PLZZ-25-0009-120_S_4th_St_-_Rezone_Staff_Report_CC20260106.docx
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PLZZ-25-0009 – S. 4th Street Rezone Page 1 of 4 Rezone Report to the Mayor and City Council CASE NUMBER: PLZZ-25-0009 TITLE: 120 South 4th Street Rezoning MEETING DATE: January 6, 2026 Applicant: Joshua Oehler, Arc One Associates Owners: Jaime and Patricia Romero Request: Rezone from Commercial Center (CC) to Downtown Commercial (DC) District Location: 2 North of the NEC of Jackson Avenue and 4th Street Site size: Approx. 8,124 sq. ft. Density: N/A Public input: None received Recommendation: Conduct a Public Hearing and adopt Ordinance No.02-26, approving case PLZZ-25-0009 PLZZ-25-0009 – S. 4th Street Rezone Page 2 of 4 PROJECT DESCRIPTION 1. The applicant is seeking rezoning of the subject property with the goal of developing the site with a multi-tenant commercial building on the site. Per the narrative the proposed building with have four business suites and will accommodate users like independent insurance sales, real-estate agent offices, and other similar users. While the proposed use of the site is permitted with the existing zoning the proposed DC zoning designation will allow the building to utilize more of the property, have reduced setbacks, and take on an urban form conducive to the downtown environment. AREA CONTEXT 2. Table 1: Existing Land Use, General Plan Designation, and Zoning District PUBLIC PARTICIPATION SUMMARY: 3. The applicant sent mailed notice of the application to adjacent property owners, posted the site, and held a neighborhood meeting, meeting all statutory requirements. 4. The applicant held a neighborhood meeting at 5:00 PM on October 23, 2025, at the Buckeye Valley Chamber of Commerce. Aside from city staff and the applicant, nobody attended the meeting. 5. All required notifications, postings, and mailing were completed at least 15 days prior to the hearing date, as shown in Table 2. LAND USE GENERAL PLAN ZONING Subject Property Vacant Downtown Specific Area Plan – Downtown Core Commercial Center (CC) North Commercial Retail Downtown Specific Area Plan – Downtown Core Commercial Center (CC) South Commercial Retail Downtown Specific Area Plan – Downtown Core Commercial Center (CC) East Residential Downtown Specific Area Plan – Downtown Residential Commercial Center (CC) West Vacant Downtown Specific Area Plan – Downtown Core Commercial Center (CC) PLZZ-25-0009 – S. 4th Street Rezone Page 3 of 4 6. There were no speakers during the November 25, 2025, Planning and Zoning Commission public hearing for this item. Notification Element Date Published in West Valley View November 5th, 2025 Site Posted November 9th, 2025 Mailing to Property Owners w/in 300’ October 31st, 2025 BACKGROUND: 7. May 8, 1929: The subject property was included in the initial incorporation boundaries of the then Town of Buckeye. 8. August 1996: City zoning maps show the property zoned as Commercial Center (CC) by City Council’s adoption of Ordinance 6-96. 9. November 25, 2025: The Planning & Zoning Commission conducted a public hearing and recommended approval of the proposed rezoning. There were no speakers during the public hearing for the subject item. ANALYSIS: 10. The General Plan future land use designation of the property is Activity Center, specifically the Historic Downtown Buckeye Activity Center. The Activity Center has since been incorporated into the Downtown Specific Area Plan (DSAP), which designates the site as Downtown Core land use. The area plan specifies that this land use designation shall include a mix of different land uses but should focus on uses typically found in a walkable downtown core. Building design in this land use should consider the historical context and be built to maintain a continuous traditional street wall. 11. The Development Code specifies that the Downtown Commercial (DC) zoning designation is reserved only for sites within the DSAP that carry the Downtown Core land use designation, such as the subject site. The development code describes the intent of the DC zoning designation to allow for infill projects in the historic downtown core to foster a human-scaled pedestrian friendly downtown environment, which the conceptual proposal for the site would accomplish. 12. As such, the proposed rezoning to Downtown Commercial (DC) is consistent with the Downtown Core land use designation and will facilitate development of property in a PLZZ-25-0009 – S. 4th Street Rezone Page 4 of 4 manner consistent with the purpose, placement, and character of the downtown core land use designation. 13. The proposed rezoning is also consistent with existing land use patterns as it will allow for development of the site to complement the existing retail north and south of the site. Additionally, development of the site under the proposed DC zoning district will advance the goal of creating a dynamic walkable urban core which will help attract additional development to the block and ultimately to the entire downtown area. 14. Administrative approval of a Site Plan application will be required before any permits for development of the parcel can be issued. A Site Plan has been submitted for the site and has gone through first submittal review. RECOMMENDATION: 15. Staff recommends the Mayor and City Council conduct a public hearing and adopt Ordinance No. 02-26, approving PLZZ-25-0009, a Rezone from Commercial Center (CC) to Downtown Commercial (DC) for the following reasons: The proposed rezoning furthers the goals and policies of both the Buckeye General Plan and the DSAP by allowing development of the property to complement the historic nature of downtown. Conforms to the Buckeye Development Code and meets code criteria for DC zoning. No outstanding issues for reviewing departments ATTACHMENTS Vicinity Map (Aerial Photo) Downtown Specific Area Plan Map Zoning Map Site / Land Use Plan or Zoning Exhibit Narrative Prepared By: Joseph Mueller, Senior Planner Reviewed By: Ken Galica, Planning Manager