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HomeMy WebLinkAbout1959-11-05 PZC MINUTESPage 428 of the major activities of the ICRPC , probably to be guided by a committee of the commissioners titled "Public Participation and Education Committee." Planning Commission City Master Plan No. 3 Public Buildings Hearing No. 36-59 The Planning Director presented an aerial photo of central Englewood with an overlay showing the possible route for South Delaware Street to be connected through the City Park in front of the Norgren Plan and the location of a city library building adjacent to the City Hall in such a way that a civic center would be possible fronting on South Bannock Street. He stated that consideration of this matter was timely because the City Council was considering street paving connecting City Park Drive from Little Dry Creek to Highway 70 during 1960. He explained that the impact of any move in the area vitally affected three development phases of the master plan: 1. City Park development. 2. The location and type of pa·blic buildings. 3. The master street plan including downtown circulation. Certain detailed factors which shape the ultimate plan in this area are as follows: 1 . Location of traffic signals on Highway 70. 2. The school authorities' plans for Flood Junior High. 3. The Norgren Company expansion plans. 4. The priority needs of parks and recreation versus traffic circulation. 5. Need for adequate council chamber as well as municipal office space. 6. Development of civic center. 7. Additional employee and library parking and access thereto. 8. Impact on City Park development. 9. Type of improvement of City Park Drive in relation to its future role. In the discussion which followed, it was agreed that Flood Junior High would provide the most practical location for a civic center, municipal building and public library with adequate off-street parking. However, it was agreed that the relocation of the junior hi g h school would present a s erious financial problem and whether the school or the City acquired the present Flood Junior High building, it would have to be completely renovated or rebuilt before many years. Mr . Jones and Mrs. Romans suggested that the Planning Director meet with the school superin- tendent f or preliminary discussion on the potential development plan and then schedule a joint meeting of the School Board and Planning Commission (probably on November 23) to dis- cuss the matter further. It was felt that a consultant study o f the problem should be jointly undertaken by the school and the City to determine the most practical location and development for future junior high school needs and library-municipal building needs. There being no further business to come before the Planning and Zoning Commission, the meeting was adjourned at 10:10 P. M. APPROVED /S / J. M. Lacy Jewell M. Banfield Recording Secretary * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * CITY PLANNING AND ZONING COMMISSION NOVEMBER 5, 1959 The meeting was called to order by Chairman Jones at 7:40 P. M. Members Present: Braun, Jones, Kelley, Schmitt Members Ab s en t : Hill, Romans Richard Simon, Attorney for Martha C. Coffey and Charles G. & Hulta Hagle 3311 S. Broadway Rezoning Southwest Corner of Hwy. #70 & S. Clarkson Hearing No. 34.-59B October 8, 1959 October 22, 1959 The hearing on rezoning of the subject area was opened by the Chairman of the Planning Com- mission. The Planning Director presented the application for rezoning as previously submitted and read same. The standard information was provided by the application. Reasons for the requested rezoning were listed as follows: I I I I I I Page 429 1. That the general conditions of the area with i n which the above described land is situated have changed since the Zoning Ordinance of the City of Englewood was adopted November 7, 1955, justifying a change in the zoning c l assification from "R-1-D Residence District" and R-2-A Residence District to C-2 Commercial District. 2. That the public necessity, convenience , general welfare and good zoning practice justifies and requires such change of zoning classification. 3 . 4. That such change of zoning classification will encourage the most appropriate use of the subject Jand. That said change of zoning classification will not alter the es s ential character of the District in which the property is located nor will such change substantially or permanently injure the appropriate use of adjacent property. Mr. Simon, attorney for the petitioners, presented a petition bearing the names of eleven (11) persons who own prop:lrty in the area surrounding the proposed service station site. He as~d that this be considered Exhibit 1 in the official file of the proceedings. Exhibit 2 presented by Mr. Simon was a drawing showing the zoning of property frontin g on Highway 70 from South Broadway to South Clarkson Street and the position of buildings located on this frontage. He pointed out that five different zones (two commercial and three residential) exist on this frontage and state d that in his opinion this diversity of zones already indicated deviation from true comprehensive zoning. He then presented eighteen (18) black and white photographs, 8 x 10 inches in size, picturing existing land use along Highway 70 from Broadway to Clarkson and examples of service station development desi g ned to match residential areas. The first 8 photographs (Exhibits 3 -10) showed various commercial uses along Highway 70 from Broadway to Logan. Mr. Simon stated that the zoning ordinance provides that zoning should be changed when conditions change. He said that business development in this area along Highway 70 , which has been zoned commercial since 1955, made residential zoning all along Highway 70 no longer practical. The next 8 photographs (Exhibits 11 -18) pictures uses from Logan to Clarkson along Highway 70. Mr. Simon noted one "for sale" sign and the weeded vacant ground, stating that the highway caused this land to be waste land and not zoned for its highest and best use. The last 2 photographs (Exhibits 19 and 20) presented by Mr. Simon showed two types of Texaco service stations located on corners in residen t ial areas. He stated these were examples of the type of station proposed. Mr. Simon proceeded to say that when a highway is constructed and the abutting land deteriorated because a change of zoning is not granted, you are depriving an owner of the use of property. He quoted from American Jurisprudence saying that refusal to grant permits for use of land when factors have changed is taking property without compensation t~ the owners. (American Law pp.930.) He said he had learned that Mr. McLucas of ICRPC had wr itten a letter for ICRPC on this matter. He asked that the letter not be considered because Mr. McLucas who lives in Littleton had already had a bad experience with County zoning and was therefore prejudiced. Mr. Simon introduced Mr. Daniel Clinger, 11 South Jersey, Denver, Vice-President of Burns Trust Co. He said he was an appraiser and ha s been in real estate business for fourteen years. Mr. Clinger stated that he had been active in the development of Dry Creek Shopping Cen ter. He also noted that other commercial developments located in residential areas have had filling stations adjacent to fine homes . According to his analysis of the subject property, the highest and best use is for commercial for the reasons indicated in the exhibit photographs. He said the proposed development woul d eliminate an undesirable and unattractive piece of ground considering the small are a a nd t he topography involved. Upon questionin g by Mr. Simon , Mr. Clinger stated that a C-2 zoning would tend to stabiliz e the value of the property and would produce as much as $600 a year in taxes where the pre s ent property yields very little in taxes. He stated that the requested rezoning would tie into a comprehensive zoning plan and would increase the health of the people around because it would eliminate drainage problems. He further stated that the proposed rezoning would probably raise the value of the abutting property since it would eliminate some of the unsightliness of the area and provide some beauty to the street. He said that a service station at Clarkson and Highway 70 on the southwest corner would not int r oduce a serious safety hazard since it is a "near corner" which means that vehicles entering and leaving the station would have full vision in all directions and can get to commercial locations with minimum difficulty. Mr . Simon then stated that the highway frontage which is n ot zoned for commercial use is a waste area at present and the highway has created ci r cumstances over which the land owners have no control and these circumstances now dictate that the best use of the highway frontage is a commercial use. Mr. Simon stated that Mrs. Coffey purchased the subject property in 1953. He had sug g ested to Mrs. Coffe y that she wait more than a year before requesting a rezoning for a service station in order that Planning Commission members might have an open mind on this matter. He asked Mr. Jones if the Planning Commission had a standing policy against service stations. Mr. Jones replied that there is no such policy against them but that all facts in every re- zoning request must be carefully examined and evaluated before any decision can be made . When Mr. Simon asked i f there is a standing policy against zoning changes along Hi g hway 70 , Mr. Jones ptated that no such arbitrary policy exists but that all items in the zonin g ordinance relating to public health and safety as well as sound planning considerations must be considered. Page 430 In further discussion, Mr. Jones assured Mr. Simon that the Planning Commission will fairly and open-mindedly consider the request and seek all information to aid in a constructive decision based on present facts and projected results as they can be discerned. The Chairman of the Planning Commission then asked the Planning Director to present studies of the zoning under consideration. The Planning Director pointed to the tract being requested on the City zoning map indicating that it would be a small spot of commercial zoning in an otherwise residentially zoned and used area. He presented an aerial photograph of the entire area and reminded the Planning Commission the characteristics of the entire area must be considered in a con structive rezoning deliberation and not just a strip of State Highway and its frontage. The Planning Director presented colored slides of the area showing it from various angles and distances as well as the major streets and highways which contribute to the character of the neighborhood. A land use study of all area surrounding the proposed service station site including that in Cherry Hills Village was then presented. It was pointed out that the actual land use was exclusively residential and that the nearest commercially-zoned property was on East Hampden Avenue near Swedish Sanitarium which was considerably beyond the neighborhood limits of the subject area. The Planning Director presented a letter from the Secretary of the Development Review Board o f ICRPC. He stated that although Mr. Simon felt this letter should not be considered based on a personal conversation with George Nez, Director of ICRPC, that no official word refuting the subject letter had been received by the City and therefore the letter from ICRPC should be considered on its own merits as an authori t atj~e opinion of technical persons in planning and zoning administration. He presented the letter as follows: Mr. Joe Lacy City Hall Englewood, Colorado "INTER-COUNTY REGIONAL PLANNING COMMISSION 2152 South Bellaire Street Denver 22, Colorado October 16, 1959 Re: Rezoning, South Clarkson Street and Highway 70. Dear Mr. Lacy: In your letter of Octobe r 'l3 you ask for consideration by the Development Review Board of this commission of a proposal to rezone a tract of land located as above and containing less than one acre. Because the matter does not appear to have serious regional implications, we are replying on the basis of ICRPC staff analysis. The proposal will be submitted to the board at rts next meeting, and if board considerations results in any new conclusions we will advise you promptly. The tract in question is completely surrounded by residentially zoned land. Since the tract is so small, it would appear that to zone it for commercial uses would amount to spot zoning. In general spot zoning should be avoided except for overriding reasons of community importance. No such reason is surrently apparent. Moreover, to rezone this one parcel would encourage the strip-zoning of more of the frontage. The fact that South Clarkson Street and Highway 70 are both major roads in the present transportation plan would undoubtedly make the location acceptable for the intended uses. The existence of the roads does not, however, make the land unsuitable for residential purposes. In short, it would appear to the staff that the proposed rezoning should be denied. Sincerely, /S / John McLucas John McLucas Development Review Board Secretary" He then stated that the StateHighway Department had been informed of the requested rezoning and had commented as to the ir position and the present and projected traffic volumes at the subject intersection as follows: Mr. Joe M. Lacy Planning and Traffic Director City Of Englewood P. O. Box 178 Englewood, Colorado Dear Joe: "COLORADO DEPARTMENT OF HIGHWAYS Denver 22, Colorado October 29, 1959 This is in answer to your letter of October 26, 1959, concerning a rezoning to allow a service station on the southwest corner of South Clarkson St. and Highway No. 70. I I I I I I Page 431 As you no doubt know, the Department has no control over improvements which occur outside of our right of way limits. Should the problm you mention be ours, the only recourse we would have would be in the matter of issuing permits for entrances to the highway. we would insist that the curb cuts given are not on the radius which exists at this inter- section. We would attempt to have the curb cuts made as far removed from this radius as possible. I am sending you a copy of a memorandum from Mr. Livingston which outlines traffic both present and antLcipated. I am sorry that we cannot be of more assistance to you since we feel that this corner is a very poor location for a filling station from a traffic point of view. Probably your zoning ordinances are the best protection that you have to resist this change in zoning. Very truly yours, MARK U. WATROUS Chief Engineer By /S / F. K .. Merten F. K. MERTEN District Engineer" The following memorandum was attached to and is a part of the above letter: "F. K. Merten October 28, 1959 R. E. Livingston Traffic Volumes -Hampden Ave & Clarkson Reference is made to Mr. Joe M. Lacy's request to you concerning anticipated future volumes at SH 70 and Clarkson in Englewood. Recent counts in this vicinity produce a September, 1959 volume for 24-hours of 10,500 West of Logan on SH 70 and 1,250 on Clarkson between SH 70 and Hampden Avenues. For the future 20-year figures at this intersection, we estimate a volume of 30,000 vehicles per day on SH 70 and 3,500 on Clarkson. These future estimates are based on land use development between Englewood and the Valley Highway plus present traffic. Factors in these cases as you know are resultants of future estimates rather than normal growth. R. E. Livingston Planning and Research Engineer" A tabulation of the City's present zoning percentages in relation to nati0nal land use up- dated to November 5, 1959, was presented by the Planning Director. He pointed out that cities of Englewood's type (satellite cities of population over 25,000) nationally have 4.93 % of their land used for commercial purposes. At the present time the City of Englewood has 8.84% of its land zoned for commercial usage with approximately 2 /3 of such zoned land actually used for commercial purposes. He stated that this definitely indicates that the City is very near, if no t already, overzoned for commercial usage. He stated that this consideration must be a major one for the Planning Commission charged with the responsibility for a well-rounded and sound economic development for the City as a whole. The Planning Director commented on Mr. Clinger's opinion that commercial usage did not make an intersection of busy arterial streets more dangerous. He stated that the actual records of South Logan Street and Highway 70, at which a small shopping center was erected in the fall of 1958, shows an accident ratio quite the contrary to Mr. Clinger's testimony. The records show that during the 12 months of 1958, seven accidents occurred at this inter- section, one of them involving injuries. In only the first ten months of 1959, since the shopping center has been in operation, nineteen accidents have occurred at the same inter- section, five of them involving injuries. He stated that although traffic accidents City- wide have inc.reased as the vehicle registration has increased in the area, the rate of in- crease at this intersection is approximately two to three times as great as that in other commercial areas of the City as a whole. The Planning Director explained that since Mr. Simon had cited certain precedents for the granting of filling station zoning, it would be in order to point out that there were also precedents contrary to the decisions which Mr. Simon quoted. He noted a 1952 case in Massachusetts (Kidder vs. Brockton) in which the court had r uled as follows: "Even in a district in which filling s tations are permitted under the zoning ordinance, a permit may be denied therefor if the station would increase traffic hazards, create dangers for children, emit noice and odors, and adversely affect property values, in the absence of a counter- balancing public demand for another service station in the vicinity." The Planning Director explained that he did not intend to argue points of law with Mr. Simon but indicated that precedent would seem to exist for determining the real need for additional stations within an area. He quoted a March 20, 1958, study of Englewood's service stations as follows: "The Community Builder's Handbook (1954 Edition) states that 500 families is the minimum number required for adequate support of a filling station. A distributor for a national oil company stated that his company required a minimum of only 300 families for each station. The ~urrent population estimate for Englewood is:32,000 persons. The latest ratio of persons per family indicates an average of 3.4 persons. Page 432 In 1957, a total of 54 service stations were listed within the City of Englewood. Using these figures, the current ratio of families per service station in the City is now 174 families per service station." He then presented an overlay for the aerial photograph showing that ten service stations al- ready exist within the area which would be served by the new service station. (All stations are located within approximately 1 /2 mile radium of the proposed service station site.) The Planning Director emphasized that the Planning Commission must be careful not to create a monopoly for certain businesses through zoning nor prevent any type of business from coming into the community. However, services for the needs of the community should be con- sidered on the basis of actual need. The Planning Commission Chairman asked if anyone else present wished to speak at the hearing. Mr. H. w. Parsons, member of the Cherry Hills Planning Commission and Board of Adjustment, stated that he was present to object to the proposed zoning on behalf of Cherry Hills Village. He said the Village felt that granting of the proposed zoning would seriously decrease the value of residential property across South Clarkson Street. The Planning Commission Chairman asked Mr. Parsons if Cherry Hills Village has any commercial zoning. Mr. Parsons stated that originally there had been a small tract of commercial zoning at South University and East Quincy and that such zoning no longer exists and that there is now no commercial property within Cherry Hills Village whose boundary line is the centerline of South Clarkson Street. Braun moved: Schmitt seconded: That the hearing be closed. Ayes: Braun, Jones, Kelley, Schmitt Nays: None Absent: Hill, Romans In the discussion which followed, Planning Commission members agreed that they wished to review all facts presented at the hearing and consider the matter in detail after documentation of added facts. Mr. Simon stated that he had failed to recognize any counter-balancing arguments to his clients' position. He said that, in his opinion, the Planning Director's presentation showed the "personal opposition of planners to commercial zoning." He said he hoped that the Planning Commission members would recognize the very important factor of land development and personal property rights involved in this case. Planning Off ice City Southwest Annexation Zoning 135 Acres Southwest of City Extending Across South Platte River Toward Centennial Acres. Hearing No. 32-59C September 23, 1959 October 8, 1959 October 22, 1959 The Planning Commission Chairman stated that a hearing for rezoning of the subject area was now open. The Planning Director presented a land use study of the subject area and pointed out areas of residential development, industrial usage, major railroads, highways, and rivers and the topography of the area in relationship to land use. He then presented colored slides touring the subject area and highlighting given uses. Then he presented an overlay showing the proposed zoning of the area based on the following items: 1. Present land use. 2. Arapahoe County zoning. 3. Littleton and Sheridan master plans. 4. Topography of the area. 5. Location of future major traffic arterie s. 6. Apparent wishes of major land owners. Mr. Rex Garrett asked what the zoning would be in the portion of the new area just north of West Tufts Avenue and west of the City Ditch. The Planning Director explained it would be R-1-D Single-family residential zone requiring 60-ft. frontage. Mr. Richard Simon asked why the R-1-D classification which allows a smaller lot and building use rather than R-1-B classification adjoining the newly annexed area to the east. The Planning Director explained that present residential usages are developed on 61 ft. frontages in most cases and that the topographical break along the City Ditch line places the lower ground, which is also abutting industrial uses, in a less favorable position than the higher residential zone to the east. He stated that this zoning is consistent with similar residential zoning boundaries throughout the City. Mr. Charles Johnson asked what percentage of the land to be zoned for industrial use is actually developed. The Planning Director explained from the land use study that much of the land that is usable for any purpose is already developed for either commercial or industrial uses. He explained that certain open areas such as the South Platte River bed would never be developed even though a look at the total map shows industrial zoning. The Planning Com- mission members explained that present uses all would be conforming with very few exceptions and that these would have a non-conforming use status allowing them to continue indefinitely. Mr. Jones asked what studies were under way concerning gravel pits and their redevelopment. The Planning Director explained that ICRPC is currently planning to study this problem to determine desirable redevelopment of gravel operation areas into recreational uses, industrial uses or refuse disposal uses. He explained that the problem of a flood washing rotting refuse into the metropolitan area must be considered and other similar possibilities in any type of redevelopment use. I I I I I I Page 433 The Planning Director explained that the proposed southwest freeway anticipates using both sides of the South Platte River channel as right-of-way when it is constructed. This thinking is in the preliminary stages only but it is clear that right-of-way costs along any other route would be prohibitive because of recent develop:rrent. Braun moved: Schmitt seconded: That the Planning and Zoning Commission recommend to City Council that the newly annexed portion of the City containing 135 acres to the southwest be rezoned as indicated on the accompanying map. Ayes: Braun, Jones, Kelley, Schmitt Nays : None Absent: Hill, Romans Mrs. Romans entered and was seated with the Commission. Planning Of f ice City Subdivision Area Bounded by the City Ditch, W. Stanford Ave. & W. Stanford Dr. Hearing No . 28-59-B July 23, 1959 September 10, 1959 Mr. Rex Garrett was present with Mr. Charles Costin, consulting engineer, Mr. William Myrick, and Mr. Pete Colman, to discuss the final plan for subdividing the subject area. It was explained that certain lots proposed in the subdivision already had been subdivided by the original Colman Subdivision and therefore were being excepted in the present resubdivision to minimize the number of signatures necessary. The Planning Director explained that one of the long lots between West Stanford Place and West Stanford Drive should be divided into two lots so that properties on the south side of West Stanford Place would not be facing into the back end o f other residential lots any more than is absolutely necessary. The property owned by Mr. Freeland was discussed and it was pointed out that the Freelands do not wish to participate in the present resubdivision. The owners of three existing lots, Mr. Myrick, Mr. Colman, and Mr. Garrett had n ot been able to reach agreement on the division of such lots into a possible five building sites under provisions of the Subdivision Regulations. During the discussion which followed, all parties studied various lot line alignments and finally reached agreement on re-alignment of lots in such a way that no money transactions between the three owners would be necessary. The Planning Director pointed out that certain details required by the engineer's office such as small portions of dedication of right-of-way needed to be worked out and submitted to the City Engineer for his approval. He also pointed out that approval of the final plan required the mandatory requirement that a paving petition be submitted to the land owners on both sides of West Stanford Place and West Kalamath Street which lie entirely within the n ew subdivision . It was agreed that a paving petition should be prepared for these streets and given to Mr. Garrett to carry with the completed linen of the plan for signatures b y property owners. It was also agreed that a present paving petition for Stanford Drive should be circulated and such paving be "strongly encouraged" by the proponents of the subject re- subdivision. Kelley moved: Braun seconded: That the Planning and Zoning Commission recommend to City Council that the final plan ·of the Colman Subdivision be approved subject to the prior approval by the City Engineer and the Planning Office as to Engineering details , and in accordance with the Subdivision Re gulations. Ayes: Braun, Jones, Kelley, Romans, Schmitt Nays: None Absent: Hill James Jordan Rezoning Area North of Swedish Sanitarium along South Clarkson Street, S. Washington St. & S. Pennsylvania St. Hearing No. 37-59 Mr. Jordan was present to a sk the Planning Commission's consideration of rezoning of the subject area for multiple-family use. He stated ~hat improvements in the area are becoming dilapidated and that sound redevelopment dictates that me dern multiple-family dwellings be allowed. Mrs. Romans stated that she thought the area should be again restudied in light of all of the most recent studies of multiple-family housing and zoning in this area of the City. She asked that the Planning Office be instructed to proceed with gathering all information already available on this subject for review by the Planning Commission. The Planning Director explained . that many neM' innovations in apartment housing are becoming apparent, such as modern "r ow-houses" and certain types of single-family units located on very small lots. He said that these matters should be considered in full in consideration toward extending the present multiple-family zones in this or any other are~ of the City. In further discussion, the ramifications of extending certain zones when property prices were right and the resultant effect on existing zones were debated in light of land ~lues and the deteriorating condition of many old single-family dwellings. It was also pointed out that the Planning Of fice is currently well into a number of other planning studies which should be completed before another broad study is undertaken. Romans moved: Braun s econded : That the Planning Office gather all material on multiple-family zoning which would bear on the subject area and place the matter on the November 19 agenda. Page 434 Ayes: Braun, Jones, Kelley, Romans, Schmitt Nays: None Ab s ent: Hill Charles F. Johnson 3149 S. Broadway Annexation Tentative Zoning Study for Area South of Belleview and West of S. Broadway. Hearing No. ll-59H March 19, 1959 May 7, 1959 June 4, 1959 July 9, 1959 September 10, 1959 September 24, 1959 October 8, 1959 October 22, 1959 The Planning Director reported that the County Planning Commission had finally decided that they would adhere to their existing policy of not commenting on any proposed annexation or rezoning which did not clearly involve such mandatory consideration by their board. They had referred the matter to ICRPC at the request of the Englewood Planning Commission. He then presented the result of the ICRPC B ard of Review coments on the Englewood land use study and proposed zoning as follows: "INTER-COUNTY REGIONAL PLANNING COMMISSION 2152 South Bellaire Street Denver, 22, Colorado November 5, 1959 To: Arapahoe County Planning Commission Englewood Planning Commission From: Development Review Board Subject: Advisory Review of Proposed Zoning -- South side of Belleview Ave. west of South Broadway A. DESCRIPTION Arap-8 The proposal is to reclassify the property indicated by the sketch on page 2 from residential to commercial, whether in Arapahoe County as at present, or in connection with annexation to the City of Englewood. The proposal was first submitted to the Englewood Planning Commission, which has deferred a ~decision as to the zoning classification that would be applied if the land were annexed to the city, pending receipt of comments from the Arapahoe County, Littleton, and Inter- County Regional Planning Commissions. Owner of the property has announced plans to build an eight-story office building on the site. Owners of adjoining property have filed a protest with the city and the county. B. REGIONAL CONSIDERATIONS This extension of commercial zoning would be in contravention of the regional plan ("Growth Guide" and refinements thereof), which would hold this whole area south of Belleview and west of Broadway for residential use. The fact that the tract is relatively small would minimize the effect on regional development. On the other hand, the location on one proposed major road near its intersection with another puts the matter on a plane of some significance to regional planning. In the light of this situation, the board has reviewed the projected zoning pattern presented by the Englewood Planning Commission. This plan recognizes the existing commercial development south of Belleview, but imposes residential restrictions on the balance of the territory. In general, and from the regional standpoint, this would appear to be the logical pattern. It would also seem to be a practical zoning, pro- vided north-south streets were cut through as indicated (on the Englewood plan, Delaware Street would go through in a curve appropriate to the topography). Certainly, the en- largement of the present commercial zone at this important intersection should be avoided if possible. C. LOCAL CONSIDERATIONS The Development Review Board concurs with the Englewood Planning Commission analysis with respect to the danger of overzoning for commercial purposes, and the consequent effect on the downtown (Englewood) district. That statement is quoted here: "Englewood's percentage of commercial zoning compared to national land usage for cities of Englewood's size is 8.84% compared to 4.93 for satellite cities of 25,000 population. Even though Englewood is a commercial center this percentage appears so gre at as to indicate overzoning in the commercial classification, particularly since much of the downtown com- mercial zone is not yet developed as such." Residential zoning seems more appropriate for this and similar tracts south of Belleview. However, property owners on traffic arteries are skeptical of the compatability of low-density housing there. It is probable that multiple-unit residential zoni ng .along Belleview would be more palatable to the owners and there- fore more practicable, while at the same time conforming with the principles enunciated in the Englewood Planning Commission review. I t might also be observed that low-density residential zoning seems somewhat questionable for the property now occupied by the Arapahoe Count r y Club. "Park" or 'open' zoning might be more suitable, recognizing the semi-commercial attributes of the present use, without opening the property up to general commercial development. The board does not enter into the question of annexation in any way." I I I I l I Page 435 Mr. Charles Johnson discussed the matter generally with the Planning Commission and urged their consideration of the value of a large 8-story building in which 2,000 persons would work at this location. Planning Commission members were reminded that they had asked that the Littleton Planning Commission also be consulted on this matter and that the Planning Director has an .appointme nt with the Littleton Planning Commission on November 9, 1959. The question of whether or not the Englewood Planning Commission should act on the basis of the County Planning Commission's comments and the ICRPC evaluation without waiting for Littleton's discussion of the matter was then aired. It was felt that cooperation between Englewood and Littleton might be furthered if present date with the Littleton Planning Commission were kept by the Planning Director to establish a closer liaison between the two Planning Boards. Romans moved: Schmitt seconded: That the Planning Director proceed to meet with the Littleton Planning Commission as scheduled and report results of said meeting as soon as possible. Ayes: Jones, Kelley, Romans, Schmitt Nays: None Abstaining: Braun Absent: Hill Jim Wilson - - - -~ Subdivision Approximately the Northern Three-fourths of the West Side of 2900 Block S. Downing St. (Crystal Acres) Hearing No. 21-59B May 21, 1959 September 24, 1959 The Planning Director presented a final plan drawn exactly as specified by Planning Com- mission in p r evious consideration of resubdivision of the subject area. The Planning Com- mission members studied the plan and noted the detailed showing of the previous subdivision and the new lot lines. Braun moved: Schmitt seconded: That the City Planning and Zoning Commission recommend to City Council that the final plan of resubdivision of part of Crystal Acres Subdivision be approv ed. Ayes: Braun, Jones, Kelley, Romans, Schmitt Nays: None Absent: Hill William Moody 3385 South Bannock Subdivision Approximately One Block Between South Elati Street & S. Fox St. Immediately south of W. Belleview Ave. Hearing No. 5-59A Febrmry 5, 1959 The Planning Director presented a final plan for subdivision of the subject area. He explained that since the preliminary plan had been drawn, the owners had agreed to shorten the distance to the cul-de-sac because of the sharp grade problem at the south end where the turn-around exists. In doing so, one lot is lost to the subdividers but they felt this is more desirable than plotting a lot in an almost impossible topographical situation and thus creating further development hardships. The owner of the northwest portion of the subject area had also agreed to join the subdivision which makes the plan as now proposed entirely consistent with sound subdivision practices. The Planning Director explained also that an easement extending southward from the cul-de- sac should also be designated as a drainage as well as a utility easement. The Planning Commission members suggested that the tentative line of the new four-lane highway be shown on the tracing of the subdivision in order that future property owners might thereby be notified of a needed additional setback for any residential construction on the lots which border West Belleview Avenue. Kelley moved: Braun seconded: That the City Planning and Zoning Commission recommend to City Council that the final plan for the subdivision of the one-block annexation south of West Belleview be approved subject to correction of the plat to show a drainage easement as an extension of the roadway and notation of future right-of-way needed for West Belleview Avenue, and subject to all other requirements of the Subdivision Regulations. Ayes: Braun, Jones, Kelley, Romans, Schmitt Nays: None Absent: Hill Planning Commission City Master Plan No. 3 Public Buildings Hearing No. 36-59A November 5, 1959 The Planning Director reported on a meeting between himself and school Superintendent Mr. William Bishop, and Dr. Louis Crum at 1:30 P. M. on November 4th in Mr. Bishop's office. The matter of possible use of the present Flood Junior High School as a civic center was discussed along with other planning and school considerations which would be affected. The Planning Director reported that eight major points resulted from the meeting: 1. That the structure of Flood Junior High School is such that the building can be used indefinitely with periodic maintenance and remodeling as required. 2. The school district does not forsee any need for more land for Flood Junior High School or for a new junior high school needed to supplement the Flood facilities or to replace it. Page 436 3. If the City wanted the Flood school location, the School Board would have to be paid enough money to replace the site in another centrally located area, clear existing structures and have sufficient funds toward construction of a new building in an amount equal the value of the present building. (A central location needed for the present and future school population distribution would be approximately at East Floyd and South Grant Street.) 4. 5. 6. The present Flood site is as centrally located as any other presently vacant site within the City and the School District. The Flood site is also ideally suited by location for a municipal civic center as such. There are three current problems with the Flood facility, none of which are critical enough to require the expenditure needed to remedy them: a. It is too near the City's commercial center. b. It is limited in space. c. The junior high school practice field is located some distance to the east at the high school. 7. It seems the wisest decision for a location of a possible City civic center is near the present City Hall. 8. Mr. Bishop is personally opposed to altering the use of the present City Park b¥ extending South Delaware Street through it in exchange for vacating City Park Drive, thereby moving park development westward. In the discussion that .followed, it was agreed that the Planning Commission should meet with the School Board to discuss the matter further after the results of the above meeting are transmitted to both Boards. It was felt that Monday, November 30th would be ·a practical meeting date for the School Board and the Planning Commission and that the Planning Commission should invite the School Board to such a meeting. Mrs. Romans suggested that the meeting be preceded by a supper at one of the schools. It was agreed that this would be a good idea and that all participants should pay for their own meal. The Planning Director was asked to write to the School Board and invite them to such a meeting and dinner on November 30th. There being no further business to come before the Planning and Zoning Commission, the meeting was adjourned to 12:50 P. M. Jewell M. Banfield Recording Secretary APPROVED /S/ J. M. Lacy MEMORANDUM TO THE ENGLEWOOD CITY COUNCIL REGARDING ACTION OR RECOMMENDATION OF THE CITY PLANNING AND ZONING COMMISSION Date: Subject: Recommendation: November 5, 1959 Southwest Annexation That the newly annexed portion of the City containing 135 acres to the southwest be rezoned as indicated on the accompanying map. Respectfully submitted, By order of the Cjty Planning and Zoning Commission Jewell M. Banfield Recording Secretary I J I I I I •••••••• PROPOsEoZONXNGroR~CENTENGUWOODANNEXATro~······· 1 HEIGHT FRONT REAR SIDE FRONT-LOi::E A A :;n~R 1 SHADING USE Stories Feet SETBACK SETBACK SETBACK AGE FAMILY FAMILY • : g~i[t,~~L Y I 2 1 2 5 ' 1 ~:~ ~~ ::1~~~;-1 2 5' l;;d';';i ~i4n;'~n~~· I 60 ' I ~~~re I !~~a re i I I buildings m um t ota l. J fe et fe et , • I! SAMPLE US E S: One F amily Dwe lling - Accessory Buildings • I! I! Us s · Same as -1-w th variation o f r e uir e m e nts• : I I M -1 I I O FF STREET PARKING SPAC E REQUIRED• I II SAMPLE USES: c1R~:i~1:n~';:;rJ~e lj!~i~:it:-:,~fa ct uring•, Ware housing, St o rage , Gre e nhous e s, II I ~u';,~RY OFF STREET PARKING SPACE REQUIRED• I I SAMPLE USES: Any use permitted in M-1•; also Heavy Industry, Manufacturing •, Auto Wre c king , I II Heavy E quipment. (Residential Use P rohibited).• I . ~~/ I :R-1 -D~ · I g······· I I I I I I I I I I • I I I I I I I •---• ••••••••••••••••••• Page 437 MEM ORANDU M TO THE ENGLEWOOD CITY COUNCIL REGARDING ACTION OR REC OMMENDATI ON OF THE CITY PLANNING AND ZONING COMMISSI ON Date: Subject: Recommendation: Nov em ber 5 , 1959 Crystal Acres Subdivision Tha t the final plan f or Crystal Acres resubdivisi o n be approved. Respect f ully submitted, By order of the City Planning and Zoning Comm i ssion. Jewell M. Banfield Recordin g Secretary MEM ORANDUM TO THE ENGLEW OO D CI TY COUNCIL REGARDING ACTI ON OR REC OMMENDATI ON OF THE CITY PLANNING AND ZONING COMMISSI ON Date: Subject: Recommendation: November 5, 19 5 9 Moody Subdivision That the f inal plan f or t he subdivision o f the one-block annexation south of West Belleview be appro ved subject to correction o f the pla t to show a drainage easement as an extension o f the roadway and notation o f f u t ure ri g ht-of-way needed for West Belleview Avenue ; and s u b ject to all other requirements o f the Subdivision Regulati o ns . Respect f ully submitted , By order of the City Planning and Zonin g Commission Jewell M. Banfield Recording Sec r etary MEMORANDUM TO THE ENGLEW OO D CITY COUNCIL REGARDING ACTI ON OR REC OMMENDATI ON OF THE CITY PLANNING AND ZONING COMMISSI ON Date : Novembe r 5 , 1959 Subje c t : Colm a n Resubd i vi s ion Page 438 Recommendation: That the final plan of the Colman Subdivision be approved subject to the prior approval by the City Engineer and the Planning Office as to engineering details, and in accordance with the Subdivision Regulations. Respectfully submitted, By order of the City Planning and Zoning Commission Jewell M. Banfield Recordin g Secretary * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * CITY PLANNING AND ZONING COMMISSION NOVEMBER 19 , 1959 The meeting was called to order by Chairman Jones at 7:40 P. M. Members Present: Braun, Hill, Jones, Kelley, Romans, Schmitt , Lacy, Ex-officio Members Absent: None Richard Simon, Atty. for Martha C. Coffey and Charles G. & Hulda Hagle 3311 S. Broadway Rezoning Southwest Corner of Hwy. #7 0 & S. Clarkson. Hearing No. 34-59C October 8, 1959 October 22, 1959 November 5, 1959 Mr. Simon was present at the request of the Planning Commission to discuss rezoning of the subject area in more detail. In summarizing his presentation at the hearing on November 5th, Mr. Simon stated that he felt the City had already deviated from a comprehensive zoning plan when commercial zoning was allowed on both sides o f Highway 70 west of South Lo gan Street. He pointed to Littleton Broadway as an example of a street he considered identical with Highway 70 and stated that commercial zoning had been initially opposed along this area but had since been granted with what seemed to him to be fine results. He stated that his client, Mrs. Coffey, was a victim o f circumstance since the highway had rendered the subject area waste land as it is now zoned and that commercial zoning is the most practical and "highest and best use" under the new circumstances. Mrs. Romans said she felt that any rezoning move should be deferred until current highway construction east and west of Englewood was completed and the resultant traffic patterns became clear. Mr. Hill said he was concerned that Highway 70 was becoming a speedway but that commercial zoning with the resulting additional vehicles using existing and future curb cuts would tend to slow down this traffic. Mr. Braun stated that since the highway is not a limited highway as such that traffic entering and leaving the highway at the many street and alley intersections already so as much as additional commercial curb cuts would do to minimize speeding on the highway. Mr. Jones said that the problem in this case seems to be one of determining the best use o f the subject land under the present circumstances. He reminded the Commission that it is the recurring problem of private interests versus public interest and thatprivate interests have many ways of safeguarding themselves while the public interest is in charge of the Planning Commission only. He said that the matter must be considered in light of the Zoning Ordinance and the overall City development. The fact thatone mistake may have been made by allowing a service station at Highway 70 and Logan in exchange for right-of-way five years ago does not justify another mistake of a more serious nature. He questioned whether the overall area between Clarkson and Logan and Highway 70 and Little Dry Creek was large enough for an overall commercial development. He suggested that possibly the best use would be for multiple family units which had been the proposal of Harmon, O'Donnell & Henninger, planning consultants, who made a study of the area in 1957 with the conclusion that multiple-family units would be the most practical use. Mr. Jones further noted that a commercial zone would be a complete change and not a start of a gradual transition in the subject area. He stated that such commercial zoning would tend to pull new commercial development to the strip along the highway and draw business away from the commercial center of the City much in the same way that the Woodlawn Shopping Center changed the commercial habits of buyers in Littleton. He also stated that if any Commission member doubted that grant ing of this request would start such a movement, they should think of what possible reason they would have to deny the next applicant who asked for commercial zoning along Highway 70. The Planning Director commented on the term "highest and best use", noting that it is o ften misused and that the true meaning is the "highest value use that is best for the overall development o f the community." He noted that Littleton Boulevard is--a-very different thoroughfare from Highway 70 in that Highway 70 is a major inner l:Elt of the metropolitan area designed to carry high volumes of circulator traffic of a metropolitan nature while Little t on Boulevard in effect ends in the heart of the old Littleton business district and at Englewood Broadway, making it a local east-west through street. I I I