PLZZ-25-0002 - Exhibit D - Narrative.pdf

BUCKEYE 83 
 
Rezoning Narrative 
SEC of AZ-85 and the I-10 
 
Case Number: PLZZ-25-0002 
 
1st Submittal: February 6, 2025 
2nd Submittal: December 10, 2025 
3rd/Final Submittal: January 27, 2026 
 
Prepared by: 
Berry Riddell, LLC 
Wendy Riddell, Esq. 
Elyse DiMartino 
6750 E. Camelback Road, #100 
Scottsdale, AZ 85251

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A. INTRODUCTION 
The purpose of this request is to seek a rezoning of an approximate 83.3-acre property 
located at the SEC of the AZ-85 and the I-10 Freeway interchange (the “Site”) to the 
Business Park District (“BP”) for a multi-phase employment center development with 
warehouse and distribution uses. The Site is presently within the jurisdiction of Maricopa 
County, however, a request to annex the Site into the City of Buckeye (the “City”) was 
submitted concurrently with this request.  
 
B. SITE LOCATION & CONTEXT 
As shown in the aerial below, the Site is presently undeveloped, desert land and has a 
Maricopa County zoning designation of Rural-43 ("RU-43”), which allows for the 
development of one dwelling unit per acre. The Site is within the planning area of the 
City’s Imagine Buckeye 2040 General Plan (the “General Plan”) and is designated as 
Business Commerce.  
To the east and south of the Site is undeveloped residential neighborhood zoned Planned 
Community (“PC”) with a General Plan designation of Master Planned Community 
(“MPC”). The Site is bounded on the north by vacant, desert land zoned General 
Commerce (“GC”) with a General Plan designation of Business Commerce. The AZ-85 
abuts the Site to its west. Across the AZ-85 to the west is vacant, desert land in zoned 
Commercial Center (“CC”) and the County’s RU-43 with the City’s General Plan Business 
Commerce Designation. 
 
 
 
 
 
 
 
 
 
 
 
 
Exhibit A: 
Vicinity Map

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The Site is an ideal location for the proposed development given its proximity to the AZ-
85 and I-10 Freeways given the General Plan’s vision for the surrounding context to 
develop with future Business Commerce land uses. Further, the proposed development 
will support existing and planned residential developments in the surrounding area by 
providing new employment opportunities.  
 
C. PROPOSAL 
As previously mentioned, Site is presently zoned as part of Maricopa County’s RU-43 
District, which allows one residential dwelling per acre. As such, the Site will likely be 
designated as Single-Family Residential 43 (“R1-43”) upon annexation into the City. The 
intent is to rezone approximately 83.5 acres from R1-43 to BP, as shown in the image 
below.  
 
 
Exhibit B: Rezoning Exhibit 
 
The purpose of this rezoning is to develop as an employment center with warehouse and 
distribution uses. Additional uses that could occur on the Site include a variety of 
commercial uses, light manufacturing and assembly, office, self-storage, wholesale, and 
more. The Site will hold seven (7) structures ranging in size from approximately 66,000 
square feet to 284,000 square feet in size. Each structure will also contain office space to 
support the warehouse and distribution operation.  
 
The development has been thoughtfully planned to respect the existing and future 
residential uses to the east, and the site plan has been carefully revised with this goal in 
mind. As shown on the site plan, the closest residential lot is approximately 194 feet from

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our closest building. The remainder of our buildings are well over 200 feet from any 
residential lots. On the site plan submitted with this request, 266th Avenue has been 
reduced to accommodate an 80-foot roadway. The reduction in roadway width allowed 
the proposed structures to be shifted as far west on the Site as possible, providing large 
building setbacks adjacent to residential. The proposed buildings will be setback from the 
existing and future residential uses at varying degrees, ranging from +/-194 feet to nearly 
400 feet.  
 
Additionally, wherever possible, dock doors have been placed to the interior of the Site 
to mitigate views to the surrounding context. Large landscape setbacks will also serve as 
a buffer between the proposed development and residential uses. A copy of the 
previously proposed design is attached to this narrative as Appendix A. 
 
Vehicular entry to the Site is also located away from residential areas and will be provided 
via 266th Avenue. The primary entry will have a monument sign and inviting landscaping 
that welcomes residents to the community. Overall, the circulation pattern has been 
designed to accommodate large trucks and ease the flow of traffic within the Site. The 
internal street system will be private and standard and trailer parking spaces will be 
provided throughout the Site to accommodate employees of the proposed development.  
 
The proposed Business Park District is an appropriate land use for the Site, particularly 
given its adjacency to two major freeways. This location provides efficient access for 
employees, clients, and service vehicles, while also reducing the travel distance of large 
semi-trucks between the freeway and this needed land use. As a result, it enhances overall 
traffic circulation and safety, while also minimizing disturbances, noise, and vehicle 
emissions in more interior residential and commercial areas. 
 
Importantly, the proposed use acts as a transitional buffer between the freeways and the 
planned residential development to the east. The Business Park District is a more 
compatible use in this context than a traditional commercial-retail center. Compared to 
restaurants, retail stores, and hospitality uses—which tend to generate higher traffic 
volumes, noise, and odors—the Business Park is expected to operate more quietly and 
with less environmental impact. 
 
The conceptual site plan, submitted with this rezoning application, reinforces this 
compatibility. It shows the nearest building setback at least +/-194 feet from the adjacent 
residential neighborhood, with landscaped buffers along all shared property lines to 
enhance visual screening and reduce potential impacts. Furthermore, the site layout has 
been intentionally designed to direct semi-truck and large vehicle circulation away from 
residential properties.

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D. PUBLIC UTILITIES & SERVICES 
i. 
Water 
Water service will be provided by the City of Buckeye. The nearest water mains exist in 
Broadway Road and Durango Street, east of Rooks Road. In order to serve the project, a 
water main extension will be required to extend from these locations to the project site. 
 
ii. 
Wastewater 
Wastewater service will be provided by the City of Buckeye. The nearest sanitary sewer 
main exists near the intersection of Southern Avenue and Rooks Road. A sanitary sewer 
extension is required to provide wastewater service to the site extending from this 
location. 
 
iii. 
Fire Protection 
The closest fire station in relation to the site is Buckeye Fire Department Station 706 
located at 25821 W Magnolia Street, approximately 1 mile from the site. 
 
iv. 
Police Protection 
The closest police precinct in relation to the Site is located at 100 North Apache Road, 
approximately a six-mile drive.  
 
E. PHASING 
The intent is to construct the proposed development in three phases. Phase 1 will 
construct approximately 600,000 square feet of the proposed warehouse and distribution 
uses, Phase 2 will construct approximately 650,000 square feet, and Phase 3 will construct 
approximately 500,000 square feet. The first two phases will be constructed as spec 
developments and the third phase will be developed as Build-to-Suit options.

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EXHIBIT A 
Vicinity Map

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EXHIBIT B 
Rezoning Exhibit

SR  85
7+ $9(18(
SR  85
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1
Zoning Map
BS7 =RQLQJ SXEPLWWDO
5
Existing Zoning
Proposed Zoning
Business Park
(BP)
Single Family Residential 43
(R1-43)
BUCKEYE 83
Proposed Business Park
0DULFRSD &RXQW\ $UL]RQD

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EXHIBIT C 
Legal Description

LEGAL DESCRIPTION
A PORTION OF THE SOUTH HALF OF SECTION 13 AND THE NORTH HALF OF SECTION
24, TOWNSHIP 1 NORTH, RANGE 4 WEST OF THE GILA AND SALT RIVER MERIDIAN,
MARICOPA COUNTY, ARIZONA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
PART 1:
COMMENCING AT THE SOUTHWEST CORNER OF SAID SECTION 13 FROM WHICH THE
WEST QUARTER CORNER OF SAID SECTION 13 BEARS NORTH 00˚37’23” EAST, A
DISTANCE OF 2624.29 FEET;
THENCE SOUTH 89˚07’55” EAST, A DISTANCE OF 55.01 FEET TO THE POINT OF
BEGINNING;
THENCE NORTH 00˚28’00” EAST, A DISTANCE OF 137.39 FEET TO THE BEGINNING OF
A CURVE CONCAVE SOUTHEASTERLY WHOSE RADIUS BEARS SOUTH 84°26'46" EAST,
A DISTANCE OF 1382.39 FEET;
THENCE NORTHEASTERLY ALONG THE ARC OF SAID CURVE, TO THE RIGHT,
THROUGH A CENTRAL ANGLE OF 40°10'06", AN ARC LENGTH OF 969.15 FEET;
THENCE NORTH 46˚06’01” EAST, A DISTANCE OF 445.58 FEET;
THENCE SOUTH 89˚12’48” EAST, A DISTANCE OF 1899.88 FEET TO THE EAST LINE OF
THE SOUTHWEST QUARTER OF SAID SECTION 13;
THENCE ALONG SAID EAST LINE, SOUTH 00˚12’12” WEST, A DISTANCE OF 493.59
FEET;
THENCE LEAVING SAID EAST LINE, NORTH 89˚11’21” WEST, A DISTANCE OF 669.16
FEET;
THENCE SOUTH 00˚17’26” WEST, A DISTANCE OF 164.30 FEET;
THENCE NORTH 89˚10’55” WEST, A DISTANCE OF 669.77 FEET;
THENCE SOUTH 00˚25’17” WEST, A DISTANCE OF 657.00 FEET TO THE SOUTH LINE OF
SAID SECTION 13;
CHAD W. HUBER
RLS 35316
chad.huber@kimley-horn.com
Scale
Drawn by
KEG
N.T.S.
Checked by
Date
Project No.
Sheet No.
PHOENIX, AZ  85016
1661 E. CAMELBACK RD, SUITE 400
Tel. No. (602) 837-5511
CWH
01/14/2025
191002017
1 OF 5

LEGAL DESCRIPTION
THENCE LEAVING SAID SOUTH LINE, SOUTH 00˚01’43” EAST, A DISTANCE OF 1328.35
FEET;
THENCE NORTH 89˚15’47” WEST, A DISTANCE OF 714.31 FEET TO THE EASTERLY
RIGHT OF WAY LINE OF 266TH AVENUE AS DESCRIBED IN DOCUMENT NO.
20090309254, RECORDS OF MARICOPA COUNTY, ARIZONA AND THE BEGINNING OF A
CURVE CONCAVE SOUTHWESTERLY WHOSE RADIUS BEARS SOUTH 73°18'31" WEST,
A DISTANCE OF 1855.00 FEET;
THENCE NORTHERLY ALONG SAID RIGHT OF WAY LINE AND THE ARC OF SAID
CURVE, TO THE LEFT, THROUGH A CENTRAL ANGLE OF 08°09'34", AN ARC LENGTH
OF 264.17 FEET;
THENCE CONTINUING ALONG SAID RIGHT OF WAY LINE, NORTH 24˚52’59” WEST, A
DISTANCE OF 592.18 FEET TO THE BEGINNING OF A CURVE CONCAVE
NORTHEASTERLY WHOSE RADIUS BEARS NORTH 65°06'54" EAST, A DISTANCE OF
1295.00 FEET;
THENCE ALONG SAID RIGHT OF WAY LINE AND THE ARC OF SAID CURVE, TO THE
RIGHT, THROUGH A CENTRAL ANGLE OF 25°14'04", AN ARC LENGTH OF 570.35 FEET
TO THE NORTH LINE OF SAID SECTION 24;
THENCE LEAVING SAID RIGHT OF WAY LINE, NORTH 88˚59’03” WEST, A DISTANCE OF
109.92 FEET TO THE POINT OF BEGINNING.
PART 1 CONTAINING 3,471,811 SQ.FT. OR 79.70 ACRES MORE OR LESS.
TOGETHER WITH;
PART 2:
COMMENCING AT THE NORTHWEST CORNER OF SAID SECTION 24 FROM WHICH THE
WEST QUARTER CORNER OF SAID SECTION 24 BEARS SOUTH 00˚06’29” EAST, A
DISTANCE OF 2662.90 FEET;
CHAD W. HUBER
RLS 35316
chad.huber@kimley-horn.com
Scale
Drawn by
KEG
N.T.S.
Checked by
Date
Project No.
Sheet No.
PHOENIX, AZ  85016
1661 E. CAMELBACK RD, SUITE 400
Tel. No. (602) 837-5511
CWH
01/14/2025
191002017
2 OF 5

LEGAL DESCRIPTION
THENCE SOUTH 89˚07’55” EAST, A DISTANCE OF 55.01 FEET TO THE WESTERLY
RIGHT OF WAY LINE OF SAID 266TH AVENUE, THE BEGINNING OF A CURVE CONCAVE
NORTHEASTERLY WHOSE RADIUS BEARS SOUTH 89°35'42" EAST, A DISTANCE OF
1405.00 FEET AND THE POINT OF BEGINNING;
THENCE SOUTHEASTERLY ALONG THE ARC OF SAID CURVE, TO THE LEFT,
THROUGH A CENTRAL ANGLE OF 25°16'57", AN ARC LENGTH OF 619.97 FEET;
THENCE SOUTH 24˚52’32” EAST, A DISTANCE OF 592.23 FEET TO THE BEGINNING OF
A CURVE CONCAVE SOUTHWESTERLY WHOSE RADIUS BEARS SOUTH 65°07'05"
WEST, A DISTANCE OF 1745.00 FEET;
THENCE SOUTHERLY ALONG THE ARC OF SAID CURVE, TO THE RIGHT, THROUGH A
CENTRAL ANGLE OF 07°01'22", AN ARC LENGTH OF 213.89 FEET;
THENCE NORTH 89˚16’15” WEST, A DISTANCE OF 454.87 FEET TO THE EAST RIGHT OF
WAY LINE OF STATE ROUTE 85;
THENCE ALONG SAID RIGHT OF WAY LINE, NORTH 00˚06’29” WEST, A DISTANCE OF
1331.54 FEET TO THE POINT OF BEGINNING.
PART 2 CONTAINING 242,871 SQ.FT. OR 5.58 ACRES MORE OR LESS.
TOTAL CONTAINING 3,714,682 SQ.FT. OR 85.28 ACRES MORE OR LESS.
CHAD W. HUBER
RLS 35316
chad.huber@kimley-horn.com
Scale
Drawn by
KEG
N.T.S.
Checked by
Date
Project No.
Sheet No.
PHOENIX, AZ  85016
1661 E. CAMELBACK RD, SUITE 400
Tel. No. (602) 837-5511
CWH
01/14/2025
191002017
3 OF 5
01/16/2025

NORTH
EXHIBIT A
POB
PART 1 AND
PART 2
SW COR.
SEC. 13,
T1N, R4W
POC
W 1/4 COR.
SEC. 13,
T1N, R4W
APN: 504-27-017R
CHAD W. HUBER
RLS 35316
chad.huber@kimley-horn.com
Scale
Drawn by
KEG
N.T.S.
Checked by
Date
Project No.
Sheet No.
PHOENIX, AZ  85016
1661 E. CAMELBACK RD, SUITE 400
Tel. No. (602) 837-5511
CWH
01/14/2025
4 OF 5
L4
APN: 504-27-006M
L1
N00°37'23"E  2624.29'
L5
APN:
504-27-017T
191002017
S 1/4 COR.
SEC. 13,
T1N, R4W
L2
C1
L3
L6
L7
L8
L9
L10
L11
C2
L12
C3
L13
C4
L14
C5
L15
W 1/4 COR.
SEC. 24,
T1N, R4W
S00°06'29"E  2662.90'
L16
VWP BUCKEYE
OWNER, LLC
01/16/2025

NORTH
EXHIBIT A
CHAD W. HUBER
RLS 35316
chad.huber@kimley-horn.com
Scale
Drawn by
KEG
N.T.S.
Checked by
Date
Project No.
Sheet No.
PHOENIX, AZ  85016
1661 E. CAMELBACK RD, SUITE 400
Tel. No. (602) 837-5511
CWH
01/14/2025
5 OF 5
191002017
CURVE TABLE
C1 = Δ = 40°10'06"
        R - 1382.39'
        L - 969.15'
C2 = Δ = 08°09'34"
        R - 1855.00'
        L - 264.17'
C3 = Δ = 25°14'04"
        R - 1295.00'
        L - 570.35'
C4 = Δ = 25°16'57"
        R - 1405.00'
        L - 619.97'
C5 = Δ = 7°01'22"
        R - 1745.00'
        L - 213.89'
LINE TABLE
L1 = S89°07'55"E     55.01'
L2 = N00°28'00"E     137.39'
L3 = N46°06'01"E    
445.58'
L4 = S89°12'48"E     1899.88'
L5 = S00°12'12"W     493.59'
L6 = N89°11'21"W     669.16'
L7 = S00°17'26"W     164.30'
L8 = N89°10'55"W     669.77'
L9 = S00°25'17"W     657.00'
L10 = S00°01'43"E   1328.35'
L11 = N89°15'47"W     714.31'
L12 = N24°52'59"W    592.18'
L13 = N88°59'03"W     109.92'
L14 = S24°52'32"E    592.23'
L15 = N89°16'15"W     454.87'
L16 = N00°06'29"W    1331.54'
01/16/2025

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Appendix A 
Alternative Site Plan

X
120'
ROADWAY
ESMT
(FUTURE
ROW)
FUTURE
CONNECTION
 TO DURANGO
40'
52'
10'
190'
BLDG. A
282,160 SF.
BLDG. B
134,400 SF.
120'
26' DRIVE
289
198
50 TRAILERS
BLDG. C
262,080 SF.
BLDG. F
131,040 SF.
LS/RET
LS/RET
LS/RET
LS/RET
LS/RET
LS/RET
LS/RET
BLDG. G
66,560 SF.
130'
LS/RET
63
SR  85
266TH AVENUE
BLDG. D
237,120 SF.
BLDG. E
196,500 SF.
LS/RET
LS/RET
160'
30'
LS/RET
OPT'L
11,884 SF.
(2 BAYS)
140'
936'
280'
190'
GATE
GATE
140'
190'
240'
780'
988'
240'
210'
624'
130'
416'
1008'
280'
GATE
GATE
63 TRAILERS
68 TRAILERS
18 @ 56'
10 @ 56'
560'
240'
18 @ 52'
19 @ 52'
16 @ 52'
12 @ 52'
8 @ 52'
GATE
292
277
212
197
166'
262'
392'
190'
150'
155'
142'
292'
168'
132'
85'
91'
100'
105'
N
SCALE: 1   120'
0
60'
120'
240'
BUCKEYE 85
Proposed Business Park
Maricopa County, Arizona
Site Area:
Coverage:
3,535,624 S.F. (81.17 AC.)
37.0%
Building Area:
1,309,860 S.F.
Site Data
24097.000_ST06-ALT
12/01/2025
Parking Provided:
Parking Ratio:
1,528 Spaces
1.2 / 1,000 S.F.