Exhibit D - CMP Amendment Narrative.pdf

Exhibit D
4R PLZZ-24-0013 RECEIVED JUN 29 2026 WD
MONTE VERDE COMMUNITY MASTER PLAN
Major Amendment – 3rd Amendment
Narrative
PLZZ-24-0013
First Submittal: November 7, 2024
Second Submittal: July 31, 2025
Third Submittal: December 16, 2025
Fourth Submittal: May 22, 2026
Monte Verde CMP Major Amendment 1

Development Team
Owner and Developer
Sunbelt Land Holdings LP
2555 E Camelback Rd, Suite 610
Phoenix, AZ 85016
Contact: Brooks Griffith
480-869-0240
BGriffith@sunbeltinv.com
Planning
Colliers Engineering & Design
4742 N. 24th Street, Suite 270
Phoenix, AZ 85016
Contact: Rob Gubser, AICP
602-490-0535
rob.gubser@collierseng.com
Engineering
Hunter Engineering
10446 N. 74th Street, Suite 140
Scottsdale, AZ 85258
Contact: Daniel J. Leone, PE
480-991-3985
dleone@hunterengineeringpc.com
Transportation Engineering
Southwest Traffic Engineering, LLC
3838 N. Central Avenue, Suite 1810
Phoenix, AZ 85012
Contact: Andrew Smigielski, PE, PTOE, PTP
602-266-7983
smig@SWTE.US
Legal Counsel
Gilbert Blilie, PLLC
701 N. 44th St
Phoenix, AZ 85008
Contact: Jeff Blilie
623-606-0532
jblilie@gilbertblilie.com
Monte Verde CMP Major Amendment 2

Table of Contents
1. Description of Request .......................................................................................................... 4
2. Project Summary .................................................................................................................. 4
2.1 Current Property Conditions and Vicinity Information ........................................................... 4
2.2 General Plan Land Use Designation ..................................................................................... 4
2.3 Current Zoning and History .................................................................................................. 4
3. Proposed CMP ...................................................................................................................... 5
3.1 Project Description ............................................................................................................. 5
3.2 Proposed Land Uses ......................................................................................................... 13
3.3 Development Standards.................................................................................................... 18
3.4 Source of Water ................................................................................................................ 25
3.5 Wastewater Management ................................................................................................. 25
3.6 Roadway Circulation ......................................................................................................... 25
3.7 Drainage ........................................................................................................................... 25
3.8 Police and Fire Protection ................................................................................................. 25
3.9 Impact to Local Schools .................................................................................................... 25
3.10 Parks and Open Space .................................................................................................... 26
3.11 Proposed Pedestrian Trails .............................................................................................. 26
4. Signage .............................................................................................................................. 26
5. Design Guidelines ............................................................................................................... 26
5.1 Residential Architecture .................................................................................................... 26
5.2 Commercial Architecture .................................................................................................. 27
5.3 Fences, Walls, and Monuments ........................................................................................ 27
5.4 Landscaping and Open Space ........................................................................................... 27
6. Phasing .............................................................................................................................. 27
7. Legal Description ................................................................................................................ 27
Exhibits
Exhibit A Vicinity Map ................................................................................................................. 28
Exhibit B General Plan Land Use Designation .............................................................................. 29
Exhibit C Current Zoning ............................................................................................................. 30
Exhibit D Preliminary Land Use Data Summary for Entire Monte Verde CMP ................................. 31
Exhibit E Comparison of 2010 and Proposed CMP Land Use Plans .............................................. 32
Exhibit F Land Use Concept ........................................................................................................ 33
Exhibit G Legal Description and Exhibit ....................................................................................... 34
Monte Verde CMP Major Amendment 3

1. Description of Request
The request is to amend the Monte Verde Community Master Plan (CMP) to modify the permitted
uses and development standards on 156 acres on the southwest corner of Miller Road and Lower
Buckeye Road, shown on Exhibit A (“Property”). The land uses proposed for the Property are:
• Single-Family Residential
• Multi-Family Residential
• Commercial
This Major CMP Amendment application pertains only to the Property, which includes the following
parcels: 504-26-014S, 504-26-014T, 504-26-012B.
The standards and exhibits in this major CMP amendment supersede those in the 2005 Monte
Verde CMP, as applicable to the Property, unless otherwise specified. This CMP amendment is a
standalone document that applies to the subject 156 acres of the Monte Verde CMP and is apart
from the 2005, 2010, and 2021 CMPs.
2. Project Summary
2.1 Current Property Conditions and Vicinity Information
The Property is currently agricultural land. The Property is bordered by Lower Buckeye Road to the
north, Miller Road to the east, Warner Street to the south, and Westpark to the west. The following
is a summary of the surrounding land uses:
Direction Zoning Existing Land Use
North General Commerce Warehouse distribution
East Planned Community - Monte Agriculture and Educational
Verde Institution (John McCain III
Elementary School)
South Agricultural and Rural Single-family residential
Residential neighborhood
West Planned Community - Westpark Single-family residential
neighborhood
2.2 General Plan Land Use Designation
The current General Plan designation for the Property is Master Planned Community. The proposed
amendment to the CMP is consistent with this land use designation. The General Plan land use
designation is shown on Exhibit B.
2.3 Current Zoning and History
The current zoning on the Property is Planned Community with a Community Master Plan Overlay,
as shown on Exhibit C. The Property is part of the 2005 Monte Verde Community Master Plan, which
underwent Minor CMP Amendments in 2010 and 2021.
The amendment in 2010, Case No. 10-01, was for the relocation of the water storage site and the
addition of two school sites on the parcels between Miller Road and Apache Road. The 2021 Minor
CMP amendment, Case No. PLZZ-20-00012, was also specific to the parcels on the southeast
Monte Verde CMP Major Amendment 4

corner of Miller Road and Lower Buckeye Road, between Miller Road and Apache Road. The 2010
amendment revised the location of the elementary school, changed the alignment of the internal
collectors, and changed the configuration of the land use plan based on the new alignment of the
collector roads.
The 2021 Monte Verde CMP provides for 120 acres of single-family residential at densities of 3.0-
4.2 dwelling units per acre with lot types ranging from 6,360-8,750 square feet, for a total of 433
units, and 15.1 acres of commercial land uses on the Property. The updated land use data
summary for the entire Monte Verde CMP, with consideration to this proposed CMP amendment
proposal, is included as Exhibit D. The approved 2010 land uses for this site compared to the
proposed land uses are shown as Exhibit E.
3. Proposed CMP
3.1 Project Description
This Monte Verde CMP amendment for the Property consists of single-family and multi-family
residential and commercial uses, connected by a collector roadway. The overall maximum number
of residential units across the Property is proposed to be 862 (5.5 dwelling units per acre). The
Property is separated from the remainder of the CMP by Miller Road. The land use plan is shown as
Exhibit E. The acreage for each parcel may vary by 10% without requiring a CMP amendment. All
other changes to the CMP must refer to the Buckeye Development Code to determine whether a
major or minor amendment is warranted.
The following is a list of the land uses for each parcel:
Parcel A: Single-Family Residential – Medium/High
Parcel B: Commercial
Parcel C: Multi-Family Residential
Parcel D: Single-Family – Medium/High
Parcel E: Single-Family Residential – Medium/High
Parcel F: Single-Family Residential – Medium
The following are conceptual examples of the character of each land use. Development within
each parcel shall have consistent design and theming and comply with the City’s design guidelines
in the Buckeye Development Code and the 2005 Monte Verde CMP where applicable, see Section 5
Design Guidelines.
Monte Verde CMP Major Amendment 5

Single-Family Residential – Medium
The Single-Family Residential – Medium land use parcels may include single-family detached units,
as conceptually shown below. The images are for conceptual purposes only to indicate the quality
and character of the proposed development. All proposed development will adhere to the design
standards in Section 5 and the guidelines prescribed in the Buckeye Development Code.
Monte Verde CMP Major Amendment 6

Single-Family Residential – Medium/High
Single-Family Residential – Medium/High land use parcels may include detached single-family
residential, as shown above, or clustered units, patio homes, alley-loaded, and attached units,
such as townhomes, as conceptually shown below. The images are for conceptual purposes only
to indicate the quality and character of the proposed development. All proposed development will
adhere to the design standards in Section 5 and the guidelines as prescribed in the Buckeye
Development Code.
Monte Verde CMP Major Amendment 7

Single-Family Residential – Medium/High (continued)
Monte Verde CMP Major Amendment 8

Multi-Family Residential
The Multi-Family Residential land use parcel may include dwellings ranging from one- to three-
stories. The images are for conceptual purposes only to indicate the quality and character of the
proposed development. All proposed development will adhere to the design standards in Section 5
and the guidelines prescribed in the Buckeye Development Code.
Monte Verde CMP Major Amendment 9

Multi-Family Residential (continued)
Monte Verde CMP Major Amendment 10

Commercial
Commercial land use parcels may include complementary retail and services for the nearby
residential neighborhoods as well as office and office warehouse. The images are for conceptual
purposes only to indicate the quality and character of the proposed development. All proposed
development will adhere to the design standards in Section 5 and the guidelines prescribed in the
Buckeye Development Code.
Monte Verde CMP Major Amendment 11

Commercial (continued)
Monte Verde CMP Major Amendment 12

3.2 Proposed Land Uses
The following are the permitted uses for each of the parcels.
3.2.1 Residential
Permitted Uses
The following uses are permitted on Parcel F for single-family - medium residential:
1. Single Family Detached Residential 7. Utility facility, minor
2. Medium Density Residential: Single Family 8. Home occupations subject to the use-
Attached, Detached, Cluster specific standards for home occupations
3. Religious assembly in the Buckeye LDO, Chapter 7, Article 3,
4. Schools, public and private Section 3.3.4.C.
5. Parks, public and private; Open Space, 9. Accessory Uses: subordinate uses of a
trails, drainage ways, retention areas, building or site when use is clearly
landscape tracts incidental to the use of the principal
6. Guest houses building
The following uses are permitted on Parcels A, D, and E for single-family – medium/high residential:
1. Single Family Detached Residential 9. Religious assembly
2. Medium Density Residential: Single Family 10. Private elementary or middle school
Attached, Detached, Cluster 11. Private high school
3. Dwelling, duplex 12. Arboretum or botanical garden
4. Dwelling, multi-family 13. Community playfields and parks
5. Dwelling, zero lot line 14. Tower Collocation (No height increase)
6. Assisted living, residential 15. Utility facility, minor
7. Community recreation center 16. Parking structure
8. Public safety facility
Conditional Uses
The following are conditional uses permitted on the single-family residential parcels:
1. Assembly hall, public 3. Library, public
2. Bed and breakfast 4. Tower (including any facility with a tower)
Temporary Uses
The following temporary uses are permitted on the single-family residential parcels:
1. Temporary uses including sales/marketing facilities, model homes, construction trailers
and related accessory uses
2. Yard sale, temporary
3. Antennas, temporary
Monte Verde CMP Major Amendment 13

3.2.2 Commercial
Permitted Uses
The following uses are permitted on Parcels B unless otherwise noted:
1. Alcoholic beverages, retail sale 35. Kennel, indoor only
2. Animal pet shop, retail 36. Large retail
3. Art gallery or museum, private/public 37. Library, public
4. Assembly hall, private/public 38. Major entertainment facility, indoor
5. Assembly, light* (subject to Specific 39. Manufacturing, light*
Standards) 40. Medical office or clinic
6. Assisted living, commercial 41. Mini-storage, indoor (subject to Specific
7. Auditorium, private Standards)
8. Bar, lounge, or tavern 42. Movie theater
9. Bed and breakfast 43. Nursing home
10. Broadcasting or recording studio (no tower) 44. Office, business or professional
11. Building materials sales, indoor retail 45. Office warehouse* (subject to Specific
12. Car wash (subject to Specific Standards) Standards)
13. College or university (subject to Specific 46. Parking structure
Standards) 47. Plant sales, retail
14. Community playfields and parks 48. Private elementary or middle school
15. Community recreation center (subject to Specific Standards)
16. Convenience store with gas sales 49. Private high school (subject to Specific
17. Day care, commercial Standards)
18. Dry cleaning and laundry service, pick- 50. Religious assembly
up/drop-ff only 51. Research laboratory/Research and
19. Farmers market development* (subject to Specific
20. Financial institution, with drive- through Standards)
21. Financial institution, without drive-through 52. Resort
22. Fitness and recreational sports center 53. Restaurant, with drive-through (subject to
23. Food sales, wholesale Specific Standards)
24. Fraternal or social club, nonprofit 54. Restaurant, without drive-through
25. Gasoline sales 55. Tobacco Oriented Retailer
26. General indoor recreation, commercial 56. Tower (including any facility with a tower)
27. General personal services 57. Tower Collocation (no height increase)
28. General retail 58. Transmitting station (no tower)
29. Golf course, unlighted 59. Utility facility, minor
30. Golf course/driving range, lighted 60. Vehicle service and repair, minor
31. Government admin. and civic buildings 61. Veterinary clinic
Greenhouse 62. Wholesale establishment
32. Hospital (subject to Specific Standards) 63. Accessory Use: Outdoor storage as an
33. Hotel or motel accessory to Assembly, light;
34. Instructional services or trade school Manufacturing, light; Office warehouse;
Research laboratory/Research and
development.* (subject to Specific
Standards)
*Uses are permitted on parcels located 400 feet+ from the ultimate Miller Road right-of-way.
Monte Verde CMP Major Amendment 14

Use-Specific Standards
A. Assembly, light.
a. The maximum building area shall be limited to 50,000 square feet and the maximum
building height shall be 40 feet.
B. Hospital.
a. The use shall abut an arterial or major collector. The use is prohibited on local
streets.
C. Car wash.
a. No more than one (1).
D. Manufacturing, light.
a. The maximum building area shall be limited to 50,000 square feet and the maximum
building height shall be 40 feet.
E. Mini-storage.
a. All new mini-storage facilities must be separated from existing mini-storage
facilities by a minimum of 2,400 feet.
b. The maximum parcel/lot frontage for a mini-storage facility located on an arterial
street is 500 feet.
c. All mini-storage facilities must provide minimum 32-foot-wide drive aisles between
all buildings and adjacent to all building walls with storage compartment access
doors.
d. Caretaker’s quarters must be incorporated into and occupy space on the premises
of the mini-storage facility.
e. Mini-storage facility with a caretaker’s quarters must include a single 500-square-
foot (minimum) landscaped private recreation area within the mini-storage project
adjacent to the caretaker’s quarters for exclusive use by resident
manager/caretaker. The landscaped recreation area must include a minimum of
one large shade tree installed at 24-inch-box size, shrubs, and recreation
equipment as approved by the Director. Recreation equipment must consist of
picnic table and barbecue facilities or other comparable equipment for use by the
resident manager.
f. Facilities must include a security plan detailing how the site will be monitored 24
hours a day. The security plan must include specific details on monitoring and
communication procedures to receive and address concerns from adjacent
residents and property owners.
g. All buildings in the mini-storage facility must be architecturally compatible with the
surrounding uses. Architectural compatibility is measured as follows:
i. Projects constructed abutting residential or public/semipublic zoning must
display roof design, wall relief features, and colors commonly found in
adjacent residential construction;
ii. Projects abutting commercial or industrial districts may employ more rigid
lines and features;
iii. Where a project abuts existing residences or land that is planned for
residential uses, the residential compatibility requirement shall control;
Monte Verde CMP Major Amendment 15

h. Hours of public access to mini-storage units abutting residential zoning districts are
restricted to the period from 6:00 am to 10:00 pm daily.
i. All setbacks abutting residentially-zoned parcels must be landscaped consistent
with the Landscape Standards in Chapter 7, Section 5.4 - Landscaping of the
Buckeye Development Code.
j. Rear and side building setbacks may be reduced to zero feet for single-story
buildings when adjacent to commercial or industrial zoning districts.
k. All outdoor storage must be screened from public view. Screening must consist of
an opaque wall or fence with a minimum height of eight feet, constructed in
compliance with the standards for screening requirements in the Buckeye
Development Code. Except for operational, recreational, and construction vehicles,
stored materials, equipment, and vehicles must not exceed the height of the
screening fence or wall.
F. Office warehouse.
a. The maximum building area shall be limited to 50,000 square feet and the maximum
building height shall be 40 feet.
b. Service areas must be internal to the site or screened from the public right-of-way
and adjacent properties.
G. Research laboratory/Research and development.
a. The maximum building area shall be limited to 50,000 square feet and the maximum
building height shall be 40 feet.
H. Restaurant, with drive-through.
a. Maximum two (2).
I. Schools.
a. All colleges, universities, high schools, and trade schools shall have their principal
vehicular entrance and exit on an arterial or collector street; vehicular ingress and
egress to local streets is prohibited.
b. Elementary schools shall not be located adjacent to arterial roads or roads with
higher classifications.
c. No portion of any school facility shall be located in an overhead utility line corridor.
Accessory Uses Specific Standards
J. Outdoor Storage.
a. Each outdoor storage area shall be incorporated into the overall design of the
primary structure on the site and shall be located at the rear of the primary
structure.
b. Each outdoor storage area shall be screened from view from all property lines and
adjacent rights-of-way by an opaque fence or wall between six and eight feet in
height that incorporates at least one of the predominant materials and one of the
predominant colors used in the primary structure. The fence may exceed eight feet
in height where the difference in grade between the right-of-way and the outdoor
storage area makes a taller fence necessary to effectively screen the area. Materials
may not be stored higher than the height of the screen wall. The perimeter of the
fence or wall must be landscaped with a seven-foot wide strip containing a
minimum of one tree for every 150 square feet of lot area.
Monte Verde CMP Major Amendment 16

c. If the outdoor storage area is covered, then the covering shall include at least one of
the predominant exposed roofing colors on the primary structure.
d. No materials may be stored in areas intended for vehicular or pedestrian
circulation.
e. No storage of any items may occur within the front setback area or within the one-
half of each side setback nearest the street.
Temporary Uses
The following temporary uses are permitted on Parcels B:
1. Antennas, temporary 4. Food Trucks; Mobile Food Vendor
2. Contractors storage yard (less than 6 5. Office space/ equipment storage,
months) temporary
3. Expansion or replacement facilities, 6. Retail sales, temporary
temporary
Monte Verde CMP Major Amendment 17

3.3 Development Standards
The following development standards apply to the subject area identified for this CMP amendment.
All other development standards not listed herein shall defer to the standard in the Buckeye
Development Code.
3.3.1 Residential Standards
The following standards shall apply to the single-family - medium residential uses on Parcel F:
Table 1. Single-Family - Medium Residential Standards
Standard CMP Standards R1-6 Buckeye Development
Code Standards
Dimensional Standard
Lot Size, minimum 4,500 SF 6,000 SF
Lot Width, minimum 45’ 55’
Density 3-5 du/ac -
Building Setbacks
Front 12’1 12’
Front-loaded garage – 20’ 1, 2, 6 Front-loaded garage – 20’2
Side 0’ w/ 10’ aggregate1, 3, 4 0’ w/ 10’ aggregate3, 4
Rear 20’1, 4, 5 20’4, 5
Height, maximum 35’ 35’
Landscape Standard
Landscape Buffers 25’ for arterials 25’ for arterials
15’ for collectors 15’ for collectors
30’ for Parcel F western property
line 7
Minimum % to be 15% - 3.0 du/ac 15% - More than 2.0 du/ac up to
landscaped 20% - More than 3.0 du/ac up to 3.0 du/ac.
5.0 du/ac. 20% - More than 3.0 du/ac up to
25% - More than 5.0 du/ac up to 5.0 du/ac.
6.0 du/ac. 25% - More than 5.0 du/ac up to
10.0 du/ac.
1 Tree, 5 Other Plantings per 600 1 Tree, 5 Other Plantings per 600
Property Enhancement
square feet square feet
1 Tree, 5 Other Plantings per 25 1 Tree, 5 Other Plantings per 25
Property Perimeter
linear feet linear feet
1 Tree, 5 Other Plantings per 1 Tree, 5 Other Plantings per
Parking Lot Landscaping
Landscape Island Landscape Island
At least 1 tree and 10 Other At least 1 tree and 10 Other
Building Foundation Plantings per front yard (at time Planting per yard (at time of
of Certificate of Occupancy) Certificate of Occupancy)
Notes:
1. Encroachment allowances: Fireplaces, bay windows, or popouts may encroach up to 2.5 feet into
front, side, and rear yard setbacks so long as 5 feet of clear side yard is maintained.
Monte Verde CMP Major Amendment 18

2. If driveways are not intended for parking, the front-loaded garage setback may be zero but not greater
than five feet for single-family attached dwellings and bungalow communities.
3. An additional 5’ of setback shall be required for all corner lots adjacent to public arterial right-of-way.
4. Accessory buildings will not be located closer than three feet from any property line. The side and rear
yard setback shall be five feet for accessory structures which exceed ten feet in height. Accessory
structures with vehicle entrances which directly face an alley shall be setback at least ten feet from
the property line along the alley.
5. Where a rear facing garage is provided with access via alley, the rear setback for the building may be
reduced to zero feet, provided fire separation requirements can be met.
6. Driveway must be a minimum of 20’ from face of garage to the nearest edge of sidewalk.
7. A 30-foot landscape buffer along the western property line shall include a trail corridor.
Justification: The dimensional standards for Single-Family Medium are intended to foster a greater
variety of single-family home detached product types. The minimum lot sizes and lot widths have
been reduced from the R1-6 standards to accommodate a diversity of home products on smaller
lot sizes. The standards include a set density range to ensure that residential development on these
parcels generally aligns with the intent of the R1-6 standard. The front-loaded garage setback
includes a specification that the setback is measured to the back of the sidewalk – this was added
to provide for a full 20’ driveway that would minimize any vehicle overhang onto the sidewalk. A 30’
landscape buffer standard has been included for Parcel F and Parcel A to create separation
between the proposed uses and the existing single-family residences to the west. This landscape
buffer will include a trail, which will be included as open space for Parcels F and A.
The encroachment allowances from the 2005 Monte Verde CMP have been carried over to
accommodate architectural design details and embellishments on residential units.
Monte Verde CMP Major Amendment 19

The following standards shall apply to the single-family – medium/high residential uses on Parcels
A, D, and E:
Table 2. Single-Family – Medium/High Residential Standards
Standard CMP Standards R1-3 Buckeye Development
Code Standards
Dimensional Standard
Lot Size, minimum 3,000 SF 3,000 SF
Lot Width, minimum 25’ 30’
Density 3-8 du/ac -
Building Setbacks
Front 8’ 1 12’
Front-loaded garage – 20’ 1, 2, 7 Front-loaded garage – 20’2
Side 5’1, 2, 4, 5 5’2, 4, 5
Rear 10’1, 4, 5 10’ 4, 5
Height, maximum 35’ 45’
Landscaping Standard
Landscape Buffers 25’ for arterials 25’ for arterials
15’ for collectors 15’ for collectors
30’ for Parcel A western
property line 8
Minimum % to be 15% - 3.0 du/ac 15% - More than 2.0 du/ac up
Landscaped 20% - More than 3.0 up to 5.0 to 3.0 du/ac.
du/ac 20% - More than 3.0 du/ac up
25% - More than 5.0 up to 8.0 to 5.0 du/ac.
du/ac 25% - More than 5.0 du/ac up
to 10.0 du/ac.
1 Tree, 5 Other Plantings per 1 Tree, 5 Other Plantings per
Property Enhancement
600 square feet 600 square feet
1 Tree, 5 Other Plantings per 1 Tree, 5 Other Plantings per
Property Perimeter
25 linear feet 25 linear feet
1 Tree, 5 Other Plantings per 1 Tree, 5 Other Plantings per
Parking Lot landscaping
Landscape Island Landscape Island
At least 1 tree and 10 other At least 1 tree and 10 other
plantings per front yard (at plantings per front yard (at
Building Foundation
time of Certificate of time of Certificate of
Occupancy) Occupancy)
Notes:
1. Encroachment allowances: Fireplaces, bay windows, or popouts may encroach up to 2.5 feet into
front, side, and rear yard setbacks so long as 5 feet of clear side yard is maintained.
2. If driveways are not intended for parking, the front-loaded garage setback may be zero but not greater
than five feet for single-family attached dwellings and bungalow communities.
3. An additional 5’ of setback shall be required for all corner lots adjacent to public arterial right-of-way.
4. Accessory buildings will not be located closer than three feet from any property line. The side and rear
yard setback shall be five feet for accessory structures which exceed ten feet in height. Accessory
Monte Verde CMP Major Amendment 20

structures with vehicle entrances which directly face an alley shall be setback at least ten feet from
the property line along the alley.
5. Where a rear facing garage is provided with access via alley, the rear setback for the building may be
reduced to zero feet, provided fire separation requirements can be met.
6. Side setbacks may be reduced to zero feet with zero feet aggregate for single-family attached dwelling
uses, where each dwelling unit is attached at side property lines.
7. Driveway must be a minimum of 20’ from face of garage to the nearest edge of sidewalk.
8. A 30-foot landscape buffer along the western property line shall include a trail corridor.
Justification: The dimensional standards for Single-Family Medium/High are intended to foster an
opportunity for a greater variety of single-family attached and detached home product types. The
lot widths have been reduced from the R1-3 dimensional standard to accommodate home product
types, such as townhomes, that require smaller lot sizes. The dimensional standards have been
adjusted to include a density range to align with the range of home product types that are being
proposed, from patio homes to townhomes. The encroachment allowances from the 2005 Monte
Verde CMP have been carried over to accommodate architectural design details and
embellishments on residential units. The front setbacks are reduced to 8’ to reflect the previous
Buckeye Development Code front setback standards for R1-3; the Buckeye Unified Development
Code was updated while this CMP amendment was being processed. A 30’ landscape buffer
standard has been included for Parcel A and Parcel F to create separation between the proposed
uses and the existing single-family residences to the west. This landscape buffer will include a trail,
which will be included as open space for Parcels A and F.
Monte Verde CMP Major Amendment 21

The following standards shall apply to the multi-family residential uses on Parcels C:
Table 3. Multi-Family Residential Standards
Standard CMP Standards MF-2 Buckeye
Development Code
Standards
Dimensional Standard
Density 8-20 du/ac No max.; 15.1 du/ac min
0’ 0’
Front Building Setback
Front-loaded Garage – 20’1 Front-loaded Garage – 20’1
Side Setback 0’2, 3 0’2, 3
Rear Setback 10’3, 4 10’3, 4
Height, maximum 40’ 60'
Landscaping Standard
% of parcel to be 30% - 8.0 du/ac to up to 25.0 25% - More than 5.0 du/ac up
landscaped, minimum5 du/ac to 10.0 du/ac.
30% - More than 10.0 du/ac up
to 15.0 du/ac.
30% - More than 15.0 du/ac.
Landscape Buffers 20’ adjacent to single-family 20’ adjacent to single-family
residential; residential; 25’ adjacent to
25’ adjacent to arterials; arterials;
15’ adjacent to collector or 15’ adjacent to collector or
lower lower
1 Tree, 5 Other Plantings per 1 Tree, 5 Other Plantings per
Site Enhancement
600 square feet 600 square feet
1 Tree, 5 Other Plantings per 1 Tree, 5 Other Plantings per
Site Perimeter
25 linear feet 25 linear feet
1 Tree, 5 Other Plantings per 1 Tree, 5 Other Plantings per
Parking lot landscaping
Landscape Island Landscape Island
1 tree of 5 other plantings per 1 tree of 5 other plantings per
Building foundation 25 linear feet (or a 25 linear feet (or a
combination thereof) combination thereof)
Notes:
1. If driveways are not intended for parking, the front-loaded garage setback may be zero but not greater
than five feet for single-family attached dwellings and bungalow communities.
2. An additional five feet of setback shall be required for all corner lots adjacent to public arterial right-of-
way. For multi-family development, any side setback adjacent to public right-of-way shall be equal to
the front setback.
3. Accessory buildings will not be located closer than three feet from any property line. The side and rear
yard setback shall be five feet for accessory structures which exceed ten feet in height. Accessory
structures with vehicle entrances which directly face an alley shall be setback at least ten feet from
the property line along the alley.
4. Where a rear facing garage is provided with access via alley, the rear setback for the building may be
reduced to zero feet, provided fire separation requirements can be met.
5. Landscape calculation should include publicly accessible usable and non-usable open space, and
the calculation shall be based on the gross acreage of the site. Of this percentage, a minimum of 15%
Monte Verde CMP Major Amendment 22

shall be usable open space. Usable open space shall include indoor and outdoor amenities. Non-
usable landscaping shall include landscape buffers.
Justification: It is proposed that Parcel C use the MF-2 dimensional standards; however, the density
range is less than what is specified for the MF-2 district. This is being proposed to capture a range of
plausible multi-family developments, ranging from one to three stories. The maximum height has
been reduced from the 60’ standard in the Buckeye Development Code to 40’ to reflect the height
that would be appropriate for one- to three-story buildings.
Monte Verde CMP Major Amendment 23

3.3.2 Commercial Standards
The following standards shall apply to commercial uses on Parcels B:
Table 4. Commercial Standards
Standard CMP Standards C-2 Buckeye Development
Code Standards
Dimensional Standard
Setback, Front and/or Street
20’ 20’
Side
Setback, adjacent to
50’ 50’
residential
Setback, all other property
0’ 0’
lines
Height, maximum 50’ 50’
Landscaping Standard
Minimum % of Parcel to be
20% 20%
Landscaped
Landscape Buffers 30’ adjacent to single-family 30’ adjacent to single-family
residential; 25’ adjacent to residential; 25’ adjacent to
arterials; 15’ adjacent to arterials; 15’ adjacent to
collector or lower collector or lower
1 Tree, 5 Other Plantings per 400 1 Tree, 5 Other Plantings per 400
Site Enhancement
square feet square feet
1 Tree, 5 Other Plantings per 25 1 Tree, 5 Other Plantings per 25
Site Perimeter
linear feet linear feet
1 Tree, 5 Other Plantings per 1 Tree, 5 Other Plantings per
Parking Lot Landscaping
Landscape Island Landscape Island
1 tree of 5 other plantings per 25 1 tree of 5 other plantings per 25
Building Foundation linear feet (or a combination linear feet (or a combination
thereof) thereof)
Monte Verde CMP Major Amendment 24

3.4 Source of Water
The Property is located within the City’s water service area. A Preliminary Water Report is included
with this application in conformance with the City of Buckeye Engineering Standards, Chapter 3,
Section 1.
3.5 Wastewater Management
The Property is located within the City’s sewer service area. A Preliminary Sewer Report is included
with this application, in conformance with the City of Buckeye Engineering Standards, Chapter 4,
Section 1.
3.6 Roadway Circulation
There will be multiple driveway access points from Lower Buckeye Road and Miller Road to the
Property, which will meet the City of Buckeye’s Engineering Design Standards. Additional access
will be provided via Warner Street. Interior roadways will comply with the City’s Engineering Design
Standards for arterial, collector, and local streets. The Property will include a commercial collector
road connecting Miller Road and Lower Buckeye Road, as shown on Exhibit F, Land Use Plan. The
commercial collector will include an extension from Lower Buckeye Road to the southern end of
Parcel C to ensure adequate access for each parcel. Construction methods and techniques of all
streets within the subject property shall conform to the City of Buckeye Subdivision Regulations.
The internal local circulation will be determined as part of the Site Plan/Preliminary Plat process.
All roadways will comply with the City’s Engineering Design Standards and Transportation Master
Plan for roadway classification. The half-street improvements on Miller Road and Lower Buckeye
Road will be constructed along the project’s frontage to the intersection of Miller Road/Lower
Buckeye Road.
3.7 Drainage
The site is located within FEMA Zone X and Zone AH. A Preliminary Drainage Report is included with
this application in conformance with the City’s Storm Water Drainage System Design Manual and
the Drainage Design Manual for Maricopa County.
3.8 Police and Fire Protection
The City of Buckeye will provide police and fire services. The closest Buckeye police station is
located on Apache Road and Monroe Avenue, approximately four miles from the Property. The
closest Buckeye Fire Station is Fire Station 706, located on Magnolia Street, approximately 0.7
miles from the Property.
3.9 Impact to Local Schools
The school districts for this Property are Buckeye Elementary School District #33 and Buckeye
Union High School District. The changes in land uses for the Property are anticipated to result in an
increase in school-age children due to the increase in density. A certificate of adequate school
facilities has been sent to the appropriate school districts with a notice that this CMP amendment
proposes additional dwelling units across the Property.
Monte Verde CMP Major Amendment 25

3.10 Parks and Open Space
The Property will maintain an overall minimum of 20% open space. The percentage of open space
shall include indoor and outdoor amenities. Open space standards for each land use shall be as
follows:
Table 5. Open Space Standards
Land Use Open Space Park Space
Single-Family – Medium/High 25% 8%
Single-Family – Medium 20% 5%
Multi-Family 25% 15%
Commercial 20% NA
Specific open space, park areas, and amenities will be identified and detailed as part of the Site
Plan/Preliminary Plat process. The details will be independent of those provided in the original
2005 Monte Verde CMP.
3.11 Proposed Pedestrian Trails
The Property will include 6’ and 8’ sidewalks along the residential and commercial parcels. The
sidewalks will be landscaped in a manner that is consistent with the overall theming of the site.
Pedestrian connections will also be provided to existing public sidewalks on Miller Road and Lower
Buckeye Road, and future sidewalks on Warner Street.
Secondary paths shall be provided as identified in the City of Buckeye Parks and Recreation Master
Plan, and in conformance with the City of Buckeye Bicycle and Pedestrian Master Plan. Where
residential parcels directly abut commercial parcels, shaded and illuminated pedestrian
connections shall be provided, separate from public sidewalks and adjacent to streets.
A 30-foot-wide trail corridor is planned for the western boundary of Parcels A and F to create a
buffer between this residential development and Westpark.
4. Signage
Signage will be developed per Development Code allowances.
5. Design Guidelines
The subject site will have consistent and unified theming while allowing for individual expression
within the parcels. All proposed development will adhere to the design standards and guidelines as
prescribed in the Buckeye Development Code unless otherwise specified herein.
5.1 Residential Architecture
It is anticipated that separate builders will develop the residential parcels, therefore it is premature
to identify definitive design proposals.
A minimum of three (3) floorplans, each with a minimum of three (3) varied front elevations, will be
provided for each parcel. Additionally, there will be a variety of garage treatments, and plans with
living space even with or in front of garage facades, or side entry garages. Articulation of home
Monte Verde CMP Major Amendment 26

entries is expected. Building and roof colors shall consist of at least three distinct options per
parcel. No identical elevations may be adjacent to one another.
All heating and cooling equipment shall be placed on the ground or screened as to not be visible
from a public street. Screening shall match the architectural style and colors or the home services.
For single-family development, there shall be second-story articulation for homes backing onto
arterial and collector streets. No more than three two-story homes may be adjacent.
Residential development shall be consistent with the quality of design depicted in the imagery
included herein, though actual designs may vary. The design guidelines in the Buckeye
Development Code shall apply to all other design aspects that are not addressed herein.
5.2 Commercial Architecture
Commercial development shall be consistent with the quality of design depicted in the imagery
included herein, though actual designs may vary. The architecture of commercial development
shall adhere to the design standards and guidelines in the Buckeye Development Code and shall
be consistent with the overall unified theming of the site.
5.3 Fences, Walls, and Monuments
Walls and fences used throughout the community will be used to affirm the overall community
theme. Prior to the first site plan/preliminary plat submittal, details will be provided for fences,
walls, and monuments. A six-foot wall shall be built on the western boundary of the site (western
edge of Parcels A and F) to provide screening. The wall may be placed at the property line or at the
eastern edge of the landscape buffer. The design of this wall should be consistent with the
architecture and design of the overall site.
5.4 Landscaping and Open Space
The landscape theming will include commonalities with the plant palette in the 2005 Monte Verde
CMP. The overall intent of the landscape theming is to provide a sense of greenery while being
consistent with the use of drought-tolerant plant materials. Open space theming shall be
consistent with the overall theming of the subject site. Prior to the first site plan/preliminary plat
submittal, design details will be provided for landscaping and open space.
6. Phasing
The phasing of the development will be dependent on market conditions. It is anticipated that
residential development will occur prior to commercial development.
7. Legal Description
The legal description is included as Exhibit G.
Monte Verde CMP Major Amendment 27

Exhibit A
Vicinity Map
Monte Verde CMP Major Amendment 28

Exhibit B
General Plan Land Use Designation
SUBJECT
PROPERTY
Monte Verde CMP Major Amendment 29

Exhibit C
Current Zoning
SUBJECT
PROPERTY
Monte Verde CMP Major Amendment 30

Exhibit D
Preliminary Land Use Data Summary for Entire Monte Verde
CMP
Land Use Designation Net Acres
Single Family Detached Residential (includes SF – Medium) 440.9
Single Family – Medium/High 37.4
Multi-Family Residential 19.3
Commercial 73.8
Mixed Use 69.5
Open Space* 82.5
Public Facilities (School/Water Campus) 89.0
Roads (Arterials & Collectors) 51.2
Gross Site Area 863.6
*Open space includes both master plan open space and subdivision open space (Areas within
parcels). 35% of high school site is available for open space recreation uses. Overall, the open
space is a minimum of 15% of site area (Less Commercial).
Density Calculations Acres # Dwelling Units Density
(max) DU/ac
Gross Site 863.6 3,004 3.5
Net Site* 789.5 3,004 3.8
*Net site area excludes arterials and collector streets
Specific parcel densities, lot sizes and areas may change during Final Platting, but the total number
of dwellings will not be exceeded.
Monte Verde CMP Major Amendment 31

Exhibit E
Comparison of 2010 and Proposed CMP Land Use Plans
2010 CMP Land Use Plan for Subject Parcels
2026 Proposed Land Use Plan for Subject Parcels
Monte Verde CMP Major Amendment 32

Exhibit F
Land Use Concept
Monte Verde CMP Major Amendment 33

WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK
60' 60' 60' 60' 60' 60' 60' 60' 60' 60' 60' 60' 60' 60' 60' 60' 60' HALF HALF HALF HALF HALF HALF HALF HALF HALF HALF HALF HALF HALF HALF HALF HALF HALF R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W
(ARTERIAL) (ARTERIAL) (ARTERIAL) (ARTERIAL) (ARTERIAL) (ARTERIAL) (ARTERIAL) (ARTERIAL) (ARTERIAL) (ARTERIAL) (ARTERIAL) (ARTERIAL) (ARTERIAL) (ARTERIAL) (ARTERIAL) (ARTERIAL) (ARTERIAL)
LOWER LOWER LOWER LOWER LOWER LOWER LOWER LOWER LOWER LOWER LOWER LOWER LOWER LOWER LOWER LOWER LOWER BUCKEYE BUCKEYE BUCKEYE BUCKEYE BUCKEYE BUCKEYE BUCKEYE BUCKEYE BUCKEYE BUCKEYE BUCKEYE BUCKEYE BUCKEYE BUCKEYE BUCKEYE BUCKEYE BUCKEYE ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD be Additional provided 5' for of ROW Right to
Turn Lane.
Ditch Extents if
R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W Relocated Additional Due ROW to
Dedication.
90' 90' HALF HALF HALF HALF HALF HALF HALF HALF HALF HALF HALF HALF HALF HALF HALF HALF HALF
COLLECTOR COLLECTOR 70' 70' 70' 70' 70' 70' 70' 70' 70' 70' 70' 70' 70' 70' 70' 70' 70'
COMMERCIAL COMMERCIAL ARTERIAL) ARTERIAL) ARTERIAL) ARTERIAL) ARTERIAL) ARTERIAL) ARTERIAL) ARTERIAL) ARTERIAL) ARTERIAL) ARTERIAL) ARTERIAL) ARTERIAL) ARTERIAL) ARTERIAL) ARTERIAL) ARTERIAL)
JOHN JOHN JOHN JOHN JOHN JOHN JOHN JOHN JOHN JOHN JOHN JOHN JOHN JOHN JOHN JOHN JOHN S S S S S S S S S S S S S S S S S MCCAIN MCCAIN MCCAIN MCCAIN MCCAIN MCCAIN MCCAIN MCCAIN MCCAIN MCCAIN MCCAIN MCCAIN MCCAIN MCCAIN MCCAIN MCCAIN MCCAIN III III III III III III III III III III III III III III III III III ELEM ELEM ELEM ELEM ELEM ELEM ELEM ELEM ELEM ELEM ELEM ELEM ELEM ELEM ELEM ELEM ELEM
WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK WESTPARK
(MAJOR (MAJOR (MAJOR (MAJOR (MAJOR (MAJOR (MAJOR (MAJOR (MAJOR (MAJOR (MAJOR (MAJOR (MAJOR (MAJOR (MAJOR (MAJOR (MAJOR
COMMERCIAL COMMERCIAL COLLECTOR COLLECTOR 90' 90' be Additional provided 5' for of ROW Right to
Turn Lane.
ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD
MILLER MILLER MILLER MILLER MILLER MILLER MILLER MILLER MILLER MILLER MILLER MILLER MILLER MILLER MILLER MILLER MILLER
Additional 5' of ROW to MONTE MONTE MONTE MONTE MONTE MONTE MONTE MONTE MONTE MONTE MONTE MONTE MONTE MONTE MONTE MONTE MONTE VERDE VERDE VERDE VERDE VERDE VERDE VERDE VERDE VERDE VERDE VERDE VERDE VERDE VERDE VERDE VERDE VERDE CMP CMP CMP CMP CMP CMP CMP CMP CMP CMP CMP CMP CMP CMP CMP CMP CMP
be Turn provided Lane. for Right
WARNER WARNER WARNER WARNER WARNER WARNER WARNER WARNER WARNER WARNER WARNER WARNER WARNER WARNER WARNER WARNER WARNER STREET STREET STREET STREET STREET STREET STREET STREET STREET STREET STREET STREET STREET STREET STREET STREET STREET (COLLECTOR) (COLLECTOR) (COLLECTOR) (COLLECTOR) (COLLECTOR) (COLLECTOR) (COLLECTOR) (COLLECTOR) (COLLECTOR) (COLLECTOR) (COLLECTOR) (COLLECTOR) (COLLECTOR) (COLLECTOR) (COLLECTOR) (COLLECTOR) (COLLECTOR) 150' 150' 150' 150' 150' 150' 150' 150' 150' 150' 150' 150' 150' 150' 150' 150' 150' EX. EX. EX. EX. EX. EX. EX. EX. EX. EX. EX. EX. EX. EX. EX. EX. EX. ROW ROW ROW ROW ROW ROW ROW ROW ROW ROW ROW ROW ROW ROW ROW ROW ROW
NORTHWOOD NORTHWOOD NORTHWOOD NORTHWOOD NORTHWOOD NORTHWOOD NORTHWOOD NORTHWOOD NORTHWOOD NORTHWOOD NORTHWOOD NORTHWOOD NORTHWOOD NORTHWOOD NORTHWOOD NORTHWOOD NORTHWOOD PARK PARK PARK PARK PARK PARK PARK PARK PARK PARK PARK PARK PARK PARK PARK PARK PARK ESTATES ESTATES ESTATES ESTATES ESTATES ESTATES ESTATES ESTATES ESTATES ESTATES ESTATES ESTATES ESTATES ESTATES ESTATES ESTATES ESTATES RANCHO RANCHO RANCHO RANCHO RANCHO RANCHO RANCHO RANCHO RANCHO RANCHO RANCHO RANCHO RANCHO RANCHO RANCHO RANCHO RANCHO VISTA VISTA VISTA VISTA VISTA VISTA VISTA VISTA VISTA VISTA VISTA VISTA VISTA VISTA VISTA VISTA VISTA
Monte Verde
Buckeye AZ H A S J O I N E D C O L L I E 0 R S E N G I N E E R I N G & D E S I G N
MAY 18, 2026 200' 400' 2089.05
Proposed Zoning Plan 11X17 This plan is conceptual and subject to change Scale: through 1" = the 400' planning and development process. DS

Exhibit G
Legal Description and Exhibit
Monte Verde CMP Major Amendment 34

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