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HomeMy WebLinkAbout1982-03-02 PZC MINUTES• CITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION March 2, 1982 I. CALL TO ORDER. The regular meeting of the City Planning and Zoning Commission was called to order by Chairman Ed McBrayer at 7:00 P.M. Members present: Allen, Barbre, Carson, McBrayer, Gilchrist, Senti, Stoel, Tanguma Romans, Acting Ex-officio Members absent: Becker Also present: Senior Planner Susan King Mr. McBrayer welcomed Mr. Gilchrist to the Planning Commission. Mr. Gilchrist will be serving the remainder of the term vacated by Mrs. Judith B. Pierson. II. APPROVAL OF MINUTES. Mr. McBrayer stated that the Minutes of February 2, 1982, were to be con- sidered for approval. Carson moved: Barbre seconded: The Minutes of February 2, 1982, be approved as written. AYES: Barbre, Carson, McBrayer, Senti, Stoel, Tanguma NAYS: None ABSENT: Becker ABSTAIN: Gilchrist, Allen The motion carried. III. RIVIERA PLACE Parking Layout CASE #4-82 Mr. McBrayer noted that the staff report had been sent to Commission members several days prior to the meeting for their review. He asked if the Com- mission had any questions regarding the staff report? Mr. Stoel asked for explanation of the break-away emergency exit discussed in the staff report? Mrs. Romans stated that the applicant would address this matter in his presentation. Mr. McBrayer asked the applicant if he would like to address the Commission? Mr. Arthur Swords stated that he had been working with Mr. Suderman on the proposed project to be developed on South Clarkson Street and U.S. 285. Mr. Swords stated that the Comprehensive Zoning Ordinance required approval by the Planning Commission of any parking lot or parking structure which contains 50 or more off-street parking spaces. Mr. Swords stated that the -2- proposed development is a professional ~ffice building, which is a permitted us e in the R-3 Zone District. Mr. Swords stated that the proposed building conforms with the existing zone regulations, and they are not asking for a pproval of a Planned Development, nor would they be requesting a variance. Mr. Swords stated that the request before the Planning Commission is for the approval of the off-street parking plan, which will consist of two levels of below-grade parking, and one level at-grade. Mr. Swords then displayed numerous architectural renderings of the proposed development, as well as a s c a l e mod e l of th e proposed development for the viewin g of the Commission. Mr. Swords stated that the proposed office building itself will be five stories, with the three level parking area. Mr. Swords discussed the topo- graphy of the site, noting there is a 22-foot drop in elevation from the north to the south boundaries of the site. Mr. Swords pointed out the points of access to the levels of parking, and also pointed out that the parking structure would be open across the front (south) on the first and second levels. With the topography of the site, the first level of the parking structure will have entrance/exit access from South Clarkson Street, and the proposed emergency break-away exit would be onto U.S. 285 through a landscaped area. Mr. Swords stated that they proposed to have the elevator tower with some commercial space on the first and second levels. There will be entrance/exit access to the second level of parking from South Clarkson Street, also, and exit access to South Emerson Street. The third level of parking, the at-grade level, will be accessible from the existing north/south alley , and will be on the same level as the first level of the office structure. Mr. Swords displayed floor plans of the proposed office building, noting there would be sliding glass doors opening onto the balconies. Mr. Swords also displayed elevations of the proposed development. Plans with overlays indicating the widths of parking aisles, access points, etc. were also dis- played. Mr. Swords stated that the parking plans for the development had originally indicated 200 off-street parking spaces; revisions in the plan as a result of suggestions of the staff has resulted in the elimination of some s paces, but they would still have in excess of the required 188 parking spaces. Mr. Swords stated that concern was also expressed over the width of the alley and the maneuverability of emergency equipment in this alley. As a result of this concern, the parking areas which abut the alley on the west have been changed from stalls perpendicular to the alley to stalls which are parallel with the alley and building. Mr. Swords reviewed the recommendation of the staff, and the steps that have been taken by the applicant to comply with those recommendations. He stat e d that a one-way circulation pattern on levels one and two will be instituted as suggested by the staff. Mr. Swords also pointed out that level two will have through access from South Clarkson Street to South Eme r s on Street. Mr. Swords stated that while the original proposal was for one point of ingress/egress to the level one parking area, they will make a break-away emergency exit through a plaza area onto U.S. 285 to give a second point of exit from the level one parking area. Mr. Swords stated that the points of exit from parking level one will be signed for right-turn only as suggested by the staff. Mr. Swords stated that they will also sign the exit onto South Emerson Street for right-turn-only movem e nt. Mr. Swords stated that he had previously mentioned the substitution o f parallel parking along the alley for the perpendicular stalls originally proposed; this would increase the width of the alley, and would allow for two-way traffic circulation and to meet the concerns of the Fire Depart- ment. Mr. Swords stated that handicapped parking areas have been provided on each parking level. • -3- Discussion ensued. Mr. Gilchrist stated that he felt both points of access to levels one and two on South Clarkson Street should be signed for right- turn-only movements for vehicles exiting these parking areas; otherwise, there would be conflicting movements, and he felt this could create problems for traffic flow. Mr. Swords discussed the reasoning behind the Traffic Engineer's requirement of right-tum-only designation for the southernmost point of entrance/exit to parking level one. Mr. Swords questioned that there would be the volume of traffic exiting from parking level one onto South Clarkson Street at any one time to conflict with the point of in- gress/ egress to parking level two. Mr. Gilchrist noted that there are five coniferous trees on the site at the present time; he asked if the applicant could have them moved, at the applicant's expense, to one of the City Parks? Mr. Swords stated that he would look into the feasibility of relocating the trees; he noted that they are large trees --approximately 12 inches in diameter --and that it some- times is not possible to relocate trees of that size. He noted that when trees larger than 6" to 8" in diameter are moved, it is, of course, more expensive, and the risk of losing the tree is much greater. He reiterated that he would discuss this matter with their landscape architect. Mr. Gilchrist estimated that it might cost approximately $80 per tree to move them, and noted that quite large trees have been successfully relocated in the Franktown and Parker areas. Mr. Allen questioned problems that could occur with the grade on South Clarkson Street during periods of inclement weather; he asked if this had been taken into consideration when planning points of ingress and egress to the parking levels? Mr. Swords stated that the grade.of the hill does not increase until it reaches a point to the north of both points of access. Mr. Stoel inquired about the commercial space Mr. Swords mentioned on levels one and two of the parking structure; what type of commercial use is pro- posed, and what is the square footage? Mr. Swords stated that they pro- pose approximately 2,000 square feet for each level, which would be "support service" type uses for an office building; restaurant, coffee shops, etc. Mr. Stoel asked if it was known at this time who the tenants of the office building would be? Mr. Swords stated that with the proximity to the Swedish Medical Center, they anticipate that a number of their tenants will be in the medical profession. Mr. Tanguma inquired about landscaping on the third level of the parking structure --the at-grade level --on the southern boundary? Mr. Swords stated that if any landscaping were to be installed along the south boundary of the third level parking, it would eliminate parking spaces. He suggested that they would consider raising the height of the parapet wall along the south side of this parking level, which would hide the view of vehicles from on-street traffic. Mr. Swords stated that there is some landscaping proposed on the third level, but this will be in pots, which is more difficult to maintain. Mr. Swords stated that on the first level parking, they had proposed there be a "berm" which will obscure the view of the parked cars from the Highway; however, with the proposed break-away emergency exit, this would have to be revised. Mr. McBrayer asked what type of exterior finish was proposed for the parking structure? Mr. Swords stated that they are considering either brick or ex- posed aggregate; it would be one or the other. -4- Mr. McBrayer asked how far above grade the:,parapet wall on the third level parking would be? Mr. Swords stated it would be at least three and one-half feet above grade. Mr. Gilchrist asked if there were sidewalks proposed on all three street sides of the site? Mr. Swords stated that sidewalks are on South Clarkson Street, U.S. 285 and South Emerson Streets at the present time; any sidewalk and/or curb and guttering that. is damaged during construction would be re- placed. Mr. Gilchrist stated that he felt the sidewalk should be continuous, and noted that according to the plans submitted to the Commission, it appears there is a break in the sidewalk at the corners of the site. Mr. McBrayer asked if there were further questions from the Commission re- garding the proposal? Mr. Tanguma noted that the Fire Department has requested that a sprinkler system be provided in the parking structure. He asked if this is being done? Mr. Swords stated that they are planning to install a sprinkling system in the parking structure, even though it is not required by City Ordinance. Carson moved: Gilchrist seconded: The Planning Commission approve the off-street parking layout for Riviera Place with the following conditions: 1. Parking level 1 and 2 should be designed to allow for one-way circulation where aisle widths are less than 24 feet. The circulation pattern should be marked as such with directional signs. 2. Level 1 should also have a break-away emergency exit in the section where the parking garage runs parallel with U.S. Highway 285 and east of the office structure. 3. When exiting from level 1 onto South Clarkson Street, a right turn only should be permitted, and left turns will be restricted. 4. A change in the parking layout on Level 3 has been suggested by the staff to Mr. Swords, the architect for the proposed development. Parking spaces which are adjacent to the alley should be parallel to the alley and against the structure instead of the 90 degree angle which is shown on the plan. Parallel parking would then increase the alley width to 24 feet. The 24-foot alley width would allow for two- way traffic and accommodate fire emergency equip- ment. Twelve parking spaces would be eliminated, but parking ratios would still be in accordance with the standards in the Comprehensive Zoning Ordinance. Mr. McBrayer stated that he felt there should be a no parking area indicated where the emergency break-away exit is proposed; if vehicles are allowed to block this way there would be no means of exit. He felt that continuous sidewalks on three street sides of the structure should be required to City specifications, and it should be indicated that the applicant has agreed • -5- that the parking structure will be faced with brick or exposed aggregate. He felt these points should be included in the motion. Discussion ensued. Mr. Gilchrist stated that he felt the motion could include the statement that the applicant stated that the parking structure exterior would be of brick or aggregate material. These points were agreed to by the maker of the motion, and by the second. The vote was called: AYES: Carson, McBrayer, Gilchrist, Senti, Stoel, Tanguma, Allen, Barbre NAYS: None ABSENT: Becker The motion carried. IV. COMPREHENSIVE ZONING ORDINANCE Amendment of §22.4-llh CASE t/5-82 Mr. McBrayer asked if the staff had comments to make on this proposed amend- ment to the Comprehensive Zoning Ordinance. Mrs. Romans stated that at the time the motorcycle repair shop at 1080 East Hamptlen Avenue was considered, the staff was directed to prepare an amend- ment to the Comprehensive Zoning Ordinance which would cause motor vehicle repair shops to be considered as a Conditional Use in the B-2 Zone District. This proposed amendment would require a public hearing before the Planning Commission on any request for approval of a motor vehicle repair or laundry operation in the B-2 Zone District. Mrs. Romans reviewed the proposed amend- ments. This has been scheduled for Public Hearing before the Planning Com- mission on March 16th. Mrs. Romans stated that provisions on screening, lighting, etc., are contained in a separate section of the Comprehensive Zoning Ordinance, and need not be referred to in this particular amendment. Discussion ensued. Minor changes in wording of the proposed amendment were suggested. Mr. Stoel asked what was considered in terms of size for a parking space? Mrs. Romans stated that she was considering a 9-1/2' x 19' area back of the washing bay to allow stacking space for vehicles waiting to go through the wash process. Mr. Gilchrist asked about parking areas for vehicles that are being polished after going through the wash process? Discussion ensued. It was pointed out that plans for the car wash would have to be presented and this could be considered at that time. V. PUBLIC FORUM. No one was present to address the Commission. VI. DIRECTOR'S CHOICE. Mrs. Romans stated that Director Powers was not feeling well this evening, and asked that her apologies be extended to the Commission. -6- Mrs. Romans stated that the staff is working on the Downtown Development District zoning and on the B-1 Zone District; these proposed zone districts have been submitted to the EDDA, and a sub-committee of that body has been formed to consider them in greater detail. Ms. Romans discussed a meeting she attended earlier in the day with EDDA Executive Director Haviland. Ms. Romans stated that Prowswood is working on the fifth floor of their project. Remodeling in Cinderella City is progressing; Joslins is remodeling the third floor level of their building, which will house their national head- quarters. Mrs. Romans also noted that the fountain area in the Blue Mall has been boarded off in preparation of the removal of the fountain and the installation of a food court on the lower level. Mrs. Romans stated that the staff has had several contacts from individuals who want to convert apartments to condominium units, most particularly in recent weeks the Kimberly Woods development on the northeast corner of the former Larwin site. The City Attorney has stated that any conversion of apartment units to condominium units would require the filing of a Sub- division Plat in accordance with the Subdivision Regulations. Discussion ensued. Hrs. Romans stated that an invitation has been extended to members of the Planning and Zoning Commission by the Swedish Medical Center to attend a breakfast meeting on March 31, 1982, at 7:30 A. M. VII. COMMISSION'S CHOICE. Mr. McBrayer stated that he would like to have advance information on the Capital Improvement Projects which the Commission will be considering later this year. He stated that he would like to have a short statement on each request explaining what the request encompasses, and the justification for that request. Mr. McBrayer asked for a report on the 4500 block of the South Clarkson- South Washington alley. Ms. Romans stated that an inspector had been sent to inspect the alley, and at that time, the alley was clean. It was sug- gested that this alley be periodically inspected. Mr. McBrayer stated that on March 29, the City Council has invited the Planning Commission to a meeting at 6:00 P.M. to discuss the Sign Code. Mr. McBrayer stated that he would also like to have prepared a list of work projects for 1982 that the Commission wants to consider, and to also request the input of the City Council on items they want the Commission to consider. Mr. McBrayer stated that he would request that each Commission member come up with a list of possible work items for 1982, and that these work item lists be submitted to the staff. Mr. McBrayer stated that he would suggest that these lists be submitted to the staff by not later than the end of the week, and after the meeting of March 16th, he would like to see the Commission meet in sub-committee to go over these suggestions. Mr. McBrayer stated that the staff has a publication from the APA which covers the 1981 Conference in Boston, Massachusetts, if Mr. Tanguma would like to borrow that report to assist him in writing his report for the City Council. • -7- Mr. McBrayer asked that the staff contact the City of Littleton and request a copy o f their landscaping maintenance ordinance which was discussed at the meeting of February 23rd. Ms. Romans stated that Susan King would contact the City of Littleton. Discussion ensued. Mr. Allen stated that h e felt a requirement of this type might increase the construction costs in Englewood, and pointed out the cost of water taps. The APA Conference, which will be held in Dallas, Texas May 8 -12, was discussed. Mr. Tanguma stated that he felt the attendance of a Commission member at these conferences is of great value. Mr. Senti stated that he had also attended these Conferences, and found them to be of value. Mr. Al len dissented, and stated that he had attended several conferences while s e rving on the City Council; he stated that he did not feel things that were discussed at those conferences were of value to Englewood. Senti moved: Tanguma seconded: The Planning Commission designate Chairman McBrayer to attend the APA Conference in Dallas, Texas. Further discussion ensued. Mr. Gilchrist questioned the need to expend funds to send a Conunission member to these conferences every year. He pointed out that if reports of the conferences are available at a later date, this information could be made available to the Commission. Mr. Tanguma stated that he felt there was ample reason to send two individuals to the c~nferences; there are so many meetings and other information available that it is impossible for one person to cover it all. Th e vote was called: AYE S: McBrayer, Senti, Stoel, Tanguma, Barbre NAY S: Carson, Gilchrist, Allen ABSENT: Becker The motion carried. The me eting of the Englewood/Littleton Planning Commissions was briefly re- viewed. Mr. Barbre stated that he felt it was a very worthwhile meeting, and it was of assistance to learn how they are dealing with problems very s im i lar to those that Englewood is having. The meeting adjourned at 8:45 P.M. Gertrude G. Welty Recording Secretary /;/' / ;; ---,;_ ' . ..__...;: / '