Loading...
5 - Matters from the Board, Review and Feedback on the Broadway Reconstruction Project CEAP, Attachm (3)ATTACHMENT B .-~ ~.. DRC Review Comments and Responses ~ ~ ~ ~., CITY OF BOULDER ~ ~ Department of Public WorkslTransportation Division ~/~~~j~~ ,,~. PO Box 791 •~j" 7~ ~ ~ 1739 Broadway ' ~ Boulder, Colorado 80306 ~`~, (303) 441-3266 ~ (303) 441-4271 FAX MEMORANDUM TO: Nan Johnson, Planning Department FROM: Alex May, Noreen Walsh, Pubhc Works Dept. Transportauon Drvision SUBJECT: Broadway Re~onstruction Pro~ect DA'fE: October 5, 2001 Attached is addmonal mformauon m response to the comments received by the Development Review Commrttee (DRC) on the above-mentioned project The DRC comments and responses will be mcluded m the packets that will be presented to the Downtown Design Advisory Board (DDAB), Pazks and Recreation Advisory Board (PRAB), Landmarks Preservation Advisory Boazd (LPAB) and the Greenways Advisory Comm~ttee for their review and comment. At the November 26, 2001 Transportation Advisory Boazd meetmg, the Boazd will hold a publ~c heanng and make a recommendation on the CEAP for this pro~ect. The CEAP document and the ,.. TAB recommendation will then be forwazded to the City Council for call-up considerat~on at its ~,`,. December 4, 2001 meeting. Please call Noreen Walsh at ex[ension 4301 if you have any questions or require any additional mformation related to the rev~ew of this pro~ect Cc Stephany Westhusm, Transportation Mike Sweeney, TransportaUOn Bob Harberg, Utilities Alan Taylor, Development Review Bob Sadighian, CDOT Region 4 George Tsiouvazas, Carter-Burgess Steve Tutde, Transplan Rick Moser, Moser and Associates David I.ove, Love and Associates, Inc Jerry Shapms, Shapms Assoc~ates ,.~- `...- 10/10/01 Page 2 of B REVIEW/FINDINGS, CITY RE~UIREMENTS, INFORMATIONAL COMMENTS ,,..~# ACCESS/CIRCULATION Approved Development Pro~ects Along Work Zone a) 1590 Broadway-Tebo Office: This pro~ect is responsible for widening of the sidewalk along Broadway to match the width of sidewalk located fuRher to the south of the site. This sidewalk widening would avoid impacting a large tree located at the southeast comer of Broadway and Manne. b) Fust Congressional Church: This sde is approved with the stipulation that the left turns into the site would need to be controlled by use of a median in the alley and sigrnng to prevent northbound left- tums from entenng the alley A large tree is located near the alley that is planned to be preserved by this access configuration. Steve Durian, Public Works, 303-441-4493 Response: The Broadway Reconstruction Pro~ect team has been coordmating and exchanging information with the aty's Development Review staff as well as the indrviCual developers and leads for the 1590 Broadway pro~ect and the First Congregational Church pro~ect The Pro~ect Team will continue to coordinate with these pro~ects 1. In addition to the pro~ects directly affected by the Broadway pro~ect listed m comment 1, there are several pro~ects throughout the aty that will involve street closures and construction. These include the 28th Street pro~ect, the 9'h and Canyon hotel and ciwc site, and Boulder One Plaza at Broadway and Canyon The timing of these pro~ects and the~r ~ndiwdual impacts on citywide traffic arculation should be considered with the phasing of construction for this pro~ect. Response: The Broadway Reconstruction Pro~ect team has been coordinating and exchanging information about pro~ect design, schedule and phasing/detours with the other city and pnvate representatives who are working on the 28'" Street pro~ect, 9'" and Canyon hotel and crvic site, and One Boulder Plaza The Pro~ect team, Downtown Management Commission staff, and the developers for the ~^** 9'" and Canyon hotel and One Boulder Plaza pro~ects have partnered together to implement a communications outreach plan to keep residents, visitors, busmesses and other interested persons informed about the vanous pro~ects going on and their construction status Overali construction traffic control plans for the Broadway pro~ect will include the use of variabie message signs at key entrances into the aty to inform motorists and direct them to appropnate detour routes The 28'" Street pro~ect is pianned to be completed with lane closures outside of peak hour periods and wili not be as impactive as the reduction of Broadway to one lane in each direction during construction 2 The timing of the pro~ect phasing needs to consider weather factors Concrete paving on subgrade is problematic dunng cold weather. Response: Adequate prowsion for coid weather concrete work, both structure concrete and concrete pavement, is included in the CDOT Standard Speafications and will govem the work on this pro~ect It is common practice in Colorado for concrete paving to be completed dunng the winter, espeaally in con~unction with pro~ect phasing and in the relatively small quantities present on a small urban paving pro~ect like the Broadway reconstruction 3 The accesses to the gas station on the northeast corner of Arapahoe and Broadway are close to this signalized intersection, however it would be ditticult to relocate these on this small s~te Response: The Pro~ect team has met with the property owner and business manager for the gas station at the northeast corner of Arapahoe and Broadway. The Pro~ect team is planning to make minor shrfts and reconfigurations of the accesses to improve the current condition The Pro~ect team will request a small easement from the property owner m order to make turning radws improvements at that corner , •. ~ oi~ oioi Page 3 of 8 4. The southeast comer of Walnut and Broadway will have the street improvements contamed in nght- ,,,,,,~ of-way and the sidewalk improvements located in easements as needed These dedications wdl be rewewed as part of ihe submittal for the new development at this comer, and ihis mformation would """ need to be coordinated with the Broadway ~mprovement pro~ect. Steve Dunan, Public Works. 303- 441-4493 Response: The Broadway Reconstruction Pro~ect team has been coordinating and exchanging information about pro~ect design, construction and necessary easement and nght-ot-way dedications with Development Review staff, the developer and the design firm working on the One Boulder Plaza pro~ect 5 Temporary lanes are shown routed onto what are currently sidewalks directly m front of the bwldings including Alfalfa's and the Park Central Budding, and sidewalks on both sides of Canyon along the north side of Broadway. This plan has two signiticant issues: • It wdl be cntical to maintain safe and effective pedestnan access to all buildings during the construction pro~ect. This will not only be a concem in terms of general building access but also for fire and emergency access to bwldings. ' • Sidewalk and pedestnan access along Broadway must be mamtained espeaally where no pedestnan crossing opportunities are available Pedestnan routes through construction zones are considered a high pnonty for all construction pro~ects m the downtown area Steve Qurian, Public Works, 303-441-4493 Response: The Transportat~on Division of Public Works plans for accommodating pedestnan, bicycle and motorized transportation detours m con~unction wdh phased construction of pro~ects. Portions of the westerly sidewalks outlmed above will be used for temporary detour lanes to accommodate left tums at Arapahoe and Canyon dunng the Phase 1 work. Detoured traffic wdl be separated from the detour sidewalk by portable Type 4 Barner as shown on the lower left corner of Sheet 29 of the preliminary drawings submiried wdh the CEAP. There wdf be conimuous pedestrian access on Broadway dunng construction on both sides of the street. Temporary closures of mtersections wdl occur to accommodate paving operations Temporary closures of dnveways (or portions of) and busmess doorway access will be coordinated with the affected property owners to identify suitable times for the work so that the ~^ business is not affected (evernngs/weekends/early morrnngs, etc ). '~ 6 All businesses and residences will need to have access to their sites maintained during all phases of the construction pro~ect Steve Durian, Public Works, 303-441-4493 Response: Temporary business doorvvay access wdf be coordinated with the affected property owners to identify swtable times for the work so that the business is not affected (evenmg, weekends/early mom~ng,etc ) 7. Rerouting of traffic to 9'" Street wdl impact sensitive residential areas These neighborhoods should be included in discussions conceming traffic detounng for this pro~ect. Steve Dunan, Public Works, 303-441-4493 Response: Residents and property owners in the area bounded by 4~" Street, 20th Street, Balsam and Euclid Avenues, have been notified of the pro~ect and inv~ted to the Open•House meetings to share their concerns and issues on the pro~ect. The Pro~ect Team has aiso made pro~ect presentations to the Hdlside, Mapleton, and Urnversity Hill neighborhoods and asked for their input and concerns about the pro~ect and construction issues. The neighborhoods have expressed their concem over potential traffic drversion to 9'" and 17'" streets and have made suggestions to mitigate the potential additional traffic The reconstruction of Broadway through downtown Boulder will mvolve closing one through lane in each direction between Pine and University, and wdl result in increased traffic congestion in the pro~ect vicinity In order to mitigate the impacts, vanable message and fixed signing wdl be used to make drroers aware of the pro~ect at deasion points well before they reach the downtown area so that alternate routes such as Folsom Avenue, 28'" Street, 30'h Street, and Foothtlls Parkway may be used It is antiapated that some of the local traHic will divert onto 9`" and 17~" Streets, although these roadways will not be suggested as alternate routes At this time, the Pro~ect team is not recommending that any traffic mitigation be installed in response to the potential traffic impacts from construction. ,.a.. ~ i on oio~ Page 4 of 8 8. Re-routmg of traffic to other streets wtll not only reqwre sigmng as proposed in this submdtal, but also ~ may reqwre re-timing of signals due to the larger volumes of left-tuming traffic at specific intersections. Discussions wdh Joe Paulson, the atys Traffic Signal Engineer, are recommended. Steve Dunan, Public Works, 303-441-4493 Response: Typically when artenal street corndor pro~ects are constructed, staff and the contractor address the potential diversion effects through a vanety of inethods, mcludmg signal retiming As final construction phas~ng and routing plans are developed, the Pro~ect team wdl continue to work wdh the - cit~s Traffic Signal Engineer to appiy signal retiming where appropnate 9. It is recommended that business owners impacted by access restnctions caused by medians be contacted to discuss impacts to their access onto Broadway. Steve Dunan, Public Works, 303-441- 4493 Response: The median construction at Grandview wdl restnct turning movements that are currently signed restnctions The median between Grandwew and Marine, and the median north of Marine impacts oniy one local drrveway at each location, and those property owners wdl be informed of this improvement 10 The center median at Grandview Avenue is unlikely to prevent eastbound left tums if this is the intention. Furthermore, the trees on this median may mhibit the sight of vehicles lookmg for a gap in traffic on northbound Broadway. Steve Dunan, Public Works, 303-441-4493 Response: The eastbound left tum at Grandwew is currently restncted by sigrnng. The nose of the Broadway island has been eMended as far as possible to the north, without restncting the allowed westbound left tums from Grandview onto Broadway. 11. The City of Boulder Design and Construction Standards contains requirements for access widths in Table 2-2 The width of a commerc~al access is required to be between 15 and 35 feet Although some existmg accesses are wider than these requirements, this pro~ect presents an opportun~ty to .~.. bring these locations into compliance with aty standards Locations mdicated on the plans where driveways exceed the maximum width are • A driveway located ~ust north of University Avenue on the east side of Broadway • A 60 foot wide dnveway serving the hotel located three lots north of Manne on the east side of Broadway . A 45-foot wide dnveway ~ust north of Arapahoe on the east s~de of Broadway. This dnveway is of particular concem because it is located so close to an intersection with large volumes of turning traffic and pedestnans. Response: The Pro~ect team is workmg with each property owner to reduce the widths of the driveways where possible. However, the existing confined site constraints at these locations may not allow for bnnging these driveways into standard compliance Building and Housing Codes No Comments Building Design No Comments Drainage No Comments Engineering No Comments Flood Control The proposed Boulder Creek bndge replacement and Broadway street improvements will require a Floodplain Development Permd meeting the reqwrements of Sec. 9-9-6, BRC, 1981 (Regulations "~` Governing the Floodplam), and Sec. 9-9-7 (Regulations Governing the Conveyance Zone) Contact ~ 10/10/01 Page 5 of 8 Bruce Johnson, 303-441-3206. ,«.. ,,y A floodplam development permd, as set forth in Chapter 9-9, "Floodplain Regulations; B.R.C. 1981, is reqwred for Broadway reconstruction actiwties in the Boulder Creek floodplam, extend~ng trom north of Canyon Boulevard to south of Arapahoe Avenue. Most of the floodplam in this area is also part of the conveyance zone and issuance of a floodplain development permd requves technical demonstration that the proposed improvements wdl not resuk m any mcrease in 100-year flood elevations. Conveyance zone permits are subject to a 21-day call-up penod between the date of issuance and effective date of the permit. Crrtical elements m the Broadway reconstruction pro~ect mclude the bndge replacement and surface improvements between Canyon Boulevard and Arapahoe Avenue It appears that the enlargement of the bridge will have positive impacts on the floodplain (and may actually reduce flood elevations) However, it also appears that several features assoaated with the bridge (if not carefully considered) may reduce the degree of positrve impacts (such as the replacement tratl diwder wall and headwater spolway to the vngation ddch head gates}. Otfier pro~ect elements may also resuR ~n unrealized benefds of the new bndge (such as the buried short span sections on each end and non-integration of peripheral activdies to sculpt and redirect upstream flood water to reduce high hazard conditions). Surface improvements along Broadway could also have adverse floodplain impacts if new curb and gutter or street elevations are raised above existing conditions. A noted "splashguard" along the Broadway frontage may be problematic and needs to be addressed. If the splashguard is a raised feature simdar to the medians in Canyon Boulevard, then an elevated curb may result in backing water upstream towards the Municipal Butlding All of these elements and reconstruction features need to be clearly addressed and discussed m the floodplain development permit application Staff requests a meeting with the pro~ect team to discuss concerns, opportunities, options and coordination to realize mukiple ob~ectives that may be denved '""~ through further discussion. r.r A wetland permit, as set forth in Chapter 9-12, "W etlands Protection," B R C. 1981, is reqwred for Broadway reconstruction activities or site development that impacts the Boulder Creek regulatory wetland area and ad~acent 50-foot buffer An application for a wetland permit shall mclude • updated delineation and evaluation of the functional values of existmg wetland areas and buffers, • identification of critical species that may be present and clearances to ensure adverse impact or loss of habitat for cnticai species will not occur, • an alternatives analysis of sde development optwns seeking to avoid, mirnmae and mdigate impacts to existing wetlands, ~ a demonstration of public mterests and needs that would be prowded for any improvements that may impact a wetland area or rts functional value, • a descnption and analys~s of wetlands and buNers impacted and mitigation of impacted wetlands at a mmimum 2.1 ratio, • a mitigation plan and ongoing 5-year minimum monitoring program to compensate for direct impacts to wetiands and buffers, • finanaai guarantees to ensure protection, restoration and mitigation of wetlands and buHers, • a descnption and outline of Best Management Practices (BMP's) to be applied under a wetland permit, and • submittal of rewsed wetland delineation mapping and evaluation of functional values for city adoption following completion of development actrvities and mitigation monitoring Issuance of a cdy of Boulder wetland permit wdl not eliminate any reqwrement to obtain required permits under Section 404 of the Clean Water Act If required, a 404 permit shall be obtained in addition to a city of Boulder wetland permd Contact Alan Taylor at 303-441- 4232 Response: Floodplain Development and Wetlands Protection Permits will be applied for this pro~ect ~ The Pro~ect Team has scheduled a meeting to further discuss the flood control issues. ~ 10/10/01 Page 6 of 8 Fees ..~., No Comment Fire Protection The Boulder Fue Department (Steve Stolz) prewously commented on several issues The BFD believes these issues have been addressed and have no further comments at this time. Historic Landmarks Since Federal funds are being used for this pro~ect, the impacts on historic resources must be evaluated As a Certrfied Local Govemment, the Landmarks Preservation Advisory Board (LPAB) for the City of Boulder must be included ~n the review of these proposed impacts The Landmarks Board has requested offiaal "mterested party" status, and wdl make offiaal comments when requested by CDOT. However, the Landmarks Board has been mvolved in an extensive prelimmary review of the proposed impacts on histonc resources for this pro~ect, as well as a review of the proposed aRematives for the bndge The following preliminary comments are a result of this review The proposed pro~ect wdl have a signrficant negative impact on the Broadway Bndge, which has been field evaluated as being eligible to the National Register of Histonc Places After rewewing the alternatives, the Landmarks Board believes that Aftematives A-E are not feasible, and recommends consideration of Altematives F or G If demoldion of the existing bndge does resuR, Landmarks recommends full HAER documentation of the bndge. Other histonc resources have been identified as part of this pro~ect. Most will be mmimally impacted, with the followmg exceptions• 1724 Broadway This bwlding and its associated patio, designed by Charies Haertling, may be individually eligible as a landmark. Dependmg upon the proposed flood mitigation work on the stream, the patio may be negatively impacted by the pro~ect. Additionally, the Landmarks Board feels that the corndor along Boulder Creek from the Library to Central Park be considered a"cuRural landscape," rather than a collection of indiwdual histonc resouroes. ""'` - Deon Wolfenbarger, Historic Preservation Planner, (303) 441-4497 Response: The Pro~ect team wdl present the pro~ect CEAP and request feedback from the LPAB at the November 7, 2001 LPAB meeting. The LPAB will also make a fortnal comment and recommendation through the federal Section 106 process The Pro~ect team has been meeting and working with the property owner and business manager for the 1724 Broadway property. There are no plans to permanently impact the patio, however, during construction there will be some temporary impacts to the patio, which ~s owned by the city o1 Boulder and leased to the ad~oining property owner. The Pro~ect team has investigated the proposal to recommend the Central Park and civic area as a cultural landscape The Broadway Reconstruction Pro~ect is not planrnng to make any permanent adverse impacts to the Central Park or civic area at this time. Therefore, the team is not recommending that it be submitted for cultural landscape status at this time. There are numerous coordination, management, maintenance and other issues with a vanety of aty entities that shouid prowde input into this issue The LPAB and Planning Department can evaluate these ~ssues and submit this to the SHPO at a later time. Housing and Human Services Another agency that will be impacted by this pro~ect is the Mental Health Center of Boulder County. Several facilities are located m the viamty of this pro~ect Please contact Barb Guesttella at 303 443 6154 or 303.673.0546 to coordinate and help mdigate the impacts to the Mental Health Center's services and clients (Cindy Pieropan, 303.441.3157) Response: The Pro~ect Team has contacted Barb Guestella to coordinate with the agency a~d their facilities. Land Uses ,W,, It appears that the reconstruction pro~ect will stay withm the citys nght-of-way However, if any pnvate parcels are affected by the reconstruction, these may be sub~ect to a discretionary approval or revocabie 10/10/01 Page 7 of 8 permits. If a parcel is sub~ect to a previous discretionary approval, any changes to these sde plans which ""~ afEect parkmg or open space wiA reqwre at least a minor modif~cation to tfie s~te plans. A mmor s... moddication is a staff admirnstrative rewew, which takes approximately two weeks to complete. Response: We will coordinate with the Plannmg Department on any proposed easement acquisitions that could affect existing land uses. Lendscaping 1 There are a few areas where gravel is used as a mulch in the landscape stnp. The atys landscape standards and Design and Construction Standards do not permd the use of gravel in the ROW as permanent mulch. Wtll the reconstruction pro~ect mvolve replaang gravel with a vegetated groundcover in these areas~ Bev Johnson, 303-441-3272. Response: The plans for areas surrounding the trees are either tree grates or a tree lawn planting area The only "gravel" areas proposed would be ad~acent to the Boulder Creek Path were the gravel path ad~oms the concrete path. This installation would replicate and restore the current configuration on the west side of Broadway m areas impacted by the pro~ect 2 Many of the landscape strips along Broadway have deteriorated mto weed beds - pnmanly due to a lack of upkeep and regular irngation Wdl the pro~ect include an upgrade of these areas~ Wdl the city look into a permanent irngation system for these areas~ Bev Johnson, 303-441-3272 Response: The city will only install street tree plantings where it recerves acceptable assurance from the ad~oining property owners that they wdl maintain the planting and the irngation system in accordance with Code requirements This pro~ect wdl attempt to achieve the plantmg designated on the plan and where assurances are obtained, work with the ad~oirnng property owners to tie in irrigation systems (drip system installed by aty) to their current water service taps. The Pro~ect team plans to reach out to the ad~acent property owners and work with them so they understand and fulfdl their maintenance ~espons~bAdies. ,,,,.~ With the complexities and history of landowner neglect of the frontages m stretches along Broadway, ~ some of the plantings may have to be phased in over time Legal Documents 1 Reference to the fact that there is a diversion structure for two ditches underneath the existing bndge is missing from the report Widening the channel may reqwre ditch company approval (i.e., Boulder and White Rock Ditch, and Boulder and Left Hand Ditch) The timeline seems to be very compressed for this pro~ect which means the city w01 need to start talking to the ditch companies as soon as possible The onginal agreement, which was entered mto when the bikepath was first bwit was difficult to obtain and reqwred some extensive engineering analysis. Therefore, immediate notice to and working with the d~tch comparnes is imperatrve in that extenswe engmeenng may be required. Response: The Pro~ect team has been workmg with representatrves from the two ditch companies, and the representatrves have been informed of preliminary pro~ect planrnng. We will need to obtain written agreements for the work, and we will mit~ate this work with CAO. 2 Both floodway and wetlands permits are needed Altemative analyses may not be adequate for the wetlands permit process Melissa Rickson, City Attomey's Office, 303-441-3020 Response: Floodplain Development and Wetlands Protection Permds wdl be applied for this pro~ect Lot Layout No Comment Miscellaneous No Comment 10/10/01 Page 8 of 8 Neighborhood Comments '^ ~ There have been two contacts by the public over the rewew penod. One responded by letter and one by phone. Phone call (9/21/01) - Nicole Yarhng (303) 442-3830 called wdh concems about entry and exit dunng construction to an existing business located at 1632 Broadway (Urnversrty Inn). Letter - received from Haertling Management of 1714 Broadway (signed by John Haertling 303-447- 8504) expressed concems about their businesses located at 1650 and 1714-1718 Broadway. These concems were regarding the tenants and customer access dunng construction and the patio area of the business at the 1714-1718 Broadway property See attached copy of the letter. Response: The Pro~ect team has been work~ng wdh Haertling Management to address its pro~ect concems. The Pro~ect team will also work with the Unrversity Inn to address its concems Parking No Comment Plan Documents No Comment Police No Comment Review Process No Comment ~ Site Design The applicant is advised to coordinate the design elements with Molly W inter of the Downtown Management Commission. Response: The Pro~ect team has been working with Molly Winter and representatrves from the city's Downtown Design Advisory Board (DDAB). The pro~ecYs CEAP will be submitted to DDAB for its review and feedback to be given at its October 17, 2001 meeting Utilit~es The applicant is advised that any proposed street trees along the property frontage may conflict with existing utilities, mcluding without limitation• water, wastewater, storm drainage, flood control, gas, electnc, telecommunications, dra~nageways, and irngation ditches, within and ad~acent to the development site It is the applicanYs responsibdity to resolve such conflicts with appropriate methods conforming to the Boulder Rewsed Code 1981, the City of Boulder Design and Construction Standards, and any pnvate/franchise utility specifications Bruce Johnson, 303-441-3206 Response: The Pro~ect Team has been coordinating with the utility and ditch comparnes to resolve any pro~ect related issues Some modifications to planting plans may be necessary based on as-built locations of utddy lines in the field. Wetlands The proposed bndge replacement will reqwre a wetland permd. Contact Alan Taylor at 303-441- 4232 Response: City of Boulder Wetlands Permit and a U S Army Corps of Engineers 404 permit wdl be applied for this pro~ect Zoning .~w. No Comment