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Home My WebLink About1978-01-17 PZC MINUTESCITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION • January 17, 1978 • I. CALL TO ORDER. The regular meeting of the City Planning and Zoning Commission was called to order at 7:05 P.M. by Chairman Judith Pierson. Members present: Owens, Parker, Pierson, Smith, Tanguma, Williams, Draper, Lathrop Wanush, Ex-officio Members absent: Wade Also present: Assistant Director Romans; Associate Planner Steve House. II. APPROVAL OF MINUTES. Mrs. Pierson stated that Minutes of December 20, 1977, and December 27, 1977, were to be considered for approval. Tanguma moved: Owens seconded: The Minutes of December 20, 1977, be approved as written. AYES: Parker, Pierson, Smith, Tanguma, Williams, Draper, Lathrop, Owens NAYS: None ABSENT: Wade The motion carried. Parker moved: Tanguma seconded: The Minutes of December 27, 1977, be approved as written. AYES: Smith, Tanguma, Williams, Draper, Parker NAYS: None ABSTAIN: Pierson, Lathrop, Owens ABSENT: Wade The motion carried. III. T.W. ANDERSON & CO. Off-Street Parking Plan CASE #1-78 Mrs. Pierson asked that the staff present the case before the Commission • -2- Mrs. Romans stated that §22.5-5g of the Comprehensive Zoning Ordinance requires that any parking lot for 50 or more cars be approved by the Planning Commission. Mr. T. W. Anderson • has proposed to construct a shoppette on the south 220 feet of a block bounded by U.S. 285, South Jason Street, West Ithaca Avenue, and South Huron Street. The Comprehensive Zoning Ordinance would require 54 off-street parking spaces for the development, but the applicant has proposed a 67 space parking lot. Mrs. Romans asked that the staff report be made a part of the record of this case. Mrs. Romans stated that the staff feels there is no choice but to approve the proposed parking lot layout, and has recommended approval with some conditions. Mrs. Romans stated that there is a utility easement which runs through the vacated alley, and if it becomes necessary to relocate the poles owned by Mountain Bell, they would have to be moved at the applicant's expense. It is recommended that no curb cut exceed 36 feet in width at the curb line, and the applicant would be required to make repairs and replacement to curb, gutters and sidewalks to the City's specifications. Mrs. Romans stated that the staff has made the assumption, based on the letter from the City Council to the State Highway Department and the Denver Regional Council of Governments, that U.S. 285 and West Ithaca Avenue would be developed as a one-way couplet. It is very probable that if the transition is made east of the underpass that this property would be involved in the transition. Until the City or State is in a position to acquire the subject property, the staff i's of the opinion that the property owner cannot be denied the use of the land. The staff does recommend that the Commission write to City Council and notify them of the proposed development, and suggest that the Highway Department be urged to design the one-way couplet so that the City will know what property is actually involved. Mrs. Romans stated that the staff has prepared a draft of such a letter for the consideration of the Commission. Mrs. Romans stated that Mr. Anderson is represented at the meeting by a representative of Miles Lantz Architectural firm.. Mr. Boggio Miles Lantz Architects -stated that their proposed parking plans show two 46 foot curb cuts, which are in conflict with the maximum 36 foot cut proposed by the staff. Mr. Boggio stated that these curb cuts could be reduced to 36 feet if necessary. He stated that they are in contact with the utility companies; the proposed building encroaches two feet into the easement. They can encroach on the easement if they clear the existing lines by a minimum of six feet, which they do. He stated that he did not feel this would present any problem. Mr. Smith asked if Mr. Boggio was aware of the proposed one- way couplet that has been proposed on U.S. 285 and Ithaca • -3- Avenue? Mr. Boggio stated that he is aware of the prop o s al, but that they "have no choice but to do this proposed parking layout and shoppette-." Mr. Boggio stated that discussion on the proposed one-way couplet has been "going on over a year", and if the couplet is approved, "they will just have to purchase the property from Mr. Anderson." Mr. Boggio stated that it is the developer's hope that if the couplet goes through, it will take only a corner of the off-street parking area and not the entire development. Mr. Boggio stated that they had revised the plans upon being informed of the proposed one-way couplet; the buildings had originally been proposed on the Ithaca Avenue frontage and they have now relocated the proposed buildings to the north. Mrs. Pierson asked when the applicant would propose to begin construction on the proposed shoppette? Mr. Boggio stated they hoped to begin construction within three months time; the construction drawings are approximately half done. Mr. Parker stated that in driving by the site to view it, he didn't think the one-way couplet transition would affect the buildings. Mr. Wanush stated that he felt this would be impossible to determine at this point in time. There are no designs on the proposed couplet and it would be difficult to say whether or not the site would be affected. Mr. Wanush stated that the staff feels that the possibility the site will be affected by the one-way couplet must be considered, but there is no basis for denying the approval at this time because of the lack of design for the couplet. Mrs. Pierson asked if she was correct in understanding that the proposed use could be constructed and would not be before the Commission if there were less than 50 off-street parking spaces in the plan? Mr. Wanush stated that this is correct. Mr. Boggio stated that he has been in contact with the State Highway Department regarding the one-way couplet. He said that he found that they "haven't sat down at the drawing board on this", and are at least two years away from implementation. He was told that the Highway Department would try t o work around existing buildings as much as possible if it was deter- mined the transition would extend onto the subject property. Mr. Boggio stated that by setting their proposed buildings back from West Ithaca Avenue, "we gave them a piece of property to work with." He stated that the applicant would not want to see the buildings demolished after only two or three year~ Mr. Smith stated that he understood throughout the discussions on the one-way couplet that the City had a 60 foot rig ht-of-way. Mrs. Romans stated that the City does have a 60 foot right-of- way on West Ithaca Avenue, but not for the transition from U.S. 285 to Ithaca. Mr. Wanush cautioned that more than the 60 foot right-of-way may be required on West Ithaca Avenue, also, to carry the projected traffic safely. -4- Mrs. Pierson asked if the Commission could require, as a con- dition to approval, that the landscaping be installed as shown on the proposed parking layout? Mr. Wanush stated that if the parking plan were approved, and it includes the landscaping, he would say that the Commission could require the landscaping as shown on the approved plan. Mr. Boggio stated that the de- velopers "intend to do everything shown on the plans in terms of landscaping." Parker moved: Draper seconded: The Planning Commission approve the off-street parking plan submitted by T. W. Anderson for the following described property: The south 20 feet of Lot 8, Lots 9 thru 24, inclusive, and the south 20 feet of Lot 25, Block 6, Englewood Subdivision, Arapahoe County, Colorado. This approval is subject to the following conditions; 1. If required to do so by Mountain Bell, the developer must relocate the existing telephone service lines at his ex- pense. 2. No cu+b cut shall be more than 36 feet at the curb line. 3. The developer must make the following repairs or replace- ments: a. Replace any existing curb cuts that are not part of the entrance/exit plan with six-inch vertical curb and gutter. b. Replace any existing sidewalk that does not conform to City specifications at the time of development. c. Repair the existing curb and gutter at the radius of South Jason Street and West Ithaca Avenue. 4. Landscaping of the parking lot shall be implemented as shown on the approved parking plan dated December 15, 1977. Discussion ensued. Mr. Tanguma stated that in looking at the site and the off-street parking la yo ut, it would appear that to get a good transition from U.S. 285 to West Ithaca Avenue, it wouLi 0r~:.1 require a }!or-tion of the corner of the lot. Ht:: sug- gested if the structure were moved back to Ithaca the chances of the Highway Department taking the building "would be nil." He stated that he didn't think the transition could be a sharp turn, but rather a "wide, sweeping" transition. Mrs. Romans pointed out that we don't know what the design plan of the. transition is yet, and that it is much more likely that the State Highway Department will require the entire site than just a small corner. -5- Mr. OWens stated that the problem :is that the staff and Commission are "guessing what is going to happen" as far as the transition and design plans are concerned. He stated that as far as he could see, the Commission would just have to approve the off- street plan as it is presented, and deal with the matter of the one-way couplet transition later on. Further discussion ensued. Mr. Smith stated that Council has recommended to the Council of Governments and to the Highway Department that U.S. 285 and West Ithaca Avenue be considered as a one-way couplet; but right now everything is speculative as to what will happen. The State Highway Department will probably look at the entire interchange if they are going to redo it, and if the entire site is taken for the transition, "Mr. Anderson will make money." Mr. Wanush stated that there are some preliminary plans being drawn on South Santa Fe Drive. He stated he understood that the State is attempting to design a new interchange for the Santa Fe/U.S. 285 interchange to the west of the existing move- ment, but this is part of the Santa Fe Drive improvement. Any turn from U.S. 285 would most likely be to the east of the underpass. Mr. Wanush stated that COG is the regional planning agency for transportation funds. T«ere is estimated to be approximately $60,000,000 in funds remaining after the improve- ments to South Santa Fe Drive, Kipling and County Line Road from the I-470 transfer of funds, and local jurisdictions are being asked to submit projects for the use of the remaining $60,000,000. Mr. Wanush stated that he felt certain the one- way couplet would be the City's number one priority for these funds. Further discussion ensued. The vote was called on the motion: AYES: Smith, Tanguma, Draper, Lathrop, Owens, Parker, Pierson NAYS: Williams ABSENT: Wade The motion carried. IV. DIRECTOR'S CHOICE. Mr. Wanush stated that the staff has prepared a draft letter for the consideration of the Commission regarding the proposed development by Mr. T. W. Anderson. The proposed letter would request that City Council ask that the design for the U.S. 285- West Ithaca Avenue one-way couplet be accomplished with all due haste. Copies of the letter were presented to the Com- mission for their consideration. Don Smith suggested that possibly the staff could check with the City Attorney on the possibility of a short-term moratorium on development along the area of the couplet and transition. -6- This short-term postponement of development could give an opportunity to get something back from DRCOG and the State Highway Department on the design. Discussion ensued. Mr. Williams stated that he felt the Commission's approval of the proposed parking plan was contrary to what the Commission and City Council have determined is needed for the movement of traffic. He noted that letters have been written to the State Highway Department and the Council of Governments on the one-way couplet of U.S. 285 and West Ithaca Avenue; he felt there should have been further consideration before the request from Mr. Anderson was approvedo Mr. Wanush noted that there were other areas in town where similar activity is going on, but property owners can build whatever they want; he stated there is no legal way to prevent development without purchasing the lando Mro Draper stated that he felt the City could be subject to suit if the property owner were to be denied the use of his land without a concrete basis for doing so·o Mr. Smith stated that he felt there was no legal way the Com- mission could not approve the proposed parking plano He stated that he did feel that a mo »atorium could be imposed on future developments. Mro Wanush stated that he felt 1he idea of a moratorium was a good suggestion, and suggested that a paragraph suggesting a moratorium could be added to the suggested letter, or one of the Councilmen on the Commission could bring the matter up at the next City Council meetingo Mr. Wanush stated that the moratorium was not a solution to the problem, but he felt it would be good to have one of the Councilmen bring it up to the entire Council for considerationo Discussion ensued. Tanguma moved: Smith seconded: The following letter be sent to the City Council. ,. •• City of Englewood January 17, 1978 The Honorable James L. Taylor, Mayor Members of the Englewood City Council 3400 South Elati Street Englewood, Colorado 80110 Gentlemen: 3400 S. Elati Street Englewood, Colorado 8011 o Phone (303) 761-1140 Mr. T. W. Anderson has submitted plans to the Department of Community Development to construct a shoppette on the southern portion of the block bounded by U.S. 285, South Inca Street, West Ithaca Avenue and South Jason Street. Because §22.5-5g of the Comprehensive Zoning Ordinance requires Planning Com- mission approval of any parking area which has fifty (50) or more spaces, Mr. Anderson's plan has been referred to the Commission. The Plan appears to be in order and it would seem that the Commission has no alternative but to approve Mr. Anderson's application. The Planning Commission is aware that on August 15, 1977, the City Council voted to notify the State Highway Department that the members favor the concept of a one-way couplet between South Broadway and South Santa Fe Drive on the present align- ment of U.S. 285 and West Ithaca Avenue. Also, on September 16, 1977, a letter was sent over Mayor Taylor's signature to Mr. Don DeDecker, Chairman of DRCOG, requesting that DRCOG initiate whatever action is necessary to approve the use of I-470 transfer funds for the modification of the U.S. 285 - South Broadway interchange and for the construction of the one-way couplet approved on August 15, 1977.· Mr. Anderson's plans are in conflict with this action. The Commission understands that the design of the couplet is not complete, but it is assumed that all or a portion of the land on which Mr. Anderson proposes to construct the shoppette will be required for the transition of the eastbound traffic from U.S. 285 to West Ithaca Avenue. Indeed, a letter from the District VI Engineer's office asks that approval not be given to Mr. Anderson's request until plans have been developed for the couplet pursuant to the City Council's formal request~ The Commission is concerned, however, that such action would not be legal. -8- The Honorable James L. Taylor, Mayor Members of the Englewood City Council January 17, 1978 Page -2- .. ;:;;~' > ·;:tc ,~~-.::.· .• .... The Planning Commission recognizes the inconsistency between Mr. Anderson's plans and the City's plans to alleviate the traffic congestion in the vicinity of Cinderella City and are of the opinion that the City Council should be made aware of this conflict. The Commission urges the Council to request that the design of the one-way couplet and the U.S. 285/Santa Fe and U.S. 285/Broadway interchanges be drawn as soon as possible, and that any land required for the construction of the couplet be acquired before new development takes place which will further increase the cost of the project. Judith Beggs Pierson, Chairman City Planning & Zoning Commission gw • • -9- Further discussion ensued. Mr. Boggio noted that the proposed buildings will be solar heated; the pay-back period on something like that is approximately 12 years. If the structure were to be built and torn down within three years, it would be a loss to the developer. He stated they would prefer that the property be taken for the transition now before the buildings were con- structed. Mr. Boggio stated again that he had done some research into the possibile .transition for the one-way couplet with the State Highway Department, and no plans have been drawn for the transition, and the individual he conferred with at the Highway Department was not sure that the one-way couplet and transition was funded or would be funded. Mr. Wanush stated that the City of Englewood wi l l apply for a portion of the $60,000,000 remaining of the I-470 transfer funds, and that improvement of U.S. 285 will be Englewood's number one priority; the City will also request improvements to other traffic arteries such as West Quincy Avenue, South Clarkson Street and West Floyd Avenue. The vote on the motion was called: AYES: Tanguma, Williams, Draper, Lathrop, Owens, Parker, Pierson, Smith NAYS: None ABSENT: Wade The motion carried. Mr. Wanush stated that the American Society of Planning Officials will hold its annual meeting in Indianapolis April 29th thru May 4th. There are funds budgeted for one Commission member and one staff member to attend this meeting. He sug- gested that the Commission might want to begin de liber a t ion s on the representation of the Commission at this meet ing. Mr. Wanush stated that a special meeting of the Commission has been scheduled for January 24th, 7:00 P.M., for t he continuation of the Public Hearing on the Rex Garrett rezoning r equest. Mr. Wanush stated that he hoped to present the Commission wi1h a tentative schedule for the review of the Comprehensive Plan at that same meeting. VI. COMMISSION'S CHOICE. There was nothing brought up for discussion under Commission's Choice. The meeting adjourned at 8:00 P.M • ,/ ~-%- ecording Sec tary -10- MEMORANDUM TO THE ENGLEWOOD CITY COUNCIL REGARDING ACTION OR RECOMMENDATION OF THE CITY PLANNING AND ZONING COMMISSION. DATE: January 17, 1978 SUBJECT: Off-Street Parking Plan RECOMMENDATION: Parker moved: Draper seconded: The Planning Commission approve the aff- street parking plan submitted by T. W. Anderson for the following described property: The south 20 feet of Lot 8, Lots 9 thru 24, inclusive, and the south 20 feet of Lot 25, Block 6, Englewood Subdivision, Arapahoe County, Colorado. This approval is subject to the following conditions: 1. If required to do so by Mountain Bell, the developer must relocate the existing telephone service lines at his ex- pense. 2. No curb cut shall be more than 36 feet at the curb line. 3. The developer must make the following repairs or replace- ments: a. Replace any existing curb cuts that are not part of the entrance/exit plan with six-inch vertical curb and gutter. b. Replace any existing sidewalk that does not conform to City specifications at the time of development. c. Repair the existing curb and gutter at the radius of South Jason Street and West Ithaca Avenue. 4. Landscaping of the parking lot shall be implemented as shown on the approved parking plan dated December 15, 1977. AYES: NAYS : ABSENT: Smith, Tanguma, Draper, Lathrop, Owens, Parker, Pierson w-·"' .. J ~.r.:s Wade The motion carried. By Order of the City Planning and Zoning Commission. •