No action will be taken on this item. The item and the accompanying public hearing is continued to the November 3, 2026 Regular Council Meeting. Council to hold a public hearing and take action on Ord

5.A
CITY OF BUCKEYE
Regular Council Meeting
COUNCIL ACTION REPORT
AGENDA ITEM: 5.A. DS - PH - The
MEETING DATE: 10/20/26 Cascade Planned Area Development
and Development Agreement
DATE PREPARED: 10/15/26 DISTRICT NO.: No. 4
STAFF LIAISON: Ken Galica, Planning Manager, kgalica@buckeyeaz.gov, (623)
349-6214
AGENDA ITEM TYPE: Public Hearing
DEPARTMENT: Development Services
and Non Consent - New Business Items
ACTION/MOTION: (This language identifies the formal motion to be made by the Council)
No action will be taken on this item. The item and the accompanying public hearing is continued to the
November 3, 2026 Regular Council Meeting. Council to hold a public hearing and take action on
Ordinance No. 28-26 amending the Zoning Map of the City of Buckeye for approximately 2,771 acres
generally located north of Thomas Road, south of Bethany Home Road alignment, east of Sun Valley
Parkway, and west of Turner Road alignment from Planned Community (PC) with Elianto Community
Master Plan (CMP) overlay to The Cascade Planned Area Development (PAD); and approving the
accompanying Development Agreement establishing City and developer obligations associated with
development of the property.
GOALS AND OBJECTIVES FOR THE STRATEGIC PLAN FOCUS AREAS:
A Safe and Sustainable Quality of Life
SUMMARY
PROJECT DESCRIPTION:
William E. Lally, Tiffany & Bosco, P.A., on behalf of property owners Elianto LandValorem LP, CRG
Thomas Road Partners LLC, and Ben-Horin Family Trust/SVP 360 LLLP, is requesting approval of The
Cascade Planned Area Development (PAD) and accompanying Development Agreement for
approximately 2,771 acres generally located north of Thomas Road, south of the Bethany Home Road
alignment, east of Sun Valley Parkway, and west of the Turner Road alignment. The rezoning request
would change the zoning of the subject property from Planned Community (PC) with Elianto Community
Master Plan (CMP) Overlay to Planned Area Development (PAD) and establish a new master planned
community framework allowing up to 11,600 dwelling units and between 30 and 115 acres of non-
residential development. The PAD establishes land use, development, design, open space, circulation,
infrastructure, and administrative standards for the property. The accompanying Development
Agreement establishes City and developer obligations associated with development of the property and
its infrastructure. Rezoning is the process of changing the zoning classification of a property, which
determines how the land can be used.
The Planning and Zoning Commission held a public hearing on September 22, 2026, and unanimously
voted to recommend approval of The Cascade PAD to the City Council. Following the Commission
hearing, the PAD’s administrative structure was revised to replace the Master Developer designation
with a Property Owner, Village Developer, and Parcel Developer framework, together with related
coordination and implementation provisions. These revisions do not materially alter the PAD’s overall
development program, Land Use Budget, development standards, or design framework. Please review
the attached staff report and exhibits for additional information and analysis.
BENEFITS:
The proposed PAD will help accommodate Buckeye’s continued growth by expanding the range of

available housing choices, providing new parks, trails, and open space, and creating opportunities for
neighborhood-serving commercial uses within the community. Development of the property will also
deliver substantial roadway, water, wastewater, drainage, and other infrastructure improvements needed
to serve this portion of the City, while coordinating future school and public safety needs as growth
occurs.
FINANCIAL IMPACT STATEMENT:
See Planning Items Financial Impact Statement, below.
FINANCIAL IMPACT STATEMENT:
Although a fiscal impact analysis has not been conducted on this specific project, all new development
will have an ongoing fiscal impact on the city. The development is responsible for construction of all
infrastructure necessary to serve the site and will generate one-time revenue for the city such as permit
fees, construction sales tax and development impact fees. Longer term fiscal impacts include increased
demands for municipal services, the costs of which may or may not be offset by increased property
values/tax levies, city sales tax, state shared revenues and the increased demand for commercial and
retail development. Any areas that will be maintained by the city are constructed by the developer and
then conveyed to the city two years after construction.
Items related to a project or facility location must include an attached vicinity map for Council
Review.
ATTACHMENTS:
2026.10.13 Continuance Request.pdf
PLZZ-25-0014 The Cascade PAD - 10-20-26 Council Staff Report.docx
Exhibit A - Vicinity Map.pdf
Exhibit B - Zoning Map.pdf
Exhibit C - General Plan Map.pdf
Exhibit D - Proposed PAD Narrative.pdf
Exhibit E - CItizen Participation Plan.pdf
Exhibit F - Certificate of Adequate School Facilities (Saddle Mountain Unified).pdf
Elianto CMPA and The Cascade PAD & DA (10-20-26 Council).pptx
Ordinance No. 28-26 Cascade Rezone to PAD with Exhibits.pdf