Redevelopment Commission

TOWN OF GILBERT REDEVELOPMENT COMMISSION MINUTES OF REGULAR MEETING MINUTES MEETING APRIL 21, 2021 6:00 P.M. MUNICIPAL BUILDING I, COUNCIL CHAMBERS 50 E. CIVIC CENTER DRIVE GILBERT, ARIZONA 85296 COMMISSION PRESENT: TOWN OF GILBERT STAFF PRESENT: Peter Sciacca, Chair Amanda Elliott, Redevelopment Program Manager Ryan Hamilton, Vice Chair (WebEx) Dan Henderson, Economic Development Director Boe Bigelow Dawn Prince, Assistant Town Manager (WebEx) Casey Kendel John Baird, Assistant Town Attorney (WebEx) Cassandra Mehan Sydney Bethel, Planner II Jocelyn Smith, Administrative Assistant COUNCIL LIAISON PRESENT: Kathy Tilque, Councilmember Options were available for the public to attend in person or participate remotely. CALL TO ORDER Chair Sciacca called the regular meeting of the Redevelopment Commission to order at 6:01 P.M. ROLL CALL Amanda Elliott, Redevelopment Program Manager, called the roll and determined that a quorum was present. COMMUNICATION FROM CITIZENS Chair Sciacca 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 in person comments made. The public lines were opened for additional comments. There were none. ADMINISTRATIVE ITEMS 1. Meeting Minutes – Consider Approval of the Minutes for the Regular Meeting of March 17, 2021. Cassandra Mehan wanted to edit line item 5 that mentioned she is registered in other states but she is only registered in Arizona. She has worked in other states. Chair Peter Sciacca also stated that she is registered as an Architect. MOTION: Commissioner Boe Bigelow moved to approve the revised meeting minutes of March 17, 2021, seconded by Commissioner Casey Kendel. The motion passed 5-0. 2. Outgoing Redevelopment Commissioner - Ryan Hamilton Chair Sciacca advised that this is Commissioner Ryan Hamilton's last meeting. He has served on the Commission from May of 2012 until April 2021. In those 9 years, under Ryan's leadership, he helped to shape it into the district that you see today. During his years of service, he has served in a leadership capacity for the creation and adoption of the 2018 Heritage District Redevelopment Plan and the 2021 Heritage District Design guidelines. During his tenure as Commissioner, he provided design review for a majority of the buildings you see today. Heritage Marketplace, which houses offices and restaurants, the Ash Street and Hearne Way garage, Building 313, Whiskey Row, the Hanna Building, amongst so many others. There are so many projects Ryan has been a part of, it is inspiring. We are very grateful for his service and dedication to the Gilbert Heritage District as well as his guidance, thoughtfulness, experience, and leadership on this Commission. We wish him the best as he continues to shape this community. Thank you, Ryan. Vice Chair Ryan Hamilton said it has been a pleasure and privilege to serve and has enjoyed all of the people he's been able to interact with and meet. He wishes everyone the best of luck and knows there are still great things to come. Chair Sciacca advised he has served with Mr. Hamilton for 2 years and has learned a lot. He believes Mr. Hamilton is very thoughtful, considerate, and always does his homework and that is appreciated. Commissioner Boe Bigelow agrees with Chair Sciacca about Mr. Hamilton's attention to detail and his preparedness. He appreciates his service and his time. PUBLIC HEARING Items will be heard at one Public Hearing at which time anyone wishing to comment on a Public Hearing Item may do so. Comments will be heard from those in support of or in opposition to an item. In order to comment on a Public Hearing Item, you must fill out a public comment form, indicating the Item Number on which you wish to be heard. Once the hearing is closed, there will be no further public comment unless requested by a member of the Commission. After the Public Hearing, the Commission may act on all items not requiring additional staff, public, or Commission comment with a single vote. 3. Z21-01 THE BRUNDRETT BUILDING: Request to rezone approximately 0.365 acres of real property generally located at 226 North Gilbert Road from Heritage Village Center (HCV) zoning district to Heritage Village Center (HCV) zoning district with a Planned Area Development (PAD) overlay zoning district to modify the maximum building height permitted in the Heritage Village Center (HCV) zoning district from 55' to 68'. Planner Sydney Bethel presented Z21-01 The Brundrett Building rezoning request. The subject site is located within the Heritage District at the southwest corner of Gilbert Road and Page Avenue between Norwood Furniture and the Farmhouse Restaurant. It is presently a vacant lot of approximately 0.365 acres with 3 parcels that will be combined in order to create one development. The applicant is maintaining the Heritage Village Center (HVC) base zoning district but is requesting a Planned Area Development (PAD) Overlay to deviate from the Land Development Code (LDC) standards for height restrictions from 55' to 68' to the top of the building. The main intent of this is to allow for a 4 story mixed use development with a variety of uses, including office, trail, and entertainment type uses. This project was presented at the last study session meeting on March 17, 2021, and comments were received from the Commission and also a resident. We are now at the 2nd tiering and we will receive formal comments and recommendations before it is presented to the Planning Commission. Redevelopment Commission April 21, 2021 2 Planner Bethel showed an outline of the overlay area showing that it goes into the right of way as well as into the back alley. The site development regulation for maximum building height is 55' and they are proposing only 1 deviation from this code to have a maximum height of 68'. In addition to what the applicant requested to increase the height to 68' in the last hearing, there was a lot of feedback from the Commission regarding different elements that were shown in those renderings that justified the increase in heights like landscaping and the step back on the 4th floor. Staff took those items into consideration and worked with the applicant and provided some additional conditions of approval. Regarding the required minimum building step back, the applicant has proposed that there is a 15' step back minimum for the 4th story. Concerning the landscaping approval, 10% of all the patio areas will be landscaped. There was concern with tree height, so there is a provision for a maximum tree height of 20'. There were also 2 additional conditions of approval. 1st was a request by legal for an access easement and the 2nd by engineering in case any type of the land comes under common ownership. Planner Bethel advised the applicant has provided a conceptual site plan but this has not changed since the last time it was shown. It is showing the proposed pedestrian walkway on the south side along with the proposed outdoor seating areas. Regarding public input, there was a public meeting held on July 7, 2020, and most concerns were with the height increase and concerns with shared access areas. There was also a resident who was concerned with noise and parking. There haven't been any other public concerns since the project has been posted. Planner Bethel advised staff is recommending approval to the Planning Commission. COMMISSION QUESTIONS/COMMENTS Chair Sciacca asked for clarification on the 10% of the required landscape. Does this include the canopy or the potted plants? Planner Bethel asked for clarification on his question. Did he want more information on the planting methods? Chair Sciacca advised he thinks the overall design is smart and beautiful. He asked if the 20' is a mature tree height? Is it a canopy height? Is it the pot that the tree is planted in? He also asked what kinds of trees would be used that have a 20' mature height? What is the authority to maintain the aesthetics of these trees? Planner Bethel advised it is measuring the gross floor area of the open portions of the building and it would be the base, not the canopy. If it was a planter or pot, it would be through that type of measurement. Regarding the type of trees, that is being left to the applicant. When they come in for construction document review, there is a landscape reviewer that is knowledgeable in plant species and growth and she will determine if that meets the criteria. If the height was exceeded, we have the ability for co-compliance to go out and inspect and enforce any higher growth of the trees. Chair Sciacca commented on replacing the trees if one were to die in a few years to keep with the same look and feel. Commissioner Boe Bigelow loves the overall look of the building. He understands the building is for mixed use but is curious about the use of the top floor. Redevelopment Commission April 21, 2021 3 Planner Bethel advised the applicant was here tonight to provide more insight but that she understands that it will be a restaurant for both the indoor and outdoor portion. Commissioner Bigelow would like to hear from the applicant. He advised he likes the idea of the 68' height but would love to hear from the applicant on their reasoning behind that. Chair Sciacca invited the applicant to come and speak. APPLICANT COMMENTS Mr. Peter Koliopoulos is the President of Circle West Architects. They are the architects working with Todd and Tom Brundrett. He is proud to be working in the Heritage District on this project. He advised the height and the massing came from communications with the Brundrett's. This project was approached in a dynamic way as to be a legacy project for the Brundrett family and their business, Norwood Furniture. The focus of the design started with the pedestrian flow. The massing of the base of the building is fluid and open. The vision is for a restaurant on the 1st floor, 2 floors of offices, and then a bar outdoor area on the rooftop. Ideally, the same operator that would own the restaurant would also operate the rooftop as well. They also wanted to deconstruct and push back the 2nd and 3rd levels which are the office spaces so landscaping could be brought in. They wanted the landscaping to contribute to the pedestrian flow of Gilbert Road. The rooftop bar is a function of putting people at that height so they can enjoy the view, especially of the water tower. The heights of the floors are established from their work with Class A tenants. Typical office floors are 13' 4" but this building is 18'. They found these heights attract Class A tenants. COMMISSION QUESTIONS/COMMENTS Commissioner Bigelow thanked Mr. Koliopoulos for the information and explanation. He agrees that the height and geometrics make the space special and unique. He thinks this will be a great project. Chair Sciacca agreed this will be an inviting space and is beautiful. Commissioner Kendel was asking if the structure will go all the way around the 4th floor, an entire 360? Mr. Koliopoulos advised yes. That is correct. Commissioner Kendel said it caught his attention when Mr. Koliopoulos mentioned the water tower and didn't realize it went all the way around. He thinks it a nice design and is excited for it. Chair Sciacca explained this is a four-sided, well thought out property. Commissioner Mehan advised she likes the effort that was put forth with the renderings and thinks it's beautiful but she does wish there was an opportunity to see more of a flattened elevation to get another perspective with what the 13' increase in height could feel like. She is seeing this from a 2D perspective. COMMUNICATIONS FROM CITIZENS Alan Fitzgerald is a resident of Gilbert for 35 years. He lives about a half a mile from the Heritage District and has been a business owner for about 11 years. He owns approximately half of the Heritage Court Building, about 14,000 square feet. His office is on the 2nd floor and he will be looking across the street at this new project. He is happy to see energy going into developing this property but is opposed to the height change requirement, as it is Redevelopment Commission April 21, 2021 4 in violation of the Heritage Redevelopment plan that was set at 55'. This plan was developed by stakeholders, which he is a stakeholder and has a significant investment in the Heritage District. This document is important to him and it means there is a plan. The plan is important to establish a baseline and expectations. He advised the Redevelopment Commission is to advocate for the prioritization of redevelopment goals and in the redevelopment plan, it is clear on the building height which is 55'. His view and his tenant's view from his building will be disrupted by a 68' tall building. He agrees with Commissioner Mehan on the 2D perspective. He doesn't think the 3D rendering is the way he will see it from his building. He is an engineer and believes it will be disruptive to his current view. He believes the Commission should not approve this change for the additional height. He attended the call on July 7th and had questions about the site plan. He is not sure this will be the best pedestrian circulation that's possible. Lastly, he is concerned about the adobe structure and that there may be damage to that structure. He believes the height should stay at 55'. Mary Ellen Fresquez is a resident of Gilbert and is asking for the Commission to vote against rezoning this property. She thinks the architects have designed a beautiful building but is in the wrong location. She is asking that Town of Gilbert and the Redevelopment Commission consider a swap of this property to the northwest corner of Gilbert and Elliott or the southeast corner of Gilbert and Elliott. Ms. Fresquez served on the Redevelopment Commission for 12 years and thinks that the redevelopment plan is your bible; it is a promise to your merchants and residents and the Commission should abide by it. She stated the introduction to the Redevelopment Plan says the Heritage District offers the opportunity to enhance the district's retail, commercial, and residential vitality while celebrating the intimate atmosphere and the historic character. Many themes that occur in the Redevelopment Plan are small town feel, agricultural heritage, scale, and Latino history. She does not think the water tower sight line is being protected. For example, if 100 people per day were on the rooftop for 5 days a week for 52 weeks a year, this would be about 26,000 Gilbertonians. That is less than 10% of the population of Gilbert. She does think the low income residents that reside in the Heritage District will not go up to the restaurants. She is concerned with the pedestrian routes because they are parallel to auto dominated roads. She is also concerned with the service vehicles that do not have a north south alley on the west side of Gilbert. She believes since the Town of Gilbert leases the right of ways to extend the footprint of the Norwood Furniture Company, the garbage from this product will have to be mechanically towed to trash containers on the south side. She stated per the study session she read, the Commission loved the trees and the greenery and that Chair Sciacca said it looked expensive but expensive doesn't appear in any of the Heritage District criteria. She is also questioning that this project bookends the downtown. She showed a map of the district showing this project is in the center of the Heritage District. From what she remembers, the Redevelopment Plan was to have 1, 2, and 3 story buildings at the center of the Heritage District with the 3, 4, and 5 story buildings to be at the perimeter so that the sight line of the water tower could be preserved. She again asked the Commission vote no on this project. Chair Sciacca asked if there were any other public comments. The public lines were opened for additional comments. There were none. There was one citizen present that did not fill out a card but wanted to comment. Todd Brundrett is one of the owners of Norwood Furniture. He wanted to thank the staff and Commission for their help with this project. Norwood Furniture has been in Gilbert since 1975. His family cares about the Town of Gilbert and the Heritage District. He was the original chairman of the water tower preservation coalition and wouldn't do anything to the detriment of the water tower. Redevelopment Commission April 21, 2021 5 Concerning the height, the top floor is 48' which is 7' below the requirement. Instead of raising the height and putting air conditioners on top, they wanted a place people could go and watch the sunset. They also wanted to build a top class building and to do that, the ceiling heights would need to be a particular height as would the building need to look a particular way. He believes the restaurant will be first rate and the trees will be well taken care of. He addressed the easement of the alley which was negotiated in 1995 when there was no development going on. He doesn't think there needs to be north and south circulation through the alley. He understands there may be some sight lines blocked of the water tower but it will be very minimal and inconsequential. Chair Sciacca asked to open the lines for public comment. There were none. COMMISSION QUESTIONS/COMMENTS Chair Sciacca asked if staff would come back up for some questions. He was looking at this project in 3D and from different angles, the height may affect some people's sight line of the water tower. He asked without rezoning this property, could the applicant build 55' on all four sides? Is this a zero lot line property? Ms. Bethel advised it is a zero lot line property and that it could be built 55' on all four sides. Chair Sciacca stated he thought this was well thought out and with the additional height, this is just the highest pitch of the roof. He asked to look at the slide again to show that different perspectives will have different views. Some aren't as high as 55'. He thinks there was a lot of thought put into this. There were no additional comments from staff. MOTION Vice Chair Hamilton made the motion for Z21-01 THE BRUNDRETT BUILDING: Request to rezone approximately 0.365 acres of real property generally located at 226 North Gilbert Road from Heritage Village Center (HCV) zoning district to Heritage Village Center (HCV) zoning district with a Planned Area Development (PAD) overlay zoning district to modify the maximum building height permitted in the Heritage Village Center (HCV) zoning district from 55' to 68'. This was seconded by Chair Sciacca. AYE: Chair Peter Sciacca, Vice- Chair Ryan Hamilton, and Commissioner Casey Kendel. NAY: Commissioner Boe Bigelow, Commissioner Cassandra Mehan. Motion was passed 3-2. COMMUNICATIONS 4. Report from the CHAIR on current or future events Chair Sciacca did not have any current or future events to report on. 5. Report from COUNCIL LIAISON on current or future events. Councilmember Kathy Tilque advised the CDBG Grant allocation was approved last night which includes the Heritage Center improvements, and will include the ADA upgrades. There was also an approval for a consultant for the Heritage District passenger loading zones. Redevelopment Commission April 21, 2021 6 They will also be receiving recovery funds from the Federal Government and looking to use part of those funds for the Advocacy Center. This hasn't been approved yet but should be soon. This will help the less fortunate in the community. There was a study session on the Regional Park's next phases and there are exciting things coming up. The town has scheduled their 2nd vaccination pod to get employees vaccinated. 6. Report from COMMISSIONERS on current or future events. There were no comments from Commissioner on current or future events. 7. Report from STAFF LIAISON on current or future events. Amanda Elliott wanted to thank Commissioner Ryan Hamilton. It has been an honor and fun to serve with him and how he helped to shape the Redevelopment Commission. Commissioner Hamilton thanked everyone. ADJOURN Chair Sciacca adjourned the meeting at 6:52 P.M. A T T E S T : __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ Redevelopment Commission April 21, 2021 7 __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ M e g a Pn e tP el ra c Se ck i, a cR ce ac ,o r Cd hi an ig r S e c r Redevelopment Commission April 21, 2021 8 e t a r y Redevelopment Commission April 21, 2021 9