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Grand View Annexation Project Narrative Location: +/- 1,921 acres at the southeast corner of Dean Road and Broadway Road Case #: PLZM-24-0089 Prepared By: Norris Design First Submittal Date: September 25, 2024 Second Submittal Date: January 8, 2025 2R PLZM-24-0089 RECEIVED JAN 08 2025 AL Exhibit D INTRODUCTION On behalf of Grand View Buckeye, LLC (“GVB’”), Norris Design (the “Applicant”) is pleased to present this annexation request for the approximately 1,921-acre property generally located between Dean Road on the west, Broadway Road on the north, Jackrabbit Trail on the east, and MC 85 on the south (the “Property”). An aerial map demonstrating the location of the Property is attached hereto as Exhibit 1. The Property is currently utilized for agricultural purposes, a historical condition that has existed at the Property since the early 1930s, according to Maricopa County Historic Aerial Photography. The Property is part of an approximately 2,271-acre development area controlled by GVB that is envisioned to be developed as a major regional employment center, referred to as Grand View, with an anticipated mix of advanced manufacturing, distribution, data center, battery storage, office, commercial, industrial, residential and ancillary facilities. Exhibit 1 also depicts the portions of Grand View within the existing City limits (see areas in grey). Approval of this annexation will facilitate the development of Grand View and support the City’s economic development objectives by creating a new opportunity to attract one or more large employers that will provide new jobs, significant tax revenues and a sense of corporate citizenship within the City. The current zoning of the Property in Maricopa County is “Rural-43 – One Acre Per Dwelling Unit” (“RU-43”). Upon approval of this annexation request, the City will establish “equivalent zoning” for the Property. It is understood that the “equivalent zoning” would not support the proposed development of the Property as a major employment center. As a result, GVB intends to work with the City to rezone the larger Grand View development area to a zoning district that supports a flexible mix of residential and employment land uses that respond to changing market conditions and demands. The City and GVB are currently negotiating a pre- annexation development agreement and a CMP rezoning has been submitted concurrently with this annexation application. I. IMPACT TO CITY SERVICES a. WATER & SEWER A preliminary analysis of water and wastewater demand was conducted based upon an anticipated mix of uses for the larger Grand View development area. Based upon this preliminary analysis, a regional water campus is being designed to serve approximately 5,000 acres, to include the entire Grand View development and approximately 2,500 additional acres of neighboring parcels in the service area. This water campus will be located within Grand View along the west side of Verrado Way, south of the Union Pacific Railroad and north of the Buckeye Irrigation District Canal. This location allows the water campus to serve an area that covers portions of three separate service areas identified in the 2017 IWMP, thereby optimizing system operations. Water supply to the proposed water campus will initially be from wells in the vicinity of the water campus that are owned by the Property’s current landowner. Additional wells and/or other water supplies (as applicable) will be brought online as the larger region develops and demands increase over time. Through recent discussions with the City, it has been determined that a new regional water reclamation facility (WRF) will be constructed within the Property a short distance east of Dean Road, between the Union Pacific Railroad and the Buckeye Irrigation District Canal, immediately west of the proposed water campus. Over time, as the larger area develops and as an offsite sewer trunk main is extended further west by others to the City’s Central WRF, the new regional WRF within Grand View may be converted to a scalping plant. The City has indicated that if initial flows are small (e.g., typical of flows from light industrial, warehousing, etc.), the initial parcels may be served by one or more septic systems. As the wastewater flows increase with continued development, the regional gravity sewer mains will be installed and the regional WRF will be constructed. Refer to the concurrent Grand View Community Master Plan proposal for more information regarding anticipated water and wastewater system improvements. Further evaluation of the demand for water and wastewater services and confirmation of the recommendations provided within the preliminary water and wastewater reports will occur at the time a specific development proposal is prepared for the Property. b. ACCESSIBILITY AND CIRCULATION A master traffic impact analysis was conducted based upon an anticipated mix of uses for the larger Grand View development area. The initial traffic impact analysis concluded that the proposed development is anticipated to generate 193,548 weekday daily trips, 18,278 trips during the AM peak hour, and 21,026 trips during the PM peak hour. The traffic impact analysis also evaluated the operation and level of service of intersections after the first phase opening year (2030) based on both build and no-build scenarios. In summary, the intersections of (i) Verrado Way and MC 85, (ii) Verrado Way and Lower Buckeye Road, (iii) Verrado Way and Yuma Road, (iv) Jackrabbit Trail and Lower Buckeye Road, and (v) Perryville Road and MC 85 are expected to operate with the same overall level of service in both the no-build and build scenarios. Because of this, mitigation was not considered. Further evaluation of estimated trip generation and confirmation of the recommendations provided within the preliminary traffic impact study will occur at the time a specific development proposal is prepared for the Property. c. IMPACT ON LOCAL SCHOOLS, PARKS, ETC. Industrial development within the proposed annexation area will not directly impact any local schools, planned open space, parks or other similar recreational amenities. Development of the Property will, however, generate significant revenue that will enhance the City’s ability to preserve and/or develop such amenities for residents and visitors to enjoy for many years. Refer to the concurrent Grand View Community Master Plan proposal for more information regarding school demand, particularly in a partially residential development scenario. Further evaluation of the demand for such services can be completed at a future date when a conceptual site plan for an identified user or development is prepared for the Project site. d. FIRE AND POLICE PROTECTION The proposed annexation should not significantly impact the demand for fire and police protection services. Further evaluation of the demand for such services can be assessed at a future date when a conceptual site plan for an identified user or development is prepared for the Project site. EXHIBITS: 1. Annexation Map ANNEXATION TO BE COMPLETED BY OTHERS GRAND VIEW 2,500 ANNEXATION BOUNDARY VERRADO WAY VERRADO WAY PERRYVILLE ROAD PERRYVILLE ROAD BUCKEYE CANAL BUCKEYE CANAL WATSON ROAD WATSON ROAD LOWER BUCKEYE ROAD LOWER BUCKEYE ROAD BROADWAY ROAD BROADWAY ROAD SOUTHERN AVENUE SOUTHERN AVENUE BELOAT ROAD BELOAT ROAD DEAN ROAD DEAN ROAD RAINBOW ROAD RAINBOW ROAD JACKRABBIT TRAIL JACKRABBIT TRAIL EXHIBIT 1 | ANNEXATION MAP 201 201ST ST AVENUE AVENUE GRAND VIEW 2,500 (IN CITY LIMITS)