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HomeMy WebLinkAbout1970-03-03 PZC MINUTESI I I Page 1229 NOW, THEREFORE, be it resolved by the Approval is hereby granted for participation in the Federal Rent . Supplement Program by qualified housing owners of the property located in The motion carried unanimously. By Order of the City Planning and Zoning Commission. Gertrude G. Welty Recording Secretary * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * I. CALL TO ORDER . CITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION MARCH 3, 1970 The regular meeting of the City Planning and Zoning Commission was called to order by Chairman Carlson at 8:00 P.M. Members present: Woods, Senti, Lentsch, Carlson Romans, Ex-officio Members absent: Walsh, Lone Also present: City Attorney Berardini, Neil Richardson, Rex T. Garrett II. APPROVAL OF MINUTES. Chairman Carlson stated that the Minutes of February 17, 1970, were to be considered for approval. Lentsch moved: Senti seconded: The Minutes be approv~d as written. Mr. Carlson directed attention t o Page 5 o f these Minutes, and suggested that the last portion of the following sentence be deleted: "He stated that he felt a committee on such issues as the golf course, for instance, would be helpful and would accomplish "citizen involvement", (but he also noted that the golf course matter could involve people living outside of Englewood, inasmuch as they would use the golf course also.)" Mr. Carlson noted that he had tried to set forth the idea that if people outside of Englewood would benefit fr om something such as the golf course, that we should possibly look to Federal Aid, and not try to solve the problem by ourselves. Brief discussion followed. Mr. Lo~e entered and took his place with the Commission. Woods moved: Lentsch seconded: The motion to approve the Minutes o f February 17, 1970, be amended by amending the Minutes, Page 5, Section¥, by deleting: " ••• but he also noted that the golf course matter could involve people living outside o f Englewood, inasmuch as they would use the golf course also." Mr. Carlson called f or the vote on the motion to amend the Minutes. AYES: Senti, Woods, Lentsch, Carlson NAYS: None ABSTAIN: Lone Mr. Carlson called f or the vote on the motion, as amended. AYES: Woods, Senti, Lentsch, Carlson NAYS: None ABSTAIN: Lone III. DR . ROBERT CAMPBELL 3500 S. Delaware St. CASE #22-68B 8 /7 /68 Mr. Neil Richardson was present to discuss Dr. Campbell's proposed apartment building in the 3500 block of South Delaware Street with the Commission on behalf o f Dr. Campbell. Mrs. Romans stated that Mr. Richardson has been asked to handle the negotiations for the apartment house by Dr. Campbell and his associates, and that Mr. Richardson wished to dis- cuss the preliminary plans with the Commission. Mr. Richardson stated that there are 10 lots under consideration f or the development, 4-1 /2 of which are owned by Dr. Campbell, and 5-1/2 of which are owned by Mr. Brinkerhoff, but which are now under option for purchase by Dr. Campbell. Mr. Richardson stated that Architect Wilson has been asked to prepare a new design for the apartment house which will have 86 units. The first three or four floors are being considered for offic~ use, with apartment units on the several stories above the offices. They are planning 130 of f-street parking spaces, which will be approximately 1.5 to 1. The building will cover 25% of the gr ound Page 1230 area, with the other 75% being in open space and p arking. Mr. Richardson stated that one of the biggest problems has been in obtaining proper financing, and noted that they do not yet have a firm mortgage commitment. Mr. Richardson stated they should know more about the financing "in a couple of weeks." Mrs. Romans noted that Dr. Campbell had at one time considered adding a second story onto the medical clinic, which is right next to the proposed apartment .house. The plans which had been submitted to the Building Department showed that he was planning to use part of the approved parking for the apartment house for the medical clinic. Mr. Criswell, the former City Attorney, had said that if this were done, another hearing would have . to be held on new plans submitted for the proposed apartment house. Mr. Lone commented that the Commission did not approve a "specific plan", but had approved a plan for an apartment house of so many floors, and so many units, and parking of a certain number of spaces. Mrs. Romans pointed out that a preliminary floor plan and parking plan had been approved by the Fire Department, Building Department, Planning Commission, and City Council. Further discussion followed. Mr. Carlson asked if there were greater need for office space than for apartment units? Mr. Richardson stated that he feels there is, but would recheck the situation. Mrs. Romans asked if Dr. Campbell had considered the demolition of the existing medical clinic, and relocating those offices into offices into the new apartment-office building. Mr. Richardson stated that they had not checked t he economics of such a plan, but he felt it might be a wise move. Mrs. Romans asked Mr. Berardini if, in his opinion, another public hearing would have to be held if there were no substantial changes in the plan? Mr. Berardini replied he didn't think . another public hearing would be necessary. Further discussion followed. Mr. Richardson asked if the parking space would be the main factor the Commission would want to review further, in regard to the proposal. Mrs. Romans commented that she could see -an advantage to this plan, wherein all of the required off-street parking would be on the same site, and not split on two sites as it had been in the prior plan. Mr. Lone stated that he felt another advantage would be that the spaces filled by the medical clinic in the day time could be used by the apartment tenants at night, and he didn't feel the streets would be clogged with cars. Mr& Romans noted that the Zoning Ordinance states for "mixed uses" that the total parking must be the sum of the required parking for both uses. Further brief discussion followed; Mr. Richardson stated he would be back in t0uch with the Commission when he has more information on the financing of the project. No action was taken. IV. MODULAR HOUSING N. Richardson Mr. Richardson stated that he was very much interested in Modular Housing, and has been researching the subject. Mr. Richardson stated that he would like to see a plant developed in Denver that can mass-produce these homes. He stated that the plant in Berthoud can pro- duce five of these units per week, but this -isn 't enough. Mr. Richardson passed brochures on modular hous i ng to the Commission members, the brochures . being from National Homes in Indiana, which company plans to bring a plant to Denver in 1971. Mr. Richardson stated he felt modular housing was a step up from mobile homes, and that it does provide good housing. Mr. Richardson stated he would like to work s0mething out in Englewood, whereby .he could convert an entire block to the modular housing rather than a "spot" development. Mr. Richardson felt that possibly some plan could be devised that would encourage redevelopment of the older areas with this modular housing. Mr. Lone discussed his experience with modular housing, and cited a case in Lafayette, where a home was contracted to sell for .$19,500, but which had actually sold for $20,500. He stated he didn't feel this was "low-cost" housing. He stated it wasn't economical yet, but thought it would be and that we should consider it as a coming method of providing housing. Mr. Lone cited another modular home in Commerce City, which was 865 sq. ft., two bedroom with no basement, which is priced at $17,200 finished out, and contrasted it with the price of a home being built "from scratch", the same size, with garage, for $17,800. He stated that in his opinion the price of the modular homes was going to have to be lowered to the $16,000 range. Mr. Richardson stated he was hoping they could get the price down to about $17,500 for the 1,000 sq. ft. home, land cost, and finishing costs. Mr. Senti commented that they are building some $18,000 homes in the City of Sheridan, and · that the minimum FHAmonthly payment is $184.50. Mr. Richardson discussed the types of housing he feels is going to have to be developed to accommodate the population --mobile home type dwellings, planned unit developments, and modular housing. Mr. Richardson stated that he was of the opinion that these should be large, well-planned developments of at least 100 acres with a density of six or seven units to the acre with adequate landscaping. He would propose two story structures with approximately 720 sq. ft. per unit. Mr. Richardson stated that he has been in touch with a gentleman who is interested in developing a modular housing plant in Denver; this gentleman has a film on modular housing which he is anxious to show to groups such as the Planning Commission. He is interested more in the high-rise, concrete paneling modular housing than the single-family home, but Mr. Richardson felt that his film might prove ·of interest and offered to arrange for the Commission to view it at a later date. This gentleman has now traveled to ·Europe to view modular housing developments. Further discussion followed. Mr. Lone asked Mr. Richardson if it would be economically feasible to move the occasional "good" unit in a basically deteriorating block to another site rather than to attempt to work around it? Mr. Richardson stated that he had not deter- mined that point. Further discussion followed. Mr. Senti stated that we need to do something to provide low- cost housing. He stated that there are .no homes on the market priced below $20,000 to $22,500. Mr. Senti d~scussed the possibility of ·modular housing in the northwest part of Englewood, where there is a considerable amount of .vacant land. Further discussion followed. Mr. Carlson thanked Mr. Richardson for his attendance to discuss this matter with the Com- mission. ---- ----- -- ------ - -- - I I I I I I V. REX T. GARRETT 1451 W. Tufts Ave. REZONING R-1-C to I-1 Page 1231 CASE #7-70 Mr. Garrett was present to discuss with the Commission the possibility of rezoning his property at 1451 West Tufts Avenue from R-1-C (Residential)· to I-1 (Light Industrial). Mr. Garrett has plans for a mobile home park for this property. Mrs. Romans indicated the area on a map, and pointed out that there is a heavy industrial zoning adjoining this site on the west in the County, and there is light industrial land to the .north in the City. To the east of the property, which is bounded on the east by the City Ditch, there is resi- dential zoning, and there are residences to the south in the County Area •. Mr. Garrett stated there are between five and six acres in this parcel, which extends from Tufts ,Avenue north to Stanford Avenue. He pointed out that his proposal would meet the re- quirements of the present Mobile Home Ordinance. He noted that landscaping will be provided on the perimeter of the mobile home park which was not shown on the plan presented. Mr. Garrett noted that a game room would be provided as well as laundry and other required facilities. Mr. Woods asked how many units Mr. Garrett was proposing for this site? Mr. Garrett stated he has proposed 66 units, on 6.274 acres of land. The spaces are proposed to be 30' x 75', and there will be a few spaces for double trailers. However, Mr. Garrett stated that he doesn't want too many double trailers, because they are usually occupied by "families" and he wants this to be an "adult" park. Mr. Garrett stated there will be off-street parking spaces for one or two cars per each mobile home space, and the mobile home itself will be parked on a slab. He wants to "skirt" the mobile homes, precluding storage, etc. underneath. Discussion followed. Mrs. Romans noted that there is not too much open space provided in the proposed plan, and what is provided does not have common access, but can be reached only by crossing a private mobile home space. Mrs. Romans further commented that she is of the opinion that the proposed eight units per acre would be a more feasible development than the proposed 11 per acre, which makes for a "pretty tight" development. Mrs. Romans . furtre r pointed out that this area will have to be rezoned before a mobile home park can be con- sidered, and that rezoning cannot be conditioned upon a specific proposed use. She recalled that previous attempts have been made by Mr. Garrett to obtain light industrial zoning. Mr. Garrett agreed that he had made previous attempts to rezone this site, once with a mobile home park in mind, and on another occasion, he had planned an industrial park. The first request was recommended by the Commission and denied by Council; the second request was denied by the Commission, and the City Council refused to hear an appeal. Mrs. Romans asked Mr. Garrett if he felt the property could be used under the present zone classification? Mr. Garrett replied that he did not feel it could be used, that if he did feel so, he would have developed it some time ago. Mrs. Romans stated that at the time of the first rezoning request by Mr. Garrett, a letter from FHA was received by the Planning Department, which letter indicated that FHA did not feel this property was desirable for single-family development, citing the close proximity of industrial zoning, and the fact the land is naturally low. Mr. Garrett noted that the homes along West Tufts Avenue, especially below the Ditch, have been extremely hard to sell. Discussion followed. Mr. Woods commented that he didn't feel it was the responsibility of the .Commission to provide housing; that our responsibility was to "plan". Mr. Lone stated that we must look at the economics that are entailed in housing vs. industrial for instance, to allow for a reasonable development. Further discussion followed. Mr. Lone discussed the size of the mobile home spaces proposed in Mr. Garrett's proposed park. He noted that possibly in the proposed Mobile Home Park Ordinance; we should state that the size of the units dictate the size of the spaces, and restrict occupancy of certain sized trailers to lots for that size. Mr. Lone stated he too felt that 66 units were too . many for this parcel, but felt that possibly a compromise could be reached. ~r. Garrett discussed his reasons for restricting the proposed park to adults; he noted th'at in some large parks, they may be split with adults only on one side and families allowed in anoth~r ~rea. Discussio~ followe~. Mr. Senti commented that the C~uncil has discussed ways of bringing the taxes paid by mobile home ·owners more nearly into line with taxes paid by residential property owners. Mr. Carlson commented that he felt some laws would have to be changed before this could be accomplished. Mr. Woods asked who would maintain the green area? Mr. Garrett stated that it could be maintained by the ~anager, and if this were done, the cost of maintenance would be figured in the cost of the space. Mr. Woods asked if Mr. Garrett had decided on a rental for the spaces .• Mr. Garrett stated it would probably be in the neighborhood of $50. Brief discussion followed. Mr. Carlson noted that the reason Mr. Garrett is before the Commission is to determine the feasibility of applying for rezoning of this property to I-1 (Light In~ustrial).· It was also noted that M~. Garrett.has applied twice before, paid the $50 fee both times, and the request had been denied each time. It was suggested that possibly the City Planning Commission could initiate the rezoning this time, if it was felt that rezoning was feasible. Discussion foll o wed. Woods moved: Senti seconded: The Planning Commission initiate rezoning of property commonly known a:; 1451 West Tufts Avenue from R-1-C (Single-family Residential) to I-1 (Light Industrial), Public Hearing ~o be held April 21, 1970. The property is to be posted, and public notice is to be given in the official City · newspaper. The motion carried unanimously. - - --- - - - - - - VI. MOBILE HOME PARK ORDINANCE The proposed Mobile Home Park Ordinance was reviewed. percentage of a mobile home park that is to be devoted Mrs. Romans replied that 5 % of the gross area is to be - ----- - - - CASE #5-70B 2 /17/70 2 / 3 /70 Mr. Lone asked if there is a specific to green area in the proposed ordinance. devoted to open space. PAGE 1232 Mr. Carlson suggested review page by page of the Ordinance. The matter of requiring the mobile home to be "licensed" rather than paying a monthly "inspection fee'.' was discussed. Mrs. Romans pointed out that the amount of the proposed 11 license fee" is the same amount as the present "inspection fee". Mr. Berardini asked why there was an inspection required in the first place, and why are we considering "licensing 11 them? He asked why they were taxed, and what services were rendered to mobile homes and mobile home parks that were not rendered to a house? Discussion followed. Mr. Berardini is to check out the matter of licensing the mobile homes. Expiration of building permits was then discussed; Mr. Berardini noted that the normal building permit expires in six months, and didn't think this restriction would be out of line .. Occupation of the mobile home parks was then discussed, and it was suggested that occupation should be denied until the service roads and service buildings are completed. The site location was considered ; this section states that mobile home park sites shall not be within the lines of a designa t ed flood .plain as designated by the Colorado Water Conservation Board or by the Denver Regional Council of Governments. Mr. Woods questioned whether we should even consider Mr. Nelson's rezoning, since his property is lo- cated within the flood plain. It was pointed out that this fact was stressed to Mr. Nelson, and that the staff had stated to Mr. Nelson that they would have to recommend that the pro- posed mobile home park be denied because it is in a flood plain; however, Mr. Nelson wanted to pursue the rezoning, therefore, we have to hear the case. Mrs. Romans noted that the City of Denver is adopting an Ordinance to permit 11 travel trailer parks" within a flood plain, but would restrict trailers . to a maximum length of 25' and a time limitation of 15 days will be placed on the length of stay. The grade of the mobile home park and individual spaces was considered, and this portion will be reviewed. The minimum size of a mobile home park will be restricted to 4 acres under the proposed Ordinance; this is approximately the size of one "grid" block in the City. Mr. Lentsch asked if an existing mobile home park could add additional units if they didn't meet the minimum area requirements? It was pointed out that the minimum will apply to new mobile home parks. The Standards for Street System were then discussed. Mr. Lone stated he felt these standards were more restrictive than they were in a single-family residential area, and questioned that they should be. It was determined to strike Paragraph "B" of that section. Mr. Carlson stated that review of the remainder of the proposed Ordinance would be postponed until the next regular meeting. VII. GOALS COMMITTEE Mr. Carlson stated that this matter was discussed at some length at the last meeting .with the City Council. He would like to have a number of problems that affect the community jotted down, to help determine the number of committees we would have to have. Mr. Carlson stated that each of the various committees would be devoted to one special problem, and they would aid in reaching a solution to that problem. Mr. Lone asked if the chain of command would be the sub-committees reporting to the "Goals Committee",. and the Goals Committee reporting to the Planning Commission, thence to City ~ouncil? Mr. Carlson stated that this was as he envisioned it. He asked if there were further suggestions? He suggested that the members also come up with names of citizens they would like to see on these committees. VIII. BOULDER CONFERENCE. Mr. Carlson stated that the 12th Annual Institute for Planning Officials will be held in Boulder, March 19th and 20th. Members were urged to attend, and to let the staff know whether or not they could attend so that reservations might be made. IX. ASPO CONVENTION , Mr. Carlson stated that the American Soci~ty of Planning Officials convention will be held in New York, April 4th thru the 9th. He stated that we should select a member to attend this, so that permission may be obtained from the City Council. Mr. Woods suggested that the Chairman be designated to attend. Mr. Car l son replied that he had another convention · he must attend at the same time, Mr. Woods then suggested that Vice-Chairman Lentsch be designated to attend. Mr. Lentsch indicated he would check his calendar to see if he could attend. Mr. Lone stated that if Mr. Lentsch could not go, be would like to go if he could arrange it. Mr. Lentsch and Mr. Lone were told to check their calendars to see which one of them could go ~ and to notify the staff as soon as possible; Mrs. Romans was instructed to request permission from the City Council for the Planning Director and a member of the Planning Commission to attend the ASPO Convention in New York City from April 4th through 9th. - - - - - - --- - --- -- -- ---- - - - X. RESOLUTION FOR RENT SUPPLEMENT PROGRAM. Mrs. Romans asked what the Council had done with the Resolution recommended by the Planning Commission approving rent supplement housing in Englewood. Mr. Lone and Mr. Senti stated that the Council had passed the resolution. The meeting was adjourned at 10:45 P . M. Gertrude G. Welty Recording Secretary * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * I I I