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Minutes - Planning Board - 04/19/2001~ APPROVED SEPTEMBER 6, 2001 CITY OF BOULDER PLANNING BOARD MINUTES Apri119, 2001 Council Chambers Room, Municipal Building 1777 Broadway, 6:00 p.m. The following are the minutes of the April 19, 2001 City of Boulder Planning Board meeting. A permanent set of these minutes is kept in Central Recards, and a tape recording of the meeting is maintained for a period of seven years in Central Records (telephone: 303-441-3043). BOARD PRESENT: Macon Cowles A1 Gunter, Vice Chair Thom Kr~ieger Tina Nielsen Alan O'Hashi Beth Pommer Mark Ruzzin, Chair STAFF PRESENT: • Brent Bean, Senior Planner Bob Cole, Director of Project Review Steve Durian, Transportation Engineer Don Durso, Associate Planner Micki Kaplan, Public Works/Transportation David Gehr, Assistant City Attorney Peter Pollock, Planning Director Heidi Straszewski, Planning Department Delani Wheeler, Open Space Bob Whitson, Transportation Department Molly Winter, Downtown Management Commission CALL TO ORDER Chair M. Ruzzin declared a quorum at 6:05 p.m., and the following business was conducted. 2. APPROVAL OF MINUTES There were no minutas to approva. 3. CITIZEN PARTTCIPATION Peter Richards, 470 University Avenue: He asked about the inCent of the city's vacation of the right of way in the Mattie Dean Open Space. He was upset that the sign posted north of ~ U s: \plan\pb-items\mi nutes\010419min. doc City of Bouldar Planning Board Minutes . April 19, 2001 Page 2 Columbia Cemetery had the wrong applicant listed. He also said that the sign is now gone and there seems to be no in£ormation to be found about this item. He said he would like the Board to table tl~is idea and consider other uses. The Board and staff discussed the proposal to vacate a 50- foot wide street right-of-way in the center of the Mattie Dean Open Space property, located at 833 Pleasant Street. The $oard discussed the intent of the Open Space Department to keep the property as Open Space and in a natural condition and that the property is not intended for housing. 4. DISCUSSION OF DISPOSITIONS, PLANNING BOARD CALL-UPS The Board discussed the possible visual encroachment from the accessory building regarding the Planning Department disposition (the Henry Beer PUD) located at 1460 Sierra Drive. The Board had no comments regarding the other Planning Departmant dispositions (3080 Valmont Road and 1590 Broadway). 5. MATTERS FROM THE PLANNING BOARD, PLANNING DIRECTOR, AND CITY ATTORNEY A. Inter-Modal Transportation Center and 28th Street Update M. Kaplan gave an overview of her memorandum on the intar-modal transportation center and showed a map from the 28`h Street Corridor Planning Study. She said that most of the funding for • the transportation projects would come through federal grants and tax money. She mentionad that the Boulder Urban Renawal Authority (BURA) expressed some concern over a possible funding competition between this project and Crossroads Mall. She said that the city would likely sell the RTD Foothills Park and Ride facility and use that money far the purpose of land acquisition. B. Whitson gave an update on the north section oF 28`h between Pearl and Iris and explained that the transportation natwark plan is being reviewed by various committees and through the Community and Environmental Assessment Process (CEAP). He said that, ideally, he would like to see a network around Iris, Folsom, 30`~', and Pearl Streets, as well as a transportation demand management program, including a telewark program, ecopasses, car-share/van-pool, and bike support to encourage businesses to participate. He nientioned that a 12-foot, multi-use path from Pearl to Iris is being considared. He gave a detailed description of pedestrian crossings and an 8-foot "diamond lane" for bikes, buses, and right turns. He said that construction would have to wait until tha southern section of 28`h Street is completed (about foLir years). A. Gunter reminded Mr. WhiYson that Yhose people driving cars need to be considered too. (The following items from Matters were discussed toward the end of the meeting.) M. Ruzzin suggested that an experienced planner be assigned the North Boulder Village Center project sinca this project is so long-standing and is connected with so many people. P. Pollock said that he and other staff inembers will be involved when the project is reviewed by the Planning Board and will have the historicat information about the North Boulder Suhcommunity • s:\plan\pb-items\minutes\010419min.doc City of Boulder • Planning Board Mimrtes April 19, 2001 Page 3 Plan (NBSP). He said that staff will review the proposal for a grocery store in the Village Center for consistency with the NBSP. P. Pollock said that the numbers on the disposition for 1590 Broadway would be corrected as noted by A. Gunter. He also went over the Comprehensive Plan schedule. M. Cowles said that he heard that the Housing Authority is considering putting housing at the Parks and Recreation Department headquarters site, and he felt that he needed to see a master plan of that area before the Board could maka a decision about recreation center parking. 6, ACTION ITEMS A. Continuation of consideration of a request for Use Review (LUR 2000-0003) to allow the Boulder Montessori to increase enrollment by 15 students and 2 staff, aud to increase the size of the existing sfructure by an additional 979 square feet of floor area for an additional classroom, for a total of 6,724 square feet located at 3300 Redstone Road. This property is zoned LR-D (Low Density Residential - Developing). D. Darso explained that the Board continued this item from its meeting on March 1 to give the school and the Shanahan Ridge Homeowners Association (HOA) time to agree on the parking issues. He then gave an overview of the application. Bruce Newman, member of the Shanahan • Ridge Homeowners Association, asked the city for help in monitoring hikers who park in this neighborhood. He wondered if the city would allow the school and the HOA to make a private agreement not subjact to review and approval of the city. Vern Seieroe, 1346 13`~' Street, architect for the Montessori School, said that he likes the idea of a twice-annuat meeting between the HOA and the school, He said that he wants the Board's support for the proposal and agrees that the two parties would like to make a private agreement without the city's involvement. MOTION: On a motion by A. Gunter, seconded by B. Pommer, the Planning Board approved Use Review #LUR2000-00003 (5-0; M. Cowles and T. Krueger did not vote because they were not Board members when this issue was first discussed) as outlined in tha staff inemorandum dated April 19, 2001 (preparation date April 6, 2001) to allow the Boulder Montessari School, located at 3300 Redstone Road, to inerease enrollment by 15 shidents and two staff and to increase the size of the existing structure by an additional 979 square feet of floor area for an additional classroom, for a total of 6,724 square feet; and, further, to amend Condition 3 to read as follows: "The Applicant shall mainta~n a parking lot use and maintenance agreement with tha Shanahan Ridge VIII Homeowners Association at all times. At such time the agreement is renegotiated, the Applicant shall submit the draft agreement to the city Planning Department for review for consistency with intent of the Planning Board approval, and prior to adoption by the parties to the agreement." • s:\plan\pb-items\minuCes\010419min.doc City of Boulder • Planning Board Mimrtes April 19, 2001 Page 4 B. Public hearing and consideration of Site Review #LUR2000-SI017 and Use Review for One Boulder Plaza comprising two square blocks zoned RBl-X , to permit development of two new buildings and redevelopment of three existing buildings with up to 394,737 square feet of building area including at least 89,713 square feet of residential tloa• area at 1800 Broadway, 2801 13~n Street, 1313 Canyon and 1300 Walnut. The request includes a building height exception to 55 feet, setback reductions along Canyon Boulevard and development of a plaza within a portion of the 13~h Street right-of-way. The appiicant is seeking creation of vested property rights in accordance with Section 9-4-12 i°Creation of Vested Rights," B.R.C. 1981. The Board revealed any ex-parte contacts they had regarding the project. B. Bean gave an overview of tlie proposal. Bill Reynotds, 1860 Viewpoint Rd, applicant, introduced people who are involved with the project. Jerry Lee, 1283 Blackbird Court, talked about the amount of mixed-use residential the project will contain. He said that because this is a risky project, a lot of market research was done to make sure that it is a success. Tom Thorpe, 3815 Newport Lane, presented a model that showed Phase 1(1313 Canyon residential building), Pliase 2(1801 13~~' Street), and Phase 3(the remodel and expansion of the 1800 Broadway building). Richard Foy, 1560 High Street, said that this project acts as a draw to connect activities at the civic plaza with activities at the county plaza and the Pearl Street Mall. He said that quite a few "empty nesters" • who ah~eady live iii Boulder are interested in moving into the heart of Cown. Public Participation: Mary Street, 1929 14"' Street: She said that she is very excited about the project. Gene Sullivan, President of Wells Fargo Bank, 5326 Pinehurst Drive: He spoke in favor of the project. He said that he and his colleagues have faith in the design team and believe it will enhance the downtown even more. Phil Shull, 497 Pearl Street; He said that he has seen the care that the designers have shown over the past few months, and he supports their efforts wholeheartedly. He thinks the mixed-use project will continue to assure that Boulder is an original and diverse place and take the town to another level. M. Winter said that the Ecopass is presently the primary Transportation Demand Management (TDM) strategy that is being used in the downtown. She said that sutveys show that about 40% of downtown employees use alternative modes of transportation, She said that she believes that there will still be a parking daficit as there has always been, even with construction of up to 400 new spaces. • s:\plan\pb-items\minutes\010419min.doc City of Boulder • Planning Board Minutes April 19, 2001 Return to the Board: Page 5 The Board and staff discussed fhe consistency of ~he project with the Downfown Alliance's sfatement that the "physical vision for the character of downtown is buildings of 1-3 stories in height;" how the size and number of residential units were decided; flood mitigation amenities to be used; traffic issues, such as the one-way traffic flow on Walnut and 13`~' Streets; other potential sources of traffic congestion, such as tenants dropping off family members; requiring a TDM plan that includes both the Ecopass and other ideas; how the city determined that the ailey between 13`~' and 14`h Streets could be vacated to a private property developer; the setback requirement on Canyon and whether the applicant would considar stepping back the upper floors around the building to make the massing appear smaller and to maintain an open feeling; ventilation of the buildings; space for pnblic use and whether areas in the plaza might be leased to vendors for temporary use; height of the building and the concern about solar access on Walnut Street if many more 55-foot tall buildings ara approved; affordabitity of the HOA fees on the affordable units; tree landscaping; right of way vacation; parking to accommodate business traffic; affordable housing; floodplain devalopment permit; sign locations; pedestrian improvemenYs on the allay; and transit-oriented development. MOTION: On a motion by A. O'Hashi, seconded by T. Krueger, the Planning Board approved Site Review and Use Review #LUR2000-SI017 (6-0; T. Nielsen was not present for this item), • incorparating the staff inemorandum dated Aprii 19, 2001 (preparation date April 6, 2001), including the attached Site Review Criteria and Use Review Checklist as findings of facY and the recommendad conditions of approval as amended below: 1) On page 10, delete Condition 1, "This approval is contingent upon the Applicant obtaining the necessaiy 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 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 ba issued and the 30-day call-up period will not commence until the contingency is removed. The time period for the davelopmant 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) On page 12, Condition 5, add "c" to read "An application for a floodplain development permit meeting the requirements of Chapter 9-9, B.R.C., 1981." 3) On page 12, add Condition 8 which reads: "Prior to issuance of a building permit and subject to the review and approval of the Public Warks Department, the Applicant shall develop a Transportation Demand Management plan, in consuitation with the Downtown • s:\plan\pb-items~cninutes\010419min.doc City of Boulder ~ Planning Board Minutes April 19, 2001 Page 6 Management Commission's transportation staff, that maximizes the use of alternative modes of transportation by employees, residents and visitors of the site. 4) On page 12, add Condition 7 to read "Prior to application of any building permits, the Applicant shall enter into a joint-use agraement, in a form acceptable to the city, for tha use of the 13~~' Street right-of-way for the plaza area uses." A. O'Hashi said that he is happy with the goal of at least trying to do a TDM program for this projact because this is a"first" and will sat some good things into motion. M. Ruzzin said that he supports the motion because the proposal meets many of the intentions of the Downtown Alliance, and there is a good chance of alleviating traffic with this project. T. Krueger explained that even though he wishes there were more affordabla units, he is glad to see any downtown housing units and likes the good design and the public amenities. A. Gunter said that he will reluctantly support the project; he feels as though the final proposal is not in the spirit of the Downtown Alliance discussion a while ago, and he is afraid that, in the long run, the community will suffer if buildings of this mass continue to be allowed in the area. He said that he hopes that the applicant will be serious about a TDM plan. B. Pommer said that she supports the motion because Boulder's final "build-ouY' ends up one-third of what it could have been, and the project is good quality and has nice public amenities. M. Cowles said that although he is a bit reluctant about the scale of the building, it is a creativa building that provides a good opportunity for • reclaiming the haart of the city, and he is particularly happy with the TDM decision. (At the Planning Board meeting on May 3, 2001, the Board accepted a correction of Condition 7 to read "Prior to application of any building permits in Phase II, the Applicant shall enter into a joint-use agreement, in a form acceptable to the city, for the use of the 13`~' Street right-of-way for the plaza area uses.") 7. ADJOURNMENT The Planning Board adjourned the meeting 12:05 a.m. on Apri120, 2001. • s:\plan\pb-items\minutes\010419min.doc