Summary:
The applicant, Ty Wilson of Hilgart Wilson, LLC on behalf of Silver Sky Properties, LLC - Pensco Trust Company, is requesting approval to rezone approximately five (5) acres to facilitate the development of a twelve (12) lot detached single-family subdivision known as Haciendas 5. As proposed, the minimum lot size is 8,000 square feet, which results in a density yield of approximately 2.4 dwelling units per acre (du/ac). Additionally, the proposed maximum building height of the development is 30 feet, which is consistent with single-family districts citywide. The development standards are identical to the adjacent Haciendas at White Peak entitlement to the east.
Site Location and Context:
The site is generally located within a pocket of privately-held land between Trilogy at Vistancia and State Land to the west and north. More specifically, this five (5) acre site is located approximately one-half mile west of the southwest corner of 135th Avenue (arterial roadway) and abuts the Dixileta Drive alignment (arterial roadway) on the north property line.
To the north of the site is undeveloped Arizona State Trust Land which is zoned Suburban Ranch (SR-43). To the east is an undeveloped parcel zoned Planned Area Development (PAD), which is intended to be developed as a future single-family development known as “Haciendas at White Peak”. Further to the east is a vacant SR-43 zoned parcel, followed by 135th Avenue and then Trilogy at Vistancia. Directly south of the site is a privately owned property zoned SR-43, along with the Cowley subdivision. To the west of the site is undeveloped Arizona State Trust Land currently within Maricopa County’s jurisdiction and zoned County Rural 43 (RU-43) County.
Rezone (PAD):
The proposal is to rezone the property from the Suburban Ranch (SR-43) Zoning District to the proposed PAD zoning district to accommodate a twelve (12) lot detached single-family residential subdivision with a minimum lot size of 8,000 square feet, and a density of 2.4 du/ac. As an alternative zone to traditional zoning districts (e.g. R1-6, R1-8, etc.), the PAD zone allows the land use and property development standards to be tailored to respond to a site's topographical conditions, contextual circumstances and/or otherwise promote a creative and efficient approach to land. In this setting, the standards will align with the neighboring entitlement of Haciendas at White Peak.
Circulation and Access
Access to the proposed development will be provided via local public street connections on the north and south ends of the proposed development through the future Hacienda at White Peak subdivision. The local public street network within Haciendas at White Peak subsequently provides access to Blackstone Drive (collector roadway) and Dixileta Drive (arterial roadway), which both connect to 135th Avenue (arterial street). It should be noted that the Traffic Impact Analysis prepared for the Haciendas at White Peak contemplated the proposed roadway connections to the Haciendas 5 development.
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 a sign on the property, and placing an ad in the Peoria Times at least 15 days prior to the Public Hearing.
Public Outreach
As a requirement of the Rezoning application processes, the applicant conducted a neighborhood meeting and provided a Citizen Participation Report detailing the meeting results.
The applicant notified all property owners within a 600-foot radius of the site and all registered HOAs within one-mile. The neighborhood meeting was held on May 9, 2022, at 6:00 p.m. at the Lake Pleasant Elementary School, located at 31501 North Westland Road. The meeting was attended by the applicant, development team, city staff, and the district councilmember. No members of the public attended the meeting.
Support / Opposition
At the time of this writing, staff has not received any correspondence in support or opposition to the proposed Rezoning application.
Peoria Unified School District
This property is within the Peoria Unified School District (PUSD) boundary. PUSD has participated in the review of this project and has been in contact with the applicant. Based on a PUSD single-family student generation ratio of 0.42 students per unit, this development is expected to generate approximately five (5) students. Students from this development are within the PUSD boundary for Lake Pleasant Elementary School and Liberty High School, respectively. The City has received communication from the Peoria Unified School District indicating that they are not concerned with the proposed development.