TOWN OF GILBERT PLANNING AND ZONING COMMISSION, WORKING SESSION

GILBERT MUNICIPAL CENTER, 50 E. CIVIC CENTER DRIVE, GILBERT ARIZONA

MARCH 3, 2004

COMMISSION PRESENT: Chairman Brigette Peterson, Vice Chairman Michael Monroe, Commissioner Karl Kohlhoff, Commissioner Dan Dodge, Commissioner Joan Krueger, Commissioner Shane Leonard, Commissioner James Beene, Alternate Commissioner Scott Simas

STAFF PRESENT: Planning Director Jerry Swanson, Planning Manager Linda Edwards, Senior Planner Joseph Moon
ALSO PRESENT: Town Attorney Phyllis New, Councilmember Don Skousen, Town Traffic Engineer Bruce Ward, Town Manager George Pettit, Recorder Trasie Johns

CALL TO ORDER:

Chairman Brigette Peterson called the meeting to order at 5:35 P.M.

Z03 - 34/GP03 - 9 - General Plan Amendment and Zone Change request to facilitate 129 acres of residential and commercial development for The Grove proposed at the northeast corner of Higley and Ray Roads.

Senior Planner Joseph Moon informed the Commission that the proposal was for a General Plan Amendment and Zone Change request to facilitate 129 acres of residential and commercial development for The Grove proposed at the northeast corner of Higley and Ray Roads. He noted that it included a commercial and residential component of the project. He pointed out on the visual aid that the site was currently developed with a post office and the remainder of the site consisted of a grove.

Mr. Moon described the different housing types that the applicant was proposing. The request was to change the zoning designations to a Planned Area Development with the lower densities on the east and south borders of the property, creating a diverse and cohesive community. He noted that the PAD was designed to offer approximately 29 acres of commercial development and 100 acres of residential development featuring a wide range of housing types focused around a centrally located 4 - acre village green park. In addition, the Santan Freeway was located along the north border of the project.

Mr. Moon stated that staff had worked with the applicant for several weeks to come up with the plan that was before the Commission. He explained that the layout was something that Staff could support. He added that it had fairly good circulation throughout the project. He noted that the applicant was requesting that approximately 50% of the two story housing units be within 150 feet of the freeway which was contrary to the ULDC requirement. He indicated that staff was not in support of this part of the proposal.

Commissioner Karl Kohlhoff questioned whether the freeway was depressed at that location.

Mr. Moon replied that the freeway was depressed on the west side of the site and transitions to grade level near the east side. In addition to this, he added that there would be a sound wall, but that staff didn’t feel this would be enough to mitigate the noise for a two story home.

Mr. Moon discussed the site plan. He pointed out that there was a nice entry feature on Higley Road and scattered open space throughout the project. He indicated that several areas designated for open space are disjointed and could be better utilized if combined into larger more usable areas.   He noted that the Staff was concerned about the relatively long cul - de - sac in the P - 3 section. He pointed out where staff was proposing a tie between the cul - de - sac road and the primary entrance off Ray Road. The Traffic and Engineering Departments were also recommending that there be a connection between the post office and the residential development. He stated that the project was within the Gateway Character Area.   The Gateway Character Area Guidelines recommends pedestrian and or vehicular connections between residential and commercial developments. Therefore, the link should be made between the residential development and the existing Post Office.

Commissioner Karl Kohlhoff questioned whether the staff was recommending a pedestrian or vehicular connection.

Mr. Moon replied that they were recommending pedestrian connection, but that there may be opportunities to provide vehicular connection as well.

Commissioner Karl Kohlhoff was concerned about vehicles having the ability to drive behind the post office. He referred to the post office on Val Vista and Elliot Roads and noted that they did not want traffic to travel behind the post office for security reasons.

Commissioner Shane Leonard recommended that they only provide a pedestrian access since the only other place to access the post office was on the north side and this was their secured area that was federally mandated for their receiving and shipping. In addition, the parking was minimal. He was not in favor of vehicular access from the residential development.

Vice Chairman Michael Monroe agreed that allowing access to the back of the post office would be a security issue. He added that he felt the cul - de - sac street was a little too long.

Alternate Commissioner Scott Simas questioned how long the street was.

Mr. Moon replied that it met fire code and is therefore less than 650′.

Commissioner Shane Leonard informed the Commission that he heard from the applicant in the audience that it was approximately 400′ long.

Vice Chairman Michael Monroe questioned where the main entrance was located.

Mr. Moon pointed out the two main entrances off of Ray Road and Higley Road. He noted that both entrance roads terminate at the village green.

Chairman Brigette Peterson was concerned about the length of the entrance street from Ray Road and the possibility of vehicles speeding into the development.

Vice Chairman Michael Monroe recommended that the applicant provide traffic calming devices on this road, such as truncating down at crosswalks.

Mr. Moon explained that the Gateway Character Area recommends a grid layout, discouraging a curvilinear street pattern.

Commissioner Shane Leonard requested that in the future the site plan be provided as a larger exhibit in their packet since it was difficult to review. He was concerned that if they made the connectivity to Ray Road from the cul - de - sac road then there would be two points of access that would be too close together.

Vice Chairman Michael Monroe commented that he liked the circulation and the planning of the roads, but it was hard to tell if they were doing things to minimize the impact of the long straight roads.

Alternate Commissioner Scott Simas referred to a case that the Commission had reviewed at the last meeting and recommended that they provide traffic calming devises similar to that case.

Vice Chairman Michael Monroe stated that he was not opposed to having two story homes less than 150′ away from the freeway. He added that if the applicant felt that he could sell the two story homes next to the freeway, he could support it.

Commissioner Shane Leonard questioned if when this issue of homes being farther than 150′ from the freeway was addressed in the code it presumed that the freeway would be elevated.

Planning Director Jerry Swanson responded that the elevation of the freeway was not stipulated in that portion of the code. He added that where the applicant was proposing two story homes the freeway would actually be around grade level.

Commissioner Shane Leonard recommended that if the Commission approved of having the two story homes that close to the freeway that they be placed toward the west portion of the development since the freeway changes elevation next to the project and the west portion of the project would have the least impact from the freeway.

Commissioner Joan Krueger was concerned that the sound walls would not mitigate the sound enough for a two story home so close to the freeway.

Commissioner Karl Kohlhoff was in favor of the open space as you enter into the development.

Chairman Brigette Peterson pointed out that there was already a development named the Groves in Gilbert.

Mr. Moon replied that they had informed the applicant that they needed to choose a different name for the development.

At 5:50 P.M., Commissioner James Beene joined the Commission.

Vice Chairman Michael Monroe questioned if all the homes were alley loaded.

Mr. Moon replied that not all the homes were alley loaded. He indicated that the P - 1 homes were front loaded; the P - 2, P - 3 and pair homes were rear loaded.

Vice Chairman Michael Monroe, Commissioner Karl Kohlhoff, Commissioner Joan Krueger commented that they liked the mix of housing units proposed.

ADJOURNMENT

Chairman Brigette Peterson adjourned the meeting at 5:52 P.M.

ATTEST:

Recorder Trasie Johns