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HomeMy WebLinkAbout1991-03-19 PZC MINUTES• • • I. CITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION MARCH 19, 1991 CALL TO ORDER. D RA FT The regular meeting of the City Planning and Zoning Commission was called to order at 7: 00 P. M. by Chairman Jon C. Schultz in Conference Room A of the Englewood City Hall. Members Present: Gerlick, Glynn, Schultz, Shoop, Tobin, Covens, Daviet, Draper, Dummer Wanush, Ex-Officio Members Absent: None Also Present: D. A. Romans, Planning Administrator II. APPROVAL OF MINUTES. March 5, 1991 Chairman Schultz stated the Minutes of March 5, 1991 were to be considered for approval. He asked if there were additions or deletions to be made . Mrs. Tobin stated that she wanted the statement added to the third paragraph on Page 5 that "anything pertaining to real estate or real property is not legal and binding unless it is in writing." Lengthy discussion ensued. Mr. Wanush stated that in considering the matter of zoning, the decision must be based on consideration of the Comprehensive Plan, existing land use, etc. Zoning cannot be based on existing or potential value of land. Further discussion followed. Gerlick moved: Daviet seconded: The Minutes of March 5, 1991 be approved as written. AYES: Davi et, None None Tobin Gerlick, Glynn, Shoop, Schultz, Covens, Draper, Dummer NAYS: ABSENT : ABSTAIN: The motion carried. III. BROADWAY CORRIDOR Off -street Parking Mrs . Romans led discussion on the issue of off-street parking along the Broad- way corridor . Mrs. Romans stated that this issue was raised by the Chamber of Commerce, and is a concern of many businessmen and residents along the corri- dor. Many of the Broadway businesses cannot provide sufficient parking for the i r employees and customers on their primary business site because the buildings cover most or all of the property. Employees are then asked to park -1 - on the residential streets in the vicinity of the business to make the on- street parking spaces on Broadway, or in their parking area if they have one, available for the customer. The employees park in the residential areas on the avenues, and on South Lincoln Street and South Acoma Street, which is an irritation to the residential community because it denies the resident or their guests a place to park on-street in front of their home. Mrs. Romans ref erred to a map showing the Broadway corridor and the zoning along South Acoma and South Lincoln streets. R-4, Residential/Professional, zoning is imposed along the west side of South Lincoln and the east side of South Acoma between Yale and Dartmouth. This zone district does allow off-street parking lots; however, current restrictions require a minimum frontage of 200 feet. A number of years ago, the Ralph Schamp auto dealership developed a parking lot on South Acoma across the alley from his business in the 2900 block; there were no complaints from the neighbors. Schamp has since sold the business and Kaiser-Permanente has taken over the property. They have razed some of the older homes that were on South Acoma Street in that block, and continue to use the off-street parking facilities. The area along the corridor south of .Kenyon Avenue has either R-2 or R-2-C zoning imposed on the east side of South Acoma and the west side of South Lin- coln. Mrs. Romans cited one or two businesses that have acquired property across the alley, and are currently using it for parking even though a "park- ing lot" is not permitted in that zone district. The following question was posed: Does the City want to help solve the prob- lem, or does the City have an obligation to do so. The City must determine whether the 200 foot frontage in the R-4 Zone District is a realistic require- ment for development of off-street parking lots. The City must also determine whether off-street parking lots should be permitted in the R-2 and R-2-C Zone Districts, or whether only in the R-4, Residential/Professional District. Mrs. Romans stated that the staff did not have sufficient input from members of the residential community along South Lincoln and South Acoma at this time to know whether there might be support for, or opposition to, parking 1 ots across the alleys from the Broadway businesses. The staff is aware that the residents do not 1 ike the employees parking on the residential streets and preventing the residents and their guests from parking on-street. Another possible way to address the on-street parking issue is the implementa- tion of the two-hour parking restriction, and the issuance of permits to resi- dents and guests to allow them to park as though there were no restriction. There is a portion of South Acoma Street in the downtown area that does have two-hour parking, and it has apparently worked to the residents' satisfaction. Mr. Draper stated that there is the problem of persons parking their vehicles and catching the bus for Downtown Denver. Mrs. Romans stated that the staff has not received many complaints regarding this situation. Mr. Wanush stated that the City is faced with two problems: the problem in the residential area with on-street parking; the problem of the businessmen of insufficient parking. Mr. Glynn commented that people purchasing residential property in close prox- imity to Broadway should be aware that there is a parking problem and that customers and employees would be parking on-street. -2 - \ • • • • • • Mr. Schultz suggested there might be less problem if each block could have a small parking lot, such as is the case with the Kaiser-Permanente parking lot on Acoma. Ms. Daviet stated that the Circle K establishment has created park- ing problems in their block by blocking off their parking lot so customers from other businesses cannot use it. As a result, M-D Pharmacy is considering the purchase of property across the alley to develop a small parking area for their customers. Mrs. Romans discussed the problem that the 200 foot frontage requirement for parking lots in the R-4 has caused. Mrs. Romans reviewed the recommendation made by the Planning Commission in 1984, which was that the frontage for educational institutions, public institutions, and churches be increased to 200 feet. Nothing was said about increasing the frontage requirements for off-street parking lots by the Planning Commission, but the Ordinance enacted by City Council increased the frontage to 200 feet. Discussion ensued. Mrs. Romans distributed examples of parking lots that could be developed, both mid-block and on corner lots using 75 foot frontage. Mr. Wanush pointed out that if a parking lot were to be developed on 50 foot frontage, only one lane of parking could be accommodated; the setbacks and 1 andscapi ng requirements will have to be adhered to in all instances. Mr. Wanush also emphasized that by allowing development of parking lots on 50 or 75 foot frontages, this is only "enabling" legislation; he questioned that there would be many businesses who would want to expend the funds to purchase property across the alley, raze a structure, and develop a parking lot. However, perhaps two or three small businesses might want to combine resources to do so. Mr. Schultz asked what kind of complaints have come in; is it a problem of sufficient magnitude that the regulations should be changed and/or property rezoned. Discussion ensued. Mrs. Romans stated that one route that has been pursued is through an appeal to the Board of Adjustment; however, the Board is not supposed to grant a "change of use", which a parking lot would be, and the request was denied. Mr. Wanush suggested the possibility of a "Conditional Use" in the R-2 or R-2-C District; this would give the property owners an op- portunity to express support or opposition to the proposal, and the Commission would al so have the opportunity to view each parking lot on a case-by-case basis. General discussion ensued. Peak hours for businesses, setback requirements, impact on taxes, and the parking needs of the "average size" business were all addressed. Mr. Schultz discussed the need to recognize and accept the fact that we have businesses on Broadway that need additional parking, but still remain sensi- tive to the needs of the residential community. Ms. Daviet pointed out that the City is very dependent on sales tax revenues, and that we need the busi- nesses in town. Ms. Daviet further pointed that a large portion of the hous- ing stock along Acoma and/or Lincoln is not that desirable and could be removed. Mr. Gerl i ck stated that the Conditional Use proposal advanced by Mr. Wanush would be one way to approach the problem without "stirring up a hornet's nest". This procedure would alert the property owners most affected by a pro- posed parking lot. Mr. Wanush pointed out that in considering the Conditional Use procedure, the Commission must have standards other than whether adjoining property owners approve or disapprove in rendering their determination. Mr. -3 - Wanush also cautioned that businessmen may feel the necessity of applying for a Conditional Use, and the required Public Hearing, to be too much "red tape" . Mr. Covens asked if the R-4, Residential/Professional District, would provide the option of constructing off-street parking lots, particularly if the frontage requirement were to be reduced from 200 feet. Mrs. Romans pointed out that the area on South Acoma and South Lincoln from Yale Avenue south to Dartmouth Avenue has been zoned R-4 for approximately 25 years; the only Broadway property owner to take advantage of the parking lot provision was the Ralph Schomp dealership, as previously stated. Mr. Wanush stated that staff had considered zoning South Acoma and South Lin- coln south of Kenyon Avenue to R-4, but had rejected the idea. It would be much less harsh and less disruptive to the neighborhood to change the wording of the existing zone district to permit off-street parking lots. Mr. Schultz stated that he sees a problem with the 200 foot frontage requirement of the R- 4 District, no matter where it is applied. Mrs. Tobin stated that we must look at the overall picture of the City; the residential areas aren't growing, and the City does need the businesses. Mrs. Tobin discussed the changes which have occurred in her neighborhood, and the change of Kenyon Avenue from a dirt street to, in her opinion, a very dan- gerous thoroughfare. • Further genera 1 discussion ensued. Mrs. Romans suggested that a task force composed of business people, residents of the affected areas, staff, and Com- mission representatives might be formed to study this problem. Mrs. Tobin volunteered to contact some of the residents she knows who are experiencing parking problems from Broadway businesses. Discussion ensued. Ms. Daviet • suggested contacting key business people in blocks where we know there are problems and residents from those same blocks to discuss the problem and try to determine the best course of action. Mr. Wanush agreed that the proposal to have "block" meetings might be a good procedure to follow. He suggested that the Commission should have one or two representatives on the Task Force. Messrs. Schultz and Shoop both indicated interest in serving on the Task Force, and Mrs. Tobin had earlier indicated her interest in the Task Force. Mr. Wanush suggested that the meetings concentrate on one block at a time, but in keeping with Ms. Daviet's suggestion, blocks with known problems would be targeted initially. Mr. Wanush noted that in the downtown area, the Gothic Theatre is one of the "problems" when concerts are held, and generates numerous complaints from both adjoining and adjacent businesses, as well as the residential neighborhoods. It was pointed out that few of the businesses along Broadway in the B-1 area have provided the "required" parking, but if one of the businesses were to be damaged or destroyed they would be allowed to rebuild to the present lot coverage. Mr. Wanush stated that at the last Town Meeting, the issue of the lack of parking for the Gothic was discussed, and the question of how concerts could be permitted with insufficient parking was raised. Mr. Wanush stated that there have been several proposals for use of the Gothic Theatre in the past, and the implication has been circulated that staff had advised the pro- posed businesses they could not use the theatre because of the lack of park- ing. This is not factual; it is incumbent on staff to point out the lack of • parking to any prospective business, but none were told that the theatre could not be used because of the lack of parking. Mr. Dummer pointed out that there -4 - ( 411 • • are several used car lots in the immediate vicinity of the theatre; he in- quired if the City might acquire one or more of those lots, and develop a parking lot. Ms. Daviet pointed out that part of the problem with the con- certs is that attendees park on private lots as well as on-street. Mrs. Tobin discussed a problem in her block with a music teacher who gives recitals for 50 students, and the parking problem that occurs when the recit- als are held . Mr. Schultz suggested that staff come up with an agenda for the b 1 ock Task Force meetings. Mr. Covens stated that he had asked that Mrs. Romans provide him with a copy of the former "P", Parking Zone District. Mrs. Romans distributed copies of the "P" Zone District, and discussed the development of this district and the subsequent determination that the restrictions of this district were improper. This led, eventually, to the development of the R-4, Residential/Professional District. IV. DOWNTOWN ZONING This matter was postponed to a future date. V. PUBLIC FORUM There was no one present to address the Commission. VI. DIRECTOR'S CHOICE Mr. Wanush stated that on the southwest corner of East Hampden Avenue and South Lincoln Street, there is an eighty-foot tower under construction; this is for a cellular phone system, and the use is permitted in the B-1 Zone Dis- trict under "telephone exchange." Discussion ensued. VII. COMMISSIONER'S CHOICE. Mr . Glynn discussed an instance wherein a "gang" of youngsters had recently "hassled" his children in their own driveway and yard. Mr. Glynn stated that these youngsters were probably 15 years or so of age; he stated t hat he had not been aware there were "gang" problems in Englewood, but he is concerned. Mr . Schultz stated that there is an increase in gang activity in the City, and there was a recent problem with "skinheads" at Flood Middle School. Ms. Daviet stated that gangs tend to congregate at malls. Mr. Schultz agreed that malls are hangouts for gang members, runaways, etc. Mrs. Tobin s t ated that she had recently seen a gang in Englewood who were using instrumen t s to gain access to locked vehicles. Mr. Covens inquired about the liquor store proposal for Trolley Sq uare . Mr. Wanush stated that a hearing is scheduled before the Liquor Board. There being no further business to come before the Commission , t he meeting adjourned at 8:20 P.M . -5 - • • • -6 -