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HomeMy WebLinkAbout1981-08-15 PZC MINUTES• CITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION SEPTEMBER 15, 1981 I. CALL TO ORDER. 5 A 1 The special meeting of the City Planning and Zoning Commission was called to order at 7:00 P. M. by Chairman Judith B. Pierson. Members present : Draper, McBrayer, Pierson, Senti, Barbre, Becker, Carson Powers, Ex-officio Members absent: Tanguma, Allen Also present : Assistant Director D. A. Romans Planner I Larry Yenglin Planning Intern Jeri Linder Councilman John Neal Ms. Barbara Holthaus, Chairman, EDDA Mr. Mike Haviland, Executive Director, EDDA Ms. Powers introduced Ms. Jeri Linder and Mr. Larry Yenglin to the Planning Commission. Ms. Linder is a Planning Intern and a student at Metro College. Mr. Yenglin was recently em- ployed as a Planner I in the Community Development Department in the Planning Division. Ms. Powers also introduced Mrs. Barbara Holthaus, Chairman of the Englewoo d Downtown Development Authority; Mr. John Neal, City Counc ilman and member of the EDDA, and Mr. Mike Haviland, Executive Director of the EDDA. Mr. Tanguma entered and took his place with the Commission. II. DOWNTOWN PLAN PRESENTATION CASE #13-81 Ms. Powers noted that members of the Commission were given copies of the Downtown Plan at the last meeting, which Plan will be the subject of the review and presentation at this meeting . Ms. Powers stated that the Downtown Development Authority has scheduled meetings for presentation of the Plan at 12:30 P.M. September 16th; 7:30 A.M. September 17th; and 7:00 P.M. September 17th, all of the meetings to be held at the Police/Fire Center at 3615 South Elati Street. These meeting s are informational meetings, and are open to the gener al public. Ms. Powers stated that at such time as the Commission will consider the Plan at a Public Hearing, the Plan should have the endorsement of the Downtown Development Authority. The Planning Commission will be asked to consider adopting the Downtown Plan as an amendment to the Comprehensive Plan. When the Comprehens ive Plan was adopted by the City in 1979, policies for the downtown were set forth in the Plan, which were adopted by the EDDA. The Downtown Plan, as it is being considered, is • -2- a re finement of these policies contained within the Comprehen- sive Plan Downtown section. The Community Development staff and a member of the consulting staff are still working on a set of policies which would apply to the downtown study area, and are attempting to write these policies in the same format as t h e Comprehensive Plan is written. Ms. Powers stated that she felt the Commission is aware of the Downtown Plan, and that this presentation will be an up-date. Mr . Haviland stated that he hoped this meeting would be a "work s hop" session, and wanted the Commission to feel free to o ffer suggestions and critique the presentation. Mr. Haviland state d that he has attempted to put together a slide show of the proposed Plan. Mr. Haviland stated that the EDDA wants to get input from the meetings that are scheduled on September 16th and September 17th, and bring the issues back to the Planning Commission for consideration at the Public Hearing. Ms. Pow ers pointed out that there will be additional informa- tion coming to the Commission. There are revisions being made to the Comprehensive Zoning Ordinance, and one of these pro- posed revisions is a downtown business zone that will be dif- ferent from either the B-1 or B-2 Business Zones as they exist today. Ms. Powers also pointed out that the financing plan for i mplementation of the proposed plan is not available at the present time. Mr. Haviland asked if the Tax Increment financ ing concept had been discussed with the Planning Com- miss i on? He noted that this concept is being considered as the financing vehicle for implementation of the Plan. Mr. Haviland stated that a base line on tax revenues is established; upon City Council action, bonds for improvements may be sold, and i ncreases in tax revenues from existing and new develop- ments would be used to retire those bonds. This would result in no increase in the tax burden to those individuals within the increment district and no increase in tax burden to the general citizenry. Mr . Tanguma asked that Mr. Haviland explain his definition of "new development"; is this the demolition of existing bus inesses and redevelopment? Mr. Tanguma noted that there i s not much vacant land where new development could take place. Mr . Haviland stated that the entire project area encompasses 7 2 acres; this would include areas for both public and private development, and that there is quite a bit of vacann and under- developed land that could be developed or put to better use. Mr . Haviland presented the slide show. Mr. Haviland stated the project goals the EDDA, the City, and the private developers a r e working toward are the following: 1 . Strengthen the tax base. 2 . Expand the retail market and market area . 3. Encourage private investment through coordinated public investment . 4. Expand the middle-income professional population, consistent with the existing community. 5 . Create an attractive downtown as a focus for community activity and pride. • -3- Mr. Haviland discussed the Management Team planning process which has been shared by representatives of the City of · Engle- wood, the EDDA, and Brady Enterprises, the private developer. The project boundary was defined as Cinderella City on the west, Floyd/Eastman Avenues on the north; the Broadway/Lincoln alley on the east, and U.S. 285 on the south. Slides were presented showing the ownership of large parcels of land within the Plan area; among these larger ownerships are sites owned by the First National Bank, First Interstate Bank, the City-owned property leased by Mr. Herzog, and a large parcel of land owned by Mrs. Holthaus. A slide indicating the 100-year flood plain through the develop- ment area was shown, and Ms. Powers discussed the problems that the 100-year flood plain presents. Ms. Powers stated that the design criteria of the proposed flood control program is under consideration, and may be changed from that previously recormnended. Also, the criteria used in the determination of rainfall amounts is under reconsideration. The result of this study is at least three or four weeks away. One of the possibilities that has been considered in the flood control program is developing a detention pond on the High School grounds as part of the improve- ments to Little Dry Creek. Ms. Powers pointed out that the proposed improvements to Little Dry Creek and the detention pond could cost up to $7,000,000. Ms. Becker noted that work is being done on Little Dry Creek across Santa Fe; she asked if this section of the Creek would be left open, or if it would be covered? Ms. Powers stated that this is "reach one" of the improvements on Little Dry Creek, and is proposed to be left an open channel. Mr. Haviland stated that it is imperative that the flood plain issue be re- solved before anything substantive can be done to improve the downtown area. The matter of utilities was considered; Mrs. Becker asked if all information on the utilities locations is being tracked? Mr. Haviland stated that they do have the engineering studies on the utility systems; he noted that there might be some problem with the location of older pipes. Ms. Powers stated that the utility lines will have to come out on the Girard Avenue Mall; they do not want to get the mall completed, and have to tear it up shortly after completion because of some problem with a utility line. Mr. Haviland displayed slides depicting the major transportation corridors, these major corridors being Santa Fe Drive, U.S. 285, and South Broadway. Major access points to the downtown area are indicated at U.S. 285/Hampden/Elati; Hampden Avenue and South Broadway; and at Floyd Avenue and South Broadway. Ms . Becker noted that there is a great problem getting in and out of the downtown area; she asked what improvements to the access pattern are being proposed in the Plan. Ms. Powers pointed out that Hampden Place would be continued to the east which would improve circulation in the area. ' -4- Mr. Haviland and Ms. Powers indicated on the slides the pro- posed locations of a possible RTD Transit Center and the loca- tion of the light rail line. Mr. Haviland stated that the thrust of the Plan is to provide additional retail, office space, a hotel, and residential quarters in the downtown area. There also need to be improve- ments along South Broadway, and improvement of access into the downtown area itself, and the flood plain issue does need to be resolved. Mr. Haviland noted that it is difficult for someone unfamiliar with the area to realize what is "downtown Englewood". He stated that the first major entrance is at Floyd Avenue and Broadway; the second at Santa Fe Drive and U. S. 285; the third at South Broadway and U.S. 285. Mr. Haviland indicated that the proposed Plan suggests overhead pedestrian walkways at U.S. 285 and South Elati Street and at U.S. 285/South Bannock Street. Mr. Haviland stated that efforts are being made in the proposed Plan to retain the "small-town" atmosphere which is characteristic of Englewood, and which the community has expressed a desire to retain. Mr. Haviland stated that major public improvements would be those on the Girard Avenue Mall, to Little Dry Creek, and improvements along South Broadway. Actual new development would be a coordinated effort by the public and private sectors. Mr. Haviland then presented slides of development concepts, such as a plaza in the downtown area. Mr. Haviland noted that the Farmer's Market sponsored by DBA is a great success, and he would envision that this would work in very well to the plaza/mall concept. He felt similar projects should be en- couraged to attract the pedestrian shopper . Mr. Haviland stated that Little Dry Creek has great potential, and by im- proving the stream bed, this could turn into an asset for the downtown area. Mr. Haviland stated that he felt Englewood has a great opportunity to capture part of the hotel market. While Englewood cannot compete with downtown Denver, the I-25 corridor is developing very rapidly, and he felt that the City could attract some of the smaller conference business if a hotel was developed. Mr. Haviland pointed out that the hotel must be developed in con- junction with the additional retail and office uses proposed; it would not be feasible to develop the hotel alone. Mr. Haviland stated that the proposed hotel/office space and re- tail space development are inter-dependent. Mr. Haviland stated that the City needs to create design guidelines that will attract the private investment we want to encourage. Mr. Haviland stated that the public investment in the mall development and Little Dry Creek is estimated to be between $15,000,000 and $20,000,000; it is hoped that the private in- vestment in new development would be in the neighborhood of $200,000,000. Mr. Haviland stated that the walk-through from the parking lot in the 3400 block of South Lincoln to South Broadway should be completed by Christmas. / / -5- • Councilman Bilo entered the meeting. • Mrs. Becker asked where the pedestrians would c ome from that this P l an anticipates? Mr. Haviland pointe d out the peripheral parking a r e a s and proposed parking structure s . Mrs. Becker stated that there is a maximum distance that people will walk, and ques tioned that there would be any great volume of people that wi l l walk from Cinderella City to Bro adway, for instance. Mr. Havi land stated that the distance from Cin dere lla City to Broadwa y would be the farthest that a pede s trian would walk, but under t he proposed Plan, it would not be necessary for a pedestri a n to walk that far. Mr. Haviland stated that he would hope the mall could be developed int o an "attractive adventure " which would encourage pedestrian traffic. Ms. Beck e r connnented that she felt Marina Squ are is one of the mos t attractive shopping areas in this vic i nity. She stated t h a t s he would hope to see some similar d e v e l o pment in the propo s e d plan area. Mr. Tanguma stated that he felt the basic concept of this pro- posed Pl an is very similar to the concept of previous studies that hav e been done in Englewood. He stated that he felt one of the pr imary questions that will be aske d by the citizenry is how th is Plan is to be implemented? Mr. Havi land stated that he felt there are new opportunities that ma y not have been available at the time previous studies were made . He again pointed out the tremendous growth that is taking place along the I-25 corridor which he feels provides great potential for redevelopment in areas such as downtown Englewood. Mr. Tanguma stated that he felt the growth potential has always been here; the City needs to "go out and find someon e like Hilton to come up here and get it done." Discus sion ensued. It was pointed out that there is a private develop er working with the City and the Downtown Development Authori ty at the present time. Ms. Powers stated that the Development Authority can solicit developers, but it is dif- ficult to do so unless there is a firm Plan and we know it is what t he connnunity wants. Mr. Dr aper asked the reaction of the developer to the proposed Plan ? Ms. Powers stated that the developer is in favor of the Plan. Discus sion ensued. Ms. Powers stated that private investments would not be made in redevelopment until the City makes a com- mi tm e nt to a specific plan and to the public improvements. Mr. Draper stated that he felt the City has made some connnitment and that it is time to get commitments from the private sector . Mr. Haviland stated that the proposed Plan needs public exposure; thus far those who are familiar with the Plan are the Management Team , c omposed of a representative from the Downtown Development Authority, a representative from the private development firm, and a representative from the City. He stated that he did not !I • • -6- feel further progress could be made until an educational pro- gram fo r the general public has been undertake n. Discussion ensued. Ms. Powers pointed out that the possibility of u sing tax increment financing for implementation of the Plan is now available, since it has been succe ss fully tested in Cour t. Also, the Downtown Development Authority, which is comp rised of downtown businessmen and property owners, has been formed and they have had an active part in the chasing of the con sultant and the preparation of the Plan to improve the downtown area. Mr. Tanguma pointed out that tax increment financ i ng was discussed as a means of implentation in a plan that was considered several years ago. Mr. Haviland pointea out that the Downtown Development Authority does not have the right of eminent domain, and that urban renewal was a prominent featur e in the previous plan to which Mr. Tanguma referred; also , that plan encompassed a much larger area and took in a considerable portion of the residential area. The Plan that has been developed by Design Workshop, Inc., is on a much smaller scale, and encompasses only a portion of the business distr ic t. Ms. Be cker agreed that this Plan is scaled down in size con- siderably from the previously considered plan. She stated that she is greatly interested in the use of solar energy, and asked if the private developer working on this Plan is con- sidering the use of solar in any of his proposals? Ms. Powers stated that use of solar design would be included in the policy statements that have yet to be confirmed for this study area. Ms. Be cker stated that she felt it was time for the City to cons i der adding solar access guidelines to the codes and ordina nces. Ms . Powers asked members of the Collllllission if they felt the general populace of Englewood realized that there is a problem in t he downtown Englewood area, and that something must be done ? Mr. Draper stated that he felt that we must show what wi l l happen if something is not done. It should be emphasized t hat the decay will increase; that this is happening right now. Ms. Becker stated that she personally found South Broadway to be a n unattractive street. She stated she felt the presentation should show what needs to be done to improve the downtown shopping area. Mr . Draper stated he wanted to see some tangible connnitment f rom the private sector --developers --before the City and EDD A continue to put money into the Plan. Mr. Tanguma stated he would like to see further contacts with large developers, such as are working on the improvements in downtown Denver . He stated he wanted to know how much land had to be in a "package" to attract the large developers. Mr. Haviland noted that Brady Enterprises has worked with the EDDA fo r quite some time, and has invested in the development of the P lan; this makes it rather awkward for the EDDA to solicit other developers. Mr. Tanguma noted that hotel developers • -7- had expressed interest in areas of the City in the past, but when it was determined that the City could not accommodate such a development, they chose other locations. Ms. Powers pointed out that the flood plain is still a problem and inhibits new development in the downtown area. She sug- gested that an addition be made to the presentation indicating the development process from now on; showing what would have to happen to reach a development agreement, and what would be re- quired in such a development agreement. Mr. Tanguma asked if there had been any contacts from developers other than Brady? Ms. Powers stated that the staff and EDDA have been approached by other developers, and the process has been explained to them. Mr. Haviland stated he felt the City/EDDA is in a good position to address the needs of the downtown area and to decide how to get what is wanted. Ms. Powers stated that the Business District zoning standards and design guidelines are tools that are needed before a de- veloper can be invited to submit a proposal, so that the pro- posal can be compared to a defined standard. Mrs. Becker asked if the Plan is approved and the City commits to it, do the citizens have to vote to approve the bonds? Ms. Powers stated that if the financing vehicle chosen is that of tax increment financing, an election would have to be held if this were handled through EDDA. This election could not be held before late December. She stated that we would have to have a "Plan", and have determined what public improvements are required; there would have to be an agreement with a de- veloper that he would begin construction on the private develop- ment at the time public improvements began. She estimated that certain improvements could be started in early Spring. Mr. McBrayer stated he wanted to review reasons it is felt this Plan might work now, when previous studies and plans have failed . He noted that he has heard a lot of comments from people re- garding the number of vacant buildings in the 3400 block of South Broadway. The vacant land that was in "transition" 10 years ago is still vacant, and it is evident that it is not going to develop under the present conditions. He stated that he thinks people are aware there is a problem, and that some- thing must be done. Mr. McBrayer stated he felt the "composition" of the City was changing, and that there is a younger age group predominating in the City now than a few years ago. Mr. Draper asked if the increased residential area would at- tract families with children, thereby increasing the school population? Mr. Haviland stated that the Plan does not address "family" in the sense of children moving in; he felt the re- development of the area could lead to an influx of families with children into the school district in the future. Mr. McBrayer suggested that the slides depict areas that are defined by street names; he noted that no street names are in- • • -8- dicated on the maps the slides were made from. Mr. Haviland stated that the new slides will show street names. Mr. McBrayer suggested that in presenting the Plan to the general public, the point be made that when previous studies were done, the majority of citizens were not aware of the extent of the problem, and that the City has a more aggressive citizenry now , and interest has been expressed in reaching a solution to the downtown business area deterioration. He sug- gested that reasons the Plan should be accepted now should be stressed in the presentation. Mr. Draper stated that he felt some of the public land proposed for use could be offered as an enticement, and long-term lease options could also be offered. Ms. Powers stated she felt the issue of "high-rises" should be addressed. She noted that the square footage discussed in the proposed Plan will mean "height". She pointed out that this could mean 10 -15 story buildings --not 60 story skyscrapers --but certainly people have to realize it is going to mean structures above two stories. Ms. Becker stated that like it or not, we are looking to a time when land will not be available for everyone to own a "single-fami ly home". She emphasized the need to build for families with children in the multi-use buildings; there needs to be access for the kids to get out doors; the space inside the living quarters needs to be appropriately designed for children , and inclusion of day-care centers should be encouraged. Mr.McBrayer suggested that records of meetings on consideration of the most recent previous plan be reviewed. Mr. Draper asked if the Flood Plain improvements would have to be done if the Plan itself were to be disapproved. Ms. Powers stated that the Little Dry Creek Flood Plain is a problem, and has to be solved. Mr. Haviland stated he felt the development of the downtown area is a very significant planning issue that must be con- fronted , and should rank in importance with the City's decision to own their own water. It will have an impact on what happens to the City of Englewood, and our continuance as a full-service city. There is a need for greater economic diversification to broaden the tax base beyond what Cinderella City can provide. Mr. Draper suggested it might be pointed out what would have happened to the City if the decision to own our own water had not been made. Mr. Haviland emphasized the great development potential that exists in the south metro area and stated it is critical that the City capture a share of it now. Mrs. Becker stated that she hoped the City could realize at least one nice, comfortable, elegant restaurant in this re- development. A ' • -9- Mr. Haviland thanked the Planning Commission members for their time and comments. III. MISCELLANEOUS. Ms. Powers stated that a presentation on the Cherry Hills Village Hotel to the Planning Commission has been scheduled for November 17th. The first public meeting on the Sign Code will be on September 22nd in the Library Conference Room. Ms. Powers reported that she had met with Assistant City Attorney Tom Holland regarding some of the questions raised at the meeting of September 9th. Mr. Holland has indicated that a revision to the Code can state that vehicles in a car dealership with prices indicated on them will not be considered as a sign or advertising device. Ms. Becker asked about the sign atop the First National Bank; it is a roof sign and will become non-conforming if the pro- posed Sign Code is approved as presently written. Discussion ensued. Mrs. Romans stated that concern regarding roof signs was expressed previously by the Fire Department; the weight of the sign can lead to a quicker collapse of the roof in the event of a fire, or a roof sign can hinder access if the firemen must maneuver over and/or around it. Brief discussion followed. The meeting adjourned at 9:00 P.M. A~ Ad4-Gertrude G. Welty Recording Secretary