PLZZ-26-0003 Elianto Major CMPA -Council Staff Report - 10-20-26.docx

MAJOR CMP AMENDMENT
Report to the Mayor and City Council
CASE NUMBER: PLZZ-26-0003
TITLE: Elianto Major Community Master Plan (CMP) Amendment
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 (owners of the property proposed
for removal from the Elianto CMP)
Request: Major Amendment to the approximately 3,931-acre Elianto
Community Master Plan (CMP), removing approximately 2,771
acres owned by Elianto LandValorem LP, CRG Thomas Road
Partners LLC, and Ben-Horin Family Trust/SVP 360 LLLP from the
CMP to facilitate development of those properties under the
concurrently proposed The Cascade Planned Area Development
(PAD), while maintaining the previously approved land uses,
densities, development standards, and design requirements
applicable to the approximately 1,104.6 acres remaining within the
Elianto CMP.
District(s): 4
Location: Area generally located north of Thomas Road, south of the
Bethany Home Road alignment, east of the Johnson Road
alignment, and west of the Turner Road alignment, on both sides
of Sun Valley Parkway (Exhibits A, B, and C).
Site size: Approximately 3,931 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
hearing and expressed concern regarding the public notification
process and the potential effect of the amendment on area
schools. No other substantive concerns with the proposal were
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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
proposed CMP Amendment
PROJECT DESCRIPTION
1. William E. Lally, Tiffany & Bosco, P.A., on behalf of the owners of the property proposed
for removal from the Elianto Community Master Plan (“CMP”), is requesting approval
(Exhibit D) of a Major Community Master Plan Amendment (“CMPA”) to the Elianto CMP.
The approximately 3,931-acre CMP area is generally located north of Thomas Road, south
of the Bethany Home Road alignment, east of the Johnson Road alignment, and west of
the Turner Road alignment, on both sides of Sun Valley Parkway (Exhibits A, B, and C). The
amendment would remove approximately 2,771 acres from the existing CMP in
coordination with the separately proposed The Cascade Planned Area Development
(“PAD”).
2. The Elianto CMP was approved in 2004 and established a large-scale master planned
community consisting primarily of residential neighborhoods with supporting
commercial, mixed-use, educational, recreational, and open space uses. The approved
CMP encompasses approximately 3,931 acres and is organized into four villages.
3. The proposed CMPA would remove approximately 2,771 acres located east of Sun Valley
Parkway from the Elianto CMP boundary. Those properties are proposed to be entitled
and developed under the concurrently proposed The Cascade PAD. Following the
amendment, approximately 1,104.6 acres would remain within the Elianto CMP,
consisting of all of existing Village 4 and the retained portion of existing Village 1. The
amendment therefore reduces the CMP from four villages to two.
4. The approximately 1,104.6 acres remaining within the Elianto CMP would continue to be
governed by the land use designations, density allowances, development standards, and
design requirements previously established by the CMP. The retained area is allocated a
maximum of 5,649 dwelling units, including 4,294 dwelling units within existing Village 4
and 1,355 dwelling units within the retained portion of existing Village 1. These allocations
are based on the land use designations and density allowances contained in the approved
CMP rather than the creation of new residential entitlements through this amendment.
5. Other than modifications necessary to remove the approximately 2,771 acres from the
CMP boundary and related revisions to the narrative, exhibits, tables, and graphics for
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internal consistency, no substantive changes to the development framework applicable
to the remaining Elianto CMP are proposed. The amended CMP updates acreage
references and other related information to reflect the revised CMP boundary.
AREA CONTEXT:
LAND USE GENERAL PLAN ZONING
Planned Community (PC) with
Subject Master Planned
Unimproved desert Elianto Community Master
Property Community (MPC)
Plan (CMP) Overlay
Primarily Planned Community
(PC) with Sun Valley South CMP
Master Planned
North Unimproved desert overlay; smaller pockets of PC
Community
with Valle del Rio CMP overlay
and PC without overlay
Primarily Planned Community
Master Planned (PC) without overlay; smaller
East Unimproved desert Community and pockets of PC with Tartesso
Neighborhood CMP overlay and PC with Valle
del Sol CMP overlay
Primarily Planned Community
Master Planned (PC) with Tartesso CMP overlay;
Community, smaller pockets of PC without
South Unimproved desert
Neighborhood, and overlay, Planned Residential
Business Commerce (PR), and General Commerce
(GC)
Primarily unimproved Primarily Planned Community
desert, with a portion (PC) with Tartesso West CMP
Master Planned
adjacent to developed overlay; smaller pockets of PC
West Community and
residential without overlay, General
Neighborhood
neighborhoods in Commerce (GC), and
Tartesso Commercial Center (CC)
PUBLIC PARTICIPATION SUMMARY:
6. 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
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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.
7. 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 proposed CMP Amendment.
8. 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:
9. 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, reorganizing the
project into four villages and 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.
10. 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 developed to date. The
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current request therefore represents the first modification to the CMP since its 2004
approval.
11. The proposed amendment would remove approximately 2,771 acres from the Elianto
CMP in conjunction with the separately proposed The Cascade PAD, leaving
approximately 1,104.6 acres to continue under the Elianto CMP framework.
12. The Planning and Zoning Commission conducted a public hearing and recommended
approval of this item on September 22, 2026.
ANALYSIS:
13. The proposed CMPA does not modify the land use plan, permitted uses, residential
densities, development standards, or design requirements applicable to the
approximately 1,104.6 acres that will remain within the Elianto CMP. Rather, the
amendment primarily consists of revisions necessary to remove approximately 2,771
acres from the CMP boundary and to update related narrative, exhibits, tables, and
graphics to reflect the reduced planning area.
14. The approximately 1,104.6 acres remaining within the Elianto CMP would retain a
maximum of 5,649 dwelling units, including 4,294 dwelling units within existing Village 4
and 1,355 dwelling units within the retained portion of existing Village 1. These allocations
are based on the land use designations and density allowances established by the
approved Elianto CMP; accordingly, the proposed amendment does not increase
residential density or create additional dwelling unit entitlements within the remaining
CMP area.
15. The approximately 2,771 acres proposed for removal from the Elianto CMP are intended
to be governed by the separately proposed The Cascade PAD. Staff believes that
establishing a separate planning framework for this portion of the property is appropriate
given that the entire Elianto CMP remains undeveloped and the acreage proposed for
removal represents a substantial, contiguous area capable of being comprehensively
replanned, with Sun Valley Parkway providing a logical break between the areas proposed
for removal and the acreage that will remain within the Elianto CMP. Removal of the
eastern acreage from the 2004 Elianto framework will allow that property to be planned
under a more contemporary master planned community vision, while allowing the
approximately 1,104.6 acres remaining within Elianto to retain the land use and
development framework previously approved by City Council.
RECOMMENDATION:
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16. Staff recommends the City Council conduct a public hearing and adopt an Ordinance
approving the proposed Elianto Major CMP Amendment, Application PLZZ-26-0003, for
the reasons outlined within the analysis section of this staff report.
ATTACHMENTS:
 Exhibit A – Aerial Vicinity Map
 Exhibit B – Zoning Vicinity Map
 Exhibit C – General Plan Land Use Map
 Exhibit D – Elianto CMP Amendment Narrative
 Exhibit E – Citizen Participation Plan
Prepared By:
Ken Galica, Planning Manager
Reviewed By:
Adam Copeland, Deputy Planning Director
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