By Roland Murphy for AZBEX
The Gilbert Planning Commission is scheduled to discuss two major projects—an age-restricted multifamily community and a new retail center—in its Nov. 5 study session.
As the meeting is a study session, no action is expected.
Headwaters Gilbert
The first project—Headwaters Gilbert—is a proposed 188-unit age-restricted development from Headwaters Group planned on a nearly 6.4-acre site at the NWC of Gilbert Road and Gilbert Town Square Avenue.
Headwaters has requested a minor General Plan amendment, rezoning, and site plan and associated items review.
The General Plan amendment will change the current land use from General Commercial to Residential with a density of 25-50 units/acre. The proposed project’s density is approximately 29.5 units/acre.
The rezoning request seeks to remove the site from the existing Gilbert Town Square Planned Area Development overlay and establish a new PAD for Headwaters Gilbert. The site would be rezoned from Shopping Center to Multi-Family/High with a PAD.
The owners have also requested a parking standards deviation. Under Town requirements, “…multifamily developments must provide one covered parking space per dwelling unit, with at least 25% of those spaces enclosed. The applicant proposes to modify this standard by providing 0.8 covered parking spaces per unit, with 21.3% of those spaces enclosed.” A separate requested deviation would eliminate a side landscape setback.
An administrative use permit has been requested to allow a 24% reduction in on-site parking, which is allowable for dedicated, 55+ age-restricted communities.
The community layout calls for two four-story buildings with a 6KSF clubhouse located between them. The proposed unit mix calls for 104 one-bedroom and 84 two-bedroom apartments.
Outdoor amenities will include pickleball courts, a swimming pool, a community garden and a dog park, according to materials from Town staff. The submitted project narrative also refers to “fitness and wellness facilities, demonstration kitchens, craft and movement rooms” as part of the amenities offerings and emphasizes connectivity to nearby trails and retail facilities as elements of the site design.
Headwaters Group is the project owner. Santulan Architecture is the design firm. Engineering, landscape planning and project representation are by Kimley-Horn & Associates, Inc.
Higley & Ocotillo Retail
The second project is planned by SimonCRE for a new Target-anchored retail development on 13.2 acres at the SEC of Higley and Ocotillo roads.
The proposed Target store is planned for 128.66KSF. The site plan also shows two additional retail pads, one of 8.1KSF and the other of 3KSF. The larger pad is expected to be a bank/financial institution, while the second will be retail/restaurant. The major anchor store has a planned height of 35 feet, while the larger pad is planned for 25.
The requests before the Town would rezone a total of 16.14 acres from Shopping Center with a Planned Area Development to General Commercial, along with a review of the site plan and associated items. Approval of a preliminary plat establishing a three-lot commercial subdivision and open space plan is also requested.
The submission also requests a 12.5% parking reduction. A total of 537 spaces is planned, while Town requirements would usually require 614.
Surrounding land uses include a Town of Gilbert facility, residential and a church.
According to the submitted narrative, “The site has been strategically designed to best accommodate the variety of retail uses. The retail (pad 1) and Drive-thru (pad 2) are located on the north side of the site along Ocotillo Road. The major retail pad is west facing to best accommodate the Higley Road access which will help keep traffic off Wilson Way on the east boundary of the site.”
The current property owner is GB Investments Inc. SimonCRE is the developer. The master design firm is Ware Malcomb. RSP Architects Ltd is usually the design firm for Target stores. Pew & Lake, PLC is the project representative.
