Loading...
HomeMy WebLinkAbout1994-09-20 PZC MINUTESCITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION SEPTEMBER 20, 1994 I. CALL TO ORDER. The regular meeting of the Planning and Zoning Commission was called to order at 7:00 P.M. in the Englewood City Council Chambers, Chairman Lloyd Covens presiding. Members Present: Shoop, Weber, Becker, Dummer, Garrett, Redpath, Covens Merkel, Ex-Officio Members Absent: Tobin (with previous notice); Mason Also Present: Harold J. Stitt, Planning Administrator Dan Brotzman, Assistant City Attorney II. APPROVAL OF MINUTES. August 16, 1994 Chairman Covens stated the Minutes of August 16, 1994 were to be considered for approval. Garrett moved: Shoop seconded: The Minutes of August 16, 1994 be approved as written. AYES: NAYS: ABSTAIN: ABSENT: Weber, Becker, Garrett, Shoop, Covens None Dummer, Redpath Tobin, Mason The motion carried. ill. ALLEY VACATION Clarkson/Emerson Alley 3400 Block South CASE #11-94 Mr. Covens noted that Mr. Garrett has asked to be excused from voting on issues pertaining to Craig Hospital because of a conflict of interest. Mr. Covens then asked for a motion to open the Public Hearing on the requested alley vaca- tion. 1 Weber moved: Redpath seconded: The Public Hearing be opened to consider the vacation of the alley in the 3400 block of South Clarkson/South Emerson, Case #11-94. Chairman Covens declared the motion carried. Mr. Stitt addressed the Commission, clarifying that the issue of the alley vacation is not a Public Hearing. Mr. Stitt stated that the request for vacation of the alley is directly related to the Planned Development for Craig Hospital, which is the next item on the evening's agenda. Property on both sides of the alley in the 3400 block south is owned by either Craig Hospital, or by Swedish Medical Center, and both institutions request that the alley be vacated. Craig Hospital plans to use the north portion of the alley as a landscaped area for patient therapeutic and recreational purposes. The Technical Review Committee considered the vacation request, and the Utilities Department suggested that ownership and maintenance of the sanitary sewer line in the alley be assumed by Craig Hospital. The Hospital has agreed to assume ownership and maintenance responsibilities. However, there are other utilities in the alley, and because of a possible future need to locate traffic signal control lines in the alley, staff is requesting that a 16 foot easement be retained for the length of the alley. The southern portion of the al- ley will provide access to the apartment structures on South Emerson Street, which are part of the overall medical complex ownership. Mr. Stitt stated that staff inquired about fire service. The building will be sprinklered, and there will be access to the structure from the street, and there was no need to provide alley ac- cess for fire fighting equipment. Mr. Stitt stated that the staff recommends vacation of the alley in Block 45, Evanston Broad- way Addition, commonly referenced as the South Clarkson/South Emerson alley, 3400 block south. Staff further recommends that a 16 foot wide utility and drainage easement be retained. Mr. Redpath expressed concern about the City giving up control of the sewer line, and the possible abandonment or relocation of the line without City approval. Mr. Stitt pointed out that the hospitals must be hooked up to the City sewer service, but that once they take owner- ship of the sewer line, they do have the right to relocate or abandon this particular line. Mr. Covens asked if there is a precedent on turning public utility lines such as sewer over to a pri- vate owner. Mr. Stitt stated that this has been done at least three times in the Swedish Medical Center development. Mr. Covens asked if there was any financial transaction, or is it only a matter of paperwork. Mr. Stitt responded that he is unaware of any financial transaction; that it is a matter of signing over ownership from the City to the private owner. Mr. Shoop asked if a permanent structure could be built across the alley if the easement is re- tained. Mr. Stitt replied that no permanent structure is allowed in an easement. The proposal is that the north one-half of the alley will be landscaped and used for therapeutic and recrea- tional activities for patients of Craig Hospital. 2 e Mr. Covens asked if there were further questions or comments from members of the Commis- sion. Covens moved: Shoop seconded: The Planning Commission recommend to City Council that the alley in the 3400 block of South Clarkson/South Emerson Street (Block 45, Evanston Broadway Addition) be vacated, and that a 16 foot wide utility and drainage easement be retained. Mr. Redpath spoke further on the need for the City to have protection against the abandonment of the sewer line once ownership is deeded to the hospital. Mrs. Becker stated that in her opinion, there is no need for such a provision. She pointed out that staff explained the neces- sity of sewer service, and unless a new line is available for the hospital to tap into, they cannot abandon the existing line. Mr. Redpath pointed out the possibility that there may be a change in the development plans, and reiterated his concern that the City needs to retain the right of approval on the ultimate disposition of the line. Community Development Director Merkel advised Mr. Redpath that change of utility service, relocation and abandonment of lines is un- der the puni'iew of the Utilities Department and Water and Sewer Board, and is not a Planning Commission issue. Mr. Covens agreed that this is a utility department issue. Mr. Shoop inquired whether the vacation of the alley should be dependent on the approval of the Planned Development. Mr. Stitt responded that it should not be. The vote was called on the motion to vacate the alley and retain the easement: AYES: NAYS: ABSTAIN: ABSENT: Becker, Dummer, Redpath, Shoop, Weber, Covens None Garrett Mason, Tobin The motion carried. IV. CRAIG HOSPITAL Planned Development Mr. Covens asked for a motion to open the Public Hearing. Becker moved: Weber seconded: The Public Hearing on Case #12-94 be opened. AYES: NAYS: ABSTAIN: ABSENT: Dummer, Redpath, Shoop, Weber, Becker, Covens None Garrett Mason, Tobin 3 CASE #12-94 The motion carried. Mr. Covens asked staff to present the issue. Harold J. Stitt was sworn in, and testified that the application for Planned Development ap- proval was filed by Craig Hospital. The subject site is zoned R-3, High Density Residence, which permits hospitals and medical facilities, but does require Planned Development approval for such uses. Mr. Stitt stated that the Planning Commission, after hearing all the evidence to be presented during the course of the Hearing, may vote to recommend approval of the Planned Development, vote to recommend approval with conditions, or vote to deny approval. Mr. Stitt stated that the Staff Report outlines conditions which must be addressed prior to ap- proval of a Planned Development. Mr. Stitt stated that the application does address these conditions. Mr. Stitt presented to the Chairman a copy of the notice of Public Notice which was published in the Englewood Herald on September 8, 1994, and proof of Posting of the property. Mr. Covens questioned the landscaping requirement cited in the Staff Report, and the square footage of landscaping that is to be provided. Mr. Stitt stated that there is approximately two times the amount of "living plant material" proposed as is required, plus more than two times the number of trees that are required. It is the opinion of staff that the abundance of live plant materials and trees is more than sufficient to offset any deficiency in overall required landscap- ing. Mr. Covens asked that the applicant present the case. Mr. Dennis O'Malley, President of Craig Hospital, was sworn in. Mr. O'Malley testified that Craig Hospital was opened in 1970, and expanded in 1982. The purpose of the project is to accommodate a change in care delivery to patients. The hospital now provides two-or four- patient rooms, with shared bathroom facilities. This arrangement is not conducive to learning the skills the spinal cord/head injury patients need to live independently. Mr. O'Malley dis- cussed the unique nature of Craig Hospital and the services it provides, and emphasized that the services they provide are not duplicated by other hospitals in the immediate area. In fact, Craig Hospital draws patients state-and nation-wide. Mr. O'Malley estimated that the major- ity of their patients are from outside the state; only one-third are from the Denver Metro area, possibly half are from the State of Colorado. Mr. O'Malley advised the Commission that the proposed new facility on the east side of South Clarkson Street will accommodate a "redistribution" of patients, and they do not anticipate an increase in the patient load. The rooms proposed in the new facility will be "single living units" for the patients and some rooms will be used to accommodate families of the patients. The "transitional housing" units will be used for those patients who are still receiving therapy, and are learning the skills necessary to cope with their altered lifestyle. The housing units will be small one-bedroom apartments, with private bath facilities, and a small living area. Providing housing for family members, particularly during this last period of skill-learning by the patient, is equally important--both to 4 the patient and the family members. Mr. O'Malley stated that in many instances, the hospital has had to locate family members off-campus which is not desirable. Mr. O'Malley stated that the proposed transitional housing will result in a care-cost reduction, because patients can be cared for with fewer staff, and not be housed in the more intensive care portion of the hospital. Mr. O'Malley stated that part of the proposal is the construction of a two-level sky-bridge across South Clarkson Street, which will link two floors of the hospital with the second and third floors of the transitional housing units. This is necessary because patients in the transi- tional housing units will need to come to the main facility on a daily basis for therapy. It is difficult, and dangerous, for wheelchair-bound patients to try to cross South Clarkson Street. The sky-bridge will also accommodate the staff members who will be crossing the street on a frequent basis. This should result in a reduction of pedestrian traffic crossing South Clarkson. Mr. O'Malley reiterated that the proposed project is not expected, or intended, to increase the number of patients served by Craig Hospital. The total staff increase will be no more than 10 individuals on all three shifts. The only increase in parking is anticipated to be for families, and a lot of that will be over-night parking rather than coming and going during the day be- cause they are not housed on campus. Mr. O'Malley further discussed the off-street parking issue, and noted there is ample parking for employees at the present time. Mr. O'Malley discussed the disruption to traffic on South Clarkson Street during the time of construction; this will include both the two-level sky-bridge over Clarkson, and during the pe- riod of construction for the underground tunnel which will connect the two facilities. Every effort will be made to keep the disruption to an absolute minimum. Mr. O'Malley stated that it is the belief of those associated with Craig Hospital that the pro- posed improvements will greatly improve the delivery of health care to their patients. After construction is completed, any impact on traffic will be minimal. Mr. O'Malley commented that those working for Craig Hospital on this proposed project have received only the highest cooperation from City staff members. Commissioner Mason entered the meeting at 7:45 P.M. and took his chair with members of the Commission. Mr. J. Michael Jacoby, architect, was sworn in. Mr. Jacoby displayed renderings of the pro- posed development, indicated on the renderings where the proposed transitional housing units will be developed, and the disposition of the four houses that are now occupying the site. The intent of the proposal is to complete the Craig Hospital campus. There will be landscaped buffers along South Clarkson, East Girard, and South Emerson. The proposed structure will be three levels, with the potential for a fourth floor if needed. There will also be a basement which will accommodate mechanical equipment. The first floor will accommodate the chapel, general reception area, etc.; the second and third floors will have the dwelling units --seven- teen per floor, with the potential of an additional seventeen units if the fourth floor is neces- sary in the future. The sky-bridge will provide an access between the living quarters and the physical and occupational therapy gyms in the main hospital. One floor of the transitional 5 housing will be devoted to patients with spinal injuries, and the other floor will be for those e with serious head injuries. The physical and occupational therapy gyms in the main hospital are separate and distinct depending on the type of injury the patient has suffered, and are on separate floors. The landscaped alley area will be developed for recreational and therapeutic use by the patients in the transitional housing. The "Friendship House" will be moved from South Clarkson Street to South Emerson Street. In response to a query from the Commission, Mr. O'Malley stated that the underground tunnel will be used by some patients who require lab work; the tunnel presently links Swedish Medi- cal Center with Craig Hospital, and this is an extension of the tunnel. Mr. Jacoby noted such matters and loading dock areas, points of access and egress for both the existing facility and the proposed transitional housing units. Mr. Dummer asked if the proposed sky-bridge is at the "crest" of South Clarkson. Mr. Jacoby acknowledged that it is very close to the crest of the hill. Mr. Jacoby stated that he does have letters of agreement from Craig Hospital and from Swedish Medical Center regarding the as- sumption of ownership on the sanitary sewer line in the alley, and they have agreed to relocate the water line in the street as required by the Utilities Department. The sky-bridge will have a 15 foot clearance as negotiated with the Traffic Division, and the improvements to South Em- erson Street will be completed prior to commencement of construction on South Clarkson. Mr. Redpath expressed concern regarding traffic disruption on South Clarkson during con- struction. Mr. Jacoby stated that they may close only half of South Clarkson at one time dur- ing construction. Mr. Redpath questioned whether the Commission could require a date of construction commencement and a date of construction completion. Mr. Covens expressed the opinion that this is not within the purview of the Planning Commission. Mr. Redpath stated that the development will be allowed "to run wild" if a completion deadline is not required. Mr. Covens inquired about the clearance for the sky-bridge. Mr. Stitt responded that the traf- fic signals must have a minimum of 17 ft. clearance above street level, and most bridges are built to allow the 17 foot clearance. The maximum vehicle height is 13.5 feet. There is a need to keep the sky-bridge as "level" as possible to accommodate the wheelchair bound pa- tients who will be traversing it on a daily basis; these are patients who may not be accustomed to wheelchairs, and negotiating a grade could be extremely difficult for them. Mr. Stitt stated that it is not a state requirement to provide 17 foot clearance, and the 15 foot clearance was negotiated with the City. Installation of warning lights and signage will also be determined by the City and Craig. Mr. Stitt acknowledged that the sky-bridge will preclude accommodation of over-height and over-sized vehicles on South Clarkson Street. Mr. Covens asked if there would be any over-sized vehicles making deliveries to the hospitals that would use South Clarkson Street. Mr. O'Malley responded that he was unaware of any need for over-sized vehicles to use South Clarkson for deliveries to Craig Hospital. He further commented that South Clarkson Street does not carry a heavy volume of truck traffic. 6 e Mr. Dummer commented on the driving conditions on South Clarkson in the winter time; construction of a three or four story structure on the east side will further inhibit the morning sun on the crest of the hill, and will further contribute to an existing problem. He asked if any consideration had been given to installation of a heating system in the streets and sidewalks to melt the ice in the winter. Mr. O'Malley acknowledged that this is a current concern, but there are no plans for installation of such a heating system. Mr. Shoop inquired about the two apartment buildings on the north end of the block --are they part of the family living units. Mr. O'Malley stated they are, and will continue to be used. The parking issue was further addressed. Mr. O'Malley reiterated he is confident there is more than sufficient parking for the employees, and for those families who will be on campus for a period of time. Mr. Covens asked if other members of the audience wished to address the Commission, either in favor of or on opposition to the proposed Planned Development. No member of the audi- ence indicated a desire to address the Commission. Mr. Covens asked staff for their recommendation. Mr. Stitt stated that the staff recommenda- tion is to recommend approval of the Planned Development to City Council. Mr. Stitt em- phasized that all issues to be addressed in consideration of a Planned Development have been addressed by the applicant to the satisfaction of City staff. Mr. Stitt stated that comments made during the course of the Hearing will be incorporated in the Findings of Fact, and the record will be submitted to City Council. Mr. Weber questioned the setback reductions as noted in the staff report. Mr. Stitt pointed out that there is a parking garage on the south side of the proposed structure. The reduction of the setback on the west side will provide additional area on the east side of the building to be used for the therapeutic and recreational therapy activities. Mr. Stitt further pointed out that in considering a Planned Development, one considers the overall site plan, and not just one building within that plan. Mr. Weber noted that the "Friendship House" footprint of the proposed location doesn't appear to match that of the existing structure. Mr. Jacoby stated that the siting of the structure has been rotated 90 °. Mr. Shoop asked if the Commission was approving a four-story building, even though the plan is to construct only three stories at this time. Mr. Shoop was advised that the footings and de- sign is for the ultimate four-story build-out; Craig doesn't anticipate the need for the fourth floor at any time in the foreseeable future but if the Plan is approved, they would not need to return to the Commission to amend the Plan if the fourth floor is constructed. Mr. Redpath again expressed his concern on the length of time that South Clarkson Street may be closed during the construction. He estimated that the construction could take approximately a year, and asked if something couldn't be obtained from the applicant which would commit them to a specific period of time the street could be closed. Mr. Stitt suggested that a portion 7 of the street will be closed during construction . of the tunnel, but in all probability the full e street will not be closed. The same could be true during the construction of the sky-bridge. Mr. Redpath reiterated that he wants a time frame established limiting the length of time the street can be closed. Mr. Jacoby agreed with Mr. Stitt's assessment that in all probability only one lane at a time would be closed to traffic during the construction. Mr. Merkel advised Mr. Redpath that the closure of the street will be handled through the Traffic Division of Public Works; that Department has the responsibility to issue the permits for street cuts, closures, etc., and it is their responsibility to determine the closure of the streets. Mr. Shoop inquired where construction personnel will park. Mr. O'Malley stated that Craig Hospital will use the parking lot at the Masonic Temple and bus the construction workers to the site. Mr. Covens inquired about proposed signage on the structure. Mr. Stitt stated that there is general compliance. The possibility of the fourth-floor build-out was further discussed. Mr. Dummer inquired whether the fourth-floor build-out would impact the sky-bridge. Mr. O'Malley stated that the sky-bridge would not be impacted. Mr. Covens asked for a motion to close the Hearing. Dummer moved: Redpath seconded: The Public Hearing on Case #12-94 be closed. AYES: NAYS: ABSTAIN: ABSENT: Mason, Redpath, Shoop, Weber, Becker, Dummer, Covens None Garrett Tobin The motion carried. Mr. Covens stated that the Commission may approve, approve with conditions, or disapprove the Planned Development. He asked the pleasure of the Commission. Becker moved: Shoop seconded: The Planning Commission recommend to City Council the Planned De- velopment filed by Craig Hospital be approved. Mrs. Becker stated that she has worked for a number of years in the field of education and is very aware that it is "critical to have the real world for people to learn in"; in her opinion, this is what the proposed development provides. Mrs. Becker stated that she feels this an appro- priate transitional housing development for the patients of the Hospital, and that the Planned Development is in order and should be approved. 8 Mr. Redpath stated that he still wants a deadline imposed on the commencement and comple- tion of construction affecting South Clarkson Street. Discussion ensued. Mr. Merkel sug- gested that Mr. Redpath convert his concern to a motion as a condition of approval. Mr. Redpath then asked if the Commission should only approve the three story building, and ask the applicant to return to the Commission for approval of the construction of the fourth floor if it is needed in the future. Discussion ensued. Mr. Stitt pointed out that the R-3 Zone District will allow structures up to five stories in height. The applicant shows a potential fourth floor on the plans, and the analysis of the Plans was based on full build-out. Mr. Covens asked if Mr. Redpath's concern regarding closure of South Clarkson Street could be incorporated as a condition to Mrs. Becker's motion to approve. Mrs. Becker stated that she is of the opinion that the closure of South Clarkson Street is not part of the approval proc- ess, and that it should be taken care of through the appropriate City Departments; therefore, she would oppose the attachment of a "condition" to the motion to approve. Mr. Covens stated that if a motion to amend an existing motion is made, the amending motion must be voted on before the first motion is considered. He asked if Mr. Redpath wanted to make a motion regarding his concerns. Redpath moved: The motion to approve be amended to include a condition requiring the establishment of a set date of commencement and completion of con- struction on South Clarkson Street. There was no second to Mr. Redpath's motion; the Chair declared the motion to amend dead. Mr. Covens then called for the vote on Mrs. Becker's motion to recommend approval of the Planned Development. AYES: NAYS: ABSTAIN: ABSENT: Mason, Shoop, Weber, Becker, Dummer, Covens None Redpath, Garrett Tobin Mr. Redpath's abstention was questioned; the Chair ruled that the abstention is allowed. The motion carried. Mr. Covens thanked members of the audience affiliated with Craig Hospital for their atten- dance and presentation. Mr. Covens then requested that members of the Commission return their Planned Development plans to staff to be forwarded to City Council. ********** A brief recess was declared. The meeting reconvened at 8:50 P .M. 9 v. DENVER REGIONAL COUNCIL OF GOVERNMENTS Metro Vision 2020 Mr. Larry Mugler, Director of Development Services at the Denver Regional Council of Gov- ernments, and Mr. Terrence Quinn, staff member, were in attendance to make a slide presen- tation and lead a discussion on the "Metro Vision 2020". Mr. Mugler discussed the composi- tion of the DRCOG membership, and their source of funding. The slide presentation ad- dressed such issues as population and growth trends, challenges, fiscal constraints, and others. One of the large issues which Englewood must confront is the redevelopment of Cinderella City Mall, and how this redevelopment fits into the entire metro area. Other issues which must be addressed are air quality, transportation facilities (HOV versus SOY). Mrs. Becker and Mr. Mason led discussion on the issue of bus service --Mrs. Becker works at a large hospital in Denver, but Rm service ends two blocks from the hospital; this is not conducive to encouraging use of public transportation if one must walk two blocks at night. Mr. Mason works at Martin Marietta in Waterton Canyon, and commented that there is very limited bus service to this plant. The means to acquire better bus service from Rm ~ere discussed. Mr. Quinn noted that DRCOG does provide van-pooling assistance for those interested. Also discussed was the C4 70 and W4 70 construction. Funding for bicycle trail construction under ISTEA was also discussed. Cyclical growth trends were briefly mentioned, the need for fast-rail to DIA, and the impact the TABOR amendment has on the funding for DRCOG were a discussed. W Mr. Covens thanked Mr. Mugler and Mr. Quinn for their attendance and presentation. Mr. Mugler requested an opportunity to again address the Commission in the Spring of 1995 to up- date them on the progress of Metro Vision 2020. VI. PUBLIC FORUM. No one was present to address the Commission. VII. DIRECTOR'S CHOICE. Mr. Merkel updated members on the "visioning" process. Englewood By Design members de- cided they did not want to retain that name, and have decided on the name "Englewood, Focus- ing on Tomorrow (EFOT)". The group is nearing the time when public forums will be held. Ms. Tobin is the regular representative from the Commission, and Mr. Mason and Mrs. Becker are alternates. Mr. Stitt stated that there is a meeting of the group on September 21, 6:00 P.M. at Swedish Medical Center, Conference Room "Pine B". Mr. Merkel updated members on the Cinderella City developer selection process. Requests for Qualifications (RFQ) will be sent out this week, and we will advertise in the Wall Street Journal, Rocky Mountain News, and Denver Post. The City will review the returned RFQs, and will work with community groups and a selection committee to choose the developer(s). 10 Mr. Redpath suggested contacting the Federal Government and suggest a new, efficient post office be constructed on the site. Mrs. Becker inquired about the outcome of the tax challenge filed by the Mall owners. Mr. Garrett stated that this is based on the valuation of the Mall. Mr. Merkel indicated this a de- cision has not been made. VIlI. COMMISSIONER'S CHOICE. There was nothing brought up under Commissioner's Choice. The meeting was declared ad- journed. ~ . ',£.~L~~~-G~rtrude G. Welty, Recording S~ etafy 11