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The Bower Dobson PAD Amendment & Proposed Development Plan Case# PLH25-0028 Single Family Residential Community at NEC of Pennington Drive and Commonwealth Street Submitted to City of Chandler January 13, 2026 2 Project Team Residential Pursuits Investments Chris Brown 7600 E Doubletree Ranch Rd, #220 Scottsdale, AZ85258 cbrown@arcadiacapitalllc.com 602-478-0662 Rose Law Group pc Jon Gillespie, Attorney 7144 E. Stetson Drive, Suite 300 Scottsdale, AZ 85251 jgillespie@roselawgroup.com Lily Drosos, Project Manager 7144 E. Stetson Drive, Suite 300 Scottsdale, AZ 85251 ldrosos@roselawgroup.com 480-852-5227 3 Engineering Matt Mancini 6370 E Thomas Rd #200 Scottsdale, AZ 85251 matt@3engineering.com 602-730-6847 Design Ethic Brandon Paul 7525 E 6th Avenue Scottsdale, AZ 85251 bpaul@designethic.net 480-225-7077 Summit Land Management Paul Basha 7144 E. Stetson Drive Scottsdale, AZ 85251 pbasha@summitlandmgmt.com 480-505-3931 3 Project Overview / Introduction This approximately 4.13-acre vacant infill property is located at the northeast corner of Pennington Drive and Commonwealth Street in the City of Chandler (identified as APNs 303-23-982 and 303- 23-983). This application proposes an amendment to the existing PAD and approval of a Preliminary Development Plan (PDP) to allow the development of a 23-lot single-family residential subdivision with detached two-story homes (5.57 dwelling units per gross acre). This community is designed with large perimeter landscaped tracts along the northern and southern edges, with vehicular access being provided from Commonwealth Street. The property was zoned PAD in 1986 and designated for specialty retail uses such as restaurant, retail, and financial institutions. However, the site has proven to not be viable for commercial development and has most recently been used as a storage yard for construction equipment. The proposed development aligns with the site’s General Plan designation of “Neighborhoods,” which allows for a variety of residential housing types and densities. The site’s location, shown on Exhibit 1 below, is within an established area of Chandler and its proximity to neighborhood amenities and employment centers make it well-positioned for infill residential development that can contribute to the vitality of the surrounding community. Exhibit 1: Site Location Map On the next page is the proposed layout for the community with Maggio Way connecting into a cul-de-sac street that creates a strong sense of cohesion for residents. 4 Exhibit 2: Conceptual Site Plan Surrounding Context & Compatibility The property is located in a diverse, mixed-use area of Chandler and is surrounded by a combination of commercial and residential development. To the north, west, and east, the adjacent properties are primarily commercial in nature, including neighborhood retail, medical offices, and storage uses. These sites are generally zoned PAD to support a flexible mix of commercial activity. To the south, the land transitions to residential use. Directly to the southwest and southeast are established single-family and multifamily residential neighborhoods, also within PAD-zoned districts. The proposed single-family subdivision fits well within this setting. It serves as a natural land use transition between the active commercial corridor along Chandler Boulevard and the quieter residential neighborhoods to the south. The project reinforces the area's mixed-use character while respecting nearby homes through thoughtful design and appropriate density. Table 1: Surrounding Zoning and Uses 5 Direction Existing Zoning Existing Use North PAD Office, Discount Tires, Dentist and Beauty shop South PAD Rialto Hills III; Single Family Residential East PAD ExtraSpace Storage West AG-1 Elks Lodge General Plan Conformance The project site is currently designated as “Neighborhoods” under the Chandler 2026 General Plan, which supports a mix of residential housing types and densities. The proposed 23-lot subdivision, at a density of 5.57 dwelling units per acre, falls well within the intended range for this land use category and complements the surrounding neighborhood fabric. Thus, no amendment to the General Plan is needed. The existing General Plan land use category encourages reinvestment in underutilized or vacant parcels, especially those within mature areas of the city. Converting this former storage yard into a high-quality single-family community reflects that goal and contributes to Chandler’s vision of maintaining vibrant, well-connected neighborhoods and provides diversity in housing opportunities. The proposed subdivision has been thoughtfully designed with landscaped buffers and point of access to ensure compatibility with surrounding properties. The site’s location near existing infrastructure, employment, and community amenities further supports the City’s strategy of directing growth to areas that are already well served. Overall, the proposed development represents a logical and desirable use of the property that aligns with the City’s land use policies and long-term planning goals. PAD Zoning & Permitted Uses The site will be developed as a detached single-family residential community in alignment with the intent of the SF-8.5 Zoning District (Urban Single-Family Residential) except for the tailoring of certain development standards through the PAD which is provided to suit the unique characteristics of the site. Permitted Uses 1. Single-family dwellings 2. One (1) accessory building, in accordance with Article XXII, section 35-2202 3. Home occupations as defined in accordance with Article XXII, section 35-2215. 4. Storage shed, in accordance with Article XXII, section 35-2203 6 5. Signs in accordance with the Chandler Sign Code [Chapter 39] 6. Fences, walls, and landscape screens not exceeding seven (7) feet in height adjacent or contiguous to rear and side yard lines and not to exceed three (3) feet in height adjacent or contiguous to the front yard lines 7. Swimming pools, private, in accordance with Article XXII, section 35-2205 8. Accessory dwelling units, in accordance with Article XXII, section 35-2202.2 PAD Development Standards The proposed PAD establishes development standards with minor deviations from the City’s base SF-8.5 zoning district to better accommodate the site’s infill context, provide a range of architectural styles, and promote an efficient yet high-quality single-family neighborhood layout. The PAD allows for reduced lot widths and modified setbacks while maintaining overall compatibility with surrounding development and meeting the intent of the City’s residential design guidelines. Table 2 below describes the proposed development standards with deviations from the SF-8.5 provided in bold. Table 2: Proposed Development Standards Development Standard SF-8.5 Proposed with PAD Minimum Lot Size 8,500sf 3,120sf Minimum Lot Width 70ft 40ft Minimum Lot Depth 121ft 80ft Maximum Height 30ft 30ft (2 stories) Front setback Same as AG-1 Range from 20-50ft 10ft to building from the property line 20ft from back of sidewalk to face of garage Rear setback 10ft 10ft (to primary building) 5ft to rear patio/accessory structure Side setback (Interior Lots) 5ft and 10ft (15ft total between both side yards) 5ft (10ft total between both side yards) Side setback (Corner Lots) 5ft interior; street side shall be ½ as required for the front yard setback No Lots Designated as Corner Lots 7 Maximum Lot Coverage 40% 55% (inclusive of covered patio/porch) While these standards establish the minimum requirements, the site plan is intentionally designed with a variety of home styles, entry configurations, and architectural features that result in deeper setbacks and greater separation on many lots. This variation enhances visual interest, improves curb appeal, and meets the City’s expectations for four-sided architecture and neighborhood character. These deviations are necessary to allow a more compact lot configuration appropriate for infill development while still providing functional yards, privacy, and quality design throughout the community. Design Features The community will incorporate a variety of architectural styles to ensure visual interest and compatibility with surrounding development. Styles include Desert Contemporary, Modern Spanish, Mid-Century Modern, and Modern Prairie. Each style is delivered with three plan options creating a total of 12 building options for this 23-lot community. Ranging in size from 1,807 square feet to 2,214 square feet, each home design offers 3-4 bedrooms in a 2-story configuration. Enhanced design treatments will be used on corner lots, including deeper setbacks and additional landscaping. All homes will feature four-sided architecture and consistent streetscape elements. Landscaped entry features and open space areas will contribute to a cohesive and high-quality neighborhood environment. Each architectural style brings its own hallmark features, contributing to a visually rich yet cohesive community identity: • Desert Contemporary homes embrace the local environment through natural materials and muted earth tones. Hip roofs, stucco and stone facades. •Spanish Modern architecture adds warmth and elegance through stucco finish, vertical siding accents, contemporary interpretations of classic clay roof forms and prominent stone features. •Mid-century Modern designs showcase clean lines, ‘wood’ tile accents and stacked brick elements. •Modern Prairie elevations emphasize strong horizontal lines, hip roofs, wide eaves, and low-slung rooflines, evoking a sense of stability and harmony with the land. Together, these styles create an inviting, forward-looking neighborhood that feels rooted in place. The development enhances Chandler’s existing fabric by reflecting its appreciation for innovation & architectural diversity. With homes designed for today’s lifestyles but inspired by the region’s history and natural beauty, this community will stand as a thoughtful, enduring addition to Chandler’s evolving landscape. 8 Exhibit 3: Conceptual Elevations 9 Preliminary Development Plan (PDP) The Preliminary Development Plan (PDP) establishes the development framework and site design standards for the proposed 23-lot single-family subdivision. While the exhibits are conceptual in nature, they illustrate the intended character, quality, and functionality of the neighborhood and will serve as the basis for detailed site and building review during the permitting process. All future plans for the site will be consistent with the general intent of the approved site plan and architectural guidelines submitted with this application. Final building elevations and landscape plans will be reviewed administratively by City planning staff to ensure compliance with the PAD and PDP. Site Layout The subdivision is designed with an internal public street providing access directly from Commonwealth Street. The site plan incorporates perimeter landscape buffers along the boundaries, contributing to an appropriate transition between adjacent commercial and residential uses. The lots are arranged in a conventional configuration to maximize functionality, ensure adequate separation between homes, and create a cohesive neighborhood layout. Open space tracts are strategically placed within the community to soften the street grid and offer visual relief and recreational opportunities. Walls and Fencing The community is designed as a small infill neighborhood with open access (not gated). A 6 foot theme wall will enclose residential lots consisting of undulating concrete block. A partial view wall will enclose retention areas. Retaining walls will be utilized in retention basins and a 4-foot retaining wall height is proposed in limited locations where additional wall is not provided on top of the retaining wall. Exhibit 4: View Wall depiction All of the walls will comply with the City’s code requirements except for the following deviations: 10 Lot 1 western boundary: Lot 12 northern and eastern boundary: 2-3-ft retaining wall 2-3-ft retaining wall 4-5-ft block wall 4-5-ft block wall 2-ft view fence 2-ft view fence (Maximum 9-ft on basin side and 7-ft on lot side) (Maximum 9-ft on basin side, 7-ft on commercial side, and 7-ft on lot side) Vehicular Access and Circulation Primary vehicular access into this community will be provided from Commonwealth Street aligned with Maggio Way immediately south. The entrance is designed with 2 large landscaped areas on either side of the street to provide an enhanced sense of arrival. The internal circulation system is designed to be efficient and neighborhood-scaled, with reduced speeds and clear visibility throughout. Emergency vehicle access and refuse collection routes will be accommodated per City standards. The design maintains full access for public services and integrates well with surrounding infrastructure. The layout provides 2 cul-de-sacs designed for sufficient refuse turnaround capacity. Pedestrian Connectivity The PDP includes sidewalks on both sides of the street with additional pathways integrating the neighborhood, allowing safe and convenient pedestrian access to open space areas and connections to the surrounding community and the public park to the south. Open Space and Amenities Several usable common open space tracts have been distributed across the site to support neighborhood livability and meet City requirements. These areas will include landscaping, bench or wall seating, shade trees, and dog waste disposal stations. The site also includes sufficient 3:1 slope retention basins to ensure adequate stormwater retention on site. The open space tracts surround the homes and provide landscaped buffers between the future homes and the public streets to the west and south and the private street within the adjacent commercial to the north. Open Space tracts will be owned and managed by the community. Maggio Ranch Park is located 0.3 miles south of this neighborhood that residents can easily walk to for recreation. The entire site layout is designed with 1.21 acres or 40.43% net common open space which will provide a pleasant visual appearance to passersby. Landscape Design and Theme The landscape design for this community emphasizes privacy, shade, and sustainability, using plant material and layout strategies that are well-suited to Arizona’s desert climate. The streetscape and open space areas will feature a layered palette of trees, shrubs, and groundcover to soften views, provide privacy between homes, and reduce the visual scale of buildings from the street. 11 Native and low-water-use species will be prioritized throughout the site to promote long-term sustainability, reduce irrigation demands, and create a landscape that reflects the regional setting. Tree placement will focus on providing meaningful shade over walkways, driveways, and yard areas to reduce heat retention and improve comfort for residents and pedestrians. Buffer landscaping along the perimeter will provide screening from adjacent commercial uses while reinforcing a green, walkable edge to the community. Homes with reduced setbacks will be balanced by landscape treatments that maintain privacy through strategic planting, including trees and tall shrubs between units and in side yard areas. Common areas and amenity spaces will incorporate shade trees and flowering native species to create inviting outdoor environments with year-round color and texture. Final landscape plans will meet or exceed City of Chandler standards and reflect a consistent, cohesive neighborhood theme based on high-quality, desert-adapted materials. Exhibit 5: Conceptual Landscape Plan Conclusion This amendment will allow for the development of an underutilized and challenging infill site with 12 an additional housing product for the City of Chandler. The site has sat vacant, used as a construction yard storage site, for many years and approval of this amendment will bring a fresh new housing community to this area. The Bower Dobson development is designed to complement the character of the surrounding community while introducing a fresh, elevated architectural vision. 6370 E. Thomas Road, Suite #200, Scottsdale, Arizona 85251 Phone (602) 334-4387 · Fax (602) 490-3230 · www.3engineering.com 3 engineering job # 5354 · Date: June 17, 2025 LEGAL DESCRIPTION FOR Dobson & Chandler THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF MARICOPA, STATE OF ARIZONA AND IS DESCRIBED AS FOLLOWS: Lots 4 and 5, LOT 1 A, MAGGIO RANCH AMENDED according to Book 357 of Maps, Page 29 records of Maricopa County, Arizona, 6/17/25 ENTRY DOOR SW 2848 ROYCROFT PEWTER FASCIA|GARAGE DOOR SW 7040 SMOKEHOUSE TRIM SW 6106 KILIM BEIGE STUCCO II SW 9108 DOUBLE LATTE STUCCO SW 6108 LATTE ROOF TILE|BEL AIR 4689 BROWN RANGE STONE|CULTURED STONE SUMMIT PEAK | ALPINE LEDGESTONE TRIM AT STONE SW 7038 TONY TAUPE SCHEME 1 ELEVATION A | DESERT CONTEMPORARY The Bower Dobson Chandler , ARIZONA 10.13.2025 ENTRY DOOR SW 7726 LEMON VERBENA FASCIA|GARAGE DOOR SW 7019 GUANTLET GRAY TRIM SW 7650 ELLIE GRAY STUCCO II SW 7655 STAMPED CONCRETE STUCCO SW 7015 REPOSE GRAY ROOF TILE|BEL AIR 4602 CONCORD BLEND STONE|CULTURED STONE ECHO RIDGE|ALPINE LEDGESTONE TRIM AT STONE SW 7641 COLONNADE GRAY SCHEME 2 ELEVATION A | DESERT CONTEMPORARY The Bower Dobson Chandler , ARIZONA 10.13.2025 Roof Tile Stucco I Entry Door Fascia|Garage Door Trim Stone Stucco II Trim at Stone SCHEME 3 ELEVATION A | DESERT CONTEMPORARY The Bower Dobson Chandler , ARIZONA 10.13.2025 ENTRY DOOR SW 7622 HOMBURG GRAY FASCIA|GARAGE DOOR SW 7027 WELL-BRED BROWN TRIM SW 7535 SANDY RIDGE VERTICAL SIDING|TRIM AT SIDING SW 7535 SANDY RIDGE STUCCO SW 7012 CREAMY ROOF TILE|CAPISTRANO 3636 PIEDMONT BLEND STONE|CULTURED STONE CHARDONNAY|COUNTRY LEDGESTONE TRIM AT STONE SW 7507 STONE LION SCHEME 4 ELEVATION B | MODERN SPANISH The Bower Dobson Chandler , ARIZONA 10.13.2025 ENTRY DOOR SW 2839 ROYCROFT COPPER RED FASCIA|GARAGE DOOR SW 6076 TURKISH COFFEE TRIM SW 7514 FOOTHILLS VERTICAL SIDING | TRIM AT SIDING SW 7514 FOOTHILLS STUCCO SW 7527 NANTUCKET DUNE ROOF TILE|CAPISTRANO 3785 CLAY SPRINGS STONE|CULTURED STONE WHITE OAK|COUNTRY LEDGESTONE TRIM AT STONE SW 7036 ACCESSIBLE BEIGE SCHEME 5 ELEVATION B | MODERN SPANISH The Bower Dobson Chandler , ARIZONA 10.13.2025 Roof Tile Stucco Entry Door Fascia|Garage Door Trim Stone Vertical Siding | Trim at Siding Trim at Stone SCHEME 6 ELEVATION B | MODERN SPANISH The Bower Dobson Chandler , ARIZONA 10.13.2025 WALL TILE|DAL TILE BLACKWOOD FP99 WIRE CUT 4X12|STACKED BOND SW 0037 MORRIS ROOM GREY ENTRY DOOR SW 0040 ROYCROFT ADOBE FASCIA SW 7047 PORPOISE TRIM SW 0037 MORRIS ROOM GREY STUCCO SW 6140 MODERATE WHITE ROOF TILE|BEL AIR 4687 BROWN GRAY RANGE GARAGE DOOR SW 7047 PORPOISE SCHEME 7 ELEVATION C | MID-CENTURY MODERN The Bower Dobson Chandler , ARIZONA 10.13.2025 WALL TILE|DAL TILE TIMBERLAND FP97 WIRE CUT 4X12 |STACKED BOND SW 7008 ALABASTER ENTRY DOOR SW 6207 RETREAT FASCIA SW 7048 URBAN BRONZE TRIM SW 7046 ANONYMOUS STUCCO SW 7008 ALABASTER GARAGE DOOR SW 7048 URBAN BRONZE ROOF TILE|BEL AIR 4503 SIERRA MADRE SCHEME 8 ELEVATION C | MID-CENTURY MODERN The Bower Dobson Chandler , ARIZONA 10.13.2025 Roof Tile Stucco Entry Door Fascia|Gable-End Siding Paint Grade Block Trim Wall Tile Trim at Wall Tile Garage Door SCHEME 9 ELEVATION C | MID-CENTURY MODERN The Bower Dobson Chandler , ARIZONA 10.13.2025 STUCCO SW 7506 LOGGIA ENTRY DOOR SW 9182 ROJO MARRON PRAIRIE STONE MOCHA GRANITE SIDING SW 7515 HOMESTEAD BROWN TRIM SW 7508 TAVERN TAUPE FASCIA SW 7675 SEALSKIN GARGE DOOR SW 7515 HOMESTEAD BROWN ROOF TILE|BEL AIR 4503 SIERRA MADRE SCHEME 10 ELEVATION D | MODERN PRAIRIE The Bower Dobson Chandler , ARIZONA 10.13.2025 STUCCO SW 7017 DORIAN GRAY ENTRY DOOR SW 7748 GREEN EARTH PRAIRIE STONE GREY GRANITE SIDING SW 7019 GAUNTLET GRAY TRIM SW 7019 GAUNTLET GRAY FASCIA SW 6076 TURKISH COFFEE GARAGE DOOR SW 7019 GAUNTLET GRAY ROOF TILE|BEL AIR 4503 SIERRA MADRE SCHEME 11 ELEVATION D | MODERN PRAIRIE The Bower Dobson Chandler , ARIZONA 10.13.2025 Roof Tile Stucco I Entry Door Fascia Brick Trim Stucco II Trim at Brick Garage Door SCHEME 12 ELEVATION D | MODERN PRAIRIE The Bower Dobson Chandler , ARIZONA 10.13.2025