Exhibit B - PLZV-25-0010 Verrado Highlands Phase 1 Parcel 1 Replat - Narrative.pdf
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Verrado Highlands Phase 1 – Parcel 1 Replat Project Narrative Background and Project Overview Highlands Phase 1 is an approved subdivision under development within Verrado. Highlands Phase 1 was designed with approximately 219 single family detached lots on approximately 49.44 acres of residential land area and is located West of Verrado Way and Victory District Phase 1 and north of Tractor Wash and the Regent Hills neighborhood. The proposed plat includes 50’, 60’ and 70’ wide residential lots on desert foothills terrain ranging from 2.5% to 3.5% with increasing slope to the west. To the north and west of Highlands Phase 1 are significant mountain ridges and dramatic settings. It is with these dramatic settings, challenging topography and a desire to create more exclusive, higher end production residential neighborhoods that Highlands will create residential enclaves that transition from the near-town neighborhoods of Phases 1 and 2 of Verrado Main Street into a more organic desert adaptive foothills setting within the Highlands District. Request With the approval of Highlands Phase 1, the City of Buckeye (“City”) and DMB White Tank LLC agreed to dedicate a parcel near the main entrance to Highlands Phase 1, just west of Verrado Way. Since the original approval of this subdivision in 2015, the City decided against placing their fire station within this location of the Verrado/Victory development. The request is to approve a replat of the approximately 31,500 square foot parcel into three (3) lots and two (2) tracts. The proposed CMP development option for these new lots will be the Residential Low Medium development option. Pre-Annexation Development Agreement and Community Master Plan The Pre-Annexation and Development Agreement (“PADA”) and Community Master Plan (“CMP”) for Verrado were approved by the Town Council in November of 1999 encompassing 8,800 acres. In January 2004, the Town Council amended the CMP to include an additional sixteen (16) acres. Currently, the CMP, as amended, allows for 14,080 residential dwelling units, 1,000 resort rooms, and more than 4.2 million square feet of commercial/mixed-use space throughout the entire development. Verrado is divided into Planning Units and provides for a master Land Use Budget to determine where the residential density and commercial/mixed-use intensity can locate within the community. 1R PLZV-25-0010 RECEIVED MAY 28 2025 AL Current Condition of the Site Highlands Phase 1 has developed in and around this parcel based off the original preliminary and final plat approvals in 2015. Many of the homes within Phase 1 are built and occupied. The first phase of Highlands is framed by two (2) washes on the north and south side with mountain views to the north and west and valley views to the south and east. Current General Plan Designation Verrado is designated as a Master Planned Community on the Town’s General Plan. In addition, because of the major washes that traverse Verrado, the General Plan land use map has several ‘Floodway Transitional Areas’ designated including portions of Phase 3 South. Current Zoning Designation Verrado is zoned Planned Community (“PC”). Verrado entitlements consist of the Pre- Annexation and Development Agreement, recorded 11/26/1999 (the “Development Agreement”) and the Community Master Plan (“CMP”), approved November 17, 1999. Verrado’s Design Guidelines Verrado’s Design Guidelines have consistently been more restrictive than the Town’s residential design guidelines. Within Highlands, several lots sizes and street layouts and a more organic street and lotting layout create unique neighborhoods within the foothills area of Verrado. The various parcels create small unique neighborhoods surrounding small usable parks and in close proximity to a larger open space. The enclaves provide for park fronting and wash backing lots. With the use of the design guidelines such as alternating front yard setbacks, single-family home design criteria and a mixture of lots within Highlands, this replat will allow for three (3) more homes in this phase within Verrado. Traffic and Roadways Highlands access is from Verrado Way on the east and connections to the west and south through Regent Hills. The Verrado Way connection and roads within Phase 1 are built to the approved roadway standards. The road in front of the replat is completed. Water Management Plan EPCOR is the water service provider for Verrado. The water distribution system will be extended into Highlands from Verrado Way from the east. Water storage is provided by the Zone 3 South reservoirs, located adjacent to the Raven Golf Course. Wastewater Management Plan EPCOR is the wastewater service provider for Verrado. Highlands wastewater will be handled by connections to the main line in Verrado Way. The trunk sewers convey wastewater to the existing water reclamation facility located in the southeast portion of the Verrado Community. Fire Protection The existing Verrado Fire Station at the southwest corner of Thomas Road and Verrado Way will be the primary provider for fire protection for this area of Verrado. Working in collaboration with the Fire Department, a parcel along Indian School Road at Acacia Way will be Verrado’s second fire station. Police Protection The fire station at the southwest corner of Thomas Road and Verrado Way is a joint fire/police facility. The police may have use of a portion of the facility proposed for the fire station at Indian School Road and Acacia Way. Impact on Local Schools Highlands is within portions of Planning Units IV and V were approved for a combined 3,575 residential units. The Request to add three (3) single-family residential lots will not affect the school system that serves Verrado and surrounding communities.