Summary:
This is substantially a housekeeping city-initiated text amendment to modify Sections 21-100, 21-200, 21-500, 21-600, and 21-700 within the Zoning Ordinance. The proposed modifications in each of these Sections are summarized below:
- Amend Section 21-100 ("Introductory Provisions and Administration”) to clarify administrative and processing procedures related to specific development case types.
- Amend Section 21-202 (“Definitions and Land Use Classification”) to consolidate and add definitions for common terms and various land use classifications cited throughout the Zoning Ordinance.
- Reformat and revise provisions in Sections 21-503 ("Land Use Matrix") through 21-505 ("Limitations on Uses"). Specifically, the amendment removes duplicative regulations, along with consolidating and renaming similar uses in alignment with best practices.
- Move and consolidate definitions within the Desert Lands Conservation Overlay and Hillside Development Overlay District within Section 21-600 (“Special Uses, Districts and Overlays”) into Section 21-202 ("Definitions and Land Use Classifications”).
- Rescind the (“Senior Citizen Overlay Zoning District”) and reconcile prior adopted signage regulations within Section 21-700 (“Signage”); and
- Align the duration of political signs in Section 21-700 with Arizona Revised State Statutes.
If approved, staff believes this code modification consolidates and streamlines provisions throughout the Zoning Ordinance for ease of use and adaptability. Additionally, modifications to operational limitations for service stations and car washes seek to address on-going saturation concerns, require enhanced mitigation measures when adjacent to residences, and still retain allowances for measured industry growth with the city.
Background and Context
In conjunction with revising the Zoning Ordinance to address adopted legislative changes, in 2024 staff undertook and completed the first phase of restructuring and modernizing the Zoning Code in preparation for future code amendments. Building upon those efforts, this city-initiated code modification seeks to further clarify existing provisions, consolidates and adds common definitions into one location where possible, and reorganizes the non-residential section for ease of use, among other refinements.
Proposed Regulations and Analysis
The primary objective of the proposed changes is to add clarity, transparency, and consistency in enforcing the Zoning Ordinance regulations. Additionally, staff is proposing a moderate change to the operational limitations and regulations associated with car washes and services stations to address on-going concerns with proliferation and oversaturation.
Service Stations
Concerns have previously been expressed about the over saturation of gas stations at commercial intersections. Currently, the Zoning Code has no restrictions about the number of gas stations that may be located at an intersection, if the zoning at all four corners permits the land use. The only siting restriction in place pertains to gas stations located on the same side of the street (e.g. Deer Valley/83rd), wherein a minimum five hundred (500) foot separation would be required.
In a bid to balance market conditions with community concerns regarding the over saturation of this one land use classification at an intersection, the City is proposing new, reasonable limitations. Accordingly, this proposal would set the maximum number of service stations allowed at Arterial/Arterial and Arterial/Limited Parkway intersections to two (2). For Arterial/Collector intersections, the maximum number of service stations permitted would be one (1). The existing provision to require at least a five-hundred-foot separation between stations on the same side of the street would be maintained.
Car Wash Facilities
Operational limitations and siting regulations associated with car washes are also included with this amendment. At the January 28, 2026, Council Retreat, concern was also expressed about the perceived over saturation of car wash facilities in the city. In addition to the land use concerns, car washes are also a typical Large Water User.
On February 5, 2026, the city held a Study Session with the Planning and Zoning Commission. The Commission asked staff to conduct additional research to understand the impact of the proposed one-mile spacing regulation. More specifically, Commission asked staff to determine the number of facilities located less than a mile of another. Staff’s analysis and findings are noted in italics below:
- There are approximately 24 car washes within and immediately adjacent to Peoria’s city limits.
- Only seven (7) car wash facilities have a separation of greater than one (1) mile from the next closest facility. This equates to less than thirty percent (<30%) of the existing inventory.
- Of the seventeen (17) facilities not meeting the spacing separation, most typically have two or more car washes located less than one mile from them.
- Of the total 24 existing car washes, seven (7) are located within the Acacia Council District, and seven (7) are within the Palo Verde Council District.
- Four (4) of the seven (7) in the Palo Verde District had the closest spacing. All were located along Thunderbird Road between 79th to 88th Avenues, which is less than one-half mile apart.
In analyzing the inventory further, only a small number of car wash locations have ceased operations, and of those, they primarily have been the smaller automatic tunnels which were co-located with service stations. While some loss in inventory has occurred, operators of older “full-service” car washes have pivoted to maintain relevancy and profitability. More specifically, the majority of existing full-service facilities have undergone major renovations; moving to a newer “self-service” model which requires minimal staffing. Likewise, the majority of all new car washes being constructed are “self-service” facilities, which is expected to continue to be the trend.
If the regulatory environment stayed status quo, staff identified that a similar saturation and development pattern is expected to occur as infill and new development continues. However, should the spacing limitation of one (1) mile between facilities be approved, staff believe it would have an immediate impact on reducing potential oversaturation within infill and new growth areas, while still allowing for reasonable industry expansion within the city.
Allowances for Exceptions:
With regard to potential changes to regulations within the Zoning Ordinance, it is important to remember there are existing avenues within the Zoning Ordinance that allow a developer to pursue modified regulations where they seem appropriate. By way of example, should a developer wish to build a car wash facility, but cannot meet the minimum separation between facilities, the developer can always seek an exception via three avenues:
- Rezone to a “Single use” Planned Area Development (PAD) and create customized standards; or
- Modifying an existing PAD to specifically adjust the land use matrix and use-specific standards to allow this type of facility to be built at this specific location; or
- Seek a variance to reduce or modify the spacing requirements for a specific location.
The first two avenues are the most common route taken by developers, such as seen in past self-storage cases presented to Commission in recent years. The third option goes before the Board of Adjustment, which has granted spacing deviations in the past when mitigating factors are present and/or physical characteristics of the site warrant further consideration. In granting the deviation to the spacing standard, the board recognized the business still meet the intent of the provisions, but the deviation caused no undue hardship on adjacent property owners.
As noted above, all options currently exist within the Peoria Zoning Ordinance and would continue to be available going forward should the code amendment, or some form thereof, be adopted by City Council. Therefore, staff believe there is sufficient options available to address site specific concerns should they arise.
Community Involvement
Public Noticing:
The application was properly noticed pursuant to Table 21-146 and Section 21-154 of the Peoria Zoning Ordinance, which includes placing a legal ad in the Peoria Times at least 15 days prior to the Public Hearing. Additionally, the draft code was published on the City’s website for review prior to the February 5, 2026, Study Session, then subsequently updated to address feedback received at Commission.
Support / Opposition:
At the day of the Commission meeting, one (1) letter of opposition was received associated with the Middle Housing regulations adopted by City Council in November 2025, and of which are not being modified or altered as part of this code amendment. It is included in Exhibit 2, Planning and Zoning Commission staff report.