Kristen Devine, planning staff, presented a study-session proposal to increase allowable heights in the HVC (Heritage Village Center) zoning district from the current 55 feet (or four stories, whichever is less) to a 75‑foot maximum, with a potential bonus of up to 90 feet for parcels that meet specified public-benefit criteria.

Town economic development staff, including Mike Martella, redevelopment program manager, cited an Urban3 analysis indicating that compact mixed‑use buildings yield higher value per acre and support the town’s sales‑tax–funded operations. Martella summarized the fiscal argument, saying, “stacking stories means stacking dollars.” Devine described proposed design controls: required stepbacks adjacent to single-family lots, a Gilbert Road stepback at one foot in from 55 feet to 75 feet, and a bonus program that would allow 90 feet where projects provide selected public benefits (examples staff listed included underground parking, 10% excess public parking, noncombustible construction, 10% open space, art, public amenities and sustainability measures).

Staff showed examples of existing and approved structures that exceed 55 feet—citing the Collab at 64 feet, the University building near 75 feet and a 125‑foot water tower—and explained that some taller buildings were approved through planned area development (PAD) processes or administrative relief. Devine said the proposed 75‑foot zone was informed by industry interviews, a walking tour, and comparisons to other downtowns (e.g., Cherry Creek, Scottsdale/Optima, South End of Charlotte and Asheville).

Commissioners and members of the public pressed staff on parking and neighborhood character. Commissioner Simon said he was “really struggling to see a need to go to this height” and warned that taller development would “dramatically increase the occupancy” and make underground parking essentially unavoidable. Staff replied that residential units are required to self‑park, commercial uses apply for off‑site allocations through the AUP (administrative use permit) process, and that parking is being studied in parallel; staff noted the Walker downtown parking work (2018, updated 2024) would be considered. Vice Chair Fay and other commissioners said the proposed change should be framed against the upcoming redevelopment‑plan update and stronger community engagement.

Three residents spoke in public comment. Mary Ellen Fresquez, a 30‑year Gilbert resident, said some items cited by staff as examples of higher height “haven’t been built” and that a water tower “is just a structure, not a building.” She urged preserving the small‑town, pedestrian identity of the 200–300 blocks of Gilbert Road and recommended keeping 55 feet in the central core while allowing taller buildings off Gilbert Road. Alan Fitzgerald, a Heritage District property owner and 40‑year resident, asked that the staff work be incorporated into the formal redevelopment‑plan process and recommended letting that more robust planning process guide any categorical height changes.

Devine summarized that the proposal has been discussed at council retreats, presented to the Redevelopment Commission (which offered general support while raising parking and older‑building concerns), and would next go to the Chamber of Commerce, return to the Redevelopment Commission for a public hearing, then come back to the Planning Commission with a recommendation before Town Council study sessions and final action. No formal zoning change was adopted at the Oct. 1 study session; commissioners instructed staff to provide additional analysis on parking, structural impacts to older buildings, demand for the product type, and clearer economic metrics before a public hearing.