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HomeMy WebLinkAbout1993-08-03 PZC MINUTESCITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION AUGUST 3, 1993 I. CALL TO ORDER. The regular meeting of the City Planning & Zoning Commission was called to order by Chairman Covens at 7:00 P. M. in the City Council Chambers of the Englewood City Hall. Members present: Clemens, Dummer, Garrett, Gerlick, Mason, Shoop, Tobin, Covens Merkel, Ex-officio · Members absent: Bleau Also present: Planning Administrator Harold J. Stitt Assistant City Attorney Dan Brotzman II. APPROVAL OF MINUTES July 20, 1993 Chairman Covens stated that the Minutes of July 20, 1993 were to be considered for approval. It was moved and seconded that the Minutes of July 20, 1993 be approved as written. AYES: NAYS: ABSENT: ABSTAIN: Clemens, Dummer, Garrett, Gerlick, Tobin, Covens None Bleau Mason, Shoop The motion carried. ill. SOUTH SUBURBAN PARK & RECREATION DISTRICT Regional Park Planned Development CASE #8-93 Mr. Covens declared that the Public Hearing, which was opened on July 20, 1993, and con- tinued to this date, was now in session. He asked that staff now present their testimony. Harold J . Stitt was sworn in, and testified that he is the Planning Administrator for the City of Englewood. Mr.· Stitt stated that the Regional Park is proposed for the former Arapahoe County Fairgrounds and South Drive-In sites, both of which were annexed to the City of Englewood in early 1984. The total site comprises approximately 66.5 acres: 50 acres on the former Fairgrounds site, and 16.5 acres on the former South Drive-In site. The zoning on the sites is R-3, High Density Residence, and B-2, Business. The Planned Development process is designed to provide a review of major developments occurring in the City, and to provide some flexibility in development. Mr. Stitt pointed out that the Planning Commission is an "advisory body", and will make a recommendation regarding this issue to the City Council, who will render the final decision. Mr. Stitt noted that the Staff Report makes no reference to the relationship of the proposed development to the Comprehensive Plan, for the simple reason that the subject sites were not annexed to the City until 1984, after the Comprehensive Plan was adopted in 1979. Mr. Stitt noted that the zoning of the site, B-2 and R-3, does allow for development of "public facili- ties", so the proposed regional park is a permitted use, and is compatible with the surrounding area. Mr. Stitt cited concerns from the Traffic Division and from the Utilities Department. The copy of the Traffic Impact Study was submitted to members of the Commission to review. Ms. Tobin inquired whose property would be required to provide for street widening and im- provements. Mr. Stitt stated that the property on West Prentice Avenue would be taken from the South Suburban site. Mr. Stitt presented Mr. Covens with the proof of publication of the Public Notice of the Hearing, which was published in the Englewood Herald on July 1, 1993. Mr. Covens asked that the applicants now present their case. Mr. Bill Woodcock was sworn in, and testified that he is the Manager of Planning & Con- struction with South Suburban Park & Recreation District (SSPRD). Mr. Woodcock stated that also in attendance this evening are Mr. Jim Taylor, a member of the SSPRD Board of Di- rectors, John Aldridge, Traffic Consultant, Gregg TenEyck of Leonard Rice Consulting Water Engineers, and Bill Kendall of McLaughlin Water Engineers. Mr. Woodcock presented the Secretary with Certificates of Posting (11) for the site. Mr. Woodcock stated that he had received the staff report earlier in the day, and in read into the record a letter responding to the staff report. (Letter appended to these Minutes.) Mr. Woodcock stated that SSPRD wants to receive approval, or a conditional approval, from the Commission so that they can proceed. Mr. Woodcock assured members of the Commis- sion that SSPRD staff will diligently work to resolve the issues pertaining to traffic concerns and utility service. Mr. Woodcock suggested that perhaps an Intergovernmental Agreement (IGA) would be appropriate, which agreement would address the concerns and resolutions agreeable to both parties. Mr. Woodcock stated that in 1989, SSPRD determined there was a need for a large multi-pur- pose park either within or without the District boundaries. This site is not within their Dis- trict, but was available, and was purchased with proceeds from a bond issue that was passed in 1990. Mr. Woodcock stated that the need was determined after doing an inventory of facilities that were available within the District boundaries, and referencing national standards --a defi- 2 ciency of soccer fields and lighted softball fields was immediately apparent. The development of this regional park will assist the District to meet the national standards. Mr. Woodcock stated that a citizens committee of over 60 people from Englewood, Littleton, and unincorpo- rated Arapahoe County, gave of their time for approximately 1.5 years to consider the pro"' posed development of the regional park, and over half of the volunteers were Englewood Citi- zens. The SSPRD staff organized evening workshops emphasizing "hands-on planning" to come up with the design of the park. The volunteers were divided into groups which consid- ered the following specific topics: 1. Conservation: considered water usage, xeriscape, nature areas, trails, wildlife habitats, wetlands. 2. Special needs users: consider the needs of the physically and developmentally chal- lenged to make sure all areas of the park will be accessible. 3. Cultural: historical significance of the park, events, sculpture gardens, amphitheater, etc. 4. Sports and Recreation: active recreation as well as passive recreation areas. 5. Senior interests: access for seniors, shelter, recreational activities suited to this seg- ment of the population. 6. Community design: traffic, parking, trail linkage, governmental coordination, funding. 7. Park Management: public safety, park maintenance, etc. The uses that are proposed are determined to be needed, and will be compatible with the site and surrounding area. ·Mr. Woodcock displayed and discussed the Preliminary Master Plan for the entire area, in- cluding Belleview Park and Progress Park, and pointed out ways the park systems would be ti~ together. Mr. Woodcock then discussed the Development Plan for the Regional Park, and the phasing of the development. Four lighted ball fields will ultimately be developed on the north 16.5 acres; first phase will be development of three lighted ball fields, 10 batting cages (by private concessionaire), and a temporary parking lot. Permanent parking will be deter- mined at a future date to allow for development of the fourth field. On the south 50 acres, the first phase development will be five soccer fields plus improve- ments to Progress Park, such as relocation of some parking, ponds, etc. The miniature golf facility will be developed on the northwest corner of the 50 acres by a private devel- oper/concessionaire. Ultimate development will provide volleyball and multi-purpose courts, the senior area will be developed on the higher portion of the site with shuffleboard courts, horseshoe pits, shelters, etc. The cultural arts · corner will be in the southeast corner of the site, with access from Hickory Street. This area will be developed with a community build- 3 ing, a small amphitheater to accommodate approximately 200 people, sculpture gardens and art throughout the area. Mr. Woodcock discussed the development of two ponds in Progress Park, which will be filled by diverted water from Big Dry Creek, and augmented (diversion replacement) by water from SSPRD sources such as deep aquifers upstream of the proposed Regional Park. South Subur- ban has submitted a water augmentation plan to Water Court, but a approval of the plan has not been granted at this time. Water from the two ponds will then be pumped to provide irri- gation for the 50 acre regional park site. An underpass at Hickory Street is proposed to connect the regional park with Progress Park. The trail system to be developed will provide a 2.5 mile loop through three parks for those interested in walking, and the tunnel under Belleview will be improved and widened to provide access from Belleview Park to Progress Park. Mr. Woodcock discussed the infrastructure improvements that will be required for improve- ment of the park. He emphasized that SSPRD staff will continue working with City staff members to resolve the issues pertaining to traffic and utility service. Ms. Tobin asked if any studies had been done on the impact the additional park visitors may have on existing Belleview Park. Ms. Tobin pointed out that the small petting zoo and the miniature train nicely serve the current park patrons, but questioned that an increased number of children could be served. Mr. Woodcock stated that more parking is being considered, particularly on areas adjoining the parks that are presently devoted to private enterprise. He also pointed out that the primary entrances to the regional park and to the softball fields will be from South Windermere Street. Mr. Clemens asked for verification that the fourth ballfield will not be constructed until addi- tional permanent parking is located. Mr. Woodcock stated this was correct. Mr. Woodcock indicated they have had some discussions with the owner of the Home Lumber Company, but that any negotiations would be privileged information. If this area were to be acquired, addi- tional parking can be developed on this site. Mr. Garrett asked if additional parking were to be required on the south side of Belleview Avenue, where would it be located. Mr. Woodcock stated that they would have to lose one soccer field to parking if that were the case. All parking for the cultural area will be accessed from Hickory Street, and some of the parking now serving Progress Park will be relocated with access to be from South Huron Street. Mr. Mason asked if the parking lots would be paved either on the north side or south side of Belleview Avenue. Mr. Woodcock stated that they have successfully used a road base mate- rial, and this would probably be the initial surfacing. Mr. Mason commented on the general appearance of a number of soccer fields. Mr. Woodcock stated that the fields will be irri- gated. 4 Mr. Woodcock addressed the two concerns cited by staff in the Staff Report, those being the Traffic study and the water line/utility service issues. Mr. Woodcock reiterated that the SSPRD staff will work diligently with the Englewood staff to resolve these concerns, and again asked for conditional or total approval of the Plan to enable them to proceed. Mr. Garrett asked how many phases of development were being proposed. Mr. Woodcock stated that the softball fields and soccer fields were top priority; they are looking to the devel- opment of these fields to provide relief for other neighborhoods who don't have sufficient fa- cilities. Subsequent development will be budgeted each year. Ms. Tobin noted that the Little Britches Rodeo was held for a number of years at the Arapahoe County Fairgrounds, and asked if there is any historical reference to previous usage of the area planned in the theme of the park. Mr. Woodcock discussed the sculptures and art that is pro- posed, particularly in the cultural area, and felt that the Little Britches Rodeo and other previ- ous activities could be commemorated with plaques, statuary, etc. Landscaping of the regional park was then discussed. Mr. Woodcock pointed out the "tree nursery" area, and stated that when saplings reach a given size they will be planted in the park. Mr. Woodcock also discussed the proposed use of fescue, which takes about 1/3 the water that bluegrass requires, and dry land grasses on the perimeter. A lot of the park will be sodded with a bluegrass/fescue/rye grass blend. Mr. Woodcock asked that Mr. John Aldridge present the information on the Traffic Impact Study. John Aldridge was sworn in, and stated that his firm prepared the Traffic Impact Study for the site. Mr. Aldridge discussed the methodology used by his firm in doing the study, taking into account peak hours for traffic on Windermere and West Belleview Avenue, and peak hours of usage of the various park facilities. It is the premise of the traffic study that the peak hours of usage of both the streets and the park facilities will not coincide. Mr. Aldridge acknowledged there will be some delay in making turning movements to and from West Belleview Avenue at Hickory Street and the secondary access point to the regional park. Mr. Aldridge noted that the City staff has questioned the premise that there will be no traffic coming from the north on Windermere. He pointed out that the area north of the South Drive- In site in Englewood is developed for industrial use, and the traffic to the site will come pri- marily from the south, east, and west --35 % from the south on Windermere, 35 % from the east on Belleview, and 30 % from the west on Belleview. While there may be minor traffic on South Windermere from the north, the volume would be insufficient to "skew" the projections. Mr. Clemens questioned the assumptions on the peak hours of field usage and the peak hours of traffic usage, noting that when he played softball and soccer, the games began anywhere from 4 P.M. to 6 P.M. --the peak traffic hours for evening traffic on Belleview Avenue. Mr. Clemens noted that he lives in close proximity to Belleview A venue, and that is a "mess" to drive during that time, and that it is very difficult to make turning movements across traffic. 5 Mr. Clemens asked if the fields that are proposed will be used only by South Suburban ball leagues. Mr. Woodcock stated that "outside leagues" may also use the fields following proper procedure of request and approval. Further discussion ensued on the traffic pattern on Belleview A venue, and the proposed secon- dary access to the south park area. Mr. Aldridge noted that the signal at Windermere and West Belleview will provide a "gap" to allow for turning movements. Mr. Clemens noted that there are no "gaps" in the flow of traffic on Belleview A venue. Mr. Garrett suggested the possibility of restricting turning movements to right-tum only. Mr. Aldridge acknowledged that this would be no problem. He stated that even if there is some problem at the point of the secondary access, he did not feel it would justify signalizing this entrance, and cited the war- rants that would have to be met for installation of a signal: number of accidents, volume of traffic, etc. Mr. Covens asked if Mr. Aldridge took into consideration the improvements that are proposed for West Belleview Avenue and South Santa Fe Drive when the traffic study was being com- piled. Mr. Aldridge stated that these proposed improvements were considered. Mr. Aldridge pointed out that acceleration/deceleration lanes are proposed along South Windermere, both north and south of West Belleview Avenue, to facilitate entrance to the park and the ballfield areas. The District may also be required to install curb and gutter along Belleview in conjunction with the State Highway activities. Mr. Covens asked if Mr. Aldridge felt the percentage of traffic from the west on Belleview would increase after the improvements were completed to Belleview and Santa Fe. Mr. Aldridge stated that there may be some improvement, but again not enough to change their projections. Mr. Bill Kendall, McLaughlin Water Engineers, and Gregg TenEyck, Leonard Rice Consult- ing Water Engineers, were both sworn in. Mr. Kendall discussed the water service to the park, noting that a 6" tap was acquired from the Denver Water Board at the time the property was purchased. The areas south of West Belleview Avenue are served by Denver water. Denver has refused to allow any water from the 6" tap on the south side of Belleview to be used for any of the park land on the north side of Belleview. Mr. Kendall stated that they met with Mike Woika, former Utilities Manager, to discuss a plan for water service; and were in- itially told they could hook onto an existing 10" line to serve the ballfields on the north side of Belleview. There is a 1.5" tap on the South Drive-In site. The City is proposing installation of a 24" line extending down South Windermere and east along West Belleview Avenue; the SSPRD would pay for their participation up to whatever size line they would need without the Park development --probably an 8" line --and the remainder of the expense would be borne by the City. The Utilities Department is asking that the District guarantee participation in in- stallation of this water line prior to granting approval for water service to the Park. Fields on the south side of West Belleview will be irrigated by water from the Denver water system initially. After the Water Court renders its decision on the augmentation plan submit- 6 ted by SSPRD water from the ponds in Progress Park can also be used for irrigation purposes. Mr. Kendall suggested that water from the ponds could replace use of the water from the 6" Denver line. This would be a cost saving factor for the District. Fire hydrants are proposed on both sites. Ms. Tobin inquired whether tapping onto the existing 10" Englewood line would impact water pressure for other users. Mr. Kendall expressed doubt that it wotild impact the water pressure, since the line is not far from the Allen Filter Plant. Discussion of the 24" line and sharing the cost of construction ensued. Mr. Kendall stated that the District has a cost estimate which is probably about one year old. The cost of the 24" line was estimated to be $500,000, of which $200,000 would be for the SSPRD-needed 8" line, and the remainder would be borne by the City. An easement would be provided for the instal- lation of the line. Mr. Covens inquired about the fire danger in the park --structures, grass, etc. Mr. Kendall stated there would be very little fire danger --metal buildings, brick buildings, and natural vegetation. Mr. TenEyck addressed the Commission and stated that South Suburban is trying to minimize the use of treated water, and further discussed the use of the water in the ponds and the aug- mentation plan which is before the Water Court in Greeley. The fields will be irrigated at night, and the runoff from the upstream SSPRD golf course and water from the well system will be used to replace water used for irrigation purposes. Water from Big Dry Creek will be diverted only if it is available, and will not deplete down-stream use. Mr. Mason asked what the predicted augmentation will be. Mr. TenEyck estimated 60 -70 acre feet will be diverted, and augmentation will be from 50 to 80 acre feet per year. Mr. TenEyck further discussed the ponds to be developed in Progress Park; it is the intent that these ponds be live, active wetlands with cattails, sedges and other wetland vegetation. Mr. Covens pointed out that one of Englewood's citizens had expressed a concern about the possible drainage of the wading pools in Belleview Park if water was diverted from Big Dry Creek. Mr. Covens read a letter from Ms. Ruth Hansen into the record (letter appended to these Minutes). Mr. Covens noted that Ms. Hansen resides at 4511 South Galapago Street in Englewood. Mr. TenEyck stated that the majority of the time, there will be no visible impact on the wad- ing pools. In extremely dry years, they will have to rely on the water pumped from the deep wells which SSPRD has, or could use water from the Denver line. Ms. Tobin asked what impact a flooding of the ponds might have on developments down- stream. Mr. TenEyck stated that the ponds are proposed to be shallow --5' to 9' at their 7 deepest point, but shallower at the edge. Mr. Mason asked about flooding of Big Dry Creek and the downstream impact this would have after the park improvements. Mr. TenEyck sug- gested that Urban Drainage & Flood Control District are involved in the flood control im- provements along Big Dry Creek. He acknowledged there may be danger of downstream flooding, but not from anything that South Suburban is doing in the regional park. Mr. Clemens inquired about irrigation of Progress Park from the proposed ponds, in addition to the irrigation of the playing fields in the regional park. Mr. TenEyck questioned there would be sufficient water to handle the irrigation of both the playing fields and Progress Park, and this is not part of the plan. Mr. Covens stated the Commission would now hear testimony from members of the audience. Dorothy Andrews Romans was sworn in, and testified that she resides at 3600 South Bannock Street in Englewood. Mrs. Romans stated that she was on the original South Suburban Metro- politan Park & Recreation District board, and that she is very pleased that SSPRD was able to acquire these sites. Mrs. Romans stated that the development of a Regional Park is much more beneficial than a possible development of high-rise dwellings and commercial uses which would be permitted under the existing zone designation. Mrs. Romans stated that if the staff members of both organizations (SSPRD and City) work together, we can come up with some- thing we can be very proud of. Mrs. Romans did pose a question on the location of facilities for physically challenged children and adults, and expressed strong concern on the issue of safety and security throughout the park. Mrs. Romans stated that she works part time for the Englewood Police Department, and is aware that there are security problems in various parks. She urged that there be good lighting along all paths and trails, consideration be given to the placement and grouping of shrubbery, and that consideration be given to a "patrol" unit -- foot, bicycle, or horse. Mrs. Romans discussed acquisition of the former Home Lumber site and the Arapahoe Rental site --is there a long range plan to acquire these sites by the City, or by South Suburban. Mrs. Romans stated that she is in favor of the Regional Park. Ms. Cheryl Cambra, 4875 South Galapago Street, was sworn in. Ms. Cambra expressed her concerns regarding traffic on West Belleview Avenue. Ms. Cambra expressed her fears that there will be a number of accidents, and inquired whether consideration had been given to a pedestrian overpass to facilitate crossing Belleview. Will South Windermere be widened, or will it remain one-lane in each direction. Mr. Woodcock stated that Windermere will be widened to provide for accelera- tion/deceleration lanes at the points of access to the ballfields and to the main park area on the south side of West Belleview Avenue. He stated that South Windermere will be improved anyway because it is a designated truck route. Mr. Aldridge interjected that there will be dual left-tum lanes on Windermere at West Belleview Avenue. Mr. Woodcock stated that SSPRD did look into the issue of a pedestrian overpass, but there would have to be a minimum 18' clearance over Belleview, and the overpass would have to be constructed to ADA regulations. This would necessitate either elevators, or ramps at 5% grade for those confined to wheel- chairs, and it was financially not feasible for the District at this time. Mr. Woodcock stated 8 that the District is emphasizing a very safe surface crossing at Windermere and Belleview with pedestrian activated signalization. Mr. Aldridge also noted that the trend is away from ele- vated crossings, again because of safety factors: individuals have been known to drop objects from the overpass onto vehicles on the street, which has sometimes resulted in serious acci- dents and death. Ms. Tobin added that children have occasionally been "entrapped" while us- ing the elevated crossing. Ms. Cambra stated that in her opinion, there will be a lot more traffic using Windermere, and that Belleview A venue will be heavily impacted. Calvin VanHeukelem, 2966 South Newport, was sworn in, and testified that he is a private contractor, and is a mini-golf course specialist. Mr. VanHeukelem stated that he has submit- ted a bid to SSPRD for the development and operation of the miniature golf course proposed on the site, but they have not awarded the bid at this time. He stated that his proposal for the course is that it would be wheelchair accessible, and would be something that the total family could enjoy. Mr. Shoop asked if there is a "saturation point" for the number of miniature golf courses. Mr. VanHeukelem stated that they consider a three-mile radius in planning location of the courses. There does seem to be a shortage of this facility in the area, ·and during peak hours, all the courses are "packed". During the slower hours, they may be able to solicit day care centers and neighborhood groups to use the course. Mr. V anHeukelem stated that his proposal is that it be a "full adventure" course. · Mr. Covens asked if Mr. V anHeukelem was familiar with corresp0ndence from the Engle- wood Parks & Recreation Commission to the South Suburban Park & Recreation District in opposition to the proposed miniature golf course development on this site. There appears to be some conflict with having two miniature golf courses in such close proximity . Mr. V anHeu- kelem stated he had not seen the correspondence. Mr. VanHeukelem discussed his schedule for development of the golf course if he is awarded the bid, stating that he hoped to be open for business next season. Mr. Dummer inquired what was meant by a "full adventure" course. Mr. VanHeukelem de- scribed his proposal and the use of various "themes" on the course. Mr. Dummer suggested the possibility of incorporating the Little Britches Rodeo theme in the course. Mr. Gerlick asked whether South Suburban had responded to the Englewood Parks & Recrea- tion correspondence. Mr. Woodcock stated they had not. John Hart, 6448 South Heritage Place, was sworn in. Mr. Hart testified that he supports the development of the Regional Park. He is affiliated with the Dry Creek Little League Baseball organization, and discussed at length the shortage of baseball fields for Little League players. Most of the fields have been reserved for adult softball leagues. He stated that he was excited to learn about the proposed new fields, but has learned they have been earmarked for adult 9 softball teams. Mr. Hart discussed his search throughout SSPRD and the Englewood Park & Recreation Commission attempting to find fields for the Little League teams to play; he sug- gested that possibly the additional new softball fields might alleviate some of the use on other fields that could be used for Little League. Mr. Hart stated that his group has expanded mem- bership to include youngsters from Englewood because there are no baseball programs for youngsters in Englewood. The size of fields used for adult softball programs and for Little League were discussed. Mr. Hart suggested that South Suburban consider at least one baseball field for Little League competition. Ruth Wiggins, 4075 South Inca Drive, was sworn in, and testified that she is a neighbor of Belleview Park, and lives in close proximity to Belleview A venue. Ms. Wiggins discussed the difficulty experienced trying to access Belleview A venue without signalization. When the Santa Fe/Belleview improvements are completed, the number of vehicles using Belleview Avenue will be increased. Ms. Wiggins expressed concern about parking, and noted that pa- trons of Belleview Park use neighborhood streets to park on, causing the residents problems in accessing or leaving their own driveways. Ms. Wiggins discussed other problems created by some of the Belleview Park patrons. She also expressed concern regarding the proposed am- phitheater, noting that most amphitheaters make use of a sound system, and that she does not want to hear music not of her choice. She is opposed to the use of loudspeakers in the amphi- theater. Mr. Woodcock assured Ms. Wiggins that the groups they are proposing to engage at the am- phitheater will not be rock groups, but more on the order of string quartets; the amphitheater is small, will be on the order of that in the Denver Botanic Gardens, and will only seat appro:ic.i- mately 200, and the rock groups want a larger setting. Mr. Mason stated that the last time he was at the Botanic Gardens, there was a crowd of approximately 2,000 and the parking was "horrendous". The issue of parking was again discussed. Ms. Wiggins noted that there is an overlap of pa- trons at Belleview Park --one softball team hasn't left before the next team's members are arriving. Ms. Wiggins noted that regarding the surface crossing at Windermere and Belleview that "it is death waiting". Mr. Covens declared a recess of the Commission at 9:12 P.M. ********** The meeting reconvened at 9:25 P .M., all members but Mr. Bleau being present. Mr. Covens asked if anyone else wished to testify on this matter. No one else indicated they wished to testify. Mr. Covens then asked Mr. Woodcock if he wanted to address issues raised during the course of the Hearing. Mr. Woodcock stated that he agreed with many issues raised by Mrs. Romans, and pointed out that this park will be developed for "all people". South Suburban has worked very closely 10 with officials from Craig Hospital to assure that ADA requirements are satisfied, and that Mr. Andrews from Craig had been on the planning committee for the Park. Mr. Woodcock stated that the issues of safety and lighting are of major concern to SSPRD, also, and that they do have a ranger patrol program. He has discussed a joint ranger patrol program with Englewood Recreation Director Jerrell Black. The pathways are targeted for future lighting, but they do not envision fencing in or locking the gateways to the park; rather the vision is that it will be open and accessible at all times. Fire and Police protection will be provided by both Engle- wood and Littleton. Mr. Woodcock reiterated that there have been some discussions --none serious --with the owners of Home Lumber on acquisition of the site. Regarding the traffic and water concerns, Mr. Woodcock asked for 30 days to work with staff to resolve these issues by working them out with City staff. Mr. Woodcock again emphasized the need to have conditional or outright approval granted this evening so that they can proceed to City Council. Ms. Tobin noted that the Englewood area is a "drop-off point" for people "riding the rails"; she inquired about any provisions for handling such individuals. Mr. Woodcock stated that this had not been considered, but will be addressed in the management study . Mr. Ger lick inquired whether there would be fencing along Belleview A venue to channel pe- destrians to crossing points. Mr. Woodcock stated that this had not been planned, but possibly there could be. The question was raised as to whether a softball could be hit out of one of the fields into traffic lanes. Mr. Woodcock stated that the softball field dimensions are 300 feet in centerfield to the fence, and he supposed it was possible that a ball could be hit out of the park. Mr. Gerlick asked if the softball fields could be used by Little League during the time when the adults are not playing. Mr. Woodcock stated that at least 70 adult softball teams were eliminated from the normal roster in an effort to open up fields for Little League play. An- other 175 adult softball teams were turned away because they could not be accommodated. Mr. Woodcock stated that they are trying to work Little League teams to provide playing fields. Mr. Clemens noted that only one bicycle lock-rack is shown on the plans; will more be pro- vided? Mr. Woodcock stated that this is an oversight, and will be corrected; they want to encourage bicycle traffic to the park. Mr. Covens inquired about the installation of a traffic signal at South Hickory Street and West Belleview A venue. Mr. Woodcock stated that the Colorado Department of Transportation (CDOT) wants no signal at Hickory and Belleview. Mr. Covens asked if there was a way to expedite getting this intersection signalized. Mr. Woodcock pointed out that there are hills on the south and west approaches to this intersection, which ice up badly in the winter, and ques- tioned that this would be a good location for signalization. He stated that the "warrant" system earlier described by Mr. Aldridge would determine whether a signal is justified. 11 Mr. Woodcock suggested putting the efforts to improving the underpass at Big Dry Creek between Belleview and Progress Parks. Funding for improvement of this underpass ensued. South Suburban is working on the Master Plan for the Big Dry Creek Trail system, which will extend to the Highline Canal and the South Platte River. The improvement of the underpass was included in this funding, which was requested through the !STEA funding. Mr. Covens commented that if this funding is not approved, the underpass will not be improved. He stated that he still has concerns about areas for youngsters crossing from one side of Belleview to the other. Mr. Woodcock stated that there will be the signalized intersection at Belleview and Windermere. Mr. Dummer pointed out that if there is no fencing along Belleview Avenue on both sides to channel the pedestrians to a specific crossing point, the kids will cross anywhere. Mr. Aldridge addressed the Commission again, and acknowledged that Belleview Avenue does carry a lot of traffic, that there will be delays for people using Belleview, and there will be youngsters crossing Belleview. Mr. Aldridge stated that there is no pat solution to solve the problem, but emphasized the need for parents to instill in their children the safe and proper way to cross busy streets. Drivers must be made aware that this is a park area, and there will be children --and adults --crossing Belleview Avenue. Mr. Aldridge pointed out that under- passes can become "crime tunnels", and overpasses are "drop off points" for individuals dropping rocks, bottles, etc. on traffic below. Mr. Aldridge emphasized the need for pedes- trian signals, with proper timing to facilitate crossing the street; the timing of these signals should be specifically oriented for children and elderly people. Mr. Covens inquired about the installation of yellow caution lights (blinking) warning motor- ists that this. is a pedestrian crossing area. He noted that this is a high speed street, and that it will take motorists customarily using the street some time to realize the need for slower speed and more vigilance. Mr. Shoop advocated a five foot (5') fence along Belleview to channel pedestrians to the crossing points. Mr. Woodcock stated that the District is trying to do the best they can; they have made every effort to involve members of the total community in the planning effort, and are trying to ad- dress every problem and issue that has been raised. They have been working with City staff, and pled with the Commission to grant conditional or outright approval of the Plan before them so that progress can continue. Mr. Woodcock again assured the Commission that the SSPRD will continue to work diligently with City staff to resolve the issues on traffic and utilities. Jim Taylor, Board member of the SSPRD, was sworn on. He stated that the SSPRD was initially established in 1958, and encompassed Englewood, Littleton, Cherry Hills Village, unincorporated Arapahoe County, and other small communities. The District serves 130,000 people, and covers a 55 square mile area, and is governed by five board members elected at- large. A bond issue was approved in 1990 to finance needed improvements in the District; part of this funding was used to acquire the two sites under consideration this evening. Mr. Taylor echoed previous statements that the lack of ball fields is a critical need. The bond issue 12 identified the need for a regional park, and this location was one which the Board wanted to purchase. Mr. Taylor urged approval of the Planned Development, with caveats on traffic and water service; let those issues be resolved by staff, but keep the process moving . Mr. Mason asked whether Englewood residents using the regional park would be granted Englewood rates. Mr. Taylor stated that Englewood residents will have to pay to use the park, because, while SSPRD is developing the park even though it is within Englewood, the City does not participate in financial support of the District any longer. Mr. Taylor stated that he did not feel any of the facilities would be open for Spring, 1994 use, but hoped to have some of the facilities available for Fall, 1994 usage. Mr. Taylor stated that the ultimate develop- ment of the park will be a multi-year project. A great deal of the infrastructure work for the total development will be accomplished in the first phase of development. Each budget year, funds will be allocated for the regional park, depending on the funding for the District and what would be allowed under the TABOR law. Mr. Taylor estimated it would be "a number of years" before the project is totally completed. Resolution of the issues on traffic and water service were discussed. Mr. Dummer inquired if these appear to be issues that can be resolved. Mr. Stitt stated that they do not; these issues can be resolved, but it will take concentrated effort to resolve them to the satisfaction of all parties. Mr. Stitt pointed out that the Commission does have three options they may consider: 1) Approval; 2) Conditional Approval, or 3) Denial. Mr. Stitt pointed out that the Commis- sion's recommendation does go to City Council, who may or may not hold a Public Hearing on the issue prior to making the final decision. Mr. Stitt counseled the Commission to be very careful if they grant "conditional approval"; City Council will want assurance that these issues have been resolved before they consider the PD. Mr. Stitt stated that he believes it is the role of the Planning Commission to make sure applicants meet the requirements of the Planned Development provisions. Mr. Garrett asked what would happen were the request to be denied. Mr. Stitt stated that the City Council could accept the denial, or determine that a Public Hear- ing should be held, and then render a decision. They are not bound by the decision of the Planning Commission. Mr. Stitt pointed out that Mr. Woodcock has stated they are willing to work with the City staff to resolve the concerns on traffic and water service. Mr. Stitt stated that he did not necessarily have a problem with "conditional approval", but wants to be assured that whatever goes to City Council is complete. Mr. Covens asked how Mr. Stitt felt regarding an Intergovernmental Agreement to address the issues of water service and traffic. Mr. Stitt stated that he would not be in favor of an IGA; the utility issue will have to be approved by the Water and Sewer Board, and the District can- not proceed if they do not satisfy that Board. Mr. Merkel stated that in his discussions with members of the Utilities Department staff, there is concern that properties can always change ownership, and they want concrete assurance there will be shared participation on installation of the 24" line, and whatever they get must be easily enforceable --they don't want to have to take the matter through the Courts. Mr. Mer- kel suggested that the Commission could simply make reference in their motion that the issues must be resolved before the entire matter is actually sent to Council for their consideration. 13 Mr. Merkel stated that he felt the 30 days cited by Mr. Woodcock should be sufficient time to resolve these two issues. Mr. Merkel also noted that a Deed restriction is another possible way to proceed, which would not require any funding up front. Mr. Garrett asked how the Commission would know whether the issues have been resolved, and in what manner. Discussion ensued. Gerlick moved: Clemens seconded: · The Public Hearing be closed. AYES: NAYS: ABSENT: ABSTAIN: Garrett, Gerlick, Mason, Shoop, Tobin, Clemens, Dummer, Covens None Bleau None The motion carried. Members of the Commission then discussed the issue of conditional approval, approval, or denial. Mr. Covens commented that he is unaware of any problem in a conditional approval going to staff to work out the issues, and that staff should be given the leeway to do what is right for the City. Mr. Garrett stated that he had two major concerns: the secondary entrance to the south park area is a problem and he is not comfortable with the left-turning movement; further he is not comfortable With the location of the parking lots, and the fact that the "temporary" parking lot for the soft-ball fields will be relocated somewhere else, but the location is unknown at this time. Mr. Covens suggested the possibility of stipulating there shall be only three ball fields developed on the north 16.5 acre site, and that the "temporary" parking shall remain. If the District can find other parking areas, and want to come back for an amendment to the Plan to allow for the relocation of the parking and the development of the fourth ball.field, they may do so. The utility issue was briefly discussed. Again, it was pointed out that this must be resolved with the Utilities Department and the Water and Sewer Board before service will be provided. Mr. Shoop asked if parking for the amphitheater was a problem. Brief discussion ensued. Gerlick moved: Covens seconded: The Planning Commission grant conditional approval to the South Sub- urban Park & Recreation District for development of a Regional Park on the former Arapahoe Fairgrounds and South Drive-In Theater sites with the following conditions: 14 1. There shall be guaranteed participation between the City of Englewood and SSPRD on shared construction costs for the installation of a 24" water line in South Windermere and West Belleview Avenue. 2. There shall be agreement with the Public Works Department on the traffic impact issues. These issues shall be resolved prior to City Council consideration. City Attorney Brotzman pointed out that according to the Englewood Municipal Code, the Commission must forward a recommendation on a Planned Development to City Council within 30 days following the date of the Public Hearing. Mr. Mason asked what the impact was on Englewood versus the benefits to Englewood from the development of the proposed park. He emphasized that this is of considerable concern to the residents of the Belleview Park neighborhood, and further there will be no tax base coming into the City from the development of the area for park purposes. Discussion ensued. Mr. Garrett suggested that an additional condition should be that only three ball fields shall be developed, and that the temporary parking is to remain. Also, that turning movements onto and from Belleview Avenue shall be restricted to right-only. Discussion ensued on what should be "conditions" of approval, and what should be "recommendations" to be considered in resolving the issues. Mr. Covens suggested that the right-tum only restrictions should be a "recommendation", as would his suggestion that CDOT be contacted on the possible signalization at South Hickory, and installation of yellow flashing warning lights to slow traffic. Mr. Mason further addressed his concerns on the specific impact on Belleview Park and that immediate community. There is great competition for parking in the area just from the users of the Belleview Park, and he is not of the opinion that the proposed development has resolved any of those concerns --or that they have even been addressed. Mr. Mason proposed that the staff take a specific look at the issue of access between the existing Belleview Park parking area, and the regional park ballfields, and that this access be controlled. Discussion ensued. Mr. Mason pointed out that Belleview Park is very "family oriented", and that the sport of softball is not; he again urged that there be some control over the use of the parking for Belleview Park by potential users of the softball fields on the South Drive-In site, and that parking for the softball parks be restricted to the lot accessed from Windermere Street. Mr. Covens inquired whether it would be appropriate to require that improvement of the un- derpass between Belleview and Progress Parks accomplished be in Phase I. Mr. Brotzman pointed out that the Commission may place conditions only on items within the Planned De- velopment area itself --the underpass is partially in Littleton, which the Commission cannot control, and the north terminus of the underpass is in Belleview Park, which is not part of the 15 Planned Development consideration. Improvement of the tunnel may be made a "recommendation", but not a "condition". The amphitheater was considered. Mr. Shoop expressed concerns about parking, and rec- ommended keeping the parking area "small" to serve this use. Mr. Clemens suggested that if the parking area to serve the amphitheater is kept "small", this might be condemning adjoining residents to frustration with theater patrons parking on the residential streets. Ms. Tobin indi- cated that the development plans show 195 parking spaces on-site, and that the sound and lighting is to be controlled by berms. Ms. Tobin further pointed out that there are laws gov- erning noise emission, but suggested that permits for sound amplification be closely scrutinized before issued. There was further consideration of Mr. Mason's concern on the controlled access between the softball fields and Belleview Park. Mr. Mason stated that it appears the parking lots for South Suburban will not be paved, and if they are not paved, people won't park there --they become nothing but mud holes. Mr. Mason discussed the issue of alcoholic beverages in parks, noting that teenagers do a lot of drinking now, and if South Suburban has restrictions on alcohol the drinking may well be done in Belleview Park. Mason moved: The access between Belleview Park and the softball fields on the South Suburban site be controlled by way of fencing or other suitable barrier. The motion was declared dead for lack of second. Mr. Covens suggested that Mr. Mason's concern be included on the "recommendation" list rather than the "Conditions" attached to approval of the Plan. Garrett moved: Clemens seconded: Condition #3 on approval of the Planned Development shall be to limit the number of softball fields on the former South Drive-In site to no more than three, and that the area designated on the plans as "temporary parking" shall become "permanent parking". Mr. Gerlick accepted this amendment to his motion. Mr. Covens called for the vote on Mr. Gerlick's motion, as amended, which motion now reads: Gerlick moved: Covens seconded: The Planning Commission grant conditional approval to the South Sub- urban Park & Recreation District for development of a Regional Park on the former Arapahoe Fairgrounds and South Drive-In Theater sites with the following conditions: 16 1. There shall be guaranteed participation between the City of Englewood and SSPRD on shared construction costs for the installation of a 24" water line in South Windermere and West Belleview Avenue. 2. There shall be agreement with the Public Works Department on the traffic impact issues. 3. The number of softball fields on the former South Drive-In site shall be limited to no more than three, and the area designated on the plans as "temporary parking" shall become "permanent parking". These issues shall be resolved prior to City Council consideration. AYES: NAYS: Gerlick, Mason, Shoop, Tobin, Clemens, Dummer, Garrett, Covens None ABSENT: Bleau ABSTAIN: None The motion carried. Covens moved: The Planning Commission request that the following issues be recom- mended to City Staff and Council for their review as part of the Condi- tional Approval of the Development Plan for South Suburban Park & .Recreation District. 1. Funding for improvement of the underpass to Belleview Park be sought, and improvements completed in the first phase of Park develop- ment. 2. CDOT be approached regarding installation of flashing lights on West Belleview A venue to warn motorists of the Park area and pedes- trian crossing, and signaliz.ation of the Hickory/Belleview intersection. 3. Access between the softball fields accessed from South Winder- mere Street and the parking for Belleview Park shall be controlled. 4. Adequate lighting for the walking trails throughout the Park be assured. 5. Security patrols be required throughout the Park. 6. The secondary entrance to the Park from Belleview A venue shall be signed right-in/right-out. 7. Noise impact from the amphitheater be considered. 17 The motion was seconded, and the vote was called: AYES: NAYS: Tobin, Clemens, Dummer, Garrett, Gerlick, Mason, Shoop, Covens None ABSENT: Bleau ABSTAIN: None The motion carried . Chairman Covens stated that the Commission has recommended approval of the Development Plan, with conditions. Members of the Commission and Mr. Merkel expressed their apprecia- tion to members of the audience for their attendance . IV. PUBLIC FORUM. No one addressed the Commission under Public Forum. V. DIRECTOR'S CHOICE. Mr. Merkel stated he had nothing to bring before the Commission. VI. COMMISSIONER'S CHOICE. Mr. Covens asked what was sch.eduled for the meeting of August 17 . Mr. Stitt stated that a Public Hearing on a video arcade has been scheduled; this is a Conditional U se in the B-2 Zone District. The meeting was declared adjourned. Gertrude Welty, Recording Secre~ 18 South Suburban Park and Recreation District 6631 South University Boulevard Littleton, Colorado 80121 Administrative Office {303) 798-5131 Fax {303) 798-3030 August 4, 1993 Members of the Planning and Zoning Commission City of Englewood 3400 South Elati Englewood, CO 80110 Dear Members of the Commission : Board of Directors James J. Ryan Ill -Cha i rman James A. Taylor Charles E. Stroh Roberta F. Gillis Gordon Milliken Executive Director David A. Lorenz We received this morning the staff recommendations on the regional park planned development , and ~ish the record to reflect our response . First, please know that South Suburban Park and Recreation District is processing this P .D . plan at the recommendation of the Englewood Planning Department. We had preferred to process a Location And Extent Application pursuant to 31-23-2 09 , C.R.S . We were led to understand Englewood does not have a procedure for that Location And Extent process , and that we should instead use the P .D . procedure . We have done so in good faith , but must reserve our rights under the statute referenced . Our goal tonight is to seek approval , perhaps "conditional approval," from this political body . During the next weeks (30 .days) preceding City Council's first reading , South Suburban will work with City of Englewood staff to arrive at a mutually agreeable resolution to these two issues : (a) Traffic concerns . (b) Utility infrastructure improvements . Perhaps an intergovernmental agreement between South Suburban and City of Englewood is the appropriate format to reach such consensus . Such an agreement could be recorded upon the property -and be an obligation fully enforceable until fulfilled . • ~\or Exe&/,.. ~ ~ CZ> 0 Twice Awarded the National Gold .~ · a> in Park and Recreation Management ·~ Members of the Planning and Zoning Commission City of Englewood Page 2 We realize we have considerable work ahead of us, but let us not waste the tremendous community effort made over the last two and a half years . Let us no t delay the implementation of this much needed recreational facility which will be enjoyed for generations to come . Time is of the essence for us. With your direction and approval , we are confident we can resolve the staff concerns, and begin construction this year in accordance with our schedule . H . Wm . Woodcock, Manager Planning & Construction Department HWW/ky file: ky:c:bwregpk