Summary:
Four (4) city-initiated major amendments to the General Plan are proposed by the City in order for the Plan to better reflect the existing conditions and future needs of Peoria. As part of the 2024 General Plan Amendment cycle, the City has proposed the following amendments:
- Chapter 3 - Smart Growth (GPA24-001): An amendment to the text and Future Land Use Map (FLUM) within Chapter 3: Smart Growth of the Peoria General Plan. Proposed text and map changes include:
- Adding the “ASLD Special Land Use” category within the Chapter 3 and assign that category on the FLUM to the area referred to as North Peoria Gateway (NPG) and the Peoria Innovation Core (PIC).
- On the property identified as APN 201-30-215, amend approximately 6.6 acres designated as “Public Use” to the “Office and Local Commercial” land use category on the FLUM.
- Chapter 4 - Integrated Transportation (GPA24-002): An amendment to the text and Circulation Map within Chapter 4: Integrated Transportation of the Peoria General Plan. Proposed changes include road classification changes, road additions and deletions, and alignment adjustments to better reflect existing conditions and future needs of the City, and to maintain a document that is current with local and regional planning efforts.
- Chapter 6 - Arts, Culture and Recreational Enrichment (GPA24-003): An amendment to the recreational guidelines text within Chapter 6: Arts, Culture and Recreational Enrichment of the Peoria General Plan. Proposed changes include refinements to the park classification guidelines to maintain their relevancy and effectiveness. Additionally, refinements to the text provide better define and celebrate Peoria’s three recreational centers as key assets within the City’s larger recreational network.
- Chapter 8 - Implementation (GPA24-005): An amendment to Table 8-1 General Plan Amendment Criteria within Chapter 8: Implementation of the Peoria General Plan. The proposed change would require no amendment when realigning a roadway segment and/or changing it from “future” to “existing” on the Circulation Map in order to reflect completed road construction through the Capital Improvement Program or via private development.
Background:
Arizona State Law requires every city in Arizona to prepare and maintain a long-range “general plan” that provides a vision and policy framework for the growth and development of the city. The Peoria General Plan reflects the aspirational vision and goals of the community, along with provides a roadmap to guide and navigate change over time. However, the General Plan is not intended to be a static document; rather, the Plan specifically directs staff to continually re-examine the Plan, and when appropriate, make refinements when they would enable the Plan to better respond to the changing dynamics, economic conditions, trends, and associated growth within the City. The directive to remain agile and responsive to variable conditions has been in place since the Plan’s earliest adoption and continued forward into Peoria’s most recent voter approved General Plan. This is further supported under State Law, which expressly identifies a process for major amendments to the General Plan.
Justification for Amendments:
Justification and detailed analysis for each amendment is summarized within the attached Planning and Zoning Commission staff report. Likewise, redlines showing the actual changes in context for each Chapter are provided within the Commission staff report as well. (Exhibit 2)
Based on additional engineering analysis and agency stakeholder feedback associated with the update to the Lake Pleasant Design Concept Report, the city seeks to designate the future Ashler Hills roadway alignment as an arterial instead of collector roadway in order to improve the anticipated level of service for the associated intersections, along with more effectively and efficiently distribute projected traffic within the area. The requested modification is reflected in Exhibit 3.
Public Outreach:
Major amendments to a city’s general plan are subject to the process outlined by state law, and as such are required to be considered by the municipality within twelve months in which they were submitted. As the four city-initiated amendments were submitted and processed concurrently, each followed the outreach process and public hearing schedule, as discussed more within the Community Involvement Section of the report.
60-Day Review:
Pursuant to ARS §9-461.06, the proposed amendments were transmitted to various required agencies for review at least 60 days prior to providing notice for the public hearings. More specifically, the information was transmitted on April 11, 2024, with the formal 60-Day Review period beginning on April 12, 2024. Comments from those agencies were due back to the City by June 19, 2024. At the time of writing this report, staff has received two (2) letters, one from Arizona Department of Transportation (ADOT) and the other from Arizona Game and Fish Department (AZGFD). ADOT indicated no comments or requested changes to the document, while AZGFD provided specific comments on sections as noted in the matrix. Response to those comments is provided within the enclosed Planning and Zoning Commission staff report. (Exhibit 2)
School District Notification:
Peoria Unified and Deer Valley School Districts received written notification of this amendment for the 60-day review period. No comments were received.
Public Noticing:
The applications were properly noticed pursuant to the criteria within the Peoria General Plan and Arizona Revised State Statues. Methods included utility billing, legal ad, along with digital and print media.
Public Comments:
During the 60-Day Review period, the same package of material transmitted to the various agencies was made available for public review and comment as well. Individuals were able to download the information from the website or view hardcopies at the public libraries or at the Planning Counter during this time.
At the time of this report, staff has received correspondence from forty three (43) individuals. Comments received were compiled into an Errata Sheet, as shown in Exhibit 9 within the Commission Report and summarized below. Of the forty three (43) individuals who commented:
- One (1) individual was opposed to all amendments. (GPA24-01, GPA24-02, GPA24-03, and GPA24-05)
- Three (3) individuals opposed the land use modifications within GPA24-01.
- One (1) individual asked for additional information and provided comments associated with Circulation Map changes associated with GPA24-02.
- Thirteen (13) individuals were opposed to changes to the Chapter 8 Amendment Criteria in GPA24-05. Of those twelve, ten (10) specifically cited opposition to the proposed land use threshold change, and two (2) cited the proposed change associated with the state land designated property in their correspondence. These two provisions were specifically removed from the proposal on April 25, 2024 as noted below. The remaining individual cited general opposition to any amendment criteria change.
- Twenty-six (26) individuals provided no specific comments regarding the proposed changes; however, the majority cited displeasure with Peoria exploring the potential for an Airpark.
Topics of Concerns:
There were three (3) prevailing areas of concern/opposition cited in correspondence received:
1) All major general plan amendments should be required to go to the voters;
2) Opposition to the General Plan because of Peoria’s separate and independent exploration of an Airpark; and
3) The land use map threshold should remain unchanged.
Staff provided a detailed response to each of these within Planning and Zoning Commission staff report. Additionally, each item was discussed during each of the Planning and Zoning Commission meetings.
Planning and Zoning Commission:
The Planning and Zoning Commission held the first of two hearings for the annual Major General Plan Amendment process on July 18, 2024 of this year. This hearing was an opportunity for staff to present each amendment and for the Commission and the public to give testimony. Staff incorporated and responded to public comments within the August 15, 2024 staff report, as enclosed.