Estrella developer seeks zoning change for 1,500-acre parcel in Goodyear

By Angela Gonzales

Goodyear City Council is scheduled to vote Sept. 22 on a zoning request by the developer of the 20,000-acre Estrella master-planned community.

When construction of Loop 303 was being planned several years ago, it was expected to cut straight through Estrella, along the Cotton Lane alignment, said Jeff Zimmerman, vice president of development for Estrella Development Co., developer of Estrella.

In July 1988, zoning was approved with an expectation that Loop 303 would be built in that area, which is in the foothills of the Sierra Estrella Mountains 30 miles southwest of downtown Phoenix. Because of that, there was an expectation that more commercial and multifamily would be developed along that corridor.

"The 303 is now slated to go west of all of Estrella, even west of Rainbow Valley Road," Zimmerman said. "It's no longer part of the Estrella framework."

INES PIQUET

Because the construction of Loop 303 took a different route, there really is no need for the density originally expected, Zimmerman added.

"The area in question is 1,500 acres we call Community 14," he said.

Estrella Development is requesting to rezone that area from PAD to PAD with multiple underlying districts, according to an agenda item on file with the city of Goodyear.

That area — located on the east side of Estrella Parkway and west of the South Cotton Lane alignment — currently is zoned for a maximum of 8,400 residential units, including 4,516 multifamily units.

Estrella Development Co.

The proposed zoning would reduce the maximum for overall residential units to 6,034, of which multifamily units would be capped at 864 units, he said.

"We are down-zoning, taking higher density use and down-zoning it to less dense use," he said.

Even so, it will be a while before multifamily projects are built within that Community 14 area.

"Right now, multifamily players aren't interested in building in Estrella because it's so far away," he said, adding that a rise in interest rates makes it more expensive for developers.

Zoning requests would match city's general plan

Meanwhile open space would expand from the 94 acres currently approved to 271 acres in the proposed zoning changes, Zimmerman said, which only adds to the existing amenities and desert landscape within the community.

Under the zoning request, there would be a pocket park within a quarter mile of any home, and there also will be a major recreational amenity developed — none of which is allowed under current zoning.

"Trails are very important to Estrella," said Jenn Meyers, director of planning for Estrella Development Co. "We're going to continue that theme. The resident clubs we already have are popular. Because we're going to grow with another 8,000 to 10,000 homes, we're going to need more recreation centers and amenities as we grow."

All these zoning requests also bring Community 14 in conformance with the city's general plan, Zimmerman said.

"If we get approved on Monday, then we will go through the preliminary plat process," Zimmerman said. "That will take roughly nine to 12 months."

A final platted process could take another six to 12 months, he said.

"It will probably be anywhere from 18 to 24 months before any development would start," he said.

Lots sold to homebuilders are expected to close within the next 12 to 24 months within the Community 14 area, he said.

Meanwhile, Estrella already has new communities that are open for sale, including the second phase of Lucero, where Scottsdale-based Taylor Morrison Home Corp. (NYSE: TMHC), Addison, Texas-based Brightland Homes and Denver-based Richmond American Homes are building nearly 300 homes combined.

While Lucero is at the north end of Estrella, farther south is Montecito, where Miami-based Lennar Corp. (NYSE: LEN) and Richmond American Homes have purchased 508 lots within the third phase.

Zimmerman expects model homes to be open before the end of the year at that third phase of Montecito.

"In addition to all of that, we also have over 1,000 lots in escrow with a major public builder that will come on in the next few years," Zimmerman said.

With more than 10,000 homes already built within the overall Estrella master plan, the entire community is projected at 20,000 homes in total at buildout.

"Estrella has a massive runway, with plenty of water and sewer capacity," Zimmerman said. "It's going to have a long run."

Final Thoughts :
Estrella Development Co. is seeking Goodyear City Council approval to rezone 1,500 acres in its 20,000-acre master-planned community, reducing density from 8,400 to 6,034 residential units and significantly cutting multifamily from 4,516 to 864 units. The rezoning would expand open space from 94 acres to 271 acres, add pocket parks within walking distance of homes, and introduce a major recreational amenity. The change aligns with the city’s general plan and reflects a shift toward lower-density, more recreation-focused development following the rerouting of Loop 303. If approved, development could begin within 18–24 months, with lots expected to close with homebuilders over the next two years. Estrella already has active communities like Lucero and Montecito, with more than 10,000 homes built and a total of 20,000 homes projected at full buildout.