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HomeMy WebLinkAbout1979-02-27 PZC MINUTES, CITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION February 27, 1979 5 c 5:30 P. M. The members of the City Planning and Zoning Commission met with members of the Englewood Board of Adjustment and Appeals in the Library Conference Room at 5:30 P~ M. for dinner. Planning Commission members present: Smith, Carson, Pierson, Becker, Lathrop, Bi lo Planning Commission members absent: Tanguma, Draper, Williams Board of Adjustment members present: Leonard, Brown, Dawson, Kreiling, Oliver, Seymour Board of Adjustment members absent: Pratt Staff members present: Director of Community Development Wanush Assistant Director Dorothy Romans Chief Building Inspector Pittman Building Division Secretary Valerie Christy Mr.Lathrop, Vice-Chairman of the Planning Commission, extended a welcome to the members of the Board of Adjustment and Appeals, and stated that dinner would be served and discussion would follow the dinner. Mr. Tanguma entered the meeting at 6:05 P. M., and assumed the Chairmanship of the Planning Commission. He asked Mr. Wanush to present the program for the discussion. Mr. Wanush stated that he feels the Boards and Commissions should meet periodically to discuss mutual problems and projects that may be underway that will have an effect on matters that may be before another Board or Commission. He stated that tbe Planning Commission, with input from several advisory committees, is involved in the revision of the Comprehensive Plan at the present time, and that this will ultimately lead to a revision of the Comprehensive Zoning Ordinance to reflect the changes recommended in the Comprehensive Plan. Mr. Wanush referred to maps which were displayed, which indicated the projected land use as reflected by the various review com- mittee repo~ts, and a second map which reflected deteriorating structures. Mr. Wanush stated that changes in the Comprehensive Zoning Ordinance could include the drafting of a Special Permit System to give a degree of flexibility to the uses permitted in specific zone districts. Also under consideration is a possible way to amend the Comprehensive Zoning Ordinance to allow an administra- tive process to solve some of the problems experienced by the citizenry on such things as setback, lot coverage, etc. This -2- would not pre-empt appeals to the for some minor variance such as a or something similar, it was felt handled administratively . Mr. Tanguma asked for discussion. Board of Adjustment, but couple of feet on a setback that possibly it could be Mr. Brown stated that the Board has a lot of requests for variances on lot size; the Board has granted a lot of these requests, and pointed out that the City is land-locked and no additional land for development is available. He asked if there was any record on the number of homes that have been built once the variance has been given? Mr . Wanush stated that the records of the Building Division would have to be researched. Mr. Brown then asked for the latest information on the Larwin site. Mr. Wanush stated that there is an application for an amendment to the Subdivision Waiver that will be considered on March 20th; the new property owner is planning to build the 1100 units that were authorized under the Subdivision Waiver approved in 1972. Mr. Wanush stated that there would be more open space and a different type of construction under the re- vised plan and that in his opinion, it would be a better plan than that originally considered. Mr. Seymour stated that the Board has considered a lot of variances on over-lot coverage, particularly in the northeast area of Englewood; another matter before the Board on a fairly regular basis is the setback for porches. These requests are, again, concentrated in a particular area of town. Mr. Seymour stated that other problems that recur regularly are owners of car lots along Broadway wanting to expand across the alley; the matter of day care centers, and fence heights. Discussion ensued. Mr. Oliver stated that he felt two of the problems that must be faced are (1) the encroachment of commercial development into the residential area, and (2) the matter of restrictive zoning --permitting only one particular use in a particular zone district . He stated that he felt one of the real problems is that of the strip commercial development along South Broadway. He stated that cities have catered to the "linear" development, and have allowed this type of development to "ruin the cities". He suggested that this strip commercial should not be allowed, but rather commercial developments should be concentrated in one particular area; that a "pocket" of commercial use should be permitted with limited perimeters. Board of Adjustment member Harvey Pratt entered the meeting at 6:40 P. M. Mr. Wanush stated that he felt Mr. Oliver's suggestions fit in with what the commercial review committee recommended when they talked about "nodes" of commercial development. Further dis- cussion ensued. .. , -3- Mr. Oliver asked what sort of information was available to en- able the staff to determine which houses were sub-standard and/ or deteriorating? Mr. Wanush stated that information in the office was available on lot size, assessment information, et~ Mrs. Romans indicated that on the land use maps, the condition of the structures is also indicated. It was pointed out that an actual field survey is also being done to more accurately pinpoint the problem areas. · Mr. Smith discussed ways of encouraging home ownership, such as placing a surtax on rental units. He stated that in other parts of the country this is done, and taxes can be reduced by 50% if the structure is owner-occupied. The constitutionality of this was questioned by Mrs. Pierson and others. Mr. Smith stated that it is something similar to the "homestead act", and is being done. Mr. Smith stated that the crime rate in Englewood has increased since Cinderella City was developed, because Cinderella City has attracted a high concentration of transient people, and that in his opinion, the crime rate rises when there are concentrations of transient people. If home ownership were to be encouraged, and the transient popula- tion decreased, he felt the crime rate would show a corresponding decrease. Mr. Bilo stated that he would be interested in getting the opinion of the Board on the Bonus District proposed in some of the low-density areas of the City. Mr. Oliver stated that he felt this might result in "a lot of flack from the neighbors", and that it might be interpreted as "spot zoning". Mrs. Romans pointed out that experience has shown that when a situation is bad enough, the neighbors will approve even things like three-story walk-up apartments. She cited the old North School in the 3000 block of South Bannock Street, the Hawthorne School in the 4100 block of South Bannock Street, and the two houses in the 4000 block of South Bannock Street. All of these structures had been of serious concern to the neighborhood, and when developers proposed multi-family zoning so these buildings could be removed and replaced with three-story walk-up apart- ment structures, the neighbors approved. She pointed out that the proposed Bonus District would restrict the density to no more than two units on a 6000 square foot lot, a density which would hopefully give the owner an incentive to replace a bad structure that cannot be rehabilitated. Mr. Oliver stated that the proposal sounds like a good idea, but that he still fears there will be a lot of opposition. He asked if it was the proper answer to the problem to allow duplex development, or could there perhaps be a form of tax relief for a given number of years if a bad unit was removed and replaced with a new single-family unit? Discussion ensued. Mr. Wanush pointed out that economic pressure will dictate what happens in any given situation. -4- Mr. Tanguma asked that the Board of Adjustment give hso~e ~hougtht and study to this proposal and give the Commission t eir inpu • Mr. Bilo stated that he did not feel that matters like the_d~op in school enrollment is peculiar to Englewood, that communities are facing this same problem across the nation. He stated that he felt other problems in Englewood are similar to those across the country, also. Discussion ensued. 'L"·---~""fl •== ----;. --·n& -,. .l .... ;... ::, :-z;. ..,,. .,,.: ...... ~ J.-:. -, ~ --,.Jl4;:: ~ ".:" .. A: : ... K..1;.-;; ->,. ' .. <; Jl.-.:~ _ .. _ ... -: ------... -,. __ ... ,,.,,, , "' "' , :c lilil:. ES i G :. : t:, ~ ~ :._ ~ .: :: -/.: : a "': : ~ ;,. ":. r,, :JU=: e; ~ 11 ; ": :'~ ": :'~ '1" , ~ {, ~ .l f. ~ ; r ,,. ~ ,..~ t ; /j ti::at ti:le Board ~ill c0::3ider t(,i:; m&tt ";l'.~ r.!i:sr:u ggt:;rJ ri ~r ': triJ~ evening. The session recessed at 7:00 P. M. I. CALL TO ORDER. The meeting reconvened at 7:15 P.M. for the Planning Commission study session . Members present: Becker, Bilo, Carson, Lathrop, Pierson, Smith, Tanguma Wanush, Ex-officio Members absent: Draper, Williams Also present: Assistant Director Romans, Associate Planner Fessenden, Planning Assistant Barber, Planning Assistant Young. II. COMPREHENSIVE PLAN. Mr. Tanguma stated that the Commission was meeting in study session to review the summaries of the Comprehensive Plan. Mrs. Romans stated that the INDUSTRIAL Committee was chaired by Mrs. Pierson, and that Mrs. Young has been asked to present the summary of that report. Planning Assistant Young stated that Mrs. Pierson's Committee reviewed both the Industrial and strip Commercial districts, and that some of the same problems were found in these two districts. Some areas were found to be more commercial in nature even though they are zoned for industrial development. It was suggested that additional flexibility by means of the Special Permit District or a Mixed Use District could encourage development in some part :;~ .. • .•. .L· a reas. Many of the industrial areas are unsubdividea and have limited or no access, and while there is a need for large industrial developments, access must be provided. There is the problem of large parking lots and the visual impact they have on the surrounding area because landscaping and open space provisions are not required in the ~ industrial districts except where they abut or are adjacent ,_, to a residential district. The Review Committee felt landscaping and ' • -5- open space requirements should be considered to improve the visual impact of some of the industrial developments. The goals of the Committee are to provide flexibility in the Com- prehensive Zoning Ordinance, to provide incentives for develop- ment and redevelopment, to provide access where needed, and to encourage development of large ownerships in addition to en- couraging more appropriate usage of the South Platte River corridor and the other drainageways along Big Dry Creek and Little Dry Creek which flow through the industrial zoned area. Courses of Action suggested including making use of the Special Permit System and Mixed Use District, encouraging annexation of land where feasible, incorporating the water and sanitation districts which serve sections of the City into the City's pro- gram, developing a program to provide access in unsubdivided areas to provide means for further development, and encouraging more visually attractive developments by requiring installation and maintenance of landscaping particularly where the industrial district is adjacent to residentially zoned property or adjacent to arterial streets. Mrs. Young noted that the map indicates four industrial areas of the City, each of which has characteristics that differ from the other. Mrs. Young stated that in the full committee report each district is analyzed more fully as to means of encouraging further development. Mrs. Becker questioned what the committee felt would be more appropriate use in the South Platte River corridor and adjacent to Big Dry Creek and Little Dry Creek? Mrs. Pierson stated that along Little Dry Creek particularly, the committee con- sidered a greenbelt and bicycle path; this is not reflected :in the summary, and she felt that it should be. Mr. Smith discussed the flood control project that is being designed and the green-way program developed by Denver. He noted that bicycle trails will connect out to Chatfield, and that treatment of the tributaries is also included in the plans. Mr. Wanush questioned if in fact emphasis on flood control and greenbelts should not be contained in another section rather than in the Industrial Section of the Comprehensive Plan? Discussion ensued. Mrs. Becker asked if Little Dry Creek was going to be a concrete culvert, and if so, why? Mr. Smith stated that the creek will be covered for about three blocks; the remainder of the channel will be open. Discussion ensued. Mr. Smith asked what response the Committee received from in- dustrial property owners when the need for open space was dis- cussed. Mrs. Pierson stated that there were people on her committee who owned industrial property, and no great opposition was voiced by those property owners • -6- The need for landscaping and open space was discussed further. Mrs. Romans stated that she felt the primary areas that were considered were those where an industrial district adjoins or is adjacent to a residential area or along arterials, and one of the main points of discussion was the maintenance of land- scaping once it has been installed. She stated that she did not recall that the committee got into the matter of a specific percentage of open space in the industrial area. Mrs. Pierson pointed out that greenery softens the effect of large parking lots, and pointed to the parking lot of the First National Bank, which does have some landscaping. Further discussion on the maps ensued. Mrs. Romans pointed out that the Comprehensive Plan sets forth "goals" to work toward; it does not mean that immediately upon adoption of the Plan the changes that are proposed will take place. Further discussion ensued. The TRANSPORTATION summary was then considered. Mr. Lathrop chaired this Committee, and gave the summary of the report. Mr. Lathrop stated that goals set forth by this committee in- clude development of a one-way couplet using U.S. 285 and West Ithaca Avenue; supporting improvement of South .Santa Fe Drive to a six-lane major arterial which would include provisions for mass transit, high occupancy vehicle lanes, and interchanges at Dartmouth, U. S. 285, Oxford/Quincy, and Belleview. Alter- natives to the use of the automobile must be encouraged, and ft ~ was urged that the environmental quality of Englewood as a ~ whole be improved. It was also suggested that high density residential development be permitted in the downtown area. Courses of action suggested are to work with DRCOG and the State in obtaining approval for the one-way couplet, to work with the State on the improvement of South Santa Fe Drive, to support RTD in locating a transit center in the downtown area, and to support increased transit service to residential areas of Englewood. Provisions for walkways and bicycle paths should be included in all future transportation planning, and the Com- prehensive Zoning Ordinance should be amended to permit residential use in the downtown district. A means to attack the problem of air pollution must be developed and implemented, and the Com- mittee recommended the Master Street Plan be approved as indicated on the map attached to the summary. Mr. Wanush reviewed the major changes on the Master Street Plan. Lafayette Street between Floyd Avenue and U.S. 285 is no longer designated as a collector; Kenyon/Windermere/Navajo routing has been downgraded to a collector from arterial status. South Tejon Street between Evans Avenue and Dartmouth Avenue is also downgraded to a collector. Girard between Broadway and Cinderella City is designated as a pedestrian and busway; Floyd Avenue is still projected to cross Santa Fe Drive to tie in with South Zuni Street. He suggested that the Ithaca Avenue/U. S. 285 couplet should also be indicated on the map. ~ , -7- Mrs. Romans pointed out that the Transportation Committee also recommended that Bannock/Cherokee be a one-way couplet from Quincy Avenue to Yale, and both these streets are shown as collectors on the map. Mr. Smith stated that the possibility of changing South Bannock to two-way traffic is still being discussed. He suggested that the residents along South Chero k e e Street should be notified of this possible change in designa- tion of their street. Mrs. Romans pointed out that one-way designations are not made in the Comprehensive Plan, but is an administrative function assigned to the Traffic Engineer bas~d on specific warrants. Mr. Wanush suggested that if South Cherokee is not part of a one-way couplet, it probably should not be designated as a collector. Mrs. Pierson expressed concern over the designation of Floyd, Girard, Hampden and U.S. 285 all being designated as collectors and/or arterials through the City. Mr. Smith · stated that he questioned that Floyd Avenue east of South Broadway is, in fact, a collector; he noted that very little traffic uses that portion of Floyd Avenue. Mrs. Romans pointed out that this is a direct route from the Larwin site to Cinderella City, a high-activity center. Mrs. Romans stated that Floyd Avenue is now designated as a collector street, and was previously designated as an arterial. Mr. Smith stated that there is not much traffic that uses Floyd Avenue between Broadway and Logan. Mrs. Pierson pointed out that there is good residential development from University Boulevard to Fox Street along Floyd Avenue. She questioned the advisability of designating Floyd Avenue as a collector and imposing traffic alongside this good residential development. Discussion ensued. Smith moved: South Cherokee Street be removed as a collector street from the Master Street Plan. Mrs. Becker stated that she felt to remove South Cherokee fr o m the collector street designation would be "sticking our head in the sand." Mr. Smith stated that designation of these streets as collectors would encourage deterioration of the residential areas along the street. Mr. Wanush stated that in giving streets a specific designation, the use is dictated to a degree, but the designation also re- flects what is there now. Mr. Wanush stated that the streets to carry the traffic must be designated, and efforts made to minimize the impact of the traffic as much as possible. Mr. Smith stated that by "widening Dartmouth you created the traffic"; if Cherokee is not going to be part of a one-way couplet it should not be designated as a collector. Mrs. Becker stated t hat she understood one of the reasons for designation of spe cific traffic carrying streets is to maintain a certain degree of maintenance, and to assure that the sur- facing of these s t reets will be stronger to withstand the traffic. Mr. Smith stated that streets are paved to a specific surface only i f it is designated as a truck route. -8- Mrso Pierson stated that she would second Mro Smith's motion to remove Cherokee as a collector. Mr. Bilo stated that if the collector designation is removed, this would not stop people from using it. Mro Wanush stated that if the collector designation is removed from South Cherokee that the bus route will probably be changed and removed from South Cherokee. Mr. Lathrop questioned that the collector designation should be removed from Cherokeeo He took issue with Mro Smith's statement that the collector designation of a street would cause deterioration of property, pointing out that he lives on South Clarkson Street which has been designated as a collector, and that the properties along South Clarkson in this area are not deterioratedo Discussion ensuedo Mrs. Romans again pointed out that directional designation --one-way vs. two-way --is an administrative function, and is not designated in the Compre- hensive Plano Mro Lathrop stated that he felt the only way to handle a high volume of traffic is on a one-way street. Further discussion ensued. The vote was called: AYES: Bilo, Carson, Smith NAYS: Becker, Lathrop, Pierson, Tanguma ABSENT: Williams, Draper The motion failedo Pierson moved: Lathrop seconded: That Floyd Avenue be removed from the collector street designation from Broadway . east to South University Boulevard. Mrso Pierson stated that as far as she personally is concerned, it would be to her advantage to put as much traffic on Floyd as possible, but she feels it is "absurd to slice the City up" with heavy traffic carriers as is proposed through the center of town. Mrs. Romans repeated that to her knowledge, Floyd Avenue was designated as an arterial from 1958 to 1969; since 1969, it has been designated as a collectoro She pointed out that Floyd is the one street between Dartmouth and U.S. 285 that can carry traffic to and from University Boulevard. Mrs. Pierson stated that she did not think the City wanted to en- courage the use of Floyd Avenue. Mr. Smith stated that if a street carries a specific designation, the Traffic Engineer "starts moving traffic down it," and that the traffic flow is encouraged by the traffic designation. The vote was called: AYES: Tanguma, Bilo, Carson, Lathrop, Pierson, Smith NAYS: Becker ABSENT: Williams, Draper The motion carried. ... • -9- It was determined that Floyd Avenue would retain the collector designation west of South Broadway; but that the correction of the off-set intersection at Floyd and Broadway would not be recommended in the Plan. Mr. Lathrop stated that he felt Girard Avenue is carrying an over-load of traffic now, and he would like to see less traffic on this street. Discussion ensued. It was pointed out that Girard carries a lot of traffic to and from the Larwin develop- ment. A recess of the Commission was called at 8:35 P. M. The meeting reconvened at 8:40 P. M. Members present: Smith, Tanguma, Becker, Bilo, Carson, Lathrop, Pierson Members absent: Williams, Draper The PARKS AND RECREATION section of the Comprehensive Plan was considered, and the summarization was given by Planning Assistant Young. Mrs. Young stated that the g0als of this committee deal primarily with the acquisition of auuitional land for expansion of existing parks and to provide open space in areas that are not now served. Expansion of facilities and programs offered is another goal of this committee. Development of the South Platte River corridor and other waterways within the City was also a goal of this committee, as was the incorporation of "quiet areas" and bicycle and pedestrian paths into existing and new parks and landscaped drainageways. Mrs. Young reviewed the Course of Action recommended by the Committee, that being that funds be allocated to acquire land to expand existing parks, for new parks, and to expand the facilities at existing parks. Mr. Smith took exception to the proposed expansion of the Bates/Logan Park. He pointed out that to physicaily expand the land area of this park would necessitate the purchase of "some of the nicest homes in Englewood" --approximately 12 - 15 homes which would cost about $50,000 each. He questioned the rationale of paying this much per house for this number of houses to expand the park area which would cost several thousand dollars a year to maintain. He stated that he has voted to delete this project from the Capital Improvement Program for the last three years, and disagrees with this goal of the Com- prehensive Plan Review Committee. Mrs. Becker suggested that the statement just be reworded; that while the physical area of the park might not be expanded, she would like to see expanded facilities in this park. Discussion ensued. Bilo moved: Carson seconded: That Course of Action #1 be reworded to read: "Allocate funds to acquire land for new parks -11- extended to South Windermere Street to provide for a safer flow of traffic across South Santa Fe Drive. Mr. Smith questioned whether the relocation of Fire Station #3 would eliminate the need for a fire station on the east side of South Broadway? Mrs. Romans pointed out that Station #3 would serve that area south of U.S. 285; this would leave the northeast section of Englewood without a section that could respond in under a four-minute response time. Mrs. Romans stated that the Review Committee met with former Fire Chief Hamilton, and he recommended that a fire station be constructed in the northeast section of the City. Mr. Smith stated that he didn't think Fire Chief Beeson feels there is a need for such a station. Mr. Wanush pointed out that many of the items contained in the Public Facilities section have been mentioned in other sections of the Comprehensive Plan, and that this is really setting forth the Capital Improvement Program. He suggested the possibility of excluding this as a specific section of the Comprehensive Plan and dealing with these matters in the Capital Improvement Program after the adoption of the Comprehensive Plan. Discussion ensued. Mr. Smith noted that the 1969 Comprehensive Plan, Brochure form, was very informational, and that he felt possibly the Public Facilities section could reflect more of the informational attitude rather than containing specific recommendations as this report tends to do. Mr. W~nush asked about the median planters; he noted the Transportatio~ committee had recommended against the installa- tion of ·such planters. Discussion ensued. It was determined that the planters were attractive and did cut down on the accident rate on the section of Broadway where they have been installed. It was noted that previous discussion had indicated the planters were not recommended in the downtown area because it would result in the traffic lanes too close to the front of the buildings. Mrs. Becker questioned the sale of the raw water as suggested by the Committee. Mr. Smith stated that the City of Englewood has more raw water than it could use if the service area were tripled; it is potable water that is of concern. If the raw water is not put to use, it is possible that the City could lose the right to this water; therefore, it is better to sell the raw water to other municipalities for their use than run the risk of losing the right to that water. The contract for sale does give the City of Englewood the first right of use if a water shortage does occur. A brief discussion followed. III. DIRECTOR'S CHOICE. Mr. Wanush stated that he had nothing to bring before the Commission. -12- Mrs. Romans stated that Mr. Bilo had asked that a tour be arranged; she suggested Saturday, March 31st, from 7:00 A.M. until 1 P .M. This time and date was agreeable . IV . COMMISSION'S CHOICE. There was nothing discussed under Commission's Choice. The meeting adjourned at 9:25 P . M. trude G. Wel cording Secret