November 19, 2025 Planning and Zoning Commission Meeting Summary

The Planning and Zoning Commission convened to review a rezoning request for a new residential development at 18 acres on the former Basha corporate/Distribution site and proposed stipulations for the Morning Glory mixed-use project. While two public speakers expressed concerns regarding traffic density, visibility, historic preservation, and affordability, the Commission reviewed applicant responses, additional historical context, and revised stipulations regarding noise, disclosures, and heritage signage. Commissioner Billstein recused himself due to proximity to the subject property before the Commission moved to approve both items with agreed-upon amendments.

Consent Calendar

• Approved the Consent Agenda (all items except Item 2) with specific revisions to the Morning Glory project stipulations:
  • Stipulation 4: Outdoor speaker hours on the patio limited to Monday through Sunday, 9 a.m. to 9 p.m.
  • Stipulation 5: Outdoor speaker volume shall not exceed 65 decibels at the nearest residential property line.
  • Stipulation 8: New stipulation added requiring outdoor speakers be used for "ambient music only" (no PA announcements).

Public Comments & Testimony

Regarding the Basha Road Residential Development (Item 2):

• Monique Fulmer (4439 South Basha Road): Expressed concern that the applicant misrepresented current traffic conditions by comparing them to the historic era when Basha was a working warehouse. Stated that the surrounding area was a farm during that time, whereas today the road is adjacent to a skate park and heavily used by pedestrians and cyclists. Specifically noted that the park access and visibility are now significant safety issues.
• Megan Craighead (4425 South Basha Road, resident for 10 years, neighborhood of 40+ years): Expressed opposition and concern regarding:
  • Traffic: Worry that the high density will overload Basha Road (formerly Alma School Road), which was historically insufficient to handle heavy traffic.
  • Safety/Visibility: Stated that the historic palm trees create a "picket fence effect," obstructing visibility for those pulling off the property, posing a danger to bikers, walkers, and children at the adjacent skate park.
  • Affordability: Clarified that the proposed housing prices (upper $700s) do not align with actual "affordable housing" for current residents.
  • History: Expressed regret that the project did not preserve the historic Good Year water tower and landmark.
• Ruben Craighead (4425 South Basha Road): Expressed strong concern that the development design is "extremely uncreative." Argued the Commission should enforce greater creativity and community character, such as preserving big trees or the water tower, rather than "leveling everything" to build standard stick houses. Noted the nearby Ashton Woods neighborhood as a positive example of developers rearranging plans to keep existing trees.

Discussion Items

• Applicant Response (Brennan Ray, on behalf of K. Hovnanian Homes):
  • Traffic: Contrasted current traffic levels with the historical volume of the Basha family's corporate headquarters and distribution facility, arguing the historical impact was significantly higher. Stated that traffic staff has reviewed the project and raised no concerns regarding level of service or capacity on Basha Road.
  • Water Tower: Addressed concerns about the historic water tower, noting its structural integrity and the safety risks of having residents live directly under it. Highlighted the financial burden of maintenance for the HOA. Proposed a compromise: an interpretive sign with a silhouette of the water tower and historical narrative regarding the Basha family and the site.
  • Density: Rebutted density concerns by comparing the proposed 5.4 density to nearby projects (Echelon at 8.7 and 3.39, Park View at 5.3, and higher densities in Okoteto), positioning the project as within the established range.
  • Affordability: Acknowledged market realities, noting that $700,000+ homes sell rapidly in Chandler due to high demand, despite not meeting traditional definitions of affordability.
• Commission Deliberation:
  • Commissioner Billstein: Spoke in favor of the project, countering the "uncreative" criticism by stating the homes look beautiful. Highlighted the historical contributions of the Basha family to Chandler's culture and character, suggesting this legacy outweighs the loss of the water tower physically. Encouraged the developer to continue working with neighbors and acknowledged the difficulty of finding affordable housing in the current market.
  • Commissioner Quinn: Urged traffic engineers to conduct a study on traffic calming measures on Basha Road, noting the road is a collector with current speed and safety concerns unrelated to the specific development.

Key Outcomes

• Motion Carried (Item 2): Approved the rezoning for the Basha Road residential development with the following amended stipulations:
  • Disclosure (New Stipulation 7): Requires a written disclosure statement for every buyer acknowledging the adjacency to the Snedeger Sports Complex and dog park, including potential noise and externalities. This disclosure must be signed prior to or simultaneously with the purchase agreement and recorded in deeds/CC&Rs "to stay with the land."
  • Signage (New Stipulation): Agreement to include a steel plaque with a historical narrative and a silhouette of the water tower on the new interpretive sign.
• Commissioner Recusal: Commissioner Billstein left the dais and entered the audience to recuse himself from the vote due to residing within the notification zone of the property.
• Vote Tally: The motion to approve Item 2 (with stipulations) passed with aye votes from the remaining commissioners (implied 4 in favor, 0 opposed, 1 abstention/recused based on the count of speakers).
• Adjournment: The meeting was adjourned with a brief Thanksgiving greeting from the City Attorney.