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HomeMy WebLinkAbout1981-07-21 PZC MINUTES• CITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION July 21, 1981 I. CALL TO ORDER. The regular meeting of the City Planning and Zoning Commission was called to order by Chairman Judith B. Pierson at 7:00 P.M. Members present: Tanguma, Barbre, Becker, Carson, Draper, McBrayer, Pierson Powers, Ex-officio Members absent: Allen, Senti Also present: Assistant Director D. A. Romans Associate Planner Barbara S. Young EDDA Executive Director Mike Haviland Ms. Powers introduced Mr. Mike Haviland, Executive Director of the Englewood Downtown Development Authority, to the members of the City Planning and Zoning Commission. II. APPROVAL OF MINUTES. Chairman Pierson stated that the Minutes of July 7, 1981, were to be considered for approval. Carson moved: Tanguma seconded: The Planning Commission approve the Minutes of July 7, 1981, as written. AYES: Barbre, Becker, Carson, Draper, McBrayer, Pierson, Tanguma NAYS: None ABSENT: Allen, Senti The motion carried. III. USE VARIANCES CASE /fo8-81 Ms. Powers stated that a letter from Board of Adjustment and App eals Chairman Chester Hallagin was sent to Chairman Judith B. Pierson, in reference to the consideration by the Board of Adjustment of use variances, which are in fact, changes in the character of a specific zone district. Ms. Powers stated that the proposal is that variances pertaining to a change is "use" would be considered by the Planning and Zoning Commission as a "rezoning", and would no longer be considered by the Board. This proposal has been discussed by the members of the Board of Adjustment and has also been discussed with the City Attorney's staff. It is proposed that the Comprehensive Zoning Ordinance be amended to specifically state that such "use variances" II • -2- would be considered by the Planning and Zoning Commission. This issue would probably be considered at the second meeting in August. Ms. Powers stated that a few cases that have re- cently been considere d by the Board of Adjustment on use variances could have had a great impact on the neighborhood in which they ~e located if they had been approved. / Ms. Powerr -s'"tated that the staff of the Department of Community Devel ::'•uent did a survey of other metro area jurisdictions to d~fmine whether use variances are considered by the Board of Adjustment and Appeals or by the Planning Commission. The majority of jurisdictions do not allow the Board of Adjustment to deal with use variances; rather, the applicants must make application for zone changes. The Board of Adjustment and Appeals would still consider variances in such matters as lot coverage, setbacks, etc. Mr. Tanguma stated that he did not realize the Board of Adjust- ment was considering use variances. He asked if there was any way the use variances approved by the Board could be changed by the Planning Commission once the Zoning Ordinance was amended? Ms. Powers stated that the amendment would not be retroactive, and there would be nothing the Commission could do to eliminate the use variances previously approved by the Board of Adjust- ment. Mr. Barbre asked if property on which a use variance had been approved were to be sold, would the use variance continue un- der the new owner? Ms. Powers stated that individual records would have to be researched to determine the conditions placed on the approval of each case. Ms. Becker asked if this procedure might encourage persons to proceed with an unapproved use variance and thus "skirt" the law? Ms. Powers pointed out that a lot of situations are brought to the attention of the staff when the businesses apply for a sales tax license; the licenses are not issued until they are signed off by the Planning Division after determining that the proposed uses do in fact meet the guide- lines of the zone districts . Mrs. Pierson noted that for the past several years, the Com- mission has tried to take the month of August off, and that if it was at all possible, she would like to continue this practice. Ms. Powers stated that the proposed amendment to the Comprehensive Zoning Ordinance could be considered by the Commission in September. IV. PUBLIC FORUM. • There was no one present who wished to address the Commission under Public Forum. • -3- V. DIRECTOR'S CHOICE . A. Downtown Plan Report. Several maps of the downtown study area were displayed for the perusal of the Commission. Ms. Powers discussed a chart of square footages of the uses proposed for the study area that are considered to be marketable, the uses being retail, office, hotel, residential, and other. The various maps displayed in- dicated the boundaries of the study area, the 100-year flood plain boundaries, property ownership within the study area, condition of buildings within the study area, and building and fire code compliance of the structures within the study area. Ms. Powers stated that there is no consideration of condemnation of any property within this study area. Another map displayed areas that could be developed as a "block", such as the properties owned by the First National Bank. The Mall that is proposed to be developed along Girard Avenue from Broadway west to Cinderella City was also depicted. Ms. Powers stated that consideration is now being given to beginning con- struction of the Mall at Broadway and working west rather than beginning at Cinderella City and working east. There would be no vehicular traffic permitted on Girard Avenue; however, the cross-streets would remain open to traffic . The traffic con- sultants working on the downtown plan do say that Hampden Place must be extended east to provide for traffic circulation. Acoma traffic would serve only those businesses along Acoma Street. Ms. Powers referred to a map on which possible sites for various uses were shown. Mr. Allen entered the meeting at 7:30 P. M. Ms. Powers stated that market studies indicate that Englewood could support a hotel with 200-250 rooms. It is suggested that a parking structure be constructed with whatever other use is developed on the City-owned parking lot. Small re- tail uses are proposed to be developed along the Girard Avenue Mall, and the expansion of the King Sooper complex is also considered. Residential uses are also proposed on the northern reaches of the study area. Ms. Powers stated that there needs to be improvement of structures along Broadway as well as a beautification program through land- scaping. A "theme" for the area would be developed which would guide those property owners and businessmen who improve their property . Mr. Tanguma stated that a recent study indicated the Denver area was in 25th-30th place as far as hosting large conventions because of the lack of hotel space. He asked why the study would indicate that Englewood could only support a small 200- room hotel? Mr. Tanguma also recalled that a large hotel chain • • -4- was interested in locating a hotel in Englewood several years ago. Ms. Powers stated that this market study was done prior to the announcement of a large hotel development on the Temple Buell property in Cherry Hills Village. Ms. Powers stated that the studies indicate there is more need for office space, but a hotel does bring in money to an area as well. Ms. Powers pointed out that the plans for the downtown area all show Floyd Avenue being realigned to eliminate the double intersection. Ms. Powers stated that considerable thought has been given to a transit center on the City-owned parking lot. She noted that RTD had designated transit centers for Littleton, North- glenn, and Arvada; however, Littleton is the only one of the jurisdictions that has chosen to proceed at this time. She suggested that consideration would be given to making a transit center a condition on the development of any building on the City-owned parking lot block. Ms. Powers stated that she un- derstood the light-rail issue would again appear on t he November 1982 ballot, and that there would have to be circulation to tie a Santa Fe Lite Rail Station into the downtown area. Ms. Becker asked if the crossings shown as going across U.S. 285 are overpasses or would the highway be lowered? Ms. Powers stated that these would be pedestrian "bridges" over the high- way. Ms. Powers stated that they are now working with St e v e Bell of Hanifen and Imhoff, trying to work up a balance sheet of private vs. public costs on the improvements being considered. She stated that it appears that Little Dry Creek could be the most expensive element in the redevelopment package. Ms. Powers stated that at one point it was estimated that Little Dry Creek would have to be improved to carry 7,000 cfs in order to accommodate a 100-year storm. This would require a conduit of the same size as that installed by the Cinderella City de- velopers to be installed from Logan to Santa Fe. However, the figures are now being questioned. It has been suggested that possibly the flow would be no more than 4,500 cfs in a 100-year flood, and that the existing conduit could handle 3,800 cfs. Sellards & Grigg, the consulting engineers on the drainage matter, are questioning the methodology used in the 1972 study , and the final figures are not determined at this point. Ms. Powers stated that the City Council has been apprised of the planning process periodically, and has held several study sessions on various issues such as transportation and marketing . Mr. Tanguma c ommented that the Comprehensive Plan which was adopted in 1979 sets forth goals and guidelines and gives the direction tha t the people of Englewood want to go. Ms. Powers stated that many of these goals and policies would be incorpora- ted into the goals and policies drafted for the downtown de- velopment project . • -5- Mr. Allen asked if plans were being devised to handle the traffic if all the increased development/business ~oes become fact? Ms. Powers pointed out that all north/south streets would be maintained, and that Hampden Place would be extended east. Mr. Tanguma inquired if consideration had been given to making streets one-way? Ms. Powers stated that one-way couplets wouldn't really work out, and that in fact, it may be recommended that South Bannock Street revert to two-way traffic. Discussion on methods of finance and arousing property owner interest ensued. Mr. Draper stated that one method might be to form a corporation, and each property owner would invest and own stock in their own corporation. Further discussion ensued. Mr. Haviland stated that discussions have indicated that the retail areas to be developed along the Mall would have to have a management similar to that of a shopping center. Mr. Allen asked what was proposed to be done on Broadway all the plans discussed this evening seem to be centered to the west of Broadway. Ms. Powers stated that no buildings on Broadway are proposed to be changed; whatever happens will be a result of the efforts of the property owners, EDDA and City working together. She stated that more is needed in this area than a landscaping plan; they need to improve the signing, and develop a theme for the area to guide redevelopment and improvement. Changes are being made in the sign code, and these will be brought before the Commission in the near future. Mr. Allen stated that a nice parking lot has been built, but not one sign has been replaced and there have been no improve- ments to any of the businesses along the parking lot. Ms. Powers stated that she felt the development of the walk-through might be an incentive to property owners to improve their properties. Mr. Haviland stated that he felt the significance to Broadway would be a result of new development that would take place and bring in potential customers. Mr. Haviland pointed out that EDDA and the City do not control the property, and have taken the position that it is not advisable to do any demolition of structures. Mr. Haviland stated that the Broadway area needs improvement on the facades and improved signing. He emphasized that any improvement will require motivation and cooperation from the property owners. He stated that he felt Design Guidelines would encourage an identity for the area. He felt that the new development would have a strong impact on Broadway. Mr. Allen stated that he felt part of the problem on South Broadway was that of the absentee-owner. The condition of ~he bu~ldi~gs is deteriorating and a depressed-type tenant is coming in, but the owners are not making any effort to improve their property. -6- Mr. Haviland asked Mr. Allen if he felt a major investment to the west of Broadway would provide motivation for the Broadway property owners? If the City put money in the area, and it was felt that there was a definite commitment to im- provements, did Mr. Allen feel this would lead to redevelop- ment along Broadway? Mr. Draper stated that he felt the motivation would be to relocate off Broadway onto the Mall. Mr. Allen stated that he felt the worst part of the City was along the downtown section of Broadway. He stated that he has lived in this community for the last 24 years, and that nothing has been improved along Broadway during that time. He stated that some way to motivate the businessmen and property owners must be determined. Mr. Tanguma stated that he felt it would require "big government money" to get things moving on the redevelopment of South Broadway. Mr. Allen stated that he felt this was a bad time to try to motivate the businessmen and property owners on the matter of improvements. Mr. McBrayer stated that the owner of the El Tepahuan restaurant in the 3400 block of South Broadway had understood there were some low-interest funds available for improvements, and that he had been advised to contact the staff. He asked for a re- ·~ port on this from Ms. Powers. • Ms. Powers stated that the possibility of low-interest rehab loans for commercial properties has been explored. The staff talked to a couple of banks who were willing to participate in such a program; however, proper structuring of the program has not been determined, and the funds are not available. Mr. McBrayer stated that he thought when EDDA was formed that the first thing they were to do was to develop a "theme" for Broadway; that this was to be their #1 priority. Mr. Haviland stated that he felt the "theme" would come about from the planning process that we are now going through . Ms. Powers stated the means to strengthen the businesses must be determined, as well as impr ovement of appearance on Broadway to make it successful. Further discussion ensued on the problems the absentee owner can cause. Mr. Tanguma pointed out that no matter what plans are made, it may be 10 years before the actual development is accomplished. He stated that the same was true of Broadway; plans could be made, but not reach actual development for 10 years or more. Mr. McBrayer stated that he felt if he had the responsibility to oversee the rehabilitation of an area such as Broadway, the first thing would be to develop a theme that met with the ap- proval of the businessmen and property owners; then if they wanted to up-grade their property they would have something to aim toward. He stated that he felt partially subsidized loans could be made available to interested property owners. -7- Ms. Powers stated that it wa s u nfortunate that false hopes had been built up that the low-interest loans were available, when the actual mechanism of the idea has not been figured out. Mr. McBrayer stated that he did not understand why monies could not be obtained to help the existing property owners if monies can be obtained to finance new development. Further discussion ensued. Ms. Pierson stated that it is fairly easy to ignore Broadway, because whatever has been proposed for improvement in that area in previous years has not worked. She suggested that perhaps it was time to drop the psychological approach, and to exert the authority that the City does have. Mr. Haviland pointed out that the market must be developed; improved facades won't do any good for the Broadway business- men if the market is not there. Discussion ensued . Mr. Draper suggested that possibly a tax moratorium on those businesses that do improve could be granted for a given number of years, and that this might serve as incentive for improve- ment. Ms. Powers stated that this means is available at the present time; however, this has not been used. Further dis- cussion ensued. Mr. Allen stated that he knew the members of DEA/Englewood were desirous of doing something to improve the Bro~dway area. He felt that cooperation with this membership was the place to begin; if the City and EDDA Board would work with the DEA/Engle- wood membership some progress might be made. Ms. Powers stated that there has been contact with the DBA membership, and that in fact, a presentation of the downtown plan had been made to their membership. Mrs. Romans pointed out that the new parking lot benefits those businessmen on South Broadway, and they will benefit from the proposed walk-through. She stated that she did not feel that Broadway is "being left out" in light of the improvements that have been and are being made . Ms. Powers stated that the Sign Code is being revised, which would provide for amortization of non-conforming signs; this will be brought to the Commission in the near future. It is felt that this revised Sign Code will be of assistance in im- proving the appearance of downtown Englewood. B. Prowswood. Ms. Powers stated that Prowswood has obtained building permits for their marketing building. C. Special Permit Seminar. Ms. Powers asked the impression of those members of the Connnission who were able to attend the all-day seminar on July 10th? • -8 - Mr . Ba rbre stated that he felt the Special Permit System was a g o o d tool to use in specific areas, and that he had very pos itiv e feelings about the Seminar. Ms. Powers s tated tha t there were some members of the Commission, o f the Housing Autho r ity, and Board of Adjustment, who were not able t o a ttend the Seminar on July 10th; she suggested possibly a mini-session in the near future to explain the system to those mem ber s wh o missed Mr. Wickersham's presentation. Ms . Power s stated that she felt there was a good attendance at the July 10th session, and t hat most people felt very positive ab ou t the pre sentat i on. Ms. Power s gave members of the Commission an evaluation form wh i c h is to be sent to all participants in the Special Permit System Sem inar, and asked for their comments. A land use ma p o f an area where the Special Permit System might be used was di sp layed and discussed. It was determined that a mini-session of the Permit System Seminar should be scheduled for September 15th for those members o f the a p pli cab le boards and commissions who were not able to attend on July 10th; this would be scheduled from 7:00 P.M. - 1 0 :00 P . M. D. Miscellaneous. Ms. Powers reminded Mr. Tanguma of his written report that is due on the APA Conference in Boston, Massachusetts. Ms. Powers r eported that there is a town hall meeting scheduled for Augu st 3rd in Cherry Hills regarding the proposed hotel on the Templ e Buell property, and asked that any member of the Commiss i on i nterested in attending to call the office. VI. COMM ISSION'S CHOICE. Mr. McBrayer asked if there was a means that the City could require landscaping on new developments? Mrs. Romans stated that it woul d be a matter of negotiation at this point . Ms . Powe rs stated that the Zoning Ordinance is being revised, and t h at the con tro l s would be written into the Ordinance. It was e s timated that the proposed draft would be to the Commission s ometime l a t e t hi s summer or in the fall. Mr. Draper r eferred to a n article in the Rocky Mountain News r e garding the adult entertainment businesses in Englewood . Discussion e ns u ed. Ch a irman Pier son a nnoun c ed tha t the next regular meeting of the Planning Comm ission would be September 9th, with the spe c ial seminar mini-session scheduled for September 15th. Sh e noted t h a t if something arises that the staff feels must • • -9- be considered by the Commission prior to the September 9th date, that the Commission could be convened. The meeting adjourne d at 9:15 P. M. Gertrude G. Welty Recording Secretary /