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HomeMy WebLinkAbout1990-09-18 PZC MINUTESt CITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION September 18, 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 Gerlick at 7:00 P. M. in the Englewood City Council Chambers. Members present: Dummer, Gerlick, Glynn, Schultz, Shoop, Tobin, Cronk, Davi et Members absent: Members late: Also present: Wanush, Ex-officio None Covens Planning Administrator Dorothy Romans Planner Harold Stitt II. APPROVAL OF MINUTES September 5, 1990 Chairman Gerlick stated that the Minutes of September 5, 1990 were to be con- sidered for approval. Tobin moved: Daviet seconded: The Minutes of September 5, 1990 be approved as written. AYES: NAYS: ABSENT: ABSTAIN: Gerlick, None Covens None Glynn, Schultz, Shoop, Tobin, Cronk, Daviet, Dummer The motion carried. III. ENGLEWOOD COMMERCIAL INDUSTRIAL CENTER Final Subdivision Plat Donald Cameron, Applicant CASE #3-90 Mr. Stitt stated that the Preliminary Plat of the Englewood Commercial In- dustrial Center Subdivision was considered at a Public Hearing before the Com- mission on July 10, 1990, at which time the following conditions were imposed: 1. The riprap on the Big Dry Creek bank must be completed within three years after the approval of the Final Plat. 2. The access to South Wyandot Street shall be constructed at the exist- ing grade, if the access is constructed. -1 - 3 . Any other design of the access to South Wyandot Street must be sup- ported by hydraulic studies showing the net impact on the flood plain. 4. An easement must be obtained for a future Big Dry Creek trail system. 5. The connection to the 10-inch water line in South Wyandot Street must be located upstream on the meter for the Fire Training Facility. The meter may have to be relocated. 6. The maintenance agreement between Mr. Cameron and the Urban Drainage & Flood Control District shall be signed by both parties. Mr. Stitt noted that of these six conditions, only Condition #4 actually per- tains to the design of the Final Plat, and this easement has been shown on the Final Plat. The remaining conditions will be met after the Final Plat is ap- proved by the City Council. Mr . Stitt stated that staff has found the Final Plat of the Englewood Commer- cial Industrial Center Subdivision to be in order, and recommends approval of the Final Plat by the Commission, and that it be forwarded to City Council for their consideration. Mr. Gerlick asked Mr. Cameron if he had anything to bring to the attention of the Commission regarding the Plat. Mr. Cameron stated that he did not. Mr. Gerlick asked the pleasure of the Commission. Schultz moved: Tobin seconded: The Final Plat of the Englewood Commercial Industrial Cen- ter Subdivision be approved and forwarded to City Council for their favorable consideration. AYES: NAYS: Glynn, Schultz, Shoop, Tobin, Cronk, Daviet, Dummer, Gerlick None ABSENT: Covens ABSTAIN: None The motion carried. * * * * * * * * * * The Commission moved into the Community Room for discussion on Housing in Englewood. Mr. Covens entered the meeting. IV. COMPREHENSIVE PLAN REVISION Housing in Englewood Mr. Wanush distributed a copy of a map of the generalized residential land use from the 1979 Comprehensive Plan. This map indicates areas of low density resi dential, low density residential incentive, medium density residential and high density residential. The map was designed to accompany the text of the 1979 Plan. -2 - Mr. Wanush explained that the Comprehensive Plan is really two sections: The text which outlines policies, goals, and actions required to implement these policies and goals. The second section of the Plan is the maps which accompa- ny the text. Mr. Wanush discussed the four residential land use categories indicated on the 1979 Map, and stated that the low density residential applied to the mature, developed areas that were in need of "protection". The low density residen- t i a 1 incentive areas app 1 i ed to o 1 der, deve 1 oped areas with sma 11 homes and pockets of problem houses. This designation would enable the enaction of pro- visions in the Comprehensive Zoning Ordinance to provide incentives for the improvement of problem properties --possibly demolishing one deteriorated single-family home, and constructing a new duplex. Mr. Wanush stated that when the Housing Task Force was meeting, the map of the generalized residential land use was not really part of the consideration, but he is of the opinion that much of the written report still apply to the 1979 map. The new text places an emphasis on the maintenance of existing housing stock. Mr. Wanush stated that the City does have a Housing Rehabilitation Program to provide loans and some grants for the improvement of houses. Funds are requested in the 1991 Budget for the purchase of some dilapidated, deteri- orated properties which would be cleared, and redeveloped in one of several ways: either the cleared site could be sold for home construction, loans could be made to the contractor to construct the home, or the "turn key" pro- gram could be used wherein the Englewood Housing Authority (EHA) would pur- chase the home from the contractor once it was constructed and be responsible for selling the home. Mr. Wanush stated that members of the Housing Task Force were of the opinion that Englewood is a good place to live, and emphasis should be placed on the qua 1 ity of education, the sense of community and other positive points, to change the perception of the quality and diversity of housing. The need to upgrade renta 1 units was discussed. The Housing Task Force had suggested that rental units be inspected annually and upon the sale of the property, and that investors be encouraged to lease property with the option to purchase. Mr. Wanush suggested that these suggestions wi 11 prob ab 1 y be controversial when Public Hearings are held, but that they do need to be discussed. Ms. Tobin stated that in her opinion the yearly inspections need to be con- sidered, and cited a rental next door to her which at one time had no water service, but was still rented. Ms. Tobin stated that she felt the inspections should definitely be done when there is a change of tenants. Ms. Tobin point- ed out that a lot of the investors bought their properties when the real es- tate values were high, and that this may influence their ability to sell the property on today's market. Mr. Dummer cautioned against putting too many restrictions on renters and/or landlords. Mr. Dummer expressed his opinion that many renters don't care. Ms. Daviet stated that the inspections are a good idea in theory, but until property values pick up, she would be hesitant to proceed on any program that could result in vacant properties. Vacant properties are not kept up at all and deteriorate and are vandalized. She felt it would be better to keep the properties occupied even if the conditions were less than optimum. -3 - Mrs. Romans interjected that just including this section in the Comprehensive Plan will not implement the inspection program; it would only provide the framework for such a program. There would have to be other steps taken before it could actually be implemented. Ms. Tobin commented that one of the charges to the Task Force was to explore ways to upgrade the housing stock in Englewood. She stated that there is a diversity in population in the City, and there should be a diversity of hous- ing types, also. Ms. Tobin stated that the complaints she has heard from renters is about the size of rooms in the older homes. Mr. Covens asked in regard to Housing Code inspections, whether the issue of safety or health made a stronger case to warrant the inspection. Mr. Wanush stated that health and safety issues were equally val id to warrant inspec- tions. He pointed out that the police powers are based on health, safety and welfare issues. There was further discussion on the issue of Housing Code inspections. Ms. Cronk pointed out that in inspecting the older houses, the requirement would be to meet "minimum standards". Ms. Daviet commented that one would be surprised to see how many problem prop- erties are owner occupied, and not renter occupied. Mr. Wanush agreed, and pointed out that many of the "repeat offenders" are homeowners --not renters. Mrs. Romans submitted photographs taken during a housing inspection of an owner occupied home. The homeowner was a young professional person employed by the State --not an elderly person one might expect to have difficulty keeping the premises clean. Mr. Shoop asked if there is supporting data on the percentage of homes with hazardous conditions. Mr. Wanush stated that the Department did have this data in the late 1970's, but we do not have current data. Census data was discussed. Mr. Wanush stated that the preliminary data indi- cates a drop of about 600 in population from the 1980 figure. The City has challenged this information, and there is a possibility that we will pick up an additional 325 or so. There are approximately 1,000 more housing units in Englewood than in 1980, but the population is down. Mr. Stitt further dis- cussed the Census challenge and counting procedures. He stated that the data indicates a 10% vacancy rate for the City, which is not considered high for the metro area. Ms. Daviet commented that 10% is high for Englewood. Mr. Wanush asked if there were any suggestions, comments, or questions on the Housing Section. He suggested that the next step would be to submit the docu- ment to various bodies such as the Englewood Housing Authority, the School District, Chamber of Commerce, etc. to ask for comments, and to schedule a date for a Public Hearing before the Commission. Ms. Tobin suggested sending the report to the banks and rea ltors, a 1 so. Ms. Davi et suggested that it might be sent to property management firms. Mr. Dummer commented on the many developments in Englewood imposed on them, but are not necessarily enforced. Mr. covenants are not generally enforced by City governments. homeowners association or similar private body. -4 - that have covenants Wanush stated that This is done by a • Mr. Dummer discussed the remodeling of homes that a lot of homeowners under- take in an effort to increase the size of rooms. He questioned whether this could be pursued in some of the older areas. Mr. Wanush stated that this should be pursued, but that zoning restrictions such as the lot size, off- street parking requirements, and height limitations can present obstacles. It should, however, be an objective of the Commission to review these possible impediments to housing improvement. Mr. Covens inquired about lower cost advantages for first time home buyers. Mr. Wanush stated that the City does participate in the Mortgage Revenue Bond program, about 1.6 million dollars per year; this results in the purchase of eight to ten homes per year. Ms. Daviet asked if Amendment #1 was approved, how would it impact these pro- grams. Mr. Wanush stated that he did not know. Mr. Wanush further discussed the proposed program of purchase/clearance/ redevelopment for single-family homes. Staff has identified sites with base- ment homes, vacant lots, and will be working to identify sites with dilapidated/deteriorated homes. These sites would be purchased (willing seller), cleared, and redeveloped for resale. This would be a "revolving" fund, replenished by the resale of the lots to developers or homeowners. Mr. Wanush stated that a meeting has been scheduled with five individuals involved in the construction business for late next week. Mr. Wanush stated that the Englewood Housing Authority will actually be purchasing the lots --not the City, and the program could be tied in with the mortgage revenue money to of- fer incentives for the first time home buyers. Ms. Tobin inquired about "con- demnation", and stated that she would be opposed to this. Mr. Wanush empha- sized that property would not be condemned for the purpose of acquisition; all acquisition would have to be from a willing seller. Mr. Schultz asked whether it would be possible to require that when "basement house properties" sell, they have to be improved with an above-grade struc- ture. Mr. Wanush stated that he did not think this would be proper, that the basement houses are "grandfathered in". Mr. Dummer asked if thought had been given to acquisition of properties listed in delinquent tax sales. Mr. Wanush stated that this had not been explored but would be. Ms. Tobin asked if there was money for this program. Mr. Wanush stated that there are no funds now; the funds are being requested in the 1991 budget. Mr. Wanush stated that Englewood, in conjunction with the city of Sheridan, applied for an Enterprise Zone designation. We have received notification of tentative approval of this designation, which would basically encompass the industrial areas of both Englewood and Sheridan. There is need for some boundary adjustment before the final approval is given. This designation should be of help to businesses wishing to locate in Englewood, or to existing businesses wanting to expand. Mr. Wanush stated that the staff would proceed to transmit the Housing Report to the bodies previously suggested, and schedule a Public Hearing, possibly in November, on the report . -5 - • V. DIRECTOR'S CHOICE Mrs. Romans reminded members of the Commission that the 21st Annual Parade wi ll be held on November 3rd. She stated that the Board of Directors is look- ing for sponsors (contributors), and businesses who will build floats and par- ticipate in the parade. Ms. Daviet inquired about the insurance requirements for parade participants. Mrs. Romans stated that there is a disclaimer on all parade applications, and equestrian units must provide proof of insurance prior to participation. Mrs. Romans emphasized that there can be no politi- cal entries in the Parade, but space has been made available in Trolley Square for any candidates who wish to set up a booth for distribution of campaign literature. VI. COMMISSIONER'S CHOICE Mr . Covens stated that he had attended the ceremony earlier in the day on the awarding of the SMART grant for recycling. Mayor Pro Tern Habenicht was also in attendance and spoke on behalf of Englewood. Mr. Covens stated that this is a state-wide program, and commented on the number of rural counties who are joining together to form one collection site. Mr. Covens stated that he feels the City of Englewood did very well in obtaining the grant, and if the initial target program is successful, it will be expanded. Mr. Shoop inquired about progress on the northwest Englewood site discussed by Mrs. Romans at the last meeting. Mrs. Romans stated that staff wi 11 be scheduling the meeting with the property owners for sometime in October. There was nothing further to come before the Commission. The meeting was de- clared adjourned at 8:05 P. M. Gertrude G. Welty Recording Secretary -6 -