Gilbert planning commission recommends approval for Higley and Ocotillo retail center with compactor-screening condition

The Gilbert Planning Commission voted 7-0 to recommend approval of the Higley and Ocotillo Retail Center design review (case DR25-112), a proposed three-pad commercial development anchored by an approximately 128,660-square-foot Target, with conditions including compactor screening and compliance with traffic comments and final rezoning by the Town Council.

Planner Sal DiSanto told the commission the 16.14-acre site at the southeast corner of Higley and Ocotillo would be redeveloped into three commercial pads: a roughly 128,660-square-foot anchor, an approximately 8,100-square-foot sit-down restaurant and a roughly 3,000-square-foot financial institution. DiSanto said the applicant has requested a rezone from shopping center to general commercial to allow a greater-than-75,000-square-foot user and an administrative use permit for a 12.5% parking reduction that would lower the required parking from 614 to 537 spaces.

The project includes perimeter screening—3-foot CMU walls along street frontages and an 8-foot screen wall adjacent to residential lots—landscaping consistent with Street Theme District 16 (including evergreen elm and palo verde), and a proposed reduction in the southern landscape setback from the 40-foot standard to 25 feet for a portion of the site. DiSanto described building materials and design elements, noting a maximum architectural feature height of roughly 35 feet with typical rooflines between 26 feet 4 inches and 28 feet.

DiSanto said public outreach included a neighborhood meeting on May 15, 2025 with an estimated 150–200 attendees and that staff had received about 56 emails in opposition and 14 in support. Opposition points captured by staff included preserving the existing shopping-center zoning district, preference for smaller-scale retail or a traditional grocer, potential traffic congestion and overflow parking onto nearby residential streets, visual and noise impacts, light pollution, and concerns about property values.

Commissioner Anderson raised a discrepancy between plan sheets that listed the perimeter wall as 6 feet on one sheet and 8 feet on another, asking for confirmation that the wall along the southern property line would be 8 feet. DiSanto confirmed the 6-foot reference was a typo and that the southern property line wall would be 8 feet. Applicant representative Reese Anderson stated, “it is an 8-ft wall. We apologize for the typo,” and said the applicant accepted the added screening condition.

Commissioner Anderson also requested that a compactor or loading area shown near the anchor’s service area be enclosed to town standard. The applicant agreed to accept a condition requiring the Town of Gilbert standard detail for enclosing compactors. Sal DiSanto noted staff’s recommendation for approval was contingent on the Town Council’s decision on the related rezoning application and that outstanding traffic comments must be addressed with building permit submittal.

Commissioner Anderson moved to recommend approval of DR25-112 subject to the conditions in the staff report plus the added compactor-screening requirement; Commissioner Simon seconded. The motion carried 7-0.

On the consent calendar the commission approved DR25135 (Gilbert Regional Park Phase 2 and 3) on a 7-0 vote, and the commission approved the March 4, 2026 meeting minutes by a 6-1 vote later in the meeting. The planning services manager, Ashley, had no additional updates. The meeting adjourned following routine reports.

Next steps: the design-review approval recommendation is contingent on the Town Council granting the required rezoning and land-use entitlements; the project may proceed only if the council approves those entitlements and outstanding traffic-related conditions are addressed.