PLZS-24-0039 Floreo at Teravalis Development Unit 2 - Project Narrative.pdf

Floreo at Teravalis  
Master Plat Narrative 
for 
Development Unit 2 
 
 
North of the NWC of the Sun Valley Parkway and  
Teravalis Parkway alignment 
City of Buckeye, Arizona 
Prepared for: 
Trillium Land Company, LLC 
4150 N. Drinkwater Blvd., Ste. 100 
Scottsdale, Arizona 85251 
Telephone: 602.834.9115 
Contact: Stuart Barney 
 
 
Prepared by:  
HILGARTWILSON, LLC 
4742 N 24th Street, Suite 270 
Phoenix, AZ 85016 
Telephone: 602.490.0535 
Contact: Josh Robinson, PE 
 
 
Date: August 6, 2025

PROJECT OVERVIEW  
Floreo at Teravalis (formerly known as Trillium) is a 3,029-acre master planned community located 
in the northern area of the City of Buckeye, adjacent and west of the Sun Valley Parkway, east of 
the Hassayampa River, and adjacent to the proposed Teravalis Parkway.  Refer to Aerial Vicinity 
Map for Project location. 
A Community Master Plan (CMP) amendment was approved by the Buckeye City Council on 
November 1, 2016.  In the approved CMP, Floreo is organized into villages with each village 
containing multiple pods. Each of the pods may be further split into smaller development parcels.  
Refer to Land Use Master Plan for Village and Pod areas.   
Since approval of the CMP, the Floreo naming convention of Villages, PODS, & Parcels has 
changed. These changes have been approved by the City of Buckeye (CMP Amendment #2 PLZZ 
21-00024 Approval 9/1/21). Refer to the Land Use Master Plan Exhibit 8 and the Parcel Exhibit 
for a summary of these changes. These exhibits are located at the back of this narrative. 
DESCRIPTION OF REQUEST 
The Master Plat for Floreo at Teravalis Development Unit 2, consisting of Parcels 1 through 14, 
will define internal boundaries and dedicate public right-of-way and associated public utility 
easements (PUE) for major roadways within the Project. Sun Valley Parkway is an existing 
roadway located on the Project’s eastern boundary and provides existing right-of-way (150 feet 
wide and within MCDOT jurisdiction).  
 
Parcels 1 through 14 will be defined by this Master Plat. 
 
The following are the roadways that will have full or partial right-of-way dedicated to the City of 
Buckeye by this Master Plat. 
 
a) Sun Valley Parkway – The west half of the roadway provides an existing right-of-way width 
of 75 feet (MCDOT Jurisdiction). An additional 25 feet of right-of-way (Buckeye 
Jurisdiction) will be dedicated with this Master Plat, providing a total right-of-way width of 
100 feet (west half of the roadway). 
b) Indigo Way – a collector with 80 ft right-of-way and major collector with 110 ft right-of-way 
(for portion located east of 296th Avenue) 
c) 296th Avenue – a collector with 80 ft right-of-way 
d) 301st Avenue – a major local with 60 ft right-of-way

CURRENT SITE CONDITIONS 
The Floreo property is vacant desert situated within a prominent growth area in the City of Buckeye. 
Floreo is located west of the Sun Valley Parkway and adjacent to the proposed Teravalis Parkway. 
The White Tank Mountains are to the east and the Hassayampa River is to the west of the Floreo 
property. Although the surrounding area is still primarily vacant desert, several large master 
planned communities are approved for development. 
The Project and surrounding area General Plan designations, Zoning Districts, and land uses are 
outlined in the table below. 
 
SITE AND SURROUNDING PROPERTIES 
General Plan 
Zoning 
Land Use 
Site (Development Unit 2)
Master Planned 
Community (MPC) 
Planned Community (PC) 
Teravalis CMP Overlay 
Vacant Desert Floreo 
Unit 2 
North 
Master Planned 
Community (MPC) 
Planned Community (PC) 
Teravalis CMP Overlay 
Vacant Desert Future 
Floreo Unit 1 
East 
Master Planned 
Community (MPC) 
Planned Community (PC)  
Vacant Desert
South 
Master Planned 
Community (MPC) 
Planned Community (PC) 
Teravalis CMP Overlay 
Vacant Desert Floreo 
Unit 3 
West 
Master Planned 
Community (MPC) 
Planned Community (PC) 
Teravalis CMP Overlay 
Vacant Desert Future 
Floreo Unit 4 
 
This site is currently undeveloped desert, except for Village 3, just South of Development Unit 2, 
which has recorded final plats, is mass graded, and is currently in various stages of construction. 
Village 3 will ultimately be developed into single family homes, community center, and 
commercial/office uses.

PROJECT USES AND AREAS 
    
 
 
      
 
UNIT 2
1
MDR (3-4.5 du/ac)
45.28
2
MDR (3-4.5 du/ac)
54.57
3-14
MDR (3-4.5 du/ac)
233.92
Total
333.77
Note:
(1)
Gross 
Area 
(Acres) (1)
All acreage is approximate.  Subtotals and totals may 
not exactly add up due to rounding errors.
Land Use Category
Parcel #
Parcel #
Gross Area 
(Ac)
Gross Density
(DU/Ac)
3
72
21.21
3.39
4
74
15.22
4.86
5
68
14.22
4.78
6
46
12.48
3.69
7
71
17.58
4.04
8
68
13.57
5.01
9
81
16.50
4.91
10
61
22.06
2.77
11
97
21.77
4.46
12
87
24.37
3.57
13
41
26.26
1.56
14
48
28.68
1.67
TOTAL
814
233.92
3.48
Proposed 
Units
Single Family Residential
AREA
AC
PARCELS
333.77
ROW
21.72
TOTAL
355.49
STREET NAME
AREA (AC)
296TH AVENUE
4.29
301ST DRIVE
2.17
INDIGO WAY NORTH
13.84
SUN VALLEY PARKWAY
1.42
TOTAL
21.72
RIGHT OF WAY TABLE

ZONING  
The City’s current zoning for the Project is Planned Community (PC) and the conceptual land plan 
is in conformance with its requirements.  
DEVELOPMENT SEQUENCE  
Floreo Development Unit 2, consisting of 14 single-family residential parcels, local and collector 
roadways, a parkway, and higher density residential parcels will be mass graded at one time. 
Construction will begin with Mass grading followed by Phase 1 Offsite Infrastructure and Phase 2 
Offsites Infrastructure. Followed by Phase 1 Parcels 3-14. Followed by Phase 2 Parcels 1 & 2. For 
more information see Parcel Exhibit on page 12. 
PROPOSED TRAILS  
Concrete sidewalks are included with each street within the Project. In addition, concrete and 
decomposed granite trails will traverse through the open spaces located throughout Development 
Unit 2. The trails will provide linkage between the parcels, as well as provide access to amenities 
and parks through the Floreo Community.  
VEHICULAR CIRCULATION  
The roadways for the Project will be public. Access for the Project will be provided to the existing 
Sun Valley Parkway and Village 3 (currently in construction) via 296th Avenue and Indigo Way.  
PUBLIC UTILITIES AND SERVICES 
WATER SOURCE 
The proposed water system for the Project has been designed to function both as a part of 
the larger City of Buckeye system at full build-out of the City’s system and as a stand-alone 
system for serving the Floreo at Teravalis community until such time as the City’s system 
is fully built-out.  
The designs of the wells, well transmission system, and water campus to serve the Project 
are being prepared concurrently and will be submitted separately. The Floreo Water 
Campus (FWC) will be developed in phases to serve the community as it develops. The FWC 
potable water supply, treatment, storage, pumping and distribution facilities must meet the 
requirements for the Project as detailed in this Report at all stages of development.  
The first phase of the FWC will include raw water storage, sodium hypochlorite disinfection, 
initial booster pumps, and one finished water reservoir with approximately 3.67 Mgal of 
total storage (3.33 Mgal of usable storage) which will have sufficient capacity to adequately 
serve the Project. The booster pumps will be sized to meet the Project’s water demands 
with the largest booster pump out of service at all stages of development.

Additional information about the required well supply, storage, treatment, and booster 
pumping capacities required to serve the overall Floreo community and the Project area 
are discussed in greater detail within the Master Report (HILGARTWILSON, 2016). Once 
constructed, the water infrastructure serving Floreo will be owned and operated by the City 
of Buckeye.  
WASTEWATER MANAGEMENT 
Floreo Development Unit 2 will be served by an onsite network of 12-inch to 18-inch gravity 
sewer lines that will generally route wastewater flows to the southeast corner of Parcel 13. 
From there, proposed offsite 18-inch sewer mains will route wastewater flows from the 
Project as well as other offsite flows from the remaining portions of Village 1 to a package 
WWTP. The package WWTP will be located within Village 3 Parcel 53 near the intersection 
of the Johnson Road and Wintersburg Parkway alignments. Wastewater from the Project 
will be treated at a package WWTP on an interim basis. As the package WWTP is brought 
online, a permanent WRF will be constructed within Village 5 along the southern boundary 
of the Floreo community, to ensure it can treat flows when the package WWTP reaches 
capacity. At that time, the package WWTP will be taken offline and all flows will be conveyed 
to the permanent WRF. Treated wastewater flow from the Floreo Interim WRF and 
Permanent WRF will be pumped to the underground treated effluent storage tanks within 
the Village Core in Village 3. Water from the underground tanks will be pumped throughout 
Villages 2 and 3 for irrigation purposes per the development agreement that has been 
established for this Floreo. Reclaim water will initially be provided by the Interim WRF and 
then by the Permanent WRF once it comes online. 
The Master Report discusses anticipated sewer alignments and wastewater flows for the 
upstream contributing areas, north of the Project. All sewer mains within the Project have 
been designed to adequately convey wastewater flows from the Project, and the 
contributing upstream areas at build-out while meeting City design requirements. It is 
anticipated that the wastewater infrastructure serving Floreo will be owned and operated 
by the City of Buckeye.

RECLAIMED WATER 
The reclaimed water system will provide water for irrigation use to various parks and 
developed open space areas within the Project, including community parks and 
neighborhood parks. Other significantly-sized landscaped areas may also be served by the 
reclaimed system where deemed appropriate. Depending on size and proximity to the 
reclaimed water mains, these may include landscaped areas along arterials and collector 
streets, community entrances and trails, and other landscaped tracts.   
Ultimately, the reclaimed water system will be supplied by treated effluent generated at the 
future Floreo Water Reclamation Facility (WRF), located along Floreo’s southern boundary.  
Until such time as the WRF is constructed and produces sufficient effluent to meet the 
reclaimed water demands, effluent from a package wastewater treatment plant will be 
used.  Raw groundwater and/or potable water may also be used on a short-term basis until 
sufficient effluent is available from the package wastewater treatment plant. 
STORM WATER MANAGEMENT 
A storm water management plan will be provided to direct best management practices 
during construction. This will address items including but not limited to dust control, silt 
and pollutant control, storm drain inlet protection, stabilized construction entrance 
location, and washout area designation. An ADEQ Phase 2 Stormwater General Permit will 
be obtained to ensure the proposed stormwater management is in compliance with ADEQ 
and City requirements. 
STREETLIGHT IMPROVEMENT DISTRICT AND MAINTENANCE 
IMPROVEMENT DISTRICT 
A streetlight improvement district (SLID) will be established for all of Floreo Development 
Unit 2 early in the process, if not for the entire development, then an initial SLID will be 
established and expanded as necessary to cover future growth of Floreo.  
 
Maintenance improvement district(s) shall be established for the HOA, one MID per HOA,  
covering the maintenance responsibilities delegated to the HOA for areas within the rights 
of way, retention, and detention areas and other areas as per the requirements within  
City Code Chapter 20.

SOLID WASTE 
Curbside residential cart service for trash and recycling will be provided by the City of 
Buckeye. 
FIRE PROTECTION 
Buckeye Fire Department will provide service to the community through a temporary fire 
station to be located within the Project.  
POLICE PROTECTION 
Buckeye Police Department will provide service. The nearest police station is located at 
100 North Apache Road #D, Buckeye, Arizona 85326.  
IMPACT ON LOCAL SCHOOLS 
The Project is located within Saddle Mountain Unified School District boundaries for both 
elementary and high school students. The developer has been in discussion with Dr. Paul 
Tighe, Superintendent for the school district with the last communication occurring on 
July 15, 2021. Existing schools within the vicinity of the Project are listed below: 
 
Tartesso Elementary School 
29677 W. Indianola Rd. 
Buckeye, AZ 85326 
623.474.5400 
 
Festival Foothills Elementary School 
26252 W Desert Vista Blvd. 
Buckeye, AZ 85396 
928.501.6000 
 
Tonopah Valley High School 
38201 W. Indian School Rd. 
Tonopah, AZ 85354 
623.474.5200

BOB STUMP MEMORIAL HIGHWAY - LOOP 303
BOB STUMP MEMORIAL HIGHWAY - LOOP 303
BOB STUMP MEMORIAL HIGHWAY - LOOP 303
BOB STUMP MEMORIAL HIGHWAY - LOOP 303
BOB STUMP MEMORIAL HIGHWAY - LOOP 303
BOB STUMP MEMORIAL HIGHWAY - LOOP 303
BOB STUMP MEMORIAL HIGHWAY - LOOP 303
BOB STUMP MEMORIAL HIGHWAY - LOOP 303
BOB STUMP MEMORIAL HIGHWAY - LOOP 303
BOB STUMP MEMORIAL HIGHWAY - LOOP 303
BOB STUMP MEMORIAL HIGHWAY - LOOP 303
BOB STUMP MEMORIAL HIGHWAY - LOOP 303
BOB STUMP MEMORIAL HIGHWAY - LOOP 303
BOB STUMP MEMORIAL HIGHWAY - LOOP 303
BOB STUMP MEMORIAL HIGHWAY - LOOP 303
BOB STUMP MEMORIAL HIGHWAY - LOOP 303
BOB STUMP MEMORIAL HIGHWAY - LOOP 303
INTERSTATE 10
INTERSTATE 10
INTERSTATE 10
INTERSTATE 10
INTERSTATE 10
INTERSTATE 10
INTERSTATE 10
INTERSTATE 10
INTERSTATE 10
INTERSTATE 10
INTERSTATE 10
INTERSTATE 10
INTERSTATE 10
INTERSTATE 10
INTERSTATE 10
INTERSTATE 10
INTERSTATE 10
FLOREO
FLOREO
FLOREO
FLOREO
FLOREO
FLOREO
FLOREO
FLOREO
FLOREO
FLOREO
FLOREO
FLOREO
FLOREO
FLOREO
FLOREO
FLOREO
FLOREO
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
OLIVE AVE
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
WHITE
TANK
MOUNTAINS
INTERSTATE
ARIZONA
10
HASSAYAMPA RIVER
BELL RD
BELL RD
BELL RD
BELL RD
BELL RD
BELL RD
BELL RD
BELL RD
BELL RD
BELL RD
BELL RD
BELL RD
BELL RD
BELL RD
BELL RD
BELL RD
BELL RD
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
SUN VALLEY PARKWAY
TERAVALIS PARKWAY
TERAVALIS PARKWAY
TERAVALIS PARKWAY
TERAVALIS PARKWAY
TERAVALIS PARKWAY
TERAVALIS PARKWAY
TERAVALIS PARKWAY
TERAVALIS PARKWAY
TERAVALIS PARKWAY
TERAVALIS PARKWAY
TERAVALIS PARKWAY
TERAVALIS PARKWAY
TERAVALIS PARKWAY
TERAVALIS PARKWAY
TERAVALIS PARKWAY
TERAVALIS PARKWAY
TERAVALIS PARKWAY
(CACTUS ROAD ALIGNMENT)
(CACTUS ROAD ALIGNMENT)
(CACTUS ROAD ALIGNMENT)
(CACTUS ROAD ALIGNMENT)
(CACTUS ROAD ALIGNMENT)
(CACTUS ROAD ALIGNMENT)
(CACTUS ROAD ALIGNMENT)
(CACTUS ROAD ALIGNMENT)
(CACTUS ROAD ALIGNMENT)
(CACTUS ROAD ALIGNMENT)
(CACTUS ROAD ALIGNMENT)
(CACTUS ROAD ALIGNMENT)
(CACTUS ROAD ALIGNMENT)
(CACTUS ROAD ALIGNMENT)
(CACTUS ROAD ALIGNMENT)
(CACTUS ROAD ALIGNMENT)
(CACTUS ROAD ALIGNMENT)
PEORIA AVENUE
PEORIA AVENUE
PEORIA AVENUE
PEORIA AVENUE
PEORIA AVENUE
PEORIA AVENUE
PEORIA AVENUE
PEORIA AVENUE
PEORIA AVENUE
PEORIA AVENUE
PEORIA AVENUE
PEORIA AVENUE
PEORIA AVENUE
PEORIA AVENUE
PEORIA AVENUE
PEORIA AVENUE
PEORIA AVENUE
WADDELL ROAD
WADDELL ROAD
WADDELL ROAD
WADDELL ROAD
WADDELL ROAD
WADDELL ROAD
WADDELL ROAD
WADDELL ROAD
WADDELL ROAD
WADDELL ROAD
WADDELL ROAD
WADDELL ROAD
WADDELL ROAD
WADDELL ROAD
WADDELL ROAD
WADDELL ROAD
WADDELL ROAD
ACOMA ROAD
ACOMA ROAD
ACOMA ROAD
ACOMA ROAD
ACOMA ROAD
ACOMA ROAD
ACOMA ROAD
ACOMA ROAD
ACOMA ROAD
ACOMA ROAD
ACOMA ROAD
ACOMA ROAD
ACOMA ROAD
ACOMA ROAD
ACOMA ROAD
ACOMA ROAD
ACOMA ROAD
GREENWAY ROAD
GREENWAY ROAD
GREENWAY ROAD
GREENWAY ROAD
GREENWAY ROAD
GREENWAY ROAD
GREENWAY ROAD
GREENWAY ROAD
GREENWAY ROAD
GREENWAY ROAD
GREENWAY ROAD
GREENWAY ROAD
GREENWAY ROAD
GREENWAY ROAD
GREENWAY ROAD
GREENWAY ROAD
GREENWAY ROAD

SUBJECT
AREA
SUBJECT
AREA
SUBJECT
AREA
SUBJECT
AREA
SUBJECT
AREA
SUBJECT
AREA
SUBJECT
AREA
SUBJECT
AREA
SUBJECT
AREA
SUBJECT
AREA
SUBJECT
AREA
SUBJECT
AREA
SUBJECT
AREA
SUBJECT
AREA
SUBJECT
AREA
SUBJECT
AREA
SUBJECT
AREA
DEVELOPMENT
UNIT2

1
1
1
1
RIGHT OF WAY TABLE
STREET NAME
297TH DRIVE
299TH AVENUE
299TH LANE
300TH DRIVE
VIOLETTA ROAD
VIOLETTA ROAD.
AREA (SQ.FT)
11,327
14,865
11,794
10,151
21,843
42,860
AREA (ACRES)
0.2600
0.3412
0.2707
0.2330
0.5015
0.9839
1
P: 602.490.0535 / F: 602.368.2436
www.hilgartwilson.com
2141 E. HIGHLAND AVE., STE. 250
PHOENIX, AZ 85016