Staff Report - PLZZ-24-0004 Extended Stay Hotel - Rezone - PZ20251125.docx
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PLZZ-24-0004 – Extended Stay Hotel Rezone – Planning and Zoning Commission– December 9, 2025 Page 1 of 6 REZONE Report to the Planning and Zoning Commission CASE NUMBER: PLZZ-24-0004 TITLE: Extended Stay Hotel Rezone MEETING DATE: December 9, 2025 Applicant: Natalie Maikoski and Jason Walker of EPS Group, Inc, on behalf of Keyur Patel of 1929 Hospitality LLC Request: Rezone from General Commerce (GC) to Community Commercial (C-2) Council District: 3 Location: Located west of the northwest intersection of South Miller Road and West Durango Road (Refer to Exhibits A, B, and C) Site Size: Approximately 4.37 acres Public Input: No residents attended the Neighborhood Meeting. No public comment has been received to date. Recommendation: Recommend approval subject to conditions a-h to the Mayor and City Council PLZZ-24-0004 – Extended Stay Hotel Rezone – Planning and Zoning Commission– December 9, 2025 Page 2 of 6 PROJECT DESCRIPTION: 1. Natalie Maikoski and Jason Walker of EPS Group, Inc, on behalf of Keyur Patel of 1929 Hospitality LLC, are requesting approval of a rezone of approximately 4.37 acres located west of the northwest intersection of South Miller Road and West Durango Road. The applicants are requesting to rezone the property from General Commerce (GC) to Community Commercial (C-2) to accommodate development of a hotel (see Exhibit D). AREA CONTEXT: 2. Table 1: Existing Land Use, General Plan Designation, and Zoning District: PUBLIC PARTICIPATION SUMMARY: 3. A neighborhood meeting, providing an opportunity for interested parties to learn more about the request, was held on April 17, 2024, at 6:00 P.M. at WestPark Elementary School Library. As required by Buckeye Development Code, written notices to property owners within 300 feet of the subject site were mailed on April 2, 2024, fifteen (15) days prior to the date of the meeting. 4. In addition to the applicant, no residents attended the neighborhood meeting. Staff has not received any written or verbal feedback from the public pertaining to this request. Refer to Exhibit E, Citizen Participation Report. 5. All required notifications of this public hearing were completed at least fifteen (15) days in advance of the meeting date, as follows: Notification Element Date Published in the Arizona Business Gazette November 20, 2025 LAND USE GENERAL PLAN ZONING Subject Property Vacant Business Commerce General Commerce (GC) North Vacant/Truck Parking Business Commerce General Commerce (GC) South Five Below Business Commerce General Commerce (GC) East Vacant/Car Wash Business Commerce General Commerce (GC) West Vacant Business Commerce General Commerce (GC) PLZZ-24-0004 – Extended Stay Hotel Rezone – Planning and Zoning Commission– December 9, 2025 Page 3 of 6 Site Posted November 24, 2025 Mailing Notice to Property Owners Within 300 Feet of Site November 17, 2025 BACKGROUND: 6. June 6, 1981: The property was annexed under Ordinance 6-81. 7. August 19, 1996: The Mayor and City Council approved a rezone to General Commerce under Ordinance 6-96. 8. March 23, 2023: The applicant held a Pre-Application Conference (PAC) meeting with staff under Case PLZM-23-00022. 9. April 17, 2024: A neighborhood meeting was held at Westpark Elementary School. ANALYSIS: Conformance with the General Plan 10. The General Plan Land Use Map designates the subject site as Business Commerce. The existing General Commerce (GC) zoning district is not consistent with this land use. The proposed rezoning request to Community Commercial (C-2) is consistent with the Business Commerce land use. 11. The proposed rezone, if approved, will also implement policies of the General Plan, including: Goal G-1 To guide a pattern of land use that provides opportunities for diverse, active lifestyles, and excellent quality of life Buckeye fosters local entrepreneurship and its economy is supported by small firms, and more specifically Policy G-1.8, “The City of Buckeye will encourage commerce and business employment centers that respond to the City’s economic needs and that correspond with Buckeye’s targeted economic sectors”. Zoning: 12. Existing Zoning: PLZZ-24-0004 – Extended Stay Hotel Rezone – Planning and Zoning Commission– December 9, 2025 Page 4 of 6 a. The property is currently zoned General Commerce (GC) District. The existing GC District is designed to accommodate general commercial and employment uses and compatible industrial uses to which public services are available. This zoning district was carried forward from a prior superseded edition of the Development Code. The obsolete GC District development standards include larger setbacks and lower height restrictions. 13. Proposed Zoning: a. The C-2 District is intended to provide for the development of commercial corridors with community-serving uses with a three- to five-mile market area. The C-2 District is intended to provide for a full range of community-oriented retail and service commercial uses but is not intended to accommodate large-scale commercial or retail uses with a city-wide or regional market area. The proposed use as a hotel is compatible with the intended office and commercial uses. b. The proposed C-2 District requires development to adhere to the dimensional standards outlined in Table 4.1-3 of the Buckeye Development Code. The C-2 District allows for reduced setbacks and additional height allowance. Future Development: 14. The intent of this rezone application is to allow for more generous dimensional standards to facilitate development of a four-story hotel along the Interstate 10 corridor. 15. Approval of a Site Plan application and Subdivision application by City staff will be required prior to development occurring on the property. 16. The property is located within the Buckeye Union High School and Buckeye Elementary School Districts; development of the site, as proposed, will not result in any direct impacts on either district. RECOMMENDATION: 17. Staff recommends the Planning and Zoning Commission hold a public hearing and recommend approval of the rezone subject to conditions a-h for Extended Stay Hotel (Case PLZZ-24-0004), for the following reasons: Furthers the goals of the Buckeye General Plan and contributes to community and regional commercial development. The rezoning conforms to all Buckeye Development Code requirements. There are no outstanding issues for reviewing departments (Engineering, Fire, Public Works, Community Services, Police, Water Resources, and Development Services). PLZZ-24-0004 – Extended Stay Hotel Rezone – Planning and Zoning Commission– December 9, 2025 Page 5 of 6 a. Prior to approval of a site plan or pre-plat, a Traffic Impact Analysis is required to be submitted and approved. All requirements of the Traffic Impact Analysis shall be reflected on the approved construction drawings. b. Prior to the issuance of the first permit for the property, the Property Owner/Developer shall pay a pro rata share cost of up to nine (9) regional future traffic signals to be installed within this section of land. The pro rata share is based on a ratio of the project acreage to the developable acreage within the section. The sectional contribution is to be based on the following allocation of costs: (i) 25 percent share of four (4) possible signals at arterial street intersections; (ii) 50 percent share of four (4) possible signals at half-mile collector street intersections or project entries; and (iii) 100 percent share of one (1) possible signal internal to this project. The cost shall be based on an anticipated signal cost as determined by the City. c. All non-regional traffic signals that are required by this project shall be funded and constructed by this project prior to C of O. d. Site accesses, if restricted to Right in/right out or ¾ access, shall be designed and constructed with all necessary medians, porkchops etc. with this development. e. In the event that access to and within the project is deemed a threat to public safety and security by the City, the City has broad authority to take such action as it deems necessary to address such a threat until such time as the Property Owner/Developer eliminates the safety concerns to the City’s satisfaction. The Property Owner/Developer is responsible for revising the roadway and access layout to alleviate the City’s concerns with respect to public safety and security. Any such changes will be considered a minor change to existing site plan approvals and shall be approved by the City. f. Half-street improvements including Rights-of-Way dedication shall be required along the entire parcel frontage as part of this development, including the installation of ITS conduit per the City standards. ITS conduits (2 7-way micro- ducts) must be installed along West Durango Street per City standards, including any necessary splice boxes. g. Driveway spacing and storage requirements shall be per Table 1 of the COB Engineering Design Standards (EDS) Section 6-3. h. All major intersections will require right turn slip lanes and dual left turn lanes per City Detail 63300. ATTACHMENTS: Exhibit A – Vicinity Map PLZZ-24-0004 – Extended Stay Hotel Rezone – Planning and Zoning Commission– December 9, 2025 Page 6 of 6 Exhibit B – General Plan Land Use Map Exhibit C – Existing Zoning Map Exhibit D – Rezoning Narrative Exhibit E – Citizen Participation Report Prepared By: Patricia Cooley, Planner II Reviewed By: Adam Copeland, Deputy Director of Planning