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HomeMy WebLinkAbout1978-05-30 PZC MINUTES• I. CITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION May 30, 1978 CALL TO ORDER. The Special Meeting of the Planning and Zoning Commission was called to order at 7:10 P.M. by Chairman Larry OWens. Members present: McClintock, Owens, Parker, Pierson, Drape~ /Jj/).~~~ Wanush, Ex-officio Members absent: Smith, Tanguma, Williams Also present: Assistant Director Romans Downtown Review Committee Members Nowacki, Jones, Brelsford, Chambers. Mrs. Pappas. II. COMPREHENSIVE PLAN. Downtown Review Committee. Mr. Owens stated that the purpose of the meeting is to receive the report from the Downtown Review Committee, which Mr. Smith has chaired. Mr. Owens stated that he understood Mr. Smith was attending a special meeting of the City Council, and that Mr. Lee Jones was to present the report. Mr. Owens asked if Mr. Jones would make his ~resentation. Mr. Jones stated that he would attempt to present some of the ideas that the Committee has come up with during their review process. Mr. Jones made reference to DRAFT III of the Down- town Review Committee report, noting that Englewood is bisected by South Broadway and U.S. 285, both of which are heavy traffic carriers. Mr. Jones stated that one of the concerns of the Downtown Committee was that the intensity of commercial develop- ment be concentrated in the downtown business district, and that the residential character of the surrounding areas be maintained. Referring to a map which was displayed, Mr. Jones delineated the boundaries of the Central Business District which is under consideration in this report. Don· Smith entered the meeting, and took his place with the Commission. Mr. Jones pointed out that the one area where there was a change in the projected downtown boundary over the present boundary, is south of U.S. 285 from approximately South Galapago Street west. This boundary was extended south to West Kenyon Avenue to accommodate the projected impact and de- velopment that would result from the proposed Ithaca/U.S. 285 couplet. Mr. Jones noted that part of this area and the ad- -2- Joining properties are "somewhat residential in nature"; but the committee felt that the Ithaca Avenue couplet would impact • that area to the south of Ithaca, and that the zoning should be changed from I-1, Light Industrial, to a Business classifica- tion in an effort to assure that the anticipated new development would be compatible with the other uses in the area. Mr. Jones stated that the Denver Regional Council of Govern- ments has designated 13 major activity centers in the Denver Metro area, and that downtown Englewood is one of these activity centers. Mr. Jones stated that these activity centers provide a variety of uses, such as residential, employment, commercial, recreational, medical, governmental, cultural and educational. It is the intent of this proposed Plan for the CBD to support this multi-purpose concept. Mr. Jones stated that the com- mittee is of the opinion that the provision of areas for rest and relaxation in the Central Business District is very important; this could include such items as landscaping. Mr. Jones stated that the committee was looking for ways that would make the Downtown Business District more conducive to a larger variety of uses than is in Cinderella City, for instance. Mr. Jones stated that the Downtown Review Committee and the Transportation Review Committee had a joint meeting to dis- cuss problems that pertained to both committees; four phases of the transportation problem that affect the downtown area are (1) access to the downtown; (2) circulation within the downtown; (3) travel through the downtown; and (4) parking. Mr. Jones noted that the traffic on South Broadway is the "stop-and-go" type, and will probably continue to be inasmuch as Broadway will probably continue as a strip commercial type thoroughfare. U.S. 285 provides the major east/west connector between South Santa Fe Drive and I-25 in the south metro area. This corridor has a great potential for traffic and to feed people into the downtown area. Mr. Jones pointed out that RTD is also a means of getting people into the downtown area, and noted that the RTD is considering the construction of a transit center somewhere in the vicinity of Girard Avenue in the down- town area --he stated that he did not think the exact location has been pinpointed to this time. The matter of internal circulation was discussed by Mr. Jones. East Hampden Avenue is a heavy traffic carrier from the east to South Broadway, and he questioned whether or not this could be extended through to U .S. 285 with some modification of that intersection. Girard Avenue and Floyd Avenue provide a means of internal circulation for the downtown area, as do the north- south streets. Mr. Jones stated that Dartmouth Avenue acts as a feeder street across town, and that he felt its importance would continue until the Ithaca/U.S. 285 couplet is completed. Mr. Jones stated that Dartmouth Avenue serves as a connector from South University Boulevard to South Federal Boulevard, but does not function well as a traffic carrier through that segment. Mr. Jones stated that Floyd Avenue does have a -3- problem with the alignment. The Review Commit t ee spent some time in discussion on this problem, and involved businessmen and property owners along the Floyd/Broadway area. He stated that "the committee took no action on any immediate issues or that intersection until a number of other things could be solved as related to businesses and their location with this inter- section." He stated that Floyd Avenue will still be shown as having the "jog", but it will continue as one of the main traffic carriers in the downtown area. Mr. Jones discussed the problems with the signalization of the Floyd/Broadway intersection. Mr. Jones stated that long-term goals may result in West Girard Avenue becoming a pedestrian way. It is felt by the committee that West Girard Avenue will continue as a vehicular connector between the downtown area on South Broadway and Cinderella City for some time. The committee discussed the possibility of a shuttle bus to help move pedestrians and to improve the "tie" between the Broadway area and Cinderella City. Mr. Jones discussed maps of the CBD which were included in the report which depict major access routes, and local access routes, and which also depict transit routes. Mr. Jones pointed out that South Santa Fe Drive is shown as a mass transit corridor. Mr. Jones emphasized that the U.S. 285 - Ithaca Avenue couplet and improvement of the Santa Fe/U.S. 285/Ithaca Avenue intersection would facilitate the movement of the east/west traffic. It would also open up a development corridor from South Bannock Street west to South Santa Fe Drive. Mr. Jones acknowledged that there will be some re- zoning that will be needed along this corridor, but he felt that this could be done progressively, and was not an "immediate" thing. Mr. Smith noted that the Committee discussed this pro- jected commercial corridor, and noted that the commercial de- velopment seems to be headed that way at the present time. Mr. Wanush stated that the Ithaca couplet will have a great impact on this area, and he felt that a "super block develop- ment" should be considered, rather than the type of commercial development that has occurred along U.S. 285 to the present time. Mr. Jones suggested that a Planned Development be required in conjunction with any new development along the U.S. 285/Ithaca Avenue couplet. He questioned whether there could be a moratorium placed on development in this area for a period of time to give an opportunity to accomplish the rezoning that is needed as recommended by the Downtown Review Committee? Mr. Wanush stated that it would be possible to impose such a moratorium, but questioned whether it would be practical to do so. Mr. Smith pointed out that the actual realization of the U.S. 285/Ithaca Avenue couplet is several years in the future. He stated that he could not foresee any funding for this couplet until at least 1985. Discussion ensued. -4- Mr. Wanush stated that he felt the development would be en- couraged because of the street access, or the location of the RTD routes, but not necessarily because of a "plan". Mr. Wanush reiterated that he does not question the need for re- zoning along the projected couplet corridor; he does question the need for a moratorium. Mr. Jones made reference to a map indicating 24-hour traffic volume counts. U.S. 285 is presently carrying 45,745 vehicles per day, and is projected to carry 70,000 by 1985. Broadway is presently carrying 30,350 vehicles per day, and is pro- jected to carry 45,000. Mr. Jones noted that the "point of saturation" on some of the streets has been reached, or is imminent. He pointed out that one "cannot do business on a street that is plugged with traffic." Mr. Jones discussed the matter of parking lots that are in existence, the availability of the parking and the access to the businesses. He noted that all the businessmen in the 3300 and 3400 blocks of South Broadway felt that additional parking that was easily accessible and in close proximity to their businesses was one of the most important things needed to re- vitalize those two blocks of the downtown area. Mr. Jones emphasized that additional parking is needed, particularly on the east side of South Broadway. He noted that there have been discussions between City officials and Public Service Company representatives about the possible purchase of the PSC land to provide the additional parking in the 3400 block. He suggested also that a "corridor" or walk-through be developed from Broadway to the east side of the businesses in an effort to improve accessibility to the parking areas. Mr. Jones sug- gested that possibly a Downtown Improvement District could be formed to finance the acquisition of the property for parking. This District could establish a mill levy to assess the down- town property owners. Mr. Jones stated that he would hope this proposal could be given some consideration. Mr. Smith stated that on June 12th, the City Council has a meeting with the downtown businessmen at a study session; he suggested that possibly Mr. Jones and other members of the Downtown Review Committee might want to talk to downtown businessmen and advise them of this meeting, and to indicate that the City Council is in need of their input. Mr. Smith noted that if the RTD transit center were to be located on the Ambrose/Williams lot at Bannock and Girard, it would probably eliminate parking on approximately 1/3 of the lot. This parking area should be replaced, with either a surface parking lot or a parking structure. He noted that the cost of a parking structure is approximately $5,000 per space. Mr. Jones noted that one parking space is worth $10,000 in retail sales. Mr. Jones stated that a couple of parcels of land that are available for purchase that might be used for parking are owned by Mr. Sachter and by Mr. Hagge. Discussion ensued. -5- Mro Wanush noted t hat Mr. Jones had sug ges ted a downtown improvement district. Mr. Wanush stated t hat one of the elements that comprise a successful downtown improvement district is participation by the property owners. He pointed out that the City would not pay the tot a l financing of the purchase of the tracts of land if there were a downtown im- provement district. Mr. Smith stated that a survey was done in the downtown area, and while almost 80% of the property owners and merchants agreed that parking was a major problem, only 30% stated that they would be willing to pay to solve that problemo Mr. Jones stated that he felt the City could be of assistance in obtaining options on land, etc. Mro Smith asked if absentee owners could vote on the formation of a special improvement district? Mr. Jones stated he was under the impression that they could vote if they are taxed for a debt peculiar to that area. Discussion ensued. Mr. Jones discussed the acquisition of land for additional parking in the 3400 block of South Bannock Street. He pointed out that this proposal would include covering Little Dry Creek and allowing parking on top of the creek. He pointed out that again, the City could be of help in acquiring the land and in providing the box for Lit t le Dr y Creek. Mr. Jones again pointed o u t that the parking lot which has been leased to Ambrose will accommodate 330 cars, and if the RTD transit center is located on t his site, the parking area that will be lost to customer s a n d businessmen will have to be replaced. Mr. Lathrop suggested the poss i b i lity of a walk-through on both the east and west sides of Broadway. He noted that there is the mid-block signal now , and he felt that persons might be more inclined to do business if there were easier access to and from parking and the business places. Mr. Lathrop pointed out that he felt this is one reason that establishments such as K-Mart t hrive is because they are lo- cated on large lots with ample parking. Mr. Lathrop also suggested that possibly Broadway businessmen would want to consider "double-front " stores in an effort to entice shoppers to this area. Mr. Jones cited the general goals of the Downtown Review Committee: 1. · To generally support the downtown as a Regional Activity Center by focusing high density, high activity uses within the downtown. Such uses would include retail, office, residential, hotel/convention center , and other similar uses. 2. To revitalize the Broadway/Acoma retail area. 3. To promote the regional nature of Cinder ella City. -6- 4. To link Cinderella City and the Broadway/Acoma area so that they complement one another. Mr. Jones further discussed the need for West Girard Avenue to be developed into a pleasant pedestrian-oriented connector be- tween South Broadway and Cinderella City. Mr. Owens asked if the distance between South Broadway and Cinderella City wasn't rather far to expect people to walk? Mr. Jones pointed out that if the RTD Transit Center is indeed situated where it has been initially proposed, persons would be walking either to Cinderella City or to Broadway, but not from Cinderella City to Broadwa~ which would be about half the distance. Mr. Jones-Stated that the proposal also includes a shuttle bus. Mr. Jones stated that one of the areas along West Girard Avenue that will need considerable attention, is the King Soopers loading docko It was felt that landscaping and other beautification means should be attempted to make West Girard Avenue more than a "high level vehicular route;" the committee would like to see a shift more to pedestrian traffic on Girard and less vehicular traffic. Mr. Lathrop asked if the committee didn't feel that the transit center would serve as a link between Cinderella City and Broadway? Discussion ensued. Mr. Smith stated that he felt the transit center might lead to more development around the ·King Soopers area. Mr. Jones discussed prime development areas. It was suggested that additional office space or hotel/convention facilities might be appropriate uses for these areas. Mr. Jones then discussed the area on South Lincoln around the Simon Center and the Malley Recreational Center. It was felt that any activity in this area should complement these public facilities. Mr. OWens stated that the Public Facilities Re- view Committee will discuss a proposed community center for the entire community to be located in reasonable proximity to the Senior Recreation Center. The area designated for medical-support facilities was then considered. Mr. Owens questioned the development of the medical support facilities in the area to the west of the Swedish Medical Center along Hampden. He suggested that this development should be situated more to the east around the medical complex itself. Mr. Draper asked if the Committee considered the overall expansion of the B-1 area similar to their proposal along the U.S. 285/Ithaca Avenue corridor. He pointed out that some of the immediately adjacent residential areas are pretty badly deteriorated. Mr. Jones stated that the com- mittee attempted to follow the present boundaries of the CBD pretty closely. He stated that the committee felt the "ex- tension of the B-1 District would dilute the concentration of business in the CBD" --the area that needs revitalization 0 The committee did not feel that the commercial activity should -7- "impinge" on the residential area. Mr. Draper asked if the committee felt the residential area would be razed and re- developed as residential? Mr. Jones stated that the committee seemed to feel that redevelopment would probably be with a higher density residential. Mr. Smith stated that things have changed in the last two or three years; there have been several new homes built, and quite a bit of remodeling of residential uses. He felt that people were becoming more confident that there would not be any major changes in the zoning and projected development of the City, and that people are more willing to invest monies for new residential uses or to improve the residential uses. Dis- cussion ensued. Mr. Smith stated that he was of the opinion that the committee felt there was sufficient space for de- velopment and redevelopment and better use of the existing B-1 area without an expansion of that zone district; the area that is presently zoned for B-1 use isn't being used to its capacity. Mr. Lathrop stated that he felt the goals of the Plan would be realized more expediently if the present boundaries of the B-1 Zone District are adhered to. Mr. Lathrop also cautioned against encroachment of commercial uses and zoning into the residential area; he felt this would lead to "another uprising of the peopleo" Mr. Jones stated that he was of the opinion that new develop- ment or redevelopment would bring about more high rise buildings in some sections of the downtown area. There was discussion of the possible high-rise development in the CBD. Mr. Brelsford pointed out that one of the major changes recom- mended by the Downtown Review Committee was to allow high- density residential development in the downtown area. Dis- cussion ensued. Mr. Jones discussed developments that should be supported in specific areas of the downtown district, such as medically- oriented uses in the area east of Broadway along Hampden Avenue. Mr. Jones stated that the two block area on either side of Ithaca Avenue would lend itself to large "block-type develop- ment." Mr. McClintock questioned a realistic timing on the Ithaca- U .S. 285 couplet? Mr. Smith stated that he felt it would be at least three to five years; the State does not have the matching funds, and there will have to be efforts to get this proposal back before the Council of Governments for considera- tion. Mr. Jones stated that he did not feel there would be too much problem if Englewood and Sheridan would agree on the redesigning of the Santa Fe/U.S. 285 intersection. He felt that 1he State Highway Department is looking for some agreement between these two municipalities before they will agree to the request for the couplet. Discussion ensued. Mr. Nowacki -8- agreed that the intersection at U.S. 285 and Santa Fe Drive must be redesigned before the couplet is approved. He pointed out that the Sheridan City limits at Santa Fe does extend east of the railroad tracks, so the agreement of Sheridan to the redesigning of the intersection is important. Mr. Nowacki stated that one of the most important elements to consider when discussing access is the downtown area; access to the downtown shopping area must be improved, and parking is a necessity. He acknowledged that every effort must be made to get "through" traffic through Englewood with a minimum delay, but for those people who want to shop in Englewood, there must be provision made to get them to the area in which they want to shop. Further discussion ensued. Mr. Jones discussed the area south of U.S. 285 which is now developed with greenhouses. He noted that the practice of importing carnations has had an effect on the local growers, and that at such time as these greenhouses are out of business, the committee felt that the "natural evolution" of this area would be to something like a hotel, a park'n'ride facility or something similar. Mr. OWens declared a recess of the meeting. The meeting re- convened at 9:15 P.M. with the following members present: Lathrop, McClintock, Owens, Pierson, Smith, Draper. Absent were: Parker, Tanguma, Williams. Mr. Owens declared a quorum of the Commission present. Mr. Jones continued with his presentation of the Downtown Review Committee report. He noted that the committee is of the opinion that environmental quality in the downtown dis- trict is very important, and that every effort must be made to make it a pleasant place to shop. Mr. Jones stated that landscaping and trees would be an aid, as would removal of the over-head utility lines. Mr. Jones discussed proposed amendments to the B-1 Zone Dis- trict uses that are listed in the Comprehensive Zoning Ordinance. Questions were posed as to permitting uses such as an ambulance service, crating service and second-hand stores. Mr. Wanush stated that he understood one of the major recommenda- tions of the Downtown Review Committee is that a Planned Develop- ment be required on all new developments in the downtown business district. Discussion ensued. Mr. Wanush stated that he felt very careful consideration should be given to anything that would restrict the use of the land in the downtown area, and cited height restrictions as an example. Mr. OWens questioned that there should be height restrictions as such in the B-1 district at all? Mr. Wanush discussed the concept of "incentive" provisions: the height may exceed the limitation provided addi- tional setback is provided, or some similar incentive. Mrs. Pierson asked if the Downtown Review Committee had con- sidered the "Permit System" at all. Mr. Nowacki stated that _, • -9- he did not know from the standpoint of a developer how valid such a Permit System would be. He cited a discussion with a local builder, and stated that this local builder indicated that a developer wants to be able to read the zoning ordinance, subdivision regulations, and other pertinent codes and ordinances and know whether they could get a permit for their development before funds are expended to draw up plans, etc. Mrs. Pierson stated that her understanding of the Special Permit System is that it removes uncertainty on the part of the developer and on the part of the citizenry. Mr. Owens agreed that the Permit System removes the uncertainty, and is a speedier process. He pointed out that there must be specific guidelines to use with the Special Permit System. Mrs. Pierson stated that the Com- mercial Review Committee, which she chaired, felt that the Special Permit System had merit, and should be tried at least in specific areas. Discussion ensued. Mr. Smith pointed out tha~ the Downtown Review Committee's recommendation to support high-density residential development in the downtown area is a good example of a "mixed use", and that the Mixed Use Dis- trict would be a valid addition to the Zoning Ordinance. Dis- cussion ensued. Mr. Jones stated that one of the big problems facing the down- town area is the Little Dry Creek flood threat. The matter of flood control on Little Dry Creek was discussed. The question of requiring a Planned Development on all new de- velopment in the downtown district was discussed. Mr. Lathrop questioned whether it should also be extended to cover existing developments --at such time as a use changes, he felt that the Commission and public should know "what they plan to do on any building site, or in any building." Mr. Jones stated that the recommendation pertained to new construction. Dis- cussion ensued. Mr. Owens thanked Mr. Jones for his presentation to the Com- mission. Mr. Jones offered the assistance of the committee and himself when the matter of the Comprehensive Plan gets to City Council. Mr. Owens reviewed the process that the Com- mission still has to follow before the City Council would re- ceive the recommendation. Mr. Lathrop discussed the Broadway/Floyd intersection, and the problems that the present alignment causes in traffic flow. Mr. Jones discussed the realignment of Floyd Avenue as was considered by the Review Committee. He noted that there is a possibility that Floyd could be realigned to the north of Berry's Paints along the right-of-way for Little Dry Creek. Brief discussion followed . The meeting adjourned at 9:45 P.M. trude G. ecording Secretary