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HomeMy WebLinkAbout1969-10-28 PZC MINUTESPage 1204 I. CALL TO ORDER. CITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION Special Meeting October 28, 1969 The meeting was called to order by Chairman Woods at 8:00 P. M. Members Present: Carlson; Lentsch; Parkinson; Touchton; Woods Romans, Ex-officio Members Absent: Lone Also present: City Attorney Criswell; Mr. J. Pettitt II. APPROVAL OF MINUTES. Mr. Woods stated that Minutes of September 16, 1969; September 30, 1969; and October 11, 1969, were to be considered for approval. Parkinson moved: Lentsch seconded: The Minutes of September 16, 1969; September 30, 1969; and October 11, 1969, be approved as written. The motion carried unanimously. III. MR. JAY PETTITT 3075 S. Santa Fe Drive Mr. Pettitt was present for the discussion. CONDITIONAL USE Mobile Home Park CASE #42-69 Mrs. Romans stated that Mr. Pettitt is interested in expanding a Mobile Home Park on property north of West Dartmouth Avenue and fronting on South Santa Fe Drive, and in- dicated the site on an aerial photo of the area. Mr. Pettitt displayed preliminary plans of the proposed layout of the expanded Mobile Home Park, as well as the layout for the present 15 spaces that are in existence. Discussion followed. Mr. Parkinson asked if the City could require dedicated streets in the Mobile Home Parks? Mrs. Romans stated that . the Regulations require that access must be provided to each mobile home space, and that each access road must be continuous and must connect with other circulation roads. The minimum width for two-way access roads is 25 feet, and for one-way access roads, 15 feet. Mr. Criswell commented that if the road must be continuous and since the width of the access road available to Dartmouth is only 12 feet, then the access Mr. Pettitt has shown to Dartmouth is much too narrow to serve as that access road. Further discussion of the proposed layout followed. Mr. Carlson asked where parking would be provided for those residents who had two cars? Mr. Lentsch also asked where visitors of the residents would park, inasmuch as no area is designated as a parking lot. Mr. Pettitt stated that there was plenty of parking on Santa Fe Drive that he felt they would be able to use. Mrs. Romans stated that she did not feel Mr. Pettitt should plan on using parking on Santa Fe Drive to meet the needs of his Park. Mr. Parkinson asked Mr. Pettitt if the trailers would be occupant /owned? Mr. Pettitt replied they would be. Mr. Parkinson then asked if there would be any standards on the size of the trailer permitted, or if any size trailer would be allowed? Mr. Pettitt stated that he would permit any trailer that the space would allow. Mr. Parkinson asked if a small trailer occupied by a family with several children would be permitted? Mr. Criswell commented that he felt the Housing Code could apply in that case. Discussion followed. Mr. Parkinson stated that he felt the Regulations for Mobile Home Parks should be stiffened to require open space, etc., inasmuch as any developer will want to get as many rentable spaces on a site as possible, and in so doing, loses any aesthetic possibilities for the Park. Mr. Lentsch asked what the spaces would rent for? Mr. Pettitt stated that the present spaces are renting for $32 but that he would like to charge $45 to possibly $60. He stated that sewer facilities are there on the site, and electric and gas facilities also. He asked whether or not there is a requirement that they must hook up to the City water system, inasmuch as they have a well on the site that he feels is adequate. Discussion followed. Mrs. Romans stated that she had written a memo to Public Works Director Waggoner and Utilities Director Carroll asking for comments on the proposal, and read the following memo from Utilities Director Carroll: "TO: Dorothy A. Romans, Planning Director DATE: October 28, 1969 FROM: Charles B. Carroll, Jr., Director of Utilities SUBJECT: Mobile Home Park, 3075 South Santa Fe I reference your letter, same subject, October 24, 1969. The property in question is connected to a 12" sanitary sewer trunk line with adequate capacity. There is also an 8 11 water main with 90# pressure at the fire hydrant at Dartmouth and Santa Fe. The property is not presently connected to City water. For additional sewer head tap fees, Mr. Pettrill will be expected to pay $75.00 for each three additional trailers. To connect to City water he would also have a substantial connection fee. /S I Charles B. Carroll, Jr. CHARLES B. CARROLL, JR. Director of Utilities CBC /ng" I I I I I I Page 1205 Further discussion on the matter of water service .to the site followed. Mr. Criswell cited the requirement that the water service must be capable of providing 125 gallons per day to each space. He also noted that the water service must be approved by Tri-County Health Department. Further discussion followed. Mr. Criswell commented that the reason the matter was before the Commission was that it is only a "Conditional Use" in the Light In- dustrial Zone District by restrictions of the Comprehensive Zoning Ordinance, and that the Commission should decide whether they would allow this proposal as a "Conditional Use"; Mr. Criswell also noted that the enforcement of the Mobile Home Park Regulations would be q> to the Building Department. Mrs. Romans pointed out that the Commission must approve the "layout" of the Park before it can give approval to the "Conditional Use". Mr. Carlson stated that he felt there was no "imagination" in this proposal, objecting particularly to the fact that there is no open space to allow a family to "live". He pointed out that there will be only six feet between trailers, which, in his opinion, is not enough space. Mr. Carlson was also concerne.d about the angle the spaces are shown and the width of the roadway as shown; he questioned that a 60 ft. trailer could be maneuvered into these spaces. Further discussion followed. Mr. Carlson moved: That the matter be tabled to enable the Commission members to look at some Mobile Home Parks and obtain measurements on the width of stalls, angle of parking, etc., inasmuch as the Commission does not have sufficient information to make a decision. Mr. Parkinson asked if there was a time element on Mr. Pettitt's request? Mr. Pettitt stated that he has the land "tied up" for 60 days, of which more than 30 days have already expired. Mr. Pettitt noted that this plan can be changed; he had wanted 28 to 30 spaces originally, but widened the spaces a bit more than the minimum 25 ft. required, and has indicated a "service building" as also is required in the Mobile Home Park Regulations. Mr. Parkinson asked whether or not fewer spaces, but more expensive spaces, would also yield a reasonable return to Mr. Pettitt. Mr. Pettitt stated that it probably would. Mr. Lentsch seconded Mr. Carlson's motion. Upon the call of the roll, the motion carried unanimously. General discussion of the Mobile Home Park Regulations followed. Mr. Touchton asked if the required storage area and parking space required for each space should be shown on the Plan? Mr. Criswell stated that he didn't feel that this was necessary to be shown on the Plan, inasmuch as the Mobile Home Parks Ordinance will govern the development, and he would presume that no building permits would be issued until the requirements of the Ordinance have been met. Mr. Criswell stated that he wasn't at all certain that a building permit should issue in an instance such as the one considered earlier with the roadway to Dartmouth shown at 18 ft., which by the Assessor's records is only 12 ft., and in any case is much too narrow to accommodate the moving of trailers, etc. He stated that to use the 12 ft. roadway, a variance would have to be granted from the Board of Adjustment and Appeals, or Mr. Pettitt would have to attempt to obtain additional land to make the roadway wider. Mrs. Romans stated that to the contrary, she felt the Commission would have to make a decision on ''de- tailed plans" and that a copy of these plans would have to be made available for the Building Department also, in order that they would know what was approved. Mr. Parkinson stated that he agreed that detailed plans were needed. Mr. Criswell stated that plans in greater detail than the ones present~d at this meeting would have to be considered by the Commission, certainly; he commented that the applicant could not get a building permit on the basis of these plans. Discussion followed. Mrs. Romans stated that prior to 1963, any existing Mobile Home Parks became non-conforming when they were annexed to the City of Englewood. Under the provisions of the 1963 Compre- hensive Zoning Ordinance, Mobile Home Parks were made "Conditional Uses" in the Light In- dustrial Zone District in an effort to make it possible for some of the existing Parks to be improved. In this case, the City has required rental units to be removed, leaving only the 15 trailer spaces on the site, and Mr. Pettitt is interested in adding additional trailer spaces to the 15 that are in existence. Mr. Carlson commented that these existing spaces do not conform to the Mobile Home Parks Ordinance. Mr. Criswell questioned why a "cease and desist order" had not been issued on the use to cause the owner to bring it up to standard and in compliance with the Mobile Home Park$ Ordinance. Mr. Criswell stated that just because a use that is annexed to the City does not comply with City Ordinances at the date of annexation does not mean that they do not have to comply at all, and that they should be ordered to meet the standards of the governing Ordinances. Discussion followed. Mr. Pettitt stated that he didn't want to go to the expense of preparing detailed plans for the proposed Mobile Home Park unless he had some assurance that the use would be approved, and some idea of the number of spaces the Commission felt could be accommodated. Mr. Parkinson stated that he felt the Commission could give Mr. Pettitt a number to work around in planning the Park in about two weeks after seeing some of the other Parks in the area. Further brief discussion followed. It was decided that the Commission would meet the morning of November 12 at 7 A.M. at the Village Inn Pancake House for breakfast, and then tour several of the Mobile Home Parks in the area. -- ---- - - - --- - -- -- --- - IV. MR. K. WAYNE NELSON 3035 s. Santa Fe Dr. CONDITIONAL USE Mobile Home Park CASE #42-68 Mrs. Romans reported that she had written Mr. Waggoner, the Director of Public asked for a progress report pn Mr. Nelson's attempts to bring this Park which by the Commission on November 20, 1968, up to the standards of the Mobiie Home Mrs. Romans statep that she has received no reply from Mr. Waggoner as of this V. DIRECTOR'S REPORT Works, and was approved Park Ordinance. date. At ~he Sp~cial Meeting ~f.O~tober 11, ~969, the Commission directed the Planning Director to 1n~est1gate the poss1b1l~ty of setting up a meeting with the Chief Building Inspector the City Manager? and the Direc~o~ ~f Public Works to discuss the possibility of the Pla~ning Department assuming the responsibility of approving the building permits as to compliance with Page 1206 the zoning Ordinance. A memorandum from Mrs. Romans and Mr. Waggoner to Mr. Dial was written, and Mr. Dial has indicated that he does not feel a "meeting" is necessary at this time, but that at such time the revision of the Ordinance is well underway, that a meeting might be more appropriate. In the meantime, Mr. Dial has .indicated that he will consider the matter and will take action on the memo in the near future. Mrs. Romans gave members a copy of a speech that was given by Mr. Sewell, from the HUD Office in Ft. Worth, Texas. She asked that the members please read this report in preparatton for discussion of the Workable Program. Mrs. Romans discussed an article which appeared in the Denver Post on October 19, which stated that the State of Colorado was to be divided into eight Planning Districts, and that information wa6 to be sent to the local Planning Agencies for their comments. The City of Englewood has not received this information. Mrs. Romans discussed the possibility of setting up a meeting of our Commission with Mr. Miles of the State Planning Office and Mr. Smith of the Council of Governments to discuss the relationship of those offices with the Englewood Planning Department. Mrs. Romans read a copy of a letter from Mr. Dial to the County Commissioners of Arapahoe County, which set forth recommendations made by the Planning Commission and City Council for the State Highway Work Program for 1971. Mr. Woods asked Mr. Lentsch if he planned to attend the Council of Governments Policy Committee meeting in November. Mr. Lentsch indicated that he would try. The meeting adjourned at 9:30 P.M. Gertrude G. Welty Recording Secretary * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * Members Present: Members Absent: CITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION November 18, 1969 7:3Q P. M. ~arlson; Lentsch; Woods Romans, Ex-officio Lone ; Parkinson; Touchton Mr. Woods stated that because a quorum of the Commission was not present, that the meeting could not be formally called to order; however, inasmuch as there were people present in regards to the expansion of a Mobile Home Park at 3075 South Santa Fe Drive, that this problem could be discussed informally and information forwarded to the members of the Com- mission who could not be in attendance. Mr. Jacques Machol, representing Mr. Payton, the present owner of the property, discussed plans for the proposed mobile home park expansion. Mr. Machol pointed out that Mr. Pettitt, who has an option to purchase the property and who plans to develop the park, has agreed to purchase additional land to make the egress road to Dartmouth Avenue, which is now only 12 feet wide, the required 15 ft. minimum width. It was suggested that Mr. Pettitt would like to amend his original plans which were considered at a previous meeting to show the center roadway through the proposed Park at a 25 foot width rather than the original 17 feet, which width could permit parking on one side. This would accommodate an extra 15 parking spaces in addition to the required one space per mobile home space. Mr. Machol stated that there would be "mushroom lights" installed for evening lighting of the Park, sidewalks and grassed areas. Mr. Pettitt pointed out that in the revised Plans, he has shown the trailer spaces on a 90 ° layout, and that in his opinion, this will give more space between the mobile homes to accommodate greenery. He added that there would also be an area in the front of the Park where · there would be grass, etc. Mr. Machol stated that if Mr. Pettitt's plan were to meet the requirements of the Mobile Home Park Ordinance alone, that 30 trailer spaces could be accommodated; however, Mr. Pettitt is willing to limit the spaces to 27. Mrs. Romans asked if Mr. Pettitt planned to install a cement stand under the trailers, or if he was planning to use "ribbons". Discussion followed. Mr. Pettitt stated that he didn't "want to go too far for the area", and commented that he felt if he was required to install the solid "slab", that the other parks in the area should also be required to install the slabs' he then commented that if the Commission would approve the expansion of the Court if slabs were installed, he would be willing to install solid concrete slabs. Mr. Pettitt further discussed his plan, and noted spaces for various sized mobile homes. Mr. Carlson stated that he didn't feel there would be much demand for 8 ft. mobile home spaces, and that he didn't feel the Park should be planned around spaces . of this size. Mr. Pettitt stated that the Plan could be adjusted. Discussion followed. Mr. Carlson questioned the parking arrangement, and stated that he didn't feel there would be adequate room to park a car plus a mobile home on the sites as shown. Mr. Carlson stated that he is of the opinion that one could not look on a space in the proposed Park as a "home"; rather, he felt it would become nothing but a "parking lot", and would begin to deteriorate as soo~ as the mobile homes were parked ~t h ere •. Mr. Carlson pointed out that the mobile home is becoming a way of life, and is no longer regarded as "temporary housing"; he felt in light of this that mobile home parks should be as nice as possible, and spaces should not be drowded together simply because a certain number of spaces would be permitted under an Ordinance which necessarily must provide minimal standards. Mr. Carlson also noted that if the price of the land is too high to give reasonable return without crowding in the manner proposed, that possibly the land should not be used as a Mobile Home Park, but rather for one of the other numerous uses permitted in the Industrial District. I I I