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HomeMy WebLinkAbout1970-01-20 PZC MINUTESPage 1216 and the trash from being stowed under the trailers. Mrs. Romans noted that the present Mobile Home Parks Ordinance provides a means to ensure that trash is not allowed on the premises. Mr. Carlson stated that until the Mobile Home Parks Ordinance is enforced on the existing parks, he .is not in favor of allowing any more parks, or enlarging the existing parks. Mrs. Romans discussed the TOPICS program which will be considered at the next Policy Advisory Committee of the Council of Governments meeting. The Planning Commission in 1968 and 1969, approved the TOPICS programs, which is a request for federal aid for traffic programs. In Englewood, this will encompass the installation of traffic signals along South Broadway. Further brief discussion followed. The meeting adjourned at 9:55 P.M. Gertrude G. Welty Recording Secretary * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * I. CALL TO ORDER. CITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION · January 20, 1970 The regular meeting of the City Planning and Zoning Commission was called to order by Chairman Woods at 7:45 P. M. Members present: Members absent: Carlson; Lentsch; Senti; Touchton; Woods Romans, Ex-officio Lone II. APPROVAL OF MINUTES. Mr. Woods stated that the Minutes of January 6, 1970 were to be considered for approval. Carlson moved: Lentsch seconded: The Minutes of January 6, 1970, be approved as written. The motion carried unanimously. III. MR. JAY PETTITT 3075 S. Santa Fe Dr. CONDITI ONAL USE Mobile Home Park CASE #42-69E 1 / 6 /7 0 12/17 /69 12/ 2 /69 11/18/69 10/28/69 Mr. Machol and Mr. Pettitt were present for nhe discussion. A model of the proposed trailer park was displayed by Mr. Pettitt for the Commission consideration. Mr. Machol stated that this plan, which shows space for 25 mobile homes, does meet the existing Mobile Home Ordinance. Mr. Machol noted that Mr. Pettitt is willing to limit the length of trailers to 60 ft. for the most part, with possibly one or two 70 ft. mobile homes accommodated. Mr. Woods asked how much area was in this mobile home park? Mr. Machol stated that there was just under 1-1/2 acres, and that their proposal will put approximately 18 mobile homes per acre. Mr. Machol noted that the model plan indicated walkways, blacktopping, lighting, and · that the 12 ft. egress to the rear of the property can be w~dened ·to 15 ft. by agreement with the adjoining o wner. The telephone poles that are presently in this roadway will be removed, and the lines put underground at that particular area. Mr. Lentsch asked if all utilities would be placed underground? Mr. Machol stated that they would not be underground except through this 12 ft. roadway, which by putting them underground and with agreement with the adjoining owner ~an be widened to 15 ft. Mr. Woods asked how many spaces were approved for the present mobile home park? Mrs. Romans replied that 17 spaces are registered with the Building Department. Mr. Lentsch asked Mr. Machol if they had researched to see how many units per acre were pe~ mitted elsewhere. Mr. Machol stated that a number of guides permit 18 per acre. Mrs. Romans noted that codes from several jurisdictions in this area as well as model codes such as that put out by the American Society of Planning Officials, recommend eight (8) units per acre, as does the Mobile Home Parks Association. Mr. Lentsch stated that he had talked to a gentleman from California on the matter of mobile home parks, and was told that they permit six to eight units per acre, and rent the spaces for $80 per month. Mr. Machol stated that if Mr. Pettitt had a large piece of ground --· several acres --that he could see where the eight uni ts per acre would be feasibl"e · but that on t~e size.of ground Mr. Pettitt has now, it isn't economically feasible to restri~t him to ei~ht uni ts per acre. Mr. Lentsch commented that i ·f the Commission approved that density on thi.s prope::ty, that they would be setting a precedent to approve like density in the area for .other mobile home parks . Mr. Ma .chol s.tated ·that ·he was of the op.;i.nion that if the other mobil~ home park owners were willing to "do what Mr.· Pettitt is doing" that it would be a benefit to the area, and they should be permitted, but in any case he didn't feel the approval I I I I I I Page 1217 should be a matt~r of "numbers". Mr. Machol went on to say that there was no incentive for the mobile home park owners to impr9ve their property as things stand now, but that if they were allowed to expand the parks, they would improve their property. Mr. Senti asked if he understood that the center roadway would be 15 ft. wide? Mr. Machol replied that it would be; it could be 25 ft. wide by limiting the length of trailers to 60 ft. if this is the desire of the Commission. Mr. Senti asked how far the first trailer was from the Santa Fe Drive right-of-way? Mr. Pettitt replied that it was 10 ft. from Santa Fe Drive. Mr. Senti then asked if slabs were to be provided for the parking? Mr. Machol stated that they would be. Mr. Woods stated that this matter had been before the Commission since October of 1969; there have been changes made in the plans from their initial presentation, and he felt that a decision should be made one way or the other on the matter this evening. Further discussion on the model plan followed. Mrs. Romans asked if it was Mr. Pettitt's plan to delineate each space by some fencing or some other way? Mr. Pettitt replied that he did not. Mrs. Romans asked about individual lighting in front of each mobile .home space? Mr. Pettitt stated that he felt there would be adequate light from the street lights. Discussion on removing one or two spaces for a recreational area ensued., Discussion on the entire mobile home park proposal ensued. Carlson moved: Touchton seconded: That the applicant has not shown evidence that it would be to the public interest to increase the number of mobile home spaces as requested, an~ therefore, the request for expansion of the use of the Payton Park Mobile Home Park be denied, and that the registered number of 17 spaces be adhered to; the Mobile Home Park is to be brought up to compliance with the Mobile Home Park Ordinance. The motion carried unanimously. Mrs. Romans noted that Mr. Pettitt could appeal the decision of the Planning Commission to the Board of Adjustment and Appeals. IV. MR. RICHARD BARNWELL 3067 S. Santa Fe Dr. CONDITIONAL USE Mobile Home Park CASE #l-70A 1 /6 /70 Mr. Barnwell stated that there are 14 spaces approved for his mobile home park, and that he would like to ask expansion of that part to accommodate 20 trailers. Mr. Barnwell stated that there are 1.9 acres in his land, and that this will be approximately 12 spaces per acre. Mr. Barnwell stated that he had review~d the Code, and he feels that his plan meets the re- quirements of the Code. Mr. Barnwell stated that there would be 60 to 70 ft. between his first mobile home space qnd Santa Fe Drive. Mrs. Romans asked if he planned to have a grassed area around the proposed service building? Mr. Barnwell stated that he did. He noted that the spaces for the mobile homes are 30 x 64 ft.; there will be a p~rking space for each automobile in the trailer space on an 8 x 20 ft. slab, plus there will be additional parking for second cars and guests. Mrs. Romans asked if Mr. Barnwell planned to fence each space? Mr. Barnwell stated that he did plan to put a short (3 ft.) chain-link fence on the lot lines. Mr. Lentsch asked if children would be permitted? Mr. Barnwell stqted that the number of children would be limited. Mr. Lentsch stated that if .child~en were permitted at all, there should be some sort of recreational area; Mr. Barnwell stated that it would be possible to have one in the open area. Mr. Barnwell stated that ~he proposed service building is an existing 40 x 80 ft. cinder block building. Mrs. Romans asked if the individual storage areas for eacih mobile home space would be provided in this building, or would he provide them on the mobile home space? Mr. Barnwell stated that he could provide them in the building ; he noted that a number of people prefer tq buy ~hese small metal shed~ to use for storage. Mrs. Romans pointed out that the Ordinance stated that the storage areas must be provided by the mobile home park owner. Mrs. Romans asked Mr. Barnwell how many mobile homes were in the park at the present time? Mr. Barnwell stated that he had 21 in the park now, and that he has given orders to two that they will have to find another park. Mr .• Len~sch aqked how, when 14 spaces are registered for this park, Mr. Barnwell got 21 trailers in there? Mr. Barnwell stated that he was under the impression from talking with the former Chief Building Inspector that they could add the extra trailers when the motel units were taken out, and this they did. Mr. Barnwell stated that Mr. Wallace told him to submit plans for the additional mobi -le home .spaces to the City Engineer; he stated that he didn't think a specific number was mentioned when he added the spaces, just that it must meet the Code. Discussion followed. Carlson moved: Touchton seconded: The request for expansion of the use of the Mobile Home Park at 3067 South Santa Fe Drive be denied, and that the 14 spaces registered with the. Building Department be all that are approved for this site; further, these spaces are to be brougµt into compliance with the Mobile Home Parks Ordinance, and a detailed plan showing this number of spaces is 1o be filed with the Planning Department. Discussion on the motion followed. Mrs. Romans stated that until 1963, Mobile Home Parks were not permitted in any zone district in the City, and they were classified "non:-conforming"; thus, the registration of spaces with the Buildipg Department. In 1963, the Comprehensive Zoning Ordinance made them a "conditional use" in the I-1 Zone District, which places approval of mobile home parks under the jurisdiction of the Planning Commission. . . Mr. Senti commented that if the City were to permit trailer courts, we should place them in an appropriate zone; he stated that he wasn't in favor of mobile home parks in the area along Santa Fe, but he didn't think we should ~rbitrarily stick to the registered number of space;. Further qiscussion followed. Mr. Woods noted that Mr. Barnwell's proposal figures about 10 to the acre, with a request of 20 spaces on 1.9 acres. Mr . Barnwell noted that the only i tern . he la.eked in t~is proposal was t.he "mop sink"; Mrs. Romans stated that many codes, in- cluding those of Tri-County Health, and FHA require the mop sink and this is not unique to E~glewood. Further discussion ~ollowed. Mrs. Romans asked if Mr. Barnwell planned to fence the perimeter of the mobile home park? Mr. Barnwell replied that he did. Mrs. Romans stated Page 1218 that if the Commission approves the request for the increased number of spaces, that the plans for the number of .spaces showing such things as fencing, etc. should be indicated on the r~ vised plans and submitted to the Planning Department so that they can in turn notify the Build- ing Department. Mr. Lentsch asked if space #18 could be removed and leave that area as open area for possible recreational sites? Mr. Barnwell stated that he could do so. Lentsch moved: Carlson seconded: The motion made by Mr. Carlson be amended to approve the increase in the number of spaces in the mobile home park by five (5) spaces, total spaces to be 19 ; Space #18 as shown on the preliminary plan is to be eliminated to provide open area and recreational area. The vote on the amendment: AYES: NAYS: Carlson; Lentsch; Senti; Touchton; Woods None The amendment carried. The motion, as amended,.reads: ''The request for expansion of the use of the Mobile Home Park at 3067 South Santa Fe Drive be approved, increasing the number of mobile home spaces from the 14 which are now registered with the Building Department to a total of 19 spaces; Space #18, as shown on the preliminary plan is to be eliminated to provide open area and recreational area. The entire Mobile Home Park is to be brought into compliance with the Mobile Home Park Ordinance, and a detailed plan showing the approved 19 spaces is to be submitted to the Planning Department." The vote on the motion, as amended: AYES: NAYS: Carlson, Lentsch, Senti, Touchton, Woods None The motion carried unanimously. Mrs. Romans stated that such notation should be made on the plans and submitted to the Planning Department, who will then notify the Building Department. V. K. WAYNE NELSON CONDITIONAL USE Mobile Home Park CASE #2-70A 1 /6 /70 Mr. McCoy was present for the discussion on behalf of Mr. Nelson, the applicant. Mrs. Romans presented a map of .the designated Flood Plain, which designation was made by the Corps of Engineers, and also of the actual flood lines followtng the 1965 flood. This entire parcel of land Mr. -Nelson is concerned with was .under water, and houses on the parcel were damaged extensively. Mrs. Romans then showed .slides of the area taken a day or so after the flood in June of 1965. These pictures indicated the damage that was done in the area, and the condition of the mobile home parks .that were in existence at .that time. Mrs. Romans com- mented that people have a tendency to forget the devastation of the flood, but until the Chatfield and Mt. Carbon Dams .are built, this area is subject to such flooding, and it nearly happened again last year. Mrs. Romans also pointed out that the area is in an I-2 Industrial Zone District, which zone district does .not permit mobile home parks as a conditional use, as does the I-1 Zone District. Mrs. Romans stated that Mr.. Nelson has been notified of this fact. Mrs. Romans stated that if the Commission feels the use of the land as a mobile home park is appropriate, the land will have to be rezoned, and approval of the Conditional Use given after that, but that the staff would have to recommend against approval of the mobile home park in the Flood Plain. Discussion followed. Mrs. Romans noted that the owner will not be deprived use of the land should the mobile home park not be approved, and cited uses permitted in the I-2 Industrial District. Mr. Senti stated that the entire area would be changed once the Dams were built; Mrs. Romans agreed that once the Dams are constructed that the entire River Valley could be considered for different uses than those now permitted. Mrs. Romans cited present permitted uses in both the I-1 and I-2 Zone Districts. Mr. Rick Williams 3035 S. Santa Fe Drive -asked when the Dams were to be built? Mr. Woods stated that this would depend upon the action of Congress in appropriating funds. Mr. Williams stated that if the Commission would not approve a mobile home park in that lo- cation because of the possibility of another flood, that no matter what use was put on the land could be wiped out by a flood, and he didn't see why the question on a mobile home park. Mr. Carlson stated that there are structures that can be built in such a way that they can withstand flood waters --they may be flooded, but they will stand. Mr. Woods agreed that the contents of these buildings may be damaged, but that the buildings are not destroyed, or "dam up" and cause further damage. Mr. Williams stated that in the pictures which were shown earlier, it didn't appear that the mobile homes "travel@d too far" during the flood, and the. trailers didn't go under the bridge. Mrs. Romans stated that the mobile homes that were in the area during the 1965 Flood were a "mess" after the water had passed, that they were twisted off their parking spots, and that it was as much concern for the human beings who would be living in these mobile home parks and for their belongings as it was for the damage done to and by the mobile homes by the flood waters. Mr. Williams noted that auto bodies would do the same thing as damming up the waters, and noted that a new junk car lot had recently gone in in this area. Mrs. Romans noted that the "lot 11 he referred to is a City lot on which is stored abandoned cars while investigations were being handled, etc. Mr. McCoy noted that if it waB good enough in the flood plain for City use, it was good enoug.h , for. mobile home parks. Mr. McCoy noted that another building is. being constr.ucted in the area north of the site also; Mrs. Romans replied that this was the City Service Center. Discussion followed. Mr. Senti stated that we need additional housing, particularly for the lower-income brackets, and that mobile homes seem to be one w.ay to reach that par.ticula.r group. Further discussion f-0llowe:1 • Mr. McCoy pointe.d out .that it will take two or three. years to completely develop the park, I I I I I I Page 1219 and by that time, Chatfield Dam is scheduled for completion, so he didn't feel that was a factor for extended consideration. Mr. Woods pointed out that while Chatfield Dam seems a reality that nothing but the very preliminary studies have been made on Mt. Carbon, and that this stream is as liable to flood as Plum Creek into the Platte River. Discussion on the possible rezoning of the land followed. Mr. Lentsch stated that he felt it would be up . to Mr. Nelson to formally apply for re~oning if he still wants to pursue the possibility of a mobile home park in that area. Mrs. Romans pointed out that even were the rezoning to be approved, that would be no "guarrantee" that the mobile home park would be approved for that site. Discussion followed on the responsibility the City would be incurring were the re- zoning and mobile home park approved. Mr. Touchton commented that even if the trailers didn't wash into the stream, that they do greatly magnify the problems that come with flooding. Mr. Lentsch discussed the financial obligations the City has in the 3300 block of South Ogden Street, which block floods and the City has to pump the area numerous times during the year because homes were allowed to be built there. Mr. Touchton stated he felt there was more suitable and economically feasible property to be considered for the development of the mobile home park. Discussion of the Oasis Mobile Home Park which was developed by Mr. Nelson followed. Mr. McCoy stated he felt this Mobile Home Park was a definite asset to the city and had much improved the area. Mr. McCoy stated that they are now working on the roadways in the Oasis Park, and will have a total of 28 units when completed. Mr. McCoy said there are 2 + acres in this site, and the trailers themselves are renting for $160 per month. Mrs. Romans asked Mr. McCoy how many units they would have in the completed park, and Mr. McCoy stated they would have 28. Mrs. Romans noted that the plans which were submitted to the Planning Com- mission, and which were approved by the Commission on November 20, 1968, show 26 trailer spaces. Mr. McCoy stated that they had removed the old residence that was on the property, and have installed two trailer spaces in this location rather than the office space Mr. Nelson had told the Commission he was planning. Mrs. Romans reviewed the file on this Mobile Home Park, and Mr. Nelson at no time sought permission from the Planning Commission to en- large the Park from the approved 26 units to 28 units. Mr. Carlson stated that 26 units were approved by the Planning Commission, and that in his opinion 26 units did not mean 28 units, and that he did not think that any Department had the authority to issue a permit for two additional units that had not been approved. Discussion followed. Mr. Lentsch suggested that notification be given the Buil~i~g Department of the discrepancy in what was approved for the Oasis Mobile Home Park and what is being constructed, with copies of all memos, etc. that we have sent previously. Mr. McCoy asked how they would gain approval of the additional two spaces? He was told that revised plans should be approved by the Planning Commission. Mr. Nelson entered and was acquainted with the situation on both the existing Oasis Mobile Home Park and the proposed park. Mr. Woods stated that he wanted to find out how approval of the additional two spaces was gained, and by what authority they were approved . Mr. Nelson stated that the plans he presented showed dotted lines for mobiie home spaces where the residence was, indicating that it would be removed, and that he had talked of 28 units from the beginning. The minutes of the meetings at which this matter was discussed were reviewed, as was the rest of the correspondence in the file; all related to 26 units. Dis- cussion followed. Mr. Carlson suggested that a check be made with the Building Department to see if at any time other plans were submitted showing 28 spaces, and that we would have to consider it at a later date. Further discussion followed. Mr. Lentsch stated that he felt we should have a written application for these mobile home park developers to file, which application would set forth the size of parcel, the number of spaces they are asking, etc. This would aid in elimination of problems such as this one ~ It was pointed out that the Ordinance requires such an application. Further discussion followed. Mr. Woods expressed appreciation to Mr. McCoy and Mr. Nelson for their attendance, but stated that no decision could be made on the mobile home court until they decide whether or not they want to apply for a .rezoning. VII. URBAN MAYORS' MEETING Mrs. Romans reported on the Urban Mayors meeting which she, Mr. Senti and Mr. Dhority attended. This meeting was centered on discussion of mobile home parks, with two speakers from the Colorado Mobile Home Parks Association, and one from the Colorado Business Ex- penditures Council. Ideas that were advanced at this meeting, were that if a mobile home is to be considered as a means of permanent occupancy, they should be permitted in. a resi- dential zone classification riather than an industrial zone district or in a river bed or flood · plain .. Also, if amenities are expected in the mobile home parks, the .City must require them and not rely upon developers to voluntarily provide them. Mrs •. Romans noted that there was a difference between the "Travel Trailer" and a "Mobile.Home", and that this was dis- cussed at this meeting. Mrs. Romans stated that she had talked to Mr. Stennitt, Executive Director of the Mobile Home Association, and that he has said he would be happy to attend a Commission meeting to discuss the matter. Mr. Stennitt is of the .opinion that a density of eight units per acre is desirable. In revising the Mobile Home Ordinance, Mrs. Romans suggested that we consider a five acre minimum for mobile home parks, and the eight units per acre in density. Mr. Senti stated that we have to start thinking about lower-cost housing and that the mobile home does seem to be a way of attaining it. Mr. Lentsch stated that he wouldn't exactly term Mr. Nelson's units renting for $160 per month "low-cost". Discussion followed. The possibility of mobile homes being parked on 50 ft. lots, the wheels being removed, and the mobile home placed on a foundation was discussed. Mr. Lentsch stated that he would just as soon see that type of development than the "basement houses", of which the City has several. Licensing of Mobile Homes was then discussed. -- - --- --- -- --- ---- --- VII. MISCELLANEOUS Case #6-70 Mr. Carlson asked what could be done about burned buildings, and noted the gas station at the ~orne~ of Hamp?en and So~th Bannock Street, which building burned well over one year ago, and is still standing. He asked if there was an Ordinance or ·some means available to the City to ~n~ure the demolition of such structures. Mrs. Romans stated that possibly it could be classified as a "hazard" and something could be done about it that way. Further brief discussion followed. Mrs. Romans was asked to check into the matter. Page 1220 Mrs. Romans reported on questionnaires that have been mailed_out by.the Pla~ning Office on the projected employment and housing needs of some of the maJor businesses 1n the area. Another questionnaire that was mailed out was also discussed. Mrs. Romans stated that City Manager Dial has cqntac~ed her about a joint City Council/Planning Commission meeting on possibly February 17th or February 24th, at which meeting he would like to have Mr. Devers of Denver Fair Housing, Mr •. J. K. Smitq of Cquncil of Governments, and Reverend Lapp of Denver Fair Housing in attendance for discussion. Most of the members stated that the 17th of February would be sa~isfactory for them. - - - ---------- - VIII. COUNCIL OF GOVERNMENTS. Policy Advisory Committee Mr. Carlson reported on the Policy Advisory Committee meeting, and stated that most of the meeting was devoted to discussion of the highway system. The TOPICS program for the City of Englewood was approved. There being no further business to come before the Commission, the meeting adjourned at 10:10 P.M. Gertrude G. Welty Recording Secretary * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * I. CALL TO ORDER. CITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION February 3, 1970 The regular meeting of the City Planning and Zoning Commission was called to order by Chairman Woods at 8:05 P.M. Members present: Carlson, Lentsch, Senti, Woods Romans, Ex-officio Members absent: Lone Also present: City Attorney Berardini, Messrs. Broomhall, Nelson, Stonier, ~cCoy. Mr. Woods noted that a sixth member has not been appointed by the City Council as of this date. II. APPROVAL OF MINUTES. Mr. Woods stated that the Minutes of January 20, 1970, were to be considered for approval. Lentsch moved: Senti seconded: The Minutes of January 20, 1970, be approved as written. The motion carried unanimously. III. K. WAYNE NELSON 1101 W. Dartmouth REZONING I-2 to I-1 CASE #3-70 Mr. Woods asked Mrs. Romans to summarize the application for rezoning filed by Mr. Nelson. Mrs. Romans stated that Mr •. Nelson has filed application for rezoning of property commonly known as 1101 West Dartmouth Avenue. The required minimum fee of $50 was paid on January 30, 1970, when application was made. Mr. Nelson is requesting a cpange pf zoning from I-2 to I-1 for the following reasons: "Plans pending in hands of Planning Commission to develop Columbine Mobile Home Park". Mrs. Romans stated that she has explained to Mr. Nelson that the Commission cannot rezone "for a mobile home park"! the . area cannot be zoned for a specific use. Mrs. Romans stated that the usual considerations taken into account for rezoning re- quests are (1) the property cannot be used under the present zone classification, and (2) there have been sufficient changes in the area to warrant rezoning. Mrs. Romans stated that she has tried to point to Mr. Nelson that the matter of the mobile home park is a separate and distinct matter from the requested rezoning. Mr. Woods stated that we should consid~r setting a date for Public Hearing on the request. Brief discussion followed. Carlson moved: Senti seconded: The application filed by Mr. Nelson for rezoning of 1101 West Dartmouth Avenue from I-2 (Heavy Industrial) to I-1 (Light Industrial) be considered at Public Hearing on March 17, 1970; the property is to be posted, and public notice is to be given in the official City newspaper. The motion carried unanimously. I I I