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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. -2- 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- -3- 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. -4- 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 -5- 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 . -6- 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 -7- 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 . -8- 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. -9- 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.