PLZZ-24-0012 - Miller & I-10 PAD - Staff Report - CC20250520.docx

Case PLZZ-24-0012 – Miller & I-10 Planned Area Development Amendment
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REZONE
Report to the Mayor and City Council
CASE NUMBER:
PLZZ-24-0012
TITLE:
Miller & I-10 Planned Area Development Major Amendment
MEETING DATE:
May 20, 2025
Applicant/Owner:
Carolyn Oberholtzer, Bergin, Frakes, Smalley & Oberholtzer, on behalf 
of Amerco Real Estate Company (owner)
Request:
Major Amendment to an existing Planned Area Development (PAD)
Overlay
District:
3
Location:
Southeast Corner of Miller Road and I-10 (Exhibits A, B, and C)
Site size:
Approximately 32.5 gross acres (29.2 net acres)
Density:
N/A
Public input:
No comments in support or opposition of the proposal have been 
received to date. There were no speakers during the Planning & 
Zoning Commission public hearing for this item.
Recommendation:
Conduct a Public Hearing and Adopt Ordinance No. 19-25,
approving the Planned Area Development Major Amendment, 
subject to conditions a) through t)

Case PLZZ-24-0012 – Miller & I-10 Planned Area Development Amendment
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PROJECT DESCRIPTION:
1.
Carolyn Oberholtzer, Bergin, Frakes, Smalley & Oberholtzer, on behalf of owner Amerco 
Real Estate Company, is requesting a Major Amendment to the existing Miller & I-10 
Planned Area Development (PAD) Overlay which includes approximately 29.2 net acres
located at the southeast corner of Miller Road and Interstate 10. The proposed 
amendment modifies and modernizes the previously approved list of permitted uses, 
development standards, and signage standards.
2.
The applicant’s PAD narrative is included as Exhibit D. The existing PAD Overlay (Case No. 
PLZ-13-00071, approved in 2015) modifies the General Commerce (GC) base zoning
district permitted uses by limiting development of the site to commercial/retail/food 
service, hotel/lodging, automotive/transportation, and multi-family residential/mixed-
use. 
3.
The proposed Major Amendment modifies this use list, removing multi-family residential 
and proposing a new land use plan with associated uses that better suits the current 
market and desired character of this commercial gateway into the City. The land use plan 
(see pages 12-13 of Exhibit D, 
Exhibit E, and snipped image to 
the right) includes two proposed 
development units, as follows:
a. Miller Road Development 
Unit:
approximately 
19.2 
acres intended for customer-
facing commercial uses, such 
as medical uses, office, retail, 
hotels, etc. The full list is 
provided in the analysis 
portion of this report.
b. Yuma Road Development 
Unit: approximately 10 acres
intended for mini-storage, 
vehicle sales and rental, 
and/or retail sales.
AREA CONTEXT:
4.
Table 1: Existing Land Use, General Plan Designation, and Zoning District:

Case PLZZ-24-0012 – Miller & I-10 Planned Area Development Amendment
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PUBLIC PARTICIPATION SUMMARY:
5.
A neighborhood meeting, providing an opportunity for interested parties to learn more 
about the Major PAD Amendment request, was held on March 19, 2025 at 6:00 P.M. at 
the Buckeye Elementary School District Administration Office at 25555 W Durango Street.
As required by the Buckeye Development Code, written notices to property owners within 
500 feet of the subject site were mailed on February 28, 2025, at least 15 days prior to 
the date of the meeting. 
6.
Attendees included representatives from the applicant’s project team (including 
anticipated site user U-Haul), City staff, and three Council members. No residents 
attended the neighborhood meeting. Outside of the neighborhood meeting, staff has not 
received any written or verbal feedback from the public pertaining to this request.
7.
All required notifications were completed at least 15 days in advance of the Planning & 
Zoning Commission and City Council public hearing dates, as follows.
Notification Element
Date
Legal Notice published in the West Valley 
Arizona Republic
Planning & Zoning Commission - April 2, 2025
City Council – April 30, 2025
Site Posting
April 2, 2025
Mailing Notice to Property Owners Within 500’
April 7, 2025
LAND USE
GENERAL PLAN
ZONING
Subject 
Property
Vacant
Business 
Commerce
General Commerce (GC) 
with a PAD Overlay
North (across 
I-10)
Mueller, Inc. and vacant 
land owned by the Flood 
Control District of 
Maricopa County
Open Space (I-
10 area);
Neighborhood
Maricopa County Intermediate 
Commercial (C-2) and
Maricopa County Rural-43 (RU-43)
South
Vacant
Business 
Commerce
General Commerce (GC)
East
(across Yuma 
Road)
Existing storage use 
(Purely Storage) and 
vacant land
Business 
Commerce
General Commerce (GC)
Maricopa County Rural-43 (RU-43)
West (across 
Miller Road)
Miller Commerce Center 
(fuel centers, convenience 
uses, hotel, quick service 
restaurants, etc.)
Business 
Commerce
General Commerce (GC) and 
Commercial Center (CC)

Case PLZZ-24-0012 – Miller & I-10 Planned Area Development Amendment
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8.
The project team documented in Exhibit F (Citizen Participation Report) that there are no 
identified outstanding citizen concerns that would impact the proposed PAD amendment 
request.
9.
There were no speakers during the Planning & Zoning Commission public hearing for this 
item, held on April 22, 2025.
BACKGROUND:
10.
February 1989: The subject property was annexed into the City of Buckeye and initial City 
zoning assigned.
11.
February 2015: The subject property was rezoned from General Commerce (GC) to 
General Commerce (GC) with a PAD Overlay through the adoption of Ordinance No. 02-
15, creating the original Miller & I-10 PAD.
12.
April 22, 2025: Planning & Zoning Commission recommended approval of the Planned 
Area Development Major Amendment (with conditions) to City Council.
ANALYSIS:
Conformance with the General Plan
13.
The existing land use designation of the subject property is Business Commerce, which 
denotes areas that comprise both community and regional commercial development.
This designation may also support professional offices and business parks. Development
in Business Commerce may vary in intensity. Uses should have access to major roads and 
transit and should provide connections to Neighborhood areas, while also creating 
opportunities for walkability.
14.
The modified permitted uses list proposed by the Major Amendment to the PAD Overlay, 
as detailed in the “Land Use and Zoning” section of this report, below, is compatible with 
the Business Commerce land use designation.
15.
The Major Amendment to the Miller & I-10 PAD furthers the following General Plan goals 
and policies:
a. 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.
b. Policy G-9.3 The City of Buckeye should protect its primary industrial and commercial 
corridors (areas with access to highways and railroads) from conversion to non‐
employment uses or encroachment by uses that would limit future uses on these 
sites.

Case PLZZ-24-0012 – Miller & I-10 Planned Area Development Amendment
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c.
Policy G-9.6 The City of Buckeye should take advantage of its transportation assets 
for highway‐related retail and hospitality uses.
Land Use and Zoning
16.
The proposed land use plan (pages 12-13 of Exhibit D and Exhibit E) provides two 
development units. The final size of each development unit will be established at the time 
of subdivision and/or Site Plan applications.
a. The Miller Road Commercial Development Unit, intended for customer-facing 
commercial uses such as medical, office, retail, and hotels, will occupy the Miller Road 
frontage and a majority of the site. This development unit may range from 17.2 to 
21.2 acres in size.
b. The Yuma Road Development Unit, intended for lower intensity commercial uses such 
as mini-storage and vehicle sales/rental, is located at the northeastern corner of the 
site with frontage on Yuma Road and I-10 to the north. This development unit may 
range from 8 to 12 acres in size.
17.
The PAD Overlay prescribes land uses and development standards by each development 
unit, as described below. Staff supports the significantly tailored list of uses, which 
removes heavy impact uses otherwise allowed in General Commerce (GC) zoning, and all 
modified standards, for the following reasons: 
a. The changes offer more predictability of site development. 
b. The proposal will allow for a portion of the site to develop in the short-term by a 
known user (U-Haul Moving and Storage). 
c.
The proposal allows for the opportunity to attract other commercial users appropriate 
for this significant gateway area into the City, including but not limited to a potential 
hospital.
18.
For reference, the existing Miller & I-10 PAD permits only the following uses, which will 
be modified if the proposed Major Amendment is approved:
a. Commercial/retail/food service – personal and professional services, convenience 
retail, fast food, and full-service restaurants
b. Hotel/lodging – limited service and extended stay
c.
Automotive/transportation – automotive parts sales and automotive repair
d. Multi-family residential/mixed use – 15 dwelling units per acre maximum density
19.
The following uses are prohibited by the existing Miller & I-10 PAD and will remain 
prohibited by the proposed Major Amendment:
a. Adult entertainment
b. Assembly yards
c.
Automotive junkyards

Case PLZZ-24-0012 – Miller & I-10 Planned Area Development Amendment
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d. Heavy industrial
e. Heavy manufacturing
f.
Landfills
g. Large dairy operations
h. Large distribution centers
i.
Outdoor recycling centers
j.
Waste/salvage yards
20.
The Miller Road Development Unit is intended for commercial uses that involve more 
customer interfacing.
a. Permitted uses within this development unit are limited to:
i. Office, business or professional
ii. Hospital
iii. Retail, general
iv. Animal hospital
v. Shopping center/plaza mall
vi. Clinic/health care facility
vii. Art gallery or museum, private
viii. Hotel or motel
ix. Veterinary clinic
x. Religious assembly
b. Development standards include:
i. Minimum lot area, minimum lot width, minimum lot coverage, minimum 
building separation, and minimum front setback standards follow General 
Commerce (GC) standards.
ii. The remaining setback standards are unchanged from the existing Miller & I-
10 PAD.
iii. The proposed maximum building height (60 feet, not including mechanical 
screening) is unchanged from the existing Miller & I-10 PAD, except that an 
exception for hospital uses only has been added (up to 120 feet in height).
iv. The existing Miller & I-10 PAD prescribes a required 10 percent of open space; 
the Major Amendment now proposes a minimum of 20 percent of site 
enhancement landscaping area for this development unit, which is more 
appropriate for commercial development and aligns with the Development 
Code standards for minimum commercial landscaping.
21.
The Yuma Road Development Unit is intended to support the development of an 
anticipated mini-storage user, U-Haul Moving and Storage.
a. Permitted uses within this development unit are limited to:

Case PLZZ-24-0012 – Miller & I-10 Planned Area Development Amendment
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i. Mini-storage, indoor
ii. Mini-storage, outdoor
iii. Retail sales
iv. Vehicle sales and rental
v. Warehouse
b. Development standards include:
i. Minimum lot area, minimum lot width, minimum lot coverage, minimum 
building separation, and minimum front setback standards follow General 
Commerce (GC) standards.
ii. The remaining setback standards, maximum building height, and minimum 
open space (now called site enhancement landscaping) are unchanged from 
the existing Miller & I-10 PAD.
22.
The existing Miller & I-10 PAD included two freeway pylon signs 80 feet in height (one 
anticipated as a digital billboard with 672 square feet in sign area), five tenant monument 
signs, and one entry feature/center identification sign. In addition, the existing Miller & I-
10 PAD included an exhibit showing proposed signage locations, requirements for 
signage, a freestanding signage matrix (indicating types, functions, locations, quantities, 
heights, sizes, illumination, and materials), and conceptual sign renderings. The previous 
narrative still indicated a future Comprehensive Sign Plan would be required, in addition 
to the imagery and standards provided within the PAD.
23.
For simplicity, the Major Amendment removes the signage exhibits, standards, and the 
freestanding signage matrix. Two freeway pylon signs are still indicated, one per 
development unit, and both will provide on-site advertising only and follow Development 
Code standards (up to 65 feet in height and 250 square feet in sign area). A future 
Comprehensive Sign Plan will be required, which will determine remaining sign types, 
materials, design, illumination, colors, dimensions, and locations.
24.
The PAD narrative includes representative imagery for anticipated use types. These 
images are included to assure quality but are not binding in terms of architectural style. 
All proposed developments will adhere to the design standards and guidelines as 
prescribed within the Development Code.
Future Development & Infrastructure
25.
Submittal and approval of future Site Plan and subdivision (most likely Minor Subdivision)
applications will be required. At the time of each Site Plan submittal, staff will ensure that 
the proposed development is consistent with the approved PAD Overlay and features 
high quality design that meets all Development Code requirements. With the exception

Case PLZZ-24-0012 – Miller & I-10 Planned Area Development Amendment
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of U-Haul Moving and Storage (anticipated to occupy the Yuma Road Development Unit), 
no other end users are known at this time.
26.
No formal phasing plan is prescribed by the PAD narrative.
27.
The site is located within the City of Buckeye sewer and water service areas. The future 
developers will be responsible for completing all water and sewer infrastructure 
improvements needed to serve the proposed development, the extent of which will be 
determined as part of future Site Plan processes.
28.
The property will be serviced by City of Buckeye Police and Fire Departments. The nearest 
fire station is Fire Station #706 located at 25821 W Magnolia Street, approximately two
miles from the subject property. The nearest police station is located in the City’s 
Sundance Crossings complex near Yuma Road and Dean Road, approximately four miles 
from the site.
29.
The extent of required drainage improvements will be determined as part of future Site 
Plan processes.
30.
The land use plan indicates an anticipated full access point off Miller Road aligning with 
Pima Road as well as a right-in/right-out entry off Miller Road north of Pima Road and 
three other potential ingress/egress points off Yuma Road. Final locations of these access 
points and turn movements and other internal circulation details will be determined as 
part of future Site Plan processes. The extent of required roadway improvements will be 
determined through a Traffic Impact Analysis (TIA) during the future Site Plan reviews.
31.
Because the proposed Major Amendment to the PAD Overlay will not permit residential 
development, the project will not generate students or have an impact on school districts.
32.
The following City of Buckeye departments have reviewed and have found no outstanding 
issues with the application:
a. Development Services, including Planning and Civil Engineering/Survey
b. Fire
c.
Police
d. Public Works
e. Traffic Engineering
RECOMMENDATION:
33.
Staff recommends the City Council conduct a public hearing and adopt Ordinance No. 19-
25, approving a Major Amendment to the Miller & I-10 Planned Area Development (PAD)
Overlay (Case PLZZ-24-0012), subject to conditions a) through t), for the following 
reasons:

Case PLZZ-24-0012 – Miller & I-10 Planned Area Development Amendment
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
The Amendment furthers goals of the Buckeye General Plan;

The Amendment conforms to the Buckeye Development Code or proposes alternate 
standards that will result in high quality development occurring on the subject site; 
and

There are no outstanding issues from reviewing departments.
General
a) Development of the property shall be in general conformance with the document titled, 
“Miller and I-10 Planned Area Development Major Amendment,” consisting of 16 pages, 
dated March 7, 2025, and stamp received March 20, 2025, except as modified by the 
following conditions of approval.
b) This project is subject to Street Light Improvement District (SLID) in accordance with City 
of Buckeye Ordinance 43-05. This shall be established prior to the recordation of the first 
Final Plat, Minor Subdivision, MOD, or any other related land division. This will include a 
gross boundary legal and exhibit of the ownership parcels of the project.
c) All existing overhead power lines less than 69 kV capacity, or any other overhead utilities 
within the project area or along its boundaries, shall be installed underground.
d) 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. 
e) 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. 
Project Specific 
f)
Development construction documents shall comply with the City of Buckeye most recent 
adopted Engineering Design Standards at the time of 1st submittal for final construction 
documents.
g) Additional Engineering comments regarding grading, drainage, streets, water and 
wastewater may be provided during subsequent project submittals.
h) The City has reviewed the plan and rezone for concept only. The site is subject to 
modifications once City comments are provided at site plan submittal. Project shall 
comply with current City of Buckeye Engineering Standards and requirements.
i)
All signage conceptually identified within the PAD shall require approval of a 
Comprehensive Sign Plan.
Transportation/Traffic
j)
Prior to submittal of Final Civil Plans and Construction Documents and any permitting, a 
Master Traffic Impact Analysis for the entire site is required to be submitted and

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approved. All requirements of the Traffic Impact Analysis shall be reflected on the 
approved construction drawings. Updates to the Master study or Traffic Impact 
Statements will be required for each parcel/pad development.
k) 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.
l)
All non-regional traffic signals that are required by this project shall be funded and 
constructed by this project prior to C of O.
m) All regional traffic signals required by this project shall be constructed by this project prior 
to C of O. This may have a reimbursable component from the regional signal fees collected 
by the City from other parcels per City Engineer approval. 
n) All medians required for controlling restricted site access, such as right-in/right-out or ¾, 
shall be constructed with this development.
o) 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 City must show the actions taken and/or 
required are reasonably limited to those necessary to address the threat to public safety. 
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.
p) ITS conduits (2 7-way micro-ducts) must be installed along Yuma Road per City standards, 
including any necessary splice boxes. 
q) Driveway spacing and storage requirements shall be per Table 1 of the COB Engineering 
Design Standards (EDS) Section 6-3.
Streets
r)
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 Miller Road 
and Durango Street based on City of Buckeye standards.

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s)
The Property Owner/Developer shall submit a Map of Dedication (MOD) or other 
appropriate subdivision type to the City of Buckeye dedicating right-of-way for 
functionally classified roadways when requested to do so by the City. Such right-of-way 
may be requested by the City to be dedicated in advance of development to permit the 
construction of needed City infrastructure to adjacent sites.
Water/Wastewater
t)
The Property Owner/Developer shall allocate any surface water rights to the City prior to 
the issuance of any building permits. 
ATTACHMENTS:
Exhibit A – Vicinity Map
Exhibit B – General Plan Land Use Map
Exhibit C – Zoning Map
Exhibit D – Planned Area Development Narrative
Exhibit E – Land Use Plan
Exhibit F – Citizen Participation Report
Prepared By:
Mandy Woods, AICP, CFM, Principal Planner
Reviewed By:
Ken Galica, Planning Manager