The City of Peoria approved two interrelated land-use actions for a 17.7-acre parcel adjacent to the Cibola Vista resort: a general-plan amendment (24R) changing the designation from Traditional Residential to Urban Residential, and a rezone and PAD amendment (25R) allowing a gated apartment community marketed as "Resort Residences at Cibola Vista" with up to 302 units.

Planning Director Chris Hawkes opened the staff presentation by tracing the parcel’s entitlement history (Cibola Vista PAD in 2001; subzoning modified to C2 resort commercial in 2005) and explaining why the proposed change was before council. Staff described multiple iterations to the site plan driven by public feedback and council direction: the applicant increased land area for the project, spread density across the expanded footprint (raising the unit count from a prior 265 to 302 but reducing net density per acre), and moved taller buildings north and west on the site to increase separation from existing single-family homes.

Key project details reflected in the conditions and presentation include:

- Proposed unit count: up to 302 units (mostly one- and two-bedroom configurations) and a project density staff reported as about 17.7 dwelling units per acre.
- Building heights and separation: a stepped approach that limits two-story building portions within 75–125 feet (28 feet), allows portions up to 40 feet (3 stories) between 175–250 feet, and permits up to 48 feet (4 stories) beyond 275 feet; staff pointed to at least 500 feet of separation from some custom homes and roughly 250 feet to adjacent single-family lots in examples shown to council.
- Infrastructure and access: traffic impact study provided; primary access from Pinnacle Vista Drive with a required secondary access and an in-principle three-party private access agreement to Lake Pleasant Parkway; staff reported adequate water/sewer capacity and noted a voluntary financial contribution to Deer Valley Unified School District.
- School impacts: Deer Valley Unified School District submitted a letter of support and estimated the development would generate roughly 30 students, which staff said the district can accommodate.

The public record on the item was extensive. Planning and Zoning Commission previously heard the case on 11/06/2025 and voted 6-0 to recommend approval. Council heard hours of public comment on Dec. 16. Opponents said the property was deliberately zoned for hospitality and argued approving apartments at the gateway to Lake Pleasant Parkway undermines the plan for a commercial/resort corridor, risks long-term downward pressure on property values and public-service impacts, and could be inconsistent with expectations residents relied upon when they bought homes nearby. Supporters — including several younger residents, housing advocates and professional property managers — argued that professionally managed apartments bring housing options that retain workers and prevent single-family homes from being converted into scattered long-term rentals.

Developer Jason Morris and representatives emphasized trade-offs: he said the proposed project produces fewer vehicle trips compared with potential commercial/timeshare uses under the current entitlement and that the plan offers improved site design, privacy buffers and traffic outcomes compared to what might be built under the existing C2 entitlement. Planning staff and the developer pointed to iterative reductions in building impacts made in response to public input.

Council deliberations included extended remarks from Councilmember Bullock recounting many resident meetings and outreach efforts; legal and procedural clarifications from Councilmember Fenn and staff that conditions would "convey with the land" and bind future developers; and discussion about tax impacts, which staff said are not comparable because the parcel is currently undeveloped and collects no sales tax. After deliberation, the council adopted 24R (the general-plan amendment) by a 6-0 vote and then approved 25R (the rezoning/PAD including the site-specific conditions shown as Exhibit 1) by a 6-1 vote.

Quotes from the record illustrate the split in public views. Realtor Heather Updike told the council: "The proximity to high density apartments reduces home values ... Once built, the city cannot change" the use. Opposing speaker Art Miller said the corridor was intentionally planned for hospitality and that approving the rezoning would "abandon that vision." By contrast, resident Kylie said: "The resort residences at Cibola Vista represent the kind of housing that Peoria needs" to keep young adults in the community. Developer Jason Morris argued the proposal would result in "36% less traffic than the existing zoning" and that the application had been modified to respond to community concerns.

Next procedural steps: staff will implement the PAD conditions codified in the adopted ordinance (including the building-height exhibit and access requirements). Any future developer of the site must comply with the rezoning conditions that were adopted as part of 25R.