Redevelopment Commission

TOWN OF GILBERT REDEVELOPMENT COMMISSION MINUTES OF REGULAR MEETING NOVEMBER 15, 2023, 6:00 P.M. COUNCIL CHAMBERS 50 EAST CIVIC CENTER DRIVE GILBERT, ARIZONA 85296 COMMISSION PRESENT STAFF PRESENT TJ Claassen, Chair John Baird, Deputy Town Attorney Casey Kendel, Vice-Chair Amanda Elliott, Redevelopment Program Manager, Cassandra Updike Office of Economic Development Boe Bigelow Sydney Bethel Price, Redevelopment Project Manager Jim Torgeson, Councilmember (via Teams) COMMISSION ABSENT Adam Baugh PRESENTER Nicole Norgren, Multistudio Kristen Devine, Planner II, Development Services CALL TO ORDER OF THE STUDY SESSION Chair Claassen called the study session of the Redevelopment Commission to order at 6:01 p.m. 1. Heritage District Wayfinding and Place Marketing Plan (Discussion only: no action) – Presentation by Multistudio regarding the status of the Heritage District Wayfinding and Placemarketing Plan, including preliminary design concepts. Nicole Norgren from Multistudio presented the Wayfinding and Place Marketing Plan for the Heritage District. The project aims to capture the district's character, improve wayfinding, and balance modern and historical aspects. Extensive research was conducted through interviews, surveys, and stakeholder engagement. The main challenges identified were parking availability and defining the area as more than just downtown Gilbert. The design concept is centered around "cultivating character" by celebrating the district's history and diversity. Icons representing three distinct landmarks (canal, water tower, railway) are used for navigation purposes while telling their unique stories. A unifying mark with an offset H represents the entire heritage district. A modular sign system has been created to provide flexibility in future changes or replacements of panels without replacing entire signs. Color choices are based on durability against fading, with strategic use of colors to guide people toward service amenities like parking and restrooms. An existing banner structure along Gilbert Road will be utilized to promote vibrancy within the district while allowing for changeable promotional content or public art displays. Redevelopment Commission Regular Meeting October 18, 2023 1 Nicole Norgren discussed the subtlety of the patterns in the laser-cut metal panels and their lighting options. She mentioned an arrival moment that spans Gilbert Road and is inspired by a historical precedent. The project impact covers the entire heritage district, not just Gilbert Road between Vaughn and Paige. Chair Claassen concluded that the presentation did not require a vote, but feedback and questions were welcomed from the Commissioners. Vice Chair Kendel suggested a byproduct, like solar, to be placed on the sign in front of Norwood Furniture. Nicole Norgren noted that they can review the suggestion from an infrastructure perspective. Commissioner Updike acknowledged the complexity of the projects and expressed appreciation that Multistudio honored the different historical stories. Commissioner Updike reiterated that folks have been stopping police officers to ask for directions for the public services. Commissioner Bigelow inquired whether the banner could go closer to the front of the North Anchor. Nicole Norgren assured the group that the placement was just a temporary placeholder. Commissioner Bigelow suggested obtaining more options to compare different designs. Chair Claassen agreed with the Commissioner and added that there is a misconception about where the district starts and stops. Chair Claassen raised concerns regarding the arrival signage as people often cut it off at the train tracks. Nicole Norgen explained that the QR codes in the signage themselves help the update ability quickly from a digital perspective. Therefore, businesses do not have to replace the sign every time a business, a restroom, or the parking garage moves. ADJOURN STUDY SESSION Chair Claassen adjourned the study session at 6:29 p.m. CALL TO ORDER OF THE REGULAR MEETING Chair Claassen called the regular meeting of the Redevelopment Commission to order at 6:29 p.m. ROLL CALL Amanda Elliott, Redevelopment Program Manager, called the roll and determined that a quorum was present. COMMUNICATIONS FROM CITIZENS Redevelopment Commission Regular Meeting November 15, 2023 2 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. There were no citizens in attendance wishing to speak. ADMINISTRATIVE ITEMS 2. Meeting Minutes – Consider Approval of Minutes from the Regular Meeting held on October 18, 2023. MOTION: Vice-Chair Kendel moved to approve the minutes of October 18, 2023, seconded by Commissioner Updike. Motion passed 4-0 via roll call. 3. Redevelopment Commission Chair and Vice Chair Appointment Councilmember Torgeson announced the appointment of a new chair and vice chair for the Redevelopment Commission. Chair Claassen was thanked for his service as Chair of the Commission; therefore, he will continue as Commissioner. Vice-Chair Kendel was appointed as the new Redevelopment Commission Chair, and Commissioner Updike as the new Redevelopment Commission Vice Chair. 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, a public comment form must be filled out indicating the Item Number to be commented on. 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. DR23-56 THE BRUNDRETT BUILDING Kristen Devine, Planner II, Development Services, presented the proposed development, which is located on a vacant parcel on Gilbert Road and Page Avenue between the existing Norwood Furniture building and the farmhouse. The site is approximately 0.365 acres and is zoned Heritage Village Center. The proposed development is about 30,000. The site includes patios at the front of the development off Gilbert Road and also at the rear of the development off of the alley. There are raised planters proposed to act as a buffer between the patios and their adjacent roadways. To the south of the site, there is a pedestrian walkway that connects Gilbert Road to the alley and is a great connection point for pedestrians to reach. Redevelopment Commission Regular Meeting November 15, 2023 3 Water Tower Plaza, the second floor of the development, includes balconies at both the front and rear of the site. The front balcony will encroach roughly three and a half feet into the right of way over the sidewalk. Parking is proposed off-site, as well as a refuse container with a compactor that will be located in the Norwood’s Parking lot near the railroad tracks. Ground floor landscaping includes Huntington carpet, rosemary, and yellow dots within raised planter walls at the front and rear of the site. The second-floor landscaping is found on the front and rear balconies, where you'll find Texas Mountain laurel and Sierra sun trees, as well as a variety of shrubs and ground cover. The rooftop landscaping includes fruitless olive trees as well as a variety of ground cover and shrubs already mentioned. The balcony and rooftop trees will be planted in architecturally detailed boxes of steel or glass fiber-reinforced concrete, and then they will be anchored to the structure. The trees will be anchored to those boxes. The fruitless olive is the only landscaping being used that's not currently part of the Heritage District Design guidelines. Still, it is consistent with the direction of some past study sessions of other projects requesting to use the same tree. The applicant is proposing a four-story mixed-use building that stands 55 feet tall, which is the maximum height allowed within the heritage district. The applicant is also proposing a five-foot- tall mechanical equipment enclosure, which the Land Development Code also permits. This will bring the total height of the portion of the building to 60 feet. The use for the ground floor is anticipated to be a full-service restaurant, bar, or cafe. The second and third floors are proposed as office space, and a rooftop patio and bar for the fourth-floor portion of the rooftop is enclosed, which will allow the rooftop to be utilized during inclement weather. The primary material used is red brick with accents of a metal seam material being used on the face of the second floor and rooftop balconies. The balconies will face both Gilbert Road and the alley at the rear of the property, which will provide views of the downtown area and water tower. The rooftop enclosure will be a shadow box glazed glass with aluminum mechanical screening placed on top. The applicant has proposed that festival lighting be strung from the proposed building towards the existing Norwood building. There are glass doors and windows at the southern elevation of the building, which will face the walkway, creating an open and inviting pedestrian experience. The applicant is also proposing murals along the southern wall where there are no windows or doors. Vice Chair Updike asked whether the three-foot overhang was only at the second-floor balcony. The planner explained that the second-floor balcony is 15 feet tall and will encroach three feet over the sidewalk. Vice Chair Updike inquired about the area where the murals will be. Commissioner Bigelow questioned the alley regarding public right of way. The planner noted that the alley was part of previous ordinances and agreements that at least a six-foot walkway was required. Vice Chair Updike inquired about the administrative use permit for off-site parking. The planner explained that the administrative use permit was being reviewed concurrently with the design review. However, there is a waiting period after the neighborhood notices go out. Redevelopment Commission Regular Meeting November 15, 2023 4 Therefore, a notice of decision date for that is due on November 28, 2023, and the design review is contingent upon the approval of the offsite parking. The planner mentioned that trees on the rooftop would be anchored into architecturally detailed boxes made of steel or glass fiber-reinforced concrete. Mary Ellen Fresquez raised concerns about parking availability in the area, especially in the Elm Street parking lot. This issue should be further investigated to understand the impact of the proposed development on parking and to ensure that sufficient parking options are available for visitors and businesses in the Heritage District. She also talked about an existing easement agreement with the town of Gilbert for access to buildings on the other side of the alley behind the proposed development. Amanda Elliott, Redevelopment Program Manager, shared that the easement in place is under the purview of the Town Council, as they approve that easement. Therefore, it is not in the purview of the Commission to dialogue about that. Shealso explained that the town has a 16-foot right of way in the alley on the east side of that project and that they will be removing parking stalls there to open up access during particular special events and to be utilized for emergency and loading- type zones. 4. DR23-56 – THE BRUNDRETT BUILDING: Site plan, landscaping, grading and drainage, elevations, floor plans, lighting, and colors and materials for approximately 0.365 acres, generally located at 226 North Gilbert Road, and zoned Heritage Village Center. MOTION: Vice-Chair Kendel moved to approve DR23-56, including the findings of items one through five, seconded by Commissioner Bigelow. Motion passed 4-0 via roll call. COMMUNICATIONS Report from COUNCIL LIAISON on current or future events  The Gilbert Days Parade will take place on November 18, 2023, at 8:30 a.m. A map of free public parking is available online.  The Gilbert Water Tower Holiday Lighting Celebration is scheduled for November 27, 2023, at 6:00 p.m. at Water Tower Plaza.  The Town of Gilbert, in conjunction with the Gilbert Chamber of Commerce, will be hosting a Heritage District meetup on December 7, 2023, from 1:30 p.m. to 3:00 p.m. The event will feature a walking tour of the Heritage District moderated by representatives from Gilbert’s Office of Economic Development. You can expect to learn more about current and future investments within the district, including infrastructure projects, higher education, private developments, and the activation of public spaces for retail, art, and Redevelopment Commission Regular Meeting November 15, 2023 5  culture. This is a free event, and you can sign up via the Chamber website at GilbertAZ.com. ADJOURN REGULAR SESSION Chair Kendel adjourned the regular meeting at 6:58 p.m. __________________________________ Casey Kendel, Chairman Redevelopment Commission Regular Meeting November 15, 2023 6