Planning Commission - Regular Meeting

Welcome everyone. I'd like to call this meeting to order. Will you stand with me and join in the pledge of allegiance to the flag of the United States of America and to the republic for it stands one nation under God indivisible with liberty and justice for all.

Thank you. Madam Secretary, will you please take the role? Burton present. Commissioner Puppy here. Commissioner Ragdale here. Commissioner Cupsick here. Vice Chair Damasio here. Commissioner Bassler here. Commissioner Tpiano here. Alternate Hester. alternate manual. Thank you.

Next on the next item on the agenda is approval of the minutes from the February 10th, 2026 Planning and Zoning Commission regular meeting. May I have a motion to approve the minutes? I move we approve the minutes from February 10th as presented. May I have a second? Been second. All in favor? I Any opposed?

Motion passes. Item number three, Sundance Community Master Plan Amendment, Yuma Road and Dean Road, case number PLZZ-25-000012. the public hearing and request that the planning and zoning commission recommend approval to the city council subject to conditions A through P. Presenting tonight will be Miss Mandy Woods.

All right. Good evening, commissioners. My name is Mandy Woods. I'm a principal planner here with development services and tonight I will be presenting the Sundance CMP major amendment for Yuma Road and Dean Road which is case plz25-000012. Just a brief overview of this request. The applicant is Jeff Blightley with Gilbert Blightly PLLC on behalf of the owner which is uh Yumaine 10 LLC. The location is west of the southwest corner of Yuma Road and Dean Road. That is comprised of two parcels which will be shown on the next slide on the context map. And the request tonight is to just amend the Sundance Community Master Plan or CMP. And it's to include the subject property, which is approximately 8.3 acres, as a commercial land use designation for the purpose of eventually developing that property, as well as the one to the west of it uh for multifamily residential. And as promised, the context map shows the subject property that is highlighted in or outlined in red there. Um the site itself currently is vacant. Uh to the north we have the vacant auxiliary field and uh windmill village that's slightly to the west of that. To the south we have some of the uh single family residential that's within the Sundance community. East is um commercial and civic services and then to the west is more single family residential as well as uh that vacant parcel that's already within the Sundance CMP which is intended to be developed with the subject property that's highlighted. The general plan land use of the property is master plan community. So there is no change for the the general plan land use designation being requested.

The existing zoning of the property is commercial center or CC and what the proposed zoning would be is the same but the Sundance CMP overlay would extend to cover this property as well. And then now on the screen there, this is the Sundance CMP land use exhibit that is existing, but it is adding the new subject parcel that is of this request. Um, and I'm going to go ahead and move to the next slide because that is so hard to read on this one. So this is just a zoom in so you can see the the subject request is for 34C to include that within the CMP and it would be assigned a commercial land use which um allows multif family residential per um the the standards of the the CMP and the reason that this is a major amendment it's because we're adding land to a CMP and that is one of the the typical major amendment triggers 34 C as stated is anticip ated to develop with 34B um which is that parcel along Yuma that is directly to the west of 34C um and that would form one multifamily residential project. 34B will have a lower density um with just 32 units and then 34 C will have approximately 156 units at least that's what's proposed with the uh concurrent site plan at the time for a total of 188 units. Um the the density for 34C is slightly higher um just slightly higher than the current CC zoning but there's also um higher front side and rear setbacks compared to the existing CC zoning. So it's kind of a trade-off makes it a little bit more compatible with that adjacent single family residential.

Then um continuing on with the unit counts. So the overall planned number of units in the Sundance CMP is increasing from 6,798 to 6,954 with this request. The the current CMP does have a maximum unit cap of 6,933. So to make up that difference, this amendment does allow um an exception that basically allows an additional 21 units. But those extra units would be restricted only for parcel 34 C. So it doesn't increase the unit cap for anything other than the land area that is this the subject of the request tonight. Um but then including 34C the overall CMP density is um approximately 3.4 which is consistent with the the CMP target density of 5.1 overall. As with most uh CMPs and and PADS, there are modified provisions that are included in those. This amendment does include a modified provision that relates to building heights. So, our um development code requires a step down provision for multifamily residential buildings that are more than 35 ft in height and within 50 feet of an adjacent residential area. And what this does, we've just tweaked the language within that step down provision to just account for there's a 90 foot wide HOA tract and wash along the southern boundary of the the property which already serves as kind of a natural buffer between this use and the adjacent single family use. So instead of applying that step down provision directly to that also residentially zoned HOA tract, what it does is it just applies um the the step down from the building itself, the multif family residential building to the nearest property line of an actual

single family residential use rather than zoning. So it's just taking into account the existing conditions of the property and that would be restricted just for this particular parcel. for public participation. The neighborhood meeting was held very close to the site at the Coyote Branch um Buckeye Library and that was back in uh January on January 26th. The attendees included the project team, city staff, um we had one council person and then one neighbor was in attendance just to ask questions. All noticing for the hearings were completed in accordance with our our code requirements. And at this time, there's been no formal feedback, opposition, or support received for this request for future development of this subject property as well as the the parcel that's to the west. Um, as previously stated, there is a companion site plan request that is in for review. Um, that case has received first review comments, so it's in in the process. Um, but as this um team knows it's going to be administrative in approval um just because of the the statute requirements changing. So um the site plan right now shows kind of garden style multif family residential comprised of two and threetory buildings um with a clubhouse and um amenity areas for the residents. There was a TIA or traffic impact analysis submitted and approved with this CMP request. And then um as is typical for projects like these um the developer will complete any transportation, water, sewer, infrastructure improvements as determined by either the TIA or the the upcoming site plan approval

for emergency services. Uh the property will be serviced by city and police. And then the applicant did complete the required adequate school facilities notification and coordination process with all applicable school districts. And to conclude the analysis on this one, um it does the the case does further goals of the Buckeye general plan. Um especially given the existing general plan land use of master plan community inclusion within the CMP actually brings the property into more conformance with the general plan. If anything, it conforms to the development code and also proposes some alternate standards that will result in high quality development and there are no outstanding issues from reviewing departments. With that, the recommendation is to conduct a public hearing and then staff recommends approval of PLCZ 2512 to city council subject to conditions A through P. Um, I did want to note that the applicant is here tonight to assist and answer any questions that you might have.

Did he Would you like to speak now? Jeff Bllley, Gilbert Blightley on behalf of the applicant. Um, just to reiterate a couple things. The the p piece of property that we're reszoning tonight or adding into the Sun CMP already has the old obsolete center zoning which allows multif family development, three-story development on it. Uh, but there's a cap of 14.5 dwelling in its parade. So, the reason we're we're doing this reszone is that the density for the the piece that we're reszoneing is going to be a little more dense. I think we're about 18.8, but the trade-off is you get rid of some obsolete zoning. You bring it in, you get more setbacks, more control under the sun. So, uh that's why we're here tonight. Uh and just a little bit about the project. It is it is a project that's going to be funded by the Arizona 40 so that the rents will be restricted be deed restrictions on the property for a 30-year period. in that to qualify for the rents, you have to be 60% of the median income for households in Arizona. So, it's going to be it's going to be tailored to the a more affordable type project that'll some of the needs that we met here in the city of than that. Just happy to answer any questions you might have.

Thank you, sir. At this time, I'm going to do a little something different because I always forget Sebastian. Sebastian, do you have any questions? Yes. I I'm just trying to remember in my mind um the their half road improvement. Will that complete that half road all the way from uh from uh Watson over to Dean? Because I know there's that one section where it goes into two lanes. I know they only have to do at the half road. If there's any portions of the road that aren't completed in front of our property, we would complete those. I'm not aware of any, but I believe there's a there is some rideway that has to be dedicated.

Yeah. The piece we're looking at, and there may be some additional improvements, but we would be doing we would be completing all of the half street improvements adjacent to the property, both parcels, whatever is not already done.

But it wouldn't bring it all the way to Dean because that's kind of the commercial center there that should have already done the half street improvements outside. Well, they they Yeah, they I agree. They already done those halfstream improvements. I was just curious because it's kind of a pain. It'd be kind of a pain to go from like three lanes down to one lane or one lane then back to two lanes. But okay, I just trying to remember my mind. And is it I know the site plans we're not going over the order site plan but when it when it is done will there be a direct connection from these these apartments or these multi family dwellings to like the library complex area or will they have to go out to Yuma?

No. Yeah. There won't be a vehicular connection there most likely will be a pedestrian connection. Okay, that's that's all I got. Thank you, Mr. Basselor.

Um, my question really doesn't deal with the project, although it it does hinge on the project. Um, page 69 of the of the um application is a certification of adequate school facilities. Buckeye Union High School did not sign it. It's not sent back. It's blank, so it is not completed for Buckeye Union High School. Um, page 78 is Liberty, and they did send it back. Um, we have a school issue in Buckeye and we keep getting these things back that says we have adequate schooling. And of a matter of principle, who is who is watching this growth in the number of students with all of the housing that we have approved. All these schools keep saying they have adequate facilities for students. Is that planning and zoning? Are you keeping track of what this is not your project?

Oh, I know.

Okay. Who is keeping track of all these things? all these students that are coming into the Buckeye area and these schools keep signing off that they have adequate facilities when we know our history has not been good at passing bond issues or increasing our schools. So when do we stop and say, "Hey, we don't have enough schools. When do we start putting pressure? When do we start looking at that?" So, it's a matter of a principle that I I've I've been wrestling with and just wonder where we are as a city. Who is monitoring the student population and where is the student load going? So, that's where my questions come. I'm okay with your project. That's not a problem. My problem is is we keep approving projects. The schools keep saying they have adequate facilities and they don't. So, that's where I'm coming from and that's my question. Maybe that's not a question for now, but it's a question I think that needs to be addressed. And who's monitoring that?

Commissioner Bassler, I I think that a deeper discussion is probably in order, but I will say that um all the school districts that are are located within our boundaries. Um they they have consultants that they use on an annual basis. We meet with them, provide them data um to use in their models to determine when they need to build uh new facilities, new schools, um expand existing schools, um hired teachers, all those types of things. Um so they are uh it's a partnership really between the planning and zoning division at the city of Buckeye um providing the anticipated growth data based on the the applications um that we receive um to those districts. Now the the part that's not the city's purview is how they do it um how they get the money. Um you mentioned bonds and you mentioned state funding of of education. Um those are obviously separate uh separate political subdivisions, the state of Arizona and the school districts themselves. Um the city kind of stays out of of the funding issue. Um but we we are giving them the data so they are aware of when they'll likely see increases and where they'll likely see increases in student population. So when Liberty responds that they have adequate are they talking about this project or are they talking about other all the other projects which have come before that have not been built yet that are going to impact on Liberty. So is it this project or all the accumulation that will impact on Liberty? I I don't want to speak for for the school district and what their intent was, but um again they they are provided the whole sale picture of kind of what

is is going on in Buckeye. So my guess and this is purely a guess um is when they say yes, we have adequate capacity. Um what that means is yes, we were anticipating this growth um and um we're planning for it. Okay. Thank you. May I comment? that okay comment chair that's in your discretion if you would allow the comment out of orderdale

I'm on the Buckeye elementary school board and you're correct that we do have consultants who tell us where the growth is coming how many children will be and what school age they're anticipating and we have been able to keep up with our growth on our elementary school however I know for a fact When my daughter attended the new Buckeye High School, it was built for a thousand students and there were 800 in the whole school. My granddaughter graduated from there last year and there were 800 in her graduating class, which makes it way too overcrowded. So, I can see why they didn't sign it. They don't have capacity. That's my opinion. There are two charter high schools. However, Buckeye Elementary still had 800 one senior level graduating class and the high school was built for a thousand.

Okay, that's all. Any questions? You're Thank you, Miss Puppy. Okay. Are we going out of order or not?

Okay. Okay. Um, yes. I have one question. Um, I think this might be uh for you, Miss Woods. Uh, can we go back to the map that you showed with the parcels so that people know what I'm talking about? Yes. I'm looking at 34 C, which was the subject and being talked about. Um to the right of that what exactly is that parcel on on the west I guess is right west I mean east I'm sorry

oh that's where the okay I because I thought it had to be in there somewhere okay yeah okay thank you very much I think that was my only question. Thank you, Miss Cubsac. No questions. Thank you. Thank you, Mr. Damasio. Questions? Thank you. All right. At this time, I will open this up to a public hearing. Woods, I'm sorry. Carrie, are there any speaker cards?

We have none, chair. Thank you. Is there anyone from the audience wish to speak? Which anybody want to speak? All right. Thank you. Then I will close this. And now may I have a motion? Chair. I'd like to make the motion to approve PLZ-25-000012 to city council subject to conditions A through P. I'll second. It's been moved and second. All in favor? I.

Any opposed? I I

Any opposed? Motion passes. All right, and we're rolling. Agenda item 3B, GFT ready mix concrete conditional use permit case number PLZ U-25-00006. This is a public hearing and request that the planning and zoning commission recommend approval. the city council subjects subject to conditions A through T. We will be presented by Mr. Joe Mueller.

Thank you, chair, members of the commission. Um, this is the GFT ready mix concrete conditional use permit uh for a proposed uh aggregate sand and gravel as uh extraction. um operation with an ancillary batch plant. Um before I get too far along, chair, I I do want to clarify, uh it's a conditional use permit that we're looking at here. Uh final approval would be with the planning and zoning commission, so it would not go to the council. Um, with with that clarification, uh, the applicant tonight is, uh, Jeff Blly of Gilbert Blightly P LLC on behalf of the property owner, uh, MP Heen Sand and Rock LLC. Um, they are requesting the conditional use permit uh, within the rural residential zoning district. The site is generally located about 1,300 ft east of the southeast corner of Brooks Road and Hazen Road um just north of the Hila River. Um and specifically what they're looking to do here is that the site is 63 acres um or they're looking to operate on 63 acres of about a 77 acre site. Um they're looking to do kind of a open pit aggregate extraction operation. Uh they'll be mining for sand and gravel um earth products that they will use um

primarily in a uh ancillaryly ancerly uh cement batch plant uh that will be located on site. Uh that plant will be about 60 feet tall. Um and they'll be producing cement that will then be uh distributed using uh kind of your traditional cement truck. Um initially half the site will remain farmland as it currently is until such time that the mining operation expands to the eastern portion of the site. Uh they will landscape along Hazen Road uh to provide a landscape buffer uh from the right ofway. And uh the batch plant and other equipment on site will um kind of move around the site over the years so that they can um as the mining moves around they'll have to move the equipment to facilitate mining throughout the entire site. Uh as I mentioned the zoning is rural residential uh which is one of the uh absolute zoning designations within the city's development code. Um resource extraction is not listed in the absolute uh use absolute zoning use table. Um it is listed in the uh current um use table uh under agricultural zoning uh as a conditional use. Um and the development code also specifies that uh the agricultural uh zoning district

is a commiserate zoning district to the rural residential meaning that's the closest approximation of our current districts that we use uh for that obsolete district. Um and as such staff made an interpretation uh to help streamline the process for the applicant here that the um proposed use could be processed as a conditional use permit uh within the rural residential zoning designation that avoided the need for doing the reszoning and then doing the conditional use permit. Um so that that's what we're here for today. Uh kind of the purpose of the conditional use uses allows uh staff and the commission to take a deeper dive look into the proposed use and uh assess the use more on a case by case basis rather than it just being a permitted use that would go straight to a an administrative site plan. So the site is located um as I mentioned east of Rrooks Road on the southern side of Hazen. Um the southern boundary of the site is the Hila River. Um to the north and the north side of Hazen Road, we have a future APS substation. Um to the west is a um another uh aggregate sand and gravel site or similar type of site uh that is actually in unincorporated Maricopa County. So the the city does not have any authority over that property. And

then to the east we have a large um equestrian type land user. Um I I want to take uh just kind of a moment here to discuss the difference uh between uh these types of sites within unincorporated county properties and um in the city. it it is um a little unusual. U it may become more common over time, but right now it's not typical for these types of uh uses to be located within the city of Buckeye. A a big reason for that is state statute grants vast um exemptions from both county zoning and building authority for properties located within unincorporated uh county properties. What that means is typically once they've received their all of their state required approvals and permits uh they can just proceed with operation on the site. They do not have to go to the county to get a site plan approval or zoning approval um and the such. Now that statute does not extend to incorporated towns or cities. that is exclusively only for unincorporated parts of the county. Uh so obviously we're we're here within the city of Buckeye. The site is within Buckeye's jurisdiction. Uh so it does have to follow all development code uh requirements. Um and that's kind of why we're here. Uh this caused um some

challenges or it presented some challenges both for the applicant team and staff as we haven't worked on really many of these sites within the city and the development code. Um it isn't well um built to handle this type of use. Uh an an example of that is the landscaping requirements. Now obviously the site will be landscaped along he's in road but the development code would normally require landscaping within the site as well. Although this operation will the site will be dug out. So it doesn't really make sense uh for that requirement to be for the applicant to be held to that requirement as the site will be excavated. Um and kind of following up on that, uh staff is recommending some kind of more um customized conditions uh for uh this proposed conditional use permit. Um one of them as I mentioned the uh site will half of the site will remain farmland for uh the immediate near term. Um, as part of that, the applicant will not be able to install landscaping along the eastern portion of the site um, so that they don't disrupt the irrigation ditch to that will help serve the agricultural operation. Um the condition states that once the mining operation moves onto the eastern portion of the site that the landscaping will have to be completed

along the entire uh Hazen Road right ofway. Um another uh condition is that all lighting must comply with development code requirements. um that staff um came up with that condition as many sites like this may use um high-owered flood lights that would not typically be permitted within um city developments. Uh all conditions that are being proposed by or recommended by staff have been reviewed by and agreed to by the um applicant. Uh the applicant team has met all required uh public participation. There was a neighborhood meeting held December 18th of 2025 at the um Chamber of Commerce. Uh there were no public attendees at that meeting and all required site postings and mailings have been completed by the applicant. Uh so staff recommends approval of PLZU2506 uh subject to recommended conditions A through T. Um and I do believe the applicant is here to speak if um he so chooses. I'd be happy to answer any questions.

Hello. Uh Jeff Blley again. Um just a few things as Joe pointed out there hasn't been a lot of mining operations in cities because it's so easy to go through the county process basically exempt. You don't even need a site plan. You just some permitting through the state and you can to go. However, um Arizona legislation on the general plans require cities to take into account aggregate mining operations to accommodate development within their cities. And so all cities are are supposed to be more in tune with making sure that there's this this vital supply of aggregate and concrete to support all the development that's occurring approximate to where the development's occurring. There's a lot of development occurring in Buckeye and and I can tell you I do a lot of work in Buckeye and and while I have never done a mining, this is my first, you know, main operation anything for it. I'm hand I'm doing another one and I've got another one coming. So this is going to be the first of of of a few that you're going to see. um because uh it's a critical it's a critical need, a critical resource to support you and you want it near where the the development is occurring. Um there's a site right next to us as Joe pointed out that's already doing this operation. It's in unincorporated Maropa County. Uh for whatever reason, this piece of property was annexed a number of years ago when the adjacent horse property was was annexed. Um and so we're here today asking for this conditional use permit. Uh, one of the nice things about having it in the city is it does give you a little bit more control. Since the site next to us basically just went through kind of an exempt process and just started operating, um, we've had to go through the city process which has been somewhat modified because mining operation while development isn't it's not a final use of the property. It's kind of an interim use even though it's a long-term interim use because ultimately the property will be mined out and then it'll do something else. And I think the staff report points out that looks like it's going to be a that the city's long-term plans are to have some type of, you know, water feature

amenity in that area, which is what this ultimately will end up being. We've had to do things like uh work with the staff on the TIA in the roads. For instance, Hazen Road. We're making improvements to Hazen Road. We're putting in a right turn del lane. We're widening it for the left turn lane. Things that aren't didn't happen with the adjacent property. They have the same type of use, but no improvements to Hazen whatsoever. Um the the the landscaping again, you know, we worked through staff, it made sense to landscape along Hazen, which we're going to be doing, but again, if it was in the county, like the adjacent property, none of that. So, um while it's been an interesting process because I think it's been new to all of us, I think it's it's something the city needed. I think they've been um they've been working with us because they know it's a use that's needed in the city and um we think it's uh you're going to see a few in the in the future and and uh and this process allows you to to review it and and and make sure it's appropriate and I I do think it's appropriate given what's adjacent on the west the equestrian facility and on the east is the equestrian on the west is a similar aggregate mining and all to the north is going to be a very large APS substation. So, um, it's surrounded by uses that are are going to be very compatible with the use that's being proposed. So, happy to answer any any questions you might have.

Thank you, Mr. Blley. Sebastian, any questions? I have no questions. Uh, it seems like a good place for something like this. Thank you, Mr. Passler. Uh, no questions. Thank you, Mr. Damasio. No questions, Mr. Cupsac.

Mr. Blightly um is there any way um we know that the equestrian center is right next door but and there's there's people that live there and then there's an RV park that and people live there and the current facility that's there that doesn't have to have any regulations operates 24 hours a day and and at 2:30 in the morning they they hear the beeping sound of the trucks and stuff. Is there any um Will there be any noise um limits as far as time of day and lighting and that kind of stuff or is it

I don't know that there's any operational limits because it does happen throughout the day. I mean even at night there are operations but we certainly have worked with staff about the lighting. We took a look at the lighting making sure that and most of the lighting again because of the way it is it's kind of temporary lighting. It gets moved around. It's not permanent lighting. Um we've agreed that all of it will be you know kind of full cut off showing only down so you don't have that light bleed off the site. So um yes there will be activity at the site I mean by the nature ofation or the aggregate operation but uh and I think we've done everything we can to try to mitigate the impacts

and in in the presentation it said the eastern side of the property is supposed to be landscaped and that that's the side that's next to the equestrian center did yes so what'll happen is if you look at the pieces is that we're going to start on the west So when we start on the west, we're going to landscape the west farmland. Once the operation finally gets over to the east, which is closer to the equestrian center, then that strip will be landscaped along Hazel. Oh, along haz. It'll be many years before, as you know how these operations go. It's it's a process tomorrow. Okay. Thank you, Mr. Rxdale. No questions. Thank you,

Miss Puppy. Yes. I'm sorry I didn't catch Bley was Mr. Blighty. I'm sorry. Yes, I have a couple of questions. M Miss Cupsick already asked a couple that I also had, but I do have a couple more. How wide I know we haven't gotten to that point, but how wide are you or is your applicant thinking of having the uh landscaping buffer? How wide would that be? W along Hazen. It's probably in the staff report. Maybe Joe, you can I don't have it. It's

Yeah. Um, chair um, Commissioner Puppy. Um, I believe it's going to be 20 ft wide feet along E. Okay. And so I thought that you we had they had talked discussed that um, sorry, Joseph had or Mr. Mueller had discussed um on the east side, correct? Yeah, I'm trying to clarify on the east side they were also going to put some landscaping or was it on the west side? We're starting on the west. So, if you take the site and just basically cut it in half, the west half is where we're going to start the operations. Yes,

we'll landscape along Hazen on the west side. We will not landscape along the east side because the the drainage ditch needs to remain in place while the farming operation is still going. Once the operation switches to the east and the farming goes away, then the then the irrigation dish can go away and then landscaping can go. Okay. So that landscaping would still only be on Hazen. Correct. Only on Hazen. Yes.

Okay. I was I misunderstood what that meant. Okay. Thank you for clarifying that. Also, I I'm just curious, you know, like a horse propertyy's there and I I have a concern about the noise from that plant and the poor horses. I'm an animal lover and I just personally I guess I don't why did they pick it just because there was another aggregate operation there? Well, there is another aggregate operation. I mean, it's it's adjacent to the heal to the river bottom. That's why it's appropriate for that. It looks like this is going to be even closer to that horse, the equestrian center. It is a little closer because it's on the east of the existing facility.

What measures will your applicant take to make sure there's some kind of a noise buffer? I I understand the lighting has already been addressed. You know, some kind of a noise buffer. Um, I don't I don't know what other than just have the contain the the operations are within the site. I don't I don't know what else we can do to

Okay. I have an issue with that because if I had owned that equestrian center, I would not want that right next to my horses. It spooks them. They are going to be agitated and nervous the whole time. And that's that's that. So, I don't have any more questions, but thank you very much. Mr. Blly, I live about two blocks from there. So, I see the lights at the other spot, right?

Uh I watched them drag their equipment in there uh just because they wanted to and it looked like a great spot. Your spot did the very same thing. But you found out that it was city property, so you had to stop. Now we're here. The equestrian center is right there. There are people living there in those trailers. There's a house there on that property that's close to the the first concrete place. And the people that live in that house are sleeping with earplugs. The people in the trailers that live in the trailers out there aren't very happy with the equestrian center because of that Ready Creek spot being there. I understood what you said, but to me it sounded as though you were trying to make it fit for use. And and that's what you're supposed to do cuz that's what you get paid for. But again, I live there, the dust, spooking the animals. And I know that's going way out for Teddy cuz he's I'm not an animal lover, but I understand. And

I can't in good conscience I don't agree with with where this is is is proposed to go. Here's a question for you. What happens after the site operation closes? What happens to the property once you're finished digging? Once you finish digging, you've got all the concrete out of there. I I don't know. I'm I'm guessing whatever it is, the aggregate. What happens to the property? Does it become another hidden lake?

I think if if you don't fill it in, it's going to fill in with water. The city looked at it as kind of an an amenity that they've got planned for along the river.

Okay. What what about the dust as they dig? What about the dust that that blows towards the equestrian center and even my house cuz I live on the corner just right on the corner there and I have a pool and I I'm I'm noticing it more dirty and I'd even attribute it to this but that's probably what's happening. you know, we're regulated and have to maintain the dust on the site any other of use that has of use. So there's regulations that I, you know, can't dust goes are regulated to keep the dust down, but there's county regulations regarding dust.

Have to comply with those. As I mentioned on the lighting, we're going to have more oversight on this site on the lighting because again, it's in the city versus next to us that's in the county that really doesn't have much regulations on it. Okay. Okay. Sure. And and if you can't he's got a he's going to know more about the operation if if excuse me if you would step to the podium and Okay. It's all right. It's because of recording.

If you would state your name and address for the record, please. John Casey. I'm the owner of GFT Readymix. We are the ones that are that would be operating and mining in that area. So, couple of things I can do to to uh address some of your questions and your concerns. Um, we've gone to a lot of lengths to allow the the if you look at any other site, the farming and agricultural stops. We do that obviously to support the community in those things. In addressing to as far as noise goes, um the the new equipment is is very quiet and it's we have a lot of noise regulations for the employees that MSHAW overseas. So these sites are much much quieter than what you remember in the past. Um as far as dust goes, dust isn't our problem on that site. It's mud. The entire site is a wet site. So, so there's there's there's very little dust and that d any dust emissions is controlled by the Maricopa County ADQ, the dust control. And trust me, they are diligent in what they do. That's one of the permits that we have already received and that we have to work through is how do we mitigate that? How do we control the surfaces? Not just the dust emissions, but we also control trackout onto the road so that the road itself, obviously mud turns into dust if it gets to the road. We control that track out as well through a variety of different routes, shakers, and we actually have washes that the trucks run through before they ever leave the site. So, so there's a lot of mitigation. Um, we are locallyowned. I live here. My family's here. Um, we are operated very intensely involved with our communities.

So, I I 100% understand and your concerns. One of the other things was why here these resources are limited in where they're at. They live these resources are on the river bottom. And so that's why that entire area is developed. Literally all the way down that corridor of Hazen along that river bottom. Every piece of the properties are owned and operated. They're going to be mined. They live in the county frankly is why they did. Um I also wanted to address one of the things that you said that we saw this we wanted it. We did not realize that this had been annexed. So that to answer your question, we received all of the applicable permits, our flood control, our mining, everything. And yes, we did get ahead of ourselves, but it wasn't but we were proactive in reaching out to Buckeye. We weren't reactive waiting for someone to go, "Oh, wait a minute. How is this happening?" So we we really we were part of the process in evolving this. We knew we knew what we were getting into once we did. We also knew it was unlikely that anybody was going to notice from some period of time because Vulcan is already operating in some others. Um, but you may have noticed the difference even in the beginning before we knew that we were in Buckeye. We already put up a nice fence and shaded and controlled those things. Whereas Vulcan, they just go and do what Vulcan does. And same thing with the farming. Because we're going to open up smaller areas, our impact is far lower. And we're not the only thing the our only real use is what we consume. So unlike the rest of the mines in the area, it's

just for us for what we sell and what we do. We're not we're not out selling sand and rock. It is for our operations. So that also goes to the impact in the area, right? we actually lower it because instead of hauling all that material in and the traffic and all of those things, we actually take it down because we produce it right where we use it. So, so, um, I don't know if I answered all your questions, but I'm trying. It's okay. I I I I have a couple more.

The noise level at night, is there any way that you could stop mining after 10? I I understand it's a 24/7 operation, but being so closely to the houses, to the horses. Yes, sir. Is is there anything that we can do to So I don't not to interrupt you, but you're good.

Ironically, ironically, the lighting issue, the the way we have to manage lighting that we've agreed to manage lighting, we won't mine at night. So the only operation that would go on at night would be just basically moving that material to make the concrete which is obviously we're not crushing rocks. It's it's far quieter. Um the the neighbor when you talked about the horses I can tell you all we we are there are the guys that work for us are ropers so we know the Duncans well. Um so so to say so part of this is just being a good neighbor right we can't mitigate everything as a big blanket but we can mitigate it for our neighbors you know we already do for events you know we know when they have events obviously we're participants and sponsors of that um but I know that that's not a a legal or a zoning thing, but our goals are always to be good neighbors. Like I say, we participate, you know, I mean, we're there, you know, many of our guys are there. They rope. I've here from Colorado right now at events next door. So, um, so we won't be crushing at, you know, at night. So those mining opera those mining operations which are the particularly loud ones won't be going on at night because it doesn't really make sense. Readymix operations that's tough because in Arizona in the heat that we have we make concrete early early not at night but early in the morning. I mean, we we do start, you know, 11:00 at night sometimes on certain types of projects, and that's very difficult to mitigate, but those operations are pretty quiet in

comparison to the uh to the mining operations. What about the the tractors and the backup horns and and and that kind of thing? So, so um those

at and and and excited, but there is when you look at the impacts of that. So, the trucks don't back up when they load. They come and go. So, the only thing that backs up are the loaders. In our world, safety is still the major concern. But you are talking about one you know that there is only one tractor that manages that entire plant to load to load the truck. So it's definitely it's definitely a smaller issue. Um the when you're talking about moving closer to the horses and those it's one of the reasons that we obviously chose to keep that eastern portion untouched and agriculture as long as we can for one the farmer you know they get the agricultural actually gets their their hay from that property on most occasions because it's the cheapest because it doesn't have to get hauled anywhere. So we chose that. And then the other thing is is that pro the actual processing area, it'll never move that direction. So that'll be pretty well contained throughout the you know throughout throughout the life until the very very end. So um so your concern backup alarms that's a really tough one because it becomes safety and at the end of the day it's it is it is complicated. the the rest of the neighborhoods, those impacts will get smaller and smaller as development occurs. Um, you know, we talked about directly to the north, that's a massive APS substation. So, that'll actually insulate even more noise. Um, the equestrian center, you are correct, that is the major that is the major impact. Um, I say that with we know them, they're our friends, and

they have an issue, we're going to do what we can to mitigate it. um that's not always I guess settling to the council. However, it is our commit commitment to the community and I assure you if you know they've got my direct number so if there's a problem they wouldn't hesitate to call me. So, you know, some of this is tough to mitigate because there are safety issues and it is that type of operation. But our commitment to that neighborhood and to our community and for sure our neighbors um is at a very high level because we live here too. We're not a we're not a you know multinational corporation that is coming in to just mine it as quick as we can. We're just using what we mine at that site. So So it it it is the probably the best it's going to get. And that site even though it was annexed, it's a flood plane site. this is kind of what it's going to be at, you know, at some point. It's not me. Somebody else will continue to push this through and that this is that whole corridor. It's probably what it'll be.

Thank you, sir. Thank you for your candid. Absolutely. Anybody has any more questions, I'm happy to answer them. Yes. Mr. Chair, chairman puppy,

I had one question. It's more I think it's going to be more directed to our city staff. Um, Mr. Mueller and Miss Henry, I wanted to know because you had stated that there there doesn't seem to be very many regulations in place on this type of thing that when that other plant went in that I guess we weren't incorporated as a city maybe, I don't know. But um is there a way that you can write up some regulations to make sure that when this is passed we have those in place?

Yes, Chair uh Commissioner Puppy. Um I I believe you're referring to the site to the west that is I'm I'm what I'm talking about is this is like setting a precedent and I think it's important that our city establishes some kind of guideline there.

Yes. So this site itself does have more uh regulation and oversight than uh sites that would be located in unincorporated parts of the county like the site to the west. Um it it is subject to the full gamut of the development code. Now, I did highlight a couple things that maybe aren't applicable that typical site developments would have to adhere to, but it it is subject to the full development code um for regulation and oversight. A good example of that is the lighting. Um, and additionally, the uh conditions that staff is recommending address some of the more specific things that maybe aren't in the development code and that's really how we can create a little bit more oversight uh to these types of operations.

Okay. So, it sounds like you are addressing some of those issues. Correct.

Okay. Commissioner Puppy, if I can just add to Joe's response. Um, since this is not a a use that had been proposed anytime recently, um, we didn't realize we had a hole in our our code. So, we are um we will be addressing that in our next round of code updates um, which hopefully will be brought forward toward the end of this year. um that will create more level playing field or standard condition standard requirements for these types of uses going forward. Um the initial thought is those requirements would vary based on the remoteness of the property. if it's um you know in the middle of nowhere with the nearest you know residential a mile away that probably has a different requirement need um than a site where there is residential or a business or something operating next door. So that's our our thoughts. We're going to handle that uh and address that in the next code update. Um in the meantime, anything for this particular site would need to be uh included in this conditional use permit. So Joe mentioned uh several stipulations that are already on there. Commission certainly in their purview could could require more if if needed.

Thank you m Mr. Galika. And just to add also as part of the review commission's review of this application, this is a conditional use permit and you do have the ability to um review whether or not the conditions that have been proposed uh by the uh staff as part of this uh application and recommendation do uh reduce or minimize any potential um impacts to the neighboring properties. Tonight you heard you raised some concerns about the noise and and the lighting concerns. So, that is part of your review of the application. I uh don't know, Commissioner Py, if you had some questions about the scope of your review um and how it may relate to what um what Joseph stated earlier about the code. Um because again, there is uh that question squarely in front of the commission tonight. So if I were to propose something, how would I tell you're the your attorney, so I know you know how that should be worded. Basically my concern is that we need to make sure that there are you know the code is in place so that we can do this in the future now and in the future but that when we pass this one I don't want it to be something that's going to be you know like I said set a precedent and I also think it's important that we have that in place when when you did find that out there was a hole. we need to have those regulations or you know whatever requirements in place.

So your action tonight does not nec set precedent per se because this is a very sightsp specific application and request. It's a conditional use application for this specific property with the characteristics and uh neighborhood of this specific property. So I don't I don't know that that is as much a concern as it goes to the code as uh Mr. Kalikica indicated for there would be um we the city would would need to look at criteria for more remote properties that perhaps don't have the same characteristics as this site. So um uh on on the precedent piece, but to your other question about um your concern, what what seemed to be top of mind what I and I don't want to put words in your mouth, but um is is your gravest concern the noise

noise and I did think about the dust as well and the lighting, but that was addressed the lighting was addressed before with um chairperson C chairperson, I'm sorry, commissioner Cubs, sorry. Um, and then I somehow didn't talk about the dust, but I think there are a lot of concerns. And that's all I have to say. I think my question's been somewhat answered. Um, I still think that we might have to have some kind of a motion on this.

Uh, Chair, Commissioner Puppy, just one response or addition to to your uh to your comment. Um, I think I think noise is a valid completely valid concern. Um, light I hope we've addressed with with the the stipulation already. Um, dust I I feel um Arizona Department of Environmental Quality. They're they're hound dogs on making sure that dust is not an issue. So, I I can't say that there won't be ever any dust associated with this use, but that's policed pretty well throughout the valley um because it's tied to a lot of funding. Um if cities not are not in attainment, there's all sorts of repercussions and consequences. So, um if I had to prioritize, I would say probably that the sound is what maybe is the the biggest issue it sounds like to to the commission at this point.

And I would agree with that, Mr. Glea. Thank you guys. And if I may go on record, I would like to stipulate the noise piece if I could. Uh, chair, just to clarify, what um what noise piece exactly? How how would you

Well, I would like there to be a specific time frame for and I'd like to say movement on the property, but I'm probably asking for too much. But, uh, that that and and chair, it does look as though the applicant's conferring with his attorney, but I don't know if if they may have some response to the question or concern.

I can I say one more thing since we're waiting or we were waiting. Um I just I want to reiterate that you know chair chairperson um Burton sorry I I've been going on little sleep for a few days here. I just got back yesterday from an airport that was yeah not fun. So, um, that his residence isn't far from there and there I don't know what other residences are within whatever proximity and I know like he had mentioned chairperson Burton uh that there are residences there on at the equestrian center or I think I got that right and that's a concern for the people but I do I do have a concern for the horses so I'm just going to stand with that and we don't want a big eyes sore and a noise sore for the people and the animals that are right next to it.

Could Mr. Chair Yes, sir. Mr. BL to address your concern on the I think if you'd like to add a stipulation that says there can be no extraction operations between the hours of 8 and 5 in the morning. Happy to add that stipulation. that would further limit the noise potential for the site. You said 8 and 5 in the morning. 8:00 p.m. until 5 in the morning. 8 8 Usually you'd put 5 a.m. till 5 a.m. If that would satisfy I we can work around that. That would limit the extractions to just pretty much the daytime. Okay. Can we add that? K. Can I make

certainly your your your option if you would like to include that in any motion that the commission makes? May I make a comment? Certainly. Question, but that would be only operations that would not be loading and backing up that one tractor. That would just be that would be the mining which which makes most of the noise when sorry the tractor would still beep all night long if it was loading and backing up. We we could limit the backup alarms because it's only one in that period of time as well. Now, keep in mind that 300 yards to the west

it that that doesn't change. I mean, we're very willing to to make concessions, but keep in mind that those 300 yards to the west, there is no controls over it. But every time I hear a beep, I'm going to think of you. I'll give you my cell phone. All right. Thank you.

All right. At this time, if there's any more discussion, chair, just one thing. Um I I would like to get clarity on the backup alarm. How how can we include that in a stipulation? I I have a draft of a stipulation for the hours. Um so um the the backup alarms. So we have a there they have what is a minimum decel decel backup alarm. It's more like white noise. instead of the beep beep, it goes it's it's it's annoying, but it doesn't it's not a noise that carries. So, there's certain places where those are in use. And that's kind of what I'm thinking we can do. I don't have the details on it, but it's it's a certain decel level and it's a hertz that doesn't like you don't if you're not right directly by it, it it doesn't carry. So, it's not the traditional alarms. um you know the the industry has been able to kind of quiet those down because the equipment itself has gotten so much quieter um that there's something else to do that. So, um, so limiting limiting those those backup alarms really it would be to one and two what is a I think they call them a white noise backup alarm um within those hours I think is is not an issue and it's rare by the way that that we do those operations.

I I don't mean to cut you off. Uh, let me let me read a draft stipulation um that c that council that PNZ can consider. Um, and also for for your uh consideration um it would read and this would be I believe condition u um would read extraction operation shall not occur between the hours of 8:00 p.m. and 5 a.m. Low impact backup alarm shall be used during these hours. that that is that is consistent with I I'm good with that. Okay.

I and I'm I I can we can push that to like if it helps we can we can do no extraction. I mean we can really push that to like 6:00 p.m. You know that it's it's the morning that is the impact. At night it's hot and we don't do it. you know, I mean, we're usually shut down by then anyways. So, if that helps, I mean, I'm I'm good with 6 pm, basically 6:00 to 5. If if that makes it more palatable, I can I we can work around that. Thank you. Thank you, sir. Thank you for being appreciate it.

All right. At this time, I will if there's no more discussion on the commissioners, I will open this up for a public hearing. Madam Secretary, are there any requests to speak and received? There are none. All right. I will close the public.

I'm sorry. Will you come up, please, and state your name and your address? My name is Don Narang. I live at 10300 South Miller Road, which is a property we're talking about, the equestrian center. I met I'm the general manager for the equestrian center. I met with the owner, David Duncan today, asked me to come to this meeting tonight. They talk about we want to be good neighbors and they say that they're very good friends. This besides the two uh letters we got from planning and zoning about a meeting in December and this meeting, we've never been contacted by anybody at the adjacent property. is an equestrian center, right? But we also have 80 RV spots that have been permitted back there through the city and the county for 20 years. It's a main revenue stream for us. I guarantee you when we put a gravel operation across the ditch, which our property line actually is on that side of the ditch on the west side of the ditch is our property line. We're going to lose revenue because people are not going to come and stay spend their retired money to live by a gravel pit that's running 24 hours a day. Uh as far as they say that they as they work east to us and then they'll get rid of that ditch. They cannot get rid of that ditch. That ditch is a drainage ditch. It'll either have to go underground or be replaced by something else because it don't just drain. It's not for that farm right there to irrigate. It's a drainage from all the farms above where all the waste water comes down and goes to that property. As far as noise and dust, yes, that's the biggest thing. Noise and dust. We're not against development or anything like that, but my boss, the owners, they they invested a lot of money in that property to make it nice. And we get a lot of people from out of state. And when I put a gravel pit all around it on that side, I'm definitely going to lose my main revenue

source in the RV park. the horses, the noise, it's there. And I know it's not their noise now. It's the neighbor's noise, but it's there. The backup alarms, loading the readym mix trucks. I've been in construction my whole life. They pour concrete. They mix concrete, batch concrete all night. You know, it it just happens. That's the way it is down here. If we not totally against it, but if we could just work closer with you guys to try to figure it out. But I'm telling you, this is today is the first time that I I was actually asked by Mr. Duncan to find out who the operators were so we could make contact and tonight's when we found out. That's all I have. Thank you,

Mr. Chairman. If there are no other speakers, um I just want to mention I would like to make a motion to table this. Commissioner Papy, we still have the hearing uh the public hearing that's open. Okay. Are there no other speakers from the floor? We will close the public hearing. Miss Puppy.

Yes. I am going to make a motion. We've closed the public hearing. So, I can do that, right? Okay. I would like to make a motion that we continue this for a later date after the applicant has been able to work with Mr. Naray and the Duncan family as well. Okay. So, I would like to make a motion that we put a continuence on PLZU 25-00006 subject to conditions A through T until the applicant and the manager and if so and if necessary, the Duncan family are able to talk about Yes, I'll second that.

Wait a minute.

Chair uh Commissioner, if um if I may suggest adding a date specific to that, um that would be my recommendation. Um, it would a I think uh incentivize parties to to get together quicker um but b would would reduce the need for uh the applicant to run another ad in the paper and those types of things. So um today's the 24th um we have an April 14th uh agenda. We have an April 28th. Um either of those could potentially be options. Okay, I would like to ask the applicant. I'm sorry, sir. I did not quite get your name. And Mr. Naray, did I say that right?

Well, I I just wanted to know if that's good for them. I think that's fair. The earlier meeting is fine. April 14th. The 14th. April 14th. Could you could you step up to the mic because so we could hear so it can be on record please. Chair chair the applicants attorney has confirmed that April 14th is should the commission approve this the mo the motion uh that's on the table that the April 14th date um is acceptable. So at this time I need a motion. Okay.

I've already have the motion. Um, I think I need to restate it or is it all right? You can feel free to restate it if if you'd like for clarity. I would like to motion that we continue this PL this case number plu 25-00006 subject to conditions A through T until a the April 14th planning and zoning meeting. I'll second that. It's been moved and second. All those in favor? I.

Any opposed? It's continued. All right. Item number four. Any comments from the public? There are none, chair.

Thank you, Carrie. U Mr. Galika. Thank you, chair. U very uh minimal comments this evening. Um our agenda for April 14th doubled in size uh during this meeting. So it went from from one item to two. Um so we will be back here in a couple weeks. Um look forward to that. Uh the only other thing I wanted to note um this evening is we recently within the last two months have made two internal promotions within the planning division. Jerick Dunn who has presented several times uh to planning and zoning um was a planner one was recently promoted to to planner two so he's taken on a little bit more complex workload. Uh and then Bailey uh Pachinsky who as an intern presented um and didn't have to present but wanted to present um was recently promoted to the planner one position. So she's full-time now. Um she was a part-time intern. Uh we're super excited to to have both of them uh with us in increasing capacities.

Thank you, Mr. Kica. And I also want to say thank you, Miss Henry, because without you, we'd be some bumbling idiots. So, with that said, any of the commissioners like to have anything? I I just if you celebrate, have a wonderful Easter season. Mr. M. Cubs, no comments. Mr. Damasio, I have nothing further to add. Mr. Bassler,

um, early on you announced about a mural that was going to be put on the wall at the corner of Van Beern and Veraway. That is beautiful. It really is attractive and it is very well done. So, want to commend you for that. It's it's a it's a nice nice site to see. Sebastian, you thought I was going to forget you, huh? Nah, I knew you wouldn't forget me. Um, I just want to say that this is the first time since the airfare I get to speak. The airfare was great and I loved it. Hopefully we can do it again next year. Thank you. And I have nothing further. So with that said, this meeting is adjourned. Thank you everybody.