Council pauses decision on Modera Gabriela Pointe rezoning after staff opposition, developer asks for more review

A staff presentation and applicant briefing on March 25 prompted the Town Council to continue consideration of a general-plan amendment and planned-area-development (PAD) rezoning requested by Mill Creek Residential for a 14.99–15.00 acre parcel at the southeast corner of Higley Road and Olona Drive.

Planning staff told the council they do not support the applicant’s proposal. Planning staff said the request would change the back 10.53 acres from regional commercial to high‑density multifamily and rezone the front 4.46 acres along Higley Road to regional commercial with a PAD overlay. "Staff does not support the proposed minor general plan amendment and PAD rezone," the planner said, citing the site’s designation in the town’s General Plan and the San Tan Freeway corridor’s intended mix of campus office, light industrial and regional commercial uses.

The proposal would yield about 335 residential units overall, an average density of about 28 dwelling units per acre, with a three‑story mixed‑use building on the Higley frontage (roughly 15,000 square feet of ground‑floor commercial) and multiple 3–4 story residential buildings behind. Staff noted the multifamily portion would provide 27% common open space (below the 40% code target for multifamily) and that, when combined with the commercial portion, the site averages about 31% overall open space.

The applicant’s representative, Bridal Ray of Mill Creek Residential, said the company has revised the plan in response to feedback and described market and traffic work that, he said, shows the proposed residential/commercial mix would generate fewer daily trips than a fully commercial build‑out. "We believe that what we are proposing is the highest and best use for this particular piece of land," Ray said, and described an offer to contribute $200,000 toward improvements at Higley Road and Olona Drive if the council approves the project.

Council members focused on traffic, commercial land supply, and whether the proposed residential density would be compatible with the Gateway character area envisioned in the General Plan. Councilmember Kenny Buckland said traffic impacts were his primary concern and asked that any traffic data the developer provided be vetted by staff; town engineering staff told the council they had received some materials that day and had not had time to review them.

Planning staff also highlighted existing and under‑construction multifamily near the site — including Tuscany at Gabriela Pointe (about 760 units) and Morrison Ranch (about 231 units) — and said the immediate half‑mile radius would have roughly 1,300 multifamily units if the proposal proceeds. Staff recommended denial for reasons set out in the staff report and the presentation.

Mill Creek asked the council for a continuance to allow more time for staff and the developer to review traffic documents and related materials; the applicant’s attorney requested a two‑month continuance. Councilmember Koprowski moved to continue item 6 to the May 20 council meeting; Councilmember Bongiovanni seconded. The motion to continue passed 7‑0.

With the continuance, the council did not vote on the merits of the general‑plan amendment or the PAD rezone; staff recommended denial and the applicant agreed to provide additional analysis for council and staff review before the May 20 hearing.

Ending: The council set a date certain for continued public hearing and deliberation: May 20, 2025. Staff and the applicant said they will exchange the outstanding traffic materials and allow staff time to vet the analyses before the item returns to the council for decision.