on-one conversations with city leadership have asked staff to further look in to this topic and look at how we compare to other cities as it relates to temporary signage in multif family districts. Before I get into the topic, I want to give you a high level look at multifamily within Goodyear. Based on outreach from our friends within neighborhood services division to our apartment in multif family housing communities, we know that a majority of our housing complexes that are multifamily in Goodyear have a median occupancy rate of 95%. Meaning that less than 5% of the units are vacant. That's great news as it relates to us being able to attract our workforce and bring provide housing to our workforce and those that are looking for different housing options within Goodyear. As you will also potentially recall from a presentation our director Katie Wilin did several years ago and as evident by our housing mix charts that you saw in the previous slide, back in 2015 only 9% of our total housing supply within Goodyear was multifamily. And at that time in her presentation in 2021 about 13% of the housing supply was multif family. And she had a prediction in the presentation which actually did come to fruition. In 2025 about 18% of our total housing stock within Goodyear's multif family. Now that we've received reviewed both of the issues and how Goodyear standards compare regionally, we'll like to discuss and explore the changes that might be made to um address this topic. So, I'll turn that over to Matt.

Great. Thank you again for teeing that up for me. Um, and so getting into this topic, we really wanted to um make sure we address a few key issues and those are identified on this slide. So, as we're talking about temporary signage, we're we're looking at um what is this signage being used for, right? And so, uh, we're acknowledging that it's advertising leasing, it's advertising grand openings, it's other events that it's, uh, considering. So, we want to be mindful of that. Um, we also want to, um, recognize the types of signage that, uh, is being utilized. So, uh, we have A-frame signs that might be a consideration. We have banners on the side of buildings that are a consideration. Um so those are uh the different types of situations that we want to be um mindful of when we're establishing or making such recommendations. And then the third um that we were looking at is um how are these signs placed? Um how long is something temporary until it becomes permanent? Uh and then of course are there any safety or visibility issues with this signage? Um and and so it really is an important topic and one that um is uh brought up uh fairly frequently in other communities we work in um uh regarding temporary signage. And so uh as we have done on some of our other topics, we wanted to first give you a foundation of uh how does Goodyear currently treat temporary signage. Uh so uh this slide shows that from a size standpoint, temporary signs are generally limited to 32 square feet or less. Um the placement of signs must not

interfere with pedestrian or vehicle movement and cannot be placed within designated sight visibility triangles which helps to of course maintain se safety in those uh line of sights. The duration uh as you can see in the table uh identifies uh that these uh signs are allowed to be displayed for 10 to 30 days depending on the type and purpose of the application of the sign and uh certain types of temporary signs do require a permit especially if they exceed standard size or duration limits. So um you can see there's some baseline conditions but there is some flexibility there. Um and so that gives a foundation on the city. Um what we now want to uh talk about is our benchmark communities. Um this can get very nuanced, right? So, we don't have a we didn't want to get into a lot of slides showing um all the various regulations, but this has a summary of when we looked at our benchmark communities and we associated size um we were on par with most all other benchmark communities in terms of that 32 square feet or less. So, a green check mark there. Um from a duration standpoint, Goodyear allows signs to be, as I mentioned, displayed for 10 to 30 days. Um, some communities or cities do allow up to 30 or 60 days depending on that sign type, but overall uh the city again was comparable u from a temporary standpoint. That's the kind of aspect that we always want to um uh emphasize when we're talking about uh temporary signs is that they're intended to be uh for a moment in time, not permanent. Um placement requirements across the region

are similar. Signs must not interfere with pedestrian or vehicle movement, must stay out of visibility triangles, and maintain safety. Um and then from a permitting standpoint, like other cities, Goodyear requires permits for certain temporary signs, especially those that exceed those uh size standards. So, you know, uh, long story short is Goodyear is fairly aligned with our benchmark communities when we're looking at temporary signs. Um, and there's some more language or uh, guidance in your handouts if you wanted to look at some of those uh, um, examples that I was referencing. But overall, um I would clarify that we're not proposing to make any changes to uh the temporary sign conditions. Um the uh cert the current code does give some flexibility but does have some um alignment with other communities. Um, but this slide does emphasize why it is uh top of mind with us in terms of the examples of temporary signs that end up becoming permanent and um, of course enforcement comes into play on that, but Goodyear does a great job on that. And so we want to make sure that they have uh, the regulations to maintain that. So, uh, with that, I'll pause to see if the the commission has any questions or suggestions relative to temporary signs or even situations that you might have come across that would be uh informative to us.

No, I don't think so. Yeah, I see these pictures of the ones that have been up for a long time and um doesn't look good and then once they're there for a while then people think that well that's the way it go that's the way they're supposed to be which it's not good. Yeah, we uh clarify these are not uh projects in or uh applications in the city, but um we would want to make sure that uh it does not become uh getting taken advantage of or um uh something that uh becomes commonplace. So um it improves the aesthetic quality of the community and as Christian outlined um you know in certain applications especially multif family uh uh occupancy is good and so um you know the um permanent signage should be um in most instances uh applicable and not need additional signage. So unless you have any other feedback.

Uh Christian answered my question the last meeting. So and I said prove me wrong and I'm he just proved me wrong that we don't have a glance of apartments here or what. So with 95% that was good news. So so I admit that. So so that was pretty good. And in my driving around the city, I really haven't seen any outrageous sign regarding this multif family. So you some of them you could hardly see that you'll miss it because they're not that big, you know. So that was pretty good. The most eye-opening thing we learned in this was our code enforcement uh does a great job keeping our city looking beautiful. And uh probably need to call my own city's code enforcement department because one of the pictures is on my drive home. So So with that, I just want to thank you. This concludes our presentation for today. You all have been here for an hour and 20 minutes. So thank you for your time. We graciously appreciate that. We greatly appreciate the insight and um helping us move forward with some of the topics. I do want to acknowledge we threw a lot at you in the last hour in 20 minutes. So if you're at home and you're looking through these materials, you have a question, you thought you think of an idea, you're looking at the list and something comes to mind, don't hesitate to um send myself or Katie, our director, an email or Alyssa an email. we are happy to um look into something, get you some information back or or or have Matt and his team take a look at that. So, we just really appreciate your time as we're working through this and again, our touch points will be probably closer to uh spring for some more updates and some more robust content coming out.

I look we look forward to the community feedback and see what they have to say about these things. So, this chart you use, are they on the website or they are public documents. Everything that you all have in your packets are public because they are in the agendas in minutes. So, if anyone's listening at home and wants to know what is in those packets, they're available on our Goodyear website. If you search um minutes and agendas and go to the meeting for today, it'll be there's a lot of attachments that have the housing studies, the multif family signage, all the all the crazy graphs that wouldn't fit on the PowerPoint. So, welcome. Okay, thank you very much. Appreciate it. Are there any staff communications?

Thank you, chairman. Um an update on the last item at your last meeting. Um you considered a resoning request for community 14 in Australa which was recommended for approval by this commission by 51 vote and city council did approve that resoning case. Um I also wanted to give you an update that at the last meeting it was requested that we have some um subject matter experts on transportation planning and the traffic review come to the meeting to provide information and because of the item tonight we didn't schedule it for tonight but we are working to have them at the next meeting so that um we can do a learning session with lots of questions and answers. So we look forward to have that in November. That's all I have.

Okay. Okay. And the next uh meeting will be my page here. I lose my place. When is the next meeting? November 5th. That's when it's going to be. November 5th in the same room at 6 PM. And if there's no further agenda items or anybody wants to speak, we're done.