HomeMy WebLinkAbout1979-11-07 PZC MINUTESCITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION
November 7, 1979
Io Call to Order.
The regular meeting of the City Planning and Zoning Commission
was called to order at 7:05 P.Mo by Chairman Tanguma.
Members present: Carson, Draper, Lathrop, Tanguma, Pierson,
Bilo, Smith
Wanush, Ex-officio
Members absent: Williams, Becker
Also present: Assistant Director Romans; Associate Planner
Fessenden, EDDA Executive Director J o Keller.
II. Approval of Minutes.
Chairman Tanguma stated that the Minutes of October 16, 1979,
were to be considered for approval.
Carson moved:
Draper seconded: The Minutes of October 16, 1979, be approved
as written o
AYES: Carson, Draper, Lathrop, Tanguma, Pierson, Bilo, Smith
NAYS: None
ABSENT: Williams, Becker
The motion carried.
III. DOWNTOWN DEVELOPMENT AUTHORITY
Plan for Development
CASE #28-79
Mr. Tanguma stated that while no staff report has been written
on this matter, Mr. Wanush would give a brief over-view before
the presentation by Mr. Keller.
Mr. Wanush stated that at the City Council meeting of November
5th, the City Council received a plan of development for a
portion of the area that is designated as "downtown". Per
State Statute, the Plan of Development must be submitted to
the Planning Commission for recommendation, and the Commission
must respond within 30 days or it is assumed the lack of
response signifies approval. Mr o Wanush stated that the City
Council has set a Public Hearing on the Plan of Development
for December 18th, and has requested that the Planning Com-
mission response be submitted to City Council by December 3rd.
Mr. Wanush stated that he would suggest the Commission get in-
formation pertaining to the Plan of Development at this meeting,
and set another meeting for a public forum on the proposal.
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Mro Wanush stated that he advocated a public forum before the
Commission as well as the Public Hearing before City Council
to involve as many people as possible. He stated that he felt
it is critical that this proposed Plan of Development be before
the public as many times as possible. Mr. Wanush stated that
an outline of the proposed Plan of Development has been given
the Commission; he pointed out that the Commission consideration
would be centered on the "physical plan", not on methods of
financingo The Commission must determine if the proposed Plan
of Development is compatible with the Comprehensive Plan. Mr.
Wanush emphasized that the actual projects that will have to
be undertaken to implement the Plan of Development will have
to be worked out by the Development Authority, property owners,
and City Councilo The Planning Commission will consider only
the conceptual Plan of Development.
Mro Wanush stated that the proposed Plan of Development has
four goals, which are:
lo A public parking lot on the west side of the 3400 block
of South Lincoln Street.
2 0 A pedestrian walk-through connecting this parking area
with South Broadway businesses.
3 0 A mini-mall constructed on the rear of the properties
on the east side of the 3400 block of South Broadway.
4 0 Develop a mini-park to the rear of properties on the
east side of the 3400 block South Broadwayo
Mr 0 Wanush stated that Mr. James Keller, Executive Director
of the Englewood Downtown Development Authority, would make
the presentation of the proposed Plan of Development.
Mro Keller noted that while the copies of the proposed Plan
of Development in f ront of the Commission state "Draft", this
has been adopted by the Board of Directors of the Development
Authority as the Plan of Development to be presented to the
City . Mr. Keller stated that this is the beginning of the
development program the Authority hopes to pursue for the
downtown area. Mr. Keller pointed out that the Public Service
Company property is for sale, both the parking lot on Lincoln
and the building on Broadway. There is also some vacant land
to the north of the Public Service property on Lincoln, and
this is where the public parking lot is proposed. Mr. Keller
stated that the Authority has had a special meeting with the
tenants and business people along the 3400 block of South
Broadway, both sides o f the street, and another special meeting
for the property owners. Mr. Keller estimated that only 15%
to 20% of the property owners or tenants attended the meetings.
Mr . Keller stated that the notice of the meeting for the
property owners was sent by registered mail, return receipt
requested, in an effort to assure notification of the meeting .
Copies of the information which has been presented to the Com-
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mission were included in the information mailed to the property
owners, and Mro Keller stated that he has received some telephone
calls from persons who had questions regarding thiso He stated
that he has encountered no "vehement opposition", but some con-
cerns have been expressed regarding financing, leasing, etco
Persons have also inquired as to whether or not the property
owners will have to stand the cost increases, or if they can
be passed on to the tenant? Those property owners who are
getting free parking on the Public Service Company property
now are concerned about the increased costso Mro Keller
stated that he and Mro Wanush have discussed ways to make the
Plan work and at the same time to be fair to each businessman
and property owner. No one should get a "free ride", but no
one should be assessed more than their fair share. Mro Keller
acknowledged that the matter of financing and determining what
each property owner and businessman will pay is one facet of
the program that will require more in-depth considerationso
Mro Keller stated that the Downtown Development Authority has
the first right of refusal on the Public Service Company land
and building until the end of the yearo If the proposed Plan
of Development appears feasible, he has been given reason to
believe that the Public Service Company "will not pull the rug"
out from under the Authority; however, if the proposed Plan
fails or for some reason the right to purchase is not exercised
by the Authority, the property will be placed on the marketo
Mr. Keller stated that if the Authority does purchase the
Public Service Company property, they would sell the structure
on South Broadway, or exchange it for vacant propertyo He
stated that one possibility would be to exchange the building
for the balance of the vacant property on South Lincoln Street
in the 3400 block.
Mro Keller stated that the Authority has hired Earl Baughar
to appraise all of the Public Service Company property, and to
appraise the property housing the Autobahn and Bowens Shoe
Store, as well as the property owned by Mr. Sachter and property
immediately to the north of the Sachter land. Mr. Keller stated
that the property now used by the Autobahn would be used for
the pedestrian walk-through if it is purchased by the Authority.
Mr o Keller stated that the design proposed for the walk-through
is not that of a "tunnel", but as an open, lighted areao The
Authority would hope to generate income by selling advertising
space, the rental of kiosk spaces in the walk-through and
similar means 0 He stated that there could also be attractive
window displays in the walk-througho
Mr. Keller stated that another idea is to develop a mini-mall
along the rear of some properties on the east side of the 3400
block South Broadwayo This mall would cover some 200 lineal
feet, beginning with the liquor store and extending down to
the audio store next to the Public Service Company buildingo
The mall would hide the mechanical equipment existing on the
rear of these buildings, create common areas for display
windows, and create a connection with the walk-through and
the back doors of the stores in the mall.
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The mini-park would be located where the existing parking is
at the rear of the stores in the 3400 block South Broadway on
the east side o To develop this park would require excavation,
bringing in soil, lighting, landscaping, etc. This would be
a small restful area for shoppers to enjoyo It is hoped that
small entertainment groups could be encouraged to perform
occasionally in the park o Mr. Keller stated that the Authority
feels this "mini-park" would help to create pedestrian traffic
and would be of benefit to the merchants in this area.
Mr o Keller stated the cost of the mall improvements would be
expected to be borne by the property owners, inasmuch as their
properties would g ain the benefits to be realized from such
improvement o He stated that the SBA has funds available for
loans at a reduced rate of 8% to 10% interesto Mro Keller
noted that the Authority has been observing the Broadway area
around the National City Bank; most of those loans for improve-
ment have been in the 100% category.
Mr. Keller stated that the design for improvements in the
3400 block is intended to "carry the eye from the mall to
Lincoln"; he stated that the Authority hopes to visually
tie together the Safeway store and the South Broadway shopping
area o
Mr. Keller stated that in summary, the proposed Plan of De-
velopment calls for the acquisition of land and development
of public parking, for development of a walk-through, develop-
ment of a mini-mall and a mini-park. He asked if the Com-
mission had any questions?
Mro Draper asked how the merchants in the 3400 block would be
competitive inasmuch as they would be offering similar merchandise
to that offered in Cinderella City, and if the Broadway merchants
feel these improvements will be of help to them in this regard?
Mr. Keller stated that the matter of merchandising is another
facet of making the program successful. He pointed out that
the Authority can put in bricks, mortar, etc., but the program
will not be successful unless the merchants get together to
accomplish cooperative merchandisingo He stated that there
must be cooperation between the merchants in Cinderella City,
on South Broadway, and in between these two areaso He cited
the Holiday Parade as one point of such cooperation . It is
anticipated that there will be 4,000 to 5,000 people in the
downtown area to observe the parade, and each of these individuals
is a potential customer. Mr. Keller stated that he felt coopera-
tive merchandising should be promoted to keep both areas (Cinderella
City and South Broadway) viable. Mr. Keller stated that he felt
Kaufman's and Englewood Men's Store both do good competitive
merchandising and pointed out that both these stores do business
state and even nation-wide .
Mr. Wanush stated that he felt the Authority and merchants have
yet to decide on how and what they want Broadway to look like
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at the completion of the program. Will South Broadway be
similar to Cinderella City, or are they considering something
entirely different? Mr. Wanush stated that if the projects
undertaken to implement the Plan of Development are ones that
are quite costly, this will alter the rent structure, which
will, in turn, alter the merchandising.
Mr. Smith agreed that the rent structures will change as the
improvements are made on Broadway. He pointed out, however,
that the rental structures on South Broadway are not the same
as those in Cinderella City because those in the Shopping
Center are based on a percentage of gross sales . Mr. Smith
questioned that this was as much the concern of the Commission
as the matter of "cooperation" that was promised when the
shopping center first opened 11 years ago . He stated that the
shopping center and the South Broadway area were to be tied
together in a viable way. Mr. Smith stated that people want
variety to choose from when they shop and competitive pricing.
Mr . Smith emphasized that if the Planning Commission takes no
action on this proposed Plan of Development, the City Council
will automatically assume it is a positive recommendation.
Mr . Smith stated that he would like to see the Commission
support the proposed Plan of Development by recommendation
and by letter .
Mr. Draper stated that his concern was that if the rent
structures were altered (raised) but revenues are not increased,
the project will not succeed. Mr. Smith stated that he felt
it is a viable concern, but is not a concern of the Commission.
He suggested that maybe there should be a South Broadway merchants
association to promote the South Broadway businesses; he stated
that he agreed there were areas for cooperation between the
Broadway merchants and the Cinderella City merchants, such as
the Parade. He stated that he was concerned that the Develop-
ment Authority has not come up with a "theme" for the downtown
area.
Mr . Wanush stated that decisions made on the type of improve-
ments that are to be made will determine the "theme". He
stated that he feels the proposed Plan of Development provides
a general theme, but he also feels there should have been more
done to acquaint the business people and property owners about
the Plan.
Mr . Keller stated that when he was initially hired by the
Authority, he tried to impress upon the members the need for
a market study, and the attitude at that time was that "down-
town Englewood had been studied to death, and what was needed
was positive action ." Mr . Keller stated that he would now go
back to the Board and impress upon them the need to work to-
gether. Mr. Keller stated that he has had people inquiring in
his office about investment in the Downtown area, and also
about land that is available for purchase. One group that has
contacted him is looking for a site for a hotel/office complex,
and there is also a group of foreign investors interested in
the downtown area .
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Mr. Bilo asked what impact the mall was expected to have on
tying Safeway and the west side of the 3400 block on South
Broadway together? Mr . Keller stated that the west side of
South Broadway would be within 200 feet of the parking lot,
and he felt that there would be benefit from the parking lot
on South Lincoln Street . He acknowledged that there would be
less benefit to the properties on the west side of South
Broadway than there would be to the properties abutting the
parking lot, but that they will be included in the improvement
district.
Mr. Keller discussed the possibility of getting the mid-block
crosswalk restored in the 3400 block of South .Broadway; he
stated that some on-street parking would be lost if it were
to be restored . Mr. Wanush stated that he felt the walk-
through would be the key to the benefits the west side of
South Broadway would realize.
Mr. Bilo asked about entrances to the mall through the park
area. Mr. Keller stated that the mall itself will have three
entrances. There will be an area for truck deliveries on the
north end of the mall and two other pedestrian entry areas.
Mr. Bilo asked about the widt h of the mall? Mr. Keller stated
that it is proposed to be from eight to ten feet, and reiterated
that it will be glassed and lighted and not a closed "tunnel."
Mr. Wanush pointed out that the plans for the mall and park
which are before the Commission are "conceptual designs", and
would have to be refined by an architect before actual con-
struction.
Mr . Bilo asked what impact the financing on the parking lot
and the leasing-back to the City would have on the City? Mr.
Wanush stated that the Authority is considering an "improve-
ment district" and would have control of the land.
Mr . Keller stated that the Downtown Development Authority
Executive Committee is meeting with the City Attorney, the
Bond Attorney and with Mr. Walt Imhoff on November 8th to
review the financial aspects of the program. He noted that
bonds cannot be sold to an investor without the endorsement
of a Bond Attorney . He stated that the Authority will do
whatever is necessary to give the investors the security they
want on the bonds --formation of an improvement district,
assessment district, whatever is recommended by the Bond
Attorney.
Mr. Smith stated that he felt Mr . Bilo was referring to Page
3 of the discussion brochure, where it states the City leases
the parking spaces from the Authority and re-leases the space
to the property owner . Mr . Keller stated that this proposal
was developed several months ago and the ideas on financing
the parking have changed in this time. He stated that the
market for a parking space is $20 per month. Mr. Smith stated
that the way the "discussion draft" is written, he would be
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concerned about the City becoming a "collector"; he noted that
bills would have to be sent out monthly, quarterly or however
the billing was determined to be handled. Mr. Smith stated
that the overall Plan is very good. He stated that as he
understood it, the specifics would have to come back to both
the Planning Commission and City Council. Mr. Wanush stated
that this was not correct; if an improvement district is formed,
City Council would be involved. If the Authority finds their
own financing, it would not come back for further review. Once
the Plan of De ve lopment is approved, the Authority may undertake
anything within that Plan .
Mr. Smith stated that within the last three years, a market
study was done for a hotel in the downtown area; he stated
that this study is available. Mr . Keller stated that this
study pertained to one specific site. Mr. Smith stated that
he did not feel a one block change in location would have
much effect on the applicability of the study.
Mr. Bilo asked if the public parking lot proposed under the
Plan of Development would be sufficient? Mr . Keller stated
that the uses of the area had been canvassed, and the proposed
122 spaces were felt to be su ff i c i e nt. If additional properties
can be acquired, the size of the parking lot could be increased
to 155 to 160 spaces, which would more than meet today's parking
requirements. Mr. Bilo asked about the possibility of stacking
parking similar to the parking structure developed by the
First National Bank . Mr. Keller stated that in his opinion,
the cost of a parking structure would be prohibitive.
Discussion ensued . Mr. Tanguma thanked Mr. Keller for his
presentation, and asked what action the Commission wished to
take?
Smith moved:
Bilo seconded: A letter be directed to City Council recommending
approval of the Englewood Downtown Development
Authority Plan of Development as outlined in the
"Draft for Discussion"; however, it should be
pointed out in the letter that the Commission
is concerned about Page 3, Yl, wherein it
states" ••••• the City re-leases the space to
the property owner ••••. "
Mr . wanush stated that he would strongly recommend that the
Planning Commission open the discussion on this matter to the
general public on November 20th . Discussion ensued. Mr . Smith
withdrew his motion, with the approval of Mr. Bilo, the second.
Mr . Tanguma sug g ested that an invitation be extended to the
businessmen and property owners who would be impacted by the
proposed Plan .
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Smith moved:
Bilo seconded: That a public forum be set for November 20, 1979,
at 7:00 P.M. to consider the Plan of Development
proposed by the Englewood Downtown Development
Authority o All concerned property owners and
downtown businessmen are to be notified of the
meeting o
AYES: Carson, Draper, Lathrop, Tanguma, Pierson, Bilo, Smith
NAYS: None
ABSENT: Williams, Becker
The motion carried.
IV. Public Forum o
Mr. Tanguma asked if there was any member of the audience
who wished to address the Commission? No one wished to do soo
V. Director's Choice o
Mr. Wanush asked about the study session set for November 17th,
and inquired whether the Commission wanted an all day session,
or just a half-day sessiono He stated that the Library Conference
Room is available for that date o It was determined that the
Commission would meet in study session from 8:00 A.M. to 12 Noon.
Mrso Pierson inquired as to the purpose of the discussion?
Mr. Wanush stated that the Commission would review the goals
set forth in the Comprehensive Plan, and determine the Commission
work priorities . He pointed out that there will be some new
Commission members in the near future, and questioned the possi-
bility of quarterly sessions to determine work programs. Mrs.
Pierson stated that she felt this was a good idea, and added
that this is the "f irst time we have sat down to determine what
we should do rather than reactingo"
Mr. Tanguma stated that Mrso Romans had discussed the possi-
bility of setting up a tour of the City for the new Council-
members. Mrs. Romans stated that she was considering offering
to provide a set tour prior to the newly elected Council taking
office so they would be familiar with some of the projects that
are underwayo Mr o Wanush stated that he understood the City
Manager is also trying to get something together on an orientation
program and maybe the two could be combinedo
VI. Commission's Choice .
Mrs . Pierson asked if there had been any response to the
letter sent to the owners of the "Brown House"? It was noted
that there has been no response, and the letter has not come
back to the office . Mrs. Pierson asked that this be followed
up with a teleph one call.
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Mr. Tanguma asked if there had been response from the Police
Department on the traffic on South Lipan Street? Mr. Wanush
stated that he has discussed the matter with Chief Holmes,
but has had no further response o
The meeting adjourned at 8:15 P oM.