By Roland Murphy for AZBEX
While we usually think of master-planned developments as coming in or around high-traffic growth areas, a proposal in the small town of Gila Bend in southwestern Maricopa County shows no area is immune to growth and development around the state.
DG AZ Investments has requested a minor general plan amendment and a rezoning from Rural to Planned Area Development for a 238-acre site at the NWC of Gila Blvd. and Williams Street to develop a multi-phase master planned community.
According to the project description submitted by Town staff, “The first phase will include a variety of commercial projects that will include an RV park, small grocery store with in-line commercial shop space. The future phases will include several commercial pad sites oriented towards the east side along N. Gila Boulevard. The adjacent land use, and continuing west will be various residential housing developments that may include higher density multi-family apartments to buffer the commercial uses and transitioning to lower densities with a mix of townhomes, patio homes, single family rentals, and traditional single-family homes towards the west side.”
The RV park is planned for 20 acres, and the first phase commercial/shopping area is planned for a 20KSF-30KSF grocery store plus other retail outlets.
In explaining the motivation behind the development plan, the narrative says Gila Bend’s location at the intersection of I-8, SR 85 and SR 238 creates a significant amount of pass-through traffic that would “take advantage of the tourism and the market’s pent-up demand for RV parks,” particularly given the number of seasonal residents and retirees coming to and through the area.
In addition to addressing a demand for RV parks, the plan states development will address underserved commercial needs with a grocery store-anchored shopping area that will provide direct contributions to the Town’s tax base.
Unit count estimates and divisions planned in the later phases have not yet been provided.
As part of the approval process, representatives of Gilmore Planning & Landscape Architecture – the project planning firm – contacted surrounding residents to announce a neighborhood meeting scheduled for June 15. Eleven people attended, many of whom had the same last name, address or both.
Project representatives delivered a summary presentation including the land use plan, the first phase goals for the RV park and shopping center, the water and sewer services already in place, the long-term plan for the overall site, and the preliminary and final plats that will be required, including street and utility improvements.
During the question-and-answer portion, one resident who lives at Gila Blvd. and Robert E. Lee Lane took issue with the possible apartment-based residential component’s location in proximity to her residence and asked that it be relocated due to concerns about potential traffic impacts.
“This evolved into a lengthy discussion involving density in close proximity to a single-family neighborhood, crime, and safe pedestrian circulation,” the report says.
Project representatives explained Gila Blvd. is designated as the area arterial street and, in association with Hunt Street as a collector, the planned multifamily location made the most sense. They did say, however, they intend to work with Town staff to develop an effective buffer for the development, including setbacks, height limits, screening walls and landscaping, among other components.
The Gila Bend Planning Commission recommended the project for approval earlier this summer. The Town Council approved both the general plan amendment and rezoning requests in its Aug. 23 meeting.
DB AZ Investments is the owner. Gilmore Planning & Landscape Architecture is the planning and landscape design firm. The civil engineer is KAEKO, Inc.
