Goodyear unanimously approves 53-acre business park rezoning with enhanced buffers near Able Ranch

Goodyear Approves Business Park Rezoning Near Able Ranch Despite Agricultural and Buffering Concerns

The Goodyear City Council voted unanimously on May 6, 2024, to rezone 53.2 acres from Agricultural Urban to Business Park District, clearing the way for five business park buildings on property located approximately one-half mile west of Cotton Lane and south of Camelback Road. The decision included a General Plan Amendment shifting the site's designation from Neighborhoods to Business and Commerce District. Despite public testimony from residents concerned about the loss of agricultural land and the proximity of commercial uses to the nearby Able Ranch residential development, all seven council members supported the project, citing its appropriateness as a transition use between Luke Air Force Base flight noise contours and residential areas.

Key Speeches

"I am a resident of the Goodyear area, and my main concern is just the agricultural rezoning. In 2004, I know that Goodyear came across what I believe was Article 25 TAC, where we're trying to preserve our agricultural zones. I moved from California to Goodyear probably about 2008, and a lot has changed. I'm concerned, especially with prices rising, that we're pushing agriculture further away from us, and we're going to have to use more of our already limited funds to import these goods into Arizona or further away. I was curious if that's been taken into consideration." — Brandon Finister, resident

"It's important to note that there is a state law that guarantees property at least one dwelling unit per acre, so even in our agricultural districts they can still develop as residential. And that's per state law. So the General Plan follows the state laws and what it allows. We also do have an agricultural preserve zoning district that has been in place since 1999, and that District was created for property owners who wanted to preserve agricultural uses, but nobody's taken us up on it in the 20-some years it's been in existence." — Katie Wilin, Development Services Director

"I think it's really important you realize that we don't get to tell people to farmland or not farmland, or if you own land and you don't want to farm it anymore and you want to sell it, we can't tell people not to do that. And as a positive, when you retire farmland, it actually helps the water situation, because agriculture uses significantly more water than urban uses." — Council Member Laurano

Timeline

• Applicant presentation: Katie Wilin presented a consolidated presentation on both the General Plan Amendment and rezoning, spanning approximately 15 minutes. She outlined the project location, existing zoning constraints near Luke Air Force Base, current agricultural use limitations, and the proposed Business Park District specifications.

• Staff recommendation: Katie Wilin reported that the Planning and Zoning Commission voted 6–0 on April 17, 2024, to recommend approval of the General Plan Amendment, and 6–0 to recommend approval of the rezoning. Staff found both applications compliant with all City codes and requirements. One letter of opposition was received—jointly from Meritage Homes and TriPoint, adjacent property owners—but Meritage Homes withdrew its objection following stipulation modifications at the Planning and Zoning Commission hearing. TriPoint maintained its opposition.

• Public comment: Two residents spoke. Brandon Finister raised concerns about the loss of agricultural zoning and questioned the City's commitment to agricultural preservation outlined in the 2025 and 2035 General Plans. He expressed concern about reliance on imported agricultural goods as local farmland is developed. Kim Hubble, also a resident, objected to the proximity of the business park to Able Ranch, noting that Meritage Homes and TriPoint—the adjacent property owners—had both filed opposition. She questioned whether the 100-foot setback plus 40-foot landscape buffer was sufficient, suggested reducing the number of buildings, and asserted the buffer should exceed 40 feet.

• Council discussion: Brannon Hampton opened discussion with questions about lighting (requesting full cut-off fixtures near residential areas), traffic (confirming no shared roads with the residential area), and permitted uses in the Business Park District. Council Member Laurano asked about proximity to Luke Air Force Base flight lines and clarified that the property would have been limited to approximately 13 single-family rural residential lots under its current zoning, with three-to-four acre densities. Wally Campbell asked about the applicant's rationale for self-imposing a 40-foot height limit rather than the maximum allowed 56 feet, and confirmed that buildings would face away from the residential area with rear yards facing the buffer. Council Member Stipp raised a detailed comparison to the Bullard-area data centers, asked about the agricultural designation in the current and upcoming General Plans, and noted that the two-year approval timeline was lengthy. Joe Pizzillo (Mayor) noted the appropriateness of a "step down" from industrial to business park zoning and observed that the business park buildings might inadvertently provide sound buffering for Able Ranch residents already exposed to Luke Air Force Base noise. Brannon Hampton reiterated support for the 100-foot setback (consistent with multifamily standards for 40-foot heights) and the commercial use mix (gyms, gymnastics, medical facilities) that could serve area residents.

• Vote: Resolution 2024-2397 (General Plan Amendment): 7–0 approval. Ordinance 2024-605 (rezoning): 7–0 approval.

Opposition

Number of speakers against: 2 (both residents)

Main concerns:

1. Loss of agricultural zoning and potential long-term impacts on local food security and water management
2. Inconsistency with the City's stated agricultural preservation goals under Article 25 TAC and the 2025/2035 General Plans
3. Inadequate buffer distance (100-foot setback plus 40-foot landscape buffer) between business park and nearby Able Ranch residential development
4. Potential negative impact on home values in Able Ranch due to commercial proximity
5. Concern about noise and other impacts from business park operations on residential residents
6. Suggestion that reducing the number of buildings or increasing the buffer would better protect Able Ranch
7. Uncertainty about the stipulations that led Meritage Homes to withdraw its opposition

Most compelling arguments: Brandon Finister's testimony highlighted the philosophical tension between market-driven development and the City's stated commitment to agricultural preservation, noting that prices for imported agricultural goods continue to rise and questioning when the City would proactively implement its agricultural policies. Kim Hubble raised a practical concern about residential home values and livability, questioning whether the combined buffer and setback were truly sufficient given the adjacency of the properties.

Organized groups (if any): None identified. Meritage Homes and TriPoint (adjacent property owners) filed letters of opposition; Meritage Homes later withdrew.

Support

Number of speakers in favor: 0 (no public speakers explicitly supported the project, though council members unanimously endorsed it)

Main arguments from council members:

1. The Business Park District represents an appropriate "step down" from the industrial zoning that might otherwise be permitted in the area, positioning it as a reasonable transition between Luke Air Force Base noise contours and residential development.
2. The 100-foot building setback plus 40-foot landscape buffer is consistent with City standards for 40-foot heights, including those applied to multifamily residential projects adjacent to single-family homes.
3. The two-row tree planting (larger 24-inch and 36-inch box trees rather than the standard 15-gallon trees) provides enhanced screening on day one.
4. Full cut-off lighting fixtures and code compliance regulations on sound will protect neighboring residents.
5. The Business Park District permits diverse commercial uses (gyms, medical offices, churches, retail) that could provide services to nearby Able Ranch residents.
6. The business park buildings may inadvertently serve as a sound buffer against Luke Air Force Base flight noise, benefiting Able Ranch residents.
7. The applicant voluntarily self-imposed a 40-foot height cap (rather than the maximum 56 feet) as a protective measure.
8. Meritage Homes' withdrawal of its opposition following stipulation modifications demonstrates responsiveness to concerns.
9. The two-year approval timeline, while long, reflects due process, and swift approval would have allowed the zoning to change before Able Ranch residents moved in.

Project Details

• Case number (General Plan Amendment): Resolution 2024-2397
• Case number (Rezoning): Ordinance 2024-605
• Applicant / developer: Not explicitly named in transcript; Ed Bull (attorney) represented the applicant
• Attorney: Ed Bull, 1850 North Central Avenue (no firm name stated in transcript)
• Location / address: Approximately one-half mile west of Cotton Lane and south of Camelback Road, Goodyear, Arizona
• APN (Assessor's Parcel Number): Not stated in transcript
• Current zoning → Proposed zoning: Agricultural Urban (AU) → Business Park District (BPD)
• Density / units / square footage: Current zoning would allow approximately 13 rural residential lots at three-to-four acre densities. Proposed zoning allows five business park buildings with a 40-foot height restriction (standard is up to 56 feet in the Business Park District).
• Changes from previous version (if reconsideration): Project has been in pipeline for approximately two years. Meritage Homes' letter of opposition was withdrawn following stipulations added during the Planning and Zoning Commission hearing (April 17, 2024). TriPoint's opposition was not withdrawn.

Vote Breakdown

• Final: 7–0 (both General Plan Amendment and rezoning)
• Yes: Mayor Joe Pizzillo, Vice Mayor Brannon Hampton, Council Member Wally Campbell, Council Member Laura Laurano (spelled "Laurano" in transcript; canonical spelling not provided, transcribed as heard), Council Member Vicki Gillis, Council Member Benita Beckles, Council Member Trey Terry
• No: None
• Abstentions / absences: None

Outcome & Next Steps

The City Council adopted Resolution 2024-2397, amending the General Plan to redesignate the 53.2-acre site from Neighborhoods to Business and Commerce District, and adopted Ordinance 2024-605, rezoning the property from Agricultural Urban to Business Park District. The rezoning is effective upon the Council's action. The project may now proceed to the development phase, subject to the stipulations outlined during the Planning and Zoning Commission hearing, which include:

• 40-foot maximum building height (self-imposed by applicant, below the 56-foot maximum)
• 100-foot building setback from residential property lines
• 40-foot landscaped buffer with two rows of trees (24-inch and 36-inch box stock)
• Full cut-off lighting fixtures within specified distances of residential areas
• Emergency access gates (fully gated, not chain-link; for use only in major events)
• Six-to-eight-foot perimeter block wall
• Semi-truck access via a separate driveway (not visible from or adjacent to residential areas)
• General code compliance requirements on sound, preventing noise from leaving the property

No continuance or additional public hearings are anticipated unless the applicant seeks modifications to the approved concept.

Controversies & Context

Agricultural Land Preservation: Brandon Finister's testimony highlighted a tension between the City's stated commitment to agricultural preservation (referenced in Article 25 TAC and the 2025/2035 General Plans) and the reality of market-driven conversion of farmland to urban and commercial uses. Council Member Laurano and Council Member Stipp both acknowledged the limitation: state law (Arizona Revised Statutes Section 34-226) guarantees property owners at least one dwelling unit per acre in agricultural districts, and the City cannot prevent development without voluntary participation in the agricultural preserve zoning district (established in 1999 but never utilized). Laurano noted that retiring agricultural land can actually benefit water sustainability, as agriculture consumes significantly more water than urban development. Council Member Stipp added that most remaining "agricultural" land in Goodyear is designated for tax purposes rather than actively farmed.

Residential Proximity and Buffering: Kim Hubble and the letters of opposition from Meritage Homes and TriPoint centered on the adequacy of the buffer between commercial and residential uses. The 100-foot setback plus 40-foot landscaped buffer became a point of discussion; Council Member Laurano and Council Member Stipp clarified that this is consistent with City standards for 40-foot structures adjacent to single-family homes and is equivalent to standards applied to multifamily residential projects. The comparison to a multifamily development was invoked by Brannon Hampton to normalize the setback distance. However, Hubble's concern that the buffer was insufficient and that reducing the number of buildings would be preferable was not reflected in any council member's response.

Meritage Homes' Withdrawal: Meritage Homes, an adjacent property owner (on the north side of the site), initially filed an opposition letter but withdrew it after the Planning and Zoning Commission added stipulations. The specific stipulations that prompted the withdrawal were not detailed in the Council presentation or discussion. TriPoint, the other adjacent property owner (on the south side), maintained its opposition throughout and did not withdraw.

Luke Air Force Base Noise Contours: The site is located within the noise impact zone of Luke Air Force Base, with the eastern portion falling within the 65 DNL (Day-Night Level) noise contour. This constraint was cited by multiple council members as a key reason the business park use is appropriate: it serves as a transitional use between the military installation and residential areas. Joe Pizzillo noted that the business park buildings might inadvertently provide sound insulation to Able Ranch residents already exposed to significant aircraft noise.

Two-Year Approval Timeline: Council Member Stipp commented that the approximately two-year pipeline duration for the project was lengthy and expressed concern that faster approval might have allowed the zoning to change before Able Ranch was built, potentially avoiding some resident objections. This editorial observation highlights the tension between due process and development velocity.

Duration

• This item: Approximately 90 minutes (combined General Plan Amendment and rezoning presentations, public comment, council discussion, and two votes)
• Total meeting: Approximately 2.5 hours (including Goodyear Ballpark spring training review, consent agenda, executive session motion)

Other Notable Items

Goodyear Ballpark 15th Anniversary Spring Training Season: Bruce Kesman, Paulp Park General Manager, reported 146,147 total attendance in the 2024 spring training season, representing a 13% increase over the prior year and the third consecutive year of Cactus League attendance growth. The ballpark hosted commemorative events, including Navy Band performances, a cancer survivor tribute game ("Home Run for Life"), and Major League Baseball's new "Spring Breakout" showcase game featuring Guardians and Reds prospects. Wendy Bridges, Economic Development Director, highlighted four business development and retention events held at the ballpark, which attracted over 100 attendees from existing businesses, the Arizona Commerce Authority, and prospective retailers and developers. The ballpark staff received recognition for exceptional event execution.

Trinium Preparatory Academy Girls Volleyball State Championship: Joe Pizzillo recognized the school's volleyball team as 2A state champions with a 34–5 record and no home losses. Ava Norse was named offensive player of the year, Natalie Guerrero was named conference 2A Player of the Year, and Coach Beth Wilson was named conference 2A Coach of the Year. The recognition was the school's first state championship in the sport.