Goodyear approves Vantage data center expansion and Amber Meadows' 437-unit residential community

Planning Commission Clears Path for Vantage Data Center Expansion and 437-Unit Amber Meadows Community in West Goodyear

The Goodyear Planning Commission voted unanimously (4-0) on August 17, 2023, to recommend approval of two major rezonings: a 17-acre northern expansion of Vantage Data Centers' industrial campus and a 110-acre master-planned residential community called Amber Meadows. Neither item drew public opposition during the hearing process, and both cleared the commission with minimal debate. Vantage's project is scheduled for City Council consideration on August 28; the Amber Meadows council hearing date was not specified in the meeting record.

The commission also took time to introduce four new planning staff members—including a contract planner promoted to full-time status and three recent hires—signaling that the city has now achieved full staffing capacity in its Planning Division after a period of recruitment.

Key Speeches

"I don't have anything to add to staff's fantastic presentation. I do want to take the opportunity since I'm here to thank staff, to thank Chris and Karen Craver—the team's been amazing to work with, very responsive. We've worked hard to match up the design and make sure that this is going to be a beneficial use." — Ben Graf, Quarles and Brady, representing Vantage Data Centers

"The city had already published a document, a brochure if you will, that designated this area as a future data center campus, and because of that it really drew Vantage here. So I thought that was a very smart proactive step by the city." — Ben Graf

"[Regarding staff modifications to Amber Meadows] I would like to see more ramadas possibly in that park. I know it said a minimum of one large and one small, with the intensity of our sun and as much as we get, I'd like to see more, um, possibly in there if they could fit it." — Commissioner Higgins

Timeline

Vantage Data Centers Rezoning (Case 22-000001)

• Applicant presentation (staff): Steve Caretsia, senior planner, presented the 17-acre rezoning from C2 (commercial) to I1 (industrial) zoning. The site is located southeast of Van Buren and Bullard, adjacent to Vantage's existing data center campus (completed in 2019). The expansion would include two phases of building construction with enhanced landscaping, generator screening, and office components fronting Bullard.

• Staff recommendation: Staff concluded the rezoning is consistent with the General Plan (which designates the area "business and commerce"), meets rezone criteria, and is compatible with the surrounding area. Key findings: restricted vehicle access only from Bullard, minimal traffic, limited noise (generators only during operation), no water cooling (air-chilled units), and extensive screening of generators, stacks, and chillers via landscaping and walls. Staff recommended approval subject to stipulations in the draft ordinance.

• Public hearing process: Postcards sent to neighboring properties; legal advertisement published; property posted. No inquiries or opposition received.

• Council discussion: Commissioner Sambido complimented the applicant on the existing facility's final product and the screening plan for the new phase. He noted: "I've seen a couple of the other products and I really like yours, Steve. It seems that the data centers have very little negative impact at all. Is now that we've had a few for the past three years, has there been any impact or quirks for the city to handle data centers that has been noticed?"

  Staff planner Caretsia acknowledged that data centers remain relatively new to Goodyear and the city is still in an assessment phase. He said: "The bulk, the height—these are large structures so we want to be careful where we put them. The noise, we're still—again, they're so new, we're starting to see them come through the process and get to this stage. So we're hoping to evaluate once they start operating fully and we start getting, you know, residents who live near them. So I guess the verdict is we're still hoping that we find everything when we evaluate, we find traffic like Commissioner Sambido said—the designs are starting to meet our requirements and what we're looking for in terms of expectations. So we're hoping that everything turns out well, so wait and see to see if there's still some things."

  Ben Graf, the applicant's attorney, thanked the city staff and noted that Vantage is an international data center company that "found a really good home here in Goodyear." He highlighted the city's proactive designation of the area as a future data center campus in published materials, which "really drew Vantage here." He indicated the company plans to continue seeking additional sites in Goodyear.

• Public comment: Zero speakers against the project.

• Vote: 4-0 approval. Commissioner Wang seconded Commissioner Booth's motion.

Amber Meadows Rezoning (Case 22-200016)

• Applicant presentation (staff): Christian Williams, Principal Planner, presented the 109.93-acre rezoning from Final PAD (Planned Area Development) to R14/R16 (residential) zoning with PAD overlay. The property is located at the northeast corner of Perryville Road and Lilac (Harrison Street), approximately half a mile south of Van Buren, in the city's West Goodyear sector. The original 2005 PAD called for smaller lot sizes (60×120 and 70×120 feet) but is being reimagined as a mixed-density master-planned community.

  The new plan combines 57.67 acres of R14 zoning (with reduced development standards) and approximately 52.5–54 acres of R16 zoning (also reduced standards via the PAD overlay). The development will include 402–437 dwelling units, depending on whether the Liberty Elementary School District ultimately accepts a 7.5-acre school site dedication. The plan also incorporates an 8.5-acre central park with amenities: a community pool, restroom facility, minimum two pickleball courts, one large ramada with barbecue grills and picnic seating, one small ramada with barbecue, bike racks, a tot lot, grass area for a U6 soccer field, and eight-foot-wide sidewalks and trails throughout the park.

  Connectivity elements include a five-foot-wide soft trail on the east side connecting to a future RID (Roosevelt Irrigation District) trail on the north along a 25-foot RID easement, and a five-foot-wide soft trail connecting the central park to the La Privada trail system, which in turn connects to broader West Goodyear trails and the Maricopa Trail network.

  Lot diversity is achieved by 100 percent of R14 lots being above the minimum 40-foot width and 100-foot depth (typical for R14), with R14 lots comprising approximately 54 percent of the total development. White cross-buck fencing will front Perryville Road to provide an agrarian character consistent with West Goodyear's identity. Streetscape elements include West Goodyear-themed monuments with agrarian features, cross-buck fencing, paver entries at Perryville/Lilac and Perryville/Citrus intersections, and optional enhancements during preliminary plat such as paver driveways, detached sidewalks with street trees, and enhanced paver entries.

  Infrastructure commitments include hash street improvements on the east side of Perryville from Lilac to RID; completion of any unimproved half-street improvements on Lilac from 183rd Avenue west to Perryville; a proportionate share (25 percent) contribution to traffic signal improvements at Lilac and Perryville; and coordination with Liberty Elementary School District to dedicate 7.5 acres for an elementary school site (combined with the adjacent La Privada development to create a 15-acre school site).

• Staff recommendation: Staff found no major community impacts and recommended approval subject to stipulations in the ordinance. Staff noted that the development represents an infill project within an established planning area and aligns with West Goodyear character guidelines.

• Public hearing process: A neighborhood meeting was held. No formal resident opposition was received, though county residents who farm property across the street (in Buckeye's planning area) attended to gather information.

• Council discussion: Commissioner Sambido asked about the timeline for the school district to build and what happens if the district declines the 7.5 acres. Williams explained that the school district would need to provide a letter declining the acreage (or accepting less), at which point alternative development could occur. He noted that school districts sometimes exercise this right based on enrollment forecasts and typically consult with third-party economic advisors.

  Commissioner Sambido asked if Liberty Elementary has indicated intent to build at this site. Williams confirmed that the district mentioned in their bond advertisements the potential intent to pursue construction at this location with a forthcoming bond election.

  Commissioner Higgins requested more ramadas in the central park, citing the intensity of the Arizona sun. Williams indicated that the applicant and staff could negotiate additional shade structures during the preliminary plat process and could explore distribution of facilities throughout the property.

  A commissioner asked Williams to reiterate the streetscape and lot-diversity measures the applicant is providing to offset smaller lot sizes. Williams outlined the three final streetscape elements to be codified at preliminary plat: West Goodyear theming with split-rail fencing and agrarian monument design; paver driveways on homes; and detached sidewalks with street trees, plus enhanced paver entries at Perryville Road and Lilac.

• Public comment: Zero speakers against the project. The applicant (Brent and Ray) did not request to present.

• Vote: 4-0 approval. Commissioner Sambido moved approval; Commissioner Wang seconded.

Opposition

No organized opposition to either project was recorded. The Amber Meadows public hearing process included an inquiry from county residents farming land across the street (in Buckeye's planning area), but they attended solely to gather information about the development and did not register formal opposition. Staff reported no formal resident opposition to Amber Meadows.

Support

Both projects advanced without recorded public speakers in support. The applicants and staff presentations, together with the commissioners' comments, constituted the substantive support documented in the record.

Project Details

Vantage Data Centers Northern Campus Expansion

• Case number: 22-000001
• Applicant / developer: Vantage Data Centers (international data center operator)
• Attorney: Ben Graf, Quarles and Brady
• Location / address: Southeast corner of Van Buren and Bullard, Goodyear, Arizona. The existing data center is located south of the subject property.
• Current zoning → Proposed zoning: C2 (commercial) → I1 (industrial)
• Acreage: 17 acres
• Project scope: Two-phase expansion of existing data center campus. Phases include 14 and 15 (building designations). Equipment includes rooftop chillers and generators (north and south elevations). All mechanical and generator equipment will be screened behind walls and landscaping. Office components will front Bullard with glass and architectural finishes matching the existing southern buildings. Loop road provides internal circulation; restricted vehicle access from Bullard only.
• Infrastructure: Contribution to signalization at 145th and Van Buren.
• Traffic / noise / environmental: Minimal traffic generation. Noise limited to generator operation only. No water cooling (air-chilled units). Enhanced landscaping along Bullard, Van Buren, and 245th. Generator stacks, rooftop chillers, and all equipment will be screened from public view.
• Public hearing: Legal advertisement, postcard to neighbors, property posting. No inquiries or opposition received.

Amber Meadows Master-Planned Community

• Case number: 22-200016
• Applicant / developer: Brent and Ray
• Location / address: Northeast corner of Perryville Road and Lilac (Harrison Street), West Goodyear sector, approximately 0.5 mile south of Van Buren. The property is south of the Roosevelt Irrigation District Canal, west of planned Buckeye farmland, and east of the La Privada development.
• Current zoning → Proposed zoning: Final PAD (Planned Area Development, residential) → R14/R16 (residential) with PAD overlay
• Acreage: 109.93 acres
• Dwelling units: 402–437 units (402 if school site is accepted by Liberty Elementary; 437 if school site is declined and alternative development proceeds)
• Lot breakdown: R14 lots comprise approximately 54 percent of the development; R16 lots comprise the remainder. All R14 lots exceed the minimum 40-foot width and 100-foot depth. R14 minimum dimensions per PAD: 45-foot width, 115-foot depth (except corner and knuckle lots).
• Amenities (8.5-acre central park):
  • Community pool
  • Restroom facility
  • Minimum two pickleball courts
  • One large ramada with barbecue grills and picnic seating
  • One small ramada with barbecue
  • Bike racks
  • Tot lot
  • Grass area to accommodate a U6 soccer field
  • Eight-foot-wide sidewalks and trails
• Connectivity:
  • Five-foot-wide soft trail on the east side connecting to future RID Trail on the north (along 25-foot RID easement)
  • Five-foot-wide soft trail connecting central park to La Privada trail system
  • Connection to broader West Goodyear trail network and Maricopa Trail
• Character elements:
  • White cross-buck fencing along Perryville Road frontage (agrarian theme)
  • West Goodyear-themed monuments with agrarian design features
  • Optional enhanced streetscape during preliminary plat: paver driveways, detached sidewalks with street trees, enhanced paver entries at Perryville/Lilac and Perryville/Citrus
• Infrastructure commitments:
  • Hash street improvements on east side of Perryville from Lilac to RID
  • Completion of unimproved half-street improvements on Lilac from 183rd Avenue west to Perryville
  • 25 percent proportionate-share contribution to signal at Lilac and Perryville
  • 7.5-acre school site dedication to Liberty Elementary School District (combined with La Privada to create 15-acre site)
• School site: If Liberty Elementary declines or accepts fewer than 7.5 acres, applicant may develop additional lots in that area; preliminary layouts show opportunity for approximately 30 additional units if acreage is released.
• Public hearing: Neighborhood meeting held. No formal resident opposition. County residents from adjacent Buckeye farmland attended to gather information only.

Vote Breakdown

Vantage Data Centers (Case 22-000001)

• Final: 4-0 (unanimous approval)
• Motion: Commissioner Booth moved approval; Commissioner Wang seconded
• Yes: All four commissioners present
• Individual votes not detailed in transcript

Amber Meadows (Case 22-200016)

• Final: 4-0 (unanimous approval)
• Motion: Commissioner Sambido moved approval; Commissioner Wang seconded
• Yes: All four commissioners present
• Individual votes not detailed in transcript

Note on commission composition: The transcript indicates four commissioners voted. Early in the meeting, the secretary notes "Commissioner Hegatus is on the phone." Commissioner Hegatus's presence is confirmed for purposes of a quorum ("we have four votes so that's an affirmative"), but individual vote attribution for either case is not stated in the transcript.

Outcome & Next Steps

Vantage Data Centers: The Planning Commission recommended approval of the C2-to-I1 rezoning. The project is scheduled for City Council hearing on August 28, 2023. If council approves, the rezoning will be finalized and Vantage may proceed to permitting for the two-phase northern campus expansion.

Amber Meadows: The Planning Commission recommended approval of the Final PAD-to-R14/R16 rezoning with PAD overlay. The applicant will coordinate with staff and Liberty Elementary School District during the preliminary plat process to finalize school site dedication and explore additional shade structures (ramadas) in the central park, should the applicant wish to enhance the amenity. No City Council hearing date was announced in the meeting transcript. Once approved by council, the applicant will proceed to preliminary and final plat phases.

Controversies & Context

Data Center Assessment Phase: Commissioner Sambido's inquiry into data center impacts reflected the city's evolving approach to this emerging land use. Staff acknowledged that Goodyear is still evaluating operational data (noise, water, power consumption, traffic) from its first data center projects (2019–2023) and has not yet reached definitive conclusions about long-term city impacts. Staff indicated a "wait and see" approach pending full operational data from adjacent residential areas. This suggests that future data center rezonings may face heightened scrutiny or conditions once operational data matures.

City's Proactive Data Center Branding: Ben Graf noted that Vantage was attracted to Goodyear because the city had published materials designating the area as a "future data center campus." This represents a deliberate economic-development strategy by the city to compete for industrial uses and higher-value employment centers in the region. The strategy appears to be succeeding: Vantage has already developed one campus and is planning a second phase.

West Goodyear Character and Infill: Amber Meadows exemplifies the city's push to develop the western sector while maintaining an "agrarian" aesthetic through cross-buck fencing, themed monuments, paver entries, and trail connectivity. The project is infill within a planned area and requires only one school site (7.5 acres) rather than independent development of separate elementary and middle schools. The Liberty Elementary bond election mentioned by the school district may unlock demand for the site.

School Site Contingency: Amber Meadows' 7.5-acre school site dedication is contingent on Liberty Elementary's enrollment forecasts and district decision-making. If the district declines the full acreage (a right they may exercise), the applicant can develop approximately 30 additional units in that area. This flexibility accommodates both district growth scenarios and developer financial viability.

Duration

• Vantage Data Centers item: Approximately 25 minutes (staff presentation, commissioner questions, applicant remarks, vote)
• Amber Meadows item: Approximately 30 minutes (staff presentation, commissioner questions, vote)
• Total meeting: Approximately 90 minutes (including call to order, minutes approval, two public hearings, staff communications, new-staff introductions, and adjournment)

Other Notable Items

Planning Division Staffing: The city announced full staffing of the Planning Division with four new or newly promoted personnel: Justin (contract planner promoted to full-time, will present his first special use permit within months); Jimmy Carrion (Arizona State University graduate, formerly a business analyst at ASU, interned with the city and was hired after pursuing an internship opportunity that did not previously exist); Kyle Abbott (Assistant Planner, University of Southern California graduate, with prior experience in Texas and Nevada municipal planning); Anne Dalmage (Senior Planner, Arizona native, former City of Avondale planner with California planning experience).

The internship opportunity for Carrion was noteworthy: the city created a formal internship program specifically to provide a pipeline for emerging planners. Carrion's success (leveraging his internship into full-time employment) was highlighted as exemplary of the city's forward-thinking recruitment strategy. The new hires represent a competitive recruitment process and signal confidence in Goodyear's planning workload and growth trajectory.

Staff Communications Update: Katie (Planning Director or coordinator) reported that several use permits and special use permits approved by the Planning Commission in prior meetings had been approved by City Council on July 10, 2023, including a mini storage facility at Estrella and Rainbow Valley Road; a QuikTrip Corporation use permit at Yuma and 173rd Avenue; an Abrazo medical building use permit; and a special use permit for an Abernathy storage facility off Litchfield Road. These items did not require further commission discussion and were presented as informational updates.

Next Meeting: The Planning Commission's next regular meeting is scheduled for September 13, 2023, at 6 p.m. in the Goodyear City Hall Council Chambers. The chair noted lingering technical issues with sound and expressed hope that they would be resolved by the next meeting.