Planning commission reviews 311-acre "The Ranch" master plan for mixed residential, commercial and industrial uses

Nicole Russell, senior planner for the Town of Gilbert, told the Planning Commission on April 2 that the item before the commission is “the ranch,” a proposed 311.18‑acre master plan on the west side of Power Road spanning Elliott Road to Warner Road. The proposal follows rezoning and major/minor general plan amendments approved in 2023 and would implement five zoning districts across three development phases: multi‑family medium, mixed use small, mixed use large, general commercial and light industrial.

The plan presented to the commission includes three concurrent subareas of Phase 1 (1A and 1B may be constructed concurrently), a multi‑acre open space buffer along the western edge, mixed‑use commercial pads along Elliott Road, a range of multifamily building types, and an industrial campus with multiple buildings ranging from about 75,000 to 879,000 square feet. Russell said staff supports the applicant’s request to move forward with construction documents at risk if remaining third‑review comments are addressed prior to CD submittal.

Why it matters: The Ranch would add hundreds of multifamily units and nearly nine million square feet of industrial space adjacent to existing residential neighborhoods, so commissioners examined details that affect long‑term compatibility: building elevations and materials, buffering between industrial and residential uses, signage and lighting limits, and the phasing rules that link future industrial construction to early commercial and residential milestones.

Commissioners asked detailed questions about landscaping and architecture, parking, circulation, fire access and phasing commitments. Commissioner Anderson said portions of the multifamily architecture felt “kind of blah” compared with the commercial product and asked that materials and detailing be strengthened. Commissioner Simon and others requested additional attention to multifamily window recession and building articulation to avoid “flat, low‑quality” elevations over time. Several commissioners expressed concern about the interface between the proposed cross‑dock and multifamily: Commissioner Davis said residents living next to cross‑dock facilities can experience “intense” operations and asked for stronger buffering.

The industrial area drew questions about scale and visibility. Commissioners noted that the largest industrial buildings approach nearly 900,000 square feet and urged plane breaks, varied materials and color palettes to break up long wall planes visible from Power Road and adjacent neighborhoods. Russell reminded the commission that Ordinance 28‑72 requires enhanced architectural design for industrial buildings within 300–350 feet of residential zoning, including at least three building materials and varied rooflines to break up wall planes longer than 100 feet.

On phasing, commissioners pressed staff to confirm the ordinance language that conditions later phases on financing, permitting and vertical construction milestones. Russell pointed out the phasing text in the approved ordinance (GP 23‑12 and Z 23‑4) that requires infrastructure, permitting and financing triggers; commissioners asked staff to ensure the stipulations are spelled out clearly in future submittals so sequencing is enforceable.

What’s next: Staff asked for general feedback and said the applicant has requested permission to submit construction documents at risk; the commission provided comments on architecture, screening and phasing but did not take a final vote at the April 2 meeting. Additional design review applications and permits will follow for pad sites and later phases.

Ending: The commission’s feedback focused on design quality, buffer and phasing clarity; staff will return with revised drawings or conditions to address the specific concerns raised about elevations, buffering from industrial uses and the enforceability of the phasing triggers.