7A - Concept Plan Review #LUR2000-00005, 1675 Yarmouth Avenue, People's ClinicCITY OF $OULDER
PLANNING BOARD AGENDA ITEM
MEETING DATE: January 18, 2001
(Agenda Itam Preparation Date: January 3, 2001)
AGENDA TITLE:
Public hearing and consideration of a request for Concept Plan Review and Comment
#LUR2000-00005 to develop the site ]ocated at 1675 Yarmouth Avenue (northwest corner of
Yarmouth Avenue and 17th Street). The proposal is to build a 35,400 squaze foot medical
building and 118 parking spaces which will house the People's Clinia The property is zoned
MU-D (Mixed Use-Developing) (south 2/3 of the property) and MXR-D (Mixed Density
Residential-Developing) (north 1/3 of the property).
Applicant: The People's Clinic
Owner: Rick Koopman
REQUESTING DEPARTMENT:
Planning Department
Peter Pollock, Planning Director
Robert O. Cole, Director of Project Review
Don Dixrso, Planner
OVERVIEW:
Review of the proposed Concept Plan for redevelopment of a 4.4 acre parcel of land on
which a single family dwelling unit currently exists. A Site Review and Use Review will be
required subsequent to this Concept Plan Review and Comment. Key issues raised in the
staff review include the use of the site (appropriate mix of non-residential and residential
uses), and the chasacter and scale of the development (orientation of the building on the site
and access to the parking area and amount of parking).
STATISTICS:
Application:
Project Name:
Concept Plan Review and Comment
The People's Clinic
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Location:
Size of Tract:
Zoning:
BVCP designation:
Existing Use:
Requested Variations:
STAFF COMMENTS:
Northwest corner of 17th Street and Yannouth Avenue
Proposed for People's Clinic (lot 7):
Total Site (lot7, lot 8 and tract 2837)
Lot 7 and north 1/3 of lot 8:
Tract 2837, and the south 2/3 of Lot 8
Lot 7 and north 1/3 of lot 8:
Tract 2837 and the south 2/3 of Lot 8:
2.5 acres
4.4 acres
MXR-D
MU-D
Mixed-Use
Residential (MUR)
Medium Density
Residential (MR)
(The area designated as MR if cunently proposed for a change to
Mixed Density Residential (MXR) as part of the 5 year update to
the BVCP.)
One single family residence
Building size in excess of 15,000 square feet
The People's Clinic has submitted a concept plan for lot 8(2.5 acres), of which the south 2/3 of
the lot is zoned Mixed Use Developing (MU-D). The north 1/3 is zoned Mixed Density
Residential Developing (MXR-D). The applicants haue not submitted a concept plan for the
other two parcels that aze part of the total property, lot 7 and tract 2837 (total of all three lots is
4.4 acres).
As part of site review, staff has suggested (and the Site Review submittal criteria requires) that
the applicant show a plan for the fu114.4 acres under contiguous ownership (indicated as Lot 7
and Tract 2837 on the applicanYs site plan, Attachment F).
Staff supports the location of the People's Clinic at this site. However, staff has made a number
of suggestions regarding the site layout and methods of accommodating housing as part of the
project. A brief summary of the key issues that staff has identified is presented below. A full set
of the staff comments are included as Attachment C as a reference for the Planning Board's
discussion.
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Summary of Issues
1. Is the location of the People's Clinic at this site an appropriate use in the MU-D
zone?
The Mixed Use-Developing (MU-D) zone is a mixed-use (residential and office) zoning
district pattemed after the character of historic neighborhoods. It was created to
implement the North Boulder Subcommunity Plan. It is located in North Boulder along
Broadway and Yarmouth and serves as a transition between the "Main StreeY' area (the
BMS zone) and the mixed-density residential neighborhood (the MXR-D zone).
The concept for this zone includes:
• A mixed-use zone for residential and office uses with streets arranged in a
pedestrian-oriented pattern where buildings are located relatively closa to the
street and parking in the rear.
• A place where people can live and work within close proximity, potentially in the
same building.
• A transition between residential neighborhoods and retaiV full-service commercial
centers.
• In order to encourage a true mix of uses, by-right projects must have at least 50
percent of the floor area devoted to residential uses.
In the MU-D zone, medical and dental clinics are allowed by Use Review only, and
would have to meet the requirements of 9-4-9 (B.R.C. 1981). Staff feels that the use
could be supported in this location, but does have concerns related to the scale and
character of the proposed building, which must be resolved as part of Site Review.
As part of the Site and Use review application, residential uses should be considered on
the other rivo lots that are under contiguous ownership, as well as integrating housing
onto this lot as well.
2. Is the scale and character of the proposa- appropriate?
In the MU-D zone, building size is limited to 15,000 square feet unless varied through the
Site Review process. The applicant is proposing a 34,500 square foot building, in three
sections. In reviewing the Concept Plan, staff and neighbors have identified a number of
issues (many of which are similar) regarding the scale and character of the design that
should be addressed as part of Site Review. Some suggestions of staff include, but are
not limited to:
Height appears to be excessive (34 feet for a two-floor building)
Commercial building facing residential uses across 17th Street
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Mass of the building should be broken up to not appear as massive along 16th and
17th:
Second floor stepped back
Ends of the building reduced to one floor
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 14
days. The Planning Board agenda was published in the Daily Camera. All notice requirements
of Section 9-4-10(g), B.R.C. 1981 have been met.
Staff has received eight telephone calls, four letters, and an e-mail (Attachment D) from
neighbors. The telephone calls and letters express concern regarding whether the proposed use is
a proper use within the MU-D zone. Concerns related to the site include the amount of traffic the
use would generate, the design, scale, and integration of the building into the existing
neighborhood.
Staff requests Planning Board's comments on this Concept Review and Comment. In addition to
the original submittal by the applicant, the applicant has provided responses to the staffls
Development Review Committee comments, dated December 22, 2000 included as Attachment
E.
Approved By:
L ~'_~~~~~~~=~
Peter Pollock, Planning Director
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ATTACHMENTS:
Attachment A: Vicinity Map
Attachment B: Concept Plan Review and Comment Review criteria
checklist.
Attachment C: Development Review Committee comments, dated
November 27, 2000.
Attachment D: Neighborhood Comments
Attachment E: ApplicanYs responses to the staffs Development
Review Committee comments, dated December 22,
2000
Attachment F: ApplicanYs Original Written Statement and
Concept Plan Submittal dated November 6, 2000.
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ATTACHMENT B
Concept Plan Guidelines for Review and Comment.
(~Guidelines for Review and Comment: The following guidelines wil] be used to guide the
Planning Board's discussion regarding the site. It is anticipated that issues other than those listed
in this section will be identified as part of the concept plan review and comment process. The
Planning Board may consider the following guidelines when providing comments on a concept
plan.
(1)Characteristics of the site and surrounding areas, including, without limitation, its location,
surrounding neighborhoods, development and architecture, any known natural features of the site
including, without limitation, mature trees, watercourses, hills, depressions, steep slopes and
prominent views to and from the site; This site in generally tlat, with a single-family house
located upon it. Directly east of the site is another large single family lot. The Boulder
Meadows Mobile Home park lies to the south of the site across Yarmouth. The Buena
Vista residential development lies north of this site, across 17th Street. The City of Boulder
Housiug Authority's Drive In Theatre site lies to the north and northwest. A variety of
newly developed mixed-use developments exist to the west of this site along the north side
of Yarmouth.
(2)Community policy considerations including, without limitation, the review process and likely
conformity of the proposed development with the Boulder Valley Comprehensive Plan and other
ordinances, goals, policies, and plans, including, without limitation, subcommunity and subarea
plans; The use of this site for medical clinic use is consistent with the comprehensive plan
designation, if residential uses are included as a component of this proposal. Therefore, the
applicants are encouraged to provide as much residential use as possible on the remaining
lots under contiguous ownership.
It is also highly-desirable to retain this applicant within the City, as the use meets a number
of Boulder Valley Comprehensive Plan policies, including:
a. 8.01-Provides for Broad Spectrum of Human Needs
b. 8.04-Provision of Maintenance, Remedial and Developmental Services
(3)Applicable criteria, review procedures, and submission requirements for a site review; A site
review application must show compliance with applicable site review criteria, including
criteria for any requested variations, in this case, the maximum building size of 15,000
square feet is being requested to be varied.
(4)Permits that may need to be obtained and processes that may need to be completed prior to,
concurrent with, ar subsequent to site review approval;
1. A Site and Use Review will be required prior to building permit application.
2. A Technical Document Review may be required prior to building permit application
for final architecturaUsite/landscape plans, any ~nal engineering or utility plans.
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Agentla ftem ~ Pane # __~
3. A development agreement must be completed prior to building permit application.
(5)Opportunities and constraints in relation to the transportation system, including, without
limitation, access, linkage, signalization, signage, and circulation, existing transportation system
capacity problems serving the requirements of the transportation master plan, possible trail links,
and the possible need for a traffic or transportation study; Not applicable to this site.
(6)Environmental opportunities and constraints including, without limitation, the identification
of wetlands, important view corridors, floodplains and other natural hazards, wildlife corridors,
endangered and protected species and habitats, the need for further biological inventories of the
site and at what point in the process the information will be necessary; Not applicable to this
site.
(7)Appropriate ranges of land uses; and medical and dental clinics are allowed by Use Review
in the MU-X zone district. However, housing is encouraged.
(8)The appropriateness of or necessity for housing. Housing is strongly encouraged on this
site.
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Agenda Item # Paqe # ~_
ATTACHMENT C
CITY OF BOULDER
LAND USE REVIEW RESULTS ANO COMMENTS
DATE OF COMMENTS: November 27, 2000
CASE MANAGER: Don Durso
LOCATION: 1675 YARMOUTH AV
COORDINATES: N09W06
REVIEW TYPE: Concept Plan Review & Comment
REVIEW NUMBER: LUR2000-00005
APPLICANT: SHERRY WASSERMAN
DESCf21PTION: Concept Review and Comment for a new 35,400 sq. ft. medical clinic
located between 16th and 17th streets on Yarmouth Ave.
VARIATIONS FROM THE
LAND USE REGULATION S: Building floor area in excess of 15,000 square feet.
I. REVIEW FINDINGS
This review is a Concept Review and Comment. There is no approval of the application as part of this
review. Staff comments will be referred on to Planning Board for its January 18, 2001 meeting. The
applicant will be expected to take into consideration staff, Planning Board and neighborhood concerns
when preparing documents for their Site/Use Review submittal (staff level).
The applicant should provide staff with 10 additional copies of their bound submittal, which includes
elevations and site plans for Planning Board distribution by December 15, 2000.
11. CITY REQUIREMENTS
Access/Circulation
1. Required improvements along Yarmouth include the following:
a) A detached 6 ft. wide sidewalk along the frontage of the property on the north side of Yarmouth.
A sidewalk easement may be required.
b) An 8 ft wide streetscape area will be required along the frontage of the site between the future
curb and the edge of sidewalk.
Curb and gutter improvements on Yarmouth will not be required, however the grading plan submitted
with the Site Review will be required to show how the sidewalk will tie in with future curb and gutter so
that the sidewalk will not have to be replaced.
2. Staff does not support the second access with this site plan. If the northeast portion of the site were
used for residential uses, then it would be supported. In any new site plan, the secondary access will
be required to align with Yaupon or be offset from Yaupon at a distance of at least 150 feet.
3. 16`h Street Right-of-Way Dedication and Construction - The applicant is proposing to dedicate a 30
foot haif-width right-of-way for 16~h Street. However, the applicant has stated that this will be their
primary entrance. Additionally, the applicant has control over both properties that would be
responsible for dedication of the ROW for 16'h Street. Per Sec. 9-3.3-14 of the City Code, prior to
the issuance of building permit the applicant will be required to dedicate the entire 60 foot right-of-way
adjacent to Tract 2837/Lot 8, as well as the 30' half-width on the remainder of Lot 8 to the north and
along the west side of Lot 7. Also, prior to issuance of a building permit the applicant will be required
to provide a pertormance guarantee for improving the entire width of 16'h Street adjacent to Tract
2837/Lot 8, as well as escrow funds for the half-width improvement on the remainder of Lot 8. The
qqAnua liam !t __.---- P9QA fl ~.
applicant will be responsible for building the full width of 16~h Street prior to issuance of a certificate of
occupancy, extending utilities to the furthest north extent of their property within the 16'" Street right-
of-way, and possible provision of a temporary turnaround. The cross-section for 16~" Street shall be a
Residential Street, consisting of a 30' street width, (flowline to flowline), 8' landscaping strips, and 4'
sidewalks. Bruce Johnson, 3~3-441-3206; Don Durso, 441-3273.
Building Design
1. OnIY a north and south elevation have been submitted. It is difficult to assess the streetscape along
17 h Street. As part of site review, the applicant is encouraged to address the residential character of
17th Street with the portion of the building which fronts on 17`h (if the buiiding remains in this location-
see below comments on building location).
2. This zone limits buildings to 15,000 square feet of floor area, unless varied through site review. 5taff
could support this variation if the building's mass is broken up to appear to be a smaller building.
Additional work should be done to break up the mass of the structure, such as stepping back the
second floor along 17~h and Yarmouth, due to the height of the structure, and reducing the ends of the
building to one floor (these are examples of what could be done, not meant to be an exclusive list). As
drawn, the building appears to be too tall and massive to warrant this variance. A model of the
building would be helpful in assessing this variance, in relation to surrounding structures.
3. The applicant shouid address the necessity of a 34'5" two floor building at site review. It appears that
two floors could reasonable be accommodated in 25-28 feet. The height may be excessive and
unnecessarily block views of potential residentiai units along the east side of 17~h Street.
Land Uses
Staff supports locating the People's Clinic at this site. However, the foilowing issues should be addressed:
1. For the Planning Board hearing, the applicant should be prepared to address what other sites they
have looked at onto which to locate the clinic, which may be more appropriate, such as closer to
transit use afong 8roadway, or whether they have tooked into working with the Drive-In Theater site's
MU-D zoned land (Cindy Brown of the Housing Authority) (not meant to be an exclusive list).
2. The appiicant should address what housing development options they have considered for this site, as
well as the two lots to the north and west of the site. It appears that housing could be accommodated
upon this site in the northeast portion, across the street from the Buena Vista development, or as part
of the second floor of the structure.
3. A draft of comments related to the neighborhood meeting, as weil as comments from some neighbors
indicates that the People's Clinic may not require the full 35,000 square feet of building as proposed,
and that tfie clinic may lease out extra space to other users such as dental or daycare uses. The
applicant is advised that other non-residential uses such as daycare and dental facilities are also use
review uses, and a separate use review would be required for any other tenant other than the People's
Clinic. Because of the size of the buiiding, staff is not supportive of making the building any larger
than required for the People's Clinic. As part of the site/use review application, the applicant should
address their required amount of space now and expected in the future.
Landscaping
The north side of the site shows a 5' pedestrian path, and perimeter landscaping. Due to the scale of
the drawing is difficuN to determine whether the 5' path and perimeter fandscaping requirements are
met. The applicant will be required to provide a 5' pedestrian path, in addition to a fuli 6' landscaped
strip, meeting the requirements of 9-3.3. No other requirements at this time. Bev Johnson, 303-441-
3272.
~oeatla Rem # _ Page B_1~
Legal Documents
Per the annexation agreement, the applicant will have to sell the Silver Lake Ditch rights that run with the
property, and pay the deferred Park Fees (calculated at the time of building permit), prior to building
permit.
Neighborhood Comments
Staff has received five phone calls related to this proposal. The callers were all residents of the
immediate area, mostly from the Buena Vista residential area to the northeast of the site. The calls
expressed concern regarding many aspects of the proposal, including the location (as opposed to along
Broadway), design, scale, and size of the building, and whether a single use was appropriate in this area,
where the zoning is mixed use.
Parking
At a pre-application meeting, the applicants were encouraged to assess the actual amount of parking
they wili need, based upon their current facilities, and encouraged to not provide excess parking which
may not be needed. This was not addressed in their application for Concept Review, and should be
addressed in their Site Review submittal documents. Deferred or shared parking should also be
considered, if their actual use does not approach the 1 space per 300 square feet of building area.
Plan Documents
The site plan does not show proposed uses and building locations on the two lots which are under
contiguous ownership and part of the option to purchase in place. As part of site review, suggested uses
and designs should be considered to be shown, and integrated with the current site. The Site Review
Criteria requires that all contiguous lands be considered as part of the process (9-4-11(b)(1).
Site Design
1. The applicant is encouraged to flip the building east to west, so that the building portion along 17~h
would be along 16~h. There are a number of reasons for this:
a. The building mass that now aligns along 17th Street would be across the street from property
under control of the applicant, and so they would have control of the design of the transition from
a clinic to residential/mixed-use development along Yarmouth Ave. and 16~h Street.
b. The bulk of the building would then be situated further from residential units along the east side of
17t° Street, thereby reducing the blocking of views.
c. Flipping the building around may allow the applicant to accommodate inciude residential units in
the northeast area of the site, and continuing into the area zoned MXR-D, and would allow a
better transition between this use and future uses to the east, north and west.
d. May resolve possible drainage and utility issues that may arise at site review.
The following departments had no requirements: City Attorneys Office
III. INFORMATIONAL COMMENTS
AccesslCirculation
1. Drive access into and through parking lot must accommodate emergency vehicles. Use SU-30 vehicle
template as a guide. Adrian Hise, 303-4413350.
~~entla~temh_ Page~1~.
2. The minimum number of bicycle parking is required to be 10% of the total number of required parking
spaces. Staff encourages increasing bicycle parking to 20°/a of the total number of required parking
spaces to further encourage the level of bicycle use described in the proposal.
3. Staff supports the Transportation Demand Management strategies stated in the proposal which
include the following:
a) Construction of the off-street pedestrian path in accordance with the North Bouider Sub-
Community Plan in addition to bike/pedestrian connections to this path as well as sidewalks along
16'h and 17'h Streets.
b) Placement of bicycle parking in the "plaza" to encourage bicycle use.
c) Voluntary issuance of RTD Eco-Passes to all employees.
Steve Durian, 303-441-4493
4. Reimbursement for 17'h Street Construction - The applicant has been advised of the existence of a
Public Improvements Reimbursement A~reement with the Thistie Community Housing regarding
street and waterline improvements to 17 St. Bruce Johnson, 303-441-3206
Drainage
At the time of Site Review, the applicant will be required to provide a Preliminary Storm Water
Report and Plan in accordance with the City of Bouider Design and Construction Standards. The
preliminary report and plan must demonstrate the feasibility of constructing the project in
accordance with City standards. The following key issues must be addressed:
Site drainage must be conveyed in a historic manner which does not adversely impact
neighboring properties.
The Preliminary Storm Water Plan and Site Plan must reserve adequate space for
required storm water detention facilities. The Preliminary Storm Water Report needs to
include calculations to support the approximate size of the detention facilities.
The Preliminary Storm Water Plan and Site Plan must reserve adequate space for
required storm water quality enhancement "Best Management Practices:' Storm water
quality mitigation should include minimization of directly connected impervious areas and
a minimum of one appropriately sized structural "Best Management Practice:' Design of
storm water quality facilities must be in accordance with the Urban Drainage and Flood
Control DistricYs Drainage Criteria Manual Volume 3.
Preliminary design of any public improvements required to serve the site must be
provided.
Prior to application for building permits, the applicant will be required to provide a Final Storm
Water RepoH and Plan in accordance with the City of Bouider Design and Construction
Standards.
Bruce Johnson, 303-441-3206.
~aenda item ~ _ _ ___ Pa~o # _1v7
Fire Protection
1. Fire hydrant will be required in parking lot area, north of building.
2. Building is required to be fully protected by automatic fire sprinkler system.
Adrian Hise, 303-441-3350.
Housing and Human Services
As a provider of comprehensive and primary health care for the medicaliy indigent, the People's Clinic provides an
essential community medical service and constitutes a necessary community benefit. As such, the proposed use is
consistent with a number of Boulder Valley Comprehensive Plan Policies, including policies: 8.01 "meeting the broad
spectrum of human needs," 8.05 "access to human service programs;' and 2.18 "encouraging the development of support
services for subcommunities:'
Applicant may wish to consider the potential for affordable housing on portions of the site not proposed for the medical
clinic as a compatible transition with the adjacent residential neighborhoods.
Linda Hill-Blakley, Housing and Human Services, 441-
Landscaping
Please note that the following preliminary landscape plan requirements are due at the time of site plan
submittal:
Plan drawing at a scale of 1"= 1 D', 1"= 20; or 1"= 30; to include:
Standard title block including scale and date
Scale
North Arrow
Date
Location of property lines and adjacent streets (with street names identified)
Zoning and use of adjacent properties
Existing and proposed locations of all:
- Building footprints for existing structures and building envelopes for proposed structures
- Sidewalks and curb cuts
- Parking lots including layout of parking spaces, interior and perimeter parking lot plantings, bike
paths and pedestrian walkways, driva aisles and curb islands
- Utilities and easements, including fire hydrants, water meters, & height and location of overhead
lines.
Existing location, size, and type of all trees 1 1/2" caliper or greater
Where fencing is used for required screening, a scaled drawing of the fence elevation.
Planting and irrigation specifications
Identification of type and location of irrigation in conjunction with plant groupings by water requirements
Layout and location of all landscaped areas including:
- planting strips along all streets
- parking lot screening
- interior parking lot landscaping
- perimeter site landscaping or screening
- all other landscaped areas
Botanical and common names and sizes of all plant material proposed preliminarily.
Locations of all proposed plant material, shown at the size they will be within 5 years of initial planting, and
appropriately spaced.
Location, size, and species name of any plant materials proposed for removal.
Proposed planting of all ground surfaces. Grass surfaces must be identified as sod or seed with the blend
or mix specified.
Location and treatment of any proposed detention ponds.
Location and dimensions of site distance triangles at all intersections of streets and curb cuts.
Summary chart with calculations to include:
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total lot size ( in square feet).
total parking lot size, including all drives and driveways (in square feet).
total number of parking stalls required and the total provided.
total interior parking lot landscaped area required and the total provided.
total perimeter parking lot landscaping required and total provided.
total number of street trees required and the total provided.
total quantity of plant material required and the total provided.
Utilities
All proposed public utilities for this project shail be designed in accordance with the City of Bouider Design
and Co~struction Standards. A preliminary Master Utility Plan and Utility Report Qer Section 5.02 of the
Standards will be required at time of Site Review application to establish the impacts of this project on the
City of Boulder utility systems. Bruce Johnson, 303-441-3206.
2. Prior to building permit application, the appiicant will be required to provide Utility Construction Plans in
accordance with the City of Boulder Design and Construction Standards.
3. As part of the construction of 16~h Street the applicant will be required to install those utilities necessary to
serve the development. Additional fire hydrants may be necessary as no portion of any building shail be
over 175 feet of fire access distance from the nearest fire hydrant. Coordination with the Holiday Drive In
Redevelopment, as well as Tract 2837, will be necessary to determine what 16~h Street utilities are
necessary to serve those sites, as these will need to be included up front in the 16~h Street construction.
Bruce Johnson, 303-441-3206
kgenda Ifem # Page #~
Don Durson
City of Boulder, Planning
1739 Broadway, 2nd Floor
PO Box 791
Boulder, CO 80306
December 1, 2000
Dear Mr. Durson,
I am writing as a concerned homeowner and resident of Buena Vista, a small neighborhood
in North Boulder. I understand you are the planner who will be working on the People's Clinic site
and i felt compelled to share my concerns regarding this development. I have also spoken with
Sherry Wassern~an, director of Peopie's Clinic, expressing my concerns to her regarding her new
Clinic site.
I appreciate all that People's Clinic has to offer the Boulder couvnunity. I have used the'v
services in the past and I am not opposed to the idea of the Clinic in my neighborhood. However, I
fcel there are several Urings in the e~tisting plan that will have a serious negative impact on both the
neighborhood and the quality of life for myself and my neighbors. My concerns regarding this
development are outlined below.
1. The size of the proposed development, (35,000 square fcet) seems largely out of scale with what
is existing in our neighborhood as well as any other residential neighborhoods in Boulder. It seems
that the site was designed with purely commercial uses and needs in mind.
2. The site is zoned mixed use, which my husband and I were aware of when we purchased our
home. We assumed that tlus would allow fo~ liva-work spaces similar to those aUeady wcisting
along Yarmouth to our West. These buildings seem to be very compatible and consistent with the
future ofthe North roulder Neighborhood plan. The Pe.,pE;;'s Clinic ptan dx: r.o!.
3. The People's Clinic plan as it exists now allows for access to their enormous parking lot along
17th Street. This would dramaticalty increase traffic along 17th Street. Our neigt~borhood is full
of smali children and this is of great concem to me and the many other families who own homes
here. Perhaps both accesses could be on 16th Street, where those individuals who purchase homes
in the future would aUeady be aware of what they were getting itrto regarding trnffic.
4. The 118-space pazking lot attached to the People's Clinic building will negatively impact our
neighborhood. The parking lot would have to be well tit in order to keep the area safe. The type of
iigitting needed would change the feeting of the neighborhood from a resideniial to a business
district. This would obviousiy impact the quality of life in our neighborhood.
5. The 35,000 square foot building and 118-space pazking lot wilt clearly take up a great deal of
the area to the West of 17th Street. Rather than having homes, condos, or liva-work spaces, wa
will have a large commercial area. I am conc:err+ed that the area be adequately Isndscaped so as to
create a buffer for the existing neighbors.
Thank you for you time and consideration in this matter.
Sincerely, , Q,~~~~~~~~.~
~l f"
Leah Nickie ~ ~
467417th Street
Boulder, CO 80304
(303)786-9867
,. ,~ e~ r. ~, ~ ~P /(D
~'; ',ui i..N ~ u~ o____ `d.~e t
December 14, 2000
Kim Friel
1770 Yellow Pine Avenue
Boulder, CO 80304
Plamiing Boazd
c/o Mary Lovrine
City of Boulder Planning Dept.
P.O. Box 791
Boulder, CO 80306-0791
To Whom It May Concern:
I am quite disturbed by the proposed plans of building a 35,000-sq. ft. medical clinic
across the street from my neighborhood, the Buena Vista Subdivision. If the clinic was
4,000-sq. ft. I wouldn't have a problem with the plans at all.
I would urge the board to turn down these plans, at the least have the People's Clinic
plans scaled back quite a bit. The following are items I would like the board to consider.
1. Size of clinic is disproportionate to the size of the surrounding neighborhood and
what the neighborhood infrastructure can handle.
2. Some of the plots the clinic plans building on is zoned as mixed use, which is
supposed to be a combination of businesses and living quarters.
3. Disruption of the quality of family life in neighborhood. Kids cannot ride bikes in
street or play without possibility of getting run over by 300-400 cars visiting the
clinic each day (Mon - Sat).
4. Crime rate increase from having large parking lot across from street,
5. From my own experience, large parking lots tend to be a magnet for teenagers to
hang out at night and blaze their music. (First place I lived at on 13th and Balsam
was next to the Urgent Caze overflow pazking lot, had to call the cops at least
once a week &om disturbances by teenagers playing loud music in their cars late
at night).
I will be attending the Public Heazing on January 18 and hope that my concerns and
everyone else in the neighborhoods aze addressed by having the Planning Board tum
down the Peoples Clinics' current buIIding plans.
Sinc r~
~
Kim Friel
(lC'~r'~,91°•,r;n, li__ G9~9 ~_ ~.L.~.~~
December 15, 2000
Don Durso
City of Boulder Planning Department
PO Box 791
Boulder, CO 80306
Dear pon:
This letter is regarding the People's Clinic concept review application. The People's
Clinic are proposing to purchase property and construct a 35,000 square foot medical
clinic at the northwest comer of 17~ and Yarmouth, which is adjacent to our
neighborhood.
We are the Buena Vista Joint Use Committee representing three distinct Homeowners
Associations in the Buena Vista Community: the Condominium Home Owners
Association, the Townhome Home Owners Association and the Single Family Home
Owners Association. We comprise a total of 57 households north of Yarmouth
between 17~^ and 18~"5~18 We are a diverse and active community and proud to be
living in the City of Boulder, where preservation of quality of life is a shared community
goal. Some of the households in our neighborhood are part of the Thistle Community
Land Trust where individuais own the housing units and Thistle Community Housing
owns the land. Some of the households are market rate homes and are not part of the
permanently effordable housing program managed by Thistle Community Housing.
We met recently with Sherry Wasserman, the Director of the People's Clinic and her
architects and planning consultants to discuss and provide input on their proposal. We
have not seen minutes from that meeting, but it is our understanding that they have
submitted their concept application, which included a list of our concems. Since we
have not had an opportunity yet to review the list, we are unable to say whether the
concerns listed in the People's Clinic application adequately state our concerns.
We have significant concems about the size and scale of the facility that the Clinic
wants to construct and the types of impacts this size of facility will have to our
residential neighborhood. A tist of our concems is included betow.
• The development is out of scele, too big and is not compatible with the
neighborhood.
. Access from the parking lot on to 17"~ should be eliminated. Access can be
provided on to Yarmouth or 16w Street where no residential units have been built
yet.
• There is no buffering or housing transitioning between the Clinic and the
neighborhood. The Clinic should consider adding housing on 17"~ between
Yarmouth and Yaupon ta provide a transition to the residentiai neighborhood.
• The 118 stall parking lot wiil significantly negatively impact the neighbort~ood.
Impacts from the pa~Cing iot lights and the sheer size of the proposed 120 stall
pa~lcing lot will impact quality and character of the neighborhood, and can pose
securtty issues during evenings and weekends. Even with additional landscaping,
the aesthetic and noise impacts of the perking lot across trom the housing units will
,~ ~ ~
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be unacceptable. instead, place the parking lot on the interior with access via 1T"~
and housing units buiR from Yartnouth north up Yaupon as part of the Clinic
development. Even with downcast special lighting, the sheer size of the paricing lot
if facing 17~^ Street will have negative aesthetic impacts.
Ensure a transit sheRer and adequate pedestrian paths from the clinic entrance to
the bus stop are included.
The People's Clinic is proposing to build on a lot zoned mixed use (MU-D). There are
no housing units proposed along with their development. Buena Usta residents are
supportive of the mixed use concept and would prefer to see a true mixed-use
development at this location, or for the clinic to include housing along with a smaller
scale facility. Residents are very pleased wfth the current live/work units that have
been developed on Yartnouth, west of 17"~ "~ atchitect Jim Logan. We have envisioned
this type and scale of mixed-use development to occur on this parcel.
In closing, we do not believe that the Clinic will be able to design a 35,000 square foot
medical facility with a 120 stall pa~Cing lot which will not significantly impact and erode
our neighborhood. We do not believe the Clinic can create a design that can address
these concems. ff the clinic signifrcantly scales back their facility, limits it to Yarmouth
Street, adds housing up 17~", keeps access via Yartnouth and 16"~, addresses lighting
and landscaping concems and provides better buffering to the neighborhood, then, we
would like to see these designs and may be abie to support the Clinic in their efforts to
find a new home.
Thank, you for the opportunity to provide input on the People's Clinic Concept
Application. Please c~ntact Buena Vista Joint Use Committee Officers Leah Nickie
(303) 786-9867 or Paul Cardosi (303) 413-1922 if you would like additional information
or want to contact residents.
Sincerely,
The Joint Use Committee of the Buena vsta Homeowners
(Representing 57 households).
Leah Nickie
4674 17~ Street
Boulder, C 803~4
~~~~~~
Paul Cardosi
4698 17~ Street
Boul r, CO 304
Jen Carl
4649 18~' St.
Boulder, CO 80.~04
~CU~
~
Cc: Peter Pollack, Planning Director
Sherry Wasserman, Director, People's Clinic
Mark Ruzzin, Chairman, City of Boulder Planning Board
l,r^n~alFem~`_ FagE+~_~9 __
December 18, 20d0
I}uk Friel
1770 Yellow Pine Avenue
Boulder, Ct~ 80304
Planning Board
c% Mary Lovrine
City of Boulder Planning Dept.
P.O. Box 791
Boulder, CO 80306-0791
To Whom It May Concein:
1 am quite disriubed by the proposed plans of buIlding a 35,000-sq. ft. medical clinic
within my neighborhood, the Buena Vista Subdivision. Ifthe scale ofihe clinic were
smaller i would not have a problem. When T bought my house in June, 2U00 i was not
notified of atty large businesses to be build, and in fact was told only small businesses
woiild be considered within the mixed-use zone.
I would urge the board to turn down these plans or consider having the People's Clinic
plans scaled back qiiite a bit. The following are items 1 woiild like the bo~rd to consider.
l. Size of clinic is disproportionate to the size of the siu-rounding neighborfiood and
what the neighborhood infrastructure can hancile.
2. Some of the plots the clinic plans building on is zoned as mixed use, which is
supposed to be a combination of bnsinesses and living quarters.
3, Disruption ofthe quality offauuIy Iife in neighborhood. Kids cannot ride bikes in
street or play without possibility of getting run over by 300-400 cars visiting the
clinic each day (Mon - Sat). The main entrance should be off of Yarmouth and
not within a neighborhood.
4, Crime rate increase from having Targe parking Iot across fro~n street.
5. From my own experience, large parking lots tend to be a magnet for teenagers to
hang out at night.
I will be attending the Pubiic Hearing on 7anuary 18 and hope that my concerns and
everyone else in the neighborhoods aze addressed by having the Planning Board turn
down the Peoples Clinics' current building plans.
Sincerely,
~~~~
Dirk Friel
~ ~ ,...~°"_--f~c;^R~_
From: Marcia Richardson <Marcia.Richardson@Colorado.Edu>
To: <gSCComment@ci.boulder.co.us>
Date: 01/02/2001 7:41:49 PM
Subject: Attn Don Durso re. 1675 Yarmouth, LUR2000-00005
I am writing regarding the review of the proposed People's Clinic building
of at 1675 Yarmouth.
i live in the Buena Vista deveVopment and attended the meeting with
People's Clinic in November regarding their interest in building a new
clinic in this growing and developing neighborhood. After learning
details, and hearing discussions, I have decided that I am opposed to
having the clinic located at 1675 Yarmouth.
I feel it would be significantiy out of proportion to the
businessiresidential balance. 1 see this area as developing a unique and
innovative residential neighborhood...one that contributes to the economic
diversity of Boulder and aliows people who work in Boulder to live in
Boulder, and to have have small businesses nestled around residentiai
areas. I feel the residential atmosphere is crucial to this neighbor and
that any business should blend in and be not significantly noticeable. The
offices located in the 1400 and 1500 blocks of Broadway reflect this
low-key business facade. I feel that the proposed building would not
contribute to this model.
I, as did many others who attended the meeting, support the vision and
purpose of the clinic. I feel it needs to be in a more central location,
e.g. on Broadway, Arapahoe, 28th, or 30th. I understand that the cost of
property on these streets is prohibitive to what the People's Clinic can
afford. I wouid encourage and support the clinic in asking the people of
Boulder to support a tax initiative to help fund purchasing property in a
more appropriate (yet costlier) location.
i,.c,erra i'em i, ,_ Fa~e;, _~
ATTACHMENT E
RESPONSE TO
CITY OF BOULDER
LAND USE REVIEW RESULTS AND COMMENTS
PEOPLE'S CLINIC RELOCATION & EXPANSION
DATE: December 22, 2000
REVIEW NUMBER: LUR2000-00005
APPLICANT: PEOPLE'S CLINIC '
DESCRIPTION: Concept Review and Comment for a new 35,400 sq, ft. medical clinic
located between 16th and 17th streets on Yarmouth Ave.
(1675 Yarmouth Ave.)
VARIATION FROM THE
LAND USE REGULATIONS: Building floor area in excess of 15,000 square feet.
I. REVIEW FINDINGS
The following is a response to the City of Boulder's Concept Review and Comment for the above
referenced development proposal dated 27 November 2000. We have attempted to verbally address all of
the comments and will provide additional graphic materiais at the 18 January 2000 Planning Board
meeting. The responses are in italics.
Enclosed please find 10 additional copies of the original bound submittal; including elevations and site
plans for Planning Board distribution.
,t
II. CITY REQUIREMENTS
Access/Circulation
1. Required improvements along Yarmouth include a detached 6 ft. wide sidewaik along the north side of
Yarmouth, and an 8 ft wide streetscape area between the future curb and the edge of sidewalk.
Curb and gutter improvements on Yarmouth will not be required, however the grading ptan submitted
with the Site Review will be required to show how the sidewalk will tie in with future curb and gutter so
that the sidewalk will not have to be replaced.
ACKNOWLEDGED
2. Staff does not support the second access wffh this site plan.
Consistent with the comments received from the neighborhood meeting with the Buena Vista
residents, the access to the site from 17"' Street will be eliminated and a second access from 1 G"
Street will be provided, aligned with Yaupon. This should provlde convenient access to the site for
patiants and staff without impacting the residents along 17'" Street.
3. 16'" Street Right-of-Way Dedication and Constraction - Pr+or to the issuance of building permit the
applicant wiil be required to dedicate the entire 60, [58'?] foot right-of-way adjacent to Tract 2837ILot
8, as well as the 30' [29'?) half-width on the remainder of Lot 8 to the north and along the west side of
Lof 7. Also, prior to issuance of a building permit the applicant will be required to provide a
pertormance guarantee for improving the entire width of 161h Street adjacent to Tract 2837/Lot 8, as
wel( as escrow funds for the ha(f-width improvement on the remainder of Lot 8. The applicant wiN be
responsible for building the fuli width of 16'" Street prior to issuance of a certificate of occupancy,
extending utilities to the furthest north extent of their property within ihe 16'^ Street right-of-way, and
, ,,~~^?":.r: '' -______. "„'.%,~ ~-
possible provision of a temporary turnaround. The cross-section for 161b Street shali be a Residentiai
Street, consisting of a 30' street width, (flowline to flowline), 8' landscaping strips, and 4' sidewalks.
The applicant intends to sell Lot 7 and Tract 2837 and will partner with the new owner in the
dedication and construction of 16f6 Street. If the new owner of these parcels is not ready to p~oceed
with construction at the time the People's Clinic initiates construction, the land will be dedicated and
16~" Street will be constructed as above.
Building Design
1. Only a north and south elevation have been submitted.
The elevations of the proposed People's Clinic building are being modified and the 171b Street
elevation will be added to provide a clearer understanding of the building profile as viewed from the
east.
2. This zone limits buildings to 15,000 square feet of floor area, unless varied through site review. Staff
could support this variation if the buiiding's mass is broken up to appear to be a smaller buiiding.
Additional work should be done to break up the mass of the structure, such as stepping back the
second floor along 17'h and Yarmouth, due to the height of the structure, and reducing the ends of the
building to one floor. As drawn, the building appears to be too tall and massive to warrant this
variance.
The design of the building is being modified to reflect the city's and neighborhood concems about the
height and massing. The buildings' length along Yarmouth Street has been significanHy mduced to
minimize the massing and provide additional area for detention. A model of the 6uilding will be
provided at the 18 January 2001 Planning Board meeting.
3. The applicant should address the necessity of a 34'S" two floor building at site review. It appears that
two floors could reasonable be accommodated in 25-28 feet. The height may be excessive and
unnecessarily block views of potential residential units along the east side of 171h Street.
In response to the Planning DepartmenYs comments regarding the height and massing of the
proposed People's Clinic building the architect has redesigned the building and reduced the height by
1=6" to an overall height of 33 =0"at its hiphest Aoint This height is required due to the fact that floor-
to-floor heights are taller in medical o~ce applications than residential applications, thereby increasing
the overall building height The planned floor-to-floor height is 12'-6" at the ~rst level, and 12'-0"at the
second level. Portions of the remainder of the building's height (8'-6') is attributed to the roof being
integrated into the building to serve as a screen for the rooftop mechanical systems. The architect will
continue to exp/ore opportunities to reduce the overall height.
Land Uses
Staff supports locating the People's Clinic at this site. However, the following issues should be addressed:
1. For the Planning Board hearing, the applicant should be prepared to address what other sites they
have looked at onto which to locate the clinic, which may be more appropriate, such as closer to
transit use along Broadway.
For the past 2 years, People's Clinic has had 1 or 2 iealty services under contract in an attempt to find
a site. Due to patient demographres, our City of Boulder grant, and our service area, the Board
determined that the locafion should be within the City limits, and generally not west or south. It is
evident that there is virtually no raw (non-indusMal) land available of sufficient size to meet the
: ~,, v,°~ (,: ---- Wt:; _ ~13- -
locational and other criteria of an acceptable site for the clinic. On the advice of the realtors, other
properties not listed for sale, were explored in the hopes to be the first offer if suitable.
Sites that were explored include the following:
• land - Branding Iron Trailer Park - 2685 28'^ St.
• land - 5965 Arapahoe Rd. - 12 acres.
• land - 3060 Centergreen - 1.56 acres.
• land - Gunbarrel Tech Center- 2.8 acres.
• land - Valmont Industrial Park - 4.5 acres.
• building - 4665 Nautilus - 37,120 sq. ft,
• land - 5465 Spine Rd,
• building - 5675 Arapahoe Rd.
• land - Holiday Drive-In Neighborhood (Housing Authority project).
• building - 1900 Folsom St. - 21, 128 sq. ft.
• building - 3375 Mitchell Ln. - 29,998 sq. R.
• building - 2865 Wildemess - 21,809 sq. ft.
• land - 1845 Folsom - less than an acre.
• building - 3015 47'" St. - only 8,034 sq. ft. as is.
• building - 6797 Winchester- 36,048 sq. ft.
• building - 6790 ~nchester- 30,000 sq. ft. - lease only.
• land - 2505 Pine - possi6le 21,000 sq. R. building.
• building - 1675 Range Dr. - lease only.
• land - Sterling & Valmont Rd. - 1.73 industrial acres.
• building - 3085 Bluff Sk - 1.73 acres.
• Building - 6185 Arapahoe - 33,000 sq. ft. - lease only.
• building- 1810 30"' Si$ - 15,000 sq. ft.
• land - Steel Yard Project - 30f6 St. and Bluff.
All of the above properties were rejected due to zoning, size, availability, or location constraints.
Approximately 16 properties were eliminated without looking at them, generally due to lack of size. At
this point, People's Clinic believes that no suitable altemative sites are currently on the market or are
likely to become available in the near future.
2. The applicant should address what housing development options they have considered for this site, as
well as the iwo lots to the north and west of the site. It appears that housing could be accommodated
upon this site in the northeast portion, across the street from the Buena Vista development, or as part
of the second floor of the structure.
The applicant is exploring. various housing options with the Housing Authority of the City of Boulder
and will have conceptual plans to share with the Planning Board at the 18 January 2001 meeting.
3. A draft of comments related to the neighborhood meeting, as well as comments from some neighbors
indicates that the People's Clinic may not require the full 35,000 square feet of building as proposed,
and that the clinic may lease out extra space to other users such as dental or daycare uses. The
applicant is advised that other non-residential uses such as daycare and dental facilities are aiso use
review uses, and a separate use review would be required for any other tenant other than the
People's Clinic. Because of the size of the building, staff is not supportive of making the building any
larger than required for the People's Clinic. As part of the site/use review applicatlon, the applicant
should address their required amount of space now and expected in the future.
SEE ATTACHMENT A
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~ ~!`=xr.f --~'<;.,,~ - -
Landscaping
The appiicant will be required to provide a 5' pedestrian path, in addition to a fuli 6' landscaped strip,
meeting the requirements of 9-3.3.
ACKNOWLEDGED
Legal Documents
Per the annexation agreement, the applicant wili have to sell the Silver Lake Ditch rights that run with the
property, and pay the deferred Park Fees (calculated at the time of building permit), prior to building
permit.
ACKNOWLEDGED. The applicanYs contract with the owner does not include any Silver Lake Ditch
Rights.
Neighborhood Comments
Staff has received five phone calls related to this proposal expressing concern regarding many aspects of
the proposal, including the location (as opposed to along Broadway), design, scale, and size of the
building, and whether a single use was appropriate in this area, where the zoning is mixed use.
ACKNOWLEDGED. The People's Clinic has held neighborhood meetings with the residents of Buena
Vista and Boulder Meadows Mobile Home Park to present the design concept and discuss neighborakood
concerns. We are aware of the concerns expressed at those meetings and are responding to them as
best we can in the revised Concept Plan.
Parking
The applicants are encouraged to assess the actual amount of parking they will need, based upon their
current facilities, and are encouraged to not provide excess parking which may not be needed. This
shouid be addressed in their Site Review submittal documents. Deferred or shared parking should also
be considered, if their actual use does not approach the 1 space per 300 square feet of building area.
Nationally accepted standards for medical clinics of this type proposed by fhe People's Cllnic recommend
one parking space per every 250 square feet This standard is based upon the combination of staff
requirements and patient load and tumover. Parking for the People's Clinic as part of the site plan has
been provided at one space per every 300 square feet, less than the normal standard. While this is higher
than the one space per 400 square feet that is the general minimum standard of non-residential uses
within the MUD-zone, this is an accurate ratio that the proper function of the building would require. A
relatively high tumover of patient cars based on short doctor visits would put the facility at a ratio of slighGy
higher that 1:300. This is mitigated by the fact that staff parking needs are lower. Also, the People's Clinic
encourages and uses public transportation for its employees, through the use of Eco-passes, and
carpooling by its staff. This would result in a parking ratio lowe~ than the 1:300 fo~ staff considerations to
around 1:500. As a result of combining these hvo parking needs for the People's Clinic, it is our opinion
that an average of 1 space per 300 square feet is appropriate.
Plan Documents
The site plan does not show proposed uses and building locations on the two lots which are under
contiguous ownership and part of the option to purchase in place. As part of site review, suggested uses
<<_,; ~., ~ _p"~'~_'-
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and designs should be considered to be shown, and integrated with the current site. The Site Review
Criteria requires that all contiguous lands be considered as part of the process (9-4-11(b)(1).
ACKNOWLEDGED. As noted above, the applicant is explo~ing various housing options and will have
concepts to share with the Planning Board at the 18 January 2001 meeting.
Site Design
1. The applicant is encouraged to flip the buiiding east to west, so that the building portion along 17"'
would be along 16'b. There are a number of reasons for this:
a. The building mass that now aligns along 17'" Street would be across the street from property
under control of the applicant, and so they would. have control of the design of the transition from
a clinic to residentiallmixed-use development along Yarmouth Ave. and 16'" Street.
b. The bulk of the building would then be situated further from residential units along the east side of
17'" Street, thereby reducing the blocking of views.
c. Flipping the building around may allow the applicant to accommodate include residential units in
the northeast area of the site, and continuing into the area zoned MXR-D, and wouid allow a
better transition between this use and future uses to the east, north and west.
d. May resolve possible drainage and utility issues that may arise at site review.
This option was considered during inJtial site planning. By "flipping the building,"access to the parking
lot from 16`" Street would be reduced to one curb cut, and the drop-off would no longer work with this
configuration. A greater tra~c impact would then be placed back on to 17'" Street, as access to the
clinic would have to be kept open on 17'" Street. In our opinion, the above concems are being
addressed more eHecfively through modifications to the 6uilding design, as well as by closing the
acces:~ trom 17'" Street.
The following departments had no requirements: City Attorney's O~ce
III. INFORMATIONAL COMMENTS
Access/Circulation
1. Drive access into and through parking lot must accommodate emergency vehicles. Use SU-30
vehicle template as a guide.
ACKNOWLEDGED. The access into and through the parking lot will accommodate a SU-30
emert7ency vehicle.
2. The minimum number of bicycle parking is required to be 10% of the total number of required parking
spaces. Staff encourages increasing bicycle parking to 20% of the total number of required parking
spaces to further encourage the level of bicycle use described in the proposal.
ACKNOWLEDGED
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3. Staff supports the Transportation Demand Management strategies stated in the proposal which
include the following:
a) Construction of the off-street pedestrian path in accordance with the North Boulder Sub-
Community Plan in addition to bike/pedestrian connections to this path as weli as sidewaiks along
16'" and 17'" Streets.
b) Placement of bicycle parking in the "plaza" to encourage bicycle use.
c) Voluntary issuance of RTD Eco-Passes to all employees.
ACKNOWLEDGED
4. Reimbursement for 1 T" Street Construction - The applicarit has been advised of the existence of a
Public Improvements Reimbursement Agreement with the Thistle Community Housing regarding
street and waterline improvements to 17`" St.
ACKNOWLEDGED
Drainage
1. At the time of Site Review, the applicant will be required to provide a Preliminary Storm Water Report
and Plan in accordance with the City of Boulder Design and Constnrction Standards. The preliminary
report and plan must demonstrate the feasibiliry of constructing the project in accordance with City
standards.
ACKNOWLEDGED
2. Prior to application for building permits, the appBcant will be required to provi~e a Final Storm Water
Report and Plan in accordance with the City of Boulder Design and Construction Standards.
ACKNOWLEDGED
~ ... : .
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Fire Protection
1. Fire hydrant will be required in parking lot area, north of building.
2. 8uiiding is required to be fully protected by automatic fire sprinkler system.
ACKNOWLEDGED.
Housing and Human Services
As a provider of comprehensive and primary health care for the medically indigent, the People's Ciinic
provides an essential community medical service and constitutes a necessary community benefit. As
such, the proposed use is consistent with a number of Boulder Valley Comprehensive Plan Policies,
including policies: 8.01 "meeting the broad spectrum of human needs," 8.05 "access to human service
programs," and 2.18 "encouraging the development of support services for subcommunities."
Applicant may wish to consider the potential for affordable housing on portions of the site not proposed for
the medicai clinic as a compatible transition with the adjacent residential neighborhoods.
Applicant is exploring options of providing affordable housing on site.
Landscaping
Please note that the following preliminary landscape plan requirements are due at the time of site
plan submittal:
ACKNOWLEDGED. Applicant will provide preliminary landscape plan at site plan su6mitta! per COB
requirements.
Utilities
1. All proposed public utilities for this project shall be designed in accordance with the City of Boulder
Design and Construction Standards. A preliminary Master Utility Pian and Utility Report per Section
5.02 of the Standards will be required at time of Site Review application to establish the impacts of this
project on the City of Boulder utitity systems.
ACKNOWLEDGED
3. Prior to building permit application, the applicant will be required to provide Utility Construction Plans
in accordance with the City of Boulder Design and Construction Standards.
ACKNOWLEDGED
3. As part of the construcNon of 16tb Street the applicant will be required to install those utilities
necessary to serve the development. Additional fire hydrants may be necessary as no portion of any
building shall be over 175 feet of fire access distance from the nearest fire hydrant. Coordination with
the Holiday Drive In Redevelopment, as well as Tract 2837, will be necessary to determine what 16"
Street utilities are necessary to serve those sites, as these will need to be included up front in the 161b
Street construction.
ACKNOWLEDGED
S:lwortltlocs\PeoDles clinic\COB Review-COmment2.doc
~_w~L`,Ili-~;_~_ "~r,n.'.~ at} _
~~~~ ~r
ATTACHMENT A
PEOPLE'S CLINIC
Space Size and Utilization Justification
In response to the neighborhood's and planning staff's concerns, the programming and
space requirements for the People's Clinic were cazefully re-examined. As a result, it has
been determined that the clinic will require the fu1135,000 SF of floor azea.
The key factor in estimating squate footage for the People's Clinic is a standazd
provider/exam room ratio widely utilized by community health centers and most current
clinical private practices. Family practice teams or "pods" contain a minimum of three
providers who require three exam rooms each. Factored into these pods are the
corresponding medical support and nursing staff as well as medical records, medical
supplies, phazmacy, laboratory, triage, and procedure space. Typical of family practice
health organizations, the business office requirements include a lazge medical billing and
admissions departments.
The non-profit status of the Peopie's Clinic impacts space requirements by adding
additional fundraising and subsidy program related activities, auditing, and compliance
requirements. As a cunent staff of approximately 90 full and part-time employees and
volunteers, the HR department, staff ineeting, training and education activities also
impact space requirements. Any~space not immediately occupied by existing staff would
be utilized now and in the future for storage and flexible office/ administrative space. The
clinical capacity of the building will not be expanded. There may, on an interim basis, be
the opportunity to provide limited (1,300SF) space within the Clinic for other non-profit
or agencies, which provide medical care to patients with similar needs to those currently
served by the People's Clinic. The following chart provides the breakdown of the space
needed for the People's Clinic's new facility.
~imicat space ior tour tamiiy ~
practice teams, of three providers !, Per team 3848 i 15, 392
using three exam rooms each with !
I
corresponding clinical activities. ; ~
___-- ___ . . - --- - - ----- --
Nursmg ' 305 x 4 i 221 0
___. _ __. _.. . __.T___. . _ ._.---.~ ____.~ ~___~_~
Medical Records (includes storage 330 ; 330 i
requirements) , ___ .. ____ _..._._.._._ ~
~am~ss~on i uu x 4 ~,
Reception 100 I
Enrollment 90 x 4 '
Switchboard 100 '
ointments 100 x 4 '
~_.~, ,a , .~, a9
_ _ ----
Phacmacy --- _
Phannacy 400 _. ----- -- . _ _._ ---
580 {
Phannacy storage 60 '
' Sample storage 60 x 2
~
Laboratory •; Central Lab 160 408 '
Specimac~ collection
stations 60 x 2 I ;
Toilet 44 x 2 I
Medical waste '
40 I.
_.._
Procedure / Triage rooms
Procedure rooms 150 ' .. _._.._.
840
x4
; Triage 60 x 4 '
`
Waiting room space ; Patient waiting 450 i 1,592 ~
~ Childrens azea I
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Toilets ;
i
~ Coats '
~
~ Allx2', ~
'; Patient education I Cubicle for videos 60 !~ 260 !
I Libr /stora e ,
ary g i ~
~ ... ---------....---------------.~
~
100 x 2 ;
..__~ I
~- --~
~ Ancillar•;~ Medical ~ Case Managers, '~ 800 ~
j Referral, ; j
~ ~ j
' Quality Improvement ~
Drug Assistance ~ t
~
' Manager ~ i
Diabetes/ '',
Collaborative I
~ ~
~ '• Obstetrics/Gynecology 'i
Outreach, Specialty x i ;
-- --------------- ------_;
Staff education/ meeting i
~i ~
~ ~ ~ __..._.----------?
Toilets 44 x 2 ~
Conference 360 x 2 ~ --------..
808 ~
~
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_._
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Medical Billin ,
_.
Work stations 240 ',
,
_ _-..__
450 i.
Fi(es 100 !
Copier 10 ; '
_. _. Billing Manager 100 ','
_ .._____.._.. ___. __ _ .
! Janitorial and storage 808 General storage 80 ~ 480 i
Equipment storage 80 ;
Clean and soiled 'i
! utility 120 x 2 ''
Janitor 40 x 2 I '
,~
I',(~;!i~~;_liel'iil;-----.-P~yCar_ . -.-
_..___ _~-_
Administration _.._ -- ----
Executive Director, I ------- _ _ --- _ .- --...
1100 ~
Finance, Accounting, ' I
HR, Medical '
~
Directors, MIS, ' ~
Patient Services ;
Director
Assistants x 3 i
Personnel Lunchroom, coffee, 240 ~
_ __ coats, :,
_
__ - - -
_. _-- ------ _ ---_{
'
_ _~ _ _ 25860 j
Circulation 30% Halls, stairs, elevators, 7,758
(standard) '
- --- . . . .--- -- walking room, '
--- - ---
33,618
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CONCEPT PLRN REVIEW F~ COMMENT
WRIIfiEN STATEMENT
Submitted by:
PEOPLE'S CLINIC
Prepared by:
RRC ASSOCIATES
~ ~
BOULDER ASSOCIATES
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6 November 2000
, ~/fI ~5~~__.
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A 5 S 0 C I A T E S
, Reseerch • Planning • Oesign
6 November 2000
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, Don Durso
City of Boulder Planning Department
~ P.O. Box 791
Boulder, CO 80306
~ RE: Concept Plan Review and Comment for People's Clinic Relocation to Yannouth Avenue & 17~'
Street
' , Dear pon:
, W.e present to you herein our request for Concept Plan Reviey/ and Comment for the People's Clinic
relocation to the 2.546-acre site in North Boulder bounded by I7`~ Street, Yarmouth Avenue, and the
future 16~' Street extended north from Yarmouth. The enclosed and accompanying materials were
, prepazed in accordance with the requirements for Concept Plan Review and Comment set out by the
Ciry of Boulder in the Land Use Review application form.
', 1. Land Use Review Application Form - 1 copy
2. Sign Acknowledgement Form - 1 copy
~ 3. Names and addresses of all property owners within 600' radius of property, typed on 8.Sx11"
sheets of self-adhesive mailing labels
4. Check to City of Boulder for processing fees -$1,125
, 5. Context Map -15 copies (included in Written Statement-Appendix A)
6. Concept Plan -15 prints
i 7. Architectural chazacter elevations -15 prints
, 8. Concept Plan Review Written Statement
, The Concevt Plan Review Written Statement describes the site planning, landscape, and architectural
design concepts for the proposed People's Clinic. The Concent Plan illustrates the major details of the -
development including: site access, pedestrian and vehicular circulation concepts, off-street parking
, azeas, usable open space,landscape buffering and screening concepts, and landscape enhancement of
vehicular entries and architectural features.
' The People's Clinic was established in 1970 as a small outpatient medical facility. The Clinic has
since evolved into a full-scale family practice, meeting health care needs throughout all cycles of
, patients' lives, on a sliding-fee scale for low-income residents who cannot get health insurance. The
Clinic has a laboratory and a pharmacy, and an extensive referral network of specialists willing to treat
, Clinic patients on a sliding fee scale. People's Clinic physicians also continue their patients' care in
the event of hospitalization.
,
, 4940 Pearl East Circle • Suite 103 • Boulder, Colorado 80301 •{303) 449-6558 •{303) 449-6587 FAX
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Don Durso
I1l6/00 pg~ ~
hi h uality health care for the medically indigens.Clinic
People's Clinic is committed to providing g q health efforts
who lack the fmancial, social ar cultural resources to obtain health care elsewhere. Peop
also advocates health promotion, disease prevention and the coordination of community
and resources. le s Clinic for the purpose of
outh is under option to purchase by the Peop '
The site at 17`h and ~'~ to house their medical clinic and administrative services. These facilities
constructing a new building an~ san J~n-and the new site would allow for
oiurently occupy two ]ocations-BroadwaY ~sion will allow an increase in the nu a ents with a
expansion of the services provided. The exp
examination rooms to allow the clinic to operate more efficiently and to see more p
minimal increase in the number of providers. ln the Boulder Valley Comprehensive Plan>
and North Boulder Subcommunity P1~• The site is zoned Mixed
The property is designated Mixed Use and Mixed Density ~ ~n the City of
in concert with the existing zoning
and Mixed Aensity Residential-Developing (MXR-D) ~
Use-Developing (MU'p~ pJan identified the site for "officefr i~ Yothold two we
Boulder. The North Boulder SubcommunitY lans and
have conducted two Pre-Application Conferences within the past 2 months an p
neighborhood meetings the week of 6 November to solicit comments and feedback on the p
building design. anded and much needed affordable
otential of People's Clinic to provide exp ad~ acent to transit and a
Wa are excited about the p oals and objectives of the
medical services to the citizens of ~n andearchitectural harater meeeareas two smaller buildings set on
growing Population. The site desig designing the building to app lacing the buildings up to
North Boulder Subcommunity Plan by
perpendicular axes, connected with a central receptioniadministration arYa~outh Avenue; and
which is behind; articulating the facades to respond to the emerging
the street, screening the parking ed area is
In addition, a generous landscap
neighborhood character and mass and scale of existing buildings a on act of the building while
breaking uP the parking area with exten ou~ which further softens the imp
proposed at the corner of 17 o d d~,~ g storm runo~• We believe we have addresold ch~ee~l ereview
also serving as a detention p lication Conference meetings and encourage y
concerns raised during the Pre-App uest.
and comment" on this Concept Plan Review req under the direction of Nan~Y
rovide conceptual site planning uestions of an
RRC Associates has been contracted to p d Jim Siedler of Boulder Associates,
Blackwood and Nolan Rosall. These professionals wi]] be available to respond to anY
urban design and P1~~ng nature. In addition, Nick Re1~nb ae$ig ~ a~.e pr~viding their services in the
We stand prepared to answer any questions or provide
a local architectural firm that specializes in medical facility
programming and design of the buiiding.
additional informat~on if required.
Very t~ly yours,
5herry waSSerma~' Executive Director
PEOPLE'S CLINIC
People's Clinic
Written Statement
TABLE OF CONTENTS
1.0 INTRODUCTION
1.1 Purpose and Intent
1.2 Background
1.3 Site Description and Surrounding Land Uses
1.4 Summary of Issues
1.5 Development Concept
2.0 SITE PLANNING AND CIRCULATION CONCEPTS
2.1 Building Location and Siting
2.2 Vehicular and Pedestrian Circulation
2.3 Vehicle and Bicycle Parking
2.4 Public Transportation
2.5 Open Space and Recreation
2.6 Utilities and Drainage
2.7 Solar Access Considarations
2.8 Views
2.9 Traffic Impacts
3.0 LANDSCAPE DESIGN CONCEPTS
3.1 Introduction
3.2 Plant Materials
3.3 Streetscape
3.4 Resource Conservation
3.5 Minimum Landscape Material Size and Quantities
3.6 Irrigation
4.0 EXTERIOR LIGHTING
4.1 General
4.2 Parking Area Lighting
5.0 ARCHITECTURAL DESIGN CONCEPTS
5.1 Introduction
5.2 Architectural Character
APPENDICES
A CONTEXT MAP
B SITE DATA
C CONCEPT PLAN
D ARCHITECTURAL CHARACTER ELEVATIONS
E NORTH BOULDER SUBCOMMUNITY RIGHT-OF-WAY PLAN-
BIKE/PEDESTRIAN IMPROVEMENTS
F BUENA VISTA SUBDIVISION PLAT
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, 1.0 INTRODUCTION
, 1.1 PURPOSE AND INTENT
~ The purpose of this Concept Plan Review and Comment request is to obtain feedback on the
proposed 2.546-acre People's Clinic Concept Plan, architectural character, and use of the site
(medical clinic).
1.2 BACKGROUND
The 2.546-acre site, located at 17`~ Street and Yarmouth Avenue, is under option to purchase
by the People's Clinic for the purpose of constructing a building to house a medical clinic and
administrative services that combines their two existing facilities (Broadway and San Juan).
1.3 SITE DESCRIPTTON AND SURROUNDING LAND U5ES
The site for this specific application totals 2.546 acres in size. The south two thirds of the site
is zoned Mixed Use-Developing (MU-D) and the north one third is zoned Mixed Density
Residential-Developing. The proposed People's Clinic building is located entirely within the
MU-D zone. Medical clinics and offices are uses permitted through the Use Review process.
Directly east of the site across 17th Street is the Buena Vista Community Housing and a large
(30,000 SF) single-family lot. The Boulder Meadows Mobile Home Park lies to the south of
the site across Yarmouth. Vacant lots, also under option to the People's Clinic, lie
immediately west and north of the site. The proposed Holiday Drive-In Theater site is
northwest of the site (at future Yaupon Avenue and 16'~ Street) and will be developed in a new
urbanist, traditional neighborhood configuration
A variety of predominantly mixed-use developments are situated along the north side of
Yarmouth to the west of the site. Further west are more commercial and office uses associated
with the North Broadway corridor. A community park is proposed to be built northwest of the
proposed People's Clinic site. The general nature of the neighborhood is one that is evolving
from a largely rural area with a mixture of residential and commercial uses, without a clearly
defined overall character, to a more urban neighborhood, consistent with the broader
subcommunity Master Plan.
The site itself proposed for the People's Clinic contains one single-family home, and has had
t no other known uses in the past. It is relatively flat, gently sloping approximately 3,0% from
the northwest to the southeast. A number of trees exist on the site directly adjacent to the
single-family house. The site currently has long-range views northwest, west, and southwest to
' the foothills and distant Flatirons at ground level.
~ 1.4 SUMMARY OF ISSUES
The following is a summary of issues that were identified as important considerations for the
~ development of the People's Clinic Concept Plan. These issues were generated from the Pre-
Application Conferences and input from the neighbors to date.
~
, CONCEPT PLAN REVIEW-PEOPLE'S CLINIC
Community Design
• Plan should reflect the development guidelines of the North Boulder Subcommunity Plan,
including short blocks, a hierarchy of streets in a grid arrangement, front doors and front
yards facing the streets, build-to lines, pedestrian scale architecture, etc.
• Plan is integrated with the surrounding neighborhood.
• Address impacts on adjacent properties.
• Design parking areas to reduce visualimpacts.
• Landscaping, including streettrees, should serve as visual and noise buffer to abutting
developments.
Environment
• Address impacts on groundwater, drainage, and natural areas.
• Plan for water and energy conservation.
• Drainage should be conveyed to the appropriate drainageway without adversely impacting
downstream properties.
Transportation
• Evaluate access to parking.
• Provide bike and pedestrian connections.
Evaluate traffic impacts, including mitigation of impacts to abutting properties.
Evaluate Travel Demand Management (TDM) opportunities and programs to encourage
the use of alternate transportation options.
1.6 DEVELOPMENT CONCEPT
The new People's Clinic will be an attractive state-of-the-art building housing a medical clinic
and administrative services. The development of this site will include the axtension of 16`~
Street north from Yarmouth. The building(s) have been placed close to the street and the
parking area is located to the rear. The generously landscaped parking area will be accessed
from both 17'" Street on the east side of the site and 16'~ Street extended north along the west ,_
side of the site.
Narrow streets laid out in a grid framework provide interconnectivity within the neighborhood.
The streetscape on all three adjacent streets will be pleasant, lined with detached sidewalks and
regularly spaced street trees.
The development concept is described in more detail in the following sections of the Written
Statement.
, CONCEPT PLAN REVIEW-PEOPLE'S CLINIC
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~ 2.0 SITE PLANIVING AND CIRCULATION CONCEPTS
i 2.1 BUILDING LOCATION AND SITING
~ A. Buildin~ Siting
In accordance with the North Boulder Subcommunity Plan, the building(s) have been
located close to the surrounding streets to relate well to the neighborhood, and parking
' is located to the rear. The southeast corner of the site is the low point and is therefore
an excellent location for an enhanced landscaped detention pond. The building has
been recessed from the carner to provide this opportunity.
~ B. Setbacks
, South (front yard) setbacks: 15.0' (Yarmouth)
North (rear yard) setbacks: 10.0' (Internal)
East and west (side yard) setbacks: 10.0' (16'~ and 17`^ Streets)
~ 2.2 VEHICULAR AND PEDESTRIAN CIRCULATION
1 A. Vehicular Circulation
A study of the various circulation options for the surrounding area was undertaken to
determine the appropriate access streets to serve the People's Clinic site. Two skreets
~ will provide access to the site: 17`h Street on the east, and 161h Street along the west
edge of the site.
' Both entrances will be designed to convey a sense of arrival. In keeping with the North
Boulder Subcommunity Plan, the east half of 16`~ Sueet will be dedicated. It is
, envisioned that 16th Street will serve as the primary entry to the site, and 17`" Street.will
be utilized as the secondary entry, and will provide access for service, deliveries, and
trash removal. Patients to be dropped off at the Clinic's north entry will most likely
1 use the 16`" Street access.
E. Pedes[rian and Bicycle Circulation
' Pedestrian and bicycle connections have bean maximized in the People's Clinic site to
encourage alternate mode use. The building and parking area have been laid out to
, assure slow speeds, thereby minimizing pedestrian/vehicular conflicts. In addition,
pedestrian connections are provided within the parking area. Generally, detached walks
along the public streets will accommodate comfortable pedestrian circulation. The
~ "front door" to the clinic can be accessed from the sidewalk on Yarmouth, less than 70'
from the bus stop at Yarmouth and 17`h Street.
, A sidewalk along the north edge of the site will provide an east-west pedestrian
connection through the site to link the Buena Vista community housing with the
~ proposed Holiday Drive-In theater site and proposed park on future Yaupon St. It
aligns with the sidewalk on the north side of Yaupon.
,
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Bicycle cacks are convenientty located at the ~plaza" adjacent to the front door on the
north side of the building, and should encourage bicycle use.
~ WNCEPT PLAN REVIBW-PEOPLE'S CLIDIIC
2.3 PARKING
Vehicle parking for the People's Clinic patients and staff is accommodated in the 118-space
surface parking lot accessed from 16'~ and 17'h Streets. Parking is provided at a ratio of 1
space per 300 SF floor area, which is consistent with needs For a medical clinic of the nature
proposed. Due to off-setting parking demands between the adjacent residential parcel to the
north and the People's Clinic, the potential exists for joint parking opportunities which would
be explored at the time a development plan is proposed for that lot.
2.4 PUBLIC TRANSPORTATION
RTD Transit Route 204, a local bus route, provides service to the site via Yarcnouth Avenue,
immediately adjacent to the site, with a stop at the corner of Yarmouth and 17'" Street. This
route provides service north and south along 19ih Street and Broadway and connects to the
"Skip" at Yarmouth and Broadway which provides service to Boulder County Health and
Social Services, Community Hospital, Centennial Junior High, downtown, Boulder Bus
Station, University of Colorado, Basemar shopping center, National Bureau of Standards, and
Fairview High School a the south end of town. Additionally, route "Y" on Broadway provides
service to Lyons via Broadway/U.S. 36.
The bus stop location at 17'" and Yarmouth would be enhanced as part of the plan with a
seating area for passengers, placed adjacent to the landscaped area on the corner, Convenient
pedestrian access will be provided from the transit stop directly to the building. Opportunities
are being created by the site plan to accommodate a future re-routing of the Skip to provide
direct service to this location, should the opportunity arise.
The People's Clinic intends to continue its participation in the Eco-Pass program, providing all
staFf with Eco-Passes.
2.5 OPEN SPACE AND RECREATION
Immediately north and west of the People's Clinic site is a proposed 2.3-acre City park to be
developed in conjunction with the Holiday Drive-In site and will include passive and active
areas. In addition, approximately ~/z mile west of the site is the North Boulder Community
Park, providing a variety of open space and recreational opportunities to the staff, including
tennis, basketball, volleyball, softball, soccer, and playgrounds.
Open space within the People's Clinic site is provided primarily around the perimeter in the
centrally located island or bosque of trees in the parking area. Those areas that function
primarily as pedestrian ways such as sidewalks along the streets are also considered (but not
counted) as open space, because they contribute to the livability of the neighborhood.
The development of the People's Clinic site will provide approximately 30,800 SF (28% of site
area) of open space, approximatety twice the 15% requirement in the MU-D zone.
2.6 UTILITIES AND DRAINAGE
The People's Clinic site is covered primarily with native grasses, and the topography gently
slopes from the northwest to the southeast at approximately 3.0 percent in pre-development
i~ CONCEPT PLAN REVIEW-PEOPLE'S CLIMC
1
~ conditions. No unique geological or physical features are known to exist at the site. No
impacts to surrounding groundwaters are anticipated. A geotechnical report will be submitted
1 at final construction design with soil characteristics determined for consideration in foundation
and pavement design.
~ A. Utilities
Water and sanitary sewer are existing along the south and the east sides of the People's
Clinic properry in Yarmouth and 17'h. Fire protection witl be provided according to
1 City of Boulder specifications.
B. Stormwater Management
j~ There is no storm sewer available in the viciniry. Stormwater management for the
People's Clinic site is proposed to maintain theoretical historic drainage patterns across
~ the site. Based upon the Ciry of Boulder Design and Construction Standards, 100-year
detention ponding will be provided on site.
2.7 SOLAR ACCES5 CONSIDERATIONS
Due to the configuration of the proposed People's Clinic building, solar access shall be
maximized, and passive solar techniques incorporated into the architectural design of the
building.
2.8 VIEWS
The location and configuration of the proposed People's Clinic building provides view
opportunities for the staff and patients west and south towards the mountain foothills and
Flatirons.
2.9 TRAFFIC IMPACTS
Generally, this development will have minimal traffic impacts on the surrounding residential
areas, because the primary access to the property is from streets connecting directty to
Yarmouth Avenue, a major collector.
, CONCEPT PLAN REVIEW-PEOPLE'S CLINIC
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~ 3.0 LANDSCAPE DESIGN CONCEPTS
3.1 INTRODUCTION
Approximately 30,800 SF (28%) of the site will be in landscaped open space within the
People's Clinic development. Landscaping within the site will serve the users and the
community both aesthetically and functionally. The specific landscape materials chosen for the
development will emphasize a variety of colors, textures and forms in order to provide year-
round interest. Among the major landscape objectives are the foliowing:
• Provide attractive streetscapes
• Visually enhance architecturalfeatures
• Screen, break up, and shade parking areas
• Screen service and delivery and trash removal areas.
3.2 PLANT MATERIALS
All landscape designs should include a variety of plant material. Types of plant materials and
their uses will include:
1. Deciduous Trees
• Provide shade during hot summer months, especially along sidewalks and within the
parking area
• Define space through a canopy/overstory and create a human scale
2. Evergreens
• Provide year-round color
• Provide year-round visual screen
• Assist in climate control (diversion of cold winds)
• Create an excellent backdrop for colorful ornamental shrubs
3. Ornamental Shrubs
• Accent plants
• Provide color and winter form
• Berried plants attract wildlife
4. Hedge-like Shrubs
• Create visual screen
• Provide physical barrier
5. Ground Covers
• Provide alternative to grass
• Act as soil stabilizers to control erosion problems
• Create textural accents
3.3 STREETSCAPE
The Concept Plan for the People's Clinic site provides a rhythm of canopy/shade trees along
the perimeter streets spaced 40.0' O.C.
, CONCEPT PLAN REVIEW-PEOPLE'S CLINIC 6
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At key focal points such as entries into the site, evergreens and/or ornamental trees will
, provide backdrops to shrubs and perennial/annual beds, providing a variety of color and
flowers throughout the year.
3.4 RESOURCE CONSERVATION (XERISCAPE)
The landscape design for the People's Clinic site shall incorporate creative landscaping
concepts to conserve water usage within the development. Some xeriscape concepts include:
• Improve the soil by adding organic materials.
• Incorporate al[ernative grass varieties that are drought-tolerant and require less
maintenance, but have the same appearance as bluegrass.
• Incorporate organic mulches to reduce moisture loss through evaporation.
• Choose plants according to their need for water, sun and soils, and plant them within areas
of the landscape where they will thrive. Cluster plants with similar water requirements
together.
3.5 MINIMUM LANDSCAPE MATERIAL SIZE AND QUANTITIES
The landscaping within the People's Clinic landscaped open space areas and along the
perimeter streets will meet or exceed the City of Boulder's Landscape Design Standards.
3.6 IRRIGATION
All planted and landscaped open space will have a properly designed irrigation system. Full
coverage on all grassed and planted areas will be provided. The sprinkler system shall not
intentionally spray water on streets, driveways or sidewalks.
, CONCEPT PLAN REVIEW-PEOPLE'S CLIMC
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^ 4.0 EXTERIOR LIGHTING
, 4.1 GENERAL
~ All outdoor night-time lighting within the People's Clinic Site and along the perimeter streets
shall be designed to provide for the safety of the staff and patients, meeting EIS minimum
standards. All outdoor lighting shall be installed so that all direct rays are confined to the site
~ and adjacent propertias are protected from glare.
4.2 PARKING AREA LIGHTING
~ The lighting for any group parking areas interior to the development shall be of low-level
~ pedestrian scale. Light fixtures shall not exceed 15.0' in height.
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, CONCEP'C PLAN REVIEW-PEOPLE'S CLINIC
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I 5.0 ARCHITECTURAL DESIGN CONCEPTS
, 5.1 INTRODUCTION
~ The 17'h & Yarmouth site provides the opportunity to design a dynamic state-of-the-art medical
clinic which will enhance the Yarmouth streetscape and provide for the needs of families with
varying degrees of income. The MU-D zoning for this site allows a maximum floor area of
~ 60,540 SF (.6:1.0 FAR). The proposed 35,400 SF is approximately 58% of this maximum
requirement.
~ 5.2 ARCffiTECTITRAL CHARACTER
The People's Clinic is designed so that it relates to the buildings along Yarmouth and also to
the people walking by. To achieve this goal, the two-story building has been designed to
appear as two smaller buildings connected with a central reception/administration area. The
building has been broken down into three distinct blocks to form an "L" shape. This "L"
shaped building fronts onto both Yarmouth Avenue and 17~' Street and the parking is concealed
behind the building. Two entries provide public access to the clinic: one at Yarmouth Avenue
and 17`h Street adjacent to the Route 204 bus stop, and the other at the "crook" of the "L" on
the parking lot side.
The three "L" shaped blocks that comprise the People's Clinic are further broken down to
create a more human scale, pedestrian-friendly building. The fagade of the clinic that orients
towards 17~' Street will have a more residential feel through the use of building materials to
relate to the Buena Vista Housing Community. The side of the clinic that faces onto Yarmouth
Avenue would have a more businesslike feel to it through the use of materials that will relate to
that street.
The building configuration helps to capture views to the mountains. Second floor patios at the
ends of the building will provide outdoor seating opportunities to take further advantage of the
mountain views. The building will not exceed 35' in height. The exterior materials will be
predominantly stucco and masonry biock, with the roof designed with standing seam metal.
The composition and color of these materials are designed to further break the People's Clinic
into a more human scale building that will belong in the neighborhood. (See Conceptual
Architectural Elevations.)
Through the manipulation and integration of simple geometric shapes, the building is designed,
when viewed from nearly any direction, to be aesthetically pleasing and inviting to the
neighborhood residents as well as the surrounding community.
Slwdlpeople's cliniclwntten statement
, CONCEPT PLAN REVIEW-PEOPLE'S CLIHIC
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People's Clinic
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APPENDIX "6"
People's Clinic
SITE DATA
SITE AREA (GROSS): (2.546 AC.)
(-) 30' R.O.W, DEDICATION:
SITE AREA (NET):
MAX. FI.QOR AREA
(ALLOWED PER MU-D ZONING) (.6:1.0):
PROPOSED FLOOR AREA:
MAX. FOOTPRINT PROPOSED:
TOT, FLOORS PROPOSED:
PARKING
TOT, PARKING PROVIDED:
(1 SPACE / 300 SF FLOOR AREA)
MIN. PARKING REQD:
(1 SPACE / 400 SF FLOOR AREA)
EXCESS PARKING PROVIDED:
~ OPEN SPACE
TOTAL BUILDING COVERAGE:
~ TOTAL PARKING COVERAGE:
TOTAL ROW DEDICATION;
NET OPEN SPACE:
r
r
z
~
~
~
110,900 SF
10,900 SF
100,000 SF
60,540 SF
35,400 SF
23,000 SF
2
118 SPACES
89 SPACES
29 SPACES
23,000 SF (21%)
46,200 SF (41%)
10,900 SF (10%)
30,800 SF (28%)
~ ~ ~ ~ ~~ ~ ~ f~ ~UI ~ ~ ~ Ey ~~~ ~ ~ ~~ ~ ~ ~ !~
SITE DATA
SifE AREA (GRO55): 130,900 SF
(-) 30~ R.O.W. DEDICATION: 10,900 SF
SITE AREk (NEt~: 300,000 Sf
MAX.FLOOR AREA
(ALLOWED PER NU-D ZONING) (.6'lA}. 60,540 SF
PROPOSED ROOR AREA 33,400 SF
MN(. FOOTPIiINT PROPOSEO: 21,000 SF
ror. ~oorss oaovoseo: z
~ARK N
TOT. PARKING PItOVIDEP.
(15PACE / 300 SF FLOOR ARFA) 118 SPACES
NIN. PARKING FEQD
Q SPACE / 900 SF FLOOk AREA) 89 SVA~E~
FJLCE55 PARKING PROVIDED: 29 SPACES
oveu srace
rana eunnw~ covcwwE z;,ooo sF (ux)
TOTAL PARKING COVERRGE: 46,20D SF (il%)
TO~AL ROW DEDIUTION: 10,900 SF (IOA)
NETOPEUSVACE 30,80OSF(28S)
CONCEPT PLAN
People's Clinic
BOULDER,COLORADO
RRC
ASSOGIFiES
Rexac~• Fldnnrtg' ~25yn
'm
PROPOSED j o!
MIXED DENSITY;,`~.o°:.
RESIDENTTAL I °
(HOLIDAY ,, Iv~;
DRIVE-IN ~ ~
THEATER SITE) ~ ~
I li
II!:n~
__. -~
Yaupon Street(proposed)= ,
MXR-D
MLL-D
', TRACT 2837
.958 AC.
ACCE55
' TO PAFKING
~ A ~ Yarmouth Avenue
- '_.__ -._. - .___ _'.__ _.... .___'\ ~-._-- _--
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A+ PEDESTRIAN ENTRANCE
' d '~~ . TO CLINIC
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BOULDER MEADOWS J
MOBILE HOME PARK
-30'NOW
DEDIUTION
LOT 7 v ~ BLLENA VISTA
.916 AC ~n i~~
(MXR-D) I' ~ .
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R
I I 1_LLJ
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-10' S8 -TO VRNKING
~ E Yaupon Street
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~ ovc "^~°s ~ ' ~;:, INCORPORATE BENCH
, y~ ~ l '~~ mr i ; ~ INTO CORNER
~ e '~ I~~I~Q"~I~ -s i''. ; ~~ L4NDSCAPE FEAIURE
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5~ WIDE E.q$T- WEST
PEDESTRIAN CONNECTION
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6 NOV. 2000
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Right-of-Way Plan
Bike/Ped Impravements
Existing
Proposed
~ ----
On-Street Bike Route
On-Street Bike Lane
Sidewalk/Path - Key Routes
Off-Street Multi-Use Path
Off-Street Ped-Oniy Path
On-Street Bike Route
On-Street Bike Lane
Sidewa(k/Path - Key Routes
Off-Street Multi-Use Path
Off-Street Ped-Onl Path
~-~`
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~ _AVE------------~------il-_ = = -
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BOULDER MEADOWS
MOBILE HOME PARI~
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IiiIGN OR \, C1
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~~ Ped/Bike Underpass
~~ Off-Street Pedestrian Path,
Exact Location Undetermined
~~~~,
Improved Bike/Ped Crossing
CIVIC Slt@
x
~
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z
APPENDIX "E"
People's Clinic
^ ni ~ mii ~ i ~ i i ii~i
- ~ . PLQT OF THE ~
BUENA VISTA SUBDlVISION
A SUBDIVISION OF THE SW t/4, SE 1/4, SYVI/4, SEC.7, TIN,R70W,
6PM, COUNTY OF BOULDER, STATE OF COLORADO
H 89'29~E
303.15 E
.' e
- O
6 ~
589• 26~W
303.23~
~
589'2b'W
waar -.
wl
lY
n
~ople'~ Clinic ~~ ~
. ~I 4
8 ~
c
SITE~ . I °
r
~
TO WITNE55 CORNER
30' NORTN 8 40' EAST
OF THE SW LOANER
OF SEG7 SET BY
~C.ARMSTRONG.IN i9~8
5 89'
61
N 89•29'E
APPENDIX "F"
KeCOrd~d Baok b PegG ~~
F;I~d Boe~ A! Paya 253
N
OEC~Ge-~-.;,
K' 7T AlL MEN ?Y TFESE PRESE~: i 5
inet fhe undeniqned,.osepAB.r.a, o-~ _ia ~~,a o~•: ~-c ma.er<
ol lpat rt01 pr~paE1 :!I~e'q1 Bpulder :i~n1;, CcrrOE. :: i~nq
Rrthn Me aterior Ooundaries ot tnt Bueno Visto :uLdris~on, a
~ wbdivbim, pt the 51M1/4, SEI/4, SWI/4, SecT, TIt7, R70W 6P:A
accadnq to and m desaiDed oa the occan0anyinq plot thereol.
~ Thof ~Ehave toused tad real pmperty io be loid ouf ana
~ surveyed as tAe Bnr.c Vieo Sueair~s~on onE r+e nerep~ oe.Katt.
va ~el opm: ms sfretl, eRC.n es ')•c cncer oc tc. a,com~m.pn9
Wet, lo I~e ux ot th: DuEli: Por,Y:r.
T~W o8 e~pmses inrahrinq neceseay imqovemmis fa ail ;rilBy
fN+GES~ ~reeinq und ~c~mxe~inq, ares am y~tter; s.a.aol:s and
streef Do+nq snoq te finanad ty tAe telle~ a Ihe OurcAoser-
not by tAe Countr ot Boulder.
~ Tlwt thnf at no uriqofion d~fehes o~ ~r:e soid real prope~ty.
~ ~ ~ N~iln~ss rhe~eof ~ye~~ ~h~a~~ ~ereu:n ~et eu: nonds and seals
tris .L.r. acr o1 ~ILi~+~, 0.D. 1955.
v
• t' %..1
' ~rg~ , 1
, Ml(n' ~i'V:'
~--r----
STATE OF COLOkl,L~O
- COUNTY OF p0Ul.0Ek SS
.*he for~goma insfrument we; c9nowieagcG beme m~ thu
!~ Eoy of ~i4~ ,4,Q i955, bf wsepn 6. r.esi ontl
~ila Hess. ` ~
, Wifne~e my hcna anE oft~ciol sed. .~
' My tanmiasion txD~es ' z3 _
. _ ~ ~ Gu-,. ;S:F:;,:,,Q,:c
Nmay Puoii:.ti ,
~ PLANNWG CGMMISS(Ot! CEP,TiFii F'.TE -
- . apP~ed tks s~ Ocy of =. -~.--'~. , AL i955, Dy the
Canty Pionninq Commn~ion o! baokcr Coumy, •:acrado.
,
~ =:~•: ., ::i.~.,..,~.
Cndrmor. .
- ~ CGMlb15S~ONERS' CERTIFIC~TE
~ ApDroveO ihis _Ldoy ol '` w:J;~.-;.'•',A.0.1955,uy rhe
Ccunty Commiscionas of Boulda County, to~oroda
~ . ~ Choirmon
3o'rw+oeiHSOF~ER ~ CLERK AND RECORDERS CERTfFICATE
:SU4 CORI~ER Of
SEC.7 SET 8Y ' STA7E Of COLOFIA00 562280
JE.BYRAN IN 1926 CIXINTY Df BOtILDERj 55
,. ~v )
667.i0 i herebr ~er.tifY tAat fHs instrument .as fded in my oltice
~ - ~ ` o1en7_ o'eloe4.~, • , ,40.1455.ond is duly
, ., recaEe6 in Plat Book Jo_ an pege ~. .
~ ~ . . . . '„• .ti ~
. , • Recorder
ENGINEER~S GERTIfICaTE
1, Nenry d Balond, do ~ere6y ee!tifY fhot tAe oceompanyinq . . •F< ,.•• ~~~..
plat of tAt Buena Vista Subd~v~sion nos been prepared Dea~tr
undei my wpervision. , . • , . , . . '~r . '
. u~t.!:. ~.:.~:.i.w.. FeesJc:_p~ .
~ ~ Nedr d Bdaee ' . • . ~
' ~'' Requhred Enginerr ond Lond Swreya • •
. . ._. ....-- •--------- ~ -
+° - . .. .