Redevelopment Commission

TOWN OF GILBERT REDEVELOPMENT COMMISSION MINUTES OF REGULAR MEETING MINUTES DECEMBER 15, 2021, 6:00 P.M. GILBERT POLICE DEPARTMENT AMPHITHEATRE 75 EAST CIVIC CENTER DRIVE GILBERT, ARIZONA 85296 COMMISSION PRESENT: STAFF PRESENT: TJ Claassen, Chair Amanda Elliott, Redevelopment Program Manger Casey Kendel, Vice Chair Dan Henderson, Economic Development Director Cassandra Mehan Sydney Bethel, Redevelopment Specialist Larry Harmer Ashlee MacDonald, Principal Planner Boe Bigelow (Teams) John Baird, Assistant Town Attorney (Teams) Eva Cutro, Planning Manager COUNCIL LIAISON ABSENT: Kathy Tilque, Councilmember CALL TO ORDER OF THE REGULAR MEETING Chair Claassen 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. Accordingly, the Commission’s response is limited to responding to criticism, asking staff to review a matter commented upon, or putting a matter on a future agenda. Resident Doralise Machado-Liddell expressed concern with the lack of communication to residents about the Paseo study, as the notice of meeting was provided on the day of. ADMINISTRATIVE ITEMS 1. Meeting Minutes – Consider approval of minutes from the regular meeting held on November 17, 2021 Redevelopment Commission Regular Meeting December 15, 2021 1  MOTION: Commissioner Mehan moved to approve the minutes of November 17, 2021, seconded by Commissioner Kendel. Motion passed 5-0 via roll call. 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 favor of or against an item. To comment on a Public Hearing Item, individuals must complete a public comment form, indicating the Item Number when they wish to be heard. Once the hearing is closed, there will be no further public comment unless requested by a Commission member. After the Public Hearing, the Commission may act on all items not requiring additional staff, public, or Commission comment with a single vote. 2. Z20-02 - HERITAGE NORTH: Request to 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 12.17 acres consisting of 12.17 acres of Heritage Village Center (HVC) 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 12.17 acres of Heritage Village Center (HVC) zoning district to 12.17 acres of Heritage Village Center (HVC) with a PAD. Ashlee MacDonald 480-503- 6748 Chair Claassen recused himself from the public hearing on the Heritage North project due to a conflict of interest. Vice-Chair Kendel opened the public hearing. Ashlee MacDonald provided background on Item Z20-02. The project includes nine buildings and several public amenities. The PAD requests involve building heights, decreased setbacks, transparency, and approval of a development plan. The project requires 1,522 parking spaces, but only 1,305 are being provided. The developer would have to reduce other services significantly to allow the necessary spaces. There will be no charge for parking. Staff recommend approval of Item Z20-02, subject to Conditions A through R, and modifying Condition F. Commissioner Harmer asked whether ground-level retail was considered in the parking structure. Ashlee MacDonald responded that this was discussed with the applicant early on, but it did not pan out. Instead, there has been an attempt to balance parking and square footage of uses. Commissioner Mehan asked how the 1,522 parking spaces were determined and whether there is an occupancy estimation. Ashlee MacDonald responded that occupancy had not been presented at this stage, and the parking spaces are based on the square footage of proposed uses. Commissioner Mehan asked if the traffic study was used to determine spaces. Ashlee MacDonald responded that the 10% capture identified in the parking study was applied to the parking ratio of spaces for all uses other than residential. Then, it was further refined by peak hours. Redevelopment Commission Regular Session December 15, 2021 2 Commissioner Mehan stated that the traffic study was performed on a Tuesday and Thursday in summer, which does not consider winter or weekend populations. Ashlee MacDonald responded that a significant portion of this development is for office space and brings in weekday traffic. Commissioner Mehan asked if the lot line for residential development includes Ash Street. Ashlee MacDonald replied that the zoning district measures to the west side of Ash Street about 75 feet. Commissioner Mehan asked how far the bond garage is set back from Ash Street and what amenities can be on the roof deck. Ashlee MacDonald replied that the applicant would have to answer these questions. Commissioner Mehan asked how much notice residents were given before information sessions. Ashlee MacDonald responded that the state statute requires notification to all property owners within 300 feet of the site 15 days before the hearing. Commissioner Harmer asked if the development agreement would have to be modified. Dan Henderson responded there is a development plan that has been mutually agreed upon. Vice-Chair Kendel asked about the size of the parking structure and overflow parking. Ashlee MacDonald responded that there are roughly two spaces per unit, and guests could park under the structure if there are spaces available. Vice-Chair Kendel asked if the roads within the development could be blocked off for events. Ashlee MacDonald replied that more information would be available at the design review hearing. Vice-Chair Kendel asked if there is currently street parking on Juniper Avenue and Ash Street. Ashlee MacDonald responded that there is not, which would continue to be so. The applicant, Charles Huellmantel of Huellmantel & Affiliates, spoke about Heritage North. There will be more information on refuse in the coming weeks. The hotel has been moved to where the Burger King would have been. The Paseo is intended to be the inverse of a dark alley. Commissioner Harmer asked whether a second or third-level open-top pedestrian access for the office building and parking has been considered. Charles Huellmantel responded that there had been efforts to make the space walkable and drive traffic to businesses on the street level. Commissioner Mehan asked if the 50/50 ratio for shared parking is allowed under the city code. Charles Huellmantel responded that code would allow for a much bigger reduction. Commissioner Megan expressed concern with the egress during rush hour, as thousands of people will be added to 11 acres. Charles Huellmantel responded that the development agreement is designed to allow for intense development. Redevelopment Commission Regular Session December 15, 2021 3 Vice-Chair Kendel asked if the multifamily units were always part of the RFP and an estimate for the rental cost for these units. Charles Huellmantel replied that they were always part of the RFP and designed to be the premier places to live in the Southeast Valley. They will be priced as such. Commissioner Harmer asked whether the traffic study addressed the potential for a pre-emptive light at Ash Street and Juniper Avenue triggered by activity. Ashlee MacDonald responded that this had not been recommended by staff following an extensive traffic study review. Amanda Elliott stated that there was one request from the public to speak on Item Z20-02. Resident Doralise Machado-Liddell stated that the development agreement dated May 16, 2019, indicates the development would provide all parking necessary for the project. The shared parking model is not in the best interest of residents. The development agreement states that public restrooms shall be made available within the project, which should be listed in Condition R. The development agreement states that no vehicles will be traveling through the Paseo. Charles Huellmantel noted ongoing efforts to address resident concerns with streets. Bathrooms are essential and a part of this plan. Both the applicant and staff feel the development agreement has been met with regards to parking. Vice-Chair Kendel closed the public hearing and asked Commissioners for final comments. Commissioner Harmer stated that this development would be a welcome addition to the area. Commissioner Mehan stated that she wishes to re-read all recommendations from staff. The traffic study does not feel like an appropriate representation of the real numbers. Vice-Chair Kendel stated that he is unsure if Juniper Avenue and Ash Street have the infrastructure to support thousands of cars, especially during an emergency. Commissioner Bigelow stated that he trusts the engineers and consultants to determine the project’s logistics. However, the development seems to align with the vision for downtown. Commissioner Harmer asked if it would be appropriate to ask the traffic engineer to establish the threshold for signalization on Ash Street and Jupiter Ave. Dan Henderson replied that the planning commission is already requesting the traffic engineer to provide additional recommendations. The Vaughn Avenue Ventilator will provide traffic relief. A traffic circulation study has been commissioned. MOTION: Commissioner Harmer moved to recommend approval to the planning commission of Item Z20-02, subject to Conditions A through R with a modification to Condition F to add ridge height of 75 feet to the maximum building height table, seconded by Commissioner Bigelow. Motion passed 3-1 via roll call. Vice-Chair Kendel against. Redevelopment Commission Regular Session December 15, 2021 4 REPORT FROM STAFF LIAISON Amanda Elliott shared the following items:  Council approved the acquisition of the former Neely Traditional Academy campus to support the construction of the Vaughn Avenue Ventilator.  Council approved the buildout of the university building’s 4th floor and approved a lease agreement with that floor with the University of Arizona.  Four new businesses have been announced on the ground floor of The Collab building.  The best holiday lights in town can be found at the water tower, and every half hour from 5:30 p.m. to 10:00 p.m. until January 3, 2022, a light show is synchronized with 88.9 FM.  The giving machines near the water tower plaza allow residents to donate to non- denominational charities from 9:00 a.m. to 11:00 p.m. daily through the first week of January 2022.  Applications are open for the community engagement task force to address Gilbert’s social concerns. Applications are due on December 13, 2021, at 11:59 p.m. ADJOURN REGULAR SESSION Chair Claassen adjourned the regular meeting at 7:42 PM. __________________________________ TJ Claassen, Chairman Redevelopment Commission Regular Session December 15, 2021 5