Summary:
INTRODUCTION:
The City of Peoria has initiated an associated request for annexation of approximately 173 acres of Arizona State Trust Land that would precede the subject Initial Zoning ("translational zoning"). This Initial Zoning request would change the zoning for the annexed property from Maricopa County Rural-43 (RU-43) to the equivalent City of Peoria Suburban Ranch (SR-43).
The site is generally located on the 100th Avenue alignment, north and south of Loop 303. If approved, the subject area would then intended to be included as part of a request by the City and Arizona State Land to master plan and rezone a total of approximately 6,700 acres into the Peoria Innovation Core area.
This request has been proposed in combination with an associated Annexation (Case ANX25-01).
SITE LOCATION AND AREA CONTEXT:
This initial zoning case is limited to 173 acres, which is currently located within unincorporated Maricopa County. The subject area is located along the 100th Avenue alignment, north and south of Loop 303, as depicted in Exhibit 1. More specifically, the subject area is rectangular in shape and bifurcated by the Loop 303.
BACKGROUND:
The City of Peoria has maintained a sustained interest in the annexation of key Arizona State Land Departments (ASLD) parcels within the City's Planning Area. This portion of the North Peoria Gateway area is one of several State Land areas that the City has identified in its annexation efforts as significant in nature given its proximity to existing development or infrastructure limits, and/or is located along future strategic economic development corridors, such as the Loop 303.
The annexation of State Land is distinctly different from private land under the Arizona Revised Statutes. More specifically, pursuant to A.R.S. § 9-471.A.1, the annexation of State Land requires the approval of the State Selection Board and the State Land Commissioner. On July 17, 2019, the State Selection Board authorized the annexation of this parcel and other specified parcels into the City of Peoria.
Presuming successful completion of the annexation, this request would then establish the City’s “translational” zoning for the 173-acre area. The 173 acres will ultimately be part of a larger 6,700-acre project known as “Peoria Innovation Core” or “PIC”. Aside from the subject initial zoning area, the remainder of the Peoria Innovation Core extends above State Route 74 to the north, the Peoria City Limits to the east, Lone Mountain to the south, and the Agua Fria River to the east. Both the 173 acres, and the larger PIC project are comprised entirely of Arizona State Trust Land.
Due to the redesignation of the Peoria Innovation Core area to the “ASLD Special Land Use” general plan category in 2024, it requires the entire 6,700-acre area to be master planned. However, the area known as Parcel C is currently not within the city’s jurisdictional limits, so it cannot be included in the PIC master planning effort until such time as annexation has occurred and initial zoning established. In this regard, the prior annexation and initial zoning request are precursors to advancing those master planning efforts forward.
INITIAL ZONING ANALYSIS:
Pursuant to Arizona Revised Statutes A.R.S. §9-462.04(E) and A.R.S. §9-471.L, the City must assign initial zoning to the property within six (6) months of the effective date of annexation. Additionally, the corresponding initial zoning district cannot permit densities or uses more intense than that provided under the Maricopa County (County) zoning.
The area is currently zoned Rural Residential (RU-43) in unincorporated Maricopa County (Exhibit 2). The closest or most analogous City of Peoria zoning district is Suburban Ranch (SR-43). Both districts require a minimum lot size of one (1) acre and generally have a semi-rural character. As such, the proposed Peoria zoning district is equivalent or most analogous compared to what was granted within the County.
PUBLIC ENGAGEMENT PROCESS:
It is important to note that the PIC master planning efforts are still in their initial stages, and there will be separate public outreach touchpoints specifically for the PIC rezoning case before it ultimately comes before the Planning & Zoning Commission and City Council for consideration. Therefore, the public engagement summarized herein is limited to fulfilling the Arizona statutory requirements for Parcel C upon bringing this area into the City’s jurisdiction.
Public Noticing
The application was properly noticed pursuant to Section 21-315 of the Peoria Zoning Ordinance, which includes notification to all property owners within 1,320 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 at least 15 days prior to the Public Hearing.
A neighborhood meeting is not required for an Initial Zoning application.
Support / Opposition
At the time of this writing, Staff has not received any opposition or support for the initial zoning specifically.