335-unit apartment complex proposed in Gilbert

Article originally posted on HERE on December 20, 2024

A proposed retail and 335-unit residential complex near Higley and Warner roads would create Gilbert’s second-highest concentration of apartments if approved, according to town staff.

The Gilbert Planning Commission won’t be voting on a recommendation for Town Council action on Modera Gabriella Pointe until early next year.

But at a study session earlier this month, Planning Commission members generally appeared satisfied with applicant Mill Creek Residential’s plan despite some having misgivings on the number of apartments it wants to build.

The developer is proposing to building commercial space with residential lofts on 4.26 acres of the 14.85-acre Gabriella Pointe Commercial Center and build the apartments on the remaining 10.59 acres in the back.

The parcel is located on the northeast corner of Higley Road and Elona Drive and is separated from Warner Road by a larger parcel currently zoned for office or light industrial use.

Town Senior Planner Keith Newman said the proposed number of apartments would create a total 1,326 units within a half-mile radius.

“Gabriella Pointe Commerce Center contains an existing multi-family, which is currently under construction, about 760 apartment units I believe,” he said.

Morrison Ranch Apartments has also been approved to for 231 apartments across Higley Road.

“This is the second highest concentration of multi-family housing units in the town, outside of Cooley Station,” Newman said in a report.

But Cooley Station was designed for high-density multifamily and this area was not, he said in his report.

The Modera proposal “is inconsistent with the vision for this site. Higher residential densities were envisioned for the Village Center in the Cooley Station area, not this area, which has historically been designated for less dense uses with a focus on regional commercial and employment opportunities.”

In his report, Newman said only one resident attended a Nov. 21 neighborhood meeting on the project.

That unidentified resident “expressed about the addition of more apartments in the immediate area, potential traffic conflicts with the ALA Traditional Academy to the west of the subject site, and the increasing traffic volumes and impacts on the existing street network,” his report states.

To the south of the site runs the SanTan Loop 202 Freeway and about 57 acres of center’s land is zoned for a business park, Newman said.

The commercial portion of the parcel would have a three-story building about 13,000 to 17,500 square feet in size with apartments on the top two stories.

A sky bridge on the south end of the building will connect the apartment complex in the rear with the lofts.

The main apartment complex would comprise four four-story buildings and nine single-level garages.

“Staff is concerned, obviously, with the loss of regional commercial on the site,” Newman said in his report, adding that he and his colleagues would prefer the parcel be developed according to its current zoning.

But Newman told the panel that while town economic development officials tried to interest retail developers in the site, he was unaware any had pursued any serious discussions with the land owner.

The developer also proposes to cut in half the 40% green space requirement, noting “an excess of green space” around the commercial portion would create “a blended average across the site of approximately 30% open space,” developer representative Brennan Ray told the commission at the Dec. 4 study session.

In its written proposal, Millcreek Residential states, “The reduction in landscape area and building setbacks along the boundary of the regional commercial and multi-family zoning districts allows Mill Creek Residential to create a unique and creative development, one that is not typically seen in this area of the Town.

“Through strategic and thoughtful landscape plantings the same protective and aesthetic functions can happen within a more compact space.

“The proposed deviation maintains the spirit and intent of the original requirements while acknowledging that modern design techniques can achieve the same goals more efficiently. The result will be a more cohesive transition between commercial and residential uses that supports Gilbert’s continued growth and development.”

After a brief discussion of the plan, the commission appeared ready to take on the next agenda item. That prompted Newman to ask for guidance on their thoughts about the project.

“I think the only thing that really bothers me about this whole thing is the number of multi-family housing units in the area. That is a lot,” then said Commissioner Lesley Davis, acknowledging an adjacent larger lot was still zoned for commercial use.

Commissioner Brian Andersen said that he is comfortable with the multifamily units as long as the surrounding regional commercial zoning is maintained.

“The front portion of the plot, the regional commercial area, that is fine,” said commission Vice Chair William Fay said. “But the back half is the only thing that gives me pause.”

Planning Commission Chairman Noah Mundt said that while he too was concerned about the number of apartments in the project, he hoped the new construction would encourage developer interest in the adjacent commercially zoned parcel.

“I think that it also may unlock the adjacent parcel that is currently zoned for office,” he said, adding he anticipated that the current glut in empty office space would encourage commercial development of the site instead.

In its proposal, Mill Creek Residential said, “The result will be a more cohesive transition between commercial and residential uses that supports Gilbert’s continued growth and development.

“Modera Gabrielle Pointe is designed as a high-quality mixed-use development that will be an asset to the Town. This development is an excellent use of this property marrying an updated perspective on multi-family community living, with a sustainable and appropriate amount of commercial uses.

“The mixed-use development will be compatible with the surrounding area and will be inviting to patrons, residents, and passers-by. The thoughtful design will be an attractive presence in the area, as well as provide support to the existing and future employment and commercial developments in the area.”