Goodyear approves 650,000-square-foot Urban District 10 commerce park 4-3 vote
GOODYEAR, ARIZONA — January 23, 2023

Goodyear approves 650,000-square-foot Urban District 10 commerce park 4-3 vote

City Council meeting featuring major debate over mixed-use development and commerce park rezoning at I-10 frontage, with Celebration Plaza project tabled for redesign while Urban District 10 approved despite industrial use concerns.

Goodyear Council Approves Commerce Park amid Warehouse Debate; Celebration Plaza Tabled over Hybrid Zoning and Residential Density

Two major mixed-use projects dominated the January 23 Goodyear City Council meeting, with the 44-acre Urban District 10 commerce park narrowly approved 4–3 and the 70-acre Celebration Plaza rezoning continued without vote after council members expressed concerns over the 18-month hybrid commercial-to-residential zoning provision, multi-family architecture, and the loss of the city's last I-10 frontage for medical office.

The meeting opened with two public comments addressing city services: Jennifer Barber, a resident and small-business owner, urged the city to pursue four-minute fire response times (currently averaging over eight minutes in half of calls), tiered small-business licensing fees, and improved postal services; Marcia de Salvo, a Pebble Creek resident, requested the city advocate with AZDOT to study noise mitigation for Highway 303 impacts on residential neighborhoods.

Key Speeches

"We think that the commercial that we're providing the 11 to 13 acres along the frontage is really appropriate for this area. We think we can bring some users in there." — Jack Blaley, property owner/applicant representative

"My only concern after seeing all this it's a wonderful project I think it's a great use it's the last of our freeway Frontage Road left to do anything with at all and in talking to some of my mayor friends from the East Valley they say don't give the land away so easily so I'm just wondering if this really is what we want to do." — Councilmember Wally Campbell, expressing hesitation over rezoning the city's final I-10 frontage to mixed-use with significant multi-family component

"I'm not okay with it as it is presented today I might be looking for an amendment at some point here especially around the multi-family I don't think the multi-family needs to be right up against the freeway." — Councilmember Brannon Hampton, opposing the Celebration Plaza hybrid zoning and residential placement near I-10

"You are going to keep up even though we rezone it then um if it takes 18 months or longer to build it right this is something that you're going to stick with the Planning Commission right we this is included in the actual zoning document okay so it's something that we'll have to adhere to that's what I want to make sure of." — Councilmember Vicki Gillis, seeking assurance on architectural design standards regardless of market conditions

"I think you've presented in terms of the urban density that Urban feel I to me looks like it would be an economic advantage to that area for this could be the Catalyst that Litchfield Road has been needing." — Vice Mayor Laura Kaino, supporting Celebration Plaza's mixed-use model

Goodyear Celebration Plaza Rezoning

Timeline

Opposition

Number of speakers against: Zero at public hearing; two written objections received prior.

Main concerns (from council and staff):

  1. I-10 frontage loss: Council members Wally Campbell and Brannon Hampton emphasized this is Goodyear's last major freeway-facing parcel; 15 years of development efforts aimed at anchoring a medical office and hospitality campus around CTCA have failed, but giving away the frontage to multi-family is premature and irreversible.

  2. Noise and livability: Multi-family residents immediately adjacent to I-10 will face noise issues despite sound attenuation standards (64 dB interior); Wally Campbell raised concerns about Pebble Creek residents' complaints regarding Highway 303 noise, calling it a double standard to build apartments knowing noise relief is unavailable.

  3. 18-month hybrid risk: Lauretano and Brannon Hampton objected to the 18-month window allowing conversion from commercial office to multi-family, fearing market weakness (rising interest rates, recession forecasts) will prevent office absorption, leaving the parcel to revert to apartments by default.

  4. Multi-family architecture: Lauretano and Vicki Gillis found the proposed townhome and apartment renderings lacking a "wow factor" or distinctiveness befitting an I-10 gateway; paint colors shifted from gray to white/cream, which felt uninspired.

  5. Medical campus vision erosion: Joe Pizzillo disclosed that CTCA's new parent company, City of Hope (a $7 billion foundation), expects to expand; Council wanted to preserve land for medical office and hotel to complete a campus experience for cancer patients and their families.

  6. Precedent-setting: Brannon Hampton warned that approving multi-family on the I-10 corridor risks normalizing industrial/warehouse creep southward and away from the city's original vision for that zone.

Most compelling argument: Wally Campbell statement summarized the existential concern: "it's the last of our freeway Frontage Road left to do anything with at all... whatever we do you can't turn it back so I'm really in the middle... I'm on the fence."

Urban District 10 Commerce Park Rezoning

Timeline

Opposition

Number of speakers against: Zero at public hearing; email complaints received by council.

Main concerns (from council):

  1. Warehouse stigma and constituent pushback: Vicki Gillis and Brannon Hampton cited resident complaints about not wanting warehouses in the city; Vicki Gillis stated neighbors told her constituents should not be surprised by "roll-up doors in the back and trucks coming in and out."

  2. Proximity to CTCA: Brannon Hampton and Vicki Gillis expressed concern that warehouse/light industrial use adjacent to a cancer treatment hospital undermines the intended medical office/hospitality campus vision and may discomfort patients.

  3. Lack of traditional office: Brannon Hampton noted the development is marketed as multi-tenant but does not appear to offer traditional leased office space (à la WeWork or flex desks); Alleman confirmed tenants must lease entire buildings or large blocks, not individual offices.

  4. Precedent and I-10 corridor protection: Brannon Hampton worried the project sets a precedent for industrial creep toward the I-10 and away from Goodyear's strategy to concentrate warehouses on the 303 corridor and airport, not near premium medical facilities.

Most compelling argument: Vicki Gillis stated: "I really like what you saw but I would like to see it somewhere else... I'm not going to go down looking like a liar... I really think it's beautiful I just don't love where it is."

Support

Number of speakers in favor: Zero at public hearing; council members Stip, Lauretano, and Laura Kaino spoke in support.

Main arguments:

  1. Distinction from traditional warehouse: Stip and Lauretano emphasized the project is a "Commerce Park" or "business hub," not a distribution center or cross-dock facility. The layout accommodates 5–6 smaller tenants per building, not one mega-box tenant. Buildings feature office storefronts, finished interiors for creative/tech work, and flexible configurations for service businesses (e.g., plumbing supply, dental technology R&D, marketing firms).

  2. Gap in Goodyear's portfolio: Lauretano noted Goodyear lacks this product type and cited demand from entrepreneurs and relocating business owners seeking flexible, affordable industrial-office hybrid space. He compared it to Scottsdale Air Park, where similar "front office + back storage" models thrive.

  3. Local business retention: Stip raised an example of a friend unable to open a School of Rock franchise in Goodyear due to lack of suitable space; the project would serve such needs.

  4. Existing industrial context: Stip and Lauretano pointed to multiple light-industrial and flex-space centers already operating along Bullard Avenue (Southwest Specialty Foods, Schneider's/Wally Campbell food manufacturing, Baker Development building), showing the area is not incompatible with such uses.

  5. Market and tenant profile: Alleman emphasized Urban Logistics focuses on higher-end users (medical, tech, R&D, training firms) rather than traditional freight. Examples cited: e4d (dental technology R&D), Hello Fresh (food supply), marketing firms, tech training. Tenants typically occupy 10,000–60,000 sq ft and grow with support, not cross-stock distribution goods.

  6. Design quality and public benefit: The Oasis Park (2.5 acres, $1.5 million investment) with trails, shade structures, public art, and seating elevates the project beyond typical warehouse aesthetics and provides community amenity.

  7. Economic synergy with CTCA: Alleman disclosed conversations with CTCA leadership, including potential medical research and supply tenants that could support the hospital campus.

Project Details

Celebration Plaza

Urban District 10

Vote Breakdown

Celebration Plaza

Urban District 10

Outcome & Next Steps

Celebration Plaza: The item was continued (tabled) without a final vote. City staff and the applicant have been directed to:

Urban District 10: Approved on a 4–3 vote. The project moves to the site plan and design review phase. Stipulated design standards (17 requirements) are binding and will be enforced during administrative review. The Oasis Park, landscaping buffer on Bullard Avenue per enhanced standards, and pedestrian/trail connectivity are mandatory. No semi-truck cross-docking or mega-box distribution is permitted under the multi-building, multi-tenant design restrictions. Building heights capped at 56 feet; all loading, storage, and truck courts screened from public view.

Controversies & Context

Celebration Plaza: Multi-Family vs. Medical Campus Vision

The council was split on whether the city should prioritize residential density (supporting commercial/retail through rooftops) or preserve I-10 frontage for a medical office, hospitality, and services campus anchored by CTCA. The original 2007 vision—when CTCA built its facility—assumed medical office and hotel uses would cluster nearby, creating an employment and patient-service ecosystem. Over 15 years, this did not materialize despite CTCA's presence and expansion.

Council members Wally Campbell, Brannon Hampton, and Lauretano argued that surrendering the last I-10 frontage to multi-family apartments is irreversible and undermines the medical campus vision, particularly given CTCA's new ownership by City of Hope (a $7 billion foundation with stated expansion intentions). The 18-month hybrid window—allowing commercial office for 18 months before defaulting to multi-family—was offered by city staff and the developer as a compromise, but Lauretano and Brannon Hampton expressed skepticism that 18 months (or even 24 months) is sufficient in a weakening economy (4% interest rates, recession forecasts) to attract and absorb 300,000+ sq ft of medical office space.

Countering this, Joe Pizzillo disclosed a confidential negotiation with CTCA leadership, revealing that the developer is working on an undisclosed economic development deal adjacent to the property that required the 18-month window. Joe Pizzillo also stated directly that CTCA does not view the project as threatening to its expansion plans. Stip and Lauretano argued that market conditions today are different from 15 years ago, the mixed-use model (multi-family + commercial) has succeeded elsewhere in Goodyear (e.g., north of I-10 at Civic Square, Canyon Trail Shopping Center), and the 1.5-acre public park with trails will benefit CTCA employees, visitors, and residents alike.

Urban District 10: Industrial vs. Commerce Hub Debate

The deep tension over this project centered on terminology and precedent. Vicki Gillis and Brannon Hampton consistently referred to the project as "warehouse" or "industrial," citing constituent pushback against warehouses in the city; Stip, Lauretano, and Laura Kaino reframed it as a "Commerce Park" or "business hub," distinct from cross-docking distribution centers or mega-box fulfillment facilities. The substantive difference: traditional warehouses accept incoming freight from trucks, cross-stock and consolidate shipments, and dispatch outbound trailers—a 24/7, high-throughput operation. Urban District 10, by contrast, is designed as a multi-tenant office/flex campus where a small business (e.g., a dental tech firm, a plumbing supply distributor, a marketing agency) can occupy 10,000–50,000 sq ft, with front office space for client meetings and back "warehouse" space for light manufacturing, storage, or product distribution to local retailers/customers.

Stip and Lauretano provided evidence that such facilities already exist in Goodyear's industrial zone along Bullard Avenue (Southwest Specialty Foods, Schneider's/Wally Campbell manufacturing, Baker Development building) and function successfully as mixed-use business centers, not pure warehouses. Lauretano also pointed out that the Oasis Park, while not required, demonstrates the applicant's commitment to quality beyond typical warehouse aesthetics—a signal of higher-end tenancy and care.

However, Brannon Hampton and Vicki Gillis remained unconvinced, arguing that regardless of design and market positioning, the project will attract truck traffic, industrial operations, and will set a precedent for further warehouse expansion toward the I-10 and away from Goodyear's stated policy of concentrating warehouses on the 303 corridor and airport. Brannon Hampton specifically worried that approving this near CTCA will lead to more industrial use, eventually "choking" the hospital campus's ability to attract medical office and hospitality partners.

The split vote (4–3) reflected a council divide on city development strategy: Stip, Lauretano, Laura Kaino, and Joe Pizzillo favored pragmatic market-responsive development (commerce hubs supporting local businesses and tech tenants), while Brannon Hampton and Vicki Gillis defended a stricter, longer-term vision of I-10-corridor preservation for premium (medical, hospitality) uses and peripheral warehousing.

Other Notable Items

Annexation of Lower Buckeye and Citrus Road: Approved 7–0. A 3,287 sq ft remnant parcel needed for road right-of-way improvements to Lower Buckeye and Citrus Road (Citrus Park development). Originally overlooked in prior annexations, the county easement was recently identified during Citrus Park infrastructure planning.

Ascent at Canyon Trails Rezoning: Approved 7–0. An 8.62-acre rezoning from commercial pad to R1A single-family attached (townhomes) with pad overlay permitting alley-loaded garages, front-facing porches, clubhouse, pool, and enhanced setback protections for adjacent single-family neighbors. Applicant (Brian Greathouse) did not present; staff answered questions on parking (2.5 spaces per unit), pedestrian connectivity to adjacent commercial (Saddle Mountain Brewery, Walmart), and lot platting (individual ownership, not rental).

Fulton Homes at Ballpark Village (Rezoning and Preliminary Plat): Rezoning approved 7–0; preliminary plat approved 7–0. The 156-acre development (796 townhomes/single-family homes, 87 tracts) received two amendments to the final pad: reducing R50 backyard setbacks from 20 ft to 10 ft for single-story units (market-driven adjustment), adding trail amenities with City of Hope's blessing, and codifying a 7,000 sq ft pool + 10,000 sq ft pool deck as mandatory community amenities. Public concern raised regarding Fourth of July and baseball season traffic chaos around the ballpark during major events; city manager committed to reviewing traffic management plans.

La Jolla Vista Preliminary Plat: Approved 7–0. A 201-acre, 736-lot single-family residential subdivision in West Goodyear (northeast of Citrus Road and Lower Buckeye), planned with 59 tracts, a future school site, and enhanced landscaping per pad design guidelines.

Annexations (Broadway Road and Sayreville Avenue): Two small parcels (1.81 acres and 0.42 acres) annexing remnant unincorporated county slivers adjacent to existing city property owned by Endicott Properties. Approved 7–0. Staff noted these were overlooked during 1970s bulk annexations; applicant (Wendy Riddell) plans future industrial rezoning of the combined 47.39-acre property once both parcels are in the city.

Duration

Fire Response Times and Highway 303 Noise: Citizen Comment

Jennifer Barber, an 18-year Goodyear resident and small-business owner, opened the meeting with detailed public comment on fire response times, noting that more than half of Goodyear's fire calls average over eight minutes—well above the four-minute response target. She cited her own experience as an arson survivor and questioned whether a four-minute versus eight-minute response could have saved her friend's dog. Joe Pizzillo confirmed he supports a four-minute response target and acknowledged the city's need for additional funding and state legislative support to avoid losing fire service funding.

Marcia de Salvo, a Pebble Creek resident, reported increasing noise from Highway 303 despite prior AZDOT communication that no further noise studies would be conducted absent road widening. City Manager pledged to advocate with AZDOT and coordinate with the Engineering Director to provide additional information and explore noise mitigation options, acknowledging this is an AZDOT responsibility but the city will pursue advocacy.

Procedural Notes

The council also addressed staff coordination of concurrent road construction projects (Litchfield Road, Bullard Avenue, Pebble Creek Parkway, McDowell, Yuma) to avoid simultaneous closures and permit overlap. Joe Pizzillo committed to review and report back on permitting coordination. Mayor also reported on a successful roundtable discussion with U.S. Senator Kyrsten Sinema regarding water issues and federal advocacy, and participation in a "Wash Walk" with Buckeye officials—a team-building and restoration event along the Bullard Wash.

City Manager announced a town hall on January 24 (the following evening) at 6:00 PM at Goodyear Recreation Campus to gather public input on potential uses of 46 acres of newly acquired city land around the Goodyear Ballpark, with interactive smartphone-based input tools.