Peoria planning panel backs Trevisio low-density subdivision, citing traffic and school capacity findings

The Peoria Planning and Zoning Commission voted unanimously Jan. 8 to recommend City Council approval of a minor general plan amendment (GPA 25‑05) and a rezoning (Z25‑10) to allow Trevisio, a proposed gated single‑family community of up to 139 homes on a 56.1‑acre state‑land parcel at 95th Avenue and Happy Valley Road. Chair Weidman Powell called the vote after staff and the applicant described site constraints, mitigation measures and technical reviews.

Senior Planner Elias Valencia told the commission the requests are two linked actions: a minor general plan amendment for an 8.9‑acre “elephant trunk” portion and a PAD rezoning for the full 56.1 acres. Valencia said physical constraints — an on‑site wash and a 60‑foot gas‑line easement — make the proposed transition to traditional residential (2–5 dwelling units per acre) appropriate; the applicant’s layout averages about 2.48 dwelling units per acre. “That density does not exceed what is permitted with the general plan designation,” Valencia said, and staff recommended forwarding both items to council subject to conditions in Exhibit 1.

The applicant, who introduced himself as Adam Baugh, reiterated the low density and said the plan emphasizes larger lots, doubled open space and trail connections. Baugh cited a school‑district email that the applicant provided, saying the proposal would generate an estimated 30 elementary students and 18 high‑school students, and described a traffic analysis that staff reviewed showing modest intersection delays (about 1.5 seconds in the morning peak and 3.1 seconds in the afternoon) after required road and signal improvements. “We’re bringing today 139 units,” Baugh said, adding the design preserves about 18 acres of open space — roughly 33% of the site — and includes two access points on 95th Avenue with signal and lane improvements required by the developer.

Two nearby residents spoke in opposition during public comment, raising traffic and school‑capacity worries. Linda Goodbrake, a Corinthia neighborhood resident, said she opposed the project and asked, “what benefits our neighborhood and our surrounding community by putting all these homes in there,” and expressed concern about having “300 plus people right behind my fence.” James Moymont, another nearby resident, said the school‑area traffic is already a problem and feared the project would add strain during morning and afternoon peaks.

Staff and the applicant answered residents’ questions: Valencia said utilities adjacent to the site have capacity for water and sewer, and traffic staff (Mr. Kennedy) described required improvements including a westbound right‑turn lane, a southbound left‑turn lane and changes to signal equipment. Baugh said the development would not install perimeter walls (only backyard fences for a handful of lots) and that grading and engineering measures would prevent runoff toward neighboring properties. The applicant also said the northern access point was relocated from El Cortez Place to reduce potential cut‑through traffic and pledged to seek a lighting‑spacing waiver so streetlights meet dark‑sky goals while addressing neighbors’ concerns.

After discussion, Commissioner Feider moved to approve GPA 25‑05; Commissioner Julie Agia seconded, and the motion passed unanimously. The commission then approved rezoning Z25‑10 with the conditions in Exhibit 1 by the same unanimous voice vote. The chair closed the public hearing and the commission proceeded to other business, including the annual election of officers.

The Planning and Zoning Commission’s recommendation goes to Peoria City Council for final action; staff advised the rezoning approval is subject to conditions listed in Exhibit 1. The next Planning and Zoning meeting is Feb. 5, when council items and additional infill zoning cases are expected to appear.