PLZZ-26-0012 - Cloud Cap Rezone - Staff Report - PZ20261027.docx

REZONE
Report to the Planning & Zoning Commission
CASE NUMBER: PLZZ-26-0012
TITLE: Cloud Cap Energy Storage Rezone
MEETING DATE: October 27, 2026
Applicant/Owner: Isabelle Zollinger of Invenergy on behalf of property owner
Verrado Energy Center LLC
Request: Rezone from Planned Community (PC) to Single Family Residential
43 (R1-43)
District: 4
Location: Approximately one-half mile west of the northwest corner of Sun
Valley Parkway and 291st Avenue and south of the Sun Valley
Substation (Exhibits A, B, and C)
Site Size: Approximately 57.4 acres
Public Input: No public comments have been received to date.
Recommendation: Conduct a Public Hearing and Recommend approval to Mayor
and City Council, subject to conditions a) through h)
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PROJECT DESCRIPTION:
1. Isabelle Zollinger of Invenergy, on behalf of property owner Verrado Energy Center LLC, is
requesting approval of a Rezone of 57.4 acres located approximately one-half mile west of
the northwest corner of Sun Valley Parkway and 291st Avenue, south of the Sun Valley
Substation, from Planned Community (PC) to Single Family Residential 43 (R1-43) to facilitate
development of a battery energy storage system (BESS) project called Cloud Cap Energy
Storage. The applicant’s Rezone narrative is included as Exhibit D.
2. The R1-43 district permits BESS facilities subject to the Planning and Zoning Commission’s
approval of a Conditional Use Permit (CUP). A companion Conditional Use Permit (case
number PLZU-26-0010) to allow the proposed BESS use has been submitted for review. The
CUP cannot be approved unless the Rezone is approved.
3. A Minor Subdivision (case number PLZS-26-0032) to subdivide the subject parcel has also
been submitted for review but is not contingent on the approval of the land use cases.
4. Following Planning & Zoning Commission’s recommendation, the proposed Rezone is
anticipated to be scheduled on the November 17, 2026 City Council public hearing agenda
for consideration of approval.
AREA CONTEXT:
5. Table 1: Existing Land Use, General Plan Designation, and Zoning District:
LAND USE GENERAL PLAN ZONING
Subject Property Vacant Rural Planned Community (PC)
North APS Sun Valley Substation Rural Planned Community (PC)
Planned Community (PC)
Master Planned
South Vacant with Sun Valley Villages I and
Community
II CMP Overlay
Vacant (proposed Planned Community (PC)
Master Planned
East Beeswax Energy Storage with Sun Valley Villages I and
Community
project) II CMP Overlay
West Vacant Rural Planned Community (PC)
PUBLIC PARTICIPATION SUMMARY:
6. A neighborhood meeting, providing an opportunity for interested parties to learn more about
the proposed Rezone and accompanying Conditional Use Permit (CUP) request, was held on
June 25, 2026 from 4:00 to 8:00 PM at the Festival Foothills Elementary School. The Buckeye
Development Code requires written notices to property owners within 500 feet of the subject
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site; the applicant team chose to exceed the mailing radius requirement and mailed written
notices to all property owners within 1,500 feet of the subject site on June 8, 2026, at least
15 days prior to the date of the meeting. Note that the same extended mailing radius of 1,500
feet was used for the public hearing mailing notices.
7. The neighborhood meeting was also advertised in the Arizona Business Gazette Republic
Edition, a decision made by the applicant team but not required by the Buckeye Development
Code.
8. Attendees included representatives from the applicant’s project team, City staff, and one
Buckeye resident (an employee of Invenergy). No members of the general public attended
the meeting.
9. All required notifications were completed at least 15 days in advance of the Planning & Zoning
Commission public hearing date, as follows.
10. Table 2: Public Notices:
Notification Element Date
Published Notice October 9, 2026
Site Posting October 9, 2026
Mailing Notice to Property Owners October 9, 2026
11. No formal feedback, opposition, or support for the Rezone has been received as of the date
of this staff report. Refer to Exhibit E, the Citizen Participation Report compiled by the project
team, for more information.
BACKGROUND:
12. August 16, 1990: The subject property was annexed into the Town of Buckeye under
Ordinance #9-90.
13. August 19, 1996: The subject property, along with many additional properties in the
surrounding area, were zoned Planned Community (PC) through approval of Ordinance #6-
96.
14. November 17, 2026 (anticipated): City Council is scheduled to consider adoption of an
ordinance approving the proposed Rezone for this subject property.
ANALYSIS:
Conformance with the General Plan
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15. The existing land use designation of the subject property is Rural, which denotes areas that
have large-lot residential development in natural desert areas, agricultural areas, or
surrounding open space areas. Development in this designation should retain the rural
character of the area and be relatively low in density.
16. The proposed R1-43 District is intended for low-density and/or low-intensity development
and thus is compatible with the Rural land use designation, as noted in the General Plan and
in Table 2.1-1 of the Development Code.
Land Use and Zoning
17. The current zoning of the property (the obsolete PC District) lacks a corresponding CMP
Overlay. Per Section 2.9.4 of the Development Code, land zoned PC without an approved PAD
or CMP Overlay District may be converted to the R1-43 District, and such a conversion (PC to
R1-43) is expressly deemed compatible with the General Plan.
18. Furthermore, the requested R1-43 zoning aligns with the subject property’s future land use
designation of Rural. The R1-43 District allows for low-density residential development and
other uses consistent with the rural character of the area. The uses permitted by right within
the district are compatible with the surrounding land use designations, including the future
residential development anticipated within the adjacent Sun Valley Villages I and II CMP.
19. The proposed BESS use is permitted in the R1-43 zoning district subject to the Planning and
Zoning Commission’s approval of a Conditional Use Permit (CUP). The CUP process is intended
for uses with unique or widely varying characteristics or development features, to ensure the
proposed use does not result in adverse impacts on the community at large. As previously
noted in this report, a companion CUP case has been submitted and is under review by City
staff. The case cannot be approved unless the Rezone is approved.
Future Development & Infrastructure
20. A future administrative Site Plan review will be required for the Cloud Cap Energy Storage
project. The Site Plan review will evaluate compliance with applicable development
standards, including site layout, setbacks, screening and landscaping, site access, internal
circulation, and other applicable design and infrastructure requirements. Particular emphasis
will be placed on ensuring adequate screening of the BESS facility from surrounding
properties and public rights-of-way. A Site Plan for BESS cannot be approved unless the
Rezone and subsequent CUP are approved.
21. The developer will be responsible for completing all water and sewer infrastructure
improvements, if any, needed to serve the proposed development, the extent of which will
be determined when a Site Plan is approved for the project.
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22. The property will be serviced by City of Buckeye Police and Fire Departments. The nearest
fire station (Fire Station #704) and police station are located on the southwest corner of
Beardsley Parkway and Desert Oasis Boulevard, approximately four roadway miles from the
subject property.
23. As indicated in the conditions of approval, the developer will be responsible for dedicating
right-of-way for the future Beardsley Parkway when requested by the City – full details to be
determined when a Site Plan is approved for the project. A Traffic Impact Analysis will also be
required prior to Site Plan approval.
24. The property is located within the Wickenburg Unified School District; however, the Rezone
and Cloud Cap Energy Storage project will not impact local school capacity.
25. The following City of Buckeye departments have reviewed the application and have no
objections to approval, subject to the recommended conditions of approval:
a. Development Services, including Planning, Engineering/Survey, and Transportation
b. Fire
c. Public Works
d. Water Resources
RECOMMENDATION:
26. Staff recommends the Planning & Zoning Commission conduct a public hearing and
recommend approval of a Rezone from Planned Community (PC) to Single Family Residential
43 (R1-43) for Cloud Cap Energy Storage (case number PLZZ-26-0012) to the Mayor and City
Council, subject to conditions a) through h), for the following reasons:
 The Rezone furthers goals of the Buckeye General Plan;
 The Rezone conforms to the Buckeye Development Code; and
 Reviewing City departments have no objections to approval, subject to the
recommended conditions of approval.
General
a) 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 a result of this
approval.
Transportation/Traffic
b) Areas identified as “no-build” on the site plan (Beardsley Parkway alignment; 140’ of
future ROW area) are reserved for future right of way and roadways in the areas defined
and shall not be built upon. The ROW for those locations shall be dedicated when
requested by the City when deemed necessary to build the roadways.
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c) Prior to the release of any civil permit, the Property Owner/Developer shall pay a pro rata
share cost of up to nine (9) regional future traffic signals to be installed within this section
of land. The pro rata share is based on a ratio of the project acreage to the developable
acreage within the section. The sectional contribution is to be based on the following
allocation of costs: (i) 25 percent share of four (4) possible signals at arterial street
intersections; (ii) 50 percent share of four (4) possible signals at half-mile collector street
intersections or project entries; and (iii) 100 percent share of one (1) possible signal
internal to this project. The cost shall be based on an anticipated signal cost as determined
by the City. The signal fee will be for the entire parcel of development regardless of any
lots that may be split into different parcels as with this multi pad commercial
development.
d) Prior to approval of a site plan or pre-plat, a Traffic Impact Analysis is required to be
submitted and approved including construction traffic. All requirements of the Traffic
Impact Analysis shall be reflected on the approved construction drawings.
e) All non-regional traffic signals that are required by this project shall be funded and
constructed by this project prior to C of O.
f) All regional traffic signals required by this project shall be constructed by this project prior
to C of O. This may have a reimbursable component from the regional signal fees collected
by the City from other parcels per City Engineer approval.
g) All medians required for controlling site access (RI/RO, ¾ (RI/RO/LI)) shall be constructed
with this development.
h) Driveway spacing and storage requirements shall be per Table 1 of the COB Engineering
Design Standards (EDS) Section 6-3.
ATTACHMENTS:
Exhibit A – Vicinity Map
Exhibit B – General Plan Land Use Map
Exhibit C – Zoning Map
Exhibit D – Rezone Narrative
Exhibit E – Citizen Participation Report
Prepared By:
Mandy Woods, AICP, CFM, Principal Planner
Reviewed By:
Ken Galica, Planning Manager
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