Summary:
Rose Law Group on behalf of Lennar Homes and Barclay Group is requesting a Rezone of approximately 24.2-acres from General Agricultural (AG) to Planned Area Development (PAD) district. If approved, the rezone would facilitate the development of a horizontal mixed-use development consisting of a commercial center and a 105-lot, detached single-family residential subdivision identified as The Shoppes & The Cove at Camino-A-Lago. The site is located at the northeast corner of Lake Pleasant Parkway and Deer Valley Road.
Site Location and Area Context:
The site is a rectangularly shaped parcel that is approximately 24 acres in size. As indicated by the name, the site is located within the Camino-A-Lago community. The subject site was recently auctioned by the Arizona State Land Department in April of 2025.
The site is aptly characterized as an infill parcel as it is surrounded by existing development to the north, east, south, and west. The proposed development seeks to provide a transition in intensity from the adjacent single-family residential subdivision to the signalized intersection of Lake Pleasant Parkway and Deer Valley. Along the northern boundary of the subject site is Speckled Gecko Drive followed by ‘The Meadows’ single-family residential subdivision to the north. East of the site is a wash and open space trail within a separate portion of The Meadows subdivision featuring additional single-family lots. Overall, The Meadows community provides a range of lot sizes and uses that transition from lower density at the northeast corner to higher density (smaller lot sizes) at the southwest corner which abuts the subject site to the north and east. The residential lots within The Meadows adjacent to the subject site are typified by 5,000 and 6,000 square foot lot minimums.
Along the southern perimeter is Deer Valley Road (Major Arterial Roadway) followed by the large-scale commercial uses to the south within the Camino-A-Lago Marketplace; with major anchor tenants such as Wal-Mart, and EoS Fitness.
The southwest corner of Lake Pleasant Parkway (diagonally across the intersection from the subject site) is another single-family residential subdivision which is Camino-A-Lago Parcel 12. Parcel 12 is characterized by approximately 5,000+ square foot lots.
Immediately adjacent to the subject site’s western boundary is Lake Pleasant Parkway (Limited Access Parkway). Beyond Lake Pleasant Parkway is the Casa Del Rey Subdivision within Camino-A-Lago. Similar to ‘The Meadows’ subdivision, lower density elements transition to higher density / smaller lots as you approach the intersection of Lake Pleasant Parkway and Deer Valley Road. As such, the Casa Del Rey single-family residential lots near the intersection consist of what is typically referred to as ‘Alley Loaded’ homes on approximately 2,800+ square foot lots.
Entitlement History:
The site was annexed into the City in September of 1981 in accordance with Ordinance No. 81-53. Upon annexation, the subject site was provided with the initial zoning designation of General Agricultural (AG). AG zoning often functions as a holding district until such time as a parcel is ready or available for further entitlement and development. In this case, the Arizona State Land Department, acting as the owner, did not choose to make the site available for auction and future development until April of 2025.
The Shoppes and The Cove at Camino-A-Lago Proposal:
The applicant is proposing a horizontal mixed-use development consisting of approximately one-third commercial, and two-thirds single-family residential. The proposed development provides for commercial uses on the western one-third of the site, which then transitions to a small-lot, "alley-loaded" single-family residential subdivision on the eastern two-thirds of the site. The proposed commercial component is designed to limit auto-oriented uses and provide for vehicular and pedestrian connectivity to the residential component of the development.
Summary of General Plan Land Use Analysis:
The proposed land use change would adjust the designation from Mixed-Use Main Street to Mixed-Use Neighborhood Village. The change would create consistency with the designation over the Wal-Mart site to the south. Though they are both mixed-use designations, there are differences in the intended form and intensity of the two land use classifications. Mixed-Use Main Street is typically characterized by first floor commercial with residential or office above. The proposed development does not carry forward the intensity of the idealized vertical mixed-use integration typically contemplated by the Mixed-Use Main Street designation. Moreover, the limited size, visibility and access constraints of the site are not suitable for facilitating the scale, draw, and functionality of a “Kierland Commons” type of development, which is much larger with more advantageous access/visibility.
The proposed change to Mixed-Use Neighborhood Village provides a development character that facilitates a transition from the existing single-family residential to the north and east. Mixed-Use Neighborhood Village also provides a continuation of the existing land use designation to the south of Deer Valley Road. The form of the proposed development and the context of the existing surrounding development also better align with the intent of the Mixed-Use Neighborhood Village, by providing a density below the range as an appropriate transition per the intent of the category. The proposed development seeks an overall density of 4.4 dwelling units per acre (or 6.5 du/ac when accounting for just the residential acreage). The existing portions of The Meadows community to the north and east contain densities of 3.68 and 3.52 dwelling units per acre respectively.
Summary of Rezone Analysis:
The rezone request seeks to fulfill the proposed General Plan land use designation of Mixed-Use Neighborhood Village by providing for both residential and commercial components that will allow for the intensity of the development to increase as it approaches the parkway / arterial intersection. The request will also address boundary conditions with the existing adjacent developments.
As identified previously, the commercial component of the development provides for the goods and services fronting on the major roadway intersection while providing direct vehicular, and pedestrian connectivity to the residential component. The commercial component also seeks to limit the auto-oriented uses within the site to further the mixed-use objective of the General Plan designation. This limitation is accomplished within the proposed Standards and Guidelines Report by preventing a dominant footprint of auto oriented uses; with the exception of two (2) drive through uses. The drive through uses are further limited by the caveat that one (1) of the two (2) drive through uses must be a part of one of the following: a multi-tenant building, bank, or pharmacy. The intention behind this is to limit the stand-alone nature and auto dominance of drive through only buildings, limiting the impact on what will end up being a smaller scale commercial center.
The residential component of the development allows a maximum of 105 single-family residential alley-loaded lots. Alley loaded homes are a development form that face one another, rather than a street, and provide garages at the back of the house. The lots would be a minimum 2,900 square feet. These lots are reflective of similar alley-loaded homes abutting the same intersection to the west of Lake Pleasant Parkway. This form allows for an intensity transition away from the commercial component of the subject development to the existing single family residential to the east in The Meadows.
Minimum City standards only call for a minimum of 10% activated / useable open space within single family developments with no commercial requirement and no minimum amenity requirement. As proposed the development components work together to provide for shaded connectivity between the two components, and in turn provides a minimum of 15% usable open space within the residential portion of the development. This increased level of common open space allows residents of the development to utilize shared spaces and amenities, thus offsetting the smaller than traditional lot size and increased lot coverage percentage. The standards also call for a minimum of a primary amenity with both a pool and a tot lot, as well as a secondary central amenity area with turf and a ramada.
Infrastructure:
As with any significant development, City staff reviewed the Traffic Impact Analysis (TIA) for the site in alignment with City standards. This review resulted in specific access management requirements for the site to ensure safe and efficient traffic movements in and around the site. The key limitations are listed below:
- Deer Valley Road
- Right-In / Right-Out - Shared for the Commercial & Residential
- Lake Pleasant Parkway
- Right-In / Right-Out - Commercial
- Speckled Gecko Drive
- 1st Full Access - Shared Commercial & Residential
- 2nd Full Access - Residential
The access allowances identified above would require improvements to the existing public roadways. The improvements to Deer Valley Road would require the installation of a median to limit access and prevent left in or out of the site. This limitation is a result of the proximity to the intersection of Lake Pleasant Parkway and Deer Valley Road, as well as the driveway for Camino-A-Lago Marketplace to the south. For utilization of the Speckled Gecko access as shown, the site would be required to make median improvements within the existing Lake Pleasant Parkway median to allow southbound to eastbound left turns from Lake Pleasant Parkway on to Speckled Gecko Drive. Additional traffic calming measures for Speckled Gecko Drive will require improvements that include a ‘traffic football’ which is intended to reduce speeds and prevent long stretches of straight aways.
Water and sewer facilities exist adjacent to the site and have available capacity to serve the development.
Peoria Unified School District:
This property is located within the Peoria Unified School District (PUSD). PUSD has been provided with information regarding the proposal and an opportunity to comment on the project. The applicant has identified that they have reached out to the school district regarding the proposal and they have not yet heard back. No comments have been received from the School District to date. Students generated from this project would attend Sunset Heights Elementary and Liberty High School.
Neighborhood Meeting:
The General Plan and Rezoning processes require that the applicant hold a neighborhood meeting. In accordance with Section 21-146 of the City Code, the applicant was required to notify all properties owners within a 600-foot radius of the site and all registered HOA’s within one-mile. The neighborhood meeting was held on October 15, 2025, at 5:30pm at Sunrise Mountain Library located at 21109 N. 98th Avenue.
The neighborhood meeting was attended by twelve (12) residents, in addition to the applicant team, and City staff. The meeting was held in an open house format to allow questions and comments from citizens at the various stations. In general resident questions and comments received were related to topics such as lot size, traffic, property values, crime, school capacity, a request to utilize the site exclusively for commercial, another request to utilize the site exclusively for residential, and a request to match The Meadows.
OVERALL DESIGN SOLUTIONS:
In evaluating any entitlement request, City staff seeks to provide feedback to applicants that aligns with typical City practices, standards, and policies while addressing comments and concerns from the public to the extent possible. The following elements of the case seek to address comments that have been received and align with the intent of the Mixed-Use Neighborhood Village land use designation as well as the context of the area.
- The proposed lot sizes align with the alley loaded residential to the west across Lake Pleasant Parkway within Casa Del Rey. The proposed lot sizes also function as a density / intensity transition as development approaches the intersection.
- The PAD refers to Intermediate Commercial (C-2) uses; however, it does prohibit uses within the Automobile Related Uses category within the Zoning Ordinance. The purpose of this prohibition is to reduce the auto-centric nature of what is intended to be a mixed-use development.
- Prohibits Carwashes & Gas Stations
- Limits Drive-Throughs to one (1) stand alone and one (1) as a part of a multi-tenant building, bank, or pharmacy
- The access for the site represents pedestrian and vehicular connectivity between the commercial and residential components of the development while meeting the City’s access management guidelines.
- The development mix provides for commercial viability while integrating residential units that will serve as a transition between the proposed commercial and the existing residential.
SUPPORT and OPPOSITION:
At the time of this report, the city received opposition from one (1) individual, and support from five (5) individuals. Additional correspondence was received from four (4) individuals related to comments, questions, or input for the proposed development, but did not state a position based on the development. The comments and questions focused on the development form, use allowances for the site, and seeking compliance with the mixed-use intent of the land use designation.