Planning & Zoning Commission Working Session

Gilbert Municipal Center
1025 S. Gilbert Rd.

March 7, 2001

COMMISSION PRESENT:

Vice Chairman Joan Krueger, Commissioner Susan Preiss, Commissioner Stan Strom, Commissioner Brigette Peterson, Commissioner Dan Dodge, Commissioner James Beene, Michael Monroe (Alternate)

STAFF PRESENT:

Planning Director Jerry Swanson, Planning Manager Maria Cadavid, Planning Manager Linda Edwards, Senior Planner Mario Mangiamele, Senior Planner Dan Fairbanks, Senior Planner Geir Sverdrup

ALSO PRESENT:

Town Attorney Kelly Schwab, Wayne Bryon, Gilbert Independent Newspaper, Council Member Mike Evans, Recorder Trasie Johns

CALL TO ORDER:

Vice Chairman Joan Krueger called the meeting to order at 5:10 p.m. She explained that Chairman Karl Kohlhoff would not be present for the Working Session, but would join the Commission for the Regular Meeting.

GENERAL PLAN UPDATE:

Senior Planner Geir Sverdrup explained that he had provided a copy of the General Plan Update and the Community Design Element for the Commission and asked if they had any comments on the information provided. He explained that the document was designed to give the development community an understanding of how to develop their products and how they wanted them to look.

Vice Chairman Joan Krueger stated that she felt the document looked terrific.

Commissioner Brigette Peterson stated that she found a couple typographical errors and would e-mail them to Mr. Sverdrup.

Mr. Sverdrup stated that they were working towards March 23, 2001 as the date to send out the entire General Plan for the 60-day review period. He added that they had a good General Plan.

Planning Director Jerry Swanson informed the Commission that this project was done with a very aggressive schedule and being completed in a timely matter.

Presentation review of draft Heritage District Redevelopment Plan for feedback and comments prior to final recommendation.

Carl Harris-Morgan, Community Development Specialist with the Town of Gilbert described that he was presenting the revised Heritage District Redevelopment Plan for the Commissioners consideration and comments. He stated that the plan would be coming back to the Commission later in the spring, around May, to request a formal recommendation with its conformance with the General Plan. He added that they were not looking for any action from them, just their comments and recommendations.

Mr. Harris-Morgan noted that he wanted to describe the ladder part of the plan, skipping the first half of the plan. He showed a visual aid of page 27 of the packet he provided to the Commission in the Redevelopment Plan. He asked the Commission to let him know how much detail they would like for him to explain regarding this plan.

Vice Chairman Joan Krueger asked Mr. Harris-Morgan to explain the changes that have been made since their last review.

Mr. Harris-Morgan explained that the biggest change was with the language on pages 28-32 regarding the transitional area into the north and south into the district. There were also some new categories created: central core area with emphasized zero setbacks and other traditional downtown design elements; off of Gilbert Road would have more commercial with the traditional type uses where parking would be permitted and flexible setbacks; defined existing uses that they would see staying in place and the more defined new uses. Circulation had changed to have only one new street. He added that types of uses had stayed the same, but there was more clarity to where they will be located.

Commissioner Stan Strom asked if there would be any type of Park and Ride areas for the commuter rail.

Mr. Harris-Morgan stated that there was a Park and Ride lot proposed with the potential to be expanded to a transit station.

Mr. Harris-Morgan added that the Redevelopment Commission would be a couple of hearings coming up, including a meeting on March 15, 2001. He encouraged the Commission to give him any comments regarding these issues.

Discussion of ULDC text amendments for fuel facilities.

Senior Planner Dan Fairbanks explained that on January 9, 2001 the Town Council requested that Staff prepare a ULDC Ordinance regarding unmanned fuel facilities. He reminded the Commission that some time ago they approved a Safeway at Higley and Baseline that was unmanned and that they had expressed some concern regarding the fire safety of that facility during the hours when there wasnâ??t staff on site.

Mr. Fairbanks stated that they have the term “automotive repair minor” that defined what a retail fueling facility was. He explained that there were a lot of conflicts in the Townâ??s Ordinances that didnâ??t address the various different types of uses for fueling facilities. For instance, he added that there was a growing market for alternative fuel facilities that they didnâ??t know how to regulate because the existing Ordinance didnâ??t provide a design framework. There were facilities such as fleet fueling facilities, which didnâ??t fit into the typical retail type of fueling facility Ordinance. He referred to the Commissions packet on page 8-9 and discussed the conceptual language for new definitions for fuel facilities. He added that he would like the Commission to give him their opinions on these new definitions.

Mr. Fairbanks went through the glossary terms listed on page 8 of their packets and explained each type of facility:

Alternate Fueling Facility: fueling facility for vehicles that would consume natural gas, propane, and electric. They were usually low volume and could probably be in a number of zoning districts; both commercial and industrial. They may have an easy process, perhaps an administrative Use Permit to get approved.

Fueling Facility: typical fuel station, fuel station with a convenience store or car wash. These types of facilities should remain as they are regulated.

Fuel Facility Ancillary: fueling that is an accessory to the main use. This type of facility may not need to meet the same locational criteria as the typical fueling facility. He referred to Big Box users and other facilities that would not have fuel as their primary business. He suggested that they come up with a square footage that would be used to determine that the fuel is ancillary to this user. He stated that they prepared in the document that 80,000 square feet might be a number to use in determining this.

Fleet Fueling Facility: these facilities were typically in industrial areas. This type of use might be able to go into any type of industrial or commercial areas. They may not need to meet the same locational criteria that a typical intersection, hiding it away, rather than placing it at a major intersection.

Unmanned Fueling Facility: could be in any one of the above categories. These sites would work with the State to submit a safety and environmental program in how they will handle fuel spills, etc. He stated that they would like there to be criteria to deal with fuel safety and environmental concerns.

Commissioner Susan Preiss asked him to give an example of a facility that would be unmanned that didnâ??t fall under one of the other areas.

Mr. Fairbanks informed them that the unmanned facility would be a subcategory under any of the other categories.

A short discussion ensued as the Commission discussed different facilities and which category they might fall into.

Commissioner Dan Dodge recommended that they put some guidelines on unmanned stations and require someone to be responsible on site for the fuel in certain locations.

Vice Chairman Joan Krueger stated that fuel was a very volatile subject and would like as much attention given to this as possible.

Commissioner Susan Preiss asked if there was a regulation on how many fuel facilities were located in a certain distance of other fuel facilities.

Mr. Fairbanks stated that this would have to be worded carefully since other stations might locate nearby.

Alt. Michael Monroe asked what the square footage would be for the ancillary fuel facilities.

Mr. Fairbanks stated that they had submitted 80,000 square feet, but they were up for discussion on this issue.

A short discussion ensued as the Commission discussed which facilities might be considered to have ancillary fuel usage.

Update on issues/changes for items on the regular agenda.

Planning Manager Maria Cadavid stated that the only change to the agenda was that item number seven would need to be tabled as Kathy Rall, the Water Conservation Specialist, was out sick.

ADJOURNMENT

Vice Chairman Joan Krueger adjourned the meeting at 5:35 p.m.