PLZS-22-00039 Sun City Festival Planning Area 3 PUP E Parcel 88 - Project Narrative.pdf

Civil Engineering 
Water Resources 
Land Survey 
Construction Management 
2051 W Northern Ave #100 
Phoenix AZ 85021 
P: 602.335.8500 
F: 602.335.8580 
www.woodpatel.com 
Michael T. Young, PE 
Darin L. Moore, PE 
Jeffrey R. Minch, PE, CFM 
Robert D. Gofonia, PE, RLS 
Nicholas E. Brown, PE 
Daniel W. Matthews, PE 
Ronald J. Barbala, PLS, CFedS 
Ethan A. Boyle, PE 
Frank M. Koo, PE 
Gabriel S. Rios, RLS 
John G. Ritchie, PE 
Derek C. Nichols, PE 
John M. Bulka, PE 
Daniel J. Cronin, PMP 
James G. Taillon, CFM 
Joseph C. Daconta, PE, CFM, PH, PMP 
Steven C. McKee, PE 
Brian J. Diehl, RLS 
Matthew R. Pruitt, PE, CFM 
Isaac J. Thomas, PE, CFM 
Wilson Begay, RLS 
Anthony K. Humphrey, PE 
Zachary Radovich, PE 
Venkata S. Bayareddy, PE, CFM 
Aaron K. Feldberg, PE 
Joseph R. Davis, RLS 
Robert Knott, RLS 
Jett M. Thies, PE 
Clint Morris, PE 
Lane Thompson, PE 
 
 
 
EMERITUS 
Darrel E. Wood, PE, RLS 
Ashok C. Patel, PE, RLS 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
September 8, 2025 
 
 
PROJECT NARRATIVE 
FESTIVAL RANCH PLANNING AREA 3 PUP E - PARCEL 88 
FINAL PLAT – PLZS-22-00039 
 
WP# 215235 
 
The Festival Ranch Community Master Plan (CMP) is comprised of approximately 10,357 
acres. The property is located in the northern portion of the City of Buckeye. The CMP is 
bounded on the west by the Hassayampa River and by State Lands on the north and east. 
The south edge of the property is partially bisected by the Sun Valley Parkway and is 
bounded by a small portion of the White Tank Mountains, State Lands, and private 
landowners.  
 
The original Festival Ranch CMP consisted of six (6) Planning Units, identified as Planning 
Units A through F. Portions of the original Planning Units E and F are presently identified as 
Planning Area One, Planning Area Two and Planning Area Three of the Festival Ranch 
Development. This Preliminary Plat is a portion of Festival Ranch Planning Unit E and 
Planning Area Three.  
 
The subject site is located in the most western portion of Planning Unit E. The site is 
bounded to the north by the Beardsley Parkway, to the south and east by Wagner Wash, 
and to the west by future Parcel 88 in Planning Unit E. 
 
Zoning  
The property is zoned Planned Community (PC) per the Festival Ranch CMP as approved 
by City Council in September of 2000. The Festival Ranch PUP E identifies the parcels as 
active adult Residential Development with Option 2 R1-4.5 with density of 2-5 du/ac.  
 
Final Plat  
This Final Plat is for Parcel 88 in PUP E. This parcel contains a total of 126 lots with two (2) 
typical residential lot widths of 53 and 65 feet. All lots will have a minimum depth of 115 feet. 
 
Street Improvements 
Parcel 88 is bordered by Beardsley Parkway to the north. Beardsley Parkway will be 
improved as part of the adjacent Parcels 33 and 35 to the north. 
 
All residential streets have a 44-foot right of way. The local streets will be 32-feet wide from 
back-of-curb to back-of-curb as approved in the Festival Ranch CMP on September of 2000. 
Standard street light design with LED lighting will be used in Parcel 88. 
 
 
 
4R PLZSP-22-00039 RECEIVED SEPT 8 2025 WD

Utilities 
There is one (1) existing 15-inch trunk sewer main is located along Tonopah Drive alignment. It originates at the existing 
treatment facility south of Sun Valley Parkway and continues east in Beardsley Parkway to Planning Area 1. 
 
The future Beardsley Parkway improvements will include a 16-inch water line connects to a 16-inch water line in Desert 
Oasis Boulevard. There is another 16-inch waterline that originates at Desert Oasis Boulevard and runs along the south 
side of Parcel T1 and crosses Wagner Wash towards the subject site. 
 
Communications 
Cox Communications will provide video, high-speed data and telephone services to Festival Ranch. Cox is currently 
constructing or has facilities within Festival Ranch to serve this project. Cox is aware of the development timeline for 
Festival Ranch and they have both expressed their ability to provide communications services in accordance with the 
project’s needs. 
 
Natural Gas 
Pulte Homes has negotiated an agreement with Southwest Gas to provide natural gas service to Festival Ranch. 
 
Electricity 
Pulte Homes has worked with Arizona Public Service (APS) to provide electrical service to Festival Ranch. APS has 
installed a 69-kV, overhead transmission line that runs from approximately Bell Road and Cotton Lane west along the 
Salt River Project corridor to service the project. Pulte Homes and APS have also constructed a substation on the Festival 
Ranch property to service the project. The delivery of electrical service will be timed to meet the project’s needs. 
 
Open Space and Recreation 
Parcel 88 is planned with various walking trails and open spaces spread throughout the development. Residents will also 
have access to the numerous amenities provided throughout Sun City Festival such as the Sage Recreation Center, the 
Saguaro Recreation Center, Sun City Festival Pet Park, Pickleball, Softball and Crafts Studio. In addition to the private 
HOA trails, two (2) public trails will be accessible from Parcel 88 an 8-ft granular trail will be located along the northside 
of Beardsley Parkway and a 10-foot concrete or approved alternative surface trail will be located along the north side of 
Wagner Wash.  A golf cart route is planned to connect to the east and north though the existing culvert in Wagner Wash 
to provide golf cart connectivity to the existing 27-hole golf course and amenities to the north and east of these parcels.  
 
Offsite and Onsite Stormwater Control 
A master study of the storm water system was developed by Coe & Van Loo Consultants, Inc. The study has been 
recently updated as part of a Festival Ranch – Planning Unit 3 Master Drainage Study by Erie & Associates and excerpts 
from the report are included as part of the Drainage Report. Parcel 88 has been designed in accordance with the updated 
Master Study. (Dated April 12, 2021) 
 
Water Supply and Distribution 
A study of the water distribution system to serve the area was prepared by Wilson Engineers dated September 2021. 
 
The Sun City Festival potable water infrastructure consists of a system of water distribution mains, booster pump stations, 
pressure control valves, wells and storage tanks. 
 
The number of wells has been determined based on the maximum day demand and coincident irrigation and construction 
water use demands. Well production rates have been assumed to be 1,200 gpm, based on information from Errol 
Montgomery and Associates, Inc. Initially three (3) groundwater wells will be in operation. Two (2) of the wells currently 
serving Sun City Festival are located south of Beardsley Parkway and one (1) is located north of Beardsley Parkway. 
Future well #4 is located north of Beardsley Parkway. The existing and future wells will be of sufficient size and capacity 
to serve Parcel 88. Well #1 is in Parcel E1, Well #2 is within the confines of the water campus and Well #3 is located in 
Parcel N1. Well #4 is within Sun City Festival Parcel HH1-1. 
 
The booster pump stations have been designed to meet the greater of the maximum day demand plus fire flow or the 
peak hour demand. The storage tanks will supplement the source supply when demands exceed maximum day demand 
(i.e. peak hour and fire flow). Initial storage requirements are based on a four-hour commercial fire flow of maximum 
intensity and 50% maximum day demand equalization and emergency reserve. 
 
The parcels currently being developed are located within the City of Buckeye pressure zone 6 and have been found to 
have adequate pressure and supply to serve the associated parcels.

Wastewater Collection and Treatment 
A study of the wastewater collection and treatment system to serve this area was prepared by Wilson Engineers (dated 
September 2021). 
 
Based on the natural topography, the wastewater collection infrastructure consists of an existing 15-inch gravity trunk 
sewer line that parallels the west side of Wagner Wash within the Tonopah Drive alignment. The trunk sewer follows 
street alignments and/or sewer easements, and has been internalized in the residential streets where possible. The trunk 
sewer discharges to the Festival Ranch Water Reclamation Facility (WRF), located at the southwest corner of the 
development, south of Sun Valley Parkway. 
 
Public Services 
Police and fire services will be provided for the community by the City of Buckeye. Emergency staff will be stationed at 
Buckeye Fire House No. 704. The Fire House is located along primary transportation corridors at the intersection of 
Beardsley Parkway and Desert Oasis Boulevard, to minimize response times. 
 
 
 
Sincerely, 
 
Wood, Patel & Associates, Inc. 
 
 
 
 
 
 
 
Frank M. Koo, PE 
Vice President  
 
Y:\WP\General Correspondence\215235 Festival Ranch Parcel 88 Final Plat Project Narrative 09-08-25.docx