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5C - Consideration of Use Review #LUR2004-00036 to allow professional real estate office to occupy tCITY OF BOULDER PLANNING BOARD AGENDA ITEM MEETING DATE: November 4, 2004 AGENDA TITLE: Public hearing and consideration of Use Review #LUR2004-00036 to allow a professional real estate office to occupy the eastem 837 square feet of a mixed use building located at 2961 Broadway. The property is zoned High Density Residential- Established (HZ-E). Applicant/Owner: Catherine Chipman REQUESTING DEPARTMENT: Planning & Development Services: Peter Pollock, Planning Director Elizabeth Hanson, Acting Land Use Review Manager Don Durso, Case Manager, Presenter OBJECTIVE: 1. Hear Applicant and Staff presentations 2. Hold Public Hearing 3. Planning Board discussion - is the request consistent with the key issues? a. Is the use reasonably compatible with the surrounding properties? b. Does the use reduce the degree of non-conformity on the site? 4. Planning Board take action to approve, approve with conditions or deny the application. STATISTICS: Application: Use Review Location: 2961 Broadway Size of Pazcel: 4,165 square feet Zoning: HZ-E (High Density Residential -Established) Comprehensive Plan: High Density Residential Code Variations: The site is non-conforming as to parking (no site changes proposed) s:\plan\pb-items~memos\dd2691broadwayuse.mem AGENDA ITEM # SG Paee 1 KEY ISSUES: 1. Will the proposal be reasonably compatible with and have minimal negative impact upon the use of the nearby properties in terms of traflic, noise and congestion? 2. Does the proposed use reduce the degree of non-conformity on the site? BACKGROUND: Proiect Site and Review Historv The site is located on the west side of Broadway, at 2691 Broadway. This site has been the location of "Mudlucious Studios", a pottery cooperative of artists since the 1990s, which consisted ofbetween five and 15 artists who used the office portion ofthe structure. Not all the artists utilized the site at the same time. Usually two to four artists were present at any one time, and there would have been a number of cars parking on Dellwood Avenue, north of the site. The hours that the studio was open varied because it was open any time an artist was present, which could have been any day of the week. A four bedroom residential unit is located in the back of the structure, and a two caz garage is ]ocated at the northwest corner of the site. Prior to the studio, it was the location of Brown's Food Mart. (Vicinity and Zoning map, Attachment A). The site is zoned High Density Residential (HZ-E), which allows a professional office by Use Review. Planning Board approval is required because the request is for a use review for a nonresidential use in a residential zone. Additionally, because the site does not meet the parking requirements in the zone, the use is considered a non-conforming use. Current Pro~osal The applicant recently purchased the property, and has obtained a building permit for changing the residential unit from a four bedroom unit to a three bedroom unit. This proposal is for the applicant to occupy the office portion of the shucture as her own real estate office. A mortgage broker who would work at the office shares the residential unit as well. The applicant has one other employee, who would not live on-site. The office portion of the structure is approximately 837 square feet in size. Her typical office hours are Monday through Friday, 9 a.m. to 5 p.m., and weekends by appointment. If this use review is approved, the Applicant will be adding gazage doors to be able to use the garage as parking, replacing windows and doors, and remodeling the interior office portion of the structure (see Applicant's plans, Attachment E). ANALYSIS: Staffls analysis of the key issues is presented below. In addition, an analysis of the Use Review Criteria is included as Attachment C. 1. Will t6e proposal be reasonably compatible with and have minimal negative impact upon the use of the nearby properties in terms of traffic, noise and congestion? The change of this use from an artists' studio to a real estate office would approximate the same or less impact as the previous use, in terms of traffic and pazking requirements. Two parking spaces would be provided in the garage, and on-street parking is available along Dellwood s:\plan\pb-itemsUnemos\dd2691broadwayuse.mem AGENDA ITEM # SC PaEe 2 Avenue. Additionally, using this site as a location where the residential unit and the office is used by the same persons would be a true "live-work" situation. The site is on a high frequency bus route (SKIP), and is located within walking distance of the Ideal MazkeUCommunity Plaza shopping areas. The location of this business use along Broadway, with a residential use in the rear matches the existing fabric of the area, and does not result in a loss of any dwelling units. Further, the location of a business use along Broadway will buffer the residential use of the site, and provides a transition to the low density residential uses directly to the west across the alley. 2. Does the proposed use reduce the degree of non-conformity on the site? The existing structure would require 6 parking spaces based upon the requirements of the HZ-E zone. Two spaces exist within the gazage. Therefore the site is non-conforming under the definition of a non-conforming use (Section 9-1-3 B.R.C 1981). Reducing the number of bedrooms within the residential unit from four to three, while maintaining the office portion of the structure with less total employees will reduce the degree of non-conformity on the site. PUBLIC COMMENT AND PROCESS: Required public notice was given in the form of written notification mailed to all property owners within 600 feet of the subject property and a sign posted on the property for at least 10 days. All notice requirements of Section 9-4-2, B.R.C. 1981 have been met. The Planning Board agenda was published in the Sunday Camera. Staff has received one e-mail on this proposal, which is included as Attachment B. The e-mail expresses concern about the change of use to an office and the impact it may have upon the pazking situation in the neighborhood. Those comments were passed along to the applicant. RECOMMENDATION: Staff finds that this proposal meets all of the applicable use review criteria. Therefore, staff recommends that the Planning Boazd approve Use Review # LUR2004-00036, incorporating this staff inemorandum and the Use Review Criteria Checklist (Attachment C) as findings of fact, with the following conditions of approval: 1. The Applicant shall be responsible for ensuring that the use shall be in compliance with the written statement dated March 18, 2004, the ApplicanYs responses to stafPs DRC comments, dated June 7, 2004, and the site plans dated October 18, 2004 on file in the City of Boulder Planning Department. 2. The Applicant shall not expand or modify the approved use, except pursuant to Subsection 9-4-9(g), B.R.C. 1981. 3. This approval is limited to use as shown on the site plans, including a professional office of 937 squaze feet, a three bedroom residence, with a minimum of two parking spaces provided in a two car garage. s:\plan\pb-itemsUnemos\dd2691broadwayuse.mem AGENDA ITEM # SC Paae 3 Approved By: Peter Pollock Planning Director ATTACHMENTS: A. Vicinity and Zoning Map B. Public Conespondence C. Use Review Criteria D. Staff's DRC Comments and ApplicanYs Response dated June 7, 2004 E. Applicant's Written Statement and Plans s:\plan\pb-itemstrnemos\dd2691broadwayuse.mem AGENDA ITEM # SC Pase 4 ATTACHMENT A City of Boulder Vicinity Map ~t: .. .. ~ ~..:~ i Y ~ :.~~ i t_` ~i b ~i i cc4 ~ fi . .. . ~i._. ~ ... ~.... . .u . ; y .. r i ..: .: . ar. ~ .. ~ . ~ ~.; ~4 ~ ~ . ~F aZE:.` i { i £ F ! ~':. ~ _ ? ~ :i .. it': :. a . ,~~ 3: i Y 3 3 i i Pi ' ~F ~ ~ ~ ~ ~~ e i ~ ~ ~ ~ ~ i i / ~ - ~ ' ` ~ a~~~a ,~y a~'g' ~ '~~ 3~, ~ _ .~.. ~ .~. : , „ ~,s. u;, ~.... :~ ". mv ,;; ~.e 6 e r ,,Sv'~ hc 4.: , ; ~ 4~ ' _.. ~`-: ~ F+~+ E ' . m j~ '~~ ~ ~~ rf .. ~ rf3..u~ ~: ~~ P"~ ,~s E~~ (~ { d y~~ Y~~ ° .. ...., ~ it P t ' _ ~ .. ..... y~~~%Y~in.,~(; J ~ild'( (~r~ ~ ~E ~ AI~ Yt,p~~I~b. .~m ~ ,. fi oa: ' r:~i ..v. . M , ta. , ~ ~ ~ vs~ ~~ ~ ~: u; ~ ~~, + ~ y ~ ~ r: ~ Q .e~ w v ~r. ti~t~ ~ ~: t- . ~t * ' 'F 5 ~ ` 3 y' K .. n" ~ _ ii ; :..,,. '~~ ~i ° '~; : - qI' i r '~ ~ Su~je~t Artea r ~ ~ ~._ . ,r~,- _ E ~ F ~ n ~ m t~= ~ 2961 Broadwa .A : : ~ n , r ~.. :.,.~ ~. ~. , :~~ ~ _" ~ ~ ~;~ ~„ ~ M . ; .. y r .. _ ..... ~~ , ,. , . x,: , _.: . ~~ } , . ; ~~. .. .. ,,, ~ - , ~ Y 3 :k.:at ~ ~ ~ ifn~~~ YJ~~ ~~ ' kk': m`~ , ~S~~I ~' - A { 't'A ;~.,m ,. ` x ~ k ~ ' Y I ~ {d . ~ '~i ~ 4' ~ `' Y :.~ , ~ ~ i ' :' ~: } '~ III~ I `~ ~r~~~' l2tv' ~~ . $ ' m ~ y.i: .r~! .~5Irs:{i Location: 298i Broadway a,r ~l ~ Project Name: 2961 Broadway ~ ao„we, ReviewType: UseReview NORTH T~elrlmmetlonUSplHStlonMlsmphpoNOeE Review Number: LUR2004-00036 ros grapNCal repnrnlatlon aUy. m~ CXy aBwltlv D~4esmwerteMy.~xprov~EarhnpXeE.nle linche uaIs200feet q peeccvary~n6brcomplNennsonneMOimenon Applicant: Catherine C Chipman coM.lmen.non s:\plan\pb-items~memos\dd2691broadwayuse.mem AGENDA ITEM # SC Paae 5 ATTACHMENT B Don Durso - Fwd: 2961 Broadway From: Vanessa Bonner To: Durso, Don Date: 6/3/2004 9:09 AM Subject: Fwd: 2961 Broadway »> "Jennifer" <jenandian@earthlink.net> 6/2/2004 5:52:12 PM »> Dear pon Durso, I just wanted to fonvard some of my thoughts regarding the change of use at 2961 Broadway 1. Is it necessary to change the zoning from residential to non-residential if the new owner wants to run a small office out of this property??? 2. If the intention is to house a commercial concern( changing the zoning); What are the restrictions, how many associates in relation to the number of parking spaces the property must accommodate. 3. Currently the new renovations have removed the garage doors from the structure on the corner of Dellwood and the Alley and there is not space to park even one car on the property. The impact of parking must be a priority in the consideration of re- zoning this property. Once this property is re-zoned is there any guarantee that it wiil only, forever be a real-estate office and could it not ( in time) change use once the zoning is non-residential?? please inform me on future hearings, Sincerely, Jennifer Wells Agentla Itern p~~ Page t~_ ATTACHMENT C USE REVIEW CRITERIA: 1) Consistencv with Zoning and Non-Conformitv: The use is consistent with the purpose of the zoning district as set forth in Section 9-2-1, "Zoning Districts Established," B.R.C. 1981, except in the case of a non-conforming use; Office uses are a use allowed by use review in this zone. 2) Rationale: The use either: (A)Provides direct service or convenience to or reduces adverse impacts to the surrounding uses or neighborhood; N/A (B) Provides a compatible transition between higher intensity and lower intensity uses; Use of this site as a mixed use will provide a transition between the high intensity uses on Broadway, aad the low density residential uses to the west. (C) Is necessary to foster a specific city policy, as expressed in the Boulder Valley Comprehensive Plan, including, without limitation, historic preservation, moderate income housing, residential and non-residential mixed uses in appropriate locations, and group living arrangements for special populations; or residential and nonresidential mixed uses are appropriate in this location. (D) Is an existing lega] non-conforming use or a change thereto that is permitted under subsection (e) of this section; the site is non-conforming as to parking 3) Comnatibilitv: The location, size, design, and operating characteristics of the proposed development or change to an existing development are such that the use will be reasonably compatible with and have minimal negative impact on the use of neazby properties or for residential uses in industrial zoning districts, the proposed development reasonably mitigates the potential negative impacts from nearby properties; The c6ange to a`9ive-work" situation from a pottery studio and residence would approximate the same or less impact as the prior use. 4) Infrastruchue: As compazed to development permitted under Section 9-3.1-1, "Schedule of Permitted Uses of Land," B.R.C. 1981, in the zone, or as compared to the existing level of impact of a non-conforming use, the proposed development will not significantly adversely affect the infrastructure of the surrounding azea, including, without limitation, water, wastewater, and storm drainage utilities and streets; This is an existing building within a , developed portion of the community. Existing city services meets the needs of this site without any further improvements. 5) Chazacter of Area: The use will not change the predominant character of the surrounding area; and, the site has been used as a commercial use along Broadway with a residence in the back. It would continue to be used as a mixed use site. 6) Comersion of Dwelline Units to Non-Residential Uses: There shall be a presumption against approving the conversion of dwelling units in the residential zoning districts set forth in Subsection 9-3.1-1(a), B.R.C. 1981, to non-residential uses that are allowed pursuant to a use s:\plan\pb-items~nemos\dd2691broadwayuse.mem AGENDA ITEM # SC Pa¢e ~ review, or through the change of one non-conforming use to another non-conforming use. The presumption against such a conversion may be overcome by a finding that the use to be approved serves another compelling social, human services, governmental, or recreational need in the community including, without limitation, a use for a day caze center, pazk, religious assembly, social service use, benevolent organization use, art or craft studio space, museum, or an educational use. n/a (7) Additional Criteria for Modifications to Non-ConforminQ Uses: No application for a change to a non-conforming use shall be granted unless all of the following criteria are met in addition to the criteria set forth above: (a) Reasonable Measures Required: The applicant has undertaken all reasonable measures to reduce or alleviate the effects of the non-conformity upon the surrounding area, including, without limitation, objectionable conditions, glaze, visual pollution, noise pollution, air emissions, vehicular traffic, storage of equipment, materials, and refuse, and on-street pazking, so that the change will not adversely affect the surrounding area; no change has been proposed to the site (b) Reduction in Non-Conformitv~Improvement of Annearance: The proposed change ar expansion will either reduce the degree of non-conformity of the use or improve the physical appearance of the structure or the site without increasing the degree of non- conformity; the use will change from a 4 to a 3 bedroom residence, that will be occupied by the owner of the business. Two on-site parking spaces will be provided in the garage (c) Compliance with this Title/Exceptions: The proposed change in use complies with all of the requirements of this title: (i) Except for a change of a non-conforming use to another non-conforming use; and the use is non-conforming (ii) Unless a variance to the setback requirements has been granted pursuant to Section 9-3.6-2, "Variances and Interpretations," B.R.C. 1981, or the setback has been varied through the application of the requirements of Section 9-4-11, "Site Review," B.RC. 1981; and n/a (d) Cannot Reasonablv be Made Conforming: The existing building or lot cannot reasonably be utilized or made to conform to the requirements of Chapters 9-3.1, "Uses of Land," 9-3.2, "Bulk and Density Standazds," 9-3.3, "Site Development Standazds," ar 9-3.4, "Specific Use Standazds and Criteria," B.R.C. 1981; the building has beea a mixed-use structure for many years. Mixed use is a desired use in this location (e) No Increase in Floor Area over Ten Percent: The change or expansion will not result in an increase in floor azea of more than ten percent of the existing floor area; no expansion is proposed s:\plan\pb-items~nemos\dd2691broadwayuse.mem AGENDA ITEM # SC Pa¢e ~. ATTACHMENT D ~~~ ~ CITY OF BOULDER Planning and Development Services 1739 Broadway, Third Floor • P.O. Box 791, Boulder, CO 80306-0791 pfione 303-441-1880 • fax 303-441-3241 • web boulderplandevelop.net Attn: Don Durso RE: LAND USE REVIEW RESULTS AND COMMENTS: June 7, 2004 2961 Broadway Use Review LOCATION: 2961 BROADWAY COORDINATES: N04W07 REVIEW TYPE: Use Review REVIEW NUMBER: LUR2004-00036 APPLICANT: Catherine Chipman DESCRIPTION: Use Review to replace pottery studio with owneroccupied real estate office. Existing residential unit will remain in place. Don: Please find my responses per your request (in red) and let me know if I can provide anything else which may furthermore support my application. As I stated in our last meeting and in my written statement, I am reducing the use of the overall property by reducing the number of people at the property considerably and providing a greater transition into the outerlining community as a owner-occupant. REQUESTED VARIATIONS FROM THE LAND USE REGULATIONS: None requested at this time. I. REVIEW FINDINGS The application does not meet use review criteria; a revision which provides all information required by the application is necessary to proceed with the review of this project, or a denial will be recommended for Planning Board action. (Planning Board action is required because the appiication is for a non-residential use within a residential zone. II. CITY REQUIREMENTS Fees Please note that 2004 development review fees include a$125 hourly rate for reviewer services foilowing the initial city response (these written comments). Please see the P&DS Questions and Answers brochure for more information about the hourly billing system. Fire Protection No concerns from Fire, Ron Mahan, 303-441-4356. Land Uses pyen~fa liem # ~-Page # ~ 1. The proposal cannot be fully evaluated at this time. No site plan or architectural floor plans, or elevations have been submitted, as required by the Use Review application form. These will be required as paA of a building permit also. Please submit these documents as part of the use review application revision. Also, any signage or other advertising that will be proposed for the real estate office should be submitted as well. Don Durso, Planning, 303-441-3273. Per our meeting this is not required since I am not changing any oi the exterior wa11s or remodeling the interior other than 1fia1 for the existing pottery studio. Proposed interior changes are pending in the building permitprocess. 2. The fact sheet states that 4 parking spaces are available, and that 2 are proposed. A visual inspection of the site indicates that a two car garage has been enclosed (without a permit) and that no parking is available on site. This conversion of parking spaces to enclosed space would not be supported by staff. It also is unclear how many parking spaces are required on this site, based upon the fact sheet. The garage was enclosed due to constant vandalism concerns and I am currently having two new garege doors built for the garage. 1 incorrectly stated that there were 4 existing "off streeY' parking spaces when there was historically only 2 which will be maintained as such. 7here is no change in "off-streeY' parking and less parkig required since I will be owneroccupying this mixedluse property. 3. The fact sheet does not indicate an expansion of floor area, as indicated in number 2 above (enclosure of the garage). There is no expansion or change of existing floor area. 4. It is unclear from the fact sheet, and phone conversations with the applicant, how many employees would be, working on the site including the owner. One statement indicates that only a receptionist would be working on-site, while a verbal statement from the applicant was that she would like to create 4 offices in the front building. A written clarification of the number of employees, including residents of the residential unit, should be submitted with the revisions. There are curcently only 3 people in my office, two of which will cuncurrently occupy the residential portion of the property. I have one additional employee totaling three (3) people. In accordance with the previous use of the pottery studio, I have proposed four separate areas in the interior and would therefore, upon approval, have one additional employee desk. Such desk will be rented out for use by other licensed professionals of which 1 of the 4 interior "studio" spaces shall serve. In my written statement, I intended to not only state the existing employees (1) but also attempted to consider maximum expansion (1 more person). Previously, the property was being used a 4 bedroom Residential AND a 5-75 member pottery cooperative. The residence portion has additionatly been reduced to a 3 bedroom. 5. A calcu{ation of the required parking (based upon square footage of the commercial area, and spaces for the residential unit as well, the bulk standards of the land use code should be reviewed by the applicant) should be included with the revision. If less than the required parking spaces are provided on site, a parking reduction must be applied for as well. Parking reduction applications have their own application form and fees associated with the application. Planning Board will be required to make a decision on a parking reduction as paA of the public hearing. Don Durso, Planning, 303-441-3273. No change in parking. Legal Documents No requirements at this time. (Melissa Rickson - CAO) Neighborhood Comments Three telephone calls were received on this proposal. One supported the proposal, but indicated that the changes to the building should be in keeping with the neighborhood, and should be reflect the historic nature of the building. The other call did not support a real estate office at this location. The third had questions about the project, but expressed no opinion on the proposal. ~da I~m p~'T~ ~~~3L Review Process Because this proposal is for a non-residential use in a residential zone, approval authority lies with the Planning Board. Once staff can detertnine whether it will support an approval or denial of this application, it will be scheduled for Planning Board review. A Planning Board administrative review fee of $1500 will be due prior scheduling the project for the Board. Additional hourly fees will be billed for the memorandum drafting and attendance at Planning Board. Prior to any work being done based upon this use review, (if approved), the applicant must submit a building permit and receive approval for the permit. I have received approval for the non-residential portion buiiding permit. However, I have not begun the work and are still fine tuning the design and will return to the planning commission upon compietion. III. INFORMATIONAL COMMENTS Building and Housing Codes No issues, Steve Brown Thank you. Catherine Chipman 2961 Broadway Boulder CO 80304 ofc 303.258.9232 fax 303.736.4299 Rea I Estate@Catheri neCh i p man. com ~nae nem a s~ aa~ e~ ATTACHMENT E M"Z`~ lgi Z~°`t Use Review Written Statement Catherine Chipman, Owner RealEstate@Cat6erineC6ipman.com ak.a Boolder FSnaacial 2961 Broadway Boulder CO 80304 PROPOSAL To seek approval for an exis[ing Mixed-Use propeAy wit1~ 75% Residential Use and a separate 25% Bnsiness Use (Fotmaliy Mud Lnscious Pottery Cooperative) TO 75%Residential asd 35%Owner- Occupied Business Use with an alternatively smatl independent Real Estate office. ffiSTORY 2961 Broadway in Boulder is a mixed-use propcrty located on the SW corner of Dellwood and Broadway. The building has been the home of Marie Brown since the early 50's or late 60's and was previously tha Newland's neighborhood grocery s[ore: Bmwn`s Food Mart. (PhMOS enclosed.) Althoug6 the owner ietired in the 80's she continued to live in tLe back portion of the property and rented the store front out to the Mad Luscious Studio which moved out in March 2004. 'I7ie pottery sWdio was operated by a cooperative with approximatety 6-15 membeis aver ihe years to sell and produce their wares. The surviving son of Marie Brown sold the property to me in January 2004. I Lave been a licensed Colorado Real Estate Broker for ten (10) years and previously operated out of my home on the University Hill. I have two children and 1 roommate who lives and work with me as well. I will be occuPY~B ~e P~rtY ~ mS Pnmu9 residence and are making dramatic improvements to the property in acwrdance with the existing pe~mits includinB but not limited to: New: electrical, plumbing, insulation (there previously was none), energy efficient features, cosmetic improvements, roof, exterior stucco, radon mitigation, and lasi but not least, stmctural reinforcemem to bring the properiy up to current cwde. The current request is consistent with the HZ-E zoning wluch supports business use which has beEn e~cistent and e~cercised since cir. 1960-1970 without interruption. I purchased this property and am reviewing the intended use for both personal and professional reasons. By living in my place of business, I reduce the automobile use of myself of those in the adjuining nei8hborhaad by pmviding a direct service. I am additionally reducing the amount of uaffic and/or people at the properly dramatically as it will be reduced from a<15 member pottery cooperative AND sing~e family home T'O an ovvneroccupied home business with less impacy t6erefore insuring greater compatibility with the surrounding neigbborhood. The eKerior walls ojtke bui[ding wnd/or ihe size ojthe ~ructure and/or o,~ce are NOT 6eing altered ln addition to i~roving the property and reducing tlie overaH impad, I am aL~o xmking within tke cons[rainis oJthe e~a.ding builfing and previous oJj9ce space which comprises less tha» ZS% ojtke overall house The remoixing <75°/a ojt/~e properly will be for p~sona[ use only. There is no increase in Jloor ares and as prwioxsly st~ no additienal personal dweUing wse ot6er tbae tket o.(m~' personal residence The cLaracter of the building is that of a western store &ont typical of the area with a pitched roof and flat face off the front of the building facing Broadway. The property abuts the city sidewalks on the North and East sides of tl~e physical building and has a preexisting overl~ang to provide shelter for pedestrians on the north side only. The main enuance to the store front is off Broadway and there is an additional bad weather entrance off the North side since a~ pedesVian on the city sidewalks off Broadway will surely get violently drenched in bad weatlter. (! have suggested a drainage ditch, bus stop or anything else at the corner to slow baffic to prevent this without success.) ~ Item # SG _. Page 8 /~ Connm~ed .. p2 There are Uuee lights which c,vrnently eatend off the Fast building front to Lighlight the front for previous sigoage. The windows are flimsy, compromised and Lave been vandalized on mulflple occasions since I purcLased the properly. The Daily Camera recenUy quoted the history of the Property as "ditapidated" while many others have commented on its continual deterioration. The front of the building is in no less in nced of attention to restore the iMegriry of the original building's cLaracter, seairity and basic st~uctural imegrity. Load bearing walis were remwed without reinforcement prior to my purchase within the store interior, and the lack of storm water drainage has liteially rotted the front of the old smcco and possibly comnbuted to the recent string of broken windows, hence the impmvemems. In addition to the abvious changes as proposed and already approved in the permit process, I would additionally like to upgrade the storefront with indirect fighting, new signage, fawc columns on the Fast exterior to create a stronger presence of stability, while empliasizing the e~sting details, adding a cosmetic awning replacing all rotting uim, complete the new stncco, replace the windows and add color and/or an optional aesthetic mural, similaz to several business buildings on Fast Pearl Stree[ between 9w and 10`" Strcet. HOUR OF OPERATION I-Iours of operation will be Monday- Friday 9:00-S:OOPM and weekends by appointment. In addition to my two children, who will be occupying the residence with me %z wcek, I have one additional roommate and one receptionist (my best friend) wlrich work with me. Therefore, we currently exist with 3 employees, incl"~'~ myself, and are proj~ not to excxed Sfi individuals working t6ere at a~time. PLAN CONSIDERATION I purcl~ased this pmperiy specifically for its auxed-use so it could serve as both my home and office in a more commercial and professional manner than my previous homes wichin strictly residential areas. The Boulder Valley Comprehensive Plans states: "The two key themes for the ( Yeaz 2000 Major) update, (aze) providing more affordable housing opportunities and encouraging mi~ced-use development ..." "Reducing commuting, lessening traffic, and improving the environment... Allowing more people to live close to work" " Mixed-use is a central component of the proposed land use map changes. Mixed use is a key theme of this update and provides the primary opportunity in the eatisting city to address the other key themes of the update: to identify opportunities to increase the amount and diversity of housing affordable to low, moderate, and middle income households; and to help to enhance selected commercial azt~ i~dast~al sites. I~ addition, through mixed use, housing uses can be substituted for office uses. Over the course of the last two years, staf~ along with consu(tants and community Corrtirtued . p3 experts, has looked at a number of questions in order to better understand mixeci use anci how it could be implemented. That information is summarized below. Nlixed use is defined as a mix of different land uses, specifically including housing as one component, with commercial or industrial uses. Civic and public uses could also be included. It is a development type that meets many of the community's goals, including: t~snda Item #_ SG RA~e r 13 __ Connnued p3 Use land resources more etl'ectivety through more compact development; Increas¢ pedestrian activiTy, potentially reducing automobIle use ihrough a more urban pattern; Increase Pedestrian activiTy by adding convenient setvices withitt walking distance; Increese transit ridership tlvough more intea4e development along transit lines; gnhance urban design wlilch can increase economic activity and sales tax revenues; Provide a diversiTy of housing Types more affordable to low, modetate, and middie incaane residents. In Boulder there aze several ~amples of mixed use development, wiih additional }~ro;ects under construction. They have been successful in the marketplace as well as in terms of public apinion. Surveys shovr~ Yhat rEnters, unrelatedaciults from 25 io 34, and +*~o arp and middle income workers are very interested in living in mixed use locations." {Additionaa~y, the subject property meets the foHowing criteria as determined in the update Commercial m ~nau~ i~a,~; vacant or underdeveloped sites; Located adjacent to residential neighborhoods; I,ocated on existing or potential high &equency transit, bus, rail, or bike Near other amenities, such as a new park or greenway." SUMMARY The above proposed change in business complies with most if not all of the statsd nriteria in accordance with the City and County of Boulder and previous usage. It shall improving the subject property and consequently the neighborhood entrance while lessening impact and providing a direcY service to the community. This proposal is further encowaging greater compatibility with the surrounding neighborhood. It is my goal to exceed the standards of building and professional practices by providingmultiple positive esamples in environmentalism, construction, neighborhood improvements, lessened impact, and professional practices. In conclusiDn, ihis prnperty additionall~ provides a luminous example Qfa mixed-use building, which although spoken to in the Comprehensive Plan, is practically non-existent. It is one of three properties like it in Central Boulder and nat wiihin any historic ~istricts. Thank you for your consideration. C. Chipman pgenda Item # _,~~_._ P89~ ~!~-- i ~ j i ~ _ , v~~ v r T-~- i c-,~ r {{ _ \ ~~ ~~ ~r '~ ~ : v f/' ' ~\-.. , -~ ~ ~ \ _'~ - ., - ~ \ ._ I _ ~~` _ _._.l~ ~ _ .~' _ , . \.. ~ Deliwood Avenue Broadway FENNO HOFFMAN ARCHITECTS PC SOS GENEVA AVENLIE~ BOIILOER~ CO BOSOZ TEL 303 440 - 667 B ~ _`'~ 4 7 r ~'r ~ ~4 . . . , _ ~. . . ~ . ~ .- ~ . . . . - \ ~ ' , . r ~ - ~ . r ~ - 'T _ . . !: S - _ _ _ ' . _ ' " _ _ -' _ ' , ' . _ _ . ~~~~ ~~~~ ~: - A ~~ ~ / ~~l~l° - ^^^^ ^^^^ _ oo^ ^ooo. Ne~ ferice-~ A~r gorage doors East & North Elevations, 2961 Broadway Renovation, 1" = 10'-0", Oct 18/04 AgeMa Item ~ sG Page 9 ~~_ ~ 0 T 2 ~ ~, iu ~ R.d~rin i~~ ~. ~ u T 3 1 ~ ~ ~~ ~+ 125' (R) ~ ~ ~ ~ ~ n ~ 0 ' ~ ~ N i 505 GENEVA AVENUE, BOULDER, C~ BO3O2 FCNN~ ~~E r oa 44O ~ B~a~tL~~ rL Site Plan, 2961 Broadway Renovation, 1" = 10'-0", Oct 18/04 ~ e 1~ w o o d1 A v e ~~ e C~) New Garage Doors Renova ted Tradrtional Western Storefront Existing street parking, shown for sca(e~ New Doub(e Hung Windows Agenda Item N J'2 Page ~/6 o ~o~-o~ zo--o~ 40~-0~ i 2961 Broadway Existing Exterior Condition Property is cur- rently boarded up due to constant vandalism which resulted in 65 Bro- ken Windo~vs, in- cluding the front of the building. New Stucco pending per Building Permit. ~ ~~.,~ ~ ~ a~ All front exterior trim is rotted or water logged due to a lack of drainage at the cor- ner and requires replacement to insure in- tegrityofthe building, windows and heating. ~ Interior Load Bearing Wall was removed by previous owner and a temporary wall has been constructed per Carl Scott/ Structural Engineer & permit, to avoid roof collapse. Due to years of no interior load bearing wall, the exterior awning is moving and the entire building is leaning North requiring the sheer walls advised byArchitect & Structural Engineer.