PLZM-25-0044 - MVS Annexation - Staff Report - CC20251216.docx

Case PLZM-25-0044 – Mountain View South Annexation 
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ANNEXATION 
Report to the Mayor and City Council 
 
 
CASE NUMBER: 
PLZM-25-0044 
TITLE: 
Mountain View South Annexation 
MEETING DATE: 
December 16, 2025 
 
Applicant/Owner: 
David Hughes, EPS Group, Inc., on behalf of property owner, Mountain 
Views South LLC 
 
Request: 
Annexation of two parcels 
District: 
Location: 
2 
Southeast Corner of Tuthill Road and Yuma Road (Exhibits A, B, 
and C) 
 
Site Size: 
Approximately 1.86 acres 
Public Input: 
A nearby property owner emailed the case planner regarding 
required notifications for the annexation. No other public 
comments have been received to date. 
 
Recommendation: 
Conduct a Public Hearing and Adopt Ordinance No. 31-25

Case PLZM-25-0044 – Mountain View South Annexation 
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PROJECT DESCRIPTION: 
1. David Hughes, EPS Group, Inc., on behalf of property owner, Mountain Views South LLC, is 
requesting annexation of two parcels of land totaling approximately 1.86 acres, located at 
the southeast corner of Tuthill Road and Yuma Road (see Exhibits A, B, and C). As indicated in 
Exhibit D (Project Narrative), once annexed, the parcels will be included within the proposed 
Mountain View South development and subsequently dedicated and improved as right-of-
way for Tuthill Road to serve existing and future residential and commercial users in the area. 
A proposed Preliminary Plat for Mountain View South, Case No. PLZS-24-0026, is currently in 
review by City staff. Mountain View South is a proposed 601-lot single-family residential 
community with a mix of lot sizes (40’ by 110’, 45’ by 120’, and 55’ by 120’) and a density of 
4.4 dwelling units per acre. 
2. The blank petition for the proposed annexation was recorded on October 28, 2025 (Exhibit 
E). Per state law governing annexation, a public hearing providing any affected parties with 
an opportunity to comment on the request must be held at least 20, but no more than 30 
days following recordation of the blank petition. The initial public hearing for this annexation 
was held on November 18, 2025, conforming to timing requirements established by state 
statute. 
AREA CONTEXT: 
3. Table 1: Existing Land Use, General Plan Designation, and Zoning District: 
 
LAND USE 
GENERAL PLAN 
ZONING 
Subject 
Property 
Vacant 
Neighborhood 
Maricopa County 
Rural-43 (RU-43)  
North of 
Yuma Road 
Single-family residential 
community (Blue Horizons); 
land owned by Arizona State 
Land Department 
Master Planned 
Community; 
Activity Center 
(Landing Specific 
Area Plan) 
Planned Community (PC) with 
Community Master Plan (CMP) 
Overlay (Blue Horizons); 
 Planned Community (PC) 
South 
Single-family residential (Los 
Ranchitos de Los Conejos and 
White Tank Citrus subdivisions) 
Neighborhood 
and Rural 
Maricopa County Rural-43  
(RU-43) 
East 
Vacant or agricultural land 
(future commercial and future 
Mountain View South single-
family residential community) 
Neighborhood 
Commercial Center (CC) and 
Planned Residential (PR)  
West  
Single-family residential 
Neighborhood 
and Rural 
Maricopa County Rural-43  
(RU-43)

Case PLZM-25-0044 – Mountain View South Annexation 
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PUBLIC PARTICIPATION SUMMARY: 
4. The applicant is required to provide published notice at least six (6) days in advance of the 
public hearing and 15 days prior to the end of the waiting period and site postings at least six 
(6) days in advance of the public hearing, as required by the Arizona Revised Statutes (ARS 
§9‐471). 
5. At least six (6) days in advance of the public hearing, City staff mails notice to all property 
owners within the annexation boundary (based on information received from the Maricopa 
County Assessor and the Arizona Department of Revenue) and the Maricopa County Board of 
Supervisors. Mailing notice, advertising both hearing dates, was completed in accordance 
with the Development Code and Arizona Revised Statutes (ARS §9‐471) prior to the first 
hearing. A revised list was received from the Department of Revenue on November 19, 2025; 
as a courtesy, mailing notice was sent to the one additional entity identified (Arizona Public 
Service Company) on November 25, 2025, over 15 days prior to the second public hearing. 
6. All required notices were provided as follows: 
7. Table 2: Public Notices: 
Notification Element 
Date 
Published Notice 
November 12, 2025  
Site Posted 
November 7, 2025 
Mailing Notice to Property Owners Within 
Annexation Boundary 
November 7, 2025 
Mailing Notice to Maricopa County Board of 
Supervisors 
November 7, 2025 
 
8. No public spoke during the public hearing for this item on November 18, 2025. Following the 
first public hearing, a nearby property owner emailed the case planner inquiring about the 
required notification procedure for this annexation request. No other public comment 
concerning the annexation request has been received to date.  
ANALYSIS: 
9. The subject property is presently located in the jurisdiction of Maricopa County and zoned 
Rural-43 (RU-43). Upon adoption of an annexation ordinance, the two parcels included within 
this request would be assigned City of Buckeye Single-Family Residential 43 (R1-43) zoning,

Case PLZM-25-0044 – Mountain View South Annexation 
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the district most closely aligned with the property’s current County Rural-43 (RU-43) zoning 
designation. No future rezoning of the subject property is anticipated. 
10. The property currently features a General Plan land use designation of Neighborhood, which 
may include single-family units (attached and detached), multi-family units (such as 
apartments and condominiums), and integrated land uses that support neighborhood 
functions and contribute to the health and livability of neighborhoods (such as smaller-scale 
or less intense commercial, parks and recreational facilities, religious institutions, small 
offices, and educational institutions).  
11. The applicant intends for the subject property to be dedicated and improved as future Tuthill 
Road right-of-way. 
12. The annexation proposal meets eligibility for size, dimension, and contiguity requirements 
for annexations as outlined in ARS §9‐471. 
13. Once annexed, the property will be serviced by City of Buckeye Police, City of Buckeye Fire, 
and will be within the City of Buckeye sewer and water service areas.   
14. The property is located within the Buckeye Union High School and Liberty Elementary School 
Districts. Because the property is intended to be used as future right-of-way, the proposed 
annexation has no anticipated impact on either school district.  
15. The following City of Buckeye departments have reviewed and have found no outstanding 
issues with the application:  
a. Development Services, including Planning and Engineering/Survey 
b. Fire 
c. Police 
d. Public Works 
e. Water Resources 
RECOMMENDATION: 
16. Staff recommends the City Council conduct a public hearing and adopt Ordinance No. 31-
25, approving the annexation for the following reasons: 
a. Furthers goals of the Buckeye General Plan; 
b. Conformance with the Buckeye Development Code; and 
c. No outstanding issues from reviewing departments. 
ATTACHMENTS: 
Exhibit A – Vicinity Map

Case PLZM-25-0044 – Mountain View South Annexation 
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Exhibit B – General Plan Land Use Map 
Exhibit C – Zoning Map 
Exhibit D – Project Narrative 
Exhibit E – Recorded Blank Annexation Petition 
Exhibit F – Recorded Signed Annexation Petition 
 
Prepared By: 
Mandy Woods, AICP, CFM, Principal Planner 
 
Reviewed By: 
Ken Galica, Planning Manager