TOWN OF GILBERT REDEVELOPMENT COMMISSION

REGULAR MEETING OF DECEMBER 18, 2003, 6:30 PM.

132 W. BRUCE AVENUE
GILBERT, ARIZONA

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

COMMISSION ABSENT: None

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

OTHERS PRESENT: Doug Whitneybell (Whitneybell Architects Inc), Lori Rossi (Mercy Housing), Richard Andrews (Consultant), Jason King

ROLL CALL

Roll was called and a quorum was declared.

1.        Appointment of Chairman and Vice Chairman
Vice Chairman Fresquez continued item to the next meeting.

2.        Minutes - Approve the Regular meeting of November 20, 2003
Commissioner Valentine pointed out that on page 9, item 5, the results of the action taken was omitted.   Vice Chairman Fresquez made a correction on page 10, item #7, third bullet point from which to where.

A MOTION was made by Commissioner Thomson, seconded by Commissioner Valentine, to approve the minutes of November 20, 2003 with noted corrections. 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.

3.        Page Commons Senior Housing Project?Zoning
Senior Planner Milillo gave a brief background of the project:
Town solicited a Request for Proposal for an affordable senior housing development in 2001
Mercy Housing Southwest was selected as the preferred developer in 2002
Town entered into a development agreement in April 2003 for Mercy Housing Southwest to build and operate an 80 to 100 unit development on this site.
Proposed density conforms to the General Plan
Three amendments to the required development standards are proposed:
Increase density from twenty - two (22) units per acre to thirty - one (31) units per acre.
Decrease in the parking requirements to 80 spaces.
Deviation from the open space requirement forty - five percent (45%) to forty - three percent (43%).

He indicated that the project is on an accelerated scheduled for zoning and design as the Town realizes the importance to offer affordable senior housing. Senior Planner Milillo distributed parking data compiled by Mercy Housing Southwest that would justify the reduction of parking spaces. Applicant is looking at providing 90 parking spaces.

Comments or concerns made by the Commission:
Designate the additional 10 spaces to visitors
Town setting a precedence with the reduction in parking
Is a van service available for its residents? Response: Yes, one is planned
What are the qualifications in becoming a resident?
Age
Income

A MOTION was made by Commissioner Valentine, seconded by Commissioner Thomson, to recommend approval to Town Council of Z03 - 36, the Page Commons PAD, subject to the following conditions:
a.        This 3.24 - acre Project as defined in Exhibit A, shall be developed in conformance with the Town’s zoning requirements for the R - 4 zoning district, except as modified by the following conditions:
1.        The maximum density shall not exceed thirty - one (31) units per net acre of land.
2.        The number of parking spaces to be provided shall be at least .70 spaces/unit plus one (1) visitor space per ten (10) units for a total of 90 spaces and one (1) bicycle space per ten (10) units.
b.        The developer shall be responsible for open space improvements, including a community garden and a small active or passive recreation area with horseshoes, bocci ball, and/or seating to the 5,238 sq. ft. “out - parcel” located at the northeast corner of Page Park to offset the reduction in the required open space on the senior housing project.
c.        Site design will utilize the Heritage District’s current plant list and outdoor furniture palette. Buildings will utilize the current design guidelines for District Architectural Character contained in the Character Areas Element of the General Plan.

Voice vote carried 4 - 0.

4.        Page Commons Senior Housing Project?Preliminary Design
Senior Planner Milillo gave a preliminary design presentation of the Senior Housing Project which is located on 3.24 acre parcel immediately north of the Page Park Center and Community Center. He indicated no action was required at this time but would like to hear any comments or concerns. The project is tentatively scheduled to return to the Redevelopment Commission for action on January 15th.

Senior Planner Milillo highlighted features of the project:
Site plan includes three buildings which contains 100 units and an office/clubhouse.
Buildings are two and three story elevations.
Stucco wall finish
Concrete flat tile?Red Rose color but looking for a blend tile
Wood fascia below the roof line
Wrought iron on the balconies
Covered walkways
Founder blocks on the columns
Landscaping includes a selection of plants from the plant palette of the Redevelopment Plan. Staff had a concern about the placement of Palm Trees.

Senior Planner Milillo indicated the applicant is looking to change the color palette and redesign the landscape to reflect a more logical planting pattern that would be friendly to the pedestrian pathways. Applicant is addressing comments from the Design Review Board Work Session of December 11th.

Senior Planner Milillo commented that Town Council on January 6th will decide whether to transfer ownership of a parcel of land (5,238 sq. ft) located at the northeast corner of Page Park to Mercy Housing.   With this parcel, if approved, the project would meet the open space requirement.   Improvements to this parcel may include a community garden and a small recreation area for horseshoes, bocci ball and/or seating and will be determined by survey results.

Commissioners’ comments, concerns or questions:
Are the air conditioning units screened from view? Response: Yes
Make sure to adhere to the Furniture Palette in the Redevelopment Plan.
A request was made to see a sample of the founder block.
The wrought iron should be sympathetic to the Redevelopment Plan.

The Commission was pleased with the project.

5.        AZ Hardwood Floor?Zoning
Senior Planner Milillo gave a brief background of the proposed project for the northeast corner of Gilbert and Elliot Roads:
Parcel has the land use designation under the current General Plan of Village Center
Current zoning of C2 does not conform to the intent of the General Plan
The General Plan and the Redevelopment Plan justifies the rezoning of the parcel to NCC (Neighborhood Convenience Commercial) with a PAD overlay.

Senior Planner Milillo said that the NCC limits the uses that are available for the site. He provided a copy of zoning classifications from the Unified Development Land Code highlighting the NCC and C2 zoning to visually see the limited uses.

Senior Planner Milillo mentioned the PAD request for the zoning does not meet all the development standards within the district and the modifications requested are to the landscape setbacks. He reviewed the setbacks required for a C2 and NCC zoning. Applicant would like the landscaping setbacks as follows:
When adjacent to - -
Residential?10′
Arterial intersection Gilbert Road?15′ for the entire length
Arterial intersection Elliot Road?22′ 4″ for the entire length

An additional change to the landscaping requested by the Town’s Landscape Technician is to increase the size of the box trees in the front from 24″ to 36″ giving a more mature look. Senior Planner Milillo indicated the requested setbacks do not deviate from the other developed corners. Community Development Specialist Harris - Morgan pointed out that the Museum setback on the sketch is not correct along Gilbert Road. Senior Planner Milillo concluded his presentation and asked the Redevelopment Commission to recommend approval to Town Council.

Concerns or comments expressed by the Commission:
Visibility issue around the corner from westbound Elliot to northbound Gilbert Road. Senior Planner Milillo responded that he does not foresee any problems since it is a signal intersection.
Being able to access to the parking lot from either direction. Senior Milillo indicated it would have to be designed to include left turns since it is so close to the intersection and issue would be addressed at the Design Review stage.
Downzoning and possibly limiting future uses in the event the business fails or moves. The Commission discussed C2 versus NCC Zoning. Does not want to hold up the project as parcel is very difficult to develop.

A MOTION was made by Commissioner Valentine, seconded by Commissioner Iacobazzi, to approve Z03 - 29 changing the zoning classification of the property consisting of approximately 0.569 acres from C - 2 to NCC with a PAD overlay, located at the NEC of Gilbert and Elliot Roads, subject to the conditions listed:
1.        Dedication to the Town for Gilbert Road and Elliot Road rights - of - way that are adjacent to the project shall be completed at the time of final plat recordation or sooner if required by the Town Engineer.
2.        Construction of off - site improvements Gilbert and Elliot Roads abutting the project shall be completed prior to the issuance of any certificate of occupancy for any unit in the project.
3.        The project shall be developed in conformance with the Town’s zoning requirements for the (NCC) Neighborhood Convenience Commercial zoning district and all development shall comply with the Town of Gilbert Unified Land Development Code, except as modified by the following:
A.        The minimum landscape setback abutting R1 - 7 zoning district shall be 10′.
B.        The minimum landscape setback abutting an arterial intersection fronting Gilbert Road shall be 15′.
C.        The minimum landscape setback abutting an arterial intersection fronting Elliot Road shall be 22′ - 4″.
4.        Site design will utilize the Heritage District’s current plant list and outdoor furniture palette. Buildings will utilize the current design guidelines for District Architectural Character contained in the Character Area Element of The General Plan.

Voice vote carried 4 - 0.

6.        AZ Hardwood Floor - Preliminary Design
Senior Planner Milillo gave a preliminary design presentation of the proposed site plan, building elevations and landscaping for Arizona Hardwood Floors located at the northeast corner of Gilbert and Elliot Roads. He indicated no action was required at this time but for discussion only.

Senior Planner Milillo highlighted features of the project:
Landscape Plan?pointed out main entry to building is set on a diagonal
New sidewalk to be placed on Elliot and Gilbert Roads
Approximately 22′ on Elliot
Approximately 15′ on Gilbert
Building approximately 5,000 square feet in size
Required parking is 17 spaces, applicant providing 18 spaces
Access provided off of Elliot Road.
Building elevations?combination of stucco, brick and standing seam metal for choice of materials
Brick to be used along the bottom of building
Proposed colors not available at meeting but applicant did verbally indicate the choices:
Standing Seam Metal Structures over windows
Main body is a stucco wall finish
North elevation has no windows just a blank stucco façade
East elevation facing parking lot has a couple of doors and a window with a shade structure.
Two sides facing the streets have more detail

The applicant indicated the colors are similar to the Historical Museum located on the southwest corner of Gilbert and Elliot Roads with the brick being a flash brick with a mixture of browns and yellows and the standing seam metal roof is a dark green similar to other awnings in the area. Vice Chairman Fresquez pointed out that Joe’s BBQ has a black awning.

Concerns or comments made by the Commission:
Keep in mind the visibility issue when selecting shrubs
Would like to see a color scheme as it seems stark
Concern with the dark bronze lights on the wall
See some modifications to the window treatment to reflect more of the Heritage District (canopies)
The east elevation to be very visible and will be the first impression to westbound traffic and should have more articulation to it than just a door
Make sure address number is clear on building if it pertains to Gilbert or Elliot
Light fixtures to be closer to what is recommended on the Outdoor Furniture Palette

7.        Outdoor Furniture Palette
Community Development Specialist Harris - Morgan acknowledged Commissioner Valentine for the information he provided for the packets.

Commissioner Valentine began the discussion of “similar” or “equal to” from an architect’s standpoint. It was stated that the goal of the outdoor furniture palette was to provide a unifying theme.

Community Development Harris - Morgan asked for direction from the Commission to come to a conclusion as to how they would define “similar”. Community Development Specialist Harris - Morgan mentioned there is no enforcement mechanism in place and this would be the first step in achieving the Redevelopment Plan’s goal to unify the District.

The Commission did agree upon that furniture that is placed in the public right - of - way, it should be “equal”.

The Commission discussed at great length on how to define “similar” and its characteristics.   Elements that can be defined are:
Color
Materials
Scale
Configuration

The style element is where there could be different interpretations. Another part of the discussion was how the Commission would like to address the middle area which involves private property adjacent or near the public right - of - way?whether the furniture should be similar or equal. It was agreed upon that the Commission would accept “similar” furniture.

Commissioner Valentine suggested it might be worthwhile for the Town to have an educational campaign with the residents and businesses as to what the Redevelopment Commission is trying to accomplish.

The Commission would like to see a draft with regards to furniture items or those items identified in the furniture palette that similar items be provided on private property for those uses that are subject to public users whether it be commercial or restaurant uses and also have the Commission consider assisting the Town in coming up with an educational piece for a homeowner and business on the importance the furniture palette means to the district.

Community Development Specialist Harris - Morgan said he would get working on it.   In addition to the furniture on the current palette, Community Development Specialist Harris - Morgan inquired whether items not on the palette such as table and chairs should be addressed.   Commission Thomson felt it should be a separate agenda item.

8.        Update on Projects in the Heritage District
Community Development Specialist Harris - Morgan stated an update was provided in the packet on projects in the Heritage District and asked if there were any questions or comments.

The Commission indicated they were disappointed that residential was not included as part of the RFP for the SW Corner of Vaughn and Gilbert Road. Economic Development Director Tilque responded that the Commission’s recommendation was presented to the Town Council but the Council elected not to include residential. An RFP will be prepared after the first of the year.

Community Development Specialist Harris - Morgan reported that he and Todd Brundrett of the Water Tower Coalition met with Parks and Recreation and will be moving forward with a formal site plan design. Commissioner Valentine mentioned two Commissioners were assigned to the Water Tower Coalition and the membership should be revisited. He requested this be placed on next month’s agenda.

A question was asked about the status of the All Start Electric. Economic Development Director Tilque responded that the building has been demolished.

COMMUNICATIONS
9.        Report from Chairman on current and future events
No Report.

10.Report from Community Development Specialist on current and future events
Community Development Specialist Harris - Morgan announced that the joint meeting with Town Council originally scheduled for Tuesday, January 13, 2004 has been changed to Tuesday, January 27, 2004.   A reminder will be sent to the Commissioners.

11.Report from Commissioners on current and future events.
No Report.

ADJOURNMENT
A MOTION was made by Commissioner Valentine, seconded by Commissioner Thomson, to adjourn the meeting. The meeting was adjourned at 9:06 p.m.

ATTEST:

Mary Ellen Fresquez, Vice Chairman

Elizabeth A. Stupski, Recorder

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