PLZM-24-0089 Grand View Annexation - Staff Report - CC#1 082625.docx
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Case PLZM-24-0089 – Grand View Annexation Page 1 of 6 ANNEXATION Report to the Mayor and City Council CASE NUMBER: PLZM-24-0089 TITLE: Grand View Annexation MEETING DATE: August 26, 2025 Applicant/Owner: Alan Beaudoin, Norris Design, on behalf of owner Grand View Buckeye LLC Request: Annexation of forty-three (43) parcels of land District Location: 2 Area generally bounded by Broadway Road to the north, Jackrabbit Trail to the east, MC 85 to the south, and Dean Road to the west (Exhibits A, B, and C) Site size: Approximately 1,918.85 acres Public input: No comments have been received to date Recommendation: Public Hearing only Case PLZM-24-0089 – Grand View Annexation Page 2 of 6 PROJECT DESCRIPTION: 1. Alan Beaudoin, Norris Design, on behalf of property owner Grand View Buckeye LLC, is requesting an annexation of 43 parcels of land totaling approximately 1,918.85 acres, generally bounded by Broadway Road to the north, Jackrabbit Trail to the east, MC 85 to the south, and Dean Road to the west (Exhibits A, B, and C). The applicant’s annexation project narrative is included as Exhibit D. 2. The parcels are presently zoned Rural-43 (RU-43) in Maricopa County. Upon approval of the annexation, the property will be assigned Single-Family Residential (R1-43) zoning most comparable to the property’s existing county zoning. The R1-43 district allows for large lot single-family residential development and ancillary uses with a rural character. 3. A request to rezone the annexation property along with additional parcels already within Buckeye jurisdiction, totaling 2,271 acres, to Community Master Plan (CMP), is scheduled for Planning & Zoning Commission’s review and recommendation at its August 12, 2025 meeting. The proposed “Grand View Arizona CMP” would allow for development of the site with an industrial focus but also provide for commercial and residential development opportunities. 4. Consideration by the Council of Ordinances adopting the annexation, rezoning, and a development agreement for the site will occur at a future meeting, the date of which has not yet been identified. 5. The blank petition for the proposed annexation was recorded on July 29, 2025 (Exhibit E). Per state law governing annexation, a public hearing providing any affected parties with an opportunity to comment on the request must be held at least 20, but no more than 30 days following recordation of the blank petition. Holding the public hearing for this annexation on August 26, 2025, conforms to timing requirements established by state statute. AREA CONTEXT: 6. Table 1: Existing Land Use, General Plan Designation, and Zoning District: LAND USE GENERAL PLAN ZONING Subject Property Active agricultural use with dairy farm component Employment Maricopa County Rural-43 (RU-43) North Primarily agricultural with scattered rural residential Proportionate mix of Neighborhood, Primarily Maricopa County Rural-43 (RU-43) with scattered Case PLZM-24-0089 – Grand View Annexation Page 3 of 6 PUBLIC PARTICIPATION SUMMARY: 7. The applicant is required to provide notices and postings at least fifteen days in advance of the public hearing as required by the Buckeye Development Code and Arizona Revised State Statues (ARS 9.471). Written notice to the Maricopa County Board of Supervisors is required at least six days in advance of the public hearing. Due to staff report submittal deadlines, certain required notices have not been completed as of August 7, 2025, but are scheduled for completion in advance of the state and local deadlines. 8. Table 2: Public Notices: Notification Element Date Published in the Arizona Republic July 25, 2025 Site Posted July 28, 2025 Mailing Notice to Property Owners Within Annexation Boundary To be completed by August 10, 2025 Mailing Notice to Maricopa County Board of Supervisors To be completed by August 10, 2025 9. No public comment concerning the annexation request has been received to date. ANALYSIS: and cottage industry uses Employment, Master Planned Community, and Rural pockets of Planned Residential (PR), Light Industrial (I-1), and Planned Community (PC)/CMPs South Primarily agricultural with scattered rural residential and cottage industry uses Neighborhood Primarily Maricopa County Rural-43 (RU-43) with pockets of General Commerce (GC) and Special Use (SU) East Primarily agricultural with scattered rural residential and cottage industry uses Primarily Employment; limited Neighborhood Primarily Maricopa County Rural-43 (RU-43) with scattered pockets of Planned Residential (PR), Rural Residential (RR) and Commercial Center (CC) West Primarily agricultural with scattered rural residential and cottage industry uses Proportionate mix of Neighborhood and Master Planned Community Mix of Henry Park CMP/Planned Community (PC) and Maricopa County Rural-43 (RU-43) Case PLZM-24-0089 – Grand View Annexation Page 4 of 6 10. The subject property is presently located in the jurisdiction of Maricopa County and zoned Rural-43 (RU-43). Upon annexation, the parcels included with this request will be initially assigned City of Buckeye Single-Family Residential 43 (SF-43) zoning, the district most closely aligned with the property’s current County zoning designation. 11. The property is designated Employment by the Buckeye General Plan. This designation is applied to land that is intended to develop with uses that contribute to the local and regional economy. Uses within the Employment designation may include industrial, such as warehouses, manufacturing facilities, and business parks, with access provided to arterial roadways. Zoning districts consistent with this land use designation are Heavy Industrial (I-2), Light Industrial (I-1), and Business Park (BP). Community Master Plans (CMPs) and Planned Area Developments (PADs) consistent with BP, I-1, and I-2 districts are also supported. 12. A City-initiated Minor General Plan Amendment that would revise the Employment land use category definition to allow limited residential uses within large-scale Community Master Plans or Planned Area Developments (1,280 acres or more) on properties featuring an Employment designation is scheduled for Planning & Zoning Commission’s review and recommendation on August 12, 2025. With the proposed amendment, residential uses would be permitted in these CMPs or PADs, subject to Council’s discretionary approval, only where zoning documents include clear criteria ensuring residential uses are not the primary land use, are not located adjacent to heavy industrial uses, and incorporate design standards—such as setbacks, buffers, building size limits, connectivity requirements, and other measures—to mitigate impacts. Residential uses are not supported in the Employment category by the current definition. 13. An application to rezone the annexation property and some surrounding parcels already in Buckeye’s jurisdiction, nearly 2,300 acres in total, to Community Master Plan (CMP) is scheduled for Planning & Zoning Commission’s review on August 12, 2025. The proposed Grand View Arizona CMP would facilitate development of the site with an industrial focus while also providing for commercial and residential development opportunities. As residential uses within the Employment designation are not currently supported by the General Plan, approval of the aforementioned Minor General Plan Amendment will be required before the CMP could be approved. 14. Approval of this annexation does not in any way commit the City Council to approving the above-mentioned General Plan Amendment and/or rezoning requests when those items are presented at a future meeting. 15. The annexation parcels are located within the City’s strip annex and are annexation eligible per the requirements outlined in ARS §9‐471. Case PLZM-24-0089 – Grand View Annexation Page 5 of 6 16. Upon annexation, the property will be serviced by City of Buckeye Police, City of Buckeye Fire, and will be within the City of Buckeye sewer and water service areas. Plans for future water and sewer service to the property would be determined during future development review processes. 17. The property is located within the Buckeye Union High School and Liberty Elementary School Districts. Annexation and development of the property with industrial or commercial uses should not result in any impact to either district. If residential uses are proposed, the City, developer, and school districts will work to identify and mitigate any potential impacts during the platting stages of development. 18. The following City of Buckeye departments have reviewed and have found no outstanding issues with the application: a. Engineering b. Fire c. Public Works d. Community Services e. Police f. Water Resources g. Development Services RECOMMENDATION: 19. City Council should conduct the required public hearing related to the annexation. No additional action is required at this meeting. 20. The annexation will return to the City Council for a second hearing and consideration of the annexation Ordinance at a later, currently unidentified date. At that future hearing, staff will recommend the Mayor and City Council approve the annexation Ordinance for the following reasons: a. The annexation is consistent with the requirements of the Buckeye Development Code and applicable Arizona Revised Statutes. b. The annexation would allow future development on the property to process applications through the City of Buckeye and be held to the City’s higher design standard relative to Maricopa County. c. The annexation has been reviewed by all relevant departments, with no outstanding concerns identified. Case PLZM-24-0089 – Grand View Annexation Page 6 of 6 ATTACHMENTS: Exhibit A – Aerial Vicinity Map Exhibit B – Zoning Map Exhibit C – General Plan Land Use Map Exhibit D – Annexation Project Narrative Exhibit E – Recorded Blank Annexation Petition Prepared By: Ken Galica, Planning Manager Reviewed By: Adam Copeland, Deputy Director of Planning