TOWN OF GILBERT REDEVELOPMENT COMMISSION

REGULAR MEETING OF NOVEMBER 18, 6:30 PM.

132 W. BRUCE AVENUE
GILBERT, ARIZONA

COMMISSION PRESENT: Chairman King, Vice Chairman Taylor and Commissioner Iacobazzi

COMMISSION ABSENT: Commissioner Fresquez and Commissioner Valentine

STAFF PRESENT: Economic Development Director Greg Tilque, Town Manager George Pettit, Council Liaison Steve Urie, Councilman Don Skousen and Administrative Assistant Elizabeth Stupski

OTHERS PRESENT:        Michael Clark (GFAA), Nancy Genys (Talent Team), Cindy Hernandez (Arizona Republic), Mesquite High School Students (Ms. Abbott’s class)

ROLL CALL
Roll was called and a quorum was declared.

COMMUNICATION FROM CITIZENS
Vice Chairman King opened the floor to the public for any comments or communications on items not on the agenda. There was no communications from citizens.

3.        Minutes - Approve the Regular meeting minutes of October 21, 2004
A MOTION was made by Commissioner Taylor, seconded by Commissioner Iacobazzi, to approve the minutes of October 21, 2004 as written. Voice vote carried 3 - 0.

PUBLIC HEARING
4.        Land Development Code
Economic Development Director Tilque reviewed the proposed draft of the Land Development Code as it pertains to the Heritage District. He gave a reminder that the Commission has had two presentations of the draft at prior meetings.

Economic Development Director Tilque addressed some concerns and questions he had with Article 2.4 Heritage Village Center Zoning District, in particular, Table 2.402 Land Use Regulations and Table 2.403 Site Development Regulations and would like the Commissions input.   He stated some changes have already been made by the Planning Department.

Table 2.402 Land Use Regulations - - Changes or concerns:
Bed and Breakfast Homes?Changed from L3 to U

The “U” designation would require a conditional use permit which would give the Commission some leeway.

Congregate Living Facility?Concern with a L3 designation especially with elderly residents. Safety valve is the “U” designation requiring a conditional use permit.

Dry Cleaning and Laundry Outlet?Add a L2 designation (drive - thru’s for restaurants are not permitted in the Heritage District or should they be for this use).

Commissioner Iacobazzi had a question about paragraph 2.401 Purposes?Last sentence where it mentions different uses and whether it would include “museum”. Economic Development Director Tilque made a note of it and will discuss with Planning.

Entertainment & Rec?Indoor
Small Scale?Changed from L3 to U
Large Scale?New category added
Entertainment & Rec?Outdoor?New category added?Part of the reason for added category was an issue with open space.

Health Care Facilities
Medical Office and Clinics?Changed from L3 to L7 Use Permit for ground floor location
Home Occupation?Changed from P to L1
Laundry Services?Add a L2 designation just like the Dry Cleaning and Laundry Outlet.
Offices?General?Changed from L3 to L7

Residential, Permanent
Multi - Family?Changed from L3 to L7. How will this affect apartments?
Retail Sales, Furniture
Small Scale?L6 designation?Concern about the 5,000 square foot limitation.    Safety valve built - in for a use permit if more space is required. Could restrict what is brought in. Example: Z Gallery is 10,000 square feet.
Retail Sales, General?L2 and L6 designation but has the same concern as above.

Schools, Public or Private
Small Scale?L3 Designation?How can a school on 5 acres or less have a limitation to upper level only. Must think about the 8 acres on the SE corner of Gilbert and Elliot roads.

Table 2.403 Site Development Regulations?Changes or concerns:
Maximum Size of Use or User (sq. ft)?10,000 sf?Some changes can be made with a use permit.   What if it is a school or military museum? Commissioner Iacobazzi would like the standard to be set higher. Suggestion: 15,000 sf.    The logic behind keeping the square footage to 10,000 is so a project does not dominate the district. Economic Development Director Tilque spoke in great lengths with the Planning Director on this issue.

Minimum Building Height (stories)?2 Stories?with an option to make exception - - defined as a single story building may be approved by the Commission upon finding that the character of the Village Center will be maintained. Staff concerned about not wanting to discourage a single - story, stand alone restaurant.

Maximum Building Height - - 30 feet/2 stories?Limitation that building height above that permitted in the HVC district may be granted through the issuance of a Conditional Use Permit pursuit to Article 5.4: Use Permits. The Commission talked in the past, two stories along Gilbert Road and further back west from Gilbert Road three stories or more.

Parking Setback?Parking areas shall be set back a minimum of 50 feet from an arterial street. Staff has a concern in case another appropriate use comes to the downtown like Oregano’s, because it might be difficult to design around it. Commissioner Iacobazzi inquired if there is any flexibility. Suggestion was made to include a conditional use permit or to have some kind of exception.

Regulation C?Build - To Lines (1) Ground Floor?A minimum of 50 percent of the ground floor building facades shall be within 10 feet of the property line abutting the street. Area south of the railroad tracks would be in violation. Example: Convenient Mart?if building were to be demolished, they could not rebuild where it is currently located. Would have to abut against street.   This would eliminate the parking in front.
Regulation C - - Build - To Lines (2) Upper Floors - - - The entire upper floor building facades shall be within 10 feet of the property line abutting a street. What about a patio on the second floor for a single restaurant? Not sure if this would be allowed the way it is written. Clarification needed from Planning Department. Commissioner Iacobazzi requested a review of the regulation as he wants to ensure flexibility.

Table 2.405 Additional Use Regulations - - Changes or concerns:
Regulation A - - Ground Floor Occupancy - - No single tenant may occupy more than 120 linear feet of ground floor frontage along Gilbert Road. Not sure if there is any concerns with the limitation. Explanation given as to its meaning. Commissioner Iacobazzi feels there might be a contradiction between Regulation 2.405A and 2.403 D2 Regulation (50 foot access along building frontage). Economic Development Director Tilque will speak to the Planning Department.

Commissioner Taylor requested a one - on - one meeting with Senior Planner Mario Mangiamele on the draft Land Development Code to become more familiar with the document since he has only been on the Commission a short time. Commissioner Taylor would like the Commission as a whole to have another opportunity to review the document.

Town Manager Pettit indicated Economic Development Director Tilque did a good job in presenting the concerns and reminded the Commission how this would affect existing businesses in the Heritage District as well as off street parking.

5.        RFP for the NWC of Gilbert and Elliot roads (Old Boys & Girls Club)
Economic Development Director Tilque indicated that an RFP for the NW Corner of Gilbert and Elliot roads (old Boys and Girls Club) was issued July 26, 2004 with a due date of September 24, 2004. Three proposals were received from Talent Team, Gilbert Fine Arts Association and Calvary Chapel of Gilbert. A committee comprised of Chairman Fresquez, Commissioner Valentine, Council Liaison Urie, Planning Manager Edwards and Economic Development Director Tilque reviewed the proposals. After a great deal of review and consultation with the Town’s attorney, staff recommends that all three proposals be rejected due to them being non - responsive. Economic Development Director Tilque mentioned each proposal was very thorough but none of them met the intent of what the Commission and Council intended when the RFP was issued.

Economic Development Director Tilque summarized the Town’s intent for the RFP:
Lease facility for up to five years
Have lessee fund the necessary interior and exterior building improvements
Ongoing maintenance and operational costs during the occupancy of the facility such as utilities

Highlights of each proposal:
Talent Team
Proposing to spend over one million dollars in improvements
Intent to lease three years and purchase from Town for $1.00

Gilbert Fine Arts Association
Use only part of building
Organization to spend $20,000 in improvements and request Town to contribute $20,000.
Town responsible for utilities.

Calvary Chapel of Gilbert
Use facility for free

Economic Development Director Tilque requests the Commission look at two things:
A formal motion to reject proposals
Discussion or thoughts on how to proceed

Commissioner Iacobazzi inquired whether the RFP could be done with a longer lease period and a clause that the city has the right to terminate giving a six month notice prior to expiration date. Economic Development Director Tilque explained it sounds good but only if the Town would be paying for the improvements. It would not be fair for a tenant to fund the improvements and not have some long term guarantees.

Representatives from the Gilbert Fine Arts Association and Talent Team were given an opportunity to address the Commission.

Mr. Mike Clark of the Gilbert Fine Arts Association Board said he likes what Commissioner Iacobazzi said. He thought the proposal could be revised to have the improvements done through volunteerism efforts such as an Eagle Scouts project. Mr. Clark indicated the community needs more focus on the youth of the community.

Ms. Nancy Genys of Talent Team distributed a letter to the Commission. Highlights of letter are:
Upset she was not contacted about the proposal rejection but heard it from the newspaper. More professional to contact the respondent personally. She mentioned that Mr. Tilque apologized for the miscommunication.
Boys and Girls Club is Talent Team’s first choice but not only the only choice.
Group does not want to own building but does not want to get kicked out after putting in an extensive amount of dollars toward improvements. She briefly went over some of the repairs needed.

In addition to the long term goal for the old Boys and Girls site as a charter school and Community Arts Centre, Ms. Genys also mentioned the possibility of purchasing the building to the west of the site for a preschool/kindergarten center with an emphasis on the arts. She also envisions a Performing Arts/Convention Center on the SE Corner of Gilbert & Elliot roads. She also indicated Talent Team would be willing to negotiate with other organizations to use the facility when not in use.

Economic Development Director Tilque suggested the Commission take action on rejecting the three proposals and to put the issue to discuss the RFP and options on the December agenda in hopes of having a full Commission present for input.

A MOTION was made by Commissioner Iacobazzi, seconded by Commissioner Taylor, to reject the three proposals that were submitted in response to the Request for Proposal for the NW Corner of Gilbert and Elliot roads (old Boys and Girls site) for the reason of non - responsiveness and to forward the recommendation to Town Council and that the Redevelopment Commission have an opportunity at the December meeting to discuss the RFP and perhaps revisions to a future RFP. Voice vote carried 3 - 0.

ADMINISTRATIVE ITEMS
6.        Appointment of Chairman and Vice Chairman
On behalf of the Town Council and Mayor Berman, Vice Mayor Skousen appointed Commissioner Taylor to serve as Vice Chairman and Commissioner King to serve as Chairman for a one - year term effective November 18, 2004. He presented each with a letter of appointment.

Economic Development Director Tilque presented a token of appreciation to Chairman King for his services as Vice Chairman and will see to it that Ms. Fresquez is also recognized for her service as Chairman.

The newly appointed Chairman King presided over the remainder of the meeting.

7.        Update on Projects in the Heritage District
Economic Development Director Tilque reviewed the communications included in the packet as follows:

Oregano’s Pizza Bistro?Staff met with representatives November 18th to set a schedule. Should be submitting plans by December 15th. He indicated that Oregano’s would go to Design Review Board in January as well as Redevelopment Commission for a work session and in February for final recommendation.

Traffic?Traffic Engineering Department is close to arranging for a new and bigger test display sign to be erected at the north end of the district. In the meantime, other portable signs may be erected in district before the street light project begins.

Chamber of Commerce?Lease agreement with the Town for the Heritage Annex building has been approved by Town Council. Chamber has submitted Tenant Improvement plan to the Building Department. Move to happen by the end of the year.

Water Tower Project?Water Tower Coalition representatives met with Town Council on November 2nd to present the plan reviewed by the Redevelopment Commission in October. The request for additional funding for $160,000 was approved by Town Council. The group will move forward for other grants to fund the project.

Stamped Asphalt?Removal of the pavers was complete and done ahead of schedule.   Stamping of the asphalt to be done at the completion of the street light project. A question was asked last month about the cost to do a complete intersection with a full stamp.   It would cost an additional $10,000 and about $2,500 for traffic control barricades rental according to Street Superintendent Flores. Commissioner Iacobazzi would like an opportunity for the Commission to discuss this option at a future meeting.

Street Light and Furnishings Project?Construction easements have been secured and will move forward. A meeting will be scheduled with the merchants to make them aware of what is happening. It is anticipated that the project will begin in late January.

COMMUNICATIONS
8.        Report from Chairman on current and future events
No report.

9.        Report from Economic Development Director on current and future events
No report.

10.        Report from Commissioners on current and future events.
Vice Chairman Taylor gave a copy of a 2003 Study of Downtown Economic Trends to Economic Development Director Tilque which should be shared with the Commission and Economic Development Department staff.

ADJOURNMENT
A MOTION was made by Commissioner Iacobazzi, seconded by Vice Chairman Taylor, to adjourn the meeting. The meeting was adjourned at 7:43 p.m.

ATTEST:

Jason King, Chairman

Elizabeth A. Stupski, Recorder

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