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Buckeye planning staff ask commission to allow limited residential uses inside large employment-designated sites
Summary
City staff proposed a minor general plan text amendment to allow future requests for limited residential and commercial uses within very large employment-designated properties (over 1,280 acres), with conditions to keep employment as the primary use; the Planning and Zoning Commission recommended approval to city council.
City planning staff on Tuesday asked the Planning and Zoning Commission to recommend a minor general plan text amendment that would allow, but not require, limited residential and commercial uses within very large parcels currently designated for employment uses.
The request, presented by Ken Galica, would amend the general plan text to permit future zoning requests on properties larger than 1,280 acres to include residential or commercial components so long as “residential shall not be the predominant land use,” and the proposal meets strict buffering and design standards, Galica said. “Under no circumstances could a PAD allow for heavy industrial uses directly adjacent to any residential use,” he added during the presentation.
The nut graf: The change would not alter existing maps or entitlements and would not automatically permit new uses; it only opens the door for applicants to propose mixed uses in future Community Master Plans (CMPs) or Planned Area Developments (PADs). Final approval of any such development would remain at the discretion of city council and the usual zoning review process.
Galica told the commission the amendment is a city-initiated, text-only change targeted at very large employment-designated properties (he noted 1,280 acres is roughly a quarter section). The draft language would require any CMP or PAD that proposes residential uses within an employment designation to: ensure employment remains the primary land use; include substantial setbacks, buffers, and building‑size limits to mitigate impacts; locate heavy industrial operations away from residential areas; and incorporate pedestrian connections where appropriate.
Galica cited the Buckeye Tech Corridor (formerly known as Cipriani) as an example of a CMP that currently prohibits residential uses but could, under the proposed amendment, seek to amend its CMP to request residential components if the applicant later chose to pursue that route. He emphasized the amendment “would have no impact on any existing entitlement” and staff had received no public comment on the text change prior to the hearing.
The commission held a public hearing; no members of the public signed up to speak. Commissioner Jared moved to recommend approval of case PLZUDash25Dash0004; the motion was seconded and passed on a voice vote.
The discussion on the amendment was limited to staff presentation and clarifying questions from commissioners; commissioners expressed general support. Commissioners asked whether projects already under review could later pursue residential amendments; Galica said they could if they met the requirements in the revised language and completed the full CMP/PAD review process.
The commission’s recommendation sends the minor general plan amendment to city council for final action.
