Redevelopment commission backs raising Heritage Village Center height limits

The Town of Gilbert Redevelopment Commission on Wednesday voted to recommend approval of Z25-10, a Land Development Code (LDC) text amendment that would raise the maximum by-right height in the Heritage Village Center (HVC) zoning district from 55 feet (four stories) to 75 feet, with optional bonus incentives to reach up to 90 feet for qualifying developments.

Planning staff member Kristen, who presented the proposal, said the amendment is intended to allow more medium- and higher-density mixed-use development in the Heritage District and to align permitted heights with existing four-story projects. “We do recommend that you recommend approval to the Planning Commission of Z25-10,” Kristen said during the presentation.

The amendment would keep stepbacks where HVC parcels abut single-family residential and would add a stepback requirement for parcels that touch Gilbert Road when they exceed 55 feet (one-foot stepback per one foot of additional height). Parceled sites that do not touch Gilbert Road would be eligible for bonus height to 90 feet if they meet certain incentives such as providing underground parking, maintaining 10% public parking on-site beyond required parking, using noncombustible construction methods, providing public amenities, dedicating a fraction of construction cost to public art (0.5%–1% depending on project cost), or meeting landscaping/open-space minimums.

Kristen said the change was prompted by a 2023 Urban3 economic analysis and by market changes since the last HVC height policy in 2005. The staff presentation showed how mixed-use, vertically stacked development can increase value and sales-tax revenue per acre in a build-out context where Gilbert relies heavily on sales-privilege (transaction) taxes rather than a primary property tax.

Commissioners discussed construction costs and building codes tied to increased height. Commissioner Claussen said 75 feet is a “sweet spot” that preserves the ability to use lighter construction methods while ensuring additional density; he suggested considering whether higher bonus tiers (for example, 110 feet) might be warranted for larger sites that can meet stricter bonus requirements. Planning staff explained that buildings above roughly 75 feet typically trigger noncombustible construction requirements (concrete/steel), which significantly raises construction costs and is a key reason staff capped the bonus at 90 feet.

Parking and fire-safety questions were raised. Kristen said the town’s parking process remains unchanged: developers may use an administrative use permit to rely on off-site parking if required stalls are available within 1,000 feet. Planning staff also said the bonus incentive calling for noncombustible construction was partly intended to encourage fire-safety improvements in this relatively compact district; staff indicated the fire department has been engaged in discussions but deferred detailed equipment-capability questions to fire department staff.

Two residents who identified themselves as long-term downtown stakeholders urged caution about locating taller buildings in the 200–300 blocks of Gilbert Road, which they described as contributing to the downtown’s “small-town” pedestrian character. “I am not against taller buildings and more dense development in the Heritage District. But I am against it on the 200- and 300-block of Gilbert Road,” said Mary Ellen Friscus, who identified herself as a property and business owner in the Heritage District. Alan Fitzgerald, another resident and property owner, urged that any height changes be paired with clearer requirements for pedestrian usability and overall livability.

After discussion, the redevelopment commission voted to recommend approval of Z25-10 to the Planning Commission. The motion passed on a 4-0 vote; Commissioner Bigelow recused himself from voting because he owns property that could be affected by the amendment. Staff said the proposal will next go to a planning commission public hearing for recommendation and is scheduled for a town council study session in November before a final council determination.

The recommendation changes the HVC height standard but does not remove existing HVC design guidelines or other LDC requirements; staff emphasized that all future projects still must comply with the district’s design standards and review processes.

The commission’s recommendation is advisory to the planning commission and town council; any final changes to the Land Development Code would be adopted by town council following the town’s formal ordinance process.