Grand View Annexation - CMP - DA 4-7-26 CC.pptx

Grand View Arizona
Annexation 
Application PLZM-24-0089
Rezoning to Community Master Plan 
(CMP) and Development Agreement
Application PLZZ-23-00016
City Council – April 7, 2026
1

Project Snapshot
• Applicant: Alan Beaudoin, Norris Design, on 
behalf of Grand View Buckeye LLC
• Request #1: Annexation of +/- 1,919 acres 
• Request #2: Rezone 2,271 acres from R1-43, I-1 
and RR to Community Master Plan (CMP) 
• Location: Area generally bounded by Broadway 
Road, Jackrabbit Trail, MC 85, and Dean Road
2

Aeri
al
Zoning 
Map
General Plan LU 
Map
3

• Request meets annexation 
eligibility requirements 
established by state 
statute
• Blank Petition recorded 
July 29, 2025
• 1st public hearing held 
August 26, 2025; no 
speakers
• All required notices 
completed; no public 
comment received to date
• No outstanding issues 
from reviewing 
departments
• Ensures future 
development at a higher 
Annexation
4

Proposed Grand View Arizona CMP
• Vision: A rail-served 
regional industrial 
hub with 
complementary/secondar
y commercial, single-
family residential, 
and multi-family 
residential uses
• Land Use Districts
• Regional Employment
• Residential Village
• Commercial District
5

Regional Employment District
• Location: Applicable to entire 
site with exception of 32 acres 
to allow site to be marketed to 
“mega users”
• Size: Up to 2,239 acres
• Uses: Range of light industrial, 
limited heavy industrial, and 
other employment generating uses 
such as manufacturing, logistics, 
data centers, etc. 
• Several objectionable or 
undesirable uses have been 
prohibited (e.g. Marijuana-
related establishments, junk 
yards, etc.)
• Rail-access prioritized
• Heavy industrial uses not 
permitted along any arterial 
street forming the perimeter 
of the site
• Development Standards: Based on 
I-1 and I-2 district standards 
with modifications; focus on 
transitions between industrial 
6

Residential Village District
• Location: Northwest, 
southwest, and southeast 
corners of the site near 
existing or planned 
neighborhoods
• CMP permits location 
adjustments but would not 
allow isolated residential 
islands
• Size: 0 to 750 acres
• Uses: Single-family and multi-
family residential 
• Multi-family not to exceed 
150 acres
• Total unit count capped at 
6,500 units (8.67 
units/acre); target density 
6.75 units/acre
• Development Standards: Based 
on Buckeye residential 
districts with modifications
7

Commercial District
• Location: 
Arterial/Arterial 
intersections 
• Location 
adjustments 
permitted 
• Size: 32 to 235 
acres
• Uses: Community-
scale retail, 
restaurant, personal 
services, and 
offices
• Development 
Standards: Based on 
2
i
i
8

Land Use Transitions
• Employment Transition Area expectations 
apply; CMP includes standards to mitigate 
impacts of adjacent dissimilar land uses
• Heavy industrial uses not permitted within 
500 feet of CMP perimeter
• 75-foot industrial building setback 
adjacent to residential; 150-foot setback 
to service or loading sides
• 30-foot landscape buffer
9

Design
• Facades visible from 
streets and 
neighborhoods will 
incorporate movement 
and variation in high 
quality materials
• Landscaping to 
feature drought 
tolerant plants to 
beautify 
streetscapes, shade 
sidewalks and enhance 
screening of 
industrial uses
• If future SR-30 
alignment runs 
directly adjacent to 
the CMP, up to six 
billboards would be 
permitted
s bject to
10

Infrastructure, Utilities, Public 
Safety, and Phasing
• Developer will be responsible for street 
improvements internal to CMP and half-street 
improvements for roads forming the perimeter of the 
site
• If supported by a future traffic analysis, 
Southern Avenue may be discontinued through this 
site to accommodate an industrial “mega user” 
development
• Water and Wastewater to be provided by City of 
Buckeye or self-served
• If served by City, developer would construct new 
on-site regional water and wastewater facilities 
for turnover to City 
• Public Safety (Police/Fire) site to be provided
11

Public Participation
• Neighborhood meeting held April 3, 2024
• Required notice completed by applicant
• Approximately 13 attendees; primary discussion 
focused on the future SR-30 alignment and its 
impacts on the flood plain
• Owners in vicinity of the Grand View site have 
had further discussions with City staff 
regarding future water and sewer service in this 
area; staff has kept these owners apprised of 
project related hearing dates
• P&Z recommended approval on February 10, 2026; 
no speakers during public hearing
• Required notices for this hearing have been 
completed
12

Analysis
• Approval of annexation required before property 
may be rezoned
• The CMP is consistent with the General Plan’s 
Employment land use designation
• The General Plan Amendment approved in 
September 2025 permits limited residential 
uses within Employment CMPs/PADs subject to 
Council’s discretionary approval
• CMP/PAD must include clear criteria to 
ensure residential uses are not the primary 
use, residential areas are not directly 
adjacent to heavy industrial uses, and 
design standards (setbacks, buffers, 
building size limits) are provided to
13

Analysis
• Furthers multiple General Plan goals related to 
increasing employment opportunities for Buckeye 
residents and utilization of rail adjacent lands 
for industrial uses
• Proposed permitted uses are appropriate; heavier 
industrial uses restricted to interior of site
• CMP provides for tailored development standards 
to ensure compatibility between different uses, 
connectivity (pedestrian and vehicular) between 
uses, and attractive aesthetics
• Infrastructure improvements will benefit 
surrounding properties
14

Recommendation
Conduct a public hearing and approve subject to 
conditions (a) through (j)
Grand View Arizona CMP and Development 
Agreement (PLZZ-23-00016)
15
Grand View Arizona Annexation(PLZM-24-
0089)
Conduct a public hearing and approve
SEPARATE HEARINGS AND ACTIONS REQUIRED