HomeMy WebLinkAbout6B - Site Review #LUR2000-SI017, One Boulder Plaza, 1800 BroadwayCITY OF BOULDER
PLANNING BOARD AGENDA ITEM
MEETING DATE: April 19, 2001
(Agenda Item Preparation Date: April b, 2001)
AGENDA TITLE:
Public hearing and consideration of One Boulder Plaza for Site Review and Use Review
#LUR2000-SI017 comprising two square blocks zoned RB 1-X , to permit development of
two new buildings, relocation and reconstruction of a drive-up facility and redevelopment of
three existing buildings with up to 394,737 square feet of building area (of which 89,713
square feet will be residential floor area) at 1800 Broadway, 1801 13"' Street, 1313 Canyon
and 1300 Walnut. The request includes a building height exception to SS feet, setback
reductions along Canyon Boulevard and development of a plaza within a portion of the 13`h
Street right-of-way. The applicant is seeking creation of vested property rights in accordance
with Section 9-4-12 "Creation of Vested Rights," B.R.C. 1981.
Applicant/Owner: Vail Lizard 1313 LLC and, Vail Commons Partnership, LLP and GB
Ventures, LLP, Tenants in Common
REQUESTING DEPARTMENT:
Planning Department
Peter Pollock, Planning Director
Bob Cole, Directar ofProject Review
Brent Bean, Senior Planner, Presenter
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ovERViEw:
The Planning Board is asked to consider a Site Review and Use Review (drive-up) composed
of two square blocks located between Broadway, 14'h Street, Walnut Street, and Canyon
Boulevard. This project totals 394,737 square feet of building area, of which 89,713 square
feet will be for residentia] use. Planning Board considered the Concept Plan Review for this
site on June 1, 2000 and supported the general development concepts proposed for the site.
The north half of the block, north of Canyon between 13"' and 14"' Streets (1300 Walnut) has
been added to the plan since that time.
Staff is recommending contingent approval of this request until the applicant substantiates
that the proposed floodplain mitigation methods are consistent with city and federal
standards. Significant changes to the building locations and heights may be required if the
applicant cannot show that the proposed flood proofing methods meet city and federal
standards.
STATISTICS:
Proposai: Development of up to 394,737 square feet of building area, of which
89,713 square feet must be for residential use (1,7 FAR for non-
residential use and 0,5 FAR for residential). Requested variations to the
land use regulations:
- Height exception to 55 feet
- Setback variation:
• 18 feet for 1800 Broadway, required 25 feet
• 18 feet for columns and 20 feet to principal building at
1801 13`h Street, 25' required
• 21 feet from Canyon far 1313 Canyon, 25 feet required
- Encroachxnent into 13'h Street right-of-way far development of a
privatefpublic plaza.
- Place the residential component for the 1800 Broadway block on
the 1301 Canyon property.
Project Name: One Boulder Plaza
Location: Two squaze blocks between Broadway, Walnut, 14`h Street, and Canyon
Boulevard.
Size of Tract: 179,426 square feet or 4.12 acres
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Zoning: R$1-X Regional Business One Redeveloping
Comprehensive Plan: RB Regional Business District
I{EY ISSUES:
1. Is the proposed site plan consistent with the Central Area Plans of the
Comprehensive Plan?
2. Is the building design consistent with the Downtown Design Guidelines?
3. Is the plaza development consistent with the Downtown Design Guidelines?
4. Is the proposed building height consistent with site review criteria for a height
exception?
5. Is the residential component of the plan in the appropriate locatiott, and is the
' transferred tloor area associated with the uses appropriate for this site?
6. Does the relocation and temporary drive-up facility locations meet the requirements
of a Use Review for a drive-up facility?
7. Has the applicant demonstrated that the proposed flood proo£ng method meets city
and federal design standards?
BACKGROUND:
The Concept Plan far this request was reviewed in June of 2000. Comments made at that time
supported the transfer of density to the 1313 building from 1801 Broadway and 1801 13`" Street,
the plaza concept within a portion of the 13`~ Street right-of-way, and the general bulk and scale
of the proposed buildings. Since that time, an amendment fo the Land Use Regulations was
approved permitting the transfer of residential densities within a contiguous block of a
development.
Summary o£ Proposal
This request is for consideration of a Site Review containing four phases of development, the
first being 1313 Canyon containing the bank, a redesigned drive-up, and up to 31 residential
units. This building is proposed to contain four floors with the bank being housed in the first and
second flaors and up to 31 residential units in the second, third, and fourth floors. Two floors of
underground parking have also been proposed to be below this building. Thirty parking spaces
are required to be provided on site; one per residential unit. This building will include all 31
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units proposed for the first three .phases of the development, transferred from 1800 Broadway and
1801 13th Street.
The second phase is the development of the 1801 building and plaza along 13`h Street. Two
floars of below-grade parking and a four-story building with a total height of 55 feet have been
proposed for this half block. The first floor has been proposed to house retail and restaurant
uses, and the second to fourth floors would house office uses. The central section of the building
along 13`h Street will have a curved building face based on the configuration of the plaza in 13`h
Street.
The third phase is the 1800 Broadway building in which the building area will be expanded and
new facade elements added to create a more street friendly building by bringing the building
closer to Broadway and Walnut. The current height of the building will not be exceeded (lower
than the 1301 building), but this building will be considered one building with the 1301 13'h
Street building because of the atrium connecting both buildings.
The fourth phase is shown as the north half of the 1800 block of Canyon that faces onto Walnut
Street. The only development planned for this site is a temporary drive-up proposed for the
northeast corner of the site. This phase of the development will require submittal of Site Review
plans subject to review and approval by the city. It is anticipated that up to 85,692 square feet of
development will occur on this portion of the site, containing a minimum of 19,476 square feet
of residential use (six plus units) and 66,217 square feet of office/retail use.
Affordable Housine
The applicant will be developing 31 residential units on the 1301 Canyon site and six or more
units on the 1300 Walnut portion of the site. The 1301 site will incorporate the housing area
permitted far the 1800 Broadway and 1801 13'h Street sites in addition to the housing permitted
at 1313 Canyon. Three Permanently Affordable housing units will be constructed at the 1313
Canyon site and three unit equivalents will be paid for to meet the 20% Permanently Affordable
housing requirement. The applicant has agreed to provide 20% (two) of the units on the 1300
Walnut site as Permanently Affordable units.
Public Amenities
The applicant has proposed the development of a plaza within a portion of the 13`h Street right-
of-way and his property. The plaza has been proposed to create an amenity for the development
and the city as well. The plaza provides a community space for both summer and winter (ice
skating rink) use. The plaza will also be visible from the mall and serve as a draw to bring
people from the mall down 13`" Street to the Civic Center area.
ANALYSIS:
The basic concepts for the design and placement of buildings on this site aze consistent with
current city policy. However, the applicant has proposed a nonstandard method of flood proofing
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the new buildings. 'The applicant has not proven to the city's satisfaction that this method will
work. As a result, the building plans and site improvement proposed for this plan may have to be
altered significantly if the applicant's flood proofing method cannot be shown to meet city and
federal flood proofing standards.
Is the proposed site plan consistent with the CenCral Area Plans of the
Comprehensive Plan?
The downtown strategies listed in the 1996 Comprehensive Plan are as follows:
1. Assure the long-term economic vitality of the downtown area.
2. Establish a pedestrian district
3. Provide improved links between tfle downtown and the civic center
4. Locate and build additional public places in the downtown area
5. Design an@ conshuct streetscape improvernents throughout the downtown
6. Maintain the historic character of the downtown area
7. Expand the role of the arts downtown
8. Encourage residential uses adjacent to the downtown
9. Provide better access downtown for altemative modes of transportation.
The basic concepts of this plan are consistent with the strategies listed above. New buildings
will be added to the downtown area, providing additional retail, office, financial institutions,
parking, and housing. Pedestrian movements through and within the two block area will be
improved. A new link and draw between the mall and the Civic Center will be providad in the
form of the plaza. The "boulevard" aspects of Canyon Boulevard will be enhanced within the
context of this plan. Streetscape standards are being met or exceedad. This site will be one of
the first downtown properties to develop new residentiai units within the downtown development
area. Combining all of these factors, the plan for this site wi11 be consistent with the downtown
goals as expressed within the Comprehensive Plan.
2. Is the building design consistent with the Downtown Design Guidelines?
The plans for this site have been reviewed by the Downtown Design Advisory Board (DDAB),
and ara generally supported by the Board.
The proposed davelopment includes three new buildings that will be quite large by cunent
downtown standards, but not for newer buildings being constructed in the downtown area. The
buildings at 901 Walnut, 921 Walnut, and 15`h and Walnut are three newer buildings that precede
this development. All of these buildings have maximized the amount of building area permitted
on the sites at the time of going through the development review process. The Exeter & Randolf
buildings and the bus station are three older buildings found in the Walnut street comdor that
exceed the current size and bulk requirements for building areas. The Exeter building has an
FAR of 4, the Randolf building has a Floor Area Ratio (FAR) of 2.34, and the parking gazage has
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a bulk equivalent to an FAR of 3. The new buildings will appear to be large structures due to
their height and mass but will be consistent with the surrounding area and the anticipated FARs
for downtown.
The newer buildings will create a more pedestrian-friendly streetscape through the use of varied
sidewalk materials, street trees/furniture, building materials, and relationship to the sidewalk.
This plan will also enhance the "boulevard" effect along Canyon with the introduction of new
landscaping and pedestrian treatments and introduce a"pedestrian plaza" into the 13`h Street
right-of-way. The alley (to be vacated) has been designed to create a pedestrian conidor within
the development and will include a public access easement.
The 1801 13`h Street building does not meet a strict interpretation of this criteria because the
plaza interrupts the street frontage. One of the Downtown Design Guidelines (DDGs) directs
that a majority (70%) of a building face be placed along a street frontage. While not in strict
compliance with this provision, the building does front onto the plaza and 13'h Street for 100% of
the frontage along 13`h Street. DDAB found that this design meets the intent of the DDGs.
The buildings at 1313 13'h Street and 1801 Canyon are both large, but the architecture has been
varied to create the appearance of more than one building. The building at 1800 Broadway will
still be a contemporary design. The shape and scale of the building will be changed to blend
more with the mixed bulk and scale of other downtown buildings, creating a more pedestrian-
friendly feel to the streetscape along Broadway by expanding the buildings out to the street
frontage.
The 1800 Broadway building is an existing contemporary building. Additions and new material.
will be added to this building to make it more consistent with the DDGs. However, it is more
difficult to design this building to look like several different buildings. The new additions and
facades will help to break up the building and its current monolithic appearance along Broadway
and Canyon Boulevard.
This plan has been designed to encourage pedestrian use of the site. The Canyon Boulevazd
experience will be enhanced with new walkways and landscaping. Broadway will be made more
pedestrian friendly by bringing the building fronts out to the sidewalks and improving
landscaping within the pedestrian corridor. Significant pedestrian improvements will be made to
13`h Street with the addition of the new plaza and proposed landscape elements. The alley
between 13"h and 14`h will also be improved to encourage pedestrian use, mixed with limited
motor vehicle use. The new buildings have been designed as store fronts to provide more
openings for pedestrian access and visual interest. For the downtown area, this plan provides a
strong connection between pedestrian, buildings, and streetscape elements.
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The 1313 Canyon Boulevard design is in sync with the DDGs. The building will have the
appearance of several different buildings attachad at zero lot line, while providing a new building
face to tha Canyon Boulevard frontage.
3. Is the plaza development consistent with the Downtown Design Guidelines?
The city has encouraged the development of an attraction between the mall and the creek
corridor. The plaza will provide a visual connection at a pedestrian scale between tha mall and
the Civic Center. If the plaza is to function as a reason for people to leave the mall and come
down 13'h Street to it, it must be visible from the mall. Placing the plaza within the central
portion of the 13`" Street right of way will make it visible when people cross the mall at 13"'
Street.
The second aspect of the success of this area will be the type of activiYies that are planned to
occur within the plaza. During the snimner months, the plaza will provida space for several
funetions; dining area, entertainment area, fountain(s), possibte expansion of the farmers' market
and pedestrian seating. To encourage winter use of the plaza, the piaza has been designed to
accommodate an ice-skating rink. AII of these aspects support the success of the plaza.
The DDGs do not speak to the use of public right-of-way for expanded private public uses such
as the proposed plaza, but the intent of the regulations is to provide a pedestrian-friendly
streetscape. The plaza will further this goal.
4. Is the proposed building height consistent with site review criteria for a height
exceptioa?
All of the buildings proposed for development in phases 1-3 will be approximately 55 feet tall
based on city height calculation methods. Existing buildings (Randolf, Exeter, the 14`" and
Walnut parking garage, and the new building at 15`" and Wainut} are all very close to 55 feet in
height and found along the south side of Walnut. The First Presbyterian Church, the 14`h Street
parking garage, and 1800 Broadway (part of this plan) all have heights of up to 55 feet and front
onto Canyon Boulevard, This plan will introduce new buildings with heights of up to 55 feet
along both the Walnut/Canyon Boulevard corridors as well.
The proposed heights of the new buildings will be similar to existing buildings within the
Canyon/Walnut corridor, but the bulk of the buildings will be from,l8 Yo 25 feet back from the
right of way along Canyon. The boulevard aspect of Canyon will be strengthened through the
addition of street trees and pedestrian walks. The addition of trees within the Canyon corridor
will reduce the impacts of the new building heights, but until the trees mature, the building
heights will be evident. The building heights along Broadway, Walnut, I3`" and I4'h Sfraet will
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be within the character of these streets. The downtown area is one of the few areas in the
community that buiiding heights of up to 55 feet are anticipated to occur on a regular basis.
5. Is the residential component of the plan in the appropriate -ocation, and is the
transferred floor area associated with the uses appropriate for this site?
The applicant has requested to transfer all of the residential units to the south half of the block
between 13"' and 141° for phases 1-3. Planning Boazd supported this concept at the time of
Concept Plan Review, and the city amended the Land Use Regulations to make it clear that a Site
Review project can transfer the residential FAR bonus within a development provided the FAR
requirements of the regulations are met for each building. The 1313 Canyon building will not
exceed the permitted 2.2:1 FAR permitted on the site while providing all the residential floor
area required for the 0.5 PAR bonus.
The applicant requested developing al] the residential units at the 1313 Canyon site to avoid
duplication of building services and separations of residential uses from non-residential uses.
Services that would have to be duplicated in each building include providing separate elevators,
stairs and climate control elements for the two uses of the building.
Dispersing the residential units equally within all of the buildings would have resulted in
spreading the residential units through out the site. Most of the units would have occurred on
upper floors of each building. Residential uses, however, would be open for- more impacts from
adjacent properties because they would be placed over or across from more non-residential uses,
increasing potential conflicts.
The applicant will be providing Permanently Affordable housing units in accordance with the
provisions of the Inclusionary Zoning regulation. The 1313 Canyon building will have up to 31
residential units developed on site. Of these units, 3(10%) will be Permanently Affardable, and
the cash in lieu contributions for up to 3.2 units will be provided for the other 10% required, The
applicant has agreed to provide 20% of the Permanently Affordable units at 1300 Walnut (north
half of the block) rather than provide a cash in lieu contribution.
6. Does the relocation aad temporary drive-up facility locations meet the requirements
of a Use Review for a drive-up facility?
The criteria for consideration of a drive-up review of section 9-3.4-6 (see Attachment C)are met
by this request. The temporary site will be placed within an existing pazking lot and use existing
curb cuts for access. The temporary drive through will be placed within an existing parking lot
and some existing parking will remain in the lot. There may be some conflicts with persons
parking and use of the temporary drive up, but these will be internal to the site.
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The new driva up wil] be within Yhe confines of the 1313 Canyon Building. Access to the drive
up will be through the ailey and exiting will be onto Canyon at an existing curb cut. No new
impacts should result as a result of approving the drive-up facility.
Has the applicant demonstrated that the proposed flood proofing method meets city
standards?
As this report is written, the floodplain issue has not been resolved. This issue is that the
southern portions of this site are located within the one-hundred-year floodplain for Boulder
Creek, and the applicant has proposed a non-standard method of flood proofing the buildings.
Normally, walls and/or raised buildings are used. The concept proposed is not to use walls to
deter flood water, but rather to have all the doors act as the flood prevention system by placing
gaskets behind the doars. The gaskets would seal the doorways as rising water, levels press
against the doars sealing the doors shut. Doors, windows, and the walls of the building would
serve to keep flood waters from entering the building.
Staff has no evidence that this method works or is being usad for flood proofing in other
communities. Whila the staff is intrigued with this method of flood proofing, a working model
has been requested to show how the system would work. Should the applicant not be able to
show that this system works, the buildings will be required to use conventional flood proofing
methods which include the use of walls and/or raised entries placed above the flood elevation.
This may require redesign of the projact. Staff has recommended a contingent approval, which
will result in Planning Board action not being final until the applicaut has satisfied this condition.
Upon a finding by the city that this contingency has been met, the notice of disposition will be
filed and the 14-day call-up period will begin. The contingency will also only be valid for one
year from the date Pianning Board takes a positive action on the request, Should the appiicant
not be able to satisfy this contingency, the Site Review will be denied, and a new requast would
have to be considered.
PUBLIC COMMENT AND PROCESS:
City staff has received five or six calls on this plan. The comments have genarally been
supportive of the concept or there ware questions regarding when the residential units will ba
availabla for sale. Staff and the applicant met with the owner of the 1300 Walnut block in
January. The owner raised some concems with the development of the site; however, the
applicant has now acquired this property since that time and added it to the final site plan as
phase four of the development. Staff has not heard nagative comments regarding the cunent
development proposal from other landowners in the downtown area.
DDAB has reviawed the proposed architecture for the site and has found that the plans ara
consistent with the Downtown Design Guidelines. If the plans change significantly, DDAB
should revicw and comment on plan changes.
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Required public notice was given in the form of written notification mailed to all property
owners within 600 feet of the subject property and a sign posted on the property for at least 10
days. All notice requirements of Section 9-4-2, B.R.C. 1981 have been met.
STAFF FINDINGS AND RECOMMENDATION:
Planning staff finds that:
The Downtown Design Advisory Board has reviewed this reauest and found that the
general design and azchitectural elements of the proposed buildings are consistent with
the provisions of the Downtown Design Guidelines.
The proposed FAR and land uses for this site are consistent with the provisions of the
RBI-X zone district.
The project is consistent with the goals and policies of the Comprehensive Plan.
4. The Site Review is consistent with the criteria for consideration of a Site Review of
section 9-4-11.
The use review for relocation of the permanent drive-up facility on the 1313 Canyon
Boulevard property meets the criteria for placing a drive-in facility on a property adjacent
to Canyon Boulevard, and the temporary relocation meets the criteria providing access is
only from existing curb cuts on 14`" Street and the alley is vacated.
6. The flood proofing methods for this site have not been accepted by the city and the
method of implementing the flood proofing requires further study. Approval is therefore
contingent on final acceptance of the flood proofing methods. Issuance of the final
"Notice of Disposition" and starting the 30-day call-up period will not begin until the
final method of flood proofing the buildings has been approved by the city.
Staff recommends that Planning Board contingently approve Site Review and Use Review
#LUR2000-SI017 incorporating this staff inemorandum and the attached Site Review Criteria
and Use Review Checklists (Attachments B and C) as findings of fact.
RECOMMENDED CONDITIONS OF APPROVAL
1. This approval is contingent upon the Applicant obtaining the necessary floodway permit
pursuant to Chapter 9, B.R.C. 1981, or variance pursuant to Section 9-9-10, B.R.C. 1981.
This approval will not become effective unless and until the Applicant demonstrates to
the satisfaction of the Director of Public Works that the flood proofing methods proposed
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for this site meet city and federal flood proofing standards. The Applicant must fulfill the
above contingency prior to April 19, 2002 or this contingent approval will automatically
lapse without further notice. The Notice of Disposition will not be issued and the 30-day
call-up period will not commence until the contingency is removed. The time period for
the development schedule specified in Section 9-4-8, B.R.C. 1981 shall commence when
the contingency has been satisfied and the approval is final.
2. The Applicant shall be responsible for ensuring that the development shall be in compliance
with all approved plans dated February 20, 2001, and Applicant's written statement dated
August 21, 2000 and on file in the city of Boulder Planning Department.
3. The temporary drive-up may be located in the northeast portion of the 1300 block subject to
the following conditions:
a. Prior to the application for any building permits for the temporary drive-up facility,
the Applicant shall:
i. Apply for the vacation of the alley right-of-way. Construction of the
• temporary drive-up faciIity will be permitted upon City Council approval of
an ordinance vacating the alley right-of-way.
ii. Submit a final site plan for the temporary drive-up facility, subject to the
review and approva] of the Planning Department.
b. Access to the temporary drive-up facility shall be taken from existing curb cuts on
14th Street.
a The temporary drive-up facility shall cease operation within 18 months ofthe
issuance of a temporary certificate of occupancy or certificate of occupancy, or
concurrently with the issuance of a certificate of occupancy far the new facility which .
will be located on the southeast corner of the 1300 block, whichever occurs first.
4. Prior to a building permit application, the Applicant shall submit the following items for the
review, and subject to the approval, of the Planning Department:
a. Final architectural plans, including materials and colors, to ensure compliance with
the intent of this approval. Final plans shall be submitted for review by the
Downtown Design AdvisoryBoard. Final detailing, materials, and colars, are subject
to Planning Department review and approval to assure the style is consistent with this
approval.
b. A detailed landscape plan, including size, quantity, and type of plants existing and
proposed; type and quality of non-living landscaping materials; any site grading
proposed; and any irrigation system proposed, to ensure compliance with this
approval and the city's landscaping requirements. Removal oftrees must receive prior
approval of the Planning Department. Removal of any tree in the city right-of-way
must also receive prior approval of the City Forester.
c. A detailed lighting plan showing location, size, and intensity of illumination units,
showing compliance with Section 9-33-17, B.R.C. 1981.
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d. Building elevations for the trash enclosure, including materials, to ensure compliance
with this approval and compatibility with the surrounding area.
Prior to a building permit application, the Applicant shall submit the following items for the
review, and subject to the approval, of the Public Warks Department:
a. A detailed stormwater and flood management plan meeting the requirements of the
city of Boulder Desigri and Construction Standards and the provisions of the city's
Master Drainage Plan.
b. A detailed final master utility plan showing proposed private and public utility
systems, including water, sewer, electric, gas, drainage, telephone,
telecommunications, and any other services that will supply the subject parcel.
The Applicant shall install signs in compliance with all requirements of Chapter 10-11,
B.R.C.1981, with the exception that the free standing sign locations shown on the plan dated
April 19, 2001 are approved as a part of the site review.
The Applicant shall not expand or modify those portions of the site subject to the use review
approval, except pursuant to Subsection 9-4-9(g), B.R.C. 1981.
Approved By:
~Peter Pollock, Directar`
Planning Department
ATTACHMENTS:
Attachment A:
Attachment B:
Attachment C:
Attachment D:
Attachment E:
Vicinity Map
Site Review Criteria Checklist
Use Review Criteria for a drive-up review
Development Review Results and Comments
Excerpt of Junel. 2000 Planning Board Meeting
Minutes Concept Plan Review and Comment
Attachment F:
Attachment G:
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Staff inemorandum of June 1. 2000 Planning Board
Meeting Concept Plan Review and Comment
ApplicanYs Written Statements and Proposed Plans
AGENDA ITEM # ~(J Paee 12
ATTACHMENT A
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- LOCA710N:
1$0~ SR~AD~lV.l~Y/1313 CANYON
- APPLICATION TYPE:
Vacation (ROW/Streets/Alleys}
Site Review
- ZONING:
RB1-X
- APPLICANTS:
Jerry Lee
Vail Lizard 13~13, LLC
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LOCATOR MAP !I!
pgenda Item # ~ Page # .li~.__
ATTACHMENT B
SITE REVIEW CRITERIA:
Boulder Valley Comprehensive Pfan:
(A) 7he proposed site plan ls consistent with the purposes and policies of !he Boulder
Valley Comprehensive Pian (BVCP. The plan is consistent with the current BVCP and its
policies relating to development in the downtown area. The plan proposes maximizing the
amount of building area permitted within the existing zone districts with the addition of up to
31 residential units. The buildings have been pulled back from Canyon Boulevard to retain
the "Boulevard" effect along Canyon. The building facades have been varied to give the
appearance of more than one building along street frontages. The building at 1800 Broadway
is an existing contemporary design that will be modified in building materials and colors to
produce a more broken appearance consistent with this policy. The Downtown Design
Advisory Board (DDAB) has reviewed the design elements of this plan several times and
found the concepts to be consistent with the Downtown Design Guidelines as well.
(B) The proposed development shall notexceed the maximum density associated with the
Boulder Valley Comprehensive Plan residential land use designation. Additionally, if
the density of existing residential development within a 300 foot area surrounding the
site is at or exceeds the denslty permitted in the Boulder Valley Comprehensive Plan,
then the maximum density permitted on the site shall not exceed the lesser of:
(i) the density permitted in the Boulder Valley Comprehensive Plan, or,
(ii) the maximum number of units that could be placed on the site without waiving
or varying any of the requirements of Chapter 9-3.2, "Bulk Requirements,"
B.R.C.9981.
The plan is well within the permitted density for the overail site. Planning 8oard and Ciry
Council have supported locating all the residential uses within the 1313 portion of the site for
phases 1, 2 and 3. Phase four wiA provide additional residential units at the time final plans
are provided for the site.
II. Site Desis~n: It utilizes site design techniques which enhance the quality of the project. In
datermining whether this subsection is met, the approving agency will consider the following
factors:
A. Open space, including without limitation, parks, recreation areas, and playgrounds:
1. Useable open space is arranged to be accessibie and functional; This is a downtown
project where open space uses are more limited than normal, but the overall open space
requirements for 20% open space are being met within the context of the whole site. The
appiicant is eonstructing a plaza within the 13'" Street right-of-way that provides open spaee
to both Blocks in this development. Open space areas for residents within the 1313 building
will also be provided fn the form of private decks and patios,
2. Private open space is provided for each detached residential unit; Private decks will be
provided for each residence of the project. The minimum deck size is required to be 36
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squaFe feet with a minimum width offourfeet. Staffwould encourage the applicant to provide
a minimum of 60 square feet of deck area per unit given the limited useable open space at
ground level for this site and its location within the downtown area.
3. The project provides for the preservation of natural features, including, without limita-
tion, healthy long-lived trees, terrain, and drainage areas; There are a number of existing
trees on this site. The preservation or relocation of existing trees has been considered by the
Forestry division. Where possible, the city will work with the applicant to relocate healthy
existing trees.
4. The open space provides a relief to the density, both within the project and from
surrounding development; Private decks will provide open space for residents of the site.
The applicant is also providing a public plaza within the 13th Street right of way that provides
a summer activily area and winter ice skating area. This amenity will be available to all
tenants of the site as well as the public.
5. If possible, open space is linked to an area-orcity-wide system. Sidewalks surround the
site, and the bike trail along 13'^ Street links this site to the Boulder Creek trails, city park, the
library, city hall, and bike trails north of the ma~l. This site is well connected to the cily open
space systems.
B. Landscapina:
1. The project provides for a variety of plant and hard surtace materials, and the selection
of materials provides a variety of colors and contrasts; The generai plan suggests that
a mixture of materials and types will be provided for this site consistent with this criteria.
2. The project provides significant amounts of plant material sized in excess of the
landscaping requirements ofSections 9-3.3-2 and 9-3.3-3, "Landscaping and Screening
Requirements," and "Landscape Design Standards," B.R.C. 1981; and Landscaping
standards of the city will be exceeded by this development. Double tree rows have been
recommended along 13'" Street and Canyon where possible. Landscaped areas will exceed
city requirements for size and number of materials.
3. The setbacks, yards, and useable open space along public rights-of-way are
landscaped to provide attractive streetscapes to enhance architectural features and to
contribute to the development of an attractive site plan. This is the downtown area where
frontyard areas are recommended to be minimal with the exception of the Canyon Boulevard
requirement for a boulevard effect. Street trees and landscaping will be provided along all
street frontages consistent with city requirements.
C. Circulatlon, including, without limitation, the transportation system that serves the property,
whether public or private and whether constructed by the developer or not:
1. High speeds are discouraged or a physical separation between streets and the project
is provided; The site is surrounded by an existing street network. Improvements to the
existing streets have been provided to make safer travel where necessary. A new left turn
lane will be added to Broadway, 13'h Street improvements will be made to provide a new
public plaza and curved'street alignment, and driveway access has been limited to the
minimum necessary to support the project.
2. Potential conflicts with vehicles are minimized; The site plan has been modified to reduce
impactswithtrafficflowwithinthearea. Thedrive-throughwillprovidenewaccesspointswith
reduced curb cuts overall. A new turn lane has been added to Broadway to improve traffic
movements along Broadway. The alley will be deveioped as a public/private drive providing
access to both halves of the 1313 block.
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3. Safe and convenient connections accessible to the public within the project and
between the project and existing and proposed transportation systems are provided,
including, without limitation, streets, bikeways, pedestrian ways and trails; The plan wil I
improve existing public and private linkages. Access to the Boulder Creek trails will be
enhanced with the improvements to 13`h Street.
4. On•site facilities for external linkage are provided with other modes of transportation,
where applicable; the site is located adjacent to the downtown transit station along its 14'"
Street frontage. Broadway and Canyon also seive as major transit corridors within the
communiry. This site is in a model location for transit connections.
5. The amount of land devoted to the street system is minimized; No new streets will be
added to this site; in fact, the alley will be vacated and made into a private drive.
6. The project is designed for the types of traffic expected, including, without limitation,
automobiles, bicycles, and pedestrians, and provides safety, separation from living
areas, and control of noise and exhaust; and All forms of transportation are supported by
the existing streets system. Housing has been piaced at the second floor level or above.
Noise control will be an issue for this site, but it should be acknowledged, that this is a
downtown site with activities that occur on a 24-hour basis.
7, City construction standards are met, and emergency vehicle use is facilitated. City
standards have been met by the proposed development.
D.
E.
Parkin :
1. The project incorporates into the design of parking areas measures to provide safety,
convenience, and separation of pedestrian movements from vehicular movements;
Two underground garages have been proposed for this development. Access has been
limited to one point for the 1800 Broadway portion of the site (Walnut) and the alley for the
1313 Canyon site. There should be very limited conflicts between vehicles and pedestrians
at this site.
2. The design of parking areas makes efficient use of the land and uses the minimum
amount of land necessary to meet the parking needs of the project; parking has been
placed below grade. The site is required to provide a minimum of one parking space per unit
(31 units, 31 spaces). Approximately 360 parking spaces have been proposed in parking lots
located below grade. The only disruption of above grade areas for parking is the access
ramps to the parking garage areas.
3, Parking areas and lighting are designed to reduce the visual impact on the project,
adjacent properties, and adjacent streets; and Lighting will be consistent with downtown
standards and should not impact adjacent properties.
q. Parking areas utilize landscaping materials to provide shade in excess of the
requirements in Section 9-3.3-12, "Parking Area Design Standards;' B.R.C. 1981. Not
a requirement of underground parking.
Bu~lding Desistn LivabiliN and Relationship to the Existing or Proposed Surroundina Area:
The building height, mass, scale, orientation, and configuration are compatible with
the existing character of the area or the character established by an adopted plan for
the area; The buildings are in conformance with the Downtown Design Guidelines. The
buildings have been pulled back from Canyon Boulevard to create the treed boulevard. The
buildings have been designed to create the appearance of several attached buildings with
different facades and materials. The 1800 Broadway building is an existing contemporary
AGENDA ITEM # Pa e I~p
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design that will have new additions attached to it to brake up the facade with new materials
and windows.
2. The height of buildings is in general proportion to the height of existing buildings and
the proposed or projected heights of approved buildings or approved plans for the
immediate area; Buildings east and west of this site haye heights of up to 55 feet-the
parking garageltransit center, the Colorado Building (Vectra Bank) and the Randolf Center.
The newest building in tliis area (151° and Walnut) has a height of 55 feet also. This area is
becoming a transitional o~ce/retail area to the mall.
3. The orientation of buildings minimizes shadows on and blocking of Views from
adjacent properties; Views from existing buildings to the north will be limited due to the
overail building heights of 55feet. However, there are transitional building heightswithin the
central portion of the 1800 Broadway block. The applicant purchased the north half of the
1300 Block (south of Walnut belween 13'" and 14'") recently and has added this property to
the Site Reviewwith this last review. This portion will be the fourth phase of the development.
The 1313 Canyon Building will limit views from the north half of the block, but the existing
structure on the north half of the block varies from 25 to 40 feet in height and does not unduly
restrict views for existing buildings north of Walnut.
4. If the character of the area is identifiable, the project is made compatible by the
appropriate use of color, materials, landscaping, signs, and Iighting; This site is in the
downtown area, and the plans are consistent with the provisions of the downtown plan.
Finai plans are subject to review by DDAB for consistency with the Downtown Design
Standards.
5. Buildings present an attractive streetscape, incorporate architectural and site design
elements appropriate to a pedestrian scale, and provide for the safety and
convenlence of pedestrians. The buildings have been designed to provide a safe and
interesting streetscape. Canyon Boulevardwill maintain the boulevard extra setback criteria.
A pedestrian plaza has been added to the 13'" Street corridor. New landscaping will be added
to the site to further enhance the pedestrian quality of the development.
6. To the extent practical, the project provides public amenities and planned public
facilities; The addition of a new plaza in the 13'" Street corridor is a positive addition to
the public amenities being developed on this site. In addition, this plaza will provide an
opportunity for an ice skating rink in winter months and possible expansion area to the
farmers' market during summer months. Other public improvements necessary to support
this development will be provided.
7. For residential projects, the project assists the community in producing a variety of
housing types, such as multi-family, townhouses, and detached single-family units,
as well as mixed lot sizes, number of bedrooms, and sizes of units; This site will
include the developmentof 31 new residentiai units. Ten percent of these units developed
on site will be permanently affordable. The additional 10% of the permanently affordable
units will be provided off site. Phase four of the development will provide 20% of the units
developed on site as permanently affordable.
S. For residential projects, noise is minfmized between units, between buildings, and
from either on-site or off-site external sources through spacing, landscaping, and
building materials; This is a downtown area, and physical separation of buildings is
limited. However, the applicant will be placing all the residences in the 1300 Block of
Canyon at or above the second floor level. The design of the 1300 building includes
numerous variations in the facade of the building creating balcony and private spaces for
future tenants of the building.
g. A lighting plan is provided which augments security, energy conservation, safety,
and aesthetics; A preliminary lighting plan has been provided, which is consistent with
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the intent of this criteria. Final lighting fixtures will need to be consistent with fixtures
approvedforthe downtown.
10. The project incorporates the naturai environment into the design and avoids,
minimizes, or mitigates impacts to natural systems; This is a well developed area
that has littie natural to preserve. The site will be designed to mitigate floodplain
consfrainfs of the site.
11. Cut and fill are minimized on the site, and the design of buildings conforms to the
natural contours of the land. There is a four-foot elevation change between the
south and north ends of this site. The 1800 and 1801 buildings have been designed to
conform to a low point of grade along Canyon Boulevard. Floodplain restrictions on
site also require the building to be raised above the floodplain elevation or flood
proofed using an acceptable flood proofing method.
(F) Solar Sitina and Construction; For the purpose of ensuring the maximum potential
for utilization of solar energy in the city, all applicants for residential site reviews
shall place streets, lots, open spaces, and buildings so as to maximize the potential
for the use of solar energy in accordance with the following solar siting criteria:
1. Placement of Open Space and Streets. Open space areas are located wherever
practical to protect buildings from shading by other buildings within the development
or from buildings on adjacent properties. 7opography and other natural features and
constraints may justify deviations from this criterion, The basic site is limited by the
amount of open space to be provided on site, but the majority of open space provided on this
site will occur along the south portions of the site. Downtown design guidelines and floor
areas constrain solar protection; however, the southern end of this site is well protected by the
90' Canyon right of way and civic uses south of Canyon.
2. LotLavoutandBuildinnSitina. Lotsareorientedandbuildingsaresitedinawaywhich
maximizes the solar potential of each principal building. Lots are designed to facilitate
siting a structure which is unshaded by other nearby structures. Wherever practical,
buildings are sited close to the north lot line to increase yard space to the south for
better owner control of shading. The south portions of this site are adjacent to Canyon
Boulevard, which has a 90 foot right of way. The city park is south of the 1800 block. in
addition, the buildings have been set back an average of 20 feet from the Canyon Boulevard
right of way. This site is well placed for solar siting based on a south exposure.
3. Butldina Form. The shapes of buildings are designed to maximize utilization of solar
energy. Buildings shall meetthe solar access protection and solar siting requirements
of Chapter 9-8, "Solar Access;' B.R.C.1981. The downtown area is in solar area 3, which
does not provide for the protection of buildings. However as noted above, this site can take
advantage of solar energy potentials of the site due to the limited civic uses occurring south
of the site in the Civic Center area.
4. Landscaping. The shading effects of proposed landscaping on adjacent buildings
are minimized. Streetscape requirements of the downtown area may result in some
impacts to adjacent properties, but street trees are deciduous and lose their leafs during
the winter months when solar heating needs are most critical. During summer months,
street trees provide cooling in the form of shading.
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ATTACHMENT C
Use Review Criteria section 9-3.4-6.
Drive up Review
(a)No drive-in facility is allowed in the RB1-X, RB2-X, R63-X, RB1-E, RB2-E, and R63-E zones unless
the property is located directly abutting Canyon Boulevard. This property fronts Canyon Boulevard.
(b)Hazardous and other adverse effects on adjacent sites and streets are avoided. The drrve-up wil! be
internalized to the site, using existing accesses (driveways). No new access wi!! be supported for the
drive-up.
(c)The location of any access to the drive-in facility from an adjacent street does not impair its traffic-
carrying capacity. Sforage lanes will with adequate capacity have been provided.
(d)Internal circulation and access to and egress from the site do not substantially impair the movement
of other modes of transportation, such as bicycles and pedestrians, to and through the site. Existing
curbcuts will be used and no conflicts are apparent foday.
(e)Ciearly marked pedestrian crosswalks are provided for each walk-in customer access to the facility
adjacent to the drive-through lanes. Pedestrian access will be to the main burlding by p~blic sidewalks.
(f)The drive-in use is screened from adjacent rights-of-way and properties through placement of the use,
screening, landscaping, or other site design techniques. The permanent facility will be within the first
floor elevations of the new building. The temporary facility will be within the existing parking lot and
which is screened by exisfing landscape maferials that will remain during the time the temporary drive up
is in use.
(g)Environmental impacts, including, without limitation, noise, air emissions, and glare are not significant
for the employees of the facility or the surrounding area. The plan has been designed to assure that
environmenta! rmpacts do not occur this acknowledges the residentral use of the upper floor levels of ihe
1313 Canyon burldrng.
{h)Any curb cuts serving the use are not located within two hundred feet of any intersection of the rights-
of-way of any two of the major streets or major arterial streets shown on the map of major street
setbacks, Appendix ""C"" to this title, "Major Street Setbacks."
(i}The location, size, design, and operating characteristics of the proposed facility are such that the drive-
in operation wili be reasonably compatible with and have minimal negative impact on the use of nearby
properties. The applicant has provided background information supporting the number of cars
antrcipated to use the drrve up an adequate sforage lanes have been provided.
Q)The noise generated on the site is inaudible to adjacent residential uses, measured at or inside the
property line of property other than that on which the sound source is located. The permanenf facility will
be within fhe footprint of the new building. Noise aspects of the drive up should be minimal,
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ATTACHMENT D
CITY OF BOULDER
LAND USE REVIEW RESULTS AND COMMENTS
DATE OF COMMENTS: January 25, 2001
CASE MANAGER: Brent Bean
PROJECT NAME: PARK PLAZA DEVELOPMEN7
LOCATION: 1313 CANYON
COORDINATES: N03W06
REVIEW TYPE: Site Review
REVIEW NUMBER: LUR2000-SI017
DESCRIPTION: Site Review: First revision to application for height exception to 55 feet, easement and
alley vacation, setback variations, and residential/office floor area ratio transfers or Bank One properties.
Revisions include changes to building elevations, changes to setbacks and landscaping, an increase in the
extent of building frontage along 13th Street, changes to parking garage access and circulation, changes to bus
and turn lanes in the pubiic right of way, and revisions to the Traffic Impact Study and Preliminary Utility Pian.
REQUESTED VARIATIONS: - Building Heights to 55'.
- Setbacks along Canyon Boulevard from 25' to 22' for 1800 Broadway, 18' for 1801 13th St.
and 21' for 1313 Canyon.
- Reduce alley setback for 1313 Canyon of 15' to 11' for balconies.
- Right of way encroachments for canopies, cornices and balconies to 8'.
REVIEW FINDINGS
The building height information provided does not provide a low point of elevation within 25' for the three structures
proposed. Without this information, the proposed building heights cannot be substantiated. 1800 Broadway appears to
be within the height limitations, but 1801 and 1313 appear to be in conflict with the maximum height of 55'. The low
elevation for 1801 appears to be in Canyon Boulevard which may required a verification from the 1958 topography maps.
The measurements for 1313 wili also need to be taken from a location along Canyon, however there are additional issues
with this building. The roof height has been drawn o the plans, but a continuous parapet has been proposed with a height
of 2 to 5 feet above 55' has been shown on the pians. If the roof line is at 55', the building stiil exceeds the permitked
height because a parapet of more than 25% of the bufiding perimeter mav not exceed the 55' height. Additional
information is required to make a clear determination that the proposed building heights are consistent with City
regulations,
The applicant is still requesting vacation of the alley. Staff does not support this vacation because there is still a public
need for the alley and a vacation can not be granted if a public need for the alley exists.
The 13~h Street improvements are not consistent with city minimum standards. The street will need to be at least 16' wide
to provide adequate road surface width for fire equipment setup. In addition, the staff is recommending that an additional
4' of width (20' totai street width) be provided adjacent to the entrance to the housing units on 13~" such that cars can stop
along the street this location to pick-up or drop off passengers. The planting area along the bikeway must have a
minimum 4' wide planting area excluding curb and gutters and the bike lane must have a minimum width of 6'. These
additions will move the right of way a minimum of 5' to the west. (n addition, eight metered parking spaces will be
removed from the street. This parking should be made up within the site in an acceptable location, or an agreement
reached with The Downtown Management Association for compensation for the loss of parking.
The basic concept for the piaza agreement needs to begin to be formulated before this request goes forward for
cons(deration by the Planning Board. The general legal frame work should be complete such that staff or the applicant
can explain the basic process to the P(anning Board, or City Council. The obvious conclusion is that a 20 year lease will
be required for the improvements to be made for the plaza, but liability requirements, lease costs, and use limitations or
restrictions need to be discussed. For example, staff has worked with feasing space within the mail for restaurant use, but
found that there are legal issues relating to alcohol use within public rights of way.
The original submittal plans proposed the use of a waN along the Canyon Boulevard frontages for flood control purposes.
The wafls have been removed from this plan. No new information has been provided for flood proofing those portions of
the building subject to flooding. The method and design elements necessary to flood proof the building need to be
provided with future submittal documents.
Agenda Item ~ ~~ Page # ~v
The applicant has shown that an ice skating rental hut will be located along the east side of the plaza. This location will
not provide adequate pedestrian passage when the building is placed in this location, especially in light of the new
information on the width requirements for 13'h Street. Staff would recommend that a space within the pedestrian walkway
for the 1801 building be provjded for the ice skate rental shop. Perhaps a permanent space can be developed within
1801 13~h for the winter use of the ice skate rental needs, which could be rented for a summer use (flowers/florist). A
safety rail will also need to be provided at the north and south ends of the plaza whe~ the plaza is used for ice skating.
The basic architecture of the buiidings has been reviewed by DDAB and has received general support. However the final
architecture will need to be reviewed by DDAB after Planning Board review. it is possib{e that the Planning Board will
make some additional comments on the architecture for the buildings. There are also several encroachments shown on
the elevations that have not been represented on the site plans. Balconies can not encroach into pubic right of way.
Several balconies have been shown on the 1313 building along the 13~h Street frontage. These balconies must be
recessed into the building such that they do not encroach on right of way. Cornices and canopies may encroach over
public right of way up to 6'. However any approved encroachment will require a revocable agreement to be signed with
the City.
The direction of the traffic flow for the parking garage entrance/exits for 1313 Canyon appear 1o be reverse of what
should logically happen, given the flow of two way traffic in the alley. Cars exiting the site will be on the wrong side of the
alley and required to cross in front of cars entering the alley. The entrance movement requires a similar cross movement
for cars entering the garage, but not as hazardous. Also the proposed direction of flow for cars exiting the site onto 13~n
Street requires more use of downtown streets for traffic movement then would be necessary if exiting moments go out
onto 14~h Street. An addendum to the TIA is required to show the alternate traffic flow suggested by the staff.
The Sign Plan submitted can only modify the location of sign setback from a property line and spacing beiween projecting
and freestanding signs. Signage has been proposed in the form of individual letters on the top of canopies. Staff
supports this type of signage with the use of individual letters of no more than 18" in height, but this type of signage is not
permitted within the current sign code. Should Planning Board support this type of signage, an amendment to the
regulations will be required. Until the regulations are amended, signage of this nature can not be approved, even as a
condition (exception) to current city regulations. (see sections 9-4-11(3) Modifications to Development Standards
permitted through the Site Review process and 10-11-12 sign code modifications permitted through Site Review.)
Staff finds that the applicant has not demonstrated that the application meets the review criteria relating to the items listed
above and discussed in the following sections.
The applicant may choose to file a revised application to address the staff findings and comments. If no revised
application is filed by April 2, 2001 the Planning Department will schedule the project for consideration by the Planning
Board with a recommendation for denial based on the application currently on file.
The city review team for this application are available to meet with you to discuss the findings, assist in resolving
outstanding issues, and discuss the next steps for the application. Please contact Brent Bean (303) 4413137 your case
manager to set an appointment.
Lighting plan
Solar plan provide actual shadow, not adjusted
. CITY REQUIREMENTS
Access/Circulation
1. While alleys are not considered "fire aCCess", the proposed alley between 13~" and 14`" Streets will essential~y serve as
an emergency access for fire equipment. It will be lmportant to design this link in accordance with city requirements for fire
access, e.g. width, turning radius, verticaf ciearance, etc. Adrian Hise, 303-441-3359.
Traffic Impact Analysis
1. The TIA recommends one-way flow westbound within the ailey. This is not supported by staff, as it wou{d be
detrimental to access for the neighboring property to the north.
2, The access ramps are proposed to flow in a direction opposing the flow of traffic on the south side of the alley. These
ramps would be preferred to operate with the entering ramp on the west and the exiting ramp on the east in order to
facilitate merging movements with eastbound traffic on the south side of the alley. This circulation would also benefit the
Agenda Item #~Page #,~_
WaInuU14~" Street intersection and the downtown streets by locating site generated traffic impacts on the 13'" and 14~"
Street intersections with Canyon. Staff requires that an alternative circulation pattern be analyzed. Please submit an
addendum to the TIA with the following analyses:
a) Redistribute the site generated traffic from the ~arking garage to access the 1313 Canyon site entering from the 13`"
StreeUCanyon intersection and exiting onto 14~ Street. This should simply be a matter of reversing the flow of traffic
generated by the parking garage through the alley.
b) The bank drive-through traffic would be expected to remain distributed as is shown in the TIA dated December, 2000.
c) Provide analyses of the alternative traffic distribution's effects on the following intersections:
• 13~" StreetlCanyon
• 14`h StreeUCanyon
• 14'h Street/alley
Steve Durian, 303-441-4493
All public sidewalks shall be in accordance with Section 2.08 of the City of Boulder Design and Construction Standards
regarding sidewalk widths, vertica! grades and ADA requirements. The proposed improvements shall maintain a 2.0%
cross slope on all public walks in the right-of-way or in public easements. Stepping of a public sidewalk along the walk or
into buildings is not permitted. Scott Kuhna, 303-441-3121
Engineering
The proposed tunnel in 13'h Street and the underground parking structure under the sidewalk easement along Canyon
Blvd. wil~ require special leasing agreements with the city. .Preliminary engineering plans for the proposed tunnel and
portions of the underground parking structure were requested in order to determine the feasibility of these items and the
possibility of leasing portions of the right-of-way and public easements. Specifications on structural reinforcement, loading
{dead and live loading during construction above the tunnel in the case of required work on the storm sewer line),
clearance belween structures and utilities or sidewalks, groundwater issues, etc. will need to be included with the plans.
Scott Kuhna, 303-441-3121
Fiood Control
The applicant has noted that "all flood control wails have been removed from the projecf'. The proposed southern portion
of the 1801 Building has a finished floor elevation of 5341.14 on the Preliminary Grading and Drainage Plan. The 100-year
flood elevation near the entrance at 13~" Street and Canyon Boulevard is approximately 5341.90. Per Section 9-9-6 of the
Boulder Revised Cotle 1981, the building shall be floodproofed to the flood protection elevation {2 feet above the 100-year
flood elevation). The proposed finished floor elevation is approximateiy 2.76 feet too low. Additionaily, the proposed 1313
Building has a finished floor elevation ot 5338.55 on the Preliminary Grading and Drainage Plan. The 900-year flood
elevation neac the entrance at 13`h Street and Canyon Boulevard is approximately 5340.10. The proposed finished floor
elevation is approximately 3.55 feet too low Revisions to the plans are necessary. 7he applicant shall coordinate with the
Fioodplains & Wetlands Coord'rnator, Alan Taylor 303-441-4232, on finished floor elevations for the portions of this
property in the 100-year flood zone.
Fire Protection
1. The proposed travet lane for 13~h Street is to narrow to support fire department needs for setting up fire fighting
equipment along 13~h Street. A minimum travel lane of 16' is required for safely setting up f'rre equipment.
2. The alley will need to accommodate SU 30 turning radius for fire trucks exiting onto 13~" Street from the aliey. It
appears that the proposed turning radius will not accommodate this movement.
1. In addition to requiring complete automatic fire sprinkler protection in all structures, it is also required that the applicant
install an approved Class I fire protection standpipe system in the 1801 building, as well as in all parking garage areas.
This is due to the limited fire fighting access to the 1801 building and the parking garages. Technical questions on
system requirements may be directed to Fire Protection Engineer David Lowrey at 303-441-3350. Direct general
requirement questions to Adrian Hise, 303-441-3350.
2. Preliminary master utility plan does not appear to reflect placement of additional fire hydrants and/or fire service lines
for fire protection systems. Please add these to final master utility plan in accordance with city standards.
Land Uses
1. The Planning Board supported the concept of shifting the residential floor area to the 1313 Canyon building.
However the total FAR requested for this site exceeds the permitted FAR. The total floor area permitted on this
Agenda Item # ~ Page # aa
site is 92,296 square feet. The 10 x 300 foot strip (3000 square feet) for the alley area cannot be included within
this area.
2. Work needs to begin on the agreement for the use of the piaza within the right of way for 13`h Street. Discussions
with the City and the Downtown Management Division should take place before this request proceeds fonvard for
consideration with the Planning Board.
Landscaping
Several tree grates and planting beds throughout the site do not appear to. meet the minimum city standards for
streetscape. Tree grates must be a minimum of 4 ft. in width and a minimum total area of 20, 32, or 40 sq. ft. depending
on the size of the tree. Planting strips must be a minimum of 4-5 ft. in width for small maturing trees, 6- 7 ft. for medium
trees, and 8 ft. for large maturing trees. Please see Section 3.03 of the City of Bouider Design and Construction
Standards for details. Bev Johnson, 303-4413272.
Legal Documents
The title information submitted indicate that there are rivo owners of the property in Block 42, Lots 1 through 12, however
that is not what the legal description is indicating on the plans (plan not named). As the title work is over 6 months old,
please update current to within 30 days for both Block 42 and 41.
Plan Documents
An overail site plan documents needs to be included within all packages provided to the City. This plans should
include the site plan (similar to the landscape plan L1.001), a summary of land use information including, but not
limited to total site area, total floor area of all buildings, total parking to be provided, code exceptions requested
(height, setbacks, encroachments, etc) and a brief written description of the project.
2. A phasing plan for the project needs to be provided. Under the provisions of site review this plan may contain 2 or
more phases of no more than 3 years per phase. A project with phase of greater than 3 years requires special
City Council consideration of an ordinance extending the phasing time beyond the 3 year limitations of the Site
Review process. Vested rights can only be phased on a three year time limit as well.
3. The elevation plans do not provide a low point of grade within 25' of the new buildings. Without this information,
an assessment of the actuai heights of the new buildings can not be made. It appears that the 1313 Canyon
building will exceed the maximum permitted height of 55' due to the addition of design elements that exceed the
height limitations. Parapet waiis used for screen are included within the height of a building if they enclose more
than 25% of the perimeter of the buiiding. The parapet appears to be a continuous parapet around the building of
varying heights, all of which are greaser than 55' in total height.
The elevations for 1801 13~" Street are also very ciose to the maximum height of 55'. The lowest point of elevation
25' out from the building needs to be provided. It may be necessary to consult the 7958 topography map to
determine the historic tow point of grade for all the buiidings on this site.
4. The elevation perspective view (SD1.012) for 1801 Canyon is not readable due to the print quality of the plan
provided. Details on the plan have been blurred within the print.
5. The solar plan submitted appears to show the adjusted solar shadow. Section 9-4-11(g) requires a solar plan
showing the shadow of a 35' tall building on the site and the shadow (actual) shadow for the proposed buiidings.
The solar shadow represented on sheet SI1.007 appear to be adjusted shadows, not actual shadows. Please add
the 35' building shadow as would be represented by a buiiding placed within the permitted setbacks for the site
and the actuai shadow for the proposed building.
Site Design
Please identify ail encroachments that are proposed for development of this site on the final site plan document.
2. Relocate the ice skating rental building to a location out side the public right of way. Suggestion, incorporate the a
space within the pedestrian walkway connecting 1800 and 1801.
Agenda Item #~l~.z..~'age # ~
Make corrections to the width of the travel lane for 13~h street (16' minimum), bike lane of 6' and pianting areas
assuring a minimum 4' wide planting area excluding curb and gutter.
4. Adjust all street tree planters to the minimum size required to support the size and type of tree to be included
within the planter. Consult Bev Johnson, 303-441-3272 to review minimum size requirements for all tree planting
areas.
5. Make the following correction/adjustments regarding transportatfon design issues relating to the site.
a. The egress access onto Canyon that is proposed to operate as right-turn only has no need for a full-width curb-cut
as shown on the plans. Since exiting right turns will be the only movements at this access, the curb along Canyon
should be designed to restrict any entering right-turn movements. This can be achieved by narrowing the driveway
width to 12 feet and providing "Do Not Enter" signing facing Canyon.
b. The northbound right turn lane on Broadway and W ainut will require the following improvements and
modifications:
a) Re-striping the pedestrian crosswalk from the southeast corner to the northeast corner
b) Striping of the right-turn lane
c) Relocation of the existing signal pole including extending the applicable conduits
d) Relocation of the existing light pole including extending the applicable conduits
e) Relocating one existing fire hydrant
f} New signing for right turn fane both within the streetscape and on the signal arm
g) Adjusting applicable signal heads
A signing, striping and signal plan showing how these improvements will.be located is required in addition to
changes made to the utility plan for the fire hydrant relocation. Coordination with Xce~ Energy and City of Boulder
transportation staff will be necessary for signa! relocation work.
c. The parking garage layout has several points where two directions of movement conflict. Please provide YIELD or
STOP signage at appropriate tocations to alleviate these confliCts.
1. The following locations require handicap ramps to be shown:
2. The southeast corner of the alley/14`h Street intersection directed northbound
3. Soth sides of the egress access onto Canyon from the drive-through banking area
4. Both sides of the alley/13~h Street intersection along 13'" Street
d. Both sides of the driveway into the north portion of the 1801 Broadway property. These must aligned with the
crosswalk shown.
e. A handicap ramp is required to connect the north portion of the ice rink area to the east side of 13'" Street for
access to the 1313 Canyon building. This wili require ramps on both sides of 13~" as well as a handicap
accessibie crossing of the median in 13~h Street.
f. The following locations require adjustments to handicap ramps shown:
1. The northwest corner of Canyon and 14~h Street. This ramp must be directed east across 14`" Street to align
with the ramp on the east side.
2. The northeast corner of Canyon and 13'" Street. This ramp must be directed south to align with the crosswalk.
3. The northeast corner of Canyon and Broadway, The ramps should be directed west and south, respectively to
align with the westbound and southbound crosswalks.
4. The southeast corner of the Broadway/Walnut intersection. This ramp must align with the crosswalk for the
proposed intersection configuration. In addition to this ramp, the ramp on the northeast corner of this intersection
must be reconstructed to align with this crosswalk. Please show this northeast ramp on the appropriate plans.
g. Sidewalk widths must be 8 feet minimum between the street and any obstructions such as planters, wails or
furnishings. The following locations have less then S feet width as required:
1. The northeast corner of the intersection of 13th Street and the alley. The clear distance appears to be slightly
less than 8 feet. Piease confirm that this distance is at minimum 8 feet and provide a dimension confirming
this clear distance. If it is less than 8 feet, the alignment of 13'h Street will have to be adjusted to provide this
minimum clear distance.
2. The south side of the 1313 Canyon buiiding has planter pots shown restricting the sidewalk to less than S feet
in wfdth.
3. The southwest corner of the 1313 Canyon building between the planters and the area labeled "sod".
4. The area west of the 1800 Broadway building between the planters and the flowerbed/sod area.
Agenda Item q ~Q Page ~ ~
5. The southeast corner of the 13~h Street/ailey intersection between a planter and the corner of the 1313 Canyon
building.
6. The side walk design/concrete texture should be carried through the drive-up access onto Canyon, such that
the side walk gives the appearance of continuing through the exit onto Canyon.
h. The proposed 13~" Street bike lane is shown as 4 feet wide. The 13~" Street bike lane is currently 6 feet wide
excluding the width of curbs. This 6 foot width is necessary for maintenance and access for a small snow plow.
Proposed changes to the alignment of this bike lane must achieve a minimum 6 foot width. Steve Durian, 303-
441-4493
Utilities
1. Any proposed storm sewer in the public right-of-way must be designed in accordance with the City of Boulder Design
and Construcfion Standards. The proposed storm sewer along Walnut Street does meet the10-foot minimum required
separation between trees and utilities, and sections of the line do not meet the 6-foot minimum offset from the property
line. Additionally, manholes should be located outside of bike lanes, sidewalks, multi-use paths, and wheel lines of
streets. Relocation of the storm sewer main in Walnut Street is required.
2. The previous proposed sanitary sewer relocation would have relieved capacity constraints on the existing system
identified in the Master Utility Report - St. Julien Hotel and Cagid Parking Structure revised on October 4, 1999 and on
file with the city. The revised proposed sanitary sewer relocation does not relieve any strain on the "zig-zag" alignment
but only creates additional strain on the current situation. The plan proposes replacing 2 manholes and 340 feet of
sewer with 5 manholes and 350 feet of sewer. Adding additional bends and manhole drops to the existing line will not
relieve any probiems identified in the said report. Rev'isions to the proposed sanitary sewer main alignment are
required.
3. The Preliminary Utility Report shall include calculations for the proposed water and wastewater demands shown in the
report. Estimated wastewater demands for average-day, oeak flow, minimum day, and infiltrationlinflow need to be
incfuded.
4. Trench drains were required at the entrance ramps to the underground parking structures to capture storm water
before it enters the garage. This runoff must be conveyed to the storm sewer system, not the sanitary sewer system
as shown on the plans. Storm water generated inside the underground parking structure (i.e, vehicle snowmelt) shalt
be routed through a sand/oil separator prior to conveyance to the sanitarv sewer system. Revisions to the plans are
necessary.
5. The plan proposes water and fire services in the alley from 14~h Street. The proposed services will not be permitted as
shown on the plans. Services are to be installed perpendicular to the collection main for that portion of the service line
in the right-of-way. Re-alignment of the water services onto the property or extensions of public mains in the right-of-
way will be required.
6. Further detail, including maintenance responsibilities, of the proposed trench drains (planters) at the northeast corner
of 13'" Street and Canyon Boulevard is needed in order to determine the adequacy of the design.
7. Ground water barriers for the proposed sanitary sewer main shall be constructed where the possibility exists that
ground water may be diverted, or migration of ground water along the main may occur. Additional support material to
address ground water concerns, including soils investigations, engineering calculations and design details, shall be
provided by the engineer in order to determin~ the most effective method to alleviate groundwater infiltration and
migration.
III. INFORMATIONAL COMMENTS
AccesslCirculation
1. The applicant will be responsible for landscaping, lighting, and sidewalk improvements adjacent to Broadway, Walnut
Street, 13`h Street, 14`h Street, and Canyon Blvd.
2. The proposed project includes work within a State of Colorado right-of-way. A C.D.O.T. right-of-way permit is required
prior to initiating this construction.
Agenda Item R ~~Page #..~
3. All pubfic sidewalks shall be in accordance with Section 2.08 of the City of Boulder Design and Construcfion Standards
regarding sidewalk widihs, vertical grades and ADA requirements. Scott Kuhna, 303-4413121
4. 13'h Street, as proposed, is essentially little more than a fire lane, from a fire apparatus access standpoint. It will be
critical that this street be designed with that in mind.
5. All residents and employees of the site are required to be provided RTD Eco-Passes at no expense to the City of
Boulder for a minimum of three years from the occupation of the buildings. Steve Durian, 303-449-4493
6. The City of Boulder and RTD are currently investigating the need and arrangement of bus use on 14`h Street north of
the alley. The City recognizes the less than optimal sight distance for turning vehicles onto 14'" Street and is working
to improve the existing situation.
Building and Housing Codes
Buildings must meet all requirements of the building codes in effect at the time of permit application.
Building Design
Building design is subject to review by DDAB. However, the bulk and scale of the buildings proposed are quite large for
this area of the downtown area. The only building of the scale proposed fronting onto Canyon at this time is the 14'" Street
parking garage. It is anticipated that the Planning Board may have additional comments relating to the architecture of the
buildings that may be required to be incorporated into the final design elements of this plan. It is also anticipated that once
final approval has been obtained from the Planning Board, a condition of approval will be to have the architectural plans
reviewed and approved by DDAB.
Drainage
1. As part of the Technical Document Review, an Erosion Control Plan in accordance with the City of Boulder Design and
Construction Standards will be required.
2. As part of the Technical Document Review, the applicant will be required to provide a Final Storm Water Report and
Plan in accordance with the City of 6oulder Design and Construction Standards. Scott Kuhna, 303-441-3121
Flood Control
A portion of the subject property is located within the 100-year floodplain for Boulder Creek. Any work within the regulatory
floodplain, including grading, will be subject to City of Boulder floodplain development regulations (BRC 9-9) and wili
require a floodplain development permit. Engineering design of the proposed flood wall along Canyon Blvd, shall be
coordinated with Floodplains & Wetlands Coordinator, Alan Taylor, 303-441-4232. An approved floodplain development
permit will be required prior building permit application.
Fire Protection
Applicant is advised that emergency access to the 1801 13'h Street building and the parking garage areas wiil be ver~
important in the eventual final design. Access to the 1801 and 1313 buildings will need improve fire access along 13"
Street. Minimum travel lane width for 13~h Street need to be increased to 16' to meet this need. Fire protection system
components, such as automatic fire sprinkler controis and master fire alarm panel(s) and annunciators will require specific
discussion as to location.
Miscellaneous
1. Any proposed groundwater discharge to the storm sewer system will require both a state permit and a city agreement.
The steps for obtaining the proper approvals are as follows:
Step 1-- ldentify applicable Colorado Discharge permit System requirements for the site.
Step 2-- Determine the history of site contamination (underground storage tanks, groundwater contamination,
industrial activities, landfills, etc.) If there is contamination on the site or in the groundwater, water quality
monitoring is required.
Step 3-- Submit a written request to the city to use the municipal separate storm sewer system (MS4). This submittal
should include a copy of the Colorado Department of Public Health and Environment (CDPHE) permit
Agenda Item q~a Page H~_
application. The written request should include the location, description of the discharge, and brief
discussion of ail discharge options (e.g., discharge to MS4, groundwater infiltration, off-site disposal, etc.)
The request should be addressed to: City of Boulder, Stormwater Quality, 4049 75th St, Boulder, CO 80301
Fax:303-413-7364
Steo 4-- The city's Stormwater Quality Office will respond with a DR,4FT agreement which will need to be submitted
with the CDPHE permit application. CDPHE will not finalize the discharge permit without permission from the
city to use the MS4.
Steo 5-- Submit a copy of the final discharge permit issued by CDPHE back to the City's Stormwater Quality Office so
that the MS4 agreement can be finalized.
For further information regarding stormwater quality within the City of Boulder contact the Citys Stormwater Quality
Office at 303-413-7350. All applicable permits must be in place prior to building permit application.
2. The applicant shail identify the existing monitor well at the southeast corner of 13~h Street and the alley in conjunction
with the requirements of the ground water discharge permit.
3. All structures (planters) and landscaping proposed in the right-of-way or public utility easements shall comply with the
standards as set forth in Chapter 8-5, "Work in the Public Right-of-Way and Public Easements," and Chapter 8-6,
"Public Right-of-Way and Easement Encroachments, Revocable Permits, Leases, and Vacations," Boulder Revised
Code1981.
4. No portion of any structure, including footings and eves, may encroach into any public right-of-way or easement, Scott
Kuhna,303-441-3121
Utilities
1. As part of the Technical Document Review, the applicant will be required to provide Utility Construction Plans in
accordance with the City of Boulder Design and Construction Standards.
2. Maintenance of the sand/oil interceptor and all private sanitary sewer and storm sewer lines and structures shall
remain the responsibility of the owner.
3. The landscape irrigation system requires a separate water service and meter. In addition, a separate water Plant
Investment Fee must be paid at time of building permit. Service, meter and tap sizes will be required at time of
buiiding permit submittal.
4. The applicant is advised that at the time of building permit application the following requirements will apply:
a. The appiicant is required to provide an accurate existing and proposed plumbing fixture count to determine if the
existing meters and services are adequate for the proposed use.
b. Water and sanitary sewer Plant Investment Fees and service line sizing wiil be re-evaluated.
c. If the existing water and/or sanitary sewer services are required to tie abandoned and upsized, all new service
taps to existing mains shall be made by city crews at the developer's expense. The water service must be
excavated and turned off at the corporation stop, per city standards. The sewer service must be excavated and
capped at the property line, per city standards.
d. Since the building will be sprinklered, the approved fire line plans must accompany the fire sprinkler service line
connection permit application.
5. Trees proposed to be planted in the right-of-way or in public utility easements shall be located at least 10 feet away
from existing or future utilities.
6. All water meters are to be placed in city R.O,W. or a public utility easement, but meters are not to be placed in
driveways, sidewalks or behind fences.
7. Manholes located within the 100-year floodplain, or in a location where runoff may accumulate and pond, shall be
installed with a watertight, bolting-type cover, to prevent inflow/outflow. Scott Kuhna, 303-441-3121.
Agenda Item H~zPage # ~
tV. NEXT STEPS
Corrections, additional information or adjustments should be made to the current plans and resubmitted to the City for
further consideration. The applicant should complete a draft of the proposed guidelines for how the plaza is to be used,
maintained and managed. This document needs to be reviewed with the City as soon as possible to expedite the next
review of revisions. One additional review of revisions is supported by the current regulations. If the project continues to
have issues, the applicant will have two options: 1) Start the application over again with the payment of a new fee, or 2)
proceed to the Planning Board based on recommendations and findings of the second review of revisions. Please contact
Brent Bean {303 4413137), Case Manager to schedule meetings as necessary to review the information contained in this
review.
Agenda Item # Dl page # ,~ ~
CITY OF BOULDER
LAND USE REVIEW RESULTS AND COMMENTS
DATE OF COMMENTS: March 9, 2001
CASE MANAGER: Brent Bean
PROJECT NAME: PARK PLAZA DEYELOPMENT
LOCATION: 7313 CANYON
COORDINATES: N03W06
REVIEW TYPE: Slte Review/Use Review (Drive-Up)
REVIEW NUMBER: LUR2000-SI017
DESCRIPTION: Site Review: Second revision to application for height exception to 55 feet, easement
and altey vacation, setback variations, and residentlal(office ftoor area ratio transfers
for Bank One properties. Revisions include The addition of the north half of Block 41,
changes to building elevations, verlfications of proposed setbacks and landscaping,
changes Eo parking garage access and circulation, changes to bus and turn lanes in
the public right of way, and revisions to the Traftic Impact Study and Preliminary Utility
Plan.
REQUESTED VARIATIONS FROM THE LAND USE REGULATIONS: - Building Heights to 55'.
- Setbacks along Canyon Boulevard from 25' to
` 18' for 1800 Broadway, 18' for columns and 20'
to principle building at 1801 13'" St. and 21' for
1313 Canyon.
- Reduce alley setback for 1313 Canyon of 15' to
11'for balconies.
- Right of way encroachments for canopies,
cornices and balconies to 8'.
I. REVIEW FINDINGS
This plan has been scheduled for consideration by the Planning Board at the April 19, 2001 meeting. However there are
two outstanding issues that have not been resolved to date that place the staff in the position of having to recommend
denial of the requests at this time. Initial contacts with federal agencies regarding flood proofing buildings in the manor
proposed is very limited. Additional research and consideration of the proposed method with federal agencies is required
before this method can be supported. The second issue is that the sewer flow studies will not be completed until next
week and the final conclusions of the study will not be complete. Both these issue could have significant impacts on the
location or base floor elevations of buildings within the site. The current plan make assumptions that both of these reviews
can be met. If either one cannot be satisfied, there will be a requirement for significant changes to the site pian in the form
of reducing total floor areas or building locations. Until these issues can be resoived, staff cannot make a favorable finding
of support far this project.
Staff has reviewed the drive-up location issue and determined that under the following conditions, the proposed location of
the facility can be permitted in the northeast comer of the 1300 block of Walnut, north of the alley. 1)The alley must be
vacated. 2) access to the drive-up must be from existing curb cuts along 14'h Street. 3) An acceptable plan for internal
circulation must be provided. 4) the drive-up will be permitted in this location only until the drive-up is operational at 1313
Canyon,
The maximum FAR of the buiidings may not exceed the permitted FAR of the lot area associated with the building. The
area calculation sheets provided show that 1313 Canyon is 245 larger than permitted. It appears that in transferring the
residential component from the 1800 Broadway block, an the amount of commercial area has not been reduced
appropriately to meet the maximum building area supported for this site. City Council amended the regulations to permit a
transfer of residential areas between lots within a development, but did not change the reguiations permitting more FAR to
occur within a specific block area of a site. The 1313 block should be reduced to a maximum bui~ding area of 196,761
square feet.
The basic concepts of the pian are consistent with the Site Review criteria. Building heights have been verified to not
exceed 55'. The final building architecture wili need to be scheduled for consideration by DDAB prior to Pianning Board
consideration if possible ( the schedule for submitting for DDAB review has changed in the iast two months). Additional
agreements/reviews for the Plaza, alley vacation and devetopment of the site will need to be completed upon finat approval
action by the Planning Board.
Address: 1313 CANYON '
Agertda Item q Page q~.
The applicant should review the status of the project with Planning Staff to determine if the April 19, Planning Board
meeting should be held, or if new information is to be provided to the city resoiving the two primary issues of concern. A
decision to hold the April 19 meeting wiil need to be made on or before March 16 if this request is to be carried forward to
the Planning Board for consideration. Please contact Bob Cole (303) 441-4277between the dates of March 9 to 15, or
Brent Bean (303) 441-3137 case manager after that time to review the issues discussed within this document.
II. CITY REQUIREMENTS
Access/Circulation
1. The existing curb ramp shown at the northwest corner of Canyon/14~h Street does not conform to current City of
Boulder standards. Since the proposed project will have pedestrian impacts at this location, the ramp wiii need to be
re-constructed even if there are no plans to construct new sidawalk in these locations. This and all curb ramps will be
reviewed at time of final engineering pians and this may be corrected at this time if no other Site Review revisions are
required.
2. Sheet C1.006 does not contain horizontal design data for the proposed 13~" Street. The radii of the horizontal curves
along the proposed 13~h Street appear to achieve the minimum radii of 100 feet as per the City of Boulder Design and
Construction Standards, Table 2-6. Please label these radii. Steve Durian, Transportation Engineer, (303) 441-4493
Land Uses
The temporary Drive though may be permitted in ihe norlheast corner of ihe 1300 block of W alnut, north of ihe
alley under the foliowing conditions. . 1)The alley must be vacated. 2) access to the drive-up must be from
existing curb cuts along 14'h Street. 3) An acceptable plan for internal circulation must be provided. k) the drive-
up will be permitted in this location oniy until the drive-up is operational at 1313 Canyon.
2. The phasing schedule for all phases is a maximum of a three year interval beiween phases unless a longer
phased plan is approved by special action of City Council. The phasing schedule for Phases III, and IV have not
been specified in this set of plan documents. Melissa Rickson - CAO
Plan Documents
Sign Plans are not typically approved as a part of Site Review consideration. Free standing sign location and
number of free standing signs may be considered for modification through Site Review, but the placement of signs
on the building are required to conform to City regulations. Option "B" shows signs on top of canopies and fascia.
This type of sign is not permitted under current regulations, and Site Review cannot vary this standard. Option "A"
with the exception of sheet 10 seems to generally conform to city sign standards. If sheets 11 & 12 are corrected
to indicate Option "A", the sign plan should conform to city standards. A condition of approval will note that all
signage with the exception of free Standing sign will be required to meet applicable city standards.
2. The lighting and accessory fixture plan for the site will require coordination of all fixtures with the approved
standards for the downtown area. The fixtures proposed in the current documents are not consistent with the
approved fixtures for the downtown area. Please contact Molly Winter for the approved fixture type. Brent Bean,
Senior Planner, (303) 441-3137
Utilities
A meeting was field on February 2, 2001 between the applicanYs engineer and members of the Public W orks Utilities
staff. It was determined at that meeting that relocation of the existing sanitary sewer m2in, as part of this project,
would require that the applicant perform flow-monitoring on the existing system. This flow-monitoring by the applicant
would allow for further calculations as to the feasibiiity of the proposed sanitary sewer main relocation. The city's
Public Works Utilities Department took on the coordination portion of the project, with'/: of the cost paid by the
applicant the other %x paid by developers of the 9~h & Canyon project, in order to assure that the appropriate
information was gathered. The flow-monitoring started on Friday March 2, 2001 and will continue for one week. Since
we have not yet obtained results, city staff cannot accept or deny the proposed sanitary sewer main relocation due to
capacity issues. Further comment by city staff will be made at such time as flow-monitoring data and additional
engineering design in conjunction with that data has been submitted by the appiicant.
2. The Master Utility Plan shows a new sanitary sewer manhole near the center of the proposed ice rink. Per the City of
Boulder Design and Construction Standards, "direct access by maintenance vehicies shall be provided to each
Address: 1313 CANYON
Agenda Item N~Page k ~
manhole". Staff is concerned with accessibility to this manhole while the ice rink is in operation. The applicant shall
provide additional information regarding year-round access to this manhole or shall relocate the proposed manhole
and main. Additionally, the proposed sanitary sewer main and proposed storm sewer line in the middle of the ice rink
do not have the required separation of 10 feet per Table 4-1 of the City of Boulder Design and Construcfion Standards.
Staff also has concern with the proposed sanitary sewer manhole adjacent to the sidewalk access curb ramp (in the
crosswalk) at the northwest corner of the intersection of Canyon Boulevard and 13'h Street. Scott Kuhna, 303-441-
3121
III. INFORMATIONAL COMMENTS
AccesslCirculation
1. The signing and striping plan provided is adequate to ciarify how pedestrian and vehicle circulation are to occur.
Comments and requirements regarding this plan will be further discussed at the time of finai engineering plans.
2. A signal plan for the southeast corner of the Broadway and Walnut intersection will be required at time of final
engineering plans.
3. The businesses operating on this site wiil be required to obtain RTD Eco-Passes through the CAGID district. This is a
free benefit to all employees in the downtown area,
4. As part of the Technical Document Review, plan and profile drawings and details in accordance with the Cit~ of
Boulder Design and Construction Standards for the proposed sidewalks along Broadway, Walnut Street, 13 Street,
14`h Street, and Canyon Boulevard will be required. The plans shall show proposed walk sections having a
continuous, "uninterrupted" cross slope from the building to the street with no steps or curb drops located within the
cross section.
5. The applicant will be responsible for landscaping, lighting, and sidewalk improvements adjacent to Broadway, Walnut
Street, 13~" Street, 14`h Street, and Canyon Blvd.
6. The proposed project includes work within a State of Colorado right-of-way. A C.D.O.T. right-of-way permit is required
prior to initiating this construction.
Buitding and Housing Codes
There appears to be some building code issues that will need to be resolved at some time, but for this review please be
aware that a revocable right of way permit will be required for all encroachments into the city right of way including but not
limited to, awnings, shoring and roof overhangs prior to issuance of any building permits. Steve Brown. 441-3172
Drainage
1. As part of the Technical Document Review, an Erosion Control Plan in accordance with the City of Boulder Design and
Construction Standards will be required.
2. As part of the Technical Document Review, the applicant will be required to provide a Final Storm Water Report and
Plan in accordance with the City of Boulder Design and Constructlon Standards. Scott Kuhna, 303-441-3121
Engineering
The applicanYs written statement indicates that the proposed tunnel under 13~" Street has been removed from the
application. However, the Master Utility Plan and Sanitary Sewer Profile sheets still include text for the tunnel in 13~h Street
north of Canyon Boulevard. The applfcant is notified ihat no tunnel is being considered in this review and no approval of a
tunnel is made, or inferred, per staff's comments. Scott Kuhna, 303-441-3121
Flood Controi
The proposed flood protection plan for the One Boulder Plaza building is innovative. City staff is intrigued with a proposal
that could allow grade level entryways and pedestrian oriented features for building access and design whiis still satisfying
the non-human intervention ilood protection requirement. This flood protection approach could offer a broader range of
design opportunities and community benefits to many non-residential applications in the floodplain. Generally, staff accept:-
the "general-use operational doonvay systems" as a method to satisfy local non-human intervention standards for flood
Address: 1313 CANYON
Agenda item # ~~ Page k ~
proofing as long as this system meets regulatory flood proofing requirements, as set forth under Subsection 9-9-6(b),
B.R.C. 1981, and is consistent with National Flood Insurance Program (NFIP) policies.
The proposed flood proofing design is currently unproven, and staff has been unable to verify that this design standard has
been effectively applied or accepted in other NFIP communities. The Flood Protection Report presents extensive technical
support information, but does not clearly demonstrate that the design was specifically approved in the Miami-Dade County
area based on the research data that was included. Staff obtained the Miami-Dade "Chapter 20, Flood Damage
Prevention" regulations and did not find a clear standard that approves the proposed design approach.
Staff contacted the Federal Emergency Management Agency (FEMA) Region VIII Office in Denver to inquire about other
flood proofing applications of this type that may have been implemented in other areas. The Region VIII Office was
unaware of any other use of this flood proofing application. Region VIII also contacted the FEMA Atlanta Office. Atlanta
representatives were also unfamifiar with the proposed flood proofing design. Given the apparently unique and untested
flood protection approach proposed in this application, staff will seek additional technical review with FEMA to ensure NFIP
policies are met.
Staff requests that the applicant work with the city to forward proposed design information to FEMA for review. The
submitted Flood Protection Plan report should be forwarded along with any additional support information or discussions
the applicant wishes to include. We will forward review materials to: Fred Metzler, Natura~ Hazards Program Specialist,
FEMA Region VIII, Denver Federal Center, Building 710, Box 25267, Denver, CO 80255-0267.
W hile staff is interested in this flood proofing technique, and endorses the applicanPs efforts to develop a workable design
ihaf ineets floodpiain standards, we are proceeding cautiously in reviewing the application to ensure that flood protection of
the structure, contents and occupants is adequately fulfilleil.
The One Boulder Plaza project represents a major investment in downtown real estate and building construction.
Development endeavors such as this may be subject to extensive and costly damages resulting from flooding unless
adequate design protections have been provided. This is a significant project, and this location is subject to very real
flooding concerns affecting life safety and property damage. Given this, staff believes that it is reasonable and within the
scope of local floodplain regulations to require the applicant to construct a prototype model of a short structural wail
section and doorway to test the flood proofing pertormance of the proposed building design.
This prototype needs to be designed to allow testing of an operational doorway and wali section with the ability to
submerge the exterior surface with approximately four feet of water (to reflect flood protection elevations affecting the
proposed building). Some form of water tank will need to be connected to the wall section to simulate this condition.
Options for testing may be at the Engineering Hydraulics Laboratory at Colorado State University, using an existing tank or
swimming pool that the wall section prototype may span, or simply attaching a livestock style half-tank of 6-8 foot diameter
to the protoYype waff section. Testing data for the model should include water tightness performance and seepage
measurements. City staff inspection of flood proofing testing will be a condition of any design approval for a floodplain
development permit.
A critical flood proofing concern has been identified in the Flood Protection Plan. The consulting structural engineer,
Joseph C. Nicol, P.E., indicated in his February 15, 2001, letter that the flood proofing design on the exterior walls
assumes forces only from surface water and none from subsurface water. In addition, Nicol indicates that the foundation
walis of the structure, which provide space for the underground parking garage, are to be protected from groundwater
pump failures through the installation of "blow-out plugs" in the slab-on-grade and wail bottoms. The blow-out plugs are
intended to drain water into the parking garage to equalize water pressure on the foundation in the event of any, pump
failures.
Given this groundwater limitation, staff is not convinced that the structural foundation design satisfies the " flood proofing"
requirement for the structure and underground parking garage. If the foundation design requires that hydrostatic pressures
from groundwater be eliminated by continuous pumping, and that blow-out plugs are needed in the foundation if the pumps
fail, then a criticai failure of the building flood proofing design is possible. Electrical failures are common during flooding,
and pumping systems are commonly operated with electrical power. During flooding, without the pumps, groundwater
levels will like~y rise and this could lead to fflling the parking garage after the blow-out plugs have released. This does not
appear to satisfy the watertight flood proofing standard, and could lead to significant property damage to automobiles that
are trapped in the parking garage during flooding.
Because the flood proofed portion of the building will function like a boat hull submerged into the ground, staff is also
concerned that the blow-out plugs in the foundation are needed to prevent the structure from floating due to high
groundwater. The blow-out plug safeguard is then in conflict with the flood proofing requirement to prevent water from
entering the structure, and it may indicate that too much subgrade and sub-flood elevation interior building volume is
Address: 1313 CANYON ~
Agenda Item k~vQ Page q 3a
proposed. Staff is requiring the applicant to address this issue and explain how the foundation design will satisfy the
regulatory flood proofing requirements. Alan Taylor, Floodplain and Wetiands Coordinator
Landscaping
F.Y.i. our mitigation policy excludes any pianting requirements, that would normally be required, to be able to offset the
appraised value of removal. In other words, if they are required to plant 10 trees we wouldn't allow these 10 trees to count
towards the loss of tree removals. What they would end up owing us depends on what is required to be planted. W e don't
know at this time what they are required to plant. Ellie Bussi-Sottile, 303-4413106.
Miscellaneous
1. Any proposed groundwater discharge to the storm sewer system will require both a state permit and a city agreement.
The steps for obtaining the proper approvals are as follows:
Steo 1-- Identify applicable Colorado Discharge Permit System requirements for the site.
Steq 2-- Determine the history of site contamination (underground storage tanks, groundwater contamination,
industriai activities, landfills, etc.) If there is contamination on the site or in the groundwater, water quality
monitoring is required.
Step 3-- Submit a written request to the city to use the municipal separate storm sewer system (MS4}. This submittal
should inciude a copy of the Colorado Department of Public Health and Environment (CDPHE) permit
application. The written request shouid include the location, description of the discharge, and brief
discussion of all discharge options (e.g„ discharge to MS4, groundwater infiltration, off-site disposal, etc.)
The request shouid be addressed to; City of Boulder, Stormwater Qua~ity, 4049 75th St, Boulder, CO 80301
Fax: 303-413-7364
Step 4-- The city's Stormwater Quality Office will respond with a DRAFT agreement which will need to be submitted
with the CDPHE permit application. CDPHE wiil not finalize the discharge permit without permission from the
city to use the MS4.
Step 5-- Submit a copy of the fina! discharge permit issued by CDPHE back to the City's Stormwater Quaiity Office so
that the MS4 agreement can be finalized.
For further information regarding stormwater quality within the City of Boulder contact the City's Stormwater Quality
Office at 303-413-7350. Alt applicable permits must be in place prior to building permit application.
2. The applicant shall identify the existing monitor well at the southeast corner of 13'~ Street and the a~ley in conjunction
with the requirements of the ground water discharge permit.
3. All structures (planters) and landscaping proposed in the right-of-way or public utility easements shall comply with the
standards as set forth in Chapter 8-5, "Work in the Pubiic right-of-way and Public Easements;' and Chapter 8-6,
"Public right-of-way and Easement Encroachments, Revocable Permits, Leases, and Vacations;' Boulder Revised
Code 1981.
4. No portion of any structure, including footings and eves, may encroach into any public right-of-way or easement. Scott
Kuhna,303-441-3121
Utillties
1. As part of the Technicai Document Review, the applicant will be required to provide Utility Construction Plans in
accordance with the City of Boulder Design and Construcfion Standards.
2, At time of Technical Document Review, further review of the proposed trench drains at the northeast corner of the
intersection of 13~h Street and Canyon Boulevard will be made. Sump conditions for inlets in sidewalks and ponding
due to clogged inlets are concerns for staff at this location. Engineered plan and profile drawings for 13~h Street as
well as the proposed storm sewer lines are needed to evaluate the proposed design.
3. Maintenance of the sandloii interceptor and all private sanitary sewer and storm sewer lines and structures shall
remain the responsibility of the owner.
4. The landscape irrigation system requires a separate water service and meter. In addition, a separate water Plant
Investment Fee must be paid at time of building permit. Service, meter and tap sizes will be required at time of
building permit submittal.
Address: 1313 CANYON pgenda Item #~~ Page # 3~3
5. The applicant is advised that at the time of building permit application the following requirements will apply:
a. The applicant is required to provide an accurate existing and proposed plC~mbing fixture count to determine if the
existing meters and services are adequate for the proposed use.
b. Water and sanitary sewer Plant Investment Fees and service line sizing will be re-evaluated.
c. If the existing water and/or sanitary sewer services are required to be abandoned and upsized, all new service
taps to existing mains shall be made by city crews at the developer's expense. The water service must be
excavated and turned off at the corporation stpp, per city standards. The sewer service must be excavated and
capped at the prope~ty line, per city standards.
d. Since the buiiding will be sprinklered, the approved fire line plans must accompany the fire sprinkler service line
connection permit application.
6. Trees proposed to be planted in the right-of-way or in public utility easements shall be located at least 10 feet away
from existing or future utilities.
7. Ail water meters are to be placed in city R.O.W. or a public utility easement, but meters are not to be placed in
driveways, sidewalks or behind fences.
8. Manholes located within the 100-year floodplain, or in a location where runoff may accumulate and pond, shail be
installed with a watertight, bolting-type cover, to prevent inflowloutflow. Scott Kuhna, 303-441-3121.
IV. NEXT STEPS
SITE REVIEW CRITERIA: No site review application shall be approved unless the approving agency finds that:
I. Boulder Vallev Comnrehensive Plan:
(A) The proposed site pian is consistent with the purposes and policies of the Boulder Valley
Comprehensive Plan. The plan is consistent with the current BVCP and iYs policies relating to development
in the downtown area. The plan proposes maximizing the amount of building area permitted within the
existing zone districts with the addition of up to 30 residential units. The buildings have been pulled back
from Canyon Boulevard to retain the "Boulevard" effect along Canyon. The building facades have been
varied to give the appearance of more than one building along street frontages. 1800 Broadway is an
existing contemporary design that will be modified in building materials and colors to produce a more broken
appearance consistent with this policy. DDAB has review the design elements of this plan several times and
found the concepts to be consistent with the Downtown Design Guidelines as well.
(B) The proposed development shall not exceed the maximum density associated with the Boulder
Valley Comprehensive Plan residential land use designation. Additlonally, if the density of existing
residential development within a 300 foot area surrounding the site is at or exceeds the density
permitted in the Boulder Valley Comprehensive Plan, then the maximum density permitted on the
site shall not exceed the lesser of: 7he plan is well within the permitted density for the overall site.
Planning Board and City council have supported locating all the residential uses within the 1313 poRion of the
site for phases 1, 2 and 3. Phase four will provide additional residential units at the time final plans are
provided for the site.
(i~ the density permitted in the Boulder Valley Comprehensive Plan, or,
(if) the maximum number of units that could be placed on the stte without waiving or varying
any of the requirements of Chapter 9-3.2, "Bulk Requirements;' B.R.C.1987.
II. Site Desian: it utilizes site design techniques which enhance the quality of the project. In determining
whether t#ds subsection is met, the approving agency will consider the following factors:
A Open space, including without limitation, parks, recreation areas, and pfaygrounds:
Useable open space is arranged to be accessible and functional; This is a downtown project,
where openspace uses are more limited than normal, but the site the overall open space
Address: 1313 CANYON
Agenda Item ~ ~ Page # ~ y
requirements for 20% openspace are being meet when the total site plan is considered. The
applicant is constructing a plaza within the 13~' street right-of-way that provides openspace to both
blocks in this development. Openspace areas for residents within ihe 1313 building will also be
provided in the form of private decks and patios.
2. Private open space is provided for each detached residential unit; Private decks will be
provided for each residence of the project. The minimum deck size is required to be 36 square feet
with a minimum width of 4 feet. Staff would encourage the applicant to provide a minimum of 60
square feet of deck area per unit given the limited useable openspace at ground level for this site
and its location within the downtown area.
3. The project provides for the preservation of natural features, including without limitation
healthy long-lived trees, terrain, and drainage areas; There are a number of existing trees on this
site. The preservation or relocation of existing lrees has 6een considered by the Forestry division.
W here possible the city will work with the applicant to relocate healthy existing trees.
4. The open space provides a relief to the density, both within the project and from surrounding
development; Private decks will provide openspace for residents of the site. The applicant is also
providing a public plaza within the 13th Street right of way that provides a summer activity area and
winter ice skating area. This amenity will be available to all tenants of the site as well as the public.
5. If possible, open space is linked to an area- or city-wide system. Sidewalks surround the site
and the bike trail along 13~" Street links this site to the Boulder Creek trails, City park, the library, city
hall and bike trails north of the mall. This site is well connected to the city open space systems.
B. Landscadinst:
1. The project provides for a variety of plant and hard surface materials, and the selection of
materials provides a variety of colors and contrasts; The general plan suggest that a mixture of
materials and types will be provided for this site consistenf with this criteria.
2. The project provides significant amounts of plant material sized in excess of the landscaping
requirements of Sections 9-3.3-2 and 8-3.33, "Landscaping and Screening Requirements;'
and "Landscape Design Standards," B.R.C. 1981; and Landscaping standards of the city wili be
exceeded by this development. Double tree rows have been recommended along 13'h Street and
Canyon where possible. Landscaped areas will exceed ciry requirements for size and number of
materials.
3. The setbacks, yards, and useable open space along public rights-of-way are landscaped to
provide attractive streetscapes, to enhance architectural features, and to contribute ta the
development of an attractive site plan. This is the downtown area, where front yard areas are
recommended to be minimal with the exception of the Canyon Boulevard requirement for a
Boulevard effect. Street trees and landscaping will be provided along all street frontages consistent
with city requirements.
C. Circulation, including without limitation the transportation system that serves the property, whether
public or private and whether constructed by the develaper or not:
1. High speeds are discouraged or a physical separation between streets and the project is
provided; The site is surrounded by an existing street network. tmprovements to the existing
streets have been provided to make safer travel where necessary. A new left turn lane will be added
to Broadway, 13~h Street improvements will be made to provide a new public plaza and curved street
alignment, and driveway access have been limited to the minimum necessary to support the project.
2. Potential conflicts with vehicles are minimized; The site plan has been modified to reduce
impacts with tra~c flow within the area, The drive through will provide new access points with
reduced curb cuts overali. A new turn lane has been added to Broadway to improve tra~c
movements along Broadway. The alley will be developed as a publiclprivate drive providing access
to both halves of the 1313 block.
3. Safe and convenient connections accessible to the public within the project and between the
project and existing and proposed transportation systems are provided, including without
limitation streets, bikeways, pedestrian ways and trails; The plan will improve existing public
and private linkages. Access to the Boulder Creek traiis will be enhanced with the improvements to
13~h Street.
4. On-site facilities for external linkage are provided with other modes of transportation, where
applicable; the site is located adjacent to the downtown transit station along its 14`" Street frontage.
Broadway and Canyon also serve as major transit corridors within the community. TI1is site is in a
model location for transit connections.
Adtlress: 1313 CANYON ' , /_ ~ pa ~S
Agenda Item # `~`<~ ge ~
5. The amount of land devoted to the street system is minimized; No new streets will be added to
this site, in fact, the alley will be vacated and made into a private drive.
6. The project is designed for the types of traffic expected, including without limitation
automobiles, bicycles, and pedestrians, and provides safety, separation from living areas,
and control of noise and exhaust; and All forms of transportation are supported by the existing
streets system. Housing has been placed at the second floor level or above. Noise control will be an
issue for this site, but it should be acknowledged, that this is a downtown site with activities that
occur on a 24 hour basis.
7. City construction standards are met, and emergency vehicle use is facilitated. City standards
have been met by the proposed development.
D. Parkina:
1. The project incorporates into the design of parking areas measures to provide safety,
convenience, and separation of pedestrian movements from vehicular movements; Two
under ground garages have been proposed for this development. Access has been limited to one
point for the 1800 Broadway portion of the site (Walnut) and the alley for the 1313 Canyon site.
There should be very limited conflicts between vehicles and pedestrians at this site.
2. The design of parking areas makes efficient use of the land and uses the minimum amount of
land necessary to meet the parking needs of the project; parking has been p~aced below grade.
The site is required to provide a minimum of one parking space per unit (30 units, 30 spaces).
Approximately 360 parking spaces have been proposed in parking lots located below grade. The
only disruption of above grade areas for parking is the access ramps to the parking garage areas.
3. Parking areas and lighting are designed to reduce the visual impact on the project, adjacent
properties, and adjacent streets; and Lighting will be consistent with downtown standards and
should not impact adjacent properties.
4. Parking areas utilize landscaping materials to provide shade in excess of the requirements in
Section 9-3.3-12, "Parking Area Desfgn Standards;' B.R.C. 1981. Not a requirement of under
ground parking.
E, Buildina Desistn, Livabilitv. and Relationship to the Existina or Pronosed Surroundins~ Area:
1. 7he building height, mass, scale, orientation, and configuration are compatible with the
existing character ofthe area orthe character established by an adopted plan forthe area;
The building are in conformance with the Downtown Design Guidelines. The buildings have been
pulled back from Canyon Boulevard to create the treed boulevard. The buildings have been
designed to create the appearance of several attached buildings with different facades and
materials. The 1800 Broadway buiiding is an existing contemporary design that wil{ have new
additions attached to it to brake up the facade with new materials and windows.
2. The height of buildings Is in general proportion to the height of existing buildings and the
Qroposed or projected heights of approved buildings or approved plans for the immediate
area; Buildings east and west of this site have heights of up to 55' (The parking garage/transit
center, the Colorado Building (Vectra Bank) and the Randolf Center. The newest building in this
area (15'" and Walnut) has a height of 55' also. This area is becoming a transitional office/retail area
to the mall,
3. The orientation of buildings minimizes shadows on and blo.cking of views from adjacent
properties; Views from existing buildings to the north wili be limited due to the overall building
heights of 55'. However there are transitionat building heights within the central portion of the 1800
Broadway block. The applicant purchase the north half of the 1300 Block (south of Walnut between
13`h and 14`h) recently and has added this property to the Site Review with this last review. This
portion will be the fourth phase of the development. The 1313 Canyon Building wiil limit views from
the north half of the block, but the existing structure on the north half of the block vary from 25 to 40
feet in height and do not unduly restrict views for existing buildings north of Walnut.
4. If the character of the area is identifiable, the project is made compatible by the approprlate
use of color, materials, landscaping, signs, and lighting; This site is in the downtown area and
the plans are consistent with the provisions of the downtown plan. Final plans are subject to reviaw
by DDAB for consistency with the Downtown Design Standards.
5. Sui{dings present an attractive streetscape, incorporate architectural and site design
elements appropr7ate to a pedestrian scale, and provide for the safety and convenience of
pedestrians. The buildings have been designed to provide a safe and interesting street scape.
Canyon Boulevard will maintain the Boulevard extra setback criteria. A pedestrian plaza has aeen
Address: 1313 CANYON
Agenda Item #~~page H ~~_
added to the 13'h Street corridor. New landscaping will be added to the site to further enhance the
pedestrian quality of the development.
6. To the extent practical, the project provides public amenities and planned
public facilities; The addition of a new plaza in the 13'h Street corridor is a positive
addition to the public amenities being developed on this site. In addition, this plaza
will provide an opportunity for an ice skating rink in winter months, and possible
expansion area to the farmers market during summer months. Other public
improvements necessary to support this development will be provided.
7. For residential projects, the project assists the community in producing a
variety of housing types, such as multi-family, townhouses, and detached
single-family units as well as mixed lot sizes, number of bedrooms, and sizes
of units; This site will include the development of 30 new residential units. 10% of
these units developed on site will be permanently affordable. The additional 10% of
the permanently affordable units will be provide for off site. Phase four of the
development will provide 20% of the units developed on site as permanently
affordabie.
8. For residential projects, noise is minimized between units, between buildings,
and from either on-site or off-site external sources through spacing,
landscaping, and building materials; This is a downtown physical separations of
buildings is limited. However, the appliacant will be placing ail the residences in the
1300 Block of Canyon at or above the second floor level. The design of the 1300
building includes numerous variations in the faqade of the building creating balcony
and private spaces for future tenants of the building.
9. A lighting plan is provided which augments security, energy conservation,
safety, and aesthetics; A preliminary lighting pian has been provided, which is
consistent with the intent of this criteria. Final lighting fixtures will need to be
consistent with fixtures approved for the Downtown.
10. The project incorporates the natural environment into the design and avoids,
minimizes, or mitigates impacts to natural systems; This is a well developed
area that has little natural to preserve. The site will be designed to mitigate flood plain
constraints of the site.
11. Cut and fill are minimized on the site, and the design of buildings conforms to
the natural contours of the land. There is a four foot elevation change between the
south and north ends of this site. The 1800 and 1801 buildings have been designed
to conform to a low point of grade along Canyon Boulevard. Flood plain restrictions
on site also require the building to be raised above the flood plain elevation or flood
proofed using an acceptable flood proofing method.
(F) Solar Sitinq and Construction: For the purpose of ensuring the maximum potential for
utilization of solar energy in the city, all applicants for residentfal site reviews shall
place streets, lots, open spaces, and buildings so as to maximize the potential for the
use of solar energy in accordance with the following solar siting criteria:
1. Placement of Open Sqace and Streets. Open space areas are located wherever practical to
protect buildings from shading by other buildings within the development or from buildings
on adjacent properties. Topography and other natural features and constraints may justify
deviations from this criterion. The basic site is limited by the amount of openspace to be provided
on site, but the majority of openspace provided on this site will occur along the south portions of the
site. Downtown design guidelines and floor areas constrain solar protection, however the southern
end of this site is well protected by the 90' Canyon right of way and civic uses south of Canyon.
Z, Lot Lavout and Buildina Sitina. Lots are oriented and buildings are sited in a way which
maximizes the solar potential of each principal building. Lots are designed to facilitate siting
a structure which is unshaded by other nearby structures. Wherever practical, buildings are
sited close to the north lot Iine to increase yard space to the south for better owner control of
shading. The south portions of this site are adjacent to Canyon Boulevard, which has a 90' right of
way. The city park is south of the 1800 block. In addition, the buildings have been setback and
average of 20 feet from Canyon Boulevard right of way. This site is well placed for solar siting based
on a south exposure.
3. Buildina Form. The shapes of buildings are designed to maximize utilization of solar energy.
Buildings shail meet the solar access protection and solar siting requirements of Chapter
9•8, "Solar Access;' B.R.C. 1981. The downtown area is in solar area 3, which does not provide
Address: 1313 CANYON pgenda Item #~~ Page ~ 3~
for the protection of buiidings. However as noted above, this site can take advantage of solar energy
potentials of the site due to the limited civic uses occurring south of the site in the Civic Center area.
4. Landscapinsa. The shading effects of proposed landscaping on adjacent buildings are °
minimized. Street scape requirements of the downtown area may result in some impacts to
adjacent properties, but street tree are deciduous and lose their leafs during the winter months when
solar heating needs are most critical. During summer month, street trees provide cooling in the
form of shading.
Address: 1313 CANYON /l9QIId2If0Rl H~? P890 ~f ~
ATTACHMENT E
City of Bouider
June 1, 2000 Page 4
Planning Board Minutes ~
• Consider placing some of the parking under the building and/or providing parking on the
back side of the buildings cIose to the hill slope.
• Consider making the building lower and longer and preserving some of the trees on the
property to keep a residential look.
• Make sure that the stndent apartments remain as such in perpetuity.
• Provide plans that describe the proposed uses in the park and how it will be shared among
the residents. Consider shifting the open space from the back of the buildings to pocket parks
that are more usable.
• Increase the bicycle parking on the site.
• Provide more married student housing on the site, possibly between the senior unit and the
regular student units.
B. Pubiic hearing and consideration of a request for Concept Plan Review and
Comment #SI-2000-5 to develop the Park Plaza project on the block located
northeast of Canyon and Broadway and the half block north of Canyon
Boulevard between 13th and 14th Streets for commercial and residential uses,
includiag a height exception to 55 feet.
B. Bean described the appiicant proposal, including requested variations of a haight exception to 55
feet, right-of-way encroachment for 13th Street improvements, introduction of a private use within
the public right-of-way, increase and transfer of the housing Fioor Area Ratio for the westem block
to the eastern lot, vacation of the alley on the north, setbacks along Canyon Boulevard, floodplain
limitations on the southern portion of the site, and bulk and scale of the property.
Jerry Lee, 1283 Blackbird Court, applicant representative, addressed the proposed transfer of
residentia] units on the site even though the lots are not contiguous to each other and the proposal
does not meet the criteria of the mixed use regulations. He also supported the proposed vacation of
the alley (the alleys on each side have already bean vacated, and it is an i~ternal access between the
parce] 4o the north and to the south), the modification of the 13th Street configuration for a skating
rink/pIaza, and an underground access.
Tom Thorp, Downing, Thorp and James, described the goals of the project, including the creation
of north/south connectors from historic Peazl Street into the civic center and craek pazk, creation of
public and private outdoor spaces, the addition to the pedestrian district of downtown, the addition
of mixed use, and the provision of underground pazking in proportion to the uses being created. He
described the proposed office buiidings, parking, residentiai buildings, and the possible uses on the
s:\pl an\data\cur\bms\000601.min
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June 1, 2000 , .
Planning Board Minutes
Page 5
site. He addressed the reasons that the residential buildings aze proposed to be built together, the
reasoning for the vacation of the alley, the various setbacks along Canyon Boulevard, the variety of
elevations to break up the mass of the building (both vertically and horizontally), and solutions for
the floodplain issues on the site.
Leonard Tdomas, Communications Arts, said that the architects developed a design to maximize
the success of the residential and retail/commercial components, to provide amenities in the public
realm of 13th Street, to be respectful but not imitative of the downtown character, to ensure that the
individual buildings have a complementary relationship to each other with a distinct character from
each other, and to connect the existing building on Broadway within this project. He described the
summer and winter use of the plaza and possible design elements. Paul Ekland, 1528 Mapleton
Avenue, said that the exceptions requested will make the development a better project.
Public Participation: There was no public participation.
Return to the Board:
C6ris Shears, member of the Downtown Design Advisory Board (DDAB), said that the Board
generally supported the concept of the proposal. He said that the Board discussed the design of the
buildings, including residential use in one building, setbacks along Canyon Boulevard, the need to
emphasize the alley access between Broadway and 13th Street, and the possibility of changing the
bicycle path along 13th Street to allow more space for the plaza.
The following comments were made by individual Board members, not by consensus:
• Development of residential uses on a separate site is of no concern since it is under one
development and close in proximity and the numbers of units proposed are the same as it
would be if the units were scattered in the development.
• Consider developing guidelines that define the ability to transfer Floor Area Ratios and uses
in a project.
• Consider having the proposed skating rink dedicated to the City so that maintenance and
shazed use could be dealt with differently.
• Consider a redesign solution of the 13th Street corridor to provide for the bicycle path and
plaza,
• Prepare information about how the alley would function for the public if it were vacated, how
the alley would be used, and future users of the alley; otherwise, do not vacate the alley.
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June1,2000 •
Planning Board Minutes
Page 6
Consider that a public amenity could be provided by vacating the alley in return for a skating
rink.
There is some value, on a design and architectural ]evel, to keep the third floor of the
building cioser to Canyon Boulevard, and there is a lot of value in maintaining the view
corridor from Canyon Boulevazd to 1he west. Consider fixrther design work because these two
values aze not mutually exclusive.
Ensure that the parking garage entrance on the eastem part of the site functions well with
pedestrian traffic.
7. ADJOURNMENT
The Planning Board adjourned the meeting at 9:55 p.m.
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~ Agenda Ilem N~~ Page # y~
ATTACHMENT F
CITY OF BOULDER
PLANNING BOARD AGENDA ITEM
MEETING DATE: June l, 2000
(Agenda Item Preparation Date: May 19, 2000)
AGENDA TITLE:
Public hearing and consideration of a request for Concept Plan Review and Comment #SI-
2000-5 to develop Park Plaza the block located northeast of Canyon and Broadway and the
half block north of Canyon Boulevard between 13th and 14th Streets for commercial and
residential uses, including a height exception to 55 feet.
Applicant/Owner: GB Ventures
REQUESTING DEPARTMENT:
Planning Department
Peter Pollock, Planning Director
Brent Bean, Senior Planner
OVERVIEW:
Review and comment on a proposed plan far Site Plan containing 296,869 square feet of
office, retail and housing units on the Bank One sites located north of Canyon, east of
Broadway. Residential use of 67,400 square feet containing up to 60 units and 229,468
square feet of officehetail space has been proposed. A building height of up to 55 feet and
two underground parking garages to support up to 386 cars have also been proposed.
STATISTICS:
Application: Concept Plan Review and Comment
Project Name: Park Plaza Development
s: \plan\pb-items~tnemos\bbparkpl.cpm
qgende item #~Page 0 ~_
Location: - North of Canyon Boulevard, east of Broadway to 14th
Street.
Size of Tract: 89,998 square feet west of 13th Street
42,020 square feet east of 13th Street
(10 foot alley vacatiori would add 3,000 square feat to the
eastern parcei)
Zoning:
BVCP designation:
Existing Use:
Requested Variations:
STAFF COMMENTS:
RBl-X (Regional Business 1 - Redeveloping)
Regional Business
Bank One
1. Height exception to 55 feet
2. Right of way encroachment for 13th Street
improvements
3. Transfer the housing FAR for the westem block to
the eastern lot and an equivalent amount of non-
residantial FAR to the western lot, such that the
2.3:1 FAR is not exceeded on either block .
The applicant is requesting to develop this site to the full 2.3 FAR (Floor Area Ratio) permitYed
in the RB1-X zone including 1.7 FAR for non-residential use and 0.5 FAR bonus for housing.
Three unusual components of this request are:
• Increase the non-residential FAR to 23 on the western block by transferring non-
residential FAR from the eastern half block;
• Make improvements to the 13th Street right of way, including a plaza/ice skating rink and
relocated street to the east; and
• Vacate the existing alley located between 13th and 14th Streets and replace it with a
public access easement, so the land area can be included in calculating the FAR.
The following is a brief discussion of the primary development issues for this Concept Plan:
Staff finds the transfer of non-residential use from one block to anoffiar to be inconsistent
with the intent of providing a mixture of land uses within the downtown area as it would
allow a concentration of non-residential use and intensitias greatar than permitted within
a block (increasing the non-residential FAR to 23 on the western block by transfemng
s:\plan\pb-items~namos\bbparkpl. cpm
Agenda Item # ~ Page ~ 'y. 3
the residential FAR from this block to the eastern half block in exchange for non-
residential FAR). .
2. This proposal includes a request to modify the 13th Street configuration for a private ice
skating rink/plaza. Introduction of a private use within the right-of-way raises a number
of questions regarding the maintenance, liability and impacts on the public ownership.
The Downtown Design Guidelines encourage the introduction of new uses drawing foot
traffic from the mall area south to Central Park, but the design proposed by the applicant
will require additional design considerations to assure that public needs are met first and
then the question of encroaching into the public right of way can be considered. The
travel lane, bicycle lane, and sidewalks on both sides of the street will need to be
provided with sufficient widths to meet public needs..
3. The request to vacate the alley is not consistent with City policy which states that right-
of-way should not be vacated if there is public need for it. The applicant has proposed
that a public access easement be retained for the alley, indicating that there is still a public
need for it as a cross movement between 13th and 14th. It also provides access to an
existing bank drive-up facility and parking lots along the north side of the alley.
4. The setbacks along Canyon Boulevard are recommended to be a consistent with existing
setbacks along Canyon such that they line up with one another. (See Downtown Urban
Design Guidelines policies 2.12 and 6.9.) Most buildings along Canyon have been placed
at a 20 foot setback from the Canyon Boulevard right-of-way. Buildings also have
generally not exceeded two stories in height adjacent to Canyon. Both of these efFects
have resulted in Canyon Boulevard maintaining a boulevard impression. This proposal
places buildings within 10 feet of Canyon (17 feet from the curb line as noted in the
applicanYs information) with a height ofup to 55 feet. Building heights above the second
floor should also be stepped back from Canyon Boulevard to create the open feel of a
boulevard. The applicant will need to provide additional drawings and studies of this
area to show how the boulevard character is being retained by this proposal.
5. The southem portion of the site is within the Boulder Creek Floodplain. Final
development plans will need to comply with the floodplain regulations.
Approved By:
` _ ~~._
~~n ~~~
Peter Pollock; Director
Planning Department
s: \plan\pb-itemsUnemos\bbparkpl. cpm
Agenda Item N~Page ~=~
ATTACHMENTS:
Attachment A: Vicinity Map
Attachment B: Concept Plan Objectives
Attachment C: Development Review Committee comments; dated
Apri121, 2000
Attachment D: Applicant's Written Statement dated March 28,
2000 and Concept Plan submittal drawings
s: \planipb-items~nemos\bbparkpl. cpm
pgende Item N.f2(~,Page ~ ~.~
ATTAGHMENT A
~
Ga~`1°~ B~vd
- LOCATION: LOCATOR MAf~
1800/1313 Broadway/Canyon - i
- APPLICATION TYPE: I
Major site Review-Concept Planning _ ~
- ZONING:
RB1-X
- APPLICANTS:
GB Ventures
~ L.~1 II -- ~•~
Agenda Item
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ATTACHMENT B
CONCEPT PLAN OBJECTIVES
Concept Plan Guidelines for Review and Comment
(f)Guidelines for Review and Comment: The following guidelines will 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 is a relatively fiat and contains the existing Bank One and Salomon offices.
(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; This site is within the
Downtown Parking District and supported by the comprehensive plan and existing zoning for the
development of residential and non-residential uses. The site is located on Canyon Boulevard and
a" view corridor" to the mountains has alwavs been an issue.
(3)Applicable criteria, review procedures, and submission requirements for a site review; Additional
information and a model of the site should be provided with the Site Pian submittal documents
showing the relationship of the new buildings to the surrounding area and the potential impacts
on the Canyon Boulevard View Corridor.
(4)Permits that may need to be obtained and processes that may need to be completed prior to,
concurrent with, or subsequent to site review approval; Flood Plain.
(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; Changes proposed to thirteenth Street will require submittal of
additional information showing that traffic, pedestrian and bicycle movements wiil not be
impacted by the proposed street alinement changes. The alley between 13th and 14th is used as a
pedestrian and vehicular access that should not be vacated.
6)Environmental opportunities and constraints includi~g, without limitation, the identification of wetlands,
important view corridors, floodplain 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; No impact on existing natural ecosystems are present
on this site.
(7)Appropriate ranges of land uses; and The applicant is proposing a mix of housing and non-
residential uses consistent with the FAR maximums for the site, but transferring all of the
residential units to the eastern site is not consistent with the intent of the mixed use concepts for
the downtown area.
(8)The appropriateness of or necessity for housing. The addition of housing both blocks within this
site plan is appropriate for the downtown areas and encouraged by the current zoning bonus of
0.5 additional FAR for residential use.
s:\plan\pb-items~nemos\bbparkpl. cpm
Agenda Ilem q~Page # ~,~
ATTACHMENT C
Track #16
DRC Meeting: 5/4/00
CITY OF BOULDER
DEVELOPMENT REVIEW RESULTS AND COMMENTS
DATE OF COMMENTS: May 5, 2000
CASE MANAGER: Brent Bean
PROJECT NAME: Park Plaza Development
LOCATION: 1800 Broadway & 1313 Canyon
COORDINATES: N3W6
REQUEST TYPE
AND NUMBER: Concept Review & Comment, MSR-2000-5
APPLICANT: GB Ventures
DESCRIPTION: Concept Review and Comment Plan for the Bank 1
properties located on the north East Block of Canyon
and Broadway and the south half of the block located
northeast of 13 and Canyon. Project is a mixed use
commerciai,
REQUESTED VARIATIONS
FROM THE LAND USE REGULATIONS:
office, and residential development.
1. Right of way encroachments for
proposed improvements to 13th
Street.
2. Height exception to 55 feet for
both buildings.
3. Possible relocation of all housing
FAR to the eastern lot, and non-
residential use to the western lot.
REVIEW FINDINGS
This project will be a prominent development for the downtown area. Total build out of one and
half square blocks has been proposed at the southern entrance to the downtown area. The maximum
floor area ratio (FAR) of 1.7 for non-residential use and 0.5 for residential use has been proposed to be
developed on these sites. Shifting the non-residential FAR to the West block in exchange for moving the
residential FAR from the west site to the east site has also been requested. In addition, private
improvements to 13th Street including an ice skating rink/plaza have been proposed.
Staff has reviewed the question of shifting (transferring) the floor area from the 1300 block to the
1400 half block in the project. Through the provisions of Site Review, the location of the housing elements
could be moved within the defined areas of the Site Review. Staff has some strong reservations about
moving all the Non-residential FAR to the 1300 block. Transferring the non-residential uses between the
two sites is not consistent with the goal of permitting an FAR of 1.7 on a parcel. It also results in not
dispersing housing within the downtown area. Staff would recommend that the 1.7 non-residentiai FAR
not be transferred between sites, allowing an intensification of non-residentiai use on the western block.
(Note, that the applicants intent is to trade the residential FAR from the 1300 block to the 1400 block and
move the same amount of non-residential square footage from the 1400 block to the 1300 biock, such that
pgenda Ilem H~Page # ~ '
assuming
the 2.3:1 FAR for both blocks in not exceeded.) Maximum FAR's for both site are as follows,
206,995 SF, (44,999 3F fesidential
the alley is not vacated:
Total FAR (2•3~1~ 646 SF, (21.~10 SF residential)
Total FAR (2,3~~) 96,
West site:'fOTAL site area 89.998 S'
East site: TOTA~ site area 42,020 SF, on and
~p osed to t3th Street wili provide additional interest and character o
enerate new activities in the area between Cany
The improvements p p Issues that wiN
edestrian traffic form the mall to Central Park and the areas ln be e
13th street corridor. There has been a need to 9 and 3) revokable lease wifl
W alnut to attracl p ht of way modification, include: 1. maintenan~e of the area (short
ro osed rig rovements,
need to be resolved wiih the P p ht-of-waY•
and lon9 term), 2) construction costs and commitments for the imp
with the exception of the Canyo~n e~y line
pe required for construation within a n9 o~able on th~s site,
Building heights 10 55 feet are suCanyon ould maintain a 25 foot setback from the p p
s along linear fook along 1he
Boulevard corridor. The buil ba9k from Canyon above tha second fioor ievalpmpz e, significantly t en
and the building should step ear to be showin9
Qroposed in 1he drawings submitted. The buildings app
s scale model o dBofu~e ard corridoea~nd how the new
Cany Pictures showinq the current Cany on g~vd. should retain a"Boufevard"
on goulevard corridor. Additional drawin9 ' rovided. Cany
with the Site Review p~ans.
taced along Canyon wiil neea e~enRis required to meet this cre a~e.shown ou ccu~r•
buildings will be p non ~mposing buiiding P ects to the "boulevard" ~mag
appearance. Open, er ~evels if imp olicy is ~ot to
design should be scaled back at upp ro erties north of the afley that
resent within the ailey ~ocaled between 13th and 14th. C1~Y p alle The alley
Existing utilities are p uplic access. There are p P
where there is a need forlans for this project require use sf a~d adjace9 t uses along the
vacate right of waY alle and the site p,
currently use the existing Y 1 dth Streets for these a ~~e ~n9 en this information.
also serves as a connector belween ~ 3th an
ort vacation ot the existing y g ens ace areas will
north side of the alley. Staff can not supp ~o ect. Addiiional op P
No on site detention areas have been shown for lhis p 1
need to be p{ovided on this site to assure that on site detention needs can be met.
~~ ~~Ty REqU1REMENTS
p,ccesslCirculation round parKing 9arage conneclion across 13th Street
eciat approval. Expansion of the parking lot
ublic right-of-waY for the underg shows a
~ Use of the p Cit Council for a sp o~ed. ~f, ho~yever, the Traffic Stu ound drive,
wilY require consideratiohYb~y w Y Would not be supp area by providing an underg
below grade into the rig acts to the surroundQn9iate.
significant redu~tion in traffic imp be app P thg Site
additional discussio~ of ihis connection maY ro ect will be further evalua'ea fo rthe drive
Drive-Thru Bank phase of this p~ ro riate stacking
1'he Temporary lan does not provide app P u in to 13th Streel which is
z' rocess. The current p but 1he current drive
Review P facifit may appear to be low,
throu9h• Hge`n' ~Se °f this faciUty will result i~ traffic back~~ have two. Further detail (~•e•
unacceptable. Current use °fthe temporary fac~lity will only
h has 12 telVer `ean~ ths, traffic counts) will be required to determ~ne the feasibility of the
throug
dimensions, s1~a~iking 9 from 131h Street. Staff is
temporary lay left turn
ro ose the efimination of the entrance to 1a Ang deg ee of curvature of the proposed
g, The plans p p
supp aike lane.
ortive of the clos ~treet~and theaex sting rdestnan movements from he 13 h Streel bicyc4e
movement from 13th aration of pede
east of 13th Sireet are issue 303-441I 3240 to be evaluate ~n
13th Street re-atignment, the seP
1ane, and the pedestrian walkway racess. Scot1 Kuhna,
greater detail as part of the Site Review p
~_page #.==~-
pgeoda Item k
Building and Housing Codes The existing three story building fronting toward Broadway is a type I!I 1
hr rated structure. All work must be in compliance with the building codes in effect at time of permit
application. Steve Brown, Inspection Services, 303-441-3172.
Building Design Additional information including a scale model of the building design will need to
be provided at the time of Site Plan submittal. The basic form of the building in the 1400 block appears to
be very rectilinear in shape with the addition of building materials used to change the appearance of the
building. Additional building articulation should be provided along the Canyon Street elevation to help
maintain the "Boulevard" image for Canyon 8oulevard. In addition, the proposed building should be
scaled back at the third and fourth floors along Canyon Boulevard.
The west building has been shown to be within 10 feet of the Canyon Boulevard right-of-way for the full
height of the building. The building should make a significant step back at the third floor level to maintain
the "Boulevard" vision. Additional pian details showing the impacts of the proposed building location along
Canyon will need to be provided. The impact on the Canyon Boulevard will be critical to final plan
consideration for both buildings.
Buildings over 45 feet in height are required to provide a minimum of 20% open space, however under the
provisions of Section 9-4-11 Q), the required open space can be reduced by a maximum of 25% if the
criteria of this section can he met. Open space calculations will be required to be submitted with the final
Site Plan showing how this criteria has been met. See section 9-3-2-6(a) for the definition of open space
areas that can be considered for this plan. (Brent Bean)
Drainage The proposed development does not appear to leave space for the relocation of the
existing on-site detention ponds. The approved Gredrng & Drainage Plan for Frrst National 8ank,
prepared by Drexel, Barrell & Co, on May 6, 1975, provided approximately 7,300 cubic feet of ponding
volume for the area of the site west of 13th Street. These existing volumes, as well as the incorporation of
Storm Water Quality "Best Management Practices", must be provided in the proposed design. All storm
water design shall be in conformance with the City of Boulder Design and Construction Standards, Scott
Kuhna, 303-4413240.
Fire Protection
1. Prior to plan approval, applicant must demonstrate that the proposed 13th Street configuration(s)
will accommodate fire apparatus from Canyon to Walnut, consistent with city standards.
2, All buildings will require automatic fire sprinkler protection.
3, Due to interior access limitations, a wet standpipe system may be required for part or all of the
structure(s).
4. Prior to final utility plan approvai, applicant shall provide additional fire hydrants as may be
required, consistent with city standards.
5. Applicant will need to incorporate emergency fire access to the front of the building in the plaza
area proposed for the ice skating facility. Adrian Hise, Fire Department, 303-441-3350.
Miscellaneous
1. The name has been used in town in various developments. Is it possible to come up with something
else?
2. The location, ownership and maintenance of the ice rink is a concern. Please explore this more and
give better detaiis. For example, it dead-ends a street, who would be responsible for maintenance;
not the City, and since it is on private land, wouid it be owned by the owner or attempted to be
leased/given whatever to another organization or the City? How is this seen to work7 Missy Rickson,
Agenda Item #~a8 Page q S/
City Attorney's Office, 303-441-3020.
III. INFORMATIONAL COMMENTS
Access/Circulation The applicant is required to prepare a Traffic Study in conformance with the City of
Boulder Design and Construction Standards Section 2.03 "Traffic Study Format," as part of the Site Review
application. The Traffic Study is required to assess the impacts associated with development of this property.
The analysis shall be prepared by a qualified transportation/traffic consultant. The consultant is advised to
discuss the Traffic Study with Bruce Johnson, Public Works, 303-441-3240 prior to its initiation. In addition,
the Traffic Study shall address the impacts of the Temporary Drive-Thru Bank phase of this project.
Drainage
Storm water quality enhancement is an issue thaf should be addressed during the Site Review
Process. A preliminary Storm Water Report and Plan in accordance with the City of Boulder Design
and Construction Standards must be provided by the applicant at the time of Site Review application.
The required report and plan shall address the following issues:
• Detention ponding for storm water runoff volumes (Existing detention volumes).
• Release of storm water runoff ta the North Boulder Farmer 2 Ditch and Boulder Creek.
• Water quality for surface runoff using "Best Management Practices".
• Erosion control during construction activities.
The applicant is notified that this project will be req~ired to meet the standards of Section 7.01(H)
"Irrigation Ditches and Laterals" of the City of Boulder Design & Construcfion Standards.
2. Discharge of groundwater to the public storm sewer system is anticipated to accommodate
construction and operation of the proposed underground parking structure. City and/or State permits
will be required for this discharge. The applicant is advised to contact the City of Boulder Storm
Water Quality Office at 413-7350 regarding permit requirements prior to preparation of building permit
plans. All applicable permits must be in place prior to building permit application. Scott Kuhna, 303-
441-3240.
Flood Control
A portion of this property is located within the 100-year flood zone. Per Section 9-9-6 of the B.R.C.
1981, flood proofing of the proposed buildings and garages will be required. Scott Kuhna, 303-441-
3240.
2. Prior to building permit application, the applicant is required to obtain a Floodplain Development
Permit per Section 9-9-6 of the B.R.G. 1981. Scott Kuhna, 303-441-3240.
Utilities All proposed public utilities for this project shall be designed in accordance with the City of
Bouider Design and Constructiort Standards. A prel'rminary Utility Report per Section 5.02 of the Standards
wiil be required at time of Site Review application to establish the impacts of this project on the City of Boulder
utility systems. Scott Kuhna, 303-441-3240.
Adequate easements are required for Public Service for installation of gas and electric facilities. Above
ground facilities to be located to meet minimum standards. Request 16120 weeks prior to start of construction.
Contact Bob Voegely(303) 938-2395
BBPPIaza.DRC
Agenda Item ~~ Page N ~.71a~
ATTACHMENT G
February 20, 2001
Mr. Brent Bean
CITY OF BOULDER, PLANNING DEPARTMENT
1739 Broadway, Third Floor
Boulder, CO 80306
Re: City of Boulder Development Review, Results and Comments of 1800 Broadway Avenue,
1801 13ih Street, 1313 Canyon Blvd. Site Review
Dear Brent:
In response to your findings, please review the following analysis and rationale.
RESPONSEITEMS
I. REVIEW FINDINGS
The applicant has provided USGS Survey information that establishes the 1958 control
evaluations for both 1807 13`" Street and 7313 Canyon Boulevard. See attached.
7he 55' roof height is measured to the top of the taperad rigid insulation at its maximum
thickness.
There are both perimeter and internal mechanical screens proposed. See the new Roof
Screening plan. The buildings elevations also contain clarified dimensional roof control heights.
The applicant request for vacation of the alley remains viable due to the applicant's recent
acquisition of the north parcel, Lots 1-6, Block 41. The alley, renamed Fklund Lane, serves as
emergency access and project access only.
The applicant agrees with a modification to the proposed 13`h Street reconfiguration. The
modifications including a new passenger drop-off/pick-up zone adjacent to the 1313 Canyon
residential entry, wider travel land, wider planting zone and a sieder bike lane.
The floodwalis have been remaved. See overall project Flood Protection Plan attached.
The temporary ice rink rental hut has been relocated out of the right of way. The new location
is the northwest edge of the rink, and serves both skaters on the rink and pedestrians on the
sidewalk.
The applicant plans one final review of project architectural design with the Downtown Design
Advisory Board approximately 2 weeks prior to Planning Board review. The balconies on the
west faqade of 1313 Canyon have been incorporated into the building or removed.
Architectural canopies, roof elements and architectural sean control devices that project into the
R.O.W. are described on the Air Rights Leasing Plan.
We have reversed the traffic flow into and out of the parking garage for 1313 Canyon. This
reversal eliminates the conflicts in traffic movements as described by Staff.
p~enda Ilem M.Ja u page &-~
CITY OF BOULDER
Development Review
Fe6ruary 20, 200T
The traffic flow is now east bound entrance off of 13'h Street and east bound exiting into
Eklund Lane.
Please review the newly suhmitted Signage Package. The package contains sign locations and
options for all three buiidings.
Please review the newly submitted Lighting Package, The package included building attached
and ground mounted fixtures and cut sheets.
New to this submittal is an overall Plaza Package, which graphically conveys the vision for the
new public space.
New drawings to this submittal include Roof Screening Plan, Air Rights Leasing Plan, Phasing
Plan and Traffic Striping Plan and Preliminary Groundwater Control Plan,
The applicant believes that these new documents and corrections to previously submitted
documents will enable both the City and Owner to embark on the creation of Boulder's newest
public asset, One Boulder Plaza.
11. CITY REQUIREMENTS
ACCESS/CIRCULATION
1. Eklund Lane, the project access between 13th and 14`" Streets exists as an emergency
access for fire equipment. The land maintains the minimum 20' width and increases in
width at midblock vertical clearance is unimpeded. The curbing at the northeast corner for
the intersection of Eklund Lane and 13`" Street has been changed so it can now
accommodate a SU - 30 turning radius. See sheet L-2.0.
2. The applicant agrees with staff rational and has reversed the parking garage ramp
directions. The new direction of flow corrects the problem ot conflicting movements at the
west end of the lane at 13`" Street.
a. See Revised Traffic Impact Analysis
b. Acknowledged
c. See Revised Traffic Impact Analysis
3. All cross slopes are a maximum of 2%. Although steps are proposed in the R.O.W. to join
the plaza and sidewalk at the southeast edge, there is no proposed stepping of the public
sidewalk along the walk at the eastern plaza perimeter. No sidewalks are stepped into the
buildings.
ENGINEERING
The proposed tunnel under 13`" Street has been removed from the application.
FLOOD CONTROL
See attached Flood Control Plan.
FIRE PROTECTION
1. The travel lane for 13th Street has been widened to 16'.
2
CITY OF BOULDER
Development Feview
February 20, 2001
2. The curving at the intersection of Eklund Lane and 13th Street has been revised to conform
with the SU-30 turning radius. See sheet L-2.0
3. No response item.
4. Acknowledged.
5. Additional fire hydrants have been located. See revised Preliminary Master Utility Plan.
LAND USES
1, The alley, renamed Eklund Lane, continues to be a part of the floor area ratio calculation.
2, Applicant has held discussions with Molly Winter, Director of Downtown Management
Commission, Joseph N. de Ramismes III, City Attorney and Ron Secrist, City Manager.
8ased on these discussions the applicant is preparing a reciprocal lease between the City
and the applicant for use of the Plaza area in the R.O.W. as well as the area of the Plaza
within the applicant's property. The lease will provide the type of uses, operating hours,
access, signage, licenses, insurance, indemnification, trash removal and upkeep covering
both the applicants use as well as the City's use for public events. The applicant will
continue to work with Ms. Winter on such an agreement with the understanding that a draft
of such a lease will be available to the City staff and Planning Board prior to any public
hearing.
LANDSCAPWG
All tree grates have been sized to meet minimum city standards for the size of tree indicated.
Planting strips have been adjusted to meet minimum city standards for the size of tree
indicated.
LEGAL DOCUMENTS
See attached Title Commitments
PLAN DOCUMENTS
1. An overall Project Analysis Plan, sheet SD1.010, has been added to the submittal package
and addresses land use, vacation, code exception and parking information.
2. An overall Project Phasing Plan, sheet SD1.001, has been added to the submittal package.
3, See attached civil engineering document that fixes the benchmark 1958 elevations for both
1801 13'h and 1313 Canyon Boulevard. See building elevations for 55' height exception
envelope. See new sheet SD1.004, Roof-Screening Plan for area calculations of inechanical
equipment screens.
4. See new perspective drawing as part of the 11x17 Plaza drawings, sheet 8.0.
5. See revised sheet SD1.007 depicting the actual buifding shadow and shadow of 35'
building.
3
CITY OF BOULDER
Development Review
February 20, 2001
SITE DESIGN
1. An overall project Air Rights Leasing Plan, sheet SD1.009, has been added to the submittal
package. The air rights leasing plan describes building R.O.W. encroachments by canopies
and roofs.
2. The ice skate rental building has been removed from the R.O.W.
3. Plans have been adjusted to meetthe widths requested.
4. Tree planters have been adjusted to accommodate the minimum size required to support the
size and type of trees proposed. Applicant has met with staff to review issues.
5. Plan adjustments.
a. Canyon egress reduced to 12'
b. A Traffic Striping Plan, sheet C1.007 has been added to the submittal package.
c. Both levels of parking plans are included in this submittal set, showing yield, stop and
slow traffic signs. See sheet SD1.005, SD1.006. Handicap ramps are shown on both
civil engineering and landscaping drawings.
d. Acknowledged
e. This issue was coordinated with staff on February 15, 2001. To minimize
handicap/vehicle conflict at a mid-block crossing, handicap circulation across 13`" Street
will occur at the intersections of Canyon and Walnut.
f. Handicap ramps shown on both civil engineering and landscaping drawings.
g. Acknowledged
1) 13`" Street has been adjusted to provide the minimum 8' clear zone.
2) Revision made to conform to City Standards.
3) Revision made to conform to City Standards.
4) Revision made to conform to City Standards.
5) Revision made to conform to City Standards.
6) Revision made to conform to City Standards.
h. The 13`" Street bike lane has been adjusted to 6 feet wide, excluding the width of the
curb. The median on 13`h Street is flush.
UTILITIES
See attached Project Memorandum from Scott Cox Civil Engineering dated Fe6ruary 15, 2001.
III. INFORMATIONAL COMMENTS
ACCESS/CIRCULATION
1. Acknowledged
2. Acknowledged
3. Acknowledged
4. Acknowledged
5. Acknowledged
6. Acknowledged
4
CITY OF BOULDER
Development Review
February 20, 2001
BUILDING AND HOUSING CODES
Buildings are being designed in accordance with current building codes.
BUILDING pESIGN
Acknowledged
DRAINAGE
1. Acknowledged
2. Acknowledged
FLOOD CONTROL
Acknowledged
FIRE PROTECTION
13T" Street has been widened to 16'. Applicant will engage Boulder Fire Officials in location of
fire control equipment.
MISCELLANEOUS
1. Applicant acknowledes the requirement of state permit and city agreement. See attached
Preliminary Groundwater Control System Plan.
2. Acknowledged
3. Acknowledged
4. Acknowledged
UTILITIES
See attached Project Memorandum from Scot Cox Civil Engineering dated February 1, 2001.
Applicant has engaged city staff to explore solutions to the landscaping and utilities conflicts.
IV. NEXT STEPS
The applicant helieves that all significant site issues have been satisfactorily addressed. The alley
vacation is supported by now common ownership of the entire block. The sewer capacity and
alignment is to be resolved 6ased on the results of City sponsored flow monitoring. We have
submitted a Flood Protection Plan to Alan Taylor for approval, and we are working with City
Engineering to comply with city landscape raquirements and conflicts that exist on the site with
regard to. It is the intent of the applicant to proceed with this final review of revisions to the
planning board.
9incerely,
DOWNING, THORPE & JAMES, INC.
5
CtTY OF BOULDER
Development Review
February 20, 2009
Joseph F. Ginther, AIA
Project Architect
JFGCmpc
5:\WP\BOUltler Plaze\Devalopment Feview 02 20.Goc
~ne Boulder Plaza
Boulder, Colorado
Flood Protection Pfan
February 16, 2001
Prepared by:
Downing, Thorpe & James, Inc
18&1 Ninth Street, Suite 103
Boulder, Colorado 80302
DOWNING
~ THORPE
JnMEs
303-443-7533
www.dtjboulder.com
ONE BOULDEk PLF~ZA FLOOD PROTECTION PLAN
February 79, 2001
Page 2
2
3
LOCATION OF PROJECT
The One Boulder Plaza Project covers one and one-half blocks of downtown Boulder
bordered on the west by Broadway, on the South by Canyon Boulavard, north by
Walnut and east by 14'" Street: The Project is partially located in the 100-year
floodplain of Boulder Creek. No portion of the Project is in either the Conveyance or
High Hazard Zones.
CITY OF BOULDER DEFINITION OF FLOODPROOFING
The City of Boulder Title 9 Land Use Regulation defines flood protection in the
tollowing way:
"Floodproofing" means any combination of structural and nonstructural changes,
modifications, or adjustments to structures or real property which reduce or
eliminate flood damage to improved pr unimproved real property, water and sanitary
facilities, structures and their contents. (9-9-2 a. 18)
The Land Use Regulations go on to define standards to be met:
Such building or structure shall be flood proofed to the flood protection
elevations in such a manner that the building or structure is watertight wit walls
substantially impermeable to the passage of water.
2. Such building or structure shall have structural components capable of resisting
projected hydrostatic and hydrodynamic loads and the effects of buoyancy; and
3. Such floodproofing shall be certified by a Colorado registered professional
engi~eer or registered architect to comply with this subsection.
Our solution for floodproofing the project is consistent with these 3 standards of
care.
The buildings and openings are watertight with walls substantially impermeable to
the passage of water. The building and structural components have been calculated
to withstand the projected hydrostatic, hydrodynamic and buoyant loads. The
floodproofing system has been certified by the registered project architect, Downing,
Thorpe & James, tnc. and the registared professional Structural and Civii Engineers
of record.
RELATIONSHIP OF ONE BOULDER PLAZA TO DOWNTOWN'S URBAN
DESIGN GOALS
The One Boulder Plaza project proposes to provide floodproofing of the buildings and
garages in ways that not only meet or exceed the flood protection requirements of
the City but also meets the goals of the adopted urban design plans for the
Downtown. These plans, most recently being incorporated into the 1998 - 2000
Vision Plan, Design Guidelines, and rezoning, as the main work products of the
Downtown Alliance, strongly emphasize the importance of creating pedestrian-
friendly building facades and visually and physically open store fronts along all
streets in the downtown district.
One Boulder Plaza is a unique opportunity in the City of Boulder to add a great civic
plaza amenity, provide a strong pedestrian-scale linkage between the Mall and the
Civic Park, and contribute significantly to the very rich mix of land uses, including
ONE BOULDER PLAZA FLOOF3 PROTECTION PLAN
February 19, 2001
Page 3
retail stores, restaurants, and outdoor cafes which promote pedestrian interest and
activity in the Downtown district.
The Boulder powntown Urban Design Guidelines include, among others, goals for
the Downtown pedestrian district: "pedestrian scale of iYs sidewalks, 6uildings, and
storefronts, are key factors in what makes the downtown area different from other
central places in the city." The urban design goal to use 13'" Street as a primary
pedestrian link batween the Downtown Boulder Mall and the Civic Park area further
requires that the buildings are visuafly and physically open to the street in this area.
4. PROPOSED FLOODPROOFING SOLUTIONS FOR ONE BOULDER
PLAZA
An initial submittal of this project to the City attempted to utilize some low walls anc
buoyency type flood gates in the vicinity of the project for floodproofing. These
systems, as they were expanded, eventually created major, unacceptabie obstaclas
to pedestrian movements along 13`h street, Broadway and Canyon Boulevard. The
wall systems also substantially blocked critical visibility into proposed storefronts for
retail and restaurants.
Based on the significant problems created by the walls, the decision was made to
floodproof the buildings at the exterior walis.
Each of the proposed walls, glazed areas, and openings will ba floodproofed using a
system designed to incorporate hydrostatic wall loading, normal (point) impact,
special (debris loading) impact and hydrodynamic forces, The floodproofing solution
is the standard of care approved in the South Florida Building Code, used for
hurricane protection design. (See attached documentation.)
The structural framing at the store fronts is a tubular steel system with either steel
panel or structura! glass insert panels. The welded frames are designed to withstand
the static, dynamic and imposed impact loads. The steel insert panels are composed
of a cold-rolled steel skin over structural steel studs. The structural glass panels are
a sandwich of tinted tempered glass, polycarbonate core and clear tempered glass
bonded into a singuiar assembly, or an equivalent system as provided and certified
by the manufacturers. The glazing system is similar to the system used in the
permanently submersed Boulder Creek Stream Observatory,
Our architectural detaifing of the openings follows the identical approach used in the
hurricane tested assemblies. (See details on following pages.)
We utilize fully gasketed doors and gasketed door bottoms, interlocking door
thresholds and hooks. Additionally, egress doors are equipped with weather-stripped
latching panic exit saddle thresholds and automatic door bottoms which give the
doors a continuous positive seal. Each door is equipped with 10-year warranty door
closer on an eight-year replacement maintenance schedule, insuring continuity of
non-human intervention operation.
See the letters attached from the architect, flood engineer and structural engineer on
the processes for calculating loads and designing solutions.