Redevelopment Commission

GILBERT REDEVELOPMENT COMMISSION Minutes of March 21, 2018, 6:00 p.m. Study Session and Regular Meeting Public Safety Amphitheatre 75 E. Civic Center Drive, Room c120 Gilbert, Arizona 85296 COMMISSIONERS PRESENT: Tyler Hudgins, Chair Ryan Hamilton, Vice Chair Peter Sciacca, Commissioner Boe Bigelow, Commissioner COMMISSIONERS ABSENT: Tyler Jones, Commissioner COUNCIL PRESENT: Scott Anderson, Councilmember STAFF PRESENT: Amanda Elliott, Heritage District Liaison John Baird, Town Attorney Gilbert Olgin, Planner II Jocelyn Smith, Executive Support OTHERS PRESENT: Artie Vigil, AV3 Design Studio CALL TO ORDER OF THE STUDY SESSION The Study Session was called to order by Vice Chair Hamilton at 6:06 p.m. AGENDA ITEM 1. DR17-1205: Hale Theatre Remodel: site plan, landscaping, grading and drainage, building elevations, colors and materials, and lighting for approximately .785 acres, located at 50 West Page Avenue, and zoned Heritage Village Center (HVC) with a Planned Area Development (PAD) overlay. Gilbert Olgin presented the Hale Theatre remodel and expansion project for the property located at the northeast corner of Page Avenue and Ash Street. The right of way is not included in this plan, although it was reviewed to better understand the site access and pedestrian circulation for this project. Hale Theatre is bringing approximately 10,000 additional square feet with this expansion, designed to look like several different buildings reflecting the unique historic themes in the Heritage District. The Theatre entryway will be enhanced with a formal canopy and vintage-inspired marquee. The Town of Gilbert owns property to the north and the right of way areas along Ash and Page, including portions of the alley. The existing parking in the rear of the building will remain, and handicapped parking will be provided on-site as well as up to 14 bicycle parking spaces. An Administrative Use Permit is being proposed for off-site public parking. The marquee signs, tenant signage, murals, and architectural artwork will be covered under a separate Heritage Sign Plan application. The remodel will provide an elegant grand entrance off Page Avenue inspired by 1910s and 1930s theatres. The canopy will extend to the property line and the vintage-inspired marquee will be lit to provide a vibrant street presence. A courtyard to the west of the main entrance will provide a sitting area with a water fountain  Gilbert Redevelopment Commission March 21, 2018 Page 2 of 6 and raised planters. A small retail center is proposed to the east. The landscape plan will feature palms at the front entrance, and other trees and plants as required in the Heritage guidelines. The use of different materials such as brick and slump block, as well as awnings, windows, and architectural features serve to break up the façade. Different sizes and shapes of gooseneck lighting will accent architectural features and signage. Replica gas lights on top of the building will provide visibility from Gilbert Road. Staff’s consideration is that the lighting provide an elegant feature, without a blaring effect as in the Luxor Hotel. The photometric plan was reviewed and Staff has requested that the lighting follow the guidelines and comply with Town code. The Dietlein Garage is not actually a garage, but a storage area for the theatre. The floor plans were reviewed in relationship to the existing theatre. The Redevelopment Commission was asked for their observations regarding the site plan, murals and other artwork, awnings, lighting, and other design elements. Question and Comments: Vice Chair Hamilton loved the differentiation of the buildings. He understood that there is an Administrative User Permit for 140 parking stalls, and asked about the prior parking requirement. Mr. Olgin stated there was in increase in the required parking due to the additional 10,000 square feet, and 125 parking spots will be located off-site per the Administrative Use Permit, if approved. Vice Chair Hamilton noted that the existing refuse area is planned to be demolished and asked about the replacement plan. Mr. Olgin stated those details will be brought forward after the public hearing. The intent is that once the existing dumpsters are removed, there will be a landscape plan to accommodate the resulting open space. He believed the plan calls for trash compactors. Vice Chair Hamilton liked the idea of the lighting being visible from Gilbert Road to give some depth and so it will not feel like just a façade as in downtown Disney. He is also sensitive to not have lighting like the Luxor and to not disturb the neighbors. He asked if the mural artwork will be reviewed at this time or is feedback being sought only on the use of murals. Mr. Olgin noted that murals are a big thing in many historic communities. This plan will have murals and architectural art work as well as signage. There is a difference between art signage and actual signage, and all of those elements will be detailed in a separate application. Commissioner Sciacca felt every quadrant of the building has been well-defined and he liked that each section will have different uses. His concern was with the fake garage (storage), and whether it could have a different use in the future, such as retail. He asked if we are trying to build Disneyland, and if that is something we would be proud of. Would a visitor think this was the design from 100 years ago? He would like to hear about the feedback and direction from stakeholders and citizens about the overall design. Mr. Olgin noted that we do not have a true historic district here, which would require more focus on specific details to match a time period, and there would be a state historic preservation process. This project is looking to fit with what exists today in the downtown. Amanda Elliot advised that throughout the outreach, especially with the Redevelopment Plan Update and Master Plan, we continue to hear that people want Gilbert to remain authentic and different than other downtowns in the greater Phoenix area. What is unique to the downtown and the Heritage District is the historical aspect. The object in this plan is to recreate some of that historical feel. The purpose of Disneyland was to recreate Main Street America, and that is part of our heritage with this original Town site.  Gilbert Redevelopment Commission March 21, 2018 Page 3 of 6 Mr. Olgin stated the intent of the Garage was to create uniqueness, although the plan is for that section to be used as a storage facility. He will check with applicant before the next public hearing to address the question regarding any future uses. Chair Hudgins stated Hale Theatre has always been a real gem in downtown Gilbert and he is very impressed with this design. The overall concept allows that uniqueness we want in our downtown and will set Gilbert apart from other communities. He loves the murals and felt they fit with our heritage. He asked if the renderings are representative of the actual murals or simply placeholders. Mr. Olgin explained that these are only examples of the murals and artwork. He stated the Dr. Pepper mural shown would be considered a type of signage. Chair Hudgins felt the examples of artwork provided a great barometer for what he would like to see on the building. He noted the Coca Cola art at Joe’s Real BBQ and felt that a Dr. Pepper mural would tie in with what is already in our downtown. He liked the pull-in area in front of the Theatre and asked what will be done to avoid a back-up of traffic. Mr. Olgin stated these are preliminary ideas for the right of way areas. Amanda Elliott advised that this proposal has not been confirmed by the Town. The Master Plan will be looking at all of the intersection improvements as well as a traffic study. ADJOURN STUDY SESSION With no further comments or questions, Chair Hudgins adjourned the Study Session at 6:30 p.m. CALL TO ORDER OF THE REGULAR MEETING Chair Hudgins called the regular meeting of the Redevelopment Commission to order at 6:32 p.m. ROLL CALL Amanda Elliott called the roll and declared that a quorum was present. COMMUNICATION FROM CITIZENS Chair Hudgins opened the floor to the public for any comments or communications on items not on the agenda. The Commission’s response is limited to responding to criticism, asking staff to review a matter commented upon, or asking that a matter be put on a future agenda. There were no communications from citizens. ADMINISTRATIVE ITEMS 2. Minutes – Consider Approval of the Minutes for the regular meeting of February 21, 2018. A motion was made by Vice Chair Hamilton, and seconded by Commissioner Bigelow, to approve the meeting minutes of February 21, 2018. The Motion carried unanimously. PUBLIC HEARING 3. DR17-1192: Van Damme Residence: Site plan, landscape, grading and drainage, elevations, floor plans, lighting, colors and materials for approximately .16 acres, located at 118 East Vaughn Avenue and zoned Multi-Family/Low (MF/L).  Gilbert Redevelopment Commission March 21, 2018 Page 4 of 6 Gilbert Olgin presented the proposal for a two-story two-unit condominium project in the Multi-Family Low (MF-L) zoning district with a total of 6,790 square feet. The property on Vaughn Avenue currently has a dilapidated structure that is not in use and will be demolished. The property owner plans to live in the top floor unit and sell the bottom floor unit. Last year, the Town Council adopted Ordinance 2632 which allows for flexibility in the development standards in the residential zoning districts downtown. The Van Damme residence is the first application to move forward with this new zoning. The floor plans for each unit were reviewed, with 1,912 square feet of livable space for the first-floor unit, and 2,655 square feet of livable space for the second-floor unit, which includes a third-floor observation balcony. Each unit consists of 2 bedrooms, 2 baths, kitchen, den/office, and great room. The first-floor unit has a one-car garage and 26-foot driveway. The second-floor unit has a tandem two-car garage and 23-foot driveway. Staff has worked with the applicant to provide additional elements with different materials and colors as well as recessed windows to break up the building façade. The higher-end garage doors feature glass panels. Materials include stucco, metal wall edge and railing, wood gate/screening, and metal roofing. The modern architecture will set the bar for future projects in the area. The grading and drainage as well as building setbacks meet or exceed the requirements. The landscape plan will save the existing trees in the front and incorporate hearty desert shrubs and plants. Questions and Comments: Commissioner Sciacca felt the project looked amazing and will raise the bar for downtown Gilbert. He confirmed that staff would work with the applicant to approve any minor changes. He asked if any major changes to architectural features or design elements would require coming back before the Redevelopment Commission, or at what level could those changes be approved by Staff. Mr. Olgin stated an Administrative Minor Design Review would allow for Staff approval for changes on a minor scale. Commissioner Bigelow noted that the glass panel garage doors cost about three times as much as the standard. He felt this project may set the bar for other residential homes in the future. He felt the design was phenomenal as far as the style and materials, although he was concerned on how to maintain that look throughout the neighborhood. Mr. Olgin explained that Town Staff had asked the applicant to update their original design, and in doing so, the applicant has set the bar high. This is a unique look and it does fit with the downtown. Amanda Elliott appreciates the perspective on setting a design standard. The current Heritage District Design Guidelines offer direction for those interested in modifying their homes or commercial properties. The Redevelopment Plan Consultant has been tasked with updating those design guidelines. Staff will work closely with the Redevelopment Commission to ensure that the updated guidelines will retain the authenticity while continuing to raise the bar. Chair Hudgins felt that is an interesting conversation to entertain as far as the design guidelines, especially with the Redevelopment Plan update. He noted a piece that is sometimes forgotten is the residential side and what it means to our downtown to have a vibrant residential community. He felt there was some precedence for this style with a home off of Park Avenue. This really does raise the bar and will help to spur more of the same type of development on the residential side. With no further comments or questions from the Commission, Chair Hudgins opened the floor to members of the public who wished to speak on this item.  Gilbert Redevelopment Commission March 21, 2018 Page 5 of 6 Public Comment: Artie Vigil, with AV3 Design Studio, felt this design was very contemporary. He asked about Gilbert’s context of place; how Gilbert distinguishes itself from other communities. Gilbert does have an agricultural aesthetic that it has built upon over the years. He mentioned the distinctive characters of Sedona and Santa Barbara. He felt this is a nice design for a contemporary place and that it does change the bar to a whole different arena of design for downtown Gilbert. He felt Gilbert is moving in a direction away from suburban sprawl to a more authentic core. He noted in Chandler, what is being done with the contemporary versus traditional architecture stands out as an incoherent place. He felt Gilbert is doing a better job in terms of the redevelopment efforts. With no further public comments, Chair Hudgins called for a motion. MOTION: Vice Chair Hamilton moved to approve the findings of fact and approve DR17-1192, Van Damme Residence: site plan, landscape, grading and drainage, elevations, floor plans, lighting, colors and materials for approximately .16 acres, located at 118 East Vaughn Avenue and zoned Multi-Family/Low (MF/L), subject to conditions as outlined in the Staff Recommendation. Commissioner Sciacca provided a second. The motion passed unanimously. Chair Hudgins concluded the Public Hearing portion of the meeting. COMMUNICATIONS 4. Report from the CHAIR on current or future events. Chair Hudgins recently visited Walnut Creek just outside San Francisco with Town Staff for the International Downtown Association Conference. This was a great opportunity to observe what other downtowns are doing and to learn about some of the mechanisms and tools that can be employed. We are now in a critical phase of the Redevelopment Plan for the next 10 years, and he appreciated the opportunity to gain insight on what options may be available. 5. Report from COUNCIL LIAISON on current or future events. There was no report. 6. Report from COMMISSIONERS on current or future events. There were no reports. 7. Report from STAFF LIAISON on current or future events. Amanda Elliott reported on the continued communications and outreach regarding the fundamental concepts for the Master Plan. An online effort gathered well over 100 responses. Staff has attended the Farmers Market, held open hours at Bergies, and will be at the Concert in the Park to gather communications and input from citizens. The next public meeting is scheduled for April 3, 2018 at 6:30 p.m. in the University Building. The Redevelopment Commission will have an opportunity to talk with the Redevelopment Plan Consultant on April 4, 2018. Staff will follow up with Commission members regarding attendance to determine if there will be a quorum. There is a lot of construction happening in the District. The parking garage is under way and has started foundations. The Water Line project is almost finished with removing the piping in Gilbert Road and will be moving over to the areas east and west of Gilbert Road. ADJOURN With no further business before the Commission, Chair Hudgins adjourned the regular meeting at 6:53 p.m.  Gilbert Redevelopment Commission March 21, 2018 Page 6 of 6 RE-OPEN THE STUDY SESSION Chair Hudgins reopened the Study Session at 6:53 p.m. The prior discussion ended with a question regarding the right of way in front of Hale Theatre. Amanda Elliott advised that the right of way is still being determined. With the updates to the Redevelopment Plan and Master Plan, Staff is working with Uber and Lyft to determine the best drop-off and pick-up locations. Chair Hudgins felt the ride-share drop-off will be of huge value. With regard to the pull-in and drop-off areas for Hale Theatre, his preference would be to have signage to direct traffic to not sit and wait blocking the roadway. He looks forward to seeing some ideas and suggestions to address these issues when this item comes back before the Redevelopment Commission. Chair Hudgins used to work at Liberty Market from 2008 to 2010 and remembers people asking what the Theatre building was. The marquee feature will make it apparent that it is a theater. This project will be a great addition for our downtown, and he felt the Theatre will become an even bigger part of the community. Commissioner Sciacca understood that the signage will come forward at a later date. He asked if the marquee is part of the current package. Mr. Olgin stated the signage is all tied together and will be addressed through a separate application, as there are certain allowable murals and artwork as defined by the Guidelines. The canopy is a part of this project proposal as it is a structure. ADJOURN STUDY SESSION With no further comments or questions, Chair Hudgins closed the Study Session at 6:57 p.m. ___________________________________ Tyler Hudgins, Chair