Gilbert panel reviews 357-unit mixed-use complex

Developer Gilbert Growth Properties, LLC has already sought to change the land use classification from Regional Commercial to Residential with 20-25 dwelling units per acre, along with a rezoning request from Regional Commercial to Mixed Use Large.

The panel reviewed this request at an earlier study session in April, with some commissioners expressing concerns that the commercial portion of the development should represent a higher percentage in the total floor area.

In the documents for the rezoning request, planning staff detailed that 451,098 square feet would be for multifamily use while only 9,137 square feet – or 1.9% –will be used for office space.

“As a reminder, the Land Development Code requires 20% of the site to be for non-residential use. The applicant is seeking a deviation to this percentage; however, staff is not supportive of this significant departure from the requirement,” staff wrote.

The unit count proposed then was also about 366 units.

During the design review of the site, town planner Sandra Childers presented the commissioners with updated plans for the site, which included 420,052 square feet for multifamily use, 24,143 square feet for garage spaces and 20,748 square feet of office space.

The new apartment unit count was also reduced to 357.

“The applicant has increased the amount of commercial office space from the previous time that you saw this,” Childers noted.

According to Childers, the developer is expected to provide 657 parking spots, but will be providing only 646 spaces, requesting the town for a 11-space reduction.

 Childers said that the developer has submitted a parking study in support of their request, justifying the use of shared parking in the office space.

Two buildings proposed will have mixed uses, with offices, garages and residential units spread across the buildings facing north and west.

However, the building to the northwest of Market street will be completely residential, housing 217 apartments.

“Building two is the only building being proposed that is 100% residential in its makeup of use, and this is also the primary site of not all, but most, of the amenities that are being provided for the residential tenants,” she said.

“Including like the pools, fitness center, barbecues and games – that will be in that center courtyard.”

Planning commissioners were generally positive about the proposal.

Commissioner Lesley Davis said that although she could see some creativity in the design, the plans seemed a little dated in her mind.

“It just seems like maybe some of the details could be worked out and improve this a little bit, make it a little more interesting,” she said.

Commissioner Jän Simon appreciated the developer’s efforts to increase the amount of office space on the site, heeding previous feedback the panel had provided.

He also suggested that the developer look into leasing the recreation center within the residential building to a fitness chain, catering to more than just the residents at the location.

“I would kind of almost encourage you to kick around the can on the second building on the corner – is there a possibility of having some retail that faces that large (parking) lot,” he said.

Vice Chair William Fay said that his previous objections with the developer’s plans involved available parking and the amount of commercial on the site.

“Going from like 1% commercial to 4% commercial when it really needs a minimum of 20% commercial – it’s certainly going the right direction, it’s more palatable and it is not as great of a location to be on the other hand,” he said.

Fay expressed concern about parking availability on the site are because he had seen the shared-parking concept abused in the past.

“I think if I remember, it’s under 2% reduction – which is nominal, that’s a rounding error,” he said.

“I hesitate a little bit because the shared use is people who leave during the day and people who come to work during the day, except we only got 4% commercial,” he said.

Planning Commission Chairman Noah Mundt said that he thought the design was good and that  plans for the site seem to be moving in the right direction.