 |
ITEM 7 |
|
City Council Memorandum Development Services Memo No. 26-007
|
| Date: |
March 23, 2026 |
| To: |
Mayor and Council |
| Thru: |
John M. Pombier, City Manager
Leah Powell, Deputy City Manager
Kevin Mayo, Acting Development Services Director |
| From: |
Mikayela Liburd, City Planner |
| Subject: |
PLH25-0040 The Townsite
Introduction and Tentative Adoption of Ordinance No. 5156
|
| Request: |
Rezoning from Agricultural (AG-1) district to Planned Area Development (PAD) for single-family residential |
| Location: |
South of the southeast corner of Ocotillo Road and Basha Road |
| Applicant: |
Brennan Ray, Ray Law Firm |
|
|
|
| Proposed Motion: |
Rezoning
Move City Council introduce and tentatively adopt Ordinance No. 5156 approving PLH25-0040 The Townsite, Rezoning from AG-1 to PAD for single-family residential, generally located south of the southeast corner of Ocotillo Road and Basha Road, subject to the conditions as recommended by Planning and Zoning Commission.
Preliminary Development Plan
Move City Council approve Preliminary Development Plan PLH25-0040 The Townsite for subdivision layout and housing product approval for a 12-lot single-family subdivision, generally located south of the southeast corner of Ocotillo Road and Basha Road, subject to the conditions as recommended by Planning and Zoning Commission. |
| Background Data: |
- Subject site is zoned Agricultural District (AG-1)
- Subject site is approximately 3.04 net acres
- General Plan designates the site as Neighborhoods
- A single-family home and a residential daycare currently exist on site
- Site was annexed into the city in 1983
- Site is part of what was once known as the Goodyear Townsite, established in 1916 when the Southwest Cotton Company began leasing land for cotton cultivation to support tire production during World War I.
|
| Surrounding Land Use Data: |
| North |
Single-family residential |
South |
Vacant land |
| East |
Single-family residential |
West |
Basha Road |
|
| General Plan and Area Plan Designations: |
| |
Existing |
Proposed |
| General Plan |
Neighborhoods |
No change |
| Fulton Ranch Area Plan |
Not part of any area plan. Mentioned as exempt from the Fulton Ranch Area Plan |
No change |
|
| Proposed Development |
| |
Single-Family Subdivision |
| Number of Lots |
12 |
| Proposed Density |
3.94 du/ac |
| Building Setbacks (min) |
Front:
- 20 feet to the garage door of a forward-facing garage
- 10 feet to a livable area
- 10 feet to a porch or side-entry garage
Side:
Rear:
- 15 feet for single-story
- 20 feet for two-story
|
| Typical Lot Size |
55ft by 100ft |
| Max. Building Height |
Max 30 feet (Mix of 1 and 2-story homes) |
| Max. Lot Coverage |
60% |
| Proposed Architecture Themes |
Santa Barbara Contemporary, Modern Desert Prairie, Modern Farmhouse |
| Number of Floor Plans |
4 |
|
| Review and Recommendation |
Planning staff has reviewed the request and supports the proposal, citing consistency with the General Plan. The proposal is consistent with policies of the General Plan which calls for a variety of housing choices and a mix of compatible housing types within the Neighborhood designation. The request for 3.94 dwelling units per acre falls under the medium-density residential category within the neighborhoods section of the General Plan, which may be considered for infill parcels in areas located between land use intensities. The site is bounded by Basha Road to the west, Fulton Ranch on the north and existing single-family homes to the east and south, providing density gradation.
The proposed development offers a "for sale" housing product that will bring more "missing middle" housing options to the market. Porchlight Homes is the developer for The Townsite and is proposing housing product that consists of four floor plans with three different architectural styles including Santa Barbara Contemporary, Modern Desert Prarie and Modern Farmhouse. As a nod to the city's design standards requiring four-sided architecture, staff requested the muntins and mullions on all elevations match those on the front facade. The applicant has agreed to incorporate this standard as reflected in the Development booklet. Amenities are not required for the site due to its proximity to Snedigar Park. |
| Public / Neighborhood Notification |
- This request was noticed in accordance with the requirements of the Chandler Zoning Code.
- A neighborhood meeting was held on January 12, 2026. Five (5) residents attended in addition to city staff and the applicant.
- As of writing this memo, Planning staff is aware of one resident who is opposed to the proposal. Another resident has voiced concerns about the City's vision for Basha Rd. as the adjacent parcels continue to develop. A third resident also shared concerns about lots 11 and 12 of the development, citing concerns about setbacks, landscaping and building heights. The resident also shared concerns about sight distance compliance for the site (see attached letters).
|
| Planning and Zoning Commission Vote Report |
Planning and Zoning Commission meeting February 18, 2026.
Motion to Approve.
In Favor: 6 Opposed: 0 Abstain: 1 (Schwarzer)
During the Planning and Zoning Commission study session, the Chairman noted the site's historical significance and requested that the applicant incorporate an on-site monument to commemorate it. Preliminary Development Stipulation No.11 was added to address this request. |
| Recommended Conditions of Approval |
Rezoning
Planning staff finds the request is in compliance with the General Plan. Planning and Zoning Commissions recommends City Council approve the Rezoning from AG-1 to PAD for a single-family subdivision, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet entitled "The Townsite" and kept on file in the City of Chandler's Planning Division, in the file PLH25-0040, modified by such conditions included at the time the Booklet was approved by the Chandler City Council and/or as thereafter amended, modified or supplemented by Chandler City Council.
- Completion of construction of all required off-site improvements including, but not limited to paving, landscaping, curb, gutter and sidewalks, median improvements and street lighting to achieve conformance with City codes, standard details, and design manuals.
- The landscaping in all open spaces shall be maintained by the property owner or property owners' association and shall be maintained at a level consistent with or better than at the time of planting.
- The landscaping in all rights-of-way shall be maintained by the adjacent property owner or property owner's association.
- The developer shall be required to install landscaping in the adjacent public street median(s) adjoining this project. In the event that the landscaping already exists within such median(s) the developer shall be required to upgrade such landscaping to meet current city standards.
- Right-of-way dedications to achieve full widths, including turn lanes and deceleration lanes, per the standards of the Chandler Transportation Plan.
- Minimum setbacks shall be provided below and further detailed in the development booklet:
| Front yard setback |
20 feet to the garage door of a forward facing garage
10 feet to a livable area
10 feet to a porch or side-entry garage |
| Side yard setbacks |
5 feet |
| Rear Yard setbacks |
15 feet for single-story
20 feet for two-story |
Preliminary Development Plan
Planning and Zoning Commission recommends the City Council approve of the Preliminary Development Plan, subject to the following conditions:
- Development booklet shall be in substantial conformance with the Development Booklet entitled "The Townsite" and kept on file in the City of Chandler Planning Division, in File PLH25-0040, modified by such conditions included at the time the booklet was approved by the Chandler City Council and/or as thereafter amended, modified or supplemented by the Chandler City Council.
- The same elevation shall not be built side-by-side or directly across the street from one another.
- The site shall be maintained in a clean and orderly manner.
- Landscaping (including for open spaces, rights-of-way, and other street medians) and perimeter walls shall be approved by the Planning Administrator.
- The covenants, conditions and restrictions (CC & R's) to be filed and recorded with the subdivision shall mandate the installation of front yard landscaping within 180 days from the date of occupancy with the homeowners' association responsible for monitoring and enforcement of this requirement.
- Sign packages, including free-standing signs as well as wall-mounted signs, shall be designed in coordination with landscape plans, planting materials, storm water retention requirements and utility pedestals, so as not to create problems with sign visibility or prompt removal of required landscape materials.
- Each garage shall be pre-wired to provide 240V electrical capacity necessary to accommodate future electric vehicle charging equipment.
- To avoid continuous straight rooflines within the development, adjacent homes shall not use the same or substantially similar roof form. Roof types shall be alternated so that no two neighboring homes create a continuous ridge line. Variations in color, pitch or materials alone do not satisfy this requirement.
- Lots 11 and 12 shall be limited to single-story homes.
- Preliminary Development Plan approval does not constitute Final Development Plan approval; compliance with the details required by all applicable codes and conditions of the City of Chandler and this Primary Development Plan shall apply.
- The developer shall work with staff to commemorate the heritage of the Goodyear Townsite into a historical monument.
|
|
|
|
