PLZZ-25-0008_-_501_E_Mahoney_Ave_Rezone_-_Staff_Report_-_CC20251118 2.docx

Case PLZZ-25-0008 – 501 E Mahoney Ave Rezone  
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REZONE 
Report to the Mayor and City Council 
 
 
CASE NUMBER: 
PLZZ-25-0008 
TITLE: 
501 E Mahoney Ave Rezone 
MEETING DATE: 
November 18, 2025 
 
Applicant: 
Amber Newbill, on behalf of Rigoberto Mendez 
 
Request: 
Rezone from Planned Residential (PR) to Downtown Residential 
(DR) 
 
Council District: 
2 
Location: 
Located at the southeast corner of 5th Street and Mahoney Avenue  
Refer to Exhibit A (Vicinity Map) 
Site Size: 
Approximately 0.75 acres 
Public Input: 
One neighbor attended the Neighborhood Meeting. Concerns 
included the impact this project would have on taxes and the 
zoning districts of surrounding properties. The attendee’s 
concerns was noted, and she was satisfied by the explanation that 
her property taxes would not be impacted by this project and only 
the subject property was being rezoned.  
 
Recommendation: 
Continue to date certain December 16, 2025

Case PLZZ-25-0008 – 501 E Mahoney Ave Rezone  
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PROJECT DESCRIPTION: 
1. Amber Newbill, on behalf of Rigoberto Mendez is requesting approval of a rezone of 
approximately 0.75 acres located at the southeast intersection of South 5th Street and 
East Mahoney Avenue. The applicant is requesting to rezone the property from Planned 
Residential (PR) to Downtown Residential (DR) to accommodate the use of an existing 
structure as a child care facility.  
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 October 15, 2025, at 6:00 P.M. at 501 E Mahoney Avenue. 
As required by Buckeye Development Code, written notices to property owners within 
300 feet of the subject site were mailed on September 30, 2025, over fifteen (15) days 
prior to the date of the meeting.  
4. In addition to the applicant and City staff, one (1) nearby resident attended the 
neighborhood meeting. The resident expressed concerns regarding increased property 
taxes and whether the rezone would affect her property at the meeting. Outside of the 
speaker during the neighborhood meeting, staff has received one additional comment 
relayed verbally by other staff regarding why the resident was not asked for permission.  
5. All required notifications of the first required public hearing at the Planning and Zoning 
Commission, with the exception of one sign, were completed at least fifteen (15) days in 
advance of the meeting date, as follows:  
 
LAND USE 
GENERAL PLAN 
ZONING 
Subject 
Property 
Vacant Religious Facility 
Historic Downtown 
Buckeye Activity Center 
Planned Residential (PR)  
North 
Residential 
Historic Downtown 
Buckeye Activity Center 
Planned Residential (PR) 
South  
Vacant/Residential 
Historic Downtown 
Buckeye Activity Center 
Planned Residential (PR) 
East 
Residential 
Historic Downtown 
Buckeye Activity Center 
Planned Residential (PR) 
West  
Residential 
Historic Downtown 
Buckeye Activity Center 
Planned Residential (PR)

Case PLZZ-25-0008 – 501 E Mahoney Ave Rezone  
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Notification Element 
Date 
Published in the Arizona Business Gazette, 
Republic Edition 
October 8, 2025 
Site Posted 
October 11, 2025 
Mailing Notice to Property Owners Within 300 
Feet of Site 
October 10, 2025 
 
BACKGROUND: 
 
6. May 8, 1929: The property was incorporated with original township.   
7. August 19, 1996: The Mayor and City Council approved a rezone to Planned Residential 
under Ordinance 6-96.  
8. October 16, 2012: The Mayor and City Council approved a zoning overlay of Downtown 
Area II under Ordinance 19-12. 
9. May 8, 2025: The applicant held a Pre-Application Conference (PAC) meeting with staff 
under Case PLZM-25-0033. 
10. October 15, 2025: A neighborhood meeting was held onsite. 
11. October 28, 2025: Planning and Zoning Commission continued the item to November 25, 
2025. 
ANALYSIS: 
Conformance with the General Plan 
12. The General Plan Land Use Map designates the subject site as Historic Downtown Buckeye 
Activity Center, with future land uses and development to be guided by the Downtown 
Specific Area Plan. The Downtown Specific Area Plan further delineates the area as 
Downtown-West, or Downtown Core, and assigns a future land use of Downtown 
Residential. The proposed rezoning request to Downtown Residential is consistent with 
this land use. 
13. 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

Case PLZZ-25-0008 – 501 E Mahoney Ave Rezone  
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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”. 
Goal G-8 Buckeye Activity Centers are regional destinations 
that are developed with a concentrated mix of uses 
promoting a vibrant, dynamic, synergistic energy, and 
appropriate transitions, supported by Policy G-8.5, “ The City 
of Buckeye will encourage the development of an appropriate 
balance of employment generating land uses (i.e., retail, 
office, entertainment / cultural) and future open spaces (i.e. 
trails, ecosystem services, and wildlife / outdoor recreation) 
integrated with medium to higher density residential uses in 
Activity Centers. 
14. Land Use and Zoning. The property is currently zoned Planned Residential (PR) District. 
The obsolete PR District is not consistent with the Historic Downtown Buckeye Activity 
Center and Future Land Use of Downtown Residential. The existing Planned Residential 
(PR) District does not allow for commercial or office uses, including child care facilities. 
The proposed Downtown Residential (DR) District allows for a tailored list of compatible 
commercial and office uses, including day care facilities. 
15. Development. The DR District allows for development and redevelopment of properties 
within the Downtown Activity Center that are not located adjacent to the area's primary 
main streets, including many of Buckeye's older residential neighborhoods. The district 
allows for a variety of residential uses including single-family residential, duplexes, and 
multi-family residential, as well as a tailored list of compatible commercial and office uses. 
To be eligible for DR zoning, a property must be located within the Downtown Activity 
Center and be designated Downtown Residential as per the Long-Term Future Land Use 
Framework of the Buckeye Downtown Specific Area Plan (DSAP). The proposed use as a 
child care facility is compatible with the intended residential uses. 
16. The property will be subject to the Downtown Specific Area Plan Downtown Residential 
character and guidelines to integrate neighborhood areas into the fabric of the 
downtown. This character typically features buildings not more than two stories, with 
small setbacks and designed with active ground floors—either residential or economically 
viable commercial development—to support a vibrant pedestrian environment. May

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include public open spaces such as small parks, greenways, and natural open spaces and 
include on-street parking.  
17. Existing Zoning: 
a. The existing PR District is established to accommodate all subdivided residential 
developments to which public services are available. The district minimum lot size 
and setbacks in the Development Code either refer to the Rural Residential (RR) 
District or are determined by approval of a final plat.  
b.  The existing Planned Residential (PR) District is an obsolete zoning district 
designed to accommodate flexible residential development and does not permit 
commercial uses tailored to the needs of the downtown residential areas. 
c. The existing Downtown Area II Overlay is intended to preserve and enhance 
Buckeye’s unique rural Downtown historic character and protect the identity of a 
Downtown main street by developing standards and creating allowances that 
promote a downtown to be an economically viable part of the city by encouraging 
revitalization with new commercial and residential infill development. Downtown 
Buckeye reflects a pedestrian and mixed-use area that is supported by a 
governmental center. 
d. The property is subject to the Downtown Area II District-Specific Development 
Standards in Section 5.12.4 of the Development Code including signage, lighting, 
building design, landscaping, and parking.   
18. Proposed Zoning:  
a. The proposed Downtown Residential (DR) District requires development to 
adhere to the dimensional standards outlined in Table 4.1-3 of the Buckeye 
Development Code.  
b. The proposed Downtown Residential (DR) District permits a tailored list of 
compatible commercial and office uses, including Child Care Facilities.  
19. Future Development:  
a. The intent of this rezone application is to allow the use of Child Care Facility to 
provide essential services to working parents within the Downtown area.  
b. The existing structures on the property meet the dimensional standards outlined 
in Table 4.1-3 of the Buckeye Development Code.   
c. Approval of a Site Plan application by City staff will be required prior to 
development occurring on the property. 
d. 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.

Case PLZZ-25-0008 – 501 E Mahoney Ave Rezone  
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RECOMMENDATION: 
20. Staff recommends the Mayor and City Council continue the rezone for 501 E Mahoney 
Ave (Case PLZZ-25-0008) to date certain December 16, 2025, for the following reason: 
 
 All required Public Notifications of the first public hearing were not completed at 
least fifteen (15) days in advance of the meeting date.   
ATTACHMENTS: 
Exhibit A – Vicinity Map 
Exhibit B – General Plan Land Use Map 
Exhibit C – DSAP Land Use Map 
Exhibit D – Existing Zoning Map 
Exhibit E – Rezoning Narrative 
Exhibit F – Citizen Participation Summary 
 
Prepared By: 
Patricia Cooley, Planner II 
 
Reviewed By: 
Adam Copeland, Deputy Director of Planning