3 - Minutes, 5/21/03CITY O[' I30ULDGI2, COLORAllO
130ARDS AND CONINIISSIONS MECTING SUNIMARY FORb[
NAM~ OP BOARD/COMMISSION: Boulder Urban Renewal Authority
DAT~ OF NItiETING: May 21, 2003
NAM~/TELEPHON~ OT PERSON PR~PARING SUMMARY:
Marie Zuzack, 303-441-4278
NAMES OP bI~MBERS, STAFF AND INVITED GUESTS PRESENT:
Commissioners Present: Rick Epstein, Susan Connelly, Jerry Lee, Michael Leccese, Richard Wobbekind, Francoise
Poinsatte, Terry Rodrigue
StaFF Members Present: Brad Power, Marie Zuzack BURA
Invited Guests: K.K. Yeow, CEI Engineering, Jill Forest, Target Corporation, Liz Hanson, Planning Department
Report of the Executive Director
• Commissioner Meetings with Westcor
Brad Power said that Westcor would like to meet with each Commissioner to discuss gonls for the redevelopment of
Crossroads. Each Commissioner selected a one-hour meeting time in late June, when David Sholl, Senior Vice President
of Development, will be in town.
• Ninth and Canyon Update and Next Steps
Power said that with construction underway for the 9°i & Canyon parking garage and hotel, CAGID would like to return
to the ques[ion of how to bring forward the civic use component of the project. Because BURA's urU1n renewal plan
requires the civic use, it is appropriate for BURA to convene different groups to address thnt question. At this point it
makes sense to step back and take a holistic view of the property and its surroundings, in partnership with CAGID.
• Appointment of Acting Executive Director in June
In his absence June 6-29 for professional training, Power recommended appointing Marie Zuzack acting executive
director.
Motion: Commissioner Susan Connelly so moved. Commissioner Wobbekind seconded.
Vote: Aye, 6 - 0
New Business
• Review of Target Store (2800 Pearl Street) Expansion Concept Plun
Commissioner Epstein suggested that this agenda item serve as a test case for the later agenda item on the BURA's
p~rticipation in the developmeut review process. The BURA role would be different from that of Planning Board and the
Downtown Design Advisory Board, in that BURA could take the larger BVRC perspective. In this case, the BURA
Board might address whatever issues are important For big box store expansion in the BVRC.
K.K. Yeow described the Target expansion plan. The elevation drawings being presented are improvements over the
ones included in [he board packet: They show more glass in the storefront and colonnades for pedestrian scale. Target is
still working with Westcor on connecting the 29°i Street alignment where the properties meet.
Commissioner Wobbekind suggested that even more windows be provided, especially given the views of the west.
Commissioner Lee asked how much of the proposed additional 17,000 square feet would be retail sales Flooc Yeow
responded 11% [this % was incorrect and will be revised], and the rest is office space. Power explained that Target is
attempting to make managemen[ of the store more efficient. It is inefficient now, with some inventory being stored in
trailers behind the store.
Commissioner Lee appreciated that so many of the connections on the B VRC Transportation Connections Plan will be
implemen[ed through this project. Commissioner Poinsat[e asked for clariE'ication on the reservation for a fuhire
connection on the east side of the store. Commissioner Connelly stated that more than an lcknowledgement on Ihe plan
of this future connection to the Transit Village seems appropriate.
Commissioner Epstein inquired whether there will he enough space at 28°i & Pearl for the superstop and the expanded
right turn lone. Staff said that preliminary analysis shows adequate space, and this will be designed in more detail in the
Site Review application. Commissioner Rodrigue asked if 29"Street will be dedicated public right-of-way. As shown
now, it is designed as a driveway. Staff responded that both Target and Westcor have been given the option of proposing
29°i us either public or private. They are still exploring the issues.
Commissioner Poinsatte said that the Concept Plan looks good. Commissioner Epstein stated that it is a good effort,
especially with the proposed connections, and a significant upgrade. Although he is sensitive to Target's desire to create
a national "brand" image, he encourages them to consider a slight departure to make the Boulder store look a little
different. This could be considered "local branding." This should include breaking up Che fapade and providing more
windows, even if it is for offices.
• Summary of the NIay 13 City Council Study Session on BURA's Future Role
Commissioner Epstein asked for input on the study session summary or the session itself. Commissioner Lee thought
that the session went well It is time for BURA to evolve into something different. Urban renewal doesn't have to be the
prime focus; it is just one important tool. Commissioner Wobbekind said he did not agree with Che comment regarding
neighborhood concerns possibly being diluted by BURA advocacy. Commissioner Connelly expressed concern about the
study session's focus on by-right development standards. This is not the issue at hand. Also, there seems be a lack of
understanding about why advocacy can be good for the community. Commissioner Epstein pointed out that the
neighborhood activism concern could be true of any board. Commissioner Rodrigue stated that the high level of concern
about the overlap of BURA with other boards indicates that BURA must better articulate how i[ is different.
Commissioner Poinsatte said she was troubled by the comment that the City should rely on the Chamber for business
recruitment. It does not acknowledge that the City needs [o have a role in economic development. Commissioner
Wobbekind said that BURA's role should be to help generate sales tax in a way that's compatible with Boulder values.
This is different from Planning Board and DDAB's roles. As guardian of City sales tax, BURA can look at the retail mix
and fill gaps. It would not be appropriate [o abdicate this responsibility to the Chamber. In general the Board agreed that
the study session was productive.
• Discussion Regarding BURA's participation in the Development Review Process
Commissioner Poinsatte said that BURA's strongest selling point is Chat it can be a liaison for the City. This is BURA's
unique niche; it's not planning or design. Commissioner Wobbekind said the board is skilled in good development so
that they could be mediators in the development review process and help facilitate good development. Planning Board
could continue in its regulatory role, and DDAB could address the detailed design questions. Commissioner Epstein
agreed; the simple model to emphasize is that Planning Board is concerned with Comprehensive Plan and code
compliance and BURA is concerned with sales tax.
Commissioner Poinsatte said that BURA should advocate for retail, businesses and conferences that keep with Boulder
values. Commissioner Epstein said that if BURA were to look at projects early in the development review process, it
could look at their economic policy implications. First the City needs clear policy and a strategic vision for how to
increase sales tax. Commissioner Rodrigue pointed ouC that if BURA had met with Target earlier, it might have been
able to encourage them to provide more retail square footage in their expansion. Commissioner Lecesse agreed that
earlier involvement by BURA would be better; it could help applicants help the City meet its sales tax goals.
Commissioner Lee cautioned that there is a finite amount of sales tax that Boulder can collect, and it will be less than
before. Boulder must establish a realistic goal about how much retail the city can support, given its resident and worker
populations. BURA should advocate being aproblem-solver in the City, the group that developers can go to help solve
problems. Developers and businesses don't need money, they need someone they know they can go to for help. We
need to show we care. Commissioner Poinsatte agreed that the City needs an ombudsman in order to get businesses
Boulder wants. Commissioner Connelly said that providing Council specific examples would help a lot.
Commissioner Rodrigue said that he's not sure whether one person or one board can be skilled at recruiting both retailers
and employers. Should BURA specialize as retail and redevelopment experts, with office development, employers and
tourism handled by a different board? Commissioner Epstein said that the alternative to specializing would be to expand
the board's skill set. Power suggested specializing, since no one person or board can do it all. This also would provide
cross-pollination and more eyes on opportunities. Besides BURA, the EVAG will need to address how the Downtown
Management Commission and University Hill Improvement Dish•ic[ will fit into the economic vitality picture. He said
that he and Phil Shull will make a presentation about BURA to the EVAG an June 4. The BURR Commissioners are
invited to attend.
The meeting adjourned at 9:00 p.m.
Time of Future Meetings, Committees or Special Hearings: June 18, 2003 Regular Meeting