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HomeMy WebLinkAbout1979-02-21 PZC MINUTES• CITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION February 21 , 1979 I. CALL TO ORDER. 5 G The regular meeting of the City Planning and Zoning Commission was called to order at 7:00 P. M. by Chairman Tanguma. Members present: Bilo, Carson, Lathrop, Draper, Tanguma, Smith, Becker Wanush, Ex-officio Members absent: Williams, Pierson Also present: Assistant Director Dorothy Romans; Associate Planner Alice Fessenden; Planning Assistant Mark Barber; Assistant Director for Housing Michael G. Reddy. II. APPROVAL OF MINUTES. Mr.Tanguma stated that he would entertain a motion on approval of the Minutes of February 6, 1979. Lathrop moved: Bilo; seconded: I The Minutes of February 6, 1979, be approved as written. AYES: Carson, Draper, Lathrop, Smith, Tanguma, Becker, Bilo NAYS: None ABSENT: Pierson, Williams The motion carried . III. SWEDISH MEDICAL CENTER Mr . Wanush stated that Mr. Lowell Palmquist and M~. Clifford Johnson of Swedish Medical Center have been invited to att~nd the meeting to discuss parking problems around the Medical Center in general. He noted that the Medical Center has baen acquiring some property in an effort to increase their parking areas, and that the staff felt it would be useful for the Planning Commission to find out what is proposed to solve their immediate parking problems, and what their long-range plans are. Mr. Wanush pointed out that this is an informative session only, and that no action is required by the Planning Commission at this meeting. Mr. Palmquist introduced Mr. Clifford Johnson, and Mr. Dick Reynolds, who is in charge of properties at Swedish Medical Center. Mrs. Pierson entered the meeting at 7:05 P.M. and took her chair with the Commission. -2- Mr. Palmquist referred to a land use map of the Swedish Medical Center campus, and stated that they have designated a "west campus" and an "east campus". Mr. Palmquist stated at the time • of their previous meeting with the Planning Commission, a medical office building was being considered in the vicinity o f East Girard Avenue and South Pennsylvania Street, with a proposal for a parking structure making use of the terrain along South Pennsylvania Street to give the different levels o f parking . This plan was contingent on acquiring certain proper t ies on both sides of the 3400 block of South Pennsylvania Street, and the purchase of some of these properties did not come to fruition. The Swedish Medical Center Board of Direc t ors f elt that it is important to proceed with the construction o f the medical office building as soon as possible, and determined that it might be desirable to locate the proposed medical office building more to the center of the east and west campus . It is now being proposed that the office building be located at the northwest corner of the South Clarkson/East Hampden Avenue intersection. Mr. Palmquist noted that medical o f fice buildings are very "demanding in terms of parking space", re- quiring as a minimum a ratio of five spaces per each physician . Preliminary plans for the medical office building could accommodate 70 to 85 doctors and although there is no way at this time to give an estimate on the number of parking spaces this would require, it is indicated that they could develop 300 spaces of surface parking along Hampden Avenue. Mr . Palmquist then discussed the retirement center building which Swedish Medical Center has proposed on the east campus to the east of South Emerson Street. The initial proposal for this retirement center is for 180 units ; he noted that the parking demand would not be as great for this use as it would be for the medical of f ice building. Planning Assistant Barbara Young entered the meeting . Mr . Palmquist stated that Bowers & Associat e s had been ret ai ned to study the Center's needs and as a result of this study, one parking lot was converted to use for compact-car parking only. Some of the close-in parking lots are reserved for those employees who car pool. Mr . Palmquist stated that one o f the big problems at the hospital is the over-lapping shifts. This requires far more parking than if one shift could leave work as another shift arrives, but there must be enough over-lapping of these shifts to maintain the services in the hospital at all times. Mr. Palmquist stated that they are also concerned about the security of their employees and have attempted to devote some of the closer-in parking lots for their employees, particularly those who would be arriving and leaving at night. The three lots along South Pennsylvania are chained off during the day and two lots are designated for volunteer employee parking. Mr. Palmquist stated that the administration at Swedish Medical Center had attempted to provide a shuttle bus along Hampden '· -3- Avenue to the out-lying parking areas, but this did not prove successful. Mr. Palmquist stated that they are concentrating their energies on encouragement of car-pooling and use of the RTD; however, the RTD time schedules do not coincide with the hospital shift schedules, which makes it very inconvenient for their employees. Mr. Palmquist stated that the Medical Center has 1350 employees, both full time and part time. At the present time, 27% of these employees· are participating in car-pools, riding the bus, bicycling, or using some other means rather than the automobile to get to and from work. He pointed out that this is approaching 1/3 of their total work force, and he questioned how much more effective further encouragement in car-pooling and such means would be. Mr. Palmquist stated that the parking survey by Bowers & Associates estimated a need of 931 parking spaces for employees, visitors, etc. The Medical Center presently has 601 off-street parking spaces. Mr . Palmquist noted that there has been a change in on-street parking provisions since the Bowers survey was completed ; there is now a two-hour parking limit along Hampden Avenue, and parking has been restricted along Girard Avenue from Clarkson to Pearl b ec 1 use of the installation of the heliport. Parking has also been restricted in the 3200 block of South Washington to two-hour parking. Mr. Palmquist stated that the two front lots at Swedish Medical Center have been designated as "paid" parking; however, it is voluntary, not enforced, and many people do not pay for the parking. Mr. Palmquist stated that the long-range plans of the Medical Center call for ramp parking, but this is expensive, and they must determine a way to finance such structure. He stated that a parking structure --or ramp parking --costs about $3,000 to $4,000 per space to construct and maintain. He emphasized that this is the cost estimate today. The financing of such parking structure might be accomplished through paid parking, but he questioned whether the "suburbs" are ready for paid parking. Mr. Palmquist stated that under State law, they must file a Certificate of Necessity if any funds to finance such a parking structure come from patient revenues. Mr. Palmquist stated that the Medical Center is negotiating on purchase of properties along South Pennsylvania Street in the 3300 block on both sides of the street. Mr. Palmquist indicated a portion of the block that is under the control of the Medical Center, and stated that this would accommodate about 146 cars surface parking. Mr. Johnson presented slides of some of the houses that are being purchased by the Medical Center, or considered for pur- chase. Some of the structures appear to be of sufficient quality to withstand moving; others are so old that it is doubtful they could be moved. -4- Discussion on the location of the proposed medical office building ensued. Mr. Palmquist stated that Clarkson Corners would be left as it is, and the fire lane would also remain in its present location. Mr. Palmquist stated that Swedish Medical Center personnel are sensitive to the concern expressed by City officials about retention of the single-family homes in Eng lewood o He sug- gested the possibility of relocating some of the homes that are purchased by the Medical Center to vacant sites --possibly in the Northwest Englewood area. Mr o Palmquist further discussed expansion of the Medical Center campus, and the possibility of a parking structure provided paid parking is approved as a means of financing the construction o Mrs o Becker asked if there were cost comparisons available for above-ground parking vs o below-ground parking? Mro Palmquist stated that he did not have the exact figures, but that any time parking is enclosed, it becomes much more expensive by virtue of requiring sprinklering, exhaust and air systems, etc. Mr o Smith pointed out that there have been studies made which indicate that people have a psychological aversion to parking below-ground o Mr. Palmquist agreed, and stated that utilization of underground parking is a great deal lower than that of above- ground parking. Mr. Palmquist discussed the parking ramp at the First National Bank in downtown Denver; he noted that one side of the ramp is designated for compact cars, and has 24 spaces, and the other side is designated for the full-sized automobile, and can accommodate only 16 spaces. He stated that it is difficult to know what to plan for, not knowing what part the automobile is going to play in the lives of the population in the next 10 years o Further discussion ensued. Mr. Tanguma asked the Commission if they had any questions of Mr. Palmquist? Mr. Draper asked the height of the proposed medical office building? Mr. Palmquist stated that at the location that is now under consideration, they feel they could get seven stories and still stay under the over-all height limitation; this would be taking advantage of the topography of the area o He noted that this is a preliminary plan, and that they have made no determination at this point on whether or not the building would have a basement o Mr. Palmquist was asked if any consideration had been given to a verti-park structure; this could accommodate 25 vehicles, is electrically operated, and would be more inexpensive than a parking structure o Mr o Palmquist stated that he questioned how successful such an · installation would be, and that he personally found them to be aesthetically unappealing o Mr. Bilo asked how many surface parking spaces they hoped to gain if they can develop the properties they are purchasing and negotiating for? Mr o Palmquist stated that it would approach the 300 mark o -5- Mro Tanguma thanked Messrs. Palmquist, Johnson and Richards for their presentation. He then called a five-minute recess of the Commission at 7:40 P.M. The meeting reconvened at 7:50 PoMo Members present: Bilo, Carson, Draper, Lathrop, Pierson, Smith, Tanguma, Becker Members absent: Williams IV. COMPREHENSIVE PLAN REVIEW Mr. Wanush introduced the members of the Planning Staff, Miss Fessenden, Mrso Young and Mro Barber, and also introduced Mr. Michael Reddy, Assistant Director of Community Development for Housing and also the Executive Director of the Housing Authority. Mr. Wanush stated that the purpose of the meeting is to review the summaries of the sections of the Comprehensive Plan which have been prepared by the staff o It is the intent that the summaries will reflect the basic premise and goals of the in- dividual review committee reports. The summaries will be pub- lished in the Englewood Citizen, and the full documents will be available for re f erence by the public at the time of the public hearingo Discussion ensued. Mrs. Pierson asked when the Commission would get the "detailed report?" Mrso Romans stated that the detailed reports are the basic documents that were prepared by the individual committeeso The goals and issues cited in the summaries are the basic points set forth in the detailed reportso The summary for ·the DOWNTOWN section was reviewedo Mr. Wanush stated that he had met with the Downtown Development Authority and made a presentation relating to the Downtown Plan. He stated that he felt there were a couple of basic things to keep in mind on the downtown plan: (1) This is the area where we want the most "intense" activity to occur; and (2) restrictions of the Comprehensive Zoning Ordinance should be revised to permit residential development in the Downtown area. Mr. Wanush pointed out that it must also be kept in mind that Cinderella City is vital to the success of downtown, but it must also be recognized that Cinderella City is not THE downtown. The traditional downtown area along South Broadway should be redeveloped and strengthened, and Girard Avenue should be developed as a link between Broadway and Cinderella City. Mr. Wanush stated that multi-level development should be pro- moted; the first level would be pedestrian oriented --retail in nature, and upper levels could be office development or high density residential developmento Mr. Wanush stated that the Plan does recognize that development should be concentrated in areas where there is vacant land, such as the City-owned lot in the 3300 block of South Acoma /South Bannock and the vacant parcel owned by the First National Bank in the 3400 block South Cherokee. The report also recognizes problem areas -6- the Downtown District, such as parking and accessibility to the parking o Mr o Tanguma asked if RTD had made any pro g ress on the matter of the Transit Center which had been proposed to be located in the 3300 block on South Bannock Street? Mr . Wanush stated that he believed this project was in "limbo" at this time; he stated that he was not aware that RTD has t aken any further steps to locate an alternative site . Mr. Smith pointed out that Englewood was not included in the funding grant that RTD applied for. Mr. Wanush stated that he did not feel the "need" of a transit center was questioned by members o f the Downtown Development Au t hority, just that an alternate site should be located . Mr. Draper pointed out that the map attached to the Downtown summary includes some areas that are presently zoned for in- dustrial development . He asked i f this was intended? Mr . Wanush stated that if the U. S . 285/Ithica Avenue couplet is constructed, this area will have the potential of becoming part of the downtown area . Mr o Smith excused himself from the meeting at 8:00 P.M . Mr o Lathrop stated that RTD is looking for a location for a transit center site in Littleton rather than in Englewood. Mr. Wanush stated that the Littleton site would be in addition to the site in Englewood, not instead of. Mr o Lathrop dis- agreed, and stated that Ralph Jackson told him personally that RTD was going to "let Englewood want". Mr. Draper stated that he felt the map is rather mis-leading; Area #8 is designated as "greenhouse" area, and he questioned whether this reflected cur.n:::Ht development or projected de- velopment . If it was projecting current development, it did not fit in with designations of other areas which seemed to reflect projected development. Mr. Wanush stated that this would be corrected. Mr o Lathrop stated that he understood that the discussion on the pedestrian link along Girard Avenue between Cinderella City and Broadway was centered on a 60 ft . wide mall. Mr. Wanush stated that he was not aware of any figure given on a mall at any time in the discussions . Mr. Lathrop questioned if this mall were actually built, what effect it would have on possible development on the City-owned lot? Mr . Wanush stated that the idea of a mall development goes back to the 1960's, and with the discussion of the transit center on the 3300 block South Bannock Street site, the idea was to make Girard Avenue more pedestrian oriented. This would be accom- plished by improving the paving and sidewalks, placement of benches along the Avenue, landscaping, etc. However, there is nothing in the plans at any point that indicates cars will be taken off of Girard Avenue . Mr. Wanush emphasized that there is nothing in this report to dictate that a mall must -7- go in; however, West Girard Avenue must remain the link be- tween the Downtown area and Cinderella City. Mr. Draper stated that he understood the strong point of the report and summary is to define what we agree the area should be and to permit flexibility to encourage the development of the area to its maximum potential. He stated that he felt if proposed ideas for developments were kept within this frame- work, and with the intent of the goals set forth, we could progress from there. Mr. Bilo noted that one of the items included in the Course of Action is "Cooperate with the Downtown Development Authority"; he asked what and how this would come about? Mr. Wanush stated that the State Statute creating Downtown Development Authorities requires a plan of action to be re- viewed by the Planning Commission, which then makes recommenda- tion to City Council. He stated that he would hope, in fact, that the Commission would be involved in the actual development of the plan of action, and not just be responsible for review of this document. He stated there is also a necessity to en- courage development and to search out new development for the downtown area; he stated that he felt the City could have a definite part in this by working with the Downtown Development Authority. Mr. Bilo asked how the schedule of the Development Authority fits in with the schedule of the Planning Commission? Mr. Wanush pointed out that the Authority is basically just getting started; they have had three meetings . He pointed out that it is the responsibility of the Planning Commission and City Council to develop a general plan for the City; the Downtown Develop- ment Authority would have to work within the framework of this "general plan". Mr. Bilo again asked "how do we cooperate with something that doesn't exist, basically?" Mr. Wanush stated by working with them in developing a plan of action for the revitalization of the downtown area, and by coordination of the activities of the Commission and the Development Authority. Mr. Tanguma asked if thought had been given to use of the Englewood Housing Authority in development of the downtown area --further housing, etc. Mr. Wanush referred to Area #5 indicated on the map; this area contains the Simon Center, the Malley Center, and a vacant site that might be feasible as an additional low-income development for the elderly. He pointed out that the Housing Authority works with the develop- ment of housing for the low-income. Mr. Tanguma asked if the Housing Authority could be used in locating developers for high- rise residential units in downtown to be developed by the private sector? Mr. Wanush stated that no thought has been given to this, and again emphasized that the Housing Authority deals mainly with the low-income housing projects. -8- The COMMERCIAL summary was then reviewed. Mrs. Romans pointed out that Mrso Pierson had chaired this Review Committee, and that Planning Assistant Barbara Young has been assigned the task of summarizing the report o Mrs. Young stated that this summary recognizes the corridor commercial areas, and the fact that some of them seem to have a great deal of vitality and are improving, while other areas are in need of help to revitalize. Mrs o Young stated that some of the goals set forth in the detailed document which are included in the summary are: the need to develop a balanced commercial district which will attract new businesses to Englewood; to encourage visual improvement of both existing and new development in the commercial district; to permit additional uses in specific commercial areas which will comple- ment the character of the area; to permit combinations of uses in commercial areas which would encourage and facilitate major redevelopment, and to improve access for all transportation systems, with particular emphasis on alternative modes to the private automobile. Mrs. Pierson stated that this committee had also discussed the need to amend the Comprehensive Zoning Ordinance to permit a variety of uses in the commercial areas, and also that a re- view of the entire business zoned areas be undertaken in an effort to promote compatibility of developmento She felt this is not reflected in the summary, and should be. Mr. Draper stated that he recalled that one of the points of the discussions was the need to extend the commercial zoning to Lincoln and Acoma Streets o Mrs. Romans stated that this is covered in the statement on permitting "nodes" of commercial development to occur along certain commercial corridors to concentrate uses o It was not the intent of this committee that the commercial zoning be extended to Lincoln and South Acoma all along the length of the B-2 District, but only in specific areas where the development shows a specific need for it. Mrs. Becker asked how to "encourage" developers to do a good job? Mrs. Pierson stated that one of the specific recommenda- tions of her committee was that a Design Review Committee be established; she emphasized that there is a great need for this form of control. Mr. Wanush pointed out that a Design Review Committee doesn't "encourage" and doesn't guarantee there will be a development; however, the developer will know what is expected of him if he decides to pursue a development in a specific locationo Mrso Pierson stated that such a committee would establish an "atmosphere" which could be con- ducive to nicer developments. She stated that she felt the City of Englewood has much to offer and should be in the position to "call some of the shots." Mrs. Pierson pointed out that another recommendation of her committee was the de- velopment of a "search committee", which committee would take an active part in locating new businesses which would move to -9- Englewood. She stated that this could be expected to be a part of the Chamber of Commerce activities, but does not seem to be at this point in time. Discussion ensued. Mr. Wanush pointed out an area designated as "4B" on the map which is on the east side of Federal Boulevard north of Union Avenue. He asked if the Commission really wants this area to develop for commercial purposes, pointing out that this is primarily a residential area, even though this particular strip of land is zoned for industrial development at the present time. Mr. Tanguma stated he felt it might be more appropriate in com- mercial development than in industrial . The possibility of high- density residence development was also considered because of the proximity to the R-3 area adjoining to the east. Discussion ensued. It was suggested that this area could be considered further if the matter is raised at the Public Hearing. Mr. Draper excused himself from the meeting at 8:50 P.M . Mrs . Pierson stated that she felt the point the committee made on landscaping around parking lots should be emphasized in the summary. She also felt something should be indicated in the summary about the need for the "search committee." Mr. Wanush made reference to the map arid the area marked 11 3", which is along South Santa Fe Drive. This area is presently zoned industrial, and the development along this area is a mixture of commercial and industrial. The possibility of a Mixed Use District in this area was pointed out. The HOUSING summary was then discussed. Mrs. Romans stated that Mr. Tanguma had chaired this Review Committee, and that Associate Planner Alice Fessenden will present the summarization of the report. Miss Fessenden stated that the summary points out that while Englewood is a residential community, and should remain so, it should also be a full-service city . Miss Fessenden reviewed the goals that were set forth in the detailed report, including the need to strengthen the existing residential areas, to en- courage home ownership, to improve visual quality of neighbor- hoods, to attract young families, to provide additional housing for elderly, and to concentrate public aid in areas with con- centrations for deteriorating housing. Miss Fessenden then reviewed steps that could be taken to implement these goals, which steps could include amendment of the Comprehensive Zoning Ordinance to create a Mixed Use District which would allow a combination of high density residential and business in the commercial areas; support for nei g hborhood schools, and the creation of a bonus district to encourage redevelopment of property on which there are dilapidated houses by permitting slightly increased density or lot coverage in return for the redevelopment of the substandard property. Other steps that could be taken would be to encourage the removal of substandard -10- units, to e n coura ge private rather than public residential de- velopment and redevelopment ; to encourage originality of design ~ such as cluster-type units in new multi-fami l y areas, and to ~ require developers of all new multi-family housing to provide adequate off-street parking and recreational space for their tenants. Other steps which could be taken would be to build flexibility into codes governing lot coverage and setbacks to encourage redevelopment; to develop buffer zones between resi- dential districts and districts which permit a more intensive use; to increase control on the quality of housing, and to institute stricter code enforcement on all types of property uses 0 Paving of gravel alleys and higher maintenance of alleys is to be encouraged to improve the visual quality of neighbor- hoods; economic incentives should be provided for home owner- ship, and the establishment of day care centers for working parents should be encouraged o Programs which would enable elderly citizens who can do so and want to remain in their homes should be supported, in addition to development of addi- tional housing units for the low income elderly o Financial assistance for rehabilitation of existing housing stock should be expanded, and the currently identified "target areas" should possibly be expanded to incorporate areas most in need of resi- dential developmento The City should also work toward achieving the Housing Assistance Plan goals to provide more housing op- portunities for low and moderate income citizenso Mr. Lathrop asked if the expansion of the target areas would help people obtain rehab loans? Miss Fessenden stated that it would make more people eligible for loans and that a survey is being done at the present time to determine whether these target areas should be expanded, and what areas they should encompasso Mr. Lathrop asked about f ·u.1,u ~ for the rehab loan program? Mr. Reddy stated that it is estimated there will be $71,000 avail- able by the latter part of April or the first part of May 0 The staff has gone to the banks to discuss extension of an additional line of credit, and an application has been sub- mitted to HUD to be used for subsidy money. There has been no response from HUD on the application to this point in time o The banks have given tentative approval to an additional $300,000 line of credit. Discussion ensued. Mr. Lathrop asked about contact with property owners on the south side of Girard Avenue across from the Malley Recreation Centero Mr. Reddy stated that the property owners are "aware of our interest." He stated that at this point, the Housin g Authority cannot make any commitments because of the lack of money, and we have no ~ommitment from HUD on subsidization of additional elderly units o Mr. Reddy stated there were only two or three owners on that one-half block, and there does not appear to be any problems at the present time o Discussion ensued. -11- Mr. Bilo took exception to the proposed "bonus district" as suggested. He noted that this proposed Bonus District covers an extremely large portion of Englewood. He asked how this Bonus District would intermix with a single-family development and still maintain the low-density character. Miss Fessenden stated that this district would be designed to allow a property owner to remove a small . dilapidated unit and replace that unit with a duplex. Miss Fessenden stated that the units that would be eligible for replacement with a higher- density are those that would not be a good candidate for re- habilitation. Mr. Tanguma stated that the Special Permit System might be developed and used in situations such as this. Mr. Bilo stated that he is concerned about the removal of single-family housing stock and replacing these units with duplexes. Mr. Wanush stated that one of the problems the Housing Review Committee found was the sporadic deteriorated unit; could a property owner afford to remove this unit and replace it with another single-family unit? If the property owner were allowed to construct a du plex, for example, this would offer an incentive to improve the property; the duplex could be designed to be similar to the remainder of the block and would not necessarily be obtrusive. The zoning would re- main single-family, but with specific conditions, the Planning Commission could permit a two-family unit to be interspersed throughout the single-family district. Mr. Wanush stated that he did not foresee the implications predicted by Mr. Bilo, but that perhaps there could be restrictions written to limit such bonus uses to one per block or something similar. Mr. Bilo stated ·that the area encompassed is too broad and will result in the removal of too many single-family homes . He stated that Englewood would lose the single-family character that it has and wants to maintain. Mrs. Romans pointed out that there are identified problems in the area indicated for the bonus districts, and that is why these proposed districts are shown encompassing those areas. Mrs. Romans stated that it is the economy that dictates what sort of development will take place, and not the Comprehensive Zoning Ordinance. The staff and committee were looking for ways to encourage private enterprise to improve and redevelop the residential areas of the city. Mrs. Romans referred to the Housing survey that is being done in regard to the target areas, and noted that one of the inspectors has estimated 30% of the housing stock in the City is substandard. Mr. Bilo stated that he would not want a duplex built next door to his property, and he doubted that most other single- family homeowners would either . Mr. Wanush emphasized that to redevelop the residential areas, there must be some "give and take". He pointed out that this would be a "bonus" unit -12- which could only be constructed under specific conditions and would have to meet specific restrictions that would be written ~ into the ordinance , ~ Mrs. Becker stated that she would not want to live in a duplex, but she stated that she didn't know of many young families who could afford a home with one or two bedrooms or even find such a structure for under $50,000. She stated that she felt du- plexes mi g ht offer an acceptab le alternate to housing for young families. ~I r , Wanush pointed out that this is intended to be the "exception" and not the rule , Mr, Bilo stated that he is concerned that if this provision is approved, it will set a precedence, and "will go beyond our control." Mr. Lathrop asked if a duplex can be constructed on a 50 ft. lot? Mrs. Romans stated that it can be. Mr. Lathrop stated that he felt most of the duplexes would become rental properties and would not be kept up to code, and this would be like an "octupus" and spread throughout the City . Mr. Wanush disagreed, and stated that while no . guarantee can be made on what will happen ten years from now, the intent of the bonus district is that it will be the "exception" and not the normal development . He pointed out the fact of the declining school population and the fact that the maintenance of the traditional zoning concept is not encouraging young families to move to Englewood . The committee and staff felt that this was a reasonable solution. Mr. Bilo stated that duplexes would entice transients into the neighborhood, and these people don't take care of property. Mrs. Becker stated that she lives in a single-family residential neighborhood, and there are transients in the single-family neighborhoods. Mr. Lathrop asked about the individual who purchased property with the intent of putting in a duplex? Mr . Wanush stated that the structure on the property would have to be beyond repair. Mr. Lathrop predicted that the proposed Bonus District would lead to an "infestation'' of high-density use throughout the single-family residential areas, and that he did not want to encourage that. Mr . Bilo stated that he realized there would be no easy solution to the problem, but that he felt that to preserve the single- family residential districts in Englewood is of primary importance, even if it does cause school population to decline, and young people starting out to have to look elsewhere for housing. Discussion ensued. " -13- • V. DIRECTOR'S CHOICE, Mr. Wanush reminded members of the 5:30 P.M. dinner meeting with the Board of Adjustment and Appeals in the Library Con- . ference Room on February 27, 1979. Mr. Wanush stated that the Commission would review the remainder of the Comprehensive Plan summaries following the meeting with the Board of Adjust- ment. Mr. Wanush stated that the staff has received an application from Mr. Thomas Regan for an amendment to the Subdivision Waiver granted on the Larwin propertyo The meeting will be scheduled for March 20, 1979. VI. COMMISSION'S CHOICE. Mro Bilo asked the staff to check on the "oil well" rig that is in the industrial area south of U oS. 285 0 The meeting adjourned at 9:45 P.M. trude G. Wel ecording Secre