TOWN OF GILBERT PLANNING COMMISSION STUDY SESSION COUNCIL CHAMBERS 50 E. CIVIC CENTER DRIVE GILBERT, AZ JANUARY 9, 2019

COMMISSION PRESENT: Chairman Brian Andersen Vice Chair Carl Bloomfield Commissioner David Cavenee Commissioner Brian Johns Commissioner Les Smith Alternate Commissioner Philip Alibrandi Alternate Commissioner James Torgeson

COMMISSION ABSENT: Greg Froehlich

STAFF PRESENT: Sydney Bethel, Planner II Ashlee MacDonald, Senior Planner Keith Newman, Planner II Josh Rogers, Planner II Nathan Williams, Senior Planner Amy Temes, Interim Principal Planner Catherine Lorbeer, Interim Planning Manager

ALSO PRESENT: Attorney Nancy Davidson Council Liaison Brigette Peterson Recorder Debbie Frazey

CALL TO ORDER

Chair Brian Andersen called the January 9, 2019 Study Session of the Planning Commission to order at 5:05 p.m. Chair Andersen called the first item on the agenda.

1. DR18-201, CRACKER BARREL OLD COUNTRY STORE: SITE PLAN, LANDSCAPE, GRADING AND DRAINAGE, ELEVATIONS, FLOOR PLANS, LIGHTING, COLORS AND MATERIALS FOR APPROXIMATELY 2.6 ACRES, GENERALLY LOCATED SOUTH OF THE SOUTHEAST CORNER OF HIGLEY

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ROAD AND INVERNESS AVENUE AND ZONED REGIONAL COMMERCIAL (RC). Interim Principal Planner Amy Temes stated that she was stepping in for Planner Stephanie Bubenheim. She then began her presentation on DR18-201, Cracker Barrel Country Store. She shared the location of the site on Higley Road just south of US 60 between Inverness and Baseline Road. She said that this project is a part of an overall Site Plan. She said she was asking for feedback from the Commission on overall site layout and articulation of the buildings. She then shared the Site Plan, the Landscape Plan and the Elevations. She said this project is eligible for Administrative Design Review following this Study Session and would not necessarily need to come back before the Commission for approval. Regarding landscape, Planner Temes said they had removed the requirement for internal landscape setbacks within Commercial and Industrial subdivisions, so they have allowed for them to be reduced in some areas, so that they can best utilize the site as efficiently as possible and also meet the parking requirements. She pointed out that Staff has worked with the applicant on the elevations on modifications that could be achieved to better integrate into the surrounding area. She said there is no overall colors and materials required for the Overall Master Site Plan, but Staff had suggested that it be as compatible as it could be with other surrounding businesses and projects in the area. She said the applicant had added some articulation on the rear of the building to help break up the elevation and to add some horizontal relief, as well as vertical relief. She said they also added some texture up the side of the building to add some interest to the sides. She shared the colors and materials palette, noting that it is a neutral palette and very compatible with the existing developments approved within the area. She shared the Floor Plan layout, noting that the design has a little store up front and the main restaurant in the rear. She shared some perspectives of the building, pointing out the country- themed design with rocking chairs out front. She then discussed lighting and finished her presentation.

Question: David Cavenee asked if Planner Temes could confirm that the proposed elevations and color schemes match the themes of Cracker Barrel in other locations that they have throughout the area. Answer: Amy Temes said the design wasn’t identical, but was in keeping with other locations within the greater Metro Phoenix area. She also noted that the neutral tan and brown palette was compatible with other inline shops that were previously approved to the south.

Comment/Question: David Cavenee said he loves the rocking chairs and owns two of them. He asked to see the Site Plan. He asked about the neighboring property to the east of this property and how it would integrate. Answer: Amy Temes said that east of the property was a pre-application that came in on an office building and amphitheater complex. She said that they had gone ahead and added that in the Site Plan so the Commission could see how it would work from a circulation standpoint. She said there is also a hotel to the northeast, Hampton Inn and Suites.

Question: David Cavenee asked to clarify that there is no driveway or vehicular connection between that property and the subject property.

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Answer: Amy Temes pointed out where there was an access, noting that it is a signalized intersection. She said there would also be an access to the hotel at some point because there is a signal at Inverness.

Comment: David Cavenee said he thought the design looked fine. He said it is well done and as long as it matches the other ones in the area and follow their theme, he thinks it will fit well on the site.

Question: Brian Johns asked about the public access. He said he was assuming this was a private road, so it might not matter, but he asked if they had to have a change in material for either the markings for the public access or driving out on the driveway. He said he thought that was part of the ordinance at one time. Answer: Amy Temes pointed out the private entrance and she said it was approved with Rudy’s and Starbucks. She said there is typically an 8’ – 15’ wide band of decorative pavement at that location, but she wasn’t sure it was shown on the aerial. She said it would have been done with the original phase.

Question: Brian Johns asked to clarify that Planner Temes was saying that the decorative pavement was existing already. Answer: Amy Temes answered affirmatively.

Question: Brian Johns asked about the pedestrian access and if they needed to be marked or anything or if they had a change of material. Answer: Amy Temes said that the rule of thumb is that if it’s an ADA walkway, it is allowed to be striped. If it is a pedestrian walkway, that is not ADA designated, then it should have a change in materials and typically it is stamped asphalt. She said she would make sure to point that out to the applicant.

Comment: Brian Johns said that he agrees with the previous comments and is agreeable to the design as long as it matches the surrounding area.

Question: Chair Andersen asked where the electrical service was on the building. He asked if it was attached on the outside or if it was a utility room. Answer: Planner Temes said in looking at the floor plan, it appears as though it is in the back corner.

2. DR18-193, SUPERSTAR CAR WASH: SITE PLAN, LANDSCAPE, GRADING AND DRAINAGE, ELEVATIONS, FLOOR PLANS, LIGHTING, COLORS AND MATERIALS, FOR APPROXIMATELY 1.75 ACRES, GENERALLY LOCATED THE SOUTHEAST CORNER OF VAL VISTA DRIVE AND QUEEN CREEK ROAD, AND ZONED SHOPPING CENTER (SC) WITH A PLANNED AREA DEVELOPMENT (PAD) OVERLAY.

Planner Sydney Bethel began her presentation on DR18-193, Superstar Car Wash. She told the Commissioners that they might recognize this project as they have reviewed two other projects Town of Gilbert Planning Commission Study Session January 9, 2019 3

from this Master Site Plan. She said DR18-186 and DR18-192 have both been before the Commission. She said this is the last piece of this Master Site Planned community, The Enclave at Gilbert Senior Living. She shared the location of the 1.75 acre site at the southeast corner of Val Vista Drive and Queen Creek Road. She said they are proposing to have two separate components on the site. The first component, the car wash, would be completed in the first phase and is located to the north of the subject site. She said the second phase would consist of a retail pad and would be looking to get approved as part of a larger site plan, but it would not be built in the first phase of development. She explained the circulation on the site. She indicated the location of the hatched area on the design, noting that this was the location of the 27 vacuum bays. She shared that she was requesting input from the Commission on the need for additional screening to mitigate noise and the visual effects for the residents at The Enclave. She said The Enclave at Gilbert Senior Living is a congregate care facility with independent casitas to the south. She said that even though this is a commercial zoning district, there are residents that live in the area, so they want to be mindful of the residents. She suggested the possibility of adding additional landscape in the corner adjacent the congregate care facility. She shared the colors and materials, noting that the Val Vista and Queen Creek Master Site Plan has specific design guidelines, and from that comes specific colors and materials that are to be used. She said the colors and materials are in compliance with the Master Site Plan with some minor deviations in the corporate colors of the Superstar Car Wash. She shared the Elevations and indicated the location of the car wash and the retail pad. She said they are using the corporate colors on the metal accents, above the windows, and to outline the metal piece that appears to be planned for some kind of signage in the future. She stated that she had some concern about the all red vacuum bays. She showed a previously approved Superstar Car Wash that has been built in Gilbert. She shared that this company has many of these facilities throughout the valley. She asked for input on the all red vacuum bays and input on overall site design and colors and elevations. She finished her presentation.

Question: David Cavenee asked to see the Site Plan. He then asked to see the location of the vacuum bays. Answer: Sydney Bethel showed the location of the vacuum bays adjacent to the car wash.

Question: David Cavenee asked if the applicant had been asked to consider other colors for the vacuum bays. Answer: Sydney Bethel said that this was suggested during First Review comments. She said it is something they can do as part of their corporate colors, but she thought it might be a little overwhelming to the site, considering the rest of the greater site area is very neutral. She thought a possible compromise might be neutrally painted metal for the canopies and then red for the actual materials on the top.

Comment: David Cavenee said he would agree that some kind of blending of the structure would be a good idea, especially given the fact that the residential units can look over at this. He said it would be nice to soften this for the neighboring residents. Regarding Planner Bethel’s request for input about screening, he asked if there is any thought to do anything more substantial than just screening. He said he could imagine that car wash swishing constantly and that being a challenge for the residential component. Town of Gilbert Planning Commission Study Session January 9, 2019 4

Response: Sydney Bethel said that Staff is also requesting a site wall in the area. She said it is difficult to see, but there is an existing site wall for the exit, but there isn’t a site wall right in that particular area. She said she is requesting a site wall go there, as well as some possible landscaping to soften it. She said Staff prefers the addition of both of those components.

Question: David Cavenee asked if the curbing or island was too narrow along the right side to receive a wall. He said as you look at the whole area, it might be nice to hardscape the area. If not, he said softscape would be the next best option, but he thought it would be nice to get a harder barrier given the sound and view. Answer: Sydney Bethel said the applicant is providing shrubbery and Heritage Live Oak trees. She said when the shrubbery and trees are mature it will provide a nice buffer for the residents. She said she didn’t know if a site wall would fit in there.

Comment/Question: David Cavenee said a site wall might not fit because it looks very narrow. He asked if the Oak trees had been recommended to them or if that was their selection. Answer: Sydney Bethel said the Oak trees were their selection. She said that she believes that the Property Owner’s Association requested those.

Comment: David Cavenee said it is probably a theme tree for that development. He said it is such a slow growing tree that maturity will take years and he was just wishing they could get that up faster.

Comment: Vice Chair Bloomfield said he wondered if they could specify or request that the developer put a larger tree or a box tree in that location because the Oak tree is a slow growing tree. Response: Sydney Bethel said that the proposed trees are 48” box trees and not the smaller 24” or 36”. She said they are already a little larger, but stated that she could definitely note his request.

Comment: Vice Chair Bloomfield said he thought it would especially help on the two trees nearest the residents. He said he didn’t know if they could request it because they are providing it, but thought they could ask. He said that if they really want to keep the red and there isn’t any Code against them doing so, he suggested they talk with the neighbors and if they are okay with the red, then let it be so. If the residents would prefer it to be something else, then they could work that out and come back with it.

Comment: Chair Andersen said he was okay with the color of the vacuum bays. He said it seems like it is fitting for the architecture and the color selections that they are using.

3. DR18-206, VERDE AT COOLEY STATION: MASTER SITE PLAN, PHASE 1 SITE PLAN, LANDSCAPE, GRADING AND DRAINAGE, ELEVATIONS, LIGHTING, COLORS AND MATERIALS FOR APPROXIMATELY 15.99 ACRES, GENERALLY LOCATED AT THE SOUTHWEST CORNER OF RECKER AND WILLIAMS FIELD ROADS AND ZONED GATEWAY VILLAGE CENTER (GVC) WITH A PLANNED AREA DEVELOPMENT (PAD) OVERLAY.

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Senior Planner Ashlee MacDonald informed the Commission that she was filling in for Planner Stephanie Bubenheim. She then began her presentation on DR18-206, Verde at Cooley Station. She shared the location of the project at the southwest corner of Williams Field Road and Recker Road. She said the Commission had seen this in December for the Rezoning and General Plan Amendment. She said tonight they would be reviewing the Master Site Plan, in conjunction with the approval of the Design Guidelines for this project. She shared the Development Plan, noting that the portion that is being considered today is the northern portion of the site. She said that Multi-family would come in at a later date. She shared the Project Data Table, noting that they are meeting all requirements unique to the Gateway Village Center zoning district. She discussed the Build-to lines, noting that the buildings are all close to the street to create a neo-traditional design that emphasizes walkability, pedestrian connection and transit-oriented development. She shared the Master Site Plan. She said the site is very well designed in terms of pedestrian connection to the outdoor amenity space, creating an environment where people can interact and walk from building to building. She said as part of this approval, they are seeking to approve their Phasing Plan. She pointed out that Phase 1 was shown in white. She said with this design review application, there are no vertical structures proposed, with the exception of the amphitheater (in green) and some shade sails. She said the pad sites will come in at a later date and will be reviewed separately. She discussed the buildings that were shown conceptually through the design guidelines that are being proposed. She told the Commission that the internal road network would be developed as part of the initial phase. She said they have also had discussions with the applicant about which portion of the site would develop first and it really depends on the users that they get and which building is ready to go first. She said that the parking field (shown in blue) and the parking field (shown in red) would develop when additional buildings come in, but they couldn’t say at this time which would develop first. In terms of landscaping, Planner MacDonald said they are well exceeding their minimum landscape requirements at 35%. She said the vertical elements that are proposed to be approved as part of this include the shade sails and the amphitheater. She said the applicant is seeking to develop a design guideline package that provides enough flexibility for the developers as they come in, but tools that both the Staff and the development team need to make sure that the intent of the development is met. She shared the Colors and Materials palette, which included a variety of colors and materials, including corrugated metal, standing seam metal, and reclaimed wood. She shared the Conceptual Elevations of the different buildings. In terms of lighting, Planner MacDonald said they had provided feedback that some of the light poles are just within the parking lot, so they will need to put them in diamond planters or within a landscape area. She asked the Commission for input on the Design Guideline Package and the Phasing Plan.

Question: Philip Alibrandi said he realized that this is a long-term project, but he asked if there was any feeling from the developer as to when they might break ground on the first phase, if approved. Answer: Ashlee MacDonald said they are hoping to break ground in October.

Question: James Torgeson asked how large the amphitheater would be. Answer: Ashlee MacDonald, after consulting with the applicant, said the amphitheater would be 1,000 square feet.

Question: James Torgeson asked what the seating capacity would be in the amphitheater. Town of Gilbert Planning Commission Study Session January 9, 2019 6

Answer: Ashlee MacDonald said it would just be lawn seating.

Question: James Torgeson asked how many square feet of lawn there would be. Answer: Ashlee MacDonald said she didn’t know the answer to that question.

Question: James Torgeson asked if the materials were something that the Town wanted or if the Cooley family wanted those materials. Answer: Ashlee MacDonald said that this was the applicant’s first submittal, so this is what the applicant has proposed and it was approved by the Cooley family. He said he just wanted to make sure that the submittal reflected what they wanted and not just what the Town would accept.

Comment/Question: Brian Johns said he thought they have done a great job with the Site Plan. He said it has a lot of diversity and it meets the neo-traditional requirements. He said it will be great to see something built in that area. He noticed what looks like a really long dumpster and he wondered if it was acceptable to Gilbert. Answer: Ashlee MacDonald said they have proposed compactors on the site.

Comment: Brian Johns said the material palette was very rich and he appreciates that. He said that he didn’t want to nitpick each elevation because they would see these again. He said it appeared that the overall concept, design and direction that they are going seems great for Cooley Station. He said there are some small things that they could address at a later time, but overall, he didn’t have many comments.

Question: Chair Andersen asked if there was enough backup distance for the trucks to pick up from the compactors. Answer: Ashlee MacDonald said that Staff had also asked the same question as part of their comments.

Comment: David Cavenee said that he would hope they would see some thematic consistency in colors and material finishes as they see the entire intersection and area develop. He said he hopes that the developer recognizes that in the future, they are going to be talking about and hoping for these colors and finishes as the area develops. He asked to see the Site Plan. He said he likes the angled amphitheater area and the way it flows. He said he is concerned about the long linear face of the pad against Williams Field. He said he thinks there is too much face that is long and straight, with no variation, no in and out, and no relief. He said he thinks it will feel confronting to the street. He said they see this in Scottsdale Quarter, where they have all their buildings in one big long line. He said here he would encourage some relief along Williams Field. He said he thinks it is too long and linear for that front. Otherwise, he said he agrees that it is a really nice layout. He said as he was reading the Project Data Table, he was initially concerned, but he realizes it is only talking about the amphitheater area, and the rest was just shown to the Commission informationally at this point.

Comment: Chair Andersen asked if Planner MacDonald could pull up the other Site Plan with the blue buildings on it, suggesting that it might alleviate some of Commissioner Cavenee’s concerns.

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Comment: David Cavenee said that it would help to see the Site Plan for Building A, B1, E and F. Response: Ashlee MacDonald showed what would be seen from Williams Field.

Comment: David Cavenee again pointed out after reviewing the Site Plan, that it was a lot of building façade very close to the street in a long straight line. He said he sees a little variation, but not mass variation, just decorative variation.

Comment: Chair Andersen asked if Planner MacDonald could pull up page 25 to see if that was the section Commissioner Cavenee was referring to. Response: David Cavenee said that still didn’t break up the mass. He said he wanted to see more building variation. He said he doesn’t want the building to overwhelm you as you drive along the street.

Question: Brian Johns asked if there was parking along the street. Answer: Ashlee MacDonald answered affirmatively.

Comment: Brian Johns said that would be something to take into consideration – that there’s parking on the street. He said that would bring the street into the project. Response: Ashlee MacDonald said that was a great point. She said there is parallel parking on the street and a build-to line that they have to build to. She said they had also discussed speed limits along Williams Field to try and create that pedestrian environment.

Comment: Brian Johns said he agrees that Staff should work with the applicant on that because it could be very long, even though they are changing heights. He said if that is the tone that the area is meant to be and there hasn’t been any movement for a very long time, it would be hard to separate the building from the street with that parking there. Response: Ashlee MacDonald said that in this area, they are required to have a certain percentage of storefront, so while she understands the comment, she said it won’t just be a long wall, but there will be store windows and a storefront presence.

Question: David Cavenee asked if Planner MacDonald could help him understand what she was saying regarding the storefront and the tone and intent of that. Answer: Ashlee MacDonald said that as part of their PAD, they received a deviation that they have 40 percent for residential or office windows. She said that means that a significant amount of the building frontage has to have those storefront windows.

Question: David Cavenee asked if she was saying that the requirement had to be to the build-to line. He asked if they were being forced to put buildings against Williams Field. Answer: Ashlee MacDonald answered affirmatively.

Comment: Philip Alibrandi said he is familiar with the area. He said one of the nice things they did when they widened Williams Field Road, was to add parking cut-ins, so those will provide relief and it will give a small town feeling. He said the streetlights are already in. He said he

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understands the concern, but he thinks the way the parking is already set up, that it will provide a different feel.

4. DR18-218 LIV CROSSROADS: SITE PLAN, LANDSCAPING, GRADING AND DRAINAGE, BUILDING ELEVATIONS, FLOOR PLANS, LIGHTING, COLORS AND MATERIALS FOR APPROXIMATELY 19.6 ACRES, GENERALLY LOCATED SOUTH OF THE SOUTHEAST CORNER OF MUSTANG DRIVE AND GERMANN ROAD, AND ZONED MULTI-FAMILY MEDIUM (MF/M) WITH A PLANNED AREA DEVELOPMENT (PAD) OVERLAY.

Senior Planner Nathan Williams began his presentation on DR18-218, Liv Crossroads. He said this was for the Multi-family portion of the Rockefeller parcel that the Commission had seen a couple of months ago when they approved the Light Industrial portion. He indicated the location of the 9.6 acre portion south of the southeast corner of Mustang Drive and Germann Road. He said that Town Council had approved the Rezoning of the site in September. He indicated that the Multi-Family PAD established much of the layout and design of the site. He said the site will include about 356 total dwelling units spread out amongst 31 total buildings and includes a community Building, 6-car garages, and 21 residential apartment buildings which are a combination of 2- and 3-story buildings and lofts above carriage unit buildings. He said he also wanted to note that much of the general site layout, design, access, circulation and modifications to development standards that will create the open campus feel with the Light Industrial to the north, was established through the Rezoning (Zoning Ordinance 2680). He stated that there were three different color schemes that would be utilized amongst the different buildings. He requested input on the finer details of the overall site design (content, landscape, amenities) and input on building elevations (architecture, colors and materials, theme). He shared the Site Plan. He indicated the access points on the Site Plan. He said the site will have three different amenity areas: east, central and west. He said that through the Rezoning process, the neighborhood to the south was quite involved. He said that some of the design features came out of the input from the neighbors and included 1-story buildings along the southern elevation. He reminded the Commission that there is a 45’ – 50’ landscape tract in that area already. He said the loft/carriage units are located on the perimeter. He shared all of the 3-story units and indicated that they are situated north/south so that the sides face south. He said that was also a result of the neighborhood input. He pointed out the 2-story buildings. He said through the Rezoning process, Staff felt like the applicant did a good job of working with the neighbors and incorporating their concerns. He shared the Wall Plan, stating that most of the Wall Plan had been approved through the Rezoning. He said that the site would have a trash compactor and valet trash service, as well as other amenities like a drive-up car cleaning station. He showed enlargements of some of the amenity areas and pointed out that the east amenity area features a tot lot, ramada, dog park, and garden. The central amenity area features a community area with three separate buildings. It features a pool, outdoor kitchen, spa area and fire pit. He pointed out that the community building would house a gym area, an office area and a lounge area that residents can rent. He shared the color palette. He shared the Elevations. He said that Staff feels that the applicant has done a good job of creating diversity of architecture, color schemes and materials. He said the applicant will need to provide a graphic that shows what elevation and color scheme goes with what building and the exact

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location of each building. He said they are proposing three different color schemes. Planner Williams finished his presentation and asked for input.

Comment: Carl Bloomfield said that as he looks at this project, he really likes it. He said it is non-typical and a little brighter, but is in keeping with what they would expect from Liv and what they’ve seen before when they have come into the Town. He said he likes their developments. He said they are clean and energizing and he sees that reflected in this project. He said he believes their colors and materials all work together and they have plenty of buffering around their site. He said he is also pleased that they have accommodated the concerns of the neighbors. He said there may be some tweaks, but all in all, they are on the right track.

Comment: David Cavenee said he agrees with Vice Chair Bloomfield. He said there is plenty of articulation in the elevations. He said the applicant and Staff has done a good job of varying rooflines and adding some decorative elements. He said there are a few walls that seem a little thin, but he thinks it creates a nice break from some of the busyness. He said there is plenty of detail that brings the eye up. He said his vote is for Color Scheme 1.

Comment: Les Smith said he likes the mix of schematics, as far as the buildings are concerned and he also likes the layout.

Comment: Chair Andersen said he is hearing a consensus that the Commission likes it. He suggested that Planner Williams put this one on the Consent calendar next time.

5. DR18-212, SANTAN PAVILIONS PHASE VIII PAD 3: SITE PLAN, LANDSCAPE, GRADING AND DRAINAGE, ELEVATIONS, FLOOR PLANS, LIGHTING, COLORS AND MATERIALS FOR APPROXIMATELY 0.53 ACRES, GENERALLY LOCATED WEST OF THE SOUTHWEST CORNER OF SANTAN VILLAGE PARKWAY AND WILLIAMS FIELD ROAD AND ZONED REGIONAL COMMERCIAL (RC).

Interim Principal Planner Amy Temes told the Commission that she was filling in for Stephanie Bubenheim. She then began her presentation on DR18-212, Santan Pavilions Phase VIII Pad 3. She shared the location of the site at the southwest corner of Williams Field and Santan Village Parkway. She mentioned some of the existing businesses in the area: Panera, Dickey’s Barbecue, Cold Stone Creamery. She said that Trader Joe’s is currently under construction. She said this is the last of the pads along Williams Field Road. She asked for input on foundation planting and overall elevation articulation. She said the colors and materials are consistent with the colors and materials for the whole Pavilions Site Plan. She also noted that no NOPH (Notice of Public Hearing) is required for this so it is eligible for Administrative Design Review and may not come back before the Planning Commission. She shared the Master Site Plan. She said that Pad 3 is a relatively small pad, between the existing Dickey’s Barbeque and Cold Stone Creamery which are to the east and they are sharing an existing parking lot with them. She said the drive aisle will be between Pad 3 and Trader Joe’s. She said it would be a right-in/right-out along Williams Field Road. She said Pad 3 is planned with a drive-thru. She said one of the concerns raised by Planner Bubenheim is that there is relatively no foundation planting along the north, east or south sides of Town of Gilbert Planning Commission Study Session January 9, 2019 10

the building. She said directly adjacent to the building, there is the required planting within the parking lot and along the drive aisles. She said that Planner Bubenheim wanted input as to whether the Commission would like to see some kind of alternative potted plants or if they think it is adequate the way it is. Planner Temes said that the elevations are in keeping with what exists out there today. She said there has been a fairly consistent palette and design throughout the entire center. She pointed out the West elevation, noting that it is the elevation that you’ll see on the right-in/right-out drive. She said they have managed to incorporate some offsetting horizontally, as well as vertically and she thinks that overall, it is fairly well articulated and does have a low screen wall along the drive-thru as required by Code to control headlights and visibility of the drive-thru. She shared the Colors and Materials board. She shared renderings of the buildings to show what the design would look like. She said the actual landscape in the parking lot islands is a little more lush than what is shown in the renderings. She said they have a very nice landscape palette for the overall center and it is growing in quite well. She finished her presentation and asked for input.

Comment/Question: Brian Johns said he agrees that this is very consistent with the area. He said he appreciates that they gave some width on the drive-thru. Regarding the foundation landscaping, he asked if they have had potted plants on the other properties or if those properties have been able to meet the foundation planting requirement. Answer: Amy Temes said they have been able to meet the requirement on the majority of the other approved businesses.

Comment: Brian Johns said he noticed every location that they didn’t put foundation planting is in front of the storefronts. He said that those storefronts are underneath a larger canopy so he didn’t know how well a plant would do underneath that larger structure. Response: Amy Temes said Commissioner Johns is correct. She said if they required pots, they would probably need to move them forward out to the furthest forward post in order to get some sunlight.

Comment: Brian Johns said that unfortunately they didn’t really have the room to do that because they are right on their parking offset. Response: Amy Temes again stated that Commissioner Johns was correct and that is why, even though the Town requires it, in this situation, they believe that the landscape within the parking lot would be adequate for this scenario.

Comment: Brian Johns said they could also suggest setting something else there that is decorative like a plant. Response: Amy Temes noted that on the inline shops that face Santan Village Parkway, they have bougainvillea that have climbed up the posts and spread out. She said that had the effect of taking the landscape and integrating it into the walkway. She said they didn’t put any plants up under the storefronts, but they did have some area to do a few planters. She said they might consider a vine up the face of the columns. However, she pointed out that they would have a tree there and the vine might not live with the tree there. She said she isn’t certain what the right answer is in this situation.

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Question: Brian Johns asked where the SES was located on this project. Answer: Amy Temes pointed out that SRP will require direct vehicle access, but she wasn’t able to answer the question at this time. She said she will have Planner Bubenheim check into it.

Comment: Brian Johns said that it is always hard because SRP requires direct access, but they have a drive-thru that is looped all the way around, so it can’t just be put anywhere.

At this time, Chair Andersen pointed out that they have two more items on the agenda, but he suggested they save those until after the Public Hearing.

8. Discussion of Regular Meeting Agenda

Chair Andersen said that they had received a yellow public comment card for Item #18, S18-06, Contreras Farms, which was on the Public Hearing (Consent) Agenda and they would move that item to the Public Hearing (Non-Consent) Agenda. He asked the Commission how they felt about Items 19, 20 and 21 moving from Non-Consent to Consent. He asked if Staff would feel comfortable with that.

After consulting with Attorney Nancy Davidson and Interim Planning Manager Catherine Lorbeer it was decided that they should open the Public Hearing for all three of the items and then close the public hearing for all three and then take the action. This would keep them separate as Non- Consent items.

Chair Andersen recessed the Study Session of the Planning Commission at 6:03 p.m. He told the audience that they would take a five-minute break and begin the Regular Meeting of the Planning Commission at 6:10 p.m.

At 6:51 p.m. Chair Andersen called the Study Session of the Planning Commission back to order.

6. Z18-30, LDC TEXT AMEND REMOVE MF FROM RC: CITIZEN REVIEW AND INITIATION OF AMENDMENT TO THE TOWN OF GILBERT LAND DEVELOPMENT CODE, CHAPTER I ZONING REGULATIONS, DIVISION 2 LAND USE DESIGNATIONS, ARTICLE 2.3 COMMERCIAL DISTRICTS, SECTION 2.306 ADDITIONAL USE REGULATIONS, RELATED TO THE DELETION OF ADDITIONAL REQUIRED FINDINGS FOR MULTI-FAMILY USE IN REGIONAL COMMERCIAL DISTRICT, AND ARTICLE 2.9 USE REGULATIONS, TABLE 2.902 USE REGULATIONS, RELATED TO THE DELETION OF LIMITATIONS AND ADDITIONAL STANDARDS FOR MULTI- FAMILY USES IN THE REGIONAL COMMERCIAL ZONING DISTRICT AND CHAPTER II DESIGN STANDARDS AND GUIDELINES, ARTICLE 1.10 INTEGRATING MULTI-FAMILY USES IN REGIONAL COMMERCIAL ZONING DISTRICTS DESIGN GUIDELINES, RELATED TO THE DELETION OF DESIGN GUIDELINES.

Town of Gilbert Planning Commission Study Session January 9, 2019 12

Interim Principal Planner Amy Temes began her presentation on Z18-30, LDC Text Amend to remove MF from RC. She said this request was to initiate a LDC Text Amendment to remove Multi-Family Use from the Regional Commercial zoning district. She said they have talked many times over the years about mixed-use development and how it is a good idea for a community to have a variety of different kind of living activities within a condensed area to limit automotive trips and encourage pedestrian walkability. Over the last few years, they have had many discussions regarding this topic and the Code was amended to allow MF in RC with a Use Permit with four additional findings. She said those Design Guidelines were approved back in March of 2018. She said since that time, some of the projects that have come forward have not integrated this live/work/play/shop environment quite to the extent that Staff had hoped and anticipated. She said at the Town Council Retreat that was held in October of 2018, there was some frustration that the efforts to date, are not resulting in the kind of design and development that the Town would have hoped for. With that being said, Staff is requesting that the Planning Commission initiate a Text Amendment to remove the Conditional Use Permit provisions for MF in RC and to conduct a Citizen’s Review. She pointed out that in RC Zoning, there is still 416 acres of Regional Commercial zoning that is not developed and 858 acres that have been developed. Of the 858 acres that have been developed, there are four projects resulting in 1324 Multi-Family units. She said that even if they remove Multi-Family as a horizontally mixed-use component, loft units are still allowed in many of the zoning districts within the Town. She said that there are at least eight or nine zoning districts, in which “loft above” is allowed. She shared the specific requested changes to the LDC (shown below):

Proposed Zoning Code Amendments

Chapter I Zoning Regulations, Division 2 Land Use Designations, Article 2.3 Commercial Districts, Section 2.306 Additional Use Regulations would be amended to read as follows (additions in ALL CAPS UNDERLINE; deletions in strikeout):

2.306 Additional Use Regulations

* * *

H. Multi-Family Use in Regional Commercial District. In addition to the findings required in Section 5.403: Required Findings, the Planning Commission shall approve, approve with modifications and/or conditions, or deny a use permit for a multi-family use in a Regional Commercial district only after making the following additional Findings of Fact. Methods to achieve these findings can be found in the Land Development Code, Chapter II: Design Standards and Guidelines.

1. Mixed Land Uses. The project is a mixed-use development where land uses are mixed on-site or are mixed in combination with adjacent uses (existing or planned). A mixed-use development is an efficient integration (horizontally or vertically) of non-residential and residential uses that cultivates a sense of community in a live, work, and play environment.

Town of Gilbert Planning Commission Study Session January 9, 2019 13

2. Sustainability through Compact Design. Site layout is compact and configures buildings, parking areas, streets, driveways and gathering places in a way that lessens dependence on automobiles, and reduces impacts on the natural environment. Parking for the multi-family residential component meets multi-family residential parking requirements or an approved “shared-parking” model.

3. Pedestrian Scale and Orientation. All portions of the development are accessible by a direct, convenient, and safe system of pedestrian facilities and pedestrian amenities, and gathering places are appropriate scaled for the project.

4. Transportation and Connectivity. The development provides appropriate vehicular and pedestrian connectivity that serves vehicles, pedestrians and bicycles.

Planner Temes finished her presentation and asked the Commission to Initiate the Text Amendment to remove MF in RC and to conduct a Citizen’s Review.

Chair Andersen asked to clarify if they have to Initiate the Text Amendment and conduct a Citizens Review before the Commission could begin to discuss the item.

Attorney Nancy Davidson said the Commission should Initiate the Text Amendment and start the Citizen Review process and then they can discuss the item.

Chair Andersen Initiated a Text Amendment to the Gilbert Land Development Code. He then opened up the Citizen Review by asking if anyone in the audience wished to speak on the proposed text amendment. Seeing no one who wished to speak, he brought the discussion back to the dais.

Comment: David Cavenee said he is very grateful that this is happening. He said they have discussed this topic a great deal and he is grateful that this is being considered now. He said he is very supportive because it gives them a chance to step back and make sure they are approaching the remaining RC acreage in the right way. He said he believes this is a good move and thinks that having the “loft above” option still available will still give the opportunity to do what they had hoped might be done, until they figure out the right way to do it. He said considering all the energy that has been put into the discussion, this is a great option.

Comment: Les Smith said he supports this change and thinks this is a good move on the part of the Town.

Question: Philip Alibrandi asked for clarification as to what problem this solves. He said he hadn’t had the benefit of the previous discussions. He said the way it is written, it seems counterintuitive that you would want Multi-Family in the same area with the density of commercial. Answer: David Cavenee said that the Town, with all good intent, wanted to pursue some mixed- use opportunities to bring commercial together with residential in a way that property utilized the right locations in Town and gave a really nice new and progressive vibe to the Town. He said there are some really great mixed-use developments throughout the Valley and they would have Town of Gilbert Planning Commission Study Session January 9, 2019 14

loved to see something like that in Gilbert. The question that came up was whether Gilbert was really ready for this type of development, because there is still a lot of vacant property that is not developed within the community boundaries. He said the drive for mixed-use or this densification/verticalization wasn’t necessarily desired at this time. In the effort to generate that mixed-use opportunity, the Code was written so that Multi-Family in Regional Commercial zoned property had higher densities allowed than in any MF zoning district, if the developer could justify that it qualified as mixed-use. That led into a discussion, as well as a working group, that tried to better define and put parameters around what the bar would be to make it mixed-use versus not mixed-use. He said that generated some language that was put in, but ultimately, it came in a little weak and didn’t really drive towards what they needed. He shared that both the Town Council and the Planning Commission struggled over it. He said he was part of the working group. He said in the end, it put their RC property at risk of being developed by Multi-Family developers with no scrutiny. He said the bar was so low that a developer could come in and claim it was mixed-use even if it wasn’t. It also became a much better deal to go get an RC property for a Multi-Family development because you could get higher densities and better locations. He said he had become worried that they were giving away their RC. He said this potential change acknowledges that the bar isn’t right yet and that before they continue to see these type of mixed- use developments that didn’t actually measure up as mixed-use, they can pull back for a bit until they can get it right.

Comment/Question: Chair Andersen said he agrees that there is a better solution to deal with a high density Multi-Family. He said he would support this as long as the Town is introducing a third Multi-Family category for that higher density. He asked what they cap the MF/M at right now. Answer: Catherine Lorbeer said they have two Multi-Family categories: Multi-Family/Low (MF/L) which is 8-14 DU/Acre and Multi-Family/Medium (MF/M) which is 14-25 DU/Acre. She said the “loft above” in the commercial zoning districts don’t have a cap on the density.

Question: Chair Andersen asked if a developer wanted to come in and do straight residential Multi-Family without a “loft above”, would they have an option to do a project where they could request a rezone to a higher classification to get the 25 plus DU/Acre. Answer: Catherine Lorbeer said that Item 7 on tonight’s Study Session will present part 2 of this question and the two items together are to explore whether the direction they are moving is the right step and the second portion will discuss what kind of other districts (whether they be mixed- use or high density Multi-Family) would be appropriate to add to the community.

Chair Andersen asked Planner Temes to make her next presentation before they had further discussion.

7. Z18-31, LDC TEXT AMEND MIXED USE ZONING: CITIZEN REVIEW AND INITIATION OF AMENDMENT TO THE TOWN OF GILBERT LAND DEVELOPMENT CODE, CHAPTER I ZONING REGULATIONS, DIVISION 2 LAND USE DESIGNATIONS, AND DIVISION 3 OVERLAY DISTRICT REGULATIONS AND THE GLOSSARY OF GENERAL TERMS AND THE

Town of Gilbert Planning Commission Study Session January 9, 2019 15

APPENDIX 1 GRAPHICS, RELATED TO THE CREATION OF A MIXED USE ZONING DISTRICT OR OVERLAY ZONING DISTRICT.

Amy Temes stated that Catherine Lorbeer had just very succinctly explained Item 7 and she also thanked Commissioner Cavenee for explaining the history of mixed-use MF in RC zoning. She then began her presentation on Z18-31, which is a Text Amendment and Citizen Review regarding what would be done as a result of making the change suggested in Item 6, Z18-30. She said that mixed-use zoning is fairly common and there are several options available to the Town. She said they could do it as an individual zoning district or as an overlay district that requires rezoning or they could do it as an MF district that allows high density and might allow Commercial as a secondary use of Multi-Family. She said that is what this research and discussion for mixed-use rezoning is to discuss. She said the General Plan supports the goals and policies regarding mixed- use development. She said it is a very open component within communities, especially as they near build-out and you start to redevelop and the area becomes a little less rural and suburban and becomes a little more urban. She said having that kind of flexibility is important. She said at the Council retreat, a lot of people had expressed their frustration for the way it is today. She said this Text Amendment is to look at mixed-use and what it means and where the Town of Gilbert wants to go with it. She said if you build in flexibility, it can allow for responsiveness as the market can change quickly. She proposed the possibility that they could create a district that builds in that flexibility for redevelopment in older areas, for infill development on sites that are a little odd that never got developed, or the possibility of densifying areas that have already been developed. She said they will also need to consider how they can create guidelines to reinforce the standards and characteristics that they want to see included in this style of development. She shared some research across the valley that found that a lot of the surrounding municipalities allow Multi- Family within Commercial developments. She said most of the municipalities require a Use Permit for this type of use. She again discussed some of the available options. She said as the Town of Gilbert reaches build-out and land becomes more scarce, verticality will be necessary and “lofts above” may become more and more viable. She said that Staff would be doing a lot of research over the next few months and will be bringing back discussion items to the Commission. She finished her presentation and asked the Commission to Initiate the LDC Text Amendment and Conduct a Citizen Review.

Chair Andersen Initiated a Text Amendment to the Gilbert Land Development Code for Item 7 and also conducted the Citizen’s Review. He asked if any member of the public would like to speak on the item. Seeing none, he called for discussion on the dais.

Comment: David Cavenee said Planner Temes had brought up some great development scenarios that would merit this discussion. He said a lot of developers are coming forward with product that are very viable and attractive, but don’t fit within either of the Town’s Multi-Family zoning districts. He said that at the time, everyone on the Commission loved the concept of the San Tan Flats, but because it was being couched in a mixed-use development, some of the Commission struggled over it. He said he believes there is plenty of reason to pursue some additional type of zoning. He said he didn’t suggest throwing all of the content that the working group had developed out the window, but he said they need to take a big step back and start fresh to make sure they are seeing all of the potential outcomes. Town of Gilbert Planning Commission Study Session January 9, 2019 16

Response: Planner Amy Temes said that their General Plan does have a category existing today for Residential > 25-50 DU/Acre, but there is no matching Land Development Code zoning category for that. She said they have had several developments come in, some of which were MF in RC, and others were just wanting to come in, and most of them have been around 30 DU/Acre. However, she cautioned against capping it too low, because they never know where it’s going in the future.

ADJOURN STUDY SESSION

With no other business before the Commission, Chair Andersen adjourned the Study Session at 7:07 p.m.

______Brian Andersen, Chairman

ATTEST:

______Debbie Frazey, Recording Secretary

Town of Gilbert Planning Commission Study Session January 9, 2019 17

TOWN OF GILBERT PLANNING COMMISSION REGULAR MEETING COUNCIL CHAMBERS 50 E. CIVIC CENTER DRIVE GILBERT, AZ JANUARY 9, 2019

COMMISSION PRESENT: Chairman Brian Andersen Vice Chair Carl Bloomfield Commissioner David Cavenee Commissioner Brian Johns Commissioner Les Smith Alternate Commissioner Philip Alibrandi Alternate Commissioner James Torgeson

COMMISSION ABSENT: Greg Froehlich

STAFF PRESENT: Sydney Bethel, Planner II Ashlee MacDonald, Senior Planner Keith Newman, Planner II Josh Rogers, Planner II Nathan Williams, Senior Planner Amy Temes, Interim Principal Planner Catherine Lorbeer, Interim Planning Manager

ALSO PRESENT: Attorney Nancy Davidson Council Liaison Brigette Peterson Recorder Debbie Frazey

PLANNER CASE PAGE VOTE Ashlee MacDonald S18-02 4 Approved Josh Rogers DR18-106 4 Approved Josh Rogers DR18-150 4 Approved Josh Rogers S18-14 3 Approved Keith Newman DR18-175 4 Approved Josh Rogers DR18-58 4 Approved Stephanie Bubenheim S18-06 13 Approved Town of Gilbert Planning Commission Regular Meeting January 9, 2019 1

Josh Rogers UP17-1049 14 Approved Keith Newman GP18-16 14 Approved Josh Rogers UP18-30 14 Approved

CALL TO ORDER REGULAR MEETING

Chair Brian Andersen called the January 9, 2019 Regular Meeting of the Planning Commission to order at 6:15 p.m.

PLEDGE OF ALLEGIANCE

Chair Andersen informed the audience that Commissioner Brian Johns had made the suggestion that the Planning Commission open their meetings with the Pledge of Allegiance beginning tonight. He asked Commissioner Johns to lead the audience in the Pledge of Allegiance.

ROLL CALL

Recording Secretary Debbie Frazey called roll and a quorum was determined to be present.

9. APPROVAL OF AGENDA

Chair Andersen said he had received some public comment cards and all of them were related to Item 18, S18-06, Contreras Farms. He said they would be pulling Item 18, S18-06 off of the Public Hearing (Consent) Agenda and putting it on the Public Hearing (Non-Consent) Agenda. He reviewed the Agenda, noting that the Public Hearing (Consent) Agenda would consist of Items 12, 13, 14, 15, 16, and 17 and the Public Hearing (Non-Consent) Agenda would consist of Items 18, 19, 20 and 21. He then called for a motion to approve the agenda. Vice Chair Carl Bloomfield made a MOTION to approve the agenda; seconded by Brian Johns; motion passed unanimously.

Motion passed 7-0

10. COMMUNICATION FROM CITIZENS.

At this time, members of the public may comment on matters within the jurisdiction of the Town, but not on the agenda. The Commission/Board response is limited to responding to criticism, asking staff to review a matter commented upon, or asking that a matter be put on a future agenda.

Chair Andersen asked if there were any members of the public who wished to speak on something that was not on the agenda. Seeing no members of the public who wished to speak, he moved on to the next item on the agenda.

11. Report from Council Liaison on Current Events Town of Gilbert Planning Commission Regular Meeting January 9, 2019 2

Council Liaison Brigette Peterson informed the Commission that as of 6:45 last night, she was no longer the Vice Mayor. She said that Eddie Cook was now the Vice Mayor for the Town of Gilbert. She said that last night, they held their inauguration, so they have a new Town Council with three incumbents, Eddie Cook, Jordan Ray and Brigette Peterson, as well as the new Council member Aimee Yentes. She said they did discuss their Town Council assignments and she is pleased to announce that she will still be the Council Liaison to the Planning Commission. She thanked Commissioner Johns, not only for suggesting that they say the Pledge of Allegiance at each meeting, but also for his suggestion that her report should be at the beginning of the meeting when they have people in the audience. She informed the audience that the Digital State of the Town would be coming up on Tuesday, January 29th and would be held at the San Tan Harkins Theatre. She said if anyone is interested in attending they should go to GilbertAZ.gov/stateofthetown. She said there are currently two committees working on the LDC update and Building Code update. She said that comments for the Building Code are being taken online until January 12, 2019. She said if anyone would like to make comments on the Building Code, she would be happy to send them that link. Council Liaison Peterson ended by pointing out that she was dressed in blue because today was Law Enforcement Appreciation Day. She said they celebrate and recognize the Town of Gilbert’s police officers, noting that they have been named the second safest town in the United States. She said that unfortunately a Salt River Police Officer was killed by a driver that was texting while they were driving on the freeway. The officer has a 10-month old daughter and a wife. She said they want to keep the Salt River Police Department in their thoughts as they celebrate law enforcement.

PUBLIC HEARING (CONSENT) All items listed below are considered consent calendar items and may be approved by a single motion unless removed at the request of the Commission/Board for further discussion/action. Other items on the agenda may be added to the consent calendar and approved under a single motion.

Chair Andersen then read the Consent Agenda (listed below with Staff Recommendations) which consisted of Item 12, S18-02, Terraza; Item 13, DR18-106, Desert Sky Park, Item 14, DR18-150, Shops Building at Riggs Road; Item 15, S18-14, Bellamy; Item 16, DR18-175, Ocotillo Surgery Center; and Item 17, DR18-58, Arizona Quality RV and Boat Storage. He asked if anyone needed to declare a Conflict of Interest with any item on the Consent Agenda.

Chair Brian Andersen declared a Conflict of Interest with Item 15, S18-14, Bellamy.

Chair Andersen stated that due to his Conflict of Interest, they would need to make two separate motions. The first motion would be on Item 15. Vice Chair Bloomfield called for a motion to be made on Item 15, S18-14, Bellamy. David Cavenee made a MOTION to approve Item 15, S18- 14, Bellamy, as listed in the Staff Report; seconded by Les Smith; motion passed 6-0.

Motion passed 6-0 with Chair Brian Andersen abstaining due to Conflict of Interest.

Town of Gilbert Planning Commission Regular Meeting January 9, 2019 3

Chair Andersen then called for a motion on Items 12, 13, 14, 16, and 17, the remainder of the Consent Agenda (listed below with Staff Recommendations). Vice Chair Bloomfield made a MOTION to approve Consent Agenda Item 12, S18-02, Terraza; Item 13, DR18-106, Desert Sky Park; Item 14, DR18-150, Shops Building at Riggs Road; Item 16, DR18-175, Ocotillo Surgery Center; Item 17, DR18-58, Arizona Quality RV and Boat Storage; seconded by Brian Johns; motion passed unanimously.

Motion passed 7-0

12. S18-02, TERRAZA: REQUEST TO APPROVE THE PRELIMINARY PLAT AND OPEN SPACE PLAN FOR 29 SINGLE FAMILY HOME LOTS ON APPROXIMATELY 18.86 ACRES OF REAL PROPERTY GENERALLY LOCATED AT THE SOUTHWEST CORNER OF RECKER AND OCOTILLO ROADS AND ZONED SINGLE FAMILY – 10 (SF-10) WITH A PLANNED AREA DEVELOPMENT (PAD) OVERLAY.

STAFF RECOMMENDATION Move to Approve the Findings of Fact and S18-02, Terraza Preliminary Plat and Open Space Plan for approximately 18.86 acres consisting of 29 single family lots, generally located at the southwest corner of Recker and Ocotillo Roads and zoned Single Family – 10 (SF-10) with a Planned Area Development (PAD) overlay, subject to conditions, subject to following conditions.

1. The Final Plat and Open Space Plans for Terraza and construction of the project shall be in substantial conformance with Attachments 5 and 6 approved by the Planning Commission/ Design Review Board at the January 9, 2018 public hearing.

2. Future proposed signage complying with the Land Development Code shall be approved administratively by Planning Staff prior to submitting for sign permits.

3. Light fixture details and a photometric plan shall be submitted to planning for review and approval prior to submittal of the final plat.

13. DR18-106, DESERT SKY PARK: SITE PLAN, LANDSCAPING, GRADING AND DRAINAGE, ELEVATIONS, FLOOR PLANS, LIGHTING, COLORS AND MATERIALS FOR APPROXIMATELY 110 ACRES, GENERALLY LOCATED AT THE NORTHWEST CORNER OF POWER ROAD AND PECOS ROAD, AND ZONED PUBLIC FACILITY/ INSTITUTIONAL (PF/I).

STAFF RECOMMENDATION Approve the Findings of Fact and approve DR18-106, Desert Sky Park: Site plan, landscaping, grading and drainage, elevations, floor plans, lighting, colors and materials for approximately 110 acres, generally located at the northwest corner of Power Road and Pecos Road, and zoned Public Facility/ Institutional (PF/I), subject to conditions: Town of Gilbert Planning Commission Regular Meeting January 9, 2019 4

1. Construction of the project shall conform to the exhibits approved by the Planning Commission/ Design Review Board at the January 9, 2019 public hearing.

2. The construction site plan documents shall incorporate the Standard Commercial and Industrial Site Plan Notes adopted by the Design Review Board on March 11, 2004.

3. Signage is not included in this approval. Administrative Design Review approval is required prior to submitting for sign permits.

14. DR18-150, SHOPS BUILDING AT RIGGS ROAD: SITE PLAN, LANDSCAPING, GRADING AND DRAINAGE, ELEVATIONS, FLOOR PLANS, LIGHTING, AND COLORS AND MATERIALS FOR APPROXIMATELY 1.1 ACRES, GENERALLY LOCATED AT THE NORTHEAST CORNER OF VAL VISTA DR. AND RIGGS RD.

STAFF RECOMMENDATION Approve the Findings of Fact and DR18-150, Shops Building at Riggs Road: Site plan, landscaping, grading and drainage, elevations, floor plans, lighting, and colors and materials for approximately 1.1 acres, generally located at the northeast corner of Val Vista Dr. and Riggs Rd. in the Shopping Center (SC) zoning district, subject to conditions.

1. Construction of the project shall conform to the exhibits approved by the Planning Commission at the January 9, 2019 public hearing.

2. The construction site plan documents shall incorporate the Standard Commercial and Industrial Site Plan Notes adopted by the Design Review Board on March 11, 2004.

3. Signage is not included in this approval. Administrative Design Review approval is required prior to submitting for sign permits.

15. S18-14, BELLAMY: REQUEST FOR PRELIMINARY PLAT AND OPEN SPACE PLAN FOR LENNAR HOMES, FOR 165 HOME LOTS (LOTS 1-165) ON APPROX. 40.04 ACRES GENERALLY LOCATED AT THE SOUTHEAST CORNER OF SOUTH GREENFIELD AND EAST GERMANN ROADS IN THE SINGLE FAMILY DETACHED (SF-D) ZONING DISTRICT WITH A PLANNED AREA DEVELOPMENT (PAD) OVERLAY.

STAFF RECOMMENDATION Move to approve the Findings of Fact and S18-14 Bellamy: Request for Preliminary Plat and Open Space Plan for Lennar Homes, for 165 home lots (Lots 1-165) on approx. 40.04 acres generally located at the southeast corner of South Greenfield and East Germann Roads in the Single Family Detached (SF-D) zoning district with a Planned Area Development (PAD) overlay, subject to the following conditions. Town of Gilbert Planning Commission Regular Meeting January 9, 2019 5

1. The Final Plat and Open Space Plans for Bellamy and construction of the project shall be in substantial conformance with Exhibits 4: Development Plan, 5: Preliminary Plat, and 6: Parking and Trash Exhibit, Exhibit 7: Open Space Plan, and Exhibit 8: Wall Plan and Detail approved by the Planning Commission/ Design Review Board at the January 9, 2019 public hearing.

2. The “Bradford Pear” trees shown in Exhibit #8, Landscape / Open Space Plan shall either be eliminated or replaced with a plant off of the Arizona Department of Water Resources Low Water Use/Drought Tolerant Plant list.

16. DR18-175, OCOTILLO SURGERY CENTER: SITE PLAN, LANDSCAPE, GRADING AND DRAINAGE, ELEVATIONS, FLOOR PLANS, LIGHTING, COLORS AND MATERIALS FOR APPROXIMATELY 2.4 ACRES, GENERALLY LOCATED NORTH OF THE NORTHWEST CORNER OF GERMANN ROAD AND ROME STREET, AND ZONED BUSINESS PARK (BP) AND COMMUNITY COMMERCIAL (CC) WITH A PLANNED AREA DEVELOPMENT (PAD) OVERLAY.

STAFF RECOMMENDATION

Approve the Findings of Fact and approve DR18-175, Ocotillo Surgery Center: Site plan, landscape, grading and drainage, elevations, floor plans, lighting, colors and materials, for approximately 2.4 acres, generally located north of the northwest corner of Germann Road and Rome Street, and zoned Business Park (BP) and Community Commercial (CC) with a Planned Area Development (PAD) overlay; subject to conditions:

1. Construction of the project shall conform to the exhibits approved by the Planning Commission/Design Review Board at the January 9, 2019 public hearing.

2. The construction site plan documents shall incorporate the Standard Commercial and Industrial Site Plan Notes adopted by the Design Review Board on March 11, 2004.

3. Signage is not included in this approval. Administrative Design Review approval is required prior to submitting for sign permits.

4. Parking lot light pole locations must be revised on all plans to match the lighting photometric plan.

5. An elevation of the proposed parking canopy must be reviewed and approved by Planning Staff prior to construction document submittal.

17. DR18-58 ARIZONA QUALITY STORAGE: SITE PLAN, LANDSCAPING, GRADING AND DRAINAGE, BUILDING ELEVATIONS AND COLORS AND MATERIALS FOR APPROXIMATELY 0.93 ACRES, GENERALLY LOCATED Town of Gilbert Planning Commission Regular Meeting January 9, 2019 6

NORTHEAST OF NEELY ST. AND ELLIOT RD. AT 335 W. CULLUMBER AVE, AND ZONED LIGHT INDUSTRIAL (LI).

STAFF RECOMMENDATION

Approve the Findings of Fact and approve DR18-58 Arizona Quality Storage: Site plan, landscaping, grading and drainage, and colors and materials for approximately 0.93 acres, generally located northeast of Neely St. and Elliot Rd. at 335 W. Cullumber Ave, and zoned Light Industrial (LI), subject to the following conditions:

1. Construction of the project shall conform to the exhibits approved by the Planning Commission/ Design Review Board at the January 9, 2019 public hearing.

2. Construction of the project shall conform to the findings and conditions approved by the Zoning Hearing Officer at the September 12, 2018 public hearing under variance case V18-02.

3. The interior perimeter landscape areas shall be buffered from adjacent parking by a 2’- 6” wide landscaped parking overhang per LDC Chapter 1, Article 4.203.O and a 6” poured in place curbing per LDC Chapter 1, Article 4.303.H.

4. The construction site plan documents shall incorporate the Standard Commercial and Industrial Site Plan Notes adopted by the Design Review Board on March 11, 2004.

5. Signage is not included in this approval. Administrative Design Review approval is required prior to submitting for sign permits.

PUBLIC HEARING (NON-CONSENT) Non-Consent Public Hearing items will be heard at an individual public hearing and will be acted upon by the Commission/Board by a separate motion. During the Public Hearings, anyone wishing to comment in support of or in opposition to a Public Hearing item may do so. If you wish to comment on a Public Hearing Item, you must fill out a public comment form, indicating the item number on which you wish to be heard. Once the hearing is closed, there will be no further public comment unless requested by a member of the Commission/Board.

18. S18-06, CONTRERAS FARMS: REQUEST TO APPROVE THE PRELIMINARY PLAT AND OPEN SPACE PLAN FOR CONTRERAS FARMS BY VIP HOMES, FOR 13 SINGLE FAMILY HOME LOTS (LOTS 1-13) ON APPROXIMATELY 9.04 ACRES OF REAL PROPERTY GENERALLY LOCATED EAST OF THE NORTHEAST CORNER OF HIGLEY AND MEWS ROADS IN THE SINGLE FAMILY-15 (SF-15) ZONING DISTRICT.

STAFF RECOMMENDATION

Town of Gilbert Planning Commission Regular Meeting January 9, 2019 7

Move to Approve the Findings of Fact and S18-06, Contreras Farms: Preliminary Plat and Open Space Plan for approximately 9.04 acres consisting of 13 single family lots, generally located east of the northeast corner of Higley and Mews Roads and zoned Single Family 15 (SF-15), subject to following conditions.

1. The Final Plat and Open Space Plans for Contreras Farms and construction of the project shall be in substantial conformance with Exhibits 4: Preliminary Plat, Exhibit 5: Grading and Drainage, and Exhibit 6: Open Space Plan approved by the Planning Commission/Design Review Board at the January 9, 2019 public hearing.

2. Dedication to Gilbert for Mews Road right-of-way that is adjacent to the Property shall be completed prior to or at the time of recordation of the final plat or sooner as required by the Town Engineer. Dedication of Mews Road shall extend 25 feet from the center line.

3. The existing perimeter wall will be used as is or if needed, will be repaired or replaced by the Developer in coordination with adjacent property owners.

4. Future proposed signage complying with the Land Development Code shall be approved administratively by Planning Staff prior to submitting for sign permits.

5. A technical variance must be approved by the Town Engineer prior to final plat application to modify the Town of Gilbert local street cross section standard or the public local street must be developed to the Town of Gilbert local street cross section standard.

Interim Principal Planner Amy Temes said she was presenting on behalf of Stephanie Bubenheim. She then began her presentation on S18-06, Contreras Farms. She shared the location of the site southeast of the southeast corner of Higley and Riggs Road along Mews Road. She said there was an LDS church previously approved at the corner and improvements are being made to Mews Road as part of the development and being coordinated with the Town of Gilbert’s Development Engineering Office. She said the subdivision is 9 acres in size and has 13 lots. She said that it originally had 14 lots, but the existing home located on the site is now not considered a part of the site. She said the subdivision is Single Family – 15 (SF-15), which means it has 15,000 square foot lots. She said the site is within the Santan Character Area. She said decorative theme walls are located at the entrances. The walls also include the name of the development. She said the sidewalk is located on the inside loop of the development. She discussed retention. She said any existing walls will be coordinated with the neighbors to increase the height or repair them if necessary. She said any new walls, specifically along the west side, will be created with an 8’ standard wall in harvest brown with an accent. Planner Temes pointed out the hatched area on the Site Map that represented a restricted area so that 1- story development within that area would not impact views to the San Tan Mountains for the surrounding neighbors. She noted that the site is well landscaped and the retention basins have landscape throughout the basins. She said there is a significant amount of landscape toward the Town of Gilbert Planning Commission Regular Meeting January 9, 2019 8

front of the development and along the roads. She discussed grading and drainage. She discussed the Staff Recommendations for the project and finished her presentation.

Question: David Cavenee asked what the height limitation was in the hatched area. Answer: Amy Temes said the limitation was 1-story.

Question: David Cavenee sought to clarify that a structure could be located there, but it would have to be less than 1-story. He asked what height 1-story is considered. Answer: Amy Temes answered affirmatively and said she does not believe that they have put a specific height limitation, but have just limited it to 1-story.

Comment: David Cavenee said he didn’t really see any issues. He said the development is surrounded by walls and they are painted. He said it has frontage, sidewalk access, pedestrian flow and looks good. Response: Amy Temes noted that the existing walls would be painted harvest brown to match the other walls that will be constructed.

Question: David Cavenee asked if he was correct that the east and the north are existing walls and the west will be a new wall. Answer: Amy Temes answered affirmatively.

Question: Carl Bloomfield said that there are some improvements being proposed to Mews Road. He asked if those improvements were Town-generated. He wondered if the Town would be involved in this because there is some space between the church and this property. Answer: Amy Temes said it was her understanding that the improvements to Mews Road are being coordinated by the Town, so that it is a comprehensive project between multiple projects, as well as the sewer line improvement that are planned. She said it is her understanding that the surrounding developers are paying into their proportionate share of the cost and the Town is taking care of the rest.

Question: Brian Johns asked about the sidewalk. He asked if it was all internal. Answer: Amy Temes answered affirmatively.

Question: Brian Johns asked to clarify that there were no sidewalks being proposed on the outside of this property along Mews Road. Answer: Amy Temes said that Mews Road is following the standard agrarian cross-section with no sidewalks.

Question: Brian Johns asked if that means that in the General Plan, they have a use by right. Answer: Amy Temes answered affirmatively that they have vested rights.

Question: David Cavenee asked if there are three driveways coming off of Mews. Answer: Amy Temes said there are three lots (Lots 11, 12 and 13) that would access off of Mews directly. Town of Gilbert Planning Commission Regular Meeting January 9, 2019 9

Question: David Cavenee asked how wide the street was planned in that area. Answer: Amy Temes said the agrarian cross-section is typically 50’ wide with no sidewalks.

Chair Andersen invited the applicant forward to make a presentation.

Nathan Larson with Bowman Consulting introduced himself. He said they are in attendance and in support of the project and indicated that if there are any questions, he would be happy to answer them, but he didn’t have any further presentation at this time.

Chair Andersen called for questions or comments for the applicant. With no questions for the applicant, he thanked the applicant. He then noted that they had received several comment cards from the public. He invited George Ross forward to speak. He informed the members of the public that they would each have three minutes in which to speak.

George Ross, of Gilbert, introduced himself. He said he lives two lots to the west of this community. First, he said he had only received a notice about a week and a half ago and it was the first notice he had received from anyone, except for when he accidentally drove further down the street and saw the sign that is posted in front of the site. He said he is at a loss as to what is going on here. He said he is trying to understand it. He said it is his understanding that everything zoned where he lives is 1 1/4 acre lots. He said if his figures are right, he thinks these are 1/3 acre lots, but he may be a little off in his figures. He said he is concerned that everything else in the area is 1 1/4 acres except for this one section. He said that is his biggest concern.

Question: Chair Andersen asked for clarification from Catherine Lorbeer that proper noticing of the project had been done. Answer: Catherine Lorbeer said that the Public Hearing requirement noticing is 15 days in advance and the posting of the sign for a Preliminary Plat. She said the site already has the zoning that allows the subdivision and now they are in the process of actually creating the lots.

Question: Chair Andersen asked if the Town had the affidavits that the notices went out. Answer: Catherine Lorbeer answered affirmatively.

Chair Andersen then called Jacque Ross forward to speak to the Commission.

Jacque Ross, of Gilbert, introduced herself. She said she lives at 3370 E. Mews and she bought the old church. She said she is concerned because they have said they are going to build a wall on the road.

Planner Temes showed Ms. Ross on the map the new property depicted in red. She then attempted to help Ms. Ross find her home on the map.

Jacque Ross pointed out her location on the map. She said she wanted to know if they are going to pave the roads because right now the roads going down Mews are all dirt. She said when it Town of Gilbert Planning Commission Regular Meeting January 9, 2019 10

rains, it floods and goes right into her property. She said if they pave the roads, that means the roads will be higher and when it rains, more of the rain will go into her property and her property is dirt. She is very curious about the paving of the road. She said they are talking about making a sidewalk on her side of the property. She asked if they would take part of her property away to make the sidewalk. She said she has saguaro trees all the way down the front of her property that have been grandfathered in. She said she needs to know about the sidewalk. She also said she needs to know if they are going to build a wall in front of her property, because right now she only has a chain link fence. She said these are questions that she is curious about, especially the dirt road when it rains. She described what happens to her property when it rains. She said when she has made phone calls, no one seems to know the right answers to ease her mind. She again said she doesn’t want to lose her saguaros. She also asked what they were going to do with the electrical poles. She asked if they would stay above ground or if they would be putting them under ground.

Chair Andersen invited Doris Stair to come forward and speak to the Commission.

Doris Stair, of 3535 E. Runaway Bay Court, introduced herself. She pointed out her property on the map. She said she has the same questions as Ms. Ross regarding Mews Road and whether it’s going to be paved or not. She asked if they were going to bring fire hydrants all the way up that road and if they will be bringing sewer all the way up that road. She asked if Mews Road from Higley Road was going to be paved all the way to this area of Contreras Farms and when they planned on doing all of that.

Chair Andersen said he had one more comment card from Clinton Frost, who is opposed to the item, but does not wish to speak. He then invited the applicant back to the podium to address some of the comments and questions that were raised by the members of the public.

Nathan Larson said he would like to address the questions about Mews Road. He said that Mews Road is being designed by the Town and they had the kickoff meeting today with the Town and Casey Ambrose with the Town led the meeting. He said the plan for Mews Road is an agrarian street section. He said it would not have sidewalks, so Mews Road would not have any sidewalk on it. In terms of the overhead electric poles, he said he can’t speak to the entire area of Mews Road, but their property will be putting the overhead electric underground on their frontage. In terms of the walls, he said they would not be building any walls along Mews Road parallel with Mews Road. He said the walls will only be along their site boundary. He said that the church will be extending the sewer partway down Mews Road and then they will be extending it from where the church ends to the eastern edge of their property line. He said they will also be extending the water line along their property frontage to their eastern boundary as well. He also said that he wasn’t sure how the Town was handling the drainage for that portion of the road, but he said their portion that is being developed will be providing a retention basin on site, so their half street frontage will be retained on site. He said he wasn’t certain what the Town was planning, but likely they would have some sort of a swell within the right-of-way. He said there is an existing right-of-way, so that road would be built completely within existing right-of-way.

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Chair Andersen asked if any Commission members had questions for the applicant.

Question: Vice Chair Bloomfield asked Mr. Larson if he could clarify for the neighbors that the existing right-of-way that is out there, is existing and all of their fences and all of that are at the 50’ right-of-way. He asked if Mr. Larson knew if that was the case or if they were encroaching the existing right-of-way. Answer: Nathan Larson said he was not positive on that edge of the development, but he believes that all of the fences and everything of that nature, is without the right-of-way. He said he knows that the design team, who is heading up the design of Mews Road, was out there surveying today, so they are working on getting that survey done. He said he believes that everything is outside of the right-of-way and there are no encroachments.

Comment: Vice Chair Bloomfield thanked Nathan Larson and said he realized that the road and the construction of it is really outside of his scope and the scope of this development, but because it is important to the neighbors he had to ask these questions.

Comment/Question: Philip Alibrandi said that water seeks its own level, so although it may be great that the developer is planning a retention basin on their property, water will go to where it’s going to go. He asked if there is an overall idea of the elevation and drainage along that street or if this homeowner will have the problem she is concerned about. Answer: Nathan Larson said that his isn’t sure what the Town has in mind for the exact design of Mews Road. He said generally, they look at the drainage and they devise a solution that improves the existing condition. He said he would have to defer to the Town in terms of how they will design the drainage solution for that portion of Mews Road, but for their portion of Mews Road, they are providing a retention basin that will collect their half street frontage. In terms of the western side of Mews Road, he would have to defer to the Town on that.

Question: Philip Alibrandi said he understands Mr. Larson’s answer, but he said he would like an answer from Staff as to whether someone is integrating this holistically. Answer: Nathan Larson said that Casey Ambrose at the Town of Gilbert is heading up the design and they just had the kickoff meeting today. He said they are looking at everything holistically.

Comment: Vice Chair Bloomfield told Nathan Larson that looking at this, because their development is upstream of Mrs. Ross, who expressed concern about drainage, their development is going to take off their frontage, so it will help her condition dramatically because the development will capture and take that water into their retention basin. He believes that overall, she will see a reduction of water on her property, plus they will also be retaining what is on their site in the retention as well. He said these improvements in the subdivision coming in will help her drainage condition considerably, regardless of what the Town does.

Chair Andersen thanked Nathan Larson and then closed the Public Hearing. He asked if the Commission had any questions for Staff.

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Comment: David Cavenee said that he wants to keep in mind that they are here to talk about this particular property, even though he recognizes that some of the concerns expressed are for adjacent properties and most of those concerns are with the design of the road, which is not under the direction or control of this Commission. He said he can’t ask the applicant to do more than the Town is requiring them to do on their frontage. He said he agrees with Commissioner Bloomfield that the improvements made on that road by the Town, regardless of what they are, will improve the neighbor’s drainage concerns. He said another concern that was brought up by a neighbor was the lot size. He said that it is important to note that this is zoned and they have not sought a rezoning because it is zoned Single Family – 15 (SF-15), which allows 15,000 square foot lots and that is what the applicant is achieving. He said that isn’t a deviation from what was expected for this site, even though the neighbors may have been told differently. He said they have bounded the development well to buffer and shield what impact it may have on adjacent properties. He said he believes they have done a good job meeting the requirements given to them to achieve the outcome here that aligns with their zoning.

Seeing no further discussion, Chair Andersen called for a motion. Vice Chair Bloomfield made a MOTION to approve Item 18, S18-16, Contreras Farms, as presented; seconded by David Cavenee; motion passed unanimously.

Motion passed 7-0

Chair Andersen thanked the members of the public for coming out to speak to the Commission and express their concerns. He then said they would consider Item 19, UP17-1049, Item 20, GP18-16 and Item 21, UP18-30 (listed below with Staff Recommendations).

19. UP17-1049, PLATINUM PAINT AND BODY: REQUEST TO APPROVE A CONDITIONAL USE PERMIT FOR APPROXIMATELY 7.76 ACRES OF REAL PROPERTY GENERALLY LOCATED AT THE NORTHWEST CORNER OF S. POWER AND E. PECOS ROADS TO ALLOW VEHICLE SERVICES, HEAVY IN THE GENERAL COMMERCIAL (GC) ZONING DISTRICT.

STAFF RECOMMENDATION Make the Findings of Fact and approve UP17-1049: Request to approve a Conditional Use Permit for approximately 7.76 acres of real property generally located at the northwest corner of S. Power and E. Pecos roads to allow vehicle services, heavy in the general commercial (GC) zoning district, subject to conditions.

1. The Project shall be in substantial conformance with the exhibits approved under UP17- 1049 and DR18-156.

20. GP18-16, VILLAS AT SOMERSET: REQUEST FOR MINOR GENERAL PLAN AMENDMENT TO CHANGE THE LAND USE CLASSIFICATION OF APPROXIMATELY 20.77 ACRES GENERALLY LOCATED EAST OF THE SOUTHEAST CORNER OF GREENFIELD AND PECOS ROADS FROM Town of Gilbert Planning Commission Regular Meeting January 9, 2019 13

RESIDENTIAL > 5 – 8 DU/ACRE AND RESIDENTIAL > 3.5 – 5 DU/ACRE LAND USE CLASSIFICATIONS TO RESIDENTIAL > 2 – 3.5 DU/ACRE LAND USE CLASSIFICATION.

STAFF RECOMMENDATION Recommend to the Town Council approval of GP18-16, to change the land use classification of approximately 20.77 acres generally located east of the southeast corner of Greenfield and Pecos Rds. from Residential > 5 - 8 DU/Acre and Residential > 3.5 - 5 DU/Acre land use classifications to Residential > 2 - 3.5 DU/Acre land use classification.

21. UP18-30, RESERVOIR 30: A SPECIAL USE PERMIT FOR APPROX. 3.7 ACRES GENERALLY LOCATED AT THE SOUTHEAST CORNER OF 156TH ST. AND GERMANN RD. TO ALLOW A WATER RESERVOIR AND PUMP STATION IN THE SINGLE FAMILY-6 (SF-6) ZONING DISTRICT WITH A PLANNED AREA DEVELOPMENT (PAD) OVERLAY.

STAFF RECOMMENDATION

Make the Findings of Fact and approve of UP18-30, Reservoir 30: a Special Use Permit for approx. 3.7 acres generally located at the southeast corner of 156th St. and Germann Rd., to allow a water reservoir and pump station in the Single Family-6 (SF-6) zoning district with a Planned Area Development (PAD) overlay, subject to conditions:

1. The Project shall be in substantial conformance with the site plan, landscape plan, and elevations/details shown on the attached exhibits.

Chair Andersen then closed the Public Hearing since there were no members of the public that wished to speak. He called for a motion on Items 19, 20 and 21. Vice Chair Bloomfield made a MOTION to approve to Town Council as written, Items 19, UP17-1049, Platinum Paint and Body; Item 20, GP18-16, Villas at Somerset; and Item 21, UP18-30, Reservoir 30; seconded by Les Smith; motion passed unanimously.

Motion passed 7-0

ADMINISTRATIVE ITEMS Administrative items are for the Commission/Board discussion and action. It is to the discretion of the majority of the Commission/Board regarding public input requests on any Administrative Item. Persons wishing to speak on an Administrative Item should complete a public comment form indicating the Item Number on which they wish to address. The Commission/Board may or may not accept public comment.

22. Planning Commission Minutes – Consider approval of the minutes of the Study Session and Regular Meeting of December 5, 2018.

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Chair Andersen called for a motion to approve the minutes of the December 5, 2018 Planning Commission Study Session and Regular Meeting. A MOTION was made by David Cavenee; seconded by Vice Chair Bloomfield; motion passed unanimously.

Motion passed 7-0

COMMUNICATIONS

23. Report from Chairman and Members of the Commission on current events. Chair Andersen said he didn’t have anything to report. Vice Chair Bloomfield told the other members of the Commission that Commissioner Johns and he had the opportunity to attend a training sponsored by the Arizona Planners Association and it was enjoyable. He said that he has always viewed his role as public oversight, but he was grateful to be trained about why they have a Planning Commission. He said the Planning Commission is required by Arizona State Statute and back when it was created, the Planning Commission were the volunteers who spent the time to research how the Town should be developed and to give approvals and recommendations to the Town Council because they didn’t have time to do that kind of work. He said as the town’s became more developed and more sophisticated, staff was hired to help and assist, but the requirement to have a Planning Commission to recommend to the Town Councils has never been rescinded, so now the Town Staff does all of the work for them. But it is the Commission’s job to sit and listen and still be members of the public and have that role, but in large measure, the Staff does the work for the Commission. He said the Commission gets to benefit from all of Staff’s hard work. He said he appreciated that takeaway and it helped him readjust his take on things and helped him reevaluate that he may have become a little jaded over the years. He said he wanted to express his appreciation to the Staff. He asked if Commissioner Johns had anything else to add. Commissioner Johns agreed that it had been a positive experience and shared that Town Attorney Nancy Davidson was also at the event.

Comment: Chair Andersen said that if they were going to go down a path of doing things the way they did tonight regarding the Non-Consent items, he thought the very last sentence in the paragraph under the Public Hearing (Non-Consent) should be removed. Response: Attorney Nancy Davidson said they would be doing that.

24. Report from Planning Services Manager on current events.

Interim Planning Services Manager Catherine Lorbeer wished the Commission a Happy New Year and said she was looking forward to working with the Commission this year. She thanked them for their service. She told the Commission that there is a transportation survey currently on the Town’s home page, pointing out that the Town would love to hear their feedback on the future of transportation in the community. She said the survey is very brief and they are trying to get some ideas and feedback on the mobility that they are starting to see in the community with

Town of Gilbert Planning Commission Regular Meeting January 9, 2019 15

scooters, dockless bikes and docked bikes. She said that survey will be available until January 13th. She encouraged the Commission to take the survey.

ADJOURNMENT

With no further business before the Planning Commission, Chair Andersen adjourned the Regular Meeting at 6:50 p.m.

______Brian Andersen, Chairman

ATTEST:

______Debbie Frazey, Recording Secretary

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