East & West Valley Expansion Raises Traffic Concerns as State Lawmakers Eye Limits on Local Control
State 48 News investigates how controversial legislation could shift more power to the state, potentially making growth-related challenges more difficult from Scottsdale to Goodyear.
In Scottsdale, resistance to new apartment projects is nothing new—it’s practically part of the landscape. But this week, that familiar tension collided with something bigger: state lawmakers unanimously advancing legislation allowing Arizona to override local zoning rules for apartment developments under certain conditions.
This comes just days after State 48 News aired an exclusive interview with Arizona Rep. Joseph Chaplik, who weighed in on the growing controversy surrounding Axon’s push to build apartments—and the proposed state law which could strip residents of their power to push back.
While Scottsdale debates luxury apartments and state preemption, a very different kind of growth pressure is building on the opposite side of the Valley.
On the west side sits one of America’s fastest-growing cities—Goodyear. Here, the stakes are different. At 15% built out, residents have been voicing growing concerns over expanding development… of apartments, warehouses, and data centers.
Now, with news of yet another major project in the south portion of the All-America City, a perfect storm is brewing: overcrowded schools, surging traffic, and a community unable to pass critical school bonds.
Next week, residents in Goodyear’s Estrella Mountain Ranch will be able to review a proposal from Bergin, Frakes, Smalley & Oberholtzer, PLLC, filed on behalf of the property owner, Estrella, LLC, to rezone approximately 1,080 acres. Once part of the broader Estrella Phase II PAD, the land is now poised for a re-imagining as "Estrella 14 North."
The development plan paves the way for a blend of uses — residential neighborhoods, commercial spaces, civic facilities, and open spaces - signaling another key step in Estrella’s continued evolution as one of Goodyear’s signature developments.
Estrella 14 North proposes up to 4,320 dwellings, including a maximum of 864 multi-family units, across 194 acres.
The plan includes parks, schools, government buildings, and libraries throughout the site, excluding protected areas. A pedestrian trail will run along the powerline corridor, linking to Estrella’s larger trail network.
A central community hub will feature at least one major amenity, such as a pool or clubhouse, and two minor amenities like a playground or dog park. Developers also pledge to follow dark sky lighting standards.
But the bigger question looming over it all is traffic congestion.
THE LOCAL HIGH SCHOOL AND TRAFFIC HURDLES
Estrella 14 North sits directly south of Estrella Foothills High School — a detail raising serious concerns. Why? Because traffic congestion in this area has already created chaos for the school community.
State 48 News senior investigative journalist Jennifer Barber first broke the story on how gridlock around Estrella Foothills contributed to a record number of student tardies, forcing the principal to implement unconventional strategies just to get kids in class on time. The investigation gained traction and was later picked up by mainstream media.
Despite the attention, the traffic crisis remains unresolved. With Estrella 14 North poised to bring even more development and density to the area, some fear the situation could worsen.
State 48 News was the only media outlet present at a March event where Buckeye Union High School District Superintendent Dr. Steve Bebee made a direct and urgent case for a fourth high school, warning of rapid growth in one of the fastest-growing areas in the U.S.
Dr. Bebee said no BUHSD schools were built solely with state School Facilities Board funding and called bond dollars essential. “If it weren’t for bond money, none of our schools would exist the way they exist today,” Bebee said.
District leaders outlined key needs at each campus, including a possible partnership with the Estrella developer to ease traffic at Estrella Foothills High School. Officials say a proposed $150 million bond would be property tax neutral, with no rate increase, thanks to rising property values and a growing tax base.
In an exclusive interview with State 48 News, Superintendent Dr. Steve Bebee said the district is being cautious with taxpayer funds. “We are certainly conscientious when we are going to our taxpayers to have to help our district out,” he said. While aware of concerns over administrative spending, Dr. Bebee stressed the district is under-resourced and struggling to meet growing demands.
“If you look at administrative costs, that’s a big thing in the public, you can throw all the money you want in the world at teachers, but don’t you pay administrators, you know. We’re going to add some administrative positions with the board’s blessing next year because I have to. We’re drowning as a district. We’re so skeletal at the district office we’re not able to support our schools the way we need to.” -Dr. Steve Bebee | Buckeye Union High School District
He emphasized the district prioritizes putting resources into classrooms and investing in staff to retain quality educators and employees.
THE MORE YOU KNOW.
This week in Arizona, controversial legislation made headlines for threatening to strip citizens of their right to challenge rezoning decisions, limit community input, override active petitions, and expand government authority—directly opposing core conservative values of limited government and individual rights.
In an exclusive interview with State 48 News, Rep. Joseph Chaplik explained how efforts to amend the state constitution could have far-reaching impacts on cities from Scottsdale rippling through to the West Valley.
MONDAY, MARCH 31ST
A neighborhood meeting to discuss the proposed Estrella 14 North rezone has been scheduled for Monday, March 31, 2025, at 6:00 p.m. The meeting will take place at the Starpointe Residents' Club, located at 17665 West Elliot Road in Goodyear.
The City of Goodyear’s Development Services department follows a 500-foot notification rule. According to the city, there are currently 600 addresses on the notification list for this project, though the list has not yet been finalized.
Over the past 3 years, Estrella’s developer has presented residents with plans for “Estrella North,” along with proposals to address transportation concerns.
One of the main questions raised by our Senior Investigative Journalist Jennifer Barber - through her company West Valley Families - has been that of police and fire services in the Goodyear community. This will be a question we ask again. With police chiefs raising concerns this legislative season at the Capitol, how does this All-America City plan to keep the streets safe?
State 48 News will continue to follow this developing story.
🚗 Estrella Residents to Vote on HOA Street Parking Authority
In Estrella, homeowners are voting on whether their Association will retain the power to enforce current on-street parking rules. The vote is required by A.R.S. § 33-1818, which mandates that by June 30, 2025, all planned communities must hold a membership vote to determine if they will continue regulating public roadways.
If a quorum is met and a majority votes yes, the HOA keeps its authority. The board must then file official confirmation with the county recorder.
Also of note: The City of Goodyear will hold a Special Election on Tuesday, May 20, 2025. Voters will decide on several proposed amendments to the City Charter, recommended by the City of Goodyear Charter Review Ad-Hoc Committee. If approved, these changes will become permanent.
Spring 2025 Goodyear Ballot Questions:
asks voters whether the City Council should have the authority—by a simple majority vote—to establish land use and development regulations, zoning ordinances, architectural design, and site plan standards, as long as they are consistent with the city’s General Plan.
let the City Council approve or reject salary and benefit recommendations from the Citizen’s Compensation Committee with a simple majority vote.
let the City Manager control creating, changing, or removing departments, as long as they stay within the city’s approved budget and staffing limits set by the Council.
clarify what types of local sales tax categories are allowed and strengthen the rules the city follows when approving and issuing bonds.