Redevelopment Commission

REDEVELOPMENT COMMISSION HERITAGE DISTRICT REDEVELOPMENT PLAN UPDATE PUBLIC WORKSHOP #3 APRIL 3, 2018, 6:30 P.M UNIVERSITY BUILDING, ASSEMBLY ROOM 92 WEST VAUGHN AVENUE, GILBERT, ARIZONA REDEVELOPMENT COMMISSION: TOWN STAFF: Tyler Hudgins, Chair Daniel C. Henderson, Economic Development Director Tyler Jones, Commissioner Jennifer Graves, Deputy Director, Econ. Development Peter Sciacca, Commissioner Amanda Elliott, Heritage District Liaison Boe Bigelow, Commissioner Glenn Schlottman, Tourism Administrator Melanie Dykstra, Community Resources Supervisor COMMISSIONERS ABSENT: Ryan Hamilton, Vice Chair PROJECT TEAM: Don Arambula, Crandall Arambula TOWN COUNCIL: Cindy Trivisonno, Crandall Arambula Scott Anderson, Councilmember Kristina Floor, Floor Associates Eddie Cook, Councilmember Christopher Brown, Floor Associates Starin Butler, Floor Associates INTRODUCTION: Amanda Elliott, Redevelopment Administrator and Heritage District Liaison, opened the public meeting at 6:38 p.m. and introduced members of the Town Council, Redevelopment Commission, and Town Staff. The Heritage District was designated as a redevelopment area in 1989, and the first Redevelopment Plan was adopted by Town Council in 1991. As a redevelopment area, the state mandates that the redevelopment plan be kept up to date. The last update was done in 2008. Today, we are looking at the next evolution of this plan as well as prioritizing goals for the next 10 years. The Town owns 56% of the non-residential land in the Heritage District. The Consultant Team was given a comprehensive scope of work for the Redevelopment Plan update as well as the land use plan. Since 2015, outreach efforts regarding this process have included meetings with businesses, stakeholders, residents, and technical committees, as well as Council study sessions, community surveys, and online and social media engagement. The Town has held open office hours, one-on-one meetings, as well as booths at the Farmers Market and Concerts in the Park. Public Workshops were held on November 30th, 2017 and January 30th, 2018. All of the information gathered through those outreach efforts will be incorporated into the Redevelopment Plan update. Public Workshop #3 will review the Refined Fundamental Concept and Draft Implementation Strategy and gather public input. The Town is also looking for feedback on the communications with the public. Information on the Redevelopment Plan update and Land Use Plan will be available online at https://www.gilbertaz.gov/hdupdate.  Redevelopment Commission Public Workshop #3 April 3, 2018 Page 2 of 6 1. Review Objectives, Alternatives, and Input Received from Previous Public Workshops: Don Arambula introduced the Consultant Team and noted a few of their projects in the Gilbert area. A brief recap was provided on the Fundamental Concept and amenities presented at the last public meeting. The three key redevelopment areas are the North Anchor, District Core, and South Anchor. Public amenities include a Living Room Plaza, Commons Area, and Neighborhood Park, with connections through the Paseo, a pedestrian/bicycle route, and the Vaughn Ventilator. There is currently an RFQ (Request for Qualifications) for a development in the Commons Area. As that process moves forward, there will be opportunities to provide input on the developer proposal. The responses from the previous workshop mostly revolved around concerns of safety with children walking to schools in the area, traffic congestion/emergency access, maintaining the small-town character, and connecting the pedestrian/bike paths with the regional trail system. All of the feedback gathered to date was taken into consideration in refining the Fundamental Concept being presented tonight. 2. Presentation of the Refined Fundamental Concept: Vaughn Ventilator – This will provide additional access through the district without impacting the existing neighborhoods. In response to concerns with traffic near Neely Traditional Academy, traffic calming measures are being suggested including a low speed limit of 20 miles per hour and speed humps. The Vision Zero movement aims to have no deaths due to traffic collisions, and lower speeds are shown to increase the chance of survival if hit by car. No crossing is being suggested over the Union Pacific Railroad. The Town has a funded pedestrian-bike overpass planned which needs to be incorporated. Negotiations with the school district will be required to purchase land for the roadway. The proposed two-lane roadway would run alongside the railroad tracks with a sidewalk and landscaping as a buffer between the track and the roadway. Paseo - The intent of the Paseo was to extend a car-free zone from Elliot to Juniper. There was community preference to maintain the current parking in the area while accommodating pedestrians and bikes. The suggestion is to keep the current low-volume roadway, provide sidewalk enhancements, and move the utilities underground. Instead of a bike lane, sharrows would be used to indicate that cyclists will be sharing the roadway. There were also concerns on the design at the end of the Paseo as well as providing connections to the east and west for pedestrians and cyclists. To design a bikeway with kids, families, and the elderly in mind, a separated mixed-use path is proposed extending from Ash to the Boys and Girls Club, at a minimum. To connect north and south to Neely and Burk is outside the scope of the study area, and would be a project for Town Staff to consider. Park & Ride Garage - The community indicated that a park and ride garage in the proposed location would not be compatible with the established businesses and would interfere with the view corridors near the Water Tower. That structure has been removed, and another location is being considered for the Transit Center and parking garage. Long-Range Planning Area - The area along Neely Street south of the canal near the Foxworth- Galbraith lumber yard is located outside of the Heritage District. There is a proposal by the Maricopa Association of Governments (MAG) for a commuter rail system along this corridor, which is still 15 to 20 years out. The suggestion is to rezone this area for a Transit Center, parking garage, and multi family, with a new access road. As retail and office uses look for a better address with  Redevelopment Commission Public Workshop #3 April 3, 2018 Page 3 of 6 drive-by traffic, this location is better suited for multi-family with a strong market expected in Gilbert in the next 10 years. Ash Roadway Extension - The proposed plan is to extend Ash Street south to Page Avenue and tie in with Cullumber Avenue. This would be a local road and not a primary route. As we cannot cross over the railroad track, an underpass is proposed that is wide and high enough to accommodate large vehicles while providing a bike and pedestrian connection. The underpass is designed to be pedestrian-friendly with a light airy feel. There is the potential for the pedestrian/bike use to be repurposed in the future as a recreation use. If the Transit Center is moved to the west, it will free up that parcel for a hotel and park and ride, utilizing portions of the public right of way as well as the Union Pacific right of way for the roadway. The Ash Street extension would connect up to Juniper providing a parallel route to Gilbert Road for local access. Festival Park - This 6.7 acres of open space would be designed as a multi-purpose flex park to hold day to day activities while providing a large event space close to downtown. Transit Center/Park & Ride - The community concern was to be compatible with the character of Gilbert. The parking structure is designed to be efficient, but not tall, and will provide parking during off hours for retail and entertainment activities. The Transit Agency has also made some suggestions that may alter this plan. Multi-Family Development - The suggestion is to rezone this area to the mixed-use Heritage Village Center (HVC) zoning. We have heard from the community that apartment buildings are in character with the Heritage District. The suggestion is to minimize the impacts of parking and have a strong pedestrian emphasis with opportunities for mixed-use. The next phase will discuss design guidelines and look for community input on the character of the Heritage District. 3. Draft Phasing and Implementation Strategy Discussion: The draft Redevelopment Plan will include the Master Plan as a new chapter. Public input is being sought tonight on the Refined Concept and Implementation Strategy. The draft Redevelopment Plan will be presented for review at the end of May or in June. The Implementation Strategy includes the Catalyst Projects, Key Projects, and Schedule. The book The American City: What Works, What Doesn't by Alexander Garvin defines successful principles for urban planning. Urban panning should be defined as public action that generates a sustained and widespread private market reaction. A catalyst project creates momentum, is strategically located, changes public perception, generates return on public investment, and stimulates private development. The rule of thumb is that every dollar of public money spent on a roadway or public space needs to generate at least $7 of private investment. The Team has identified two areas that are catalytic in the Heritage District: The North Anchor and the District Core. North Anchor Catalyst – The Commons will provide an amenity as well as a window off of Vaughn to provide businesses with as much exposure as Gilbert Road. The preliminary numbers based on the market study are favorable. This is a flexible plan and the RFQ will provide additional ideas for consideration. District Core Catalyst – As 500 parking spaces will be removed to build the Plaza, it is suggested to build one level of parking below the plaza. This will provide parking in proximity to the existing uses. This plan includes the relocation of Ash Street, improvements to Page Avenue, and extending  Redevelopment Commission Public Workshop #3 April 3, 2018 Page 4 of 6 Vaughn Avenue to Neely. Even with the expense of the underground parking, this plan still generates sufficient return on public investment. Phasing for Catalyst Projects – A 10-year timeframe is a key component to capture today’s market. Other projects are not time sensitive and can be done concurrently with the catalyst projects or may be built as part of other projects within the 10-year timeframe. The Long-Range Planning Area is not part of the Heritage District, although its development will provide benefits to the area. It is suggested to locate the Transit Center here as well as a multi- family use. This plan provides a ratio of $14 of private investment for every dollar spent. There is the potential to expand the Heritage District to include this area. As this is not time-sensitive, build- out is expected by 2029. Comments/Questions and Responses:  Aside from the proposed roads and parks, what else are the taxpayers going to pay for? If the Transit Center is moved, there may be land acquisition costs for the four acres. There may be small land acquisitions from the Union Pacific Railroad and from the school district for the Vaughn Ventilator. As ideas progress for the Redevelopment Plan, there may be costs related to maintenance, utilities, or other items that we do not have a clear picture of at this time. These items will be identified at the next public meeting.  Is the section on Funding new or has it always been in the Redevelopment Plan? Yes, Funding is included in the existing Redevelopment Plan. The Consultant was asked to identify creative funding sources to put projects into play, so it is not all on the taxpayers. As a redevelopment area, there are a lot of tools that have not been utilized to date that can help with these projects. A public-private partnership may allow for a developer to pay up front to build a project and be paid back a portion over time.  Is there an alternative to the Vaughn Ventilator? There is another access road along the south side of the canal connecting Ash to Neely. This is a long-range project that requires working with the Union Pacific Railroad. The intent is for an east-west connection to be able to develop the town-owned parcels along the railroad tracks.  Will the continuation of Cullumber west across Gilbert Road run into the VFW building? No, it would go along the edge of a parklet and through a town-owned parking lot.  Is the large parcel at the intersection of Elliott and Gilbert included in this plan? Council has worked with the family to lift the deed restriction. At this time, we are awaiting direction on whether to include that parcel in the Master Plan.  What are the plans for the South Anchor? There were discussions of a pharmacy or grocer, although that was not included as a catalyst project due to the market in the short term. It was suggested to hold back on that parcel until the district matures to be able to get more value from it. There was discussion on adding surface- level parking in the south area in the interim for businesses and special events.  What are the anticipated traffic impacts for development of the South Anchor? A grocery store would actually lower the traffic as that is something people are now driving out of town for. Gilbert Road is a regional roadway, and traffic is generated mostly from people in Chandler and Mesa using it as a route through the community.  Redevelopment Commission Public Workshop #3 April 3, 2018 Page 5 of 6  How will the extra traffic generated by more office and other uses be handled? The plan is to strategically stop those people from driving through the district. The suggestion for a parking garage on the northern edge of the district is one strategy, and the congestion in the south will discourage others over time. This is a broader question on the regional impacts of traffic on Gilbert Road.  There was previous mention of a convention center. Has that dropped off? The intent was not for a large convention center like in downtown Phoenix, rather a Conference Center to be in line with market demands and to be compatible with the existing neighborhood.  Will funding be part of the public process and will there be opportunity for public input? The funding will be discussed as part of the Redevelopment Plan, and there will be many opportunities to provide feedback as projects come on board. The Town has asked for funding options, which will go back to the Council and the community for each project.  Is all of this information available online now? It is not posted online yet, but it will be. The first and second public meetings are online.  Some residents already avoid Gilbert Road due to the traffic. We should deal with the traffic issue before we bring in more businesses. This is an east valley issue and a larger discussion for the Town. We are looking to give people options with an emphasis on pedestrians and bikes in this plan.  Half of the year it is 110 degrees and there will not be many pedestrians and bike riders. The plan gives people during the spring, winter, and fall an opportunity they do not have today.  The Team was commended on the great placemaking concepts as well as integrating comments and feedback.  Since the Town owns 56% of the land, why not plan the Transit Center on Town-owned land (the retention basin), instead of negatively impacting privately-held land. That is a potential option, if the long-range planning area is not available.  If we are going under the railroad to provide pedestrian access, it makes sense to include vehicle access as well.  Private development can be used to create the Commons, the Park, and other projects to limit the use of tax dollars.  What the Team is bringing to the table in planning a synergistic downtown is appreciated. 4. Hold Group Discussions and Summarize Public Feedback: Attendees were allowed time for discussion and each table summarized their comments:  The Consultant Team was thanked for all of their work and ideas. This makes the downtown seem more alive.  Projected costs for each item were requested.  It is difficult to imagine all the new projects coming on board with the current traffic on Gilbert Road. The expected increase of up to 39,000 trips per day is a huge amount. Residents have difficulty driving on Gilbert road now.  More definition is needed on the retail and office uses. The fear is that restaurants and bars will be defined as retail.  Redevelopment Commission Public Workshop #3 April 3, 2018 Page 6 of 6  More detail is requested on the proposed conference center and the location.  Everything seems to revolve around the two catalyst projects, with nothing on the east side of Gilbert Road or the south side of the Heritage District.  There is concern for getting the roads and traffic right before adding in the other elements.  What is the plan for traffic ventilators from Cooper to the freeway to get people out of downtown?  Town Staff was thanked for doing a great job with communications.  There was a request to involve the public in the funding discussions.  There were concerns with the extensive office buildings. There should also be museums, arts, something to attract people to visit the area aside from retail and food.  There is redundancy with the vehicle underpass and overpass, yet there is no real traffic analysis showing the correlation between the number cars and the types of facilities going in.  A chart was requested on the overall growth in the next 10 years for the Town compared to the projections for these projects in the Heritage District.  There was concern on keeping the pedestrian underpass as pedestrian only.  There has been a big improvement since the first public meeting. We are seeing the issues with traffic, pedestrians, and bikes being addressed in these plans. 5. Next Steps and Conclusion: Attendees were thanked for their involvement and input. Their perspective is appreciated. Many of the concerns expressed tonight will be addressed in the draft Redevelopment Plan. People are encouraged to reach out to the Town with their concerns, and additional input will continue to be gathered through the online form. This presentation will be available online at www.gilbertaz.gov/heritagedistrict. The next public workshop will be scheduled in late May or June. Further questions or comments may be directed to Amanda Elliott at amanda.elliott@gilbertaz.gov. The meeting was adjourned at 8:18 P.M.