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8LIFYMPHMRKMWHIWMKRIH[MXLEJPEXVSSJERHQIGLERMGEPW]WXIQWXSEGGSQQSHEXITLSXSZSPXEMGTERIPW8LIVIHIWMKRSJ XLIJVSRXJEËEHI[MXLEHHMXMSREP[MRHS[STIRMRKWSRXLI;EPRYX7XVIIXFYMPHMRK[MPPTIVQMXKVIEXIVTEWWMZIWSPEVKEMRJSV XLMWWSYXLFYMPHMRKJEGI[LIVIXSHE]MXMWQYGLQSVIVIWXVMGXIH C MZ 0ERHWGETMRK8LIWLEHMRKIJJIGXWSJTVSTSWIHPERHWGETMRKSREHNEGIRXFYMPHMRKWEVIQMRMQM^IH )\MWXMRKERHTVSTSWIHHIGMHYSYWXVIIWTIGMIWEVITPERRIHEWWXVIIXXVIIWSREPPXLVIIVMKLXWSJ[E]XLEX[MPPTVSZMHI WYQQIVWLEHMRK[LIRXLIXVIIWEVIMRJYPPPIEJERH[MRXIVWSPEVGETXYVI[LIRXLIFVERGLIWEVIHIRYHIHSJPIEZIW 8LIVIQEMRHIVSJXLI7MXI6IZMI[GVMXIVMEMHIRXMJMIHFIPS[EVIRSXETTPMGEFPIXSXLMWETTPMGEXMSR ,  %HHMXMSREP'VMXIVMEJSV4SPIW%FSZIXLI4IVQMXXIH,IMKLX - 0ERH9WI-RXIRWMX]1SHMJMGEXMSRW . %HHMXMSREP'VMXIVMEJSV*PSSV%VIE6EXMS-RGVIEWIJSV&YMPHMRKWMRXLI&6(MWXVMGX / %HHMXMSREP'VMXIVMEJSV4EVOMRK6IHYGXMSRW 0 %HHMXMSREP'VMXIVMEJSV3JJ7MXI4EVOMRK %XXEGLQIRX& (VEJX1MRYXIWSJ4PERRMRK&SEVH,IEVMRK.YP] CITY OF BOULDER PLANNING BOARD ACTION MINUTES-DRAFT July 26, 2012 1777 Broadway, Council Chambers A permanent set of these minutes and a tape recording (maintained for a period of seven years) are retained in Central Records (telephone: 303-441-3043). Minutes and streaming audioare also available on the web at: http://www.bouldercolorado.gov/ PLANNING BOARD MEMBERS PRESENT: Bryan Bowen Aaron Brockett Bill Holicky, Chair Leonard May Danica Powell Mary Young, Vice-Chair Sam Weaver PLANNING BOARD MEMBERS ABSENT: STAFF PRESENT: David Driskell, Director of Community Planning and Sustainability David Gehr, City Attorney Hella Pannewig, Assistant City Attorney Sam Assefa, Senior Urban Designer Charles Ferro, Land Use Review Manager Heidi Schum, Public Works Development Review Manager Elaine McLaughlin, Senior Planner James Hewat, Historic Preservation Planner Debbie Fox, Administrative Specialist III 1.CALL TO ORDER B. Holicky Chair, , declared a quorum at 6:03p.m. and the following business was conducted. 2.APPROVAL OF MINUTES 3.PUBLIC PARTICIPATION 4.DISCUSSION OF DISPOSITIONS, PLANNING BOARD CALL-UPS 5.PUBLIC HEARING ITEMS A.Public hearing and consideration of a Site Review approval for redevelopment of the former Daily Camera production facility that spans from 1048 Pearl to 1023 Walnut. Proposed is a new building on Pearl Street connected to the Walnut Street building, that would be adaptively reused. With approximately159,250 square feet of office and retail space in three to four stories, the proposed project also includes several restaurant spaces, an alley-accessed, below- grade automated parking system along with a below-grade cinema theater space; and, two publicly accessible open spaceareas: a rooftop terrace on the Walnut Street building and a plaza on Pearl Street adjacent to the 10th Street public walkway. Staff Presentation E. McLaughlin presented the item to the board. Applicant Presentation Chris Shears presented the item to the board. Public Hearing Stephen Sparn, Sparn.com 1.–DBI board, spoke in support of the project after outlining how he and the DBI were initially not in support of the project. Like the improved massing, proportional windows and steel detailing in line with historic detailing, retail level improvements. Brad Feld- 2.Spokein support of the project due to the needs for office space for the vibrancy needed in urban cores, especially during an economic downturn. David Biek 3.–Spokein support of the project andasked the board to grant the flexibility to work through the kinks. Barclay Eckenroth, 3765 Wild Plum Ct. 4.–Owner of tech startup located in downtown –Spokein support of the project due to the co-dependency that the urban core needs and the businesses needs. Clif Harald, 2440 Pearl St. 5.ED of Boulder Economic Council –Supports staff recommendation. Richard Polk, 1155 Canyon Blvd 6..–Spokein support of the project. Exciting project that is urban renewal and great for creating a walking community. Jerry Shapins, 644 Dewey 7.–Spokein support of the project that fits the downtown mixed use that is modern, but appropriate. Kate Remley, 646 PearlSt. 8.–Spokein opposition to the project because it lacks the historic context or scale and will change the fundamental look of downtown. Dylan Williams, 646 Pearl St.- 9.Spokein opposition due the building being too modern and feels it doesn’t fit into the downtown area and will diminish the historic nature of the area. st Ruth Blackmore, 705 s. 41St. 10.–Spokeon behalf of Plan Boulder County –Spokein opposition due to the fact the height will shadow, block views and change the atmosphere of west Pearl. Concern for the wall of glass on the NE corner. She felt it willbeing out of character with the historic district, the poor pedestrian design, expressed concern for the lack of committed public space. th Bill Banowsky, 1614 W. 5Street, Austin TX 11.–Potential owner of the movie theatre –Spokein support of the project and provided an overview of the theatre concept that will be in the building, if approved. 6 theaters, 50 seats, serving appetizers and cocktails. Madeline Day, 6570 Olde Stage 12.–Partner in building the west and east (El Centro and Old Chicago) –Spoketo the alley issues, with 11 restaurants using the alley currently it is very active and identified areas of concerns for winter conditions, high use, entrances and exits due to the conditions. She also questioned where the new bus shelter will be located. th Nolan Rosall. 616 14St – 13.Chair of public policy committee of DBI –Spokein support of the project due to the economic benefits and features it will provide. They support the staffs recommendation for the corner. Sean Maher, 3565 Catalpa 14.–ED of Downtown Boulder’s Business Improvement District (BID) – Provided a history of the project for the BID and spoke in support of the project after a long vetting process due to the vibrancy it will provide to the downtown and in particular west end of Pearl. th Sam Sussman, 840 Pearl St 15..–Owner of 8Day a Week –Provided a historical context of the west end and feels the views won’t be affected and feels this project is a good evolution for the downtown area. th Arian Sopher, 1919 14Street 16.–Questioned the parking, whether the building will be attractive for the community and for the businesses, but spoke in support of the project. Fenno Hoffman, DAB 17.–Provided an update by the Design Advisory Board –The board felt the project will continued to be refined. The board took a 3 minute break. Board Discussion BVCP:Mass,Scale, Use, Bulk L. May felt the project meets much the intent of the outlined guidelines, but had concern for the mass. He felt this mass doesn’t work within the historic district, that it is too monolithic. He would rather have it addressed at the Pearl Street fourth floor element. He felt the 2.7 FAR should not be a mandate and instead used for certain features and not make the 55’ a defactoheight. A. Brockett likes the project and felt it meets the city’s needs for office space, the mode share is appropriate and it meets the goals of the BVCP. He understands the concerns about the height, but felt there are other large buildings in downtown that show this mass and scale will work. D. PowellA. Brockett agreed with . She was pleased with the results and didn’t find the building monolithic. She liked the different experiences the buildings offer, especially the stairway and massing on Walnut and felt the 55’ is appropriate to provide balance on the roofline. She also liked the mixed use the building provides, along with the increase in office space for the city. S. Weaver felt the project has a lot of good elements and meets a lot of the BVCP criteria for art and open space with the cinema, retail, western plaza and the rooftop. He noted the rooftop offers a unique space and is appropriate for the area. However, he did have a problem with the design, especially with the elevations from Pearl. He, too, felt the building was too monolithic from Pearl and doesn’t transition well with the buildings to the west. He felt the height and bulk in the core of the city are the issue and it doesn’t fit the historic context. M. Young agreed it meets many of the BVCP policy requirements, that it brings a theatre to downtown and the fact it meets the needs for more office space, but has a problem with the setbacks. She felt the setbacks are confusing and don’t transition to the buildings to the west. She felt taking everything straight up defeats the purpose of the 55’, if it doesn’t fit contextually.She questioned whether the building referenced the historic features of the area and noted that the mass of the building next to the historic building to the west will make it hard to approve the variance. B. Holicky supported the designs conceptually because it meets the downtown business needs, as well as the needs of the city, BVCP and sustainability, but felt the project wasn’t there yet. He expressed concern with the setbacks, as well. His concerns were with the far eastern three-story brick element on Pearl, that it shouldbe a four-story element with more mass and less set back. On the western side of the Pearl Street building, next to Centro, the building is too looming and overhangs the space and walk too much. He felt more articulation willbe critical for acceptance of the mass and scale, with sensitivity to the surroundings. B. Bowen likes the concept, to include the mix of uses, especially the art cinema. He felt the approach to the corner, the Walnut side and the plaza are good designs, but shared concern for the overall impact of the th height on the 4floor. He felt the 55’ height next to the small buildings would work, but recommended th limiting the 4floor square footage to help resolve the issue. NE Corner B. BowenD. PowellA. Brockett ,and liked the current renderings, except for the balconies. B. Bowen likedthe looser compositionand found this unusual design works at this intersection, but liked D. Powel the older designs better. likedthe contemporary expression of thecorner, the roundness without A. Brockett being round, and the terrace with activity at the upper levels. liked itbecause it doesn’t look like everything else that has beenbuilt in the past 10-15 years and felt it creates a striking image on the street. S. Weaver, L. May, B. Holicky M. Young anddidn’t like the corner. They found the design confusing and S. Weaver B. HolickyM. Young crowded. and liked previous views better, with some work. feltthe community will find this building echoes the buildings on Canyon. L. May felt there is room for more loose composition, but feels the execution doesn’t work on this building. Pearl Street Elevation M. Young S. Weaver andwould like to see the brickbay element to the west of the corner be three stories S. Weaver instead of four.felt the bulk and mass should fit the neighborhood. He felt it would be th appropriateto have more mass at 11and then have it flow smaller intothe western portion instead of hulking over the historic buildings. B. BowenS. Weaver and would like to seemorecreativity along Pearl Street. They liked the awnings, but would like to see differentiation for the retailers to allow for creativity and increased pedestrian interest on Pearl. The board noted the DAB notes as good examples to use. L. May noted that eliminating the fourth floor on the western portion would help the mass and bulk. He found the initial submittal a better composition because the gap between the two elements of the building are closer therefore helping the mass along Pearl. He liked the big window cutout element on the east side, top right hand block because it breaks up the monolithic feeling the building. However, he recommended the applicant use cues from the surrounding historic context with modern elements and noted that the building offers a lot of opportunities for visual elements to break up mass of the building. B. Holicky cited the applicant review window fenestration in the DAB report,felt the removal of the fourth floor setback is appropriate and the awnings should be part of the approval at the pedestrian level and design guidelines for signage. A. Brockett felt shifting the massing above the brick face is better for the project, but didn’t care for the glass piece in the middle, especially since it is only covers 75% , not the whole part of the center. M. Young noted that the building is experienced from the trails above, so felt it was important to add th articulation on the roof. She would like to see the 4story go away on western part because of that. D. Powell felt it was important the western side not be homogenous, as it will encourage retails to be diverse. She was not sure about the massing and felt the brick to the ground floor should stop at the second floor. Walnut Side Elevations D. Powell The board was unanimous about liking this building. liked the unique stairway and found the L. May cantilever box elegant and simple with straightforward design. felt the Walnut building achieves what the board hoped the discretionary review would achieve. He felt it has an appropriate height with B. HolickyM. Young varying roofline. would prefer the glass roof on the far west be square, not angled. B. BowenS. Weaver did not care for the steel awning. liked the attention to day lighting. would like to see the restaurant made larger to capture the great views of the flatirons. Central Plaza D. Powell liked where the plaza has evolved, although felt it was still too big. She liked the moveable features, the railings, and that the lights create a visual barrier. She would like to see the concrete features mirror El Centro to create more safety zones. She also suggested having the restaurant have flexibility in B. Holicky using the space as a shared space, since it isn’t in public right of way. agreed that dividing up the plaza will help make it more visible. A. Brockett felt the plaza works from a functional perspective, but felt it was missing the spark of the Walnut Street elevation. He liked the benches and would like to see more features that add usability of the B. Bowen space year-round. agreed and recommended taking cues from El Centro to delineating space with B. BowenA. Brockett different materials to add to the plaza. and recommended having the space available M. for kidsto engage in the building, like the short wall in the existing building and adding public art. Young agreed about the need for public art and felt the plaza is almost there. She liked the stonework and the fact there is earth underneath it. B. HolickyS. WeaverB. Holicky and liked the initial submittal better. didn’t think the brick elevations in D. PowellA. BrockettL. May the current plans worked. and agreed.agreed with staff about the wood weathering, butit would add element of warmth. He felt the exposed concrete columns are too crude for the D. Powell building and the NE corner could be simplified. didn’t like the steel posts coming into the alley. S. Weaver, A. BrockettM. Young and felt the plaza needs more trees, as it will provide shade from the heat in the summer months. Parking Services S. Weaver The board felt the traffic situation was unresolved.felt it will be a problem due to the sheer L. MayM. YoungB. Holicky increase in numbers. andagreed. noted that the impacts of the car trips will be on the municipal walkway, so would like to see pedestrian design improvements, such as a raised side M. Young walk. The other concern is the potential gridlock situation for those cars going in and going out. L. May would like to see a plan for what to do when the parking lot is filled. asked if it was possible to have th D. Powell access only from 11.felt these issues are the result of in-fill projects, but the pros of the project outweigh the cons. General Issues: Walnut rooftop S. Weaver agreed with Plan Boulder that the rooftop open space access needs to be addressed. It was suggested by staff to create an open space management plan that allows the property to outline when space D. Powell is available to the public and when it is private. noted that a public garden doesn’t really lend itself as a good place to congregate and it will be seasonal. She would rather see it as more open and usable M. Young space instead. noted the trellis along the walkway needs to provide shade for sitting, not B. Holicky walking. felt the applicant doesn’t need to make the space public at all. B. HolickyS. had concern about the mechanical on the Walnut side that currentlyis shown as a tall wall. Weaver agreed. Summary The board took at break at 10:45 to allow the applicant to deliberate on how to proceed. Upon return, the applicant noted they would like a continuance to create conditions from this meeting. The board provided the following feedback for staff and applicant as the primary items they would like to see addressed, but reiterated not to lose other comments previously noted. M. Young would like to see changes to the corner, the height reduced on the second brick bay on the western part of the Pearl façade and an alley management plan. A. Brockett would like to have things brought back from the concept plan around the plaza to add more refinement. th L. May would like to see the elimination of the 4floor on the Pearl Street building, from the plaza east to the approximately half way on the façade so that it makes sense proportionally. th S. Weaver would also like to see the 4floor removed over the second bay all the way to the west end of the building to eliminate the sense of a massing building behind the second bay. And he would like to see th some conditions for the corner on 11and Pearl. th B. Bowen would like to see a setback rather than elimination of the entire 4floor. He suggested a step th A. BrockettD. Powell back to the 4floor of 25’ so that it isn’t visible from the ground floor. and agreed. D. Powell liked the corner, but would like to see the cantilevered glass building on west building be less intrusive into the paseo. She felt it should be more integrated back into the building. th B. Holicky did not have a concern for the 4floor, but he would like to see it loom less over the pass through. He suggested set-backs, removal of the overhangs or columns. His goal is to be more sensitive to the building interfacing with the path. He is interested in the eastern brick mass on Pearl going all the way up four stories and would like to see resolution on the corner, as he liked the previous two iterations. He noted that he would have a hard time supporting the current version. He would like to codify the pedestrian level interest to the first 15’ of the building, to include the trellis, signs, etc. S. Weaver,M. Young On a motion by seconded by , the Planning Board approved7-0to continue the meeting to Thursday, August2, 2012 at 6 PM. 6.MATTERS FROM THE PLANNING BOARD, PLANNING DIRECTOR, AND CITY ATTORNEY 7.DEBRIEF/AGENDA CHECK 8.ADJOURNMENT The Planning Board adjourned the meeting at 11:18 p.m. APPROVED BY _____________________ Board Chair ________________ DATE