How do I obtain Planning and Zoning regulations and guidelines and other documents?
The Planning Division of the Community Development Department has a series of procedures and permit applications/ guides for the many types of planning and zoning processes. They include: General Plan Amendments, Change of Zoning, Site Plan Review, Subdivision Review, Design Review, Final Landscape Review, and Sign Permit Review. Permit applications/ guides [link to document central section for Planning application and guides] may be obtained online. The Planning Division also has a series of handouts [link to document central section for Planning application and guides] that highlight the various zoning districts and their development standards (height, setbacks, etc).
The Planning Division maintains all Planning Documents for the City of Peoria. These include the Peoria Comprehensive Master Plan, The North Peoria Area Specific Plan, Lake Pleasant Heights Area Specific Plan, the Peoria Zoning Ordinance, and The Peoria Subdivision Regulations. Many of these documents may be found in our Document Centeral section [link to document central section for Planning application and guides].
For more information call the City of Peoria Planning Division at 623-773-7200.
What is the function of the Planning and Zoning Commission?
The Planning and Zoning Commission is an advisory board that makes recommendations to the City Council on planning and zoning issues. This board is comprised of eight Peoria citizens (seven regular members and one alternate) who volunteer their time. They meet the first and third Thursday of every month at 6:30 p.m. in the Peoria City Council Chambers located at 8401 W. Monroe Street, Peoria, AZ. For more information call the City of Peoria Planning Division at 623-773-7200.
What is the function of the Board of Adjustment?
The Board of Adjustment is an advisory board [Link to section of Clerks Boards webpage]that makes quasi-judicial decisions on variances to the Peoria Zoning Ordinance. This board is comprised of six Peoria citizens (five regular members and one alternate) who volunteer their time. They meet the second Tuesday of every month at 5:30 p.m. in the Peoria City Council Chambers located at 8401 W. Monroe Street, Peoria. For more information call the City of Peoria Planning Division at 623-773-7200.
What is a Zoning District?
A Zoning District defines what types of primary and accessory uses can be developed and what types of development standards will govern that use. Development standards generally include lot size, lot width, setbacks, heights of structures and buildings, lot coverage, and screening.
What is the zoning of my property?
Zoning district designations may be found by locating your property on our zoning maps. If you call 623-773-7200 with an assessors parcel number or address, we can help you find your zoning.
How do I measure a setback?
A setback is measured from a lot (property) line to the nearest point of a building or structure using a perpendicular line to the property line. Front property lines are usually the trickiest. Remember to always measure from a lot line and not the back of the curb or sidewalk.
What are my setbacks?
To determine your single family residential setbacks, you must first determine what your zoning district is. Zoning district designations may be found by locating your property on our zoning maps [Link to document central maps webpage]. Once you have determined your zoning, you may refer to the setbacks summary maps [Link to document central maps webpage]. For more information, please call 623-773-7200.
Can I run a business from my home?
Some businesses can be operated out of a home if they do not increase the level of activity in a neighborhood. These businesses are referred to as home occupations. Certain criteria must be satisfied and licensing is required. A complete listing of criteria [Link to /Zoning_Ordinances/14_03_GeneralProvisions-Jan2008.pdf ] is available online or by calling the City of Peoria Planning Division at 623-773-7200.
What steps are taken in the annexation process?
Find out about the Pinnacle Peak County Island Annexation initiative.
Annexation is a two step process. The first step is to request annexation into the City. Once the request has been received, City staff will do a preliminary analysis and recommendation. The request will then be considered by the City Council. If the Council elects to proceed, City staff will begin the annexation process.
In July of 2001, the City Council adopted an Annexation Policy for the City of Peoria. The purpose of the policy is to provide the City Council with the necessary information in order to make an informed annexation decision. The 'Citizen Annexation Manual' is designed to provide the citizen with general information about the annexation process.
Download the Citizen Annexation Manual
Why is annexation important to Peoria?
The city of Peoria, as well as many other cities and towns, are motivated to annex unincorporated areas because:
' Creates logical service areas for the provision of effective and efficient local government services at urban levels.
' It will increase the assessed valuation of the city.
' City ad valorem taxes will be assessed and collected based upon assessed valuation of property within the area annexed.
' The increase in population will increase the city's share of state sales tax distributed to cities based on population.
' The increase in population will increase the city's share of motor vehicle fuel taxes distributed to cities.
' City sales tax will be collected in the annexed areas.
' City luxury taxes, if any, will be collected in the annexed areas.
' Revenue-sharing of state income tax, if any, will be apportioned to cities on a population basis.
' Federal revenue-sharing and federal grants, aid, projects, and programs are largely based on population and need.
' The increase in population will increase the city's share of the Local Transportation Assistance Fund (Lottery) distributed to cities.
If you have any questions please call the Planning and Zoning Division at (623) 773-7200.
Why should citizens want to be annexed?
Annexation of unincorporated areas is advantageous, from the long-range viewpoint, to City citizens as well as non-City residents. There are many direct, tangible, and financial benefits available to the residents of the unincorporated area proposed to be annexed. These benefits include the following:
1. Fire Protection and Paramedics
The City of Peoria Fire Department will supply fire protection for your home and/or business. The Peoria Fire Department has a rating of 3 (1 is the highest and 10 the lowest). This rating may reduce your fire insurance premium. In addition, the services of the Fire Department Paramedics will be available to assist with any medical emergencies which may occur. The average response time is four minutes and thirty-seven seconds. Some rural locations within the city may experience delayed response times due to current roadways and station locations.
2. Police Protection
The City of Peoria has consistently had one of the lowest crime rates in the metropolitan area. Regular patrolling of residential and commercial areas by a competent, trained and well-equipped police force is provided by the Police Department. The average response time for police officers to priority one calls is under 6 minutes. In addition, the Peoria Police Department is accredited by the Commission on Accreditation for Law Enforcement Agencies.
3. Water and Wastewater Services
Beginning in May of 1997, Peoria began requiring that all new water and sewer service customers be located within City limits to receive these services. Prior to annexation, property owners should check with the Utilities Department to determine the current availability of City water and sewer services to their area, as well as any costs which might be incurred to receive these services.
The City of Peoria has been designated by the Arizona Department of Water resources as having an 'Assured Water Supply.' This designation indicates that Peoria has demonstrated that it has adequate water resources to serve its customers today and in the future. Water lines, fire hydrants and related facilities are installed at the expense of the properties served and are operated and maintained by the City of Peoria.
Portions of the City are within the service area of private water companies which are regulated by the Arizona Corporation Commission. Property located within one of these areas will be served by a private water company.
The City of Peoria operates a wastewater (sewer) collection and treatment system. Centralized treatment of wastewater provides for environmentally safe disposal of solids in the waste stream and for the reuse of treated water for a variety of uses including recharging groundwater. Individual sewage disposal systems (septic systems) require periodic maintenance and will eventually need to be replaced. Public collection systems eliminate the need for individual septic systems. Wastewater lines, and related facilities are installed at the expense of the properties served and are operated and maintained by the City of Peoria.
4. Sanitation Service
Regular, scheduled pick-up services for both garbage and other contained refuse is provided twice a week at a low in-City cost. In addition, your uncontained trash is collected once a year without cost to you. The City also offers hazardous waste pick-up twice a year at general locations or you may schedule a hazardous waste pick-up at your home.
5. Zoning and Building Protection
The City provides protection of the environment, your life style, your home, and your property values, through planning, zoning and building ordinances. State law provides that a city annexing an area shall adopt zoning classifications which permit uses and densities no greater than those permitted by the county immediately prior to annexation. (ARS 9-471L) In addition, the City has recently adopted design guidelines that will help protect the quality of life enjoyed by residents.
6. Street Maintenance
All dedicated and improved streets are maintained by the City and all fully improved streets are cleaned regularly.
7. Parks and Library Service
The City provides public park and recreation facilities, and for those residing within the corporate limits of Peoria the fees for youth and adult recreation programs are reduced.
8. Participation in Your City Government
As a resident of Peoria, you will have a voice in the affairs of your City government, including eligibility for City office, the right to vote in City elections, the right to serve on voluntary boards and commissions, and the right to have your say in the way your City is run.
What other benefits are there to annexation?
There are, of course, added benefits which do not relate directly to City government, but are attractions because of the growth and stability provided by City government. These include: cultural events, Major League Baseball Spring Training, Lake Pleasant Recreation Area, Dial-a-Ride and tourism. All these elements emphasize the fact that Peoria is a growing, vital community with a lot more than just sun.
What is a development impact fee?
A development impact fee, or simply, impact fee, is a charge on new development to pay for the construction or expansion of off-site capital improvements that are necessitated by and benefit the new development. The funds collected can not be used for operations, maintenance, or repair of existing facilities.
When did impact fees first become popular?
Nationally, impact fees first started in Florida and California during the late 1970s. In Arizona, legislation giving municipalities the ability to assess impact fees was first passed in 1988. County impact fees were enabled by legislation in 2000.
When did Peoria first implement impact fees?
Peoria first implemented development impact fees in 1991. The fees were updated in 1999 and have been updated biennially since then.
What impact fee categories does Peoria assess?
Peoria assesses an impact fee in two broad categories: General Government and Utilities. The General Government category is broken down further into the following fees: libraries, neighborhood parks, community parks, trails, open space, law enforcement, fire protection, general government, and transportation (streets and intersections). The Utilities category is broken down further into water expansion, wastewater expansion, water resource, water reuse irrigation and solid waste.
How does Peoria develop impact fees?
To assist staff in developing impact fees, Peoria hires an outside consultant to formulate legally defensible impact fees. Peoria undergoes two impact fee studies, one for General Government Fees and one for Utility Fees. For a detailed explanation on how Peoria's impact fees are calculated, please see the impact fee studies found on the Impact Fee Main Page.
How do impact fees differ from taxes?
Impact fees are part of the development approval process. Requiring an impact fee to provide adequate public facilities is similar to meeting site planning and zoning requirements.
Do I have to pay an impact fee for tenant improvements, an addition to my home, or a remodel of my residence?
In general, impact fees are only charged on new construction. Any construction that does not create an additional dwelling unit or additional square footage on a non-residential property does not require the payment of impact fees.
When do I pay the impact fee?
Impact fees are paid at the time of building permit issuance.
What are Peoria's impact fees?
A schedule of Peoria's impact fees can be found on the Impact Fee Main Page.
How much will I have to pay in impact fees?
There are different impact fees for different land uses and different impact fee zones throughout Peoria, so one answer will not suffice. For an estimate of development impact fees, please see the impact fee calculator found on the Impact Fee Main Page.
Does Peoria have separate impact fee zones?
Yes, Peoria has different impact fee zones for the transportation impact fee. There are three transportation impact fee zones: South, Central, and North. For a map of the transportation impact fee zones, please see the Transportation Impact Fee Zones Map on the Impact Fee Main Page.
How do impact fees benefit existing, as well as new residents?
The adoption of impact fees reduces pressure on local residents to raise taxes and fees. In addition, if new development pays for its own capacity-enhancing infrastructure needs, any current funds that have been designated to pay for those projects can be shifted to the more immediate needs of existing residents, such as for facility maintenance and rehabilitation.
What are impact fee credits?
When a developer contributes actual off-site facility improvements or dedications that mitigate the impact of a particular project and the need for impact fee-related public facilities, the project's impact fee should be reduced by the value of the improvement or dedication. Reductions can be done through offsets or reimbursements. Offsetting means reducing the total impact fee paid at the time of payment and reimbursing means paying the developer for a portion of the impact fee after the impact fee payment has been made. Offsets and reimbursements are given to ensure that new development does not pay twice for the same facilities.
How are impact fee credits calculated?
Impact fee credits are calculated by using modeled costs, or values developed in conjunction with the impact fee study. The modeled costs are based upon the cost estimates of the projects used in the impact fee study and not based on the cost or the value of the improvements or dedications.
How do I know if my project is eligible to receive impact fee credits?
Projects that have significant transportation components are most commonly eligible for impact fee credits. Please see the Transportation IIP Map, found on the Impact Fee Main Page, to see if your project may be eligible for impact fee credits. To verify if you are eligible for impact fee credits in other impact fee categories, please contact Katie Gregory at 623-773-7364 or via email at email@example.com.
How do I apply for an impact fee credit?
Please contact Katie Gregory at firstname.lastname@example.org for more information.
Where can I find more information on Peoria's impact fees?
If you would like more information about Peoria's impact fees or have a question that was not answered on this website, please contact Katie Gregory at 623-773-7364 or via email at Katie.Gregory@peoriaaz.gov or Jason Cleghorn at 623-773-7514 or at email@example.com.