Exhibit D - Proposed Grand View Arizona CMP.pdf
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S E C O N D S U B M I T TA L : M AY 6 , 2 0 2 4
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F I F T H S U B M I T TA L : F E B R U A R Y 2 1 , 2 0 2 5
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P U B L I C H E A R I N G D R A F T : N O V E M E B R 1 2 , 2 0 2 5
GRAND VIEW ARIZONA
C O M M U N I T Y M A S T E R P L A N
Exhibit D
LAND PLANNING
Norris Design
Alan Beaudoin
901 E. Madison St.
Phoenix, Arizona 85034
602.254.9600
abeaudoin@norris-design.com
TRAFFIC ENGINEER
CivTech
Dawn Cartier
10605 N. Hayden Rd., Unit 140
Scottsdale, Arizona 85260
480.659.4250
dcartier@civtech.com
APPLICANT
Grand View Buckeye LLC
Terry R. Klinger
2241 E. Colter St.
Phoenix, Arizona 85016
949.226.2555
terry@rexcollc.com
LEGAL
Gammage & Burnham
Manjula M. Vaz
40 N. Central Ave.
Phoenix, Arizona 85004
602.256.4461
mvaz@gblaw.com
CIVIL ENGINEER
Colliers Engineering &
Design
Ron Hilgart
2141 E. Highland Ave., Ste. 250
Phoenix, Arizona 85016
602.490.0535
rhilgart@hilgartwilson.com
PROPERTY OWNER
Rexco LLC et al.
Terry R. Klinger
2241 E. Colter St.
Phoenix, Arizona 85016
949.226.2555
terry@rexcollc.com
TABLE OF CONTENTS
1. OVERALL VISION.............................................................................................................................................................................................. 7
2. REGULATORY FRAMEWORK.......................................................................................................................................................................9
A. PURPOSE & INTENT........................................................................................................................................................................................................................................9
B. DEFINITION OF TERMS................................................................................................................................................................................................................................10
C. DOCUMENT FRAMEWORK......................................................................................................................................................................................................................... 13
D. AMENDMENTS & ADDENDUMS................................................................................................................................................................................................................. 13
E. CLARIFICATIONS & INTERPRETATIONS.................................................................................................................................................................................................. 15
3. SITE & CONTEXT.............................................................................................................................................................................................18
A. SITE LOCATION.............................................................................................................................................................................................................................................. 18
B. LAND USE & DEVELOPMENT PATTERN.................................................................................................................................................................................................. 18
C. CONNECTIVITY............................................................................................................................................................................................................................................... 19
E. CONFORMANCE TO THE GENERAL PLAN.............................................................................................................................................................................................32
4. DEVELOPMENT PROGRAM........................................................................................................................................................................35
A. LAND USE GROUPS......................................................................................................................................................................................................................................35
B. LAND USE PROGRAM.................................................................................................................................................................................................................................40
C. PERMITTED USES.........................................................................................................................................................................................................................................44
D. LAND USE DISTRICTS...................................................................................................................................................................................................................................57
5. DEVELOPMENT STANDARDS.................................................................................................................................................................... 60
A. DEVELOPMENT STANDARDS OVERVIEW............................................................................................................................................................................................60
B. PARKING & LOADING STANDARDS......................................................................................................................................................................................................... 62
C. TRANSITIONS & BUFFERS......................................................................................................................................................................................................................... 62
6. DESIGN GUIDELINES................................................................................................................................................................................... 66
A. LANDSCAPING..............................................................................................................................................................................................................................................66
B. ARCHITECTURE..............................................................................................................................................................................................................................................67
C. FENCES, WALLS & SCREENING................................................................................................................................................................................................................73
D. ROADWAY DESIGN.......................................................................................................................................................................................................................................74
7. SIGNAGE, MONUMENTATION, & OFF-SITE ADVERTISING................................................................................................................77
8. PATHWAYS & TRAILS................................................................................................................................................................................... 80
9. INFRASTRUCTURE & FACILITIES............................................................................................................................................................. 84
A. TRANSPORTATION...................................................................................................................................................................................................................................... 84
B. DRY UTILITIES................................................................................................................................................................................................................................................ 84
C. DRAINAGE...................................................................................................................................................................................................................................................... 84
D. WATER............................................................................................................................................................................................................................................................. 88
E. WASTEWATER............................................................................................................................................................................................................................................... 88
APPENDICIES..................................................................................................................................................................................................... 94
A. LIST OF PARTICIPATING PARCELS & LANDOWNERS.......................................................................................................................................................................94
B. LEGAL DESCRIPTION & MAP....................................................................................................................................................................................................................96
TABLE OF CONTENTS
LIST OF EXHIBITS
EXHIBIT 1 | CMP PROCESS FLOWCHART..................................................................................................................................................................................................................16
EXHIBIT 2 | PROJECT AREA.........................................................................................................................................................................................................................................20
EXHIBIT 3 | HISTORIC AERIAL PHOTOGRAPHY...................................................................................................................................................................................................... 21
EXHIBIT 4 | SURROUNDING LAND USE & DEVELOPMENT PATTERN.............................................................................................................................................................. 22
EXHIBIT 5 | COMPARATIVE SCALE............................................................................................................................................................................................................................. 23
EXHIBIT 6 | RAILROAD CONNECTIONS.................................................................................................................................................................................................................... 24
EXHIBIT 7 | REGIONAL CONTEXT............................................................................................................................................................................................................................... 25
EXHIBIT 8 | TMP FUTURE TRANSPORTATION NETWORK MAP........................................................................................................................................................................ 28
EXHIBIT 9 | TOPOGRAPHY - 1’ CONTOURS..............................................................................................................................................................................................................30
EXHIBIT 10 | NATIONAL FLOOD HAZARD MAP....................................................................................................................................................................................................... 31
EXHIBIT 11 | EXISTING GENERAL PLAN LAND USE............................................................................................................................................................................................... 33
EXHIBIT 12 | CONCEPTUAL REGIONAL EMPLOYMENT LAND USE GROUP....................................................................................................................................................37
EXHIBIT 13 | CONCEPTUAL RESIDENTIAL VILLAGE LAND USE GROUP......................................................................................................................................................... 38
EXHIBIT 14 | CONCEPTUAL COMMERCIAL DISTRICT LAND USE GROUP...................................................................................................................................................... 39
EXHIBIT 15 | CONCEPTUAL LAND USE PLAN..........................................................................................................................................................................................................43
EXHIBIT 16 | CONCEPTUAL ARCHITECTURAL CHARACTER............................................................................................................................................................................... 71
EXHIBIT 17 | CONCEPTUAL ARCHITECTURAL MATERIALS.................................................................................................................................................................................72
EXHIBIT 18 | CONCEPTUAL SIGNAGE, MONUMENTATION & OFF-SITE ADVERTISING PLAN.................................................................................................................. 78
EXHIBIT 19 | PATHWAY & TRAIL ALIGNMENTS....................................................................................................................................................................................................... 82
EXHIBIT 20 | DRAINAGE CONSTRAINTS MAP........................................................................................................................................................................................................86
EXHIBIT 21 | NORTHERN AREA CONCEPTUAL DRAINAGE PLAN.................................................................................................................................................................... 87
EXHIBIT 22 | WATER SYSTEM IMPROVEMENTS.....................................................................................................................................................................................................90
EXHIBIT 23 | WASTEWATER SYSTEM IMPROVEMENTS........................................................................................................................................................................................91
EXHIBIT 24 | PUBLIC SAFETY...................................................................................................................................................................................................................................... 92
0 1
O V E R A L L V I S I O N
7
1. OVERALL VISION
Grand View Arizona (the “Property”) is envisioned as a forward-thinking regional employment hub that enables the nation’s goal of onshoring
key industries, thoughtfully integrates land uses, responds to new technologies and encourages cohesive, high-quality architecture and
landscape design. Planned specifically to complement projected land uses under the General Plan while providing a dynamic framework for
future development, Grand View Arizona will proactively position the Property for the City of Buckeye’s (the “City”) buildout as one of the
fastest growing cities in the nation.
Located in East Buckeye, the Property is poised to become one of the major employment centers in the Phoenix metropolitan area. A rail-
served 2,300-acre mega-site under single ownership, the Property has strategic access along existing and planned major transportation
corridors, convenient proximity to the West Coast ports and an existing General Plan land use designation of Employment. The Property has
enormous potential to compete nationally for key industries, particularly Advanced Manufacturing, to expand the City’s employment base and
create numerous high-wage, high-value jobs for West Valley workers.
Buffers, transitions and performance standards will ensure compatibility of land uses and infrastructure systems. Offering the option of a wide
range of possible residential uses of various designs and densities, creating a diverse housing mix and supporting commercial and public
services – future development of the Property contemplates multiple phasing and development program scenarios designed to respond to
the market and create long-term growth potential. The Property’s entitlement approach offers predictability of infrastructure and quality of
development in harmony with the flexibility required for a competitive economic development strategy.
GRAND VIEW ARIZONA CMP | 1. OVERALL VISION
0 2
R E G U L AT O R Y
F R A M E W O R K
9
GRAND VIEW ARIZONA CMP | 2. REGULATORY FRAMEWORK
2. REGULATORY FRAMEWORK
A. PURPOSE & INTENT
The Grand View Arizona Community Master Plan (“CMP”) Zoning
District is the first step in laying the foundation for development
of approximately 2,300 acres of Agricultural land into a major
employment center with an anticipated mix of manufacturing
(including Advanced Manufacturing), distribution, Data Center,
Battery Storage, office, residential and ancillary facilities. The Grand
View Arizona CMP establishes a clear vision for the Property, while
providing a regulatory framework for future land use, development
and infrastructure. Should a conflict arise between a standard
or guideline prescribed within the Buckeye Development Code
(“BDC”) and the provisions of this CMP, the provisions of the CMP
shall prevail. All regulations not provided in this document will
follow the BDC in place at the time of submittal. All development
plans and exhibits in the CMP are conceptual, subject to change
during future site planning and permitting, and are presented for
the purpose of indicating future employment center character.
More specifically, this CMP seeks to achieve the following:
1. Establish an overall vision and zoning for the Property;
2. Establish a regulatory framework for the development of
the Property that provides for a balance of predictability and
flexibility between future land use types;
3. Set the stage for efficient and thoughtfully planned development;
and
4. Establish design guidelines with appropriate transitions to
encourage high-quality development while protecting existing
development and residents.
The CMP Zoning District is intended to permit and encourage
innovative land development while maintaining appropriate
limitations on the character and intensity of use, and assuring
compatibility with adjoining and proximity properties. The Grand
View Arizona CMP fosters a distinctive character of development
through the use of Land Use Groups and Land Use Districts. The
resultant development is envisioned to be a high-quality major
employment center that could not otherwise be achieved through
development under the BDC.
It is anticipated that development of the Property will occur in a series
of phases over a large period of time. Therefore, in the event that
the Property does not develop as originally envisioned, the Grand
View Arizona CMP has been developed to permit greater flexibility
for future development of the Property in a way that appropriately
responds to the scale of future development and unique physical
features that impact future development of the Property, as well
as evolving market conditions and demands. Given this level of
flexibility, development standards and design guidelines have
been thoughtfully crafted to ensure that the future of the Property
functions as an integrated development with a unified design and
transitions between the various uses permitted within the CMP. The
overall Grand View Arizona CMP will facilitate a more productive
use of the Property that appropriately responds to the rapid growth
of the City and evolving market conditions.
10
GRAND VIEW ARIZONA CMP | 2. REGULATORY FRAMEWORK
B. DEFINITION OF TERMS
The terms used within this CMP are defined below. These definitions
are intended to provide regulatory guidance in the implementation
of the CMP. In the event a term is not specifically defined within this
document, the definition contained within the BDC shall apply.
•
Accessory Building or Structure: Shall mean a detached
subordinate building or structure associated with the principal
building or use, and used for an accessory use.
•
Advanced Manufacturing: Shall mean the use of innovative
technology to improve products or processes, with the relevant
technology being described as advanced, innovative or cutting
edge, and can include production activities that depend on
information, automation, computation, software, sensing and
networking.
•
Aerospace and Defense Manufacturing: Shall mean a facility,
which may be comprised of one or multiple buildings or
structures, intended for the fabrication of aircraft, ships,
spacecraft, weapon systems and defense equipment. Such
facilities are anticipated to support an innovative portfolio of
solutions in aircraft sustainment and modernization, training
and simulation, integrated battle command systems, advanced
weapons, and software development and IT modernization
and sustainment, focused on dynamic mission-sets with quick-
turn requirements. Accessory uses to support this facility may
include, but shall not be limited to, an Aircraft Refueling Station,
maintenance, Aircraft Storage, Air Strip, helipad or Vertiport.
•
Agriculture: Shall mean the business of crop and livestock
farming/ranching for the sale or use, processing and consumption
of food and other products, and shall include, but not be limited
to, Agriculture, Commercial Ranch, Dairy, Nursery and Plant
Sales, Wholesale, Residential Ranching, and Roadside Stand, as
defined by the BDC, but shall not include Meat Processing.
•
Air Strip: Shall mean a stretch of land that has been cleared so
that aircraft can take off and land.
•
Aircraft Refueling Station: Shall mean a facility used for storing
flammable liquids, combustible liquids, liquefied flammable
gas, or flammable gas, and/or the location of equipment used
for dispensing such fuels into the tanks of aircraft, or storing
transportable equipment that delivers such fuels to be dispensed
where the aircraft is parked.
•
Aircraft Sales and Repair: Shall mean a facility, which may be
comprised of one or multiple buildings or structures, intended
for the sale, repair or maintenance of an airplane, helicopter
or other machine capable of flight. Accessory uses to support
this facility may include, but shall not be limited to, an Aircraft
Refueling Station, maintenance, Aircraft Storage, Air Strip,
helipad or Vertiport.
•
Aircraft Storage, including Hangar Facilities: Shall mean a
facility, which may be comprised of one or more buildings or
structures, intended to store or house airplanes, helicopters or
other machines capable of flight.
•
Assembly: Shall mean an establishment engaged in the on-
site assembly of goods, which may include manufacturing of
parts. Goods are shipped to the establishment, assembled,
packaged, and reshipped. Assembly may be conducted indoors
or outdoors.
•
Battery Storage: Shall mean a facility capable of storing energy
in order to supply electrical energy at a future time.
•
Common Area: Shall mean landscaped areas or land within
a residential development held in common and/or single
ownership and not reserved for the exclusive use or benefit of
an individual tenant or owner.
11
GRAND VIEW ARIZONA CMP | 2. REGULATORY FRAMEWORK
•
Common Area, Improved: Shall mean Common Area retained
as outdoor living space for residents. Such space shall include
lawns and other landscaped or hardscaped features, such as
walkways, terraces, sitting areas, and outdoor recreational areas
when such features are incorporated into these areas. Such
space shall not be used for vehicles but may be utilized to retain
storm water if designed in accordance with the City of Buckeye
Drainage Manual and improved with appropriate surface that
fosters recreational use.
•
Data Center: Shall mean a facility, which may be comprised of one
or multiple buildings or structures, intended to house computer
systems and related components, such as telecommunications
and data storage systems, to organize, process, store and
disseminate large amounts of data. Due to the sensitive nature
of the information often contained therein, these facilities may
be closed to the broader public and have a secure campus.
Accessory uses to support the larger operations of this use may
include, but shall not be limited to, Battery Storage, Substations,
Power Generation Stations, and private offices, training rooms,
and employee amenities, such as a cafeteria and other supporting
functions for exclusive use by employees and/or vendors only.
•
Density: Shall mean a residential dwelling unit target count
within the Land Use Program. The number of dwelling units
divided by the gross area.
•
Development Unit: Shall mean an approximate sub-area within
the overall CMP boundary and may contain singular or multiple
Land Use Group classifications.
•
Grand View Buckeye, LLC: Shall mean the original land owner
and the entity responsible for implementing the requirements
of the CMP, and its designees or assignees.
•
Intensity: Shall mean a nonresidential square footage target
within the Land Use Program.
•
Land Use District: Shall mean a planning framework that
establishes the development standards on the property subject
to the CMP, elected and formalized at the time each applicable
Development Unit receives Site Plan and/or Preliminary Plat
approval.
•
Land Use Group: Shall mean a planning framework that describes
the general character of development within the overall, or
sub-areas of, the property subject to the CMP and establishes
the permitted uses and location of such uses on the property
subject to the CMP.
•
Land Use Program: Shall mean a planning framework that
establishes the target and maximum Intensities and/or Densities
for the property subject to the CMP. The Intensity and/or Density
should be initially allocated between Development Units for
the purposes of predicting or projecting future development
Intensity, as well as initial infrastructure demand analysis, but
such allocation is subject to designation at the time of Site Plan
Review and/or Preliminary Plan Review and approval for each
individual Development Unit.
•
Owner: Shall mean the person(s) or entity(ies) indicated on the
records of the Maricopa County Assessor, or other official body,
as the owner of record of the property in question, or designee.
•
Pharmaceutical and Medical Device Manufacturing: Shall mean
a facility, which may be comprised of one or multiple buildings
or structures, intended for the processing or fabrication of 1)
pharmaceutical drugs or chemical materials to be used for
pharmaceutical drugs and/or 2) the assembly or fabrication of
any instrument, machine, contrivance, implant or in vitro reagent
that’s intended to treat, cure, prevent, mitigate or diagnose
disease.
•
Power Generation Station: Shall mean a facility designed to
produce electric energy from another form of energy, including,
but not limited to, wind, solar, thermal, nuclear or chemical
energy.
12
GRAND VIEW ARIZONA CMP | 2. REGULATORY FRAMEWORK
•
Primary Building Facade: Shall mean the facade of an industrial
or employment use building that is oriented (faces) towards a
public arterial or collector roadway, and the first 100 feet turning
the corners.
•
Processing Facility: Shall mean a facility used for the collection
and processing of scrap metal, recyclable materials, and/or
other industrial materials for shipment, or to an end-user’s
specifications, by such means as baling, briquetting, cleaning,
compacting, crushing, flattening, griding, mechanical sorting, re-
manufacturing, shredding, smelting, or other similar processes.
•
Rail Yard: Shall mean a series of tracks in a rail network for
storing, sorting and/or loading and unloading rail vehicles and
locomotives.
•
Research and Development: Shall mean establishments primarily
engaged in scientific research, and the design, development,
engineering, and testing of high-technology electronic, industrial
or scientific products in advance of product manufacturing. The
production of products, plans, or designs may be part of this
classification when the primary purpose of such production is
research, development, or evaluation, rather than sale. Typical
uses include biotechnology firms, electronic research firms, or
pharmaceutical research laboratories.
•
Robotics Manufacturing: Shall mean a facility, which may be
comprised of one or multiple buildings or structures, intended
for the fabrication or assembly of automated and programmable
robotic devices, including, but not limited to, industrial robots,
which are developed to automate intensive production tasks.
•
Semiconductor Device Fabrication: Shall mean a facility, which
may be comprised of one or multiple buildings or structures,
intended to support the manufacture of semiconductor devices,
typically integrated circuits (ICs) such as computer processors,
microcontrollers, and memory chips (such as NAND flash and
DRAM) that are present in everyday electrical and electronic
devices.
•
Service Station: Shall mean an establishment primarily engaged
in retailing automotive fuels/energy or retailing these fuels/
energy in combination with activities, such as providing minor
repair services, selling automotive oils, replacement parts and
accessories, and/or providing food services.
•
Substation: Shall mean a facility that transfers energy from
production to consumption.
•
Traffic Engineer of Record: Shall mean the professional traffic
engineer responsible for developing the associated engineering
documents, which may include, but shall not be limited to, the
Traffic Impact Analysis, for the development.
•
Warehouse and Freight Movement: Shall mean firms engaged
in receiving, storing and distributing goods for themselves or
others. The means of receiving and/or distribution of goods
may include, but shall not be limited to, automobiles, trucks,
autonomous vehicles, rail, aircraft and aerial drones. Goods are
generally delivered to other firms or the final consumer, except
for some will call pickups. There is little on site sales activity with
the customer present. Accessory uses may include offices, fleet
parking and maintenance areas.
•
Vertiport: Shall mean an area of land, or a structure, used or
intended to be used, for electric, hydrogen, and hybrid Vertical
Takeoff and Landing (VTOL) aircraft landings and takeoffs and
includes associated buildings and facilities.
13
GRAND VIEW ARIZONA CMP | 2. REGULATORY FRAMEWORK
C. DOCUMENT FRAMEWORK
The evaluation of long-range market demands, as well as the goal
of creating employment nodes, has resulted in a versatile and well-
designed land use master plan for the Property. These planning
efforts establish an overarching vision for different types of
development envisioned for the Property.
The following sub-sections describe the overall CMP document
framework, as well as its function in the future development of the
Property.
1. LAND USE GROUPS
The CMP establishes “Land Use Groups,” which provide the general
character of development and permitted uses, as well as the general
location of such uses within the CMP. The CMP is comprised of three
Land Use Groups: Regional Employment, Residential Village and
Commercial District. Please see Section 4.A of the CMP for more
information regarding the Land Use Groups.
2. LAND USE PROGRAM
Due to its size, the Property has been initially sub-categorized
into “Development Units” to project future development Intensity,
Density, and initial infrastructure demand. Development Units
represent an approximate sub-area within the overall CMP boundary
and may fall within one or more Land Use Groups. The location and
number of Development Units are conceptual only. As the Property
develops, the boundaries of, or total number of Development Units,
may change to accommodate the final end user(s).
To provide flexibility between land use types, the CMP establishes
a Land Use Program (Table 2), and Conceptual Land Use Plan
(see Exhibit 15), setting forth the Property target and maximum
Intensities and Densities. The Intensities and Densities have been
initially allocated between the Development Units, but are subject
to change as the Property develops. In order to provide flexibility
that responds to changing market conditions, the CMP allows
transfers of Intensity and/or Density between Development Units
provided that the overall maximum Intensity and Density for the
Property are not exceeded. Please see Section 4.B.1 of the CMP for
more information regarding Land Use Program Transfers.
3. LAND USE DISTRICTS
To implement the themes and vision established by the Land
Use Groups, the CMP employs “Land Use Districts” to establish
appropriate development standards. Table 4 identifies all Land Use
Districts for the Property organized by individual Land Use Groups.
The Owner shall elect one of the Land Use Districts identified in Table
4 and shall develop a proposal (i.e., Site Plan, Preliminary Plat, etc.)
that conforms to the applicable development standards set forth in
Section 5 of this CMP. The Land Use District shall be formalized with
the approval of each individual Site Plan and/or Preliminary Plat.
D. AMENDMENTS & ADDENDUMS
Amendments to the CMP may become necessary from time to time
for various reasons and may be requested by Grand View Buckeye,
LLC (“GVB”) and/or the Owner(s). Amendments requested by an
Owner shall include documentation that the proposed amendment
has been approved by GVB. Such documentation shall be provided
to the Development Services Department at the time of formal
application submittal. Amendments requested by GVB do not
require additional documentation or approval by the Owner(s).
Amendments to the approved CMP may apply the Property or
portions thereof. Proposed changes do not extend to or affect
portions of the Property unless specifically included in the area
specified by the proposed amendment.
Applications to amend the approved CMP shall be filed with the
Development Services Department. Upon receipt of a Rezone
application by the Development Services Department, the
Development Services Director (the “Director”) shall determine if
the proposed amendment constitutes a major or minor amendment,
as defined in the following section.
14
1. MAJOR AMENDMENTS
A Major Amendment to the CMP shall be defined as any of the
following:
1. Amendments that result in an increase of 10 percent or more
in the maximum number of total residential dwelling units. The
percent increase is determined after first adding any increases
in total residential dwelling units due to land area increases
allowed by Section 4.A of this CMP to the denominator; or
2. The total combined residential and commercial land area shall be
limited to 40 percent of the overall project area. Amendments
that result in the project containing more than 40 percent in the
combined total residential and commercial land area shall be
defined as a Major Amendment; or
3. Any change in land use Intensity or Density that is likely to
significantly impact or burden circulation adjacent to the CMP or
to the overall major street system, as determined by the Traffic
Engineer of Record; or
4. Except those changes defined as a Minor Amendment, any
amendment that is deemed by the Director to make such a
significant or fundamental change to the CMP that, in the
Director’s judgment, it should be deemed to be a Major
Amendment.
Major Amendments shall be reviewed and approved in the same
manner as required for the originally approved CMP, including all
notice and citizen participation requirements. Notwithstanding the
foregoing, the acreage and/or boundary of the Land Use Groups
described herein, as well as their corresponding target/maximum
residential dwelling units or nonresidential square footages, may
increase by 20 percent without additional approval by the City per
Section 4.A of this CMP. In the event that the boundary of any of the
Land Use Groups needs modification to support the development of
the Property, a modified exhibit demonstrating the new boundary
of the Land Use Group(s) shall be submitted to the Director as part
of a Site Plan or Preliminary Plat application. Please see Section 4.A
of this CMP for more information.
2. MINOR AMENDMENTS
A Minor Amendment to the CMP shall be defined as any of the
following:
1. Amendments that result in less than a 10 percent increase in
the number of total residential dwelling units. The percentage
increase is determined after first adding any increases in total
residential dwelling units due to land area increases allowed in
Section 4.A of this CMP to the denominator; or
2. Any change in land use Intensity or Density that is likely to
minimally impact circulation adjacent to the CMP or to the overall
major street system, as determined by the Traffic Engineer of
Record.
Minor Amendments to the approved CMP are administrative
requests, not subject to public notice or hearings, and may be
approved or approved with conditions. A Minor Amendment shall
be approved by the Director. Notwithstanding the foregoing, the
acreage and/or boundary of the Land Use Groups described herein,
as well as their corresponding target/maximum residential dwelling
units or nonresidential square footages, may increase by 20 percent
without additional approval by the City per Section 4.A of this CMP.
In the event that the boundary of any of the Land Use Groups
needs modification to support the development of the Property, a
modified exhibit demonstrating the new boundary of the Land Use
Group(s) shall be submitted to the Director as part of a Site Plan or
Preliminary Plat application. Please see Section 4.A of this CMP for
more information.
GRAND VIEW ARIZONA CMP | 2. REGULATORY FRAMEWORK
15
3. ADDENDUMS
Changes in the overall CMP boundary may become necessary
from time to time as a result of acquisition of adjacent land(s) by
owners represented by GVB. Applications to change the approved
boundary of the CMP shall be filed with the Development Services
Department and processed pursuant to the procedures outlined in
Article 8, Section 5, Amendments to the Zoning Map (Rezonings) of
the BDC. Reconsideration or review of the original approval of the
rezoning case shall not occur as part of an application or request to
modify the boundary of the CMP unless specified by GVB.
Approval of any change to the CMP boundary shall be documented
in an addendum thereto. At minimum, such documentation shall
include (i) a legal description identifying the location of the acquired
land(s), (ii) an exhibit identifying the applicable Land Use Group(s)
for the acquired land(s) and (iii) a modified Land Use Program and
Conceptual Land Use Plan that reflects the updated target and
maximum intensities and densities for the overall Property.
E. CLARIFICATIONS & INTERPRETATIONS
The Director may administratively review and approve clarifications
and interpretations not otherwise addressed in the CMP. An appeal
of the Director’s decision may be made to the City Council.
GRAND VIEW ARIZONA CMP | 2. REGULATORY FRAMEWORK
16
GRAND VIEW ARIZONA
CMP ADOPTION
NOTE: THE APPLICANT WILL PROVIDE MODIFIED EXHIBITS (AS APPLICABLE) AS PART OF ANY
ENTITLEMENT BEING SOUGHT. CITY STAFF WILL INCORPORATE THE MODIFIED EXHIBIT(S)
INTO THE CMP AND MARK PREVIOUS EXHIBIT(S) SUPERSEDED.
CMP ADDENDUM
PROCESS
APPLICATION FILING
SUBMIT REVISED EXHIBITS
STAFF REVIEW &
NEIGHBORHOOD MEETING
PLANNING COMMISSION
RECOMMENDATION
CITY COUNCIL APPROVAL &
ORDINANCE ADOPTION
INCORPORATION OF
REVISED EXHIBITS
CMP AMENDMENT
PROCESS
MAJOR AMENDMENT
APPLICATION FILING
SUBMIT REVISED EXHIBITS
STAFF REVIEW &
NEIGHBORHOOD MEETING
PLANNING COMMISSION
RECOMMENDATION
CITY COUNCIL APPROVAL &
ORDINANCE ADOPTION
INCORPORATION OF
REVISED EXHIBITS
MINOR AMENDMENT
APPLICATION FILING
SUBMIT REVISED EXHIBITS
STAFF REVIEW &
APPROVAL
INCORPORATION OF
REVISED EXHIBITS
PRELIMINARY PLAT &
SITE PLAN PROCESSES
APPLICATION FILING &
DECLARATION OF LAND
USE DISTRICT
STAFF REVIEW &
APPROVAL
INCORPORATION OF
REVISED EXHIBITS
SUBMIT REVISED LAND USE
GROUP EXHIBITS
APPLICABLE IF CHANGES TO THE LAND USE GROUPS ARE
PROPOSED PER CMP SECTION 4.A AND/OR 4.A.3
SUBMIT REVISED LAND USE
PROGRAM
APPLICABLE IF CHANGES TO THE LAND USE PROGRAM ARE
PROPOSED PER CMP SECTION 4.B.1
EXHIBIT 1 | CMP PROCESS FLOWCHART
GRAND VIEW ARIZONA CMP | 2. REGULATORY FRAMEWORK
S I T E & C O N T E X T
0 3
18
GRAND VIEW ARIZONA CMP | 3. SITE & CONTEXT
3. SITE & CONTEX T
A. SITE LOCATION
As shown in Exhibit 2, the Property encompasses approximately
2,300-acres generally located between Dean Road on the west,
Broadway Road on the north, Jackrabbit Trail on the east and
MC 85 on the south. The Property incorporates parcels owned by
Rexco LLC, TGV Investments LLC and Verrado 310 LLC. A list of
participating parcels and landowners can be found in Appendix A.
B. LAND USE & DEVELOPMENT PATTERN
The Property is used for Agricultural purposes with several Accessory
Structures associated with farming activities, including the Grand
View Dairy—an approximately 550-acre dairy farm that began
operations in approximately 1997. The Property is also bisected by
the Buckeye Canal and Union Pacific Railroad.
1. SURROUNDING AREA
The Buckeye Canal, which is comprised of approximately 30 miles
of canal, was designed to supply the necessary water for what is
now known as the Buckeye Valley. The Buckeye Canal is currently
maintained by the Buckeye Water Conservation and Drainage
District.
As demonstrated in historic aerial photography (see Exhibit 3),
the land use and development pattern of the larger surrounding
area has generally remained the same. However, in the early
2000s, the City Council approved several Community Master Plans
(“CMPs”) within the larger area surrounding the Property, including
Southwest Ranch to the east and Henry Park to the west. These
CMPs envisioned a mix of residential uses and supporting non-
residential uses. Development of these CMPs has not moved forward
as originally proposed and Southwest Ranch has been terminated.
a. Rural Residential
As seen in Exhibit 4, existing large-lot, single-family residences
adjacent to the Property are generally concentrated in the following
locations: (i) west of the Jackrabbit Trail and Southern Avenue
intersection; (ii) at the northwest corner of Jackrabbit Trail and MC
85; (iii) north of the northwest corner of Dean Road and MC 85; and
(iv) one-quarter mile east of Verrado Road between the railroad
and the Buckeye Irrigation District Canal.
b. Existing & Planned Industrial Development
Notable existing industrial developments within the immediate
surrounding area include an approximately 1,500,000 square foot
Walmart distribution center approximately 2-miles west of the
Property, as well as Wilbur-Ellis, Thatcher Company of Arizona
and Crane Harvesting and Trucking. Parcels located further west of
the Property are also experiencing rapid redevelopment in order
to meet the demand for new industrial development within the
City. Such developments include a logistics park encompassing
two warehouses totaling more than 900,000 square feet at the
southeast corner of Southern Avenue and Rainbow Road, as well
as the Ross Dress for Less regional distribution center of at least
1,600,000 square feet located at the southeast corner of Southern
Avenue and Watson Road.
c. Liberty Elementary School District
Liberty Elementary School is located at the southeast corner of
Fremont Avenue and 199th Avenue. In addition to the elementary
school, the campus supports the Liberty School District Office,
district maintenance yard and bus barn area.
19
GRAND VIEW ARIZONA CMP | 3. SITE & CONTEXT
d. Western Area Power Administration & Arizona Public Service
Company Substations
Immediately north of the Property, located at the northeast
corner of Verrado Way and Broadway Road, are two electrical
Substations—the northern Substation is operated by Western Area
Power Administration (“WAPA”), a federal organization under the
Department of Energy, and the southern of which is owned and
operated by Arizona Public Service (“APS”).
2. COMPARATIVE SCALE
Given the overall size of the Property, a comparative scale exhibit
(see Exhibit 5) was prepared in order to relate the scale of the
development area to other regionally significant areas of employment
in the larger Phoenix metropolitan region. This comparison may be
helpful in identifying potential employment users of appropriate
scale, as well as visually identifying the development opportunities
of the Property.
C. CONNECTIVITY
1. RAIL
The Property is bisected by approximately 1.75 miles of frontage on
the Union Pacific Railroad, which traverses the state from Yuma in
the southwest to San Simon in the southeast (see Exhibit 6). The
overall Union Pacific east-west line is part of the railroad’s Sunset
Route, a 760-mile corridor between Los Angeles and El Paso.
2. AIRPORTS
The Property is in close proximity to three major airports, including
the Buckeye Municipal Airport, the Phoenix-Goodyear Airport and
the Phoenix Sky Harbor International Airport. Refer to Exhibit 7 for
their location in relationship to the Property.
a. Buckeye Municipal Airport
The Property is located approximately 15 miles, or 20 minutes,
from the Buckeye Municipal Airport located south of the southeast
corner of Yuma Road and Palo Verde Road. It is understood that
improvements to the Buckeye Municipal Airport are currently
planned, including expanding the runway to accommodate cargo
transport.
b. Phoenix-Goodyear Airport
The Phoenix-Goodyear Airport is located west of Litchfield Road
and north of Highway MC 85, approximately 10 miles, or 15 minutes,
from the Property.
c. Phoenix Sky Harbor International Airport
The Property is located approximately 35 miles, or 40 minutes, from
the Phoenix Sky Harbor International Airport, which serves more
than 120,000 passengers daily with more than 1,200 flights per day.
20
EXHIBIT 2 | PROJECT AREA
SITE BOUNDARY
VERRADO WAY
VERRADO WAY
PERRYVILLE ROAD
PERRYVILLE ROAD
BUCKEYE CANAL
BUCKEYE CANAL
WATSON ROAD
WATSON ROAD
LOWER BUCKEYE ROAD
LOWER BUCKEYE ROAD
BROADWAY ROAD
BROADWAY ROAD
SOUTHERN AVENUE
SOUTHERN AVENUE
BELOAT ROAD
BELOAT ROAD
DEAN ROAD
DEAN ROAD
RAINBOW ROAD
RAINBOW ROAD
JACKRABBIT TRAIL
JACKRABBIT TRAIL
SUBJECT
SUBJECT
PROPERTY
PROPERTY
SUBJECT
SUBJECT
PROPERTY
PROPERTY
MC85
MC85
GRAND VIEW ARIZONA CMP | 3. SITE & CONTEXT
21
EXHIBIT 3 | HISTORIC AERIAL PHOTOGRAPHY
SITE BOUNDARY
2020
2020
1949
1949
LOWER BUCKEYE ROAD
LOWER BUCKEYE ROAD
BROADWAY ROAD
BROADWAY ROAD
SOUTHERN AVENUE
SOUTHERN AVENUE
BELOAT ROAD
BELOAT ROAD
LOWER BUCKEYE ROAD
LOWER BUCKEYE ROAD
BROADWAY ROAD
BROADWAY ROAD
SOUTHERN AVENUE
SOUTHERN AVENUE
BELOAT ROAD
BELOAT ROAD
VERRADO WAY
VERRADO WAY
PERRYVILLE ROAD
PERRYVILLE ROAD
DEAN ROAD
DEAN ROAD
JACKRABBIT TRAIL
JACKRABBIT TRAIL
VERRADO WAY
VERRADO WAY
PERRYVILLE ROAD
PERRYVILLE ROAD
DEAN ROAD
DEAN ROAD
JACKRABBIT TRAIL
JACKRABBIT TRAIL
MC 85
MC 85
MC 85
MC 85
SUBJECT
SUBJECT
PROPERTY
PROPERTY
SUBJECT
SUBJECT
PROPERTY
PROPERTY
SUBJECT
SUBJECT
PROPERTY
PROPERTY
SUBJECT
SUBJECT
PROPERTY
PROPERTY
GRAND VIEW ARIZONA CMP | 3. SITE & CONTEXT
22
EXHIBIT 4 | SURROUNDING LAND USE & DEVELOPMENT PATTERN
VERRADO WAY
VERRADO WAY
PERRYVILLE ROAD
PERRYVILLE ROAD
BUCKEYE CANAL
BUCKEYE CANAL
WATSON ROAD
WATSON ROAD
LOWER BUCKEYE ROAD
LOWER BUCKEYE ROAD
BROADWAY ROAD
BROADWAY ROAD
SOUTHERN AVENUE
SOUTHERN AVENUE
BELOAT ROAD
BELOAT ROAD
DEAN ROAD
DEAN ROAD
RAINBOW ROAD
RAINBOW ROAD
JACKRABBIT TRAIL
JACKRABBIT TRAIL
MC85
MC85
* UNDER CONSTRUCTION
SITE BOUNDARY
SUBJECT
SUBJECT
PROPERTY
PROPERTY
SUBJECT
SUBJECT
PROPERTY
PROPERTY
CANAM STEEL
CANAM STEEL
CORP. - PLANT
CORP. - PLANT
THATCHER COMPANY
THATCHER COMPANY
OF ARIZONA
OF ARIZONA
WILBUR-ELLIS
WILBUR-ELLIS
CRANE HARVESTING
CRANE HARVESTING
& TRUCKING
& TRUCKING
FUTURE WAREHOUSE
FUTURE WAREHOUSE
(900,000 SF)
(900,000 SF)
APS SUBSTATION
APS SUBSTATION
WESTERN AREA POWER
WESTERN AREA POWER
SUBSTATION
SUBSTATION
PROPOSED BATTERY
PROPOSED BATTERY
STORAGE
STORAGE
HICKMAN’S FAMILY
HICKMAN’S FAMILY
FARMS
FARMS
LIBERTY ELEMENTARY SCHOOL
LIBERTY ELEMENTARY SCHOOL
CIRCLE H SAND & ROCK
CIRCLE H SAND & ROCK
CEMEX BUCKEYE CONCRETE PLANT
CEMEX BUCKEYE CONCRETE PLANT
PALOMA READY MIX
PALOMA READY MIX
WALMART
WALMART
DISTRIBUTION CENTER
DISTRIBUTION CENTER
ROSS DISTRIBUTION
ROSS DISTRIBUTION
CENTER*
CENTER*
EXISTING RURAL
EXISTING RURAL
RESIDENTIAL
RESIDENTIAL
EXISTING RURAL RESIDENTIAL
EXISTING RURAL RESIDENTIAL
EXISTING RURAL RESIDENTIAL
EXISTING RURAL RESIDENTIAL
EXISTING RURAL RESIDENTIAL
EXISTING RURAL RESIDENTIAL
GRAND VIEW ARIZONA CMP | 3. SITE & CONTEXT
23
EXHIBIT 5 | COMPARATIVE SCALE
+/- 3,500 ACRES (TOTAL)
+/- 3,500 ACRES (TOTAL)
+/- 1,100 ACRES (TSMC)
+/- 1,100 ACRES (TSMC)
+/- 2,300 ACRES
+/- 2,300 ACRES
+/- 2,100 ACRES
+/- 2,100 ACRES
GRAND VIEW ARIZONA PROJECT AREA
GRAND VIEW ARIZONA PROJECT AREA
NORTH PHOENIX 3,500 PUD
NORTH PHOENIX 3,500 PUD
CITY OF LITCHFIELD PARK
CITY OF LITCHFIELD PARK
+/- 500 ACRES
+/- 500 ACRES
DOWNTOWN PHOENIX
DOWNTOWN PHOENIX
+/- 600 ACRES
+/- 600 ACRES
DOWNTOWN BUCKEYE
DOWNTOWN BUCKEYE
GRAND VIEW ARIZONA CMP | 3. SITE & CONTEXT
24
EXHIBIT 6 | RAILROAD CONNECTIONS
AZ STATE BOUNDARY
CITY
UNION PACIFIC RAIL
LINE
RIVER
OUT OF SERVICE SEGMENT
FREEWAY
SUBJECT
PROPERTY
YUMA
YUMA
WELLTON
WELLTON
ROLL
ROLL
GROWLER
GROWLER
GILA BEND
GILA BEND
MARICOPA
MARICOPA
CASA
CASA
GRANDE
GRANDE
PICACHO
PICACHO
PHOENIX
PHOENIX
ARLINGTON
ARLINGTON
UNION PACIFIC WELLTON BRANCH
UNION PACIFIC WELLTON BRANCH
UNION PACIFIC SUNSET ROUTE
UNION PACIFIC SUNSET ROUTE
CAVE CREEK
CAVE CREEK
RIVER
RIVER
17
10
8
95
85
SUBJECT
SUBJECT
PROPERTY
PROPERTY
GILA RIVER
GILA RIVER
GILA RIVER
GILA RIVER
SALT RIVER
SALT RIVER
QUEEN CREEK
QUEEN CREEK
RIVER
RIVER
VERDE RIVER
VERDE RIVER
AGUA FRIA RIVER
AGUA FRIA RIVER
NEW RIVER
NEW RIVER
GRAND VIEW ARIZONA CMP | 3. SITE & CONTEXT
25
EXHIBIT 7 | REGIONAL CONTEXT
25 MILES
25 MILES
10 MILES
10 MILES
303
30
30
SOUTH MOUNTAIN
SOUTH MOUNTAIN
PARK AND PRESERVE
PARK AND PRESERVE
GILA RIVER
GILA RIVER
DOWNTOWN
DOWNTOWN
PHOENIX
PHOENIX
GOODYEAR
GOODYEAR
TECHNOLOGY
TECHNOLOGY
CORRIDOR
CORRIDOR
GOODYEAR
GOODYEAR
AIRPORT
AIRPORT
LUKE AIR
LUKE AIR
FORCE BASE
FORCE BASE
BUCKEYE
BUCKEYE
AIRPORT
AIRPORT
GILA RIVER
GILA RIVER
SALT RIVER
SALT RIVER
WHITE TANK
WHITE TANK
MOUNTAIN
MOUNTAIN
REGIONAL PARK
REGIONAL PARK
SKYLINE REGIONAL
SKYLINE REGIONAL
PARK
PARK
ESTRELLA MOUNTAIN
ESTRELLA MOUNTAIN
REGIONAL PARK
REGIONAL PARK
202
51
17
10
10
202
101
303
85
143
11
PHOENIX SKY
PHOENIX SKY
HARBOR
HARBOR
AIRPORT
AIRPORT
SUBJECT
SUBJECT
PROPERTY
PROPERTY
GRAND VIEW ARIZONA CMP | 3. SITE & CONTEXT
26
3. ROADWAYS
The Property is conveniently located 3.5 miles south of Interstate
10 and has direct access via the following north-south roadways:
Jackrabbit Trail and Verrado Way (all full-diamond interchanges at
Interstate 10), and future extension of Dean Road. The Property is
also served by the following east-west roadways: Broadway Road,
Southern Avenue and MC 85.
a. General Plan Future Transportation Network Map Classification
The City’s Transportation Master Plan (“TMP”) Future Street
Network by City Classification Map identifies “Future Network City
Classifications” for the roadways and highways throughout the
city. Table 1 provides a summary of the TMP Future Transportation
Network City Classification for roadways adjacent to the Property.
Please also see Exhibit 8 for an illustration of the same. Exhibit 8
also demonstrates the portions of Southern Avenue and Verrado
Way for removal consideration from the City’s TMP Future Street
Network by City Classification Map.
Southern Avenue will be removed from the TMP if supported by the
findings of the City-approved Traffic Analysis submitted with this
CMP. Verrado Way can potentially be considered for removal if the
final user requires a mega site that meets the City’s requirements for
new permanent jobs, capital investment and contiguous land area.
The City will utilize these three criteria when considering the removal
of Verrado Way. A regional traffic analysis model will be required to
evaluate the removal of Verrado Way. In the event that the required
criteria for removal is met, and Verrado Way is subsequently
abandoned, GVB and/or the Owner(s) will be responsible for
securing the necessary right-of-way and constructing an all-
weather access per City Standards to serve the non-CMP properties
impacted by the road closures, including any necessary turn lanes
and traffic control at the access points to roadways external to or on
the periphery of the Property.
ROADWAY
TMP CLASSIFICATION
JACKRABBIT TRAIL
MAJOR ARTERIAL
VERRADO WAY
MAJOR ARTERIAL
DEAN ROAD
ARTERIAL
MC 85
MAJOR ARTERIAL
BROADWAY ROAD
MAJOR ARTERIAL
SOUTHERN AVENUE
MAJOR ARTERIAL
STATE ROUTE 30
HIGHWAY IN ADOT/MCDOT JURISDICTION
STATE ROUTE 303
HIGHWAY IN ADOT/MCDOT JURISDICTION
INTERSTATE 10
HIGHWAY IN ADOT/MCDOT JURISDICTION
STATE ROUTE 85
HIGHWAY IN ADOT/MCDOT JURISDICTION
TABLE 1 | TMP FUTURE STREET NETWORK BY CITY CLASSIFICATION MAP DESIGNATIONS
GRAND VIEW ARIZONA CMP | 3. SITE & CONTEXT
27
b. Future State Route 30
State Route 30, also known as the Tres Rios Freeway, is a planned
freeway in the southwest portion of the Phoenix metropolitan
region intended to serve as a reliever for Interstate 10 within the
city, as well as the cities of Phoenix, Avondale and Goodyear. The
location of State Route 30 will directly benefit the Property.
This CMP seeks to inform future decision-making as it relates to the
final alignment of State Route 30 in relationship to the Property. As
demonstrated on Exhibit 8, GVB proposes that the western segment
of State Route 30 be located between the Loop 303 Freeway and
State Route 85 running along the Property’s southern boundary on
the MC 85 alignment. An alignment south of MC 85 may also be
acceptable.
c. Future Interstate 11
In November 2021, the Arizona Department of Transportation
(“ADOT”) published the Record of Decision and Final Preliminary
Section 4(f) Evaluation for the future Interstate 11—an approximately
280-mile high-capacity interstate freeway system between Nogales
and Wickenburg. This document identifies the Selected Corridor
Alternative in which the proposed Interstate 11 facility could be built.
The General Plan Future Transportation Network Map depicts
the Corridor Alternatives per the ADOT Interstate 11 Tier 1 Draft
Environmental Impact Statement. The Selected Alternative for the
future Interstate 11 described in the Record of Decision and Final
Preliminary Section 4(f) Evaluation appears to be consistent with
the “ADOT I-11 Recommended Corridor Alternative” illustrated on
the General Plan Future Transportation Network Map.
Subsequent Tier 2 studies and other documentation required by
the National Environmental Policy Act will inform the design and
construction of the future Interstate 11 (or portions thereof) as
funding becomes available.
GRAND VIEW ARIZONA CMP | 3. SITE & CONTEXT
28
EXHIBIT 8 | TMP FUTURE TRANSPORTATION NETWORK MAP
SITE BOUNDARY
*NOTE: THE FINAL ALIGNMENT OF THE SR-30 HAS NOT BEEN
DETERMINED BY MAG/ADOT. PLEASE SEE CMP SECTION 3.3.C.b
FOR MORE INFORMATION.
SUBJECT
SUBJECT
PROPERTY
PROPERTY
SUBJECT
SUBJECT
PROPERTY
PROPERTY
ARTERIAL
MAJOR ARTERIAL
BUCKEYE MUNICIPAL PLANNING AREA
BUCKEYE MUNICIPAL PLANNING AREA
STREET ALIGNMENT FOR
REMOVAL CONSIDERATION
PERRYVILLE ROAD
PERRYVILLE ROAD
BUCKEYE CANAL
BUCKEYE CANAL
WATSON ROAD
WATSON ROAD
LOWER BUCKEYE ROAD
LOWER BUCKEYE ROAD
BROADWAY ROAD
BROADWAY ROAD
SOUTHERN AVENUE
SOUTHERN AVENUE
BELOAT ROAD
BELOAT ROAD
DEAN ROAD
DEAN ROAD
RAINBOW ROAD
RAINBOW ROAD
JACKRABBIT TRAIL
JACKRABBIT TRAIL
UNION PACIFIC RAILROAD
UNION PACIFIC RAILROAD
HIGHWAYS IN ADOT / MCDOT
JURISDICTION*
VERRADO WAY
VERRADO WAY
PARKWAY
MC 85 / SR-30 CONCEPTUAL ALIGNMENT*
MC 85 / SR-30 CONCEPTUAL ALIGNMENT*
GRAND VIEW ARIZONA CMP | 3. SITE & CONTEXT
29
D. REGIONAL DRAINAGE PATTERNS
Per available topographic data sourced from the United States
Geological Survey (“USGS”), as shown in Exhibit 9, the Property
is relatively flat, sloping generally from the highest point in the
northwestern corner to the lowest point in the southwestern corner
of the Property. From the northern boundary to the southern
boundary, the average slope is less than one percent. No areas of
the Property appear undevelopable due to topography constraints.
As shown in Exhibit 10, the Property is largely located within the
Federal Emergency Management Agency (“FEMA”) Effective
Flood Zone X (shaded). Zone X (shaded) is an area of moderate
flood hazard and is between the limits of the base flood (100-year
flood or one percent annual chance flood) and the 0.2 percent
annual chance flood hazard area (500-year flood). Flood insurance
regulations do not apply to Zone X (shaded). Small portions of the
Property along the Buckeye Canal are also located within Zone AH
(base flood elevations ranging from 891-897 feet). Zone AH is within
the limits of the base flood and contains areas with a one percent
annual chance of shallow flooding, usually in the form of ponding,
with an average depth ranging from one to three feet and base
flood elevations shown at selected intervals on the Flood Insurance
Rate Map. Development within Zone AH areas is generally subject to
flood insurance regulations and additional floodplain development
regulations.
Additionally, a portion of the Property south of the Buckeye Canal
and along MC 85 is located within Flood Zone AO. Zone AO is within
the limits of the base flood and typically refers to river or stream
flood hazard areas and areas with a one percent or greater chance of
shallow flooding each year, usually in the form of sheet flow, with an
average depth ranging from one to three feet. Development within
Zone AO would generally be subject to flood insurance regulations
and additional floodplain development regulations.
The Property falls within the study limits of the 2015 Loop 303/
White Tanks Drainage Master Plan Update completed for the FCD.
GRAND VIEW ARIZONA CMP | 3. SITE & CONTEXT
30
EXHIBIT 9 | TOPOGRAPHY - 1’ CONTOURS
SITE BOUNDARY
SUBJECT
SUBJECT
PROPERTY
PROPERTY
SUBJECT
SUBJECT
PROPERTY
PROPERTY
943’
943’
928’
928’
895’
895’
865’
865’
887’
887’
873’
873’
VERRADO WAY
VERRADO WAY
PERRYVILLE ROAD
PERRYVILLE ROAD
BUCKEYE CANAL
BUCKEYE CANAL
WATSON ROAD
WATSON ROAD
LOWER BUCKEYE ROAD
LOWER BUCKEYE ROAD
BROADWAY ROAD
BROADWAY ROAD
SOUTHERN AVENUE
SOUTHERN AVENUE
BELOAT ROAD
BELOAT ROAD
DEAN ROAD
DEAN ROAD
RAINBOW ROAD
RAINBOW ROAD
JACKRABBIT TRAIL
JACKRABBIT TRAIL
MC85
MC85
GRAND VIEW ARIZONA CMP | 3. SITE & CONTEXT
31
EXHIBIT 10 | NATIONAL FLOOD HAZARD MAP
EXCERPTED FROM THE
FOLLOWING:
SITE BOUNDARY
SPECIAL FLOOD HAZARD AREA WITHOUT BASE FLOOD ELEVATION (BFE)
ZONE A, V, A99
WITH BFE OR DEPTH ZONE AE, AO, AH, VE, AR
0.2% ANNUAL CHANCE FLOOD HAZARD, AREAS OF 1% ANNUAL CHANCE FLOOD WITH AVERAGE DEPTH
LESS THAN ONE FOOT OR WITH DRAINAGE AREAS OF LESS THAN ONE SQUARE MILE ZONE X
REGULATORY FLOODWAY
GRAND VIEW ARIZONA CMP | 3. SITE & CONTEXT
32
E. CONFORMANCE TO THE GENERAL PLAN
The General Plan was developed to guide decision-making for the
City’s future, relative to land use, public services, infrastructure and
resource management. The General Plan covers all land within the
City’s Municipal Planning Area (“MPA”), including the existing City
limits along with surrounding unincorporated land where future
growth is anticipated. The Property is located within the MPA.
When the General Plan was approved in 2018, a large portion of
the Property was designated as “Neighborhood” on the General
Plan Future Land Use Map, denoting a broad range of residential
development including low to high density, as well as the integration
of uses that support neighborhood livability. In June of 2022, a Major
Amendment to the General Plan was approved (Case # PLZU-22-
00003), which changed the land use designation of approximately
1,336-gross acres of the Property to “Employment.” This Major
General Plan Amendment also included a request to amend the
criteria for future Major Amendments. As a result, changes from the
“Employment” designation to the “Neighborhood” designation shall
be processed as a Minor Amendment regardless of size. A subsequent
Minor General Plan Amendment was approved on August 15, 2023
(Case # PLZU-23-00005) to change the land use designation from
“Planned Community” to “Employment” for an approximately 100-
acre portion of the Property. The Employment land use designation
focuses on providing employment opportunities that contribute to
the overall local and regional economy.
The General Plan states that properties featuring an Employment
land use designation within a quarter mile of a Neighborhood land
use designation are Employment Transition Areas (“ETAs”). The
Property is bordered by areas designated as Neighborhood on the
south, west, north and portions of the east and, therefore, contains
ETAs. As a result, the CMP establishes development standards
related to transitions and buffers within the ETAs. Please see Section
5.C of this CMP for more information.
GRAND VIEW ARIZONA CMP | 3. SITE & CONTEXT
33
EXHIBIT 11 | EXISTING GENERAL PLAN LAND USE
MASTER PLANNED COMMUNITY
EMPLOYMENT
RURAL
NEIGHBORHOOD
SITE BOUNDARY
OPEN SPACE
SUBJECT
SUBJECT
PROPERTY
PROPERTY
SUBJECT
SUBJECT
PROPERTY
PROPERTY
BUCKEYE MUNICIPAL PLANNING AREA
BUCKEYE MUNICIPAL PLANNING AREA
UNION PACIFIC RAILROAD
UNION PACIFIC RAILROAD
BUCKEYE CANAL
BUCKEYE CANAL
MC85
MC85
VERRADO WAY
VERRADO WAY
PERRYVILLE ROAD
PERRYVILLE ROAD
BROADWAY ROAD
BROADWAY ROAD
SOUTHERN AVENUE
SOUTHERN AVENUE
DEAN ROAD
DEAN ROAD
JACKRABBIT TRAIL
JACKRABBIT TRAIL
RAINBOW ROAD
RAINBOW ROAD
GRAND VIEW ARIZONA CMP | 3. SITE & CONTEXT
D E V E L O P M E N T
P R O G R A M
0 4
35
4. DEVELOPMENT PROGR AM
A. LAND USE GROUPS
In order to provide flexibility between future land use types that
respond to changing market conditions and demands, the CMP
establishes three Land Use Groups that provide the general character
of development and permitted uses, as well as the general location
of such uses within the CMP. This section of the CMP describes each
of the Land Use Groups and its location in relationship within the
larger Property. Note that all Land Use Group plans and exhibits
in the CMP are conceptual, subject to change and are presented
for the purpose of indicating future development character. As
such, the approximate acreage and/or boundary of the Land Use
Groups described below and depicted in the following exhibits may
increase by 20 percent without additional approval by the City.
The location of the Land Use Groups, or portions thereof, may also
be transferred to another location anywhere within the Property
provided that, in the case of the Residential Village, its new location
is contiguous with an original Residential Village Land Use Group
location depicted in the following exhibits. Amendments that result
in the project containing more than 40 percent in the combined total
residential and commercial land area shall be defined as a Major
Amendment. See Section 2.D.1 of this CMP for more information.
In the event that the boundary and/or location of any of the Land
Use Groups needs modification to support the development of the
Property, a modified exhibit demonstrating the new boundary of
the Land Use Group(s) shall be submitted to the Director as part
of a Site Plan or Preliminary Plat application. The Applicant will
provide modified exhibits as part of any entitlement being sought.
The Applicant shall be responsible for demonstrating that the
acreage of the Land Use Group(s) has not increased by greater than
20 percent. Upon approval of any entitlement request, City staff will
incorporate the modified map(s) into the CMP and mark previous
map(s) superseded.
1. REGIONAL EMPLOYMENT
The Regional Employment Land Use Group, as shown on Exhibit 12,
encompasses the entirety of the Property. This Land Use Group–and
correlating Land Use Districts (see Table 4 | Land Use Districts)–
preserves the industrial development opportunity of this rail-served
mega-site.
Regional Employment is necessary to attract one or more high-
quality, large-scale employment users. Regional Employment is
intended to permit a wide variety of industrial, employment, office
and public facility uses, as indicated in Table 3 | Permitted Uses.
2. RESIDENTIAL VILLAGE
The Residential Village Land Use Group anticipates residential
development, comprised of a variety of residential product types
and densities, that may develop within approximately 750 acres
of the Property.1 Residential Village is planned primarily for areas
adjacent to existing residential neighborhoods. Should the Property
develop with a residential component, dwelling units would be in
approximately the areas shown on Exhibit 13.
As indicated on Table 3 | Permitted Uses, Residential Village
permits all single-family and multi-family product types, along
with supporting public or community uses such as schools, parks,
public safety facilities, etc. Multi-family residential products shall
not exceed 20 percent of the total residential acreage developed.
GRAND VIEW ARIZONA CMP | 4. DEVELOPMENT PROGRAM
1Amendments that result in the project containing more than 40 percent in the combined
total residential and commercial land area shall be defined as a Major Amendment. See
Section 2.D.1 of this CMP for more information.
36
3. COMMERCIAL DISTRICT
The Commercial District Land Use Group anticipates typical
community-scale commercial uses, such as retail, restaurants,
personal services, offices and community facilities, that may develop
within 235 acres of the Property. However, in order to ensure the
availability of future retail and commercial services, as well as to
further strengthen the City’s economic base, a minimum of 32 acres
of the Property shall be developed with those uses allowed within
the Commercial District Land Use Group. The Commercial District
uses may develop at major arterial intersections or throughout the
Property, as shown on Exhibit 14.
Up to 40 acres of additional Commercial District Land Use Group
may be in areas not specifically identified on Exhibit 14. In such
case, a modified exhibit demonstrating the new boundary of the
Commercial District Land Use Group shall be submitted to the
Director as part of a Site Plan application. The Applicant will provide
modified exhibits as part of any entitlement being sought. The
Applicant shall be responsible for demonstrating that the additional
acreage not currently identified on Exhibit 14 has not increased by
greater than 40 acres. Upon approval of any entitlement request,
City staff will incorporate the modified map(s) into the CMP and
mark previous map(s) superseded.
GRAND VIEW ARIZONA CMP | 4. DEVELOPMENT PROGRAM
37
EXHIBIT 12 | CONCEPTUAL REGIONAL EMPLOYMENT LAND USE GROUP
SITE BOUNDARY
CITY COUNCIL ADOPTION: [INSERT ADOPTION DATE]
OUTDOOR
MANUFACTURING
/
HEAVY INDUSTRIAL USES
NOTE: LAND USE GROUP ACREAGES PROVIDED ARE APPROXIMATE.
OUTDOOR MANUFACTURING / HEAVY INDUSTRIAL
USE BUFFER ONLY IF EXCEPTION PROPERTY
REMAINS RESIDENTIAL ON THE GENERAL PLAN
BROADWAY RD
BROADWAY RD
VERRADO WAY
VERRADO WAY
DEAN RD
DEAN RD
JACKRABBIT TRAIL
JACKRABBIT TRAIL
SOUTHERN AVE
SOUTHERN AVE
PERRYVILLE RD
PERRYVILLE RD
RAINBOW RD
RAINBOW RD
+/- 460 ACRES
+/- 460 ACRES
+/- 550 ACRES
+/- 550 ACRES
+/- 310 ACRES
+/- 310 ACRES
+/- 890 ACRES
+/- 890 ACRES
REGIONAL WATER CAMPUS
REGIONAL WATER CAMPUS
REGIONAL WASTEWATER
REGIONAL WASTEWATER
RECLAMATION FACILITY
RECLAMATION FACILITY
MC 85/SR-30 CONCEPTUAL ALIGNMENT
MC 85/SR-30 CONCEPTUAL ALIGNMENT
BUCKEYE CANAL
BUCKEYE CANAL
UNION PACIFIC RAILROAD
UNION PACIFIC RAILROAD
500’ OFFSET FROM
PROPERTY LINE (TYP).
EMPLOYMENT
LAND USE
150’ OFFSET FROM
PROPERTY LINE
GRAND VIEW ARIZONA CMP | 4. DEVELOPMENT PROGRAM
38
EXHIBIT 13 | CONCEPTUAL RESIDENTIAL VILLAGE LAND USE GROUP
SITE BOUNDARY
+/- 190 ACRES
+/- 190 ACRES
+/- 290
+/- 290
ACRES
ACRES
+/- 270
+/- 270
ACRES
ACRES
NOTE: LAND USE GROUP ACREAGES PROVIDED ARE APPROXIMATE.
CITY COUNCIL ADOPTION: [INSERT ADOPTION DATE]
BROADWAY RD
BROADWAY RD
VERRADO WAY
VERRADO WAY
DEAN RD
DEAN RD
JACKRABBIT TRAIL
JACKRABBIT TRAIL
SOUTHERN AVE
SOUTHERN AVE
PERRYVILLE RD
PERRYVILLE RD
RAINBOW RD
RAINBOW RD
MC 85/SR-30 CONCEPTUAL ALIGNMENT
MC 85/SR-30 CONCEPTUAL ALIGNMENT
BUCKEYE CANAL
BUCKEYE CANAL
UNION PACIFIC RAILROAD
UNION PACIFIC RAILROAD
GRAND VIEW ARIZONA CMP | 4. DEVELOPMENT PROGRAM
39
EXHIBIT 14 | CONCEPTUAL COMMERCIAL DISTRICT LAND USE GROUP
SITE BOUNDARY
+/- 115
+/- 115
ACRES
ACRES
+/- 40
+/- 40
ACRES
ACRES
+/- 40
+/- 40
ACRES
ACRES
+/- 40
+/- 40
ACRES
ACRES
CITY COUNCIL ADOPTION: [INSERT ADOPTION DATE]
NOTE: LAND USE GROUP ACREAGES PROVIDED ARE APPROXIMATE.
BROADWAY RD
BROADWAY RD
VERRADO WAY
VERRADO WAY
DEAN RD
DEAN RD
JACKRABBIT TRAIL
JACKRABBIT TRAIL
SOUTHERN AVE
SOUTHERN AVE
PERRYVILLE RD
PERRYVILLE RD
RAINBOW RD
RAINBOW RD
BUCKEYE CANAL
BUCKEYE CANAL
MC 85/SR-30 CONCEPTUAL ALIGNMENT
MC 85/SR-30 CONCEPTUAL ALIGNMENT
UNION PACIFIC RAILROAD
UNION PACIFIC RAILROAD
GRAND VIEW ARIZONA CMP | 4. DEVELOPMENT PROGRAM
40
GRAND VIEW ARIZONA CMP | 4. DEVELOPMENT PROGRAM
B. LAND USE PROGRAM
The Land Use Program (Table 2), in conjunction with the Conceptual
Land Use Plan (see Exhibit 15), sets forth the target and maximum
number of dwelling units and nonresidential square footage for the
Property. The dwelling units and nonresidential square footage have
been initially allocated between the Development Units, but such
allocation is subject to designation at the time of Site Plan Review
and/or Preliminary Plat Review, and approval for each individual
Development Unit.
As the Property develops, GVB shall be responsible for maintaining
a record that reflects the dwelling units and/or nonresidential square
footage approved by subdivision plat, development plan and/or site
plan approvals, Land Use Program transfers or any other approvals
that amend the allocations set forth within the Land Use Program.
1. PROGRAM TRANSFERS
In order to encourage creative placemaking, as well as to allow for
flexibility that responds to changing market conditions for a project
of this scale, GVB may transfer dwelling units and/or nonresidential
square footage between Development Units without additional
approval by the City provided that the maximum dwelling units and
nonresidential square footage for the Property are not exceeded.
A transfer of residential dwelling units and/or nonresidential
square footage between Development Units shall be documented
by administratively modifying the Land Use Program to reflect
the increase and decrease of dwelling units and/or nonresidential
square footage by Development Unit.
The modified Land Use Program shall be submitted to the Director
as part of a Site Plan or Preliminary Plat application. Upon approval
of a Site Plan or Preliminary Plat application that results in a transfer
of dwelling units and/or nonresidential square footage between
Development Units, City staff will incorporate the modified Land
Use Program into the CMP and mark the previous Land Use Program
as superseded.
41
GRAND VIEW ARIZONA CMP | 4. DEVELOPMENT PROGRAM
DEVELOPMENT
UNIT
APPROXIMATE ACREAGE
(NET)
DWELLING UNITS
NONRESIDENTIAL SQUARE FOOTAGE
TARGET
MAXIMUM
TARGET
MAXIMUM
1 (1)
226.3
905
1,132
0
3,450,356
2 (1)
40.5
728
1,011
0
616,747
3
19.7
0
98
188,655
300,133
4
242.1
0
0
3,690,569
3,690,569
5
19.8
0
0
189,440
301,382
6
19.9
0
0
190,358
302,842
7
20.0
0
0
156,955
305,191
8
63.2
0
0
495,608
495,608
9
75.9
0
0
595,283
595,283
10
62.9
0
0
492,977
492,977
11
59.8
0
0
468,633
468,633
12 (2)
2.5
0
0
0
0
13 (2)
16.9
0
0
0
0
14 (2)
34.5
0
0
0
0
15 (2)
22.2
0
0
0
0
16
28.6
0
0
435,392
435,392
17
20.5
0
103
196,745
313,004
18 (1)
145.6
583
728
0
2,220,516
19 (1)
25.6
461
640
0
390,335
20
219.1
0
0
3,339,728
3,339,728
TABLE 2 | LAND USE PROGRAM
CITY COUNCIL ADOPTION: [INSERT ADOPTION DATE]
42
GRAND VIEW ARIZONA CMP | 4. DEVELOPMENT PROGRAM
TABLE 2 | LAND USE PROGRAM (CONTINUED)
DEVELOPMENT
UNIT
APPROXIMATE ACREAGE
(NET)
DWELLING UNITS
NONRESIDENTIAL SQUARE FOOTAGE
TARGET
MAXIMUM
TARGET
MAXIMUM
21
565.5
0
0
8,621,717
8,621,717
22
25.2
0
0
383,847
383,847
23 (1)
229.0
916
1,145
0
3,491,761
24 (1)
39.7
714
992
0
604,684
TOTAL
2,225
4,307(3)
5,849(3)(4)
19,446,202(5)
30,821,174(5)
(1) Anticipated to be developed as either residential or employment uses.
(2) Any public facilities, including, but not limited to, the planned regional water campus, planned regional wastewater reclamation facility and public safety campus,
shall not count against the total nonresidential square feet permitted.
(3) If the Residential Village Land Use Group land area increases by up to 20 percent in size, in accordance with Section 4.A, the target dwelling unit total and maximum
dwelling unit total will also increase by the same percentage, up to 20 percent. Amendments that result in the project containing more than 40 percent in the combined
total residential and commercial land area shall be defined as a Major Amendment. See Section 2.D.1 of this CMP for more information.
(4) A request to raise the maximum number of dwelling units beyond 7,721 would require a major amendment.
(5) If the Commercial District Land Use Group land area increases by up to 20 percent in size, in accordance with Section 4.A, the target nonresidential square footage
total and maximum nonresidential square footage total will also increase by the same percentage, up to 20 percent.
CITY COUNCIL ADOPTION: [INSERT ADOPTION DATE]
43
EXHIBIT 15 | CONCEPTUAL LAND USE PLAN
SINGLE FAMILY RESIDENTIAL
EMPLOYMENT
PUBLIC FACILITY
SITE BOUNDARY
DU 1
DU 2
DU 10
DU 9
DU 6
DU 5
DU 4
DU 8
DU 13
DU 15
DU 16
DU 17
DU 18
DU 19
DU 20
DU 21
DU 22
DU 23
DU 24
DU 11
MC85 / SR30 CONCEPTUAL ALIGNMENT
SOUTHERN AVE
BROADWAY RD
DEAN RD
VERRADO WAY
JACKRABBIT TRL
DU 3
DU 7
D12
DU 14
COMMERCIAL
MULTI-FAMILY RESIDENTIAL
NOTE: PLAN IS CONCEPTUAL AND SUBJECT
TO CHANGE IN ACCORDANCE WITH THIS CMP.
GRAND VIEW ARIZONA CMP | 4. DEVELOPMENT PROGRAM
44
C. PERMITTED USES
Table 3 outlines the principal uses permitted within the Property by
each Land Use Group. The land uses and activities are classified into
general “Use Categories” and specific “Use Types.” This classification
does not list every use or activity that may appropriately exist
within the categories. Certain uses may be listed in one category
when they may reasonably have been listed in one or more other
categories. When an application is made for a use category or use
type that is not specifically listed in Table 3, the following procedure
shall be followed:
1. The Director shall provide an interpretation as to the use
category and/or use type into which such use should be placed.
In making such interpretation, the Director shall consider its
potential impacts, including but not limited to: the nature
of the use and whether it involves dwelling activity; sales;
processing; type of product, storage and amount, and nature
thereof; enclosed or open storage; anticipated employment;
transportation requirements; the amount of noise, odor, fumes,
dust, toxic material, and vibration likely to be generated; and
the general requirements for public utilities such as water and
sanitary sewer.
2. Appeal of the Director’s decision may be made to the City
Council.
Uses identified within Table 3 are organized as follows:
1. (P) in a cell indicates that the use is permitted. Permitted uses
are subject to all other applicable regulations of this CMP.
2. (C) in a cell indicates that the use is permitted subject to a
conditional use permit pursuant to the procedures of Article 8,
Section 7, Conditional Use Permits of the BDC.
3. (PS) in a cell indicates that a use is permitted if the applicable
standards can be met. Otherwise, the use may be allowed only
if reviewed and approved in accordance with the procedures of
Article 8, Section 7, Conditional Use Permits of the BDC. Use-
specific standards are noted through a cross-reference in the
last column of the table. Cross-references refer to either Section
4.C.1 of this CMP (ex: CMP 4.C.1.a) or Article 3, Section 2, Use-
Specific Standards of the BDC (ex: BDC 3.2.3.K)
4. A dash (-) in the cell indicates that the use is prohibited in the
respective Land Use Group and/or that there are no applicable
Use Standards.
All principal uses allowed in a Land Use Group shall be deemed to
include those accessory uses, structures, and activities typically
associated with the use, unless specifically prohibited by this CMP.
CMP Section 2.B, Definition of Terms, identifies typical accessory
uses associated with principal uses as part of the principal use
definition. Please see Section 4.C.2 of this CMP for more information
regarding accessory uses.
GRAND VIEW ARIZONA CMP | 4. DEVELOPMENT PROGRAM
45
USE CATEGORY
USE TYPE
RESIDENTIAL
VILLAGE
COMMERCIAL
DISTRICT
REGIONAL
EMPLOYMENT
USE
STANDARDS
RESIDENTIAL USES
Household Living
Dwelling, duplex
P
-
-
CMP 4.C.1.a
Dwelling, multi-family
P
P
-
CMP 4.C.1.a
Dwelling, single-family
detached
P
-
-
CMP 4.C.1.a
Dwelling, zero lot line
P
-
-
CMP 4.C.1.a
Group Living
Refer to Article 10,
Section 3.1 of the BDC
for buffering distances
if applicable
Assisted living, commercial
-
P
-
-
Assisted living, residential
P
-
-
-
Boarding house / guest room
C
-
-
-
Nursing home
-
P
-
-
Shelter care facility
-
C
C
-
Shelter care facility, homeless
-
-
C
-
PUBLIC/INSTITUTIONAL USES
Community Service
Assembly hall, public
C
P
P
-
Cemetery
PS
PS
PS
BDC 3.2.2.C
Community recreation center
P
P
-
-
Crematorium or funeral parlor
-
P
-
-
Government admin. and civic
buildings
P
P
P
-
Government maint. &
operations yards/buildings
P
P
P
-
Public safety facility
PS
P
P
BDC 3.2.2.F
Religious assembly
P
P
P
-
Social service facility
-
P
P
-
Cultural Facility
Art gallery or museum, public
-
P
P
-
Library, public
PS
P
P
BDC 3.2.2.E
TABLE 3 | PERMITTED USES
GRAND VIEW ARIZONA CMP | 4. DEVELOPMENT PROGRAM
46
USE CATEGORY
USE TYPE
RESIDENTIAL
VILLAGE
COMMERCIAL
DISTRICT
REGIONAL
EMPLOYMENT
USE
STANDARDS
Child Care Facility
Day care, commercial
-
P
P
-
Day care, residential
P
-
-
-
Education
College or university
-
PS
PS
CMP 4.C.1.b
Private elementary or middle
school
PS
PS
PS
CMP 4.C.1.b
Private high school
PS
PS
PS
CMP 4.C.1.b
Health Care Facility
Medical office or clinic
-
P
P
-
Hospital
-
P
P
-
Parks and Open Space
Arboretum or botanical
garden
PS
P
-
BDC 3.2.2.A
Community playfields and
parks
P
P
-
-
Parks and nature preserves,
not-for-profit
P
P
P
-
Telecommunication
Facility
Tower (including any facility
with a tower)
PS
PS
PS
CMP 4.C.1.c
Alternative facility location
P
P
P
-
Wireless facility not otherwise
defined
C
C
C
-
Cell on wheels (COW)
P
P
P
-
Broadcasting or recording
studio (no tower)
-
P
P
-
Satellite earth station
-
-
P
-
Amateur radio antennae
P
-
-
-
Amateur radio antennae
greater than 35 feet in height
C
-
-
-
TABLE 3 | PERMITTED USES (CONTINUED)
GRAND VIEW ARIZONA CMP | 4. DEVELOPMENT PROGRAM
47
USE CATEGORY
USE TYPE
RESIDENTIAL
VILLAGE
COMMERCIAL
DISTRICT
REGIONAL
EMPLOYMENT
USE
STANDARDS
Transportation Facility
Bus terminal
-
P
P
-
Multimodal hub
-
-
P
-
Rail Yard and/or passenger
terminal
-
-
P
-
Vertiport
-
-
C
-
Utility, Public/Private
Battery Storage
-
-
P
-
Power Generation Station
-
-
PS
CMP 4.C.1.d
Substation
-
-
P
-
Utility facility, major
-
-
P
-
Utility facility, minor
P
P
P
-
COMMERCIAL USES
Agriculture
Agriculture
-
-
PS
CMP 4.C.1.e
Animal Sales and
Services
Animal hospital
-
PS
-
BDC 3.2.3.B
Animal pet shop, retail
-
P
-
-
Animal training school
-
PS
-
BDC 3.2.3.B
Kennel, indoor only
-
PS
-
BDC 3.2.3.B
Kennel, indoor / outdoor
-
PS
-
BDC 3.2.3.B
Veterinary clinic
-
PS
-
BDC 3.2.3.B
Assembly
Assembly hall, private
-
P
P
-
Auditorium, private
-
P
P
-
Fraternal or social club,
nonprofit
-
P
P
-
Country club, private
membership
P
P
P
-
TABLE 3 | PERMITTED USES (CONTINUED)
GRAND VIEW ARIZONA CMP | 4. DEVELOPMENT PROGRAM
48
USE CATEGORY
USE TYPE
RESIDENTIAL
VILLAGE
COMMERCIAL
DISTRICT
REGIONAL
EMPLOYMENT
USE
STANDARDS
Financial Service
Check-cashing
-
PS
-
BDC 3.2.3.C
Financial institution, with
drive-through
-
P
P
-
Financial institution, without
drive-through
-
P
P
-
Food and Beverage
Service
Food sales, wholesale
-
P
P
-
Bar, lounge, or tavern
-
PS
PS
CMP 4.C.1.f
Catering service
-
P
P
-
Drive-in restaurant
-
P
P
-
Farmers market
-
P
P
-
Nightclub
-
PS
PS
CMP 4.C.1.f
Restaurant, without drive-
through
-
P
P
-
Restaurant, with drive-
through
-
P
P
-
Office
Office, business or
professional
-
P
P
-
Data Center
-
-
P
-
Research and Development
-
-
P
-
Research Laboratory
-
-
P
-
TABLE 3 | PERMITTED USES (CONTINUED)
GRAND VIEW ARIZONA CMP | 4. DEVELOPMENT PROGRAM
49
USE CATEGORY
USE TYPE
RESIDENTIAL
VILLAGE
COMMERCIAL
DISTRICT
REGIONAL
EMPLOYMENT
USE
STANDARDS
Recreation and
Entertainment,
Outdoor
General outdoor recreation,
commercial
-
P
P
-
Golf course, unlighted
PS
-
-
BDC 3.2.3.E
Golf course/driving range,
lighted
PS
PS
-
BDC 3.2.3.E
Major entertainment
facility, outdoor, including
professional sports
-
-
P
-
Race track (auto and horse)
-
-
P
-
Recreation and
Entertainment, Indoor
Art gallery or museum,
private
-
P
-
-
Fitness and recreational
sports center
-
P
-
-
General indoor recreation,
commercial
-
P
-
-
Major entertainment facility,
indoor, including professional
sports
-
P
P
-
Movie theater
-
P
-
-
Personal Services
Dry cleaning and laundry
service
-
PS
-
CMP 4.C.1.f
General personal services
-
P
P
-
Instructional services or trade
school
-
P
P
-
TABLE 3 | PERMITTED USES (CONTINUED)
GRAND VIEW ARIZONA CMP | 4. DEVELOPMENT PROGRAM
50
USE CATEGORY
USE TYPE
RESIDENTIAL
VILLAGE
COMMERCIAL
DISTRICT
REGIONAL
EMPLOYMENT
USE
STANDARDS
Retail (Sales)
Alcoholic beverages, retail
sale
-
PS
PS
CMP 4.C.1.f
Convenience store with gas
sales
-
P
P
-
Feed store
-
P
P
-
General retail
-
P
P
-
Large retail
-
P
P
-
Open-air market or flea
market
-
C
C
-
Nursery and plant sales,
wholesale
-
P
P
-
Plant sales, retail
-
P
P
-
Vehicles and
Equipment
Boat, RV storage
-
-
PS
CMP 4.C.1.g
Boat, RV sales and rental
-
P
P
-
Car wash
-
P
P
-
Parking structure
-
P
P
-
Service Station
-
P
P
-
Truck stop
-
-
C
-
Truck repair and overhaul
-
-
P
-
Vehicle sales and rental
-
P
P
-
Vehicle service and repair,
major
-
C
P
-
Vehicle service and repair,
minor
-
P
P
-
Vehicle storage
-
-
P
-
Visitor Accommodation
Bed and breakfast
C
P
-
-
Hotel or motel
-
P
P
-
Resort
-
P
P
-
TABLE 3 | PERMITTED USES (CONTINUED)
GRAND VIEW ARIZONA CMP | 4. DEVELOPMENT PROGRAM
51
USE CATEGORY
USE TYPE
RESIDENTIAL
VILLAGE
COMMERCIAL
DISTRICT
REGIONAL
EMPLOYMENT
USE
STANDARDS
INDUSTRIAL USES
Industrial Service
Building materials sales,
indoor retail
-
P
P
-
Building materials sales,
outdoor or wholesale
-
P
P
-
Drilling company, with no
outside storage
-
-
P
-
Drilling company, with outside
storage
-
-
PS
CMP 4.C.1.h
General industrial service
-
-
PS
BDC 3.2.4.B
Aircraft Sales and Repair
-
-
P
-
Manufacturing and
Production
Assembly
-
-
P
-
Mfg., heavy
-
-
PS
CMP 4.C.1.h
Mfg., light
-
-
P
-
Advanced
Manufacturing
Aerospace and Defense
Manufacturing
-
-
PS
CMP 4.C.1.i
Pharmaceutical and Medical
Device Manufacturing
-
-
PS
CMP 4.C.1.i
Robotics Manufacturing
-
-
PS
CMP 4.C.1.i
Semiconductor Device
Fabrication
-
-
PS
CMP 4.C.1.i
TABLE 3 | PERMITTED USES (CONTINUED)
GRAND VIEW ARIZONA CMP | 4. DEVELOPMENT PROGRAM
52
USE CATEGORY
USE TYPE
RESIDENTIAL
VILLAGE
COMMERCIAL
DISTRICT
REGIONAL
EMPLOYMENT
USE
STANDARDS
Warehouse and Freight
Movement
Mini-storage, indoor
-
P
P
-
Mini-storage, outdoor
-
PS
P
CMP 4.C.1.j
Motor freight terminal
-
-
PS
CMP 4.C.1.k
Storage yard
-
-
PS
CMP 4.C.1.h
Aircraft Storage, including
Hangar Facilities
-
-
P
-
Office warehouse
-
-
P
-
Warehouse
-
-
P
-
Wholesale establishment
-
-
P
-
Waste and Salvage
Processing Facility
-
-
PS
CMP 4.C.1.l
Recycling center, indoor
-
-
P
-
TEMPORARY USES
Antennas, temporary
PS
PS
PS
BDC 3.4.2.A
Expansion or replacement
facilities, temporary
PS
PS
PS
BDC 3.4.2.B
Food trucks; mobile food
vendor
PS
PS
PS
BDC 3.4.2.G
Office space / equipment
storage, temporary
-
-
PS
BDC 3.4.2.B
Retail sales, temporary
PS
PS
PS
BDC 3.4.2.C
Roadside stand
-
-
P
-
Sales office, temporary
PS
-
PS
BDC 3.4.2.E
Yard sale, temporary
PS
-
PS
BDC 3.4.2.F
Other temporary uses
PS
PS
PS
BDC 3.4.2.H
TABLE 3 | PERMITTED USES (CONTINUED)
GRAND VIEW ARIZONA CMP | 4. DEVELOPMENT PROGRAM
53
1. USE SPECIFIC STANDARDS
a. Building Construction Methods
i.
Factory-built, modular, pre-manufactured, portable, 3D
printed and similar structures are permitted provided that they
are designed in accordance with the International Building Code
and the BDC.
b. Schools
i.
All colleges, universities, high schools, and trade schools shall
have their principal vehicular entrance and exit on an arterial or
collector street; vehicular ingress and egress to local streets is
prohibited.
ii. No portion of any school facility shall be located in an
overhead utility line corridor with greater than 69kV transmission
lines.
c. Wireless Facilities
i. The use specific standards set forth in BDC Article 3, Section
2.2.I shall apply. However, those standards shall not apply to
existing wireless facilities at the time of adoption of this CMP,
nor any future improvements to existing wireless facilities.
d. Power Generation Station
i. The use shall be located adjacent to another primary use of
similar or compatible nature.
ii. The use specific standards set forth in BDC Article 3, Section
2.2.J shall apply to Solar Generation Stations, as defined by the
BDC.
e. Agriculture
i.
This CMP shall not prevent, restrict or otherwise regulate the
use or occupation of land or improvements for Agricultural or
other similar purposes, if the tract(s) concerned is/are five or
more contiguous acres in size.
ii. All existing improvements (including cell tower and other
antennas) and any new non-habitable improvements associated
with the existing or expanded agricultural business operations
are exempt from the BDC and/or the City’s Building Code, and
shall be regulated as if they were under the County’s ordinances
as of the date of the Development Agreement.
iii. See Development Agreement.
f. Bar, Lounge, or Tavern; Nightclub; Dry Cleaning and Laundry
Service; Alcoholic Beverages, Retail Sale
i.
Shall be at least 400 feet from any public, private, parochial,
charter, dramatic, dancing or music school, a learning center, or
other similar school or education facility that caters to children,
including, but not limited to, property owned by the Liberty
Elementary School District. This distance shall be measured
from the exterior wall of the building or portion thereof in which
the business is conducted or proposed to be conducted to the
property line of the protected use.
g. Boat, RV Storage
i.
An individual Boat, RV Storage use shall not exceed 10 gross
acres in size. The cumulative area of all Boat, RV Storage uses
developed on the Property shall not exceed 100 gross acres in
size.
h. Heavy Industrial
i.
All heavy industrial uses, inclusive of indoor and outdoor
functions, shall be located within the hatched areas identified
on Exhibit 12, or as otherwise approved through the Conditional
Use Permit process.
GRAND VIEW ARIZONA CMP | 4. DEVELOPMENT PROGRAM
54
i. Advanced Manufacturing
i.
All outdoor advanced manufacturing uses shall be located
within the hatched areas identified on Exhibit 12, or as otherwise
approved through the Conditional Use Permit process. Indoor
functions may be located within any area of the Employment
Land Use Group.
ii. The area (square footage) of outdoor manufacturing
activity shall not exceed 50% of the total area devoted to the
manufacturing process on a parcel. A Conditional Use Permit
shall be required if outdoor manufacturing area exceeds 50% of
the total area devoted to the manufacturing process.
j. Mini-Storage, Outdoor
i.
Each outdoor storage area shall be screened from view from
all property lines and adjacent rights-of-way by an opaque fence
or wall between six and eight feet in height that incorporates
at least one of the predominant materials and one of the
predominant colors used in the primary structure. The fence
may exceed eight feet in height where the difference in grade
between the right-of-way and the outdoor storage area makes
a taller fence necessary to effectively screen the area.
k. Motor Freight Terminal
i.
All motor freight terminal uses shall be located within the
hatched areas identified on Exhibit 12. Access to a motor freight
terminal is permitted from an arterial roadway outside of the
hatched areas defined on Exhibit 12.
l. Processing Facility
i.
The building or open area where the actual processing occurs
shall be located at least 1,000 feet from any residential use.
ii. All operations and storage, including all equipment used in
conducting such use, shall be conducted within an enclosed
building or within an area enclosed by a solid wall. All walls shall
be of a uniform height and shall be a minimum of eight feet
in height. The area between the fence and the lot line shall be
landscaped with a minimum of two rows of trees. Each row is
to contain trees spaced at 30 feet on center and staggered by
15 feet to the adjacent row, except where an alternative design
approved through the Site Plan Review would provide an equal
or better effect in screening the perimeter.
2. ACCESSORY USES AND STRUCTURES
This section of the CMP authorizes the establishment of accessory
uses that are incidental and customarily subordinate to principal
uses, provided that the accessory use complies with all applicable
standards in this section and with BDC Article 3, Section 3. Accessory
uses shall comply with all standards of this CMP applicable to the
principal use with which they are associated. In the event that a
standard applicable to an accessory use or structure references a
zoning district identified in Table 2.1-1, Zoning Districts Established
in the BDC, the standard shall apply to uses within the comparable
Land Use Group. In instances when the comparable Land Use Group
is unclear, the Director shall provide an interpretation as to the
applicability of the standard. Parking requirements shall be met for
both the principal use and any accessory use.
a. Approval of Accessory Uses and Structures
All principal uses allowed in a Land Use Group shall be deemed
to include those accessory uses, structures and activities typically
associated with the use, unless specifically prohibited in this CMP. No
accessory use may be established prior to the establishment of the
principal use with which such accessory use is associated. Section
2.B of this CMP, as well as BDC Article 10, Section 3, Definitions of
General Use Categories and Specific Use Types, identifies typical
accessory uses associated with principal uses as part of the principal
use definition. All accessory uses shall be subject to the standards in
this Section C.2, as well as any use-specific standards applicable to
the associated principal use.
GRAND VIEW ARIZONA CMP | 4. DEVELOPMENT PROGRAM
55
b. General Standards
This section of the CMP sets forth the general standards for
accessory uses and structures that are incidental and customarily
subordinate to principal uses in the Employment Land Use District
only. Accessory uses and structures within the Commercial District
and Residential Village Land Use Groups shall otherwise comply
with the BDC.
i. Location
The accessory use or structure shall be conducted and/
or located a minimum of 150 feet from a perimeter arterial
roadway. Notwithstanding the foregoing, if the accessory use or
structure is located less than 150 feet from a perimeter arterial
roadway, a minimum 30-foot Perimeter Landscape Setback
shall be provided. Within said Perimeter Landscape Setback,
a minimum of two rows of trees shall be required within said
setback. Each row is to contain trees spaced at 30 feet on center
and staggered by 15 feet to the adjacent row, except where an
alternative design approved through the Site Plan Review would
provide an equal or better effect in screening the perimeter.
ii. Size and Height
a. The maximum area of any accessory structure shall not
exceed the area of the primary structure. Both primary
and accessory structures together must comply with the
applicable lot coverage requirements established by this
CMP.
b. The maximum height of any accessory structure shall not
exceed the height of the lot’s primary structure, with the
exception of the following:
i. Silos, cooling towers, mill towers, water tanks, or other
similar industrial accessory structures can exceed the
height of the principal structure, but shall not exceed
150 percent of the maximum height of the elected Land
Use District , unless otherwise approved by the Director
during the site plan review process.
c. Architectural Character
Accessory structures shall be compatible to and complementary
with the associated primary structure.
3. ADDITIONAL STANDARDS FOR SPECIFIC ACCESSORY
USES & STRUCTURES
a. Outdoor Storage
Outdoor storage may be permitted as an accessory use in the
Regional Employment Land Use Group through the site plan review
process and subject to compliance with the following requirements:
i.
Each outdoor storage area shall be screened from view from
all property lines and adjacent rights-of-way by an opaque
fence or wall that incorporates at least one of the predominant
materials and one of the predominant colors used in the primary
structure. Materials may not be stored higher than the height of
the perimeter fence or wall unless otherwise proven not visible
from surrounding arterials or non-industrial properties. The
exterior perimeter of the fence or wall screening the outdoor
storage area must be landscaped with a seven-foot-wide strip
containing trees with a maximum spacing of 20 feet on center.
Landscaping is not required within screened storage areas
unless the required wall is located on a property line.
ii. A landscaped earthen berm may be used instead of or in
combination with a required fence or wall.
iii. If the outdoor storage area is covered, then the covering
shall include at least one of the predominant exposed roofing
colors on the primary structure.
iv. No materials may be stored in areas intended for vehicular or
pedestrian circulation.
v. No storage of any items may occur within the front setback
area or within the one-half of each side setback nearest to a
street.
GRAND VIEW ARIZONA CMP | 4. DEVELOPMENT PROGRAM
56
b. Outdoor Storage (Vehicles)
i.
Residential Village Land Use Group. Outdoor storage of non-
commercial vehicles and recreational vehicles may be allowed
as an accessory use in the Residential Village Land Use Group
subject to compliance with the following requirements:
a. Off-street parking spaces for all vehicles shall be provided.
The parking areas shall be paved with asphalt, bituminous,
brick, concrete, or other surfaces of comparable durability to
minimize nuisance from dust. Three inches of crushed rock
can be used but must be compacted and contained within a
permanent border. Driveways leading to an RV Garage shall
include a paver driveway or concrete.
b. Only a single recreational vehicle can be stored on a single
residential lot.
c. All recreational vehicles shall be parked within a garage or
in the side, or rear yard.
d. The recreational vehicle shall be screened by a minimum
six-foot-high block wall or opaque fence. All screen walls,
fences, and gates shall be erected and maintained in
conformance with the provisions of Section 6.C of this CMP.
e. Recreational vehicles located on properties zoned for
residential uses may not be utilized for living by any person.
f. There shall not be any type of vehicle stored on a vacant
parcel of land.
ii. Regional Employment Land Use Group. Outdoor storage of
vehicles and equipment may be allowed as an accessory use in
the Regional Employment Land Use Group subject to compliance
with the following requirements:
a. Except on sites undergoing construction activity, portable
offices are allowed to be stored only in conjunction with a
principal industrial use.
b. Inoperable vehicles shall be stored only in conjunction
with an industrial use completely screened from view of a
public street.
c. Off-street parking spaces for all vehicles shall be provided.
The driveway and parking areas shall be paved with concrete,
asphalt, pavers, or a surface of similar durability.
GRAND VIEW ARIZONA CMP | 4. DEVELOPMENT PROGRAM
57
LAND USE GROUP
LAND USE DISTRICT
LAND USE DISTRICT
ABBREVIATION
LAND USE DISTRICT DESCRIPTION
Regional Employment
Employment
EMP
The EMP Land Use District is intended to support the desired
vision of the Property as a major employment center. The
district will support a mixture of uses including light and
heavy industrial, office and manufacturing within a business
park, industrial park or campus setting.
Public Facilities
PF
The PF Land Use District is intended to support a mixture of
civic, community and public facilities.
Commercial District
Community Commercial
CC
The CC Land Use District is intended to provide opportunities
to deliver commercial goods and services to residents within
the community. The district may support a range of uses from
small- to large-scale commercial or retail uses.
Residential Village
Single-Family 6
R-6
The R-6 Land Use District is intended to promote and
encourage a suitable environment for residential development
on medium-sized lots. The district has a minimum lot size of
6,000 square feet.
Single-Family 5
R-5
The R-5 Land Use District is intended for single-family
dwellings at a higher density than allowed in the R-6 Land Use
District. The district has a minimum lot size of 5,000 square
feet.
TABLE 4 | LAND USE DISTRICTS
D. LAND USE DISTRICTS
To create a cohesive, planned development, the zoning for the Property will utilize its own unique Land Use Districts, which have been developed
to reflect the vision established by each individual Land Use Group and aim to support compatible land uses and establish appropriate
development standards for such uses. Table 4 identifies all of the unique Land Use Districts for the Property organized by individual Land Use
Group.
In order to implement the development standards and design guidelines set forth in the CMP, the Owner shall elect one of the unique Land Use
Districts identified in Table 4 and shall develop a proposal (i.e., Site Plan, Preliminary Plat, etc.) that conforms to the applicable development
standards set forth in Section 5. The Land Use District shall be formalized with the approval of each individual Site Plan and/or Preliminary Plat.
GRAND VIEW ARIZONA CMP | 4. DEVELOPMENT PROGRAM
58
LAND USE GROUP
LAND USE DISTRICT
LAND USE DISTRICT
ABBREVIATION
LAND USE DISTRICT DESCRIPTION
Residential Village
Single-Family 4
R-4
The R-4 Land Use District is intended for single-family
dwellings at a higher density than allowed in the R-5 Land Use
District. The district has a minimum lot size of 4,000 square
feet.
Single-Family 3
R-3
The R-3 Land Use District is intended for single-family
dwellings at a higher density than allowed in the R-4 Land Use
Districts. The district has a minimum lot size of 3,000 square
feet.
Single-Family 1
R-1
The R-1 Land Use District is intended for small-lot single-
family dwellings at a higher density than allowed in the R-3
district. In addition to single-family homes, townhomes, and
patio homes would be supported within this district. The
district has a minimum lot size of 1,000 square feet.
Cottage Developments
CD
The CD Land Use District is intended for single-family dwelling
units at a higher density than allowed in the R-1 district. The
district has no minimum lot size. In the CD Land Use District,
multiple single-family dwelling units may be developed on a
single parcel rather than individual residential lots. In addition
to single-family homes, two-family homes (duplexes) and
attached townhomes would be supported within this district.
Multi-Family Residential
MF
The MF Land Use District is intended to accommodate the
development of multi-family units, including apartments and
condominiums, with medium to high residential densities.
Urban Residential
UR
The UR Land Use District is intended to accommodate the
development of multi-family units at urban densities in a mid-
or high-rise configuration.
TABLE 4 | LAND USE DISTRICTS (CONTINUED)
GRAND VIEW ARIZONA CMP | 4. DEVELOPMENT PROGRAM
D E V E L O P M E N T
S TA N D A R D S
0 5
60
GRAND VIEW ARIZONA CMP | 5. DEVELOPMENT STANDARDS
DEVELOPMENT STANDARD
CC (1)
EMP
PF
Lot Coverage, Maximum (%)
60
80
NS
Setbacks, Minimum
Front (Feet)
Adjacent to Arterial
20
40
20
All Others
-
20
20
Side (Feet)
Adjacent to Residential District (2)
50
75
20
Adjacent to Rail
-
-
-
Adjacent to Utility Use Category (3)
-
-
-
All Others
10
20
20
Rear (Feet)
Adjacent to Residential District (2)
50
75
20
Adjacent to Rail
-
-
-
Adjacent to Utility Use Category (3)
-
-
-
All Others
-
20
20
Height, Maximum (Feet)
50
55 at Setback; Increase 1 Ft. For Every
3 Ft. In Additional Setback to Max. Of
120
60
Landscaping
Per BDC Article 5, Section 4.3, Table 5.4-1: Landscaping Requirements (By District Type)
(1) Any multi-family residential use shall conform to the density, area, setback and height requirements of the UR Land Use District set forth in Table 6.
(2) This standard shall apply when adjacent to Residential Land Use Districts identified in Table 4 and residential zoning districts identified in Table 2.1-1, Zoning Districts
Established in the BDC.
(3) Per Table 3: Permitted Uses.
TABLE 5 | NONRESIDENTIAL DEVELOPMENT STANDARDS
5. DEVELOPMENT STANDARDS
A. DEVELOPMENT STANDARDS OVERVIEW
All Development Units shall comply with the permitted uses, development standards, and other requirements of their respective Land Use
District(s). Development standards for each Land Use District within the CMP are provided in Tables 5 and 6.
61
DEVELOPMENT STANDARD
R-6
R-5
R-4
R-3
R-1
CD
MF
UR
Density, Maximum (du/gross acre)
-
-
-
-
-
12
35
-
Lot
Dimensions
Lot Size, Minimum (Square Feet)
6,000
5,000
4,000
3,000
1,000
-
-
-
Lot Width, Minimum (Feet) (1)
55
50
40
30
20
200
100
-
Setbacks, Minimum
Front (Feet)
10
10
10
8
3 (2)
30
30
-
Front-Loaded Garage (Feet) (3)
20
20
20
3
3
-
-
-
Side-Loaded Garage (Feet)
10
10
10
10
10
-
-
-
Side (Feet) (4) (5) (6)
5
5
-(7)
-(7)
-(7)
20
20
-
Total Both Sides (Feet)
10
10
5
-
-
40
40
-
Rear (Feet) (5)
20 (8)
15
10
10
8
10
15
10
Lot Coverage, Maximum (%) (9)
50
55
60
65
65
70
70
90
Building Height, Maximum (Feet)
35
35
35
45
50
30
48
-
Landscaping (10)
Common Area, Minimum (% of Gross Area) (11)
20
20
20
20
20
20
10
10
Improved Common Area, Minimum (% of
Gross Area)
5
8
8
8
10
10
5
5
(1) Lot width is measured at front building line.
(2) Front setback from a public or private street may be reduced to three feet from a property line and five feet from back of a sidewalk.
(3) Garage setback is measured from back of sidewalk to face of garage door.
(4) An additional 10 feet of setback shall be required for all corner lots adjacent to an arterial street, otherwise an additional five feet of setback shall be required adja
cent to other public rights-of-way.
(5) Accessory Buildings will not be located closer than three feet from any property line. The side and rear yard setback shall be five feet for Accessory Structures that
exceed ten feet in height.
(6) A maximum two foot projection will be allowed into the side setbacks for bay windows, fireplaces, overhangs and other incidental architectural features per BDC
Article 4, Section 2.3.B.
(7) Attached side setbacks may be zero feet, whereas building separation shall be a minimum of five feet.
(8) At grade patios are allowed to encroach into the rear setback to within 15 feet of the property line.
(9) Uncovered patios and pools are exempt from lot coverage restrictions.
(10) All standards set forth in BDC Article 5, Section 4.3, Table 5.4-1: Landscaping Requirements (By District Type) shall apply to Residential Land Use District types,
except as modified by this CMP.
(11) All portions of new development, not comprised of building or residential lot or unit footprint, vehicular access and/or required hardscape, shall be landscaped. In the
case of single-family residential, the front yard and the visible side yards are to be landscaped.
TABLE 6 | RESIDENTIAL DEVELOPMENT STANDARDS
GRAND VIEW ARIZONA CMP | 5. DEVELOPMENT STANDARDS
62
B. PARKING & LOADING STANDARDS
Parking and loading for development within the CMP shall comply
with Article 5, Section 6 of the BDC, except as modified as follows:
C. TRANSITIONS & BUFFERS
Properties featuring an Employment land use designation within a
quarter mile of a Neighborhood land use designation are ETAs (see
Section 3.E of this CMP). According to the General Plan:
“Application of a Planned Area Development (PAD) or
Community Master Plan (CMP) overlay may be required for
properties with this designation to establish development
standards, performance standards, and/or design criteria to
ensure the goals within the ETA are met” (Buckeye General Plan,
Page 42).
This section of the CMP sets forth development standards and
design guidelines for Development Units within the ETA, as
required by the General Plan. Such requirements shall only apply
to those Development Units located within the ETA and utilizing
the EMP Land Use District. Development within ETAs may occur
in accordance with the standards set forth for the EMP Land Use
District, but with an added emphasis on minimizing impacts to
nearby existing and/or future residential uses.
USE CATEGORY
USE TYPE
NUMBER OF SPACES
REQUIRED
COMMERCIAL USES
Office
Data Center
1 space per 350
square feet of office or
administrative area
PUBLIC/INSTITUTIONAL USES
Utility, Public/
Private
Battery Storage (1)
No required parking
Substation (1)
No required parking
(1) Employees typically are not located at the site on an ongoing basis. Parking
for service vehicles is accommodated on-site.
TABLE 7 | OFF-STREET PARKING REQUIREMENTS
DEVELOPMENT STANDARD
CMP REQUIREMENT
Building Setbacks, Minimum (Feet) (1) (2)
Adjacent to Arterial
80
Adjacent to Neighborhood Land
Use Designation or Existing Single-
Family Residential Use
150
All Others
Per Table 5 |
Nonresidential
Development Standards
Landscape Setbacks, Minimum (Feet)
Adjacent to Arterial
30
Adjacent to Neighborhood Land
Use Designation or Existing Single-
Family Residential Use
30
All Others
Per Table 5 |
Nonresidential
Development Standards
(1) Parking and maneuvering areas are permitted within the minimum required
building setback.
(2) Loading and service bays are prohibited in the minimum required building
setback. However, the minimum building setback may be reduced to those set
forth in Table 5 | Nonresidential Development Standards if service areas are
located inwardly and screened from adjoining properties. See Figure 2.
TABLE 8 | ETA DEVELOPMENT STANDARDS
GRAND VIEW ARIZONA CMP | 5. DEVELOPMENT STANDARDS
63
FIGURE 1 | TYPICAL MINIMUM BUILDING SETBACK
FIGURE 2 | ALTERNATIVE MINIMUM BUILDING SETBACKS
1. ETA DESIGN GUIDELINES
a. Landscaping. Landscape setbacks that are adjacent to properties
with a “Neighborhood” land use designation, or properties
containing an existing single-family residential use shall be planted
with two rows of trees. Each row is to contain trees spaced at 30
feet on center and staggered by 15 feet to the adjacent row, except
where an alternative design approved through the Site Plan Review
would provide an equal or better effect in screening the perimeter.
FIGURE 3 | MINIMUM LANDSCAPE SETBACK AND PLANTING
b. Building Architecture. Building facades visible from arterial and
collector roadways, or adjoining properties with a “Neighborhood”
land use designation or an existing single-family residential use
shall include visual diversity through vertical and horizontal
movement and variation in materials. Building architecture will
utilize high-quality materials, texture and windows to provide visual
enhancement and create a cohesive campus appearance.
To minimize the visual impact of the mass of the buildings, placement
of windows, materials and/or architectural elements should be
provided along the building facades visible from arterial and
collector roadways, or adjoining properties with a “Neighborhood”
land use designation or an existing single-family residential use.
The figure above is provided for illustrative purposes only to demonstrate typical
minimum building setbacks per Table 8 . Site layout is conceptual and subject to change.
The figure above is provided for illustrative purposes only to demonstrate reduced
minimum building setbacks per Table 8 . Site layout is conceptual and subject to change.
*SERVICE & LOADING MAY BE LOCATED ON ANY SIDE OF
THE BUILDING OUTSIDE OF THE REQUIRED SETBACK.
*SERVICE & LOADING ORIENTED INWARDLY AND BUILDING SETBACK PER TABLE 5. SETBACK
MAY INCLUDE AREAS SUCH AS PARKING/MANEUVERING, STORMWATER MANAGEMENT, ETC.
GRAND VIEW ARIZONA CMP | 5. DEVELOPMENT STANDARDS
64
Additional architectural design guidelines pertaining to details,
materials, and colors are described in more detail in Section 6 of
this CMP.
c. Building Placement and Orientation. Architectural enhancements,
special landscaping and hardscape treatments and other design
features that will provide visual interest should be concentrated in
areas visible from public view and public areas within the Property,
including streets, freeways, and the public areas of adjacent
properties. Industrial buildings should have a strong relationship to
the street and include primary entrances that serve as a visual focal
point. Priority should be given to avoid a constant wall of buildings
with similar height, massing and setbacks from street line.
d. Screening. Screening and buffering shall be accomplished through
a combination of fences and/or walls, berms, and landscaping.
Additional screening provisions applicable to the CMP are described
in more detail in Section 6 of this CMP.
e. Service Areas and Utilities. Buildings, walls, and landscaping
should be arranged to screen loading and service bays, storage
areas, trash enclosures, mechanical equipment, and noise and odor
producing functions.
d. Neighborhood Circulation. Within ETAs, impacts from heavy truck
traffic on adjoining neighborhoods (existing or planned) shall be
minimized by designing collector street on-site circulation systems
to minimize conflicts with routine neighborhood traffic. Truck traffic
is permitted on adjoining arterial or collector roadways.
GRAND VIEW ARIZONA CMP | 5. DEVELOPMENT STANDARDS
0 6
D E S I G N G U I D E L I N E S
66
6. DESIGN GUIDELINES
Unless otherwise modified by the provisions of this CMP below,
development of the Property shall comply with the applicable
requirements of Article 5, Development and Design Standards and
Guidelines of the BDC. Should a conflict arise between a standard or
guideline prescribed within the BDC and the provisions of this CMP,
the provisions of the CMP shall prevail.
A. LANDSCAPING
Commercial and residential development shall follow the applicable
landscape standards and guidelines prescribed within the BDC,
unless modified by the CMP.
Onsite and offsite (perimeter) landscaping will occur concurrently
with the development of individual Development Units. A low water
use, desert plant palette is required, limiting high-water use plants
and turf to areas with the most benefit or impact to future users or
residents (i.e., turf fields or areas of play within community parks
or future residential developments). Streetscape design with strong
verticality of landscaping is encouraged in areas of high impact,
such as main entry points (e.g., intersection of Broadway Road and
Verrado Way) and internal collector roadways.
Industrial development adjacent to properties within Grand View
Arizona CMP containing an existing single-family residential use
shall provide a minimum 30-foot-wide landscape setback. The
landscape setback shall be planted with two rows of trees. Each
row is to contain trees spaced at 30 feet on center and staggered
by 15 feet to the adjacent row, except where an alternative design
approved through the Site Plan Review would provide an equal or
better effect in screening the perimeter. See Figure 3.
In the event that single-family residential development is proposed
adjacent to an existing employment or industrial use within Grand
View Arizona where transitions and buffers may not already be
provided, the single-family residential development shall incorporate
a minimum 150-foot perimeter setback with transitions and buffers,
such as architectural features and walls, parking, maneuvering, local
streets, dense landscaping or other alternative design solutions
to screen the perimeter. See Figure 4. The minimum perimeter
setback may be reduced to 75-feet depending on the location and
orientation of the service and loading area for the adjacent existing
employment use, as approved through the preliminary plat process.
FIGURE 4 | BUFFERS AND TRANSITIONS FOR SINGLE-FAMILY
RESIDENTIAL
GRAND VIEW ARIZONA CMP | 6. DESIGN GUIDELINES
These setbacks are associated with development within Grand View Arizona. The figure
above is provided for illustrative purposes only to demonstrate transitions and buffers
for new single-family residential development adjacent to an existing employment or
industrial use. This concept assumes an unlimited area building with a 60-foot building
setback. Site layout is conceptual and subject to change.
67
B. ARCHITECTURE
1.
RESIDENTIAL
AND
COMMERCIAL
BUILDING
STANDARDS
Residential and commercial development shall follow the applicable
architectural standards and guidelines prescribed within the BDC.
Article 5, Section 7.2.C.1 of the BDC shall be modified as follows:
The maximum width of front-loaded garages on local streets
(per the City’s functional street classifications), including
the garage door and architectural elements on each side of
the garage door, should not exceed 50 percent of the overall
building façade width on lots of 10,000 square feet or greater;
60 percent of the façade width on lots of between 6,000 and
10,000 square feet; and 70 percent of the façade width on lots
of less than 6,000 square feet.
2. INDUSTRIAL BUILDING STANDARDS
Industrial development shall follow the architectural standards
provided as follows in regards to the Primary Building Facade:
a. Building Orientation
1. Intent. To ensure that the Primary Building Facade of buildings
are orientated to emphasize public spaces, with entryways
clearly visible from key locations, because the location and
orientation of individual buildings within the network of arterial
and collector streets, largely establishes the character of a
development.
2. Primary Entrance. Orient buildings so that the primary
building entrance faces the principal arterial or collector
street. In cases where the primary entrance does not face the
arterial or collector street, connect the entrance to the street or
driveway and adjacent parking areas with sidewalks that meet
the shading requirements of BDC Section 5.2, Topography and
Natural Features Preservation.
b. Architectural Character.
1. Intent. To provide visual enhancements along the public
arterial and collector streets.
2. Standards.
a. Primary Façade Design. Incorporate architectural detailing
on the primary façade of a building. Blank walls void of
architectural details or other variation are prohibited.
b. Exterior Trademarked Design Features. For each building
with exterior trademarked architectural design features
located 12 feet or more above finished grade, including
trademarked roof and parapet design features but not
including signs, provide a higher level of building design by
meeting the following additional requirements:
i.
BDC Section 5.8.3.D.2.a, Horizontal Articulation: meet
four or more of the listed standards; and
ii. BDC Section 5.8.3.E.2.a, Primary Building Entrance:
meet four or more of the listed standards.
3. Guideline: Theming. Organize the architectural design of
buildings within an industrial or employment center, including
freestanding pad buildings, around a consistent architectural
theme. Precise replication is not required or desirable. Instead,
use similar materials, textures, and colors, along with repeating
patterns and compatible proportions and scale, to reinforce the
connections between the various buildings.
GRAND VIEW ARIZONA CMP | 6. DESIGN GUIDELINES
Lennox - Glendale
Universal - Mesa
Intel - Chandler
68
c. Building Mass.
1. Intent. To ensure that the Primary Building Facade is designed
to avoid long, unbroken walls and roof lines, and incorporate
sufficient architectural detail to create a human-scaled
environment.
2. Standards.
a. Horizontal Articulation. Design the Primary Building Facade
to reduce apparent mass by dividing façades into a series of
smaller components. No individual component shall have a
length of more than 400 feet. Distinguish components from
one another through two or more of the following:
i.
Variations in roof form or variations in roof height of
two feet or more;
ii. Changes in wall plane of 12 inches or more;
iii. Variations in the arrangement and recessing of
windows;
iv. Recognizable changes in texture, material, or surface
colors;
v. Engaged columns; or
vi. Minimum two-foot parapet return.
GRAND VIEW ARIZONA CMP | 6. DESIGN GUIDELINES
Desert Soul Landesign - Gilbert
69
b. Vertical Articulation. For the Primary Building Facade
exceeding one story, design buildings to reduce apparent
mass by including a clearly identifiable base, body, and top,
with horizontal elements separating these components.
d. Design for Pedestrians.
1. Intent. To ensure that buildings are designed for pedestrian
scale and pedestrian-oriented accesses.
2. Standards.
a. Primary Building Entrance. Design visually prominent
primary building entrances. Provide shade from parking
facilities and public streets for pedestrians. Unless otherwise
provided in this ordinance, use a combination of two or more
of the following techniques:
i.
Canopy, portico, archway, arcade, or similar projection
that provides architectural interest and protection for
pedestrians;
ii. Prominent tower, dome, or spire;
iii. Peaked roof;
iv. Projecting or recessed entry;
v. Outdoor features, such as seat walls, landscaping
with seasonal color, or permanent Landscape Planters
with integrated benches; or
vi. Other comparable techniques.
e. Architectural Details, Materials, and Colors.
1. Intent. To ensure that developments utilize materials of
high quality and durability appropriate to the desert climate.
Conceptual imagery of the types of employment buildings
and facilities envisioned, and their corresponding architectural
quality, are provided in Exhibits 16 and 17.
2. Standards.
a. Permitted Wall Materials. The following materials are
permitted for use on exterior building walls, individually or
in combination:
i.
Brick;
ii. Stone (natural or simulated);
iii. Painted, stained, or integrally-colored concrete
masonry units (CMU), split face or ground face;
iv. Tilt-up concrete panels, with or without reveals;
v. Stucco;
vi. Exterior insulation and finish systems (EIFS);
vii. Clear and tinted glass;
viii. Tile;
ix. Wood; and
x. Architectural metal.
Other materials may be used provided they are of
GRAND VIEW ARIZONA CMP | 6. DESIGN GUIDELINES
70
comparable quality, durability, and character, as
determined by the Director.
b. Accent Wall Materials. A minimum of ten percent and a
maximum of 25 percent of the exterior building wall facing
the arterial or collector street (not including windows and
doorways) shall consist of an accent material from the list
in subsection a. that is different than the remainder of the
building façade material.
c. Discouraged Wall Materials. The following materials are
discouraged:
i. Corrugated metal (Corten or rust finish acceptable as
an accent element);
ii. Mirrored or otherwise highly reflective glass.
d. Roof Materials. Flat roofs, standing seam metal roofs, and
concrete and clay tile roofs are permitted. Asphalt shingle
roofs are not permitted.
e. Exterior Building and Roof Colors. Select materials and
colors that are abundant in the Sonoran Desert environment.
f. Metal Finishes.
i. Paint metal within the color range described in
paragraph E. or leave it in a natural state to derive its
character from weathering and oxidation.
ii. Bright or highly reflective metal finishes are
prohibited.
iii. Within the ETA, as defined in Section 5.C of this
CMP, building facades visible from arterial and collector
roadways, or adjoining properties with a “Neighborhood”
land use designation or an existing single-family
residential use featuring metal as primary building
material shall not have blank, uninterrupted wall lengths
exceeding 400 feet without including either a change
in plane, change in color, change in texture or pattern,
windows, trellis with vines, or an equivalent element that
creates additional articulation and visual interest. These
standards with regard to metal as a primary building
material shall not apply to industrial buildings not located
within the ETA.
g. Rail Served Users. For rail-served users, the facilities
may include exterior cranes that are used to load/unload
materials on and off rail cars. Generally, building materials,
color palette, and architectural details will be compatible
with the unique functions of the individual users.
GRAND VIEW ARIZONA CMP | 6. DESIGN GUIDELINES
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EXHIBIT 16 | CONCEPTUAL ARCHITECTURAL CHARACTER
GRAND VIEW ARIZONA CMP | 6. DESIGN GUIDELINES
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EXHIBIT 17 | CONCEPTUAL ARCHITECTURAL MATERIALS
GRAND VIEW ARIZONA CMP | 6. DESIGN GUIDELINES
73
C. FENCES, WALLS & SCREENING
Screening should complement the architecture of the site, blend
with perimeter landscaping and shall not impair traffic safety.
Commercial and residential development shall follow the applicable
standards and guidelines for fences, walls and screening as
prescribed within the BDC, unless modified within this CMP. The
height of residential perimeter walls where adjacent to commercial
or employment land uses may be increased to eight feet.
Industrial development shall be allotted more design flexibility, as
described below. Article 5, Section 4.6 of the BDC shall not apply;
instead, the following provisions shall apply to all future industrial
users.
The allowance of high security steel palisade fencing, barriers,
and gates in lieu of solid block screen walls is permitted along the
perimeter of Employment and Public Facilities Land Use Districts
and will be further enhanced with increased landscaped buffers.
The steel fencing and barriers will provide enhanced security for
data centers and other high value technology and infrastructure
and are permitted up to 12 feet in height.
Where adjacent to surface parking and visible from an adjoining
property or adjacent public right-of-way, the steel palisade fencing
should be constructed on top of a minimum three-foot screen wall,
except where an alternative design approved through the Site Plan
Review would provide an equal or better effect in screening the
headlights of internal vehicles.
Traditional solid block walls are a security concern due to scalability
and lack of visual security surveillance. Chain link fencing may be
permitted within the Employment and Public Facilities Land Use
Districts in areas not seen from the perimeter of the Property.
Block walls will be constructed as per Section 5.4.6 of the BDC. Long
expanses of exposed wall surfaces will be architecturally designed
and/or landscaped to prevent monotony. Decorative monuments,
gates and/or fences in combination with landscaping should be
used to provide continuity at the street where openings occur due
to driveways or other breaks in the sidewalk or building wall, as per
Article 5, Section 4.5.B.2 of the BDC.
Buildings, walls, and/or landscaping should be arranged to screen
loading and service bays, storage areas, trash enclosures, mechanical
equipment, and noise and odor producing functions.
Example of Steel Fencing/Gates (above) - Image Provided for Illustrative Purposes Only.
Example of Palisade Fencing (above) - Image Provided for Illustrative Purposes Only.
GRAND VIEW ARIZONA CMP | 6. DESIGN GUIDELINES
74
D. ROADWAY DESIGN
a. On major local or local streets with a running length longer
than 1200’, traffic mitigation must be shown on the plat. traffic
mitigation can include elements such as chicanes, roundabouts,
chokers, and footballs or other design elements as approved by
the transportation department and must be implemented with
the 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.
b. Four (4) legged intersections will require two (2) way stop
signs at a minimum and all way stops at major intersections as
determined by the city transportation department at time of
pre-plat submittal review.
c. Three (3) legged intersections that have higher traffic volumes
and non-typical traffic patterns are required to have a minimum
of a two (2) way stop.
LEFT BLANK
INTENTIONALLY
S I G N A G E , M O N U M E N TAT I O N
& O F F - S I T E A D V E R T I S I N G
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GRAND VIEW ARIZONA CMP | 7. SIGNAGE, MONUMENTATION & OFF-SITE ADVERTISING
7. SIGNAGE, MONUMENTATION, & OFF-SITE
ADVERTISING
Signage and monumentation will contribute to the arrival experience of future residents and visitors of the Property. The Primary Entry
Monumentation is envisioned to be located along the northern edge of the Property, near the Broadway Road and Verrado Way intersection.
Additional Secondary Entry Monumentation may be located throughout the remainder of the Property, as needed. Digital Off-Site Signs
(Digital Billboards), as defined by the BDC (herein referred to as “Digital Billboards”), are permitted by-right along the future SR-30 and shall
be required to meet all standards in the adopted BDC with the exception that up to six billboards may be permitted adjacent to SR-30 on land
located within the CMP as long as the billboards location, setbacks, dimensional requirements, and design are consistent with the BDC, as
amended over time.
Please see Exhibit 18 for more information regarding the conceptual locations of potential signage, monumentation, and off-site advertising
throughout the Property. Unless otherwise modified by the provisions of this CMP or through a future Comprehensive Sign Plan, signage shall
comply with the applicable requirements of the BDC.
78
EXHIBIT 18 | CONCEPTUAL SIGNAGE, MONUMENTATION & OFF-SITE ADVERTISING PLAN
PRIMARY ENTRY
MONUMENT
SR-30 FRONTAGE AREAS THAT MAY CONTAIN DIGITAL BILLBOARDS
IF THE SR-30 FOLLOWS THE MC 85 ALIGNMENT
SITE BOUNDARY
NOTE: ALL SIGNAGE AND MONUMENTATION LOCATIONS ARE CONCEPTUAL ONLY AND ARE SUBJECT TO CHANGE.
MC 85 / SR-30 CONCEPTUAL ALIGNMENT
MC 85 / SR-30 CONCEPTUAL ALIGNMENT
SUBJECT
SUBJECT
PROPERTY
PROPERTY
SUBJECT
SUBJECT
PROPERTY
PROPERTY
VERRADO WAY
VERRADO WAY
PERRYVILLE ROAD
PERRYVILLE ROAD
BUCKEYE CANAL
BUCKEYE CANAL
WATSON ROAD
WATSON ROAD
LOWER BUCKEYE ROAD
LOWER BUCKEYE ROAD
BROADWAY ROAD
BROADWAY ROAD
SOUTHERN AVENUE
SOUTHERN AVENUE
BELOAT ROAD
BELOAT ROAD
DEAN ROAD
DEAN ROAD
RAINBOW ROAD
RAINBOW ROAD
JACKRABBIT TRAIL
JACKRABBIT TRAIL
UNION PACIFIC RAILROAD
UNION PACIFIC RAILROAD
GRAND VIEW ARIZONA CMP | 7. SIGNAGE, MONUMENTATION & OFF-SITE ADVERTISING
PAT H W AY S & T R A I L S
0 8
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8. PATHWAYS & TR AILS
The City’s Bicycle and Pedestrian Master Plan defines a
comprehensive and integrated system of the on- and off-street
bicycle and pedestrian networks, as well as the supporting facilities
that enhance the user experience. Please see Section 3.C.3 of the
CMP for more information regarding the on-street network relevant
to the Property.
The Off-Street network identified within the City’s Bicycle and
Pedestrian Master Plan is comprised of Primary Paths, Secondary
Paths, and Canal Paths, among others. The Off-Street network
facility types relevant to the Property are described in more detail
in the following subsections. The City’s Bicycle and Pedestrian
Master Plan does not identify specific standards or dimensions for
the Off-Street network facility types. The purpose of this section of
the CMP is to establish the standards for future pathways and trails
developed throughout and adjacent to the Property.
A. PRIMARY PATHS
Primary Paths are off-street facilities reserved for the use of
pedestrians and bicyclists exclusively. These facilities are designed
for both recreation and transportation. There are no Primary Paths
located through, or adjacent to, the Property. As demonstrated on
Exhibit 19, the nearest Primary Path is located south of the Property
generally south of the Beloat Road alignment, which then meanders
northeast along the northern bank of the Gila River to Perryville
Road.
B. SECONDARY PATHS
Secondary Paths provide for recreation and transportation while
also connecting neighborhoods with Activity Centers (as identified
in the City’s General Plan), parks and other designations within the
City. As demonstrated on Exhibit 19, Secondary Paths are located
along the perimeter of the Property adjacent to Dean Road and
Jackrabbit Trail.
The City’s Bicycle and Pedestrian Master Plan also identifies the
location of a Secondary Path through the Property along the former
Tuthill Road alignment (the “Tuthill Path”). However, because of
safety and security restrictions associated with the development of
the Property as a major employment campus, construction of the
Tuthill Path through non-residential portions of the Property is not
feasible. Pedestrian access through the Property will be provided
along public sidewalks. Exhibit 19 illustrates one possible option
for realignment of the Tuthill Path along Verrado Way, and where
existing railroad and canal crossings exist. In the event that the
required criteria for removal of Verrado Way is met (see Section
3.C.3.a), an alternate route for the Tuthill Path will be identified. The
ultimate alignment of the Tuthill Path shall be determined at the
time of development of the Property.
FIGURE 5 | SECONDARY PATH CROSS SECTION
Secondary Paths should be constructed within a 20-foot-wide
easement, as illustrated in Figure 5. The Secondary Path shall consist
of a minimum 8-foot-wide treadway with 2-foot-wide shoulders.
Enhanced natural landscaping consistent with the landscape design
of the adjacent development(s) should be provided on either side
GRAND VIEW ARIZONA CMP | 8. PATHWAYS & TRAILS
81
of the pathways. Secondary Paths should be accessible with grades
less than five percent.
C. CANAL PATHS
Canal Paths are Multiuse Paths and are planned along the primary
irrigation canals in the City. Canal Paths shall be constructed within
the canal right-of-way. The specific standards and dimensions for a
Canal Path shall be determined by the irrigation district owning the
facility.
In some cases, the Buckeye Irrigation District may not permit
construction of a bicycle and/or pedestrian facility in the canal right-
of-way due to safety or based on maintenance access needs. In these
instances, the path will be provided at the time of development
adjacent to the canal on private property within a public trail
easement. Please see Figure 6 for a conceptual illustration of the
Canal Path on the Property with recommended minimum standards
for the treadway and shoulder(s). Canal Paths should be accessible
with grades less than five percent.
FIGURE 6 | CANAL PATH CROSS SECTION
D. MINOR TRAILHEADS
The City’s Bicycle and Pedestrian Master Plan also identifies
locations of Trailheads for accessibility to pathways and trails.
Trailheads are classified in the City’s Bicycle and Pedestrian Master
Plan as either Major or Minor Trailheads. The City’s Bicycle and
Pedestrian Master Plan identifies the location of a Minor Trailhead
near the intersection of the Tuthill Road alignment and the Buckeye
Canal. Since Tuthill Road at this location has since been abandoned,
Exhibit 19 identifies an alternative location for the Minor Trailhead
along the Buckeye Canal. In the event that the Buckeye Irrigation
District does not permit the construction of a Canal Path within the
canal right-of-way, the Minor Trailhead depicted on Exhibit 19 shall
not be required.
GRAND VIEW ARIZONA CMP | 8. PATHWAYS & TRAILS
82
EXHIBIT 19 | PATHWAY & TRAIL ALIGNMENTS
SITE BOUNDARY
SUBJECT
SUBJECT
PROPERTY
PROPERTY
SUBJECT
SUBJECT
PROPERTY
PROPERTY
MINOR TRAIL HEAD
SECONDARY PATH
PRIMARY PATH
BUCKEYE MUNICIPAL PLANNING AREA
BUCKEYE MUNICIPAL PLANNING AREA
REALIGNED TUTHILL PATH
PROPOSED
PROPOSED
LOCATION
LOCATION
VERRADO WAY
VERRADO WAY
PERRYVILLE ROAD
PERRYVILLE ROAD
BUCKEYE CANAL
BUCKEYE CANAL
WATSON ROAD
WATSON ROAD
LOWER BUCKEYE ROAD
LOWER BUCKEYE ROAD
BROADWAY ROAD
BROADWAY ROAD
SOUTHERN AVENUE
SOUTHERN AVENUE
BELOAT ROAD
BELOAT ROAD
DEAN ROAD
DEAN ROAD
RAINBOW ROAD
RAINBOW ROAD
JACKRABBIT TRAIL
JACKRABBIT TRAIL
MC85
MC85
UNION PACIFIC RAILROAD
UNION PACIFIC RAILROAD
CANAL PATH
EXISTING CANAL
EXISTING CANAL
CROSSING
CROSSING
EXISTING RAIL
EXISTING RAIL
CROSSING
CROSSING
GRAND VIEW ARIZONA CMP | 8. PATHWAYS & TRAILS
I N F R A S T R U C T U R E
& FA C I L I T I E S
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9. INFR ASTRUCTURE & FACILITIES
A. TRANSPORTATION
A Traffic Impact Analysis has been prepared for the Property and is
under separate cover with reference provided herein.
B. DRY UTILITIES
1. ELECTRICAL FACILITIES
The Property is located within the APS service territory and just
south of an existing electrical Substation at the northeast corner of
Broadway Road and Verrado Way.
2. GAS FACILITIES
The Property is located within the service territory of Southwest
Gas.
C. DRAINAGE
Currently, the Property and its surrounding areas are primarily
active Agricultural land. Most of the Property and surrounding
areas are sloping from north to south at approximately 0.7 percent.
The area around and along the southern boundary of the Property
is sloping east to west at approximately 0.1 percent. Refer to the
attached Exhibit 20.
Federal Emergency Management Agency (FEMA) Flood Insurance
Rate Map (FIRM) coverage for the Property is provided on FIRM
panels 04013C2120M and 04013C2140M, each dated February 8,
2024. According to these FIRMs, the Project resides within flood
hazard Zone X (Shaded), Special Flood Hazard Area (SFHA) Zone
AH, and SFHA Zone AO. FEMA defines these flood zones as follows:
Zone X (Shaded):
The flood insurance rate zone that corresponds to areas outside
the 100-year floodplains, areas of 100-year sheet flow flooding
where average depths are less that 1 foot, area of 100-year
stream flooding where the contributing drainage area is less
than 1 square mile, or areas protected from the 100-year flood
by levees. No base flood elevations or depths are shown within
this zone.
Zone AH:
Areas subject to inundation by 1-percent-annual-chance shallow
flooding (usually areas of ponding) where average depths are
between one and three feet. Base Flood Elevations (BFSs)
derived from detailed hydraulic analyses are shown in this zone.
Zone AO:
River or stream flood hazard areas, and areas with 1% or greater
chance of shallow flooding each year, usually in the form of
sheet flow, with an average depth ranging between one and
three feet. These areas have a 26% chance of flooding over the
life of a 30-year mortgage. Average flood depths derived from
detailed analyses are shown within these zones.
As portions of the Property reside within FEMA SFHA Zone AH
associated with the Buckeye Canal and SFHA Zone AO associated
with the Gila River, the CLOMR/LOMR process will be completed
to revise the FEMA SFHA Zone limits where encroachment and
modifications are proposed within the Property. All Zone limits are
shown on Exhibit 20.
In existing conditions, the site consists of active Agricultural land.
The Property is impacted by offsite runoff along its northern and
eastern boundaries, generated primarily by overland sheet flow
south of the Roosevelt Irrigation District (RID) Canal and south of
the Buckeye Canal. Both runoff generated onsite and offsite runoff
entering the Property boundaries are routed south and west as
sheet flow. For the drainage analysis, the Property is broken into
three planning areas—north of the Union Pacific Railroad, between
GRAND VIEW ARIZONA CMP | 9. INFRASTRUCTURE & FACILITIES
85
the Union Pacific Railroad and the BID Canal, and south of the Union
Pacific Railroad. For each of the three planning areas of the Property,
the ultimate outfalls are located at their respective southwest
corners. Upon exiting the Property boundaries, the combined
onsite and offsite runoff from each of the Property planning areas
continues south and west, away from the overall Property.
Onsite drainage flows will be managed by retention basins designed
to accommodate the 100-year, 2-hour storm runoff volume
for surface basins and the 100-year, 6-hour runoff volume for
underground retention systems. The precise geometry and location
of the retention basins will be determined as the development of
the Property proceeds. Retention basins within the development
will be dewatered in 36 hours or less. The dewatering of the basins
will be accomplished via the use of drywells and natural infiltration.
In proposed conditions, the offsite runoff impacting the site is
proposed to be captured within collector channels along the site’s
boundaries, which will route the runoff through or around the
Property, outfalling to its own respective local outfall along Property
boundaries. The regionally anticipated White Tanks Channel system,
which was identified to run through the northern and middle areas
of the Property as part of the Recommended Design Report of the
Buckeye Area Drainage Master Plan (ADMP), will be accommodated
in the proposed design.
More specifically, the collector channels conveying offsite runoff
in the Northern Planning Area will direct runoff into the proposed
channel alignment for the White Tanks Channel system. This collector
channel system will route the offsite flows south and then west,
through the Property, and then under the Union Pacific Railroad
utilizing an existing railroad trestle. From the trestle, the channel
system will outfall into a spreader basin along the western boundary
of the Middle Planning Area. See Exhibit 21 for approximate location
of the collector channels, including several options for the White
Tanks Channel alignment, and spreader basin system.
It should be noted that the collector channel alignments and
configurations shown in the Northern Area Conceptual Drainage
Map are conceptual and are subject to change throughout the
design process. No adverse impacts are anticipated to adjacent
or downstream properties as a result of this development. As the
development process proceeds, more detailed drainage design and
documentation will be prepared in support of the future site plan
and improvement plan submittals for the Property.
GRAND VIEW ARIZONA CMP | 9. INFRASTRUCTURE & FACILITIES
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10
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
MARICOPA COUNTY RD 85
MARICOPA COUNTY RD 85
MARICOPA COUNTY RD 85
MARICOPA COUNTY RD 85
MARICOPA COUNTY RD 85
MARICOPA COUNTY RD 85
MARICOPA COUNTY RD 85
MARICOPA COUNTY RD 85
MARICOPA COUNTY RD 85
MARICOPA COUNTY RD 85
MARICOPA COUNTY RD 85
MARICOPA COUNTY RD 85
MARICOPA COUNTY RD 85
MARICOPA COUNTY RD 85
MARICOPA COUNTY RD 85
MARICOPA COUNTY RD 85
MARICOPA COUNTY RD 85
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
YUMA RD
YUMA RD
YUMA RD
YUMA RD
YUMA RD
YUMA RD
YUMA RD
YUMA RD
YUMA RD
YUMA RD
YUMA RD
YUMA RD
YUMA RD
YUMA RD
YUMA RD
YUMA RD
YUMA RD
COTTON LN
COTTON LN
COTTON LN
COTTON LN
COTTON LN
COTTON LN
COTTON LN
COTTON LN
COTTON LN
COTTON LN
COTTON LN
COTTON LN
COTTON LN
COTTON LN
COTTON LN
COTTON LN
COTTON LN
LOWER BUCKEYE RD
LOWER BUCKEYE RD
LOWER BUCKEYE RD
LOWER BUCKEYE RD
LOWER BUCKEYE RD
LOWER BUCKEYE RD
LOWER BUCKEYE RD
LOWER BUCKEYE RD
LOWER BUCKEYE RD
LOWER BUCKEYE RD
LOWER BUCKEYE RD
LOWER BUCKEYE RD
LOWER BUCKEYE RD
LOWER BUCKEYE RD
LOWER BUCKEYE RD
LOWER BUCKEYE RD
LOWER BUCKEYE RD
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
GILA RIVER
GILA RIVER
GILA RIVER
GILA RIVER
GILA RIVER
GILA RIVER
GILA RIVER
GILA RIVER
GILA RIVER
GILA RIVER
GILA RIVER
GILA RIVER
GILA RIVER
GILA RIVER
GILA RIVER
GILA RIVER
GILA RIVER
LOOP 303
OUTFALL CHANNEL
LOOP 303
OUTFALL CHANNEL
LOOP 303
OUTFALL CHANNEL
LOOP 303
OUTFALL CHANNEL
LOOP 303
OUTFALL CHANNEL
LOOP 303
OUTFALL CHANNEL
LOOP 303
OUTFALL CHANNEL
LOOP 303
OUTFALL CHANNEL
LOOP 303
OUTFALL CHANNEL
LOOP 303
OUTFALL CHANNEL
LOOP 303
OUTFALL CHANNEL
LOOP 303
OUTFALL CHANNEL
LOOP 303
OUTFALL CHANNEL
LOOP 303
OUTFALL CHANNEL
LOOP 303
OUTFALL CHANNEL
LOOP 303
OUTFALL CHANNEL
LOOP 303
OUTFALL CHANNEL
RID CANAL
RID CANAL
RID CANAL
RID CANAL
RID CANAL
RID CANAL
RID CANAL
RID CANAL
RID CANAL
RID CANAL
RID CANAL
RID CANAL
RID CANAL
RID CANAL
RID CANAL
RID CANAL
RID CANAL
SOUTH EXTENSION CANAL
SOUTH EXTENSION CANAL
SOUTH EXTENSION CANAL
SOUTH EXTENSION CANAL
SOUTH EXTENSION CANAL
SOUTH EXTENSION CANAL
SOUTH EXTENSION CANAL
SOUTH EXTENSION CANAL
SOUTH EXTENSION CANAL
SOUTH EXTENSION CANAL
SOUTH EXTENSION CANAL
SOUTH EXTENSION CANAL
SOUTH EXTENSION CANAL
SOUTH EXTENSION CANAL
SOUTH EXTENSION CANAL
SOUTH EXTENSION CANAL
SOUTH EXTENSION CANAL
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
EXHIBIT 20 | DRAINAGE CONSTRAINTS MAP
EXHIBIT 20 | DRAINAGE CONSTRAINTS MAP
GRAND VIEW ARIZONA CMP | 9. INFRASTRUCTURE & FACILITIES
87
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
WATER
CAMPUS
WATER
CAMPUS
WATER
CAMPUS
WATER
CAMPUS
WATER
CAMPUS
WATER
CAMPUS
WATER
CAMPUS
WATER
CAMPUS
WATER
CAMPUS
WATER
CAMPUS
WATER
CAMPUS
WATER
CAMPUS
WATER
CAMPUS
WATER
CAMPUS
WATER
CAMPUS
WATER
CAMPUS
WATER
CAMPUS
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
VERRADO WAY
NORTHERN PLANNING AREA
NORTHERN PLANNING AREA
NORTHERN PLANNING AREA
NORTHERN PLANNING AREA
NORTHERN PLANNING AREA
NORTHERN PLANNING AREA
NORTHERN PLANNING AREA
NORTHERN PLANNING AREA
NORTHERN PLANNING AREA
NORTHERN PLANNING AREA
NORTHERN PLANNING AREA
NORTHERN PLANNING AREA
NORTHERN PLANNING AREA
NORTHERN PLANNING AREA
NORTHERN PLANNING AREA
NORTHERN PLANNING AREA
NORTHERN PLANNING AREA
EXHIBIT 21 | NORTHERN AREA CONCEPTUAL DRAINAGE PLAN
EXHIBIT 21 | NORTHERN AREA CONCEPTUAL DRAINAGE PLAN
GRAND VIEW ARIZONA CMP | 9. INFRASTRUCTURE & FACILITIES
88
D. WATER
The Property is within the City’s water service area and is entirely in
Pressure Zone 1. There is currently no public water infrastructure in
the immediate Property vicinity and the closest public water main
runs along Rainbow Road one mile west of the Property. Several
privately owned wells, including a few that are owned by the
landowner, are located within and near the Property.
Carollo is currently working on the City’s 2024 Water, Wastewater
and Reclaimed Master Plan, which should be completed by May
2025. The Grand View Arizona Water Campus (“GVWC”) will be
a regional water campus to serve the entire Property as well as
additional nearby parcels. The GVWC will be located within the
Property along the west side of Verrado Way, south of the Union
Pacific Railroad and north of the Buckeye Canal. Water supply to
the GVWC will initially be from wells in the vicinity of the water
campus that are owned by the landowner. Additional wells and/or
other water supplies (as applicable) will be brought online as the
larger region develops and demands increase over time.
As the Property develops, water supply will be provided by
groundwater wells, with groundwater being pumped to the
GVWC for treatment (as necessary), storage, and pumping to the
distribution system. GVWC Phase 1 will be sized to meet the initial
domestic water demands and fire flows for the Property, with the
overall site layout designed to meet the service area’s needs at full
buildout.
Water supply for GVWC Phase 1 will be provided by equipping one
of the existing or new wells within the Property, with backup supply
provided by extending a 16-inch water distribution main from the
existing water main at Broadway and Rainbow Roads to the first
phase of the Property. The new water main along Broadway Road
would connect the GVWC service area with the adjacent existing
service area to the west.
Exhibit 22 provides an overview of the proposed backbone water
distribution system required to serve the Property, as well as the
location of the proposed GVWC. As shown, 16-inch water mains will
generally be installed along the arterial streets, with a larger 24-
inch main being installed along a portion of Verrado Way near the
water campus, to convey water from the campus out to the system.
E. WASTEWATER
The Property is within the City‘s wastewater service area. There is
no existing wastewater infrastructure within the Property vicinity.
Carollo is currently working on the City’s 2024 Water, Wastewater
and Reclaimed Master Plan, which should be completed by May
2025. The City has indicated that it is supportive of larger regional
service areas for each WWTP. Through recent discussions with the
City’s Water Resources Department, it has been determined that
a new regional Wastewater Treatment Plant (“WWTP”) will be
constructed within the Property east of Dean Road, between the
Union Pacific Railroad and the Buckeye Canal, immediately west of
the proposed GVWC. Over time, as the larger area develops and as
an offsite sewer trunk main is extended further west by others to the
City’s Central WWTP, the new regional WWTP within the Property
may be converted to a regional lift station or scalping plant.
Since the Property and the surrounding area generally slope to the
south, it is anticipated that flows from the portions of the Property
and surrounding area north of the Buckeye Canal will be served
by gravity to the proposed regional WWTP. Areas south of the
Buckeye Canal will gravity flow to one or more lift stations along MC
85, where flows will then be pumped north to the regional WWTP.
Depending on anticipated uses as the Property develops, initial
wastewater flows from the first phase of the Property may be
insufficient to support the first phase of a regional WWTP. The City
has indicated that if the Property’s initial flows are small (e.g., typical
of flows from light industrial, warehousing, etc.), the initial parcels
may be served by one or more septic systems on an interim basis.
As the wastewater flows increase with continued development,
the regional gravity sewer mains will be installed and the regional
WWTP will be constructed.
GRAND VIEW ARIZONA CMP | 9. INFRASTRUCTURE & FACILITIES
89
Exhibit 23 provides an overview of the proposed backbone sewer
infrastructure required to serve the Property, as well as the location
of the proposed WWTP and a potential lift station.
F. PUBLIC SAFETY FACILITIES
It is anticipated that, due to the size and potential Density, and/
or Intensity, of development at the Property, a new public safety
facility may be warranted. A location for a new facility is tentatively
reserved within the Conceptual Land Plan on Development Unit 12,
which is approximately 2.5 acres in size. The facility may also be
placed adjacent to the regional water campus on Verrado Way. An
analysis of existing facility coverage and the proposed coverage
of the potential new facility is provided in Exhibit 24. If warranted,
the ultimate location and design of the public safety facility shall
consist of the following:
1. Not less than two and a half acres if the site has access to offsite
drainage, or not less than three acres if the site does not have
access to offsite drainage;
2. Have minimum dimensions of 330 feet by 330 feet, or be of
such shape as determined by the City to be functional for a fire
station;
3. Oriented such that there is a minimum of one full side of
unobstructed street frontage;
4. Not located within 100 feet of an intersection;
5. Located within one-quarter mile of a major arterial street;
6. Located on real property within the Property with less than a 2%
grade from apparatus bay to the street; and,
7. Not located on a major arterial in heavy traffic stretches.
GVB acknowledges and agrees that any public safety regional
wireless communication sites shall be exempt from restrictions for
site locations, size, and height requirements and such sites shall be
for public safety purposes only. The public safety facility shall also
not be in a designated flood plain.
It is anticipated that the Property will also be served by the nearest
existing Buckeye Police Department located at 21699 West Yuma
Road, approximately two miles to the north of the Property.
GRAND VIEW ARIZONA CMP | 9. INFRASTRUCTURE & FACILITIES
90
UNDEFINED/FLOOD PLAIN
UNDEFINED/FLOOD PLAIN
UNDEFINED/FLOOD PLAIN
UNDEFINED/FLOOD PLAIN
UNDEFINED/FLOOD PLAIN
UNDEFINED/FLOOD PLAIN
UNDEFINED/FLOOD PLAIN
UNDEFINED/FLOOD PLAIN
UNDEFINED/FLOOD PLAIN
UNDEFINED/FLOOD PLAIN
UNDEFINED/FLOOD PLAIN
UNDEFINED/FLOOD PLAIN
UNDEFINED/FLOOD PLAIN
UNDEFINED/FLOOD PLAIN
UNDEFINED/FLOOD PLAIN
UNDEFINED/FLOOD PLAIN
UNDEFINED/FLOOD PLAIN
AREA A-1
AREA A-1
AREA A-1
AREA A-1
AREA A-1
AREA A-1
AREA A-1
AREA A-1
AREA A-1
AREA A-1
AREA A-1
AREA A-1
AREA A-1
AREA A-1
AREA A-1
AREA A-1
AREA A-1
AREA A-2
AREA A-2
AREA A-2
AREA A-2
AREA A-2
AREA A-2
AREA A-2
AREA A-2
AREA A-2
AREA A-2
AREA A-2
AREA A-2
AREA A-2
AREA A-2
AREA A-2
AREA A-2
AREA A-2
AREA
A-3
AREA
A-3
AREA
A-3
AREA
A-3
AREA
A-3
AREA
A-3
AREA
A-3
AREA
A-3
AREA
A-3
AREA
A-3
AREA
A-3
AREA
A-3
AREA
A-3
AREA
A-3
AREA
A-3
AREA
A-3
AREA
A-3
AREA
A-4
AREA
A-4
AREA
A-4
AREA
A-4
AREA
A-4
AREA
A-4
AREA
A-4
AREA
A-4
AREA
A-4
AREA
A-4
AREA
A-4
AREA
A-4
AREA
A-4
AREA
A-4
AREA
A-4
AREA
A-4
AREA
A-4
AREA A-5
AREA A-5
AREA A-5
AREA A-5
AREA A-5
AREA A-5
AREA A-5
AREA A-5
AREA A-5
AREA A-5
AREA A-5
AREA A-5
AREA A-5
AREA A-5
AREA A-5
AREA A-5
AREA A-5
AREA A-6
AREA A-6
AREA A-6
AREA A-6
AREA A-6
AREA A-6
AREA A-6
AREA A-6
AREA A-6
AREA A-6
AREA A-6
AREA A-6
AREA A-6
AREA A-6
AREA A-6
AREA A-6
AREA A-6
AREA A-7
AREA A-7
AREA A-7
AREA A-7
AREA A-7
AREA A-7
AREA A-7
AREA A-7
AREA A-7
AREA A-7
AREA A-7
AREA A-7
AREA A-7
AREA A-7
AREA A-7
AREA A-7
AREA A-7
WATER CAMPUS
WATER CAMPUS
WATER CAMPUS
WATER CAMPUS
WATER CAMPUS
WATER CAMPUS
WATER CAMPUS
WATER CAMPUS
WATER CAMPUS
WATER CAMPUS
WATER CAMPUS
WATER CAMPUS
WATER CAMPUS
WATER CAMPUS
WATER CAMPUS
WATER CAMPUS
WATER CAMPUS
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
BUCKEYE CANAL
& WWTP
& WWTP
& WWTP
& WWTP
& WWTP
& WWTP
& WWTP
& WWTP
& WWTP
& WWTP
& WWTP
& WWTP
& WWTP
& WWTP
& WWTP
& WWTP
& WWTP
( APRX 51 ACRES)
( APRX 51 ACRES)
( APRX 51 ACRES)
( APRX 51 ACRES)
( APRX 51 ACRES)
( APRX 51 ACRES)
( APRX 51 ACRES)
( APRX 51 ACRES)
( APRX 51 ACRES)
( APRX 51 ACRES)
( APRX 51 ACRES)
( APRX 51 ACRES)
( APRX 51 ACRES)
( APRX 51 ACRES)
( APRX 51 ACRES)
( APRX 51 ACRES)
( APRX 51 ACRES)
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
BROADWAY RD
WARNER/DUNLAP RD (ALIGNMENT)
WARNER/DUNLAP RD (ALIGNMENT)
WARNER/DUNLAP RD (ALIGNMENT)
WARNER/DUNLAP RD (ALIGNMENT)
WARNER/DUNLAP RD (ALIGNMENT)
WARNER/DUNLAP RD (ALIGNMENT)
WARNER/DUNLAP RD (ALIGNMENT)
WARNER/DUNLAP RD (ALIGNMENT)
WARNER/DUNLAP RD (ALIGNMENT)
WARNER/DUNLAP RD (ALIGNMENT)
WARNER/DUNLAP RD (ALIGNMENT)
WARNER/DUNLAP RD (ALIGNMENT)
WARNER/DUNLAP RD (ALIGNMENT)
WARNER/DUNLAP RD (ALIGNMENT)
WARNER/DUNLAP RD (ALIGNMENT)
WARNER/DUNLAP RD (ALIGNMENT)
WARNER/DUNLAP RD (ALIGNMENT)
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
PERRYVILLE RD
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
JACKRABBIT TRL
LIBERTY SCHOOL RD
(ALIGNMENT)
LIBERTY SCHOOL RD
(ALIGNMENT)
LIBERTY SCHOOL RD
(ALIGNMENT)
LIBERTY SCHOOL RD
(ALIGNMENT)
LIBERTY SCHOOL RD
(ALIGNMENT)
LIBERTY SCHOOL RD
(ALIGNMENT)
LIBERTY SCHOOL RD
(ALIGNMENT)
LIBERTY SCHOOL RD
(ALIGNMENT)
LIBERTY SCHOOL RD
(ALIGNMENT)
LIBERTY SCHOOL RD
(ALIGNMENT)
LIBERTY SCHOOL RD
(ALIGNMENT)
LIBERTY SCHOOL RD
(ALIGNMENT)
LIBERTY SCHOOL RD
(ALIGNMENT)
LIBERTY SCHOOL RD
(ALIGNMENT)
LIBERTY SCHOOL RD
(ALIGNMENT)
LIBERTY SCHOOL RD
(ALIGNMENT)
LIBERTY SCHOOL RD
(ALIGNMENT)
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
TUTHILL RD
VERADO WAY
VERADO WAY
VERADO WAY
VERADO WAY
VERADO WAY
VERADO WAY
VERADO WAY
VERADO WAY
VERADO WAY
VERADO WAY
VERADO WAY
VERADO WAY
VERADO WAY
VERADO WAY
VERADO WAY
VERADO WAY
VERADO WAY
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
DEAN RD
ROESER RD
ROESER RD
ROESER RD
ROESER RD
ROESER RD
ROESER RD
ROESER RD
ROESER RD
ROESER RD
ROESER RD
ROESER RD
ROESER RD
ROESER RD
ROESER RD
ROESER RD
ROESER RD
ROESER RD
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
SOUTHERN AVE
MARICOPA RD
MARICOPA RD
MARICOPA RD
MARICOPA RD
MARICOPA RD
MARICOPA RD
MARICOPA RD
MARICOPA RD
MARICOPA RD
MARICOPA RD
MARICOPA RD
MARICOPA RD
MARICOPA RD
MARICOPA RD
MARICOPA RD
MARICOPA RD
MARICOPA RD
COUNTY RD 85 (MC-85)
COUNTY RD 85 (MC-85)
COUNTY RD 85 (MC-85)
COUNTY RD 85 (MC-85)
COUNTY RD 85 (MC-85)
COUNTY RD 85 (MC-85)
COUNTY RD 85 (MC-85)
COUNTY RD 85 (MC-85)
COUNTY RD 85 (MC-85)
COUNTY RD 85 (MC-85)
COUNTY RD 85 (MC-85)
COUNTY RD 85 (MC-85)
COUNTY RD 85 (MC-85)
COUNTY RD 85 (MC-85)
COUNTY RD 85 (MC-85)
COUNTY RD 85 (MC-85)
COUNTY RD 85 (MC-85)
NOTES
EXHIBIT 22 | WATER SYSTEM IMPROVEMENTS
EXHIBIT 22 | WATER SYSTEM IMPROVEMENTS
GRAND VIEW ARIZONA CMP | 9. INFRASTRUCTURE & FACILITIES
91
|
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
EXHIBIT 23 | WASTEWATER SYSTEM IMPROVEMENTS
GRAND VIEW ARIZONA CMP | 9. INFRASTRUCTURE & FACILITIES
92
EXHIBIT 24 | PUBLIC SAFETY
SITE BOUNDARY
EXISTING FIRE STATION
APPROXIMATE 5-MINUTE FIRE RESPONSE
PROPOSED PUBLIC SAFETY FACILITY
EXISTING POLICE STATION
DEAN ROAD
DEAN ROAD
RAINBOW ROAD
RAINBOW ROAD
JACKRABBIT TRAIL
JACKRABBIT TRAIL
VERRADO WAY
VERRADO WAY
BUCKEYE CANAL
BUCKEYE CANAL
WATSON ROAD
WATSON ROAD
LOWER BUCKEYE ROAD
LOWER BUCKEYE ROAD
BROADWAY ROAD
BROADWAY ROAD
SOUTHERN AVENUE
SOUTHERN AVENUE
BELOAT ROAD
BELOAT ROAD
MC 85
MC 85
YUMA ROAD
YUMA ROAD
VAN BUREN STREET
VAN BUREN STREET
CITRUS ROAD
CITRUS ROAD
PERRYVILLE ROAD
PERRYVILLE ROAD
APACHE ROAD
APACHE ROAD
MILLER ROAD
MILLER ROAD
UNION PACIFIC RAILROAD
UNION PACIFIC RAILROAD
GRAND VIEW ARIZONA CMP | 9. INFRASTRUCTURE & FACILITIES
1 0
A P P E N D I C I E S
94
GRAND VIEW ARIZONA CMP | APPENDICIES
PARCEL NUMBER
LAND OWNER
504-44-025E
REXCO LLC
504-44-034A
REXCO LLC
504-44-039B
REXCO LLC
504-44-001
REXCO LLC
504-44-002B
REXCO LLC
504-44-002D
REXCO LLC
504-44-002E
REXCO LLC
504-44-002F
REXCO LLC
504-44-003A
REXCO LLC
504-44-003B
REXCO LLC
504-44-027B
REXCO LLC
504-44-039C
REXCO LLC
504-44-062
REXCO LLC
502-53-008H
TGV INVESTMENTS LLC
502-55-016A
TGV INVESTMENTS LLC
502-55-029Q
TGV INVESTMENTS LLC
504-44-041A
TGV INVESTMENTS LLC
502-52-009D
TGV INVESTMENTS LLC
502-52-009E
TGV INVESTMENTS LLC
APPENDICIES
A. LIST OF PARTICIPATING PARCELS &
LANDOWNERS
PARCEL NUMBER
LAND OWNER
502-52-009G
TGV INVESTMENTS LLC
502-53-002A
TGV INVESTMENTS LLC
502-53-002B
TGV INVESTMENTS LLC
502-53-002D
TGV INVESTMENTS LLC
502-53-004C
TGV INVESTMENTS LLC
502-53-005
TGV INVESTMENTS LLC
502-53-006A
TGV INVESTMENTS LLC
502-53-009A
TGV INVESTMENTS LLC
502-53-013
TGV INVESTMENTS LLC
502-55-002
TGV INVESTMENTS LLC
502-55-005
TGV INVESTMENTS LLC
502-55-006D
TGV INVESTMENTS LLC
502-55-006J
TGV INVESTMENTS LLC
502-55-006K
TGV INVESTMENTS LLC
502-55-006L
TGV INVESTMENTS LLC
502-55-006N
TGV INVESTMENTS LLC
502-55-006P
TGV INVESTMENTS LLC
502-55-006Q
TGV INVESTMENTS LLC
502-55-006S
TGV INVESTMENTS LLC
95
GRAND VIEW ARIZONA CMP | APPENDICIES
PARCEL NUMBER
LAND OWNER
502-55-015
TGV INVESTMENTS LLC
502-55-029H
TGV INVESTMENTS LLC
504-44-028A
TGV INVESTMENTS LLC
504-44-033A
TGV INVESTMENTS LLC
504-44-033B
TGV INVESTMENTS LLC
504-44-004
TGV INVESTMENTS LLC
502-52-007A
VERRADO 310 LLC
502-52-010Q
VERRADO 310 LLC
502-52-011C
VERRADO 310 LLC
502-52-012
VERRADO 310 LLC
502-52-972
VERRADO 310 LLC
502-53-003A
VERRADO 310 LLC
502-53-014
VERRADO 310 LLC
502-53-015
VERRADO 310 LLC
502-53-001
VERRADO 310 LLC
502-52-010T
VERRADO 310 LLC
96
B. LEGAL DESCRIPTION & MAP
PAGE LEFT BLANK INTENTIONALLY
GRAND VIEW ARIZONA CMP | APPENDICIES
©
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
1/6/25
U:\2400\2487\SURVEY\DOCS\LEGAL\ZONING\2487-PARCEL 1 ZONING_LEGAL.docx
Page 1 of 2
GRAND VIEW
PARCEL 1 ZONING
LEGAL DESCRIPTION
A portion of Lot 3 Section 29, a portion of Section 30, and a portion of Tract 43,
Township 1 North, Range 2 West, a portion of Section 25 and a portion of the
Northwest Quarter of Section 36, Township 1 North, Range 3 West of the Gila and
Salt River Meridian, Maricopa County, Arizona, being more particularly described
as follows:
COMMENCING at a found rebar accepted as the Northeast corner of said
Section 25 from which a found rebar accepted as the East Quarter corner thereof
bears South 00°21'48" West, 2652.76 feet;
Thence South 00°21'48" West, 33.00 feet along the east line of the Northeast
Quarter of said Section 25 to the POINT OF BEGINNING;
Thence leaving said east line, South 89°14'49" East, 2467.29 feet along a line
which is 33.00 feet south of and parallel with the north line of the Northwest
Quarter of said Section 30;
Thence South 89°40'02" East, 1319.99 feet along a line which is 33.00 feet south
of and parallel with the north line of the Northeast Quarter of said Section 30;
Thence leaving said parallel line, South 00°20'43" West, 2606.73 feet;
Thence South 00°21'35" West, 752.52 feet to the northerly Right of Way line of
the Union Pacific Railroad;
Thence the following eleven (11) courses along said northerly Right of Way line:
Thence South 82°06'48" West, 1333.79 feet;
Thence North 00°21'35" East, 50.33 feet;
Thence South 82°07'07" West, 1953.46 feet to a non-tangent curve, concave
southeasterly, having a radius of 5855.00 feet, the center of which bears
South 07°53'46" East;
Thence southwesterly along said curve, through a central angle of 05°19'58", an
arc length of 544.95 feet to a non-tangent line;
Thence South 76°37'24" West, 41.18 feet;
Thence South 75°58'45" West, 85.77 feet;
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Thence South 75°02'07" West, 105.13 feet;
Thence South 74°40'56" West, 101.17 feet;
Thence South 74°38'16" West, 99.97 feet;
Thence South 74°35'02" West, 4412.17 feet to the south line of the Southwest
Quarter of said Section 25;
Thence leaving said south line, South 74°35'02" West, 608.59 feet;
Thence leaving said southerly Right of Way line, North 00°09'12" East, 171.90
feet along a line which is 33.00 feet east of and parallel with the west line of the
Northwest Quarter of said Section 36;
Thence North 00°18'13" East, 2646.56 feet along a line which is 33.00 feet east
of and parallel with the west line of the Southwest Quarter of said Section 25;
Thence North 00°18'13" East, 2613.23 feet along a line which is 33.00 feet east
of and parallel with the west line of the Northwest Quarter of said Section 25;
Thence South 89°03'18" East, 2630.66 feet along a line which is 33.00 feet south
of and parallel with the north line of the Northwest Quarter of said Section 25;
Thence South 89°03'23" East, 2625.44 feet along a line which is 33.00 feet south
of and parallel with the north line of the Northeast Quarter of said Section 25 to
the POINT OF BEGINNING.
The above described parcel contains a computed area of 38,161,764 sq. ft.
(876.0736 acres) more or less and being subject to any easements, restrictions,
rights-of-way of record or otherwise.
The description shown hereon is not to be used to violate any subdivision
regulation of the state, county and/or municipality or any land division restrictions.
Prepared by: HILGARTWILSON, LLC
2141 E. Highland Avenue, Suite 250
Phoenix, AZ 85016
Project No.: 2487
Date: January 2025
1/6/25
©
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
1/6/25
©
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
1/6/25
U:\2400\2487\SURVEY\DOCS\LEGAL\ZONING\2487-PARCEL 2-3 ZONING_LEGAL.docx
Page 1 of 2
GRAND VIEW
PARCEL 2 AND 3 ZONING
LEGAL DESCRIPTION
A portion of the South Half of Section 25 and a portion of the North Half of
Section 36, Township 1 North, Range 3 West of the Gila and Salt River Meridian,
Maricopa County, Arizona, being more particularly described as follows:
PARCEL 2:
BEGINNING at a found Maricopa County Department of Transportation brass
cap in hand hole accepted as the Southeast corner of said Section 25 from which
a found Maricopa County brass cap accepted as the East Quarter corner thereof
bears North 00°21'55" East, 2640.80 feet;
Thence North 89°03'07" West, 235.01 feet along the south line of the Southeast
Quarter of said Section 25 to the southerly Right of Way line of the Buckeye Canal;
Thence North 79°36'57" East, 239.20 feet along said southerly Right of Way line
to the east line of the Southeast Quarter of said Section 25;
Thence South 00°21'55" West, 47.00 feet along said east line to the POINT OF
BEGINNING.
PARCEL 3:
COMMENCING at a found Maricopa County Department of Transportation brass
cap in hand hole accepted as the Southeast corner of said Section 25 from which
a found Maricopa County brass cap accepted as the East Quarter corner thereof
bears North 00°21'55" East, 2640.80 feet;
Thence North 00°21'55" East, 184.81 feet along the east line of the Southeast
Quarter of said Section 25 to the northerly Right of Way line of the Buckeye
Canal, being the POINT OF BEGINNING;
Thence the following Ten (10) courses along said northerly Right of Way line:
Thence South 79°39'21" West, 943.74 feet;
Thence South 79°39'53" West, 466.53 feet;
Thence South 78°37'57" West, 650.01 feet;
Thence South 78°07'52" West, 351.98 feet;
Thence South 75°13'52" West, 103.59 feet;
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Thence South 71°38'53" West, 183.98 feet;
Thence South 71°38'53" West, 465.66 feet;
Thence South 77°44'27" West, 187.12 feet;
Thence South 82°38'20" West, 598.80 feet;
Thence South 81°11'45" West, 104.02 feet;
Thence North 00°10'19" East, 695.39 feet to the southerly Right of Way line of
the Union Pacific Railroad;
Thence the following Six (6) courses along said southerly Right of Way line:
Thence North 74°35'02" East, 8.52 feet to the south line of the Southwest
Quarter of said Section 25;
Thence leaving said south line, North 74°35'02" East, 3731.05 feet;
Thence North 74°38'16" East, 99.80 feet;
Thence North 74°40'56" East, 100.48 feet;
Thence North 75°02'07" East, 102.86 feet;
Thence North 75°58'45" East, 74.13 feet to the east line of the Southeast Quarter
of said Section 25;
Thence South 00°21'55" West, 969.99 feet along said east line to the POINT OF
BEGINNING.
The above described parcel contains a computed area of 3,283,379 sq. ft.
(75.3760 acres) more or less and being subject to any easements, restrictions,
rights-of-way of record or otherwise.
The description shown hereon is not to be used to violate any subdivision
regulation of the state, county and/or municipality or any land division restrictions.
Prepared by: HILGARTWILSON, LLC
2141 E. Highland Avenue, Suite 250
Phoenix, AZ 85016
Project No.: 2487
Date: January 2025
1/6/25
©
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
1/6/25
©
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
1/6/25
U:\2400\2487\SURVEY\DOCS\LEGAL\ZONING\2487-PARCEL 4 ZONING_LEGAL.docx
Page 1 of 2
GRAND VIEW
PARCEL 4 ZONING
LEGAL DESCRIPTION
Portions of Lots 3 and 4 and a portion of the Southeast Quarter of the Southeast
Quarter of Section 30, Township 1 North, Range 2 West of the Gila and Salt River
Meridian, Maricopa County, Arizona, being more particularly described as follows:
COMMENCING at a found Maricopa County Department of Transportation brass
cap in hand hole accepted as the Southwest Quarter of said Section 30 from
which a found Maricopa County brass cap accepted as the West Quarter corner
thereof bears North 00°21'55" East, 2640.80 feet;
Thence North 00°21'55" East, 165.94 feet along the west line of said Section 30
to the POINT OF BEGINNING;
Thence continuing along said west line, North 00°21'55" East, 988.88 feet to the
southerly Right of Way line of the Union Pacific Railroad being a non-tangent
curve, concave southeasterly, having a radius of 5654.99 feet, the center of
which bears South 13°43'10" East;
Thence the following two (2) courses along said southerly Right of Way line:
Thence northeasterly along said curve, through a central angle of 05°49'24", an
arc length of 574.75 feet to a non-tangent line;
Thence North 82°07'07" East, 778.80 feet;
Thence leaving said southerly Right of Way line, South 00°07'50" West, 953.85 feet
to the northerly Right of Way line of the Buckeye Canal;
Thence the following three (3) courses along said northerly Right of Way line:
Thence South 79°32'48" West, 320.28 feet;
Thence South 79°02'08" West, 399.67 feet;
Thence South 79°39'38" West, 642.98 feet to the POINT OF BEGINNING.
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Page 2 of 2
The above described parcel contains a computed area of 1,313,764 sq. ft.
(30.1599 acres) more or less and being subject to any easements, restrictions,
rights-of-way of record or otherwise.
The description shown hereon is not to be used to violate any subdivision
regulation of the state, county and/or municipality or any land division restrictions.
Prepared by: HILGARTWILSON, LLC
2141 E. Highland Avenue, Suite 250
Phoenix, AZ 85016
Project No.: 2487
Date: January 2025
1/6/25
©
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
1/6/25
©
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
1/6/25
U:\2400\2487\SURVEY\DOCS\LEGAL\ZONING\2487-PARCEL 5 ZONING_LEGAL.docx
Page 1 of 2
GRAND VIEW
PARCEL 5 ZONING
LEGAL DESCRIPTION
A portion of Section 36, Township 1 North, Range 3 West of the Gila and Salt River
Meridian, Maricopa County, Arizona, being more particularly described as follows:
COMMENCING at a found Maricopa County brass cap accepted as the Northwest
corner of said Section 36 from which a found Maricopa County brass cap accepted
as the West Quarter corner thereof bears South 00°09'12" West, 2666.70 feet;
Thence South 00°09'12" West, 1041.04 feet along the west line of the Northwest
Quarter of said Section 36;
Thence leaving said west line, South 89°50'48" East, 33.00 feet to the southerly
Right of Way line of the Buckeye Canal, also being the POINT OF BEGINNING;
Thence the following twelve (12) courses along said southerly Right of Way line:
Thence North 83°23'16" East, 311.96 feet;
Thence North 89°07'57" West, 76.72 feet;
Thence North 83°03'53" East, 359.14 feet;
Thence North 84°35'30" East, 701.19 feet;
Thence North 00°20'16" East, 42.90 feet;
Thence North 81°49'39" East, 904.60 feet;
Thence North 71°37'13" East, 448.91 feet;
Thence North 00°11'26" East, 13.20 feet;
Thence North 71°37'45" East, 152.00 feet;
Thence North 74°08'20" East, 100.01 feet;
Thence North 75°09'32" East, 87.83 feet;
Thence North 78°35'49" East, 1070.63 feet;
Thence leaving said southerly Right of Way line, South 00°12'30" West, 1124.26 feet;
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Thence South 88°33'25" East, 1267.56 feet to the east line of the Northeast
Quarter of said Section 36;
Thence South 00°13'27" West, 1316.90 feet along said east line to the East
Quarter corner of said Section 36;
Thence North 89°18'51" West, 1320.03 feet along the north line of the Northeast
Quarter of the Southeast Quarter of said Section 36 to the northwest corner of
said Northeast Quarter of the Southeast Quarter;
Thence South 00°12'31" West, 1326.40 feet along the west line of said Northeast
Quarter of the Southeast Quarter to the southwest corner thereof;
Thence North 89°24'01" West, 1319.59 feet along the north line of the Southwest
Quarter of the Southeast Quarter of said Section 36 to the northwest corner
thereof;
Thence South 00°11'26" West, 1295.39 feet along the west line of said Northeast
Quarter of the Southeast Quarter;
Thence leaving said west line, North 89°29'31" West, 2605.24 feet along a line
which is 33.00 feet north of and parallel with the south line of the Southwest
Quarter of said Section 36;
Thence North 00°09'19" East, 2633.96 feet along a line which is 33.00 feet east
of and parallel with the west line of the Southwest Quarter of said Section 36;
Thence North 00°09'12" East, 1625.99 feet along a line which is 33.00 feet east
of and parallel with the west line of the Northwest Quarter of said Section 36 to
the POINT OF BEGINNING.
The above described parcel contains a computed area of 18,229,953 sq. ft.
(418.5021 acres) more or less and being subject to any easements, restrictions,
rights-of-way of record or otherwise.
The description shown hereon is not to be used to violate any subdivision
regulation of the state, county and/or municipality or any land division restrictions.
Prepared by: HILGARTWILSON, LLC
2141 E. Highland Avenue, Suite 250
Phoenix, AZ 85016
Project No.: 2487
Date: January 2025
1/6/25
©
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
1/6/25
©
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
1/6/25
U:\2400\2487\SURVEY\DOCS\LEGAL\ZONING\2487-PARCEL 6 ZONING_LEGAL.docx
Page 1 of 4
GRAND VIEW
PARCEL 6 ZONING
LEGAL DESCRIPTION
A portion of Lot 4, and a portion of the Southeast Quarter of the Southeast
Quarter of Section 30, Lots 1 and 2, the East Half of the Northeast Quarter and a
portion of Lot 3 of Section 31, portions of Tracts 43, 44, 45, 46, 47, 48 and 54,
Township 1 North, Range 2 West and a portion of the Northeast Quarter of
Section 36, Township 1 North, Range 3 West of the Gila and Salt River Meridian,
Maricopa County, Arizona, being more particularly described as follows:
BEGINNING at a found Maricopa County Department of Transportation brass
cap in hand hole accepted as the Southwest corner of said Section 30 from
which a found Maricopa County brass cap accepted as the West Quarter corner
thereof bears North 00°21'55" East, 2640.80 feet;
Thence North 00°21'55" East, 57.58 feet along the west line of said Section 30 to
the southerly Right of Way line of the Buckeye Canal;
Thence the following nineteen (19) courses along said southerly Right of
Way line:
Thence North 79°39'38" East, 663.30 feet;
Thence North 79°02'08" East, 399.69 feet;
Thence North 79°32'48" East, 749.93 feet;
Thence North 80°50'23" East, 608.98 feet;
Thence North 65°47'04" East, 253.07 feet;
Thence North 51°22'01" East, 46.20 feet;
Thence South 00°29'18" West, 17.52 feet to a non-tangent curve, concave
northwesterly, having a radius of 890.00 feet, the center of which bears
North 34°06'12" West;
Thence northeasterly along said curve, through a central angle of 04°36'55", an
arc length of 71.69 feet to a tangent line;
Thence North 51°16'53" East, 508.57 feet to the beginning of a tangent curve,
concave southeasterly, having a radius of 2140.00 feet;
Thence northeasterly along said curve, through a central angle of 11°10'13", an
arc length of 417.21 feet to a tangent line;
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Page 2 of 4
Thence North 62°27'06" East, 211.91 feet to the beginning of a tangent curve,
concave southerly, having a radius of 700.00 feet;
Thence easterly along said curve, through a central angle of 57°17'45", an arc
length of 700.00 feet to the beginning of a compound curve, concave
southwesterly, having a radius of 935.00 feet;
Thence southeasterly along said curve, through a central angle of 14°13'43", an
arc length of 232.19 feet to a tangent line;
Thence South 46°01'26" East, 436.63 feet to the beginning of a tangent curve,
concave northeasterly, having a radius of 755.00 feet;
Thence southeasterly along said curve, through a central angle of 30°10'20", an
arc length of 397.59 feet to a tangent line;
Thence South 76°11'46" East, 503.58 feet to a non-tangent curve, concave
northerly, having a radius of 800.00 feet, the center of which bears
North 13°45'05" East;
Thence easterly along said curve, through a central angle of 30°46'32", an arc
length of 429.71 feet to a tangent line;
Thence North 72°58'33" East, 317.45 feet;
Thence North 70°32'45" East, 240.02 feet;
Thence leaving said southerly Right of Way line, South 00°04'45" East, 754.86 feet
to the east line of said Tract 44;
Thence South 00°14'37" West, 1323.79 feet along said east line;
Thence leaving said east line, South 89°46'27" East, 1315.41 feet to the east line
of said Tract 47;
Thence South 00°11'48" West, 1322.12 feet along said east line to the northeast
corner of said Tract 48, also being the northwest corner of said Tract 54;
Thence South 89°09'06" East, 33.00 feet along the north line of said Tract 54;
Thence leaving said north line, South 00°07'09" West, 1320.48 feet along a line
which is 33.00 feet east of and parallel with the east line of said Tract 48;
Thence leaving said parallel line, North 89°06'38" West, 33.00 feet to the
southeast corner of said Tract 48;
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Thence North 89°49'17" West, 2637.68 feet along said south line to the
southwest corner of said Tract 48 and the northwest corner of said Tract 49, also
being the east line of said Tract 45;
Thence South 00°05'18" West, 68.01 feet along the west line of said Tract 49
and said east line;
Thence leaving said west line and said east line, North 89°48'16" West, 116.00 feet;
Thence North 89°38'15" West, 373.89 feet;
Thence South 00°05'18" West, 1217.67 feet;
Thence North 89°43'45" West, 756.19 feet along a line which is 33.00 feet north
of and parallel with the south line of said Tract 45;
Thence leaving said parallel line, North 00°45'12" East, 117.00 feet;
Thence North 89°43'45" West, 80.00 feet along a line which is 150.00 feet north
of and parallel with the south line of said Tract 45 to the east line of said Tract 46;
Thence North 00°45'12" East, 84.99 feet along said east line;
Thence leaving said east line, North 89°44'44" West, 83.43 feet;
Thence South 89°55'53" West, 288.75 feet;
Thence South 02°13'16" West, 83.34 feet;
Thence North 89°44'44" West, 150.01 feet;
Thence South 02°13'16" West, 116.98 feet;
Thence North 89°43'45" West, 625.61 feet along a line which is 33.00 feet north
of and parallel with the south line of said Tract 46;
Thence North 89°48'24" West, 173.78 feet along a line which is 33.00 feet north
of and parallel with the south line of said Tract 46;
Thence North 89°24'21" West, 162.82 feet along a line which is 33.00 feet north
of and parallel with the south line of said Tract 46;
Thence North 89°29'36" West, 1148.92 feet along a line which is 33.00 feet north
of and parallel with the south line of said Tract 46 to the west line of said Tract 46;
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Page 4 of 4
Thence North 00°54'12" East, 2614.03 feet along said west line and west line of
said Tract 45 to the northwest corner of said Tract 45;
Thence North 89°24'37" West, 1350.96 feet along said east-west mid-section line
to the West Quarter corner of said Section 31;
Thence North 00°13'27" East, 1316.90 feet along the west line of said Section 31;
Thence leaving said west line, North 88°33'25" West, 33.05 feet;
Thence North 00°13'33" East, 1327.36 feet to the north line of the Northeast
Quarter of said Section 36;
Thence South 89°03'07" East, 33.00 feet along said north line to the POINT OF
BEGINNING.
The above described parcel contains a computed area of 36,841,741 sq. ft.
(845.7700 acres) more or less and being subject to any easements, restrictions,
rights-of-way of record or otherwise.
The description shown hereon is not to be used to violate any subdivision
regulation of the state, county and/or municipality or any land division restrictions.
Prepared by: HILGARTWILSON, LLC
2141 E. Highland Avenue, Suite 250
Phoenix, AZ 85016
Project No.: 2487
Date: January 2025
1/6/25
©
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
1/6/25
©
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
1/6/25
©
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
1/6/25
U:\2400\2487\SURVEY\DOCS\LEGAL\ZONING\2487-PARCEL 7 ZONING_LEGAL.docx
Page 1 of 2
GRAND VIEW
PARCEL 7 ZONING
LEGAL DESCRIPTION
A portion of Tract 44, Township 1 North, Range 2 West of the Gila and Salt River
Meridian, Maricopa County, Arizona, being more particularly described as
follows:
COMMENCING at a found 2 inch aluminum cap accepted as the Southeast
corner of said Section 29 from which a found 2 inch aluminum cap accepted the
South Quarter corner thereof bears North 89°38'49" West, 2645.35 feet;
Thence North 89°38'49" West, 1167.28 feet along the south line of the Southeast
Quarter of said Section 29;
Thence leaving said south line, North 00°21'11" East, 866.12 feet to the northerly
Right of Way line of Buckeye Canal, also being the POINT OF BEGINNING;
Thence the following seven (7) courses along said northerly Right of Way line:
Thence South 70°37'15" West, 272.49 feet;
Thence South 72°18'31" West, 310.59 feet to the beginning of a tangent curve,
concave northerly, having a radius of 675.00 feet;
Thence westerly along said curve, through a central angle of 31°43'48", an arc
length of 373.81 feet to a tangent line;
Thence North 75°57'41" West, 526.38 feet to the beginning of a tangent curve,
concave northeasterly, having a radius of 620.00 feet;
Thence northwesterly along said curve, through a central angle of 29°50'33", an
arc length of 322.93 feet to a tangent line;
Thence North 46°07'08" West, 482.82 feet to the beginning of a tangent curve,
concave southwesterly, having a radius of 968.00 feet;
Thence northwesterly along said curve, through a central angle of 05°40'15", an
arc length of 95.81 feet to the north line of said Tract 44;
Thence leaving said northerly Right of Way line, South 89°42'21" East, 2131.45 feet
along said north line;
Thence leaving said north line, South 00°04'45" East, 472.34 feet to the POINT
OF BEGINNING.
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Page 2 of 2
The above described parcel contains a computed area of 1,096,705 sq. ft.
(25.1769 acres) more or less and being subject to any easements, restrictions,
rights-of-way of record or otherwise.
The description shown hereon is not to be used to violate any subdivision
regulation of the state, county and/or municipality or any land division restrictions.
Prepared by: HILGARTWILSON, LLC
2141 E. Highland Avenue, Suite 250
Phoenix, AZ 85016
Project No.: 2487
Date: January 2025
1/6/25
©
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
1/6/25
©
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016
P: 602.490.0535 / F: 602.368.2436
1/6/25
C O M M U N I T Y M A S T E R P L A N N A R R A T I V E