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5 - Review of Target Concept PlanBu RA Boulder Urban Renewal Authority 1300 Canyon Boulevard PO Box 791 Boulder, CO 80306 (303)441-3276 M~MORANDUM May 13, 2003 TO: BURA Board of Comm~ssioners FROM: Marie Zuzack, BURA Plannet SUBJECT: Review of Target Concept Plan At the M1y 21 meetmg, represent~t~ves of Tlrget will piesent the~r Concept Plan for expansion of theu• stoie on Pearl Shect. The Pllnnmg Department case manager, Liz Hanson, will be present at the meetmg The BURA Board is requested to provide comments on the Target Concept Plan These wtll bc Yorwaided to the Plannmg Board for considerat~on when they review the proposll on May 22 In geneial for ConcepC Review, the Plannmg Boarc~ holds a pubhc heanng and provides individual comments on 1 Concept Plan, but does not approve or deny the plan Theiefoie, foimal action by BURA on May 21 is not requiied The lttached statement from the applicant and the Plannmg staff inemo to the Plamm~g Board provide a comprehensive overview of the scope of the proposal and associated development review ~ssues It is suggested that the BURA Boaid concentrate its discussion on the extent to whtch the proposal meets BURA's over~ll ob~ectives foi redevelopment of the BVRC and this s~te m particular, the BVRC Design Gu~dclines, and the BVRC Transportation Connections Pl~n BURA staff believcs that the expans~on of this ~mportant BVRC reCailer wtll fulfill BURA's genctal goals to conhnually revitalize the uiban renewal dish ict, boost sales tax revenues for the crty, and provide shoppmg convenience and choices for the commumty Wh~le the pro~ect will not completely iedevelop the site m terms of land uses, layout, and buildmg design, this pro~ect will bnng the site closer m hne wrth BURA's uiban design ob~ecUves Aesthetic ~mprovements will mclude addrtional mtenor parkmg lot l~ndscapmg, p~ik~ng scieen~ng fiom ad~acent streets, and fa~ade ienovation These and othei BVRC Design Guidelme topics will be addtessed m more detl~l m the Site Rev~ew stage of the Development Review piocess Additionally, this pro~ect affords opportimities to accompl~sh BURA transportation/ ciiculation ob~ectives The BVRC Transportltion ConnecUons Plan shows several future connections to 1nd through the Target site Key connechons will be either created or mamtamed by this pro~ect These mclttde the 29°i Street alignment, an east-west connection between the store front and 28`h Street, and extstmg mulh-use paths along 28`h, Pear] and Walnut streets Space for futuie, longer-term connect~ons, such as mult~-use paths connecCmg to facilit~es leadmg to the Trans~t Village, will either be ieserved or, at a mmimum, not be preduded by bwldmg pllcement 5taff beheves that the Target Concept Plan represents a pos~trve step toward a successful Srte Rev~ew p11n CEI ~NGINEERING ASSOCIATES, INC Proposed Expansionto Target Store T-0064 28`~' Street & Pearl Street, Boulder, Coloiado May 12, 2003 BOULD~R URBAN RENEWAL AUTHORITY 1300 CANYON BOULEVARD BOULDER, CO 80302 We here at CEI Engmeermg Associates are pleased to be doing busmess in the City of Boulder, Colorado Withm a framework of evolving design guidehnes that aie geared for both economic growth as well as methods of alternate modes of transportarion, we seek to find design solutrons that will prove mutually beneficial to the City of Boulder as well as our client The followmg aspects of Target's proposed expansion of its Boulder store have been carefully considered m accordance wrth the BVRC Design Guidehnes and the BVRC Transportation Connections Plan 1) The current zomng is (RB-E) - Expansion of a large retailer m Uoth this zone and in the BVRC is encouraged by the city. Pazking requirements have been met (1.400SF gross building area) 2) Redevelopment of the Target adds to the abilrty for the BVRC to contmue to thrive as a shopping district for the consumers of Boulder This Target expansion is part of an overall redevelopment of the entire BVRC plaiuung area 3) The expansion of the existmg buildmg and parkmg lot allows for opportumties for improved vehicular, bicycle, and pedestrian connections through and across the srte 4) New archrtectural facades allows far more diversrty of materials, mcreased amount of glass, development on a more `human scale', and greater visual interest 5) Land area has been set aside at the coiner of 28~~' and Pearl Streets for a future `Transit Superstop' Extra landsca~e treatments due to mtersechon bemg designated a`BVRC gateway" 6) The 29` Street realignment along the west side of the proposed expansion accommodates pedestrian, bicycle, and vehicular access while drviding the large block mto a more walkable size 7) The extstmg mulh-use paths along 28~~' Street, Pearl Street, and Walnut Streets have been completely mamtamed. 8) Possible future connectrons from Pearl Street to Walnut Street to a future `Transit Village' have been noted on the conceptual plans. 9) Withm the Taiget parkmg lot, a 12' wide mulri-use path is used to hnk the store to 28"' Street 10) Coordmahon efforis have begun with Westcor-Macerich to adapt our respective vehicular, pedestrian, and bicycle circulation paths. 11) A 12' multr-use path that runs along the east side of the 29~~' Street realignment has been proposed Bemg on the same side as the Target buildmg lowers the number of potential pedestrian/vehicular crossings. 12) We have mcreased the number of pedestrian crossings from the Target store to the parking field, thus better protecring pedestrians from vehicular traffic 13) Several Transportation Management Demand Strategies (TDM) have been suggested for the Target site 14) The Target redevelopment allows for the implementation of Boulder's new landscape standards 15) 28`~' and Pearl Streets shall be upgraded to the "C" street landscape standards 16) Bicycle facililies shall be mcorporated mto the Target expansion. 17) No more than three double iows of parkmg exist wrthout a plantmg aiea Breakmg the large lot up A MORE DETAILED EXPLANATION OF INDIVIDUAL SITE IMPROVEMENTS HAVE BEEN OUTLIN~D IN THE RESPOSE LETTER TO THE CITY'S LAND USE REVIEW RESULTS AND COMMENTS (DATED MAY 6 2003) . CITY OF BOULDER PLANNING BOARD AGENDA ITEM MEETING DATE: May 22, 2003 (Agenda Item Preparation Date May 8, 2003) AGENDA TTTLE: Pubhc hearing and consideration of a Concept Review #LUR2003-00028 to construct a 17,126 square foot addttion to the front (west side) of the existmg Targct retail store, resultmg m a total of135,727 square feet The concept plan mcludes redesigned dnves, parking and landscaped areas, and conceptual architectural elevations Applicant CEI Engmeenng Assoc. Inc. Owner Target Corporahon REQUESTING DEPARTMENT: Plannmg Department Peter Pollock, Plannmg Director Bob Cole, Land Use Review Manager Elizabeth Hanson, Semor Planner OVERVIEW: The proposed expansion of Boulder's Target store reqwres completron of the concept review process because the development exceeds the "Site Rev~ew Required" thresholds m Section 9-4- 11(b), B.R.C. 1981 for the RB-E zonmg distnct (the site size exceeds three acres and the buildmg size exceeds 50,000 square feet of floor area) A site review amendment would be the next step followmg the review of this concept plan. STATISTICS: Proposal Construct a 17,126 square foot addit~on to the front (west side) of the existmg Target retail store, resultmg m a total of 135,727 square feet The concept plan mcludes redesigned dnves, parkmg and landscaped areas, and conceptual architectural elevahons s\plan\pb-rtems~memos\ehtargetconcept pbm AGENDA ITEM # SC Paee 1 Pro~ect Name• Locat~on Size of Tract• Zonmg• Comprehensive Plan: KEY ISSUES: Target 2800 Pearl Street 10.29 acres RB-E, Regional Business - Established Regional Business and Open Space Is the ]ocahon and size of the proposed building addition appropnate? 2. Does the proposed site plan generally meet the ob~echves of the Boulder Valley Regional Center (BVRC) Transportahon Connechons Plan~ Do the conceptual architectural plans show a redesigned buildmg faqade that would improve the appearance of the buildmg and be consistent with the surroundmg area? BACKGROUND: The Target store at 2800 Pearl Street is one of Boulder's lazgest retailers and is located m the Boulder Valley Regional Center (BVRC). Two addirions have been made to the ongmal 97,879 square foot store - a 12,485 square foot addition to the south m 1990 and a 7,622 square foot addihon to the north m 1993 Each of these additions were reviewed and approved as a PUD amendment or site review amendment The srte and buildmg sizes exceed the site review threshold, thereby requinng a concept plan review for this addition There is a code exception that applies to "bu~ldmg permits for addihons to exishng structures that do not exceed a cumulative total, over the life of the buildmg, of 25% percent of the size of the buildmg on which the addirion is proposed and that do not alter the basic mtent of an approved development " Crty records md~cate that the cumulative previous and proposed additions to the Target store exceed 25% percent of the s~ze of the onginal buildmg (38% of the ongma197,879 square foot store) Therefore, the excephon provision does not apply and this concept plan review is required SUMMARY: The purpose of the concept plan rev~ew step is to determine a general development plan for the site, mcludmg. land uses and anangement of uses general c~rculat~on patterns and charactenst~cs methods of encouragmg use of alternative transportat~on modes s\plan\pb-items~memos\ehtargetconcept pbm AGENDA ITEM # SC Paae 2 • areas of the stte to be preserved • general architectural charactenshcs • special height and view comdor hmrtat~ons • environmental preservation and enhancement concepts • other factors as needed to carry out the ob~ect~ves of the land use regulat~ons, adopted plans, and other crty requirements. City stafPs analysis of the concept plan objectives as they relate to this proposal is in Attachment A. A copy of the Development Review Results aud Comments are in Attachment B. The Plannmg Board should note that the comments m Attachment B reflect an analysis of Target's ongmal concept plan submittal Followmg ~ssuance of staff comments, Target subm~tted a revised concept plan for Plamm~g Board review that responds to staff's comments. This staff inemorandum references the revised concept plan mcluded m the Board's packet A vicmity map is provided m Attachment C and the applicant's plans and wntten statements are in Attachment D 1. Is the locatiou and size of the proposed building addition appropriate? In two pre-application meetmgs, city staff discussed several options for a building addihon with TargeYs engmeenng consultants The proposed expansion of the Target store to the west results m several site improvements The addihon results m a realignment of the mam north-south mtemal drive to the west This new alignment results in a relocation of the Pearl Street entry dnve further west, allowmg for addihonal separatton from the Crossroads Commons entry dnve The new north-south dnve ahgnment also is better aligned wrth the 29`h Street ahgnment on the BVRC Connections Plan and w~th the proposed "29`" StreeP' on the pre-appl~cation plans for the Crossroads redevelopment City staff has provided Target and Westcor with each other's contact mformahon and prehmmary plans and coordmaUon between the designers of these ad~acent pro~ects has begun. 2. Does the proposed site plan generally meet the objectives of the Boulder Valley Regional Center (BVRC) Transportation Connections Plan? The BVRC Transportarion ConnecUons plan was adopted m 2002 The Target concept plan is one of the first BVRC redevelopment plans to be reviewed smce its adoption G~ven the level of proposed Target redevelopment (buildmg addihon), only the elements mternal to the site would be required to be constructed However, accommodations must be made for the external improvements Staff reviewed the Target concept plan for cons~stency with the BVRC Transportat~on Connections plan (a complete staff analysis is mcluded m Attachment B) Key concepts m the connechons plan and the apphcanYs response mclude • 29~h Street alignmeut for pedestrian, bicycle, and vehicular access and connectivity (along the west sides of Crossroads Mnll and Target) The plnn notes tkat coordtrtatao~t has begun wtth Westcor-Macerich to desig~t the 29`~' Street cauiechat The concept plan shows a 12 foot wtde mulh-use patlt s\plan\pbatems\memos\ehtargetconcept pbm AGENDA 1TEM # SC Paee 3 consistent with the BVRCpIa~r Addtttonal deta:ls and akgnment w~ll be resolved at the kme of sue review . A regional transit "superstop" at the southeast corner of 28`h and Pearl Streets The concept plan reserves an area at the northwest corner of the site for a future transtt superstop • A multi-use path along Pearl and 28~h Streets These paths are exzst:ng and no change ts proposed or required. • A multi-use path along the north side of Walnut Street No change is proposed to thts ex~stang path on the ad~acent Crossroads property • Pedestrian connections to a future "transit village" (train and bus service, housing) at the northeast coruer of Pearl and 30~h Streets (possibly with a pedestrian and bicycle connection along the ditch at the rear of the Target store); and, The concept plan includes a note acknowledging the BVRC plans for thzs off-site conneckon. • A north-south pedestrian and bicycle connection along the back of the building The concept plan acknowledges the BVRC plans for thts conneckon by reservang the avatlabikty of thts area tn the future • An east-west pedestrian and bicycle connection through the parking area and along the north side of the building The concept plans shows a new12 foot w~de path through the parkzng area and an eaght foot wide multi-use path along the north stde of buildtng The etght foot wide sectton of the path may need to be destgned at a 12 foot wtdth on the stte review plans. 3. Do the conceptual architectural plans show a redesigued building fa~ade that would improve the appearauce of the building and be consistent with the surrounding area? The concept plan submittal includes a colored conceptual drawmg of the west (front) elevahon of the expanded Target store The buildmg's color and style is generally consistent wrth other large retailers m the BVRC, includmg Crossroads Mall anchors and Crossroads Commons to the north. Target is developmg a prototype archrtectural design for several stores nahonwide that will be renovated The conceptual drawmg shows an updated style wrth more vaned materials and colors than the ex~sUng buildmg The entry area would mclude more glass and the fapade shows new roof lmes and vaned wall planes. Staff has requested that the appl~cant prov~de more mformation about the proposed planters, shoppmg cart storage, and signage at the time of site review s\plan\pb-items~memos\ehtargetconcept pbm AGENDA ITEM # 5C Pase 4 apphcation. Faqade articulat~on, matenals detailmg and addrtional wmdows to help create a pedestnan scale are also encouraged BOULDER URBAN RENEWAL AUTHORITY REVIEW: The Boulder Urban Renewal Authonty (BURA) Boazd is scheduled to review and comment on this application on Wednesday, May 21, 2003. A report on the BTJRA Board's comments will be mcluded m the presentation to the Plamm~g Board at ~ts May 22, 2003 meeting. Approved By: ~ I'~ ;~-'-~~C,~;~ -~~.~. Pet-~r Pollock, Plamm~g D~rector ATTACHMENTS: Attachment A. Concept Plan Ob~ectives Attachment B. Development Review Results and Comments, dated April 25, 2003 Attachment C: Vicinrty Map Attachment D. ApphcanYs wntten statement and plans s\plan\pb-rtems~memos\ehtargetconcept pbm AGENDA ITEM # SC Pase 5 ATTACHMENT A CONCEPT PLAN REVIEW AND COMMENT Guidelmes for Review and Comment The following guidelines will be used to guide the planning board's discussion regarding the site. It is antiapated that issues other than those listed in this sectian will be identified as part of the concept plan review and comment process. The Planning Board may consider the following guidelines when providing comments on a concept plan. 1) Charactenstics of the site and surrounding areas, including, without limitation, its location, surrounding neighborhoods, development and architecture, any known natural features of the site including, without limitation, mature trees, watercourses, hills, depressions, steep slopes and prominent views to and from the site; The site is at the corner of 28th and Pearl Streets, a key intersection in the Boulder Valley Regional Center (BVRC) and ad~acent to Crossroads Mall 28th Street will soon be a ma~or regional transit corridor, with RTD bus service to DenverlDlA and this site has been discussed as a potential transit superstop. A 118,601 square foot retail building is on the site, and the parking area does not meet current parking and landscape standards There is a considerable grade difference between the Target and Crossroads Mall sites There are significant mountain views from the site 2) Community policy considerations including, without limitation, the review process and likely conformity of the proposed development with the Boulder Valley Comprehensive Plan and other ordmances, goals, policies, and plans, mcluding, without limitation, sub-community and sub-area plans; Development of this site must be consistent with the BVRC urban renewal plan, guidelines, and Transportation Connections plan Redevelopment of this property supports several of the citys economic goals. 3) Applicable critena, review procedures, and submission requirements for a site review; A site review application must show compliance with applicable site review criteria, including criteria for any requested code variations A site review application also must demonstrate compliance with BVRC gwdelines and plans The application may be reviewed by the BURA Board and, if required based on the pro~ect, the Planning Board 4) Permits that may need to be obtained and processes that may need to be completed prior to, concurrent with, or subsequent to srte rev~ew approval; A Technical Document Review will be reqwred for final architectural/site/landscape plans, any final engineering or utility plans, and right-of-way or easement dedications A building permit application would follow 5) Opportunities and constraints in relation to the transportation system, including, without limitation, access, linkage, signalization, signage, and circulation, existing transportation system capaaty problems serving the requirements of the trensportation master plan, possible trail links, and the possible need for a traffic or transportation study, s\plan\pbatems~nemos\ehtargetconcept pbm AGENDA ITEM # SC Paee 6 The site review application should demonstrate vehicular and pedestrian/bicycle connections between the site and ad~acent properties Significant opportunities will exist for connections to the new 28th Street regional transit corridor The applicant is strongly encouraged to discuss providing opportunities for a future transit "superstop" in this pro~ect with Public Works staff A sign program would be a condition of site review approval 6) Enwronmental opportunities and constraints including, wrthout limitation, the identification of wetlands, important view corridors, floodplains and other natural hazards, wildl~fe corridors, endangered and protected species and habitats, the need for further biological inventones of the s~te and at what point in the process the information will be necessary; There are significant view corridors to the mountains from this site 7) Appropriate ranges of land uses; and The site, designated RB-E and Regional Business, is an appropriate site for a wide range of commeraal land uses, including retail, personal service, and o~ce uses Expansion of a successful large retailer in the BVRC is appropriate and encouraged 8) The appropnateness of or necessity for housing. This site has been considered an appropnate housing site (e g. Crossroads Framework Plan) due to its proximity to the proposed transit village at 30th and Pearl and the ad~acency to ma~or bus routes However, these scenarios were looked at if the site redeveloped and Target relocated from this property Given TargeYs interest to expand the existing store on-site, future phases of redevelopment might be conducive to adding housing to the site (e g second floor residential). s\plan\pb-uemsUnemos\ehtargetconcept pbm AGENDA ITEM # SC Paee 7 ATTACHMENT B CITY OF BOULDER LAND USE REVIEW RESULTS AND COMMENTS DATE OF COMMENTS Apnl 25, 2003 CASE MANAGER Liz Hanson PROJECT NAME. TARGET LOCATION 2800 PEARL ST COORDINATES N03W04 REVIEW TYPE Concept Plan Review & Comment REVIEW NUMBER LUR2003-00028 APPLICANT K K YEOW DESCRIPTION CONCEPT PLAN REVIEW AND COMMENT Construct a 17,126 s.f. addition to the front (west side) of the existing Target retad store, resulting in a total of 135,727 s f. The concept plan includes redesigned drives, parking and landscaped areas and conceptual architectural elevations. REVIEW FINDINGS Planning and Boulder Urban Renewal Authority (BURA) staff strongly supports TargeYs proposed expansion of its Boulder store The Boulder Target store has been an important part of the Boulder's regional shopping area, meeting a wide variety of Boulder area shoppers' needs The Target expansion is part of a continuing trend of the redevelo~ment of other commercial sites in the city's urban renewal area, particularly on the 28'h, Pearl, and 30 Street corridors Expansion of the existing bwiding and redevelopment of the parking area opens new opportunities to improve vehicular, bicycle, and pedestrian connections through and across the site A redesigned building faqade allows for an updated look and design The staff comments below include suggestions for refining the Concept Plan and preparing for the next step, a Land Use Application for a site review amendment The application has been scheduled for the May 22, 2003 Planning Board meeting CITY REQUIREMENTS AccesslCirculation As part of TargeYs plan materials for BURA and Planning Board review, please revise the Context Plan to include the shopping area on the north side of Pearl between 28`h and 30'" (Crossroads Common) The Context Plan helps staff, the applicant, and City officials evaluate how the site relates to its surroundings, particularly in regard to on-site and cross-site connections and ad~acent street crossings Marie Zuzack, BUR,4, 303-441-4278 Off-site connections As noted in the pre-application discussions with the applicant, staff reviewed the Target concept plans for consistency with Boulder Valley Retail Center (BVRC) Transportation Connections Plan Key concepts in this plan include the 29'h Street alignment for pedestrian, bicycle, and vehicular access and connectivity (along the west sides of Crossroads Mall and Target), a multi-use path along Pearl and 28`" Streets, a multi-use path along the north side of Walnut, pedestrian connections to a future "transit village" (train and bus service, housing) at the northeast corner of Pearl and 30~" Streets (possibly with a pedestrian and bicycle connection along the ditch at the rear of the Target store), and a north-south pedesfrian and s\plan\pb-items~memos\ehtargetconcept.pbm AGENDA ITEM # SC Pase 8 bicycle connection along the back of the store Only the elements internal to the site would be expected to be constructed with this level of redevelopment, however accommodations must be made for the external improvements These external improvements, and strategies to plan for those, are • 28~h & Pearl Transit Superstop The corner will have a pedestrian refuge that will also accommodate a bus stop and the curb line will need to be moved back to create a right-turn ~ypass lane The curb and sidewalk along Pearl and 28~" would need to be moved back closer toward the parking lot Target would not be responsible for this improvement but instead will need to preserve an area at the corner for a future city pro~ect In general, the area would be reserved for improvements is the area outside of the existing parking lot up to where the right-turn deceleration begins on Pearl and to where the sidewalk begins to curve around the ditch on 28`" Street City staff will be available as needed to help the applicant understand the design of this corner • The BVRC Connections Plan shows a multi-use path in the area behind Target The proposed level of development would not warrant a requirement for Target to construct this improvement In order to communicate this properly, a note should be added to the plan that indicates that this general area is a potential connection In the future the city may negotiate with Target and other property owners in the area to obtain an easement based on the design of this improvement • Along with any changes to the parking lot north of the building, the east-west multi-use path shown on these plans would need to continue to the east side of the property If no changes are proposed in this location with this expansion, this path will not need to be constructed at this time The applicant should however be aware of this requirement for future planning Steve Durian, Transportation Engineer, 303-441-4943 29~h Street aliqnment and Crossroads Redevelopment Plans Pre-application meeting drawings for Crossroads submitted by Westcor-Macerich (see attached) to the city on Apnl 10, 2003 show a realigned "29`h StreeP' that appears to closely align with the proposed new Target driveway Coordination of the circulation plans for these two important commercial sites is critical, particularly since redevelopment of the two properties may be on somewhat different time schedules City staff is available to assist with coordination to find the best possible solution Staff also encourages the applicant to contact Darrell Beach, Westcor, 602-953-6233 to discuss these arculation issues, including 29~h StreeU drive alignment, grade changes, possible future Walnut re-alignment, and bicycle and pedestrian connections between the two sites The proposed realignment of the north-south driveway through the Target site better aligns the dnve with preliminary plans to realign the main north-south driveway on the ad~acent Crossroads Mall site to the south The area where 29`h Street and the truck dock does not function well as shown and will need to be given more thought Staffs suggestion is to better emphasize the through movement with additional curbs and have the truck dock intersect this alignment in a T-intersection alignment Another option would be to work with Crossroads to relocate the connection between these two sites in line with the alignment established on this plan rather than curving the road further to the west The BVRC connections plan specifies a multi-use path aligned north-south along the 29'" Street alignment An 8 foot width was identified in the pre-application meeting, however after further reviewing the BVRC plan, the width is 12 feet In order to help achieve this, staff would recommend a separate north-south parking lot circulation aisle further to the west and a stron~er bike/pedestrian path on the west side of 29`" Street with fewer curb cuts between the parking lot and 29 h Street An alignment on the east side of 29~h Street may also be considered W hether this path occurs on the east or the west side, the alignment should be coordinated with the Crossroads development to the south that that the path would not need to cross the roadway s\plan\pb-rtems~memos\ehtargetconcept pbm AGENDA ITEM # SC Pase 9 Pearl Street access The proposed new Pearl Street access appears to be at an acceptable location in terms of impacts to the Pearl & 28'h intersection Some restriping of the median area will be reqwred Left-turns exiting onto Pearl will not be permitted, as is the case currently The median shown on the plan will need to be modified to resemble the median that exists today Steve Durian, 303-441-4943 28~" Street access The 28`h Street access could be modified to become more compact thereby creating more space for expanding the parking toward 28~" Street Steve Durian, 303-441-4943 On-site arculation During the pre-application discussions, staff discussed several options to the proposed vehicular and pedestrian arculation plan These options included enhancing pedestrian/bicycle connections by the proposed sidewalk from the store entry to 28~h Street Landscaping added to this island would help to meet city landscape standards while enhancing the ma~or pedestrian connection Converting some standard parking spaces to compact size spaces would also open opportunities for more landscape material City staff also recommended adding a second or third pedestrian crossing area (with an extended curb, paving treatment and signage) along the middle and south end of the west bwlding fa~ade Steve Durian, 303-441-4943 The applicant's Concept Plan shows a widened east-west pathway, but without landscape material Also, all of the spaces abutting this pathway are now either compact spaces or handicap accessible spaces Staff encourages the applicant to more widely distribute both types of parking spaces This connection also is not of consistent width A consistent 12 foot width needs to carry all the way through the parking lot Steve Durian, 303-4A1-4943 Please reexamine the placement of the new second pedestrian crossing for the north-south driveway It appears that its placement near the entry drive from the south may result in conflicts Also, please provide additional information regarding the treatment of this pedestrian crossing (materials, grade, signage) at the time of site review application Steve Durian, 303-441-4943 The BVRC Connections Plan also shows a proposed multi-use path through the current parking lot connect~ng a future underpass on 28~h Street to the existing Walnut multi-use path Construction, dedication or reservation for this path is not requested at this time, however future redevelopment may need to accommodate this connection Marie Zuzack, BURA, 303-441-4278 Transoortation Demand Manapement With a Site Review, Transportation Demand Management (TDM) strategies must be identified TDM is a set of strategies to reduce the number of single passenger vehicle trips to the site In the case of a retail employer, these efforts should focus on employees The applicant will need to provide information on what TDM strategies will be provided at the time of Site Review Several strategies are well swted for this site • Providing an empioyee Eco-pass program would relate well to the ample transit opportunities in the area This cost approximately $50 per employee per year • Providing a parking cash-out program This program would pay employees perhaps a dollar per day not to drive • Becoming part of a Transportation Management Organization (TMO) A TMO would be an organized group of businesses that would promote an enhance TDM efforts area-wide Although a TMO currently does not exist in this area, it could be started by Target and include many other businesses in the Crossroads area City staff are available to help plan and implement a TMO Steve Durian, 303-441-4943 s\plan\pb-rtems~nemos\ehtargetconcept pbm AGENDA ITEM # SC Paec 10 No concerns with access from Fire Ron Mahan 303-441-4356 Building and Housing Codes The City of Boulder currently foilows the 1997 Uniform Building Code The existing bwlding has been classified as a Type III-N bwlding for construction purposes Section 505 2 of the building code allows unlimited floor area of an M occupancy as long as there is maintained a 60 foot distance from the bwlding to the property line and the building is fully sprinklered The existing building on the south side is only 30 feet from the property line Pursuant to Section 104 2 7 of the 1997 building code, the city would be willing to except this condition and allow the expansion of the existing building and conti~ue to allow unlimited floor area as described in Section 505 2 if the following is agreed upon and maintained 1 For the new addition, the south side must be 60 foot minimum from the south property line 2 The east side of the existing bwlding must be 60 feet from the east property line and free of any obstructions that would limit fire department access to the entire east side and meet the requirements of Section 505 2 for yard and public way 3 On the southwest corner of the existing building, provide an access door on the west wail 4 No openings would be allowed on the south side of the existing structure If there are any questions, please call Steve Brown at 303-441-3172 Building Design / Signage At the February pre-application discuss~on, the applicant shared conceptual architectural plans for the proposed Target west fagade The updated new style includes more of a variety of materials than the existing building and appears to incorporate more glass at the building entry Issues to be addressed during site review include more information about proposed planters and shopping cart storage, faqade articulation and material detailing to create a pedestrian scale, and signage Please note that the conceptual "bulls eye" Target Iogo cannot extend above the building roof line, as shown in the conceptual plan (signs above the roof line are prohibited by the city sign code) The proposed bwlding design wiil be reviewed for compliance with the site review criteria and the BVRC Design Guidelines Signage wdl be reviewed for compliance with the city's sign code and the BVRC Sign Guidelines City staff will work with the applicant to ensure that TargeYs new design concept fits with c~ty guidelines and standards Please note that the "by-righ£' height limit on this site is 35 feet, as measured by the city code definition of building height A maximum 40 foot bwiding height can be considered as an Administrative Review or site review Building heights between 40 and 55 feet must be considered as a site review by the Planning Board See additional comments under Plan Documents below Drainage Storm water quality enhancement and existing on-site detention ponding are issues that need to be addressed during the Site Review Process A Preliminary Storm Water Report and Plan in accordance with the City of Boulder Design and Construchon Standards must be provided by the applicant at time of Site Review application The required report and plan must also address the following issues• • Water quality for surface runoff using UDFCD's "Best Management Practices" • Treatment of storm water from new parking east of building prior to entering wetland area s\plan\pb-rtems~rr~emos\ehtargetconcept pbm AGENDA ITEM # SC Pase 11 • Maintammg existing detention ponding faahties • Groundwater discharge • The Boulder Slough • Erosion control during construction activities Fees A$2,900 Planning 8oard fee, in a check payable to the City of Boulder, is due at this time Please pay the cashier in the Services Center or send the check to the case manager no later than May 5, 2003. Fire Protection Addition must be provided with fire sprinkler system and approved U L monitoring Ron Mahan, 303-441-4356 Land Uses The existing and proposed land use, a ma~or retailer, is consistent with the zoning and Boulder Valley Comprehensive Plan (BVCP) Expansion of this use meets several concept plan guidelines (see below) and BVCP policies Landscaping 1 Planning Board has made a recommendation to City Council on proposed changes to the landscape standards that strengthen the city's xeriscape reqwrements on redevelopment and development sites Redevelopment of the Target site provides the opportunity for implementing ihose new standards on a large site Please note the proposed new standards and incorporate xeriscape principles in the preliminary and final landscape plans Bev Johnson, 303-441-3272 2 The concept plan shows an effort to improve the landscaping in the existing parking lot However, it is unclear at this point if the site plan meets the existing standards which reqwre 15% of the parking lot (including drive lands and loading areas) to be in interior lot landscaping The standards also state that no more than three double loaded rows of parking may be situated consecutively without providing a planting area, a minimum of eight feet in width along the center between rows for the full Iength of each parking row These issues will be worked out in the site plan review Bev Johnson, 303-441-3272 3 As discussed in the pre-application meeting, landscaping along 28~h and Pearl streets should comply with the BVRC Streetscape Gwdelines for "C" streets This includes a double row of street trees New street trees should be inter-planted with the existing trees, which should remain in place even though their spacing differs from the current guidelines 4 Removal of existing, healthy trees and shrubs should be minimized Please explore whether the design for proposed new access from 28`h Street can be ad~usted to maintain the trees shown on the Concept Plan for removal Also, as the parking lot design is refined in the Site Review plan, please look for opportunities to maintain existing mature trees within the parking lot 5 Please note that parking lot screening along 28~h and Pearl streets will be needed, in compliance with City landsca~ing standards and the BVRC Design Guidelines (Parking section) Additionally, the corner of 28' & Pearl is a"BVRC gateway" (Design Gwdeline 3 7 B) Extra landscape treatment will be encouraged here. These items can be addressed in the Site Review plan Marie Zuzack, BURA, 303-441-4278 s\plan\pb-uems~memos\ehtargetconcept pbm AGENDA ITEM # SC Paee 12 Legal Documents No requirements at this time Melissa Rickson, Office of the City Attorney, 303-4413020 Miscellaneous Any easements necessary to be vacated for the proposed building expansion must be vacated through the city's Land Use Review process prior to application for any building permit Also, all easements reqwred to be dedicated to the city as part of the proposed construction must be reviewed and approved through the city's Technical Document Review process concurrently with the proposed public improvement engineering plans Application materials are located on the 3rd Floor of the Park Central Bwlding, and can also be found on the city's web-site at htto I/www a boulder co us/bwidinaserviceslaoos htm#Attachments 2 The existing 48-inch storm sewer main to the east of the existing bwlding does not appear to be located within a recorded public Utility or Drainage Easement If this is the case, the dedication of a 25-foot wide public Utility Easement for the existing line will be required as part of the Technical Document Review Scott Kuhna, 303-4413121 Parking Any expansion of the existing Target building would be affected primarily by setback and parking requirements, which can both be varied in a Site Review Amendment The city's parking requirements in this zoning district are one parking space reqwred for each 400 square feet of gross building area Based on the concept plan, 475 parking spaces would be provided, where a minimum of 297 spaces are required by city code While the proposal would meet and exceed the minimum parking requirement, the applicant should note that there is a site review criterion that addresses providing the minimum amount of land area devoted to parking While staff understands that TargeYs parking requirements may exceed the city's requirements, the applicant should understand that the significant discrepancy between these two numbers may be an issue during site review This may be particularly true grven the balance needed between parking, landscaping, and pedestrian/bicycle cvculation on the site Plan Documents The proposed concept plan meets and exceeds the level of detail required for this step in review This additional detail (e g specific number and types of parking spaces) allows staff to provide more detailed feedback to help the applicant prepare a complete site review amendment application However, staff is concerned that the extra detail might lead the BURA and Planning Boards to comment on issues beyond the intended scope of a concept plan review Please consider removing some of the plan detail from the final proposed concept plan For example, rather than dimensioning and labeling parking aisles and spaces, indicate the estimated number of spaces per aisle Staff encourages the applicant to provide more architectural drawings to convey the architectural concept being considered by Target The drawings shown to aty staff at the February 5, 2003 pre-application meeting (including colored architectural sketches) would be helpful for Planning Board and BURA members to understand the architectural style More detailed architectural drawings would be reqwred as part of a site review amendment application Review Process In the Concept Plan Review and Comment step, city staff and the community comment on the application and then the pro~ect is scheduled for a public hearing with the Planning Board This application has been scheduled for the May 22, 2003 Planning Board meeting Also, it is recommended that the applicant present the Concept Plan to the Boulder Urban Renewal Authority (BURA) Board for comment prior to the Planning Board review A BURA meeting is currently scheduled for May 21, 2003 s\plan\pb-uemsUnemos\ehtargetconcept pbm AGENDA ITF.M # SC Paee 13 The Planning Board (and BURA Board) comment on the concept plans, no decision is issued The applicant can then use the comments received during the concept plan process to prepare a site review amendment application (Please see the Next Steps section below ) Site Design The proposed addition to the west allows for the north-south driveway to move further west, thereby better aligning with the ad~acent drive on the Crossroads Mall site Given the size of the parking area and numerous drroe aisles, the stronger the bicycle and pedestrian connections across the site, the better Target will serve the Boulder population Many Boulder Target shoppers (including college students, young professionals, families, and seniors) reach this site by bus, bike or walking This Target site is served by a mid-block pedestrian crossing on Pearl Street and direct bus access The proposed expansion provides Target with an opportunity to redesign the site from "big box and parking IoY' to "accessible commercial destination" Utdities 1 A Preliminary Utility Plan in accordance with the City of Boulder Design and Construction Standards (DCS) must be provided by the applicant at time of Site Review application All proposed public utilities for this pro~ect shall be designed in accordance with the DCS Scott Kuhna, 303-441-3121 An additional fire hydrant will be reqwred to the south of the entrance to the proposed expansion Per Section 5 10(A) of the City of Boulder Des~gn and Construc6on Standards (DCS), no exterior portion of any building shall be over 175 feet of fve access distance from the nearest hydrant Additional easement dedication (see miscellaneous comments) in accordance with the DCS will also be requved The plan will need to be revised prior to submittal of the Site Review application Scott Kuhna,303-441-3121 The proposed Utility Plan shows a new location for the sanitary sewer service to the bwiding The new private sewer service line is shown crossing the public water main and paralleling the public water main to its connection with the public sanitary sewer main This proposed service alignment conflicts with Sections 4 06 and 6 OS of the City of Boulder Design and Construction Standards, which speafy a minimum of 10 feet of separation (outside of pipe to outside pipe) between water and sewer lines, a minimum separation of 6 feet of separation between the outside edge of pipe and the property line, and also prohibits private parallel service lines in public easements The existing sanitary sewer service to the east side of the building must be located and used to service the structure The applicant may contact city staff for information regarding the sanitary sewer service to the building The plan will need to be revised prior to submittal of the Site Review application Scott Kuhna, 303- 4413121 4 The existing storm sewer configuration at the southeast corner of the site does not match city records The applicant may contact city staff for information regarding the current storm sewer alignment The plan will need to be revised prior to submittai of the Site Review application Scott Kuhna, 303-4413121 Wetlands The wetlands shown and labeled on the concept plan are not regulated by the city's wetlands protection ordinance Varda Blum, 303-441-3206 s\plan\pb-rtems~memos\ehtargetconcept pbm AGENDA ITEM # SC Paee 14 CEI ENGINEERING ASSOCIATES, INC. Proposed ~xpansion to Target Store T-0064 28t~' Street & Pearl Street, Boulder, Colorado May 12, 2003 BOULDER URBAN RENEWAL AUTHORITY 1300 CANYON BOULEVARD BOULDER, CO 80302 We here at C~I Engmeermg Associates are pleased to be doing business in the City of Boulder, Colorado Withm a framework of evolving design guidehnes that are geared for both economic growth as well as methods of alternate modes of transportahon, we seek to find design solutions that will prove mutually beneficial to the City of Boulder as well as our chent. The following aspects of Target's proposed expansion of its Boulder store have been carefully considered in accardance with the BVRC Design Guidelmes and the BVRC Transportation Connecrions Plan 1) The current zoning is (RB-E) - Expansion of a large retailer in both this zone and in the BVRC is encouraged by the city Parkmg requirements have been met (1 400SF gross buildmg area). 2) Redevelopment of the Target adds to the ability for the BVRC to conhnue to thrive as a shopping distnct for the consumers of Boulder This Target expansion is part of an overall redevelopment of the enhre BVRC plamm~g area 3) The expansion of the existmg bmldmg and parkmg lot allows for opportumties for improved vehicular, bicycle, and pedestnan connechons through and across the site 4) New architectural facades allows for more diversity of materials, increased amount of glass, development on a more `human scale', and greater visual interest 5) Land area has been set aside at the corner of 28~~' and Pearl Streets for a future `Transit Superstop' Extra landsca~e treatments due to mtersechon bemg designated a`BVRC gateway". 6) The 29` Street realignment along the west side of the proposed expansion accommodates pedestrian, bicycle, and vehicular access while dividmg the large block mto a more walkable size 7) The existmg multi-use paths along 28~h Street, Pearl Street, and Walnut Streets have been completely mamtamed 8) Possible future connections from Peazl Street to Walnut Street to a future `Transrt Village' have been noted on the conceptual plans 9) Within the Target parking lot, a 12' wide multi-use path is used to lmk the store to 28`~' Street. 10) Coordmation efforts haue begun with Westcor-Macerich to adapt our respective vehicular, pedestrian, and bicycle circulation paths. 11) A l2' multi-use path that runs along the east side of the 29`~' Street realignment has been proposed Being on the same side as the Target buildmg lowers the number of potenhal pedestnan/vehicular crossmgs 12) We haue increased the number of pedestrian crossmgs from the Target store to the parking field, thus better protecting pedestnans from vehlcular traffic. 13) Several Transportation Management Demand Strategies (TDM) have been suggested for the Target site. 14) The Target redevelopment allows for the implementatron of Boulder's new landscape standards 15) 28~~' and Pearl Streets shall be upgraded to the "C" street landscape standards 16) Bicycle facilities shall be mcorporated mto the Target expansion. 17) No more than three double rows of parkmg exist without a planhng area. Breaking the large lot up A MORE DETAILED EXPLANATION OF INDIVIDUAL SITE IMPROVEM~NTS HAVE BEEN OUTLINED IN THE RESPOSE LETTER TO THE CITY'S LAND USE REVIEW RESULTS AND COMM~NTS (DATED MAY 6, 2003) CEI ENGINEERING ASSOCIATES, INC. Proposed ~xpansion to Target Store T-0064 28`~' Street & Pearl Street, Boulder, Colorado May 6, 2003 CITY OP BOULDER PLANNING AND DEVELOPM~NT SERVIC~S LAND USE REVIEW RESULTS AND COMMENTS I CITY REQUIREMENTS ACCESS/CIRCULATION (AC-#) AC-1 29`~' Street realignment along the west side of Target accommodating pedestrian, bicycle, and vehicular access and connectrvity is a key concept m the BVRC transportation plan. We are begmnmg coordmahon efforts with Westcor-Macerich to ensure design is consistent throughout the Target site, Crossroads Mall srte, and the BVRC Transportation Connections Plan AC-2 The existmg 10' multi-use paths along 28`h and Pearl Streets shall remam michanged with the Target expansion except for necessary modificahons due to the movement of Target's new access isles AC-3 The existmg 10' multi-use path along the north side of Walnut shall remain unchanged except for necessary modificahons related to the proposed reahgnment of 29`~' Street . AC-4 A note has been added to the concept plan mdicatmg a possible future connection to the proposed `Transit Village' located at the iiortheast corner of Pearl and 30t~' Streets. AGS A note has been added to the concept plan mdicatmg the potential for a future north-south connecrion belween the Pearl Street and Walnut Street mulh-use paths Understood is that the city may negotiate with Target and other properiy owners in the area to obtain an easement based on the future design of this improvement AC-6 Target has preserved and area at the carner of 28`~' and Pearl Streets for a future Transit Superstop The reservation area exists from the outside of the existing parkuig lot up to where the right-turn deceleration begins on Pearl and to where the sidewalk begins to curve around the drtch on 2g`n Street and has been indicated on the concept plan by a hatched area. AC-7 A note has been added to the concept plan mdicatmg the potential for a future north-south connection between the Pearl Street and Walnut Street multi-use paths. Understood is that the crty may negotiate with Target and other property owners in the area to obtain an easement based on the design of this improvement Target has designed a 5' concrete path to be used for store access AC-8 Along with the proposed changes to the parking lot narth of the Target buildmg, the east-west multi- use path has been extended along the north side of the Target toward the east side of the property AC-9 Cooidmarion has begun wrth Westcor-Macerich to best adapt vehicular, pedestrian, and bicycle circulation paths between the two properties. 29`h Street drive alignment, grade changes, possible futare Walmrt re-ahgnment, and bicycle and pedestrian connechons between the two sites have been discussed wiih Darrell Beach, Westcor, (602) 953-6233 and shall continue. Input from crty staff will be appreciated CEI ENGIN~ERING ASSOCIAT~S, INC Proposed Expansion to Target Store T-0064 28t~' Street & Pearl Street, Boulder, Colorado May 6, 2003 AC-10 The intersection of 2911i Street and the truck dock access lane has been updated to show the more preferred, perpendicular alignment of 29~~' Street that does not curve toward the west We are working with Westcor to propose changmg the alignment of 29~~' Street so that rt does not curve toward the west as is the case presently AC-11 A 12' wide multi-use path has been proposed along the east side of 29t~' Street allowing pedestrian access on the Target buildmg side of the street, thus mmimizmg pedestnan/traffic conflicts Further coordmation wrth Crossroads Mall will be needed as their plans do not currently mdicate a proposed location of the 29t~' Street multi-use path AC-12 The concept plan has been updated showmg a proposed restripmg of the Pearl Street median allowing similar access that exists today. Left-turns are prohibrted onto Pearl Street The egress median onto Pearl Street has been modified allowmg for right-turn merging only and better resembles the median that exists today AC-13 The 28t~' Street access has been modified shghtly, thus expandmg the parlang field toward 28°i Street. AC-14 The 12' multi-use path connechng the Target entry to 28~~' Street has been enhanced by the addition of two 3.5' landscaping islands Parking along the multi-use path have been converted to standard spaces and the accessible parkmg spaces haue been modified to both better distribute the accessible spaces and to decrease the distance between the accessible spaces and the front doors AC-15 The current concept plan calls for a total of four at grade pedestrian crossmg areas. The pedestrian crossing area located directly m front of the store entry is constructed of stamped concrete (proposed pattern similar io what is sl~own on the plan) The other three pedestrian crossmgs shall be mdicated by asphalt pavement striping All pedestrian crossmgs shall have appropnate pavement markmgs and pole-mounted signs The new curb along the Target expansion calls for a `rolled curb' which is a mountable curb along the entire length of the front sidewalk AC-16 The multi-use path connectmg the Target entry to 28~h Stieet has been widened from 8' to a consistent 12' width rumm~g the entire length Further, the path has been enhanced by the addrtion of two 3 5' landscapmg islands. Parkmg along the multi-use path have been converted to standard spaces and the accessible parking has been modified to both decrease the distance between the accessible spaces and the front doors and to better distribute the accessible spaces AC-17 The proposed re-alignment of 29~~' Street that removes the westward curve m the drive isle resolves the potential for conflict with the southernmost pedestrian crossmg. This southernmost pedestrian crossing will be at grade and indicated by asphalt pavement stnpmg wrth approprtate pavement markmgs and two pole-mounted signs. AG 18 A note has been added that indicates a proposed connection to the fizture 28`~' Street underpass Construchon, dedicarion or reservation for the direct connection betweeii 28t~' and Walnut Streets is not requested by the city at this time CEI ENGINE~RING ASSOCIAT~S, INC Proposed ~xpansion to Target Store T-0064 28t" Street & Pearl Street, Boulder, Colorado May 6, 2003 AC-19 With a srte review, Target must idenrify Transpartation Management Demand Strategies (TDM) Strategies suggested for this site mclude: 1) Providing an employee Eco-pass program 2) Providing a parlang cash-out program. 3) Becommg part of a Transportation Management Organization (TMO). II BUILDING AND HOUSING CODES (BH-#) The 1997 Umform Building Code classifies the existmg Target as a Type III-N buildmg for conslruction purposes Secrion 505 2 of the building code allows unhmrted floor area of an M occupancy as long as a 60 foot distance from the buildmg is mamtained and the butldmg is fully sprmldered. The existmg buildmg on the south side is currently 30 feet from the southem property lme The city of Boulder is willmg to except this condition and ailow the expansion of the existing buildmg and contmue to allow unlimrted floor area as described m Section 505.2 if the following is agreed upon and mamtamed BH-1 ror the expansion of the existing buildmg, two new fire hydrants are proposed along the southern side of the Target building The southernmost wall shall be 4-hour fire rated BH-2 The existing access area on the east side is maintained unobstructed It should be free of any obstructions that would limit fire department access to the enhre east side and meet the requirements of Section 505 2 for yard and public way BH-3 An access door is to be provided on the southwest corner of the existmg buildmg. BII-4 No openings would be allowed on the south side of the exishng structure BUILDING DESIGN / SIGNAGE (BDS-#) BDS-1 The architect has been contacted the architect concermng conceptual architectural plans for the proposed Target west faqade For srte review, more information will be provided about proposed planteis and shopping cart storage, faqade articulation and matenal detailmg. It has been widerstood that the Target "bulls eye" logo shall not extend above the building roof hne BDS-2 The "by-right" height limit on this srte is 35 feet, as measured by the crty code definihon of buildmg height. A maximum 40 foot buildmg height can be considered as an Admmistrahve Review oi site review Buildmg heights between 40 and 55 feet must be considered as a site review by the Planning Board. CEI ENGINEERING ASSOCIAT~S, INC Proposed ~xpansion to Target Store T-0064 28`n Street & Pearl Street, Boulder, Colorado May 6, 2003 DRAINAGE (D-#) D-1 At the time of site review, storm watei quahty enhancement and exishng on-srte detanhon pondmg will be addressed A prelimmary storm water report and plan in accordance with the City of Boulder Design and Construction Standards will be provided at the time of site reviaw apphcahon The required report and plan must also address the following• 1) Water qualrty for surface runoff usmg UDFCD's "Best Management Prachces" 2) Treatment of storm water from new parkmg east of building prior to entering wetland area 3) Mazntainmg existmg detenhon ponding facilities. 4) The Boulder Slough 5) Erosion control dunng construction achvrties FIRE PROTECTTON (FP-#) FP-1 The proposed addition to the Target store shall be provided wrth fire sprinkler systems and approved U.L monitormg LAND USES (LU-#) LU-] The existmg and proposed land use (RB-E) is consistent with both the Crty of Boulder zoning and the Boulder Valley Comprehensrve Plan Expansion of this use meets several concept plan guidelmes and BVCP guidelines. LANDSCAPING (L-#) L-1 Redevelopment of the Target site provides opportumty for implementmg new changes to the landscape standards especially m regards to the crty's xeriscape requirements Changes shall be seen m the preliminary and final landscape plans L-2 The concept plan has been revised to retam several mature trees now existmg on srte The mmimum amount of mterior landscapmg - mcludmg drrve lanes and loading areas - is 15% l~ 3 No more than three double rows of parkmg exist without a planimg area L-4 28`~' and Pearl Streets shall comply with the BVRC Streetscape Guidelmes far "C" streets. Includmg a double row of street trees. Understood is that new street trees should be interplanted with exishng trees. L-5 An attempt has baen made to keep to a mirumum the removal of existing healthy trees and shrubs Were feasible, healthy trees and shrubs will be relocated on-srte. The redesign of the 28~~' Street access drive allows the preservahon of several mature trees m the front of the Target store. L-6 Parking lot screemng along 28~~' and Pearl Streets shall be provided using either shrubs, lower 4 C~I ENGIN~~RING ASSOCIAT~S, INC Proposed ~xpansion to Target Store T-0064 28`~' Street & Pearl Street, Boulder, Colorado May 6, 2003 canopy trees, or a combmation thereof L-7 Understood is that the corner of 28~~' Street and Pearl Street is a"BVRC gateway" Extra landscape treatment will be encouraged Coordination with the city's design of the "Tiansit Superstop" will be helpful m obtaining a desired result EASEMENTS ~asements necessary to be vacated for the buildmg expaxision shall be vacated through the city's Land Use Review process priar to buildmg permit applicahon. All easements to be dedicated to the crty shall be reviewed and approved tl~rough the city's Technical Document Review process concurrently with the proposed public improvement engineermg plans. The existmg 48" storm sewer to the east of the existmg buildmg is not shown to be located vtathm a pubhc utility or drainage easement The dedicahon of a 25' pubhc utilrty easement for the existing line shall be required as part of the Techmcal Document Review. PARICING The proposed expansion plan currently meets and exceeds the mimmum parkmg requirement Understood is that there is a site review crrterion that addresses providing the mimmum amount of land area devoted to parking. Also understood is that the significant discrepancy between the parking reqiurements of Target and the city may be an issue durmg srte review. The concept plan seeks to find a balance between parking, landscaping, and pedestrian/bicycle circulation on the site SITE DESIGN With a large parkmg lot contaznmg numerous dnve isles, the pedestrian and bicycle connections need to be well planned Wider paths, both connecting and aligmng wrth ma~or pedestrian magnets (Target store, transrt stops, Crossroads Mall site, etc) allows for stronger and safer access for non-motorized modes of transportation. UTILITIES (U-1) U-1 At the time of the srte review application, a prelimmary utility plan m accordance with the City of Boulder Design and Construction Standards shall be provided. U-2 No exterior portion of the building shall be over 175' of fire access distance from the nearest hydrant Therefore, an addiiional fire hydrant will be required to the south of the entrance to the proposed expansion U-3 Mimmum of 10' separation (outside of pipe to outside of pipe) between water and sewer lmes, a mimmum separation of 6' separation between the outside edge of pipe and the property Ime Private parallel service lmes in public easements are also prohibited The existmg samtazy sewer service to the east sida of the building must be located and used to service the structure CEI ENGINEERING ASSOCIATES, INC Proposed Expansionto Target Store T-0064 Zgrn Street & Pearl Street, Boulder, Colorado May 6, 2003 U-4 Noted is that the exishng storm sewer configuration at the southeast corncr of the srte does not match city records Crty staff shall be contacted for mformatron regarding the current stoim sewer ahgnment The plan sl~all be revised prior to submittal of the site review apphcahon WETLANDS The wetlands shown and labeled on the origmal concept plan are not regulated by the crty's wetlands protection ordinance. III INFORMATIONAL COMMENTS DRAINAG~ Understood is that any discharge of groundwater to the pubhc storm sewer system to accommodate construchon and operatron of the proposed improvements v~nll require city and/or state permiis for this discharge The Crty of Boulder Storm Water Quahty Office shall be contacted regarding permit requirements All applicable permits inust be m place prior to buildmg permrt application AddiYionally, special design considerations for the property to handle groundwater discharge as part of the impiovements will be necessary NEIGHBORHOOD COMMENTS One of the property owners to the northeast raised concerns about the mamtenance of an area between the properties and was uuclear as to the ownership of the area UTILITI~S Accurate existing and pioposed plumbing fixture counts at the time of the building permit application shall be provided as to determine if the existing meters and services and adequate for the proposed addition. SIGNIFICANT VIEW CORRIDORS TO TH~ MOUNTAINS FROM THE SITE TOWARD THE WEST ARE MAINTAINED WITH THE PROPOSED REDEVELOPM~NT.