TOWN OF GILBERT REDEVELOPMENT COMMISSION

REGULAR MEETING OF MARCH 21, 2002, 6:30 PM.

10 S. GILBERT ROAD
GILBERT, ARIZONA 85233

COMMISSION PRESENT: Vice Chairman Fresquez, Commissioner Thomson, Commissioner Valentine and Commissioner Iacobazzi

COMMISSION ABSENT: Chairman Haug

STAFF PRESENT:         Community Development Specialist Carl
Harris - Morgan, Economic Development Director Greg Tilque, Town Manager George Pettit, Planning Manager Linda Edwards, Council Liaison Steve Urie and Administrative Assistant Elizabeth Stupski

OTHERS PRESENT:        Wayne Bryan (Gilbert Independent), David Dietlein (Hale Centre Theatre), Ken O’Dell (Architect), and Sam Bromert (Liberty Market)

ROLL CALL

Roll was called and a quorum was declared.

1.        Minutes - Approve the regular meeting minutes of February 21, 2002
Administrative Assistant Stupski made a correction to the minutes in the attendance section. She indicated that George Pettit is the Town Manager not Interim Town Manager. Vice Chairman Fresquez stated on page 6, paragraph 3, 1st sentence was incomplete and felt it probably should be reworded. Administrative Assistant Stupski made a notation and will work on sentence grammar.

A MOTION was made by Commissioner Thomson, seconded by Commissioner Valentine to approve the minutes of the regular meeting of February 21, 2002 as amended. Voice vote carried 4 - 0.

COMMUNICATION FROM CITIZENS
Vice Chairman Fresquez opened the floor to the public for any comments or communications on items not on the agenda. No communications from citizens.

2.        Request to Rezone for Hale Centre Theatre
Planning Manager Edwards introduced the owner of Hale Theatre, Mr. David Dietlein, and his architect, Mr. Ken O’Dell. Both were present to respond to any questions of the Redevelopment Commission. Planning Manager Edwards indicated that approximately 35,000 s.f. at the NEC of Ash Street and Page Avenue would have to be rezoned from R - 3 to PAD/E - R zoning for the Hale Centre Theatre. Planning Manager Edwards mentioned that the Entertainment - Recreation explicitly provides for a theatre production facility and recommend a PAD to allow deviations to the property in conformance with the development agreement that Town Council approved for this project in December 2001.

Planning Manager Edwards reviewed the exceptions allowed in PAD/E - R Zoning District:
- Building setback when adjacent to multi - family currently zoned R - 3 and adjacent to a local street, the minimum setback is 15 feet. Staff recommends 10 feet along Ash Street to allow flexibility for future expansion.
- Building setback when adjacent to an area developed or zoned as Non - Residential (example: Mahogany Run Restaurant), staff recommends a setback minimum of 5 feet. Site plan shows 15 feet.
- Building setback to local collector which for the project is Page Street remains at 15 feet. No change recommended.
- Parking for the project is 97 spaces, however, shared parking is encouraged in the downtown area and the development agreement asks for a minimum of 24 spaces.
- Maximum building height is 50 feet but staff is proposing a maximum of two stories or 30 feet. The proposed building height for this project is 26′ 6″.
- Signage for the building at this time is allowed to have 0.5 sq. footage per frontage and staff recommends the project be given 1.5 sq. footage per linear foot of frontage. This would allow a deviation to more closely match the allowable signage for a commercial building that is set back at least 75 feet. The theatre set back is 65′ 10″.

Planning Manager Edwards stated the Town has had neighborhood meetings, signs posted for Design Review Board and Redevelopment Commission as well as mailings to adjacent residents and HOA’s. Planning Manager Edwards commented there has been no response to the public notices and no one attended the neighborhood meeting.

She indicated an additional condition was added after the packets were mailed to the Commissioners. A copy of all the conditions was distributed to the Commission at the meeting.

Vice Chairman Fresquez asked for any questions. Commissioner Iacobazzi had a concern about the parking being adequate and if there is potential room for growth. Planning Manager Edwards included in the DR report the schedule for performances. She indicated the performances are expected to take place Monday, Friday and Saturday night with a matinee being offered Saturday at 3 p.m. Public parking is expected to be available during this off - peak period. Additional parking would be available at the future Park - and - Ride at the SWC of Ash and Page with other overflow parking lots.

Vice Chairman Fresquez asked if the five handicap spaces meet ADA requirements. Planning Manager Edwards indicated ADA requires only four spaces for the size of the project. Commissioner Thomson made a suggestion with the Ash Street location to shift two handicap spaces to the south, as it would leave more room for emergency vehicles on the premise.

Mr. Sam Bromert of 230 N. Gilbert Road read #3 condition that says the alley running along the eastern boundary shall be improved and will include a drop - off point for buses near the main entry/courtyard. Mr. Bromert asked if the buses would be routed from the North to the South down the alley. Planning Manager Edwards explained the bus route. Mr. Bromert was concerned as to whether there was enough room for the buses to make a right hand turn especially by the corner island located at the southeast corner of the site. Planning Manager Edwards indicated the applicant and staff are working together to continue to address this issue.

Commissioner Valentine commented the theatre design is nice but the drop - off area is a little weak. He asked whether the applicant has considered having the drop - off be more of a circular type drive instead of a diagonal space.
Mr. David Dietlein did indicate the drop - off is used at the other theatres and if the drop - off is redesigned several parking spaces would be lost. Planning Manager Edwards made a notation to contact the town’s traffic engineer.

A MOTION was made by Commissioner Valentine, seconded by Commissioner Thomson to recommend approval to the Town Council of Z01 - 31, rezoning from R - 3 to PAD/E - R (Planned Area Development, Entertainment - Recreation) zoning district for the Hale Theatre site, subject to the following conditions:
1.        The minimum building setback adjacent to a local street is 10 feet.
2.        The minimum building setback adjacent to a non - residential zoning district is 5 feet.
3.        The alley running along the eastern boundary shall be improved and will include a drop - off point for buses near the main entry/courtyard.
4.        The developer will provide a minimum of 24 parking spaces on - site, and will be permitted to use off - site public parking.
5.        Developer shall pay the costs of any required relocation and undergrounding of utilities, both for development of the property and construction of off - site improvements and streetscape improvements adjacent to the property. These costs also include the construction and maintenance of landscaping and screen walls.
6.        Dedication to the Town of roadways adjacent to or within the project for utilities and off - site improvements. Dedication shall be completed at the time of Final Plat recordation for the subject project or sooner if required by the Town Engineering Department.
7.        A master plan for water, sewer, and drainage for the project shall be reviewed and approved by the Engineering Department prior to issuance of any permits.
8.        Allowable square footage for signage shall comply with the ration of 1.5 s.f. per lineal feet of the longest street frontage.

Voice vote carried 4 - 0.

3.        Approval for Hale Centre Theatre
Planning Manager Edwards presented the site plan for the Hale Centre Theatre. She indicated the plan is basically what the Commission reviewed on January 17, 2002 minus the production facility located along the west side. Planning Manager Edwards mentioned some of the comments made by the Design Review Board regarding the project. A materials board was shown to the Commission with sample colors, fabric for awnings, paint chip for the vinyl covering, louver doors, bricking, and glass.

Planning Manager Edwards explained information received earlier in the week did not make it to the black lines because the transfer of computer software was not compatible from California. She requested the Commission approve and allow the black lines be updated with the colors and dimensions discussed and presented on March 21, 2002. Planning Manager Edwards had a revised site plan for the Commission to use and she pointed out three differences from the site plan included in their packets. They are
- Handicap parking along Page has a ramp.
- Bike spaces were moved to the east.
- Pedestrian paving was provided along the northern side to future paved parking opportunities.

Planning Manager Edwards stated minor changes that occurred since January:
- Along the north side to allow a car overhang with a 6 ft planter located in the vicinity.
- The planter at the N.W. corner of the building be 4 ft instead of 6 ft wide. Staff checked the landscape plan that indicated bushes to be planted not trees for the area.
Planning Manager Edwards mentioned there are no formal concerns regarding the proposed plans.

Planning Manager Edwards reviewed the lighting plan for the theatre and asked the Commission to finalize the fixtures for lighting. She stated the fixtures selected are compatible with the Heritage District Redevelopment Plan Outdoor Furniture Palette. Planning Manager Edwards with the assistance of a visual aid, pointed out location and type of light fixtures to be used. She indicated some wall - mounted fixtures would be goose necked.   Since a fixture detail was not available at the meeting to see an exact picture of one of the fixtures, she asked the Commission to approve the lighting concept and the fixture locations presented.

The Landscape Plan was presented. Planning Manager Edwards indicated the applicant has been working with staff to address the hot western exposure and change materials that are frost sensitive, plants that could brush against a person (e.g. plant with thorns), replacing some boulders with accent plants and relocating shrubs and groundcover for better sun exposure. She commented on the large planter area to replace the smaller trees with one 24 - inch box tree.

Commissioners were given an opportunity to ask questions about the proposed plans. Commissioner Valentine expressed his disappointment in the fabric color chosen for the canopy. He thought the canopy should be more flashy and bright. Mr. Dietlein explained if the canopy was a bright color, it could be a visual overload. Mr. Dietlein indicated with the deep burgundy color it would give an impression and make a statement of eloquence. Planning Manager Edwards clarified that the awning is actually made of Sunbrella and is not vinyl.

Vice Chairman Fresquez opened the floor for any public comment. Mr. Sam Bromert used a one - word expression to sum up his feelings about the project - “spiffy”. No other comments were received from or were made by the public. Commissioner Thomson asked staff to investigate whether the handicap spaces discussed earlier in the evening could be moved to allow for emergency vehicle access. Vice Chairman Fresquez asked about the signage for the project. Planning Manager Edwards explained the proposed signage for Hale Theatre with the use of a sketch. She described one of the proposed signs would be a cabinet with a 3″ deep transformer in the wall with white neon lighting with an outside border of purple neon. No directional signage is proposed for on Gilbert Road at this time.

Planning Manager Edwards reviewed the stipulations and made modifications to numbers 1, 3 and 4. Commissioner Valentine had a question concerning the west elevation. He wanted clarification about the window as to its purpose. Mr. Dietlein indicated it is a real functioning window for an office. Planning Manager Edwards asked the Commission to give leeway during the development design to replace the balcony with wrought iron bars with a vinyl type awning with the vinyl slates to match the right south elevation. Vice Chairman Fresquez had a concern about the lighting in the parking lot and the potential for vandalism of the globe fixtures. She complimented the applicant on the entire design of the theatre.

A MOTION was made by Commissioner Valentine, seconded by Commissioner Iacobazzi, to approve DR01 - 118, Hale Centre Theatre, for the site plan, preliminary grading and drainage plan, landscape plan, signage plan, lighting plan, and building elevations, subject to the following conditions listed in staff recommendations:
1.        The Redevelopment Commission’s approval of this application is contingent upon adoption by the Town Council of an ordinance rezoning the property in Z01 - 31, from R - 3 to PAD/E - R, Planned Area Development/Entertainment Recreation.
2.        Construction of the project shall conform with the exhibits presented and conditions stipulated. Any revisions to the approved plans shall be reviewed by the Redevelopment Commission prior to the issuance of a building permit for the project.
3.        Signage proposed for this development shall receive final approval by the Planning Department prior to the issuance of a sign permit.
4.        Seat benches will comply with the Outdoor Furniture Palette of the Heritage District Redevelopment Plan.
5.        At the time of construction document submittal, the site plan shall include standard commercial and industrial site plan notes.

Voice vote carried 4 - 0.

COMMUNICATIONS
4.        Report from Chairman on current and future events
Vice Chairman Fresquez read a memo from Commissioner Valentine indicating the status of a draft proposal by Rio Salado AIA to conduct a Design Assistance Team (DAT) visioning exercise for the Heritage District. It states the draft copy of the proposal is currently being circulated among the Board of Directors. The Chapter’s next Board meeting is April 5 and it hopes to finalize the details of the professional arrangement with the Town.

Vice Chairman Fresquez mentioned that Town Council voted to include in the budget $250,000 for the restoration of the Water Tower. She also mentioned Town Council approved staff recommendations for CDBG and HOME funding.

Community Development Specialist Harris - Morgan clarified the funds for the restoration of the Water Tower was included in the 2003 - 04 budget.

5.        Report from Community Development Specialist on current and future events
Community Development Specialist Harris - Morgan reported the following:
- Super Auto and Mike’s Ironwork structures located on the SW corner of Vaughan and Gilbert Road have been demolished and debris removed.
- Town is in the process of acquiring 3 more properties in the Heritage District (two on the east side of Gilbert Road behind Joe’s BBQ and one near the corner of Vaughn and Oak near the Vaughn Basin).

ADJOURNMENT
A MOTION was made by Commissioner Thomson, seconded by Commissioner Iacobazzi to adjourn the meeting. The meeting was adjourned at 7:35 p.m.

ATTEST:

Mary Ellen Fresquez, Vice Chairman

Elizabeth A. Stupski, Recorder

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