‘Hierarchy of planning’ approved for Floreo at Teravalis

The Buckeye City Council recently approved changes to the Floreo at Teravalis development, marking the fifth amendment to its Community Master Plan. The goal of the amendment is to give the developer more flexibility while also ensuring the city’s needs are met as the community grows.

At the April 1 council meeting, Senior Planner Sean Banda explained that the purpose of the CMP amendment is to create a comprehensive vision for the development. “It’s a regulatory framework that includes both residential and non-residential uses,” Banda said.

Floreo is part of the larger Teravalis project, which spans over 3,000 acres (about 4.7 square miles). It's one of the most significant sections of the planned community and is being developed in line with the Howard Hughes master plan. The original CMP for Floreo was approved in 2004 for 8,816 homes, but it’s been revised several times since, most recently in 2022, reducing the total to 6,596 homes. The latest amendment, however, raises the limit back to 8,500 homes and adds flexibility in how different parts of the community can be developed.

The amendment also makes it clear that the master developer will be responsible for building public infrastructure—such as streets, water and sewer systems, and public safety facilities—to support the community. This includes constructing a permanent fire facility to be completed within two years of the first home’s occupancy or by the time the 1,760th home is sold. The developer will also provide a fully equipped fire engine and cover operation and maintenance costs for five years.

 

 

In terms of payments, the developer will contribute $2.25 million annually for five years, with the amount increasing each year based on the consumer price index. After the third payment, the developer will receive a credit of $300 per home sold.

At the meeting, a resident named Mary voiced concerns about whether the streets would be wide enough for public safety vehicles, and whether one fire truck would be sufficient for such a large community. Banda reassured her that the development had been approved by the city’s public safety departments and met all necessary standards. Future subdivision plans will also be reviewed for safety.

In another part of the meeting, the city council allocated $755,000 to hire staff for the future fire station in Floreo. This funding will cover salaries, training, and outfitting for three fire captains, three engineers, and nine firefighters. The city plans to have the fire station fully staffed and ready by May 2026.

Banda emphasized that the amendment provides more flexibility for developers but also holds them accountable. The revised plan introduces a more detailed and structured approach to development, starting with the broad community plan and then breaking down into specific plans for individual areas, buildings, and subdivisions. This allows for greater customization as the development progresses, while maintaining high standards for design and planning.

The amendment also brings a more detailed “land use budget,” which assigns specific development limits for each area, similar to other projects like Verrado and Festival Ranch. This allows the city to ensure that growth is balanced and well-managed.

In the words of Mayor Eric Orsborn, planning a project of this scale is no small feat. “You’re trying to envision what happens down the line, and it takes a tremendous amount of work and coordination across every department to make sure the project stays on track.”

Read more about the amendment HERE.

Watch the full city council meeting HERE.