PLZZ-25-0012 - Yuma & Dean Sundance CMPA - Staff Report - PZ20260324.docx
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Case PLZZ-25-0012 – Sundance CMP Major Amendment – Yuma Road & Dean Road Page 1 of 10 CMP MAJOR AMENDMENT Report to the Planning & Zoning Commission CASE NUMBER: PLZZ-25-0012 TITLE: Sundance Community Master Plan Major Amendment – Amendment #20, Yuma Road & Dean Road MEETING DATE: March 24, 2026 Applicant/Owner: Jeffrey Blilie, Gilbert Blilie, PLLC, on behalf of Yuma Dean 10 LLC Request: Amend the Sundance Community Master Plan to include 8.3 acres as a Commercial land use designation for the purpose of multi-family residential development District: Location: 2 West of the southwest corner of Yuma Road and Dean Road (Exhibits A, B, and C) Site Size: Approximately 8.3 acres (subject request); 2,032.8 acres (new total acreage of Sundance Community Master Plan) Public Input: No formal comments have been received to date. Recommendation: Conduct a Public Hearing and Recommend approval to Mayor and City Council, subject to conditions a) through p) Case PLZZ-25-0012 – Sundance CMP Major Amendment – Yuma Road & Dean Road Page 2 of 10 PROJECT DESCRIPTION: 1. Jeffrey Blilie of Gilbert Blilie, PLLC, on behalf of owner Yuma Dean 10 LLC, is requesting to amend the Sundance Community Master Plan (CMP) to include 8.3 acres (the subject site, located west of the southwest corner of Yuma Road and Dean Road, APNs 504-22-861 and 504-21-870A) in the CMP as a Commercial land use designation for the purpose of multi- family residential development. 2. The applicant’s CMP Major Amendment narrative is included as Exhibit D. The proposed CMP Major Amendment includes the following: a. Inclusion of 8.3 acres (APNs 504-22-861 and 504-21-870A) as new Parcel 34C within the Sundance CMP. Parcel 34C will be assigned a Commercial land use designation, which allows multi-family residential per Section 2.B.2 of the CMP. Parcel 34C is proposed to allow 156 dwelling units (density of 18.8 dwelling units per acre). b. Parcel 34B (located to the west of the subject property) is already a part of the Sundance CMP and is anticipated to develop in conjunction with Parcel 34C, to form one multi- family residential project. Parcel 34B will maintain its previously approved density (8 dwelling units per acre) and is proposed to develop with 32 dwelling units. Refer to the image below, the updated Sundance CMP land use exhibit, as well as a close-up of new Parcel 34C adjacent to Parcel 34B (next page). Subject Property Case PLZZ-25-0012 – Sundance CMP Major Amendment – Yuma Road & Dean Road Page 3 of 10 c. The total number of planned dwelling units in the Sundance CMP will increase from 6,798 units to 6,954 units. The CMP currently allows for 6,933 potential maximum units; however, this CMP Major Amendment will include an exception that allows an additional 21 units on Parcel 34C only. d. Because land is being added to the Sundance CMP, this Amendment is classified as a Major Amendment. 3. A companion Site Plan request, case number PLZSP-25-0037, has been submitted for review. The Site Plan cannot be approved unless the CMP Major Amendment is approved. 4. Following Planning & Zoning Commission’s recommendation, the proposed CMP Major Amendment is anticipated to be scheduled on the April 21, 2026 City Council public hearing agenda for consideration of approval. AREA CONTEXT: 5. Table 1: Existing Land Use, General Plan Designation, and Zoning District: Case PLZZ-25-0012 – Sundance CMP Major Amendment – Yuma Road & Dean Road Page 4 of 10 PUBLIC PARTICIPATION SUMMARY: 6. A neighborhood meeting, providing an opportunity for interested parties to learn more about the CMP Major Amendment, was held on January 26, 2026 at 6:00 P.M. at the Buckeye Library – Coyote Branch. As required by the Buckeye Development Code, written notices to property owners within 500 feet of the subject site were mailed on January 9, 2026, at least 15 days prior to the date of the meeting. 7. Attendees included representatives from the applicant’s project team, City staff, one Councilperson, and one neighbor. The neighbor and project team discussed the height of the proposed multi-family project, as well as the type of apartment being proposed. Outside of the neighborhood meeting, staff has not received any written or verbal feedback from the public pertaining to this request. 8. All required notifications were completed at least 15 days in advance of the Planning & Zoning Commission public hearing date, as follows. 9. Table 2: Public Notices: Notification Element Date Published Notice March 7, 2026 Site Posting March 9, 2026 Mailing Notice to Property Owners Within 500’ March 6, 2026 10. No formal feedback, opposition, or support for the CMP Major Amendment has been received as of the date of this staff report. Refer to Exhibit E, the Citizen Participation Report compiled by the project team, for more information. LAND USE GENERAL PLAN ZONING Subject Property Vacant Master Planned Community Commercial Center (CC) North (across Yuma Road) Vacant Activity Center (future Landing Specific Area Plan) Planned Community (PC) South Single-family residential Master Planned Community Planned Community (PC) with Sundance CMP Overlay East Commercial and civic services Master Planned Community Commercial Center (CC) West Single-family residential Master Planned Community Planned Community (PC) with Sundance CMP Overlay Case PLZZ-25-0012 – Sundance CMP Major Amendment – Yuma Road & Dean Road Page 5 of 10 BACKGROUND: 11. November 15, 1996: The subject property was annexed into the Town of Buckeye under Ordinance #8-96. The Commercial Center (CC) zoning was assigned per Ordinance #6-96. 12. October 4, 2000: The Sundance CMP was approved by the Town of Buckeye under Ordinance #86-00. 13. September 2001 – August 2022: Amendments 1 through 19 to the Sundance CMP were approved. 14. October 25, 2022: A Site Plan (case number PLZSP-22-00008) for a 136-unit build-to-rent style bungalow community was approved by Planning & Zoning Commission for the subject property and Parcel 34B to the west; note that the approval has since expired. 15. April 21, 2026 (anticipated): City Council is scheduled to consider adoption of an ordinance approving the proposed CMP Major Amendment for this subject property. ANALYSIS: Conformance with the General Plan 16. The existing land use designation of the subject property is Master Planned Community, which is intended to denote areas that are guided by separate approvals (e.g., CMPs or Planned Area Developments) which establish land uses, densities, and intensities of development and character of the area. The current zoning of the property (CC) does not conform to the existing General Plan land use designation. However, incorporating the subject property into the Sundance CMP brings the property into more conformance with the existing General Plan land use designation of Master Planned Community. 17. The proposed CMP Major Amendment (and intended multi-family residential development) furthers the following General Plan goals and policies. Note that the subject property has a wash along the western edge and a wash/open space tract owned by the adjacent Sundance Residential Homeowners Association along the southern edge, forming natural buffers between the proposed project and the existing adjacent single-family residential. a. Policy G-1.9 Where applicable, development will follow the approved Master Planned Community plan or Area Plan. b. Policy G-2.2 Multi-family development should provide enhanced architectural and/or site design features and provide appropriate buffers and/or setbacks when adjacent to existing single-family residential uses. c. Policy G-2.3 Multi-family development should take access from arterial streets. d. Policy G-2.4 Uses with different densities, intensities and/or character should incorporate appropriate transitions with developed areas to reduce potential negative impacts. Case PLZZ-25-0012 – Sundance CMP Major Amendment – Yuma Road & Dean Road Page 6 of 10 Appropriate transitions may include, but are not limited to, varied lot sizes, landscape buffers, setbacks, and roadway and building design. Land Use and Zoning 18. The current zoning of the property (CC) allows for multi-family residential development up to a maximum density of 14.5 dwelling units per acre. Because the subject property (proposed Parcel 34C) is intended to develop with Parcel 34B, it is typically considered best planning practice to encourage cohesive zoning on the entire site rather than approving a project with split zoning. Thus, the subject property is being added to the Sundance CMP. 19. Inclusion of the subject property into the CMP will allow for development at a slightly higher density (18.8 dwelling units per acre) than CC zoning, but with higher front, side, and rear setbacks (as prescribed by the CMP) compared to CC zoning, more compatible with adjacent single-family residential development. 20. The inclusion of the subject property into the CMP also allows for customization of standards. As part of the CMP Major Amendment, a “step-down” height requirement has been clarified: the height of each multi-family residential building taller than 35 feet shall be stepped down from its highest roofline at least one full story on any end of the building located within 50 feet of an adjacent area zoned or used for single-family residential; except for the purpose of Parcel 34C, where the height step-down requirement for multi-family residential buildings taller than 35 feet shall be measured from the multi-family building to the nearest property line of a single-family residential use. This modified provision considers the 90-foot-wide HOA tract and wash separating the subject property from the single-family residential homes. 21. The addition of Parcel 34C results in an overall average density of 3.42 dwelling units per acre for the CMP, less than the CMP target density of 5.1 dwelling units per acre; therefore, the proposal is consistent with the intent of the Sundance CMP. Future Development & Infrastructure 22. The subject property and adjacent Parcel 34B are expected to develop with multi-family residential. A pending Site Plan request (case number PLZSP-25-0037) proposes 188 units across seven two- and three-story garden-style apartment buildings along with a clubhouse and amenity area. Site Plan approval will be administrative. 23. The subject property is located within the City of Buckeye sewer and water service areas. The applicant confirmed water and sewer capacity with the City for the small increase in residential units, and any subsequent development of the site will be subject to impact fee requirements. Case PLZZ-25-0012 – Sundance CMP Major Amendment – Yuma Road & Dean Road Page 7 of 10 24. The property will be serviced by City of Buckeye Police and Fire Departments. The nearest fire station is Fire Station #702 located on the northeast corner of Rainbow Road and Durango Street, approximately 1.5 miles from the subject property. The nearest police station is located in the adjacent City complex at Yuma Road and Dean Road, approximately 0.3 miles east of the site. 25. A Traffic Impact Analysis (TIA) was submitted and approved concurrent with this CMP Major Amendment. As indicated in the conditions of approval, the developer will be responsible for the dedication and construction of all half-street right-of-way and improvements for Yuma Road based on City of Buckeye standards. 26. The property is located within the Buckeye Union High School (BUHSD) and Liberty Elementary School Districts (LESD). The applicant sent notice of the development plans to each district. LESD responded that adequate school facilities exist or are planned to be constructed in time to accommodate the projected number of students from the proposed development and acknowledged that LESD has a standing request with the City for rooftop donations to help financially with new students. No response was received from BUHSD. Certificate of adequate school facilities efforts and responses are documented within the Citizen Participation Report, Exhibit E. 27. The following City of Buckeye departments have reviewed and have found no outstanding issues with the application: a. Development Services, including Planning and Engineering/Survey b. Fire c. Public Works d. Transportation RECOMMENDATION: 28. Staff recommends the Planning & Zoning Commission conduct a public hearing and recommend approval of a Major Amendment to the Sundance CMP (case number PLZZ-25- 0012) to the Mayor and City Council, subject to conditions a) through p), for the following reasons: The CMPA furthers goals of the Buckeye General Plan; The CMPA conforms to the Buckeye Development Code or proposes alternate standards that will result in high quality development occurring on the subject site; and There are no outstanding issues from reviewing departments. General a) Development of the property shall be in general conformance with the document titled “Sundance CMP Major Amendment, Amendment #20, Yuma Road and Dean Road – Case PLZZ-25-0012 – Sundance CMP Major Amendment – Yuma Road & Dean Road Page 8 of 10 Narrative” consisting of 25 pages, dated January 22, 2026, and stamp received January 26, 2026, except as modified by the following conditions of approval. b) This project is subject to a Parkway Maintenance Improvement District (MID) formed pursuant to Arizona Revised Statue § 48-574 and in accordance with City of Buckeye Ordinance 42-06. This will include a legal and exhibit of the ownership parcel. c) This project is subject to Street Light Improvement District (SLID) in accordance with City of Buckeye Ordinance 43-05. This shall be established prior to the recordation of the first Final Plat, Minor Subdivision, MOD, or any other related land division. This will include a gross boundary legal and exhibit of the ownership parcels for the following APN’s 504-22-861 and 504-21-870A. d) 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 a result of this approval. e) All trash and construction debris shall be collected through a trash hauler that has a City of Buckeye business license. Trash enclosures shall be in accordance with City of Buckeye Standards. Drainage f) Prior to Final Plat approval, the Property Owner/Developer shall provide a letter from the Flood Control District of Maricopa County approving the conceptual design of the proposed construction on the existing alluvial fans, flood plains, floodways or other flood feature managed by the Flood Control District that is affecting this project. Transportation/Traffic g) The Property Owner/Developer shall be responsible for the dedication and construction of all half-street right-of-way and improvements, at no cost to the City, for Yuma Road based on City of Buckeye standards. h) The Property Owner/Developer shall submit a Map of Dedication (MOD) or other appropriate subdivision type to the City of Buckeye dedicating right-of-way for functionally classified roadways when requested to do so by the City. Such right-of-way may be requested by the City to be dedicated in advance of development to permit the construction of needed City infrastructure to adjacent sites. i) It has been determined that a portion of the required improvements may not constructed as part of this Development. The Developer shall be responsible to design all of the required improvements, including landscaped medians and/or gateway signage in accordance with the Buckeye Arterial Gateway Guide, if applicable, and then coordinate with the City to define the portion of improvements that will not be constructed as part of the development. A fee-in-lieu agreement will need to be completed to cover the omitted improvements, and the Property Owner/Developer will Case PLZZ-25-0012 – Sundance CMP Major Amendment – Yuma Road & Dean Road Page 9 of 10 be required to provide payment to the City to cover the costs prior to Certificate of Occupancy being issued by the City. j) 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. 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. Water / Wastewater o) The Property Owner/Developer shall allocate any surface water rights to the City prior to the issuance of any building permits. p) Property Owner/Developer shall verify and complete due diligence if any proposed subdivision of the existing property requires a Certificate of Assured Water Supply based upon Arizona State Law Subdivision requirement. Prior to Final Plat approval, the Property Owner/Developer shall produce a Certificate of Assured Water Supply issued by the Arizona Department of Water Resources (ADWR), covering all lots and parcels created, defined, or depicted on said Plat, if the Certificate is required as determined by Property Owner/Developer due diligence. The certificate must be consistent with all Arizona Department of Water Resources ADWR rules and regulations. In the event the City has been designated an assured water provider prior to Final Plat approval, and the ADWR has not yet issued a Certificate or Certificates of Assured Water Supply for the subdivision, a Certificate or Certificates of Assured Water Supply will not be required by Case PLZZ-25-0012 – Sundance CMP Major Amendment – Yuma Road & Dean Road Page 10 of 10 the City. The City may instead require as a condition to Final Plat approval that the Property Owner/Developer provide the City with other evidence demonstrating that there is sufficient volume and quality of water necessary to serve the demands at the subdivision such as a physical availability determination issued by the ADWR along with supporting documentation or that the Property Owner/Developer provide the City with a copy of an analysis of assured water supply, with supporting documentation, issued by the ADWR for the subdivision. ATTACHMENTS: Exhibit A – Vicinity Map Exhibit B – General Plan Land Use Map Exhibit C – Existing Zoning Map Exhibit D – CMP Major Amendment Narrative Exhibit E – Citizen Participation Report Prepared By: Mandy Woods, AICP, CFM, Principal Planner Reviewed By: Ken Galica, Planning Manager