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HomeMy WebLinkAbout1993-04-20 PZC MINUTESCITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION APRIL 20. 1993 I. CALL TO ORDER. The regular meeting of the City Planning and Zoning Commission was called to order at 7:00 P.M. in the Englewood City Council Chambers, Chairman Covens presiding. Members present: Gerlick, Mason, Shoop, Tobin, Cuesta, Draper, Garrett, Covens Merkel, Ex-officio Members absent: Dummer Also present: Planning Administrator Harold J. Stitt Director of Public Works Charles Esterly Il. APPROVAL OF MINUTES April 6, 1993 Chairman Covens stated the Minutes of April 6, 1993 were to be considered for approval. Mr. Draper asked for an amendment on Page 10, under Commissioner's Choice, that the fol- lowing wording be inserted following VFW Building: "when the paint shop doors are open while painting". Shoop moved: Covens seconded: The Minutes of April 6, 1993 be approved as amended on Page 10. AYES: NAYS: ABSENT: ABSTAIN: Mason, Shoop, Tobin, Cuesta, Draper, Garrett, Gerlick, Covens None Dummer None The motion carried. ID. MASTER STREET PLAN West Adriatic. Avenue West Caspian Place Mr. Merkel stated that City Council recently considered street improvements in Northwest Englewood, and considerable neighborhood concern was voiced regarding the proposed im- provement of West Caspian Place between South Tejon Street and South Zuni Street. This proposed street is mid-block between West Iliff Avenue and West Wesley Avenue. The City does have some right-of-way for this street which has been dedicated over the past nearly 30 years. The City has had a policy of requiring "dedication" for street rights-of-way, rather than the City purchasing the land for this purpose. Streets which needed additional right-of-way were included in the 1979 Master Street Plan. Mr. Dummer entered the meeting and took his seat with members of the Commission. Mr. Merkel stated that Councilmember Hathaway asked that the Planning Commission con- sider the inclusion of West Caspian Place in the Master Street Plan. Mr. Merkel stated that Mr. Stitt would give the background on the improvement of streets in Northwest Englewood. Mr. Stitt stated that the northwest Englewood area was annexed to the City in 1957. The City has worked with residents of this area to encourage improvement and development, and in 1979, West Adriatic Avenue, West Baltic Avenue, West Caspian Place, and West Hillside Avenue were included in the Master Street Plan as an aid to acquiring needed right-of-way for the development of the streets. Mr. Stitt pointed out that the platting of the northwest Engle- wood area, some of which dates back to 1888, created blocks of unusual length and depth, and these blocks were oriented east/west rather than the north/south orientation common through- out the rest of Englewood. Some of the lot sizes vary from 60 to 80 feet in frontage, to almost 300 feet in depth. The dedication of right-of-way and improvement of the proposed east/west streets would give the owners of the large lots the opportunity to divide the lot into two build- ing sites. The Englewood School District was contemplating the closure of the Scenic View Elementary School, and in an effort to forestall this closure, the residential area of Northwest Englewood was rezoned in 1976 from R-1-C, Single-family Residence, to R-2-C, Medium Density Residence. This action allowed the construction of duplexes, and it was hoped that some of these units would be rented to young families with children who would go to the ele- mentary school. Some property owners have taken advantage of the rezoning, and of the op- portunity to divide their properties, and have developed at least a portion of their properties with new construction, some of them duplexes. The School District proceeded with the clo- sure of the school (now Colorado's Finest Alternative High School), and elementary school children are bused to elementary schools in other areas of Englewood. Mr. Stitt stated that the streets were included in the Master Street Plan in 1979, following Public Hearings before the Planning Commission and City Council. The City, in 1983, devel- oped a "10-year paving district plan", and streets that were shown in the Master Street Plan were scheduled for construction as funding permitted. Mr. Stitt stated that the cost of the con- struction of the streets is shared by the abutting property owners and the City, with the prop- erty owners share being assessed against their property; they may pay off the total cost at one time, or it can be paid off over a 10-year period once the assessment is certified to the County. This 10-year paving plan has been modified several times, and street improvements that may be scheduled for any given year can be delayed for some period of time. The City does have some right-of-way which has been dedicated on both West Adriatic Ave- nue and West Caspian Place. Mr. Stitt reminded Commission members of the rezoning hear- ings which were held in mid-1992 on West Evans when the issue of West Adriatic Avenue im- 2 provement was discussed at length. There are three or four property owners on West Adriatic Avenue, extended, that have not dedicated right-of-way for the street. At that time, it was stated that the City would not put this street in a paving district until all the property was dedicated. On West Caspian Place between Tejon and Zuni Streets, 16 property owners are in favor of street construction, and 18 are not. There are some property owners who are not sure what their position is. Mr. Stitt stated that the benefit of having the street constructed and improved would be to the property owners who want to split the large lots, and have two building sites. Mr. Stitt pointed out that some of the property owners who have dedicated the right-of-way have pro- ceeded to divide their lots into the two building sites, even though one of the lots remains landlocked because of other properties not having dedicated the right-of-way and thus the street is not constructed. Mr. Stitt stated that the issue before the Commission is to consider what course of action to pursue, and recommendation to City Council: 1) Is it in the best interest of the City to remove the designated streets from the Master Street Plan? If so, this will require a Public Hearing before the Planning Commission and before the City Council. 2) Is it in the best interest of the City to remove the streets from the 10-year paving plan. Mr. Stitt stated that one way to forestall development of the streets is to remove them from the 10-year paving plan, but to leave the streets in the Master Street Plan. This would mean that the streets probably would not be constructed without petitions from the property owners, but would indicate that additional right-of-way is needed for full development of the streets in the future. If the City determined the right-of-way was needed, they could acquire it through pur- chase. Mr. Stitt pointed out that even if it is the determination of this Planning Commission and this City Council to amend the Master Street Plan and remove the streets from that Plan, this does not preclude future Commissions and City Councils from re-amending the Plan to reinsert these streets in the Plan. Reference was made to a color-coded map of West Caspian Place, reflecting the results of a telephone poll which was conducted by the Engineering Division of the City: 18 property owners are in opposition to street construction; 16 are in favor of construction; some are un- decided, and one property is shown as having improvements in the required right-of-way. Mr. Covens asked if the improvements within the right-of-way are inhabited. Mr. Stitt stated that the home is inhabited. Mr. Covens inquired whether figures on the assessments were available. Mr. Esterly stated that he did not have any cost estimates available at the meeting. 3 Mr. Covens asked if the 10-year paving plan expired in 1993. Mr. Stitt pointed out that there have been several modifications to the plan over the years, and it is "open-ended". He sug- gested that this plan should be referred to as the "Paving District Plan" rather than the 10-year paving plan. Mr. Stitt stated that the Paving District Plan has been changed because of fund- ing or a change in priorities. Mr. Shoop asked if the streets were to be removed from the Paving District Plan, when would be the earliest they might be improved. Mr. Stitt stated that it would depend when the right- of-way was acquired and the residents wanted the streets improved. Mr. Garrett asked if the streets were to be taken out of the Paving Plan but the right-of-way was not dedicated, there would be no further development --the area "would just sit there". Mr. Stitt answered that this was correct. Further discussion ensued. Ms. Tobin asked if the City acquisition of right-of-way might be by way of condemnation. Mr. Esterly stated that the City is reluctant to purchase property for right-of-way; this is one of the reasons the Northwest Englewood area was pushed so far back in the Paving Plan. The City Council did, however, approve expenditure of funds to acquire right-of-way for West Yale Avenue, and improve that street in this year's Paving District. Mr. Esterly discussed the process that will be followed in acquiring the property --appraisals, negotiations , and if nego- tiations are not fruitful, then proceed to condemnation. Ms. Tobin asked what basis supports the need for the streets. Mr. Esterly stated that the streets are not needed for traffic flow, but rather to provide access to the rear of the large properties . Mr. Covens inquired about the property that has improvements in the proposed right-of-way. Mr. Esterly stated that this property is owned by Mr. and Mrs. Cooke; they want to enlarge their house, and were told they could not build in the proposed right-of-way. Mr. Esterly stated that Mr. Cooke has told him that they cannot get bank loans, and has asked the City to either purchase his property, or don't construct the street so that he can make use of and add on to the existing house. Mr. Esterly stated that if the Commission determines that the street should remain on the Master Street Plan, in his opinion the City may proceed to acquire Mr. Cooke's property. Mr. Cooke spoke from the audience, noting that almost 90% of his house is in the proposed right-of-way; he wants a decision one way or another --is the street going to be built, or is it not, and if not, let him use the right-of-way for the expansion of his home. Mr. Covens referenced sign-in sheets which had circulated through the audience. He asked that property owners on West Adriatic Avenue, extended, speak regarding this street. He asked if anyone were in favor of the extension of West Adriatic. No member of the audience indicated they favored extension of West Adriatic. Mr. Covens then asked for those in oppo- sition to extension of West Adriatic. Mr. Mark Apodaca, 2351 West Warren, stated that he has no position for or against, but does have some questions. Mr. Dennis Kelley stated that he also had questions. 4 Mr. Apodaca asked what the construction and improvement of the streets will cost the home- owners. How much money are we talking about for basic construction, paving, installation of water and sewer lines. Mr. Apodaca stated that he lived on West Warren, and there is ap- proximately 80% of right-of-way for West Adriatic extension dedicated; he asked if condem- nation was a viable option if the remaining three or four property owners do not dedicate. Mr. Esterly stated that if the City staff was directed to construct and improve the street, it could be pursued. Mr. Esterly pointed out that if the street were removed from the Paving District Plan , but remained on the Master Street Plan, it would mean that the street is needed, but it is not critical to be developed. Mr. Apodaca stated that he is also concerned about the security aspect of the street going through, as well as the financial impact on property owners. Ms. Cherrie Brandt spoke from the audience , and stated that she has called City Hall to get in- formation, and was informed that the improvements would cost approximately $8,000 per lot. Mr. Esterly stated that cost estimates for road construction and development depend on the interest rate and the market at the time bonds are sold to finance the development. Mr. Merkel addressed the audience, and stated that the City cannot give assurance that proper- ties will not be condemned; if a proposed street has 80% to 90% of the right-of-way dedicated , it is conceivable that negotiated purchase/condemnation might be pursued . Mr. Apodaca asked if it was mandatory --if the street goes in does the property owner have to pay for it. Mr. Merkel pointed out that the street improvement program gives property owners the opportunity to pay the cost at one time, or to pay it back in 10 years as a special assess- ment against their property. Mr. Draper asked how much an average property would increase in value were the street to go through. Mr. Garrett pointed out that the property owner could divide his ownership, and have a building site for sale. Mr. Apodaca pointed out that by dividing the property into two sites, this would also increase taxes. Mr. Shoop asked of Mr. Apodaca if he was not interested in dividing his property. Mr. Apo- daca stated that he was not; this would mean less property for his use, less security, and more property taxes. Mr. Covens asked Mr. Kelley what he felt about the extension of West Adriatic A venue. Mr. Kelley stated he would certainly not be interested in having the street improved if it had to be paid back over a 10-year period. He stated that if the street were to be constructed and paved, the property owner would be faced with a large assessment, and the chances of selling off the second building site are "slim". If people want the street put in, let them pay for it. The street improvements would mean increased taxes plus the assessment for the improvements. Mr. Kelley stated that if the $8,000 figure previously cited by Ms. Brandt was anywhere near right, it is out of the question so far as he is concerned, because he cannot afford the assess- ment. Mr. Kelley stated that he has not dedicated the right-of-way for West Adriatic Avenue, 5 and that he has "always said that when they have a Plan, [he] would dedicate, but [he] will have to be able to afford the development." He stated that he has looked for the street to go through for a long time, and if they get the right kind of development he will give the right-of- way. Mr. Kelley pointed out that the businessmen fronting on West Evans Avenue said during the rezoning hearings in 1992 that they would not dedicate the right-of-way. Mr. Kelley ac- knowledged that there are property owners mid-block who do not have access to their proper- ties, and that the street should be opened up but he cannot afford it. Mr. Covens asked what citizens of the area might have been told at the time of annexation to the City of Englewood. Mr. Kelley stated that the issue of the additional streets wasn't dis- cussed at that time. The additional streets came about when they were discussing ways to im- prove the area. Mr. Covens inquired if the businessmen on Evans were to dedicate right-of- way, would Mr. Kelley be willing to dedicate. Mr. Kelley stated that "it would depend on what they want to do"; he advocated development of the property and construction of the street at the same time. · Mr. Merkel stated that whatever development occurs must be in accordance with the zoning of the area. Mr. Covens inquired of Mr. and Mrs. Kenner if they wished to address the Commission. Mr. Kenner answered they did not. Mr. Covens stated the Commission would proceed to hear from property owners in favor of construction and improvement of West Caspian Place, and asked Pauline Bock to address the Commission. Tom Thornburn addressed the Commission on behalf of Ms. Bock, owner. Mr. Thornburn stated that Ms. Bock owns a vacant lot, and the right-of-way for West Caspian Place has been dedicated. They are in favor of the street going through; they purchased the property because they were told the street would go through --they were told this in 1984 when they called the City prior to purchase of the site. Mr. Covens inquired about their view of the assessment figure cited for street improvements. Mr. Thornburn replied that he "did not expect the street to go in for free. " Myron and Sharon Christianson addressed the Commission; they own Lots 29 and 30. They purchased their property on the assumption there would be a street going through so they could fully develop the two lots. They have in fact divided their lots, and have built two duplexes which address from West Wesley; this leaves two lots to the rear which would front on West Caspian Place, but are now landlocked and undevelopable, and have no real value. Mr. Christianson stated they purchased their property in 1985, and were told that the street exten- sion was in the Master Street' Plan; that the street would be initially a gravel roadway, but would be paved and fully improved in about 10 years. Regarding the cited assessment figure, Mr. Christianson stated that paid off over a 10 year period it isn't really a large sum. Mr. Covens inquired, were West Caspian Place to go through, what their development time frame might be on the two lots remaining. Mr. Christianson estimated they would probably develop 6 the lots within two years of the street going through. Mr. Christianson stated that everyone wants to see property values go up, but unless the street goes through much of the property is of no value. Mr. Christianson stated that the right-of-way from their ownership is dedicated. Dan Cooke, 2133 West Wesley Avenue, stated he purchased his property six years go, and they were told at that time the development was "indefinite"; there was a 10-year plan but it was not defined. He stated that when he applied for a building permit, he was told that he could not build on the property, and were told that the street would be built in 1993 or 1994. Mr. Cooke stated that he has two small children, and another baby due in a few months. They have a small two-bedroom house, and need to enlarge the house, or have the City buy them out. Mr. Cooke stated that he and several neighbors have received different information from the City regarding the street construction/ development time frame. Mr. Cooke stated that his house will have to be removed if the street is to be constructed, because it is in the right-of- way, and the improvements they want to make to the house will extend further into the pro- posed right-of-way. Mr. Cooke stated that he cannot obtain bank loans on the property, and cannot sell the property because of the street issue. He stated that he did finally get building permits to upgrade the existing structure, but not to increase the size of the house. Mr. Cooke stated that he is "stuck", and has been pursuing a solution to this problem for five years. He wants a determination on the street. Mr. David Chumley stated that he owns Lot 22; he dedicated the right-of-way from his prop- erty a number of years ago in the hopes of developing both ends of his property. Mr. Chum- ley stated that a roadway (Caspian) does extend west from South Tejon for the depth of ap- proximately two lots, but this is not improved. Mr. Chumley stated that he purchased his property in 1975. He pointed out that Englewood is a land-locked City, and unless we take advantage of opportunities to develop vacant lots, or redevelop, the City will not grow. The access to the vacant lots must be provided. He stated he would like to see the street go through. He stated that in his opinion, this would increase the property values for everyone in the area. Mr. Chumley stated that at one time, there was a water tap which served his prop- erty, but it is very old and probably no longer usable; he did not think there was a sewer tap to serve his property. Mr. Chumley stated that when West Wesley improvements were put in, in 1979, he was assessed $2,081 --this was for curb, gutter, and street improvements. Mr. Chumley stated that the development of West Caspian Place was discussed in 1985, and at that time, the City stated that the installation of the water and sewer lines would be at City ex- pense; property owners would be assessed for curb, gutter, and street, and the assessment fig- ures cited at that time were between $2,500 to $3,500. Public Service Company and Moun- tain Bell poles would have to be moved from the middle of the street. Mr. Chumley stated that in his opinion, the $8,000 figure is high, and that an assessment of $4,000 to $5,000 would be acceptable. Mr. Shoop asked when a street was improved, does the City put in the water, sewer lines and poles for lights, etc. Mr. Esterly stated that the Utilities Department installs the water and sewer lines in advance of the actual street construction/paving. Costs for the installation of the lines is recovered through tap fees when properties develop. Public Service Company should 7 move the poles and lines at no cost to the City or the homeowner, unless the residents want the lines placed underground. Ms. Cherrie Brandt, 2297 West Wesley addressed the Commission. Ms. Brandt stated that she and her husband own Lot #33, and have lived there for 17 years. They are opposed to the street going through. Ms. Brandt pointed out that of those speaking in favor of the street go- ing through, not one was a resident of the subject block. Ms. Brandt stated that the reason many of the residents purchased their properties was the fact that the lots are large, open, and private; there are very few areas of this character remaining in the metro area. There is no traffic in back of their property, and it is peaceful and quiet. The large lots are well-main- tained by the residents, and they want to keep the serenity and peace of their neighborhood. The improvement of the street would be very costly to all the homeowners. Ms. Brandt noted that Hillside Avenue has been fully dedicated and improved, yet there is very little develop- ment along this street --people are not able to sell the property. Were West Caspian to go through, the lots could be developed with duplexes, which would attract a transient population. There is no neighborhood school to serve children from the area ; they are bused to other ele- mentary schools in Englewood. Back in the 1970's, residents supported the R-2 Zoning and street improvements in an effort to encourage development and families to keep the school open. The school was closed anyway. Ms. Brandt stated that in her opinion it will be a big mistake to put West Caspian Place through ; the access is not needed , they have trash service from the street, and Public Service Company can access their lines whenever they want. Mr. Covens noted that the Planning Commission must consider what is best not only for a specific neighborhood, but what is best for the City as a whole. Ms. Brandt stated that she is circulating petitions from people who don't want the street to go through. She stated that many of the people who have purchased property there are "sad" the right-of-way from their property had previously been dedicated and there is a possibility of a street going through. Ms. Brandt alleged that in 1984 when some people purchased property the owners were never told the extension of West Caspian Place was in the Master Street Plan . Ms. Brandt stated that the residents and owners of the area would like to see the issue dealt with now --get the street off the Master Street Plan, and keep it off, and let the people get on with their lives. Ms. Brandt reiterated that she does not want to see the street go through --it is not needed. If the street were to go through, the people would lose the reason they moved there, and if the street goes through there will be a major change in property owners and the character of the area. Ms. Brandt stated that she was also speaking for Ms. Clare Harris, owner of Lot 31, who is also opposed to the street going through. Ms. Harris was previously in attendance, but had to leave. In response to an inquiry from Chairman Covens, Ms. Brandt stated that the owners of the following Lots have signed the petition in opposition to the street going through: Lots 37 and 38; Lot 36; Lot 35; Lot 34; Lot 33; Lot 32; Lot 31; Lot 26; Lot 14 -opposed, but not signed; owners of Lots 12, 10, 9, and 6 and 7 . 8 Todd Huffman, 2247 West Wesley Avenue, stated that he purchased his property five years ago; the site was divided, and the right-of-way had been dedicated. Mr. Huffman stated that it is unfortunate some property owners have developed the front half of their properties and have "landlocked themselves". Mr. Huffman stated that he spoke to a woman who worked for the City and was told that the City would not condemn property for right-of-way, that the exten- sion of the street wasn't an issue of traffic, nor was it an issue of public interest. Mr. Huffman stated that he wants to nullify the division of his property, and get the dedication which was granted from his property back. Mr. Huffman stated that when he purchased the property, it had a 500 square foot house on it; they have improved and added to the structure, and now have approximately 2, 700 square feet. He has two children and likes the large lot. Mr. Huffman stated that he did not see how installation of water and sewer lines would be economically feasible for the City if the costs are not recouped until tap fees are applied for. Mr. Esterly stated that he really could not address the matter of utilities installation, but they typically have a large capital expenditure budget, and that the rationale of installation of lines in advance of development isn't to make money. Mr. Huffman stated that he purchased his property because of the rural setting, and wants to maintain that open quality; the properties aren't cluttered , and much of the lots may be in wild grass. Connie Coldiron, 2153 West Wesley, addressed the Commission. She stated that she was not aware there was any plan to put the street through and divide the properties, and that she has owned and lived in the area between 15 to 20 years. Ms. Coldiron stated that she is a realtor and appraiser by profession. She categorized the northwest Englewood neighborhood as a "low-income" kind of area, and if the street were put through and the lots divided she sug- gested it would "become a haven for smaller homes, and for low income/low rent people." The residents of the area are keeping up their properties, and the street and division of lots "can't increase the value", and that "none of the lots that have been subdivided have been built on." Ms. Coldiron stated that she owns Lot 26. Ms. Coldiron stated that it is a nice residen- tial neighborhood now, and that if the City proceeds with the construction of the street, it will be turned into a "ghetto". The proposal is not of benefit to the area or to the City. Mr. Covens inquired about the nature of the neighborhood west of South Zuni Street. Ms. Coldiron stated that it would depend on the people who live there. She was not that familiar with the neighborhoods west of Zuni Street. Mr. Covens asked if Ms. Coldiron was of the opinion that one street would disrupt outlying blocks. Ms. Coldiron stated that the street would be splitting up a nice residential block and turning it into something less; this would be a mistake. Mr. Chumley noted that the property east of South Tejon Street is industrially zoned; west of South Zuni Street is a basic residential neighborhood that is well-kept. 9 Ms. Tobin asked if the street did go through, did Ms. Coldiron feel it would decrease security. Ms. Coldiron answered affirmatively. Ms. Coldiron asked what would happen if the resident couldn't pay the assessment for street improvements. Mr. Garrett stated that it becomes a lien against the property. Mr. Esterly stated that the Englewood Housing Authority administers a program for deferral of improvement assessments until such time as the property is sold. In response to a query from Ms. Coldiron, Mr. Esterly stated that interest does continue to accrue until the lien is satisfied. Mr. Esterly stated that quite a few elderly residents have taken advantage of the deferral pro- gram, and that when the property is sold, the assessment is paid. Ms. Coldiron asked if the Commission members had looked at the appraised values on the homes and properties that would be affected by this street. Mr. Covens stated that it is not the roll of the Planning Commission to work with real estate or property values, but to look at the needs of the City and neighborhoods. Ms. Coldiron noted that it is absentee property owners who want to develop a second building site, and that the Commission needs to consider what those sites would be worth. The sites are not selling, and becoming eyesores. Mr. Covens inquired of Ms. Coldiron what her opinion is of the properties fronting on West Hillside Avenue. Ms. Coldiron stated that nothing is hap- pening, and it's a "no-man's land". Frank Burlingame, 2288 West Iliff A venue, addressed the Commission. Mr. Burlingame stated that he has owned his property for 11 years, and owns more than one lot. He stated that he was so pleased with his initial purchase, that he bought more property next door to his in- itial lot. He purchased the first lot for his retirement home, which has a large backyard; he then decided he wanted to have a guest house for visitors, and purchased the additional lot. There are homes on both parcels. Mr. Burlingame stated that he is a "back door neighbor" of both Mr. and Mrs. Huffman and Mr. and Mrs. Brandt. To have a street cut through between them would be no improvement. He stated that the properties have large trees, the area is quiet, and he wants to spend his retirement years there. Mr. Burlingame stated that he is very definitely opposed to the street going through. Mr. Burlingame stated that his own personal survey indicates that no one who lives in the area is in favor of the street, and that he has been told that because of the financial situation of the City, the street wouldn't go in. Mr. Burl- ingame stated that he sympathizes with Mr. and Mrs. Cooke, and stated that it is indecision on the part of the City that has created the problem. Mr. Burlingame urged that the street must be taken off the 10 year plan. In response to a query, Mr. Burlingame stated that he owns the south 1/2 of Lots 4 and 5, and all of Lots 6 and 7. Mr. and Mrs. Aaron Barnes addressed the Commission. They purchased property at 2268 West Iliff Avenue in December, 1992. They had no idea that a "street" would be constructed in back of their property, and if they had known they would not have purchased the property. They have children and like the large back yard for them to play in. 10 Mr. Covens inquired as to their perspective of the assessment for street improvements were the street to go through. Mr. Barnes stated that he had just taken on a 30-year mortgage, and is in the process of fixing up and repairing the property. The assessment would be an added ex- pense for them to deal with. Mr. Barnes stated that along Baltic Avenue, it's a "wasteland". Access from the back of their property is not needed. Were they to split the lot for additional development, assuming the street goes through, they would be left with a very small site for their home. Mr. Covens asked if there were further comments from members of the audience. Ms. Brandt pointed out that most of the homes in the neighborhood sit very close to the center of the large lots, and were those lots to be divided, they would be left with very small back yards. Mr. Huffman stated that in his opinion, the lots would be worth more on the market were they left as "large lots"; he stated that there are a lot of people looking for this kind of space in the metro area, and it is very limited. Ms. Brandt stated that the value of their property has tripled since they purchased it in 1975. Mr. Covens stated that the Planning Commission is in receipt of a letter from David Keating in opposition to the street going through. Mr. Covens read the letter into the record. (Letter is ·appended to the Minutes.) Mr. Covens stated that the Planning Commission has been asked to explore this situation. To amend the Master Street Plan, a public hearing will have to be scheduled, notice given, and property owners will have to present testimony at that time. Mr. Covens stated that he under- stood the options are: 1) Removal of the street from the Paving District Plan; 2) Removal from the Master Street Plan. Mr. Merkel clarified the options open to the Commission: The Commission may hold a public hearing on amendment of the Master Street Plan, and make recommendation to City Council. The City Council makes the determination on whether to amend the Master Street Plan, or whether to remove the street from the Paving District Plan. Mr. Garrett asked if the Master Street Plan were to be amended, and West Caspian Place to be removed, would the right-of-way that has been dedicated revert back to the property from which it was dedicated. Mrs. Brandt stated that this is what the property owners want --they want the right-of-way back. Mr. Covens asked if there was any precedent regarding this. Mr. Stitt stated that he did not know of any precedent. Mr. Merkel stated that this would, again, be at the discretion of the City Council. 11 Mr. Covens discussed the possibility of developing the east portion of West Caspian Place with a cul-de-sac at the Cooke's property. Mr. Cooke stated that he did not want any part of a cul- de-sac. Mr. Esterly stated that he understood consideration of cul-de-sac construction from both South Tejon and South Zuni Street was considered, but to accommodate the cul-de-sac would prevent the division of some lots into two sites. If a portion of the street is improved, there must be a cul-de-sac for turning movements. Discussion ensued. Mr. Stitt reiterated that the Planning Commission has no control over the paving plan; this is a determination to be made by the City Council and the Public Works De- partment. The Commission could hold a public hearing on amending the Master Street Plan, and determine that it is in the best interest to retain designation of the street in the Master Street Plan, but that it be removed from the Paving Plan; this could be conveyed to Council in a recommendation. Further discussion ensued. Tobin moved: Draper seconded: A public hearing be scheduled to consider removal of West Caspian Place from the Master Street Plan. AYES: NAYS: Shoop, Tobin, Cuesta, Draper, Dummer, Garrett, Gerlick, Mason, Covens None ABSENT: None ABSTAIN: None The motion carried. Ms. Tobin inquired of Mr. Cooke if he had looked into the possibility of having a home moved onto his property. Mr. Cooke stated if the City wants to pay for it, he would consider it. A member of the audience suggested that the Planning Commission should view the area. Mr. Merkel suggested that the Commission should consider a "group visit" rather than individual visits. · Mr. Shoop inquired about Adriatic; should the Public Hearing also be concerned with the pos- sible removal of this street from the Master Street Plan. Mr. Esterly stated that Adriatic Ave- nue was not in contention at this time. Mr. Merkel pointed out that there are at most three, possibly four, property owners that have not dedicated right-of-way, and he would recommend leaving this street alone. IV. FINDINGS OF FACT Ness Subdivision CASE #1-93 Mr. Covens stated that the Findings of Fact for the Ness Subdivision are to be considered for approval. 12 Mr. Garrett inquired as to the purpose of the Findings of Fact. Mr. Stitt stated that this document is recorded with the Plat, and reflects the "findings" of the Commission and/or Council in approving the Plat. Draper moved: Tobin seconded: The Findings of Fact for Case #1-93 be approved as written. AYES: NAYS: Tobin, Cuesta, Draper, Dummer, Garrett, Gerlick, Mason, Shoop, Covens None ABSENT: None ABSTAIN: None The motion carried. V. PUBLIC FORUM There was no one to address the Commission under Public Forum. VI. DIRECTOR'S CHOICE Mr. Merkel stated that the City is beginning the 1994 Budget process. The Capital Improve- ment Program will be before the Commission on May 18. Mr. Covens asked about the agenda for May 4. He suggested further review of Case #2-93. Ms. Tobin suggested a study session on "top-popping" to allow construction of second stories on existing homes. Mr. Stitt pointed out that the Comprehensive Zoning Ordinance allows a maximum 25 foot height, which does allow for two stories at the present time. VII .. COMMISSIONER'S CHOICE Mr. Garrett asked the status of the Comprehensive Plan review process. Mr. Merkel stated that on April 19, City Council approved appointment of an "initiating committee" of 20 -25 people to establish "ownership" of the process. They want to involve people who have not been involved in previous Comprehensive Plan/Zoning Ordinance projects. Letters will be sent to various organizations asking for names to be submitted for this initiating committee. Mr. Merkel briefly updated members on the Santa Fe Books & Videos operation, and the court case filed by the owner. There was nothing else brought up for consideration by the Commission. Meeting was de- clared adjourned at 9:20 P.M. 13 .~f?J;17 .· DP-l)1cl /(<34r1vc!} P¥/-Lf....r-YY ! I z_ I'-/ A), UGe/' /__,A.) • (.Br<<e,... CL> . ~CJ13y Lee. A?e>-t\le . C11y o~ CA.JsLGJt:.dcc~. ~~s-/t'c?. ~p~ 19 i993 f? <2-JJ ;:rvd wc:f /Z A2. fYfftJJe..d. 1 ~~'-{J/.:f,J /:;; .r77+a a cf La.,~ ~r­ if. ~<2S~ (?~//A~ fU>e.e.. .:z:_ S/J-CJ ,,<.J a ... <. y e :i</e,,<./..S/ c;r/(.)S ~ .S CJ~cJ-S-':-72~-e_ T ~e<... 1r--~(.kc.... d f rese,<J T /9-7)-EVt?<l~Joq s- /J,u,a,vo.qC.. ,f;qµ:!._r,4'/ 72'.J /??yfe"-~ ,19_,Uc/ tJ7hfd,-/~eRT/ dw~e~. J:-/ L5 ?LS CJ LtkLR/ /::)de/ 11/Cu..J,;J c.__ /}CCG'S~ -~c_d ~.u/J-16~.rc. 70 ;9~ P'--l-Cac!Y '°'O- /Hb~tr/5 orf-~J-r ,A~ /J?CJre ..s er-/o u-S 0.J.--14//<2.S. City of Englewood -----·---··--·---------------------· ------·------ 340 0 S. Elati Street Eng lewo od , Co lo rado 801 10 -2304 Phon e (303) 762-2300 (303) 762-2301 FAX (303 ) 789-1125 April 5, 1993 Dear Property Owner: The City of Englewood Planning & Zoning Commission will hold a public meeting on April 20, 1993, to review the inclusion of some specific street extensions in the Master Street Plan. The streets of specific interest at this public meeting will be West Caspian Place and West Adriatic. These streets were included in the Master Street Plan in 1979 as a result of interest on the part of many in that neighborhood to divide . the large lots and develop new residential units. The meeting will be conducted in the City Council Chambers, 3400 South Elati Street, and will begin at 7:00 P. M. You are invited to attend this meeting to discuss any concerns you 'may have regarding the inclusion of these streets in the Master Street Plan. If you are not able to attend the meeting, please send a letter informing the Planning & Zoning Commission of your thoughts on the matter . Thank you. Sincerely, Lee D. Merkel Director of Community Development April 28, 1993 Mayor Wiggins Members of City Council: With my deepest regrets, I hear by resign f rem the Planning and Zoning Commission of Englewood, Col or ado. The reason for my resignation is that I will be moving out of the city of Englewood to the city of Denver. Pl ease accept my resignation effective immediately. It's been a pleasure working with you and serving the city of Englewood. Sincerely, Bill Draper