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HomeMy WebLinkAbout1957-04-25 PZC MINUTESPAGE 1_94 this Board for consideration of zoning change; also refer to your Case No. 162. Please be advised that after thorough study of Article IV, Section 11, Para graph 1, M-1 Zone District, 1955 Zoning Ordinance , the Planning Commission fails to find any pro- vision which would preclude the steel fabrication plant in M-1 Zone District. Very truly yours, James D. Rapp, Acting Chairman Englewood, Planning Commission There being no further business to come before the Englewood Plannin g Commission, the meeting was adjourned at 10:55 P. M. Approved: ------ John D. Curtice Recording Secretary MEMORANDUM TO THE ENGLEWOOD CITY COUNCIL REGARDING ACTION OR RECOMMENDATION OF THE ENGLEWOOD PLANNING COMMISSION Date: April 11, 1957 Subject: Sanitary Sewer Line to Serve Oxford Heights Sub-division Recommendation: That Council approve a "recovery" contract with Wilson Investment Company. Respectfully submitted, Englewood Plannin g Commission By: James D. Rapp Acting Chairman * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * SPECIAL ENGLEWOOD PLANNING COMMISSION MEETING April 25, 1957 The meeting was called to order by Chairman Jones at 8:00 P. M. Members Present: Barde, Braun, Guilford, Jones, Rapp, Romans , Rudd Members Absent: None Zoning Studies See Below Hearing No. 62-B January 31, 1957 February 28, 1957 Mr . Gabriel C. Harman of Harman, O'Donnell & Henninger Associates, Inc., Consultants, attended to present and discuss the following report: HARMAN, O'DONNELL & HENNINGER ASSOCIATES , INC. 2ND & DETROIT STREET April 2, 1957 City Planning Commission City of Englewood Municipal Building Englewood, Colorado Gentlemen: DENVER 6, COLORADO On February 20 , 1957 and at the request of Mr. Rudd this office submitted a proposal to make certain studies in those four Areas indicated on first attached she et. Mr. Rudd informed us March 5 , that Council accepted this proposal. Pursuant therewith we submit our recommendations by Area. Initially, and properly to support these recommendations, those portions of the Land Use maps prepared in connection with the zoning map and ordinance recently adopted by the City and covering the four Areas and the C-2 District along Broadway have been brought up to date. As shown on second attached sheet, all C-1, C-2, R-3 and the four Areas under consideration have been analyzed and these data are fef erred to in this report. Specifically, and by Areas we recommend the followin g : Area No. On e~ This area, now zoned R-2-A, containing 733,000 sq. feet (18 acres) is 22% vacant; is 54% improved with single-family dwellings; 19% with duplexes; and 2.4% with multiple-family dwellings. For discussion ptlrposes, it is divided as follows: (A) That portion north of Jefferson Avenue and I I I I I I (b) (a) PAGE 195 That portion south of Jefferson Avenue This portion of Area No. On e is comprised larg ely of many old sin g le-family d welling s which, for the most part, have exceeded their economic utility. Bounded by C-1 District on the west and by C-2 District on the north and increasing traffic flow on Hampden and Jefferson Avenues to the north and south, it lies in the trend of commercial expansion. City Ditch traverses the east one half wh ~rein variations in grade g reater than in most of the City prevail. Its use for commercial purposes retaining Pennsylvania Avenue and Pearl Street would restrict its most attractive and economic development. Before extending commercial zoning here it is recommended that a study be made of the 14 acres involved g iving due consideration to g rades, elimination of ditch by tiling and fill and vacation of existing streets in favor of a comprehensive plan. Simple adapation of commercial use to g ridiron street, block and alley layout will not provide maximum economic usefulness of the land. Its commercial use may require land vacation, better g radin g and drainage control and division of levels by retaining walls , building setbacks , off-street parking facilities, landscape treatment and such additional amenities as will permit the area to develop as an integrated shopping district and compete favorably with other commercial areas. In view of the diversion of throug h east-west traffic from Hampden to Jefferson to underpass Broadway, fronta g es along Jefferson west of Clarkson h:ave assum e d increased values for commercial use and this impact cannot be es c aped. In fact, the south end of the block bounded by Washington, Clarkson and Jefferson Street s has been sold by a Denver real estate office and is behn g held for u ltimate and an ticipated change in use to C-1 or to C-2. The immediate and current demand is for a change in zonin g along both sides of Jefferson Avenue to C-1 or to C-2 zoning. If granted, the latter would appear the more feasible as service stations are permitted therein and demands therefor probably exceed other demands, particular ili y on corner locations. Before any such recommendations are forwarded to Council for such changes, however, every consideration of the effect upon the remaining pro pert y to the north an d south should be g iven. (b) This portion a Area No. One south of Jefferson Avenu e is blocked to the south by a deep, wide storm water drainage ditch. The larger share of vacancies in Area No. One are in this portion. Except for two or three dwellings, most dwellings are single- family , old , and very old. Pennsylvania, Pearl and Kenyon Streets dead-end at the ditch and traffic may not cross the ditch between Logan and Clarkson. The existence of four parcels containing four acres west of Washington-Clarkson Alley with limited access to the north and south further complicates orderly development. This area compris e s 11.6 acres, including Pennsylvania and Pearl Streets between Jefferson and ditch alon g north side of Erickson Parkway and lends itself to two possible methods of treatment: (1) The ditch could be tiled and filled permitting Pennsylvania and Pearl Streets to be extended to the Parkway. This would prove expensive purely to permit the extension of tw o streets now but 400 feet and 500 feet in length and dead- endin g on Kenyon. The ditch tiled and filled would generate three or four new building sites which could not be expected to bear the costs. In this scheme the balance of the area would remain in dwelling sites. It might properly be assumed that costs incurred in ditch improvement be borne by th e City, lying as it does in public right of way. (2) An alternate recommendation is improvement for apartment (R-3) use indicated on attached sketch (to be presented April 25th). Here Pennsylvania and Pearl Streets might be vacated , improvements ·would back upon the ditch and a garden type multiple-family complex of structures in an attractive landscape setting develop. Employing F.H.A. standards as to density, coverage, yards, walks, garage compounds and landscape treatment and Englewood zoning provisions some 200 apartment units could be erected in the 11.6 acres. Such a development properly designed and presented to a farsighted sponsor would produce, when completed, a welcome addition to the tax rolls. Some plan should be considered to convert this p o t en ti a l l y valuable property to a more realistic future. It lies within easy walking di s tance of the central business district, schools, churches and transportati o n. Busy and important traffic arteries bound, parallel and intersect the area. Its ultimate development for commercial or apartment use should supplement rather than compete with existing similar uses . Should zoning in this area be changed p iece-meal and the street pattern, grades and ditches be retained in their present condition , it may prove more desirable to increase C-1 and C-2 areas elsewhere. Area No. Two. This area, now zoned R-2-B, containing 324,470 sq. feet (5.4 acres) is substantially 100% improved; 48% with single-family dwellings; 31% with d uplexe s ; and 13% with multiple dwelling s. Most structures are farly new. In view of the above nothing would appear to be gained by changing it to R-3 despite the small area west thereof to the school now zoned R-3. Should applications to zone to R-3 arise therein studies should then be made , but it is not recommended that this area now be chang ed. At the present time. 52.5 acres are zoned R-3 , of which 4.5% stands vacant and 92% is occupied largely by single-family dwelling s and other uses. Area No. Three. This area, now zoned R-2-B, containing 300,000 sq. f e e t (7 acres) is 100% improved; 68% with single-family dwellings; 27% with duplexes and but 4 % with multiple-dwellings. Except for five dwellings on rear of lots, structures are good to fair and, with land, this area does not lend itself to change in zoning to R-3 except in block or half-block units. Chang e now to R-3 permitting spotty apartment construction would render neighborhood less attractive for existing single-family use, but more valuable for apartment use. Unless block or half- block units be acquired for R-3 use, it would appear better to leave this area R-2-B. PAGE 196 Area No. Four. This area comprising 15.5 acres is now zoned R-1-D, is bordered on the west and south by R-3 District, is 3.7% vacant, contains 3.7% of the total area in multiple-housing, 8.3% d.lplexes and a predominance (82%) of single-family. It would appear to be a logical choice of the four areas for enlarging the total area to be zoned R-3 should this action prove sound. This would increase the total R-3 area in the City from 2,281,100 sq. feet (52.5 acres) to 2,956,000 sq. feet (68.0 acres) or by 23%. Favorable consideration may be given to change of zoning from R-1-D to R-3 along t he south end of the three blocks between Pennsylvania and Cla rkson Streets to a depth of 150 feet if the addition of any R-3 use be deemed essential under the circumstances hereinbefore mentioned. A large part of one R-3 District (see "C" under R-3 Areas on chart) is occupied by the Swedish National Sanitarium, containing 349,000 sq. feet (8.0 a c re s) or 30% of that area, eliminating it from use or consideration. Other parts of oth er R-3 Districts are traversed by City Ditch and low areas, rendering large portions thereof unusable. Vacant areas in present R-3 Districts represent a very small per cent of the total area available for R-3 expansion. Provision of additional area is needed for expansion. There are now 78 acres zoned C-1, of which 14.5% are vacant and 23% are used non-commercially. There are 90 acres zoned C-2, of which 12% are vacant and 35% uses non-commercially. Be- fore entertaining applications for enlarging commercial districts, it may be well to encourage the use of vacant land and the conversion of non-commercial uses to commercial uses. Designation of e nlarged commercial districts without more justification than now exists would appear unwise. However,;•study of the commercial potentials in Area No. One , above pointed out, merits your consideration. Very truly yours, HARMAN, O'DONNELL & HENNINGER ASSOCIATES, INC. /S / Gabriel C. Harman Area 1: Area 2: An area now zoned R-2-A bounded on East by Clarkson-Washington alley, on West by Logan-Pennsylvania alley, on South by Kenyon on North by C-2 zone line. An area now zoned R-2-B bounded on East by Logan-Pennsylvania alley, on West by Sherman on South by Kenyon on North by C-2 zone line and Jefferson. As Now Zoned C-1 C. 'C-2 R-3* Area #1 R-2-A Area #2 R-2-B Area #3 R-2-B Area #4 R-1-D Area 3: An area now -.zoned R-2-B bounded 6n East by Sherman-Grant alley, 11 on West by Broadway-Lincoln alley, on South by Lehigh on North by Kenyon. Area 4: An area now zoned R-1-D bounded on East by Clarkson on West by Logan-Grant alley, on South by Girard, on North by Floyd, and including the East ! block of the Swedish Hospital grounds which was omitted from R-3 zoning by error. All to be considered for R-3 zonin g and some possible commercial zoning in Area 1. ENGLEWOOD ZONING STUDY March 25, 1957 Area 3,387,250 sq. ft. 3,939,350 sq. ft. 2,281,100 sq. ft. 773,000 sq. ft. 234,470 sq. ft. 300,000 Sq. ft. 675,000 sq. ft. Vacant 4 91 ' 4 7 5 sq . ft . ( 14 . 5%) 480, 100 sq. ft. ( 12%) 102.550 (4.5%) 171,875 sq. ft. (22%) 18,750 (.8%) 00.00 (0%) 25,000 (3.7%) Other Uses 780,485 (23%) 1 ' 3 7 0 ' 3 10 sq . f t . ( 3 5%) 2,094,200 (92%) 415,635 sf (53.7%) 146,875 dup (19.0%) 3, 125 com (. 4 %) 18,750 mult (2.4%) 112,595 sf. (48%) 71,875 dup (30.6%) 31,250 mult (13 .3 %) 205,625 sf (68.5%) 81,875 dup (27.3%) 12,500 mult (4.16%) 551,875 sf (82.0%) 56,250 dup (8.3%) 16,875 com (2.5%) 25,000 mult (3.7%) I I I I I *R-3 Areas A B c D 774,600 sq. ft. 166,500 sq. ft. 1,190,000 sq. ft. 150,000 sq. ft. 36,300 (4.7%) 26,250 (15.7%) 27,500 (2.3%) 12,500 (8.3%) PAGE 197 478,600 sf (62.0%) 142,875 dup (18.4%) 27,450 com (3.5%) 6,250 pub (.8%) 74,375 sf (44.7%) 6,250 dup (3.75%) 39,000 pub (23.4%) 658,500 sf (55.3%) 97,250 dup (8.17%) 51,500 mult (4.3%) 6,250 com (.52%) 349,000 sanit (29.3%) 7 1 ' 8 5 0 s f . ( 4 8 . 0%) 18,75 0 dup (12.5%) 6,250 pub (3.5%) The above report was discussed, point by point, with particular emphasis being put on AREA NO. 4. No action was taken at this time; however, further discussions are to be held at sessions in the near future. The meeting was adjourned at 11:15 P. M. Approved: ------ John D. Curtice Recording Secretary * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ENGLEWOOD PLANNING COMMISSION MEETING May 2, 1957 The meeting was called to order by Chairman Jones at 8:00 P. M. Members Present: Barde, Braun, Jones, Rapp, Romans , Rudd Members Absent: Guilford Elizabeth Reed Shooter 579 South Sherman Approx. 3001 South Fox Street Hearing No. 82 Miss Shooter presented an application for permit to build a more than 3 unit construction for either commercial or residential purposes on Lots 47, 48 and 49, Block 2, Taylor's Addition, approximately 3001 South Fox Street. This site is located in R-2-B Zon e Distric~. It was pointed out to Miss Shooter that for either multiple family or commercial use, a rezoning to R-3 or Commercial Zone District would be necessary; however, bungalow courts are permissible under Article IV, Section 7, Sub-section 1, Para graph c, Zoning Ordinance, pertaining to R-2-B Zone District. Miss Shooter was advised to contact the City Building Inspector for further information if tlE bungalow court type construction is satisfactory to her. Rapp moved: Braun seconded: That the portion of the application requesting a change of zoning to a commercial district be denied as it would constitute "spot zoning". Ayes: Barde, Braun, Jones, Rapp, Romans, Rudd Nays: None Absent: Guilford Harry Robertson , Real Estate Broker 3220 South Bellaire See Below Hearing No. 83 Mr. Robertson appeared to discuss and determine Planning Commission feeling toward a change of zoning from R-1-D to M-1 District of a strip of land located genera lly between the East line of the present M-1 Zone District, the West line of South Lipan Street and South Lipan Street extended and extending from West Quincy Avenue South to the City Ditch. Mr. Robertson was representing only the owners of the South portion of the area but indicated that other owners would possibly be interested in the zoning change. Mr. Guilford entered and was seated with the Commission during this d~scussion. Reception of the proposal by the Planning Commission was not unfavorable a ri d Mr. Robertson was advised to prepare a plat of the entire area proposed for the zoning change showing planned land use and access roads in the area, returning same, along with a formal request by all owners, to the Plannin g Commission for more direct action.