Redevelopment Commission

TOWN OF GILBERT REDEVELOPMENT COMMISSION Gilbert Municipal Center Council Chambers 50 E. Civic Center Drive, Gilbert, AZ February 19, 2025 COMMISSION PRESENT: STAFF PRESENT: Casey Kendel, Chair John Baird, Deputy Town Attorney Cassandra Updike, Vice Chair Jim Torgeson, Council Liaison Adam Baugh Amanda Elliott, Redevelopment Program Manager, Boe Bigelow Office of Economic Development PRESENTER: Kristen Devine, Planner II, Development Services Veronica Gonzalez, Principal Planner 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. ALLEY IMPROVEMENTS: Discussion on proposed alley improvements located behind the Exorwoods Building, adjacent to Water Tower Plaza, involving modifications to pedestrian access, drainage, and emergency vehicle clearance. Kristen Devine (480) 503-6742. Planner Devine introduced the proposed alley improvements located behind the Norwood Building, adjacent to Water Tower Plaza. The project aims to provide a level transition between two buildings following the removal of a previously existing structure that encroached on the alley easement. The proposal includes a speed table to raise the alley’s roadway, ensuring a flush connection between the buildings. Additionally, a four-post shade sail canopy is proposed to provide coverage. Engineering concerns regarding drainage compliance and emergency vehicle access are under review. COMMISSION QUESTIONS/COMMENTS Commissioner Baugh inquired whether the speed table was intended as a traffic-calming measure or if its purpose was solely to create a level walkway between buildings. Planner Redevelopment Commission February 19, 2025 1 Devine clarified that the speed table’s primary function is to provide a flush transition between the front and rear buildings and is not intended to regulate traffic speed. Commissioner Baugh also questioned whether the alley would be designated for vehicular or pedestrian traffic and how the speed table might impact circulation patterns. Planner Devine stated that vehicular access is still under review, and the final designation of the space has not yet been determined. Commissioner Updike raised concerns regarding the fire safety requirements of the canopy and whether the shade sail material would meet fire code standards. Planner Devine confirmed that the canopy would be removable and that fire sprinklers would be installed on either side of the structure as required by code. Commissioner Updike inquired whether the two adjacent buildings were of equal height and whether future building additions could alter wind patterns within the alley. Planner Devine acknowledged that the potential wind tunnel effect was a valid concern and would need further assessment. Commissioner Bigelow requested clarification on the speed table height and its impact on accessibility. Planner Devine stated that the proposal currently calls for a two-foot height, but modifications may be necessary to ensure proper drainage and accommodate fire truck clearance. Chair Kendel questioned the necessity of the canopy, noting that the space is an alley, not a designated gathering area. Planner Devine explained that the canopy was primarily intended for aesthetic purposes, creating a covered transition between the two buildings that mimics the previous enclosure before it was removed. Chair Kendel raised concerns regarding fire truck clearance and the drainage impact of the raised speed table. Engineering staff confirmed that clearance must meet the 15.5-foot requirement for emergency vehicles. Development Engineering Manager Tom stated that stormwater drainage remains a major concern, and further analysis is required before the design can be approved. Commissioner Bigelow asked whether the speed table and canopy would be easily removable in case of future maintenance or utility work. Engineering staff confirmed that the canopy could be disassembled as needed, but the speed table would require demolition to remove, making it a more permanent structure. Commissioner Bigelow inquired about responsibility for maintenance and removal costs should the speed table need to be demolished for utility access. Redevelopment Commission February 19, 2025 2 Engineering staff clarified that the property owner would be financially responsible for removal and restoration under the terms of an encroachment agreement with the town. Commissioner Baugh commented on the broader implications of the alley improvement proposal, emphasizing that while the design aims to accommodate the property owner’s request for a level transition between buildings, the town’s right-of-way must remain a priority. He noted that the alleyway has historically been public space, and while adjustments have been made over time to meet business needs, the town has an obligation to maintain its easements and ensure public access is not compromised. He acknowledged that the Redevelopment Commission is being asked to consider a unique accommodation, and while the speed table and canopy may provide functional benefits, the town must also weigh long-term accessibility, emergency response needs, and infrastructure maintenance. CALL TO ORDER OF THE REGULAR MEETING Chair Kendel called the Regular Meeting of the Redevelopment Commission to order at 6:21 p.m. ROLL CALL Amanda Elliott, Redevelopment Program Manager, conducted a roll call, and the quorum was confirmed. TJ Claassen was absent. 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 November 20, 2024. MOTION: Commissioner Baugh moved to approve the minutes of the regular meeting of the Redevelopment Commission held on November 20, 2024, as presented, seconded by Commissioner Bigelow. Motion passed 4-0. Redevelopment Commission February 19, 2025 3 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. 2. DR24-103 HERITAGE NORTH: Consider approval of the 25% increase signage request for the Heritage North Sign Program for approximately 9.9 acres, located at the southwest corner of Gilbert Road and Juniper Avenue, 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 presented the Heritage North Sign Program, originally approved in 2022, which now requires modifications to the phasing plan and signage allowances for the 9.9- acre site, located at the southwest corner of Gilbert Road and Juniper Avenue. The development includes nine buildings with a mix of commercial, residential, and public uses, necessitating a comprehensive signage strategy to ensure cohesion with the district’s architectural and historical character. A key feature of the sign program update is the proposed rooftop sign, measuring 187.5 square feet. The applicant has requested the option to increase the sign size to 250 square feet, which exceeds the Land Development Code (LDC) maximum but could be permitted with Commission approval. The redevelopment plan also introduces structured tenant frontages, categorized into three distinct signage zones based on location and building type:  F1 Historic Frontage (Gilbert Road) – Intended to preserve the district’s historical character, this frontage allows wall, projecting, suspended, awning, canopy, and painted signs. Neon signage is encouraged to reflect the vintage aesthetic of the Heritage District, aligning with traditional downtown commercial storefronts.  F2 Flexible Frontage (Commons Core) – Designed to accommodate both historic and contemporary sign styles, this frontage allows a broader range of signage while discouraging face-lit pan-channel letters, which are typically associated with modern retail chains. The goal is to encourage unique and creative signage that integrates with the surrounding architectural elements.  F3 Neighborhood Frontage (Most Restrictive) – This frontage applies to multi-family residential buildings and parking structures, where sign allowances are highly Redevelopment Commission February 19, 2025 4  regulated. Signs in this zone cannot exceed 14 feet in height and must not be illuminated to minimize disruptions to nearby residents. Additionally, neighborhood identification signs were introduced into the sign program. These signs will be classified as wall signs, meaning their square footage will count against the total allowable signage for each respective building. This could potentially limit tenant signage options, leading the applicant to request a 25% increase in signage allowances to compensate for the square footage impact of these identification signs. Planner Devine stated that the proposed modifications align with the Heritage District’s redevelopment objectives while ensuring adequate signage opportunities for businesses. However, staff is continuing to assess the potential impact of the requested variances, particularly regarding signage visibility, pedestrian wayfinding, and maintaining the district’s historic integrity. COMMISSION QUESTIONS/COMMENTS Commissioner Bigelow expressed support for increasing the rooftop sign size to 250 square feet, stating that it would serve as a landmark feature and a recognizable photo opportunity for the town. He stated that the increased sign size would be more visible from key entry points into the district and would align with the town’s character and branding goals. Chair Kendel raised concerns regarding sidewalk signage, particularly A-frame signs, and whether their placement might contribute to visual clutter or obstruct pedestrian pathways. Planner Devine confirmed that businesses would be permitted to use A-frame signs, but they must be placed directly in front of the respective business and removed after business hours to prevent excessive clutter on sidewalks. She further clarified that the Heritage District’s Land Development Code (LDC) establishes specific restrictions on placement, ensuring that signs do not interfere with accessibility requirements or pedestrian movement. Chair Kendel inquired about advertising opportunities for second-floor tenants, questioning whether businesses located on upper levels would have adequate visibility under the current signage regulations. Planner Devine explained that second-floor tenants are not permitted to have wall- mounted signage but may utilize window signage covering up to 25% of the window area. This restriction is intended to maintain aesthetic consistency across building facades and prevent excessive or intrusive signage in multi-story structures. There were no citizen comments. Redevelopment Commission February 19, 2025 5 MOTION: Vice Chair Updike moved to approve DR24-103 Heritage North, seconded by Commissioner Bigelow. Commissioner Baugh abstained. Motion passed 3-0. 3. Z25-01 LDC TEXT AMENDMENT: Consider approval of a text amendment to the Land Development Code (LDC) Section 6.1.9(A) regarding the Redevelopment Commission Membership, allowing the addition of an alternate member to serve in cases of Commissioner absence. Principal Planner Gonzalez presented the proposed LDC Text Amendment, which would introduce the addition of one alternate member to the Redevelopment Commission. This alternate would be appointed by the Mayor and serve a one-year term. The role of the alternate would be limited to filling in only in cases of an absence, ensuring that the Commission could consistently maintain a quorum during meetings COMMISSION QUESTIONS/COMMENTS Commissioner Baugh expressed support for the amendment, noting that frequent recusals often create quorum issues, which can delay decision-making and hinder the Commission’s ability to conduct business efficiently. He noted that, given the specialized nature of the Redevelopment Commission, recusals are common and should be anticipated in procedural planning. He identified that having an alternate member would help ensure consistency and prevent delays when recusals occur. Vice Chair Updike inquired whether the alternate member could fill in for recusals, rather than just absences, highlighting that recusals are often more frequent than unexcused absences on the Commission. Town Counsel John Baird clarified that the Planning Commission's alternates only fill in for absences, but there is no statutory restriction preventing the Redevelopment Commission from modifying the proposal to include recusals as well. He explained that while allowing alternates to step in for recusals is not common practice, the Redevelopment Commission has the authority to adopt its own procedures if it chooses to expand the alternate’s role. There were no citizen comments. MOTION TO AMEND: Commissioner Baugh moved to amend Z25-01 to include recusals as a valid reason for the alternate member to participate, seconded by Commissioner Bigelow. Motion to amend passed 4-0. MOTION: Commissioner Baugh moved to approve Z25-01 LDC Text Amendment, as amended, seconded by Commissioner Bigelow. Motion passed 4-0. COMMUNICATIONS Redevelopment Commission February 19, 2025 6 REPORT FROM THE CHAIR ON CURRENT OR FUTURE EVENTS Chair Kendel had no updates to report. REPORT FROM THE STAFF LIAISON ON CURRENT OR FUTURE EVENTS Council Liaison, Jim Torgerson thanked Chair Kendel and Vice Chair Updike for continuing their leadership roles through November 2025. He announced the return of the Heritage District Concert Series, featuring live music every Thursday in March from 6:30 to 8:30 p.m. at Water Tower Plaza. Torgerson also noted that the Gilbert Elementary Kindness and Service Club’s "Spread Gilbert Kindness" Postcard Project, which showcases student artwork on postcards available at Liberty Market, Joe’s Real BBQ, and Snooze. Additionally, he reminded the Commission of the upcoming Council Workshop on the Heritage District, scheduled for March 6, 2025, at the University Building from 8:30 a.m. to 4:00 p.m. ADJOURN REGULAR SESSION Chair Kendel adjourned the meeting at 6:52 p.m. _______________________________ Casey Kendel, Chair Redevelopment Commission February 19, 2025 7