PLZZ-24-0013 Monte Verde CMPA - Staff Report - CC 10-6-26.docx

MAJOR CMP AMENDMENT
Report to the Mayor and City Council
CASE NUMBER: PLZZ-24-0013
TITLE: Monte Verde Major Community Master Plan (CMP) Amendment
MEETING DATE: October 6, 2026
Applicant: Jeff Blilie, Gilbert Blilie PLLC
Owner(s): Sunbelt Land Holdings LP
Request: Major Amendment to approximately 156 acres within the Monte
Verde Community Master Plan (CMP), located at the southwest
corner of Miller Road and Lower Buckeye Road, to revise the
approved land use plan, permitted uses, development standards,
and related design requirements to accommodate a mix of single-
family residential, multi-family residential, and commercial
development, with a maximum of 862 dwelling units.
District(s): District 2
Location: West of Miller Road from Lower Buckeye Road to Warner Street
(Exhibits A, B, and C)
Site size: Approximately 156 acres (amendment area)
Public input: An advertised neighborhood meeting was held on May 4, 2026;
more than 30 neighbors attended, and additional written
comments were received before and after the meeting. Public
concerns primarily related to commercial uses, residential
density, traffic, and the visual impacts of higher-density
development adjacent to existing neighborhoods. In response to
public input, the applicant reduced the amount of commercial
land, lowered the maximum residential unit count from 1,014 to
862 units, reduced certain residential densities, and added
additional buffering and screening along the western boundary.
Two residents, one with remaining concerns and the other
supportive of the changes made by the applicant, spoke during
the September 8, 2026, Planning & Zoning Commission public
hearing. All required notices of this public hearing have been
completed.
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Recommendation: Conduct a public hearing and adopt an Ordinance approving the
proposed CMP Amendment subject to conditions (a) through (z).
PROJECT DESCRIPTION
1. Jeff Blilie of Gilbert Blilie PLLC, on behalf of property owner Sunbelt Land Holdings LP, is
requesting approval of a Major Amendment to approximately 156 acres within the Monte
Verde Community Master Plan (CMP), located west of Miller Road between Lower
Buckeye Road and Warner Street (Exhibits A, B, and C). The request would modify the
CMP land use plan, permitted uses, development standards, design requirements, and
related exhibits applicable to the amendment area.
2. Although the property is part of the larger Monte Verde CMP, it is physically separated
from most of the remainder of the community by Miller Road. The proposed amendment
(Exhibit D) would apply only to the approximately 156-acre amendment area and would
function as a standalone governing document for the subject property. The remaining
portions of Monte Verde would continue to be governed by the previously approved land
use plans, development standards, design requirements, and other applicable CMP
provisions.
3. The currently approved land use plan for the amendment area provides for approximately
120 acres of single-family residential development at densities ranging from 3.0 to 4.2
dwelling units per acre, with lot sizes generally ranging from 6,360 to 8,750 square feet.
The approved plan allows a maximum of 433 dwelling units and includes approximately
15.1 acres of commercial development.
4. The proposed amendment would replace the existing land use plan with six development
parcels accommodating Single-Family Residential - Medium, Single-Family Residential -
Medium/High, Multi-Family Residential, and Commercial uses. The amendment would
allow a maximum of 862 dwelling units across the property, resulting in an overall
maximum density of approximately 5.5 dwelling units per acre. The proposed land use
plan generally locates lower-intensity residential development adjacent to existing single-
family neighborhoods along the western and southern boundaries, with progressively
higher-density residential uses located closer to Miller Road and Lower Buckeye Road.
The approximately 51.2-acre commercial parcel is concentrated at the southwest corner
of Miller Road and Lower Buckeye Road, with the approximately 21.3-acre multi-family
parcel located immediately to the south along Miller Road.
5. The proposed residential development standards are intended to accommodate a
broader range of housing types than permitted by the existing CMP. The Single-Family
Residential - Medium designation would allow detached residential development at
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densities ranging from 3.0 to 5.0 dwelling units per acre, with minimum lot sizes of 4,500
square feet and minimum lot widths of 45 feet. The Single-Family Residential -
Medium/High designation would allow densities ranging from 3.0 to 8.0 dwelling units
per acre and could accommodate detached homes, clustered housing, patio homes, alley-
loaded homes, and attached products such as townhomes. Multi-family development
would be permitted at densities ranging from 8.0 to 20.0 dwelling units per acre and
would be limited to a maximum building height of 40 feet, generally accommodating
buildings of up to three stories.
6. The commercial parcel would accommodate retail, restaurant, service, office,
entertainment, institutional, and other commercial uses intended to serve nearby
neighborhoods and the surrounding area. The permitted-use framework also allows
certain business park uses, including light assembly, light manufacturing, office
warehouse, and research and development. These uses would be restricted to portions
of the commercial parcel located at least 400 feet from the ultimate Miller Road right-of-
way and would be limited to buildings of no more than 50,000 square feet and 40 feet in
height.
7. The amendment also establishes requirements related to circulation, open space,
pedestrian connectivity, buffering, and community design. A commercial collector
roadway would connect Lower Buckeye Road and Miller Road and provide access to the
commercial and multi-family parcels. The property would maintain an overall minimum
of 20 percent open space, with additional park-space requirements applicable to the
residential land-use categories. A 30-foot-wide landscape and trail corridor and a six-foot-
high screening wall would be provided along the western boundary adjacent to Westpark.
Pedestrian connections would be provided to Miller Road, Lower Buckeye Road, and
Warner Street, with shaded and illuminated pedestrian connections required where
residential parcels directly abut commercial development.
8. The purpose of the request is to update the land use plan for this portion of Monte Verde
to accommodate a broader range of housing opportunities and commercial services
within an urbanizing area near Interstate 10, major arterial roadways, schools, existing
neighborhoods, and employment development. The proposed arrangement establishes a
transition in development intensity across the property while providing an integrated
framework for future land use, circulation, open space, trails, buffering, and development
standards.
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AREA CONTEXT:
LAND USE GENERAL PLAN ZONING
Planned Community (PC)
Amendment Active Agricultural Master Planned
governed by the Monte Verde
Area Operations Community (MPC)
Community Master Plan (CMP)
Large-scale warehouse
North of
and distribution uses,
Lower
including the Funko Neighborhood General Commerce (GC)
Buckeye
and Five Below
Road
distribution centers
Primarily active
agricultural operations,
with John S. McCain III Planned Community (PC)
East of Miller Master Planned
Elementary School and governed by the Monte Verde
Road Community
a Christ’s Church of the Community Master Plan (CMP)
Valley (CCV) campus
under construction
Northwood Park
South of
Estates, a large-lot
Warner Neighborhood Rural Residential (RR)
rural residential
Street
community
Westpark, a suburban- Planned Community (PC)
Master Planned
West density single-family governed by the Westpark
Community
residential community Community Master Plan (CMP)
PUBLIC PARTICIPATION SUMMARY:
9. An advertised neighborhood meeting was held on May 4, 2026, at 6:00 P.M. at the
Buckeye Valley Chamber of Commerce. Written notices describing the request and
providing the proposed land use plan were mailed and emailed on April 17, 2026. The City
and applicant received written comments from two residents before the meeting. More
than 30 residents attended the neighborhood meeting, where representatives of the
applicant and City staff provided information regarding the existing CMP approvals,
proposed land use plan, development process, and anticipated future review of individual
development proposals.
10. Public comments received before and during the neighborhood meeting addressed the
following primary concerns:
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 Commercial development: The amount and type of commercial development
proposed, including concern that the property could accommodate additional
warehouse or distribution uses.
 Residential density and compatibility: The increase in residential units,
introduction of multi-family housing, proximity of higher-density development to
Westpark and Northwood Park Estates, building heights, privacy, noise,
neighborhood character, and potential effects on property values.
 Traffic and infrastructure: Additional traffic on Miller Road, Lower Buckeye Road,
and Warner Street; existing roadway and canal-crossing conditions; the timing of
planned transportation improvements; and the availability of water and sewer
service.
 Buffering and screening: The width and design of the western landscape and trail
corridor, wall height, and potential limitations on building heights adjacent to
existing neighborhoods.
 Schools, parks, and amenities: School capacity and the need for a school site, as
well as the provision of parks, trails, open space, and family-oriented recreational
amenities.
 Property maintenance: Debris and vegetation overgrowth within the irrigation
ditch along the western boundary. The property owner subsequently coordinated
cleanup of the affected area on two occasions.
11. Staff notes that several concerns involved assumptions not reflected in either the existing
entitlement or the final proposal. The property’s current agricultural use does not
represent its adopted long-term land-use plan. Under the existing Monte Verde CMP, the
property may already be developed with up to 433 single-family dwelling units and
approximately 15.1 acres of commercial uses. The conversion of the property from
farmland—and the associated traffic, infrastructure demands, and other development
impacts—could therefore occur regardless of whether this amendment is approved,
although the amendment would change the permitted mix and intensity of development.
The proposed amendment also does not permit conventional large-scale warehouse or
distribution center development. Permitted office warehouse and other light
employment uses would be limited to buildings of no more than 50,000 square feet and
40 feet in height. Additionally, the designated Multi-Family parcel is not directly adjacent
to an existing residential neighborhood; it is separated from Westpark by Parcel F and
from Northwood Park Estates by Parcels D and E.
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12. In response to public input, the applicant made several substantive revisions to the
proposal. Parcel D was changed from an optional commercial or residential designation
to Single-Family Residential - Medium/High, reducing the maximum amount of
commercial land by 8.5 acres. The overall residential unit cap was reduced by
approximately 15 percent, from 1,014 to 862 dwelling units, lowering the proposed
overall density from 6.5 to 5.5 dwelling units per acre. The maximum density of Parcel C
was reduced from 25 to 20 dwelling units per acre, and the maximum density of Parcel F
was reduced from 6 to 5 dwelling units per acre. The amendment also retains a 30-foot
landscape and trail corridor along the western boundary and adds a requirement for a
six-foot-high screening wall between the amendment area and Westpark.
13. As part of the public hearing notification process, the applicant also emailed all
neighborhood meeting attendees who had provided email addresses to share the dates,
times, and locations of the Planning and Zoning Commission and City Council hearings.
The email summarized the principal changes made to the proposal in response to
comments received at the neighborhood meeting and through written correspondence,
including the reduction in commercial acreage, reduction in the maximum residential unit
count and certain parcel densities, and addition of screening along the western boundary.
Attendees were also provided information regarding how to submit additional written
comments or contact the applicant and City staff with questions before the hearings.
14. Following publication of the public hearing notice, the City received an additional written
comment from a Northwood Park Estates resident concerning the visual effects of future
development along the parcel boundaries. The resident requested that homes along the
edges of Parcels A, D, E, and F be limited to one story; that apartment buildings along the
edge of Parcel C be limited to two stories; and that smaller commercial buildings be placed
near the perimeter of Parcel B, with larger buildings located farther within the parcel. The
written comment has been included in the public record as part of Exhibit E.
15. Because the proposed amendment would increase the residential development potential
of the property, notification letters and Certificates of Adequate School Facilities were
sent to the Buckeye Elementary School District and Buckeye Union High School District.
Both districts have returned a completed certificate indicating that they have adequate
existing or planned facilities to accommodate students generated by the proposed
development and that school sites are not needed within the amendment area. The
responses were based on the original proposal for 1,014 dwelling units, which has since
been reduced to 862 units.
16. Two nearby residents spoke during the September 8, 2026 Planning and Zoning
Commission public hearing for this item. One shared her continued concern regarding
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the multi-family component of the proposed CMP Amendment, while the second resident
shared his appreciation that the applicant took the neighborhood concerns into account
and revised the proposal to address many of the concerns. The Commission unanimously
recommended approval of the proposed CMPA.
17. All required notifications of the public hearings were completed at least fifteen (15) days
in advance of the meeting, as follows:
Notification Element Date
Published in the Arizona Business Gazette
August 22, 2026
Republic Edition
Site Posted August 20, 2026
Mailing Notice to Property Owners Within 500
August 21, 2026
Feet of Site
BACKGROUND:
18. In 2005, the City Council rezoned the Monte Verde property from Rural Residential (RR)
to Planned Community (PC) through adoption of Ordinance 23-05. In October 2005, the
City Council subsequently adopted Ordinance 60-05 approving the original Monte Verde
Community Master Plan. Within the subject amendment area, the original CMP
established entitlements for a maximum of 433 single-family dwelling units and
approximately 15.1 acres of commercial development.
19. Minor amendments to the Monte Verde CMP were approved in 2010 through Case 10-01
and in 2021 through Case PLZZ-20-00012. Both amendments applied only to portions of
Monte Verde located east of Miller Road and did not modify the land use plan, permitted
uses, development standards, or other requirements applicable to the subject
amendment area. Consequently, the development framework established for the subject
property by the original 2005 CMP has remained unchanged.
20. The amendment area has remained in active agricultural use since approval of the original
CMP. No subdivision plats, site plans, or other development applications have been
submitted or approved for the property. The current Major CMP Amendment is the first
application proposing to modify the development framework for the subject property
since 2005.
21. The Planning and Zoning Commission conducted a public hearing and recommended
approval of this item on September 8, 2026.
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ANALYSIS:
22. The proposed amendment is consistent with the property’s Master Planned Community
(MPC) General Plan designation. The MPC designation applies to areas governed by
separate development approvals that establish the permitted land uses, densities,
development intensities, and character of the community. The proposed amendment
would retain the property within the Monte Verde CMP while updating the development
framework applicable to the amendment area. A General Plan Amendment is therefore
not required.
23. Staff finds the amendment area is an appropriate location for the additional residential
density and commercial development proposed. The property is located near Interstate
10 and has frontage along Miller Road, Lower Buckeye Road, and Warner Street. It is also
located within an urbanizing area containing established residential neighborhoods, an
elementary school, agricultural land planned for future development, and large-scale
employment and distribution uses north of Lower Buckeye Road. The amendment would
accommodate additional housing within an area served by the existing and planned
transportation network rather than introducing higher-density development within the
interior of an established low-density neighborhood.
24. A strength of the proposed land use plan is the transition in development intensity across
the property. The highest-intensity residential component, Parcel C, is located along
Miller Road and is separated from Westpark by Parcel F and from Northwood Park Estates
by Parcels D and E. Commercial development is concentrated at the Miller Road and
Lower Buckeye Road intersection, where it has direct access to the arterial roadway
network and is positioned across from existing employment and distribution
development. The parcels adjoining existing neighborhoods carry the lower-intensity
Single-Family Residential – Medium and Medium/High designations, with Parcel F limited
to a maximum density of 5 dwelling units per acre. Along the western boundary, a 30-foot
landscape and trail corridor and six-foot screen wall would provide additional separation
from Westpark.
25. The proposed residential development standards provide flexibility to accommodate a
wider variety of housing products than contemplated by the original CMP. Parcel F would
allow minimum lot sizes of 4,500 square feet and minimum lot widths of 45 feet at
densities ranging from 3 to 5 dwelling units per acre. Parcels A, D, and E would allow
detached homes, patio homes, clustered housing, alley-loaded homes, townhomes, and
other attached products at densities ranging from 3 to 8 dwelling units per acre. Parcel C
would accommodate multi-family development at densities ranging from 8 to 20 dwelling
units per acre. Staff finds this range of housing types is appropriate given Buckeye’s
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continued growth and the property’s proximity to major roadways, employment, schools,
and commercial services. The overall unit cap, parcel-specific density ranges, open-space
requirements, and recommended stipulations provide safeguards against development
intensity exceeding that evaluated through this amendment.
26. The proposed standards also include measures that moderate the scale of higher-density
residential development. Multi-family development would be limited to a maximum
height of 40 feet, compared with the 60-foot maximum permitted by the Development
Code’s MF-2 standards, and would generally be limited to three stories. Single-family
residential development would be limited to 35 feet in height. These limitations, together
with the placement of Parcel C away from existing residential neighborhoods and the
separation provided by Warner Street and adjacent landscape areas, provide an
appropriate transition to surrounding development.
27. Staff finds the location and composition of the approximately 51.2-acre commercial
parcel appropriate. Concentrating commercial development at the intersection of Miller
Road and Lower Buckeye Road provides visibility and access from two arterial roadways
while creating opportunities for retail, restaurant, service, office, entertainment, and
institutional uses that can serve the surrounding neighborhoods. The commercial parcel
also provides a transition toward the existing employment and distribution uses north of
Lower Buckeye Road. While the permitted-use framework allows certain office
warehouse and light employment uses, it does not permit conventional large-scale
warehouse or distribution center development. Light assembly, light manufacturing,
office warehouse, and research and development uses must be located at least 400 feet
from the ultimate Miller Road right-of-way and are limited to buildings of no more than
50,000 square feet and 40 feet in height.
28. The amendment incorporates open-space, park, circulation, and pedestrian-connectivity
requirements intended to create an integrated development rather than a collection of
unrelated parcels. The property would maintain an overall minimum of 20 percent open
space, with additional park-space requirements applicable to each residential land-use
category. The western landscape and trail corridor would provide both a recreational
amenity and separation from Westpark. Pedestrian connections would be provided to
Miller Road, Lower Buckeye Road, and Warner Street, and shaded and illuminated
connections would be required where residential parcels directly abut commercial
development. A commercial collector roadway would connect Lower Buckeye Road and
Miller Road and provide access to the commercial and multi-family parcels. Required
roadway, water, sewer, drainage, and other infrastructure improvements would be
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evaluated through subsequent development applications and constructed in accordance
with applicable City standards and the recommended stipulations.
29. Staff commends the applicant for listening to the concerns raised by nearby residents and
making meaningful changes to the proposal. The resulting land use plan is less intense
and provides stronger transitions and greater compatibility with surrounding
neighborhoods.
30. The proposed amendment furthers multiple goals and policies of the Buckeye General
Plan, including, but not limited to:
 Provide appropriate transitions to existing residential development through
the placement of land uses, parcel-specific density limitations, landscape
buffers, trails, screening walls, and building-height limitations, consistent
with General Plan Policies G-2.1, G-2.4, and G-16.3;
 Locate multi-family development with access to the arterial roadway network
and provide separation from existing single-family neighborhoods, consistent
with General Plan Policies G-2.2 and G-2.3;
 Expand the range of housing types, sizes, designs, and densities available to
existing and future Buckeye residents in furtherance of General Plan Policies
G-17.1 and G-17.2;
 Concentrate commercial uses along major roadways while providing
appropriate transitions to residential development, consistent with General
Plan Policies G-3.1 and G-3.4;
 Coordinate development intensity with existing and planned infrastructure
capacity in accordance with General Plan Policies G-1.5, G-15.1, and G-16.1;
and
 Promote pedestrian and bicycle connectivity and provide access to parks,
trails, recreation, schools, and commercial services in furtherance of General
Plan Policies G-19.2 and G-19.4.
31. Staff finds the proposed amendment represents sound planning and an appropriate
update to the development framework established for the property in 2005. The
proposal accommodates additional housing and commercial development in a
location suited for greater intensity, provides a logical transition from existing
neighborhoods to Miller Road and Lower Buckeye Road, expands the range of
available housing types, and incorporates meaningful open-space, trail, buffering,
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screening, and connectivity requirements. Accordingly, staff supports the proposed
amendment subject to the recommended stipulations.
RECOMMENDATION:
32. Staff recommends the City Council conduct a public hearing and adopt an Ordinance
approving the proposed Monte Verde Major CMP Amendment, Application PLZZ-24-
0013, subject to conditions (a) through (z) for the reasons outlined within the analysis
section of this staff report.
Planning/Standard
a) Development of the property shall be in general conformance to the project narrative
entitled “Monte Verde Community Master Plan, Major Amendment – 3rd
Amendment”, consisting of 38 pages, dated May 22, 2026, and stamped received on
June 29, 2026, except as modified by these conditions of approval.
b) Unless expressly modified by these conditions, all conditions of approval established
by Ordinance 60-05 (2005 Monte Verde CMP approval) shall remain in full force and
effect.
c) The Property Owner/s and their successor waive any and all claims for diminution in
value of the property with regard to any action taken by City of Buckeye as result of
the CMP approval.
Engineering/Project Specific
d) Coordination with the City will be required for the northern portion of the CMP.
Potential regional drainage infrastructure will be required to be built to address
regional offset flows that impact the northern boundary of the CMP based upon
area drainage master plans.
e) The applicant/owner acknowledges that locations and/or design of buildings, access,
parking, and/or any other site features may be subject to modification based upon
City comments provided when a site application is filed for the property. Project
shall comply with City of Buckeye Engineering Standards and requirements.
Engineering/Standard General
f) This project is subject to a Parkway Maintenance Improvement District (MID)
formed pursuant to Arizona Revised Statue § 48-574 and in accordance with City of
Buckeye Ordinance 42-06. This will include a legal and exhibit of the ownership
parcel.
g) This project is subject to Street Light Improvement District (SLID) in accordance with
City of Buckeye Ordinance 43-05. This shall be established prior to the recordation of
the first Final Plat, Minor Subdivision, MOD, or any other related land division. This
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will include a gross boundary legal and exhibit of the ownership parcels for the
various APN’s within the CMP.
h) This development is subject to a Cost Recovery Assessment in accordance with City
of Buckeye Ordinance 20-13. The assessment amount is $82,082.98 per City of
Buckeye Resolution No.30-26 and any future cost recovery with upcoming CIP
projects. Any unpaid assessment shall be paid prior to or at the time of development
or property subdivision, whichever comes first. Unpaid assessments shall be due and
payable in full upon the earliest of any of the following development of the property
to occur:
1. Approval of a development site plan.
2. Approval of a final subdivision plat that will result in a subdivision pursuant
to the City Development Code.
3. At the time of issuance of a grading permit.
4. At the time of issuance of a building permit.
5. Approval of a change in zoning granted by the City Council.
i) All existing overhead power lines less than 69 kV capacity, or any other overhead
utilities within the project area or along its boundaries, shall be installed
underground.
j) All existing irrigation facilities located on the site shall be abandoned, relocated, or
installed underground. Any District-owned facilities to be located within the right-
of-way shall be located near the rear of the right-of-way and the right-of-way shall
be extended at least five (5) feet, unless otherwise determined by the City. Any
additional easements for District-owned facilities shall be placed outside of the
right-of-way and the public utilities easement.
k) All trash and construction debris shall be collected through a trash hauler that has a
City of Buckeye business license. Trash enclosures shall be in accordance with City of
Buckeye Standards.
Engineering/Standard Streets
l) The Property Owner/Developer shall be responsible for the dedication and
construction of all half-street right-of-way and improvements, at no cost to the City,
for Lower Buckeye Road, Miller Road, Warner Road and all internal roads based on
City of Buckeye standards.
m) The Property Owner/Developer shall submit a Minor Subdivision or other
appropriate subdivision type to the City of Buckeye dedicating right-of-way for
functionally classified roadways when requested to do so by the City. Such right-of-
way may be requested by the City to be dedicated in advance of development to
permit the construction of needed City infrastructure to adjacent sites.
Engineering/Standard Water & Wastewater
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n) The Property Owner/Developer shall allocate any surface water rights to the City
prior to the issuance of any building permits.
o) Property Owner/Developer shall verify and complete due diligence if any proposed
subdivision of the existing property requires a Certificate of Assured Water Supply
based upon Arizona State Law Subdivision requirement. Prior to Final Plat approval,
the Property Owner/Developer shall produce a Certificate of Assured Water Supply
issued by the Arizona Department of Water Resources (ADWR), covering all lots and
parcels created, defined, or depicted on said Plat, if the Certificate is required as
determined by Property Owner/Developer due diligence. The certificate must be
consistent with all Arizona Department of Water Resources ADWR rules and
regulations. In the event the City has been designated an assured water provider
prior to Final Plat approval, and the ADWR has not yet issued a Certificate or
Certificates of Assured Water Supply for the subdivision, a Certificate or Certificates
of Assured Water Supply will not be required by the City. The City may instead
require as a condition to Final Plat approval that the Property Owner/Developer
provide the City with other evidence demonstrating that there is sufficient volume
and quality of water necessary to serve the demands at the subdivision such as a
physical availability determination issued by the ADWR along with supporting
documentation or that the Property Owner/Developer provide the City with a copy
of an analysis of assured water supply, with supporting documentation, issued by
the ADWR for the subdivision.
Transportation/Traffic
p) Prior to the release of any civil permit, the Property Owner/Developer shall pay a
pro rata share cost of up to nine (9) regional future traffic signals to be installed
within this section of land. The pro rata share is based on a ratio of the project
acreage to the developable acreage within the section. The sectional contribution is
to be based on the following allocation of costs: (i) 25 percent share of four (4)
possible signals at arterial street intersections; (ii) 50 percent share of four (4)
possible signals at half-mile collector street intersections or project entries; and (iii)
100 percent share of one (1) possible signal internal to this project. The cost shall be
based on an anticipated signal cost as determined by the City. The signal fee will be
for the entire parcel of development regardless of any lots that may be split into
different parcels as such as multi pad commercial development.
q) All non-regional traffic signals that are required by this project shall be funded and
constructed by this project prior to C of O.
r) All regional traffic signals required by this project shall be constructed by this project
prior to C of O. This may have a reimbursable component from the regional signal
fees collected by the City from other parcels per City Engineer approval.
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s) All medians required for controlling site access such as RI/RO or ¾ access (RI/RO/LI)
shall be constructed with this development.
t) In the event that access to and within the project is deemed a threat to public safety
and security by the City, the City has broad authority to take such action as it deems
necessary to address such a threat until such time as the Property Owner/Developer
eliminates the safety concerns to the City’s satisfaction. The Property
Owner/Developer is responsible for revising the roadway and access layout to
alleviate the City’s concerns with respect to public safety and security. Any such
changes will be considered a minor change to existing site plan approvals and shall
be approved by the City.
u) ITS conduits (2 7-way micro-ducts) must be installed along major arterial or arterial
streets per City standards, including any necessary splice boxes.
v) Driveway spacing and storage requirements shall be per Table 1 of the COB
Engineering Design Standards (EDS) Section 6-3.
w) All major intersections will require right turn slip lanes and dual left turn lanes per
City Detail 63300.
Transportation/Preliminary Plats
x) On major local or local streets with a running length longer than 1200', traffic
mitigation must be shown on the plat. Traffic mitigation can include elements such
as chicanes and footballs and must be implemented with initial design. These traffic
mitigation strategies may require no parking signs in areas where the traffic
mitigation elements make on-street parking unsafe or unfeasible.
y) 4-legged intersections will require 2-way stop signs at a minimum and all-way stops
at major intersections.
z) 3-legged intersections that have higher traffic volumes and non-typical traffic
patterns are required to have a minimum of a 2-way stop.
ATTACHMENTS:
 Exhibit A – Aerial Vicinity Map
 Exhibit B – Zoning Vicinity Map
 Exhibit C – General Plan Land Use Map
 Exhibit D – Monte Verde CMP Amendment Narrative
 Exhibit E – Citizen Participation Report
Prepared By:
Ken Galica, Planning Manager
Reviewed By:
Adam Copeland, Deputy Planning Director
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