Summary:
The applicant, Eric Young, on behalf of The Carioca Company, seeks to amend the Carioca Lake Pleasant Parkway Planned Area Development (PAD). The purpose of the amendment is to expand RV Storage as a permitted use for a portion of the development, revise planning unit boundaries, remove multi-family as a permitted use, and provide minor revisions to increase the clarity of the document.
Site Location and Context:
The PAD covers approximately 37 acres generally located at the northeast corner of Lake Pleasant Parkway, and Old Carefree Highway, with a small triangular portion of the site being located on the west side of Lake Pleasant Parkway, toward the northwest corner of the subject site. The subject site is surrounded by Arizona State Trust Land. State Route 74 (SR-74) is located to the north and east of the site. Old Carefree Highway is located to the south followed by the Wild Horse West restaurant, while the former Turf Soaring School is located west of the subject site.
Rezone (PAD Amendment):
There are several components to the amendment. The first and primary purpose is to allow RV and Boat Storage within Planning Unit II of the PAD without necessitating infrastructure improvements for water and sewer service to the site given the less intensive nature of the use compared to traditional commercial uses. The proposed modifications to the land uses also include the removal of multi-family from the use matrix. Other elements of the amendment seek to revise Planning Unit boundaries and provide clarifying elements.
Water and Sewer Infrastructure
Currently, there are no City services with infrastructure adjacent to the site. As a result, the original approval allowed that Planning Unit I of the development (gas station) could be initially served by temporary wells and a septic system; however, no additional development was to occur until City water and sewer services were brought to the site by the developer.
As part of the current proposal, the applicant seeks to amend the PAD as well as the associated stipulations to allow RV and Boat Storage on Planning Unit II prior to the construction of infrastructure for City water or city sewer services. The nature of the proposed Boat and RV Storage use on Planning Unit II does not generate the same need for water and sewer services as previously contemplated uses and as a result the postponement of the infrastructure requirement to Planning Unit III is a practical application of the intent behind the previous stipulations. When City services become available to the site, all phases of development will be required to connect to City services and all temporary facilities must be abandoned per the stipulations identified within the attached Ordinance.
Circulation and Access
Access to the portion of the site that is east of Lake Pleasant Parkway will be via two (2) access points from Lake Pleasant Parkway and two (2) via Old Carefree Highway. Internal circulation will be provided by a drive aisle running north/south between Planning Unit I and Planning Unit III, with the easternmost access from Old Carefree Highway providing access to Planning Unit II. Primary themed entries will be located at each access point along Lake Pleasant Parkway and Old Carefree Highway.
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 virtually on October 23, 2023 at 6:00 p.m. 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
No public comments or opposition to the application was received prior to or during the Planning and Zoning Commission meeting. Additionally, the Councilmember's office did not receive any comments or concerns expressed on this item. Subsequent to the Commission meeting, staff has not received any correspondence in support or opposition to the proposed Rezoning application.
Deer Valley Unified School District
This property is within the Deer Valley Unified School District (DVUSD) boundary. DVUSD was notified of the subject request; however, staff has received no comments from the district regarding this request.