Exhibit E - PLZZ-25-0008 501 E Mahone Ave Rezone - Rezoning Narrative PZ20251125.pdf

114 W Main St. 
Mesa, AZ 85201  
 
Tel. 602.329.8384 
mike@atmosarch.com 
NARRATIVE 
FASS BIZ, Inc. dba Theory Preschool 
501 E MAHONEY AVE 
(PLZM-25-0033) 
 
Atmosphere Architects seek to rezone an existing property, located at 501 E Mahoney 
Ave, Buckeye AZ 85326 (Parcel APN 400-29-052A). The site currently consists of a 
single-story, 3,140 sq. ft. building previously used as a church. We propose to rezone the 
parcel from Planned Residential (PR) to Downtown Residential (DR) in order to utilize the 
building as a preschool/childcare center. 
 
 
 
 
 
The parcel encompasses approximately 32,500 sq. ft. (0.75 acres) and lies within the 
Historic Downtown Buckeye Activity Area. This district is characterized by a mix of civic, 
traditional neighborhood, downtown core, employment, and mixed-use areas – according 
to the 2018 Downtown Specific Area Plan. The proposed use aligns with the City's goals 
to foster vibrant, walkable neighborhoods and accessible community-serving uses in the 
downtown core.  
 
The surrounding area consists primarily of single-family residential homes with nearby 
commercial and industrial uses. Notable community amenities in close proximity include 
Earl Edgar Recreational Park, Buckeye Preschool, and Buckeye Elementary School. This 
location makes the site highly suitable for a childcare facility, supporting both nearby 
residents and those commuting to or through the downtown area. 
 
Figure 1 Existing Building (view 1) 
3R PLZZ-25-0008 RECEIVED SEPT 8 2025 WD

The site currently has the existing 3,140 sq. ft existing building with no major landscaping 
elements (apart from asphalt millings on the south side of the plot) and a fenced lot within 
its perimeter. 
 
 
 
 
 
The proposed Theory Preschool will operate entirely within the existing structure. While 
no expansion or new construction is planned, minor exterior improvements will be 
undertaken. These include updated landscaping and a fenced outdoor play area to 
Figure 2 Existing Building (view 2) 
Figure 3 Existing Building Elevation

enhance safety and functionality.  Additional updates may be made to exterior paint, 
windows and signage. Internally, upgrades will be made to convert the space into 
classrooms, office areas, kitchen prep space, and restrooms, all designed to support the 
operational and licensing requirements of a high-quality early childhood education facility. 
The existing area with asphalt millings will remain as is and may be developed in the 
future – but will not be utilized during this renovation. 
 
The property, with the current existing structure has 88.4% open space (0.66 acres) – 
which is to remain as is. As per the development standards for Downtown Residential 
(DR) zoning district (Table 4.1-2: Dimensional Standards – Mixed-Use Districts) the 
requirements are as follows - residential density currently is at 1.3 (max 15), the site has 
the required setbacks – 20 feet front setback, 10 feet setback from the street (5TH St.), 5 
feet setback from the side and 5 feet from the rear. The nearest station for fire protection 
is the Buckeye Fire Department Station 701 at 0.5 miles located at 404 S Miller Rd, 
Buckeye, AZ 85326 and the nearest police station is the Buckeye police department at 
1.1 miles located at 100 N Apache Rd #D, Buckeye, AZ 85326. The streets providing 
circulation to the site are 5TH St. on the West and Mahoney Ave. on the North side. 
 
 
 
 
 
 
Figure 4 General Plan Land Use Map 
Figure 5 Vicinity Map

The property includes existing 13 on-street parking spaces, which will adequately 
accommodate drop-off and pick-up traffic. Unlike a traditional school, the 
preschool/childcare center will have staggered arrival and departure times, minimizing 
Figure 6 Map showing current Land use within 300 feet 
Figure 7 Map showing future Land use designation

congestion and ensuring smoother traffic flow. The site also offers convenient access to 
Interstate 10, further enhancing its accessibility for families throughout Buckeye. 
 
In summary, this rezoning request represents a thoughtful and community-oriented 
reactivation and adaptive reuse of an existing building. It supports the City's vision for a 
dynamic, livable downtown and provides a much-needed, conveniently located early 
learning center for Buckeye families. 
 
Thank you.