Chapter 2 - Land Use Element
The Land Use Element of the Gilbert General Plan provides land use policies and the Land Use Map for the General Plan and is presented in the following sections:
- Existing Conditions
- Issues
- Growth Areas
- Vision, Goals and Policies
- Land Use Classifications
- Implementation Strategies
The Land Use Element provides the Town of Gilbert the necessary framework to locate land uses by type, density and intensity. This element presents the existing tools available to the Town and the development community and proposes additional means to insure quality development.
Between 1990 and 2000 Gilbert became the fastest growing community over 100,000 residents in the United States. Gilbert grew from a population of approximately 29,000 people to approximately 110,000 over this period. Estimates as of April 2006 place Gilbert’s population at 177,833 people. The pressures felt from this growth have caused Gilbert to expand all services to the new population.
Gilbert’s growth has generally moved from northwest to southeast, mirroring the availability of sanitary sewer service. Two very large master-planned communities located in the southeast part of Town and vacant land in all parts of the planning area are beginning to develop. Gilbert is unique in the number of subdivisions in the unincorporated areas of its planning area.
• Buffering/transition between new and existing land uses
• Compatibility of commercial and residential areas
• Development of character areas with distinct community identities
• Quality of neighborhood development
• Providing services to new developments
Growing Smarter legislation requires the Town to employ Smart Growth principles and to encourage new growth in targeted areas.
Growth Areas Map (Land Use Element)
This Element includes policies and implementation strategies that are designed to:
a. Make automobile, transit and other multi-modal circulation more efficient, make infrastructure expansion more economical and provide for a rational pattern of land development.
b. Conserve natural resources and provide open space areas coordinated with similar areas outside the planning area boundaries
c. Promote the public and private construction of timely and financially sound infrastructure expansion through the use of infrastructure funding and financial planning that is coordinated with development activity.
Growth Areas are intended to create viable and concentrated areas of development that integrate a variety of land uses and open space. They should accommodate multi-modal transportation options. The following areas are shown on the Growth Areas Map:
The Heritage District
The area is generally bounded by Juniper Street on the north, extends ¼ mile to the east and west of Gilbert Road and to a line 600 feet south of Elliot Road.
This Heritage District area is the historic downtown center of Gilbert and is covered by an adopted Redevelopment Plan. It is also designated as a Character Area in this plan. The Redevelopment Plan covers land use, architectural character, streetscape and other issues. It also sets forth a unique review process required for this area. The Heritage District is a prime location for infill development.
Morrison Ranch
Morrison Ranch is a large-scale planned development with a wide variety of proposed land uses that blends the rural atmospheres of the original Neely homestead with a new community of homes and commercial development. It utilizes traditional design throughout the project. Morrison Ranch is a character area in the General Plan.
This project is bounded by Power Road on the east, Warner Road on the south, ½ mile west of Higley Road on the west and Elliot Road and ½ mile north of Elliot Road on the north.
Gateway Area
The Gateway Area is immediately south and adjacent to Morrison Ranch. The Gateway Area is generally bounded by Warner Road on the north, the railroad tracks on the southwest, Pecos Road on the south and Power Road on the east.
This area is the most recently planned by the Town. The plan calls for a wide variety of land uses in a "Village Core", pedestrian-oriented design with close proximity to a future multi-modal transportation node. A prominent feature of the area is the Santan Freeway that cuts through the northern part of the area and loops south under the railroad tracks. The area also has access to US 60 via Power and Higley Roads, and is the "Gateway" into Williams Gateway Airport/ASU East Campus. The Gateway Area is a character area, with unique policies described in Chapter 10 of this Plan.
Santan Corridor
The Santan Corridor is generally bounded by a line ½ mile wide following the Santan Freeway layout on both sides, Gilbert Road on the west, Pecos Road and the Eastern Canal on the north and northwest and the Railroad on the north east boundary.
The Santan Corridor will include a regional mall site, several retail power centers, and a hospital campus. This area is capable of supporting concentrated development comprised of a variety of land uses including commercial, high rise office and residential uses, tourism and business parks. The Spectrum at Val Vista, a major mixed-use project, and undeveloped business park and Light industrial lands east of Gilbert Road complete the corridor. The Santan Corridor will be the major regional employment, retail, and commercial activity center of the Town. The Corridor is coterminous with the north part of the Gateway Area. The Santan Corridor is the only growth area that does not have a more detailed area plan associated with it.
In addition to the growth areas described above, the Town of Gilbert has also identified the master planned communities of Power Ranch and Seville as growth areas within the Town’s Planning Area.
Vision: Provide a sustainable mix of land uses that will maintain the quality of life elements that make Gilbert a "Community of Excellence" and promotes economic development and redevelopment at appropriate locations.
GOAL 1.0 Promote Gilbert as a community in which to live, work and play.
Policy 1.1 Maintain a balance of housing types, and provide a variety of employment opportunities, with easily accessible retail and service uses.
Policy 1.2 Create neighborhoods with an identity that complements the Gilbert heritage and connects to the broader community.
Policy 1.3 Encourage residential development that allows for a diversity of housing types for all age groups, and is accessible to a range of income levels.
Policy 1.4 Plan areas for community services, including sites for schools, public safety, utilities, parks, trails and open spaces within new development projects.
Policy 1.5 Designate and protect sites for employment uses in appropriate locations to increase the Town’s employment base.
Policy 1.6 Promote revitalization of under-utilized industrial and commercial properties.
Goal 2.0 Protect existing rural residential uses from the impacts of new suburban developments.
Policy 2.1 Require landscape buffers between existing developed areas and new development.
Policy 2.2 Require new residential development adjacent to large lot uses to provide lot size and width transitions between the two types of uses.
Goal 3.0 Manage growth to achieve an efficient and orderly community.
Policy 3.1 Promote development where resources and infrastructure are in place or can reasonably be made available.
Policy 3.2 Encourage master planned communities with an appropriate mix of land uses.
Policy 3.3 Classify land uses in a way that recognizes both the use of the property and the desired scale of the uses.
Policy 3.4 Encourage densities appropriate for the Santan corridor growth area by identifying locations for high rise buildings in the land use designations that frame this corridor.
Goal 4.0 Provide a diversity of quality housing types for all ages and income levels.
Policy 4.1 Provide an adequate supply of appropriately zoned land to accommodate future housing needs.
Policy 4.2 Provide appropriate locations for multi-family residential uses that do not adversely impact lower density residential neighborhoods.
Policy 4.3 Reserve appropriate locations for large lot/equestrian development.
Goal 5.0 Promote commercial, retail, and employment land uses that are compatible with adjacent land uses and meet economic goals.
Policy 5.1 Locate campus style business parks at major freeway entries into Gilbert.
Policy 5.2 Locate business parks and light industrial uses at arterial/freeway intersections to reduce truck traffic in residential neighborhoods.
Policy 5.3 Locate commercial and retail uses adjacent to residential uses in appropriate intensities to serve local, community and regional markets.
Policy 5.4 Protect planned employment uses from conversion to residential or institutional uses.
Goal 6.0 Direct development into identified growths areas.
Policy 6.1 Provide incentives for new development and redevelopment projects in the Heritage District.
Policy 6.2 Provide a mix of land uses within each growth area including varied housing types and densities, employment opportunities, and access to retail and commercial centers.
Goal 7.0 Reduce automobile dependency in growth areas by efficient organization of land uses and other methods.
Policy 7.1 Balance traffic circulation needs with the goal of creating pedestrian-oriented neighborhoods and convenient employment/retail centers.
Policy 7.2 Incorporate transit related improvements in each growth area.
Policy 7.3 Interconnect neighborhoods, retail and employment areas with a system of pedestrian and bicycle routes.
Goal 8.0 Promote cost efficient and logical expansion of infrastructure.
Policy 8.1 Provide priority funding for infrastructure and transportation/transit projects within growth areas to enhance the community’s economic vitality.
Policy 8.2 Coordinate infrastructure financing and capital improvements with existing and projected development activity.
Policy 8.3 Insure that new growth provides public and private infrastructure expansion, either by direct construction or payment of system development fees.
The densities in the Land Use Element are based on gross land area. Gross land area includes open space and recreation areas, street rights-of-way, drainage areas, and schools within the boundaries of the development.
Residential Uses
Residential 0-1 DU/AC The Residential 0-1 DU/AC classification designates areas for very low-density single-family residential development of a semi-rural character. Noncommercial agricultural uses may be located in these areas. (Corresponding zoning districts with this land use classification: SF-43, SF-35)*
Residential >1-2 DU/AC The Residential >1-2 DU/AC classification designates areas for low-density single-family residential neighborhood development. (Corresponding zoning districts with this land use classification: SF-35, SF-15)*
Residential >2-3.5 DU/AC The Residential >2-3.5 DU/AC classification designates areas for suburban single-family residential neighborhood development. (Corresponding zoning districts with this land use classification: SF-15, SF-10, SF-8, SF-7)*
Residential >3.5-5 DU/AC The Residential >3.5-5 DU/AC classification designates areas for urban density single-family neighborhood residential development. (Corresponding zoning districts with this land use classification: SF-10, SF-8, SF-7, SF-6)*
Residential >5-8 DU/AC The Residential >5-8 DU/AC classification designates areas for higher density detached and attached residential uses. (Corresponding zoning districts with this land use classification: SF-6, SF-D, SF-A)*
Residential >8-14 DU/AC The Residential >8-14 DU/AC classification designates areas for higher density, often multifamily, residential uses. (Corresponding zoning districts with this land use classification: SF-D, SF-A, MF/L)*
Residential >14-25 DU/AC The Residential >14-25 DU/AC classification designates areas for higher density multifamily residential uses such as condominiums, multi-story apartments and specialty residential uses. (Corresponding zoning district with this land use classification: MF-M)*
Residential >25-50 DU/AC (R/>25-50) The Residential >25-50 DU/AC classification designates areas for very high density residential uses including condominium, townhouse, loft apartment, and congregate care/senior living product types. (This density may be permitted in the Heritage Village Center (HVC) zoning district)*
*For site development regulations and purpose refer to the Land Development Code (LDC). A Planned Area Development (PAD) overlay zoning district may permit zoning districts other than noted above upon finding that the overall density is consistent with the General Plan land use classification, and per the provisions of a PAD established in the Land Development Code.
Commercial Classifications
Neighborhood Commercial (NC) The Neighborhood Commercial classification designates areas for limited shopping and basic services for the immediate area, and are generally no larger than five (5) acres. Neighborhood Commercial uses are typically, but not always, located along minor or major arterials. Small scale retail and service uses, under 25,000 square feet per user or stand-alone building, are permitted.
Community Commercial (CC) Community Commercial areas provide the commercial and service needs of residents in the surrounding area. These parcels are typically located along arterials, range in size between five (5) and fifteen (15) acres, and a single user or stand-alone building under 50,000 s.f. is permitted.
Shopping Center (SC) The Shopping Center classification designates areas for many of the commercial needs of residents in the surrounding area. They are typically located at arterial intersections. Shopping Center designations are anchored by a grocery store or other medium scale uses, under 75,000 square feet per user or stand-alone building, and are developed under unified control with a common architectural theme and shared parking. Shopping Centers are typically located on a parcel between fifteen (15) and forty (40) acres.
Village Center (VC) The Village Center classification designates areas for classical mixed-use, pedestrian-oriented core activities which consist of retail shops, restaurants, offices, lodging, entertainment, public plazas, and very high density residential units. Village Center offers the opportunity for diverse patronage, served by all modes of transportation. The pedestrian oriented core will initially be served by shared parking lots and ultimately by shared parking structures. Residential uses within the Village Center area will range up to 50 du/acre, often with commercial or office uses on the ground floor.
General Commercial (GC) The General Commercial classification designates areas for freestanding retail and office commercial uses that may be developed as individual projects. General Commercial provides locations for uses of any scale, including large-scale uses over 75,000 square feet such as home improvement stores, large specialty retail, auto dealers, and retail nurseries. Properties of any size may be designated as General Commercial. General Commercial parcels are located along arterial streets.
Regional Commercial (RC) The Regional Commercial classification designates areas for a broad range of high intensity uses, emphasizing retail commercial uses. There is no maximum size for any use. The designation includes uses permitted in all other commercial categories, plus regional shopping centers, hospital/medical centers, and hotels and motels. Regional Commercial serves a broad market area larger than the Town. Regional Commercial designations are thirty or more (30+) acres and are located at freeway/arterial intersections or at intersections of arterials with Roads of Regional Significance.
Employment Classifications
Neighborhood Office (NO) The Neighborhood Office classification designates areas for small-scale single story office uses and complexes adjacent to existing or planned neighborhoods. It is a transitional classification between residential and more intense commercial uses, and can buffer residential uses from arterial streets.
General Office (GO) The General Office classification designates areas for large scale, single or multi-story medical, professional, general or service-type office uses.
Business Park (BP) The Business Park classification designates areas for office and light industrial uses, including high technology and research and development firms. This classification encourages an attractive campus-style environment. Developments within this classification may include employee-oriented, on-site amenities and accessory uses.
Light Industrial (LI) The Light Industrial classification designates areas for a variety of light industrial uses, including assembly, light manufacturing, warehousing, offices, contractors’ yards, laboratories, and research and development firms. Outside storage fully screened from public view is permitted.
General Industrial (GI) The General Industrial classification designates areas for general industrial uses, including but not limited to heavy utility, truck terminals and manufacturing facilities, in which outdoor storage of materials, equipment and vehicles is permitted.
Municipal/Institutional Classifications
Public Facility/Institutional (PF/I) The Public Facility/Institutional classification designates areas for public and quasi-public ownership, including administrative offices, corporation yards, police and fire stations, public and private schools, colleges, hospitals, libraries, post office facilities, cultural centers, and similar uses. This category also includes traditional utility service uses such as wastewater treatment plants, water treatment plants, storage reservoirs and tanks, well sites, telephone company sites, electric substation sites, electric generating/receiving stations, etc.
Parks/Retention (P/R) The Parks/Retention classification designates areas for parks, riparian areas, and drainage corridor/wash areas, that will remain in public or open space use whether publicly or privately owned.
Utility/Transportation Corridor (U/TC) The Utility/Transportation Corridor classification designates areas for canals, railroads, light rail, power lines, utility easements and the Santan Freeway corridor. These areas may include multi-modal trails systems, open spaces, and green belts.
Golf Course/Cemetery (GC/C) The Golf Course classification designates areas for public and private golf courses, including ancillary functions such as maintenance facilities, clubhouses, driving ranges and pro-shops, and cemeteries.
The Land Use Map graphically depicts designated land uses for all land within the Gilbert planning area. The densities on the Land Use Map refer to the gross acreage, including interior open spaces and adjacent streets.
Interpretation of Land Use Boundaries: The land use classification boundaries shown on the Land Use Map follow property lines, drainage corridors, canals, streets and Town limits. Where development exists these demarcation lines are precise and variations are not allowed unless the Land Use Map is amended. Where development is proposed on vacant land the Planning Commission may approve a reconfiguration of the boundaries of the various land use classifications to form a viable neighborhood design, as long as there is no net change in the amount of land in each classification.
| Implementation Strategies | Responsible Entity: | Complete By: |
|---|---|---|
| Coordinate with Gilbert Economic Development Department to locate new business opportunities in Gilbert. | All Departments | Ongoing |
| Establish both timing and design standards for the extension of streets and public services. | Traffic, Public Works, Engineering | Ongoing |
| Establish standards to create energy efficient development. | Planning | 2003 |
| Amend the ULDC to provide new zoning districts, standards, and incentives for employment-generating office and business park uses as needed to implement the policies of this plan. | Planning | Ongoing |
| Coordinate infrastructure financing and improvements with existing and projected development activity. | Town Manager; Public Works | Ongoing |