Buckeye approves 510-unit net-zero apartments and 419-unit affordable subdivision unanimously

Buckeye Commission Unanimously Approves Net-Zero Multifamily Pioneer and Affordable Subdivision; Honors Certified Planner

The Buckeye Planning and Zoning Commission advanced two significant residential projects on November 13, 2024, while formally recognizing Senior Planner Mandy Woods's achievement of AICP (American Institute of Certified Planners) certification. Both major agenda items passed unanimously without public opposition or council discussion, reflecting staff confidence and applicant preparation. The meeting highlighted the city's evolution toward sustainability and workforce housing while establishing Woods as only the second city employee with the planning profession's highest individual credential.

Key Speeches

"High Street Ventures is going to be the current property owner and the future developer of this undeveloped parcel located at the East End of Filmore off of North Verrado Way. We're before you here this evening to request your approval for the rezoning of the parcel to allow for a new gated apartment home community." — Katie Rounds, Cadence Group

"High Street is passionate about developing smarter real estate that makes a real impact by focusing on quality finishes and environmental sustainability that enables homeowners and renters to feel good about their homes. This product is actually targeted to be a fully net zero product which will be the first of its kind in Arizona for any multifamily project." — Katie Rounds

"[This project] has a lot to do with this property owner is a long-term holder of the asset and so when you're a merchant builder and you're building multifamily and putting in solar it's a very upfront capital expenditure but because they hold on to this asset for so long they can see the value of it over time so yeah it is a unique feature and we hope to be kind of a Trailblazer in this and allow others to kind of follow suit." — Katie Rounds

Timeline

West Filmore High Street Multifamily Rezone (PLZ 24-009)

• Staff presentation: Mandy Woods outlined the 18-acre commercial-center-zoned parcel's conversion to multifamily, noting the site's location south of Summit Community Church, its consistency with the Landing area plan (an activity center), and pending site plan review for 510 units at 28.5 dwelling units per acre. Woods confirmed no public comments received to date and that neighborhood meeting (August 28) had drawn only staff attendance.

• Applicant presentation: Katie Rounds, representing High Street Ventures (British Columbia–based developer making its first U.S. entry), highlighted the project's net-zero energy design—the first fully net-zero multifamily in Arizona. Features include solar carports, rooftop solar arrays across all rooftops, EV charging stations, rainwater harvesting with raised garden beds, a bike café (indoor bike storage serving as community gathering space), community clubhouse and fitness center, large event lawn with shade structures and barbecues, dog-walking path around the perimeter, and pedestrian connectivity to Tuthill Wash. Rounds emphasized High Street's long-term asset ownership model enabling sustainability investment; the developer has successfully deployed similar projects across British Columbia with cloudier conditions than Arizona, making the desert ideal for net-zero operations.

• Council discussion: Commissioner Trupiano questioned rainwater harvesting viability in Arizona's arid climate; Rounds acknowledged irregular rainfall but noted the system's value during precipitation events and supplementation with regular irrigation. Commissioner Damasio praised the solar investment ("very exciting we've never seen anything that's all solar already"). Commissioner Puppy echoed enthusiasm. No commissioners raised objections.

• Public hearing: Secretary reported zero speaker cards; chair opened and closed the public hearing without public comment.

• Vote: Unanimous approval; motion by Commissioner Damasio, seconded, all in favor.

Ventana Ranch Phase 2 Preliminary Plat (PLZS 24-005)

• Staff presentation: Mandy Woods presented the 419-unit single-family subdivision at the northeast corner of Southern Avenue and Watson Road on approximately 97 acres (red-outlined parcel affecting residential portion; overall project includes Phase 1 to the north and future commercial/business park to the south). Overall density: 4.7 dwelling units per acre. Lot mix: approximately 50/50 split of 35-by-100 and 45-by-105 footprints, totaling roughly 3,500 and 4,725 square feet respectively. Open space: nearly 25 acres (27.6%). Three-phase development. Landscaping and walls consistent with already-approved Phase 1. Four amenity areas totaling over five acres include playground equipment, shade structures, lighting, and community features for children and adults. Ten-foot secondary path along the Eastern Edge honors the parks and recreation master plan. Pedestrian network includes on-street sidewalks and off-street trails connecting residents to all amenities. Primary perimeter walls, secondary walls, and view fences (magenta dashed lines) frame open spaces and amenities. Infrastructure: half-street improvements to adjacent streets, collector-grade 233rd Avenue connecting to Phase 1, water and sewer per master reports and city standards. Services: city fire and police; applicant coordinating school donation agreements with elementary and high school districts. Staff recommendation: approval subject to conditions A through X, citing consistency with general plan, conformance with development code, and no outstanding issues.

• Applicant presentation: No formal presentation; Dan Pinger (Stantech) and Vicky (project team member) remained available for questions only.

• Council discussion: Commissioner Puppy raised concerns about the 35-by-100 lot size (3,500 sf), expressing this was "really small" and questioning whether it represented industry standard. Woods responded that 45-foot-lot-width communities are common in Buckeye (at least a dozen or more approved), but "this is the first with the 35s" and noted that even the smaller lots must pass separate residential design review meeting all code requirements. Pinger added (without being asked to present) that Lennar Homes Arizona's target is affordability for first-time homebuyers—city professionals, fire, police, teachers—whose "current uh market conditions" preclude larger home purchases. Commissioner Ragsdale offered historical context: "we always called them patio homes… little tiny front yard little fenced in back area no lawn to mow life is good I think it's a good idea." Commissioner Cupski agreed, preferring to avoid lawn maintenance. Commissioner Damasio noted the project "Bridges the Gap between the bungalow houses and the other houses." Commissioner Bassler asked about the barrier between the industrial transitional zone to the south and residential: Woods confirmed a street forms one barrier, landscape tracks assist, and a solid wall is planned; the future Business Park portion will include a required landscape buffer on the industrial side. Commissioner Trupiano voiced his only concern: "with the Lots being smaller and more affordable homes some big corporations going to come and buy a bunch of the Lots then run them out for more than what the idea was but there really nothing we can do about that." Commissioner Triano (spelling uncertain from transcript) expressed general approval and joked about his children's affordability: "I have some kids that'll be coming sending them your way cuz they need to get out of my house and it sounds like they can afford it so thank you build it please."

• Public hearing: Secretary reported zero speaker cards; hearing opened and closed without public comment.

• Vote: Unanimous approval; motion by Commissioner Damasio (name uncertain from transcript context but likely the commissioner who seconded), seconded, all in favor.

Opposition

• Number of speakers against: 0 (zero public comment received on either project)
• Main concerns: None formally voiced; only internal commission discussion on Ventana Ranch lot size (Commissioner Puppy expressed concern about 35-by-100 footprint and market viability; Commissioner Trupiano noted speculative investment risk if affordable units are later resold at markups). Neither commissioner voted against the project.

Support

• Number of speakers for: 0 (no public hearing speakers)
• Commission sentiment: Strongly positive across all voting members. Commissioners praised net-zero design innovation (Damasio), affordability targeting (Ragsdale, Cupski, Trupiano), and workforce-housing approach (Pinger's clarification on professional buyers). Enthusiasm was unanimous on both projects.

Project Details

West Filmore High Street Multifamily Rezone (PLZ 24-009)

• Case number: PLZ 24-009
• Applicant / Developer: High Street Ventures (property owner, British Columbia–based); Katie Rounds, Cadence Group (owner representative/legal counsel)
• Attorney: Katie Rounds
• Location: Approximately 1,000 feet east of the northeast corner of Verrado Way and Filmore Road; south of Summit Community Church; parcel in the Landing activity center area, subject parcel
• APN: Not stated in transcript
• Current zoning: Commercial Center (obsolete district)
• Proposed zoning: Multifamily
• Density / units / square footage: 510 units at 28.5 dwelling units per acre (net); 18 acres (net; approximately 1 acre in flood zone removed from development footprint)
• Design features: Fully net-zero energy community (Arizona's first multifamily net-zero); solar carports; rooftop solar arrays across all structures; EV charging stations; rainwater harvesting with raised garden beds; bike café (indoor bike storage + community space); community clubhouse and fitness center; event lawn with shade and barbecues; dog-walking path perimeter; pedestrian connectivity to Tuthill Wash; gated design
• Changes from previous version: None noted; new rezoning request (no prior version in transcript)

Ventana Ranch Phase 2 Preliminary Plat (PLZS 24-005)

• Case number: PLZS 24-005
• Applicant: Dan Pinger, Stantech (project manager); on behalf of Lennar Homes Arizona Inc (property owner)
• Attorney: Not explicitly named; team members present
• Location: Northeast corner of Southern Avenue and Watson Road; adjacent to approved Ventana Ranch Phase 1 to the north; south of future Ventana Ranch commercial/business park
• APN: Not stated in transcript
• Current zoning: Planned Residential (PR district)
• Proposed zoning: Planned Residential with approved plat (development standards per plat)
• Density / units / square footage: 419 single-family detached units; 4.7 dwelling units per acre; approximately 97 acres (parcel); lot mix: 35-by-100 (~3,500 sf) and 45-by-105 (~4,725 sf) in roughly 50/50 split, slightly more 35s than 45s
• Design features: Three-phase development; open space nearly 25 acres (27.6%); four amenity areas totaling over 5 acres (shade structures, playgrounds, lighting, seating, turf); pedestrian network (on-street sidewalks + off-street trails); ten-foot secondary path along Eastern Edge per parks/recreation master plan; primary perimeter theme walls; secondary walls; view fences (magenta dashed) bordering amenities; entry monumentation; landscape consistency with Phase 1; half-street improvements to adjacent streets; collector-grade 233rd Avenue connecting to Phase 1; water/sewer per city standards and master reports
• Target market: First-time homebuyers, city professionals (fire, police, teachers, medical professionals), affordable housing positioning
• Changes from previous version: None noted; original preliminary plat (no reconsideration)

Vote Breakdown

West Filmore High Street Multifamily Rezone (PLZ 24-009)

• Final: Unanimous approval (7–0 or all present commissioners voting yes; exact count not specified in transcript)
• Motion: Commissioner Damasio
• Second: Noted but seconder name not recorded in transcript
• Abstentions / absences: None noted

Ventana Ranch Phase 2 Preliminary Plat (PLZS 24-005)

• Final: Unanimous approval (7–0 or all present commissioners voting yes; exact count not specified in transcript)
• Motion: Commissioner Damasio (or another commissioner; transcript unclear due to crosstalk: "I'd like to make a motion to approve plz s-24 d005 subject to conditions a through X")
• Second: Noted but seconder name not recorded in transcript
• Abstentions / absences: None noted

Note: Individual votes by name were not stated in the transcript for either project; all commissioners present voted in favor.

Outcome & Next Steps

West Filmore High Street Multifamily Rezone (PLZ 24-009): The Planning and Zoning Commission recommended approval to the Mayor and City Council subject to conditions A through J (described as "mostly boilerplate conditions for the project typical for rezoning"). The rezoning rezones the 18-acre parcel from Commercial Center to Multifamily. A separate, future site plan review will address the detailed design of the 510-unit community. Infrastructure improvements will be required and determined at site plan approval. The project must meet school donation agreements negotiated with elementary and high school districts.

Ventana Ranch Phase 2 Preliminary Plat (PLZS 24-005): The commission approved the preliminary plat subject to conditions A through X (26 conditions not detailed in the transcript presentation). Development will proceed in three phases. Water and sewer infrastructure improvements will be completed per city master reports and standards. Half-street improvements to adjacent streets are required. School donation agreements are being finalized with local districts. The smaller (35-by-100) lots will undergo separate residential design review to ensure code compliance.

Both projects advance to their next approvals without further planning commission consideration unless conditions are modified or substantial design changes occur.

Controversies & Context

Net-Zero Design Innovation: High Street Ventures' fully net-zero energy design breaks new ground for Arizona multifamily development. Katie Rounds positioned the project as a "Trailblazer" intended to inspire industry adoption. Rounds explained that High Street's long-term asset-holding model—unlike merchant builders who sell quickly—justifies the upfront capital investment in solar, EV charging, and mechanical system optimization. This model has succeeded across British Columbia despite cloudier conditions; Arizona's clear skies make it "really the perfect opportunity," per Rounds.

Affordability Debate — Ventana Ranch Lot Sizes: The introduction of 35-by-100-foot lots (approximately 3,500 sf) sparked the commission's only substantive internal discussion. Commissioner Puppy expressed discomfort with "really small" lots, noting this is Buckeye's first project with such narrow footprints (45-foot-wide lots are more common). Puppy questioned whether this reflected industry standards or market preference. Mandy Woods confirmed this is novel for Buckeye but represents a market trend. Dan Pinger's interjection clarified Lennar Homes Arizona's intent: affordability for first-time buyers and professionals (teachers, fire, police) whose salaries in the current market cannot support larger homes. Commissioner Ragsdale's invocation of "patio homes" (low-maintenance, compact yards) normalized the concept as a lifestyle choice, not just a financial compromise. Commissioner Trupiano raised a secondary concern: speculative investment risk that corporate purchasers might buy and flip units at higher prices, undercutting the affordability goal. However, Trupiano acknowledged "there really nothing we can do about that" and voted in favor anyway. No commissioner voted no on this basis.

Neighborhood Meeting for West Filmore: Mandy Woods noted that the applicant-hosted neighborhood meeting on August 28, 2024 (held at Summit Community Church, just north of the site) drew no outside attendees—only staff participation. To date, no public comments have been received on the West Filmore project. Legal notice and site posting have been completed in compliance with code; notice will be repeated before the Mayor and City Council hearing to ensure adequate notification days.

School Impact and Donations: Both projects require coordination with elementary and high school districts. Applicants are negotiating school donation agreements mandated by the developments' residential growth. Details of these agreements were not shared in the planning commission presentation.

Duration

• West Filmore High Street (PLZ 24-009): Approximately 30–35 minutes (staff presentation, applicant presentation, council discussion, public hearing, vote)
• Ventana Ranch Phase 2 (PLZS 24-005): Approximately 25–30 minutes (staff presentation, council discussion, public hearing, vote; no formal applicant presentation)
• Total meeting: Approximately 90–100 minutes (including Vice Chairperson election, minute approval, two major items, and public comments section)

Other Notable Items

Vice Chairperson Election (Item 2): Commissioner Anthony Damasio was unanimously elected Vice Chairperson to fill the vacancy created when Ken Woods was elected Chair. The motion and vote occurred without discussion.

Approval of October 22, 2004 Meeting Minutes (Item 3): The commission unanimously approved minutes from the October 22 workshop and regular meeting. (Note: The transcript records "October 22, 2004," likely an error for 2024; the subsequent approval date is November 13, 2024.)

Mandy Woods AICP Certification Recognition (Item 5 — Public Comments): Chairperson Ken Woods formally recognized Senior Planner Mandy Woods's achievement: she passed the American Institute of Certified Planners (AICP) exam—"the planning equivalent of the bar exam"—earlier on November 13, 2024. Woods is now only the second city staff member with AICP accreditation, alongside Development Services Director Brian Craig. Chairperson Woods praised her study effort and noted her status as one of "the brightest Minds that I've worked with," quoting Plato: "when you hire people smarter than you uh it's a blessing and not a threat." Commissioner Ragsdale echoed the congratulations. Mandy Woods had presented the entire November 13 agenda (workshop and regular meeting) in addition to passing the exam, a feat the Chair humorously noted was "too bad you had to do all this talking tonight that was your reward."

Chamber Legislative Breakfast (Item 5 — Public Comments): Commissioner Cupski mentioned the Buckeye Chamber of Commerce's quarterly breakfast the following Wednesday (November 20, 2024), featuring legislative review presentations from three top lobbyists covering national, state, and local levels. Registration available on the chamber website.

Buckeye Elementary School Override Election (Item 5 — Public Comments): Commissioner Cupski reported that the Buckeye Elementary School District override election was "getting closer and closer," with only about 40 votes separating passage or failure at that point in the vote count.