Summary:
Denisa Istrate of Kontexture, LLC, on behalf of 7300 Jomax Road LLC, is requesting approval of a Rezone to facilitate the creation of two (2) approximately half-acre or larger residential lots on an approximately 1.5-acre site, located south of Jomax Road and the 73rd Drive alignment.
Site Location and Area Context:
Contextually, the site is located in an area that contains a mix of zoning designations and densities, all of which are intended for single-family residential. North of the site is Jomax Road, an arterial roadway, followed by single-family residential homes within the Aloravita Planned Community Development (PCD). Immediately adjacent to the subject site to the east is a small vacant lot which is also zoned SR-43, followed by the single-family residential homes within the Colina Del Sur subdivision which is zoned Single-Family Residential (R1-10). To the south are single-family residential homes zoned R1-8 within the Terramar subdivision. Southwest of the subject site is a small segment of R1-12 and an R1-35 zoned lot. Immediately to the west is vacant land that is zoned SR-43 followed by single-family residential homes.
Development Proposal:
The proposed development involves the creation of two (2) approximately half-acre or larger residential lots intended for two (2) custom homes. As part of the applicant’s rezoning submittal, they have submitted a conceptual lotting plan that proposes vehicular access to Jomax Road through an ungated shared private driveway that accesses the two lots. To accommodate the proposed access to Jomax Road and meet the requirements along an arterial roadway, a right-turn deceleration lane is identified. A hammerhead turnaround is proposed at the southern end of the property for Fire Department turnaround if needed. The applicant request for access to Jomax Road is in part related to the desire to not remove an existing screen wall along the southern property line to connect 73rd Drive through the site to Jomax Road.
Rezoning:
The proposed Single-Family Residential R1-18 Zoning District would allow for the approximately 1.5-acre parcel (64,125 square feet) to be divided into lots with a minimum lot size of 18,000 square feet. While the subject parcel could conceivably accommodate three (3) lots based on the minimum lot size of 18,000 square feet, the applicant is only seeking to split the property into two lots to accommodate drive aisles and other site improvements.
Neighboring subdivisions have a minimum lot size between 6,000 square feet to 43,560 square feet. The proposed R1-18 zoning district provides an appropriate transition between the variety of lot sizes that are present in the surrounding area. Beyond the lot size comparison, the R1-18 zoning district is compatible with the adjacent zoning districts with respect to the development standards associated with the district (e.g. setbacks and lot coverage).
When evaluating the compatibility for allowed uses within a zoning district, the R1-18 district better aligns with the surrounding zoning districts and the developed uses within the area. Although the SR-43 district allows for single-family residential, it also allows for slightly more intense uses such as, soil crops, commercial breeding of animals, commercial poultry operations, plant nurseries, etc. which are not permitted in the Single-Family Residential Districts. As a result, the proposed rezoning to R1-18 better aligns the uses and development standards with the adjacent existing developments in the surrounding area.
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. Deer Valley Unified District (DVUSD) was provided with the opportunity to participate in the review of this case. No comments have been received from DVSUD to date.
Public Outreach:
There was a neighborhood meeting for this project held at Copper Hills church on February 22, 2024, at 6:00 pm. In addition to city staff and the applicant team, one (1) resident attended the meeting. The applicant team provided a brief overview of the request and addressed the neighbor’s general inquiries about the project.
Support/Opposition:
Two (2) letters of inquiry and no (0) letters of support or opposition were provided on the case in advance of the November 6, 2025, Planning and Zoning Commission Meeting as identified in Exhibit 2 (PZ Staff Report - Exhibit 7). Subsequent to the Planning and Zoning Commission Meeting, written opposition was received to all cases presented on November 6, 2025. The resident in opposition did not reply to verify if the intent was to also oppose to the subject case or if the intent was to oppose to the Minor General Plan Amendment and Major Planned Area Amendment which attracted attendance at that night’s meeting, or if they were specifically opposed to the subject case. New correspondence is identified in Exhibit 3.