PLZZ-24-0013 Monte Verde CMPA - CC PPT 10-6-26.pptx

Monte Verde
Major Community Master Plan Amendment
(CMPA)
Application PLZZ-24-0013
City Council – October 6, 2026
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Project Snapshot
• Applicant: Jeff Blilie, Gilbert Blilie PLLC,
on behalf of Sunbelt Land Holdings LP
• Request: Major Amendment to Monte Verde
Community Master Plan (CMP)
• Location: West of Miller Road from Lower
Buckeye Road to Warner Street
• Size: Approximately 156 acres (amendment area)
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Aeri Zoning General Plan LU
al Map Map
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Proposed Monte Verde CMPA
• Applicable to 156 acres
west of Miller Road only
• Modifies CMP land use plan
• Increases maximum residential unit
count from 433 (2.7 units/acre) to
862 units (5.5 units/acre)
• Increases commercial area from
approximately 15 to 51 acres
• Introduces a 21-acre multi-family
parcel along Miller Road but
remains single-family focused
• Commercial Uses
• Permits retail, restaurant,
service, office, entertainment, and
institutional uses
• Allows limited business park uses
400+ feet from Miller Road; 4
buildings limited to 50,000 square

Proposed Monte Verde CMPA
• Residential standards to
accommodate a wider range of
housing types including
traditional detached single-
family, cluster homes, patio
homes, alley-loaded homes,
attached townhomes, and garden
apartments (up to 3 stories)
• Based on R1-6, R1-3 and MF-2
districts with enhanced buffering
requirements
• Commercial standards based on C-
2 district; no deviations
• Provides minimum 20% open space,
western trail/buffer
improvements, and pedestrian
connections to surrounding 5
streets and between residential

Public Participation
• Neighborhood meeting held May 4, 2026; more than
30 residents attended
• Primary concerns included commercial uses,
residential density/compatibility, traffic,
buffering/screening, and parks/schools
• Applicant revised proposal in response to
comments: less commercial, fewer units, lower
densities, and stronger western-edge screening
• Additional written comments received before and
after the meeting; all required public hearing
notices completed
• Buckeye Union High School District and Buckeye
Elementary School District confirmed adequate
existing/planned capacity
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Analysis
• Consistent with the General Plan’s Master
Planned Community designation; no General Plan
Amendment required
• Appropriate location for increased residential
density and commercial development near I-10 and
major arterial roadways
• Land use plan transitions from higher-intensity
uses along Miller and Lower Buckeye Roads to
lower-intensity residential uses near existing
neighborhoods
• Multi-family parcel is separated from Westpark
and Northwood Park Estates by lower-intensity
residential parcels 7

Analysis
• Commercial uses are appropriately concentrated
at Miller and Lower Buckeye Roads with direct
arterial access
• Does not permit conventional large-scale
warehouse/distribution development; limited
light-employment uses are restricted in location
and building size
• Open space, trails, pedestrian connections, and
circulation requirements promote an integrated
development
• Applicant made meaningful revisions in response
to neighborhood concerns, resulting in a less
intense plan with stronger transitions
• Staff finds the amendment represents sound 8
planning and an appropriate update to the

Recommendation
Monte Verde CMPA (PLZZ-24-0013)
Conduct a public hearing and adopt Ordinance
approving subject to conditions a-z
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