Summary:
Withey Morris Baugh PLC is requesting approval of a Minor General Plan Amendment and Rezone to facilitate the development of a multi-tenant commercial business park on a 5.6-acre site, generally located south of the southeast corner of Lake Pleasant Parkway and Pinnacle Vista Drive.
Site Location and Area Context:
The subject site is irregularly shaped due to the alignment of Lake Pleasant Parkway and currently consists of two parcels. From a broader contextual perspective, the subject property is predominantly surrounded by single-family residential and some commercial properties within the area. More specifically, north and east of the site are vacant parcels associated with the Cibola Vista development. South of the site are four vacant parcels associated with the former “Prestige Homes” rezoning request, which has since been withdrawn. Directly west of the subject site, across Lake Pleasant Parkway, are single-family residential homes within the Pleasant Valley Estates community.
Development Proposal:
Within the Project Narrative, the applicant outlines how the proposed land use table, along with customized operational limitations and development standards, are specifically tailored to offer flex-office, medical, retail, and business park type-uses which are compatible with the area. (Exhibit 6) As contemplated, there would be one building, approximately 62,500 square feet in size, with up to ten (10) tenant spaces ranging from 3,000 square feet to 15,000 square feet in size.
Minor General Plan Amendment:
As with any request to amend a General Plan land use category, is important to note that staff evaluates the appropriateness of the amendment not only against the physical features of the site, but also the availability of infrastructure around the site, the needs of the community, the development and character of the area, and for compatibility with the City Council priorities which function as a proxy for the will of the citizens.
Prior to the General Plan update in 2019, the subject site had a designation of Residential Low with an associated density range between two (2) to five (5) dwelling units per acre, which is associated with single-family subdivisions. While the Urban Residential (12+ du/ac) land use category was thoughtfully selected, there has since been direction from City Council to refocus efforts on building up the economic footprint within the city, including along Lake Pleasant Parkway where the infrastructure is already in place to support commercial and employment development. In this regard, the Urban Residential category is no longer aligned with the vision and direction for the City and thus would not have been selected for the site using today’s lense.
In looking at the physical constraints of the site, the level of intensity associated with the proposed Office and Local Commercial category would make it an appropriate selection for a midblock location, such as this, along Lake Pleasant Parkway. In particular, the business types associated with this category provide the commercial and employment opportunities sought after by City Council, while at the same time maintaining a lower level of intensity that is respectful of the surrounding residential communities.
Rezoning:
At first glance at the specific land uses proposed within the Evergreen Business Park rezone request may not appear to be fully aligned with the intensity of the Office and Local Commercial category. However, staff believes the added specificity of land use types and the companion operational limitations found within the rezoning application appropriately control the project’s intensity to levels that are compatible with the predominately residential communities within the immediate area.
Targeted Businesses:
As noted by the applicant, tenant space within the proposed size range is often difficult to find; however, it is highly sought after for startup businesses. Within the land use matrix, the allowed and conditionally permitted uses selected are geared to smaller scale commercial and retail uses, and specialty type of industrial users for this site. In particular, the land use classifications of “artisan/ makerspace” and “light design/production and assembly” have been added. While these categories are not directly found within the Peoria Zoning Ordinance, they are commonly used descriptors or industry classifications for niche or small-scale businesses operated by entrepreneurs. In this regard, cultivating entrepreneurship and increasing the ability to attract a diverse range of businesses is directly aligned with the goals and policies of the Peoria General Plan. Given their reliance on hand tools and small-scale equipment, makerspace and light production shops are easily compatible with adjacent residences, especially when required to operate within the confines of the building, such as in this case. Similar to the small-scale industrial uses, the proposed commercial and retail uses are more limited in size and are required to have all operations occur within the building. Lastly, to address access and traffic concerns associated with the midblock location, the applicant has specifically excluded those commercial and retail uses in the land use table that are higher vehicle trip generators, such as drive-through restaurants.
Operational Limitations:
Within the general provisions of the PAD Standards and Guidelines Report, all business operations shall take place in the enclosed building. More specifically, the applicant has identified that no outdoor use or storage of items are permitted, and roll-up doors are to remain closed during operations. These measures are put into place to address potential noise concerns. To further address compatibility, there are specific provisions limiting the quantity and/or size of key business types. The following summarizes key provisions:
- Powersport vehicle dealerships, and similar types of uses, are limited to one (1) business, with a maximum 15,000 square feet gross lease area.
- For makerspace and light production uses, a maximum of two such businesses may operate at one time, and there is a maximum of 10,000 square feet lease area. The size may be expanded to 15,000 square feet lease area if a conditional use permit is obtained.
- Wholesaling, warehousing, and distribution uses are limited to a maximum of one business within the center. Additionally, the business is limited to a maximum of 7,500 square feet lease size, unless a conditional use permit is obtained, then it may be increased up to 10,000 square feet in size.
As proposed, staff believes the operational limitations, in concert with the targeted smaller-scale types of businesses allowed within the land use matrix, result in a business park proposal that is in keeping with the level of intensity expected by the General Plan.
Public Engagement Process:
The application was properly noticed pursuant to 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 a sign on the site, and placing an ad in the Peoria Times prior to the Public Hearing.
Public Outreach:
There were two neighborhood meetings held for this project. The first meeting was held on June 25, 2024, at 6:00pm. No members of the public were in attendance. The only people in attendance were from the applicant team, Planning Staff, the City Council Member, as well as the City Council Assistant. The second meeting was held virtually on August 14, 2025 at 6:00pm. No members of the public were in attendance.
Support / Opposition:
At the time of this writing, Staff has not received any correspondence in support or opposition.