PLZZ-25-0011 Silver Rock Major CMPA - CC Staff Report - PZ 7-7-26.docx
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Case PLZZ-25-0011 Silver Rock Major CMP Amendment Page 1 of 8 MAJOR CMP AMENDMENT Report to the Mayor and City Council CASE NUMBER: PLZZ-25-0011 TITLE: Silver Rock Major Community Master Plan (CMP) Amendment MEETING DATE: July 7, 2026 Applicant: Rob Gubser, Colliers Engineering & Design Owner(s): UGK Farms Limited Partnership, B Bar G Farms LP, J Bar R Farms Limited Partnership, Triple G Farms LLC, KEMF WWG 1 LLC, KEMF SR West LLC, KEMF SR North LLC, and KEMF SR East LLC Request: Major Amendment to the 1,241-acre Silver Rock Community Master Plan (CMP), removing approximately 741 acres north of the RID Canal from the CMP to facilitate inclusion of those acres in the expanded Westpark Community Master Plan, while maintaining all previously approved land uses, densities, development standards and design requirements for the development of the remaining 500 acres. District(s): 1 Location: Area generally bounded by Turner Road to the east, Palo Verde Road to the west, approximately, Lower Buckeye Road to the north, and Southern Avenue to the south (Exhibits A, B, and C) Site size: Approximately 1,241 acres Public input: An advertised neighborhood meeting was held on June 11, 2026; not including the applicant team, one owner within the Silver Rock CMP boundary attended the meeting and indicated support for the various Westpark-related requests on this agenda. All required notices of this public hearing have been completed. Recommendation: Conduct a public hearing and adopt an Ordinance approving the proposed Major CMP Amendment Case PLZZ-25-0011 Silver Rock Major CMP Amendment Page 2 of 8 PROJECT DESCRIPTION 1. Rob Gubser, Colliers Engineering & Design, on behalf of multiple property owners, is requesting approval (Exhibit D) of a Major Community Master Plan Amendment (CMPA) to the Silver Rock Community Master Plan (CMP). The 1,241-acre CMP area is generally located east of Palo Verde Road, west of Turner Road, south of Lower Buckeye Road, and north of Southern Avenue (Exhibits A, B, and C). 2. The Silver Rock CMP currently in effect was approved by City Council in 2005 and provides for development of a mixed-use master planned community consisting primarily of residential neighborhoods featuring up to 5,397 homes, parks, schools, public facilities, and supporting commercial and employment uses. Though portions of the CMP have changed ownership over time, the CMP remains largely undeveloped today. 3. The proposed CMPA removes approximately 741 acres located north of the Roosevelt Irrigation District (RID) Canal from the Silver Rock CMP boundary, reducing the size of the CMP from approximately 1,241 acres to approximately 500 acres. The acreage proposed for removal is currently owned by multiple entities and is located north of the RID Canal and south of Lower Buckeye Road. 4. The purpose of the request is to facilitate incorporation of the removed acreage into the expanded Westpark Community Master Plan (CMP), which is being considered concurrently through a related CMP Amendment request on this agenda. Consolidation of these properties into the Westpark CMP will allow them to be planned in conjunction with other employment-focused properties west of SR-85 under a single CMP framework. The approximately 500 acres remaining within the Silver Rock CMP will continue to be governed by the land use plan, development standards, and design requirements previously approved by City Council in 2005. The total number of residential units that would be permitted within the remaining Silver Rock CMP would be 2,187. 5. Other than modifications necessary to remove the acreage north of the RID Canal from the CMP boundary, no substantive changes to the approved Silver Rock CMP are proposed. The CMPA revises the CMP narrative, exhibits, land use budget, and related graphics to reflect the reduced CMP boundary while preserving the previously approved land uses, densities, development standards, and design requirements applicable to the remaining 500 acres. Case PLZZ-25-0011 Silver Rock Major CMP Amendment Page 3 of 8 AREA CONTEXT: PUBLIC PARTICIPATION SUMMARY: 6. A neighborhood meeting, providing an opportunity for interested parties to learn more about the request, was held on June 11, 2026 at 6:00 P.M. at the Watson Road Holiday Inn Express. As required by Buckeye Development Code, written notices to property owners within 500 feet of the subject site were mailed fifteen (15) days prior to the date of the meeting. The Westpark Homeowners Association, which owns common area tracts within the notification boundary, was included in the mailed notice area. Other than the project applicant, one adjacent property owner attended the meeting and indicated no concerns with the various Westpark-related requests. LAND USE GENERAL PLAN ZONING Amendment Area Primarily active agricultural land with portions of unimproved desert Master Planned Community (MPC) Planned Community (PC) North Primarily unimproved desert Primarily Business Commerce east of Wilson Avenue and Airport Activity Center west of Wilson Avenue Multiple districts including General Commerce (GC), Planned Community (PC) with Westwind CMP Overlay, Commercial Cetner (CC), Rural Residential (RR) and Maricopa County Rural 43 (RU-43) East Active and inactive agricultural land and unimproved desert Primarily Master Planned Community Primarily Planned Community (PC) with Westpark CMP overlay South Primarily active agricultural land Employment east of Turner Road and Neighborhood and Master Planned Community (MPC) west of Turner Road Multiple districts including General Commerce (GC), Light Industrial (I-1), Planned Residential (PR), Planned Community (PC), and Maricopa County Rural 43 (RU-43) West Buckeye Municipal Airport, active and inactive agricultural lands, and , unimproved desert Primarily Airport Activity Center with Employment south of Broadway Road Primarily General Commerce (GC) and Maricopa County Rural 43 (RU-43) Case PLZZ-25-0011 Silver Rock Major CMP Amendment Page 4 of 8 7. The Planning and Zoning Commission was scheduled to conduct a public hearing and make a recommendation on this request at its June 23, 2026 meeting. Because that meeting occurred after the deadline for submittal of this staff report, staff will summarize the Commission's discussion, recommendation, and any public comment received during the public hearing as part of the July 7, 2026 City Council presentation. 8. All required notifications of this public hearing were completed at least fifteen (15) days in advance of the meeting date, as follows: Notification Element Date Published in the Arizona Business Gazette Republic Edition June 6, 2026 Site Posted June 5, 2026 Mailing Notice to Property Owners Within 500 Feet of Site June 3, 2026 BACKGROUND: 9. The Silver Rock Community Master Plan (CMP) was approved in 2005 through adoption of Ordinance 13-05. The 1,241-acre CMP established a master planned community consisting primarily of single-family residential neighborhoods, parks, schools, public facilities, and supporting commercial and employment uses. The approved CMP provided for development of up to 5,397 dwelling units. 10. In June 2022, the City Council unanimously approved a Major General Plan Amendment redesignating more than 2,600 acres within the State Route 85 corridor to Employment. This amendment established a new vision for the corridor as Buckeye’s primary light industrial employment center. While the amendment did not directly modify the Silver Rock CMP, it increased the viability of non-residential development on lands west of SR- 85. 11. In December 2022, the City Council adopted Ordinance 35-22 approving a Major Amendment to the Westpark Community Master Plan. The amendment incorporated approximately 79 acres west of SR-85 into the Westpark CMP boundary and modified land uses, development standards, and design requirements for approximately 530.7 undeveloped acres within the western portion of Westpark with a focus on light industrial development. This amendment represented the first significant transition of a CMP west of SR-85 from a predominantly residential vision toward an employment-focused development pattern. Case PLZZ-25-0011 Silver Rock Major CMP Amendment Page 5 of 8 12. Since approval of the 2022 General Plan Amendment and Westpark CMP Amendment, the City’s long-term vision for lands west of SR-85 has continued to evolve toward employment-generating development. 13. The Planning and Zoning Commission was scheduled to conduct a public hearing and make a recommendation on this request at its June 23, 2026 meeting. Because that meeting occurred after the deadline for submittal of this staff report, staff will summarize the Commission's discussion, recommendation, and any public comment received during the public hearing as part of the July 7, 2026 City Council presentation. ANALYSIS: 14. The proposed CMPA does not modify the land use plan, permitted uses, residential densities, development standards, or design requirements applicable to the approximately 500 acres that will remain within the Silver Rock CMP. Rather, the amendment primarily consists of revisions necessary to remove approximately 741 acres north of the RID Canal from the CMP boundary and to update related exhibits, tables, and graphics to reflect the reduced planning area. 15. The original Silver Rock CMP authorized development of up to 5,397 dwelling units across the 1,241-acre master plan area; as a result of the proposed reduction in CMP acreage, the maximum number of dwelling units permitted within the remaining Silver Rock CMP would be proportionately reduced to 2,187 dwelling units, resulting in no increase in residential density or dwelling unit entitlements. 16. The acreage proposed for removal from the Silver Rock CMP is intended to be incorporated into the expanded Westpark Community Master Plan through a concurrent CMP Amendment request. Staff finds that planning these properties under a single CMP framework is appropriate given their proximity to one another, shared relationship to the State Route 85 corridor, and anticipated role in accommodating future employment- generating development. Consolidation of these properties within the Westpark CMP will facilitate coordinated planning and implementation of infrastructure, circulation, land use, and design standards for the broader area west of SR-85. 17. The proposed amendment is also consistent with the City's long-term planning efforts for the land between State Route 85 and the Buckeye Municipal Airport. Since approval of the 2022 Employment General Plan Amendment and subsequent Westpark CMP Amendment, the City has increasingly focused on creating opportunities for employment- generating commercial, business park, and light industrial development west of SR-85. Removal of these properties from the Silver Rock CMP supports that vision while allowing the remaining Silver Rock acreage to continue developing in accordance with the residentially oriented land use framework approved by City Council in 2005. Case PLZZ-25-0011 Silver Rock Major CMP Amendment Page 6 of 8 18. Staff finds that the proposed amendment represents a logical adjustment to CMP boundaries that better reflects current ownership patterns, planning objectives, and anticipated development trends in the area. Because the amendment does not modify the approved development framework applicable to the remaining 500 acres of Silver Rock, staff does not anticipate any adverse impacts to future development opportunities within the retained CMP area. RECOMMENDATION: 19. Staff recommends the City Council conduct a public hearing and adopt an Ordinance approving the proposed Silver Rock Major CMP Amendment, Application PLZZ-25-0011, subject to conditions (a) through (j), for the reasons outlined within the analysis section of this staff report. General a) Unless specifically addressed within the Community Master Plan, all City of Buckeye laws and regulations shall apply. Planning b) Development of the property shall be in general conformance to the project narrative entitled “SilverRock Community Master Plan Amendment”, consisting of 112 pages, dated May 11, 2026, and stamped received on May 11, 2026, except as modified by these conditions of approval. c) The Property Owner/s and their successor waive any and all claims for diminution in value of the property with regard to any action taken by City of Buckeye as result of the CMP approval. d) Unless expressly modified by these stipulations, all conditions of approval established by Ordinance 13-05 (2005 Silver Rock CMP approval) shall remain in full force and effect. Engineering e) Prior to any development within the remaining portion of Silver Rock, the CMP, Master Plans & Reports, and accompanying exhibits shall be amended in accordance with current City Engineering Design Standards. Said CMP Amendment shall be considered a Minor Amendment. Transportation f) Prior to approval of any site plan, pre-plat or planning entitlement project, a MASTER Traffic Impact Analysis is required to be submitted and approved. All requirements of the Traffic Impact Analysis shall be reflected on the approved construction drawings. This MASTER TIA should also analyze the proposed initial phase of development in addition to the entire development at full build out. Each Case PLZZ-25-0011 Silver Rock Major CMP Amendment Page 7 of 8 subsequent proposed phase will be required to provide an update to the MASTER TIA that supports the phase being proposed. g) Roadway alignments must match the City Council adopted Transportation Master Plan. Any variations that are proposed may require additional analysis or additional City approval. h) Prior to the release of any civil permit, the Property Owner/Developer shall pay a pro rata share cost of up to nine (9) regional future traffic signals to be installed within this section of land. The pro rata share is based on a ratio of the project acreage to the developable acreage within the section. The sectional contribution is to be based on the following allocation of costs: (i) 25 percent share of four (4) possible signals at arterial street intersections; (ii) 50 percent share of four (4) possible signals at half-mile collector street intersections or project entries; and (iii) 100 percent share of one (1) possible signal internal to this project. The cost shall be based on an anticipated signal cost as determined by the City. i) All non-regional traffic signals that are required by this project shall be funded and constructed by this project prior to C of O. j) All regional traffic signals required by this project shall be constructed by this project prior to C of O. This may have a reimbursable component from the regional signal fees collected by the City from other parcels per City Engineer approval. k) All medians required for controlling site access (RI/RO, ¾ (RI/RO/LI)) shall be constructed with this development. l) In the event that access to and within the project is deemed a threat to public safety and security by the City, the City has broad authority to take such action as it deems necessary to address such a threat until such time as the Property Owner/Developer eliminates the safety concerns to the City’s satisfaction. The Property Owner/Developer is responsible for revising the roadway and access layout to alleviate the City’s concerns with respect to public safety and security. Any such changes will be considered a minor change to existing site plan approvals and shall be approved by the City. m) ITS conduits (2 7-way micro-ducts) must be installed along all major arterial, arterial, major collector and collector streets (as needed) per City standards, including any necessary splice boxes. n) Driveway spacing and storage requirements shall be per Table 1 of the COB Engineering Design Standards (EDS) Section 6-3. o) All major intersections will require right turn slip lanes and dual left turn lanes per City Detail 63300. p) Roadway classifications and cross sections will need to be verified with the TIA and may need to be updated to current standards. q) On major local or local streets with a running length longer than 1200', traffic mitigation must be shown on the plat. Traffic calming mitigation can include Case PLZZ-25-0011 Silver Rock Major CMP Amendment Page 8 of 8 elements such as chicanes and footballs and must be implemented with initial design. These traffic mitigation strategies may require no parking signs in areas where the traffic mitigation elements make on street parking unsafe or unfeasible. Additional ROW to ensure these mitigations are feasible may be required. r) 4-legged intersections will require 2 way stop signs at a minimum and all way stops at major intersections as determined by the City at time of pre-plat submittal. s) 3-legged intersections that have higher traffic volumes and non-typical traffic patterns are required to have a minimum of a 2 way stop. ATTACHMENTS: Exhibit A – Aerial Vicinity Map Exhibit B – Zoning Vicinity Map Exhibit C – General Plan Land Use Map Exhibit D – Silver Rock CMP Amendment Narrative Exhibit E – Citizen Participation Report Prepared By: Ken Galica, Planning Manager Reviewed By: Adam Copeland, Deputy Planning Director