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HomeMy WebLinkAbout1987-11-24 PZC MINUTES• • • I. CITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION NOVEMBER 24, 1987 CALL TO ORDER. The regular meeting of the Englewood Planning and Zoning Commission was called to order by Chairman Thad Carson at 7:00 P. M. Members present: Allen, Barbre, Mulhern, Russell, Such, Carson Romans, Ex-officio Members absent : Hanson, Jolk Also present; Senior Planner Susan Hirsch II. APPROVAL OF MINUTES November 10, 1987 Chairman Carson stated that the Minutes of the meeting of November 10, 1987, were to be considered for approval. Mulhern moved: Barbre seconded: The Minutes of November 10, 1987 be approved as written. AYES: NAYS: ABSTAIN: ABSENT: Barbre, Mulhern, Russell, Such, Carson None Allen Hanson, Jolk The motion carried. I I I. ALL AMERICAN AUTO CENTER #5 Subdivision Plat -Preliminary CASE #25-87 Mr. Carson stated that the matter before the Commission is a Public Hearing on the Preliminary Subdiv i sion Plat filed by All American Auto Center #5. Mr. Carson stated that adjoining property owners had been notified of the Public Hearing by Certified Mail . He asked for a motion to open the Public Hearing. A 11 en moved: Mulhern seconded: The Public Hear i ng on Case #25-87 be opened. AYES: NAYS: ABSTAIN: ABSENT: Mulhern, Russell, Such, Allen, Barbre, Carson None None Hanson, Jolk The motion carried . Mr. Carson asked if a presentation was to be made by the staff . Mrs. Dorothy Romans was sworn in and testified that she is the Acting Director of the Department of Community Development. Mrs. Romans testified that the -1 - only matter to be considered by the Planning Commission during the course of this Public Hearing is the division of the property into two or more lots. • Mrs. Romans stated that future use of any portion of the property for auto- rel ated purposes would require a separate public hearing for that specific issue. Mr. Carson asked if the applicant was present. Mr. David Jacobowski was sworn in, and testified that he is the architect for the prospective purchasers of proposed Lot 1. Mr. Jacobowski stated that this land has never been platted, and in order for any additional uses to be accom- modated on this site, the land must be subdivided. Mr. Jacobowski testified that the present use of the entire site is a bowling alley and the accompany- ing parking for that bowling alley. There is excessive parking for that par- ticular use, and the property owner wants to make use of the additional land. His client wants to purchase the land designated as Lot 1 if the proposed sub- division is approved by the City. Mr. Allen asked the location of the site Mr. Jacobowski's client is interested in. Mr. Jacobowski stated that his client is interested in purchasing the northwest corner of the bowling alley site, which is designated as Lot 1 on the proposed plat. Mrs. Russell asked if the site is to be divided into only two lots. Mr. Jacobowski stated that two lots is the proposed division at this time. Mr. Carson asked if there was an alley to the rear of the proposed lot. Mr. Jacobowski stated there is no alley. Mr. Mulhern asked if any portion of this site was in a flood plain. Mr. Jacobowski replied in the negative. Mr. Carson asked if there was anyone in the audience who wished to speak in favor of the proposed subdivision. Mr. Rod Hanson, 4740 South Lipan Street, was sworn in and testified that he is of the opinion the City of Englewood needs all the business it can get. Mr. Hanson stated that he knows the owner of the proposed use. Mr. Carson reiterated that the issue before the Commission is the matter of the division of the land, not the eventual use of any portion of the land. Mr. Carson stated that any discussion of a possible future business would re- quire an additional public hearing. Mrs. Romans suggested that a copy of the proposed subdivision plat be dis- played for the audience so they can determine exactly what the discussion be- fore the Commission pertains to. Ms. Susan Hirsch was sworn in and testified that she is the Senior Planner in the Department of Community Development. Ms. Hirsch testified that the appli- cant is proposing to divide the property into two lots. This site has not been platted previously, and was developed prior to annexation by the City of Englewood. There is more than adequate parking for the bowling alley. The • applicant will close the northernmost curb cut on Federal if the subdivision • plat is approved. There will be internal circulation through the parking area, and a four foot sidewalk will be provided along South Federal Boulevard. -2 - • • • The applicant proposed that the sidewalk be installed only along the Lot 1 boundary; however, staff is recommending that the four foot sidewalk be in- stalled along both Lots 1 and 2 to complement the sidewalk that exists to the north and south of these two lots. Mr. Carson asked if Mr. Jacobowski had read the recommendation of the staff. Mr. Jacobowski stated that he had not; he had been told about the recommenda- tion, but he did not have a copy personally. He stated that he is authorized to agree to the installation of the four foot sidewalk along both Lot 1 and Lot 2 on the Federal frontage. He stated that the Subdivision Plat would be amended to show such a sidewalk for the full length of the site. Mr. Mulhern asked if there was to be a separate drainage plan for Lot I, or would it drain across Lot 2 as it appears to do at the present time. Mr. Jacobowski stated that there were no plans to change the existing drainage pattern. The site drains to the southeast. Mr. Carson asked if anyone else in the audience wished to speak in favor of the proposed subdivision. No one else spoke in favor. Mr. Carson asked if any member of the audience wished to speak in opposition. Mr. Wilbur Hall, 2924 West Chenango Avenue, was sworn in. He stated that his property is on the north side of the proposed development, and pointed out that a 10 foot easement is shown on the north side of the proposed Lot l; he asked if this is correct. Mr. Hall questioned how fire protection could be provided to the rear of the residential properties with only a 10 foot ease- ment. He stated that there is approximately 50 feet between their rear prop- erty line and the bowling alley building at the present time. He emphasized that if the proposed lot is developed right up to the north property line, this would preclude any rear access to the homes on the north. Mr. Carson noted that the rear of the residential area appears to be fenced, so the Fire Department would have no direct access from the bowling alley property now. He asked if Mr. Hall thought this was an alley. Mr. Hall stated that he did not know if it was a designated alley, but that it does provide access and people drive through the area. Ms. Hirsch stated that the easement is for the Brown Ditch, and is not an ac- cess easement. There is no alley along the north side of the bowling alley property. Mr. Hall stated that there is an over abundance of empty buildings in the City of Englewood at the present time, and suggested that the prospective user of the proposed Lot 1 look at some of those buildings. Upon questioning, Mr. Hall indicated that he would probably be opposed to any type of use or change to the site. Ms. Russell addressed Mr. Hall's concern about access to the rear of their properties. Ms. Russell noted that there are a number of residential areas throughout the City that do not have alleys at the rear of the property. Ms. Russell stated that she isn't sure whether the lack of an alley presents a greater risk for fire protection. She stated that a property owner with a large lot does have the right to sell part of that lot, and that is the issue before the Commission at this point in time. -3 - Mrs. Lorena Oberley, 2954 West Chenango Avenue, was sworn in and stated that she realized the issue before the Commission was the division of the land, and that she might be premature to bring up the matter of business development on • the site. Mrs. Oberley stated that she is concerned about any business that is to be built on this property. Mrs. Oberley stated that the property owners in this area have had "a great view of the mountains" and with new develop- ment, this would destroy that view. Mrs. Oberley stated that she would object to any building being constructed on proposed Lot 1. Mrs. Oberley testified as to the problems the residential owners have dealt with over the years from the patrons of the bowling alley, i.e., drinking, liquor bottles tossed into the residential yards, partying in the parking lot, etc. Mrs. Oberley stated that it seemed to do no good to lodge complaints regarding the behavior of the bowling alley patrons. Mrs. Oberley stated that she has lived at this address for 28 years. Ms. Andrea Newport, 2974 West Chenango Avenue, was sworn in. Ms. Newport asked how close the proposed building could be to their fence. Mrs. Romans stated that construction cannot be allowed in any easement, and the easement for the Brown Ditch is shown as 10 feet in width. Ms. Newport stated that 10 feet would be very close to their property, and she doesn't want to look out her kitchen window into the rear of a commercial building. Ms. Newport also testified as to the traffic problems on South Federal, which she felt would be compounded by additional commercial develop- ment on the site. Ms. Newport also pointed out that the old Centennial Race Track has been developed, and the Centennial Shopping Center has been expan- ded, so there is additional commercial space available for prospective • businesses. Mr. Carson pointed out that a member of the Commission, Mr. Such, does live in this general area. Mr. Such stated that he does live in this neighborhood, and that he also has some concerns regarding the proposed development. He stated that he is glad to see that residents are present to discuss their concerns. Don Greatorex, 2988 West Chenango Avenue, was sworn in. Mr. Greatorex stated that he had resided at this address for 29 years, and is concerned about any structure being built on that particular corner. He asked if there was any reason the property sold had to be on that corner, or if the southwest corner would not be just as satisfactory for the prospective purchaser. Mr. Jacobowski stated that the proposed tenant wanted visibility that is available on the north side of the site. Mr. Jacobowski pointed out that the entire site is presently zoned for Business. Mr. Allen asked if there were structures that would inhibit the view of the proposed tenant on the southwest corner of the site. Mr. Jacobowski stated that there are, and cited a small insurance office. Mr. Mulhern asked if the proposed lot could be divided for a north/south alignment of the building rather than the east/west orientation that is pro- posed. Mr. Jacobowski stated there is a sanitary sewer easement and a water • line that would prohibit such an orientation. -4 - • • • Mr. Greatorex stated that the insurance building Mr. Jacobowski referred to is one story in height, and would not inhibit the view of the proposed develop- ment from the south any more than his house would inhibit the view of the development from the north. Mr. Carson asked if anyone else wished to address the Commission. No one else spoke at this time. Allen moved: Mulhern seconded: The Public Hearing on Case #25-87 be closed. AYES: NAYS: ABSTAIN: ABSENT: Mulhern, Russell, Such, Allen, Barbre, Carson None None Jolk, Hanson The motion carried. Mr. Such questioned that there was sufficient parking space for the bowling alley to divide and sell off a portion of the lot. He noted that there are times when there are several groups of bowlers at the alley that the parking lot is full. He stated that he anticipated people would be parking in the shopping center lot if a portion of the existing lot is sold and cannot be used for bowlers' parking. Mr. Allen stated that he has been going to this bowling alley for 15 years, and has never seen it full . Mr. Barbre stated that he could see no basis for denial of the request to ap- prove the proposed subdivision. Ms. Russell stated that she could understand the position of the residents who want to protect their mountain view, but the proposal meets all the regula- tions that are in existence to govern subdivision of property. She stated that she could not vote in opposition to the request. Mr. Allen stated that he felt the view of the residents looking south would be into the parking lot of the bowling alley. He stated that this site is zoned for business, and he did not feel the Commission can arbitrarily say the prop- erty owner cannot build another building there. Mr. Mulhern stated that the request does not violate any of the provisions governing the subdivision of land, and he did not see how the Commission could deny the request. Allen moved: Russell seconded: The Planning Commission approve the Preliminary Plat of the All American Auto Center #5 with the following recommenda- tion: The four foot (4') sidewalk proposed for Lot 1 along South Federal Boulevard be extended the entire distance of the proposed subdivision to include the frontage along South Federal Boulevard that is within Lot 2. AYES: NAYS: Mulhern, Russell, Such, Allen, Barbre, Carson None -5 - ABSTAIN: None ABSENT: Hanson, Jolk The motion carried . A lady in the audience asked if the proposed development couldn't be built further away than the 10 foot space of the existing easement. A gentleman in the audience expressed his opinion on the partying that goes on in the parking lot now, and the need for additional lighting if the proposed development is approved . Mr. Allen called the attention of the Chair to the fact that the Public Hear- ing is closed, and comments from the floor should not be elicited. Ms. Russell assured t he members of the audience that the Commission is not giving them the "run-around" when they are told that they will have to attend another meeting to express their concerns on a proposed use, but this is the procedure that must be followed by the Commission. IV. PUBLIC FORUM. Mr. Carson asked if any me mber of the audience wished to address the Commis- sion on the previous matter, or any other issue. No one addressed the Commission. V. DIRECTOR'S CHOICE. Mrs. Romans stated that she had nothing to bring before the Commission. VI. COMMISSIONER'S CHOICE. Mr. Allen stated that he was not present at the last meeting, and asked what had been done for the Maunakea family . Mr. Carson stated that a plaque was presented to Mr. Maunakea shortly before his death, which he deeply appreci- ated. The Commission also sent a plant to Mrs. Maunakea following Mr. Maunakea's death. There being nothing further to come before the Commission, the meeting was declared adjourned at 7:55 P. M. .. j I/'/ 'lu L A ; · · P/e:dM--;- Gei&ude G. Welty " :J" Recording Secretary -6 - • • •