PLZZ-25-0014 The Cascade PAD - 10-20-26 Council Staff Report.docx

Planned Area Development
and Development Agreement
Report to the Mayor and City Council
CASE NUMBER: PLZZ-25-0014
TITLE: The Cascade Planned Area Development (PAD) and
Development Agreement (DA)
MEETING DATE: October 20, 2026
Applicant: William E. Lally, Tiffany & Bosco, P.A.
Owner(s): Elianto LandValorem LP, CRG Thomas Road Partners LLC, and Ben-
Horin Family Trust/SVP 360 LLLP
Request: The request involves two components, as follows: 1) approval of
The Cascade Planned Area Development (“PAD”), rezoning
approximately 2,771 acres from Planned Community (PC) with
Elianto Community Master Plan (CMP) Overlay to Planned Area
Development (PAD) and establishing a new master planned
community framework allowing up to 11,600 dwelling units and up
to 115 acres of non-residential development, together with
associated land use, development, design, open space, circulation,
and administrative standards; and 2) approval of a Development
Agreement establishing developer and City obligations pertaining
to development of the property.
District(s): 4
Location: Area 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 (Exhibits A, B, and C)
Site size: Approximately 2,771.07 acres
Public input: An advertised neighborhood meeting was held on April 20, 2026
at Tartesso Elementary School. Two members of the public
attended and expressed support for the proposal, and a written
letter of support was subsequently received from an adjacent
property owner. One member of the public spoke during the
September 22, 2026 Planning and Zoning Commission public
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hearing and expressed concern regarding the public notification
process and the potential effect of the proposal on area schools.
No other substantive concerns with the proposal were identified.
No opposition to the proposal has been received. All required
notices of this public hearing are scheduled to be completed.
Recommendation: Conduct a public hearing and adopt an Ordinance approving The
Cascade Planned Area Development, subject to conditions (a)
through (aa), and accompanying Development Agreement.
PROJECT DESCRIPTION
1. 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”) for
approximately 2,771.07 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 (Exhibits A, B, and C). The request is being processed concurrently with a Major
Amendment to the Elianto Community Master Plan (“CMP”) removing the subject
property from that master plan. Upon approval, The Cascade PAD (Exhibit D) would
establish a separate entitlement framework for the property and replace the prior zoning
entitlements applicable to the site. The PAD is also accompanied by a Development
Agreement addressing City and developer obligations associated with development of the
property.
2. The Cascade is proposed as a predominantly residential master planned community
organized into six Villages. The PAD establishes a tiered planning framework in which the
overall PAD provides the community-wide land use, development, design, infrastructure,
open space, and circulation standards, while subsequent Village Plans will provide
additional detail for individual portions of the community. Village boundaries generally
correspond with major roadways, drainage corridors, and transitions in land use.
3. The PAD provides substantial flexibility in the ultimate arrangement of land uses to allow
the community to respond to market conditions and development opportunities over its
long-term buildout. This flexibility is structured through a Land Use Density and Intensity
Plan that divides the site into three density and intensity categories and establishes which
land use classifications and Development Districts may be applied within each area. More
detailed land use assignments are then established through Village Plans, Preliminary
Plats, and Site Plans.
4. At full buildout, the PAD permits a maximum of 11,600 dwelling units (4.19 dwelling units
per acre) and between 30 and 115 acres of non-residential development. Residential
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development may include a broad range of detached and attached single-family housing,
townhomes, horizontal and vertical multi-family development, and mixed-use residential
products. To ensure that larger-lot housing remains part of the community’s housing mix,
the PAD also requires a minimum of 150 single-family detached lots with a minimum lot
area of 12,000 square feet. These lots may be distributed throughout one or more Villages
but must ultimately be provided within the community.
5. The PAD establishes a comprehensive, project-specific regulatory framework governing
permitted uses, residential densities, lot sizes, setbacks, building heights, architecture,
landscaping, signage, parking, lighting, walls and fencing, development review
procedures, and other development requirements. Although the majority of these
requirements and standards are based on comparable provisions of the Buckeye
Development Code, the PAD modifies or replaces those provisions as necessary to
establish a unified regulatory framework tailored to The Cascade. As a result, the
Development Code will have little practical applicability within the community.
6. Open space and recreation are integrated throughout the Village framework. Each Village
is required to provide open space equal to at least 18 percent of its net site area, and the
PAD anticipates approximately 155 acres of parks, exceeding the acreage identified by
the City’s Parks and Recreation Master Plan based on the projected population of the
community. The open space system incorporates a hierarchy of parks, trails, paths,
drainage corridors, and other landscaped areas intended to provide connections between
neighborhoods and community destinations. Recommended conditions of approval
further require regional trails and trailheads identified in the City’s Parks and Recreation
Master Plan to meet applicable City standards.
7. The PAD also includes community-wide architectural, landscape, streetscape,
wall/fencing, lighting, and signage standards intended to establish a cohesive character
while allowing architectural and product diversity among individual Villages and
neighborhoods. Residential development is required to incorporate multiple floor plans
and elevations, while a recommended condition of approval requires additional lot-width
diversity by limiting any single lot width to no more than 80 percent of the detached
single-family lots within a Village.
8. The PAD establishes customized administrative procedures for implementation over the
life of the community, including Village Plans, an Administrative Approval Process, a Land
Use Budget tracking system, and an Architectural Review Committee. These processes
are intended to allow individual portions of the community to be refined over time while
maintaining consistency with the overall PAD framework and applicable infrastructure
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capacity. Major changes that exceed the amendment thresholds established by the PAD
remain subject to the applicable public hearing and City Council approval process.
9. This staff report is intended to summarize the principal components of The Cascade PAD
and is not an exhaustive description of every permitted use, development standard,
design requirement, administrative procedure, or modification from otherwise applicable
City requirements. The complete PAD, attached as Exhibit D, will govern development of
the property together with the conditions of approval.
10. The Cascade PAD is accompanied by a Development Agreement intended to establish
certain City and developer obligations associated with development of the project,
including infrastructure, public services, and coordination among property owners as
development occurs. The Development Agreement will be considered by City Council
concurrently with the PAD.
11. Following the September 22, 2026 Planning and Zoning Commission hearing, the PAD was
revised to modify the administrative structure used to implement development of the
property. Most significantly, the previously proposed Master Developer designation was
replaced with a framework assigning applicable responsibilities to individual Property
Owners, Village Developers, and Parcel Developers. Related provisions were revised to
address coordination among separate Village Plan areas and property owners as
development proceeds. These revisions are primarily administrative and do not materially
modify the PAD’s overall development program, Land Use Budget, development
standards, or design framework. The Master Traffic Impact Analysis was also approved
following the Commission hearing, and recommended Condition (v) has been revised
accordingly to remove the requirement that the Master TIA be approved prior to the City
Council hearing.
AREA CONTEXT:
LAND USE GENERAL PLAN ZONING
Planned Community (PC) with
Subject Master Planned
Unimproved desert Elianto Community Master
Property Community
Plan (CMP) overlay
Master Planned Planned Community (PC) with
North Unimproved desert
Community Sun Valley South CMP overlay
Primarily Planned Community
Master Planned
(PC) without overlay; smaller
East Unimproved desert Community and
portions of PC with Tartesso
Neighborhood
CMP overlay and Planned
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Residential (PR)
Primarily Planned Community
Master Planned (PC) without overlay; smaller
South Unimproved desert Community and portions of PC with Tartesso
Neighborhood CMP overlay and General
Commerce (GC)
Mix of Planned Community (PC)
Primarily unimproved with Elianto CMP overlay, PC
desert with developed with Tartesso West CMP
Master Planned
single-family overlay, PC with Valle del Sol
West Community and
residential CMP overlay, PC without
Neighborhood
neighborhoods in overlay, General Commerce
Tartesso (GC), and Commercial Center
(CC)
PUBLIC PARTICIPATION SUMMARY:
12. A neighborhood meeting providing an opportunity for interested parties to learn more
about the proposed Elianto Major CMP Amendment and The Cascade PAD was held on
April 20, 2026 at 5:30 P.M. at Tartesso Elementary School. Written notices were provided
to property owners within 500 feet of the subject property prior to the meeting. In
addition to the applicant team and City staff, two members of the public attended, both
expressing support for the proposal. One attendee represented property within the
remaining Elianto CMP and stated that additional residential development would benefit
surrounding properties. Following the meeting, an adjacent property owner submitted a
written letter supporting the proposed PAD and removal of the eastern portion of Elianto
from the existing CMP framework. The applicant also reported receiving general
questions regarding access from a representative of an adjacent property, but no
opposition to the request has been received.
13. One member of the public spoke during the September 22, 2026 Planning and Zoning
Commission public hearing. The speaker expressed concern regarding the public
notification process and requested that the proposal not negatively affect area schools.
No other substantive concerns with the proposal were identified. The Commission
unanimously recommended approval of The Cascade PAD.
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14. All required notifications of this public hearing are scheduled for completion at least
fifteen (15) days in advance of the meeting date, as follows:
Notification Element Date
Published in the Arizona Business Gazette
To be completed by October 5, 2026
Republic Edition
Site Posted To be completed by October 5, 2026
Mailing Notice to Property Owners Within 500
To be completed by October 5, 2026
Feet of Site
BACKGROUND:
15. In 2004, the City Council adopted Ordinance No. 66-04, approving a Major Amendment
to the Tartesso North Community Master Plan. The amendment replaced the previously
approved Tartesso North CMP and renamed the master planned community as Elianto.
The resulting Elianto CMP encompassed approximately 3,931 acres and reorganized the
project into four villages, establishing a predominantly residential land use pattern
supported by commercial and mixed-use areas, schools, parks, recreational amenities,
and open space. Commercial and mixed-use areas were generally concentrated along Sun
Valley Parkway, with residential neighborhoods comprising the majority of the planned
community.
16. No subsequent amendments to the Elianto CMP have been approved since adoption of
Ordinance No. 66-04, and no portion of the Elianto CMP has been developed to date.
17. The approximately 2,771 acres comprising The Cascade are presently governed by the
Elianto CMP. Through the concurrently proposed Elianto Major CMP Amendment, this
acreage would be removed from the Elianto CMP, leaving approximately 1,104.6 acres to
continue under the existing Elianto framework. The subject property would instead be
governed by The Cascade PAD, establishing a new land use, development, design, and
administrative framework for the currently undeveloped site.
18. The Planning and Zoning Commission conducted a public hearing and recommended
approval of The Cascade PAD on September 22, 2026.
ANALYSIS:
19. The subject property is designated Master Planned Community (MPC) by the Imagine
Buckeye General Plan 2040. The proposed PAD is consistent with that designation by
establishing a predominantly residential master planned community incorporating a
range of housing types, supporting commercial and mixed-use development, parks, open
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space, trails, public facilities, and an interconnected transportation system. The maximum
11,600 dwelling units would result in an overall gross density of approximately 4.19
dwelling units per acre.
20. The proposal advances several goals and policies of the Imagine Buckeye General Plan
2040. These include Growth Theme Goal 1, which calls for land use patterns that support
diverse, active lifestyles and align development intensity with infrastructure capacity;
Growth Theme Goal 19, which promotes attractive, high-quality, healthy neighborhoods
with pedestrian and bicycle connectivity to parks, schools, public facilities, and
commercial areas; Services Theme Goals 6 and 8, which support coordination with school
districts and the timely provision of educational facilities; Services Theme Goals 9 and 14,
which promote connected multimodal transportation and bicycle and pedestrian
networks; Services Theme Goals 15, 16, and 18, which address sustainable water supply,
coordination of growth with available water resources, and water conservation; and
Services Theme Goal 19, which calls for appropriately distributed parks and recreational
amenities. The PAD advances these objectives through its coordinated land use and
infrastructure framework, range of housing types, interconnected parks and trail system,
school planning provisions, multimodal circulation network, and phased water and
wastewater planning.
21. The Cascade represents a comprehensive replanning of property that has remained
undeveloped since approval of the Elianto CMP in 2004. Rather than attempting to
implement the approximately 22-year-old Elianto development framework on this
portion of the property, the proposed PAD establishes a contemporary master planned
community framework addressing current development patterns, housing products,
infrastructure requirements, open space expectations, and design standards. Because the
entire Cascade site remains undeveloped, the new framework can be implemented
comprehensively without disrupting existing development within the property.
22. A notable characteristic of the PAD is the degree of flexibility provided in determining the
ultimate location and mix of development. Residential and non-residential entitlements
are not rigidly assigned to individual Villages or parcels at the PAD stage. Staff finds that
this flexibility is appropriately bounded by the Land Use Budget, the Land Use Density and
Intensity Plan, Village Plan requirements, and subsequent Preliminary Plat and Site Plan
approvals. The PAD establishes an overall maximum of 11,600 dwelling units, requires
between 30 and 115 acres of non-residential development, and limits the types and
intensities of development that may occur within each density and intensity area. The
Land Use Budget must also be updated as subsequent development approvals occur,
allowing the remaining development capacity to be tracked throughout buildout.
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23. The extent of the customized regulatory framework proposed for The Cascade is
substantial. As described in the Project Description, the PAD establishes project-specific
standards and procedures for essentially all principal aspects of development, leaving the
Development Code with little practical applicability within the community. This level of
customization is expressly contemplated by the Development Code for large-scale PADs.
For PADs comprising at least 2,500 gross acres and providing sufficient design
predictability through customized standards, the Code allows Article 8 development
review procedures to be modified to project-specific requirements and similarly permits
customized Major and Minor Amendment procedures. The Code further requires that
modifications proposed through a PAD, when considered collectively, result in
development of equal or better quality than could be achieved through application of the
base zoning standards.
24. Staff believes the PAD provides sufficient standards and safeguards to satisfy that quality
expectation while retaining the flexibility appropriate for a community of this scale.
Among other requirements, each Village must provide at least 18 percent open space; the
plan anticipates approximately 155 acres of parks; residential neighborhoods are subject
to architectural diversity requirements; and at least 150 single-family detached lots of
12,000 square feet or greater must ultimately be developed. Recommended conditions
of approval further limit any single lot width to no more than 80 percent of the detached
single-family lots within a Village, require applicable regional trails and trailheads to meet
City standards, and generally require common-area open space, parks, landscaping,
tracts, and rights-of-way within a Final Plat to be completed before issuance of a
Certificate of Occupancy for the first non-model dwelling within that plat. These
requirements provide measurable development expectations while allowing the detailed
configuration of individual neighborhoods to evolve through the Village Plan and
subdivision processes.
25. The customized administrative procedures are similarly structured to allow the
community to evolve over its anticipated long-term buildout without eliminating City
oversight. Village Plans, Site Plans, Preliminary Plats, Final Plats, Minor Amendments, and
updates to the PAD’s Living Appendix are administered through the Administrative
Approval Process, with review for consistency with the PAD and applicable infrastructure
requirements. Changes meeting the PAD’s Major Amendment criteria—including certain
modifications to permitted uses and increases exceeding established thresholds for
residential units or non-residential acreage—remain subject to neighborhood outreach,
public hearings before the Planning and Zoning Commission, and City Council approval.
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26. Public services are planned to expand with development of the community. Police
services will be provided by the Buckeye Police Department and fire and emergency
medical services by Buckeye Fire-Medical-Rescue. The PAD also accommodates public
safety facilities within the community, and a recommended condition requires the
developer, prior to any Final Plat submittal, to coordinate with the Fire Chief and City
Attorney regarding emergency response times, staffing, fire equipment, and associated
facility needs for each phase of development. The accompanying Development
Agreement is intended to address additional public-safety-related obligations associated
with development of the project.
27. The site is located within the Saddle Mountain Unified School District. The District has
provided a completed Certificate of Adequate School Facilities (Exhibit F) indicating that
adequate school facilities exist or are planned to accommodate students generated by
the proposed development, while noting that construction of future school facilities will
largely depend on the District’s ability to secure bond funding. The District also indicated
that school sites will be needed within The Cascade and that it has been coordinating with
the developer regarding future school needs, including the number and type of schools.
Specific school locations will be refined through subsequent planning, and the PAD
requires school sites to be supported by traffic and circulation analysis addressing access,
queuing, pedestrian safety, and surrounding roadway operations.
28. Water and wastewater service will be implemented through phased infrastructure
systems coordinated with development of the individual Villages. The PAD’s Master
Water Plan establishes the general location and sizing of primary water infrastructure,
with subsequent Village-level technical reports required to identify the specific on- and
off-site mains, pump stations, storage facilities, and well sites needed for service and
system redundancy. Recommended conditions also require transfer of applicable existing
surface-water rights to the City and provision of a Certificate of Assured Water Supply
prior to development. Wastewater service will similarly be developed in accordance with
the Wastewater Infrastructure Master Plan, which provides for sewer mains, lift stations,
and construction or expansion of wastewater treatment facilities as necessary to serve
phased development. Detailed water and wastewater system design and capacity must
be demonstrated with each applicable Village Plan as development proceeds.
29. Development of the site will also require substantial transportation, drainage, utility, and
related infrastructure to accompany growth. Recommended conditions require, among
other items, construction and dedication of applicable perimeter and internal roadway
improvements, approval and implementation of traffic analyses addressing the
community and individual Villages, undergrounding of qualifying utility lines, and
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completion of required drainage and floodplain approvals. These requirements are
intended to ensure that infrastructure is provided in conjunction with development
rather than deferred independently of growth.
30. Overall, staff finds that The Cascade PAD provides an appropriate framework for the long-
term development of this approximately 2,771-acre subject property. Although the PAD
provides considerably more land use, development-standard, and administrative
flexibility than would occur under conventional zoning, that flexibility is paired with
defined development limits, density and intensity controls, Village-level planning,
infrastructure requirements, open space and recreation standards, design requirements,
and the recommended conditions of approval. Collectively, these provisions provide
sufficient predictability to guide development as a coordinated master planned
community while allowing the plan to respond to changing market conditions and
development needs over time.
RECOMMENDATION:
31. Staff recommends that City Council conduct a public hearing and adopt an Ordinance
approving The Cascade Planned Area Development (PAD), Application PLZZ-25-0014,
subject to conditions (a) through (aa), and approve the accompanying Development
Agreement, 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 “The Cascade – Planned Area Development”, consisting of 599 pages, dated
September 2026, and stamped received on October 2, 2026, except as modified by
these conditions of approval.
b) 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 PAD approval.
Planning/Project Specific
c) Design and construction of regional trails and trailheads identified in the Parks and
Recreation Master Plan (PRMP), or as amended if less restrictive, including, but not
limited to, size, width, surface material, lighting, landscaping, and seating, shall
adhere to the applicable standards within the PRMP. Trail alignments through the
project may meander, provided that the points where regional trails enter or exit the
property coincide with the locations shown in the PRMP. All other private trails within
the project may be designed and constructed in accordance with the applicable
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standards of the Cascade PAD, or as approved by the Zoning Administrator if special
circumstances are found to warrant a deviation.
d) No more than eighty percent (80%) of the single-family detached lots within a Village
shall have the same lot width, with the remaining lots incorporating one or more lot
widths differing by at least five (5) feet. Compliance may be demonstrated
cumulatively through the Preliminary Plats approved within the Village.
e) Prior to issuance of a Certificate of Occupancy for the first non-model residential
dwelling unit within a Final Plat, all common-area open space, parks, landscaping,
tracts, and public rights-of-way located within the boundaries of that Final Plat shall
be completed and approved by the City in accordance with the applicable approved
plans, unless an alternative phasing plan is submitted with a Preliminary Plat or Final
Plat and approved by the City Engineer and Zoning Administrator.
f) Sun Valley Parkway will be annexed adjacent to the development. Any improvements
to The Cascade project, including landscaping within the right-of-way, shall be
completed to City of Buckeye standards.
Fire Department/Standard
g) Any RWC communication tower that the City determines is necessary for public safety
purposes shall be exempt from any PAD restriction with the design location or height
requirements. However, the property owner of the intended location shall receive
notice of tower location and design, and shall have ability to provide comments to the
City. Prior to any Final Plat submittals, the developer will need to work with the Fire
Chief and City Attorney to agree upon emergency response times, staffing, fire
equipment and housing for each phase of development.
Engineering/Standard General
h) This project is subject to a 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.
i) 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
will include a gross boundary legal and exhibit of the ownership parcels for the
following APN’s _504-05-002R, 504-05-002S, 504-05-002T, 504-05-003C, 504-05-
003D, 504-05-009B , 504-05-009E, 504-05-009F, 504-06-004A, 504-06-014A, 504-26-
014B, 504-06-015C, 504-06-015E, 504-06-016A, 504-06-016C, 504-06-016D, 504-06-
019C, 504-06-019D, 504-06-019E, 504-06-019F, 504-06-020E .
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j) 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.
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 Grading & Drainage
l) Prior to Final Plat approval, the CLOMR must be approved by the Flood Control
District that is affecting this project.
m) Prior to any construction plan approval, a Floodplain Clearance Letter or a Floodplain
Use Permit (FUP) from the Flood Control District of Maricopa County (FCDMC),
including the improvements on the parcel, shall be submitted to the City.
n) A Floodplain Use Permit (FUP) must be approved by the Flood Control District
(FCDMC) prior to the issuance of a building permit for lots located within an
effective floodplain or floodway.
o) Individual single family home Certificates of Occupancies (CofO) are allowed on lots
which obtained a Floodplain Use Permit (FUP), if owner / developer obtains an
Elevation Certificate for each home.
Engineering/Standard Streets
p) The Property Owner/Developer shall be responsible for the dedication and
construction of all adjacent half-street right-of-way and improvements, at no cost to
the City, for Sun Valley Parkway, Turner Parkway and Thomas Road. The Property
Owner/ Developer shall be responsible for dedicating and constructing Wilson Ave,
Indian School Rd, Camelback Rd, and internal to the project.
q) The Property Owner/Developer shall submit a Master Plat or other appropriate
subdivision type to the City of Buckeye dedicating right-of-way outlined in the City
approved Village Traffic Impact Analysis. 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.
r) It has been determined that a portion of the required improvements may not be
constructed as part of this Development. The Developer shall be responsible to
design all of the required improvements, including landscaped medians and/or
gateway signage in accordance with the Buckeye Arterial Gateway Guide, if
applicable (see condition s below), and then coordinate with the City to define the
portion of improvements that will not be constructed as part of the development. A
fee-in-lieu agreement may need to be completed to cover the omitted
improvements, and the Property Owner/Developer will be required to enter into
such agreement with each phase of improvements and provide payment to the City
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to cover the costs prior to Certificate of Occupancy being issued by the City. This
condition applies to Sun Valley Parkway, Thomas Road, and Turner Parkway for
median improvements that cannot be constructed until other half of street is
improved.
s) The City of Buckeye Arterial Gateway Guide shall apply to medians in Sun Valley
Parkway and Turner Road adjacent to this project. The developer shall have the
ability to dictate the landscape and hardscape theming of all other street medians
internal to or on the perimeter of the PAD, provided: 1) Theming and materials shall
be consistent for the full extent of the median that lies within or adjacent to the
project boundary and 2) the level of design, plant densities, and hardscape
treatments shall be of comparable quality to the Tier 2 median concepts within the
Arterial Gateway Guide.
Engineering/Standard Water & Wastewater
t) The Property Owner/Developer shall allocate any existing surface water rights at the
time of this approval to the City prior to the issuance of any building permits.
u) Property Owner/Developer shall provide a Certificate of Assured Water Supply
based on the Arizona State subdivision requirements and/or Arizona Department of
Water Resources (ADWR rules and regulations).
Transportation/Traffic
v) Any Village-level or subsequent project-specific TIA shall be consistent with the
approved Master TIA and may be submitted following approval of the Master TIA. If
the findings and recommendations of the approved Master TIA require
modifications to the roadway cross-sections, intersection configurations, roadway
classifications, or other transportation improvements depicted or contemplated in
the approved PAD, a minor amendment to the PAD shall be required.
w) All traffic signals required by this project in each phase shall be constructed per the
approved Village Traffic Impact Analysis.
x) All medians required for controlling site access (right-in/right-out or ¾ (RI-RO-Left in)
shall be constructed with this development.
y) Half-street improvements, including Rights-of-Way dedication shall be required
along the entire parcel frontage as part of this development for each phase,
including the installation of ITS conduit per the City standards. ITS conduits (2 7-way
micro-ducts) must be installed along all arterial streets and collectors, if necessary,
per City standards, including any necessary splice boxes.
z) Driveway spacing and storage requirements shall be per Table 1 of the COB
Engineering Design Standards (EDS) Section 6-3, unless agreed upon by the City
Engineer or outlined in an approved Traffic Impact Analysis.
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aa) All major intersections will require right turn slip lanes and dual left turn lanes per
City Detail 63300 unless deemed to need more infrastructure per the Master TIA or
Village TIA, unless agreed upon by the City Engineer or outlined in an approved
Traffic Impact Analysis.
ATTACHMENTS:
 Exhibit A – Aerial Vicinity Map
 Exhibit B – Zoning Vicinity Map
 Exhibit C – General Plan Land Use Map
 Exhibit D – Proposed The Cascade PAD Narrative
 Exhibit E – Citizen Participation Plan
 Exhibit F – Certificate of Adequate School Facilities from Saddle Mountain Unified School
District
Prepared By:
Ken Galica, Planning Manager
Reviewed By:
Adam Copeland, Deputy Planning Director
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