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HomeMy WebLinkAbout1990-04-17 PZC MINUTES• CITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION April 17, 1990 I. CALL TO ORDER. D R A F T The regular meeting of the City Planning and Zoning Commission was called to order by Chairman Thomas Gerlick at 7:10 P.M. in Conference Room A of Engle- wood City Ha 11 . Members present: Gerlick, Glynn, Schultz, Shoop, Tobin, Covens, Daviet Wanush Ex-officio I Members absent: Becker, Fish Also present: D. A. Romans, Planning Administrator Harold Stitt, Planner Dan Girouard, Planning Intern II. APPROVAL OF MINUTES April 4, 1990 Chairman Gerlick stated that the Minutes of April 4, 1990 were to be con- sidered for approval. It was moved and seconded that the Minutes of April 4, 1990 be approved as written. The role was called, and the motion carried with Mr. Covens abstain- ing. Ms. Becker and Mr. Fish were absent. II I. PROPOSED REZONING OF 11 AREAS OF CONCERN 11 Mr. Girouard addressed the Commission regarding the proposal to change the zoning designation on eight (8) "areas of concern". These eight areas were identified on a map displayed by Mr. Girouard, and are areas that have been considered for possible rezoning at several times in the past. Mr. Girouard reviewed his previous discussion with the Commission on this issue, which oc- curred on February 21, 1990. Mr. Girouard urged the Commission to contact the property owners in these designated areas to discuss the possible rezoning with them prior to going to a full public hearing. Mr. Girouard stated that he and Mrs. Romans have already met with one property owner in Area 8, Mrs. Regina Hollberg, and that her response is opposition to the proposed change from 1-1, Light Industrial, to B-2, General Business. Mrs. Hollberg has ex- pressed the concern that such a zone change would increase the taxes; further- more, she is wants to have as broad a base as possible to market the property, and is of the opinion that the B-2 Zone District would limit their options. Mr. Girouard stated that he anticipated little or no opposition to the pro- posal in any of the other designated areas. The Section 8 area is a mixed-use area, but is primarily retail/office oriented. There are some vacant sites that could be developed industrially, however. There are also under-utilized sit es that could be redeveloped. The industrial development/redevelopment -1 - might not be compatible with the majority of the retail/office character of the district which exists. Mr. Schultz inquired what was proposed for the old drive-in section of the First National Bank property on U.S. 285. Mr. Wanush stated that he did not know what the Bank proposes to do with this piece. Mr. Wanush asked how many businesses would become nonconforming if Section 8 were to be rezoned. Mr. Girouard estimated three businesses would become non- conforming. They could continue to operate if the zoning were changed, but could not expand the use. If the use were abandoned for 180 days, it could not be reopened at that location. Mr. Girouard discussed his attempts to address Ms. Hollberg's concerns about an increase in taxes. He stated that he went to the Arapahoe County Asses- sor's Office to discuss the issue, and was informed that the assessment is based upon the use, and not the zone classification. However, they would is- sue nothing in writing to that effect. According to County personnel, this area, including the vacant block owned by the Hollberg family, is already as- sessed at the commercial rate. Assessments also take into consideration the selling price of surrounding properties. Mr. Girouard indicated on the map the properties that have the highest tax assessment, and also the properties that are the largest in size. The Hollberg family owns one full city block, but this property is neither the largest nor the does it have the highest assessment. Mr. Glynn asked how frequently the County reassessed properties. Mr. Wanush stated that at the present time, property is reassessed every two years; beginning in 1993, the County will reassess on an annual basis. Permitted Uses in the B-2 Zone District were briefly discussed. Mr. Girouard stated that he understood the Housing Task Force had considered the possibili- ty of middle-income housing for the elderly in the section 8 area; this would be allowed under the B-2 District. Mr. Wanush suggested that possibly letters could be sent to the property owners inviting them to an informal presentation/discussion scheduled for the second meeting in May. The need to document just i fi cation for the proposal was also discussed. Mr. Wanush reiterated an earlier point that area 8 is a nicely developed commercial area, but there are some vacant sites that could be developed with incompatible industrial uses. Mr. Schultz stated that depending on the type of development on the vacant sites, property values could actually be lowered. Potential controversy which could result from the proposed zoning change was further discussed. Mr. Wanush stated that there could be some controversy generated by the changes in area 4 and area 5. Mr. Covens asked what the process would be after the informal meeting with the property owners. Mr. Wanush stated that if the determination is to pursue the proposed rezoning, the properties would have to be posted notifying t he sub- ject property owners and adjacent property owners of the proposal and the date of the Public Hearing before the Planning Commission. After the Commission hearing, if it is determined that the rezonings should be recommended, the City Council would also have to have a public hearing and ~he properties would -2 - again have to be posted giving notice of the date and time of the Hearing be- fore Council. Mr. Gerlick asked if the Commission wanted to proceed with the informal meet- ; ng with the property owners. It was the consensus of the Commission to schedule this meeting for the second meeting in May. Mrs. Romans stated that letters would be sent out inviting the property owners to the meeting on May 22. Mr. Schultz stated that former Commissioner Thad Carson had expressed a lot of interest in the rezoning of some of these sites, as well as annexing some en- claves in Englewood . He asked if anything was being done on the annexation issue. Mr. Wanush stated that there is a proposal on the annexation issue, which is at the City Council for discussion in June; if they concur with the proposal, it will be brought to the Commission. Mr. Glynn asked if the proposed rezoning and any subsequent development have any impact on the environment. It was pointed out that development in any zone district has to comply with given standards, and that there should be no adverse environmental impact. IV. GENERAL DISCUSSION Mr. Wanush distributed copies of the notice of potential default from the En- glewood Urban Renewal Authority, which was mailed to all holders of the tax increment bonds issued by the Authority to finance the public improvements in the downtown redevelopment project. Public improvement projects which were financed by the issuance of the $30,000,000 in bonds include The Plaza at Lit- tle Dry Creek, the Englewood Parkway, the improvement of Little Dry Creek and the removal of the downtown area from the 100-year flood plain, and various land acquisitions and clearances to enable the private development by the pur - chasers of the cleared land. These developments include Phar-Mor Plaza, the Englewood Marketplace, the Buyer's Club/Home Club site, and Trolley Square. Mr. Wanush emphasized that the Authority is not in default on the bonds at this time, but is notifying the bondholders of the shortage of revenues which has necessitated drawing down from the reserve fund for the past two years to meet the semi-annual debt service payments due June 1 and December 1. Esti- mates are that the reserve fund will be depleted sometime in 1991, thus plac- ing the Authority in default on the payment of the interest due on the bonds. Mr. Wanush discussed the proced ures which the Authority has followed in ex- ploring options to resolve the r evenue shortage. Mr. Wanush emphasized that there is revenue coming in, but the revenues have been insufficient to meet the full debt service payments. Mr . Wanush further emphasized that none of the current developments, tenants, or property owners are affected by this potential default, because they have no res pons i bil i ty for repayment of the bonds. The payment for the bonds is solely from tax increment revenues gener- ated within the tax increment district. Mr. Schultz asked what impact this would have on the ability of the City to issue bonds in the future. Mr. Wanush stated that the publicity is not good, but bond counselors have agreed that the default of the Authority should have very minimal impact on the ability of the City to issue bonds --at the most, it is estimated possibly one-quarter of one percent, and that within three years time, it would have no impact whatsoever. It will, however, have a serious imp act on the ability of the Authority to issue any bonds in the future. -3 - Mr. Gerlick asked if the bonds were "junk bonds". Mr. Wanush stated that the bonds were unrated and unsecured, with an interest rate of 11% tax-free. Mr. Wanush stated that even if the default actually does occur, whatever revenues are paid in will be paid out to the bondholders, at least through 2007. Mr. Wanush a 1 so pointed out that if an interest payment is missed, interest starts to accrue on the missed interest, which must also be paid by the Authority. Discussion ensued. Ms. Daviet stated that the publicity in the media has, so far, been pretty negative. She asked if there was any plan to combat the negative aspects of this and to try to emphasize the positive aspects of the redevelopment. Mr. Wanush stated that several ideas are being considered. Mr. Schultz asked if there was a possibility that Target might be interested in relocating to the Buyer's Club site. Mr. Wanush stated that the staff has met with the Target officials, and they were not interested in opening another store in Englewood. Their retail sales at the location on South Broadway had been declining steadily for the last three years, and predicated their deci - sion to close that store. Mr. Covens pointed out that Englewood is not the only city or mall that is not doing well, and cited the Bear Valley Mall and the loss of the May D & F from the University Hills Mall. Ms. Tobin asked if anything is being considered to attract the students from Teikyo University to Englewood to shop and or live. Ms. Tobin felt this is a good opportunity to open dialogue with the University and promote what Engle- wood has to offer. V. DIRECTOR'S CHOICE. The attendance of members at the APA Conference which will be in Denver April 22 through 25 was discussed. Mr. Covens will be attending Sunday and Tuesday, and Mr. Glynn will attend sessions on Monday. Ms. Daviet has indicated a desire to attend two sessions on Sunday, one session on Monday and one session on Tuesday. She and Ms. Tobin will coordinate their attendance. VI. COMMISSIONER'S CHOICE. Mr. Gerlick stated that he felt Ms. Tobin's suggestion regarding the Japanese students at Tei kyo University had a 1 ot of merit. He stated that he wasn't sure this would be a responsibility of the Commission, but perhaps the City Council would want to do something. Mrs. Romans stated t hat she felt the Chamber of Commerce would be an organization to handle this. Mr. Gerlick agreed that the Chamber would be a logical organization, and asked that a let- ter be sent to the Chamber regardi ng the welcoming of the Japanese students and the promotion of the City. Ms. Daviet inquired about the length of the time Dartmouth/Santa Fe intersec - tion will be closed. Mr. Wanush stated that it is scheduled to be closed for 40 days. The agenda for the next meeting was br iefly discussed. Mr. Schultz inquired about the new transit group, and asked if the Commission cou l d hear a presen- tation regarding this issue. Staff indicated they would look i nto this. Mrs. Romans stated that members of the Housing Task Force also wa nte d further time -4 - to discuss their report with the Cammi ssi on. Mr. Wanush stated that the Economic Development Coalition hopes to have the Strategic Plan prepared by mid-May, and this might also be an issue to be considered by the Commission . The meeting was declared adjourned at 8:40 P.M. ~~~~,L~ Recording Secretary -5 -