Development Booklet

Stellar Stellar City City North North – – PAD PAD
Planned Planned Area Area Development Development (PAD) (PAD)
Overlay Overlay – – Narrative Narrative
Case Case No. No. PLH26-0029 PLH26-0029
Single Single Family Family Residential Residential Community Community
Located Located SE SE of of the the SE SE Corner Corner of of
Chandler Chandler Blvd. Blvd. and and Galaxy Galaxy Dr. Dr.
Submitted Submitted to: to: City City of of Chandler Chandler
June June 22, 22, 2026 2026
Revised Revised – – July July 23, 23, 2026 2026
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Project Team
Rainey Homes of Arizona, Inc.
Mike Hansen
Mike.Hansen@RaineyHomes.com
602-872-6418
Rose Law Group pc
Jon Gillespie, Attorney
7144 E. Stetson Drive, Suite 300
Scottsdale, AZ 85251
JGillespie@roselawgroup.com
Ty Templeton, Project Manager
7144 E. Stetson Drive, Suite 300
Scottsdale, AZ 85251
TTempleton@roselawgroup.com
(480) 689-6766
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Table of Contents
Purpose of Request …………………………………………………..…………………………………………………….…… 4
Site History ………………………………………………………………..…………………………………………………..……. 4
Surrounding Context and Compatibility …………………………..…………………………………………….…….. 5
• Property Owner Support
General Plan Conformance …………………………………………….………………………………………………..…… 5
• Strategic Community Building
• Focused Stewardship
• Strong Community Foundations
PAD Zoning ……………………………………………………………….………………………………………………………….. 6
• Permitted Uses
• Development Standards
Design Features …………………………………………………………………………………………………………..……….. 7
• Aviation-Oriented Home Design
• Functional Residential Layouts
• Consistent Residential Character
• Compatibility with Adjacent Development
Conclusion ……………………………………………………………………………………….………………………..…………. 8
Exhibits
1. Aerial Map
2. Site Plan
3. Stellar Airpark Estates II Amended PAD (Reference Only)
4. Context Photos
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I. Purpose of Request
Stellar City North PAD is a proposed Planned Area Development (PAD) Overlay near Chandler
Boulevard and Galaxy Drive (the “Site”) within the existing Stellar City Air Park subdivision in
Chandler, Arizona (the “City”). The Site includes five existing custom homes on approximately 2.4
acres on the north side of Mercury Way, east of Stellar Parkway, as shown in Exhibit A – Aerial
Vicinity Map.
The Site is currently zoned SF-8.5, which allows single-family residences with a minimum lot size
of 8,500 square feet. The Site, like the broader Stellar Airpark community, is designed around
direct connectivity to the airpark and community runway system. Each home is built to
accommodate aviation-related use, including private aircraft hangars and shared taxiway access
to the Stellar Airpark runway. The Site is also removed from major roadways and is not visible
from Chandler Boulevard, with existing homes and aircraft hangars providing additional screening
from the closest arterial street. In this context, hangars are an integral and expected part of the
community. The proposed amendment simply allows this original development, which was
planned under standard underlying zoning, to better align with the updated PAD zoning tailored
to this unique aviation-oriented use.
For additional context, directly north of the Site lies the adjacent Stellar Airpark Estates II (“SAE2”)
community, shown in Exhibit B – Stellar Airpark Estates II Amended PAD. SAE2 was approved as
a PAD Overlay in 2007 for nine aviation-oriented lots and was amended in 2016 to reduce lot sizes
and increase the total to 14 lots. SAE2 also operates under PAD-approved development standards
that are less restrictive than the underlying SF-8.5 district, allowing a more modern pattern of
aviation-oriented residential development.
The five homes within the proposed Stellar City North PAD share a taxiway with SAE2, and parcel
APN 301-89-048B’s northern property line abuts the adjacent PAD. Despite the close proximity to
the adjacent, less restrictive PAD, these 1970s and 1980s homes must comply with the greater
limitations not imposed on their neighbors across the shared taxiway. Therefore, the property
owners seek flexibility to improve aesthetics and functionality under standards that mirror those
already approved for SAE2.
Accordingly, this application, submitted on behalf of Rainey Homes and the five property owners
within the proposed Stellar City North PAD, requests a:
1. Rezone from Single-Family (SF-8.5) District to Single-Family District/Planned Area
Development (SF-8.5/PAD) on the five (5) lots located on the north side of Mercury Way
to establish site-specific development standards for residential lots with aircraft hangars,
including modifications to permitted building height, lot coverage, and hangar setback
requirements.
II. Site History
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As touched on above, the five homes within the proposed Stellar City North PAD were constructed
between the early 1970s and late 1980s as part of the original build-out of the Stellar City Airpark
subdivision. Since then, they have remained in residential use with private aircraft hangars and
direct access to the shared taxiway system.
Over time, the surrounding area has modernized, particularly within the adjacent SAE2
community to the north. As a result, owners within the Site are seeking uniform standards within
their community.
This PAD request does not propose any land-use or developmental changes to homes in their
current state. Instead, the application is intended to align development standards with those
already approved in adjacent neighborhoods of identical character, offering alignment for future
home improvements.
III. Surrounding Context and Compatibility
The five lots within the proposed Stellar City North PAD have long been developed as part of the
Stellar City Airpark subdivision. As nearby properties, particularly within SAE2, have modernized
under tailored standards, it has become apparent that the underlying SF-8.5 district standards
are not suited to this unique community, making it necessary to match the neighboring PAD.
Property Owner Support
The proposed Stellar City North PAD was prepared in close coordination with all affected property
owners, each of whom supports the request. All properties within the PAD boundary has provided
written authorization in support of the effort, as shown in the attached documentation included
with this application.
IV. General Plan Conformance
The proposed Stellar City North PAD is consistent with the City of Chandler General Plan,
particularly its goals for strategic community building, focused stewardship, and strong
community foundations. The Site has been developed since the 1970s and will remain fully built
out, with no new lots, land-use changes, or alteration to its established residential character. The
request is limited to updating development standards that allow the five existing homes to
modernize in a manner compatible with the surrounding neighborhood and adjacent PAD-
approved properties.
Strategic Community Building
The General Plan encourages reinvestment in established neighborhoods to support long-
term strength and viability. Updating the development standards will allow future
improvements that extend the life of these homes, support continued homeowner
investment, and maintain the function of this aviation-oriented community.
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Focused Stewardship
The General Plan also emphasizes compatibility between existing neighborhoods and
surrounding development. Aligning standards through this PAD will allow future
enhancements, such as façade, hangar, or modest building improvements, in a manner
compatible with nearby development and supportive of the established residential
environment.
Strong Community Foundations
The General Plan recognizes the value of distinctive residential settings that contribute to
community diversity. The broader Stellar Airpark, and particularly Stellar City North PAD, is
one such setting where the proposed PAD will help preserve its aviation-oriented identity by
allowing future improvements that respect the existing layout, scale, and character while
providing homeowners with additional flexibility to improve their homes.
In summary, the Stellar City North PAD advances General Plan priorities related to neighborhood
preservation, reinvestment, compatibility, and support for unique residential communities. The
request does not intensify the Site’s use, but instead allows these long-established homes to
adapt over time in a way that reinforces the broader Airpark neighborhood.
V. PAD Zoning
Permitted Uses
Permitted uses within the Stellar City North PAD will remain those permitted in the SF-8.5 zoning
district, as outlined in Part VI, Chapter 35, Article VII of the Chandler City Code.
Development Standards
All development standards not specifically modified by this PAD will default to the applicable
requirements of the SF-8.5 zoning district.
The updated standards are intended to provide a tailored opportunity for reasonable homeowner
improvements while maintaining compatibility with the existing community.
Stellar Airpark is one of the unique features that sets the City apart, and the zoning should reflect
that. Standard SF-8.5 development standards do not fit this aviation-oriented community. The
proposed PAD standards better recognize how the community was designed, preserve what
makes it special, and allow it to continue to thrive.
Setbacks
The proposed PAD Overlay will utilize SF-8.5 setbacks (front, rear, sides) for the primary
residences and accessory structures, as outlined in Section VI, Chapter 35, Article VII of
the Chandler City Code. The requested deviation is to allow for 0-foot setbacks (except
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where located over/within a utility easement) for rear yard and side yard of hangars only,
EXCEPT that street side yard setbacks for hangars must still meet SF-8.5 requirements for
street side yards.
Lot Coverage
The proposed PAD Overlay will allow for 45% lot coverage, a requested deviation from the
40% lot coverage permitted by the SF-8.5 zoning district.
Building Height
The proposed PAD Overlay will allow for a total height of 30 feet, or two stories (above
grade), a requested deviation from the 25 feet (above grade) permitted for SF-8.5 zoning
districts.
VI. Design Features
Single-family residential design is not explicitly regulated by the City and instead must comply
with general zoning standards. Accordingly, the proposed PAD is intended only to align flexibility
with adjacent communities so future homeowner improvements can better reflect
contemporary aviation-oriented design.
Although no physical changes are proposed at this time, the community already exhibits several
defining characteristics that contribute to its identity within the Stellar Airpark:
• Aviation-Oriented Home Design
Each residence contains an integrated private aircraft hangar with direct access to the
shared taxiway network, reflecting the specialized nature of this aviation-centric
neighborhood.
• Functional Residential Layouts
The homes are traditional single-family structures that were thoughtfully designed for
both everyday living and aviation use. The proposed PAD preserves these established
relationships between living space, garage/hangar areas, and taxiway access.
• Consistent Residential Character
The five homes share a cohesive architectural presence that has complemented the
broader Stellar City Airpark subdivision for decades. While some homeowners desire to
modernize or enhance their properties, such improvements would remain within the
existing character and scale of the community.
• Compatibility with Adjacent Development
Because the homes share a taxiway and property line with SAE2, aligning development
standards ensures that any future updates, accessory improvements, or functional
enhancements can be completed in a manner compatible with nearby modern homes.
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Overall, the intent of this PAD is not to introduce new development, but to preserve the
community’s established character while allowing homeowners flexibility to reinvest in their
properties. The proposed standards support future improvements while maintaining the
neighborhood’s aviation identity and compatibility with nearby PAD-approved homes.
Again, there are no proposed site plan or building modifications associated with this rezoning
request.
VII. Conclusion
The proposed Stellar City North PAD is a modest regulatory update that supports reinvestment in
an established aviation-oriented residential community. The request does not introduce new land
uses, increase density, or alter the existing site layout. Instead, it provides targeted development
standard adjustments that allow its five long-standing homes to modernize in a manner
consistent with surrounding development, particularly the adjacent Stellar Airpark Estates II PAD
to the north.
Approval of the PAD and associated Preliminary Development Plan will create uniform standards
among neighboring properties that share the same taxiway system and aviation-oriented lifestyle,
while preserving the character that has long defined the Stellar City Airpark community.
For these reasons, the proposed Stellar City North PAD is consistent with the general goals of the
City of Chandler and advances neighborhood preservation through focused stewardship. The
Applicant respectfully requests approval of the PAD Overlay and Preliminary Development Plan
as proposed.
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W Chandler Blvd
PAD
North
Subject Site
City
Stellar



Stellar Airpark Estates II Amended PAD - REFERENCE ONLY

SITE CONTEXT PHOTOS


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