Planning and Zoning Commission approves Greenlight Verrado rezoning to Planned Area Development

The Buckeye Planning and Zoning Commission on Feb. 25 recommended approval of a rezoning that would allow a 46-acre property at the northeast corner of Verrado Way and the Van Buren alignment to be developed as a Planned Area Development (PAD).

Staff said the PAD would divide the site into five parcels for a mix of commercial and multifamily residential uses and would include an expansion parcel for the city’s water campus. Ken Galica, a city planning staff member, told the commission the PAD is intended to implement the city’s Landing Gateway Activity Center vision and that the developer will build required infrastructure and meet design standards.

The rezoning matter was presented to the commission as “Greenlight Verrado” (PLZZ-24-0011). Galica said the site totals “just a little over 46 acres” and that the PAD would create Parcel A, a roughly 5.7-acre commercial parcel, Parcels B and C for market-rate multifamily, Parcel D for “attainable” multifamily product (smaller units aimed at lower-rent thresholds), and Parcel E reserved for an expansion of the city’s water campus. Galica explained that the PAD would tailor the C-2 community commercial and MF-2 multifamily standards to achieve a more urban, walkable form by limiting street setbacks to no more than 20 feet, prohibiting parking between buildings and streets, requiring minimum building heights (15 feet for commercial and about 30 feet for multifamily), and increasing landscape percentages.

The PAD proposes several departures from standard code to create an urban frontage: maximum street setbacks of 20 feet; a minimum 15-foot commercial building height and a roughly 30-foot multifamily minimum; reduced parking-lot landscape islands (1 per 16 spaces instead of 1 per 10) and reduced guest parking where a high proportion of studio and one‑bedroom units are provided (proposed 1 guest space per 10 units instead of 1 per 5). Galica said these standards are intended to “get to the same point, which is an urban vertical, and contemporary aesthetic for the project.” He also said staff found no outstanding comments from reviewing departments including traffic and fire.

Jeff Blyley, speaking for the applicant, said his client is under contract with the Buckeye Union High School District (the current owner) and that the developer has coordinated with the city on water capacity. “Parcel E will be dedicating that to the city once we close. In exchange for that, the city agreed to give us the additional water we needed to develop the property as anticipated, which also caps our density at what it is,” Blyley said.

Commissioners asked several questions before voting. Commissioner Basler said, “I’m in support of the project,” and sought confirmation of densities; Galica confirmed Parcels A and C (sic in staff materials) were shown at about 24 units per acre and Parcel D at about 54 units per acre and explained Parcel D is expected to contain mostly studios and one‑bedroom units. Commissioner Bastian asked about traffic and staging of street improvements; Galica said a traffic impact statement was submitted and that the PAD requires the first parcel developed adjacent to a street to construct the full street frontage to avoid repeated street construction.

The public hearing produced no speakers: Galica reported a neighborhood meeting was held in December at Coyote Branch Library with no attendees and that the city had received no written support or opposition to the rezoning to date.

Commissioner Basler moved to approve “Greenlight Verrado rezone PLZZ-24-0011 subject to conditions A through double G.” A second was recorded and the commission voted in favor (voice vote recorded as “Aye”; no opposition was declared). The commission’s favorable recommendation will be forwarded to the city council for final action.

Votes at a glance: - Motion: “Approve Greenlight Verrado rezone PLZZ-24-0011 subject to conditions A through double G.” Mover: Commissioner Basler. Second: Commissioner (not specified by name in the public transcript). Outcome: approved; voice vote recorded as “Aye”; individual roll-call votes not specified in the transcript.

Background and next steps: If approved by city council, the PAD would require subsequent site-plan approvals for each parcel; Galica told the commission that site plans for individual parcels will return to the Planning & Zoning Commission for review. The applicant and staff also said infrastructure work and coordination with the city water campus are prerequisites to development of the parcels.