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CHANDLER 2026 GENERAL PLAN

evolving the Chandler way

March 11 2026

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Chandler’s story is one of imagination and reinvention. With humble beginnings as a modest agriculture town, Chandler has steadily grown into a city known for creativity and innovation.

At the center of the story are the people who call it home. The city’s growth reflects the optimism of its residents. Today, Chandler is a welcoming and resilient city where families, businesses, and diverse communities grow together.

A special thank you to everyone involved in creating Chandler 2026 General Plan – evolving the Chandler way.

CITY OF CHANDLER GENERAL PLAN 2026 evolving the Chandler way

ACKNOWLEDGMENTS

MAYOR & CITY COUNCIL

• Mayor, Kevin Hartke
• Vice Mayor, Christine Ellis
• Council Member, Angel Encinas
• Council Member, OD Harris
• Council Member, Jennifer Hawkins
• Council Member, Matt Orlando
• Council Member, Jane Poston

PLANNING & ZONING COMMISSION

• Chair, Rick Heumann
• Vice Chair, Sherri Koshiol
• Commission Member, Charlotte Golla
• Commission Member, Michael Quinn
• Commission Member, Tom Bilsten
• Commission Member, Ryan Schwarzer

RESIDENT ADVISORY COMMITTEE (RAC)

• Chairman, Boyd Dunn
• Vice Chair, Jack Sellers
• Rene Barrios
• Crystal Blackwell
• Peppur Chambers
• Lori Collins
• Chris Dobson
• Allison Garrard
• Lisa Grayer
• Garry Hays
• Rick Heumann
• Terri Kimble
• Spike Lawrence
• Jess Lopez
• Michael Monteilh
• Jyoti Pathak
• Michael Pollack
• Shannon Portillo
• Brennan Ray
• Chrissy Rodriguez
• Michael Underwood

TECHNICAL ADVISORY COMMITTEE (TAC)

• Jeremy Abbott, Public Works and Utilities
• Thomas Allen, Law
• Dana Alvidrez, Traffic
• Jason Crampton, Transportation
• Melissa Deanda, Police
• Adrianna Erickson, Diversity, Equity, and Inclusion
• Chelsey Faggiano, Economic Development
• Keith Hargis, Fire
• Mike Hollingsworth, Facilities
• Gina Ishida-Raybourn, Public Works and Utilities
• Amy Jacobson, Housing and Redevelopment
• Simone Kjolsrud, Water Resources
• Lauren Koll, Downtown Redevelopment
• Rachelle Kuzyk, Library
• Mickey Ohland, Parks Maintenance and Park Development
• Corey Povar, Recreation
• Priscilla Quintana, Neighborhood Resources
• Ryan Reeves, Airport
• Stephaine Romero, Communications and Public Affairs
• Steven Turner, Sustainability

PROJECT TEAM

• John Pombier, City Manager
• Leah Powell, Deputy City Manager
• Tadd Wille, Assistant City Manager
• Ryan Peters, Deputy City Manager
• Kevin Mayo, Acting Development Services Director
• David de la Torre, Acting Planning Administrator
• Lauren Schumann, Principal Planner – General Plan Update Project Manager
• John Sefton, Community Services Director
• Amy Jacobson, Housing and Redevelopment Manager

CONSULTANT TEAM

• Logan Simpson
• Kimley-Horn
• Elliot D. Pollack & Company
• Upfront Planning & Entitlements

TABLE OF CONTENTS

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CHANDLER....

CHAPTER 1: ENVISIONS 10

CHAPTER 2: REIMAGINES 34

CHAPTER 3: CONNECTS 78

CHAPTER 4: SUSTAINS 118

CHAPTER 5: HONORS 136

APPENDICES A-E: APPENDICES 148

LIST OF FIGURES

FIGURE 1. HIERARCHY OF PLANNING DOCUMENTS............................13 FIGURE 2. PLAN ELEMENTS.......................................................................15 FIGURE 3. PLAN PROCESS AND SCHEDULE ..........................................17 FIGURE 4. VICINITY MAP ............................................................................18 FIGURE 5. BRIEF HISTORIC TIMELINE ...................................................20 FIGURE 6. DEMOGRAPHICS......................................................................24 FIGURE 7. PUBLIC PARTICIPATION BY THE NUMBERS ........................27 FIGURE 8. FUTURE LAND USE MAP ........................................................42 FIGURE 9. GROWTH AREAS AND AREA PLANS MAP ..........................57 FIGURE 10. EMPLOYMENT BY INDUSTRY CLUSTER.............................73 FIGURE 11. FUNCTIONAL CLASSIFICATION ..........................................82 FIGURE 12. FUNCTIONAL CLASSIFICATION MAP .................................83 FIGURE 13. LEVEL OF SERVICE MAP ......................................................84 FIGURE 14. NUMBER OF CRASHES PER YEAR ......................................86

FIGURE 15. ACTIVE TRANSPORTATION FACILITIES MAP..................90 FIGURE 16. PUBLIC TRANSIT ROUTES MAP ..........................................91 FIGURE 17. HIGH-CAPACITY TRANSIT CORRIDOR MAP ...................92 FIGURE 18. POLICE DEPARTMENT FACILITIES.....................................97 FIGURE 19. FIRE STATIONS AND FACILITIES .......................................98 FIGURE 20. MEDICAL CENTERS ............................................................101 FIGURE 21. COMMUNITY CENTERS .....................................................103 FIGURE 22. PUBLIC LIBRARIES..............................................................103 FIGURE 23. PUBLIC FACILITIES MAP ...................................................106 FIGURE 24. PARKS CLASSIFICATIONS ................................................112 FIGURE 25. PARKS AND RECREATION MAP.......................................114 FIGURE 26. ENVIRONMENTAL PLANNING INITIATIVES ...................122 FIGURE 27. ENERGY INITIATIVES..........................................................130 FIGURE 28. CHANDLER DRINKING WATER SOURCES .....................133

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CHAPTER 1

ENVISIONS

Chandler has a long tradition of planning with purpose. Each previous general plan has reflected the community’s priorities of its time while using foresight to anticipate future needs. Together, these plans have guided Chandler’s remarkable transformation into the vibrant, innovative city it is today.

The 2008 General Plan addressed rapid growth, planning for future water use, expanding infrastructure and parks, strengthening neighborhoods, and supporting a thriving economy. As Chandler matured, the 2016 General Plan, A Vision Refined, emphasized strategic growth in a land-locked city, introducing policies to guide infill and redevelopment while enhancing reclaimed water infrastructure and maintaining Chandler’s high standards of quality.

Building on this strong foundation, the 2026 General Plan Update looks ahead to the city’s next era. It recognizes emerging challenges and opportunities: limited undeveloped land, potential water scarcity, the need for more diverse housing choices, including missing middle options, and the importance of reinvesting in aging infrastructure. The General Plan Update carries forward Chandler’s spirit of innovation and pride with a distinctive brand: Chandler 2026 General Plan – evolving the Chandler way. This title signals the city’s commitment to continuous improvement while inviting the community to take part in shaping Chandler’s future.

The plan was crafted through collaboration among the City Council, Planning and Zoning Commission, city staff, and the community. Two advisory committees played a vital role: the Resident Advisory Committee (RAC), composed of appointed community members, and the Technical Advisory Committee (TAC), made up of city department representatives. Their guidance, combined with extensive public engagement, ensured that the General Plan reflects Chandler’s values and aspirations. The collective development of this plan also increases its attainability. The policies and action items expressed are achievable because so many citywide experts have contributed knowledge to the process.

To further address community needs, the Comprehensive Housing Plan was prepared alongside the General Plan Update. The Comprehensive Housing Plan examined the housing market, identified the affordability gap, and proposed strategies to expand attainable and workforce housing options. Together, the General Plan Update and Comprehensive Housing Plan provide a roadmap for Chandler’s next chapter, one rooted in foresight, community values, and a shared vision of a high-quality future.

PURPOSE & PROCESS

General plans are forward-looking, long-range documents that establish policies for topics such as growth, land use, transportation, housing, and others, as outlined in state statutes and indicated by Chandler’s population and growth rate. They reflect a shared vision for the future and guide decision-making over time. A general plan is not a zoning map, a set of detailed project plans, or an automatic approval for development, but rather it provides a big-picture framework for guiding growth and development.

General plans are never created in isolation; they form the foundation of the community’s planning framework. While Chandler has many specialized plans and regulatory documents that examine specific planning and development topics, the general plan connects them all. Figure 1 shows the hierarchy of planning documents as they move from general to specific and policy to regulatory in Chandler, and Appendix B lists reference plans and policies that informed the contents of the General Plan Update.

Figure 1. Hierarchy of Planning Documents

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Source: City of Chandler

The general plan is a living policy document, meant to evolve along with the community. State law requires cities to review and either readopt or update (and then readopt) their general plan every ten years. Arizona Revised Statutes § 9-461.06(K) states “A general plan, with any amendments, is effective for up to ten years after the date the plan was initially adopted and ratified... On or before the tenth anniversary of the plan’s most recent adoption, the governing body of the municipality shall either readopt the existing plan for an additional term of up to ten years or shall adopt a new general plan as provided by this article.” Communities change, priorities shift, and regular audits of the general plan serve to provide any needed updates to confirm its continued relevance, ensuring the vision still reflects the values of the city. Ten years have passed since Chandler’s last general plan update, and a lot has changed in the city and in the world, but Chandler’s spirit of community remains constant. The community’s vision and policies in the General Plan Update have been updated to reflect Chandler now but also predict the needs of Chandler tomorrow. The General Plan Update is built to provide a framework to guide decisions and actions citywide well into the future. As may be needed during the next 10 years, amendment criteria are articulated in Appendix A.

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Chandler’s current population of 291,442 requires the inclusion of all 17 statutorily required elements in the General Plan Update. Additionally, the city has opted to include Economic Growth as an elective element. Figure 2 illustrates the required and elected elements, and Chandler 2026 General Plan – evolving the Chandler way complies fully with the criteria listed Arizona Revised Statutes.

Figure 2. Plan Elements

Source: Arizona Revised Statutes § 9-461.05

The timeline for the General Plan Update, illustrated in Figure 3, was punctuated by numerous opportunities for meaningful public participation, as outlined more in the Public Participation Summary within this chapter and in Appendices C and D. A truly collaborative community process, the development of this plan is a medley of Chandler’s diverse voices.

Four key project phases each included participation from the community:

Launch consisted of establishing the project website and foundational materials through an informational brochure, community questionnaire, and kickoff meetings with the City Council, Planning & Zoning Commission, Project Team, TAC, and the City Council appointed RAC.

Vision consisted of multiple, layered efforts to reach the community and understand their priorities through the ChandlerTalks and Chandler Listens series, as well as through listening sessions with a broad array of stakeholders, community drop-in events, and multiple RAC meetings, resulting in the Community Vision Statement.

Draft consisted of TAC and RAC meetings to review and refine existing policies and action items. The draft phase resulted in the 60-day review draft General Plan Update.

Adopt consisted of providing the community-driven draft plan to the Planning & Zoning Commission for a recommendation for adoption to the City Council. After adoption, the General Plan Update will be voted on by the residents of Chandler in August 2026.

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Figure 3. Plan Process and Schedule

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Figure 4. Vicinity Map

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REGIONAL & HISTORIC CONTEXT

Chandler is a bustling, mid-sized, vibrant community known for its strong neighborhoods, thriving economy, high quality of life, and lively historic downtown. Its incorporated area spans 65.75 square miles in the southeast valley and is fully within Maricopa County. It is bordered to the north by the cities of Tempe and Mesa; to the north and east by the town of Gilbert; to the west by the Ahwatukee area of the city of Phoenix; and to the west and south by the Gila River Indian Community and the unincorporated communities of Pinal County. Chandler is largely developed and is approximately 94% built out. The Municipal Planning Area (MPA) illustrated in Figure 4 is approximately 71 square miles of land and includes about six square miles of unincorporated land. No annexation opportunities exist beyond the current MPA, placing future focus primarily on redevelopment and infill as well as annexation of county islands.

Founded in 1912 by Dr. A.J. Chandler, the city was planned around an irrigation system that drew water from the Salt River, allowing crops to thrive in the arid desert. Early settlers cultivated cotton, alfalfa, and later citrus, which became central to the local economy. As Phoenix and the surrounding Valley of the Sun expanded, Chandler’s spacious community, access to water, and proximity to major highways made it attractive to businesses and industry. In the late 20th century, the city leveraged this infrastructure to attract high-tech companies. A combination of history and forward-looking growth has shaped Chandler into a thriving hub of technology and innovation. Figure 5 illustrates Chandler’s unique journey from cotton fields and orchards to tech campuses and beyond.

Figure 5. Brief Historic Timeline

HISTORIC TIMELINE

1910

1912 Arizona achieves statehood. Chandler is founded. Town Park (now Dr. A.J. Chandler Park is constructed).

1914 Chandler High School opens.

1920

1921 Town of Chandler incorporates.

1926 First Zoning Code adopted.

1929 Dedication of Municipal Airport.

1930

1938 Chandler's first long-range city planning initiative is adopted.

1940

State Route 87 bisects Dr. A.J. Chandler Park

1950

1954 Chandler officially transitions from a town to a city.

1955 Chandler Rodeo becomes the biggest local event.

1960

1963 Second zoning code adopted.

1965 Industrial growth continues with facilities like the Harry Winston Minerals plant opening on Pecos Road.

1970

1976 Chandler General Plan is adopted providing a detailed analysis of water demand, water quality, wastewater and storm drainage. The third and current Zoning code is adopted.

1979 Intel begins construction at Chandler Boulevard Campus initiating a chain reaction of new industrial and high-tech jobs fueling rapid growth in housing and retail development.

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ARIZONA POPULATION: 435,573 CHANDLER POPULATION: 1,378

ARIZONA POPULATION: 1,775,399 CHANDLER POPULATION: 13,763

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1980

Circulation and Land Use Element adopted into the General Plan designating South Price Road as a major employment area.

1983 South Chandler Area Plan adopted as an amendment to the General Plan, establishing major circulation and land use patterns for South Chandler.

1984 Redevelopment Plan adopted. Motorola, first major employer to South Price Road, begins construction.

1985 Chandler Gilbert Community College founded. Ocotillo, one the first master-planned developments, begins construction.

1986 Chandler Compadre Stadium opens, hosting Milwaukee Brewers spring training.

1990

Land Use Element adopted.

1991 Desert Breeze Park constructed.

1995 Residential Diversity Standards adopted as a way to discourage “cookie cutter” homes.

1996 Tumbleweed Park begins construction.

1998 Chandler Airpark Area Plan is adopted.

1999 Southeast Chandler Area Plan is adopted with a vision for lower-density, rural-character development.

2000

2001 Chandler Fashion Mall opens. Loop 101 (Price Freeway) is completed. The Chandler General Plan is adopted, combining all elements of the Growing Smarter Act.

2005 Loop 202 (Santan Freeway) is completed.

2006 South Arizona Avenue Corridor Area Plan adopted as a strategy to redevelop Downtown Chandler.

2007 Veteran's Oasis Park is constructed.

2008 Chandler General Plan (Build Out & Beyond) is adopted.

2010

2016 Chandler adopts its current General Plan, emphasizing sustainability and smart growth.

2018 Chandler becomes the first U.S. city to adopt an Autonomous Vehicle ordinance.

2020

Ordinance 4936 is adopted to protect Chandler’s cultural and historic assets.

2022 Southside Village becomes Chandler’s first Historic Conservation District, honoring African-American and Latino heritage.

2023 Chandler’s population reaches 280,171.

2022 Data Center Ordinance No. 5033 adopted.

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ARIZONA POPULATION: 3,665,228 CHANDLER POPULATION: 90,533

ARIZONA POPULATION: 6,392,017 CHANDLER POPULATION: 236,123

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EXISTING CONDITIONS HIGHLIGHTS

An Existing Conditions Report was created as part of the General Plan Update process to 1) conduct the statutorily required inventories within Arizona Revised Statutes § 9-461.05 and 2) provide a factual baseline analysis using objective data from city departments to evaluate key topics, strengths, challenges, and priorities that should inform future decisions. Some of the more pertinent inventories and analyses from the report have been brought forward into the General Plan Update and are reflected in the topic summaries.

A snapshot of demographics conducted for the Existing Conditions Report is illustrated in Figure 6. In 2023, Chandler’s population was 280,171, more than doubling the 1996 population. The estimated population in 2025 is 291,442. While moderate growth is projected over the next five years, the population is expected to level off by 2035 due to limited land availability.

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Figure 6. Demographics

CHANDLER demographics

2023 POPULATION 280,171 Source: 2023 ACS 1-Year Est.

HISTORIC POPULATION AND HOUSING GROWTH ⬚ figure *Source: City of Chandler; 2023 ACS 1-Year Est.

37.4 Median Age Source: 2023 ACS 1-Year Est.

4,303 Population per Square Mile Source: 2023 ACS 1-Year Est.

MEDIAN HOUSEHOLD INCOME $105,393 Source: 2023 ACS 1-Year Est.

HOUSEHOLD INCOME (2022 INFLATION-ADJUSTED DOLLARS) ⬚ figure Source: 2023 ACS 1-Year Est.

POPULATION PROJECTIONS ⬚ figure *Sources: 2023 ACS 1-Year Est.; City of Chandler

AGES ⬚ figure Source: 2023 ACS 1-Year Est.

RACE AND ETHNICITY ⬚ figure Source: 2023 ACS 1-Year Est.

EDUCATIONAL ATTAINMENT (POPULATION 25 YEARS OR OLDER) ⬚ figure Source: 2023 ACS 1-Year Est.

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Chandler’s residents, on average, are younger, college-educated, and more economically advantaged than the statewide average. The city’s identity as the “Community of Innovation” is supported by a prolific high-tech manufacturing sector, particularly semiconductor production. More than 300 manufacturers operate in Chandler, employing over 30,000 people. The city is well positioned as a leading community in the Valley of the Sun, making it an attractive option for new residents. Although demand for housing remains extremely high, the limited supply, coupled with the city’s high built-out percentage, indicates a shift toward redevelopment and innovative housing opportunities. This emphasis, reflected in both the Housing section of the General Plan Update and Comprehensive Housing Plan, illustrates the importance of planning for a future that keeps evolving the Chandler way.

PUBLIC PARTICIPATION SUMMARY

Public participation was a cornerstone of the General Plan Update. The Public Participation Summary is a comprehensive look at the public engagement events offered throughout the General Plan Update process. This includes numerous community symposiums, drop-in events, and workshops. The feedback from the many events led to the ultimate creation of the Community Vision Statement illustrated at the end of this section.

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The City of Chandler is a dynamic and evolving community, built on innovation and civic pride. As Chandler looks toward the future, its long-range vision must reflect the values and aspirations of its people. Public participation is statutorily required in Arizona Revised Statutes § 9-461.06 and was a top priority for the General Plan Update. Created with input from the RAC, the Public Participation Plan (PPP) was adopted by the City Council near the beginning of the General Plan Update process to comply with the statute by ensuring:

• The broad dissemination of proposals and alternatives.
• The opportunity for written comments.
• Public hearings after effective notice.
• Open discussions, communications programs, and information services.
• Consideration of public comments.

In cooperation with Chandler Communication and Public Affairs (CAPA) and the Chandler Chamber of Commerce, a robust public engagement campaign occurred during the General Plan Update process with distribution of all engagement materials via social media, elists, news releases, public notices, city E-lists, the project website, project committees, and with circulation of activity flyers throughout the city.

The PPP provided the outline that would invite and give an opportunity for all residents, stakeholders, and leaders to come together and share ideas and shape the city’s future. From the beginning, the process was designed to be inclusive, transparent, and accessible, using a variety of outreach and engagement methods to reach people where they are. Efforts span a variety of engagement tools; in-person to virtual platforms, all to ensure broad, diverse participation. Figure 7 illustrates an overview of public participation, and the remainder of the section details key participation events. A complete list of events is in Appendix C, and the 60-Day review events, ChandlerTalks: Dream Big, build small and the Mobile Immersion Lab, are illustrated in Appendix D.

Figure 7. Public Participation by the Numbers

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CHANDLERTALKS

ChandlerTalks was held on May 10, 2025, at the Chandler Center for the Arts. The event brought together residents, business owners, and community leaders to discuss the long-term innovative strategies for balancing the need for additional housing with the ever-present consideration of Chandler’s water supply. The symposium featured a panel of local experts from Arizona State University and other regional planning organizations, focusing on key issues such as water sustainability, innovative housing, healthy living, and community connection. Attendees had the opportunity to ask questions, be interviewed by the project team, share feedback and ideas, and participate in shaping Chandler’s future. The event was recorded and the video made available on the project website (www.chandleraz.gov) for the community members to view online. This innovative event led to the Chandler Listens workshops held between the months of May and August 2025.

CHANDLER LISTENS

The Chandler Listens Visioning and Scenario Workshop series included multiple events held both in person at various locations in Chandler, as well as virtually. The community forums built on each other and invited participants to take a closer look at Chandler’s identity, challenges, and opportunities, as well as evaluate different potential future scenarios for Chandler. Hundreds of participants considered housing densities, visual preferences, as well as trade-offs and long-term impacts of the scenarios provided. Through facilitated activities and group discussions, attendees explored what makes Chandler unique and what values should guide its growth. Feedback from these workshops, along with the guidance of the RAC, helped shape the Community Vision Statement.

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LISTENING SESSIONS

Listening Sessions were opportunities for community members and stakeholders to participate in one-on-one listening sessions. Over 50 in-depth interviews were conducted with a broad cross-section of stakeholders. These conversations provided valuable insights into the needs and priorities of Chandler’s diverse population and institutions. Interviewees included representatives from:

• Community groups and non-profit organizations on the front lines of social and economic issues.
• City elected officials, boards, and commissions who bring policy expertise and institutional knowledge.
• Chambers of commerce, major employers, and developers who understand Chandler’s economic landscape.
• State, federal, county, and local agencies, as well as special districts and utilities, which play key roles in regional coordination.
• Educational institutions, youth groups, and health organizations, which spoke to the needs of families and future generations.
• Cultural institutions, faith-based groups, and ethnic organizations, which offered perspectives on inclusion and community identity.
• HOAs, retirement communities, and airport stakeholders, who shared insights on neighborhood character, mobility, and infrastructure.

These sessions helped ensure that the visioning process reflected not only the voices of individuals but also the collective wisdom of Chandler’s civic ecosystem.

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COMMUNITY VISION STATEMENT

The Community Vision Statement reflects thousands of comments and is a uniting proclamation of what Chandler hopes to become. The vision statement also serves as the most fundamental guidance for long-term planning and decision-making. Key details found in a community vision statement include:

• Future-oriented: Defining the community’s future goals.
• Community-driven: Developed through a collaborative process.
• Aspirational: Inspiring residents while setting a clear direction.
• Values-based: Reflecting the community’s core values and priorities.

The resulting Community Vision Statement is as follows:

CHANDLER IS A WELCOMING AND RESILIENT CITY WHERE FAMILIES, BUSINESSES, AND DIVERSE COMMUNITIES GROW TOGETHER. WITH A STRONG FOUNDATION IN EDUCATION, SAFETY, AND RESPONSIBLE DEVELOPMENT, WE PRIORITIZE QUALITY OF LIFE AND OPPORTUNITY FOR ALL GENERATIONS.

CREATING A VISION

Chandler’s Community Vision Statement, shown above, was developed through a rigorous, integrative process that involved numerous perspectives, arriving at a comprehensive statement to guide Chandler forward. The steps to arrive at the updated vision statement were:

1. Review of the 2016 General Plan vision statement by TAC, RAC, and the public through online questionnaires and at in-person drop-in events.
2. The RAC developed five draft vision statements that were reviewed at the Visioning Workshop.
3. Results of community input at the workshop resulted in three draft vision statements, which resulted in the RAC adopting one draft vision statement that was reviewed at the Scenario Workshop.
4. A revised draft vision statement was readopted by the RAC and included in the 60-day public review draft of the General Plan Update.

PLAN STRUCTURE

THIS PAGE IS LEFT INTENTIONALLY BLANK.

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CHAPTER 2:

REIMAGINES

Today, as Chandler nears full build-out, only about six percent of its land remains undeveloped. How we use this limited land, and how we reinvest in existing neighborhoods, will shape the city’s future. Thoughtful growth is not just about filling spaces, but about strengthening the local economy, ensuring housing remains attainable, preserving the homes and neighborhoods residents cherish, and enhancing the quality of life for current and future residents. This chapter explores Land Use & Growth, Housing & Neighborhoods, and Economic Development. Each topic area specifically lists the statutorily required elements addressed, contains a snapshot of existing conditions per topic area, followed by community-driven policies that implement the community’s vision.

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LAND USE & GROWTH

This section covers the required elements of land use and growth areas, as well as conservation, rehabilitation, and redevelopment, which provides a consistent vision for future land use, helping decision-makers, developers, and residents understand where and how the city is expected to grow or preserve land over 10 to 20 years or more. The future land use map designates general land use categories across the city to manage growth legally, sustainably, and in line with community values and infrastructure needs of Chandler. The section also illustrates the city’s three area plans and four growth areas, followed by summaries and descriptions of each.

FUTURE LAND USES

The future land use map illustrated in Figure 8 is intended to graphically depict Chandler’s strategic development philosophy relating to future land use. The future land use map is not intended to be a parcel-specific land use allocation, nor does it represent zoning classifications.

The following are the categories and descriptions of the land uses illustrated on the future land use map.

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NEIGHBORHOODS

The predominant land use in this category is residential; however, a variety of other uses are allowed based on location and other compatibility criteria described below. The following residential densities and non-residential land use are allowed in the Neighborhoods category, subject to the following criteria:

• Rural residential (0 to 2.5 dwelling units per acre) is appropriate in areas adjacent to rural or large-lot subdivisions.
• Low-density residential (2.6 to 3.5 dwelling units per acre) is appropriate in areas adjacent to rural areas and large-lot subdivisions.
• Medium-density residential (3.6 to 12 dwelling units per acre) can be considered for infill parcels in areas located between land uses of different intensities where a transitional use or density gradation is advisable, or as a component of a mixed-use development. Medium-density residential neighborhoods may be located along arterial roads, freeway corridors, adjacent to employment and commercial areas, regional parks, or major recreation facilities, or as part of an approved neighborhood or area plan where compatibility, transition, or other justifications warrant approval.
• High-density residential (13-25 dwelling units per acre) can be considered adjacent to arterial roads and freeways, within downtown, along designated high-capacity transit corridors, and adjacent to employment areas.

• Urban residential (26+ dwelling units per acre) can be considered within the downtown region, designated high-capacity transit corridors, identified growth areas, and as an incentive to redevelop underutilized commercial properties located within the Infill Incentive District. The maximum allowable density will be determined at the time of development plan approval by the city and based on such considerations as existing and planned capacities for water and sewer infrastructure, adequate transportation facilities, compatibility with adjoining land uses, ability to transition to adjacent existing lower-density residential, if applicable, and other factors.
• Residential with integrated uses (vertical and horizontal) containing residential, commercial, and/or office can be considered at the intersection of major arterials, freeway interchanges with arterial streets, commercial areas, downtown, and high-capacity transit corridors. Residential densities within mixed-use developments will be determined in accordance with the locational considerations outlined previously, as well as by infrastructure capacity, neighborhood compatibility, and design quality.
• Residential conversions or the conversion of single-family homes to commercial or office uses may be considered subject to compliance with the Residential Conversion Policy. Homes facing a major street are eligible for such conversions and should be compatible with the surrounding neighborhood, as provided in the Residential Conversion Policy. Conversions may be considered for homes that do not front a major street when they are located within the Adaptive Reuse Overlay District.
• Public facilities, offices, and institutional uses may be located along arterial street frontage. Elementary schools, churches, and other places of worship can be considered within residential neighborhoods upon placing special attention to buffering, building size and height, adequate parking, access, and neighborhood circulation.
• Neighborhood commercial will continue to be most appropriate at the intersection of major arterial roads and other strategically situated areas to serve the commercial needs of nearby residents.
• Community commercial is appropriate along freeways and at the intersection of major arterial streets. Community commercial developments are to be adequately buffered from adjoining, less intensive land uses through techniques such as, but not limited to, providing transitional uses, reducing building scale, and providing landscape buffers. Truck delivery movement should be considered in site design to provide compatibility with adjoining uses. In addition, the development should demonstrate accommodation for increased traffic, pedestrian and bicycle amenities, access to alternative transportation, and other measures as per approved traffic and pedestrian studies.
• Commercial office complexes such as garden offices are appropriate along arterial roads and are adjacent to or mixed in with neighborhood or community commercial centers. For large office buildings and corporate offices, see the Employment category.

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REGIONAL COMMERCIAL

This category includes major regional commercial developments such as malls, power centers, large single-use retail, and other major commercial centers. Regional commercial locations are shown on the future land use map and are also eligible for consideration of urban residential and large office users.

The maximum allowable density for urban residential (26+ dwelling units per acre) will be determined at the time of development plan approval by the city and based on such considerations as existing and planned capacities for water and sewer infrastructure, adequate transportation facilities, compatibility with adjoining land uses, ability to transition to adjacent existing lower-density residential if applicable, and other factors.

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EMPLOYMENT

The future land use map focuses attention on strengthening the community’s economic base by identifying a variety of employment areas for future growth. As Chandler approaches build-out, most of the available land is designated for employment; therefore, it is imperative to target key industries for healthy growth of the city. For more than 50 years, Chandler has welcomed high-tech manufacturing, pioneering research, and emerging technologies. We will continue to prioritize employment uses of advanced manufacturing, knowledge-based industries, advanced business services, next-generation software engineering, and healthcare services. Light industrial business parks are also permitted, prioritizing manufacturing, research and development, and emerging technologies. Corporate and large office developments are allowed uses within employment designation.

Residential can be considered with employment if designed as part of an integral component to the campus, see growth area policies and area plans for additional criteria. The maximum allowable density for urban residential (26+ dwelling units per acre) will be determined at the time of development plan approval by the city and based on such considerations as existing and planned capacities for water and sewer infrastructure, adequate transportation facilities, compatibility with adjoining land uses, ability to transition to adjacent existing lower-density residential if applicable, and other factors.

The transitional employment corridor is located between Arizona Avenue and the Union Pacific Railroad to the east, extending from Willis Road on the north to the city’s southern limits. This area is unique in the Employment designation because it consists of a mix of land uses, including industrial, commercial, institutional, and a range of residential densities. A compatible mix of land uses may continue to be considered within the corridor’s Employment designation. The appropriate land use mix will consider conditions such as the adjacent uses, parcel size, and transitioning techniques as presented in any development request to determine compatibility.

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RECREATION AND OPEN SPACE

The future land use map identifies municipal parks and public-owned open spaces that are greater than five acres. A comprehensive and safe parks system, trails, and recreational facilities are important assets to Chandler residents. As the community matures, the focus has shifted from developing new facilities to maintaining and upgrading to meet changing demographics.

Figure 8. Future Land Use Map

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Future Land Use

Source: City of Chandler

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ADDITIONAL LAND USE AND GROWTH GUIDANCE

This section covers infill, adaptive reuse, and residential with integrated uses; important considerations in Chandler’s future development as well as discussion on aggregate resources; a requirement of Arizona Revised Statutes.

INFILL

Chandler’s 2023 Infill Incentive Plan details incentives available (expedited plan review, fee waivers, etc.) to encourage the redevelopment of underutilized commercial properties located within the Infill Incentive District. The city originally adopted the Infill Incentive Plan in 2009 to transform vacant and underutilized commercial properties with adaptive reuse into more intense uses in strategic nodal locations within the established district.

ADAPTIVE REUSE

Chandler’s 2016 Adaptive Reuse Overlay District is an overlay district modifying the standards of an underlying zoning district to accomplish a broader goal. In this case, the Adaptive Reuse Overlay District intends to simplify or reduce the processes required to modify existing structures and sites within the district, thus encouraging the reuse of existing sites or structures by streamlining costs and timelines. This Adaptive Reuse Program is companion to the overlay district detailing the benefits and criteria of eligibility for prospective businesses.

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RESIDENTIAL WITH INTEGRATED USES

Developments focusing on the provision of residential with integrated non-residential uses encourage pedestrian-oriented places that provide compatible land uses in proximity, allowing residents to live, work, play, and shop in one place. Chandler promotes areas that include a combination of vertical and horizontal integrated uses within residential developments that create walkable neighborhoods. Residential with integrated uses is a forward thinking approach to developing these areas. The densities of these developments are to align with the maximum densities identified in the future land use designations, growth area policies, and area plan policies, where applicable.

Vertical Residential with Integrated Uses combines different but compatible uses within the same building. Vertical growth in Chandler is key to Chandler’s continued growth. Business or public uses might be located on the first floor, while condominiums, apartments, or a hotel might be on upper floors. Floors might transition in use from business on the street level, a hotel on the second level, offices on the third level, and residential on the upper floors. While not limited to these areas, properties located within the downtown region, regional commercial areas, employment areas, and along high-capacity transit corridors, as illustrated in the Circulation section, are best suited for vertical residential with integrated uses.

Horizontal Residential with Integrated Uses refers to the combination of intensity of single-use developments or buildings arranged along a block or site. Pedestrian connections, shared amenities, and/or services are key to the successful integration of horizontal mixed uses. While not limited to these areas, horizontal residential with integrated uses may be considered in the downtown region, along high-capacity transit corridors, and when redeveloping underutilized commercial properties located within the Infill Incentive District.

Throughout the General Plan Update and related Comprehensive Housing Plan processes, the concept of residential with integrated uses or residential mixed use was examined through public workshops and RAC meetings via visual preference and interactive 2D and 3D mapping exercises. Understanding that future residential developments with integrated use proposals will be subject to a site-specific and community engagement development processes, the city-wide community input during the General Plan Update process suggested a variety of desired features for future developments to consider:

• Bike Amenities
• EV Charging Hubs
• Flexible Streets/Plazas
• Interior Courtyards
• Residential/Office
• Mix
• Public Spaces
• Transition Spaces & Integrated Open Space
• Walkability
• Landscaping
• Horticulture
• Shade
• Micro Climate Design

These features were further explored and showcased in 60-day review events, ChandlerTalks: Dream Big, build small and the Mobile Immersion Lab illustrated in Appendix D.

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AGGREGATE RESOURCES

Arizona Revised Statutes requires that a general plan include sources of currently identified aggregates from maps that are available from state agencies, policies to preserve currently identified aggregates sufficient for future development, and policies to avoid incompatible land uses. Aggregate refers to coarse particulate materials used in construction, such as sand, gravel, and crushed rock. Maps obtained from the Arizona Geological Survey, the Arizona Department of Transportation, and other agencies that identify locations of aggregate mining operations indicate there are currently no identified sources of aggregate within the city’s MPA.

LAND USE POLICIES

LU 1. Promote and maintain a balanced and diverse mix of land uses to support economic vitality, housing choice, environmental sustainability, and a high quality of life.

LU 2. Encourage residential developments with integrated uses where appropriate, including within the downtown region, along high-capacity transit corridors, in regional commercial areas, and in applicable growth areas.

LU 3. Protect employment land use areas to support economic development goals.

LU 4. Support land uses and intensities with assured accessibility, infrastructure, water resources, and compatibility with existing adjacent development.

LU 5. Encourage compatible infill projects.

LU 6. Encourage building heights greater than 55 feet at select locations in accordance with the Mid-Rise Development Policy.

LU 7. Emphasize pedestrian and bicycle connectivity to transit facilities and activity centers, particularly through open spaces including canal trails, retention basins, sidewalks, and bike paths.

LU 8. Locate commercial, employment, and residential buildings to take advantage of transit stop locations to encourage active transportation modes as an alternative to automobile use.

LU 9. Protect existing land use for park and open spaces. Encourage appropriate integration of recreation, leisure, learning, health, and wellness elements within new development and redevelopment projects.

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AREA PLANS

Figure 9 illustrates the city’s three area plans, which have historically played a vital role in Chandler’s planning efforts. These Council-adopted plans continue to guide decision-making within the plan’s purview and provide more specific land use and circulation direction in a localized area. The city maintains and keeps all area plan records, maps, and other documents and illustrations that portray the land use patterns, mix of land uses, circulation, and development quality expectations. The land uses and policies within the general plan are meant to work in conjunction with the area plans and provide guidance when considering area plan amendments. Area plans are often more restrictive than the general plan as they are tailored for smaller geographic areas; in such cases, the area plan guidance will prevail.

Downtown Region Area Plan (DRAP), adopted in 2025, uses infill, residential with integrated uses, and adaptive reuse to preserve and enhance a beloved downtown that is a major destination for visitors. The DRAP is composed of five distinct districts - Northern, Eastern, Southern, Downtown, and San Marcos Districts - that anchor the plan. Each receives district-specific land-use maps, policies, and implementation actions, yet all are knit together by four cross-cutting design themes and associated principles: community character, walkability, placemaking, and sustainability. These design principles shape site, mobility, and architectural standards that specify shaded sidewalks, water-efficient native landscaping, passive-solar building design, and robust connections to transit.

Chandler Airpark Area Plan (CAAP), adopted in 2021, covers 7.35 square miles around Chandler Municipal Airport. The CAAP uses the Airport Impact Overlay District to define land uses and specific building code to keep noise impacts minimal. These strategies ensure that development remains compatible with the airport and protects employment opportunities.

Southeast Chandler Area Plan (SECAP), adopted in 1999, covers 14.5 square miles located south of Ocotillo Road and east of Arizona Avenue to ensure development compatibility with the area’s agricultural heritage, rural lifestyles, and natural environment. The SECAP has accomplished these goals by maintaining low residential densities and rural-styled architectural design. Today, most of the area is developed, leaving only smaller remnant parcels not large enough to comply with the area plan’s design guidelines that were intended for large master planned developments. In order to continue to maintain the low-density environment, create economically feasible development solutions for remnant parcels, some of which are zoned for nonresidential uses, and provide the area with a greater variety of housing unit types, new residential developments located within SECAP may utilize the average aggregate density of properties located within the SECAP boundaries within a 1/2 mile radius of the subject site to comply with the area plan’s maximum allowable density.

GROWTH AREAS

Figure 9 illustrates the city's four growth areas, which may also be considered for future strategic plans.

North Arizona Avenue: North Arizona Avenue has served as a major commercial corridor that stretches from Chandler’s northern boundary to the downtown region. As a segment of Arizona State Route 87, the corridor is a mix of land uses, including commercial, residential, business parks, small businesses, and entertainment uses. Because of its strategic location and age, North Arizona Avenue is an appropriate corridor for redevelopment and development of currently vacant parcels. The successful revitalization of this corridor will rely on a multifaceted strategy that may consist of a variety of options, including infrastructure upgrades, adaptive reuse of older commercial buildings, the maintenance, enhancement, and preservation of adjacent neighborhoods, economic development programs, continued investigation of the potential for high-capacity transit to encourage redevelopment along the corridor.

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NORTH ARIZONA AVENUE GROWTH AREA POLICIES (NAAGA)

NAAGA 1. Encourage the redevelopment of parcels along Arizona Avenue with high-density (13-25 dwelling units per acre) and urban-density residential (26+ dwelling units per acre).

NAAGA 2. Promote streetscape enhancements designed with pedestrian- and bicycle-oriented elements to improve quality of life through better micro open spaces, micro climates and opportunities for health and community connection.

NAAGA 3. Continue to revitalize and redevelop North Arizona Avenue as an employment corridor (i.e., transition away from a retail-focused corridor) to complement Chandler’s other key employment corridors.

NAAGA 4. Transition development intensity to reduce potential impact to existing single-family neighborhoods through techniques such as landscape buffers and/or stepping down building heights.

NAAGA 5. Continue to implement redevelopment programs and incentives that transform vacant commercial retail or shopping centers into more intense mixed-use developments in strategic nodal locations (e.g., arterial intersections).

NAAGA 6. Continue to study high-capacity transit, incorporate bike lanes, and wide, shaded sidewalks for North Arizona Avenue.

NAAGA 7. Identify and further enhance North Arizona Avenue as a point of entry through signage, art, and landscape.

NAAGA 8. Continue to promote the economic business public relations campaign that articulates North Arizona Avenue’s long-term vision as an asset to attract employers and businesses to locate in Chandler.

South Price Road Corridor: Strategic infrastructure investment and proactive planning have resulted in a significant regional employment corridor along Price Road south of the SanTan 202 Freeway. The corridor has become a first-class, high-technology area attracting employers and industry leaders. Advanced business services, aerospace, high-technology, and research and development/manufacturing are some of the industries along the corridor. The South Price Road Corridor will continue to be reserved for high-wage jobs in knowledge-based industries and advanced business services.

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SOUTH PRICE ROAD CORRIDOR GROWTH AREA POLICIES (SPRCGA)

SPRCGA 1. Actively preserve and enhance the high-value employment reputation of the corridor by giving priority to single users in campus-like settings.

SPRCGA 2. Reserve the corridor for knowledge-based employers and ancillary support nonresidential uses, except that urban residential may be considered as identified within the policies of this growth area.

SPRCGA 3. Maintain and expand the campus environment on South Price Road.

SPRCGA 4. Encourage more diverse knowledge-based industries.

SPRCGA 5. Develop the corridor with mid-rise developments, concentrating building intensities along Price Road and transitioning down to existing neighborhoods on the east side of Price Road to further the intensive utilization of properties with high-value employment.

SPRCGA 6. Preserve and enhance corridor aesthetics with high-quality building architecture and landscaping.

SPRCGA 7. Enhance the campus-like environment by supporting development that includes true vertical mixed uses, allowing for employee and ancillary residential uses which are subordinate to the primary employment use, centered on a common design theme. Urban residential (26+ dwelling units per acre) with vertically integrated uses may be considered when ground floor uses include non-residential uses that directly support employees and residents (e.g., retail, restaurants, coworking space, or business services) and it is ancillary to a subordinate part of a larger employment campus that offers shared amenities and enhanced pedestrian connections.

SPRCGA 8. Provide flexibility for remnant parcels, remnant portions of completed projects, or vacated parcels, provided the tenants reflect the types of business use appropriate for the corridor.

SPRCGA 9. Provide pedestrian, bicycle, vehicle, and transit connections to adjacent residential and commercial uses and regional transit to support businesses and employees in the corridor.

North Price Road: This area is a major activity node for a variety of uses anchored by the regional mall, major employers, and medical services, drawing customers from a large market area. The Chandler Fashion Center and supportive commercial development, entertainment, and hotels contribute to the city’s economy. The area is also anchored by leading employers in the high-tech manufacturing and advanced business services industries as well as supportive medical facilities that attract quality jobs and provide important community services. These major employers and destinations, and their proximity to freeway access, will continue to drive growth area development. As North Price Road continues to evolve, a dynamic mix of land uses will continue to be appropriate (e.g., medical office, nursing homes, independent senior living, retail, hospitality, knowledge-based industries, advanced business services, large-office development, and a variety of residential densities), supporting the growth area’s vision as a major activity hub.

NORTH PRICE ROAD GROWTH AREA POLICIES (NPRGA)

NPRGA 1. Promote and protect the area as an existing and emerging hub for a diverse mix of uses that align with the city’s Strategic Economic Framework, including medical, knowledge-based industries, high-tech manufacturing, and advanced business services, which is augmented by office, residential, and hospitality-related support services.

NPRGA 2. Support the hospital in the future expansion of the medical campus and facilities to create a strong healthcare and medical office component.

NPRGA 3. Maximize the economic potential of a thriving medical employment base.

NPRGA 4. Allow the area’s regional retail base to adapt to remain competitive.

NPRGA 5. Retain economic viability and promote the continuation of this regional retail destination today and into the future.

NPRGA 6. Strengthen partnerships with major employers and industry, including Chandler Municipal Airport users, to support the expanding economy.

NPRGA 7. Encourage connectivity and ease of access within current campus environments and any future facility expansion.

NPRGA 8. Encourage urban residential development (26+ dwelling units per acre) with vertical or horizontal integrated uses within and/or around the Chandler Fashion Center.

NPRGA 9. Encourage urban nursing homes and independent senior living within the Neighborhoods future land use designation.

NPRGA 10. Urban residential (26+ dwelling units per acre) with vertically integrated uses may be considered within the Employment future land use designation when ground floor uses include non-residential uses that directly support residents and employees (e.g., retail, restaurants, co-working space or business services) and it is part of a larger employment campus with a common design theme that offers shared amenities and enhanced pedestrian connections.

NPRGA 11. Special consideration should be given to facilitating alternative forms of transportation connecting the mall with the hospital and beyond to the DRAP and South Price Road.

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West Chandler: Chandler’s western employment center is strategically located along I-10 and Loop 202. South Mountain Freeway connects this area directly to west Phoenix, and beyond to California markets and ports where products are shipped globally. Currently, this area is home to warehousing and large manufacturing with smaller support businesses. Today, nearly 145,000 vehicles per day pass by the area, providing tremendous visibility. This key location, with regional access and visibility, presents an opportunity to rebrand the area and encourage its redevelopment into more intense employment.

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WEST CHANDLER GROWTH AREA POLICIES (WCGA)

WCGA 1. Continue to promote the locational advantages of the growth area to encourage reinvestment and redevelopment.

WCGA 2. Implement a strategic redevelopment plan that re-imagines and redefines the area with more intense employment and business enterprises.

WCGA 3. Encourage redevelopment of aging commercial to high-density (13-25 dwelling units per acre and/or urban residential (26+ dwelling units per acre) with vertical or horizontal integrated uses.

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Figure 9. Growth Areas and Area Plans Map

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Growth Areas and Area Plans

• Area Plans
• Growth Areas

1 - North Arizona Avenue 2 - South Price Road Corridor 3 - North Price Road 4 - West Chandler

Source: City of Chandler

CONSERVATION, REHABILITATION, AND REDEVELOPMENT POLICIES (CRR)

The following Conservation, Rehabilitation, and Redevelopment (CRR) policies apply citywide, reflecting Chandler’s need to support reinvestment and revitalization in many different areas. While several locations already benefit from conservation, adaptive reuse, and redevelopment efforts, additional sites across the city will emerge over the next decade as Chandler continues to grow and evolve. These policies ensure the City is prepared to guide that change, strengthen existing neighborhoods, and promote high-quality development wherever opportunities arise.

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CRR 1. Continue to administer flexibility in site development standards whenever possible without sacrificing quality or safety to facilitate adaptive reuse or redevelopment of sites located within the Infill Incentive District.

CRR 2. Continue to support the redevelopment of underutilized commercial properties to urban residential (26+ dwelling units per acre) through the Infill Incentive Plan. The maximum allowable density will be determined at the time of development plan approval by the city and based on such considerations as existing and planned capacities for water and sewer infrastructure, adequate transportation facilities, compatibility with adjoining land uses, ability to transition to adjacent existing lower-density residential, if applicable, and other factors.

CRR 3. Protect existing lower-density residential neighborhoods by ensuring redevelopment projects provide transitional techniques such as stepping down buildings and/or landscape buffers.

CRR 4. Facilitate adaptive reuse of vacant or underutilized buildings and properties to create opportunities for new housing and business development.

CRR 5. Redevelop vacant, underutilized commercial and retail properties into different uses that reduce commercial saturation, support other existing commercial properties, and help to revitalize the area.

CRR 6. Protect Chandler’s historical architectural “gems” such as those located in the Historic District and integrate with new, modern façades.

CRR 7. Promote and expand programs to preserve, maintain, enhance, and improve properties.

CRR 8. Develop community awareness of historical and cultural identity.

CRR 9. Implement the city’s Americans with Disabilities Act Transition Plan to ensure that city facilities conform to accessibility requirements as appropriate.

CRR 10. Encourage urban residential (26+ dwelling units per acre) density and pedestrian-oriented development adjacent to, or in proximity to, high-capacity transit corridors.

CRR 11. Continue Environmental Education efforts and encourage projects that support urban cooling, storm-water management (Green Infrastructure), bio diversity and place making.

HOUSING & NEIGHBORHOODS

This section covers the required elements of housing as well as neighborhood preservation and revitalization. For additional information on housing, see the Comprehensive Housing Plan.

HOUSING

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Across the country, housing affordability has become a significant issue for households of many income ranges. Affordability is determined by using the federal standard that no more than 30% of a household’s income is devoted to housing costs. An estimated 32% of all households in the country spend more than 30% of their income on housing, including 48% of renters and 23% of homeowners.

The population of Chandler has a median age of 37.4 years old and is highly educated. Nearly one-half of all city residents age 25 and older have a bachelor’s degree or higher compared to 37.0% for Maricopa County. Median household incomes in Chandler are among the highest in the county at $105,393, which is 21% higher than the county median household income. The median income of Chandler renters of nearly $88,700 is 48% above the median renter income for the county. The majority (53%) of Chandler households have incomes above $100,000 compared to 43% for the county and 38% for the state.

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For an economy to operate efficiently, it must have employees to provide for the daily needs of its residents as well as the employment needs of its businesses. The availability of affordable housing for those workers is essential without forcing those employees to commute long distances to work. For instance, United States Census data suggests that 106,596 working residents of Chandler travel to other locations for work while only 26,849 people live and work in the city. Housing for all income ranges of the population is a critical issue for Chandler’s continued growth and financial well-being.

Chandler is expected to grow from an estimated 2024 population of 286,342 to more than 293,900 people by 2030 and to more than 304,400 people by 2040, an overall increase of about 18,000 people or 6.3% population increase. At the current household size for the city (average of 2.56 per household), the demand for housing through 2040 is estimated at 7,187 units or an average of 450 units per year over the next 16 years.

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HOUSING COST

The average monthly apartment rent for Chandler stood at $1,676 at the end of 2024. Rents have declined by 3.5% since 2021, when they hit a high of $1,738 per month. With the onset of the pandemic in 2020, rents in Chandler rose dramatically in 2021 by 27%. Since then, rents have stabilized and even fallen slightly with the influx of apartment construction activity in the city. The average apartment rent in Chandler is 8.5% higher than the countywide average.

Regionally and in Chandler, home prices have increased dramatically over the past five years. The median resale price of homes in the city (single-family, condominiums, and townhomes) has risen by 65.5% since 2019, or an increase of more than $200,000 to $515,000. The number of sales peaked in 2021 at 6,753 but has since fallen to 3,210 in 2024, a 48% decline due to high mortgage interest rates. New home sale prices (attached and detached units) also increased since 2019, rising by $350,000 and 81.7% between 2019 and 2024. The number of new home sales is down 88% from 2020 to 129 sales.

With a 10% down payment and a 6.6% loan, the maximum house value that the typical Chandler household can afford is $379,000. In 2024, out of 3,338 single-family home sales (new and resale), only 249 resale homes (7.4%) sold for less than $379,000. In 2024, only one new home sold for less than $400,000. While moderately priced homes can be found in Chandler, there are just not enough to satisfy demand.

HOUSING GAP

According to the United States Census, an estimated 14,555 households or 43.5% of all renters in Chandler pay more than 30% of their income on housing, including 5,840 households that pay more than 50% of their income on housing. These latter households are considered severely rent burdened. For homeowners, more than 12,300 households in Chandler, or 17.1% pay more than 30% income on housing, including 5,358 households that pay more than 50% of income on housing. In summary, an estimated 26,868 households or 27.3% of all households in the city are burdened by housing costs, spending more than 30% of their income on housing.

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Like many cities across the Valley, Chandler is facing challenges in affordable housing. Its apartment rents and housing values increased dramatically over the past five years after the pandemic. While the city has addressed affordability through its Housing Authority and is in the process of modernizing its public housing inventory, the extent of residents paying more than 30% of their incomes on housing has only increased, and homeownership is not in sight for many city residents.

Missing middle housing addresses the provision of affordable, diverse housing options such as duplexes, fourplexes, cottage courts, and multiplexes, which fit seamlessly into existing residential neighborhoods. Arizona Revised Statues § 9-462.13 requires any new development of more than ten contiguous acres to provide at least 20% of the lots to allow middle housing. Because of the slightly higher density of these building types, they can promote ownership opportunities for young families and individuals as well as rental options, both of which are typically affordable to workforce households. Missing middle housing fits well into Chandler’s shrinking residential land inventory.

HOUSING POLICIES

H 1. Provide for a variety of housing choices for all income levels, both rental and ownership options, which fit within the neighborhood fabric of the community including small lot single-family, townhome, and courtyard complexes (missing middle housing concept).

H 2. Promote a mix of housing types in infill areas.

H 3. Encourage a range of housing types within walking distance of schools and other community facilities (e.g., libraries, transit centers, community centers, health clinics, recreation spaces, and healthy food establishments).

H 4. Ensure compatible transition between residential areas and incompatible land uses as well as between intensity of land uses (e.g., between employment and residential).

H 5. Improve transition between and continuity of old and new neighborhoods.

H 6. Increase capacity for and coordination of affordable housing programs and projects.

H 7. Continue to encourage private investment in affordable housing through the Low-Income Housing Tax Credit Program.

H 8. Continue to work with federal agencies to improve the city’s affordable housing inventory through programs such as the Rental Assistance Demonstration Program.

H 9. Foster partnerships and collaboration with non-profits, businesses, and other organizations to support housing and neighborhood redevelopment.

H 10. Support the aging and disabled populations in neighborhoods by implementing housing programs targeting their special housing needs such as the Home Modifications for People with Disabilities Program.

H 11. Implement programs that assist fixed-income seniors and disabled persons in maintaining their residence and meeting neighborhood maintenance codes.

H 12. Continue to provide services to individuals and families experiencing homelessness through the Connect Program and other city resources.

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NEIGHBORHOODS

Neighborhoods are typically defined as a group of houses or buildings that are organized together as a unit with some recognizable characteristic. Neighborhoods may include a compatible mix of land uses. Chandler residents identify neighborhoods as an integral part of Chandler’s quality of life and a particular point of pride. Maintaining quality as the community matures requires diligent effort. Chandler has earned an outstanding reputation for well-planned suburban neighborhoods. Encouraging diverse housing stock helps to build quality neighborhoods. Chandler has been successful in developing neighborhoods that offer a broad mix of housing styles, offering residents choices.

Most of the city has developed during the past 40 years; maintaining neighborhood and housing quality will be critical in the future. Evaluating the quality of housing encompasses a range of issues that are central to quality of life, including safety, design and appearance, maintenance and energy efficiency, and occupant and community health. The quality of the existing housing stock reflects the economic prosperity and pride of Chandler. While many housing units have been well maintained, older housing units may have been built to outdated building codes using materials and construction techniques that are no longer considered safe or sustainable.

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The city adopted the Chandler FY2020–2025 HUD Consolidated Plan that provides a framework for addressing housing, homelessness, community development, and economic development activities. The Community and Neighborhood Services Department is responsible for developing and implementing Chandler’s HUD Plan and its goals include:

• Creating and Preserving Affordable Housing
• Maintaining Owner-Occupied Housing
• Support Public Services and Promote Fair Housing
• Support Public Facilities and Public Improvements
• Neighborhood Revitalization

Some of Chandler’s oldest neighborhoods in the central city and neighborhoods north of the Loop 202 (Santan Freeway) are long-established and have higher concentrations of low-income and minority households. The City of Chandler continues to identify these geographic priority areas for a comprehensive approach to neighborhood revitalization and stabilization.

The city also offers two neighborhood academies: a homeowner’s association (HOA) academy for residents wanting to learn about laws that govern HOAs and a traditional neighborhood academy for non-HOA residents wanting to improve neighborhood quality of life and identity. The academies work to create a keen sense of identity and pride that will serve as the impetus for residential-area revitalization. Focused efforts include housing rehabilitation, addressing obsolete housing, demolishing vacant, uninhabitable structures, single-family infill development, and re-platting of some areas to achieve lot sizes and shapes more attractive to new single-family development.

DESIGN AND AESTHETICS

The City of Chandler is a vibrant community looking to its past for inspiration for innovative designs that fit its image as a high-tech community. The city’s commitment to quality design is reflected in its attractive public buildings and spaces, landscaped boulevards, and state-of-the-art architecture.

The City of Chandler adopted a Public Art Ordinance in 1983. The ordinance set aside 1% of limited capital improvement projects primarily new buildings and parks, for the acquisition, commission, and installation of public art. Over the last 40 years, the city has acquired an extensive collection of sculptures, paintings, prints, and textiles. Many pieces of the collection are in municipal buildings, on street corners, in parks, and other public areas for residents and visitors to enjoy.

Quality design and aesthetics are also important in the community’s public spaces. The community entry monuments, signage, and architectural building designs are representative of Chandler’s design aesthetic, reflecting the local environment, cultural values, and artistic vitality of the community and surroundings. The city is also concurrently updating its design standards in accordance with HB2447. These measures together ensure that Chandler’s growth maintains a cohesive visual identity while allowing flexibility for creative, contemporary design.

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NEIGHBORHOOD POLICIES

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N 1. Promote safe and attractive neighborhoods by consistently enforcing housing and property maintenance standards through a combination of education, assistance, and compliance actions.

N 2. Ensure appropriate transition between residential areas and incompatible land uses, as well as between intensity of land uses (e.g., between employment and residential).

N 3. Ensure that new development and redevelopment projects are designed to complement the scale, character, and connectivity of adjacent neighborhoods, creating a seamless transition between older and newer areas.

N 4. Maintain, update, and, where needed, improve community infrastructure, including recreation, parks, and library facilities, as neighborhoods age.

N 5. Create and promote educational outreach and training seminars on housing and neighborhood maintenance while encouraging civic engagement from stakeholder groups.

N 6. Update neighborhood and specific area plans to suit contemporary issues in the built environment through urban design, urban forestry and sustainability.

N 7. Continue to support training for HOA and traditional non-HOA neighborhoods.

N 8. Provide programs that encourage neighborhood identity and a sense of place.

N 9. Foster partnerships and collaboration with non-profits, businesses, and other organizations to support neighborhood and community development.

N 10. Continue to provide financial support for emergency home repairs and exterior home improvements.

N 11. Strengthen sense of place through public art, gateway development, streetscape urban forestry or aesthetic treatments, parks and green spaces, and libraries.

N 12. Consider a more diverse building façade and color palette for the built environment.

N 13. Preserve, enhance, and broaden access to public art and cultural amenities that reflect community identity and enrich quality of life.

N 14. Support cultural enrichment and diversity through programs and facilities such as performing arts, museums, and historic preservation.

N 15. Encourage strategic use of green spaces, trees, streetscapes, and vertical gardening, that integrated into neighborhoods and used as common community benefits

ECONOMIC DEVELOPMENT

This section covers an elective element of economic growth and a required element of the cost of development. For additional information on economic development, the city has an Economic Development Strategic Plan.

ECONOMIC GROWTH

Chandler has developed a reputation as a high-tech “Community of Innovation” that will continue to attract high-value employers and employees who desire a supportive business environment and quality of life.

Chandler’s Economic Development Strategic Plan guides the efforts of the city’s Economic Development Division related to business attraction, business retention and expansion, tourism, small business assistance, adaptive reuse and redevelopment, and other strategic focus areas. The city’s economy is focused on key industries that align with existing employers, build upon its prior successes, and fit with the city’s highly educated and skilled workforce.

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The city’s economic development strategy is to promote and grow economic diversification in the areas of:

• Automotive Technology Research and Development
• Aviation and Aerospace
• Business and Financial Services
• Healthcare
• Advanced Manufacturing
• Information Technology and Software

Chandler’s success in growing its employment base in these target industries is reflected in the current and forecasted jobs-to-population ratio. Even though Chandler has a brief history of rapid growth, it is expected to continue to capture a significant share of the region’s job growth, eclipsing most other cities, including Phoenix, in the proportion of jobs relative to population. Chandler will continue to be an employment destination for workers from around the Valley.

Because of the advanced employment opportunities, the education levels of Chandler residents are well above the Maricopa County attainment levels. Of the 190,000 residents in Chandler over the age of 25, 48.5% have a bachelor’s degree or higher. Comparatively, for Maricopa County, 37.0% of the population has a bachelor’s degree or higher. Consistent with the educational levels of Chandler residents, household incomes are among the highest in Greater Phoenix. Of the major cities in the Valley, Chandler’s median household income is the fourth highest at more than $105,000, higher than both the State median income of $77,315 and the national median income of $77,719.

The labor force participation rate for Chandler of 70.6% shows a healthy economy well above the state average of 60.3%. Communities with a highly educated population typically have a high labor force participation rate. The labor force participation rate is a useful measurement for employers. The higher the rate is, the healthier the economy. This means more people are working and contributing to the economy with their wages, which translates into more retail sales tax revenue for a city.

Chandler’s employment base is concentrated on high-value jobs that produce export-oriented goods and services such as manufacturing, business services, and finance and insurance. Export-oriented industries are important to the city and the region since they can lead to higher gross domestic profit (GDP), job creation, and wealth in the local economy. Figure 10 shows the concentration of employment within various industry clusters for Chandler and the City of Phoenix as compared to the overall Maricopa County job base. Any category with a ranking greater than 1.0 means that the city has a greater share of its employment base in that category relative to the county. For instance, high-tech manufacturing jobs are 4.56 times more prevalent in Chandler than they are in the county. Chandler also ranks high in Finance-Insurance-Real Estate; Media, Publishing, and Entertainment; and Metal Inputs and Transportation-Related Manufacturing.

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Figure 10. Employment by Industry Cluster

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Source: MAG 2023

Chandler’s rate of population growth has slowed over the past ten years as its residential land inventory moves towards buildout. The city’s remaining vacant land is primarily designated for employment purposes, which will allow the city’s employment base to continue to grow. The city will seek the optimal development of its vacant employment land inventory and redevelopment of obsolete sites to expand economic development opportunities.

ECONOMIC GROWTH POLICIES

EG 1. Monitor employment trends, innovation, and work environments to assess and maintain Chandler’s competitive position in the state, national, and global economies.

EG 2. Maintain and grow the city’s infrastructure to support its core target industries of high-tech manufacturing, aviation and aerospace, healthcare, business and financial services, automotive technology research and development, information technology, and software.

EG 3. Continue to position the city’s growth areas to support diversification.

EG 4. Continue to seek educational opportunities and partnerships with school districts, universities, and libraries to develop a strong labor force, support economic development, and life-long learning opportunities.

EG 5. Promote linkages between business and the state’s universities and community colleges to support labor force needs and provide employment opportunities for Chandler residents.

EG 6. Continue to support entrepreneurs and small business development through Chandler Endeavor Venture Innovation Incubator, the ASU Chandler Innovation Center, small business assistance, and partnerships with collaborative organizations.

EG 7. Continue to target and attract high-wage businesses to Chandler’s strategic growth areas.

EG 8. Continue to implement business retention and expansion strategies as part of the city’s economic development program.

EG 9. Protect resources (e.g., land, water) to support changing industry trends.

EG 10. Continue to expand the city’s jobs-to-housing ratio with a long-term goal to continue to exceed the county average.

EG 11. Continue to develop and attract destination tourism, entertainment, and recreation events and facilities.

EG 12. Continually improve the development review processes to support a strong business climate.

EG 13. Continue to encourage and facilitate the redevelopment or reuse of vacant or deteriorating commercial properties.

EG 14. Ensure adequate infrastructure (e.g., telecommunications, high-speed fiber network, power, water, and multimodal transportation) is available to support business expansion.

EG 15. Discourage data centers through not permitting these uses by-right, unless approved by City Council through a rezoning.

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COST OF DEVELOPMENT

The section identifies policies and strategies that a city may use to require development to pay its fair share towards the cost of additional public service needs generated by new development. State law provides various mechanisms that can be used to fund and finance additional public services including bonding, special taxing districts, development impact fees (DIFs), in-lieu fees, facility construction, dedications, and service privatization. Policies adopted by a city must align with state law and ensure that the mechanisms provide a beneficial use for development and bear a reasonable relationship with the burden imposed on the city to provide additional public services.

The financial sustainability of Chandler is a key long-term issue as the community begins to reach build-out. With 94% of the city now developed, the city is facing the question of preserving valued vacant employment land areas and the need to continue to provide housing across all income levels for its current and future employees. Growth-related revenues allowed under Arizona State law provide Chandler with the ability to meet ever-increasing public needs and maintain high levels of service. A balance of land uses and the wise use and development of remaining land resources to support fiscal sustainability is important, as is ensuring that new development pays its fair share of capital improvements.

The city’s excellent infrastructure is well suited to serve new development; its capital improvement program is the key planning document to carry out future improvements and upgrades. Chandler’s system development fees and financial needs are directed toward system completion and capacity upgrades. These capacity upgrades may become more common based on recent housing trends which indicate a significant shift from low-density suburban development to higher-density development as well as redevelopment of the older parts of the city. The city needs to ensure that these types of projects pay their fair share of infrastructure improvements while also providing inducements and fee offsets for certain redevelopment efforts and affordable housing options.

COST OF DEVELOPMENT POLICIES

CD 1. Continue to require new development to contribute and pay towards needed public services as permitted by law and continually evaluate new development’s share of public service responsibility.

CD 2. Evaluate and update funding mechanisms such as system development fees on a regular schedule.

CD 3. Evaluate the implications of land use decisions on the city’s long-term fiscal sustainability. Within that context, consider policies that provide offsets or waivers against city fees for certain development projects that provide a public benefit, such as redevelopment efforts, infill projects, adaptive reuse, and affordable housing.

CD 4. Recognize the fiscal impacts of ongoing maintenance and operating costs associated with expanded city services, particularly within identified growth areas where intense development might occur.

CD 5. Prepare and update capital improvement plans yearly to assist in identifying and prioritizing infrastructure improvements.

CD 6. Match the financial resources of the city to the capital improvement program.

CD 7. Use the city’s infrastructure planning process and capital improvement program to direct and promote private investment.

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CHAPTER 3:

CONNECTS

Chandler’s success has always been rooted in strong connections between homes, schools, parks, jobs, and community gathering places. Efficient, safe, and accessible ways to move around the city, whether by walking, biking, transit, or car, are central to this philosophy. This chapter focuses on Circulation, Public Facilities & Services, and Arts, Parks, & Recreation examining how Chandler can continue to knit neighborhoods together, expand mobility options, and invest in facilities that make everyday life vibrant and convenient. Each topic area specifically lists the statutorily required elements addressed, contains a snapshot of existing conditions per topic area, followed by community-driven policies that implement the community’s vision.

CIRCULATION

This section covers the required elements of circulation, transportation-related safety, and bicycling. For additional information on transportation, the city has a Transportation Master Plan.

People’s attitudes about where they want to live, work, shop, and play are changing. National trends point to the desire for more choices to move around a city. Proactive community planning ensures that development can be supported by an efficient, safe, reliable roadway network. An effective active transportation network, including transit, pedestrians, and bicyclists, also enhances residents’ quality of life and commerce. Chandler residents have continued to voice support for a variety of transportation options, and the city will continue to develop and maintain its comprehensive multimodal system.

How people experience a place is based on how well they can move through and connect to activities and desired destinations. Land use planning and traffic management are interrelated and, when effective, address the needs of multiple transportation modes while also accommodating people’s needs (e.g., improved crosswalks, wider sidewalks, traffic calming). Chandler also aims to provide streets that allow for safe and efficient movement of a multitude of users (e.g., motorized vehicles, pedestrians, bicyclists, and transit for all ages and abilities).

The arterial roadway system forms the backbone of the city’s multimodal transportation system. A roadway is more than curb, gutter, and pavement built to serve automobiles. The right-of-way is often shared by several different transportation modes, including automobiles, trucks, buses, bicyclists, and pedestrians. Improvements to the roadway system must balance the needs of all modes. New modes of transportation may also be accommodated as they emerge and could affect future roadway design. The advent of self-driving cars and car ride-sharing programs will continue to make automobile use relevant as alternative modes of transportation are considered. The roadway system provides access to activity centers, supports new development, and provides recreational travel. While widening the roadways adds capacity, it cannot eliminate congestion. By ensuring roadway access for all users, the system also enhances freedom of choice, allowing residents to select the travel modes that fit their lifestyles and needs. A modern roadway system provides a combination of integrated components that can work together to manage congestion.

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ROADWAY NETWORK

Chandler’s roadway network is comprised of a one-mile grid of arterial roadways, complemented by a network of collectors and local streets. Chandler has a high level of connectivity to the regional freeway system, including Interstate 10 (I-10) running north-south in western Chandler, the Loop 101 (Price Freeway) running north-south in central Chandler, and the Loop 202 (Santan Freeway) running east-west through the middle of Chandler.

The functional classification system defines the role that a particular roadway plays in the flow and distribution of traffic. Figure 11 breaks down the total mileage for each type of roadway classification, and Figure 12 provides an overview of what the freeway and arterial network looks like for Chandler.

Figure 11. Functional Classification

Source: City of Chandler

From the Transportation Master Plan data, most arterial roadways have an acceptable level of service (LOS), which is a D or better for urban areas. However, in 2019 a few segments operated at or near capacity (LOS E), and two segments exceeded capacity (LOS F), resulting in common traffic congestion. These locations are illustrated in Figure 13.

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Figure 12. Functional Classification Map

Functional Classification

• City Boundary
• Chandler MPA
• Parks
• Urban lakes
• Freeway
• Major Arterial
• Minor Arterial
• Local

Source: ADOT

Figure 13. Level of Service Map

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Level of Service

• City Boundary
• Chandler MPA
• Parks
• Urban lakes
• Adequate Capacity (LOS A-D)
• Nearing Capacity (LOS E)
• Exceeding Capcaity (LOS F)

Source: ADOT

ROADWAY NETWORK POLICIES

RN 1. Strategically plan, design, and maintain transportation improvements and capacities that support land uses and intensities.

RN 2. Strategically design and maintain improvements that support existing and planned land uses and intensities.

RN 3. Update Transportation Master Plan to reflect the city’s vision, future needs, and potential future projects that prioritize limited resources available for all transportation projects.

RN 4. Provide a comprehensive arterial street network, including associated technology, which allows residents to access regional freeways efficiently, and considers bicycle and pedestrian connectivity and safety.

RN 5. Enhance bicycle and pedestrian infrastructure, explore innovative intersection designs, and provide high-quality transit infrastructure.

RN 6. Continue to develop an integrated multimodal transportation system.

RN 7. Identify designated routes for freight movement within the city, taking advantage of rail opportunities as well as Loop 101, Loop 202, and I-10 to connect regionally and protect the city’s arterial system, residential areas, and key bike and pedestrian facilities.

RN 8. Continue to explore opportuities and application to Complete Streets and Vision Zero.

TRANSPORTATION SAFETY

There were approximately 25,000 crashes in Chandler from 2019 to 2023, with a slight increase in the total number of crashes between 2022 and 2023. Figure 14 shows the crash trend over time. A dip in crashes occurred in 2020 and 2021, which may have been the result of reduced travel during the COVID-19 pandemic. Crashes increased in the following years, showing a potential return to pre-pandemic travel patterns.

Figure 14. Number of Crashes Per Year

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Source: ADOT

TRANSPORTATION SAFETY POLICIES

TS 1. Emphasize transportation safety by conducting a comprehensive safety action plan to identify and prioritize operational and infrastructure safety improvement needs and projects.

TS 2. Include transportation safety projects in the capital improvement plan and capital improvement budget.

TS 3. Seek implementation grants, including Safe Streets for All (SS4A) grant funding and other funding programs, construct safety improvements, and carry out strategies identified in a future comprehensive safety action plan.

TS 4. Remove parking and visual obstructions ,without reducing roadway capacity, near corners to improve visibility for pedestrians, bikes, and turning vehicles.

TS 5. Shorten crossing distances where feasible. Use curb extensions and bulb-outs, median refuges, and raised crosswalks to reduce the time pedestrians spend exposed to moving traffic.

TS 6. Implement the city's Americans with Disabilities Act Transition Plan to ensure that city facilities conform to accessibility requirements to ensure ADA-compliant curb ramps and accessible crossings.

TS 7. Continue to consider connectivity and safety in all projects.

TS 8. Continue to strive for effective response times for emergency services.

TS 9. Implement design standards for streetscape horticultural selections, stormwater management (green infrastructure), etc.

MULTIMODAL TRANSPORTATION NETWORK

Chandler has an extensive active transportation network, with many arterial and collector roads featuring on-street bicycle facilities. Most arterial roads have bike lanes, though they offer limited protection for cyclists on these busy, high-speed roads. The city is installing protected bike lanes on Frye Road; the protected bike lanes are anticipated to be completed in early 2027. Northern Chandler lacks bicycle facilities on some major roads, but several trails follow the canals and weave through neighborhoods. Sidewalks are almost universally present on major roads, providing continuous pedestrian connectivity. Figure 15 details the types and locations of active transportation facilities.

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Valley Metro operates Chandler’s regional public transit system, primarily serving the northern half of the city, with east–west bus lines on Chandler Boulevard, Ray Road, and Elliot Road, and eight north–south routes, three of which extend south of Loop 202. Key transit hubs include a major transit center near Chandler Fashion Center and a park-and-ride near Tumbleweed Park on Germann Road. Chandler enhances its regional transit access through Paratransit and RideChoice Programs for individuals with disabilities or those aged 65 and older, and the First-Mile, Last-Mile Program that offers 50-percent off Lyft trips to designated bus stops in south Chandler. Additionally, Chandler Flex provides on-demand rides from Ray Road to Chandler Heights Road and McQueen Road to Chandler Fashion Square Mall, free for students traveling to and from school. Figure 16 shows local and regional transit routes servicing Chandler.

Three main roadways have been identified as high-capacity transit corridors. Arizona Avenue from the border with Mesa south to Queen Creek Road, Rural Road from the border with Tempe south to Chandler Boulevard, and Chandler Boulevard from the border with Phoenix east to the border with Gilbert. Each of these arterials were identified as routes for consideration of efficient, expedited public transit services. High-Capacity Transit Corridors can be seen in Figure 17.

Figure 15. Active Transportation Facilities Map

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Active Transporation Facilities

Source: ADOT

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Figure 16. Public Transit Routes Map

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Public Transit Routes

Source: City of Chandler

Figure 17. High-Capacity Transit Corridor Map

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High-Capacity Transit Corridor 0 1 2 4 Miles

City Boundary Chandler MPA Parks Urban lakes High-Capacity Transit Corridor

Source: Kimley Horn

TRANSIT POLICIES

T 1. Continue to study high-capacity transit and other multimodal improvements.

T 2. Prioritize future transit enhancements that serve the connect to existing transit corridors.

T 3. Prioritize Chandler Flex enhancements that serve the underserved areas of Chandler.

T 4. Enhance existing Valley Metro fixed route and Chandler Flex services to maximize accessibility to the transit network.

T 5. Ensure the transit system efficiently serves areas with high-density land uses and transit-dependent populations.

T 6. Ensure the transit system efficiently serves employment corridors and growth areas.

T 7. Continuously monitor transit route efficiency and coverage to ensure effective use of resources and adequate coverage for Chandler residents and businesses.

T 8. Enhance the tree canopy on city rights-of-way to improve comfort for pedestrians and bicyclists as well as at bus stops, canals, and trails through implementation of the Chandler Urban Forestry Management strategies. .

T 9. Preserve and enhance Chandler Flex service to provide convenient local transit service with connections to high schools, employment areas, downtown Chandler, parks, transit hubs, and major commercial centers.

T 10. Continue providing high-quality paratransit services while managing growing demand and cost.

PEDESTRIAN AND BICYCLISTS' POLICIES

PB 1. Encourage block size limits in new developments and pedestrian routes that are conducive to walking.

PB 2. Implement additional safe bike and pedestrian crossings.

PB 3. Provide arterial medians that function as refuges for crossing pedestrians.

PB 4. Implement principles of green infrastructure design and urban forestry through separate sidewalks, trails, and bike lanes from arterial roadways to enhance the comfort of walking and biking, as appropriate.

PB 5. Continue to identify roadways that can accommodate bicycle lanes (both local and collector) and continue to provide bicycle lanes for commuters.

PB 6. Provide on-street bicycle facilities where off-street facilities are not feasible, including installing vertical elements to separate bike lanes.

PB 7. Encourage use of signage, maps, and other wayfinding methods for pedestrians and bicyclists in areas along bike routes or where bicycle/pedestrian volumes are high.

PB 8. Utilize retention basins and right-of-way along street corridors as open space linkages by adding amenities and urban forestry such as trails, seating, and shade area where feasible.

PB 9. Seek out public-private partnerships that expand and improve canal multi-use trails.

PB 10. Encourage pedestrian and bicyclist-oriented, mixed-use developments where appropriate that enable residents to walk, bike, or use transit for their daily commute.

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PUBLIC SERVICES & FACILITIES

This section covers the required elements of public services and facilities and public buildings. Figure 23 illustrates public facilities in Chandler.

Chandler residents want to live in a safe community with responsive emergency services. Chandler has been dedicated to ensuring that its residents have quality services and facilities to meet current and future needs. Proactive planning has positioned the city effectively to construct infrastructure. The focus is shifting to maintaining and optimizing current facilities before new facilities are built. Continuing to maintain public services and facilities in a mature community focused on infill creates a distinct set of challenges compared to a community that is growing and expanding in land area.

Through strategic planning and commitment to innovation, the city maintains some of the lowest combined utility costs in the region, helping residents and businesses manage expenses without sacrificing quality. Services like solid waste, wastewater, and natural gas are managed efficiently, with a focus on reliability and customer support. Chandler’s tightly managed operations, long-term investments, and regional collaboration make its utility systems both resilient and future ready.

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POLICE AND FIRE

Chandler’s public safety infrastructure is anchored by well-resourced Police and Fire Departments, ensuring responsive and comprehensive coverage across the city. The Chandler Police Department operates three precincts—Desert Breeze, Main, and Chandler Heights—serving six districts, as shown in Figure 18, with 365 sworn officers and 177 civilian staff. Each precinct is strategically located to cover west, central/north, and south Chandler, with substations at Desert Breeze Boulevard, Chicago Street, and Chandler Heights Road.

Figure 18. Police Department Facilities

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Source: City of Chandler

The Chandler Fire Department provides all-hazard emergency response, including fire suppression, emergency medical services, hazardous materials handling, technical rescue, and crisis intervention. The department maintains 11 fire stations, 214 sworn firefighters, a Fire Administration headquarters with an Emergency Operations Center, Support Services Facility, and a Regional Fire Training Center, ensuring citywide readiness and rapid response. The location of the fire department facilities can be seen in Figure 19. This network of responders provides an average emergency response time of just five minutes and 48 seconds.

Figure 19. Fire Stations and Facilities

Source: City of Chandler

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AIRPORTS

The Chandler Municipal Airport serves the community as an economic development engine and a key part of Chandler’s transportation system. With more than 200,000 annual take-offs and landings (operations), the airport is consistently ranked by the Federal Aviation Administration as one of the top 15 general aviation airports in the United States. Chandler Municipal Airport is classified as a general aviation reliever airport, which relieves congestion at larger commercial service airports and provides improved general aviation access to the community. The airport also has a large heliport, which supports flight training, military exercises, and public safety operations.

Many aviation-related businesses make their home at Chandler Municipal Airport including fixed base operations, flight training, charter services, aircraft repair and maintenance, and aircraft sales along with humanitarian, healthcare, and emergency response operations. These businesses serve the needs of local pilots, visiting aircraft, and business aviation, as well as generate economic activity throughout the community. A 2016 economic impact study by Arizona State University and Kimley-Horn determined that the total annual economic impact resulting from the Airport is $109 million. This includes on-airport activity, capital investments, air visitor spending, and spending from suppliers and employees.

The Chandler Municipal Airport is an important gateway serving Chandler’s businesses, private pilots, and visitors. The airport provides quick access to markets and destinations throughout the western U.S. and supports tourism, business travel, and public safety needs. Locally, the airport’s strategic location near the Loop 202 (Santan Freeway) allows visitors quick and efficient access to Chandler, the East Valley, and the larger Phoenix metropolitan area. The airport is well-positioned to increase business opportunities through new on-airport development and off-airport investment and employment. Aviation, aerospace, and other industries that prefer locating close to airports are a key opportunity for the city along with businesses that use aircraft as part of their operations.

Stellar Airpark, coined “America’s most beautiful airpark,” is also within Chandler’s Municipal Planning Area. This airpark, started in 1969, is a privately owned public-use residential airpark located three miles west of the central business district of Chandler. It is privately owned by the Stellar Runway Utilizers Association, Inc. All homeowners, including aircraft owners who are based at fixed-based operator tiedowns or hangars, are required to pay annual dues to maintain runway facilities.

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MEDICAL CENTERS

Chandler is served by four medical centers, offering emergency care, diagnostic imaging, and specialized services like family birth centers—supporting both routine and urgent health needs for residents listed in Figure 20 below.

Figure 20. Medical Centers

Source: Google Maps. Retrieved October 3, 2024

EDUCATIONAL FACILITIES

There are four school districts within the city boundaries: the Chandler Unified School District, Tempe Union High School District/Kyrene Elementary School District, Mesa Unified School District, and Gilbert Unified School District. There are thirty-four elementary, thirteen middle/junior high schools, and a variety of high schools within the Chandler city limits. The Chandler Unified School District spans 80 square miles, serves over 40,000 K–12 students and employs over 4,900 staff (via district and National Center for Education Statistics). Private and charter schools are available within the city.

The city’s primary post-secondary education sites are Chandler–Gilbert Community College (CGCC), CGCC has three campuses across Maricopa County and over 70 degree and certificate programs. The Chandler campus is located at 2626 East Pecos Road. Arizona State University Chandler Innovation Center is a partnership between the city and ASU offering co-work and classroom space as well as project related fabrication facilities to ASU students, staff, and faculty. The ASU Innovation Center is located at 249 East Chicago Street. The University of Arizona Chandler Campus, a smaller satellite campus of the main Tucson campus, serves all of Maricopa County and is located at 55 North Arizona Place, Suite 310.

COMMUNITY CENTERS AND LIBRARIES

The City of Chandler has six community centers and facilities aimed at offering services to enhance the quality of life for residents. Locations are detailed in Figure 21. These centers host fitness programs, hobby classes, and community events, and provide affordable venues for meetings, parties, and performances. Facilities include multi-purpose rooms, kitchens, theatrical stages, and specialized spaces like tennis courts and nature centers.

Figure 21. Community Centers

Source: City of Chandler

The Chandler Public Library has four locations throughout the city with further details shown in Figure 22. The city’s library system offers a wide range of free services and programs for all ages. It provides access to books, eBooks, audiobooks, movies, and music, along with digital tools like Kanopy, LinkedIn Learning, and Consumer Reports. Some notable services include the Culture Pass Program and English learning and citizenship education for adults. The library also supports early literacy, STEAM education, teen creativity, and adult lifelong learning through workshops, storytimes, art shows, and job resources. Facilities include study rooms, creative spaces like “The Makery,” and public computers with Wi-Fi. It also hosts community events, volunteer opportunities, and tailored resources for educators.

Figure 22. Public Libraries

Source: City of Chandler

RECYCLING AND SOLID WASTE

Chandler’s solid waste and recycling services, managed by the city’s Public Works and Utilities Department, model efficiency and environmental responsibility. Residents benefit from weekly curbside collection of trash and recyclables, scheduled bulk pickups, and safe disposal of household hazardous waste—all designed to keep neighborhoods clean and sustainable.

A key feature of the program is the Recycling-Solid Waste Collection Center, a self-haul/self-load facility located at 955 East Queen Creek Road, open Thursday through Monday from 8:00 a.m. to 4:00 p.m. This center allows residents to drop off items like electronics, tires, and appliances (with a fee for Freon units), and offers up to four free bulk disposals per year. Through strong public outreach and clear guidelines, Chandler empowers residents to recycle responsibly and reduce landfill waste—making the city cleaner and greener for everyone.

ELECTRICITY, NATURAL GAS, AND TELECOMMUNICATIONS

Electricity in Chandler is provided by Salt River Project (SRP) and Arizona Public Service (APS). SRP serves much of the city with a reputation for reliable service, flexible rate plans, and strong customer support. APS, Arizona’s largest energy provider, also covers parts of Chandler, offering a wide range of residential and commercial plans, including renewable energy options and budget billing. Both companies emphasize affordability, sustainability, and innovation, helping Chandler residents’ access dependable power while planning for a cleaner energy future.

In addition to domestic electric needs, Chandler also supports the growing adoption of electric vehicles with a well-distributed network of public charging stations. The city currently hosts 119 Level 2 charging ports and 52 DC Fast charging ports available to residents and road users, making it easy for EV drivers to recharge whether they are commuting, shopping, or exploring the area. Chargers are available citywide but are especially concentrated along Chandler’s three freeway corridors and near major destinations like the Chandler Fashion Center Mall. This thoughtful placement ensures convenience and accessibility, reinforcing Chandler’s commitment to clean transportation and modern infrastructure.

Natural gas in the city is provided by Southwest Gas. Together, Southwest Gas and Chandler have responded to growing demand by investing in infrastructure improvements and expansions. The city also facilitates utility account setup, billing, and customer support, including flexible billing options and assistance programs, ensuring equitable access to essential services.

Chandler takes a proactive approach to managing telecommunications by negotiating and overseeing licenses that allow private providers to use public rights-of-way. This ensures the city receives fair compensation while maintaining oversight of infrastructure development. The Telecommunications and Utility Franchise Division handles agreement collections and investigates damage claims to city property, helping protect public assets and maintain service integrity. Through this structured process, Chandler supports reliable connectivity and safeguards community interest.

Figure 23. Public Facilities Map

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Public Facilities

• City Boundary
• Chandler MPA
• Parks
• Urban lakes
• Community Center
• EV Charging Station
• Higher Education
• High School
• Middle School
• Elementary School
• Library
• Medical Center
• Fire Station
• Police Station
• Chandler Unified School District
• Gilbert Unified District
• Kyrene Elementary School District
• Mesa Unified School District

Source: City of Chandler

PUBLIC SERVICES & FACILITIES POLICIES

PSF 1. Continue to utilize Crime Prevention through Environmental Design (CPTED) techniques and programming to reduce crime.

PSF 2. Continue to employ evidence-based and predictive policing techniques.

PSF 3. Develop and implement facility and service master plans.

PSF 4. Continue proactive safety education and outreach to schools and the community.

PSF 5. Update and maintain emergency management plans and standards.

PSF 6. Ensure public services meet community needs at build-out and during redevelopment.

PSF 7. Maintain excellent fire prevention and emergency services.

PSF 8. Recognize changing demographics in meeting public facility and service needs.

PSF 9. Distribute public buildings and services to maximize service to residents and visitors.

PSF 10. Ensure safety of public buildings.

PSF 11. Provide Americans with Disabilities Act accessibility to city facilities.

PSF 12. Cooperate with school districts in adapting existing buildings for alternative uses.

PSF 13. Maximize shared-use facilities with schools.

PSF 14. Continue to provide a progressive, diverse library system.

PSF 15. Incorporate use of desert-wise and energy-efficient technologies (including solar) and materials.

PSF 16. Continue to implement state-of-the-art technology throughout the city for health and safety, communications, plan processing, and transportation.

PUBLIC SERVICES & FACILITIES POLICIES CONTINUED

PSF 17. Conserve, protect, and enhance cultural resources.

PSF 18. Coordinate with schools to monitor and address population growth, change, and site location.

PSF 19. Prepare and implement a long-range plan that addresses major capital improvements, such as plumbing replacement, fire protection, building replacement, or obsolescence issues for all city buildings.

PSF 20. Employ capital improvement strategies that reduce operational and maintenance costs and promote the utilization of renewable energy.

PSF 21. Continue public education on water safety and learn-to-swim programming.

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ARTS, PARKS, & RECREATION

This section covers the elective element of arts and the required elements of recreation and open space. Figures 25 and 26 illustrate parks and recreation in Chandler.

Chandler has prioritized quality of life for its residents through the development and maintenance of an exceptional parks and recreation network and by prioritizing art in the community. Chandler prioritizes arts and culture as core components of quality of life, alongside parks and recreation, by supporting facilities and programs that strengthen economic prosperity, workforce development, education, and community vitality. The city’s investment in community art, parks, trails, and recreational amenities holistically supports community well-being, fosters a sense of place, and bolsters the local economy. Chandler’s park system includes 70 sites which range from neighborhood and community parks to large regional parks. Together, these locations contribute over 1,300 acres of parkland for residents to enjoy.