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HomeMy WebLinkAbout6A - Public hearing and consideration of a motion to acquire the Drive In Theater park site located DO NOT REMOVE - PRAB File Mater~al CITY OF BOULDER '~ PARKS AND RECREATION ADVISORY BOARD MEETING DATE: November 27, 2000 (Agenda Item Preparation Date:) November 14, 2000 SUBJECT: Public Hearing and consideration of a motion to acquire the Drive in Theater park site located north of Yarmouth and between Broadway and US 36 from the Housinq Authority of the City of Boulder REQUESTED BY: Chris Dropinski, Director Parks w,. FISCAL IMPACT: The acqwsition of the park will require Parks and Recreation DepartmenYs participation in infrastructure costs. That participation is identified at $189,925. PURPOSE: To approve the acquisition of a 2.1 acre park site from the Housing Authority of the City of Boulder, located north of Yarmouth and between Broadway and US 36. Please reference the attached memorandum from Cindy Brown, Co-Executive Director of the Housing Authority of the City of Boulder, for details on the Drive In Theater project description and update, background, and a proposal fo~ the acquisition of the park site. BACKGROUND: The Parks and Recreation Master Plan as adopted in December 1996, identifies the acquisition of "up to 5 acres if the proposed new residential development north of Yarmouth Street between 28"' and Broadway is approved". The concept plan for residential development to include affordable housing has been favorably received by Planning Board and is currently in the site review process. In September, 1996, the Parks and Recreation Advisory Board was requested to take A formal action to provide an acceptable solution to the provision of park service for the ~w page 1 Drive In Theater area. The Board passed a motion that the discussion of the potential ^"~j purchase of a park at the Drive in Theater site would be tabled until after the City r~ Council decision on the Excise Tax. In March, 1999, an informationldiscussion item was presented to the PRAB to specifically discuss the size, configuration, location and adjacency to roadways of the park. There was also some discussion regarding financial considerations of the acquisition of the park especially as it related to the Development Excise Tax ballot approval in November 1998. The plan identified an approximate 2.5 acre park, configured to emulata a drive in theater (1 /4 pie-, located as the focal point of the neighborhood and surrounded by streets. (This is essentially the same as the proposed park plan today, except the size has been more accurately calculated to approximatety 2.1 acres.) Board members expressed enthusiastic support for the plan. At the June 2000 PRAB meeting, a Director's Item was presented that outlined the proposed acquisition costs and identified where the necessary funding could be accomodated within the Parks and Recreation CIP. Also, a copy of the Drive In Theater Site Plan and the final park size of 2.1 acres was presented. There was no recorded discussion or direction from the Board at this meeting. ANALYSIS: ~' The Housing Authority is requesiing that the Parks and Recreation Advisory Board recommend to City Council the waiver of the Parks and Recreation Development Excise Tax as allowed under Section 3-8-7(b) of the Boulder Revised Code, for the Drive In Theater development in exchange for dedicating the park site of 2.1 acres to the City as a public park at no cost, but subject to the follow~~g: • that Parks and Recreation pay S189,925 for share of infrastructure costs • a consideration that if there is any land once designated for a park that is not now being planned to be developed as a park, that the Housing Authonty have the opportunity to purchase that land at low or no cost • a consideration that the park at the Drive In be developed in ihe 2001-2002 timeframe so that it would be available to everyone currently living in the Yarmouth North area and the first residents of the Drive In Theater development In addition, there has been a request that the Parks and Recreation Department consider using Barrett Studio Architects, to provide design services for the park. That fee has been identified as $7,825. ~, page 2 l Funding for this project is expected to come from the Neighborhood Park ~ Development Project in the CIP. The first year that funding could be available for this site will be in 2003. The infrastructure cost of S189,925 and estimated park development cost of 5420,000 (based on a rate of S200,000 per acre) could be considered from the 5731,692 of project funds currently identified for 2003. Parks and Recreation staff requests the Board's approval of the acqwsition of the park site at the proposed Drive In Theater development as identified above; and that a recommendation requesting the waiver of the Park and Recreation portion of the Development Excise Tax in recognition of the dedication of the 2.1 acre park site be forwarded to City Council. In regard to the consideration of Housing Authority's request that they be given an opportunity to acquire park land that may be considered surplus or unnecessary for park and recreation puFposes at no or low cost, staff supports a general understanding that Housing will be notified and given the first opportunity to purchase such park land where possible, but likely to be in the cost range of "low" to "market" value. (There is no surplus park property identified at this time.) While staff agrees that efforts should be made to have the park developed in the same time frame as the residential development, the soonest that funding could be available without impacting previously approved projects is 2003. Staff supports the request to hire Barrett Studio Architects to provide design services for the park site. attachments: Memorandum from Cindy Brown dated November 7, with attachments page 3 MEMORANDUM TO: Pazks and Recreauon Advisory Boazd FROM: Cmdy Brown, Co-Execuave Director, Housmg Authonty of the City of Boulder SUBJ: Proposal for Parks and Recreation Department to Acquire and Develop a Neighborhood Park at the Dnve In Theater Site DATE: November 10, 2000 PURPOSE: Request to consider dedication of Drive In Theater park site On November 27, staff from the Housmg Authonty of the City of Boulder will ~om Parks and Recreation staff to present a proposal for the acquisihon and development of the neighborhood park at the Dnve In Theater site m North Boulder This uem is bemg presented to the Pazks and Recreahon Advisory Board as a request for acnon This memo provides -a pro~ect descnption and update -background, mcludmg previous d~scussions with the Parks and Recreation Advisory Board and, -an outhne of a proposal to acquire and develop the site. PRO.TECT DESCRIPTION: Project Location The site is 27 acres, located m North Boulder *bordered by Broadway on the west and US 36 on the east *south of Lee Hill Road What is the Drive In Theater Development? The Housing Authonty is coordmahng the development of the site (Piease see Current Site Plan, Attachment A) Many rypes of housmg and some ne~ghborhood-scale busmesses are planned, mcludmg *200-300 homes, both market rate and permanently affordable *some homes for rent and some for sale *apartments, condos, townhouses, hve/work studios, duplex and single faauly homes *co-housmg and elder housmg *small busmesses, yet to be determmed, but which could mclude a bakery, a restaurant, health practitioners, medica( and de~tal offices, a church, or a childcare center *a two-acre City park located at the heart of the site ~ ~ ~~ Why is the Housing Authority involved? The Housmg Authonty ~s acung as [he master srte developer of the Dnve In Theater srte. We hope to ~ design the pro~ect so that it is a vital, attractive new neighborhood available to people across a broad range of mcomes It is our goal to provide between 35% and 50% of all of the housmg as affordable to people oF low and moderate mcome To qualify for affordable umts, a household can eam up to these limi[s (these are current guidelmes, they are updated each year) *for a one-person household, you can eam up to $35,150 per yeaz *for two persons, $40,150 *for three persons, $45,200 *for four persons, $50,200 Additionally, we aze mvestrgaring some first hme homebuyer programs and coordinated programs with pnvate lenders that might provide some new opportumnes for people at somewhat higher mcomes. What is the status of the project? The Plamm~g Board reviewed the Concept Plan m October 1999 Smce that time, the design team, headed by Barrett Studios of Boulder, has been revismg [he site plan Also m th~s time penod, the Housmg Authonty and Barrett Studios have been meetrng with vanous possible development partners ~ Different scenanos, with a vanety of different umt nuxes, have been developed and reviewed for financial feasibil~ty In December, we will review the revised site pian and request for addttional umts (beyond what ts allowed currently) with the Planning staff and prepare for the subaussion of the final site plan m February 2000 We hope to break ground m summer/fall 2001, and build out the pro~ect over two to three years BACKGROUND: September 1996 In September 1996, the Parks and Recreation Advisory Boazd voted to acquire at least two acres at the Dnve In Theater site for a park and to consider acquisition of add~honal acreage a8er the acqmsition of the Mann site had been deternuned The discuss~on of the terms of the acquis~t~on focused on dedication of two acres by the Housmg Authonty m return for the waiver of Parks fees for the 190-220 umts proposed to be developed a[ the site ~.. / March 1999 "'" On Mazch 29, 1999 representatives from the Housmg Authonty and Barrett Studio Architects attended the Parks and Recreation Advisory Boazd meehng to discuss ophons related to a park at the Dnve In Theater site. Among the issues d~scussed were -size and locauon of the park -ad~acency to roadways, and -financial uansaction, mcludmg the impact of the recent Development Excise Tax ballot issue At that time, we reviewed the gnd street system that was developed and adopted as part of the North Boulder Subcommumty Plan The gnd system could accommodate a pazk of two to four acres Through a series of public meetmgs and des~gn workshops, the site plan (see Attachment A) evolved and Ihe si[e plan as currently proposed shows changes to the adopted sueet gnd These proposed changes were discussed with the Development Review staff of the City, and rece~ved a favorable reacnon from the Plamm~g Board dunng the Concept Review m October 1999 The pnmary change that ~mpacts the pazk is the reconfigunng of the sueets near the park to create a curved street on the northem edge of the park, so that the pazk has three edges rather than four, as shown m the previous plan The proposed plan shows a pazk of approximately 2 1 acres This s~te plan provides an unusually shaped pazk that takes advantage of the history of the site The park is oriented to echo the layout of the site when it was used for a Drive In Theater An entry feature, proposed on the southwest corner of the park, °"~ might be recmruscent of the Dnve In Theater screen The pazk might be configured m such a way that ""' outdoor movies could be shown here m the summer At the meehng m Mazch, the Parks and Recreahon Advisory Boazd mdicated their support of the proposed pazk size, configuraUOn and location on the site and asked that a future discussion focus on the implicaUOns of the DET waivers to the acquisihon arrangement. FINANCIAL PROPOSAL Smce we began our discussions, we have been considenng the dedicat~on of the park by the Housmg Authonty m return for the waiver of parks fees Smce 1996, there have been several act~ons that ~mpact this arrangement Development Excise Tax In November 1998, the voters approved a measure that provides for a wazver of Development Excise Tax on permanendy affordable housmg umts Based on the same ordinance, the City Council may also choose to waive all Development Excise Tax associated wrth a development that mcludes a high level of affordable housmg ~' The City Council has not yet adopted a formal policy related to when DET will be waived However, ,,,,,, m August, City Council will waived all DET on the affordable umts m the Housmg Authonty's Foothills~' development, located ad~acent to the Foothills Commumry Pazk site This decision may set a precedent for future action by City Council Pricing analysis of land In add~hon, the Housmg Authonty has undertaken ex[ensive financial modehng to deternune [he value of the land at the Dnve In srte and the appropnate sales pnce. The residential portion of the land is tentahvely bemg pnced at about $12 88/squaze foot for sale to not-for profit and for-profit development groups When [he value of the mfrastructure is added, the cost of [he land will be about $19 37 a foot Value of the Park Land at Drive In With this value in mmd, the land idenh5ed for the park would be valued at $1,179,988 Typ~cally, the developer in this situation would be required to dedicate enough land to serve the development. In the case of the Dnve In site, the 2 1 acre pazk is mtended to serve the enhre Yarmouth North area. The umts at the Dnve In represent abou[ half of the [otal umts expected to be developed m this area, so the Housmg Authonty m~ght be requested to dedicate one acre The remammg acre would serve the rest of the azea and so would represent addiaonal value to the City, and parks fees nught be warved or reduced to acknowledge this greater value ..,, ~ Here is a summary of the value calculaaon Value of land $1,179,988 91,614 sq.ft X$12.88/sq ft $ 589,994 deduct for dedicaaon (value of 1/2 srte) $ 589,994 value of land remammg Proposed Approach At current rates, we estimate that parks fees due from the Dnve In Theater will be approximately $385,680 Of this total, $134,988 [o $192,840 would be associated w~th the permanently affordable umts, and could be waived by City Council, if they were to follow their past actions m similaz cases. The Housmg Authonty is requestmg that the Parks and Recceahon Advisory Board recommend to City Council the waiver of parks fees associated with both the affordable and the mazket rate umts In return, the Housmg Authonty would dedicate all the pazk land and not ask for any further reimbursement .... 4 wr~ The Board of Commissioners of the Housmg Authorny request the followmg cons~deraaons -that if there is any land once designated for a park that is not now bemg planned to be developed as a park, that the Housmg Authonty have the opportunrty to purchase that land at low or no cost -that the park at the Dnve In be developed m the 2001-2002 timeframe so [hat it would be avazlable to everyone currently hvmg m the Yarmouth North azea and the first residents of the Dnve In Theater development Possible Approach to Design of the Park Barrett Studio Architects is worlang with the Housmg Authonty to do the master site plamm~g for the Dnve In pro~ect In the course of our pubhc meetings, we have heard many ideas about the development of the pazk Barrett Studios would be mterested in leadmg the des~gn of the park, at the direct~on of the Pazks and Recreat~on staff. Their proposal for prehmmary design services is attached for your review (Attachment B) Thank you for consideration of this proposal We look forward to discussmg these issues further on November 27 Attachment A Current Site Plan Map Attachmen[ B Proposal from Bacrett Studio Architects ~, . ~~ ;~~~~ ~> > 1~ B A R R E T T 5 T U D I O a r c h i t e c t s memo to: Ken Ramsey and Cate Bradley co: Pazks Deaprtment from: George Watt re: The Park at the Hohday Dnve In Redevelopment date: June 1, 2000 We have been asked by the Housmg Authonty to prepaze a memo which oudmes a proposed design process for the pazk at the Hohday Dnve In We are pleased to present ttus process along with a bnef descnption of our mtenhon, the members of the proposed design team, and an eshmate for the imhal phase of work-the concept design PROJECT INTENT It is our mtent to lead the des~gn process to facilrtate the mtegratron of the pazk with the overall neighborhood, to meet the ob~ectives of the Pazks Department, and create the connect~ons through and within the park as envisioned m the " master plan for the neighborhood. PROJECT DESIGN TEAM • Pazks Department Staff • Cmdy Brown, The Housmg Authonty of the City of Boulder • Barrett Studio Architects • Studio 2, Landscape Arclutects • Carter Burgess, Crvil Engmeers DESIGN PROCESS The followmg shall form a framework for the concept design process a. Establish the goals and desues the Parks Department has for this park b. Deternune the critena from which ta design the pazk use issues, mamtenance issues, accessibihty ~ssues, dramage and grading issues, etc c. With tlus mformahon from the Pazks Department m hand, and with an understandmg of the goals and vision created m the master plan, prepare a program document for the pazk to be approved by the Pazks staff Architecture Commun~ty/Urban Design Interiors '~' a9pp zoth Street Boulder, Colorado 8o3oa ~h~~• 303 449 t34v fa: 303 449 93zo •s.u bsa~barrettstudw com w~Y www barret[studio com f ~ ;1~~~ ,~ 1 1~ B A R R E T T S T U D I O a r c h i t e c t s d. Create concept design alternahves to mit~ate a design charette with Parks staff Des~gn alternahves wtll be explored m loose tdea drawmgs and models to grve express~on to the goals, vistons, and program e. Hold chazette to conhnue explora[ion on the altemahves and refine the design direction f. Develop the proausmg design d~rechon(s) m order to cost selected opt~ons g. Establish concept des~gn w~th associated costs for approval by Pazks Department COMPENSATION Based on the definmon of the pro~ect at this hme, we anhcipate the design sernce fees for concept design to be Arclutectural Fee Resource Inventory Concept alternahves and refinement Workshop(s) and chazette with Pazks Staff Coordinahon with civil and landscape consultants Total Arckutectural Fee $5800 00 Consultant Fees Landscape Architecture 2025 00 TOTAL CONCEPT DESIGN FEE $7825.00 Arch~tecture Community/Urban Design Interiors i9qp zoth 5[reet Boulder, Colorado So7oz ~p~•• 303 449 ii4~ fa: 303 449 93zo •sall 65apbarrettstudio com w~b www banetts[udio com ...y ~ ~ ~~ ~ r Colorado National 6uard Armory. Live / work building5 (5tudio ypace with re5- idential lott5 above) prwide5 a tran5ition to the neighborhood. Multi-family houy- ing at the end of 5treet5 anchor the corner, 5ingle family ^ hou5ea on narrow lot5 - increa5e ' ~" afFordability, ~. An inter5ecting grid of walkable - tree lined 5treet5. ~ RaiSed cros5 walk re-enforce5 pede5trian con- nection5. 5mall scale neighborhood Services with office5 above along Broadway. A 5top for the SKIP bu5-link5 to the 204 route ' stop in the park. ~------------ Viewe to the Dakota Ridge to the weyt and the Flatiron5 to the Southwe5t. Garage5 in alley for re5idence5. Mixed-u5e building5 wrap the corner on 13th 5treet with apartment loft5 over offices. v . , .. -_ ~ . ,.f I .. . _ . ' ExiSting light ~ indu5trial u5e5. ~ Elder Bu5 5tap for the re-routed 204 RrD bu5 - formed by a garden and arbor. ~ ~~ .~ ~ I~ ~ °' N ' ~ ~' I s ~ ~ ti 3 ~ ~ % ~ X F E ~ I X ~ Iz 5tand alone nrofe55ional ( technical building5 offering ymall, affordable office 5pace. LEE ~li~t_ Diai~E 2.3 acre City Park. ,- '-.~t~~-a __,•'L,__ • r ,-_.Y~I..€ II1 , ` - I~ New mixed u5e development. A play 5tructure for children with an integrated movie 5creen - " Holiday Drive, laid out for movie5 in " along the edge of the the park , youthern mo5t auto- theater recall5 the hi5- tory of the yite. Alley hou5e5 provide affordable 5tand alone hou5ing. ~ ~: i ~ ~ ~~~ A children'y playground in the garden5. The reytored "Holiday" eign. Community gar ~-den5, a place to grow food locally. 45 ViewS acro55 the me5a to the ea5t. -----------~s Orchard5 and gardens atop land5caped earth berm buffer5 traffic noi5e. 213 5tory multi-family attached hou5ing with good yolar expo5ure and view5 to the neighborhood. 5torm water ponding along the buffer-potential irrigation for gardeny and orchards. A bike path wind6 it'S way through the gar- den5 and connect5 to the neighborhood. ~~'~ ~ ~r c ~ ~~ ~, :yv~ °.~ ~' `I, „~~~r ~ ' ~ ~ J ~ ~ ~~` ~ ~~,~ ~ ~~profe55ionalltechnical building5. ~~ Co-hou5ing or an educational group Buena Vista hou5ing could occupy thi5 development. hou5e. block. " ~The pede5trian way along the '~ 5tudio Mewe connect5 the park i: ; with the community garden5. ' Small live / work building5 acti- vate thi5 5pace. 5hared parking courte allow5 eaey accee5 from the rear and opens up the building'S porche5 to the 5treet. 2J3 Story multi-family rowhou5e5 with parking in alley behind. .,~, ~ ~ .~. ~~~~~? ;= :' Wwnp.Wiwt~ dtM Oq N OrMR e~,,,~~ ,<<<~< .~~~,~<<~> CONCEpT 51TE ~LaN ~ Office! Personal 5ervice ~ Attached Housing ^ Detached Houging ^ Live / Work Units ~~ D fo Mv lo~P rA0 I ~~~~~~ ; ~ ~~~$~~~ ~ ~ ___.~ ~I~ ._...__