HomeMy WebLinkAbout1985-04-16 PZC MINUTES• CITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION
April 16, 19 85
I. CALL TO ORDER.
The regular meeting of the City Planning and Zoning Commission was
called to order by Chairman Venard at 7:00 P. M.
Members present: Beier, Carson, Magnuson, Stoel, Venard, Barbre,
Gourdin
Vargas, Ex-officio
Members absent: McBrayer, Allen
Also present: D. A. Romans, Assistant Director of Community Development
S. T. King, Senior Planner
II. APPROVAL OF MINUTES.
April 2, 19 85
Mr. Venard stated that the Minutes of April 2, 1985 were to be con-
sidered for approval.
Mrs. Romans pointed out that Messrs. Vargas and Olsen should be shown
as being in attendance at the meeting of April 2. Also, on page three
of the Minutes, Mrs. Romans noted corrections under "Director's Choice",
these being the striking of the word "possible" in the second line, and
in the fifth line, changing "and" to "or".
Carson moved:
Stoel seconded: The Minutes of April 2, 1985 be approved as amended
on Pages #1 and #3.
AYES: Carson, Stoel, Barbre, Beier
NAYS: None
ABSTAIN: Magnuson, Venard, Gourdin
ABSENT: McBrayer, Allen
Chairman Venard ruled the Minutes approved, as amended.
III. GREGG HOMES, INC.
Subdivision Waiver
Parking Lot Layout
Case #7-85
Case 11 8-85
Chairman Venard stated that the request filed by Gregg Homes is for con-
sideration of a waiver to the Subdivision Regulations, and for considera-
tion of the off-street parking layout. Mr. Venard suggested that both
requests be considered during the one discussion, inasmuch as both cases
pertain to the same property.
Mr. Allen entered the meeting at 7:10 P. M.
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Mr. Venard asked if the staff had anything to add to the staff report.
Mrs. Romans stated that the staff had nothing to add, but would answer
questions posed by the Commission.
Mr. Venard asked that the applicant come forward.
Mr. Carson asked if the applicants were in receipt of the staff report,
and if they had read the report. Mr. Jim Wagner, representing Gregg
Homes, replied in the affirmative. Mr. Carson asked if the applicant
agreed with the recommended conditions contained in the staff report,
and if they would agree to amend their application to encompass these
conditions. Mr. Wagner stated that they would agree to do so.
Mr. Stoel stated that from viewing the plans submitted with the staff
report, the proposed development appears to be very nice.
Mr. Wagner stated that this is the first commercial development Gregg
Homes has done, and they are trying to emphasize design and appeal of
the development; he noted that the City of Englewood is trying to up-
grade the Santa Fe corridor, and they feel that the proposed develop-
ment will be an attractive addition to the area. Mr. Wagner stated
that this location will be the site of their headquarters, and they
will also be leasing office/warehouse space to other businesses. The
total development will be approximately 55,000 sq. ft.
Mr. Allen inquired about the access to the property. Mr. Wagner stated
that the access is from South Platte River Drive on the west side.
Mr. Venard asked if there was further discussion on the proposed sub-
division waiver and parking layout.
Stoel moved:
Carson seconded: The Planning Commission approve the request of Gregg
Homes, Inc. for a waiver to the Subdivision Regulations
as they would apply to property described as:
That part of the West one-half Southeast quarter of
Section 33, Township 4 South, Range 68 West of the
6th P.M., being more particularly described as fol-
lows: Beginning at point of intersection of the
South line of Northwest quarter Southeast quarter
with Easterly right-of-way line of South Platte
River Drive, said point being also the Southwest
corner of a tract of land described as Parcel A, in
Book 1966 at Page 541; thence South 53 degrees 22'
56" East along the Southerly line of said described
parcel a distance of 268.43 feet to a point on the
Easterly line of a tract of land described in Book
1959 at Page 382; thence South 35 degrees 10' West
along the Easterly line a distance of 370.5 feet to
a point on the Southerly line of said described in
Book 1959 at Page 382; thence West along said
Southerly line a distance of 382.0 feet to a point
on said Easterly right-of-way of South Platte River
Drive; thence Northeasterly along said Easterly right-
of-way line on a curve to the right whose radius is
896.28 feet and whose long chord bears North 34 degrees
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33' East a Chord distance of 296.9 feet to a point
of tangency; thence continuing along said Easterly
right-of-way line North 43 degrees 54' East a distance
of 302.16 feet to the Point of Beginning. County of
Arapahoe, State of Colorado. Contains 3.3996 Acres
more or less therein.
The Planning Commission also approves the parking
layout for the above described property as set forth
on the Site Plan/Subdivision Waiver Plan filed by
Gregg Homes. This approval is made with the following
conditions, which have been agreed to by the applicant:
1. Curb, gutter, and sidewalk shall be installed to
meet with City standards and approved by Engineering
Services Department.
2. Utility plans indicated on the waiver plat shall
be designed to City specifications, and approved
by the Utilities Department.
3. The Fire lane shall be posted no parking.
4. Development shall conform to all other City codes
and requirements.
AYES: Magnuson, Stoel, Venard, Allen, Barbre, Beier, Carson, Gourdin
NAYS: None
ABSENT: McBrayer
ABSTAIN: None
The motion carried.
Ms. King stated that the staff is very pleased with the cooperation
that has been shown by the applicant in developing the plans for the
proposed office/warehouse complex.
IV. USED CAR LOTS CASE #10-85
Mr. Venard asked Mr. Vargas and Mrs. Romans to discuss this issue.
Mr. Vargas stated that City Council asked the staff to look into the
proliferation of used car lots along South Broadway, and to present
some options to control this type of operation. Mrs. Romans wrote a
report setting forth two methods of control, namely making new and
used car lots a Conditional Use, or by establishing minimum lot sizes
for such a use. Since the last Planning Commission meeting when this
issue was initially raised, there have been further meetings with the
City Council and with the City Attorney's Office. Assistant City At-
torney DeWitt is drafting an ordinance setting forth criteria for this
type of use. The criteria will include such matters as the display of
the vehicles on the lot, the square footage of the lot, landscaping
requirements, and other pertinent guidelines. Mr. Vargas stated that
as he understood it, the discussion is now centered on whether this
should be written as a separate ordinance to be incorporated into the
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Comprehensive Zoning Ordinance at a later date, or to try to have it
drafted for consideration by the Council at the Public Hearing on April
22nd. The City Council has asked that the Commission study the problem
of the used car lot proliferation, and submit a recommendation to them
on a means of control of these uses.
Discussion ensued. Mr. Vargas stated that there is a special study
session on the Zoning Ordinance scheduled for Thursday evening, April
18th, and that Mr. DeWitt has indicated he wanted to have the draft of
the proposed regulations prepared by that time.
Mr. Beier asked whether the proposed amendment would have to be published
before the Hearing before the City Council. Mr. Vargas stated that the
amendments that are made to the proposed zoning ordinance will be published
after the Hearing; the meeting on April 22 is concerned with the Public
Hearing, and is not the second reading of the ordinance, which would re-
quire publication.
Mrs. Romans discussed a meeting that she had with Mr. DeWitt earlier
on this date, and reported that it is Mr. DeWitt's proposal to draft
regulations which would include new and used car lots as Conditional
Uses in the Comprehensive Zoning Ordinance. Mrs. Romans pointed out
that at the present time, automotive repair shops, laundry and polishing
businesses are permitted as Conditional Uses in the B-2 District of the
Comprehensive Zoning Ordinance. The proposal would mean that all busi-
nesses relative to cars would be Conditional Uses in the B-2 Zone Dis-
trict. This proposal would include both new and used car sales lots
as Conditional Uses. An applicant would have to file a site plan,
which would be required to show setbacks, landscaping, the number of
spaces for cars that are for sale, parking for customers, parking for
employees (these spaces need not be separately identified), but the
total number of spaces provided must be indicated on the site plan.
Bumpers of display vehicles may not be elevated more than four feet
above the grade and the adjacent right-of-way. Lighting standards
and signing will have to be shown on the site plan. Setbacks on cor-
ner lots will be delineated in the guidelines.
Mr. Allen asked if "minimum" lighting will be required under the pro-
posed guidelines. Mrs. Romans stated that minimum lighting will not
be required; but lighting plans will have to be shown on the site plan.
Mr. Allen asked about the parking surface of the lots. Mrs. Romans
stated that the parking surface will have to be "hard surface".
Mrs. Romans presented slides of the various used and new car sales lots
along South Broadway, and pointed out problems which these car lots are
causing, or could cause, such as bumpers protruding into the sidewalk
area; ·cars being parked directly across the sidewalk area; lack of
maneuverability within the lots which could prohibit the access by
emergency vehicles; no landscaping; signs covering chain link fencing,
etc.
Mr. Carson questioned whether there would be a "grandfather clause" which
would apply to the existing car lots along Broadway. Mrs. Romans stated
there has been some discussion about including an "amortization period"
whereby existing businesses would be given a set time to come into
compliance with some of these criteria; if the business is not brought
into compliance, it would have to be taken through the appeal process.
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Further discussion ensued.
Mr. Gourdin expressed concern about the auto sales lots depicted in the
slides which were fenced with chain link fencing and barbed-wire fencing
atop; he commented that it appeared "prison-like"; he asked what research
had been done on the number of vehicle thefts these lots had experienced,
and if any data had been collected to justify reduction of the number of
vehicles that could be allowed on a lot of a given size because of access
and maneuverability demands.
Mr. Allen stated that most of the discussion has centered on the used
car lots; he noted that the congestion can be just as bad on the new
car lots. Mrs. Romans stated that the guidelines would also apply to
new car sales lots.
Discussion ensued. Mr. Vargas stated that he felt City Council is looking
for a recommendation from the Planning Commission on control of the new
and used car sales lots, and whether this proposed amendment should be
incorporated into the Council public hearing on April 22nd. Mr. Vargas
suggested that as soon as the criteria and proposed amendment is drafted
by Mr. DeWitt, copies can be given to the Commission and they are wel-
come to attend the public hearing on April 22nd, or a special meeting
could be scheduled to review the proposed amendment.
Mr. Stoel stated that he thought it would be wisest to have all auto-
related businesses classified as Conditional Uses in the B-2 Zone Dis-
trict. He questioned that anything could be done about existing busi-
nesses, but that additional automotive-related businesses would have to
meet the new criteria.
Mr. Allen pointed out that a lot of the small used car lots change owner-
ship every year, or more often; he suggested that whenever the ownership
changes that perhaps the new owner could be required to conform to the
guidelines.
Stoel moved:
Carson seconded: The Planning Commission recommend to City Council that
all car-related businesses in the B-2 Zone District be
designated as "Conditional Uses."
Discussion ensued. Mr. Carson questioned that this motion would cover
all points of the issue. Mr. Vargas stated that Mrs. Romans' report to
him was background information, and that he is of the opinion that Mr.
Stael's motion is adequate.
Mr. Barbre questioned if the Conditional Use category is approved, and
a business is sold, can that business continue without reapplying for
approval under the name of the new owner. Mrs. Romans stated that Mr.
DeWitt is also considering a business license provision to apply to new
and used car sales lots; this would provide a double approach to the
proliferation problem.
Mr. Allen asked if vehicle repair would also be restricted on these
car sales lots. Mrs. Romans stated that vehicle repair would be per-
mitted as part of the business, but such work would have to be done
within a building.
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Enforcement of the provisions of this proposed amendment and other ordi-
nances was discussed. Mr. Vargas mentioned some avenues that may have
to be reviewed to ensure better enforcement of the various codes.
The vote on the motion was called.
AYES: Stoel, Venard, Allen, Barbre, Beier, Carson, Magnuson, Gourdin
NAYS: None
ABSENT: McBrayer
ABSTAIN: None
The motion carried.
V. FINDINGS OF FACT
West Warren Avenue/South Pecos Street
Right-of-way Vacation
CASE #6-85
Mr. Venard stated that the Findings of Fact on the vacation of the
right-of-way along West Warren Avenue and South Pecos Street are to
be considered for approval.
Carson moved:
Stoel seconded: The Findings of Fact on Case #6-85, right-of-way
vacation on West Warren Avenue and South Pecos Street,
be approved as written.
AYES: Stoel, Allen, Barbre, Beier, Carson
NAYS: None
ABSENT: McBrayer
ABSTAIN: Venard, Magnuson, Gourdin
The motion carried.
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The meeting recessed at 8:10 P. M., and members moved to Conference Room
A, where the meeting reconvened at 8:15 P. M.
VI. GOALS AND OBJECTIVES.
1985/1986
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Mr. Venard stated that the Commission has a copy of the tentative goals
carried over from 1984; he asked the pleasure of the Commission in con-
sidering the goals and objectives.
Mr. Allen addressed the issue of TRASH COLLECTION, and discussed a
meeting that he had with City Manager McCown on this issue. Mr. Beier
asked if DRCOG was looking into the matter of a regional trash collec-
tion program. Mr. Vargas stated that he understood that DRCOG had
looked at this issue several years ago; at that time, Denver was con-
sidering an incineration program, and the conclusion was reached that
it was not cost-effective at that time. Mr. Vargas stated that he felt
the matter of trash collection/incineration is a regional problem, and
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that, hopefully, DRCOG will participate in a regional solution; however,
if a regional solution is not feasible, then each governmental jurisdic-
tion will have to do something. Mr. Vargas suggested that perhaps the
Commission should develop a multi-year plan, and set goals for each year
such as collecting background material for year one, requesting a
feasibility study in year two, etc. He suggested that a five-year plan
might be feasible; this would enable some of the less expensive back-
ground work to be completed before getting into the heavier monetary
end of the program.
Mr. Stoel pointed out that the Commission has already gathered a con-
siderable amount of background material on trash collection, and that
their information has not been well received by the City Council. He
asked how the point can be made that trash collection and disposition
is a very real problem, and must be addressed.
Mr. Carson suggested a recommendation from the Commission to the City
Council that monies be appropriated for trash pickup and incineration.
Mr. Allen disagreed with Mr. Vargas's proposed multi-year program,
noting that when he was mayor of Englewood in the late 60's or early
70's, the issue of trash collection was discussed with DRCOG; nothing
has been done since that time, and he strongly opposed further delay
and postponement in dealing with the problem. Mr. Allen noted that
efforts are underway in Englewood to clean up Little Dry Creek and im-
prove the drainageway through the downtown; however, without an adequate
trash collection and disposal system, maintenance on the lakes and ponds
along the Creek will be prohibitive, as well as resulting in a very un-
sightly waterway. Mr. Allen suggested that the City Council should
furnish sufficient funds to determine the proper route to pursue; at
a very minimum, the City should have a City-wide trash collection system,
possibly contracted out, and have it billed back to each property owner
on their water bill. As a second proposal, the City could buy the equip-
ment and hire the personnel to do the trash pickup; he suggested that a
bond issue could be floated to acquire the equipment and the proceeds
from the trash pickup could be used to retire the bonds.
Mr. Allen stated that the matter of trash disposition is also of vital
concern, noting that landfills are fast becoming full and are closing;
others in nearby proximity are not being opened, and the greater a dis-
tance the collector has to travel to the landfill, the greater the cost
of trash collection; the greater the cost of the collection service, the
more people who cannot afford the service and will either impose on com-
mercial dumpsters, or not bother to dispose of their trash in any manner.
Mr. Allen pointed out that if an incineration program were to be de-
veloped, this would greatly reduce the amount of refuse that is to be
takeri to the landfills.
Mr. Beier agreed with Mr. Allen's premise on the landfills, noting that
attempts are now being made to close the landfill in Douglas County that
has been used by the local trash collectors. Discussion ensued.
Mr. Venard suggested that an "action" plan on the matter of trash col-
lection could be to request a mandatory trash pickup program. Mr. Allen
stated that he felt funds should be requested to "get the show on the
road". Mr. Venard suggested that the Cormnittee which was active last
year on the matter of trash collection should continue to meet and draft
a letter to the City Council on this matter.
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Mr. Vargas suggested that the Committee should develop a schedule out-
lining specific requested steps; he stated that he is of the opinion
that City Council is not opposed to trash collection, but that funding
is very restricted at this point in time.
Mr. Stoel suggested that the Committee might also inquire to determine
what the City of Littleton is doing in the matter of trash collection.
Mr. Venard suggested that Mr. Gourdin also serve on the Committee with
Messrs. Allen, Carson and Stoel; he noted that Mr. Gourdin is now employed
by the Colorado Department of Health, and has worked in the past with the
EPA, and that his background could prove to be of aid on this issue.
Mr. Gourdin suggested that the Committee should contact EPA, that they
do have a data base of information that might be of assistance. He
further stated that he was sure speakers could be arranged to address
the Council and Commission to discuss specifics in the matter of trash
collection/disposition.
Mr. Venard suggested that the Committee get together and develop a plan
of action, and report back to the Commission.
Mrs. Romans stated that Mr. Chambers of PSC has discussed energy con-
version with her, and is putting together a packet of information for
the Commission.
Goal #2, REVIEW OF THE SWEDISH HOSPITAL MASTER PLANS AND POTENTIAL IM-
PACT ON NEIGHBORHOOD, was discussed. It was suggested that the Commis-
sion meets with the Swedish Board of Directors periodically, and that
this be monitored on an informal basis.
Goal #3, DEVELOP A PROMOTION PLAN FOR ENGLEWOOD UTILIZING THE NEW
BROCHURE, was considered. Mr. Carson discussed a conversation he
had recently with Public Relations Specialist Dorothy Dalquist, and
suggested that this is probably two to three years in the future.
Goal #4, REVIEW REPORT BEING GENERATED REGARDING CITY TRAFFIC PATTERNS.
REVIEW THE MASTER STREET PLAN FOR NECESSARY CHANGES, was then considered.
Mr. Beier noted that the City does not seem to be "pedestrian-oriented"
particularly in the timing of the signals to cross Broadway and other
streets.
Goal #5, ESTABLISH A SOLAR ACCESS ORDINANCE, was discussed. Mr. Venard
stated that some research has been done on this issue, and that sample
ordinances from other cities have been submitted to the Commission.
Mr. Vargas stated that the City Attorney is look ing into ramifications
of a ~olar access ordinance at the present time.
Goal #6, INITIATE STUDY TO DETERMINE THE FEASIBILITY AND SOURCE OF FUNDS
FOR OXFORD PARKWAY FROM BROADWAY TO SANT A FE (MEDIAN), was discussed.
Mr. Carson pointed out that he was aware tha t the City Council will op-
pose restriction of on-street parking along Oxford Avenue. Mrs. Romans
pointed out that Oxford has a 100-foot right-of-wa y from Broadway west
to South Santa Fe, and questioned that there would b e a need f or parking
restriction on-street.
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Goal #7, IDENTIFY AREAS TO ANNEX THAT WOULD BE OF BENEFIT TO THE CITY.
ENCOURAGE ANNEXATION OF THE IDENTIFIED AREAS, was considered. Mrs.
Romans reviewed information on areas where annexation might be feasible,
which has previously been submitted to the Connnission. Mr. Vargas sug-
gested that a report citing advantages vs. disadvantages to annexation
be prepared for each parcel; that this report be given to the Planning
Connnission and then to the City Council.
Discussion ensued. Mr. Carson suggested that on areas where emergency
services from Englewood respond even though the property is not in the
corporate City limits, the property owner be billed for those services.
Mr. Vargas stated that there are instances where that has been done.
Goal #8, HOLD JOINT MEETINGS WITH COMMISSIONERS OF ADJACENT CITIES.
DEVELOP AND IMPLEMENT EDUCATIONAL PROGRAMS FOR OUR COMMISSIONERS, was
discussed. Mr. Venard stated that the Commission has met with Sheridan,
and that a meeting with the Littleton Planning Commission has been added
back to the list.
Goal #9, COMPLETE REVIEW OF SUBDIVISION REGULATIONS, was considered.
Mrs. Romans stated that this will be done following the completion of
the Comprehensive Zoning Ordinance review.
Goal #10, REQUEST MEETING WITH CITY COUNCIL; FINALIZE AGENDA SUGGESTIONS
FOR SUCH MEETING, was considered. Mr. Venard stated that he hoped the
Connnission would have an opportunity to meet with the Council in 1985.
Goal #11, STUDY ZONE CHANGES AND CONSIDER REVISIONS OF THE ZONING MAP,
was considered. Mrs. Romans stated that she is suggesting a tour of
the city and viewing areas where the staf f is concerned about the zoning.
Mr. Beier discussed a concern 'about sub-standard housing in Englewood;
he noted that some of the smaller homes were built 40 to 50 years ago,
yet they "seem to be issued building permits for 'improvements' willy-
nilly". He stated that he is of the opinion that such sites should be
infilled with larger homes, and noted that in 1986 the assessment of
property will change in Colorado to an actual cash value assessment.
He stated that the improvement of the small, substandard, or alley
houses is not really an "improvement", and would affect the assessments
for the City.
Mrs. Romans stated that it is the policy of the City that if a house
can be brought to existing Code, and make it safe, habitable housing,
permits are issued and work proceeds. Mrs. Romans suggested that the
City cannot tell someone they cannot occupy a house just because it is
a small alley house. Mrs. Romans discussed the Housing Rehabilitation
Progr.am, the intent of the program, and the success of the program in
bringing over 200 dwelling units up to Code, or enlarging them and im-
proving the housing stock in Englewood.
Mr. Vargas discussed the guidelines under which the Housing Rehab
Program operates, noting that there are instances wherein the work
needed on a structure exceeds the amount that can be loaned or granted,
and discussed the efforts of the staff to do whatever can be done to
be of assistance to the property owner.
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Mrs. Romans discussed the housing incentive plan which was discussed
by the Comprehensive Plan housing committee, whereby properties could
be cleared and a density bonus given.
Mr. Stoel stated that he did not think there is that much substandard
housing in Englewood; further that the price of land is now high enough
that the building on the site is not that important. further brief dis-
cussion ensued.
Goal #12, REVIEW HANDBOOK, was considered. Mrs. Romans stated that work
is starting on this, and that the City Attorney will go through the Hand-
book. This is a revision to bring the Handbook up-to-date.
Mr. Stoel stated that he would like to propose Goal #13, SATELLITE
DISHES, be added to the list. He felt this should be investigated to
see if it is or could be a problem in the foreseeable future. It was
agreed to add this item to the list of Goals.
Mr. Magnuson stated that he would like to suggest that Goal #14 be
ARCHITECTURAL DESIGN REVIEW. He stated that this matter was mentioned
in Mrs. Romans' list of Goals for 1985, and he felt the Commission
should also consider this. He stated that he feels there is a definite
need for architectural review in Englewood. Mr. Allen expressed his
opposition to architectural design review, noting there are too many
restrictions on builders now. Mr. Stoel stated that he would be in-
terested in a presentation on the architectural design review, but want
it applied only to commercial/industrial zone districts. Mr. Venard
asked for a show of hands on interest in architectural review: 7 mem-
bers indicated they wanted more information, 1 member indicated opposition.
Mr. Venard asked if there were other items to be proposed for the goals
list.
Mr. Allen asked how the City enforced the litter ordinance. Mr. Vargas
stated that someone can be cited into court for littering.
Mr. Magnuson asked when Safeway's landscaping was to be in. Ms. King
stated that it is to be in by June 1.
Mr. Venard asked Commission members to review the goals submitted by
Mrs. Romans and Susan King. He stated that he has some concern on the
length of the goals list, and pointed out there is still a need to
prioritize the items.
VII. DIRECTOR'S CHOICE.
Mr. Vargas stated that City Council has scheduled a public hearing on
the rezoning of 3511 South Downing (Plummer Rezoning) for May 6th.
Mr. Vargas reported that City Council passed a resolution of intent to
issue Mortgage Revenue Bonds, joining a consortium of five cities for a
total issue of approximately $17,000,000. These funds will be targeted to
the ARRP program through the Housing Division, and will be for the pur-
chase of these homes; this is not a City bond issue, and the City of
Lakewood will be the lead issuer. Interest rates will be between 10.5 %
and 10.75%. Income level is $37,000 maximum, with an additional $1,000
for each dependent.
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VIII. COMMISSION'S CHOICE .
Mr. Venard announced Arbor Day ceremonies to be held Friday , April 19,
1985 at 10:00 A. M. at the Englewood Recreation Center. He asked if
any member of the Connnission could attend these ceremonies. Mr. Gourdin
volunteered to do so.
Mr. Venard stated that the next meeting of the Connnission will be May 7,
1985.
The meeting adjourned at 9:50 P. M •