5 - BURAs role in development review within the BVRCBURA
Boulder Urban Renewal Authority
1300 Canyon Boulevard
PO Bax 791
Boulder, CO 80306
303-441-3276
303-441 •4070
www.ci. bouider.co.us/bu ra
MEMORANDUM
M~y 16, 2003
TO: BIJRA Board of Comm~ssioners
FROM: Brad Power. Executive Director
SUBJECT: BURA's Role in Development Review Wrthm the BVRC
The sub~ect of development review withm the BVRC was a topic for discussion at the
BURA Board's Chautauqua retreat m Febniary and it most recenfly was discussed at the
May 13 study session with the City Council Obviously, the future of development
review m the BVRC is mtertwmed with the future role of BiJRA, wh~ch remlms to be
solidified However, based on the assumption thaC some group will contmue to play an
oversight role for that important area, ophons for development review can begm to be
considered. For purposes of this memo aud discussion on May 21, I am assummg BURA
or a"BURA-lilce" entity would play that role
After the Crossroads Mall iedevelopment pro~ect was completed m 1983, the Bi JRA
Board was quite active in development review. In fact, the Board had a three-member
development review subcommittee which met regularly That system worked for a
period of time, but it eventually became cumbersome The work load on the committee
durmg busy periods for real estlte bec~me a burden, much of the commrttee's comments
were replicated by stlff and the entire Board did not have equal access to thc
development review process due to the committee stnicture The primary factor that
became a concern was the addirional time commitment required of the applicant to
complete BURA's development ievtew process tn addttron to the Pl~tnnmg
Department/Board process.
In the mid-1990's a change was made that rested the ma~onty of the development review
iequirements with BURA stafE Dunng that t~me, two area plans 1nd the BVRC
Transportation Connections Plan were crafted, and the BVRC Design Guidelmes
completed a ma~oi revis~on Our phtlosophy with apphcants m recent years has been to
invite them to Bi_JRA Board meetmgs to gather comments prior to a scheduled
appearance before the Plannmg Board The ma~ority of BVRC pro~ects m recent years
have mcluded BURA staff analysis as part of the Crty of Boulder's overall review
structure
At the Febniary retreat, an idea was advanced that BLIRA could use the development
review process as a way to mfluence better pro~ects through a review and advocacy role.
That goal is posstble, but the past and current stnicture may not be the most effecUve
method of piovidmg that service
The chicf concern to apphcants throttghout the development review penod, whether the
pro~ect ~s wrthm the BVRC or elsewhere, is time and consistency Whatever the
mechamsm, BLJRA should orgamze its efforts to avoid duplication and delay Several
Crty Council members expressed concern about addmg review layers or duphcatmg
functions durmg the May 13 study session
Plannmg Director Peter Pollock and I discussed a possible solutton to satisfy BURA's
desire to ensure that good pro~ects are the norm m the BVRC and that would ~mprove the
quality of tenants and developments over time
All applications withm the BVRC are required to complete the site review process, which
is a discrehonary review that mvolves a negot~ated outcome As of now, the BLJRA
Board tends to see pro~ects late m the process, after many decisions by both sides have
been accepted The new concept would involve the BURA Board much earlier in the
process, possibly immediately a&er a pre-application is submitted
The primary benefit of this approach is that it would afford the BURA Board an early
opportumty to mteract with the applicant, with the possibility of mfluencmg the course or
scope of a pro~ect before major decisions are requ~red. Rather than concentrate on
mterpretation of specific design guidelme cntena (a typical role for staffl, the review by
BURA could mstead focus on an mteraction w~th the applicant to strengthen the overall
pro~ect The professional experhse of the current board affords the abihty to play that
role The idea ts to 1dd value, not hme to BVRC apphcahons
There are certamly vanations to the model that could be considered, but the not~on of
shiftmg to early BURA Board involvement m a pro~ect rather than what has been done
for the last 24 years is a notion that could lend new energy to the BVRC development
review process
Admin/DevRcviewmay03 doc
B U RA
Boulder Urban Renewal Authority
1300 Canyon Boulevard
PO Box 791
Boulder~ CO 80306
303-4413276
303-447-4070
www. c i. b o u l d e r. c o. u s l b u ra
MEMORANDUM
May 16, 2003
TO: BTJRA Board of Commissioners
FROM: Brad Power, Executive Director
SUBJ~CT: May 13 City Council Study Session Summary
Note This memorandum w~ll be submrtted to the Crty Council for acceptance as the
summary of the study session that was conducted on May 13. Please offer edits at the
May 21 BiJRA meetmg
STUDY SESSION PURPOS~
To conduct an mitial discussion regardmg the future role of the Boulder Urban Renewal
Authority (BURA) and its goal to support the City of Boulder's efforts to improve and
maintam Bouldei's economic vitality
SUMMARY
Three BURA Board members, Chair Phil Shull, V~ce Chair Rick Epstem, and
Commissioner Michael Leccese provided an introduction to the study session which
summanzed the recent work that the Board completed regardmg the potential firtute of
the Authonty. They emphasized the fact that the Board has developed a strong consensus
that proposes, wtth Council support, that BiJRA play a kcy role m the City's future
economic vitality efforts
The presentation focused on areas and mttiatives that BURA believes could add value to
the commumty, mcludmg explormg potenrial redevelopment of commercial distncts
throughout Boulder that could benefit from revrtalization, conductmg public outreach
regard~ng the benefits of redevelopment, addmg vahie to the development review
process, seekmg creatrve partnerships, and ensuring the best outcome for the
redevelopment of Crossroads Mall
CounciPs clarifymg questions focused on the new BURA mission statement, the role of
the Downtown Des~gn Advisory Board, by-right development standards, the nature of the
urban renewal statute and other orgamzational models for urban renewal within the state
Counetl members then provided comments and feedback for consideration as the
econcmic vitahty effort for the City conhnues to be developed
• The Economic Vrtality Achon Group (EVAG) should consider the fuhire role of
Bi.JRA along with thetr deliberations regardmg the overall stntcture of the
economic vital~ty efFort
• There needs to be an advocate for the Boulder Valley Regional Center (BVRC)
BURA's conduit role to the development community will be important to
mamtain
• The Bi_JRA Board is very talented What Boulder needs ~s access to that and
similar talent to advise the Crty Manager and Crty Counc~l on a city-wide bas~s
• G~ven the current budget climate, we should be concerned with overlap of
functions between BURA and other departments. This may be especially true for
development review functions
• A series of alternative functions and organizations should be presented for
Council's consideration.
• The Crty does not currently have a group, methods or tools to make pro~ects
better That fimction is required m this economic climate and Boulder should be
willmg to mvest m that ob~ective when appropnate
• The current budget situahon demands an economic redevelopment fimction
Boulder should step-up its redevelopment efforts and should consider mvestmg m
pro~ects if City goals can be fiilfilled. There will be a role for urbin renewal
efforts (employmg the tools) in the firture
• 5hould Boulder set better and understandable standards for development?
• The redevelopment tools that BL1RA can employ shoLild be retamed
• We should be wary of fostermg advocacy by boards, which may dimmish the
capacity of neighborhood mterests to represent their pomts of view
• BURA's name should be changed and rt should have the word "redevelopment"
m a new name It could potentially be more flexible if it had fewer members.
• New zorung is producmg good pro~ects that meet City goals without public
financ~al asststance We shoiild assess the role of tax increment financmg (TIF)
in Bottlder
• Need a new, more flexible form and Boulder should rely on the Chamber of
Commerce for partnertng and busmess recniitment
• BURA's role must be part of the overall consideration of the budget and the
econom~c vitality orgamzation
• The new Bi JRA mission statement emphas~zes the concept of a broader role
Boulder should look proactrvely at certain retail s~tes that may be adequate now,
but which run the nsk of deteriorahng over hme
CITY COUNCIL DIRECTION
The Coimcil md~cated that the EVAG and the City Manager should iev~ew the role of
Bi JR.A w~Chm the context of Che development of an overall program for the econom~c
vitahty of the commun~ty That recommendahon should be mcorporated mto the budget
process this summer
NEXTSTEPS
The EVAG will be given a briefing at their June 4 meetmg regardmg BURf1's recent
deliberations and they w~ll begin to formulate orgamzational opt~ons for consideration by
the City Manager The Ctty Manager will provide ~ recommendation to the C~ty Council
regardmg the opt~mal organization of the City's econom~c vitality pro~;ram through the
2004-OS budget process
f3URA/Admm/m~y I3sssummnrybura
BURA
Boulder Urban Renewal Authority
1300 Canyon Boulevard
PO 8ox 797
Boulder, CO 80306
303•4413276
303-441-4070
www.ci.boulder.co.us/bura
MEMORANDUM
Mny 16, 2003
TO: BURA Board of Commtssioners
FROM: Brad Power, Executrve Directoi
SUBJECT: BVRC Revolvmg Loan Fund Balance
The balance of the Boulder Valley Rcgtonal Centei (BVRC) Revolvmg Loan fund as of
April 30 was $643,542 However, $72,800 was recently disbursed to the transportation
division for the completion of several BVRC transit stop improvements The effective
balance is $570,742 as of May 16
There are no current outsYand~ng obligations, other than expenses being mcuired by
BURA's redevelopmenY counsel, Davis Graham & Stubbs which is pursumg potential
appraisers Cor the Crossroads site Should BURA decide to pursue a new appraisal,
fundmg for that assessment will be drawn from the Revolving Loan Pund.
Boutder Urban Renewal Authority
1300 Canyon Boulevard
PO Box 791
Boulder, CO 80306
phone (303) 441 •3276
fax (303)441-4070
MEMORANDUM
May 14, 2003
TO: BURA Board of Commiss~oners
FROM: Marie Zuzack, BURA Planner
SUBJECT: Monthly Update
StaFf had a pre-apphcation meetmg with representatives of the Smclair gas stahon on the northwest
corner of Folsom and Canyon They w~sh to replace and relocate the Uuildmg and the gas
dispensers and mstall a canopy They also are considenng addmg a car wash In addihon to Srte
Rev~ew, a s~multaneous Use Rev~ew would be required for the pro~ect, as the s~te ~s ad~acent to a
residential use (apartments to the norCh) Compahbihty issues may mclude hghtmg impacts, car
wash noise, and exhaust from cars m a queue
• In order to preserve rts site review approval (2000), Cox Corner is completmg Final Plan Review
• The Plannmg Board will consider the appeal of the staff-approved Culver Court on May 22.
• The SoundTrlck communrty d~splay space, on the southwest corner of the buildmg, will soon
house an exhibit by the Boulder County Arts All~ance Pieces from an art collection recently
donated to the Alliance will be d~splayed to help promote an upcoriung auchon
• Students at Casey Middle School have completed tiles for the art panel planned for the transit
shelter at Scott Catpenter Patk Art teacher Maria Neary ~s cunently orgamzmg an unveilmg
ceremony 1t the stop BURA Commissioners will be not~fied when a date has been fmahzed
BU RA
Boulder Urban Renewal Authority
1300 Canyon Boulevard
PO Box 791
Boulder, CO 80306
303•441-3276
303-447-4070
www.ci. bou Ider.co.us/bura
MEMORANDUM
M1y 16, 2003
TO: BURA Boaid of Commissioners
FROM: Brad Power, Executive Director
SUBJECT: News Article
A reccnt article appeared m the Wall Street Journal on the incieasmg lack of rehable
customer service m some of thc large format retail stores across thc country It mcludes a
test of customer service at several chams While the enhre article is worlh a readmg, the
fiist paaagiaph is pretty humorous
~ Tltie Search for Human Lif'e in the I~etaid Ais~es
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Corrtmurd F7nm Pnpe DI
recently went shoppmg al six relmlers
They mcluded twa hig tliscounlers Amart
nnd Wal ~tart Slores, the homc ~mprove
ment giants Lowe's and Home De~w[-
and wh¢t is otten the hon's den of retail
sprawhnR. k~d packetl loy stores
We p~cked stores m s~z ddterent citles
and ns~ted them nIl on a SaNrday he
l~veen thc busy hours ot one antl trve AI
cach pluee we tnetl lo tind an employee
who wmtl0 help ut locate twa Items wc
knew the store stocked 1b see how much
slatt knew ahout the~r merchantl~se, we
also asked (or heip wlth a specrtm task,
far example, we acked at !he loy s[ores
tor gdt suF~eslions for a smart 10 year
old boy-hut nothing taa nerdy
Our expericnce vnned witlely Al Aa
To} s, we were aut the door m eight min
utes wrth our lh~ee purchases A Furrcal
Fnentl ~o6ohc cut, Shnnky Dmks and a
basAethallplayer acqon t~gnre But at
Wal Tfart, ~t took us 3~ mmules and con
versatlons wrth 10 people-a~~ shll, we
lef[ withoul tmdmg one ot Ihe three
things we wanted (a fontlue pop because
ihe statf d~dn't knaw where they werc
I~3 lbys s[ores, ot murse, are small m
companson to warehousestyle Wal Marts
Bu[ Ihe statf was among [he most helptW
One person even offered to carry our pur
cUases for us whlle we kept shopping
The retail 6usiness, stmggling
Ihrough rts worst slump in years, can ~II
¢[tord to 6e ahena4nq shoppers The
pace of annual sales growth has Nmbled
trom a higl~ of 6 7% four years ago to ~ust
2 99 lasl ycnr The outlook ron[Inues to
IooA gnm The mon[h ot March was the
wenkest tor U 5 relailers smce 1995, ac
mrdmg ta a survey hy ~.mk o(lbkyo-Mil
subishl Lttl
"In tlle past year, customer service
h:is ahsolnlely become dreadtW," says
7nUSOn Recs of Brand nlarkedng, a com
pany that Aispatches "mystery shoppers"
to test serv~ce a[ stores and restawants
In a survey of shoppers, he sa~d, more
ihan thrce quar[ers reported thal IPs
~~, "commmi'toseesalespeople~5modngcus
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tomers lhis yeaq up trom 399 Ins[ ycnr
It mrns out Ihere are a tew ways to
bea[ [he sys[em Though we passed over
~t lhe t~rst time, tor ezample, Lowe's has
buzvers In ils Slores to Sllmmon a sleffer
7bys "R" Us has phones scaltered arountl
that you can pick up and ask ton c~lp
We got oft ro a rocky start at a lbys
"R" Us m Colma, Cahf, when we asked
where ro fintl a Furreal E7,end mbodc cet
'7PS rig6t [here," ~he stafter toltl ns-
pomhng a6out 3U yards away and wagging
hls hnger "Right lhere~ R~ght there"'
Bu[ later, Ihe same guy warmed up
and complimented us on aur toys While
we had hls attenl~on, we asked wfiere to
Ond Shrinky Dmks He consulted his
walwe talkle and announced "The Imag-
inarium Follow me " We were done shop
pmg in 21 mmutes
A lbys "R" I7s otOcial sald Ihe flrst
salesman shonltl have heen more pohle
The Lowe's we vlsited hatl a people
greeter at the tron[ door, who de0ected
our queshon fl6out e squlrrel proot bird-
feeder to a wstamer senc~e desk lhat
was elready swarnling w~lh ~mpat~en[
shoppers Bu[ after heing dlrectetl to [he
nght departmenl, a statter [here told us
InwNS doesn't sell Nem-even though
we later nohce~ lhat he was stantlmg
i~~'.'1)~i~`'~ ~
~ ~
ught m tron[ of one (Admrttedly, It wa~
on e very h~gh shel( )
After that, serv~ce pleked up Anothei
employee gat off a torkli(t and gave m
~etailed help atter we flsked tor xdv~tt
on elaset oi6anleers He even drew ns ..
skc[ch
At a nearby Home Depol, we shoppei
[or the same Items and got ef[lelenl sei
vice A cashier who was clocking out fo
the tlay even h~mg arountl lo nssist us
Wal Mart, Lowe's and Kmar[ sav
lhey a~e tocns~ng on ~mprovlnq service
Scrvice was mixed e[ a Kmart in Ne~
York City We asketl lhe f~rst employee w~
saw, a woman wilh an armful of clothe~
for help tinding a foot spa She askec
"Wliat is thal~" hetore pomdng ua to th~
rlghl department There we asked a~
other gny for help-who simply 5mmte~
and started wniking awny trom us W~
failowed, on the ehnnce lhat he Inlende~
us to, antl he led us to the fool spas
A thirtl slnfter helped us fintl cleanin,
products to lake out a ke[chup stam "Thi
one has a 6rush, so you a1n, sLhh, shhh
he sald, malung a helpful 6rushmg mot~o~
We taok it and said lhanks "YOU're wei
come, sweehe;' w:is the reply
-Danielle SmtlA and Sharon Masse
wntnbided to fhis arf~dc
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