Summary:
Adam Baugh of Withey Morris Baugh, PLC on behalf of K. Hovnanian Great West Homes is requesting to Rezone approximately 56.1-acres from Suburban Ranch (SR-43) to a Planned Area Development (PAD) district. If approved, the rezone would facilitate the development of a gated, 139-lot single-family residential subdivision identified as Travesio. The site is generally located at the northwest corner of 95th Avenue and Happy Valley Road.
Site Location and Area Context:
The site is aptly characterized as an infill parcel providing transition from regional commercial uses within the “Four Corners” at Lake Pleasant Parkway/Happy Valley Road and outlying residential neighborhoods of varying densities. More locally, a major wash and 60-foot gas line corridor separate the site from vacant land to the northwest and the Querencia subdivision to the north. Querencia, which contains a mix of lots ranging in size between 9,000 – 12,000 square feet is located north of the site on an elevated parcel. Abutting the entire eastern boundary of the site is 95th Avenue, a collector roadway with a traffic signal at Happy Valley Road. East of 95th Avenue is an area of of larger lot homes, many of which were first established in the late 1990’s. Happy Valley Road, a limited access parkway (highest traffic volumes) bounds the site to the south, followed by the Tierra Del Sol subdivision. This portion of the Tierra Del Sol subdivision is comprised of single-family residential lots exceeding 6,000 square feet.
The subject site wraps the north and east sides of the existing Lake Pleasant Crossings commercial shopping center which is anchored by Fry’s Marketplace and Lowes. North and west of the wash that bounds the northwest portion of the subject site is vacant and is the remaining portion of the larger auctioned site. This area is designated on the Peoria General Plan for mixed-use.
Entitlement History:
The site was annexed into the City in November of 1989 in accordance with Ordinance No. 82-34. On January 9, 1991, the City Council adopted Ordinance No. 91-01 (Case Z90-26) approving the rezoning of the subject site as well as the surrounding area (including the intersection of Lake Pleasant Parkway and Happy Valley Road) to Suburban Ranch (SR-43). As was the case with the subject site, the SR-43 Zoning District often functions as a holding district until such time as a parcel is ready or available for further entitlement and development.
State Land Background:
The site is part of an overall portfolio of Arizona State Trust Lands exceeding 9.2 million acres statewide. Often, there are misconceptions that State Trust Lands are “open space.” Rather, the Arizona State Land Department (ASLD), as the fiduciary for the Trust, has the responsibility to manage the assets of the perpetual trust to the benefit of thirteen (13) underlying beneficiaries, the largest of which is Common Schools (K-12 education). ASLD leases and sells lands at public auction for the benefit of Trust. On February 19, 2025, the Arizona State Land Department conducted a public auction for the overall 72.7-acre site. The applicant was the successful bidder.
Travesio Development Proposal:
The applicant is proposing a gated, single-family residential community of up to 139 lots across 56.1 gross acres for a density of 2.48 units per acre. The lots would transition in size from the larger lots located along 95th Avenue with interior lots within and abutting the commercial uses to the west. While the PAD minimum lot size standards require interior lots to be a minimum of 6,000 sf and lot along 95th Avenue to be 7,300 square feet, the Preliminary Plat submitted by the applicant illustrates a mix of different lot sizes, including the imposition of larger lots along 95th Avenue to range between 9,125 sf to 10,375 sf.
Additionally, the development plan identifies five (5) central amenity areas throughout the community. Open space tracts are proposed along the northeast corner of the development abutting Querencia and along the gas easement. The existing wash will accommodate a minimum of three connection points between the subject site and future development across the wash. The PAD requires a minimum of 18.36 acres be maintained as open space, which will consist of 8.4 acres of natural open space (NOS) and the balance as activated open space. Overall, 18.36 acres or approximately 33% of the overall 56.1-acre site will be utilized as open space.
Summary of General Plan Land Use Analysis:
The proposed land use change on the site is for 8.9 acres of the overall 56.1-acre site. The applicant is seeking to unify the development area located south and east of the wash and gas line easement. The existing gas line easement currently functions as the boundary for the two different Land Use designations that cover the overall 56.1-acre site. The area west of the gas line easement is currently designated Mixed-Use Neighborhood Village as it was previously part of the larger state land parcel that would have allowed for a transition at the gas line easement. Though the gas line functions as a practical barrier, the natural barrier of the wash presents greater development obstacles in carrying a development pattern across the wash. To provide for General Plan uniformity across the site, the proposed change would modify the 8.9 acres west of the gas line easement and south of the wash to Traditional Residential (2-5 dwelling units per acre).
As it exists today, the Traditional Residential (2-5 du / ac) land use designation exists on most of the subject site. The proposed change would allow for Traditional Residential (2-5 du/ac) to continue up to a natural termination point. The proposed change facilitates an appropriate land use transition between the lower density Rural Residential (0-2 du/ac) east of 95th Avenue to the Mixed-Use Community District designation for the commercial shopping center along Lake Pleasant Parkway. Moreover, the proposal facilitates General Plan objectives for diversifying the housing stock, while providing for an appropriate land use transition to optimize compatibility. The proposal also facilitates the opportunity for housing to be located within proximity to goods and services.
Summary of Rezone Analysis:
The rezone request seeks to implement the General Plan Traditional Residential designation, by rezoning the overall 56.1-acre site from Suburban Ranch (SR-43) to a Planned Area Development (PAD) with tailored development standards. To accommodate the existing context of the area, the proposed development standards identify varying lot size minimums. This specific development standard would serve as a transition away from the larger lot single family area east of 95th Avenue to the smaller centralized lots within the subject development. The layout and conditions are responsive to concerns and comments articulated by the community during the outreach process.
The PAD and development plan proposes approximately 18.36 acres of total open space, which computes to approximately 33% of the site. Of this, approximately 8.4 acres or 15% will be provided as natural open space (NOS). The natural open space provides for the preservation of the existing wash and buffer areas adjacent to the north and west property line. In addition to the active open space, the development standards provide for points of connectivity throughout the development that will extend trail stubs to future areas to provide for a pedestrian network from the subject site that can connect to the surrounding developments, including the existing commercial development.
Overall, the proposed 139-lot single-family residential subdivision would result in a gross density of 2.48 units per acre. This designation is within the lower end of the density range for the Traditional Residential category (2-5 du/ac).
Infrastructure:
Within the area, the existing signalized intersection of 95th Avenue and Happy Valley Road provide protected local access to the area. Because Happy Valley Road is classified as a limited access parkway, the subdivision will be accessed from two driveways along 95th Avenue. This would provide for controlled access to Happy Valley Road both for the subject development as well as the existing residential areas to the east. The access point on 95th Avenue that is closest to Happy Valley Road is located approximately 650 feet north of the intersection of 95th Avenue and Happy Valley. To prevent additional through traffic, 95th Avenue would not continue north of the frontage for the subject site and would terminate. The streets within the subdivision are currently proposed to be private, and vehicle access into the subdivision will be through a gated entry.
The Traffic Impact Analysis (TIA) submitted as a part of the development application indicates the proposed 139-lot development is expected to generate 101 trips in the morning peak hour and 135 trips in the afternoon / evening peak hour. This is just above the minimum threshold for even providing a TIA for development review. As a result of the proposed development, the developer will be required to provide half-street improvements along 95th Avenue and Happy Valley Road where applicable. These improvements include street widening, curb, gutter, sidewalk, traffic signal equipment, and 6-foot sidewalk. The development as proposed complies with City of Peoria improvement requirements, and Access Management Guidelines.
Water and sewer facilities exist adjacent to the site and have available capacity to serve the development.
Peoria Unified School District:
This site is located within the Peoria Unified School District (PUSD). Students generated by this development would attend Frontier Elementary (K-8) and Sunrise Mountain High School, respectively. PUSD has been provided information regarding the proposal and an opportunity to comment on the case. No formal comments have been received by the city to date. However, the applicant has stated that they have been in contact with the district regarding the proposal and they have confirmed sufficient capacity to serve the proposed development.
Neighborhood Meeting(s):
The City Code requires the applicant to hold at least one (1) neighborhood meeting on both cases. Accordingly, the applicant notified all property owners within a 1,320-foot radius of the site and all registered HOA’s within one-mile. The neighborhood meeting was held on August 18, 2025, at 6:00pm at Sunset Heights Elementary School located at 9687 W Adam Ave in Peoria.
This neighborhood meeting was attended by fifty (50) persons, in addition to the applicant, development team, and City staff. In general, the questions and comments received pertained to infrastructure improvements, access, anticipated traffic generation, streetlights, and the density, lot sizes and character of the proposed subdivision.
A second neighborhood meeting was held on October 29, 2025, at 6:00pm at Sunset Heights Elementary School. The meeting was noticed and posted in the same manner as the initial neighborhood meeting.
The second meeting was attended by twenty (20) persons, in addition to the applicant, development team, and City staff. The project team began the meeting and reviewed specific items that were noted as concerns and areas to provide more information from the first meeting. This summary included the estimated traffic pattern, why potential vehicular access on Lake Pleasant Parkway and Happy Valley Road, were not feasible, confirmation that existing speed humps will be maintained and modified as directed by staff, and that low level lighting will be pursued throughout the development and along 95th Avenue. Elevation design examples and grading and drainage plans were shared with the residents. The attendee comments again focused on traffic patterns within the area and roadway access and capacity.
OVERALL DESIGN SOLUTIONS
To optimize compatibility and address concerns voiced from area residents, the applicant worked with the city and the Mesquite Council Office on various layout and design solutions.
- The applicant has minimized the number of lots along the 95th Avenue frontage. Approximately, twenty-two (22) lots will be located along this frontage, interspersed with two open space breaks.
- Lots along the 95th frontage will be larger ranging between 9,125 sf to 10,375 sf, respectively (83’x125’ and 73’x125’).
- The applicant has also committed to limiting lots along 95th Avenue to 1-story, not to exceed 25 feet in height.
- Preserved open space along the northern portion of the site will provide for physical separation between the development and Querencia.
- The wash will be protected and improved with trails/access points for connectivity.
- To prevent cut-through traffic, 95th Avenue will terminate and not extend north of the access point into the site.
- To further mitigate traffic concern, the applicant has produced a revised development concept (see Exhibit 9 in P&Z Report) that demonstrates an offset from El Cortez to dissuade cut through traffic. The Traffic Division supports the plan in concept with final details to be confirmed during the subdivision process.
- The applicant has approached the city to pursue low-level design options for streetlights. This would reduce the number of streetlights along 95th Avenue to minimize nighttime impacts. All lighting is required to meet city requirements. The city is supportive in concept and will work with the applicant through a waiver process during subdivision review.
SUPPORT and OPPOSITION
At the time of this report, the city has received six (6) letters in support, and four (4) letters in opposition to the proposed General Plan Amendment and Rezoning cases.
Those in support generally cite: Well-planned development, compatibility with the area, integrated with open spaces, and in alignment with the General Plan.
Those in opposition generally cite: Concerns with traffic, impact to area infrastructure, school capacity and the loss of open space.