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PUBLIC HEARING
April 16, 2003 MINUTES
COMMISSIONERS PRESENT
Wilmae "Bunny" Malm,Chairman
Tom Quinn
Ed Peterson
Bill Marino
Ken Lloyd
STAFF PRESENT
Susan Piercy, Senior Planner
Tina Dill, Planner I
Peter deBooy, Planner I
Winifred Filipunas, Site/Exhibits Curator
Elaine Rosedahl, Secretary to the Lakewood Planning Commission
____________________________________________________________________________________
The following are the minutes of the April 16, 2003 Lakewood Planning Commission
Public hearing. A permanent set of these minutes is retained in the office of
the City Clerk and a tape recording is located in the department of Community
Planning and Development, City of Lakewood.
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INDEX PAGE
HP-03-001 Historic Landmark Preservation 2
RZ-02-009 Osborne Mitsubishi 5
8303 W. Colfax Ave.
The roll having been called, Chairman Malm declared a quorum and the following
business was
conducted.
1. CASE NO. HP-03-001 HISTORIC PRESERVATION
LANDMARK PRESERVATION
WHITE WAY GRILL
Designate the White Way Grill as a historical building/landmark
NINA JOHNSON, Manager of Heritage Culture and the Arts for the City of Lakewood, representing the Landmark Preservation Committee of the Heritage and the Arts Commission, designation is being brought forward under the Article 11 of the Zoning Ordinance, Landmark Preservation. Ms. Johnson reviewed the request and made herself and team members available for questions from the Commission.
TINA DILL entered into the record the staff report, Zoning Ordinance, Comprehensive Plan and slides. She then reviewed her staff report and asked the Planning Commission to approve this request.
CHAIRMAN MALM wanted to clarify that this Commission is only to determine whether or not this building qualifies for designation as an historical landmark.
COMMISSIONER MARINO added, to qualify the building does not have to meet all three of the qualifications just one of the three.
JOHANN COHN, 1208 So. Brentwood, 80232, President of Lakewood Citizen's for Open Space, said he had a conversation with Mr. Roger Noonan, City Attorney. The City is the applicant and they would be impacted by Article 17-11-22 of the Lakewood Zoning Ordinance, since this Article puts the superior burden on the City for maintaining structures, and it does have a Tabor impact on future taxpayers. Mr. Noonan said approval would not put a burden on the City since it would be subject to the same annual appropriations as other structures. Mr. Cohn said his association is candidly opposed to the use of Belmar park as a home for any structures being erected in the Heritage Center whether or not they are historical. He thought all buildings could be termed historical, and just because a structure is available does not make it historical. Mr. Cohn said the City's presentation is flawed and one sided. The structure does not have character, interest or value, it does not sit in its original setting, and since Aurora gave it to Lakewood it is because they did not want it in one of their parks. The architecture is art/modern and is at best a contrived term, just because it survived doesn't make it historical, and thought a saloon would be a better representation of history.
LYLE MILLER, 1465 So. Jay St., 80232 referred to a newspaper article written in the 1920's, stating there was a cottage on Colfax sitting across from the Denver Mint, built in 1875. Molly Brown had the building moved to Washington Park for use as a library, known as the Eugene Fields house, and is now used by Friends of the Park Association. Mr. Miller thought the White Way Grill does have a place in the Heritage Center since it relates to the working man, and is in favor of this designation.
COMMISSIONER QUINN asked what the significance is for taking a structure from East Colfax and placing it in Lakewood?
HP-03-001 (CONT'D)
NINA JOHNSON answered, in Historical Preservation the first preference is to leave the building in its original location, restore it and keep it functioning as it was originally. Because this structure was under the threat of demolition, it fits within the criteria of the Master Plan adopted for the Lakewood Heritage Center. This building was designed to be moved, and diners were as common as fast food restaurants are today.
COMMISSIONER QUINN asked what would happen if this building would not fall under the Historic Preservation Ordinance?
NINA JOHNSON said it would be restored using private funding, the fact that it does meet Historic Preservation means it is more apt to qualify for grant funding.
COMMISSIONER QUINN then asked who paid to move the structure to Lakewood?
NINA JOHNSON said the City of Aurora paid to move the structure to Lakewood and Lakewood received it as a gift from Aurora. She thought the move cost was approximately $20,000.
COMMISSIONER LLOYD wanted the designation process outlined.
NINA JOHNSON said the Landmark Preservation Committee is a standing subcommittee of the Heritage Cultural and the Arts Commission. The Committee determined the diner would benefit from designation and passed a formal resolution declaring this property historically significant. The City of Lakewood then became the applicant.
TINA DILL added, staff reviewed the application and found it to be complete and then forwarded the application to the Landmark Preservation Committee as required by Article 11. They again reviewed it and made a recommendation to bring it before the Planning Commission accompanied with a resolution.
COMMISSIONER LLOYD asked why this was the first property to come before the commission, and are there other properties more worthy of designation?
NINA JOHNSON answered, the Landmark Preservation Committee is a newly formed committee and they are developing a list of historic properties in collaboration with the Lakewood Historic Society. The reason the White Way Grill is before this Commission is because it is clear the building needs immediate restoration and the approval by the Planning Commission allows the grant process to begin. This is the first one in a series to come before this Commission, but that does not mean it is the most important application because it is the first. There are at least two to three hundred buildings in Lakewood that would qualify for Landmark Preservation status. She added that much of 20th century architecture is being destroyed, making that era a real focus for preservation.
COMMISSIONER LLOYD asked if there are other structures they are looking at for historic preservation?
HP-03-001 (CONT'D)
NINA JOHNSON said there are no current plans for immediate designation. The Landmark Committee mostly focuses on buildings in the community that would get tax benefits as well as other kinds of benefits. They are currently looking at the JCRS campus since it needs restoration.
COMMISSIONER LLOYD wanted to know if there was ever a Valentine Diner on West Colfax?
NINA JOHNSON was not aware of any, however, Davies Diner is a type of diner still in existence.
COMMISSIONER PETERSON wanted to know how the City of Aurora ended up with this particular building?
NINA JOHNSON said the City of Aurora acquired the building because they wanted to redevelop Colfax along with the Martin Luther King complex. Aurora acquired the building and had two options, to restore the diner or put it in a landfill.
COMMISSIONER PETERSON wanted to know if the building will be restored to its original intent and purpose?
NINA JOHNSON said yes, and they will be serving prepackaged foods.
ED PETERSON then asked how the building differs from Gil and Ethel's?
NINA JOHNSON answered, Gil and Ethel's was originally a laundry, in the 1950's a variety store, then in the 1960's it became a barber shop for Gil and Ethel Gomaz.
COMMISSIONER PETERSON wondered if there is a definite plan or street-scaping for the Cultural Center?
NINA JOHNSON said there are specific lots designated for specific uses, and there are other buildings they would like to bring to the Heritage Center but do not have the funds at this time. City Council has approved a specific plan including street-scaping for the Heritage Center.
COMMISSIONER PETERSON then asked if they have specific structures that would benefit from this type of classification?
NINA JOHNSON said absolutely.
COMMISSIONER MARINO asked how people can get involved in the Heritage Cultural and Arts Commission?
NINA JOHNSON said they meet once a month with the public able to comment.
.
HP-03-001 (CONT'D)
COMMISSIONER LLOYD, based on the information in the staff report, the testimony at this hearing and the findings in the staff report, moved Planning Commission approve Landmark Preservation Case No. HP-03-001. SECOND by COMMISSIONER PETERSON.
COMMISSIONER LLOYD wanted to voice his concern that perhaps properties are chosen based on the need for money. He hoped the Committee would be looking for areas that don't need money but are truly historical structures.
COMMISSIONER MARINO added it is clearly subjective what is historic and what is not. He reminded the Commission of their charge to determine if this qualifies under the articles for historic preservation and has nothing to do with whether the Tabor Amendment applies nor appropriation of maintenance funds. He thought it great to preserve 20th century architecture, this proposal fits in with the master plan for the Heritage Center, and the social context fits in with the common man as snap shot in history.
COMMISSIONER PETERSON agreed with Commissioner Marino's comments and added there is a balance between open space and preserving our history and heritage.
COMMISSIONER QUINN understood the frustration of Mr.Cohn and Lakewood citizens for open space, however, thought they could co-exist and maintain balance in the area. He did not think it significant the building came from Aurora, since museums typically have items from all parts of the country.
Motion to approve passed by a unanimous vote 5-0.
2. CASE NO. RZ-02-009 REZONING
8303 W. Colfax Avenue
Osborne Mitsubishi
Rezone from 4-R (Medium Density Residential) to 5-C (Large Lot Commercial) for the use of a detention pond
GENE OSBORNE, 2400 Routt St., Lakewood, 80215 gave a brief overview of the dealership and the nature of the request. He then made himself and his contractor available for questions from the Commission.
PETER deBOOY entered into the record the staff report, Zoning Ordinance, Comprehensive Plan, the proposed New Comprehensive Plan, West Colfax Revitalization Plan, Design Guidelines, the approved Site Plan SP-02-018, copies of the notification letter, vicinity map and site photographs. He then reviewed his staff report and asked Planning Commission to approve this rezoning request.
COMMISSIONER LLOYD wanted to know the benefit of rezoning this property to the City.
RZ-02-009 (CONT'D)
PETER deBOOY said the 4-R zone district does allow for a detention pond. However, this benefits the City by bringing consistency to the site and cleaning it up for future redevelopment or remodeling.
COMMISSIONER PETERSON asked if the existing building is a non-conforming building?
PETER deBOOY answered yes, and is part of the existing dealership
GENE OSBORNE added, at one time the building was a body shop, and will now be converted to a parts shop.
COMMISSIONER PETERSON wondered how this zoning ended up in its present odd configuration?
SUSAN PIERCY said, Lakewood has a lot of split zoned properties, and this one happens to go through the existing building. This proposed rezoning will clean this up.
COMMISSIONER PETERSON said he really likes the way the site is laid out.
COMMISSIONER LLOYD, based on the testimony at this public hearing and the information and findings in the staff report, moved that Planning Commission recommend City Council approve Rezoning Case No. RZ-02-009. SECOND by COMMISSIONER QUINN.
COMMISSIONER PETERSON thanked Mr. Osborne for his loyalty and commitment to the City of Lakewood.
GENE OSBORNE said his business has almost doubled, and over 50 percent of the new vehicle sells are to non-Lakewood residents.
Motion approved passed unanimously 5-0.
APPROVAL OF MINUTES
Minutes for February 19, 2003 were approved by a consensus of the Commission.
Minutes for February 26, 2003 were approved by a consensus of the Commission.
Minutes for March 5, 2003 were approved by a consensus of the Commission.
Minutes for March 5, 2003 were approved by a consensus of the Commission.
Minutes for April 2, 2003 were approved by a consensus of the Commission.
GENERAL BUSINESS
ELAINE ROSEDAHL reminded the Commission the next study session will be in the Council Chambers on April 23, 2003, at 6:00 pm.
COMMISSIONER MARINO said he could not make that meeting time.
COMMISSION agreed to change the time to 6:30 pm.
ADJOURNMENT
There being no other business to come before the Lakewood Planning Commission, the public hearing of April 16, 2003 was adjourned at 8:35 p.m.
Date approved Elaine Rosedahl, Secretary to
the Planning Commission
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