THE “WHY” ISSUE
Answers to the most often asked questions about city development.
COUNCIL UPDATE
Mayor Eric Orsborn on Buckeye
3 4 8 the official publication of the city of Buckeye September 2024
The “Why’s” of Buckeye
Why is that being built there?
Why did we re-stripe Monroe Ave.?
Why so many industrial buildings?
Why is the city getting rid of our agriculture?
CITY OF BUCKEYE
530 E. Monroe Ave. Buckeye, AZ 85326
623.349.6000
For more information on this publication, contact John O’Halloran at johalloran@buckeyeaz.gov or call 623.349.6976
BUCKEYE CITY COUNCIL
Eric Orsborn, Mayor
Clay Goodman, Vice Mayor, District 6
Tony Youngker, District 1
Jeanine Guy, District 2
Michelle Hess, District 3
Patrick HagEstad, District 4
Craig Heustis, District 5
It’s no secret that Buckeye is booming with growth and expansion. As one of the fastest-growing cities in the country, we now have an estimated 114,000 residents—a remarkable 25% increase from just four years ago. With this growth comes a surge in retail, restaurants and job opportunities, but it also brings some growing pains like increased traffic and the challenge of keeping infrastructure up to pace.
The development we see across the city is driven by current market demands. To guide this growth, we rely on the voterapproved Imagine Buckeye 2040 General Plan. This comprehensive plan shapes our decision-making process, ensuring that development is in line with a vision for economic sustainability, proper land use, quality roadways and improved infrastructure, while being sensitive to protecting our unique environment. The General Plan is an essential tool for city governments to manage growth and development, ensuring that it aligns with the community’s vision and creates a sustainable, livable and prosperous city.
As a councilmember, I receive many questions about how the city operates and why certain decisions are made. In this issue of the Eye on Buckeye, we address some of the top questions related to our growth and development. We hope this provides clarity on how we are working to manage our city’s rapid growth while maintaining the quality of life that makes Buckeye a great place to live.
Thank you for your continued support and involvement as we navigate these exciting times of growth and transformation.
Why is that being built there? Why?
At 640 square miles, Buckeye is the largest city by land area in Arizona and at only 14% built out, we still have a lot of filling in to do. It’s important to point out that the city does not own the 640 square miles, but rather it consists of privately owned land, federal land, state land, county islands, etc. The development that occurs in our city is driven by market demand and the city guides the development with the help of our voter approved General Plan.
As a resident, you might wonder why our city government doesn’t decide which businesses come to Buckeye or why we can’t prevent certain businesses from setting up here. Here’s a simple explanation:
ZONING LAWS: Our city has zoning laws that designate areas for different types of land use, such as residential, commercial and industrial, where many of these areas were approved and zoned over 20 years ago. As long as a business complies with these zoning regulations, they are allowed to build and operate in the designated area. These laws help ensure that businesses and residential areas coexist in a way that benefits everyone.
FREE MARKET PRINCIPLES: City government doesn’t have the authority to pick and choose which businesses can come based on their type or ownership. This means businesses are free to choose where they want to set up based on their own interests and market research. Businesses will generally follow areas of residential and infrastructure growth where they will have a greater chance be successful.
LEGAL RIGHTS: Businesses have legal rights to operate if they meet all the regulatory requirements, including zoning, safety codes and environmental regulations. If a business follows all the rules, the city can’t arbitrarily deny them the right to build or operate here.
ECONOMIC GROWTH: Allowing businesses to choose where they want to establish helps stimulate economic growth. More businesses mean more jobs, more services for residents and a stronger local economy. The city’s role is to create a supportive environment for businesses while ensuring they adhere to all regulations.
City boundary
Developed areas
The re-striping project is the first step in implementing the City Council-approved DSAP. Our goal is to transform downtown into a welcoming place for everyone, fostering community belonging and encouraging economic growth. Here’s how:
WALKABILITY: By reducing Monroe Avenue to one lane, we can lower the speed limit to 25 mph, extend the sidewalks and add landscaping. This makes downtown more pedestrianfriendly and inviting for potential customers of local businesses.
PARKLETS: Also known as street seats or curbside seating, parklets convert curbside parking spaces into vibrant community spaces. These platforms, often used by restaurants for patio seating, can also serve as curbside displays for retail locations.
AESTHETICS: The landscaping and parklets will have a transformative effect along Monroe Avenue, changing the appearance from a busy highway to that of a warm and inviting place more appropriate for a downtown core.
TRUCK ROUTE: To increase pedestrian safety, we’re establishing a new designated truck route. This will reduce the number of 18-wheelers using Monroe Avenue as a bypass to I-10. Semi-trucks not making local deliveries will be discouraged from using Monroe Avenue and diverted to other routes.
Why did we re-stripe Monroe Avenue in downtown Buckeye? Why?
ECONOMIC VIABILITY: These improvements make downtown more attractive for businesses and customers, increasing foot traffic and encouraging new investments. A more vibrant and accessible downtown area fosters economic growth and supports local businesses.
I f you’ve driven through downtown Buckeye recently, you might have noticed that Monroe Avenue now has one lane in each direction, dedicated turn lanes, parking spaces and room for businesses to create parklets. Many have asked why we made these changes, and the answer lies in our Downtown Specific Area Plan (DSAP).
The DSAP is the result of a 16-month planning process that involved extensive public outreach and feedback from residents, businesses and other stakeholders. This long-term, guiding document aims to shape the future of downtown Buckeye for years to come.
Why are we seeing so many multi-family
housing projects?
M ulti-family housing is vital for Buckeye and the rest of the state to continue thriving. Some estimates suggest a statewide housing shortfall of more than 65,000 units. Multi-family provides necessary housing options for a growing and diverse population, supports economic development and helps create a vibrant and inclusive community. Here’s how:
POPULATION GROWTH: With a population approaching 114,000, Buckeye has experienced a growth rate of more than 25% over the past four years. This rapid increase brings more restaurants, shopping and job opportunities to our city.
Why?
DIVERSE HOUSING NEEDS: To accommodate this influx of new residents and support incoming development, Buckeye needs a variety of housing options. Multifamily housing provides a range of choices for people at different stages of life, including young professionals, families and retirees.
BALANCED DEVELOPMENT: In 2023, Buckeye issued 1,965 single-family residential permits and 693 multifamily unit permits, with multi-family units representing about 25% of the permits issued last year. Buckeye has not seen any new multi-family development over the last 20-years and lack housing diversity compared to other parts of the valley. A more balanced approach to housing ensures that we can meet the needs of a diverse population.
AFFORDABILITY AND ACCESSIBILITY: Multi-family housing often offers more affordable living options compared to single-family homes. This is essential for attracting a workforce that supports our local economy, including teachers, healthcare workers and retail employees.
MULTI-FAMILY MYTH BUSTING: There are numerous misconceptions when it comes to multi-family housing and many of them are simply not true.There are multiple studies that show that multi-family housing does not increase crime rate, traffic, or lower property values and cause a burden on schools.
Why do we have so many industrial buildings being built?
While some residents have expressed concern with the new industrial buildings, these companies are crucial for Buckeye’s development. These buildings are not just looked at by distribution and logistics companies but also for advanced manufacturing and office space. Companies locating in these buildings can offer significant benefits to a growing community like ours for several reasons:
JOB CREATION: Companies located in industrial buildings bring a variety of job opportunities to the community, ranging from entry-level positions to highly skilled positions and management roles. These jobs can provide gainful employment for residents and attract new workers to the area.
REDUCES THE COMMUTE: Nearly 90% of Buckeye residents in the workforce travel each day out of the city to go to work. When companies locate in these buildings our citizens have the opportunity to work closer to home and not have to travel long distances to get to work.
ECONOMIC BOOST: The investment made in industrial buildings increases the city’s tax base through property taxes, sales taxes and other fees.
This additional revenue can be used to help fund essential services and infrastructure improvements in the community.
IMPROVED INFRASTRUCTURE: Developers of industrial projects are often required to make infrastructure improvements, such as widening streets, enhancing roadways and upgrading utilities. These enhancements benefit not only the business operations but also improve overall traffic flow and connectivity for all residents.
ENHANCED SERVICES: With the growth of advanced manufacturing and distribution centers, there is often an increase in demand for local services such as maintenance, security and transportation. This can lead to the growth of local businesses and service providers, further stimulating the local economy.
COMMUNITY INVESTMENT: Companies that occupy large industrial buildings often invest in the community through corporate responsibility initiatives, such as donations to local charities, sponsorship of community events and partnerships with local schools and organizations.
Why?
Why don’t you widen the roads before the growth begins?
Growing pains in a fast-growing city like Buckeye often include challenges with traffic and road widening. While wider roads and improved traffic infrastructure are a top priority, implementing these changes before the population increases can be challenging. It requires careful planning, substantial funding and coordination with various stakeholders. The city works diligently to balance these needs and ensure that growth is managed in a sustainable and efficient way. Here’s why managing these issues can be difficult:
FUNDING AND RESOURCES: Building and widening roads require substantial funding and resources. The city budgets for road projects in its five-year Capital Improvement Program, while also balancing other essential services like water, trash collection and emergency services.
LAND ACQUISITION: Widening roads often requires acquiring additional land. Negotiating with property owners and dealing with legal issues can be time-consuming and costly. Relocating utilities such as irrigation canals and powerlines can also create its own set of challenges which typically takes several years to complete.
COORDINATION WITH DEVELOPERS: The city works closely with developers to ensure that new developments include infrastructure improvements that enhance both the functionality and capacity of the city’s transportation network.
PREDICTING GROWTH PATTERNS: It’s difficult to accurately predict where and how fast the population will grow. This uncertainty makes it challenging to plan and build roads in advance. Investing in infrastructure too early in the wrong areas can lead to wasted resources.
Several projects are in the works to help alleviate traffic congestion including:
• Roosevelt Street will be extended to connect through Jackrabbit Trail, with two eastbound lanes and one westbound lane. Additionally, a new traffic signal will be installed at the intersection with Jackrabbit Trail.
• McDowell Road will connect between Verrado and Jackrabbit Trail with one lane in each direction and a dedicated middle turn lane.
• Miller Road will be getting another lane in each direction between Durango and Lower Buckeye.
As part of Buckeye’s bond package in this year’s General Election, Question Two/ Prop. 495 will focus on traffic safety and traffic flow, allocating $145 million for road improvements. Should the bond pass this November, Buckeye will use the funds to eliminate pinch points throughout Buckeye and rehabilitate old and damaged roads to improve safety. Some projects that could get started right away, include:
• Widening Watson Road from Lower Buckeye to Durango Road.
• Widening Miller Road from Broadway to Warner Street and adding a permanent traffic signal at Warner Street.
• Widening Jackrabbit Trail from Thomas Road to Indian School Road and adding a traffic signal at the Thomas Road intersection.
• Adding a traffic signal to Rainbow Road and Sundance Parkway.
• Adding a traffic signal at Sun Valley Parkway and I-10.
Buckeye has a rich agricultural history, but as our city grows, we’re seeing more farmland being sold to developers. The transition from agriculture to development is largely driven by landowners’ rights and market demands. The city’s role is to manage this growth responsibly, ensuring that new developments are in line with our zoning laws and community plans.
PRIVATE PROPERTY RIGHTS: The land used for agriculture is typically privately owned. This means the landowners have the right to decide what to do with their property, including selling it to developers if they choose.
CITY’S AUTHORITY: The city government does not own this agricultural land and, therefore, cannot control who the landowners sell it to. Our role is to ensure that any new development complies with zoning
Why is the city getting
rid
of our agriculture? Why?
laws and regulations to maintain orderly growth and development.
MARKET FORCES: As Buckeye grows, the demand for housing, commercial spaces and other developments increases. This often makes selling land to developers more financially attractive for landowners than continuing to farm.
GENERAL PLAN: While the city can influence development through zoning laws and our General Plan, these laws are designed to balance growth and ensure it benefits the community. They are not intended to prevent landowners from selling their property. The voter approved general plan has about 18,000 acres identified to remain as agricultural land and about 145,000 acres identified as open space, which makes up approximately 40% of our entire planning area.