Summary:
The Vistancia Planned Community District (PCD) is a 7,100 acre master planned community located within the northern planning area of the City of Peoria. The PCD has its roots in the late 1990’s when the southern portion received approval of a development plan in Maricopa County. In 2001, both Vistancia South and Vistancia North were annexed and entitled within the City of Peoria. As with any large master planned community, there have been periodic adjustments as the community has evolved and matured. For example, in 2012, both entitlements were consolidated into one master plan and the associated combined maximum unit allowance for Vistancia was reduced from 17,334 to its current 10,500 units.
William Lally of Tiffany & Bosco, on behalf of the Vistancia Master Developer, is looking to balance or “right-size” the community based on their analysis of successful similarly sized mixed-use projects. As a result, the Applicant is seeking to increase the maximum dwelling unit count within Vistancia from 10,500 to 12,000 units, and allocating those additional units into the Commercial Core area, also interchangeably referred to as Five North at Vistancia. (Exhibit 2)
Currently, there are 400 residential units allocated to the Commercial Core area. If approved, this amendment would increase that total allocation to 1,900 units. Secondarily and unrelated to the previous request, the Applicant is also utilizing this opportunity to formally remove the reservation (or “option”) within the Vistancia PCD document which allows potential development of two golf courses within the Northpointe Village.
Site Location and Context:
Within the PCD itself, Vistancia has been arranged and branded into five distinct communities or “villages”. The focus for this major amendment is the area branded as Five North at Vistancia, which is approximately 442 acres in size, and generally situated south of the southeast corner of El Mirage Road and Lone Mountain Parkway. (Exhibit 2)
Contextually, the Commercial Core is located in the southeastern portion of the Vistancia Master Planned Community, with regional access from Loop 303 via interchanges at Lone Mountain Parkway, Jomax Road, and Happy Valley Road. Immediate access into the Commercial Core area is from Lone Mountain Parkway along the northern boundary of the focus area, El Mirage Road along with western boundary, and a future connection to Vistancia Boulevard through Arizona State Trust Land to the south.
The Village at Vistancia surrounds the Commercial Core to the west and north of the focus area. Arizona State Trust Land, which is managed by the Arizona State Land Department, is situated along the eastern and southern boundary of the focus area. To the southwest, at the intersection of Vistancia Boulevard and El Mirage Road is the Safeway anchored commercial center known as Vistancia Marketplace.
Maximum Residential Unit Increase:
The following summarizes staff’s analysis on the potential impacts of the request to the Commercial Core’s existing land use composition, expected intensity, desired character and infrastructure.
Land Use, Intensity and Character:
The Vistancia PCD identifies that the “land use composition shall focus on creating an integrated cohesive development, focusing on character and balance, to create a sense of place and successful composition of land uses”. Given the desired level of density / intensity, regional presence, and high-end execution expected, re-evaluation of the total number of units within the Commercial Core becomes valid, especially considering the community’s strategic location between two regionally significant employers, and the total number of units for Vistancia was originally approved at 17,334.
As multifamily is an allowed “use” within the existing Vistancia PCD, there are no modifications to the mix of uses proposed. Likewise, the development standards that specifically regulate intensity (i.e. maximum height and density) remain unchanged. Therefore, the composition and intensity of uses remain the same with this amendment. In terms of character compatibility, it is typical for entitlement documents to identify the project’s vision and character through stated design principles. Sometimes the text may be supplemented through illustrations or vignettes; however, realization of those guidelines do not occur until an actual project materializes. As these design requirements have remained in place for considerable time, no change in character compatibility is expected.
Within the Applicant’s Project Narrative, they identified commissioning of a study to analyze the components of successful “mixed-use” developments which are both similarly sized and geographically comparable to the Five North area. This information was then paired in combination with previous survey results from Vistancia residents, and given to design members from some of those projects to evaluate the possibilities for similar experiences within the Core area. The results of this exercise formed the Applicant’s conceptual layout and “main street” concept presented to residents at the outreach meetings. At 1,900 dwelling units, staff finds the percentage of residential being proposed is in alignment with similar successful mixed-use centers. Further, the anticipated location of the units is centrally located within Five North, which promotes walkability and easier access to adjacent goods and services. Given these dynamics, staff finds the increase in total residential units, and allocation of those units in the Commercial Core appropriate and consistent with Vistancia’s stated objectives.
Infrastructure:
For major rezoning applications, master reports for water, wastewater and drainage are submitted and reviewed by staff in conformance with Peoria’s Engineering standards. Given the age of the Vistancia community, these reports have been refined and updated from time to time as the community has continued to build out. City staff has reviewed the requested increase in residential units in relation to the master documents and identified there is existing capacity to serve the property.
Golf Course Option Removal:
The Master Developer is utilizing this opportunity to formally remove the reservation (or “option”) within the Vistancia PCD for two golf courses within the Northpointe area. As golf courses are a turf intensive amenity that requires significant water resources to operate, it is not consistent with the City’s sustainability and water conservation efforts.
Removal of the golf “option” does not impact the total number of units within Vistancia, as the underlying land designation already allows for development to occur whether or not the option is exercised. Meaning, the “option” area could be developed for single-family residential units today, and any project brought forward would be responsible for providing amenities for their residents along with expanding the community’s path and trail network in accordance with Vistancia’s existing standards. As such, extinguishing the golf course “option” better aligns the Vistancia PCD with the City’s water policies while still allowing Vistancia to continue providing high-level and robust amenities to existing and future residents.
School District Information:
This property is within the Peoria Unified School District (PUSD) boundary. Students residing within Vistancia attend Vistancia Elementary School and Lake Pleasant Elementary School, and Liberty High School, respectively.
In the letter from PUSD, the District notes the Developer’s longstanding support of public education by providing school sites and other positive contributions. It goes on to acknowledge PUSD is experiencing some overcrowding in area schools; however, believe “they will be able to provide quality educational opportunities for new residents”.
Under the Arizona Constitution and State Law, schools (and school districts) are separate entities. Therefore, cities are not authorized to address issues such as school capacity, school size, and other related matters. However, Peoria recognizes that it is in the best interests of our current and future residents to work closely with our schools so that our plans for growth can be as consistent as possible. Hence, the City does everything possible within its legal authority to assist in the resolution of issues associated with the impact of residential growth on the schools within our City.
In separate communication, the Vistancia Master Developer has identified they are pursuing all options to locate a high school to serve the community, and that they continue to collaborate with PUSD to identify a site should funding become available for construction.
Community Involvement:
Given the expected level of interest for this request, the Applicant embarked on an expansive outreach process using a variety of platforms that far exceeded the City’s typical citizen outreach requirements as summarized in Applicant’s Citizen Participation Report. Key elements are highlighted below, and described in more detail within the Planning and Zoning Commission packet.
The Applicant’s Outreach Efforts:
Informal Open House: An informal open house meeting was held in person on May 1, 2023 at 6:00pm at the Vistancia Mountain Vista Club Gymnasium. The format was general “walk-around’ with boards and team members at multiple stations to answer questions and discuss the plans. Over three hundred (300) attendees participated in the event.
Neighborhood Meeting: On June 7, 2023 at 6:00pm, the Applicant held the required neighborhood meeting at the same location as before. Meeting format was formal presentation, followed by a question and answer session. Over four hundred (400) attendees participated in the event.
Project Website: The Applicant created a website as a centralized information hub throughout the duration of the project, where residents could get more information about the request, download presentations, and sign up for updates.
City Outreach Efforts:
Required Noticing: Noticing was provided in compliance with Peoria Zoning Ordinance regulations. For the Notice of Hearing, the Applicant requested and paid the additional expense for the postcard to mailed out to the balance of Vistancia property owners as a courtesy. Further, the City emailed all interested parties who provided correspondence about the project the information about the public hearings.
Support / Opposition:
There has been significant interest in this request in the form of emails, phone calls and an online petition. (Exhibits 11 and 12) Below is a summary of the correspondence received at the time of this report.
- An updated petition was delivered to the City on August 14, 2023, and contained approximately 838 signatures in opposition to the request.
This petition was housed on an online platform (change.org) with unrestricted access for signature and comment, which was reflected in the wide range of locations identified for the signees. Of the 838 names, only 26% of the signees identified as Vistancia residents, whereas 74% identified outside of Vistancia, including those from outside of Arizona. (Exhibit 8)
- Letters of Support: Staff has received 234 letters from residents and business owners.
Of the total, 84 letters of support are included within the Applicant’s Citizen Participation Plan. Subsequently, an additional 141 were received. Both sets are included within Exhibit 8 P&Z Commission Packet Correspondence. After the Planning and Zoning Commission, an additional 9 letters have been received and included in Exhibit 4.
Noted reasons included support for housing diversity within the community, support of desired commercial, retail and restaurants within the main street concept area, along with expected high-end level of execution on the multi-family product.
- Letters of Opposition: Staff has received 155 letters from residents.
Of the total, eight (8) letters are included in the Applicant's Citizen Participation Plan. Another 145 were subsequently received. Both sets are included within Exhibit 8 P&Z Commission Packet Correspondence. After the Planning and Zoning Commission, an additional 2 letters have been received and included in Exhibit 4.
Noted topics of concerns included the type of housing proposed, quality of life, crime, property values, school capacity and adequacy of infrastructure. Staff’s detailed response to each of these topics in provided within the Planning and Zoning Commission Report. (Exhibit 4)
Key Findings:
- The Vistancia Planned Community District (PCD) has envisioned the Commercial Core (“Village D”) as a mix of integrated land uses, including retail, hospitality, office/medical, employment and residential.
- Multi-family residential is an allowed use within the Commercial Core area;
- The increase in units provides an appropriate balance that is consistent with similar successful mixed use centers, while retaining the existing composition, intensity and character within the Vistancia Commercial Core;
- There is adequate infrastructure to support the request; and
- Extinguishing the golf course “option” better aligns with the City’s water policies while still allowing Vistancia to continue providing high-level and robust amenities to residents