PLZZ-25-0001 Coyote Crest -PAD - Staff Report (Final).docx
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PLZZ-25- 0001 – Coyote Crest PAD Page 1 of 10 PLANNED AREA DEVELOPMENT Report to the Planning and Zoning Commission CASE NUMBER: PLZZ-25-0001 TITLE: Coyote Crest MEETING DATE: November 25, 2025 Applicant: Alan Beaudoin of Norris Design on behalf of Scott Ward of Skyline 62 LLC. Request: To rezone approximately 64.45 acres of vacant land from Planned Community (PC) to Planned Area Development (PAD) for a future mixed multi-family development with 901 residential units. Council District: 6 Location: Located at the southwest corner of Roosevelt Street (future McDowell Parkway) and Rainbow Road alignments. Site Size: Approximately 64.45 acres Density: 14.14 du/acre Public Input: During the Neighborhood Meeting held on July 09, 2025 the only concerns were about the future McDowell Parkway being developed. Recommendation: Approval subject to conditions (a) through (r) PLZZ-25- 0001 – Coyote Crest PAD Page 2 of 10 PROJECT DESCRIPTION: 1. Alan Beaudoin of Norris Design on behalf of Scott Ward of Skyline 62 LLC. is requesting approval to rezone approximately 64.45 acres of vacant land from Planned Community (PC) to Planned Area Development (PAD) for a future three (3) development unit multi-family development with 901 residential units. The site is located at the southwest corner of the Rainbow Road and Roosevelt Street (future McDowell Parkway) alignments. 2. With the exception of the sparsely developed Phoenix Skyline West subdivision to the north, this is the first proposal to develop in this portion of the City of Buckeye. 3. The proposed PAD zoning will facilitate development of a mix of different housing product types and densities with an emphasis on quality and uniqueness, with development and design standards intended to create a cohesive sense of place throughout. 4. More specifically, the Coyote Crest PAD includes three land use units, as follows: a. Development Unit 1: Approximately 24.48 acres (net) with 275 detached cottages at the northwest corner of the site. b. Development Unit 2: Approximately 18.26 acres (net) with 170 units of single-family attached (duplexes) homes at the northeast corner of the site. c. Development Unit 3: Approximately 19.92 acres (net) with 456 garden- style apartments at the southwest corner of the site. PLZZ-25- 0001 – Coyote Crest PAD Page 3 of 10 5. Though presently inaccessible by public streets, when planned roadway improvements are completed, the proposed development will have strong access due to its proximity to Interstate 10, Watson Road and McDowell Parkway. AREA CONTEXT: 6. Table 1: Existing Land Use, General Plan Designation, and Zoning District: PUBLIC PARTICIPATION SUMMARY: 7. A neighborhood meeting, providing an opportunity for interested parties to learn more about the request, was held on July 09, 2025, at 6:00 P.M. at the Buckeye Public Library – Coyote Branch at 21699 W. Yuma Rd. Suite 116. As required by Buckeye Development Code, written notices to property owners within 500 feet of the subject site were mailed on June 24, 2025, over fifteen (15) days prior to the date of the meeting. 8. Except for the applicant and City staff, three (3) nearby residents from a single household attended the neighborhood meeting. The residents expressed concern about the 60’ drainage easement and right-of-way needs for the future McDowell Parkway . Outside of the speakers during the July 9th outreach meeting, staff has not received any written or verbal feedback from the public pertaining to this request. 9. All required notifications of this public hearing were completed at least fifteen (15) days in advance of the meeting date, as follows: Notification Element Date Published in the Arizona Republic November 06, 2025 Site Posted November 08, 2025 Mailing Notice to Property Owners Within 500 Feet of Site November 06, 2025 LAND USE GENERAL PLAN ZONING Subject Property Vacant Neighborhood Planned Community (PC) North Single-family residential Neighborhood Rural Residential (RR) South Regional Drainage Facility Neighborhood Planned Community (PC) East Undeveloped ADOT-owned Land Neighborhood Special Use (SU) West Undeveloped State Trust Land Neighborhood Planned Community (PC) PLZZ-25- 0001 – Coyote Crest PAD Page 4 of 10 BACKGROUND: 10. December 17, 1999: The Mayor and Town Council approved a annex under Ordinance 22- 99. 11. November 21, 2000: The Mayor and Town Council approved a rezone to Planned Community under Ordinance 99-00. ANALYSIS: Conformance with the General Plan: 12. The Coyote Crest PAD and all adjacent properties are located within the Neighborhood land use designation. The intent of the Neighborhood land use is to accommodate a full range of residential product types and densities inclusive of traditional single-family residential subdivisions, “middle housing” such as bungalow communities and townhomes, and multi-family apartment communities. This rezoning proposal is in conformance with the Neighborhood land use designation 13. The PAD is adjacent to the Gateway Activity Center (known as The Landing) and intends to play off the synergy of this area’s future job and retail growth. According to the PAD, Coyote Crest will “support long-term viability of the Activity Center by providing availability of diverse housing.” This rezoning also furthers the following General Plan goals and policies: a. Policy G-4.1 The City of Buckeye will encourage a diverse mix of uses appropriate to support an area, such as in Activity Centers and Neighborhood areas to encourage residents to lead an active lifestyle. b. Policy G-8.2 Residential uses within Activity Centers should only be permitted at densities of six dwelling units per acre (6 du/ac) or greater. c. Policy G-17.1 The City of Buckeye should encourage a variety of housing types that meet the demands and needs of existing and future residents. Zoning: 14. By utilizing the Planned Area Development (PAD) tool, the City and developer are able to create higher quality and more specific design standards for the development. The PAD is a preferred zoning to create flexible standards for the three different multi-family developments being proposed, while ensuring greater public benefits through unifying design standards and assurances with the design quality and vision at the zoning level. PLZZ-25- 0001 – Coyote Crest PAD Page 5 of 10 15. The Coyote Crest PAD uses standard City zoning districts as the baseline for the development standards within each Development Unit. Specifically, Development Unit 1 uses the standards of the Multi-Family 1 (MF-1) district, Development Unit 2 uses the standards of the Single-Family 1 (R1-1) district, and Development Unit 3 uses the standards of the Multi-Family 2 (MF-2) district. To increase the project’s compatibility with the Skyline West subdivision, the PAD proposes the following variations from the baseline standards: a. The maximum building height permitted in Development Unit 1, the portion to be developed with detached cottages, will be reduced from 50 feet to 30 feet. b. The garden apartments to be developed in Unit 3 would be permitted a maximum building height of 50 feet whereas the MF-2 district permits unlimited building height. Site Design and Architecture: 16. The intent of this PAD application is to entitle the property to accommodate future site planning and development of a multi-phased multi-family development. 17. Approval of a Site Plan application will be required prior to development occurring on the property. 18. The design of Coyote Crest is intended to compliment the Sonoran Desert. All three development units will have complimentary thematics, colors, and materials to unify design across all development units, while still ensuring variety thorough provision of three wholly different product types: Development Unit (DU) 1 will be a detached cottage development, DU2 will be duplexes, and DU3 will be garden-style apartments. 19. Because the proposed development is located directly across future McDowell Parkway from a low-density residential development (Phoenix Skyline West 2), the proposal provides for the most intense and tallest development on the south end of the site, furthest from the existing single-family community. This method of reducing the visual impact on the lower density neighborhood is illustrated in PAD Exhibit 4 (see image on following page), which depicts the full site at buildout, looking southeast. PLZZ-25- 0001 – Coyote Crest PAD Page 6 of 10 Access and Circulation: 20. Coyote Crest will be primarily accessed by the future McDowell Parkway along the site’s northern edge. The initial concept features two (2) driveway entrances from McDowell Parkway with additional access from 231st Avenue (a planned Collector roadway) on the site’s western edge and Ranbow Road (a planned Local Street) on the site’s eastern boundary. Open Space: 21. Beyond the intended active open space that will be provided as each development unit goes through the site planning process, the Coyote Crest PAD has required shared use paths and trails that connect the development units with one another. Schools: 22. The property is located within the Buckeye Union High School and Buckeye Elementary School Districts. Coordination between the developer and districts will be required during the site planning phases of the project. Water and Wastewater: 23. Coyote Crest is located within Buckeye’s water and sewer service areas. Water and wastewater plans will be reviewed during the site planning phases of the project. PLZZ-25- 0001 – Coyote Crest PAD Page 7 of 10 Conceptually, the applicant envisions that the water mains would be extended from south of Interstate 10 to the property, while sewer would outfall to existing facilities located in Watson Road. RECOMMENDATION: 24. Staff recommend the Planning and Zoning Commission recommend approval of a PAD for Coyote Crest (PLZZ-25-0001), subject to conditions (a) through (q), to the Mayor and City Council, for the following reasons: The Rezoning conforms to the property’s proposed General Plan designation of Neighborhood. The Rezoning furthers the City’s goals for development of the adjacent activity center, The Landing, by increasing population and housing variety needed to support future commercial development. The Rezoning conforms to all requirements of the Buckeye Development Code. There are no outstanding issues for reviewing departments (Engineering, Fire, Public Works, Community Services, Police, Water Resources, and Development Services). Planning Division Conditions – Standard/General a) Development of the property shall be in general conformance with the “Coyote Crest PAD” narrative document consisting of 47 pages date stamped October 6, 2025, except as modified by the following conditions. b) The property owner/s and their successor waive any and all claims for diminution in value of the property with regard to any action taken by City of Buckeye as result of this approval. c) Certificates of Adequate School Facilities from the Buckeye Union High School District and Buckeye Elementary School District shall be provided by developer with the first Site Plan application within the PAD. d) This project is subject to a Parkway Maintenance Improvement District (MID) formed pursuant to Arizona Revised Statue § 48-574 and in accordance with City of Buckeye Ordinance 42-06. This will include a legal and exhibit of the ownership parcel. e) This project is subject to Street Light Improvement District (SLID) in accordance with City of Buckeye Ordinance 43-05. This shall be established prior to the recordation of the first Final Plat, Minor Subdivision, MOD, or any other related land division. This will include a gross boundary legal and exhibit of the ownership parcels for all included APN’s. f) All existing overhead power lines less than 69 kV capacity, or any other overhead utilities within the project area or along its boundaries, shall be installed underground. g) All existing irrigation facilities located on the site shall be abandoned, relocated, or installed underground. Any District-owned facilities to be located within the right-of-way PLZZ-25- 0001 – Coyote Crest PAD Page 8 of 10 shall be located near the rear of the right-of-way and the right-of-way shall be extended at least five (5) feet, unless otherwise determined by the City. Any additional easements for District-owned facilities shall be placed outside of the right-of-way and the public utilities easement. Drainage h) Prior to Final Plat approval, the Property Owner/Developer shall provide a letter from the Flood Control District of Maricopa County approving the conceptual design of the proposed construction on the existing alluvial fans, flood plains, floodways or other flood feature managed by the Flood Control District that is affecting this project Streets i) The Property Owner/Developer shall be responsible for the dedication and construction of all half-street right-of-way and improvements, at no cost to the City, for McDowell Parkway, Rainbow Road, and 231st Avenue based on City of Buckeye standards. j) The Property Owner/Developer shall submit a Map of Dedication (MOD) or other appropriate subdivision type to the City of Buckeye dedicating right-of-way for functionally classified roadways when requested to do so by the City. Such right-of-way may be requested by the City to be dedicated in advance of development to permit the construction of needed City infrastructure to adjacent sites. k) It has been determined that a portion of the required improvements may not be constructed as part of this Development. The Developer shall be responsible to design all of the required improvements, including landscaped medians and/or gateway signage in accordance with the Buckeye Arterial Gateway Guide, if applicable, and then coordinate with the City to define the portion of improvements that will not be constructed as part of the development. A fee-in-lieu agreement will need to be completed to cover the omitted improvements, and the Property Owner/Developer will be required to provide payment to the City to cover the costs prior to Certificate of Occupancy being issued by the City. Water / Wastewater l) The Property Owner/Developer shall allocate any surface water rights to the City prior to the issuance of any building permits. m) Property Owner/Developer shall verify and complete due diligence if any proposed subdivision of the existing property requires a Certificate of Assured Water Supply based upon Arizona State Law Subdivision requirement. Prior to Final Plat approval, the Property Owner/Developer shall produce a Certificate of Assured Water Supply issued by the Arizona Department of Water Resources (ADWR), covering all lots and parcels created, defined, or depicted on said Plat, if the Certificate is required as determined by Property PLZZ-25- 0001 – Coyote Crest PAD Page 9 of 10 Owner/Developer due diligence. The certificate must be consistent with all Arizona Department of Water Resources ADWR rules and regulations. In the event the City has been designated as an assured water provider prior to Final Plat approval, and the ADWR has not yet issued a Certificate or Certificates of Assured Water Supply for the subdivision, a Certificate or Certificates of Assured Water Supply will not be required by the City. The City may instead require as a condition to Final Plat approval that the Property Owner/Developer provide the City with other evidence demonstrating that there is sufficient volume and quality of water necessary to serve the demands at the subdivision such as a physical availability determination issued by the ADWR along with supporting documentation or that the Property Owner/Developer provide the City with a copy of an analysis of assured water supply, with supporting documentation, issued by the ADWR for the subdivision. Transportation/Traffic n) Prior to release of any civil permit, the Property Owner/Developer shall pay a pro rata share cost of up to nine (9) regional future traffic signals to be installed within this section of land. The pro rata share is based on a ratio of the project acreage to the developable acreage within the section. The sectional contribution is to be based on the following allocation of costs: (i) 25 percent share of four (4) possible signals at arterial street intersections; (ii) 50 percent share of four (4) possible signals at half-mile collector street intersections or project entries; and (iii) 100 percent share of one (1) possible signal internal to this project. The cost shall be based on an anticipated signal cost as determined by the City. o) Access at 231st Avenue and Rainbow Road will be full access in the interim condition. These two access locations and the other two accesses (in between 231st Ave and Rainbow Road) along McDowell Parkway will be restricted to RI/RO in the future when McDowell Parkway is fully constructed as a parkway. p) All medians required for controlling restricted site access shall be constructed with this development. q) In the event that access to and within the project is deemed a threat to public safety and security by the City, the City has broad authority to take such action as it deems necessary to address such a threat until such time as the Property Owner/Developer eliminates the safety concerns to the City’s satisfaction. The Property Owner/Developer is responsible for revising the roadway and access layout to alleviate the City’s concerns with respect to public safety and security. Any such changes will be considered a minor change to existing site plan approvals and shall be approved by the City. r) Half-street improvements including Rights-of-Way dedication shall be required along the entire parcel frontage as part of this development, including the installation of ITS conduit per the City standards. ITS conduits (2 7-way micro-ducts) must be installed along McDowell Parkway per City standards, including any necessary splice boxes. PLZZ-25- 0001 – Coyote Crest PAD Page 10 of 10 ATTACHMENTS: Exhibit A – Vicinity Map Exhibit B – Existing General Plan Land Use Map Exhibit C – Existing Zoning Map Exhibit D – PAD Narrative Exhibit E – Citizen Participation Plan Prepared By: Sean Banda, Senior Planner Reviewed By: Ken Galica, Planning Manager