Minutes - Planning Board - 03/22/2001APPROVED SEPTEMBER 6, 2001
• CITY OF BOULDER
PLANNING BOARD MINUTES
March 22, 2001
Council Chambers Room, Municipal Building
1777 Broadway, 6:00 p.m.
The following are the minutes of the March 22, 2001 City oF Boulder Planning Board meeting. A
permanent set of these minutes is kept in Central Records, and a tape recarding of tha meeting is
maintained for a period of seven yaars in Central Records (telephone: 303-441-3043}.
BOARD PRESENT:
Pefer Gowen
A1 Gunter, Vice Chair
Andria Jacob
Tina Nielsen
Alan O'Hashi
Beth Pommer
Mark Ruzzin, Chair
STAFF PRESENT:
. 7erry Gordon, Deputy City Attorney
7ean Gatza, Planner
Mary Lovrien, Board Secretary
Ruth McHeyser, Director of Long Range Planning
Peter Pollock, Planning Director
Susan Richstone, Comprehensive Planner
CALL TO ORDER
Chair M. Razzin declared a quorum at 6:05 p.m., and the following business was conducted.
2. ACTION ITEMS
A. Continuation of public hearing and consideration of proposed changes to the
Boulder Valley Comprehensive Plan Land Use and Area I, II, III Maps as part
of the Year 2000 Major Update.
M. Ruzzin said that the Board would like to further discuss the changes to the mixed use definitions
that wera approved by the Planning Board on March 15, 2001. The Board discussed the Mixed Use
Business and Mixed Use Industrial designations, specifically making sure that housing is allowed
but may not hava to be included in all parcels and what will predominate in each designation.
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City of Boulder
Planning Board Minutes
• March 22, 2001
Page 2
MOTION: On a motion by A. O'Hashi, seconded by T. Nielsen, the Planning Board reconsidered
(6-0; P. Gowen was not present for this item) its actions on the definitions for Mixed Use.
MOTION: On a motion by A. O'Hashi, seconded by A. Jacob, the Planning Board approved (5- I;
B. Pommer opposed, and P. Gowen was not present for this item) a change in the third sentence for
the definition of Mixed Use-Business to read "Business character will predominate, although
housing and public uses supporting housing wil! be encouraged aad may be required." T. Nielsett
offered a friendly amendment to change the fourth sentence in Mixed Use-Business and Mixed Use-
Residential and the fifth sentence in Mixed Use-Industrial to read' "SpeciFic zoning and other
regulations will be adopted which define the desired intensity, mix, ]ocation and design
characteristics of these uses." The friendly amendment was accepted by A. O'Hashi and A. Jacob.
MOTION: On a motion by A. O'Has6i, seconded by A. Jacob, the Planning Board approved (5-1;
B. Pommer opposed, and P. Gowen was not present for this item) a change in the third sentence for
the definition of Mixed Use-Industrial to read "Industrial character will predominate, although
housing and public uses supporting housing will be encouraged and may be required."
Area I Mixed Use Sites
~ • Parcel lA, west side of Folsom Street - Grove Street to Walnut Street. The change to Mixed
Use Business is proposed because the area is located on and near high frequency transit
routes, buildings are aging and provide opportunities for redevelopment, and a mixed-use
business designation would provide a better transition between the high density residential
neighborhoods to the west and the commercial area east of Folsom than tha existing arterial
business designation.
Parcel No. 1 A Description: West Side of Folsom Street - Grove Street to Walnut Street
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~ ~ Zoning: Transitional $usiness (TB)
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City oF Boulder
Planning Boazd Minutes
March 22, 2001
Page 3
MOTION: On a motion by M. Ruzzin, seconded by A. Gunter, the Planning Board redesignated
(7-0) the southern portion of ParcellA from High Density Residential to Mixed Use Residential
instead of approving the staff proposal to change the designation to Mixed Use Business.
MOTION: On a motion by M. Ruzzin, saconded by B. Pommer, the Planning Board retained (4-3;
P. Gowen, T. Nielsen, and A. O'Hashi opposed) the designation for the northern portion of
ParcellA as Arterial Business instead of approving the staff proposal to change the designation to
Mixed Use Business.
Parcel 1C, Pearl Street Corridor: Spruce/Folsom and 26th Streets. The proposed change to
Mixed Use Business is because there is a mix of new and existing service commercial and
retail uses on both sides of Pearl Street neaz this pazcel, other existing high density residential
uses are located on Peul to tha west, new convenience service retail uses to serve residents
aze located nearby along Pearl Street, the Daily Center for the Arts is nearby, high frequency
transit runs along Pearl Street, and this parcel is primarily underdeveloped/undeveloped.
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Parcel 1D, Pearl Straet Corridor: Spruce/Folsom and 26th Streets. The proposed change to
Mixed Use Residential is because there are existing residential uses along Spruce and future
residential use would help preserve neighborhood character, residential uses are located
directly across Spruce Street on the north side, mixed use projects have recantly been
developed along Pearl Street west of Folsom, and a new neighborhood park was recently
completed adjacent to this site to the west at Folsom.
Parcel No. lc, ld Description: Yeatl Jtreet Comaor: ~pruceitasom s ~om nuecu
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Acreage: ?.6 acres
Existlng zoning:
Communiry Business -Established CB-E;
in Ihe Boulder Urban Renewal Area
(BURA).
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MOTION: On a motion by P. Gowen, seconded by A. O'Hashi, the Planning Board approved (7-0)
the staff recommendation to redesignate ParcellC from General Business to Mixed Use Business
and Parcel 1D from General Businass to Mixed Use Residential.
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City of Boulder
Planning Board Minutes
• March 22, 2001
Page 4
ParcellE, west side of 28th Street, north ofMapleton Avenue and south of Valmont Road.
The change to Transitional Business is proposed because the chazacter of the buildings and
the current mix of uses serve extremely well as a transition from the residential
neighborhoods to Yhe west to 1he higher intensity commercial uses along 28th and Pearl
Streets, and the existing land use designation signals a desire for higlt intensity commercial
uses, while the proposed designation matches the existing character.
ParcellF, west side of 28th Street, north ofMapleton Avenue and south of Valmont Road.
The change to Mixed Use Business is proposed because high-frequency transit service is near
the parcel, the area has a diverse mixture ofretail and civic uses and is immediately adjacent
to an astablished residentia] neighborhood, this are is within a few blocks of the Goose Creek
pedestrian and bike improvements, and there is redevelopment potential for the properties
along 28th Street.
Parcel No. 1e & 1f Descript3nn: West side of 28th Street, Nonh of Mapleton
Avenue & South of Valmont Road
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MOTION: On a motion by P. Gowen, seconded by A. Jacob, the Planning Board approved (6-1;
B. Pommer opposed) the staffrecommendation to redesignate ParcellE from General Business to
Transitional Business and Parcel lF from General Business to Mixed Use Business. B. Pommer
opposed the motion because the proposal is too detailed and too site speciFic, and the property
owners have not voiced their intent.
ParcellG, Boulder Junction Area east and west of 28th Street, north ofMapleton and south
of Valmont Road. The change to Mixed Use Business is proposed because there is high
freyuency service on 30th and Pearl Streets, the area has a diverse mixture of retail,
residential, recreational and civic uses, the area has many aging buildings and underutilized
parcels where redevelopment is likely, and flood and bikeway connections will make this
area more amenable for rasidentia] uses.
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City of Boulder
Planning Board Minutes
March 22, 2001
Parcel No, lg, lh, lj, lk, lu
Description: Boulder Junction Area
casc ana west of Z8th Street, North of Mapleton ana ~ww u, . a~~~~~~~~ ..~a.,
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Page 5
MOTION: On a motion by P. Gowen, seconded by A. O'Hashi, the Planning Board approved (6-1;
B. Pommer opposed) the staffrecommendation to redesignate Parcet IG from General Business
to Mixed Use Business.
Parcel 1 H, Boulder Junction Area east and west of 28th Street, north of Mapleton and south
of Valmont Road. The change to Transitional Business is proposed because the area has
office uses and is currently zoned transitional business.
MOTION: On a motion by P. Gowen, seconded by A. Gunter, the Planning Board approved {7-0)
the staffrecommendation to redesignate Parcel 1H from General Business to Transitional Business.
Parcel 1J, west of 30th, north of Mapleton. The change to Public/Semi Public is proposed
because these properties are owned by the city of Boulder for the Goose Creek floodway
improvements.
MOTION: On a motion by A. Gunter, seconded by B. Pommer, the Planning Board approved (7-0)
the staff recommendation to redesignate Parcel 1J from General Business to Public/Semi-Pubiic.
Parcel l K, west of 30th, north ofMapleton. The change to Mixed Use Industrial is proposed
because there are existing commercial and service industrial uses in this area that have
redevelopment potential, and this area is a good place to preserve industrial uses while
adding housing because of its proximity to the Goose Creek bikeway, Mapleton ballfields,
and the Steelyards project.
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City of Boulder
Planning Board Minutes
• March 22, 2001
Page 6
MOTION: On a motion by P. Gowen, seconded by A. O'Hashi, the Planning Board approved (7-0)
the staffrecommendation to redesignate ParcellK &om General Business to Mixed Use Industrial.
Parcel lU, west of 28th, north of Valmont. The proposed change to High Density
Residential is proposed because the eastem half of this block is proposed for mixed use,
providing a good transition to adcl more housing on the western half, there are multi-family
residential uses to the west of the site, and there is high-frequency bus service and flood and
bikeway connections.
MOTION: On a motion by P. Gowen, seconded by T. Nielsen, the Planning Board approved (6-0;
A. O'Hashi recused because of a conflict of interest) the staff recommendation to redesignate
Parcel lU from General Business to High Density Residential.
Parcel 1L and Parcel 1M, southeast corner of28th Street and Glenwood Avenue, southeast
corner of 28th Street and Glenwood Avenue. The change for Parcel 1L to Mixed Use
Business is proposed because it is located on existing and future local and regional transit
routes. The change for Pazcel 1M to High Density Residential is proposed because the east
portion of the site can ba accessed off of 29th Street where there is a high density residential
neighborhood across 29th Street.
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Parcel No. Il & lm Description: SE Comer of 28th Street and Glenwood .Avenue
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Acreage: 4 acces
Zoning: Community Business (CB-E).
Medium Densitv Residential (MR)
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MOTION: A. Gunter made a motion to retain the existing designation of Medium Density
Residential for Parcel 1 M and redesignate Parcel l l from General Business to Mixed Use Business.
The motion was seconded by T. Nielsen. A. Gunter withdrew the motion because he felt that the
sites should be separated since there are different issues on each.
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City of Boulder
Planning Board Minutes
March 22, 2001
Page 7
MOTION: On a motion by M. Ruzzin, seconded by A. Gunter, the Planning Board retained (7-0)
the designation of Medium Density Residential for Parcel 1M instead of approving the staff
proposal to change the designation to High Density Residential.
MOTION: On a motion by B. Pommer, seconded by M. Ruzzin, the Planning Board retained (4-3;
P. Gowen, A. Jacob, and A. O'Hashi opposed) the existing designation of General Business for
ParcellL until the managing commercial growth project is complete instead of approving the staff
proposal to change the designation to Mixed Use Business .
Parcel 2B, west of 28th, north of Canyon. The proposed change to Mixed Use Business is
recommended because high-frequency transit exists and is planned in the area, the site has
a diverse mix of retail, office, and residential uses, some buildings in the area present
redevelopment opportunity, and the site is large enough to incorporate residential amenities
along with a mix of other uses.
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Acreage: 1 J acres
Zoning: Reeional Business (RB-E)
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MOTION: On a motion by P. Gowen, seconded by A. O'Hashi, the Planning Board approved (6-1;
B. Pommer opposed) the staffrecommendation to redesignate Parcel2B from Regional Business
to Mixed Use Business.
Parcel 3A, east of 30th, north and south of Pearl. The proposed change to Mixed Use
Industrial is recommended because it would provide consistency with the zoning of the site,
high-frequency transit is available, the two south parcels have redevelopment potential and
are adjacent to the rail line in an area that has been discussed for a rail station, and the area
has a diverse mixture of retail, office and light industrial uses.
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City of Boulder
Planning Board Minutes
• March 22, 2001
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Page 8
MOTION: On a motion by P. Gowen, seconded by A. Gunter, the Planning Board approved (7-0)
the staffrecommendation to redesignate the north portion of Parcel3A from Community Industrial
to Mixed Use Industrial.
MOTI ON: On a motion by B. Pommer, seconded by A. Gunter, the Planning Board retained (6-1;
• P. Gowen opposed) the curnent land use designation ofCommunityIndustrial on the middle portion
of Parcel 3A instead of approving the staff proposal to change the designation to Mixed Use
Industrial. P. Gowen opposed the motion because he preferred Mixed Use Industrial at this location.
MOTION: On a motion by B. Pommer, seconded by T. Nielsen, the Planning Board retained (6-1;
P. Gowen opposed) the current land use designation of Community Industrial on the southern
section of Parcel3A instead ofapproving the staffproposal to change the designation to Mixed Use
Industrial. A. Gunter thought that this sita shou]d be changed to Industrial Service so that it matches
the other side; this would preclude a rush to development that would add office buildings. B.
Pommer said that since redevelopment is not likely to happen right away, this item could be
revisited at an annual update of the BVCP. P. Gowen opposed the motion because he supports the
long-term vision of the Mixed Use Industrial.
DEFINITION OF NATURAL ECOSYSTEM AND DELETION OF NON-URBAN
PARKS
MOTION: On a motion by T. Nielsen, seconded by P. Gowen, the Planning Board approved (6-1;
A. Gunter opposed) the staff recommendation to change the definition of Natural Ecosystem and
delete the non-urban parks designation. A. Gunter opposed the motion because he thought that the
Mountain Parks lands could remain as Non-Urban Parks as opposed to Open Space because there
is a different set of operating rules between the two. He said that changing the land designation to
~ Open Space may change the rule structure which has been carefully crafted.
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City of Boulder
Planning Board Minutes
• March 22, 2001
Page 9
CHANGES TO THE LAND USE MAP TO DESIGNATE PROPERTIES AS OPEN
SPACE AND URBAN AND OTHER PARKS
MOTION: On a motion by T. Nielsen, seconded by P. Gowen, the Planning Board approved (6-1;
A. Guuter opposed) the staff recommendation for proposed changes to the Land Use Map to
designate properties Open Space and Urban and Other Parks.
CHANGES TO THE PLANNING BOUNDARY AND AREA I, II, III MAP
MOTION: On a motion by P. Gowen, seconded by A. O'Hashi, the Planning Board approved (7-0)
the changes to the Planning Area boundary and confirmed the changes to the Area I, II, III map as
approved by the separate actions of the Board.
S. Richstone outlined the following next steps for the BV CP review: Apri117, City Council review;
Apri112, Boulder County Commissioners will meet with City Council to discuss the BVCP policies,
and then the Commissioners will schedule the date of their hearing on this item; Apri124, possible
joint Planning Board/City Councii study session regarding the BVCP; and April 26, Planning Board
meeting to consider further actions regarding its decisions if they differ from the decisions made by
City Council. She said that there will be adequate public notice regarding the review by City Council.
• 3. ADJOURNMENT
The Planning Board adjourned the meeting at 10:05 p.m.
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