PLZU-25-0002_-_JACKSON_PLACE_CUP_WITH_SITE_PLAN_-_Staff_Report_PZ20250909 FINAL.docx
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Case PLZU-25-0002 – Jackson Place Conditional Use Permit with Site Plan Page 1 of 9 Conditional Use Permit with Site Plan Report to the Planning and Zoning Commission CASE NUMBER: PLZU-25-0002 TITLE: Jackson Place Conditional Use Permit with Site Plan MEETING DATE: September 9, 2025 Applicant: Mike Prefling, P.E., and Sara Gilbride, Prefling Engineering LLC Owner(s): Hickman’s Egg Ranch Incorporated Request: A Conditional Use Permit with Site Plan to allow for future construction of an eight-unit park model manufactured home park on 0.38 acres District: Council District 2 Location: Approximately NWC of Jackson Avenue and 2nd Street Site size: Approximately 0.38 acres Public input: An advertised neighborhood meeting was held on June 25, 2025, and no public input was received. Recommendation: Recommend approval of Case PLZU-25-0002 subject to conditions a) through i) Case PLZU-25-0002 – Jackson Place Conditional Use Permit with Site Plan Page 2 of 9 PROJECT DESCRIPTION: 1. Mike Prefling, P.E., and Sara Gilbride from Prefling Engineering LLC, on behalf of Hickman’s Egg Ranch Incorporated, is requesting a Conditional Use Permit (CUP) with Site Plan to allow for future construction of an eight-unit park model manufactured home park use on approximately 0.38 acres. 2. The City of Buckeye Development Code requires approval of a Conditional Use Permit for all new manufactured home parks in the Mixed Residential (MR) zoning district. The purpose of a Conditional Use Permit is to allow for an additional layer of review for uses that have widely varying operational and design characteristics to ensure appropriate measures are incorporated on a case-by-case basis to minimize potential adverse impacts of the use as well as encourage public review and evaluation of a conditional use’s operating characteristics and site development features. AREA CONTEXT: 3. Table 1: Existing Land Use, General Plan Designation, and Zoning District: LAND USE GENERAL PLAN ZONING Subject Property Vacant Historic Downtown Buckeye Activity Center/ Downtown Specific Area Plan (DSAP) and identified as Downtown Core land use within the DSAP Mixed Residential (MR) North Broadbent Powers-Leavitt Office Building and Vacant Lot Historic Downtown Buckeye Activity Center also known as the Downtown Specific Area Plan (DSAP) and identified as Downtown Core land use within the DSAP Commercial Center (CC) East Parking Lot for Broadbent Powers-Leavitt Office Building Historic Downtown Buckeye Activity Center also known as the Downtown Specific Area Plan (DSAP) and Mixed Residential (MR) Case PLZU-25-0002 – Jackson Place Conditional Use Permit with Site Plan Page 3 of 9 PUBLIC PARTICIPATION SUMMARY: 4. A neighborhood meeting, providing an opportunity for interested parties to learn more about the request, was held on June 25, 2025, at 6:00 P.M. at Liberty United Methodist Church. As required by the Buckeye Development Code, written notices to property owners within 300 feet of the subject site were mailed on June 9, 2025, over (15) days prior to the date of the meeting. 5. Excluding the applicant and staff, no persons attended the neighborhood meeting. 6. As shown in Exhibit E, to date, staff has not received any written support or opposition pertaining to this project. 7. All required notifications of this public hearing were completed at least (15) days in advance of the meeting date, as follows: Notification Element Date Published in the Arizona Republic August 20, 2025 Site Posted August 22, 2025 Mailing Notice to Property Owners Within 300 Feet of Site August 15, 2025 BACKGROUND: identified as Downtown Core land use within the DSAP South Single-Family Residences Historic Downtown Buckeye Activity Center also known as the Downtown Specific Area Plan (DSAP) and identified as Downtown Residential land use within the DSAP Mixed Residential (MR) West Existing Recreational Vehicle Park Historic Downtown Buckeye Activity Center also known as the Downtown Specific Area Plan (DSAP) and identified as Downtown Core land use within the DSAP Mixed Residential (MR) Case PLZU-25-0002 – Jackson Place Conditional Use Permit with Site Plan Page 4 of 9 8. June 1929: The subject property was incorporated into Buckeye as part of the City’s original townsite incorporation. 9. February 1976: Maricopa County historic aerial maps first show the subject property being utilized as an RV Park. 10. August 1996: City zoning maps show the property zoned as Mixed Residential (MR) by City Council’s adoption of Ordinance 6-96. 11. September 2012: Maricopa County historic aerial maps show the subject property no longer being utilized as an RV Park with the property now vacant. ANALYSIS: 12. The purpose of the Conditional Use Permit is to ensure that certain specified uses, by nature of their physical or operational characteristics, or impact on the traffic of adjoining streets, can be designed and developed in a manner that is not injurious to the health, safety, and general welfare of the community and promotes compatibility with the surrounding area and consistency with the Buckeye General Plan. 13. Section 8.7.1.B of the Buckeye Development Code outlines the applicable criteria for evaluating Conditional Use Permits (CUP). The Development Services Department must review applications and make a recommendation for approval or denial to the Planning and Zoning Commission based on the following criteria: a. General Plan i. The General Plan land use designation of “Historic Downtown Buckeye Activity Center” is intended as a regional destination to capitalize on the historical and cultural assets available in the area. The use of a manufacture home park is supported by the following goals and policies of the Buckeye General Plan: 1. Goal G-20.1: Within established neighborhoods, the City of Buckeye should support new infill residential development that has the character, size, density, and quality that respects the existing neighborhood character and maintains the quality of life for existing and future residents 2. Policy ST-12.3: The City of Buckeye should encourage infill development for the revitalization of neighborhoods, including Historic Downtown, especially where there is an excess of vacant lots, deteriorated or underutilized properties. Case PLZU-25-0002 – Jackson Place Conditional Use Permit with Site Plan Page 5 of 9 ii. The Downtown Specific Area Plan (DSAP) was created for the Historic Downtown Buckeye Activity Center and designates the area South of Monroe Avenue and North of Jackson Avenue as the Downtown Core land use designation. The Downtown core land use designation provides guidelines for development of this area, such as buildings not being taller than three stories, parking that is accessed from alleys or side streets, fostering a “park once” environment, and including regular site furnishings, landscape areas, hardscaping variety and details, which this use achieves. iii. The DSAP supports the use of a manufactured home park through the following goals and strategies: 1. Goal DA-7: Cater to diverse needs by ensuring a variety of residential product types are developed throughout downtown. 2. Strategy DA-7.2: The Buckeye Development Code should provide opportunities for a mixture of detached, attached, and multi-family housing options in varying densities to ensure it meets the needs of all downtown residents. b. Zoning and Development Code i. The subject property is zoned Mixed Residential (MR), as shown on Exhibit B, which requires a Conditional Use Permit for manufactured home park uses. ii. The Mixed Residential Zoning District is designed to accommodate both single- and multiple-family residential development, historic residential neighborhoods, and compatible commercial uses. A manufactured home park use is consistent with the character and density of residential development in the vicinity of the subject site, as shown on Exhibit A. c. Site Design i. The Site Plan as shown in Exhibit D, places the main access point from Jackson Avenue and residents will utilize new 90-degree on-street parking to be constructed by the developer on Jackson Avenue. ii. The site features a private aisle to be constructed of decorative open cell pavers to allow access to the homes during move-in periods, for deliveries, and the like, but is not intended for vehicle parking. iii. The proposed design provides for pathways that will provide easy access to the Jackson Avenue sidewalk, encouraging residents to walk to storefronts along Monroe Avenue to the north and Earl Edgar Park to the south. Case PLZU-25-0002 – Jackson Place Conditional Use Permit with Site Plan Page 6 of 9 iv. With regard to architectural design, the applicant has agreed to provide eight park model units that feature nine-foot flat ceilings throughout, square front pop-out front-end elevations and hardwood raised panel cabinet doors. The proposed park model units feature more architectural detailing and design interest than most similar homes, with a traditional style befitting of the site’s location downtown. In addition, each park model unit will have a detached 100-square-foot storage shed, also featuring enhanced detailing to complement the design of the homes themselves. v. For a small development of this type, the proposed site plan provides for significant landscaping and usable open space. The proposal includes a synthetic lawn and shaded barbeque area along the frontage which adds vibrancy to the area and encourages residents to engage with the street- level environment of Downtown Buckeye. The applicant was able to provide 13.5 percent of usable, amenitized open space, exceeding the 10 percent required. vi. Residential solid waste collection will be provided by the City. A concrete pad for container placement is planned adjacent to Jackson Avenue, west of the spine driveway. Each dwelling unit will be assigned a standard residential bin, which residents will transport to the pad on designated collection days. d. Compatibility with Adjacent uses i. The proposed site is adjacent to an existing recreational vehicle park to the west and is bordered by the Broadbent Powers-Leavitt Office Building and its parking lot to the north and east of the subject property. To the south, the proposed site is adjacent to single-family dwellings, separated by Jackson Avenue. ii. The Site Plan proposed includes eight park model units and on-street parking to be constructed by the developer on Jackson Avenue. The residential nature and density of the proposed use is compatible with adjacent residential uses to the south across Jackson Avenue and to the west of the subject site. e. Significant Adverse Impacts i. Staff does not anticipate any significant adverse impacts from development of the site with the proposed use. Case PLZU-25-0002 – Jackson Place Conditional Use Permit with Site Plan Page 7 of 9 f. Facilities, Service, and Infrastructure i. Emergency services will be provided by the City of Buckeye. The proposed use is not associated with increased risk requiring a higher level of emergency services. ii. The site is located within the City of Buckeye sewer and water service areas. The developer will be responsible for completing all water and sewer infrastructure improvements needed to serve the proposed development. iii. Per standard City policy, the developer will complete all half-street improvements to Jackson Avenue adjacent to the site. g. Noncompliance and Revocation i. In the event of noncompliance by the applicant with the Conditional Use Permit or any conditions of approval, or if the Conditional Use is not in operation within two years after the date of its approval, the Planning and Zoning Commission may initiate proceedings to review the Conditional Use Permit. Such review shall occur in the same manner as the original approval, and upon completion of such review the Planning and Zoning Commission may revoke the Conditional Use Permit or amend the original approval. . RECOMMENDATION: 14. Staff recommends the Planning and Zoning Commission approve PLZU-25-0002 with conditions a-i for the following reasons: a. Furthers goals of the Buckeye General Plan and contributes to a vibrant Historic Downtown Buckeye Activity Center (DSAP) with a residential use appropriate to the Activity Center; b. Conforms to the Buckeye Development Code; and c. No outstanding issues from reviewing departments a) Development of the property shall be in general conformance with the site plan and elevations titled 110 E Jackson Ave – Jackson Place, consisting of 16 pages, dated June 9, 2025, and stamped received June 11, 2025, except as modified by the following conditions/stipulations. b) The property owner/s and their successor waive any and all claims for diminution in value of the property with regard to any action taken by City of Buckeye as a result of this approval. c) All trash shall be collected through a City of Buckeye licensed trash hauler, including construction debris. Trash enclosures shall be in accordance with City of Buckeye Standards. d) The Property Owner/Developer shall be responsible for the dedication and construction of all half-street right-of-way and improvements, at no cost to the City, for Jackson Place Case PLZU-25-0002 – Jackson Place Conditional Use Permit with Site Plan Page 8 of 9 based on City of Buckeye standards. This includes the construction of paved parking spaces and landscaping in the adjacent right-of-way. e) Property Owner/Developer shall verify and complete due diligence if any proposed subdivision of the existing property requires a Certificate of Assured Water Supply based upon Arizona State Law Subdivision requirement. Prior to Final Plat approval, the Property Owner/Developer shall produce a Certificate of Assured Water Supply issued by the Arizona Department of Water Resources (ADWR), covering all lots and parcels created, defined, or depicted on said Plat, if the Certificate is required as determined by Property Owner/Developer due diligence. The certificate must be consistent with all Arizona Department of Water Resources ADWR rules and regulations. In the event the City has been designated an assured water provider prior to Final Plat approval, and the ADWR has not yet issued a Certificate or Certificates of Assured Water Supply for the subdivision, a Certificate or Certificates of Assured Water Supply will not be required by the City. The City may instead require as a condition to Final Plat approval that the Property Owner/Developer provide the City with other evidence demonstrating that there is sufficient volume and quality of water necessary to serve the demands at the subdivision such as a physical availability determination issued by the ADWR along with supporting documentation or that the Property Owner/Developer provide the City with a copy of an analysis of assured water supply, with supporting documentation, issued by the ADWR for the subdivision. f) The on-site private drive isle shall be signed as “Dead End, No Turn Around” and “No Parking”. g) In accordance with Section 8.7.1.C.1-2 of the Buckeye Development Code, the Conditional Use Permit will expire on September 9, 2027, if the use has not commenced. Should the use cease operation for a period longer than one year, then the permit shall be considered void. h) Development of this site under this Conditional Use Permit shall conform to Development Code Standards including Subsection 3.2.1.E or effective Development Code standards, as amended, applicable to Manufactured Home Parks. i) A replat of the subject property to combine parcels 400-27-051 and 400-27-049 shall be approved and recorded prior to issuance of Certificate of Occupancy. ATTACHMENTS: Exhibit A – Vicinity Map Exhibit B – Zoning Map Exhibit C – Project Narrative Exhibit D – Site Plan Exhibit E – Citizen Participation Report Case PLZU-25-0002 – Jackson Place Conditional Use Permit with Site Plan Page 9 of 9 Prepared By: Jarek Dunn, Planner I Reviewed By: Ken Galica, Planning Manager