Summary:
SITE LOCATION AND AREA CONTEXT:
Aloravita is a master planned community consisting of approximately 1,243 acres within two (2) sections of land. The entitlement or Planned Community District (PCD) for Aloravita was established in 2011 through Ordinance 2011-21. Colloquially, the PCD consists of "Aloravita North" and "Aloravita South." This request pertains to Aloravita South, which is generally bounded by 75th Avenue alignment (east) Happy Valley Road (south) 83rd Avenue alignment (west) and Jomax Road (north).
After the entitlement was established, Aloravita South returned back to the State Land Department from the original certificate holder. Subsequently, the State Land Department auctioned off the eastern portion of this section to a partnership led by Ashton Woods. This portion of Aloravita South has been under construction for single-family residential development. In 2022, 26 acres of Aloravita South were removed from the PCD for inclusion into the Trailhead mixed-use development. In 2025, the remaining 274 acres of Aloravita South were auctioned off by the State Land Department. The successful bidder, Pulte Homes has approached the City with subdivision plans for the buildout of Aloravita South, which are currently in review. As the development scenario for Aloravita South has evolved from its original contemplation, the applicant has sought to remove the previously identified southern collector from the development plan.
The collector road, subject to removal with this request, was one (1) of three (3) east to west collectors initially contemplated within Aloravita South from Westwing Parkway. The immediate area surrounding the subject collector roadway is designated for single-family residential with the 26-acre mixed use Trailhead development located to the south. To the north are the two (2) remaining collector roadways (Yearling Road and Keefer Trail) that connect from Westwing Parkway. These remaining collectors will serve to feed traffic from the central collectors within Aloravita to the arterial roadway to the west (Westwing Parkway).
BACKGROUND:
The development team is seeking to construct approximately 570 single-family residential homes on the remaining vacant portions of the Aloravita site through a separate administrative subdivision process. The applicant team has conducted a detailed review and analysis of the traffic patterns and the existing and proposed roadway network.
A few factors contributed to this determination. The undeveloped future collector alignment was initially contemplated based on the full build out of the Aloravita PCD which contemplated a maximum of 3,829 lots across the two (2) square mile development. The actual number of lots constructed to date, and proposed on the remaining undeveloped area result in a lower number of residential lots than initially contemplated. Going beyond lot count alone, the anticipated circulation plan for the area has also changed as a result of development in the area. More specifically, the removal of a 26-acre from the Aloravita PCD to accommodate the Trailhead development impacted the direction of traffic towards Happy Valley Road and Westwing Parkway further reducing the number of cars that would utilize the third collector. Ultimately the applicants Traffic analysis concluded that the remaining collectors, Keefer Trail and Yearling Road, provided more than sufficient capacity to service existing and future residents.
The subject General Plan Amendment was submitted to modify Figure 5 Circulation Map by removing the southernmost east / west collector roads between Westwing Parkway and the centralized collector system within Aloravita South. While a third vehicular access across Rock Springs Wash would be removed if this request were to be approved, the applicant is maintaining pedestrian access point across the wash, thus maintaining the connectivity for pedestrians to access the City park and neighborhood amenities in the area. As such, staff believes the proposal remains consistent with the intent and vision of the Aloravita PCD zoning.
PUBLIC ENGAGEMENT PROCESS:
Public Outreach:
Pursuant to Section 21-315 of the Peoria Zoning Ordinance, the City mailed Notice of Application and Notice of Hearings postcards to all property owners within 1,320 feet of the collector road subject to removal, and registered HOAs within one (1) mile. Additionally, the required legal ad published in the Peoria Times within the required timeframe, and Public Hearing notices were posted in a conspicuous locations on the property.
The neighborhood meeting was held in person on June 26, 2025, at 5:45pm, at Sunrise Mountain Library located at 21109 N 98th Avenue in Peoria. There was one (1) attendee, along with the applicant team and members of the Peoria Planning Department. General interest was expressed related to development in the area. During the meeting, a member of the applicant team walked the resident through the request and answered questions. No concerns related to the removal of the collector were identified during the meeting.
Support/Opposition:
To date, the City has not received any correspondence in opposition or support to the proposal.