Summary:
INTRODUCTION
The applicant, Brian Greathouse of Burch & Cracchiolo, on behalf of Greenlight Communities, is requesting approval of the following:
- Specific Area Plan Amendment: Amending the Old Town Specific Area Plan to re-designate 6.2 gross-acres (of the 7.6 acre site) from Office Mixed Use to Old Town High-Density Residential (25 – 40 dwelling units per acre); and
- Rezone - PAD Amendment: Replace the existing Acacia Village PAD with the proposed Streamliner Peoria PAD to facilitate a mixed-use development, consisting of a 190 unit, gated multi-family residential development and a pad for future commercial.
Development Proposal
The developer, Greenlight Communities, LLC, is proposing to replace the existing Acacia Village PAD to facilitate a gated, 190 unit multi-family residential community on 6.2 gross-acres, with the balance of the 7.6 gross-acre property reserved for future commercial development opportunities at the immediate northeast corner of the site. The residential portion of the project will consist of a mix of studio, one-bedroom, and two-bedroom units ranging from 427 SF to 702 SF in size. The buildings are proposed to be a maximum of three-stories or 40 feet in height and will be integrated with amenities and open space.
Site Location and Context
The site is currently vacant and is bounded by Peoria Avenue (arterial roadway) to the north and 87th Avenue (collector roadway) on the east. This intersection is signalized. Across Peoria Avenue to the north is an existing multi-family development (“Country Village”) and to the east across 87th Avenue is an existing recreational vehicle development (“Mountain View Trailer Court”), a place of worship (“St. Charles Borromeo”), and single-family homes (“Alta Loma”). Abutting the west property line is an existing commercial center (“Serenity Plaza”) zoned Intermediate Commercial District (C-2) and immediately to the south of the property is an existing single-family development (“Monroe Park Estates”) zoned Multi-Family Residential (RM-1).
Specific Plan Amendment (GPA)
The Old Town SAP (adopted in 2011) designates the 7.6 gross-acre site as Office Mixed Use. The proposed amendment is to change the designation on a substantial portion of the site (6.2 gross acres) from Office Mixed Use to High-Density Residential (25 – 40 dwelling units per acre (du/ac)). It also provides a consistent land use designation with the property on the north side of Peoria Avenue and incorporates a transitional High-Density Residential (multi-family) land use buffer between Peoria Avenue and the single-family development to the south. Moreover, the number of dwelling units at an semi-urban density of 25-40 du/ac increases the multi-family development pattern that exists in the area, provides additional riders for transit, and would enlarge the residential customer base supporting existing businesses and help catalyze redevelopment opportunities in the downtown area.
Rezone - PAD Amendment
To implement the proposed OTSAP plan designation of High-Density Residential and Office Mixed Use land use categories, the applicant is proposing to replace the Acacia Village PAD with the Streamliner Peoria PAD. The proposed Streamliner Peoria PAD would allow a maximum of 190 dwelling units, which results in a density of approximately 30.60 dwelling units per acre on 6.2 gross-acres. The remaining 1.4 gross-acres located on the northeast corner of the property is proposed to be reserved for a future commercial development. The proposed Streamliner Peoria PAD maintains the commercial uses approved in the Acacia Village PAD, which generally are in line with neighborhood-serving commercial with specified exclusions for auto-oriented uses such as gas stations, repair shops, and drive-through restaurants.
Circulation and Access
The primary access into the property will be from Peoria Avenue, and a secondary access will be provided from 87th Avenue. Access to Peoria Avenue will be limited to right-in and right-out only from the eastern driveway, which will be a shared access location for residential and commercial development sites. The City is requiring that the westernmost driveway location on Peoria Avenue be limited to emergency ingress/egress only. Separate full movement access from 87th Avenue will be allowed for both the residential and commercial sites.
Public Notice
The application was properly noticed pursuant to Section 21-315 of the Peoria Zoning Ordinance, which includes notification to all property owners within 600 feet of the site and registered HOAs within one (1) mile, posting of two signs on the site (adjacent to Peoria Avenue and 87th Avenue), and placing an ad in the Peoria Times at least 15 days prior to the Public Hearing.
Public Outreach
As a requirement of the General Plan and Rezoning application processes, the applicant conducted a neighborhood meeting and provided a Citizen Participation Report detailing the meeting results.
An in-person neighborhood meeting was held on March 9, 2023, at 6:00 p.m. at the Peoria Community Center located at 8335 West Jefferson Street. One (1) property owner attended the meeting, along with city staff and the development team. At the meeting, the applicant presented the details of the project and answered the resident’s questions. The property owner’s comments were supportive of the development of the site. The questions regarding the development pertained to traffic management and site access, street improvements, unit types, whether any adjacent neighbors to the south have commented on the development, and other characteristics of the development.
Support/Opposition
At the time of this report, the City has received three (3) letters of opposition to the proposal. The opposition letters are centered on a desire to see single-family residential and commercial uses on the subject property rather than multi-family residential, and to maintain the existing Acacia Village plan that had commercial and multi-family residential. Since receiving these letters of opposition, the applicant has conveyed to staff that one of the residents that has submitted a letter in opposition, now supports the projects, although the letter of opposition has not officially been rescinded.
Peoria Unified School District
This property is within the Peoria Unified School District (PUSD) boundary. Students residing in this development will attend Alta Loma Elementary and Peoria High School, respectively. PUSD has participated in the review of this project and has been in communication with the applicant regarding the proposal and school facilities in the area. PUSD has indicated that there is sufficient capacity to service this development.