Redevelopment Commission

TOWN OF GILBERT REDEVELOPMENT COMMISSION Gilbert Municipal Center Council Chambers 50 E. Civic Center Drive, Gilbert, AZ June 19, 2024 COMMISSION PRESENT: STAFF PRESENT: Casey Kendel, Chair Jim Torgeson, Council Member Cassandra Updike, Vice Chair John Baird, Deputy Town Attorney (attended virtually) Adam Baugh Amanda Elliott, Redevelopment Program Manager, Office of Boe Bigelow (attended virtually) Economic Development TJ Claassen (attended virtually) Sydney Bethel Price, Redevelopment Project Manager, Office of Economic Development PRESENTER: Kristen Devine, Senior Planner, Development Services Ashlee MacDonald, Principal Planner, Development Services CALL TO ORDER OF THE STUDY MEETING Chair Kendel called the Study Meeting of the Redevelopment Commission to order at 6:00 p.m. 1. DR24-37 LUMBER YARD: Site plan, landscaping, grading and drainage, elevations, floor plans, lighting, and colors and materials for approximately 9.58 acres, generally located east of Neely Street between Cullumber Avenue and the railroad, pending a rezoning to Multi-Family High (MF/H) with a Planned Area Development (PAD) overlay. Kristen Devine (480) 503-6742. Planner Devine presented the redevelopment site located west of the Heritage District, northeast of Neely Street and Cullumber Avenue, and bordered by industrial, multi-family, and public facility and institutional zoning. Rezoning was approved in May and Planner Devine was seeking input on the designer view submittals as the site is located within 1,000 feet of the Heritage District. She specifically asked for feedback on the elevations and other general feedback. The site is approximately 9.5 acres and zoned multi-family high. The client is seeking to develop a 285-unit complex with studio, one-bedroom, and two-bedroom units split between three buildings of three and four stories tall. The largest building will surround a pool and amenities area, including a fitness lawn, outdoor kitchen, and firepits. Additional amenities include two dog parks, naturescapes, outdoor seating, a coffee and beverage bar, a mini market, and a business center. The applicant's plan included the 441 required parking spaces. The secondary access route would be placed at the northeast corner of the site and travel along the eastern boundary of the property to Phoenix Avenue. A Planned Area Development (PAD) overlay was approved to reduce the required open space to 35%. Concerns raised by staff and discussed with the applicant included exposed downspouts that need to be internalized, the Redevelopment Commission June 19, 2024 1 flat rooflines, the balcony design, and material continuity. Staff also suggested some additional design elements to break up the visual monotony of the exteriors and asked that the exterior finishes be consistent. Planner Devine reviewed the proposed development including the site location, building design including primary and secondary entrances, building materials and colors, and landscaping plans. Planner Devine also provided some examples of the colors and materials used in the development along with a brief overview of the proposed floor plan. In conclusion, Planner Devine requested feedback on the proposed roofline elevation and for any additional feedback the Commission wished to provide. COMMISSION QUESTIONS/COMMENTS Amanda Elliott noted that Commissioner Baugh left prior to the presentation as he was recusing himself for this item. Chair Kendel noted that no vote would be required for this item, but Commissioners could provide feedback. Vice Chair Updike sought clarification of the roof pitch on the buildings. Planner Devine stated that the roofs were flat, but she did not know the exact pitch. Vice Chair Updike asked if the height was to the top of the roof or to the top of the parapet. Planner Devine stated that the concern was not with the roof pitch, but that there was such a long expanse of roof at the same elevation without variation. Vice Chair Updike stated that if there is a desire for variation in material and colors, there might be room for some additional height variation as well but noted that she was not concerned about the flat roof. Planner Devine stated that the Planning Commission also did not have a concern about the roof, and the concern was raised at the staff level. Commissioner Bigelow stated that he was less concerned about the roof line, but agreed with staff that the balconies seem to be an afterthought and it would be preferable to see some larger patios and to set some back deeper into the building to create a variation in depth and more visual interest. Commissioner Claassen noted that the site is within 1000 feet of the Heritage District, but not within the Heritage District itself, and asked how much variation staff was willing to see from the Heritage District Design Guidelines. Planner Devine stated that staff were hoping the building's appearance would be complementary to the Heritage District because it will be visible from the Heritage District, but noted that the development is not bound to follow Heritage District Design Guidelines. Commissioner Claassen asked to review the proposed exterior finishes and stated that the building appearance is somewhat uninteresting, and the patios may be one factor that could be improved with depth variation and possibly awnings to add shade. He suggested the addition of some iron and glass to the exterior finishes. Commissioner Bigelow expressed appreciation that the study session focused on the building design and was within the scope of the Commission. He noted that a few of the problems could be solved simultaneously and sought clarification of the length of the building facing Neely. Planner Devine confirmed that the building length was approximately 220 feet. Commissioner Bigelow examined the portion of the building frontage between the two downspouts, noting that it was an ideal area to break up the roofline, create some depth variation, and recess the downspouts. Redevelopment Commission June 19, 2024 2 Commissioner Bigelow expressed appreciation for the staff's work to keep building materials consistent on both the front and back of the property to give it a better overall feel and look. Commissioner Bigelow suggested that the updated plan included some variation in the roof line and improvements to the balcony design. Chair Kendel agreed with the Commissioners and stated that the addition of some brick and iron and breaking up the elevation of the building facing Neely would be helpful. Chair Kendel inquired if there was a parking issue noted when the development was first presented to the Commission. Planner Devine confirmed that the building was approximately 100 spaces underparked in the initial design so the developer acquired some additional property to the north to provide more parking spaces. She noted that the current design included exactly the minimum number of required parking spaces. Commissioner Claassen agreed with Commissioner Bigelow that some variation of the elevation between the downspouts would address some concerns and referenced the District Lofts project that included multiple buildings, each with their own visual identity. He recommended that in addition to changes to the area between the downspouts, changing the materials and façade of that center section would give the appearance of three separate buildings for improved curb appeal and to satisfy the request to make the downspouts internal. Commissioner Bigelow referred to Hale Theatre's design, which makes a large, single-use building look multi- dimensional through the use of different materials. He noted that the flat stucco finish is acceptable, but it would be preferable if the design were updated to use more materials and create visual variety. Commissioner Claassen agreed. ADJOURN STUDY SESSION Chair Kendel adjourned the study session at 6:23 p.m. CALL TO ORDER OF THE REGULAR MEETING Chair Kendel called the Regular Meeting of the Redevelopment Commission to order at 6:23 p.m. ROLL CALL Amanda Elliott, Redevelopment Program Manager, conducted a roll call. All Commissioners were present, and quorum was confirmed. 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. One request for communication from a citizen, Doralise Liddell, was put forward. Ms. Liddell stated that she wished to speak on the DR24-37 LUMBERYARD project. She noted she had not attended any community planning meetings on the project as it was not in her neighborhood, and she did not believe it would impact her. She asked why the building was put on the agenda of a Redevelopment Commission Study Session when the building did not meet fire code requirements. She also inquired why the developer gave the town $50,000 for Redevelopment Commission June 19, 2024 3 traffic mitigation and questioned the developer's insertion of a connector road to Phoenix Avenue, which it does not own. She provided an overview of the Phoenix Avenue right-of-way and noted that the developer should expand Phoenix Avenue to create functional secondary access, but taxpayers should not be paying for this easement as it does not accommodate the Town. She stated that the easement intended for the fire exit was not appropriate for fire trucks and would only be used by residents as an additional entrance and opined that the development serves the interest of a private developer. Ms. Liddell concluded that with the utilization of Phoenix Avenue, the property should be designated as within the Heritage District. Staff Liaison, Amanda Elliott, noted that the commission may not converse on this item but that the citizen may work with staff directly and it was her understanding that the citizen was already conversing with members of planning and engineering. ADMINISTRATIVE ITEMS Meeting Minutes: Consider approval of the minutes of the regular meeting held on April 17, 2024. MOTION: Commissioner Baugh moved to approve the minutes of the regular meeting of the Redevelopment Commission held on April 17, 2024, as presented, seconded by Commissioner Claassen. Motion passed 5-0. 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. To comment on a Public Hearing Item, individuals must fill out a public comment form indicating the Item Number on which they 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 that do not require additional staff, public, or Commission comments with a single vote. Chair Kendel noted that Commissioner Baugh and Commissioner Claassen had recused themselves from Items 2, 3, and 4. 2. DR23-109 (DR20-48A) HERITAGE NORTH: Design Review amendment for site plan, landscaping, grading and drainage, elevations, floor plans, lighting, and colors and materials for approximately 9.9 acres, generally located at the southwest corner of Gilbert Road and Juniper Avenue, and zoned Heritage Village Center with a Planned Area Development (PAD) overlay. Ashlee MacDonald (480) 503-6748. Planner MacDonald presented the redevelopment site located at the southwest corner of Juniper Avenue and Gilbert Road, also known as the North Anchor site, Heritage Park, or Heritage North. The site is approximately 11.97 gross acres or 9.9 net acres. The development was originally approved by the Redevelopment Commission in February 2022. Since that time, the applicant has worked with staff and in April 2024, Council approved a PAD amendment to allow phasing of the development. The phased development plan was presented for review by the Redevelopment Commission. Planner MacDonald described the development plan and provided an overview of the master site plan including descriptions of the location, the nine proposed buildings and their usage, and a full buildout plan for the site. Planner MacDonald presented the proposed phases and detailed which buildings would be constructed in each Redevelopment Commission June 19, 2024 4 phase. She noted there were no changes to the parking plan, which slightly exceeds the number of required parking spaces at full buildout and also during the phased construction through the provision of a temporary surface parking lot. Planner MacDonald reviewed the updated elevations, noting changes from the original plan that were discussed with staff and included alignment of exterior canopies, updates to an electrical service room, and some adjustments to landscaping on the south portion of the lot. In conclusion, Planner MacDonald reported that staff recommended the acceptance of this proposal. COMMISSION QUESTIONS/COMMENTS Commissioner Bigelow asked if the delay in approving the plan was the work the applicant needed to do with SRP with respect to the easement. Planner MacDonald confirmed that this was a significant factor in the delay. Commissioner Bigelow discussed the importance of ensuring all outstanding items are approved to permit the project to move forward in a timely manner. Planner MacDonald noted that the applicant is bound to complete the project to the phased development schedule through the Development and Disposition Agreement (DDA) approved by the Town Council. Planner MacDonald stated that the change in the market for office space was a factor in postponing the office until the second phase. Vice Chair Updike sought clarification on whether some of the varied elevations and exterior finish colors were removed in the updated elevations. Planner MacDonald noted that staff has discretion if a submitted change is substantially similar to what was originally approved. She noted that changes to the canopy height would not be visible to people on the street and that changes to exterior materials were not significantly different. Vice Chair Updike asked if the hotel portion of the project is self-parked. Planner MacDonald clarified that the multi-family building parks itself, but the hotel will use space in the south garage of Building 8 and has drop-off spaces in front of the building. Chair Kendel sought clarification of the number of stories in Building 8 and noted that the paseo was cutting through the parking lot. Planner MacDonald clarified that the building is five stories and noted that the paseo does cut through parking in Phase 1, but the lot is temporary and would be removed in Phase 2. Chair Kendel sought clarification of where hotel visitors and office staff would park during construction once Phase 2 commences. Planner MacDonald explained that staff had similar concerns and relayed to the applicant that they would need to apply for an AUP so the district could absorb some parking during construction. The applicant was also asked to find space for additional temporary parking to offset the 164-space deficit during construction. Chair Kendel sought clarification of the order of construction within Phase 2 and if there would be a period in which vehicles would be diverted through the paseo for parking. Planner MacDonald confirmed that this would be the case. Commissioner Bigelow noted that some approvals were expiring and would need to be extended, and asked if there is a set timeline for the length of Phases 1 and 2. Planner MacDonald noted that the applicant would be able to provide clarity on this. Redevelopment Commission June 19, 2024 5 Chair Kendel observed that the development agreement included a guarantee on the buildout of Phase 2, and asked if the applicant might opt to not build Phase 2. He further asked if there was an exit onto Gilbert Road. Planner MacDonald confirmed that there is access from Gilbert Road. Commissioner Bigelow noted that the Redevelopment Commission's role is not to enforce fire code or engineering, but recommended clarifying that there was a plan for the transition from Phase 1 to Phase 2 to ensure it is clear what the developer and the town will be required to do. Planner MacDonald provided details of the project schedule, noting that Phase 1 was scheduled for the fall of 2024 and Phase 2 is scheduled for winter 2025. Commissioner Bigelow asked what happens if there is a lengthy delay between the phases. Planner MacDonald stated that the planning office would have internal conversations to clarify these items. Alex Hayes spoke on behalf of the Applicant. He noted that the only item presented for approval was the phasing plan, which had been approved by the Town Council. He stated that hotel parking would be addressed via the commercial garage and surface parking. He noted a desire to begin construction as soon as possible, once final approval is obtained, and confirmed his intent to abide by the development timelines. Chair Kendel asked if the request included signage. Alex Hayes noted that a signage request would be submitted separately. Commissioner Bigelow clarified that his concern is ensuring there is a plan in place and that the intended quality of the build can be maintained. Chair Kendel sought clarification if the developer had plans for parking in Phase 2. Alex Hayes stated that a detailed parking plan for the interim phase of six to eight months was not completed, but the builder would try to find available parking space while the commercial garage is under construction. Chair Kendel sought clarification on how long the parking garage build would take. Alex Hayes stated it would take six to eight months. Doralise Liddell raised a concern about the naming of Park Avenue, noting that in an emergency response, the public would be calling help to Park Avenue. This could cause confusion between East Park Avenue, West Park Avenue, and Park Avenue. Planner MacDonald noted a typo in Condition 1, which was dated May 2024 and should be dated June 19, 2024. She also noted a condition in the agreement that the street names be modified. Commissioner Bigelow noted that for UP23-44 HERITAGE NORTH, the ground floor was originally residential but was changed to commercial to reduce the amount of glass on the main floor. However, the submitted plan permitted the ground floor to be residential. Planner MacDonald noted that she would review the use permits on the completion of the design review, but confirmed that the use permit still permits ground floor residential as concerns about the amount of transparency on the ground floor had been addressed. MOTION: Vice Chair Updike moved to approve DR23-109 Heritage North as presented, seconded by Commissioner Bigelow. Motion passed 3-0. 3. UP23-44 HERITAGE NORTH-GROUND FLOOR RESIDENTIAL: Request to extend a Conditional Use Permit approval (UP20-06) on approx. 9.9 net acres located at the southwest corner of Gilbert Road and Redevelopment Commission June 19, 2024 6 Juniper Avenue to allow ground floor residential in the Heritage Village Center (HVC) zoning district. Ashlee MacDonald (480) 503-6748. 4. UP23-45 HERITAGE NORTH-HOTEL: Request to extend a Conditional Use Permit approval (UP20-08) on approx. 9.9 net acres located at the southwest corner of Gilbert Road and Juniper Avenue to allow a hotel in the Heritage Village Center (HVC) zoning district. Ashlee MacDonald (480) 503-6748. Planner MacDonald presented the redevelopment site located at the southwest corner of Juniper Avenue and Gilbert Road, also known as the North Anchor site, Heritage Park, or Heritage North. The site is approximately 11.97 gross acres or 9.9 net acres. The development was originally approved by the Redevelopment Commission in January 2022 for ground-floor residential uses and a hotel in the Heritage District. She noted that use permits are good for three years unless the use has commenced, and was seeking approval for an extension of the permits. UP-23-44 (UP20-06A) is a conditional use permit to allow ground-floor residential in the Heritage Village Center zoning district with a PAD overlay. UP-23-45 (UP20-08A) is to permit a hotel in the zoning district. Planner MacDonald provided an overview of the site plan and the location of the planned development. Planner MacDonald reviewed the four findings of fact the Commission must consider in approving the application. Planner MacDonald reviewed the ground floor residential building plan, noting that at 288 units it exceeds the minimum 250 required units per the DDA, and included an added condition requiring ground floor windows. The hotel will be 80,000 square feet with 100 rooms and conforms with the Heritage District Redevelopment Plan, which designated a hotel in the area. Commissioner Bigelow sought clarification of the plan to extend the ground floor retail and asked if having a gym and coffee shop would be sufficient to accommodate the needs of the area. Planner MacDonald stated that staff were comfortable with the overall amount of commercial development on the site. Commissioner Bigelow noted his only concern is whether there will be enough retail space, and he was satisfied that staff had reviewed these items. Vice Chair Updike noted no concerns with the request. MOTION: Vice Chair Updike moved to approve UP23-44 Heritage North Ground Floor Residential, subject to conditions A through C, seconded by Commissioner Bigelow. Motion passed 3-0. MOTION: Vice Chair Updike moved to approve UP23-45 Heritage North Hotel, subject to conditions A through C, seconded by Commissioner Bigelow. Motion passed 3-0. 5. DR23-83 (DR18-221-A) HD SOUTH: Site plan, landscaping, grading and drainage, elevations, floor plans, lighting, and colors and materials for approximately 2.28 acres, generally located at the southwest corner of Gilbert and Elliot Roads, and zoned Public Facilities/Institutional (PF/I). Ashlee MacDonald (480) 503-6748. Planner MacDonald presented the plan for HD South, located at the southwest corner of Gilbert Road and Elliot Road, which holds the Gilbert Historical Museum. She noted where the Museum expansion will be built. The site is approximately 2.28 acres and will house a 6,200 square-foot expansion. 109 parking spaces are required Redevelopment Commission June 19, 2024 7 and will be provided, 90 of them offset per an agreement with Gilbert Public Schools. Landscaping improvements are included in the plan and will enhance the outdoor events space and conform to the Heritage District design guidelines. The site conforms to open space requirements with 42% open space overall. Planner MacDonald presented the elevations for the expansion and reviewed the floor plan, colors, and materials. She noted the plan had received initial approval in 2019 and that approval expired May 15, 2022. The applicant was seeking renewal of approval to begin securing building permits and move ahead with construction. Commissioner Baugh expressed appreciation that the Museum is a non-profit with limited resources and the inclusion of areas of hardscape that will be easy to maintain. He sought clarification on whether the front landscape along Gilbert Road was included. Planner MacDonald confirmed that the landscape along Gilbert Road was not part of the plan. Vice Chair Updike asked to review the zoning map. Chair Kendel sought clarification on whether the street parking would be shared with the school. Planner MacDonald confirmed that it would. MOTION: Commissioner Baugh moved to approve the findings of facts for DR23-83 HD South, subject to conditions, seconded by Vice Chair Updike. Motion passed 5-0. 6. DR24-60 WATER TOWER PLAZA LANDSCAPING: Landscaping for approximately 0.62 acres, generally located at the southeast corner of Ash Street and Page Avenue, and zoned Public Facility/Institutional (PF/I). Kristen Devine (480) 503-6742. Planner Devine presented a landscape deviation request for Water Tower Plaza, located at the southeast corner of Ash Street and Page Avenue. Its zoning is public facility and institutional. Planner Devine noted that landscaping in the area usually follows Heritage District Design Guidelines and any deviation must be approved by the Commission. She noted that the renovations to Water Tower Plaza were approved in January 2024, and the only request in front of the Commission was for landscaping. Planner Devine outlined two deviation requests, including a request for five ghost gum trees and eight totem pole cacti. Prior to the renovation, ghost gum trees were on-site but were unable to be salvaged. The cacti would be in steel planters beneath the water tower and would enhance the steel structure of the tower. She noted that staff recommended approval of the request. Commissioner Baugh asked for a rationale for installing ghost gums. Planner Devine confirmed that the primary reason was to restore the type of tree previously in the area and that the vertical nature of the trees was a good fit for the area. Commissioner Baugh expressed concern that ghost gums are not attractive trees and do not provide a shade canopy. Commissioner Bigelow concurred that a tree that provided shade would be preferable in the area. Bradley Sampayan spoke on behalf of the Applicant and noted an intent to honor the original feel of the location. He explained that other trees had been explored for the area. Commissioner Baugh asked if the exhibit identified structures that would provide shade. Planner Devine reviewed the landscape plan and identified various structures and landscaped areas on the plan. Redevelopment Commission June 19, 2024 8 Commissioner Bigelow expressed support for the plan if the plantings are appropriate, but expressed concern that the ghost gums were chosen simply to replace the previous plantings. Chair Kendel asked what other trees were considered for the area. The Applicant stated that Red Push Pistache were originally approved for the area. He noted that the roots of the Red Push Pistache could create problems with structures planned for the site, while the ghost gum has a narrower root structure. Commissioner Baugh stated he felt it was a missed opportunity to encourage people to linger in the area due to the lack of a shade canopy and wondered if there are other trees that might be used. Commissioner Claassen noted he was satisfied with the applicant's explanation, though he saw merit in Commissioner Baugh's concern. MOTION: Vice Chair Updike moved to approve the DR24-60 Water Tower Plaza Landscaping proposal, as presented, seconded by Chair Kendel. Motion passed 3-2 with Commissioner Baugh and Commissioner Bigelow voting against the motion COMMUNICATION REPORT FROM THE CHAIR ON CURRENT OR FUTURE EVENTS Chair Kendel stated that the Clare House had a reprieve for several weeks and noted that donations are still accepted through hdsouth.org and are tax deductible. He encouraged anyone with questions to reach out to Denise Lopez at HD South. Council Member Torgeson thanked everyone for their participation in the meeting and noted that a recording of the meeting would be available on the town's YouTube page. He reported that the Gilbert Town Council had approved a new redevelopment boundary for northwest Gilbert from Arizona Avenue east to Lindsay Road and Baseline Road South to Ray Road. This boundary excludes the Heritage District. The next step is to work with the community on a redevelopment plan before it is brought to Council for adoption. On July 4, 2024, the Town will host an Independence Day celebration at the Gilbert Regional Park. The event is free, but parking is $15. More details are available on the town's event calendar. ADJOURN REGULAR SESSION Chair Kendel adjourned the meeting at 7:48 p.m. _______________________________ Casey Kendel, Chair Redevelopment Commission June 19, 2024 9