Redevelopment Commission

TOWN OF GILBERT REDEVELOPMENT COMMISSION MINUTES OF REGULAR MEETING MINUTES OCTOBER 20, 2021 6:00 P.M. GILBERT POLICE DEPARTMENT AMPHITHEATRE 75 EAST CIVIC CENTER DRIVE GILBERT, ARIZONA 85296 COMMISSION PRESENT: STAFF PRESENT: Peter Sciacca, Chair Amanda Elliott, Staff Liaison Boe Bigelow Dan Henderson, Staff Liaison TJ Claassen Ashlee MacDonald, Principal Planner Casey Kendel John Baird, Assistant Town Attorney (Teams) Cassandra Mehan Jocelyn Smith, Administrative Assistant COUNCIL LIAISON PRESENT: Kathy Tilque, Councilmember CALL TO ORDER OF THE REGULAR MEETING Chair Sciacca called the regular meeting of the Redevelopment Commission to order at 6:00 P.M. ROLL CALL Amanda Elliott, Redevelopment Program Manager, called the roll and determined that a quorum was present. COMMUNICATIONS FROM CITIZENS At this time, members of the public may comment on matters 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. No communications from citizens. ADMINISTRATIVE ITEMS 1. Meeting Minutes – Consider approval of minutes from the Regular meeting held on September 15, 2021 MOTION: Commissioner Bigelow moved to approve the minutes of the September 15, 2021, seconded by Commissioner Mehan. Motion passed 5-0 via roll call. Redevelopment Commission Regular Meeting October 20, 2021 1 RECESS REGUALR MEETING AND RECONVENE IN STUDY SESSION 2. Z20-02 HERITAGE NORTH: Amend Ordinance No. 1202 pertaining to the La Vida Serena Planned Area Development overlay zoning district (PAD) by removing from the La Vida Serena PAD approximately 10.8 acres of Heritage Village Center (HVC) zoning district with a PAD, generally located at the southwest corner of Gilbert Road and Juniper Avenue; approving the Development Plan for the Heritage North PAD; and changing the zoning classification of said real property from 10.8 acres of Heritage Village Center (HVC) zoning district to 10.8 acres of Heritage Village Center (HVC) with a PAD. UP20-06 HERITAGE NORTH - GROUND FLOOR RESIDENTIAL: A Conditional Use Permit for approx. 10.8 acres located at the southwest corner of Gilbert Road and Juniper Avenue to allow ground floor residential l in the Heritage Village Center (HVC) zoning district. UP20-08 HERITAGE NORTH - HOTEL: A Conditional Use Permit for approx. 10.8 acres located at the southwest corner of Gilbert Road and Juniper Avenue to allow a hotel in the Heritage Village Center (HVC) zoning district. DR20-48 HERITAGE NORTH: Site plan, landscape, grading and drainage, elevations, floor plans, lighting, colors, and materials, for approximately 10.8 acres, generally located at the southwest corner of Gilbert Road and Juniper Avenue, and zoned Heritage Village Center (HVC) with a Planned Area Development overlay (PAD). Ashlee MacDonald, AICP Principal Planner presented Z20-02 Heritage North, UP20-06 Heritage North – Ground Floor Residential, UP20-08 Heritage North – Hotel and DR20-48 Heritage North. Redevelopment. Heritage North is a 12.17 (9.9 net) acre site located at the north entry into the Heritage District at the southwest corner of Gilbert Road and Juniper Avenue. The site is zoned Heritage Village Center (HVC) and is currently part of the La Vida Serena PAD. Heritage North is a proposed mixed-use development that will include a variety of building types and uses. The Heritage North site includes seven buildings with a mix of four retail and office buildings, a boutique hotel, a multi-family residential building with attached parking garage and a standalone parking garage. The project consists of five submittals: a rezone (Z20-02), a Use Permit to allow ground floor residential in the HVC zoning district (UP20-06), an Administrative Use Permit to allow shared parking (UP20-07), a Use Permit to allow a hotel in the HVC zoning district (UP20- 08), and a Design Review application (DR20-48). All applications are being reviewed concurrently. Redevelopment Commission Regular Session October 20, 2021 2 Project Data Table Site Development Regulation Required Per LDC Proposed Minimum Floor Area (FAR_ 25% 57% Minimum Height (ft/stores) 35’/2 22’-6”/1 Maximum Height (ft/stores) 55’/4 79’/5 Minimum Building Setbacks (ft) Front 0’ 0’ Side (street) 0’ 0’ Side (residential) 10’ 10’ Side (non-residential) 0’ 0’ Rear (residential) 20’ 0’ Rear (non-residential) 0’ 0’ The applicant is requesting that the 12.17 acre Heritage North site be removed from the La Vida Serena PAD in order to establish the Heritage North PAD to better serve the intended development. The Heritage North PAD proposes an increase in the maximum building height for buildings 1, 2, 7 and 8 as follows: Building Height/stories Building 1 (multi-family) 55’ (residential) 79’ (amenity deck) 5 stories Building 2 (hotel) 70’/5 stories Building 7 (office/retail) 72’/5 stories Building 8 (parking garage) 57’ – 6’/5 stories For context, the University building was approved to allow a maximum height of 85ft but was ultimately constructed at a height of 62’-8”. The Collab building was constructed at a height of 64’ to the top of the mechanical screen and the Hearne Way Garage is 78’ to the top of the tower. The applicant has provided some perspectives that show how these increased heights compare to development in the downtown and its impact on important view corridors. Redevelopment Commission Regular Session October 20, 2021 3  Building Height/Stories Building 4 (retail) 22’ / 1 Building 5 (retail) 20’ / 1 Building 6 (retail) 20’ /1 Staff feels that the diversity in building massing provides interest along Gilbert Road and results in a transition from the commons open space to the taller buildings on the north and south sides of the development. The HVC zoning district requires that 75% of the ground floor building length include windows, window displays and/or doors. Additionally, 25% of the upper floor elevations along the streets are to have view windows. As part of the PAD request the applicant is seeking to deviate from these minimum standards. Within the proposal the transparency ranges from 35% to 75% for retail. The code requirement for transparency does not differentiate between residential and non- residential uses, staff is seeking more information from the applicant on how the residential component of this project complies with the transparency requirement. In addition to the deviation requests noted above, the applicant is seeking approval of the overall development plan through the PAD. Any design review approval will need to be in substantial conformance with an approved development plan. Conditional Use Permits The applicant is requesting approval of two Use Permits for Heritage North, described below. To approve a Conditional Use Permit, the Planning Commission must find that all four Findings of Fact, identified under LDC Section 5.403, have been met. The required Findings of Fact are as follows: 1. The proposed use will not be detrimental to health, safety, or general welfare of persons living or working in the vicinity, to adjacent property, to the neighborhood, or to the public in general. 2. The proposed use conforms to the purposes, intent, and policies of the General Plan and its policies and any applicable area, neighborhood, or other plan adopted by the Town Council. 3. The proposed use conforms to the conditions, requirements, or standards required by the Zoning Code and any other applicable local, State, or Federal requirements. 4. The proposed use, as conditioned, would not unreasonably interfere with the use and enjoyment of nearby properties. Ground Floor Residential (UP20-06) Heritage North proposes a 5-story multi-family building on the northeastern portion of the site along Juniper Avenue on the east side of Ash Street. Per the Gilbert Land Development Code (LDC), Chapter 1, Article 2.9: Use Regulations, residential uses on the ground floor for multifamily developments within the HVC require a Conditional Use Permit. This multi-family building is part of a larger mixed-use development and the combination Redevelopment Commission Regular Session October 20, 2021 4 of residential, retail and office will add to the vibrancy of the development and the Heritage District. According to the applicant the proposal is aimed at providing residential, retail and office amenities within the walkable downtown area consistent with current market demands. The multi-family building includes 288 units surrounding the residential parking garage. The ground floor consists of residential units along with the leasing office, bike storage/repair, mail/parcel room, coffee shop, and fitness center. Staff has asked the applicant to consider the important view corridors from Gilbert Road into the site and try to locate common area 20 6 uses in these locations to activate these spaces. The site plan currently shows four residential units on the ground floor at the end of Laurel Avenue, staff would like to see the applicant to continue to work towards relocating residential common areas such as the gym to this space with storefront windows. Hotel (UP20-08) The applicant is requesting a Conditional Use Permit to allow a hotel use within the HVC zoning district. The hotel is located on the hard corner of Gilbert and Juniper Roads on the eastern side of the project. The hotel is proposed to be 5 stories with approximately 100 rooms within 80,000 sf. The proposed hotel site will include a rooftop amenity area including a pool. The ground floor is planned to include the lobby, amenity area, bar, and restaurant. Site Plan The proposal for the Heritage North site includes seven buildings with a mix of four retail and office buildings, a boutique hotel, a multi-family residential building with attached parking garage and a stand-alone parking garage. The subject site has two points of vehicular access from Gilbert Road, and one from Ash Street; direct access into the residential garage is available from Juniper Avenue and direct access into the stand-alone parking garage is available from Ash Street. These two parking garages house the majority of the required parking, although limited parallel parking is provided on the internal private drives throughout the site. An Administrative Use Permit is being processed in conjunction with this design review application to consider reduced parking based on shared uses. The gross building area on site, excluding the parking garage is 821,617 square feet, which is equal to a floor area ratio (FAR) of 190% (821,617 building sf/431,875 net site sf), which is well in excess of the minimum FAR of 25%. The applicant has made substantial changes to the site since the last submittal to be more in line with the Heritage District Redevelopment Plan. Of note, the applicant has brought the commons open space towards Gilbert Road and realigned the paseo through the development. The Paso connector enters the site at the current proposed alignment near the stand-alone parking garage then turns east to activate the south side of building 7 before entering the site through building 7. The Paseo then traverses the commons open space before traveling through building 3 and between the multi-family and the hotel to reach Juniper Ave. Per the Heritage District Redevelopment Plan, the Paseo connector is an important linkage that runs the length of the Heritage District; the treatment of the paseo through this site is anticipated to create a unique segment while serving as a dedicated pedestrian pathway. Overall, the design of the site places an emphasis on pedestrian connectivity and interaction between the varied buildings. The sidewalks are wide and lined with landscaping to 21 7 encourage pedestrian activity, and most of the sidewalk space lining the streets are buffered from traffic by parallel parking spaces. Redevelopment Commission Regular Session October 20, 2021 5 Landscape Plan/Open Space Plan The site provides ample landscaping to enhance the proposed buildings. Included in the proposal are rooftop amenity areas for the hotel and multi-family – landscaping is proposed within both of these areas. Additionally, building 7 includes outdoor rooftop patio space – renderings show plantings in this area; however, staff is requesting additional information on the plans for this space as no landscaping is shown on the landscape plans in this area. The landscape palette for the project includes a variety of trees such as Anacacho Orchid, Chitalpa, and Chinese Pistache among others. Shrubs include Mexican Honeysuckle, Regal Mist, Desert Spoon, and Thunder Cloud Sage. In terms of hardscape, details on site furniture have not yet been submitted; staff is requesting that more specific information related to seating and trash containers in proximity to the commons open space be provided. Elevations, Floor Plans, Colors and Materials The Heritage North development is proposed to incorporate buildings with a variety of architectural styles that include nods to the historical design of other buildings nearby as well as contemporary architecture. The materials vary in texture, type, and color to be complementary but not monotonous while respecting the historical nature of the surrounding area. Building 1 – Multi Family The multi-family building utilizes a variety of architectural themes within the one building to break up the massing and provide diversity. The proposed building includes three distinct architectural themes: Spanish Revival, Railroad/Agricultural Industrial and Western Americana/Main Street Revival. Within HVC, 75% of the ground floor building length must consist of a combination of windows, window displays, and/or doors. The project needs to provide more information on the percentage of windows shown along the street frontage. Private balconies are included throughout the multifamily building, some of which provide little shade or shelter; staff would like feedback from the Commission on opportunities to provide additional shade, shelter, and privacy for the balconies. Staff would also like Commission feedback on the rooflines, staff does have some concern with the appearance of the parapets, as they appear as faux facades rather than building mass. Materials for the multifamily include a variety of brick, stone veneer, and stucco. Standing seam metal roofs are used within the brewery portions of the building and tile roofs accent the mission style. Building 2 – Hotel The hotel building is intended to be reminiscent of a historic building. The ground floor will be developed by the future tenants. Materials include brick, precast concrete, and stucco. This building also features a rooftop sign. The Land Development Code allows one rooftop sign within this area of the Heritage District; per the Development Agreement for the site the developer is to install gateway signage which reinforces the downtown identity. Staff would like Commission feedback on whether or not this signage achieves the goal of denoting the significance of arrival in the Heritage District. Building 3 – Gilbert Road Retail/Office This mixed-use building features tenant storefronts on the ground floor with offices on the second floor. The building is designed with turn of the century architecture in mind with the use of brick and precast concrete. Modern touches of painted steel are added to provide additional visual Redevelopment Commission Regular Session October 20, 2021 6 interest. The paseo passes through this building on the ground floor, and storefront windows are provided on either side of the paseo to further activate the space and to help ensure eyes can remain on the passthrough for safety. Building 4 – Gilbert Road Retail Building 4 is attached to the parking garage on the east side and is intended to serve as an incubator for business through the small tenant spaces it will offer. The building is constructed primarily of precast concrete. Tile veneer and glass block detailing are added in addition to storefront windows. The building façade is broken up by vertical columns and a corrugated metal canopy. Buildings 5 and 6 – Retail Buildings 5 and 6 are located interior to the site on the west side of the parking garage. These buildings are designed to complement each other and include a variety of materials including brick, CMU block, precast concrete accents, and stucco. Metal canopies are provided along the north elevation of building 5 along with large areas to be built out by a future tenant. Also, important to note with building 5 is the exterior restrooms that will be available for public use due to their proximity to the commons open space. Building 7 – Office/Retail Building 7 is a 5-story office building with ground floor retail space. The northeast portion of this building includes brick veneer, then transitions to more modern glazing. Portions of the building include artwork that staff will want to ensure is added to the building. The south side of the building faces the western powerline corridor trail and the paseo realignment. Staff would like Commission feedback on whether or not the rear elevation has sufficient canopies and treatment to create an active environment. Parking Garage The parking garage is proposed at five levels with 700 spaces and the primary building materials include brick veneer, concrete panels, and integral color stucco. The applicant has worked to create a pedestrian friendly environment along Ash Street through the use of canopies and steel 23 9 accent panels that mimic a storefront. Similar accents are provided to the south along the western canal along with project signage and proposed artwork. Rooftop DDA requires “Heritage District signature signage within the northeast corner of the project of a size and design mutually approved by the Developer and Gilbert”. Should denote significance of arrival. Staff is requesting feedback on the signage. Paseo The multi-use pathway goes north south through the district. The pathway is planned to enter from the Heritage Marketplace to the south, turns to the east and travels along the south end of building 7 then through building 7 between buildings 5 and 6, through the commons open space, through buildings 3 and in between buildings 1 and 2. The pathway includes art and directional signage. Public Input  2 neighborhood meetings (7/11/2019 and 10/18/2021) Redevelopment Commission Regular Session October 20, 2021 7   Discussion items included o Parking overflow into neighborhoods o Scooter/skateboard usage onsite o Safety after hours o Traffic REQUESTED INPUT 1. Proposed deviations to the base district regulations for HVC: increased maximum building height, decreased minimum building height, reduced minimum transparency requirement 2. Ground floor residential – particularly from the view corridor from Gilbert Road into the site. 3. Building Elevations and Materials as described 4. Rooftop signage 5. Paseo PUBLIC COMMENTS Doralise Machado-Liddell is a Gilbert resident residing in the Heritage District. The citizen requested that more time be given between public meetings and the Commission meetings to allow Staff to include comments and concerns in the reports. Concerns that were presented to the Commission included parking overflow, heights, street names (Park Ave already exists), bikes in the Paseo, traffic (the study was done during the pandemic), restrooms be clearly marked, and she feels that the multi-family lacks character or depth that it seems to need some boosting. COMMISSION COMMENTS AND QUESTIONS  Commissioner Kendel – Where will the multifamily, hotel guests and employees park? Ashlee MacDonald responded – the residential has a parking garage that includes 50 excess parking spaces that will accommodate the hotel guests. There is also on-street parking with a valet option for the hotel.  Commissioner Kendel - Will Juniper be widened? Ashlee MacDonald responded – There are some comments that Traffic has made related to Juniper. It has more to do with the bike lane, the bike lane doesn't currently extend all the way to Gilbert Road. They can accommodate the addition of the bike lane and potentially two left turn lanes from Juniper onto Gilbert Road to help with the stacking that's required, but there is not a plan to put in additional through traffic lanes on Juniper.  Commissioner Bigelow - How many rooms in the hotel and how many in the multi-family unit? How many parking spots in the garage? Ashlee MacDonald responded – The hotel has 100 and the multi-family 288. Ashlee was unsure of the number of parking spaces. The way the multi-family parking works out, it depends on the unit type. Studio and one bedroom have different parking allotments that larger units and a guest parking ratio built in. Redevelopment Commission Regular Session October 20, 2021 8  Commissioner Mehan inquired about other parking and Juniper street access. Ashlee MacDonald responded – There is another access to the parking garage from Laurel Lane.  Commissioner Mehan inquired if there is knowledge of the proposed occupant load for all of the structures? Ashlee MacDonald responded she is unsure but can research.  Commissioner Mehan inquired if they approve the height adjustment and then discover we have given them and extra floor and an extra so many feet and we are still deficient a few hundred parking spaces, then what happens? Ashlee MacDonald responded when approval is given, we would be looking at all the pieces together. The code requirement along with what the required parking is per our land development code and they are able to accommodate that on site. Staff is working on code requirements.  Commissioner Bigelow - Rooftop signage, we only approved three previously (north, center, and south anchor), was there a center sign approved. Amanda Elliott responded - There was not a center sign application request received. Commissioner Bigelow - When the sign comes up for approval, could we have the height, length and how high off is the sign from the building? The diagrams did give a clear layout showing that the line of site and what you can see because stair stepping does work really well and definitely the way they did it does work really well and going with lower buildings in the front and having the higher building and the big buildings – the different textures and different styles going along with it really does help to break up the space to not make it look like a Costco.  Commissioner Bigelow - The Paseo is 24 feet wide. Will this multi-use path be used for bicycles, scooters, and skateboards, or is this just going to be people walking? Ashlee MacDonald responded – signage will be used for areas for scooters and bikes along the multi-use path. The Development Agreement does talk to the bicycle path moving along Ash Street or the potential for that as it moves through the site. Amanda Elliott – As we are continuing through the pre-design of the Paseo in the core and southern portion, it really became evident that we're talking about two different kinds of bicyclists, there are people who are really moving through an area, and that's where moving those along Ash Street with a dedicated bike lane really makes sense. A public meeting will be held in November to discuss the Paseo usage.  Commissioner Bigelow stated that parking is complicated. When they come for the vote could they tell us how many spaces will be available and how many are normally needed?  Chair Sciacca – Could possible scenarios of what signage would look like if there was additional signage? I think the signage in Downtown Gilbert is talked about around the state, it's amazing, so I wanted to have some more visuals of what signage could look like. Redevelopment Commission Regular Session October 20, 2021 9  Ashlee MacDonald responded that in the near future, there will be a comprehensive sign plan, or a Heritage district sign plan that will incorporate all of the signage and some guidelines for those.  Chair Sciacca – Can staff work with the applicant regarding the two big panels in the back to add art? Can staff talk a little bit more about the reduction from 75% to 50%? Is the applicant considering a fitness center, or what were some other possibilities to make it more an activated first level? Ashlee MacDonald responded to the reduction of 75% to 50%. This relates to the Gilbert and Juniper frontage. The code does not differ for residential and non-residential the intent is to create the active street frontages to see activity inside the building. On Ash Street, the third elevation down and Juniper, the two middle elevations is where that condition applies. On the ground floor, they've only got about 50% transparency there, window storefronts, because they're residential units. The interior site residential units’ ground floor, staff would prefer to see an active pedestrian environment such as a fitness center. It is currently to the west in the amenity area.  Chair Sciacca –This is a good job of critical mass, likes the height stepbacks and variety. Is there a trash management plan? Ashlee MacDonald advised the applicant has proposed three compactors, there is a trash management plan. Staff is still working on the details.  Commissioner Bigelow - Traffic Crossing – Dutch Brothers causes a lot of traffic, could there be a plan to avoid jaywalking?  Commissioner Kendel - What is type of retail and hours of operation? Ashlee MacDonald advised the hours have not been discussed. The retail has not yet been specified at this level. Building 4 is intended for small space users.  Commissioner Kendel - What about security? Ashlee MacDonald advised she will follow-up with the applicant.  Commissioner Kendel - Along Laurel Lane and Park Ave, ect.. – will cars be driven on them? Ashlee MacDonald advised yes; they are private streets.  Chair Sciacca and Commissioner Kendel suggested to staff that the street names be reviewed.  Chair Sciacca – this parcel used to not feel like the downtown and now it does. The tiered approached feels a proper extension of downtown.  Commissioner Kendel would like a copy of the development agreement and traffic study.  Commissioner Mehan would like a copy of the traffic study. Redevelopment Commission Regular Session October 20, 2021 10   Commissioner Mehan likes the project but has some concerns with the Juniper and Ash traffic lanes. RECESS STUDY SESSION AND RECONVENE IN REGUALR MEETING The Study Session was recessed at 6:58 P.M. ROLL CALL Amanda Elliott, Redevelopment Program Manager, called the roll and determined that a quorum was present. 3. Outgoing Redevelopment Commissioner – Peter Sciacca Kathy Tilque, Councilmember thanked Chair Sciacca for his service on the Redevelopment Commission as well as his contribution to Arizona’s downtown. Some of the impact he has had in the district – Serviced on the Redevelopment Commission from November 2017 through October 2021. During his four years of service Peter has provided significant perspective and guidance to Heritage District projects including the 2018 Heritage District Redevelopment Plan adoption, Culinary Dropout, Hill Theatre expansion, Gilbert shops including OHSO, the Dog Spaw and Creamistry, Aspire Heritage District, HD South renovations and expansion, Hearne Way parking garage, OHSO Park, the Porch, the Collab Building, and the Heritage District Guidelines. It is hard to find a place in the Heritage District that Peter has not helped grow. . In addition to his role as Commissioner Peter served as Commission Chair and Vice-Chair. His passion for urban environments and the impact he makes on Arizona’s downtown is apparent through his role as past chair of the downtown Chandler Community Partnership Board and his involvement in the International Downtown Association. We appreciate Peter’s dedication in ensuring that through adherence to the Redevelopment Plan and Design Guidelines in the Gilberts Heritage District continues to be the symbolic heart of the community. Peter was presented with a gift. Chair Sciacca thanked the Staff. 4. Appoint Chair of the Redevelopment Commission Kathy Tilque, Councilmember shared that the newly appointed Chair is Commissioner TJ Claussen. Report from CHAIR on current or future events Chair Claassen did not have any updates. Redevelopment Commission Regular Session October 20, 2021 11 Report from COUNCIL LIASION on current and future events  Veterans Day Celebration on Wednesday, November 10, from 5:30 pm to 7:30 pm.  Gilbert Days Parade on November 20, in the District  Musical Festival for Gilbert Days at the Regional Park Report from COMMISSIONERS on current or future events Commissioner Mehan thanked Chair Sciacca for his support and welcome call. Commissioners also thanked Chair Sciacca and his perspective and leadership. Report from STAFF LIASION on current and future events Amanda Elliott thanked Chair Sciacca for his perspective and thoughtful nature to keep the Heritage District dynamic and character for the business owners, residents, and visitors.  October 18th – 28th during daytime hours Monday through Friday contractor crews will be working on the powerline trail on the west side of Gilbert Road, working off the roadway.  Spce Coffee is now in the Heritage District and will be located next to AllState on Gilbert Road south of Page.  There are two concerts left in the downtown concert series presented by Openshaw Real Estate, October 21, and October 28 at 6:30 pm.  Gilbert Art Walk takes place every other Saturday from 9 am – 1 pm under the water town. The next walk is November 6.  The 11th Annual International Juried exhibition of images created using traditional darkroom historical and alternative photographic processes and methods titled Light Sensitive and so our intersection is located at Heritage Court which is at Gilbert and Cullumber.  Hale Theater located across from Water Tower Plaza is currently running two shows – Mary Poppins and Harvey. Tickets are available at their box office or online.  HD South, the Gilbert Historical Museum, is undergoing a capital campaign to raise funds to preserve the more than 100 year old building and remodel and expand. Individuals interested can help by ordering a commemorative brick or making a donation.  Gilbert Days Parade is November 20  The Water Tower lighting and Holiday concert is on November 29th from 6 pm – 8:30 pm Redevelopment Commission Regular Session October 20, 2021 12   Complete and return your all mail ballot for the special election to approve a $515 million general obligation bond – street transportation and infrastructure. There is a map on the Towns website that identifies all projects included in the bond. ADJOURN REGULAR SESSION Chair Claussen adjourned the Study Session at 7:10 P.M. __________________________________ TJ Claussen, Chairman Redevelopment Commission Regular Session October 20, 2021 13