Elianto CMPA and The Cascade PAD & DA (10-20-26 Council).pptx

The Cascade
Elianto Major CMPA (PLZZ-26-0003)
The Cascade PAD and Development
Agreement (PLZZ-25-0014)
City Council – October 20, 2026
1

Project Snapshot
• Applicant: William E. Lally, Tiffany & Bosco, P.A., on
behalf of multiple owners
• Request #1: Major Community Master Plan (CMP) Amendment for
Elianto, removing 2,771 acres to allow that land to be
governed by the new The Cascade Planned Area Development
(PAD)
• Request #2: Rezoning approximately 2,771 acres to The
Cascade Planned Area Development (PAD), 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 approval of an accompanying Development
Agreement establishing City and developer obligations
associated with development of the property.
• General Location: Area generally located north of Thomas
Road, south of Bethany Home Road alignment, east of Johnson
Road alignment, and west of Turner Road alignment; Request 2
#2 applies only to the land east of Sun Valley Parkway

Aeri Zoning General Plan
al Map Land Use
3

Request #1 – Elianto Major CMPA
• Removes 2,771 acres
from the Elianto
CMP, reducing CMP
to 1,104.6 acres
west of Sun Valley
Parkway
Proposed • No changes to
Cascade The remaining Elianto
PAD CMP land use plan
or development
standards
• Density allowances
and allocations
remain based on 4
existing approved

Request #2 – The Cascade PAD
• Vision: Predominantly residential master planned
community
• Six Villages
• Land Use Budget rather than Land Use Plan
• Maximum 11,600 dwelling units (4.19 du/acre); Minimum 150 lots ≥ 12,000
S.F.
• Minimum 30 / Maximum 115 acres of non-residential development
• Flexibility with limits controlled by the density and intensity plan
Non-
Residentia
Village Density & l
Boundaries Intensity Opportunit
Plan y Areas
5

Request #2 – The Cascade PAD
• Residential diversity; broad range of single-family and
multi-family product types permitted
• Non-residential uses include a wide range of retail,
restaurants, personal services, offices, mixed-use
development, and limited business/employment uses; data
centers may be allowed in office/commercial districts
subject to a Conditional Use Permit
• Tailored development and design standards intended to
guide development of a community with a distinguishable
character
• 18 percent open space per Village
• +/- 155 acres of parks
• Regional and neighborhood trail systems
• Customized village plan, administrative review, and
amendment processes and procedures
6

Request #2 – The Cascade PAD
Trails
Framework
Materials Parks &
& Open
Character Spaces
Parks
Framework
7

Infrastructure, Utilities, Public
Safety, and Schools
• Developer responsible for
required roadway dedication
and improvements consistent
with Buckeye Transportation
Master Plan; Master TIA
approved
• Water and wastewater
infrastructure phased with
development; developer
responsible for improvements
necessary to serve project
• Police and fire service by
City of Buckeye; Development
Agreement addresses public
safety obligations associated
with development
• Saddle Mountain USD
identified adequate
existing/planned facilities,
with future school 8
construction dependent on
b d f di lti l h l

Changes Since Planning & Zoning
Commission
• PAD administrative structure revised to replace
the Master Developer designation with a Property
Owner / Village Developer / Parcel Developer
framework, with related coordination and
implementation provisions updated accordingly.
• Overall development program, Land Use Budget,
development standards, and design framework
remain materially unchanged.
• Master Traffic Impact Analysis approved;
Condition (v) updated.
• Certificate of Adequate School Facilities
received from Saddle Mountain Unified School 9
Di t i t

Development Agreement
• Establishes City and developer obligations
associated with development of the property
• Addresses infrastructure and public-service
responsibilities
• Addresses coordination among property owners
and Village Plan areas as development occurs
• Works in conjunction with the PAD’s Property
Owner / Village Developer / Parcel Developer
structure
• Additional bullets/more specificity may be
added when DA is finalized by legal 10

Public Participation
• Neighborhood meeting held April 20, 2026 at
Tartesso Elementary School
• Required neighborhood meeting notice completed
by applicant
• Two members of the public attended, both
expressed support
• Written letter of support from adjacent owner;
no opposition received
• Planning and Zoning Commission unanimously
recommended approval of both requests on
September 22
• One speaker raised concerns regarding
notification process and potential school 11
impacts

Analysi
s
• Consistent with General Plan land use designation
• Furthers several General Plan goals and policies:
• Land use patterns that support diverse, active lifestyles
• Promote development of attractive, high-quality neighborhoods
• Support coordination with school districts
• Promote multi-modal transportation including bicycle and pedestrian
networks
• Grow responsibly
• Provides structured flexibility within defined
limits
• Provides standards to facilitate development of a
high-quality community with character and cohesion
• Developer-funded infrastructure improvements will
support growth within and around the project area
• Post P&Z PAD revisions are administrative and do
not materially alter the development framework
reviewed by Commission 12

Recommendation
Elianto Major CMPA (PLZZ-26-0003)
Conduct a public hearing and adopt an Ordinance approving the
CMPA
The Cascade PAD and Development
Agreement (PLZZ-25-0014)
Conduct a public hearing and adopt an Ordinance approving the
PAD, subject to conditions (a) through (aa), and accompanying
Development Agreement
SEPARATE HEARINGS AND ACTIONS REQUIRED 13