6A - Public hearing and consideration of a motion to recommend park options for the 47th/Jay/KalmiaDO NOT REMOVE -
pRAB File Materia]
CITYOFBOULDER
.~- PARKS AND RECREATION ADVISORY BOARD AGENDA ITEM
MEETING DATE: March 18, 2002
(Agenda Item Preparation Date: March 12, 2002)
AGENDA TITLE: Public hearing and consideration of a motion to recommend park
outions for the 47`"/Jay/Kalmia Planning Project_
REQUESTING DEPARTMENT: Jan Geden, CPRP, Director of Parks and Recreation
Cate Bradley, Planner __
FISCAL IMPACT: None b this action
PURPOSE:
The purpose of this ~tem to provide the Pazks and Recreauon Advisory Boazd members with
mformarion on the ophons for the provision of additional pazk land, as outlmed m ttte altematrve
conceptual plans developed for the 47`"/Jay/Kalmia plannmg process. The Parks and Recreation
Advisory Boazd will provide comments and recommendarions to Plannmg Boazd for review at
"'~ theu meetmg on Mazch 21~`
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BACKGROUND:
The City of Boulder Plannmg Department and the owners of properties located at 47`" Street and
Jay Road and m the azea north of Kalmia Avenue ~omtly hued Studio 2 Design, a local plannmg
and design firm, to develop conceptual altematives for new residenhal development m these
areas, as descnbed m the Boazd memo on this topic submitted for the February 25`" meetmg. The
owners of these pazcels will be requestmg annexahon and zonmg and will be subnutting plans
for Concept Review tlus sprmg. Concept Review is normally the first step m the city's
development review process In this case, a neighborhood plannmg process preceded the
submittal of plans for Concept Review, ui order to mcorporate and address the concerns of
residents m the ad~acent neighborhoods.
T'he draft conceptual alternahves for the 47`h and Jay and the Kalmia sites mcluded with tlus
memo show how d~fferent housmg types might fit on the sites, options for lower and higher
housuZg densrties, altemative street networks, possible pubhc or pnvate pazk locations and the
potenrial for non-residenrial development m lunrted azeas. The process to date has mcluded a
neighborhood meetmg m November 2001, three meetmgs among neighborhood representarives,
property owners, city staff and Studio 2 Design to help formulate the designs, and a
ne~ghborhood meetmg on February 26`" to review the plans with azea residents. Studio 2 Design
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AGENDA ITEM # VI - A PAGE 1
is fmalizmg the conceptual plans and will prepaze a report presentang the alternahves and the
pros and cons of each &om the varymg perspechves of the participants m the process. This ^"
mformahon will be presented m a memo to Plannmg Boatd for theu Mazch 215` meetmg. This -
memo packet will also be dehvered to Pazks and Recreation Advisory Boazd members pnor to
the Mazch 18`" PRAB meetmg Comments from the Pazks and Recreation Advisory Boazd will
be provided to the Plannuig Boazd at theu meehng on Mazch 21s`.
The Plannmg Boazd will review the conceptual altemahves and provide direction to the property
owners as they prepaze to submit plans for Concept Review The owners will use the feedback
obtamed from the neighborhood plannmg process and the duechon of Plannmg Boazd to help
shape the development of the des~gns which will be submitted to the Plannmg Department for
Concept Review.
ANALYSIS:
Attactunent A, Surroundmg Influences/Site Analvsis, provides a plannmg context for the
evaluatton of the conceptual alternahves presented m this memo. Tlus map shows the location of
the 47`~/Jay and Kalmia properties m relahon to the existmg neighborhoods Please note that the
current owner of the westemmost Kalm~a parcel will not be participatmg m annexation and
development at this tune. The conceptual plans show development on this site in order to assure
an mtegrated approach to transportation and housmg options, on the assumprion that tlus
properry will be annexed m the fuhue The Airport Influence Zone is shown on the southern
portions of three of the Kalmia pazcels. In revtewmg the altemahves please note that no
residential development is allowed m the Airport Influence Zone. The yellow color designates ~'
Low Density Residential land uses and the orange color designates Medmm Dens~ty Residential `""
land uses under the Boulder Valley Comprehensive Plan
In Attachment B, 47`"/Jav Conceptual Plans, you will find draft versions of three alternahve plans
for the 47~'/Jay pazcel. In Attachment C, Kalmia Conceptual Plans, you will find three
altemative plans for the Kalmia pazcels On these plans, prepazed by Studio 2 Design, any azea
shown m green, whether labeled park, "open space", or buffer, could be a potenhal pubhc or
pnvate park locahon. Non-residenhal uses shown m red m the Auport Influence Zone could also
potentially be used for pazks. Areas not acquued for pubhc park or recreahon uses could be
developed as pnvate homeowner associahon pazks. Please beaz m mmd that the actual number
of acres and locations of pazks/open space/buffers will ultunately be detemuned through Concept
Plan review In considermg these options, please note that no funds have been idenrified m the
current Capital Improvements Pro~ects budget for purchase of pazk land m ttus area. $100,000
per yeaz will be available for pazk acquisrtion startuig m 2004.
In this memo to the Pazks and Recreat~on Advisory Board, staff have focused on the issue of park
services under each of the proposed altemahves. An analysis of transportarion and housmg
issues will be uicluded m the Plamm~g Boazd memo
AGENDA ITEM # VI - A PAGE 2
,,,~ 47`"/Jav Parcel Options
Option A provides a 1 2 acre pocket park central to the new residenrial development and
accessible to the exishng Four Mile Creek neighborhood to the south, with additional green
buffers along Jay Road and at the corner of 47'" and Jay
OpNon B provides a 1 6 acre pocket pazk m the same location as Option A, with a green buffer
at the corner of 47`~ and Jay
Option C provides a 0.9 acre central pocket pazk, "green courts" for each of the 8-plex wuts
along Jay Road, and green buffers along Jay Road and at the comer of 47`" and Jay.
In general, neighbors attendmg the meetmg on February 26`h preferred Option A's lower density,
park design, pedestnan connections and buffers Some neighbors suggested that the corner
pazcel on 47`~ and Jay could be used for addihonal pazk space The possibility of movmg the
pazk south to the edge of the Four Mile Creek neighborhood was also raised.
Kalmia Parcels Options
Option A provides a 1 5 acre pazcel of pazk land south of the exisUng Palo East Pazk, a green
buffer along the border of the Sale La1ce neighborhood, one addrtional pazk srte and "open space"
m the Airport Influence Zone for a total of 4.0 acres of potenhal pazk land and 2 9 acres of open
~ space
Option B provides a 1 acre parcel of park land south of the existmg Palo East Park, one
addrtional pocket park, a green buffer along the border of the Sale Lake neighborhood and "open
space" m the Auport Influence Zone for a total of 2 2 acres of potenrial pazk land and 2.6 acres of
open space.
Option C provides one small pocket pazk south of the existuig Palo East Pazk, a smaller green
buffer along the border of the Sale Lake neighborhood, and "open space"/pazk land at two
locahons m the Auport Influence Zone for a total of 0.9 acres of potenrial park land and 1 9 acres
of open space
In general, neighbors attending the meetmg on February 26`" preferred the lower density of
Oprion A Some suggested that all of the Airport Influence Zone could be used as pazk space.
Some neighbors expressed an mterest m havmg more usable pazk space closer to Kalmia.
Under Options A or B, if the 1 0 to 1.5 acre pazcel south of Palo East Pazk were acquued by the
Pazks and Recreation Department and connected with the exishng park, this would create a pazk
which meets neighborhood pazk standards (five acres or more m stze) The expanded pazk would
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AGENDA ITEM # VI - A PAGE 3
also have an expanded service radms of one-half aule, extendmg the service radms to cover azeas
of new development and exishng under-served neighborhoods. If ttus srte were to be acquired, ~
the Pazks and Recreahon Department would propose developmg a memorandum of
understanding to allow a connechon between the existmg pazk and the new patcel via the city-
owned comdor along Four Mile Creek.
Developer Concerns:
The owners of the 47`" and Jay pazcel and the pazcels north of Kalmia will be annexmg and
developmg theu properties ~omtly The allocahon of pazks and open space among the pazcels
will be done so that the value of potenhal development on any of the parcels will be equitably
dismbuted among the vanous owners Smce the owners/developers have an mterest m
maximizmg the return on theu mveshnent while meetmg city requuements for drverse and
affordable housmg ophons and neighborhood concerns for buffenng and open space, there is a
limit to the number of acres of land that could be set aside for pazk uses If the developers
dedicate acreage for pubhc pazks, tlus will dimmish the acreage that will be provided for prrvate
homeowner associahon pazks or natural azeas and vice versa
Neiphborhood Concerns
The neighborhood has expressed a number of concems about the unpacts of Pleasant View
Fields, some of which cannot be duectly addressed ui this plamm~g process. The provision of an
additional soccer pract~ce field could help to reheve some of the demand for pracrice space at
Palo Pazk East. The azea m the Auport Influence Zone ~ust north of Kalmia and west of Pleasant '"'"~
View Ftelds could potenrially accommodate one ~iuuor size soccer field. "'"
Provision of an additional parkmg lot to the west of Pleasant View Fields could relieve some of
the concerns regazdmg pazkuig by soccer players and spectators on streets west of the fields.
However, the neighbors have also mdicated that they would not want any use wluch might
encourage additional traffic on Kalmia or Palo Pazkway The Calvary Bible Church has offered
theu parkuig lots for use by visitors to Pleasant View Fields when the church is not holdmg
services
In addrtion to the unpact of soccer prachces in Palo East Pazk, neighborhood representahves haue
commented that the existmg Four Mile Creek neighborhood is not well served by pazks. The
addrtion of pocket pazks distnbuted throughout the azeas of new residential development have
been generally favored by the neighbors If tttese pazks were not acqmred by the clty, then
arrangements for shazed use could possibly be developed between the Four Mile Creek
homeowners and homeowner associarions m the azeas of new residenhal development In
addihon, the neighbors have suggested the provision of additional recreational famlities at Palo
East Pazk, the buffenng of the Palo East playground from soccer/rugby pracrices and/or the
redesign of Palo East Park to discourage use for adult soccer/rugby practices
AGENDA ITEM # VI - A PAGE 4
PUBLIC COMMENT AND PROCESS:
This ttem is bemg heazd at this pubhc meetmg, as advertised m the Daily Camera. Participants m
the neighborhood plannmg process were uiformed about tlus agenda rtem at theu meetmg on
February 5`".
STAFF RECOMMENDATION:
1 Staff recommends that any park land acquued m the 47`~/Jay/Kalmia azea should be dedicated
at no cost to the City of Boulder Pazks and Recreation Department.
2 Staff recommends as the highest pnonty the dedication of addthonal park land south of the
existmg Palo East Pazk, m order to create a neighborhood park which meets current Pazks and
Recreation Master Plan standards A future evaluahon of the possibility of redes~gnmg Palo Pazk
East to address neighborhood concerns could be considered m con~unction wrth the design and
development of the addirional acreage Staff recommends dedication of a muumuxn of 1.5 acres
m the configurahon depicted m Kalmia Ophon A. Addrtional park land m this locahon would be
desuable.
3 Staff recommends that the dedicahon of addrtional land west of Pleasant View Fields m the
Auport Influence Zone for development of a soccer pracrice field be considered as the second
pnonty.
4 Staff supports the provision of a 1.2 to 1 6 acre pnvate pazk, 47~'/Jay Ophons A or B, with
provisions to allow access by residents of the Four Mile Creek neighborhood
5 Staff supports the provision of addihonal prrvate parks/open space south of Palo Pazkway as
part of the development of the Kalmia properties.
OUESTIONS FOR THE PARKS AND RECREATION ADVISORY BOARD
In formulatmg your recommendahons to Plannmg Boazd on the conceptual alternahves, we ask
that you consider the followmg questions.
1 Are you mterested m acqu~nng addirional public park land for neighborhood or pocket pazk
use to serve the azeas of new residenhal development on the 47'~/Jay pazcel and/or the Kalmia
pazcels? This addrtional pazk land would also serve existmg underserved azeas of the Four Mile
Creek neighborhood
2 If so, would you be mterested m acquuYng land for this purpose via dedication or would you
consider purchasmg properry m this azea~
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AGENDA ITEM # VI - A PAGE 5
3 If pubhc pazk land were to be acquued, would you prefer to acquue land located on the
47'~/Jay pazcel or on the Kalmia pazcels~ ,~+
4. If public pazk land were to be dedicated, which options/location(s) would you prefer on the
47`~/Jay and/or Kalmia pazcels~
5 If pnvate pazk land were to be developed , wluch oprions would you recommend for pnvate
Homeowner Associahon pazk land at 47`"/Jay~ On the Kalmia pazcels?
6 Are you mterested m acquinng addrtional land to be developed for recreatronal uses,
specifically a potential additional soccer pracuce field and/or additional pazkmg to serve Pleasant
View Ftelds~ If so, what locarion would you recommend? Would you be mterested m acquinng
land for this purpose only vta dedicahon or would you consider purchasmg property~
ATTACHMENTS:
A Surroundmg Influences/Site Analysis
B 47`"/Jay Conceptual Plans
C. Kalmia Conceptual Plans
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AGENDA ITEM # VI - A PAGE 6
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