PLZM-24-0089 Grand View Annexation - Staff Report - CC#2 040726.docx
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Case PLZM-24-0089 – Grand View Annexation Page 1 of 5 ANNEXATION Report to the Mayor and City Council CASE NUMBER: PLZM-24-0089 TITLE: Grand View Annexation MEETING DATE: April 7, 2026 Applicant/Owner: Alan Beaudoin, Norris Design, on behalf of owner Grand View Buckeye LLC Request: Annexation of forty-three (43) parcels of land District Location: 2 Area generally bounded by Broadway Road to the north, Jackrabbit Trail to the east, MC 85 to the south, and Dean Road to the west (Exhibits A, B, and C) Site size: Approximately 1,918.85 acres Public input: There were no speakers on this request during the August 26, 2025, City Council public hearing for this item; no comments have been received to date. Recommendation: Public hearing and adoption of an Ordinance annexing the subject property Case PLZM-24-0089 – Grand View Annexation Page 2 of 5 PROJECT DESCRIPTION: 1. Alan Beaudoin, Norris Design, on behalf of property owner Grand View Buckeye LLC, is requesting an annexation of 43 parcels of land totaling approximately 1,918.85 acres, generally bounded by Broadway Road to the north, Jackrabbit Trail to the east, MC 85 to the south, and Dean Road to the west (Exhibits A, B, and C). The applicant’s annexation project narrative is included as Exhibit D. 2. The parcels are presently zoned Rural-43 (RU-43) in Maricopa County. Upon approval of the annexation, the property will be assigned Single-Family Residential (R1-43) zoning most comparable to the property’s existing county zoning. The R1-43 district allows for large lot single-family residential development and ancillary uses with a rural character. 3. A request to rezone the annexation property along with additional parcels already within Buckeye jurisdiction, totaling 2,271 acres, to Community Master Plan (CMP), will be considered by Council immediately following this annexation request. The proposed “Grand View Arizona CMP” would allow for development of the site with an industrial focus but also provide for commercial and residential development opportunities. Please see the staff report for that item for additional details on the rezoning request. 4. The blank petition for the proposed annexation was recorded on July 29, 2025 (Exhibit E). Per state law governing annexation, a public hearing providing any affected parties with an opportunity to comment on the request must be held at least 20, but no more than 30 days following recordation of the blank petition. The initial public hearing for this annexation was held on August 26, 2025, conforming to timing requirements established by state statute. 5. The City is in receipt of a signed annexation petition executed by ownership of the annexation parcels (Exhibit F). AREA CONTEXT: 6. Table 1: Existing Land Use, General Plan Designation, and Zoning District: LAND USE GENERAL PLAN ZONING Subject Property Active agricultural use with dairy farm component Employment Maricopa County Rural-43 (RU-43) North Primarily agricultural with scattered rural residential and cottage industry uses Proportionate mix of Neighborhood, Employment, Master Primarily Maricopa County Rural-43 (RU-43) with scattered pockets of Planned Residential Case PLZM-24-0089 – Grand View Annexation Page 3 of 5 PUBLIC PARTICIPATION SUMMARY: 7. The applicant is required to provide notices and postings at least fifteen days in advance of the public hearing as required by the Buckeye Development Code and Arizona Revised State Statues (ARS 9.471). Written notice to the Maricopa County Board of Supervisors is required at least six days in advance of the public hearing. Notices of both the initial (August 2025) and second (April 2026) public hearings were and/or are scheduled to be completed, as follows: 8. Table 2: Public Notices: Notification Element Date Published in the Arizona Republic 1st hearing: July 25, 2025 2nd hearing: to be completed by March 23, 2026 Site Posted 1st hearing: July 28, 2025 2nd hearing: to be completed by March 23, 2026 Mailing Notice to Property Owners Within Annexation Boundary 1st hearing: August 10, 2025 2nd hearing: to be completed by April 1, 2026 Mailing Notice to Maricopa County Board of Supervisors 1st hearing: August 10, 2025 2nd hearing: to be completed by April 1, 2026 9. There were no speakers during the August 26, 2026, City Council public hearing for this annexation. No additional public comment concerning the annexation request has been received to date. Planned Community, and Rural (PR), Light Industrial (I-1), and Planned Community (PC)/CMPs South Primarily agricultural with scattered rural residential and cottage industry uses Neighborhood Primarily Maricopa County Rural-43 (RU-43) with pockets of General Commerce (GC) and Special Use (SU) East Primarily agricultural with scattered rural residential and cottage industry uses Primarily Employment; limited Neighborhood Primarily Maricopa County Rural-43 (RU-43) with scattered pockets of Planned Residential (PR), Rural Residential (RR) and Commercial Center (CC) West Primarily agricultural with scattered rural residential and cottage industry uses Proportionate mix of Neighborhood and Master Planned Community Mix of Henry Park CMP/Planned Community (PC) and Maricopa County Rural-43 (RU-43) Case PLZM-24-0089 – Grand View Annexation Page 4 of 5 ANALYSIS: 10. The subject property is presently located in the jurisdiction of Maricopa County and zoned Rural-43 (RU-43). Upon annexation, the parcels included with this request will be initially assigned City of Buckeye Single-Family Residential 43 (SF-43) zoning, the district most closely aligned with the property’s current County zoning designation. 11. The property is designated Employment by the Buckeye General Plan. This designation is applied to land that is intended to develop with uses that contribute to the local and regional economy. Uses within the Employment designation may include industrial, such as warehouses, manufacturing facilities, and business parks, with access provided to arterial roadways. Zoning districts consistent with this land use designation are Heavy Industrial (I-2), Light Industrial (I-1), and Business Park (BP). Community Master Plans (CMPs) and Planned Area Developments (PADs) consistent with BP, I-1, and I-2 districts are also supported. 12. An application to rezone the annexation property and some surrounding parcels already in Buckeye’s jurisdiction, nearly 2,300 acres in total, to Community Master Plan (CMP) is scheduled Council’s consideration on this same agenda immediately following consideration of the annexation. The proposed Grand View Arizona CMP would facilitate development of the site with an industrial focus while also providing for commercial and residential development opportunities. Approval of this annexation does not commit the City Council to approving the above-mentioned rezoning request. 13. The annexation parcels are located within the City’s strip annex and are annexation eligible per the requirements outlined in ARS §9‐471. 14. Upon annexation, the property will be serviced by City of Buckeye Police, City of Buckeye Fire, and will be within the City of Buckeye sewer and water service areas. Plans for future water and sewer service to the property would be determined during future development review processes. 15. The property is located within the Buckeye Union High School and Liberty Elementary School Districts. Annexation and development of the property with industrial or commercial uses should not result in any impact to either district. If residential uses are proposed, the City, developer, and school districts will work to identify and mitigate any potential impacts during the platting stages of development. 16. The following City of Buckeye departments have reviewed and have found no outstanding issues with the application: a. Engineering Case PLZM-24-0089 – Grand View Annexation Page 5 of 5 b. Fire c. Public Works d. Community Services e. Police f. Water Resources g. Development Services RECOMMENDATION: 17. The Mayor and City Council should conduct a public hearing and adopt an ordinance approving the annexation of approximately 1,918.5 acres generally bounded by Broadway Road to the north, Jackrabbit Trail to the east, MC 85 to the south, and Dean Road to the west, for the following reasons: a. The annexation is consistent with the requirements of the Buckeye Development Code and applicable Arizona Revised Statutes. b. The annexation would allow future development on the property to process applications through the City of Buckeye and be held to the City’s higher design standard relative to Maricopa County. c. The annexation has been reviewed by all relevant departments, with no outstanding concerns identified. ATTACHMENTS: Exhibit A – Aerial Vicinity Map Exhibit B – Zoning Map Exhibit C – General Plan Land Use Map Exhibit D – Annexation Project Narrative Exhibit E – Recorded Blank Annexation Petition Exhibit F – Signed Annexation Petition Prepared By: Ken Galica, Planning Manager Reviewed By: Adam Copeland, Deputy Director of Planning