03.SU250019 PZ Staff Report

SU250019
Page 1 of 7
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
SU250019 – Crandall Youth Basketball Training
Hearing Date:
September 25, 2025
Supervisor District:
1
Applicant:
Greg Davis, IPlan Consulting 
Owners:
Kenny and Marie Crandall 
  
Request:
Special Use Permit (SUP) for a youth basketball training camp cottage 
industry in the Rural-43 zoning district
 
Site Location:
Generally located 650’ north of the northeast corner of Ray Rd. and 155th 
St. in the Gilbert area
 
Site Size:
.32 of a 1.32-acre property
Density:
N/A
County Island: 
Yes, Town of Gilbert
County Plan:
Rural Development Area (0-1 d.u./ac) 
Municipal Plan:
Town of Gilbert – Residential > 0 - 1 DU/acre
Municipal Comments:
Town of Gilbert - Opposed
Support/Opposition:
1 in support and 10 in opposition
Recommendation:
Approve with conditions

SU250019
Page 2 of 7
Project Summary:
1.
The applicant requests a SUP to permit a youth basketball training camp operated in a 3,640 sq. 
ft. gym on the residential property. The gym was built shortly after the owners took possession 
of the property in 2019 under permit B201906333, and the camp has since expanded beyond what 
is allowed under the MCZO 501.2.10 home occupation requirements. In 2024, the County issued 
a violation (V2400414) following complaints about traffic and dust on the private access road.
2.
The property is fully developed aside from necessary parking improvements. As such, the use is 
confined entirely within a purpose-built gym, with no outdoor training or other sports activities 
permitted. A building permit would be required to authorize commercial occupancy of the gym. 
The training sessions would be led exclusively by the owner. As part of the SUP, the applicant has 
requested certain restrictions on hours of operation. Hours would be restricted to weekday 
afternoons and evenings during the school year and weekday daytime sessions in summer, with 
no Sunday operations. Student enrollment would be capped at 12 at a time. 
3.
The only variation being requested is to lower the required number of parking spaces from 1 per 
250 sq. ft of floor area to 9 total with 1 ADA space. Given that most students would be arriving 
via drop-off, carpool, or bicycle rather using their own personal vehicles, and the lowered 
maximum number of pupils on-site, staff considers this variation as appropriate.
REGULATION
BASE ZONING DISTRICT 
REGULATIONS (Rural-43)
PROPOSED ZONING DISTRICT 
REGULATIONS (Rural-43 SUP)
Parking Spaces
1 to 250 parking ratio
9 standard parking spaces  + 1 
ADA space
Aerial photo of subject site showing the SUP area

SU250019
Page 3 of 7
Aerial image & surrounding environs, oriented north
Eagle view of subject site looking north into subject parcel

SU250019
Page 4 of 7
Site plan oriented north showing the proposed SUP area of the parcel area
Existing On-Site and Adjacent Zoning / Land Use:
4.
On-site:
Rural-43 / Single-family residence with cottage industry
North:
Rural-43 / Single-family residence
South:
Rural-43 / Single-family residence 
East:
Rural-43 / Single-family residence 
West:
155th St. then Rural-43 / Single-family residence
Zoning area map of the Rural-43 zoning district surrounding the site

SU250019
Page 5 of 7
Utilities and Services:
5.
Water:
Town of Gilbert
Wastewater:
Septic
Fire:
Rural Metro
Police: 
MCSO 
Right-of-Way:
6.
The property is located on a 50’ wide private access, utilities, and drainage easement which is not 
maintained by either the County or the Town of Gilbert. The applicant indicates the easement 
having recently been paved to assist with dust control measures as well as allowing better 
access.
Adopted Plans:
7.
Maricopa County Vision 2030 – Single Family – Rural: Density of 1 dwelling unit or less per gross 
acre
8.
Plan For Our Future: 2020 Gilbert General Plan: (adopted February 4, 2020): The Residential >0-
1 DU/AC classification designates areas for very low-density single-family residential 
development of a semi-rural character. Non-commercial agricultural uses may be located in these 
areas. (Typical corresponding zoning districts with this land use classification: SF-43, SF- 35).
Public Participation Summary:
9.
The applicant has complied with the Maricopa County Citizen Review Process with the required 
posting of the site and notification by first class mail to adjacent property owners and HOA’s 
within 300’ of the subject parcel and notification to interested parties.
10.
Opposition stems from concerns about commercial activity in a residential neighborhood, 
particularly traffic and dust from increased trips on the private road. In response to this early 
opposition, the applicant and owner held a neighborhood meeting in August to attempt to 
assuage concerns over the use as well as find room for compromise on site operations. As part 
of the meeting and other conversations, the owner agreed to set certain limits on the size and 
operating hours of the business as described above. However, some of those engaged as part of 
this outreach remain opposed as they still do not want a commercial business operation in their 
community.
11.
The Town of Gilbert provided a letter stating the Town would not support the SUP for the site. 
This is due to the use not meeting the Town’s zoning requirements for sites within their equivalent 
SF-43 zoning district for home occupations.
Outstanding Concerns from Reviewing Agencies:
12.
N/A
Staff Analysis:
13.
Staff finds that the proposed basketball training camp, with conditions limiting operations, is 
compatible with the surrounding community. The requested SUP permits an existing operation

SU250019
Page 6 of 7
rather than introducing more intense uses. The applicant has attempted to limit the impacts of 
the use via their outreach. Finally, while the Town of Gilbert has expressed opposition, the 
Maricopa County Zoning Ordinance provides for consideration of cottage industry uses through 
the Special Use Permit process separate from what the town may allow.
14.
Staff has additionally recommended the placing of a timeframe on this SUP of 10 years due to 
the violation. Should the use prove successful, the applicant may request an extension to the 
Board at that time.
Recommendation:
15.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors 
approve SU250019 subject to the following conditions ‘a’ – ‘j’:
a.
Development of the site shall be in substantial conformance with the Site Plan entitled 
“Site Plan for KC Basketball“, consisting of 1 full-size sheet, dated July 16, 2025 except as 
modified by the following conditions. Staff may determine slight refinements to remain in 
substantial conformance with the approved site plan.  Minor and major amendments to 
the site plan will be determined in accordance with Chapter 3 of the Maricopa County 
Zoning Ordinance.
b.
Development of the site shall be in substantial conformance with the Narrative Report 
entitled “Crandall Property - Youth Basketball Training”, consisting of 7 pages, dated 
August 2025 except as modified by the following conditions.
c.
The following Planning Engineering conditions shall apply: 
1.
Engineering review of planning and/or zoning cases is for conceptual design only. 
All development and engineering design shall be in conformance with Section 
1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards; 
Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual; 
and current engineering policies, standards and best practices at the time of 
application for construction.
2.
The proposed construction appears to meet the requirements of the Maricopa 
County Zoning Ordinance Section 1205.7.7 and as such a site plan containing the 
information on the attached checklist (Form 718) is required.
3.
Based on the conceptual design nature of the information submitted, changes to 
the site layout may be necessitated by the final design of the infrastructure.
d.
This special use permit is valid for a period of 10 years and shall expire on October 22, 
2035, or upon termination of the use for a period of 90 or more days, whichever occurs 
first. All site improvements associated with the special use permit shall be removed within 
90 days of such expiration or termination of use.  
e.
Prior to occupying the existing residence or any portion thereof for any use associated 
with the Special Use Permit, the applicant shall obtain a Building Permit to retrofit the 
existing gym building to meet current commercial building code requirements as 
applicable and shall obtain a Certificate of Occupancy for the retrofitted building prior to 
occupancy.

SU250019
Page 7 of 7
f.
Operations shall be limited to the following:
1.
A maximum of 12 non-family children can be engaged in training at one time.
2.
August – May: Maximum of 5 training sessions per day Monday-Thursday, 3:30pm 
– 9:30pm.  
3.
August – May: Maximum of 8 training sessions per day on school breaks Monday-
Thursday, end by 9:30pm. 
4.
June – July: A maximum of 8 training sessions per day Monday-Friday, 7am – 
4pm.
5.
No scheduled training on Saturdays, only occasional make-up or one-on-one 
sessions.
6.
No scheduled training on Sundays.
7.
No outdoor training.
8.
No use of the gym for other groups/sports.
g.
The following Rural-43 SUP standard shall apply: 
1.
Parking spaces: 9 total w/ 1 ADA space.
h.
Noncompliance with any of the conditions assigned to the approval of this Special Use 
Permit by the Maricopa County Board of Supervisors may be grounds for revocation in 
accordance with the requirements and procedures as set forth in the Maricopa County 
Zoning Ordinance. 
i.
The property owner/s and their successors waive claim for diminution in value if the 
County takes action to rescind approval due to noncompliance with conditions. 
j.
The granting of this change in use of the property has been at the request of the applicant, 
with the consent of the landowner.  The granting of this approval allows the property to 
enjoy uses in excess of those permitted by the zoning existing on the date of application, 
subject to conditions.  In the event of the failure to comply with any condition, and at the 
time of expiration of the Special Use Permit, the property may be considered for revocation  
to the zoning that existed on the date of application.  It is, therefore, stipulated and agreed 
that either revocation due to the failure to comply with any conditions, or the expiration of 
the Special Use Permit, does not reduce any rights that existed on the date of application 
to use, divide, sell or possess the property and that there would be no diminution in value 
of the property from the value it held on the date of application due to such revocation or 
expiration of the Special Use Permit.  The Special Use Permit enhances the value of the 
property above its value as of the date the Special Use Permit is granted and reverting to 
the prior zoning results in the same value of the property as if the Special Use Permit had 
never been granted.
Presented by:
Joel Landis, Planner
Reviewed by:
Rachel Applegate, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (1 page)
Narrative Report (7 pages)
MC ENG comments (2 pages)
MCESD comments (1 pages)
Support (2 pages)
Opposition (11 pages)

/
Maricopa County Planning & Development - Phoenix, AZ
1
Gross Acres: 2 approx.
Generated September 4, 2025 1:56 PM
SU250019
Application Name:
Legal Description
Crandall Property - Basketball Training
Applicant
Case Address
1S 6E 21
Greg Davis
13639 S 155TH ST
Applicant Phone/Email
Parcel Primary:304-26-645
(480) 227-9850
greg@iplanconsulting.com
GILBERT, AZ 85296
Map scale 1:688
Supervisor District No.
SUP for Commercial business

20' INGRESS & EGRESS ESMT
PER DOC #2002-903197
70.85
71.06
71.69
71.13
70.63
70.90
71.23
70.57
71.12
70.24
70.33
70.39
70.55
70.31
70.19
69.92
70.48
70.32
70.24
70.85
70.22
69.87
70.38
70.44
70.21
70.16
70.49
69.41
70.53
70.25
69.75
70.16
70.20
70.37
69.75
70.20
70.47
69.82
70.23
70.18
70.29
70.23
70.40
70.33
70.16
69.95
70.39
70.72
70.22
70.29
70.47
70.67
70.82
70.62
70.35
70.50
70.95
70.81
70.73
70.80
71.04
70.98
70.78
71.05
71.25
71.28
71.17
71.15
71.44
71.33
71.30
71.06
71.41
71.45
71.43
71.52
71.70
71.53
71.40
71.48
70.33
70.98
71.05
71.00
70.84
70.70
70.95
70.88
71.26
70.64
69.78
69.89
70.04
70.48
70.30
70.42
70.23
70.28
70.48
70.53
70.46
70.92
70.97
70.91
71.16
71.27
71.17
71.16
71.16
70.99
70.84
71.30
71.14
70.73
71.05
71.02
71.08
70.96
70.65
70.82
71.15
71.11
71.14
72.08
71.18
72.15
72.10
71.13
72.03
70.85
70.79
70.88
70.91
70.96
71.00
70.69
70.97
71.38
71.75
71.61
70.99
70.51
70.43
70.50
70.91
70.65
70.86
70.34
70.32
70.63
70.39
70.71
70.03
69.96
70.03
70.40
70.34
70.12
70.28
70.61
70.15
70.80
70.63
70.21
70.25
70.22
70.84
70.86
70.47
70.78
70.80
71.13
71.39
70.50
70.94
70.88
71.46
70.90
71.35
71.37
70.86
71.00
70.82
70.52
70.85
71.26
73.07
70.45
70.52
70.28
70.44
70.38
70.29
70.53
70.58
70.48
70.48
70.26
70.29
70.36
70.6870.30
70.62
70.49
70.66
70.39
70.30
70.76
70.56
71.10
70.82
70.25
70.40
70.72
70.48
70.86
70.08
70.84
70.93
70.20
70.38
70.94
70.36
70.35
70.75
70.37
70.93
70.27
70.37
70.99
70.90
70.31
70.80
70.46
70.87
70.22
70.62
70.20
70.28
70.58
70.67
70.88
70.77
70.51
70.16
70.72
70.25
70.25
70.22
70.29
70.20
70.35
70.96
X
X
X
X
X
X
X
PP
WM
PP
IV
EM
PP
EM
WM
OE
OE
OE
OE
OE
OE
OE
OE
OE
EXISTING
RESIDENCE
F.F. 1270.65
12" GRATE
69.85
OE
OE
OE
OE
OE
OE
OE
OE
BASKETBALL
FACILITY
F.F. 1271.79
OE
SHED
SHED
POOL
CONC.
CONC.
CONC.
SPA
TRAMPOLINE
GRAVEL
CONC.
SHED
LAWN
A/C UNIT
S89°39'46"W
465.18'
N00°12'02"W
235.00'
N89°39'46"E
465.18'
S00°12'02"E
235.00'
279.63'
279.63'
1688.33'
74
155TH
STREET
APN 304-26-006E
GALLEGOS FAMILY
LIVING TRUST
APN 304-26-006C
GILA VALLEY
LEGACY TRUST
APN 304-26-646
DALLEN AND CAROL
TIMOTHY FAMILY TRUST
PARCEL NO. 2
25' INGRESS & EGRESS ESMT
PER DOCKET 10960, PG 685
A/C UNITS
PROPANE
EDGE OF
DRIVEWAY
1271
1271
1271
1271
1270
1270
1271
1272
1270
1271
1271
LAWN
EDGE OF PVMT
25' ROADWAY, UTILITY
& IRRIGATION ESMT
DKT 8873, PG 95
DKT 8932, PG 49
PROJECT B.M.:
SET P.K. NAIL
W/TAG LS 21081
ELEV=1270.95 FT
GATE
BATHROOM
BATH
SUP AREA
dkg
CIVIL
DKG Civil, LLC
civil . water . wastewater
www.dkgcivil.com
SITE PLAN
SP1
A
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I
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A
N
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U
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S
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A
33300
GREGORY K.
DUNNAN
E
R
I
P
X
S
E
SCALE: 1" = 20 FEET
20
0
40
KC BASKETBALL
13639 S. 155TH STREET, GILBERT, AZ 85296
SITE PLAN
FOR
KC BASKETBALL
13639 S. 155TH STREET, GILBERT, AZ 85296
SECTION 21, TOWNSHIP 1S, RANGE 6E
VICINITY MAP
NOT TO SCALE
S21, T1S, R6E
N
LEGEND:
EXIST. WATER
NEW WATER
EXIST. SEWER
NEW SEWER
EXIST. IRRIGATION
EXIST. STORM DRAIN
EXIST. FENCE
EXIST. POWER POLE
EXIST. OVERHEAD POWER LINE
FINISHED FLOOR ELEVATION
EXISTING GRADE ELEVATION
EDGE OF PAVEMENT
EXIST. ELEVATION (FT-AMSL)
”
’
”
’
’
DESCRIPTION
UTIL
REPRESENTATIVE
PHONE
CABLE
COX COMMUNICATIONS
ELM SERVICES
(406) 728-9343 
TELE
CENTURYLINK
JESUS SORIANO
(623) 300-4692
NATURAL GAS
EL PASO NATURAL GAS
BRETT BERRY
(480) 261-8204
FIBER OPTICS
MCI
STAFF
(800) 624-9675
IRRIGATION
RWCD
T. LANGLAND
(480) 988-9586
ELEC/IRRIGATION
SALT RIVER PROJECT
SRP BLUE STAKE
(602) 236-8026
NATURAL GAS
SOUTHWEST GAS
ELM SERVICES
(623) 780-3350
WATER
TOWN OF GILBERT
TOG LOCATOR
(480) 372-1240
SEWER
TOWN OF GILBERT
TOG LOCATOR
(480) 372-1240
RECLAIMED WTR
TOWN OF GILBERT
TOG LOCATOR
(480) 372-1240
SU250019

Crandall Property - Youth Basketball Training 
13639 S. 155th St.  Gilbert, AZ  85296 
Special Use Permit  
Narrative 
 
Case: SU250019 
 
Submitted to: 
Maricopa County 
Planning Department 
301 W. Jefferson St.  #170 
Phoenix, AZ 85003 
 
 
 
 
Submitted on Behalf of: 
Kenny Crandall 
13639 S. 155th St. 
Gilbert, AZ  85296 
 
 
 
 
Prepared by: 
IPLAN CONSULTING 
3317 S. Higley Road, Suite 114-622 
Gilbert, AZ 85297 
 
 
 
 
August 2025

2 | P a g e 
 
Purpose of Request: 
Iplan Consulting, on behalf of the Crandall Family, is requesting a Special Use Permit (SUP) for an 
existing home-based commercial business operation known as KC Elite Basketball which is a 
community-based business that provides basketball training to school-aged children.  Kenny 
Crandall, the operator, is a life-long east valley resident with strong ties in the community and he 
and his family purchased the property located at 13639 S. 155th St. to build their family home and 
an indoor gymnasium with the intent to provide basketball lessons to the community youth.   
 
Kenny was a standout basketball player at Mountain View High School and Arizona State University 
and even owned and managed a commercial athletic training facility in Mesa which went under 
due to the high costs of a commercial location.  From that experience though, Kenny recognized 
the value in small training groups and thus set out to provide training in a financially viable home-
based business setting.  The training business began in 2019 with only a handful of kids and was 
initially compliant with MCZO Section 501.2.10.  Since then though, the business has grown to 
accommodate two full teams of 5 players with 1 sub each, resulting in 10-12 kids training at a time 
which exceeds the five (5) allowed by Code, thus the necessity for a SUP.

3 | P a g e 
 
Description of Proposal: 
The SUP area (outlined in yellow below) is approximately 0.32 acres and occupies the northern 
portion of the Crandall’s 1.5-acre property is located in a small county island surrounded by the 
Town of Gilbert and located near the San Tan Village Mall area.  Access to the facility is provided 
via the north driveway of the property which is dedicated for this use and connects to S. 155th 
Street which is a recently paved private road (with a public access easement) located on the north 
side of Ray Road about halfway between Val Vista Drive and Greenfield Road.    
 
 
 
Basketball training is offered to only school-aged children and occurs completely in an enclosed 
3,640 sf building with only residential rated exterior lighting, limiting any noise or light impact to 
surrounding property owners.  The training is by appointment only and typically operates from 
3:30pm – 9:30pm Monday – Thursday during the school year and 7am – 4pm Monday – Friday 
when school is out.  Attendance varies greatly throughout the year with three days a week having 
no training most of the year, to a peak summer day having up to 80-90 kids spread throughout a 
nine-hour day.  Overall, an average of 30-50 kids visit the facility and they typically include many 
siblings or friends who either carpool or ride their bicycles together.  This is a community focused 
use that helps local kids improve their skills and gives them a healthy activity to do year-round.

4 | P a g e 
 
Access & Parking: 
Ray Road, which is a major arterial street as defined by the Town of Gilbert and transports more 
than 23,000 vehicle trips on a daily basis, provides access to S. 154th, 155th, and 156th Streets which 
comprise this County island.  The subject property has legal access via S. 155th Street which is a 
private roadway that provides access to a total of 23 parcels and sits in a 50’ wide easement for 
public access, utilities, and drainage.  The portion of S. 155th Street from the subject property to 
Ray Road was recently paved by the residents to eliminate dust and allow better access for 
residents, guests, and others.   The subject property has two points of access from S. 155th Street 
with the south access being for the family and the north access being used for the training facility 
parking and drop-off/pick-up area.   
 
MCZO Section 1102.1.4 does not differentiate between home-based businesses and commercial 
area businesses, thus the parking requirement for this use is 15 spaces (1 per 250 sf of floor area) 
which greatly exceeds the need based on five years of actual experience.  In fact, due to the limited 
scale of the operation, carpooling by the parents, and other means of transportation (kids often 
arrive by bicycle), the actual parking need is only five (5) to six (6) spaces during peak times.  Even 
so, the site plan includes nine (9) dedicated parking spaces as well as one (1) ADA parking space.   
This results in a deviation to MCZO Section 501.2.10 which limits the number of parking spaces to 
six (6), which has historically adequately covered peak demand but we would rather have too much 
parking than have parents try and park on the street which is not permitted.   Please also note that 
the parking area is screened from the street and adjacent properties via a six-foot masonry wall 
and sliding gate.      
 
Relationship to Surrounding Properties: 
The subject property is surrounded on all four sides by similarly sized acre-plus residential lots 
featuring RU-43 Zoning.  There are several home-based businesses operating in the neighborhood 
which is surrounded by a mix of high intensity residential and non-residential uses.  As such, the 
proposed use is not detrimental to the area and because the training is provided completely 
indoors, is not detrimental to the area.  Local traffic levels may be elevated at certain times, but 
the number of trips resulting from the use was deemed too low to require a traffic report.

5 | P a g e 
 
Public Utilities and Services: 
The property is fully served by utilities (list below) and the property owner has discussed the 
potential impact of this use with the providers who determined that the increase has been and will 
continue to be minimal enough to be accommodated by the existing services.     
 
Service: 
 
 
 
 
 
Provider: 
 
 
 
 
 
Water:  
 
 
 
 
 
Town of Gilbert  
 
 
Sewer:  
 
 
 
 
 
On-site Septic   
 
 
Police:  
 
 
 
 
 
County Sheriff  
 
 
 
Fire: 
 
 
 
 
 
 
Rural Metro 
 
Neighborhood Engagement: 
The accompanying Citizen Participation Plan documents the outreach efforts the Crandall family 
have had with the neighbors which has led to more positive relationships and communications 
between all of the neighbors in the community, beyond this specific request.   
 
Although an opposition petition was signed by nine (9) residents, only three (3) of those properties 
are between the subject property and Ray Road which is the only area impacted by the minor traffic 
increase created by the use.  The other six (6) are at the end of the street, past the property.  In all, 
there are actually 23 parcels that have access to South 155th Street and the majority of those 
property owners are neutral or have expressed support for the use and have often stated their 
appreciation for the valuable service provided in not only teaching kids about sports, competition 
and hard work, but also in given them a love for physical activity and the discipline needed to 
improve their lives which benefits the entire community in the long-term.    
 
In five-plus years of operation, only one complaint has been filed with the County which was due 
to the traffic and dust on 155th street which may not have been produced by this use as the street 
is used by other families, multiple refuse trucks, package delivery vehicles, Ubers, landscapers, pool 
servicers, pest companies, and many others.  Even so, the family has worked with their neighbors 
to pave S. 155th Street to their property boundary which eliminated the dust issue and improved 
everyone’s access.  Speeding, which has also been an issue on the street, irrespective of the subject 
use, has been addressed by multiple speed bumps and speed limit signage.

6 | P a g e 
 
In addition to the efforts mentioned above and as a result of the neighborhood meeting, the 
Crandall family has agreed to voluntarily establish operational limits to the use as outlined below: 
 
- 
A maximum of 12 non-family children can be engaged in training at one time. 
- 
August – May:  Maximum of 5 training sessions per day Monday-Thursday, 3:30pm – 9:30pm. 
- 
August – May: Maximum of 8 training sessions per day on school breaks Monday-Thursday,  
times vary but end by 9:30pm. 
- 
June – July: A maximum of 8 training sessions per day Monday-Friday, 7am – 4pm. 
- 
No scheduled training on Saturdays, only occasional make-up or one-on-one sessions.      
- 
No scheduled training on Sundays.     
- 
No outdoor training.   
- 
No use of the gym for other groups/sports.  
 
Please note that the limits above are maximums only and are not common as sessions are often 
limited in attendance or cancelled altogether due to kids getting sick, other sports commitments, 
family/school/church events, family vacations, etc.    
 
Additional efforts negotiated with the neighbors include posting additional speed limit signs and 
no-parking/waiting signs along South 155th St. as well as creating a document for parents to sign 
stating their agreement to drive safely and respectfully through the neighborhood.   
 
 
 
 
 
 
Agency Commentary: 
The subject property is located in a ~60-acre County island which is surrounded by the Town of 
Gilbert.  Over the years, the 45 property owners of this island have consistently resisted annexation 
into Gilbert and chose to remain under the County jurisdiction due to the Town’s onerous rules 
and costly utilities.  An example of this is the Town’s prohibition of all home-based businesses that 
allow visitors (with an exception for day care).  Due to that, the Town would only support the 
proposed or similar uses subject to a major land use change.  Maricopa County, on the other hand, 
supports the entrepreneurial spirit of its residents and supports home-based businesses via the 
Special Use Permit process, eliminating any need or benefit of annexing into Gilbert.

7 | P a g e 
 
Conclusion: 
Kenny Crandall and his family have a long history in the east valley of being and are well regarded 
members of community.  Even though basketball training is a for-profit business, the benefits and 
impact the training provides to the kids goes back into the community and makes it a better place 
for everyone.  Kenny has seen that commercial training operations are not viable as you only have 
limited days/times to train the students and by opening his home to them in small numbers, he 
has found a business formula that works while maintaining the residential nature of his home and 
neighborhood.  The noted issue of traffic will be mitigated via the proposed operational limits as 
well as continued work with both parents and the neighbors to achieve a fair balance between 
allowing a home-based business to continue to benefit the community while minimizing potential 
detrimental impacts to surrounding property owners.       
 
Approval of the SUP accomplishes many things.  First, it allows Kenny to better train the kids by 
having a full game roster instead of the five kids at a time currently allowed.  The SUP also 
condenses the training hours as currently the MCZO allows training from 7am until 10pm which at 
five kids per session and 15 sessions per day would result in 75 kids per day.  The proposed 
limitations will result in a maximum of 5 sessions and 60 kids per day during most of the school 
year and up to 8 sessions and 96 kids during the summer (both of which are a rarity).  Thirdly, the 
SUP will also trigger building code improvements which are not required otherwise, improving the 
compliance and safety of the students.  Lastly, there will be a codified set of operational rules and 
regulations that the neighbors can rely on to protect both their and the Crandall family’s interests.

Page | 1  
 
 
Subdivision 
Infrastructure  
& Planning Program 
301 W. Jefferson St. 
Phoenix, AZ 85003 
 
S u b d i vi s io n @ m a ri co p a .go v 
e s d .m a r i c o pa .g o v 
 
 
 
 
 
The Maricopa County Environmental Services Department (MCESD) has completed review 
for the Crandall Property – Basketball Training planning case(s). Please note the following 
MCESD requirements for site development: 
 
Onsite Wastewater (Septic) –  
A Minor Plan Review application must be submitted for any existing septic system(s) if 
being utilized and if the applicant believes the existing system(s) are adequate in size to 
support the new use; otherwise, a new septic permit/install may be required. 
 
A Notice of Intent to Discharge application for a septic system is required for any 
construction. Application must be submitted to the MCESD Onsite Wastewater Program. 
• 
Wastewater is not permitted to discharge to an adjacent parcel’s septic system. 
• 
If conducting food service in unincorporated Maricopa, a grease trap will be 
required by Onsite Wastewater program. 
• 
Setback requirements must be maintained per Arizona Administrative Code, Title 
18, Chapter 9, Article 312, C (Features Requiring Setbacks). 
 
For Onsite Wastewater related questions, please contact the Onsite Program at (602) 506-
6666 or by email at septicquestions@maricopa.gov. 
 
Subdivision Infrastructure and Planning –  
An Approval to Construct application is required and must be submitted to MCESD’s 
Subdivision & Infrastructure Program for water, reclaimed water and/or wastewater system 
infrastructure. 
 
Project Name: Crandall Property – 
Basketball Training 
Primary Contact Name: Greg Davis 
Planning Application Type: Special Use 
Permit 
APN(s): 304-26-645 
Reviewer: Elliott Wheaton, P.E. 
Email: Elliott.Wheaton@maricopa.gov 
Phone: 602-376-6035 
Planner Name: Joel Landis 
Planning Case #: SU250019 
Date: June 20, 2025 
 
Water and Waste Management Division

Page | 2  
 
 
A Water Service Agreement signed by the Utility is required and must be submitted to 
MCESD’s Subdivision & Infrastructure Program if the site/development will be provided with 
water and/or reclaimed water by a Utility.  A Capacity Assurance Form issued by the Utility 
is required to MCESD’s Subdivision & Infrastructure Program if the site/development 
wastewater service is being provided by a Utility. 
 
For subdivision related questions, please contact the Subdivision and Infrastructure 
Program at (602) 506-1058 or email subdivision@maricopa.gov. 
 
Additional Notes –  
*It should be noted that this document does not approve the referenced project. Comments are provided 
for the benefit of the applicant for MCESD permit requirements and as an advisory to Maricopa County 
Planning and Development Department. Other Maricopa County agencies may have additional 
requirements. Final review and approval will be made through Planning and Development Department 
procedures. Applicant may need to submit separate applications to the Maricopa County Environmental 
Services Department for approval of proposed facilities regulated by the Department. Review of any such 
application will be based on current regulations at the time of application.

James Philbin, P.E. 
Planning & Development 
301 W. Jefferson St., Suite 170 
Phoenix, Arizona 85003 
Phone: (602) 372-4362 
Fax: (602) 506-8762 
www.maricopa.gov/planning 
Email address: 
James.Philbin@maricopa.gov 
  
Planning & Development 
 
Engineering Plan Review 
 
 
Date:    
August 04, 2025 
 
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning & 
Development 
 
Attn: 
Joel Landis, Planner, Planning & Development Services 
 
cc: 
Bob Fedorka, PE, Engineering Manager, Planning & Development 
 
From: 
James Philbin, PE, Plans Examiner Engineer, Planning & Development 
 
Subject:   
SU250019 – Basketball Training Facility 
APN(s): 
304-26-645 
Engineering Review has reviewed the second plan and report routed for review on 
07/17/2025, for the subject application and has no further objections: 
 
 
The following stipulations will apply: 
 
1. Engineering review of planning and/or zoning cases is for conceptual design 
only. All development and engineering design shall be in conformance with 
Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and 
Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway 
Design Manual; and current engineering policies, standards and best practices 
at the time of application for construction. 
 
2. The proposed construction appears to meet the requirements of the Maricopa 
County Zoning Ordinance Section 1205.7.7 and as such a site plan containing 
the information on the attached checklist (Form 718) is required. 
 
3. Based on the conceptual design nature of the information submitted, changes 
to the site layout may be necessitated by the final design of the infrastructure.

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FW: SUP Meeting for the Crandall Basketball Training Facility
From Greg Davis <greg@iplanconsulting.com>
Date Mon 8/4/2025 9:47 PM
To
Joel Landis (PND) <Joel.Landis@maricopa.gov>
Hello Joel,
 
The Crandall family has been discussing the basketball training operation with the neighbors and although some
are opposed, many are supportive as well.  As such, we’ve suggested all neighbors write/email into the County (or
us) regardless of their position so we have as much neighborhood involvement as possible.  To that end, please see
the attached email from one of the nine neighbors to the south who are most impacted by the proposal.  I’ll forward
more as received and we are expecting several supporters at the public hearings.  I’ll also include this and any other
letters (for or against) the proposal in the final Citizen Participation Plan.  Please let me know if you have any
questions.   
 
Thanks,
Greg Davis
480.227.9850
Greg@iplanconsulting.com
 
From: Rachel Auer <rachelauer11@gmail.com>
Sent: Monday, August 4, 2025 7:16 PM
To: Greg Davis <greg@iplanconsulting.com>
Subject: SUP Meeting for the Crandall Basketball Training Facility
 
To whom it may concern,
 
I appreciate the opportunity to voice my opinion regarding the Crandall Basketball Training Facility.  We
built our home 2 years ago and are new to the 155th St neighborhood.  Since moving here, we have only
seen improvements made by the Crandalls to make the facility a positive environment not only on their
property, but the surrounding properties.  Kenny Crandall has attempted multiple times to reach out to
neighbors who found the traffic, lighting, or noise a concern.  As far as our knowledge and personal
experience with Kenny, he has addressed these concerns and followed through on working them out. 
155th street now has a paved road to reduce any dust from incoming traffic and speed bumps to slow
down cars as they enter the neighborhood, making it safer for kids, animals, and pedestrians.  
 
We are hoping that the Crandalls can continue to provide positive coaching through their program and
make a difference in the lives of these aspiring athletes.  
 
Thank you for your consideration,
 
Rachel Auer

13823 S. 155th St.

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RE: SU250019 - Crandall Property Youth Basketball Training SUP - D1 - APN 304-26-645
From Kyle Mieras <Kyle.Mieras@gilbertaz.gov>
Date Wed 6/11/2025 1:52 PM
To
Joel Landis (PND) <Joel.Landis@maricopa.gov>
Cc
Ashlee MacDonald <Ashlee.MacDonald@GilbertAZ.gov>; Veronica Gonzalez <Veronica.Gonzalez@GilbertAZ.gov>;
Alena Jorquez <Alena.Jorquez@GilbertAZ.gov>; Kyle Mieras <Kyle.Mieras@gilbertaz.gov>
Joel –
 
Good afternoon.  Thank you for the e-mail.  The Youth Basketball Training would be classified as
Specialized Instructional Services in the Town of Gilbert.  The property is shown on Gilbert’s General
Plan as Residential 0-1 unit per acre.  Specialized Instruction Services are not permitted in that
classification.  Additionally, that use would not be allowed as a home occupation. 
 
The Town would not support the approval of a Special Use Permit for this use at that site.
 
Please let us know if you have any questions.
 
Thanks,
Kyle
 
 
Kyle Mieras, AICP
Development Services Director
Kyle.Mieras@gilbertaz.gov
Work: 480-503-6705 Cell: 602-214-4703
90 E. Civic Center Drive Gilbert, AZ 85296
Open Mon-Thurs, 7 a.m. - 6 p.m.; Closed Fridays
gilbertaz.gov
Shaping a new tomorrow, today.

From: Joel Landis (PND) <Joel.Landis@maricopa.gov>
Sent: Wednesday, June 11, 2025 12:39 PM
Subject: SU250019 - Crandall Property Youth Basketball Training SUP - D1 - APN 304-26-645
 
Hello,
 
This email is to inform you of the above application in Maricopa County jurisdiction, planning case
SU250019, Crandall Property Youth Basketball Training. This Special Use Permit would be to allow for the
use of a portion of a rural zoned parcel as a basketball training facility. You are receiving this email
because you are on our area of interest list for the subject parcel. Files are uploaded to our Permit
Center. You can access the files at Maricopa County Permit Center.
 
Please let me know if you have any questions or comments about this application via email.
 
 
 
Maricopa County Logo
Joel Landis
PLANNING & DEVELOPMENT

301. W Jefferson St. Phoenix, AZ 85003
Planner
O:   602-506-8358    
MARICOPA.GOV
Facebook | Instagram | Twitter | YouTube 
Maricopa County is developing the Framework 2040 Comprehensive Plan – a document which guides growth and development for the next decade
and beyond.  Visit Framework 2040 to learn how to participate, attend meetings and be heard!
 
Additionally, the Maricopa County Zoning Ordinance is being updated. Visit MCZO Update to learn more and comment on changes to the ordinance.

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FW: Case# V2400414 Special use permit opposition letter
From John Adamow <John.Adamow@linde.com>
Date Thu 7/10/2025 2:32 PM
To
Joel Landis (PND) <Joel.Landis@maricopa.gov>
Cc
Charles.Hart@maricopa.go <Charles.Hart@maricopa.go>; mommy4xs40@aol.com <mommy4xs40@aol.com>
                  Hi Joel,
ban confliI’m writing in opposition to the special use permit and providing the reasons. I will
also forward you a petition and letters from 12 additional neighbor against this
special use permit.
 With only 4 of the neighbors with no opinion.
 
The Crandall’s are in violation of several zoning laws. It is an unlicensed commercial 
business has no place in a residential area. This area is zones agricultural; for the 
purpose of preventing an urban conflict This business is creating urban conflict. It 
does not belong here.  I understand the purpose and reason they do what they do 
and I respect that but, people can take their children to a commercial gym, just like 
we did for all of our kids!
 
When the Crandall’s moved in there was never a discussion with any of the 
neighbors before they brought their business here as to how we would feel about 
this business in our neighborhood OR the increased traffic OR if we wanted it here. 
They never considered our feelings or obtained the proper permits to do so, they just 
did what they wanted! With complete disregard for the zoning regulations and 
community.
 
They have consistently been dishonest with both the county and the neighbors. 
They lied to the county inspector in regards to how many student they were 
coaching. They said in their application that only 1 neighbor complained, yet there 
were 7 neighbors who showed up to the hearing. With continued dishonesty they 
paved the street without a permit. My concern is that if they are successful in getting 
a permit they will have no intension of following the guidelines.  
 
The business has been a problem from day one with the disrespectful clients, 
bringing the police to the neighborhood more than once! The speeding and dust was 
out of control and Kenny Crandall’s response was “people speed in every 
neighborhood and he doesn’t know how to control that or can’t control that.” If they 
can’t control it, it doesn’t belong here! Most of their clients respond very poorly and 
disrespectfully when asked to slow down, creating even harder feelings about this 
business being here!
  
Another concern if they get this permit, they will grow the business and there will be 
even more traffic and people in and out of our neighborhood. And if they don’t as

history has shown they'll continue to do what they want and run their business here 
anyway. Currently there are 3+ sessions a day with 15-20 cars per session. With 
cars staying and other being dropped off that is 120-150+ cars a day going thru the 
neighborhood. With this may cars going thru the neighborhood until 9-10pm it is like 
a freeway. We have horse and dogs. There is no way to enjoy them , as the people 
attending the camp have no respect or concern regarding speed or community 
safety. It is extremely dangerous for kids to be on the street during thses sessions.
 
 
The paving and speed bumps which were not permitted, nor did they ask if me if I 
wanted the road paved. Kenny copped out and sent David Layton to do his business 
with the neighbors. Again Kenny just did what he wanted. It hasn’t solved anything 
except the dust, people just go faster now and those speed bumps are a joke! They 
don’t slow most people down! They actually drive faster. 
 
If they are given a Special use permit, that sets the stage for other neighbors to get 
special use permits and start businesses in our neighborhood with the potential to 
create even more traffic and issues. Im totally fine with a business at home that 
doesn’t interfere with the rest of the neighborhood, that doesn’t create much traffic or 
other issues. 
 
They have let the business get out of control and aggravate their neighbors to a 
point of beyond frustration. Kenny said no one has complained but me, however I 
know that’s not true as I have talked to the neighbors and have heard how they feel 
and how frustrated they were, some we know will never say anything, but several 
showed up to have their voice heard at the 1st meeting. Just because they don’t live 
with in 300 ft doesn’t mean this isn’t their neighborhood and they don’t have a voice!
 
I moved here to get away from city life and to live in peace and all was great before 
this business came here. People stood in the streets and chatted, but the dust got 
out of control and no one was outside anymore.  The chats turned to complaining 
about the traffic and dust, it wasn’t nice anymore. You can’t pull in and out of your 
driveway without almost getting run down. OR ride a horse on the street without one 
of their clients driving right up on you or trying to fly around you. They have no sense 
of what could happen or respect. I put drive slow signs out, doesn’t help! 
 
In Conclusion keep in mind that this is a business, The Crandall’s make a lot 
of money doing this. There is no reason this business should be in a family 
neighbor hood.
 
Sincerely,
 
John Adamow
13615 S 155th St.
Gilbert, AZ 85296
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FW: Case# V2400414 Special use permit opposition letter
From Charles Hart (PND) <Charles.Hart@Maricopa.Gov>
Date Thu 7/10/2025 12:51 PM
To
Joel Landis (PND) <Joel.Landis@maricopa.gov>
Joel,
 
FYI…
 
Charles Hart, AICP
PLANNING & DEVELOPMENT
Code Compliance
Code Compliance Manager
301 W. Jefferson Street Phoenix, AZ 85003
O:   602-506-7159   C:   602-723-1237
MARICOPA.GOV
Facebook | Instagram | Twitter | YouTube | LinkedIn
 
 
 
From: Candy Adamow <mommy4xs40@aol.com>
Sent: Thursday, July 10, 2025 12:51 PM
To: John <yaber40@me.com>; Charles Hart (PND) <Charles.Hart@Maricopa.Gov>
Subject: Case# V2400414 Special use permit opposition letter
 
Please pass this letter on to the department that is handling this case. I’m writing in opposition to the special use permit and providing the reasons why! 1st a commercial business has no place in a residential area, it’s creating urban conflict
ZjQcmQRYFpfptBannerStart
ZjQcmQRYFpfptBannerEnd
Please pass this letter on to the department that is handling this case.
 
I’m writing in opposition to the special use permit and providing the reasons why! 
 
1st a commercial business has no place in a residential area, it’s creating urban conflict in an 
agricultural area. I understand the purpose and reason they do what they do and I respect that 
but, people can take their children to a commercial gym, just like we did for all of our kids!
 
2nd there was never a discussion with any of the neighbors before they brought their business 
here as to how we would feel about this business in our neighborhood OR the increased traffic 
OR if we wanted it here. They never considered our feelings  or obtained the proper permits to 
do so, they just did what they wanted!

3rd it has been a problem from day one with the disrespectful clients, bringing the police to the 
neighborhood more than once! The speeding and dust was out of control and Kennys response 
was “people speed in every neighborhood and he doesn’t know how to control that or can’t 
control that.” If they can’t control it, it doesn’t belong here! Most of their clients respond very 
poorly and disrespectfully when asked to slow down, creating even harder feelings about this 
business being here!
 
4th when I spoke to Kenny about speed signs after he was already running his business and it 
was becoming a problem. He asked me what I thought a fair speed was and I responded 5 
miles per hour. He proceeded to do what he wanted not what the neighborhood thought and did 
15! 
 
5th my concern if they get this permit, is they will grow this  business and there will be even 
more traffic and people in and out of our neighborhood. And if they don’t as history has shown 
they'll continue to do what they want and run their business here anyway. 
 
6th the paving and speed bumps which were not permitted, nor did they ask if me if I wanted 
the road paved. Kenny copped out and sent David Layton to do his business with the 
neighbors. Again Kenny just did what he wanted. It hasn’t solved anything except the dust, 
people just go faster now and those speed bumps are a joke! They don’t slow most people 
down! 
 
7th if they are given a Special use permit, that sets the stage for other neighbors to get special 
use permits and start businesses in our neighborhood with the potential to create even more 
traffic and issues. Im totally fine with a business at home that doesn’t interfere with the rest of 
the neighborhood, that doesn’t create much traffic or other issues. 
 
They have let the business get out of control and aggravate their neighbors to a point of beyond 
frustration. Kenny said no one has complained but me, however I know that’s not true as I have 
talked to the neighbors and have heard how they feel and how frustrated they were, some we 
know will never say anything, but several showed up to have their voice heard at the 1st 
meeting. Just because they don’t live with in 300 ft doesn’t mean this isn’t their neighborhood 
and they don’t have a voice!
 
I moved here to get away from city life and to live in peace and all was great before this 
business came here. People stood in the streets and chatted, but the dust got out of control and 
no one was outside anymore.  The chats turned to complaining about the traffic and dust, it 
wasn’t nice anymore. You can’t pull in and out of your driveway without almost getting run down. 
OR ride a horse on the street without one of their clients driving right up on you or trying to fly 
around you. They have no sense of what could happen or respect. I put drive slow signs out, 
doesn’t help! 
 
Lastly, I have nothing against Kenny or his family, I know they are good people wanting to do a 
good thing, it just doesn’t belong here. And if they got to me, they'd realize I’m a good person 
too and just want to live a happy peaceful life.
 
Sincerely,
 
Candy Adamow
13810 S 155th St.
Sent from my iPhone

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Fwd: Case SU250019
From John Adamow <yaber40@me.com>
Date Mon 7/14/2025 10:29 AM
To
Joel Landis (PND) <Joel.Landis@maricopa.gov>
From: John Adamow <Yaber40@me.com>
Date: July 14, 2025 at 9:47:58 AM MST
To: Joel.Landis@maricopa.goc, Charles Hart <Charles.Hart@maricopa.gov>
Subject: Case SU250019
Hi Joel,
See attached petition opposing the Crandall basket ball camp. Out of the 16 properties on
the street, 9 (77%) oppose the business being here. There are 5 others that oppose it but
would not sigh the petition for personal reasons.
The Crandall’s have been nothing but dishonest and disrespectful to both the county and
neighbors with this business. I do not believe that they are able to great apporved for the
Special use Permit that they will abide by the terms set forth.
I looked on the website for this business and there are 4 session a week, with potential for
over 200 cars a day going through the neighbor hood. With hours of operation until
10:00pm on some days. It is not reasonable to expect 1 person to inter-fear with a whole
neighborhoods ability to walk, ride our horses and enjoy our properties. I estimated based
on the number of sessions and rate that is charged per person that he is making ~over
$20,000 per month. And will continue to I grow his business. Per zoning regulations it does
not belong in our neighborhood. And he makes enough money to rent a commercial
property where this business belongs.
I have also attached a letter from one of the neighbors who is directly affected by this
business.
I appreciate your time on this matter. Please advise on any upcoming meeting and that
you received this communication ant that it will be entered in the file on this case.
Regards,

John Adamow

Sent from my iPad

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Case# SU250019/V2400414
From Bill Vogelsang <wjv1215@gmail.com>
Date Mon 8/18/2025 11:18 AM
To
Joel Landis (PND) <Joel.Landis@maricopa.gov>
Joel,
My name is Bill Vogelsang and I attended the neighborhood meeting that the Crandall's had on
8/6/2025 concerning the SUP they are applying for. They stated that will be having up to 8 classes per
day with up to 12 students per class Monday through Thursday with the last class ending at 9:30 PM at
night, With the parents bringing in and dropping their children and coming back to pick them up after
class we could be looking up to 380 vehicles per day travelling on our rural road. My main concern is
our neighborhood road is rural with no sidewalks or streetlights and the high volume of commercial
traffic for this business is a safety concern for the neighborhood after dark. A lot of people use this
road in the evenings for walks, exercising and horseback riding in the evenings and on weekends and
should not be put at risk due to the high amount of traffic that can occur after dark. I would like to see
if you do grant the SUP for this training school that the hours are set to normal 8-5 hours Monday
through Friday only to allow the neighbors to enjoy our rural road in a safe environment in the
evening and weekends. The business the Crandall's are operating is a very high traffic business and
they should also be concerned about this for the safety of their neighbors.
Thank you,
Bill Vogelsang