Redevelopment Commission

TOWN OF GILBERT REDEVELOPMENT COMMISSION Gilbert Municipal Center, Council Chambers 50 E. Civic Center Drive, Gilbert, AZ November 20, 2024, 6:00 p.m. COMMISSION PRESENT: STAFF PRESENT: Casey Kendel, Chair John Baird, Deputy Town Attorney Cassandra Updike, Vice Chair Amanda Elliott, Redevelopment Program Manager, Office of (attended virtually) Economic Development Adam Baugh Sydney Bethel Price, Redevelopment Project Manager, Office of Boe Bigelow Economic Development PRESENTER: Kristen Devine, Planner II, Development Services CALL TO ORDER OF THE STUDY MEETING Chair Kendel called the Study Meeting of the Redevelopment Commission to order at 6:01 p.m. 1. DR24-103 HERITAGE NORTH: Heritage Sign Plan for approximately 9.9 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). Kristen Devine (480) 503-6742. Planner Devine advised that the redevelopment site proposal was originally approved in 2022 and a modification to allow for phasing of the development was approved earlier this year. The site will include nine buildings of varying uses. The proposed rooftop sign measures 293 square feet, 25% larger than permitted. The petitioner requested feedback on the sign placement and size. Staff is awaiting a response on mitigating safety concerns, as the sign would be on a hotel terrace. The proposed tenant frontages are F1 Historic (for Gilbert Street), F2 Flexible (for the Commons core), and F3 Neighborhood, which is the most restrictive. The F1 Historic design aims to maintain the area’s historical heritage and could include wall projection, suspended a-frame, and window signs. Neon is encouraged. To avoid clutter, signs would be permitted only on the main and third floors of three-story buildings. Signs permitted on the F2 frontage include those with historic and contemporary architectures, and unique signs are encouraged. Signs should not exceed 14 feet in height or be illuminated. F3 frontages are the most restrictive to avoid disturbances of residents. COMMISSION QUESTIONS/COMMENTS Commissioner Bigelow advised that he supports the 32% increase in the size of the rooftop sign as it would become a town landmark and provide a photo opportunity. For safety, it could be designed to be non-climbable. Redevelopment Commission November 20, 2024 1 Vice Chair Updike asked why a size increase is required and if a mockup is available. Planner Devine responded that a mockup and additional information on the size variance would be requested from the petitioner. Chair Kendel asked about specific measurements for a 250-square-foot sign, who would be responsible for its maintenance, and about advertising opportunities for second-floor tenants, and opined that the sign should be as large as possible. Regarding the sidewalk signs, clutter should be avoided. Planner Devine responded that she would investigate the sidewalk and sign measurements and that tenants would be responsible for the sign’s maintenance. Although second-floor tenants cannot advertise with wall- mounted signs, advertisements not exceeding 25% of the window size are permitted. Commissioner Bigelow requested a line-of-sight study showing the sidewalk view. Planner Devine advised that she will request the study and provide pictures of comparable signs. CALL TO ORDER OF THE REGULAR MEETING Chair Kendel called the Regular Meeting of the Redevelopment Commission to order at 6:16 p.m. ROLL CALL Amanda Elliott, Redevelopment Program Manager, conducted a roll call, and the 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. There were no citizen comments. ADMINISTRATIVE ITEMS Meeting Minutes: Consider approval of the minutes of the regular meeting held on October 16, 2024. MOTION: Commissioner Baugh moved to approve the minutes of the regular meeting of the Redevelopment Commission held on October 16, 2024, as presented, seconded by Commissioner Bigelow. Motion passed 4-0. 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 Redevelopment Commission November 20, 2024 2 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. 2. DR24-93 HERITAGE NORTH: Commercial Design Guidelines for approximately 9.9 acres, generally located at the southwest corner of Gilbert Road and Juniper Avenue, and zoned Heritage Village Center (HVC) with a Planned Area Development (PAD) overlay. Kristen Devine (480) 503-6742. Commissioner Baugh recused himself from the discussion. Planner Devine reiterated the specifications of the F1 (historic), F2 (mixed use), and F3 (most restrictive) proposed frontages. Only customized signs (no national chain prototypes) would be permitted on F1 frontages, F2 frontages are intended to include historical and contemporary architecture, and F3 frontages do not permit customization, existing stores cannot be modified, and new awnings, outdoor patios, or illuminated advertising is prohibited. A modified transparency approved through the PAD was presented, noting that 50% transparency would be mandated for parks, multi-family structures, and the hotel building. Certain locations would be limited to 25% transparency, and 75% would be required for the Heritage District. Benjamin Tate of Withey Morris Baugh, on behalf of Creation, advised that the design reflects the district’s character and that the transparency modifications align with retail and other spaces. COMMISSION QUESTIONS/COMMENTS Commissioner Bigelow agreed that 75% transparency is inappropriate for residential areas as the development is mixed-use. Chair Kendel asked if customized storefronts would be presented to the Commission for approval. Planner Devine responded that they would be presented for approval only if they did not meet the design guidelines. A planner would be assigned to the permit application. There were no citizen comments. MOTION: Vice Chair Updike moved to approve DR24-23 Heritage North as presented, seconded by Commissioner Bigelow. Commissioner Baugh abstained. Motion passed 3-0. COMMUNICATIONS REPORT FROM THE CHAIR ON CURRENT OR FUTURE EVENTS There was nothing to report. REPORT FROM THE COMMISSIONERS ON CURRENT OR FUTURE EVENTS Commissioner Baugh advised that the Claire House remains on track to be preserved. Chair Kendel noted that it may be relocated beside Heritage District South, the oldest building in Gilbert. REPORT FROM THE STAFF LIAISON ON CURRENT OR FUTURE EVENTS Redevelopment Commission November 20, 2024 3 Amanda Elliot advised that Gilbert Days would be held on November 23, 2024, and that Gilbert Road would be shut down from 5:00 a.m. to 11:00 a.m. The parade is from 9:30 a.m. to 11:00 a.m. Fee parking locations can be found on the website under the Parking tab. The Heritage District meetup, in partnership with the Gilbert Chamber, will be held on December 3, 2024, from 1:30 p.m. to 3:00 p.m. at HD South. After a year of renovations, the water tower will reopen. The ceremony will be held on December 16, 2024, from 6:00 p.m. to 8:30 p.m. ADJOURN REGULAR SESSION Chair Kendel adjourned the meeting at 6:48 p.m. _______________________________ Casey Kendel, Chair Redevelopment Commission November 20, 2024 4