Peoria council affirms planning commission approval for Cibola Vista self‑storage permit over resident objections, 6‑1

Peoria City Council on Nov. 19 affirmed the Planning and Zoning Commission’s approval of a conditional use permit for a 2.2‑acre self‑storage facility at the northwest corner of Lake Pleasant Parkway and Cibola Vista Drive, voting to uphold the commission’s decision 6‑1 after a public hearing with multiple resident speakers.

The CUP application, submitted in February 2022, seeks to activate a conditionally permitted use allowed by the Cibola Vista planned area development (PAD) zoning established in February 2001. Planning Director Chris Hawkes told council the parcel’s existing commercial zoning confers development rights and that the application predated a 2024 city ordinance that created new siting limits for self‑storage; because the case was active when the new ordinance was adopted, staff said it was exempt from the new code.

What was proposed: the applicant (Abernathy Holdings, represented by attorney Taylor Earl) revised the design after public feedback to present a primarily internalized storage building roughly 25 feet to the parapet (down from an earlier 41‑foot design), two internal loading bays, 17 parking spaces, and mechanical equipment relocated to the east facade behind screening. The plan includes a 30‑foot landscape buffer along the western property line and a six‑foot maintenance wall with view openings to allow surveillance of the buffer area; staff said the building would be approximately 90 feet from the nearest residential lots in Pleasant Valley. The city required a southbound deceleration lane and limited access (right‑in/right‑out) on Lake Pleasant Parkway. Hawkes said the city‑reviewed traffic impact statement projects about nine AM peak‑hour trips and 15 PM peak‑hour trips for the facility.

Public opposition and outreach: Hawkes summarized outreach and opposition. Two neighborhood meetings were held (Jan. 25, 2023, with 78 attendees; Aug. 14, 2023, with 25 attendees). Staff reported 101 letters of opposition before design revisions and 17 additional opposition letters after the redesign; one new letter in support was received late. Multiple residents who live adjacent to the site spoke at the Nov. 19 hearing citing concerns about neighborhood character, perceived saturation of storage facilities along the Lake Pleasant corridor, traffic, security and potential effects on property values. Appellant Jeremy Bowen said more than 500 signatures opposed the proposal and urged council to prioritize uses that bring jobs and long‑term value.

Staff and applicant positions: Deputy City Manager Mike Faust and Planning Director Chris Hawkes emphasized the legal distinction between a conditional use permit (an administrative review of a use allowed under existing zoning) and a rezoning (a legislative change of allowable uses). Mike Faust told council the city had a duty to respect due‑process rights for active cases that predated the 2024 ordinance. Applicant attorney Taylor Earl said the developer had substantially revised the design, invested in an underground option and other changes to address neighborhood concerns, and that property rights allow the owner to pursue the CUP.

Council decision and vote: Councilmembers debated policy goals, development priorities and property rights. Councilmember Brad Schaeffer announced he would not support the CUP; other councilmembers said they would affirm the commission because the parcel’s zoning and the commission’s findings supported approval. The council voted to affirm the Planning and Zoning Commission’s approval of the conditional use permit. The motion passed by a vote of 6‑1. The motion text and mover/second were not recorded in the transcript excerpt provided to staff.