6B - Site Review #SI-2000-16, St. John's Episcopal Church, 1419 Pine StreetCITY OF BOULDER
PLANNING BOARD AGENDA ITEM
MEETING DATE: July 19, 2001
Agenda Item Preparation Date: July 3, 2001
AGENDA TITLE:
Public hearing and consideration of Site Review #SI-2000-16 (LUR2000-SI016) to expand
St. John's Episcopal Church located at 1419 Pine Street. The request includes an expansion
of existing church offices, classrooms and parish hall. The total square foot addition
proposed is approximately 8,000 square feet and 3,800 square feet of underground parking.
The request includes a height of up to 46 feet for the new addition and a parking reduction
request of 73 percent. Setback variations include a proposed sideyard (south) setback for a
stairwell of 20 feet where 25 feet is required, and a proposed frontyard (east) setback for
parking of 6 feet where 25 feet is required.
The applicant is seeking creation of vested property rights in accordance with Section 9-4-12
"Creation of Vested Rights," B.R.C. 1981 for a two phase project. Phase I consists of an
addition of 8,000 square feet of office, meeting and religious education space, and 3,800
square feet of underground parking to be completed within three years. Phase II consists of a
colonnade structure to be completed within six years.
Applicant: St. John's Episcopal Church
REQUESTING DEPARTMENT:
Planning Department
Peter Pollock, Planning Director
Bob Cole, Director of Project Review
Don Durso, Case Manager
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OVERVIEW:
The Planning Board is being asked to consider a request for a Site Review to permit an
expansion of the St. John's Episcopal Church located at 1419 Pine Street. The request
includes a demolition of the brick house located on the east end of the site (already
demolished), as well as removal of the parking area along Pine Street. The applicants
propose to construct an addition to the east of the existing historic church. The new building
will be connected to the existing church and offices. Parking will be located to the east and
under the new addition. The existing parking lot will be turned into a landscaped area for the
church and public, and the two curbcuts along Pine will be eliminated. The new parking lot
will accommodate 20 parking spaces resulting in an 73 percent parking reduction from the
required number of 73 parking spaces.
Staff recommends approval of the proposal.
STATISTICS:
Proposal: Site Review for the expansion of an existing church located at 1419 Pine Street
for office, meeting and religious education space.
Requested variations to the land use regulations:
1. Height of up to 46 feet for the new addition
2. Parking reduction of 73 percent
3. Setback variations include:
A. Sideyazd (south) setback of 20 feet where 25 feet is
required for a stairwell;
B. Frontyard (east) setback of 6 feet where 25 feet is required
for parking;
Project Name: St. John's Episcopal Church
Location: 1419 Pine Street
Size of Tract: 0.96 acres (42,000 square feet)
Zoning: MXR-E (Mixed Density Residential - Established)
Comprehensive Plan: Mixed Density Residential
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KEY ISSUES:
Does the proposal utilize site design techniques which enhance the quality of the project?
2. Is the addition compatible with the existing character of the surrounding area?
3. Is the requested height exception appropriate for this site?
4. Is the requested 73 percent parking reduction justified? Will adequate parking be
provided for use of the site?
BACKGROUND:
Process
Planning Boaxd consideration of this request is required because the applicant has requested a
parking reduction of greater than 20 percent (73 percent reduction requested) and a height over
35 feet. The proposed addition will be approximately 45 feet tall. The existing bell tower
exceed the permitted building height but is considered a grandfathered height of approximately
74 feet tall.
History
The existing St. John's Episcopal Church, which is an individually landmarked structure within
the city of Boulder, was built around 1902-1904, with additions in 1965 (chapel, sacristy and
support space), 1969 (offices), and in 1987 (classrooms). The site undenvent a non-conforming
review in 1981 to expand the Sunday school classrooms & church facilities, and a second non-
conforming review in 1987 to add classrooms. The second review required an additional eight
spaces rented from the YWCA to the north for Sunday parking needs.
Existing Site
The current site is the half block area north of Pine between 14'h and 15'h, and south of the alley
between Pine and Mapleton. The site contains the historic St. John's Episcopal Church, with
related uses, including the parish hall. On the east side of the site there was an existing two story
residence with three apartments. This building has been demolished in anticipation of the
planned expansion. The site contains 26 parking spaces adjacent to Pine. Many of these parking
spaces do not meet the city requirements for parking, either because they do not meet the size
requirements, backing distances, or are within the required Pine Street setback. An additional
gravel parking area is located on the northeast corner of the site adjacent to the alley, which can
park about 4 cars.
North of the church, across the alley, is the YWCA on the west and a residence on the east.
Northeast of the site are residential uses. Across Pine to the south is the First Methodist Church.
A mix of offices and residences are to the west, and Pearl Street Mall begins a block south and
west of the site. A private parking garage is located on the corner of Spruce and 15`",
approximately 500 feet from the site (one block).
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In addition to leasing parking spaces at the YWCA, the church also uses 10 classrooms on
Sunday to house its Sunday school classes which are attended by approximately 190 children,
and supported by 20 adults. In addition to the space at the YWCA, the church also utilizes the
rector's office, conference room, and a basement area for the Sunday school classes. Each class
has anywhere from five to 30 children per class.
Project Description
The primary reason for this request is to consolidate the Sunday school facilities into one
building attached to the sanctuary and locate all these uses on-site. Currently, the use of the
YWCA requires that the children cross back and forth across the alley between the two sites.
The existing building area on-site is 16,634 square feet including the house. The proposal is to
demolish the existing house (2,700 square feet, which has already been demolished, housed three
rental units) and rebuild approximately 11,000 square feet of building, which will result in a net
increase of approximately 8,000 square feet, for a total of 21,900 square feet of building area.
Elimination of the current parking area along Pine Street, closure of both curbcuts on Pine, and
relocation of 15 parking spaces underground with access from 15`h Street are aiso proposed. The
existing gravel parking lot located of£the alley will be upgraded and paved, and the existing
curbcut from 15t° Street will also be eliminated. The alley parking will have five spaces and be
accessible from the alley only.
When this application was first reviewed, staff was concerned with the proposal, as it eliminated
three residential units in a residential zone and instead, proposed office square footage on the
site. The first proposal, in staff s opinion, included a unsubstantiated amount of additiona] space
for church uses but did not attempt to retain the residential uses. Since the first submittal, the
addition has been scaled back by approximately 5,000 square feet and a number of phases
eliminated.
The new addition to the church will be approximately 46 feet in height, based upon the low point
of grade, which will be the surface of the new underground parking area. The applicant is
proposing two setback variations. One is locate a skairwe115 feet into the south sideyard setback
of the building. The proposed setback will be 20 feet where 25 feet is required. The second
variance is to locate parking 7 feet from 15"' Street where 25 feet is required.
A parking reduction of 73 percent has been requested. The applicant has completed a detailed
parking analysis showing that the majority of its parking needs are on Sunday only. Weekday
parking needs will be accommodated by the 20 on-site spaces. Additional Sunday parking wili
be available at the YWCA, where the applicant has a]ease for eight spaces. An additiona130
spaces will be leased from the owners of the parking gazage located at the southwest corner of
15`h and Spruce. Landscaping and site improvements will buffer and screen the new parking lot
from view from I S`h Street. A new courtyard south of the existing structure will be developed
where the parking azea along Pine Street exists today.
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ANALYSIS:
1. Does the proposal utilize site design techniques which enhance the quality of the
project?
Twenty percent of the site is required to be open space. Over 37 percent of the site will
be open space under the proposed plan. A large court yard has been proposed where a
parking lot currently exists. New trees and ]andscaping will be added along Pine Street
and will be an improvement to the existing poorly designed parking lot. Open space and
landscaping on-site will provide buffers to the adjacent land uses by providing screening
of the parking lot and adding landscaping to the site that will serve to buffer the height of
the existing and proposed buildings.
Exterior open space areas are proposed that wili increase accessibility to the site. Two of
the existing curbcuts will be closed, leaving one curbcut and an alley access, instead of
four vehicle accesses. The refurbished parking lot along the alley and 15"' Street will be
screened from view.
2. Is the addition compatible with the existing character of the surrounding area?
The new addition is in keeping with the scale and character of the existing development,
and the building massing blends with the overall site characteristics. The new addition is
in the approximate location and oF the approximate massing of the house that was
recently demolished. The architecture and materials will reflect the style and materials
used elsewhere on the site.
As noted in the background information above, the applicant has eliminated three
residential units from the site, with which staff was concerned. Staff has since reviewed
the commitment that St. John's has made to affordable housing within the community in
the past and in the future. (see staff DRC comments, Attachment D) After much
discussion with the applicants staff had decided that it is willing to accept the loss of
these residential units. Further, St. John's has stated that in the future, if any further
expansion is contemplated on the site, it will be a priority to include residential uses as
part of the plan.
3. Is the requested 6eight exception appropriate for this site?
The new addition will have a height of approximately 46 feet from the low point (surface
of the underground parking level). The building will have a visual height of
approximately 42 feet from Pine Street.
The addition is set back approximately 30 feet from the sidewalk along Pine Street and 50
feet from the flow line of traffic. This addition will be masked by two lazge existing trees
along Pine and the addition of two proposed trees in front of the building.
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The addition is set back 50 feet from the sidewalk along 15`h Street and 80 feet from the
flow line of traffia The addition will be masked by a number of large existing street trees
along 15`h. The structure to the east of the site is a three story office building,
approximately 35 feet in height. Because of the existing use to the east and the distance
that the addition is set back from 15'h Street, the addition should not adversely affect the
15'h Street or Pine Street streetSCape or the property to the east.
This addition will have to most impact on the property to the north, across the aliey. The
location of the proposed addition is approximately 5344 feet in elevation at the bottom of
the underground parking area. The elevation at the north property line is 5352, eight feet
higher, and the residential unit to the north's elavation is approximately 5353 feet.
Therefore, the addition will have a visual height of approximately 37 feet from that
property. The 46 foot portion of the addition is approximately 40 feet from the north
property line, and 65 feet from the house to the north. The combination of the setback
and the fact that the church addition is sat into the topography as it rises to the north will
result in no more impact than a typica135 foot tall structure.
The addition will have very little if any impact to the properties to thE west, as it is
buffered by the existing church structure, and will not be visible.
4. Is the requested 73 percent parking reduction justified? Wi11 adequate parking be
provided for use of the site?
To support a parking reduction, the applicant must show that the parking neads of the use
will be adequately served:
Weekdays:
The applicant has provided a detailed parking use analysis of the church, which indicates
that the proposed 20 spaces located on-site will accommodate iYs weekday needs (see
applicant's parking analysis, attachments B and E-I, as part of ApplicanYs Written
Statement, Attacluuent E). The church has been operating with the existing 30 spaces
located in the non-conforming parking lots for the past 15 years or more. Of those
spaces, 21 of them are currently leased out far weekday uses, leaving only nine spaces for
church uses during the weekday. The applicant is not proposing to increase its weekday
activities. Based upon the written statement and staff observations the proposed 20 car
pazking lot should adequately meat its needs.
Sundays:
As with most churches located in the city, it is not possible to accommodate its Sunday
parking needs. The applicants have proposed to lease 30 spaces at a near-by parking
structure (15'h and Spruce) and they will maintain use of eight spaces at the YWCA on
Sundays as well. This amount of parking, including the on-site parking, is equivalent to
providing 80 percent of the required parking for this use, based upon providing one space
for each 300 square feet of floor area. Because the church is located in the downtown
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azea adjacent to many commercial uses, ample on-street parking is available during their
peak parking times on Sunday morning.
PUBLIC COMMENT AND PROCESS:
Three phone calls from neighbors were received by the staff. Two people did not express a
concern over the project. One person, who lives to the north of the church, was opposed to the
proposal. She expressed concern about the lack of parking in the area and the impact that
increasing commercial development in residential zones is having upon the residential
component of the downtown area.
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 was 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 this request for Site Review, a parking reduction of 73 percent and
height exception to 45 feet meets all the review criteria:
Parking will be available to this site for Sunday use at the YWCA and the private parking
lots on Spruce. On-site parking has been shown to meet the weekday needs of this use.
2. The height exception to 45 feet is appropriate in that no impacts will occur to adjacent
properties from shadows created by the new building. The proposed mass and bulk o£the
building are compatible with the existing structure and the surrounding uses.
The application is consistent with the site review criteria (Attachment C).
Therefore, staff recommends that Planning Board approve Site Review SI-2000-16 and the
request for vested rights, incorporating this staff inemorandum and the attached Site Review
Criteria Checklist as findings of fact and using the recommended conditions of approval in
Attachment A.
Approved By:
~'-e~i'eter Pollock, Planning~ to~
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ATTACHMENTS:
Attachment A:
Attachment B:
Attachxnent C:
Attachment D:
Attachment E:
Recommended Conditions of Approval
Vicinity Map
5ite Review Checklist
Development Review Committee Comments
ApplicanC's Written Statement and Proposed P1ans,
including Vested Rights Form
AGENDA ITEM # Pa e $
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ATTACHMENT A
RECOMMENDED CONDITIONS OF APPROVAL
1419 Pine Street--LUR2000-SI016
The applicant shall be responsible for ensuring that the development shall be in
compliance with all approved plans and the applicants written statement dated May 7,
2001, on file in the City of Boulder Planning Department.
Prior to a building permit application, the applicant shall submit the following items fore
the review, and subject to the approval, of the Planning Department:
A. Final architectural plans, including materials and colors, to ensure compiiance
with the intent of this approval:
B. A detailed landscape plan, including size, quantity, and type of plants existing and
proposed; type and quality of nonliving landscaping materials; any site grading
proposed; and any irrigation system proposed, to ensure compliance with this
approval and the city's landscaping requirements.
C. A tree removal plan. Removal of trees on the site, as well as the removal of any
tree in the city right-of-way must also receive prior approval of the City Forester.
2. Prior to building permit application the appiicant shall revise and complete their Lot Line
Elimination application (LE 2000-2).
3. Prior to building permit application the applicant must submit an executed lease with the
garage located at 15`h and Spruce for thirty pazking spaces to be used on Sundays, as set
forth in its written statement.
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ATTACHMENT B
- LOCATION:
1419 Pine Street
- APPUCATION TYPE:
Site Review - Planning Board Level
- ZONINc3:
MXR-E
- APPLICANTS:
Hartronft Fauri Architects
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"'' ~ tl"",~ N
Agenda Item #~Page # ~
ATTACHMENT C
SITE REVIEW CRITERIA:
I. Boulder Valley Comprehensive Plan:
(A) The proposed site plan is consistent with the purposes and policies of the
Boulder Valley Comprehensive Plan. The elements of this plan are consistent
with the puiposes and policies of the Boulder Valley Comprehensive Plan. Use of
the site is for a religious institution that provides a community service to the
surrounding area and the city of Boulder. The site plan respects the sunounding
neighborhood and has placed the new building such that adjacent uses will not be
impacted by building height and location.
(B) The proposed development shall not exceed the maximum density associated
with the Boulder Valley Comprehensive Plan residenti~l land use
designation. Additionally, 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:
(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. 1981.
Not applicable to this request for a religious assembly.
II. Site Desien: It utilizes site design techniques which enhance the quality of the
project. In determining 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 accessible and functional; 20
percent of the site is required to be open spaca. There is 15,404 square
feet oFopen space provided where 8,443 square feet is required. A large
court yard has been proposed where today there exists a parking lot.
Exterior openspace areas have been proposed to be developed to increase
accessibility to the site and screening of the parking lot.
2. Private open space is provided for each detached residential unit; Not
applicable to a place of religious assembly.
3. The project provides for the preservation of natural features,
including without limitation healthy long-lived trees, terrain, and
drainage areas; The site plan is consistent with this criteria, through the
preservation of existing street trees, and trees on site where possible.
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4. The open space-provides a relief to the density, both within the project
and from surrounding development; Open space and landscaping on
site will provide good buffers to adjacent land uses by providing screening
of the parking ]ot and adding landscaping to the site that serve to buffer the
height of the existing and proposed buildings on site.
5. If possible, open space is linked to an area- or City-wide system. No
open space links exist in this part of the downtown area.
B. Landscapina:
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 provision of the courtyard and exterior landscaping will
provided a variety of materials, height and colar to this site.
2. The project provides significant amounts of plant material sized in
excess of the landscaping requirements of Sections 9-3.3-2 and 9-3.3-3,
"Landscaping and Screening Requirements," and "Landscape Design
Standards," B.R.C.1981; and This site has perimeter ]andscaping that
will be retained. The new landscape plans for the site exceed the
requirements for the amount, size and type of materials proposed.
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 au
attractive site plan. New trees and landscaping added along Pine will be
an improvement to the existing poarly designed parking lot. The parking
lot along the alley and 15"' Street wili be screened from view.
C. Circulation, including without limitation Yhe 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; Not applicable to this property.
2. Potential cont]icts with vehicles are minimized; Two curbcuts along
Pine have been eliminated, as well as one access from Pine, adjacent to the
alley.
3. Safe and convenient connections accessible to the public within the
project and between the project and existing and proposed
transportation systems are provided, inciuding without limitation
streets, bikeways, pedestrian ways and trails; This site is within the
downtown grid, which make pedestrian and traffic access to this site very
easy. Internal site access has been improved through the new landscaped
azea. The courtyard serves as a drop-off and gathering place for the site.
4. On-site facilities for external linkage are provided with other modes of
transportation, where applicable; n/a
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5. The amount of land devoted to the street system is minimized; No
new streets or right-of-way are required for this request.
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 This is an existing downtown site and the existing street
and sidewalk structure support the redevelopment of the site.
7. City construction standards are met, and emergency vehicle use is
facilitated. City construction standards will be met with the
redevelopment of this site. The standard city grided system in this area
provides easy access to all buildings existing and proposed for this site.
D. Parkin~:
1. The project incorporates into the design of parking areas measures to
provide safety, convenience, and separation of pedestrian movements
from vehicular movements; Access to the parking lots is by way of the
alley and 15"' Street. This will separate vehicular movements from
pedestrians accessing the site from Pine.
2. The design of parking areas makes ef~cieut use of the land and uses
the minimum amount of land necessary to meet the parking needs of
the project; Because the parking is being partially located below the
addition, the surface are devoted to parking is being reduced.
3. Parlcing areas and lighting are designed to reduce the visual impact
on the project, adjacent properties, and adjacent streets; and All
lighting will be directed internal to the site.
4. Parking areas utilize landscaping materials to provide shade in excess
oS the requirements in Section 9-3.3-12, "Parking Area Design
Standards," B.R.C. 1981. Additional landscaping has been added to the
perimeters of the parking lot. The edges of the parking lot will be shaded
by the addition of new trees along the perimeter of thelot.
E. Buildine Desian. Livabilitv, and Relationship to the Existine or Proaosed
Surrounding Area:
1. The building height, mass, scale, orientation, and con~guration are
compatible with the existing character of the area or the character
established by an adopted plan for the area; The new addition is in
keeping with the scale and character of the existing development, and the
building massing blends with the overall site characteristics.
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; The new addition
is in the approximate location of an existing house. The proportions of the
proposed addition approximate the existing structure.
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3. The orientation of buildings minimizes shadows on and blocking of
views from adjacent properties; The tallest areas of the addition will be
set closer to Pine Street (south side of the property). Therefore, the
addition will result in no impacts to adjacent buildings or uses to the north.
4. If the character of t6e area is identifiable, the project is made
compatible by the appropriate use of color, materials, landscaping,
signs, and lighting; the site is in the downtown area, and the architecture
will reflect materials used elsewhere on the site.
5. Buildings present an attractive streetscape, incorporate architectural
and site design elements appropriate to a pedestrian scale, and
provide for the safety and convenience of pedestrians. Planned
improvements to this site support improved pedestrian use of the site.
6. For residential projects, noise is minimized between units, between
buildings, and from either on-site or off-site external sources through
spacing, laadscaping, and building materiais; Not applicable to this site
plan.
7. A lighting plan is provided which augments security, energy
conservation, safety, and aesthetics; Final lighting plans will be
reviewed at the time of building permit application.
8. Cut and fill are minimized on the site, and the design of buildings
conforms to the natural contours of the land. The proposed changes to
grade are minimal.
F. Solar Siting 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 street, lots, open spaces, and buildings so
as to maximize the potentiat for the use of solar energy in accordance with
the following solar siting criteria:
1. Placement of Ouen Space and Streets. Open space areas are located
wherever practical to protect buildings from shading by other
buiidings within the development or from buildings on adjacent
properties. Topography and other natural features and constraints
may justify deviations from this criterion. This site is in the historic
downtown area, where buildings have been placed on a north/south
orientation. The taller portions of the new building will be on the
southern portions of the site.
2. Lot Layout and.Buildin~Sitin~. Lots are oriented and buildings are
sited in a way which maximizes the solar potential of each principal
buiiding. 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. Proposed plan meets this criteria,
see 1 above.
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Buildin~Form. The shapes of buildings are designed to maximize
utilization of solar energy. Buildings shall meet the solar access
protection and solar siting requirements of Chapter 9-8, "Solar
Access," B.R.C. 1981. The buildings will not shadow properties to the
north across the alley.
4. Landscapina. The shading effects of proposed landscaping on
adjacent buildings are minimized. Primary landscaping has been added
to the south portions of the site, such that properties to the north will not
be impacted. New landscaping will have minimal shading on adjacent
. buildings.
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ATTACHMENT D
Track #32
DRC Meeting: 8/24/00
CITY OF BOULDER
DEVELOPMENT REVIEW RESULTS AND COMMENTS
DATE OF COMMENTS
CASE MANAGER:
PROJECT NAME:
LOCATION:
COORDINATES:
REQUEST TYPE
AND NUMBER:
APPLICANT:
DESCRIPTION:
August 25, 2000
Don Durso
St. John's Episcopal Church
1419 Pine Street
N3W6
Site Review, SI-2000-16
Hartronft-Fauri Architects
Expansion of existing church offices, classrooms, and
parish hall. Total square foot addition proposed is
13,825 square feet, including 5,000 square feet of
undergroand parking.
REQUESTED VARIATIONS
FROM THE LAND USE REGULATIONS:
1. Parking reduction of approximately 80%
required.
3. Height approximately 47'.
4. Parking located in a required front-yard
landscaped setback (adjacent to 15th Street).
2. North property line setback-3'4" where 5' is
REVIEW FINDINGS
Application does not meet criteria; a revision Is necessary or a decision will be issued based
upon the provided materlals.
Staff finds that the applicant has not demonstrated that the application meets the review criteria
relating to:
1. Parking reduction
2. Height measurement
3. Vested right form
4. Square footage numbers don't add up
5. 15th Street access impact to Ciry trees
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 your case
manager to set an appointment.
Agenda Item A~~ Page ri_1~_
II. CITY REQUIREMENTS
Access/Circulation
Underground Parking Area
1. The grade change between the driveway and the cross slope on 15'h Street must comply
with Table 2-2 of the Design and Construction Standards. Additionally, provisions must
be applied to keep drainage along 15'h Street out of the parking garage. Please prov'rde a
profile showing how the parking garage would connect to the street and keep drainage
from entering the parking garage.
2. The median shown in the center of the driveway cannot conflict with turning movements
of the largest vehicle that will enter the site. Please analyze this driveway with the
appropriate turning template tb identify any conflicts.
3. It is not clear how vehicles can access several of the parking spaces shown in the parking
garage plan without conflicting with walls and curbs. Please analyze this parking layout
with turning templates for the largest vehicle that would use each space to determine
which parking spaces would have to be modified or removed.
The proposed grading and cutting of the area around the existing ash tree in the City
ROW to provide the 15th Street curbcut is not acceptable. Leaving a 6 by i0 area for a
2-1/2 foot diameter tree is not large enough to ensure survival, and additionally, too many
feeder roots would be cut by the work. Other drive accesses and site layouts should be
examined, such as:
A. locating the curbcut further north between the two ash trees, and removing the
smaller tree in between them on the applicanYs property.
reexamining the curbcut off the alley. This alignment would require some type of
landscaping adjacent to the sidewalk on the east, to screen the parking area
sufficiently.
C Use the existing curbcut on the Pine Street side (the further east one) to access
the underground parking from the west side. It might then be possible to move
the proposed addition to the east slightfy to utilize the site better. This access and
layout is the preferred choice of City staff. Don Durso, Steve Durian, Ellie Bussi-
Sottile (City Forester).
Other Access issues:
A traffic impact study is required for any addition that increases the expected trip
generation by 15% compared to existing trip generation. This increase in trips generated
is based on floor space for churches, therefore an increased number of trips can be
expected to produce more trips to the site. Please coordinate with Steve purian for
Traffic Impact Study criteria for this site.
The curb south of the driveway accessing 15'" Street does not provide enough length for a
parallel parking space. The curb line must be at the same offset from the property line as
is existing at the Pine Street intersection.
3. The handicapped parking space shown is not permitted along Pine Street. The
handicapped parking spaces in the underground parking structure do not meet City
requirements of 12'x19', with a 3'x19' striped area adjacent to the passenger door area.
See 9-3.3-11(c) for details.
Agende ltem N~~ Page H`
4. The curb cut along Pine Street shouid be narrower than what is shown on the plan. A
sidewalk ramp (see detail 2.07 in chapter 11 of the Design and Construction Standards) is
sufficient for this type of curb-side loading and unloading.
Steve Durian, (303) 441-4493
Bicycle Parking
An additional bicycle parking area, with a total number of racks equal to 10% of total vehicular parking
spaces should be provided adjacent to the assembly-area side of the site. All bicycle racks shall be in
accordanc~ with the City of Boulder Design and Construction Standards.
Building Codes, Design and Housing Codes
The multi purpose room on second floor does not have adjacent exit access. The school addition was
built as a type V-N construction. There is no record of main sanctuary. The existing structure and the
new exceed all limitations in Table 5-B for type of construction. Area separation walls may be required.
Steve Brown, Inspection Services, 303-441-3172.
The height of the new addition, as indicated on sheet 4 is not measured consistently with the City's
height definition. See 9-13:
"HeighP' means the vertical distance from the lowest point within twenty-five feet of the tallest side of the
structure to the uppermost point of the roof. The lowest point shall be calculated using the existing
grade. The tallest side shall be that side whose lowest exposed exterior point is lower in elevation than
the lowest exposed exterior point of any other side of the building. But if substantial evidence indicates a
change in grade has occurred since 1958, the 1958 contours (as extrapolated by the city manager)
control.
It is unclear how the gable end qualifies as an appurtenance to screen the mechanical beyond. This
area of the church already exceeds 35' in height, and so the appurtenance section of the code does not
have to be met for approval. Rather, staff is looking at whether the pitch of the roof, and the
architectural features of the addition are designed to be consistent with the existing buildings on the site.
This reference to "appurtenance" should be removed from the plans. The gable end "false fronP' should
not be used to screen mechanical, as it would be ineffective screening from an east or west view of the
building (as is evident from the aerial perspective on sheet 6). Either the pitched roof should just be
extended up and the mechanical housed within, or it should re relocated to one of the flat-roofed areas
of the addition. Don Durso, 441-3273.
W hile not required, staff suggests taking this project to DDAB (Downtown Design Advisory Board) for
feedback on the architectural design of the addition prior to Planning Board review. DDAB meets the
second Wednesday of the month.
Fire Protection
Prior to final inspection, appiicant will insta~l automatic fire sprinkler protection in all new construction.
Sprinkler protected new construction must be separated from existing non-sprinklered construction by
one-hour separation wall. Automatic sprinkler system must be supervised by an approved monitoring
agency.
Land Uses
A lot line elimination and conditional use review (religious assembly in a residential zone) will
also be required prior to building permit, and can be filed and processed concurrently with this
site review. Contact Don Durso for more information.
Agendeltemq_r c, Page# ~~
Legal Documents
Please provide a copy of a current title commitment or attorneys memorandum on the property
along with the response to these DRC comments. Also, please provide authorization of the
person signing on all documents required by this application.
2. It does not appear that a vested rights form was completed in this application.
3. PVease submit a copy of the agreements for parking both on the 15th and Spruce site and with
the YWCA.
Miscellaneous
Any increase in patronage, parking, and traffic will have a direct impact on calls for police
service. Consideration for proper lighting (existing) in open lawn area. Shrubs should be kept
away from ground level window. Proper security, lighting and locks on all doors and windows.
Underground parking should be well illuminated. Benches should be square 2' X 2' as to not
create an area to sleep on benches. Lighting under all overhangs, illuminating windows and
walkways. Larry Wieda, Police Department, 303-441-3327.
2. The applicant should define more clearly the phasing on this project as such things as public
improvements can not be phased. The plans should show what is planned to be built as part of
Phase I, and what elements are Iikely to be deferred until later phases.
Parking Reduction Criteria
The current site is non-conforming because parking available on site does not meet the current parking
requirement based upon sanctuary seating. The applicant is proposing to expand the existing building
area by approximately 13,825 square feet for a totai of 27,791 square feet, plus two dwelling units which
would result in a requirement of 95 parking spaces. Nineteen spaces are represented on the site plan
submitted for review, resulting in a parking reduction of approximately 80%.
Because of the parking reduction and proposed structures in excess of 35 feet, the approvai authority is
the Planning Department. If the parking reduction is not approved making the use a conforming use,
under the provisions of a non-conforming use, the site can only be expanded by 10% or to a maximum
area of 18,322 square feet.
The church has made a statement in the information provided, that the primary activities of the church
will occur on Sunday, when parking demands in the neighborhood area are at their lowest. The parking
statement indicates full-time employees, and meeting usage, but does not address the uses for which
space is indicated on the site plan, such as the nursery, two preschool areas, a kindergarden, 5
classrooms, a multi-purpose area and a youth room. Additional information needs to be provide on the
operational characteristics of the church on other days of the week such as how will the classrooms,
daycare, and meeting elements of the church operate during the remainder of the week. When and
how often do these activities occur? How many children/adults attend classes here? W hy will the impact
not change? Where do the people who wiil use the daycare and other classes park now? What is the
attendance for these classes? If St. John's no Ionger uses space at YWCA, will the YWCA use the
space for other classes at the same time as St. John's, which will increase the impact to the area? If the
YW CA intends to have simiVar classes at the same time that St. John's is conducting classes, the shared
parking spaces between the two cannot be considered as a basis for a parking reduction. How will the
19 spaces provided on site meet the needs of the activities at this site?
The applicant should provide additional evidence supporting the parking reduction proposed. The staff
Agenda Item R~~ Page ri~
has made a recommendation to the Planning Board that "places of religious assembiy" within 300' of the
CAGID parking district be allowed to expand the primary place of assembly, but the expansion of other
space (Christian education) was eliminated by the Planning Board in their consideration of this
amendment. As a result, this request will require the applicant to substantiate very clearly how the
parking reduction criteria, as set forth in 9-3.3-9, is met. (attached is the parking analysis that First
Congregational Church provided to staff for their proposal, which is very similar to St. John's proposal).
Written statement
The square footage numbers in the written statement and the site review fact sheet do not appear to be
consistent. The written statement indicates additions of 3245, 2800, and 4000 for offices, Parrish hall,
and classrooms respectively, which adds to 10,045 square feet. The existing house is being demolished
(2690 square feet), and the lwo new residentiai units total 1600 square feet. However, the written
statement indicates fhat a total of 16,515 is being added including 5000 parking, which would yield a net
total of 13,955 being added to the site, for a total square footage of between 25,648 and 27,921 square
feet, depending upon whether the numbers from the fact sheet or the written statement are begun with.
The fact sheet indicates, under (IIi.) that a total of 30,668 nonresidential square feet and 1637 square
feet of residential is being proposed, for a total of 32,305. Please verify the accuracy of these numbers.
Drainage
Detention - Staff is in agreement that detention ponding is not appropriate in this instance.
However, the applicant is required to address storm water quality mitigation on the site.
Storm water quality mitigation should include minimization of directly connected
impervious areas in accordance with the Urban Drainage and Flood Control DistricYs
Drainage Criteria Manual Volume 3. Please address this issue in the next submittal.
2. Parking Garage Drainage - The proposed drainage from inside the parking garage cannot
be discharged to the storm system as shown. Water collected inside the garage must be
directed to the sanitary sewer system, after being discharged to a sand and oil separator.
Stormwater from outside the garage entrance must be intercepted by a trench drain and
can be directed to the storm system. Please revise plan. Bruce Johnson, 303-652-8116
Utilities
Abandoned Water Meters - The Master Utility Plan (MUP) shows three 3/4" meters to be
abandoned. Add a note to the plan requiring that the abandoned services be cut-off at
the water main in accordance with City standards, the meter lids removed, and the pits
removed or filled with rock or sand. Bruce Johnson, 303-441-3206.
III. INFORMATIONAL COMMENTS
Fire Protection
Fire Department recommends that the existing structure be sprinklered during construction of
the addition.
2. Please install Knox box for Fire Department access at the time of final inspection.
Flood Control:
1. The subject property does not lie within any mapped 100-year floodplains. However, the
applicant is required to continue conveying drainage in a manner which does not adversely
affect neighboring properties.
2. Any appiicable Storm Water Plant Investment Fee for this project will be determined at the time
Agenda Item A ~~ Page #,~_
of building permit application. Bruce L, Johnson, 303-441-3206.
Utilities:
Sewer Service - The capacity of the existing 4" sewer service is subject to review at the time of
building permit based on fixture counts supplied by the applicant.
DDStJohn.DRC
Agendaltem # ~~ Page 4 ~
CITY OF BOULDER
LAND USE REVIEW RESULTS AND COMMENTS
DATE OF COMMENTS: April 9, 2007
CASE MANAGER: Don Durso
PROJECT NAME: ST. JOHN'S EPISCOPAL CHURCH
LOCATION: 1419 PINE ST
COORDINATES: N03W06
REVIEW TYPE: Slte Review
REVIEW NUMBER: LUR2000-SI016
APPLICANT: HARTRONFT FAURI ARCHITECTS
DESCRIPTION: Expansion of existing church offices, classrooms, and parish hall. Total square foot
addition proposed is 8,825 square feet, plus 5,000 square feet of underground parking.
REQUESTED VARIAT IONS FROM THE LANp USE REGULATIONS:
Stairwell projection into sideyard setback (south): 20'10" provided where 25" is required
Parking located in a frontyard setback: 6'2" provided where 25" is required.
Building located in a sideyard setback (alley on the north): 3"11" where 5 feet is required.
Parking reduction of approximately 80%.
Height of addition approximately 45 feet.
I. REVIEW FINDINGS
Application does not meet criteria; a revision is necessary.
Staff finds that the applicant has not demonstrated that the application meets the review criteria relating to:
Parking reduction and parking study, vested rights form, square footage numbers don't add up per phase, elimination of
residential units, phasing specifics and parking reduction per phase.
Overall, the "concepY' proposed is not supported by staff: eliminating all housing units while maintaining the same square
footage as the first submittal be converting the housing to non-assembly classroom areas. Staff advises the applicant to
look at the overall concept of this site before proceeding further. The applicant is allowed only one more revision prior to
scheduling this item for Planning Board. If the above issues are not resolved to staffs satisfaction, a recommendation of
denial will be part of the staff's memoradum to the Board. The city review team for this application is available to meet with
you to discuss the findings, assist in resolving outstanding issues, and discuss the next steps for the application. Please
contact your case manager to set an appointment.
tl. CITY REQUIREMENTS
AccesslCirculation
1. The sidewalk along Pine Street transitions from 5 feet wide along the western portion of the site to 4 feet wide
along the eastern portion. The sidewalk is required to be reconstructed to 5 feet in width along the entire site, if not
impeded by existing trees.
Fire Protection
1. Project wili require addition of one new fire hydrant, mid-block, north side of Pine Street to bring the building c~oser to
compliance with the requirement that all parts of the building be within 175 feet of a fire hydrant. Adrian Hise, 303-441-
3350.
2. Required fire sprinkier system and required fire alarm system(s) must be supervised by an approved monitoring
agency.
Housing & Human Services
Address: 1419 PINE ST Agenda Item N~'~ Pago ~~
ApplicanYs original proposal included reducing 3 dwelling units to 2 dweiling units. The current proposal indicates plans to
eliminate all 3 dweiling units, and replace them with a number of additional classrooms in one of the later phases of
development. Per applicanfs original proposal, dwelling units have been made available for staff earning modest incomes,
indlviduafs with medical needs (AIDS), or for visiting ciergy or ciergy in training, who have difficulty in affording housing In
Boulder.
A proposed new policy in the Boulder Valley Comprehensive Plan calls for:
"The preservation of existing residential uses. Existing legally established residenJial uses in non
residential zones shall be preserved or replaced in kind; non-residential conversions in residential zoning
districts shall be discouraged except where there is a clear benefit or service to the neighborhood."
Rationale for this policy is that the community supports the preservation of existing housing whenever possible. Any
reduction in the supply of housing worsens the jobs to housing balance, and exacerbates the housing affordablity issue.
As such, applicant is asked to reconsider if development plans necessitate the loss of all ihree existing dweiling unils,
describe any plans to mitigate the housing loss, and address the alternative community benefit to be provided in lieu of the
housing units. The applicant has not stated why the housing units are being eliminated in favor of more classroom area.
Staff does not support the proposed elimination of residential units at this site, while increasing commercial square
footage. Linda Hill-Blakley, Housing & Human Services, 441-3140; Don Durso, 441-3270.
Land Uses
In the last round of reviewer comments, staff questioned the necessity of 5 classrooms, a nursery, two preschool areas, a
kindergarden, multi-purpose room and a youth room, if no additional activities are being proposed on the site. Staff asked
for information regarding these rooms, and what the current uses were at the YWCA next door, to determine if adding 11
such rooms is likely to add to programmed use of the site, or whether they are necessary to provide space for current
programs . These questions have not been answered. The parking study provided does not indicate that 11 rooms are
necessary for Sunday activities. The new submittal indicates that at buildout, there will be a kindergarden, nursery,
preschool, and 9 other rooms called "classrooms". This shows more classrooms than the initial application. Staff again
requests information on the programming of these rooms, and the necessity of them, if no additional uses are proposed on
site. The parking study indicates that Sunday School is divided by age group, yet the study does not indicate how many
different classes are take place, the number of children involved, and the amount of time these rooms are being utilized. It
appears that the Sunday school only takes place from 10:00-11:15am, and providing 12 individual rooms for an hour class
one day a week does not justify eliminating housing units, in staff's opinion. Staff will only support the addition of rooms
necessary to accommodate existing uses on-site or currently being accommodated at the YWCA.
LandSCaping
No requirements at this time. Bev Johnson, 303-441-3272.
Parking
1. The method of structural support for the parking garage is unclear from these drawings. Columns used for support
must be spaced so as not to conflict with vehicle doors.
2. One of the full-size parking spaces at the end of the garage must be designated as "no-parking" so it can operate as a
vehicle turn-around area. The "17" spaces indicated does not match the number of spaces shown. W ith the required
turn-around, only 15 spaces are shown in the garage area. Also, it appears that the alley spaces, which are being
eliminated at a future phase, are being counted as parking spaces. The Development Review Fact Sheet indicates 21
parking spaces on site, which appears to be incorrect. The applicant shouid submit a phasing table which indicates
floor areas for each phase (including existing and proposed, as weil as subtracting any floor area demolished with
each phase), parking provided for each phase, and the requested parking reduction for each phase, to fully assess the
parking reductions requested at each phase.
3. Handicap spaces are required to be striped as according to the City of Boulder Design and Construction Standards,
Standard Drawing 2.54. This is shown correctly in the plans but is inconsistent with the written proposal.
4. The 5 spaces located off the alley are unclear as to their future. It appears that these spaces are part of Phase I, but
that they are removed as part of a later phase which would reduce parking, while adding additional square footage to
the site.
5. Parking Study p~~~t0m# ~~ Page# ~~~3
Address: 1419 PINE ST
a) The previous submittal stated that 19 spaces were to be located on-site. According to the current plan set, 12
spaces are shown (not including the required turn-around area) in addition to three handicap spaces. The number
of usable on-site parking spaces needs to 6e identified in the parking study, While a lease agreement with the
private parking garage is not necessary until construction, a letter of intent from the owners of that garage should
be provided, if staff and the Planning Board is to consider the additional 30 parking spaces as justification for a
parking reduction. A building permit will be contingent upon providing these agreements to staff, if this project is
approved.
b) The five parking spaces near the alley must be present in all phases of this proposal in order to be counted toward
the available parking. It appears that in one of the later phases, these parking spaces wili be eliminated, although
this is not addressed in the written statement.
c) The section titled "St. John's Parking/Usage Response" states that 225 people attend the 10:00 AM service in the
Summer of 2000. Later in the document in a memo to Hartronft & Fauri, it is stated that 192 people attended a
service which created a parking demand of 68 cars. Also, the parking study indicates that the Sunday communion
service has 350+ people attending. Staff requires further explanation why three numbers are presented and what
the vehicular impact of 350, 225, and 192 likely is on the parking demand.
d) The chart titles "Boulder Land Use Regulation Requirements Review Summary" indicates that a 20% parking
reduction is requested, where 48 spaces are provided where 67 are required. The written statement indicated 73
spaces are required, and 59 provided. Further, the "Review Summary' indicates that only a 20°/o parking reduction
is requested. Only on-site parking counts towards required parking, unless the requirements of 9-4-9-11(n) are
met. Otherwise, parking provided should be calculated on on-site parking only, not including street parking or
leased parking. Also, the fact sheet indicates that only a 20% parking reduction is requested.
e) The parking study is incomplete. Please correct information such as "Don't have numbers", "Ask Pam White"
"Tom Morgan, music director, could give you this information", etc.
6. The "St. John's Parking/Useage Response" states that the church would retain 9 of the 21 proposed spaces for
church uses during the week. Staff will recommend that, as a condition of approval, that the continued leasing of spaces
to off-site users be subject to review of the City, if, after the expansion is completed, weekday parking issues arise. In
other words, staff wishes the ability to require all on-site spaces to be retained for church uses, should parking needs
increase in the future.
Phasing Plans
1. The applicanYs written statement indicates the square footage proposed in Phase I. No information is provided on
any future phases. As requested above, a chart which clearly indicates what is included in each phase should be
provided.
2. A phase for reroofing is not required, as long as it is replacing the existing roof with the same type of roof. Only a
building permit is required for reroofing. Don Durso, Planning, 441-3273.
Site Plans
The applicant should submit a perspective of the parking garage area as shown from 15'h and Pine Street, looking west.
The perspectives submitted do not show this side of the site, which is where most of the work is being done. Additionally,
a massing model or architectural model should be considered for the Planning Board phase of the review. Don Durso,
Planning, 441-3273.
Fact Sheet:
The fact sheet indicates a variance of 6'2" requested for parking along the west side. This appears to be in error, as
parking is not located on the west side, but the east.
Vested Rights
The vested rights form is not sufficient. Each phase (and what is included in each) must be clearly indicated on the form,
and the time requested for each phase. No phase may be requested to be vested for more than 3 years beyond the
previous phase. It is unlikely that staff will support a phasi~g plan longer than 6 years, as it becomes speculative (and the
written statement appears to indicate that some of the future phases are speculative) and community needs may have
changed by that time.
Address: 1419 PINE ST Agenda Item N~~ Pa92 ~-~
CITY OF BOULDER
LAND USE REVIEW RESULTS AND COMMENTS
DATE OF COMMENTS: May 25, 2001
CASE MANAGER: Don Durso
PROJEC7 NAME: ST. JOHN'S EPISCOPAL CHURCH
LOCATION: 1419 PINE ST
COORDINATES: N03W06
REVIEW TYPE: Site Review
REVIEW NUMBER: LUR2006-SI016
APPLICANT: HARTRONFT FAURI ARCHITECTS
DESCRIPTION: Expansion of existing church offices, classrooms, and parish hall. Total square
foot additio~ proposed is approximately 8,000 square feet, and 3,800 square feet of
underground parking, in two phases of development.
REQUESTED VARIATIONS FROM THE LAND USE REGULATIONS:
Stairwell projection into sideyard setback (south): 20'10" provided where 25" is required
Parking located in a frontyard setback (east): 6'2" provided where 25" is required.
Building located in a sideyard setback (alley on the north): 3"11"where 5 feet is required.
Parking reduction of approximately 75%.
Height of addition approximately 45 feet.
I. REVIEW FINDINGS
The application meets all criteria; minor documentation corrections must be submitted prior to Planning Board hearing,
including:
Clarification of deferral of landscaping.
Correction to Vested Rights form
Letter of intent to provide leased spaces at parking garage.
See below for details on these requirements.
II. CITY REQUIREMENTS
Housing and Human Services
Housing and Human Services
ApplicanYs original proposal included reducing 3 dwelling units to 2 dwelling units. Subsequent proposals indicated plans
to eliminate a113 dweNing units, and replace them with a number of additionaf classrooms. Per appficant's original
proposal, dwelling units have been made available for staff earning modest incomes, individuals with medical needs
(AIDS), or for visiting clergy or clergy in training, who have difficuity in affording housing In Boulder.
Staff expressed serious concern about the loss of all 3 residential units, given the Boulder Valley Comprehensive Plan
policy to preserve existing residential units, as well as the loss of affordable housing. Appiicant was asked to reconsidar if
development plans necessitated the loss of all three existing dwelling units, to describe any plans to mitigate the housing
loss, and to address the alternative communiry benefit to be provided in lieu of the housing units. Based on the last
submittal, staff did not support the proposed elimination of all residential units at this site while increasing commercial
square footage.
Applicant responded to staff concerns. They stated their reluctance to eliminate the apartments given St.John's church's
iongstanding commitment to housing in the community, in terms of past efforts, as well as current and on-going efforts.
Information provided by the applicant cited a number of community benefits provided by the church which offset the
elimination of the housing units. The church was involved in the creation of the San Juan dei Centro low-income housing
projeCt, and has been very involved with the homeless population for many years. They recently committed $100,000 of
their capital campaign funds to Project Start for "bricks and mortar' for their work with the homeless. Additionally, a church
affiliated foundation (with funding derived from the earnings of a trust corpus) has provided and continues to provide grants
Address: 1419 PINE ST
Agenda Item # ~~ Page # ~3? 5
to housing and human service organizations in the community, including Emergency Family Assistance, Bouider County
Safe House, the Boulder Shelter for the Homeless, and Boulder County AIDS Project. Based on these efforts, staff
considers the community benefit being provided by,the church to be strong, and is now willing to accept the loss of the 3
residential units. Applicant has expressed a desire to include some dweiling units when they proceed with future phases of
their plan, which staff strongly encourages. Linda Hill-Blakley, Housing & Human, 4413140.
Landscaping
The landscaping proposed to screen the parking area lacated adjacent to 15~h street must meet all regulations in 9-3.3,
including a 6' wide landscape bed, and tree and shrubs located within this area. As shown, it does not appear to meet
these requirements. At the time of building permit, this requirement must be met as part of their building permit package.
The written statement states that benches and some trees and landscaping may be deferred until a future time at which
funds are available. The site plan must show all landscaping that will be installed as part of Phase I, and staff will review
this plan to determine whether it meets the site review criteria related to landscaping. The applicant may add additional
landscaping to their site above and beyond that approved as part of this approval at any time they wish in the future without
review.
Legal Documents
The vested rights form must state the time of request for each phase. The written statement indicates that Phase II may
be built sometime in the next 10 years. Due to the 3 year time limit of vested rights, Phase I must be completed within the
first three years, and Phase II within three years after that. Please correct the vested riglit form to indicate these time
limits, Don Durso, 4413273.
Miscellaneous
The previously submitted lot line adjustment will need to be completed prior to applying for building permits on this site.
Please see previous reviewer comments and plat corrections for required changes to that application. Don Durso, 441-
3273; Melissa K. Rickson - CAO.
Parking
While a lease agreement with the private parking garage is not necessary until construction, a letter of intent from the
owners of that garage must be provided prior to the Planning Board hearing, if the Board is to consider the additional 30
parking spaces as justification for a parking reduction. A building permit will be contingent upon providing these
agreements to staff, if this project is approved.
The applicant must provide sufficient parking spaces on-site during the week to adequately address their weekday needs.
Complaints related to not providing adequate parking may result in an enforcement action.
III. INFORMATIONAL COMMENTS
Building and Housing Codes
No additional requirements, piease be aware that it appear that the structure exceeds the building size limit of that allowed
for the type of construction of the existing structure. An area separation wall may be required to limit the building size per
the building code. Steve Brown
Fire Protection
Required fire sprinkler system and required fire alarm system(s) must be supervised by an approved monitoring agency.
Parking
In preparation for Planning Board discussions, the largest number of patrons attending services should be addressed
when considering the parking supply for weekend services. The largest number listed in the parking study is currently not
used in the parking assessment. Steve Durian, Public Works, 303-441-4493.
Address: 1419 PINE ST Agenda Item #~~__.Page # a~
~~
~•-
Department of Community Design, Planning and Developme~,t
1739 Broadway, Third Floor • P.O. Box 791 • Boulder, Co~orado 80306
303-441-3270 ~ FAX 303-441-3241
DEVEL4PM~NT REVI~W
~ APPLICATION F~RIVI
L APPLICATION DEADLINE IS 12;00 NOON THE PIRST AND 7HIRD MONDAY OF EACH MON7H
This application form contains several sections. Please provide generai data be~ow. 7he types ot reviews for which i~
form is used and a fee schedule are listed on page 2. A list of the application requiremants for each review type is fo~
on page 3. On page 4, the names of aA owners (and lessees, etc.) Of the subject property must be listed and signatuF:
provided. Also, there are separate attachments to this applicalion form for each review type (on page 3). Sub itt ~
~paccurate or incomalete information will resuit in reiECtion of the aoalication
GENERALDATA
(To be completed by the applicant)
• NAME OF DEVELOPMENT: St. ,Tohn's Episcopal Church
• Existing Zoning: MxR.:~ • Lot Area (in square feet or acres): 42 ~ _
_ ;.
Street Address or General Locaiion of Property:1419 P in e s c.
~.,.;
. Legal Description: Lot ~-12 Block 14 ~ Subdivision (or astach descNption)
• EXIStlflg Use Of PfOpefty: Church & accessory uses
• Description of proposal, (include proposed use and summarize number antl size oF ~nitslbuildings~lols, as aNpl,ftable~';
Proposed use is expansion of existing church accessory uses
such as chuYCh offices, Sunday School classrooms, Parish Hall, etc. The
-=--~n o j e~ t~ _ ~
building addition to accommodate a small park on the church. .
• 7ype of ReVieW Request(s): (see page 2 tor list)
• NAME OF APPLICANT: xartronft Fauri
•Address:8o1 Main Street, Suite 300
campus. git'~,a` Review
Archite
Telephon~6~3-9304
•Clly: Louisville State: co ZIPCOdC: 80027 FaXb~3-9319
•NAMEOFCONTACTPERSON(ifotFierthanappticant): J• Erik xartronft, AIA or w.B, Hi1L/
sAdd1'es3: Same as nto~e Teleph~ne:
s City: State; Zip Code: FRY,; .
• AATE APPl.ICATION FILED:
~ ~lication received by:
~.ase Manager:
Subcommunity;
Fes: _ I
STAFF USE ONLY
DatelTime:
_ Track #:
#:
FINAL REVIEV
Review ~ _ ^ staff
File Name: ^.. ' ~ Planning erc
~ COOfd.: ^ City Counci
Check #: _._
Agenda Bem N~, uy,; „,~ 7~~
ATTACHMENT E
, DEVELOPMENT REVIEW APPLICATION FAC7 SHEET v/ _~L u`"~
(Revised 5/07/O1j
~ Aecurate end eomplele information ~bout a project for ihe City's initial review is iMeor21 lo a timely ~nd Ihorouch reviev:
orocess. In order for your 2pplic2tion to be considered compfele, all appiic~bte informalion must be provided on this shee
1Nhile sorne oi this inform~iion m2y be incluoed on the project site plans or discussed in 1he wrillen statement, plezse als
~nter it here.
,, Existinca Condition
Property address(es) or iocalion 1419 P ine S
TofalloUparcel size 42
Legclpescr'rption(orsif~chcopy)Lots 7 throuQh 12, Block 147, Boulder located in the.
SW•.1/4 of Sect'ion 30, township 1 nortn, rang~ 7u" we~t of tl»
Pie2se oescribe the existing use of fhe property: 6t h PM; City and Caunt y o f ~
Boulder, State of Col'orado.
Church and accessory uses
Existing Zon(noMX -~if rezoning or annex2fion epalic2lion, proposed zoning: )
6oulder Valley Comprehensive Pl~n (BVCP) Lznd Use Desionotion MXR
Are any existino I a1 r~rbnildin s non-at^ndrion~~ c n oic2f nn or"an Xstting5e no consormino~ Yes (If yas, descrit~
non~ co ~~~or~nP X~exstg~ -`~ y~~.~gng~ g ~~acnlc
b
Does lhis 2pplic~tion amend a previous de~elopment revie~v 2p~rov~l?Y e s
If yes, specify projecl n~me, teview type, ~nd review number (if knov+n)
St. John's Episcopal Church previous non-conforming review'
approval r~tvc-ai-
II. Residential Uses (complete this sec4ion if your project eontains existin.g or proposed resiqential land use~,~;
Exisiing Proposed
Toi21 = of dveelling uniis 3 p
To121 n of lots 1 1 '
Toisl ~ of buildinos 1 .L
Ftoor area (in sq. it.) 0
of each buitding Z, 6 7 4 s. f.
Totalbuildinocoveraoe 1,724sfl' 0
("footprinf' in sq. ft.j
I.42xinum building heioht ~~ -a ~' 't~f;PiA
(NOte: Height musl be ctlcubled based on Ihe City cotle Cefinition ot heiQhl founq in Seca~on 4-1•3(a): provide Cocumeniationj
~ Existing Propo sed
Unit type/bedrooms (specify 4 BR 4 6R
the numberofeachiype-of 3 BR 3 BR- ~..
unit) _,_ 2 BR' 2 BR
, ~_ t BR , 1 BR
ELU ELU (eNciency living
unit)
oiher other
. ~ (specitY) lSPe~N) - - .
For developmeM in HR-X or HZ-E zoning, specify the total, iloor area of each dwelling unit, (calculale floor area based ort
5ection 9-3.2-9 i ):
. Existing Proposed
~ ~ Project density:
Average lot area/unit Z, 333 N/A
~ (or tlwelling units/acre) 7, 000 N/A
Average lot size ~_ _ ... _,_ _ _
Totai useable open.space •.-~~_ N;~,~+'~ _ ` '
Useable open space/unit ~ ~~~~
Is open space reduction requested? n° If yes, specity %` --
For a proposed group residence use (e.g. frafernity), specify n occupanls
For development in RB-1E, RB-2E, RB-3E, RB-1X, RB-2X, RB-3X, and MU-X:
Is a density increase requested? Proposed F.A.R.
III. Nonresidential Uses (complete this section if your project contains existing or proposed nonresl¢entiei la~:;
uses)
Existing Proposed
Total ~ of lols 5 1
7ota1 ~ buildinos 1 1
Floor aiea (in sq. ft.) 13 , 9 6 0 7,934 sf (new less removed)
of each building _ w/ 3,766 sf pazking
Toial iloor area 1 g q tip _?1,894 sf (incl, Existing)
To1al building coverage
"
" 12 ~ 8~~~ 18,614 sf (incl. Existing)
in-sq, ft.)
(
foofprin!
~~4zximumbuildingheigh4 ~ 71.75' ~4".-;4" (new const)
(NOte: Hei9M'musl be calculated based on the Ciry code qefintlion~l.ne19M tound in Seclion 9•1•3(a); provide documentation)
Total usesble open space 12,351 sf
Is open space reduction requested? RO If yes, specify %
For development in RB-X, RB=E, or MU-X:
. Is a density increase requesled? Proposed F.A.R.
_~ For a hotel or motel use, specify n df proposetl guest rooms
For a restaurant or the2ler use, speeify number of proposed seats
IV. Parkina and Setbacks
To1al ~ off-street parking spaces provided ~ 0
Enter number ot each type of parking sp2ce:
~ 5 stand2rd size 1 small car 3" handicap accessible I ~ bicycle
Total ~ parking spaces required by City code_7 4_
For nornreSidential uses, specify the ralio of total non=residential building square footage to pzrking spaces
per 300 sG. ft.): 1/ 3 0 0 s f
Perking Variations
~s a parking reduction requested7 ~_ Qf yes, specify'/o ? 3 ')
Is a parking deferral requested? ., ~ (H yes, specify number of deferred spaces_~
Are any variations requesled related to lhe size or location of the required pkg. spaces? N~,
(!f yes, describe '
Selbacks ~
Are any setback va~iations requested? YeS ~ s i t e r ev i ew
If yes, specify wliether as part oi~a s e review or variance application:
Ii yes, descri equ t v~riatiog(s~ notino the ~ropo5~d seibackfs)
pa~lci~{g ~Se~f~ac va i nce east= si e, ~.y~_Z~r ro c
requirement(s) . -
required); ron~ yarcl setba'~k for exterior stair (20'-10"
V. Other Land Use Issues 25' -0" required)~
(e.g. one sp~.,-:
and th8 setb~•_
~ed, 25 ' -~"
propos ed
For use review applications, briefly describe lhe proposed use of the property and specify which,land use category(ies) in ih
Schedule of Permilfed Land Uses (Section 8-3.1-1) the proposed use falls:
~~: ~•Doe`s the proposal include any conditional uses (e.g. bed and breakiast
, Please note whether your property is afiecled by the iollowing:
Welland area
Alrport Influ.ence Zone .
Hisioric disirict
or landmark desrgnation * X
CAGID parking disirict
UHGID parking dislrict
Boulder Vzlley Regional Center
(Crossroads urban eenewal area)
no
10o year flood zones:
(loodplzin
high haz2rd zone
conveyance zone
For new construdion, is your propos2l in compliance with the Solar Access Ordinance,~e ,_,?
* Existing 1405/1921 Charch arid 1966 Chapel Addition
(Lots 7-9) are included in Ci:ty of Boulder Landmark
Designat~ion (Ord. 4Z89-Z977).
~'~ Demolition Permit for existing.residential structure at
1445 Pine Street (over 50 years old) has been reviewed and
approved by the Landmarks Preservation Advisory Board.
DIO\F C7SHT.DI
ST. JOHN'S EPISCOPAL CHURCH
SITE R[VIEW FOR PROPOSED RENOVATION AND ADDITION
WRITTEN STAT[MENT DESCRI6ING PROPOSAL
07 MAY 2001
ExHlalT "B" - REVISeD JuNE 18 2001
A. Statement of Current Ownership
As indicated on the Development for Review Application Form, the Owner of the property is
St. lohn's Episcopal Church. The property consists of Lots 7, 8, 9, 10, 11 & 12, Block 147,
Original Town of Boulder. The property is being replatted for the elimination of lot lines
between Lots 7& 12, and is to be known as lot 7A, Block 147, A Subdivision in the City and
County of Boulder, State of Colorado.
B. Project Objectives
The objectives of the project are basically to provide additional space on-site to accommodate
the functions which are currently not all accommodated in the existing facilities, as well as
relocation of the existing parking from the front yard of fhe Church to space creafed under the
new addition.
Backeround
St. John's Episcopal Church was originally constructed around 1902 to 1904. Major additions
to the church were constructed in 1965 (Chapel, Sacristy and support space); 1969 (Offices
and Parish Hall); and 1987 (Three Classrooms at Lower Level). The existing Sanctuary seating
area is approximately 2700 SF with an additiona! 730 SF in the balcony.
In 1987, a special use review (#NC-87-17) was approved to allow construction of the three-
classroom addition. Total on-site parking provided at the time of approval was 30 spaces, plus
8 spaces which were provided on the YWCA site, by lease agreement, just northwest of the
church. The existing parking lot, in the front yard of the church, is not in conformance with
City of Boulder parking standards (see attached layout for number of conforming spaces -
Exhibit F) and actually would only accommodate 1 S spaces including 6 of which are in the
front yard setback.
Proposal Summarv
The Church's needs for on-site classroom space, a larger Parish Hall and reorganization of
clergy and staff offices have prompted a major fundraising effort and the current proposed
renovation and expansion. To meet the requirements of the Church for the next 5-10 years, it
is proposed that in Phase I, the Church offices be renovated and expanded by approximately
500 SF and the Parish Hall be expanded by approximately 21 SO SF (including lobby and
accessible restrooms). Classrooms which are currently housed at the YWCA would be
consolidated on-site in a 4220 SF addition to allow for specialized programs not adequately
accommodated off-site. This is also important from a security standpoint as children now have
to travel off of the Church grounds to attend Sunday school and supervision is a concern.
It is important to note that all of the functions which are proposed to be expanded are
accessory to the main church facility and all of these functions currently are accommodated on
the Church site or at the YWCA, adjacent to the Church. Therefore, the proposed addition will
not increase the intensity of use on-site, nor will it increase the number of people who will use
the site on a regular basis.
Three dwelling units which are currently on-site are to be demolished. The Phase I building
addition is approximately 11,863 SF including approximately 3,766 SF of parking/service area
(or a net gain of 8,097 SF with the demolition of an existing (2,674 SF) residential structure at
1445 Pine and the partial demolition of existing Parish Halt basement (163 SF)).
The addition of a colonnade structure over the walkway connecting the foyer of the addition
with the existing Church is proposed as Phase II and it's completion is dependent on the
Church's ability to fund its construction.
The parking requirement for religious assembly may be calculated by three different methods
per Section 9-3.4-5, as follows:
1. Religious assembly use created prior to 9/02/93 shall meet parking requirement of one
space per 300 s.f. of floor area. By this method, 73 spaces are required with the new
addition.
2. After 9/02/93, off-street parking is provided at a ratio of one parking space per four seats
in the assembly area. The fixed pews in the Choir, Sanctuary and Balcony have 290
seats. Therefore, 73 spaces are required.
3. Or, after 9/02/93, off-street parking is provided at a ratio of one parking space for each
50 s.f. of floor area used for assembly if there are no fixed seats. Since there are fixed
seats, this method does not apply.
Regarding parking, we have approached this proposal with the concept of providing an equal
or greater number of conforming parking spaces than can be accommodated in the existing
parking area which is to be removed. The lot would be replaced with a landscaped courtyard
which is seen as a neighborhood amenity or pocket park, open to all residents and visitors to
this area. New parking would be provided under the new addition and off the alley. Thus, we
would maintain 20 on-site spaces, will add 2 parallel spaces on the street, plus a loading/drop-
off zone. Sunday morning parking needs are supplemental by the leasing of 8 spaces at the
neighboring YWCA. We also have been negotiating with ). Midyette and Don Rieder regarding
a long-term agreement for the Sunday parking usage of 30 parking spaces in the new parking
structure at 15'h and Spruce. A copy of the final agreement will be forwarded to the City. This
proposal would provide 20 total on-site off-street spaces equal to the required space p3) with a
72.6% parking reduction.
The religious assembly requires 6,332 Sf of usable open space. This is based on 15% of the
42,215 SF lot area. We have proposed 12,351 SF of usable open space including 10,267 SF in
open landscaped areas and 8,334 SF in pedestrian areas (of which 25% or 2,084 SF inay be
counted toward the required usable open space).
The site landscaping requires 13 trees and 65 shrubs be provided. We propose an ample
amount of landscaping including 18 trees and 172 shrubs to be provided. Regarding the
streetscape, we propose the required amount of 16 trees for the south and west sides of the
property.
The building architecture is designed to compliment the existing Historic Stone Church. A
complete description of the architecture is provided on the building elevations (sheet 4& 4.1)
and perspectives (sheets 5, 5.1, 6& 6.1).
C. Development Schedule
It is the Owner's intent to continue with the current fundraising efforts through the Simmer of
2001 with the intention of starting construction in the fall of 2001 with completion
approximately 12 months later. The outcome of the fundraising effort will affect the ultimate
building and budget for the Phase I construction project. Therefore, the Owner may elect to
defer certain improvements and add them to the project, or complete these improvements once
additional fundraising is complete. Items which may be deferred until future phases include:
1. Landscaping elements (trees, benches, etc.) in excess of minimum required
2. Stone site walls in courtyard area
3. New colonnade connecting new and existing buildings (Phase Iq
Phase II may be completed within the next ten years.
D. N/A
E. Attached Boulder Land-use requirements review summary (2 Pages) (Revised 05/07/O7)
Dt~dala\~doa\PROI-NET\2000proj\0051 \application\xhi60618.doc
Boulde -d Use-Regulation (Title 9) Requirementc Review Summary
REQUIRED
9-3.2-1 (c~ SCHEDULE OF BULK NEQUIREMEMS - ESTABLISHED DISTRICT MXR-E
t Minimum lot area (sq ft) 6,000
2 Minimum lot area par dwelling unit ~sq.ftl 6,000
4 Minimum number ot offstreet parking spaces per rasidential unit 7 bedroom raquires ona space
Minimum fmnt yard landscaped setback for all principal 6uildings
6 and uses 25
Minimum side yard landscaped sethack irom a streeY for aIl
B buildings and uses 12.5 (25' for religious~
Minimum total side yard setback an the~sama lot for both side
~ 7 yards - 75
Minimum rear yard setback for all principal buildings {or ali
12 principal buildings 25
75 Maximum height for all principal uses ~ft.l 35
18 Maximum numbar of stories 3
Lot Area
Building, Parking & Driveway
Open Area
Open Space Requirement for Buildings over forty-five Faet but
9-3.2-~ (d~ Less Than fiHy-fiva FeaS . 20% of 42,215 =~8,443 sf
Setback Encroachmants No structure or building shall be
constructed or laminated in the required setback axcept tor ~7 ~ a
balcony, patio, or deck lass than thirty inehes in height ~4~ a
maximum of thirty inehas of roof overhang; or ~5~ the outer four .
feat of completely open, ~ncovered centilevered balconies that ~
have a minimvm o4 eight teet vertical clearance below, which -
may project into any raquired yard axcept an interior side yard of
931-74 iess than ten feat in wiEth.
Park'no reductien: The city managar may grant a parking
reduction of commercial developments, and mixed use
deveiopments not ta excead twenty percent of the required
parking. The off-street parkin9 ~equirements for projects which
would require five or more parking spacas under the raquirements
93.3-9(al of Section 93-2-7 may be modified pursuant to Mis section.
Small Car Stallr A proportion oi the total spaces in each parking
area may be designed and shall be signed for small car use
93.3-7 7 ~b) according to the foliowing table:
Park'na Soaces fer tha Disabled: A pmportion of spares in any
parking facility provided to sarv businass, industrial, or publie
uses shall be raservad as parking tor tha disabled according to tha
93.3-11 ~c~ following table:
A pmportion of spaces in any parking heility pmvided to sarve
attached tesidential units shall be reserved as parking for ffie
disablad according to the following:
Reau'red Park'na Spaces' At least ffiree bicycle parking spaces oi
ten parcent of tha required offstreet parking spaeas are required
9-3.3-7 7(c~ in all districts except MXR-E
- Min overall site landscaping 7 trea, antl 5 bushas for evary 1.500
93.3-2 ~h~ sf
9-3.3-3 Id Streatsca0e repuiremants detached sidawalk
05/0]/O1
Totsl spaces required 50d00-Allawable Small Car Stalls =
50%
Total Parking in 51 to 75 - Required Minimum Number of
Accessible Spacas = 3
Number of Units 7- Hequired Minimum Number ot Accassible
$paeas = 0
No parking spaces are required
13 treas and fi5 bushes required
.~a t at z
ACTUAL
42.215
N/A
N/A
25
1.98' existing ~d west side, 444F new @ east side
46'+/-
3.H4' axisting
36'3" wiM top of 9abie end wall @ 44'-4"
3
42,215 sf
22,227 sf = 53%
18,607 sf = 44%
78,607 st (44%1
Existing encroacFment on west side; 6cisting encroachment on
north sida; Hequested encroachment on south sida for ezterior
stair 4'-6" in haight.
72.6 % reduction requested; 73 spacas ~equired; 20 spaces
pmvidad onsita.
1
3 spacas providad
0
10 provided
6 existing & 70 new; 77 trees & 155 bushas provided
172
zoning0425.x1s
Bouldei ~ Use Regulation (Title 9) Requirements Review Summary
Planting strip 8' or more buried utilNas, iarge tre~
typa, min tree planting interval 30'40'
Planting strip 8' or more ovarhead utilities, small
hee type, min tree planting interval 15' - 20'
933.4 Parking IoS landscaping
Any religious assembly use created on or priorto Septem6er 2,
7993, shall meet a parking fequirament of one spaea per 300
square feet ot floor area, and a twenty-five foot setback from all
93.45 property lines for all principal buildings.
93.45fb1
f-street parking is provided at a ratio of one spaee per four
ats in fia assembly area, or if there are no fxed seats, then one
rking space for each 50 squara {~t ef floor area used for
:embly purposes. The floor aree for assembly purposes shall
the area of the largast room in the structure which couid ba
sd for assembly, plus the area of adjoining rooms that eould ba
:ommodate setting which coutd be used as part of the
>embly in the main assembly area. The ciN manager may
mi a parking reduction m permit additional floor area within the
:embly are of a religious assemb~y which is located within 300
ot tFe central area general improvement distriei it the applicant
n demonstrate that it has made arren9emen4 to use public
rking within close proximiry ot tha usa and that the
~difications proposed are primarily for the weekend and evening
tivitias when there is less demand for use of public parking
Useable open space is pmvided consistant with ffie percentage of
open space raquired in tha zoning district for single~family
93.4-5~d~ Require parking is no< locatad in fie front yard setback.
The lot meess the minimum loi requiramants of Section &3.2-1,
9-3.451e~ 'Schaduie o£ Bulk Requirements," B.fl.C. 1981.
Geneal Notes
South side, 3001f, 940 traes required
West side, 740Ifi, 7 small treas raquired
Not required if vndar 5 parking spaces
21,894 sf (13,960 sf axisting + 8,097 sf new rret -7 63 sf
= 73 spaces
290 fized seats ~26 @ Choir, 160 @ SanMUary + 104 @
Baiconyl = 73 spaces
6,332 sf
7 existing - 2 new
3zofz
4 existing - 3 new
6 spaces aff 75th St. & 5 spaces off alley
73 spaces requirad
73 spaces raquited
12,357 sf
Variance requestad for parking in 15th Street setback.
OK
e~rsiq parkinq areas to be removed ~19~ in front yard setbaek and ~2~ in side yard setback
curb cuts removed on Pine Sheet. 1 curb cut at 75th Street relocated and enlatqed Due to streat trea locetions with respect m parkinq IaVout ~net 2 aEditoinal parallel street parkinp sapcas and 1
OS/07/01 zoning0425.x1s
_ __
EXHIBtT ?~ __
F `in~ On-Site Parking
' ~ED 5~ John's Episcopal Churd~ vCRETE ~ ~ I - ' `''^~ :~ r a ~ :, ~ ~ _
:~TE~ ~ ~.5~53u. ~~~LOIN~'~Mf
Per Current City of Boulder __
,_., Standards: ~zS,BZ. mr ~ I s.s ~oP<
18 spaces maximum: COV. CDNCRETE
Indudes 6 spaces in Top ~----- 4 I ~ f i ~ ;!~ `F= ,
AN,TI front yard setback ~s _ ar
~-~p i I t STGR
~~ p ~~TI
;I m I '
- ~ ~4 - ;1 S5.!'
., . ~
A ,Vj~14.C • '~ CS~ `350.6~~ q ' - '~ ~Ot/
~
~ i . .
~~ ~'` ~~}~4+~- `:q<.: . ~ ~e~ .,w~ 51.0' ~ ~ ` J T/ti~iy$
~ 1 I ~ ~e'/ 2 ., . ~ k 35] ` Fp _
`~ ' 1
~ ~ . ~ . .SC oF. _ ' _ _ ~ . ~ SJ.
. ~\\~ ~ 7 8 ~ ~. i --- 1 ._... . _ s . . t~--~~ 2 ~ -
_'v ~I J ~ r~ N:1 ~ II , ,~/~. .- t f ~^C/^~ RV
535` ~~ ~ l. ~
c I e -- - - ~ hRA~fE
.~,,.9~- Npi ~S
~ ' ' `.3y . c3~ 534;.83' ~ 53qJ~.
- ' ~ ~ E ~V~ rN
. ,, i ~ i I ~t ~ . / ~~F~' i
~ I i~, j<8.>z. / ~ L.f.? i 1 O ASPH4LT PARKING "
`~-'~ ~ i I ~ ~ ! ° ~ I ~ ~=o~ ~ ~F ~~- ,.
3{7
1 i ~ -..~.~~ I ~ i ~ 53a€.56' SS8`
~ I ~ '~ ~ j:~~/Du I ~ / 4$' ~ ~.• ~ . • '~• l 116~ O
~I ~ i ' ~ " ~' : ~aAC a .aC~ ~ ~ ~ ~~I.S%.~~. ~ ~~ a6Ja a'n.. ~
~ ~ I ' ~ / ~ ~ / :•~~' ~ I ~ 53a.~ . ~~ I :\~ ~ rtl,Y
[ r'
t I ~ y ~ ,~
~--s,sz~ ~ ~ ^' ~ ~~ :~~ ~ ~ --
`n . ~~ I
.~5351~`~ ~ ~ ~ '\ ~ I.. ~l~ '
- _5~0 ~ , . - ~
-- -~e1 ~'~ ~. ~ J« il_ i
~ i i
----~ .. ~ _~ Z \~ ,_m~~~.~ , ~ ASPHAL~ r^ARKING .:~.:~ ~
W
~ ~ ~ ~ ~ I \ `~ f i _0
I Z . ' y~-", "~S~ 3~6.31' 336.OB' /~ T. `~ , .,,_~1
~ -4., . ` \ S3a6<"9, i ~_(
/ ~~5.95' ~ / \ \ lV
5349 ~ •. I ~ ~ `Ja~. ,~~~. I
_ ~ S~ ' . , ' /~
i~~~
=T~ ~ti-a~K' S75°00' 0"W 300'(P 3 1. '(qM . - ,~oucnE-~'y,; ~~r-
; ~ _ ~~.. ~
,I , ~ 'LS~ ,
7 E ~ ~ " ~ -~
\ ~uHS ar I~~ ~uud wi t s' ~~zr. aRe a~u+ ~~ ~
~ w _ w w w w 4~, w w w w w. ~~. w ~ ~ w
~ . .. _ . - Riy .
"'v 3'k3.
~U~ 534
~ EXtST7NG ON-StTE PARKWG
i » >
~ ~ ]
/ ~ 5 ~
Attachment "A"
ST JOHN'S EPISCOPAL CHURCH - ADDITION / RENOVATION
Summary of Building Square Footages & Parking Requirements
7-May-01
Existina Floor Areas (UBC) Flaor Area
1904 Church building 6,788 s.f.
1965 Chapel addition 2,835 s.f.
1969 & 1987 Office/Parish Hall/Classrm 4.337 s.f.
Subtotal 13,960 s.f.
House 2,674 s.f.
Total Existing Floor Area 16,634 s.f.
Less Floor Areas demolished
Portion of basement @ 1987 addition (163 s.f.)
House (2,674 s.f.)
Subtotal 13,797 s.f.
Addition Floor Areas
Proposed Addition 5.097 s.f.
Subtotal 27,894 s.f.
Proposed Covered Parkine Structure 3.766 s.f
Total Building Area (incl. Parking) 25,660 s.f.
Current Off•Site Floor Area Utilized
YWCA Classroom space 2,530 s.f. ~
YWCA Restrooms/ Circulation 500 s.f.
Subtotal 3,030 s.f.
Parking provided on-site 20 spaces
Parking Required -21,894 s.f./300 s.f. per space 73 spaces
Parking Reduction Requested - 54/73= 72.6°/a
05a7sqlbum.xls
Attachment "B"
7-May-Ol
Memo to: Don Durso - Boulder City Planning Dept.
From: Ron Kubec - St. John's Episcopal Church
Subject: Areal Comparison of Existing and Proposed Space for the Sunday School and Youth
Programs.
It is difficult to present an "apples to apples" comparison as much of the current space is shared.
However, we have made a good faith effort io provide a true comparison. Note that we have
included all space, including corridors, assembly space and rest rooms in both compilations. The
data for the YWCA usage is presented as two areas. The first is the actuat interior room
measurements. The second number is a ZO% gross-up to represent corridor, rest room, etc.
space.
This comparison supports our position that, with Phase ], we are only providing for our current
youth programs on our own site and alleviating the need to double up activities in such spaces as
the Rector's office.
For your information, there ate 190 children in Sunday School supported by 20 adults with a'/z
time director. There 50 youths in our youth program supported by a full time direcior.
We currently use 6 spaces totaling 10 rooms at the YWCA. (Note: ] space -"Children's Alley" is
5 rooms and is used as a Nursery). We also use'/2 ofthe Rector's office, the conference room,
]/4 ofthe old building, and a basement area to support these activities. For Sunday School there
are anyv/here from 5 to 30 chitdren per class.
AREAL COMPARISON
Existing Sq.. Ft. Proposed Sq.. Ft:
YWCA 2530 -0-
20% Gross-Up 506 -0-
1/4th 1445 Pine 669 -0-
Youth Room (Basement) 612 510
'h Rector's office ] 40 -0-
Conference Room 442 -0-
Naw Classroom Area -0. 4179
New Support Office. -0- 336
TOTAL 4899 5025
Attachment "C"
7-May-O1
Memo to: Don Durso - Boulder City PJanning Dept.
From: Ron Kubec - St. John's Episcopa] Church
To: Mr. Don Durso - Boulder City Planning Department
Subject: Response to Site-Review comments by Housing and Human Services Dept.
Due to fisca- constraints St. John's can not buitd al1 that we originally desired. The apartments
were eliminated in Phase ] so that we could meet our primary objective of being able to conduct
Sunday School and other Chrisiian education activities on our own premises. ~'he possibility
exists of putting the apartments in Phase 2, if and when it is built. It is suggested that a
determination as to what is best for al] parties be made at that time.
The decision to eliminate the apanments was not an easy one as St. John's is very dedicated to
supporting those with AIDS and low income housing in general. We hope that you will
reconsider your position in light of all the contributions lhat have been and are being made by the
St. John's community to Boulder's low income housing issue.
For instance, we have committed $] 00,000 of our capital campaign funds to Project Start for
"bricks and mortar" for their work with the homeless. This commitment is a key reason for our
inability to build both phases at this time.
While we had to eliminate the AIDS apt. we have continued our support ofBCAP in other ways.
We are sure you would receive a positive response from them with regard to our continuing
efforts.
Historically, St. John's has always supported low-income housing. Evidence'ofthis is San 7uan
del Centro which was created by the church and has led the creation of the St. 7ohn's Foundation
which is dedicated to low income housing issues. We are attaching a brief history ofthe
Foundation for your perusal. While wa have no control over the actions ofthe Foundation as it is
a completely separate entity, we believe it's presence is indicative of the Church's long term
commitment to $oulder's housing issues.
ln summary, we believe that our past, present, and future efforts on behalf of ]ow income housing
far outweigh the removal of ]] 00 sq. ft. of apartment space.
Attachment "D"
7-May-Ol
ST. JOHN'S FOUNDATION
In 1971, St. John's Church built the San Juan del Centso low-income
housing project, the first such project in Boulder. The money tc
build came from the U. S. Department of Housirig and Urban
Development (HUD), in the form of a long-term mortg~ge loan. It
provided (and provides) homes to the poor of this community. It
was decided that the church had been landlord for long enough, that
the project's life of at least twenty years was assured by HUD
rules, and that additional capital was needed for m ajor repairs.
in December, 1984, the project was sold to a partnership which
specialized in syndicating ownership but retaining r esponsibility
for managing the property.
A foundation, recognized as a tax-exempt entity by the Internal
Revenue Service and acceptable to HUD as a means of channeling
sales proceeds, was organized by St. John's Church rep resentatives.
The controlling articles of incorporation and bylaw s mandate the
composition of the Board of Directors of the Foundation: Five
members from St. John's parish and two members from the public at
large, all elected by St. John's Church vestry. The incumbent
members are:
Rolland Hoverstock, President
Robert Elmore, Secretary and Treasurer
Charles Squier
Ruth Cprrell
Phoebe Norton
Jan Snooks
Gail Tate.
The focus of giving (of the earnings of the trust corpus) is to
addrese the housing needs of disadvantaged Soulder County
residents. The directors were pleased to approve grants to these
organizations in the year 2000:
Family Learriing Center
Emergency Family Assistance
The Boulder Shelter for the Homeless
Boulder County AIDS Project
San Juan People's Clinic
START: Homeless Day Resource Center
Boulder County Safe House -,
Aging Services Foundation.
Attachment "E"
ST. jOHN'S EPISCOPAL CHURCH
Membership Growth and Sunday Attendance Data
7-May-O 1
St. John's Episcopal Church is proposin' to ezpand its administrative and fellowship space
in order to accommodate the growth that has occurred over the last ten years. The .
expansion also allows us to conduct Sunday school in our own facility instead of the
YWCA where it is currently held. The proposal also "builds out" the church's avai]able
space and therefore represents a very lon;-term plan. The original idea was a"100 yr.
Plan" in keeping with the 100th anniversary of the Sanctuary (1902).
While the growth over the last ten years has been significant, the future growth is projected
at 3 to 5%/yr for the next three years and then at 0 to 3% thereafter. The primary limitin~
factor is the recenY esfablishment of a new Episcopal church in Lafayette. 20% of our
current members live in the eastern azea. Another issue is the relatively lower growth
expected in the immediate Boulder area. We expect that most of the projected growth will
come from the north Boulder area.
Some recent growth information is provided below.
~""' '~ NUMBER OF PARISHIONERS
'' 1998 1027
1999 ]]62
2000 ]248
SUNDAY SERVICE ATTENDANCE
(Typica} Sunday).
SERVICE SUMMER FALL
1998 1999 2000 1998. 1999 2000
7:30 72 89 86 95 75 75
8:30 --- --- 34 --- 40 35
10:00 166 I51 225 249 216 220
TOTAL 238 240 351 344 340 326
Attachment "F"
7-May-Ol
ST. JOHN'S EPISCOPAL CHURCH
Parking Counts from Friday, 10/20/00 through Thursday, 10/26/00
Memo to: Don Durso - Boulder City Planning Dept.
From: Ron Kubec - St. John's Episcopal Church
Our attempt at determining lot usage by automatically counting cars in and out failed. The data is
seriously flawed as it indicates very few cars in the lot on Sunday and a lot of cars there at
midnight on a week night. We therefore did a manual count for a one week period. This data is
pesented below.
The maximum number of cars observed on the site was 28. Twenty One (21) of the spaces are
committed (19 rented, 2 for YWCA). This supports our plans for 19 spaces with 9 being
reserved for church usage. Tl~is is also in-line with the fact that we have only 5 full time
employees requiring a permanent space.
PARICING DATA
(Number of cars parked on-site)
TIME FRI. SAT. SUN. MON. TUE. WF.D. THR.
~ ~ 10/20 10/21 10/22 10/23 10/24 10/25 10/26
8AM IO 7 28 12 13 10 8
lOAM 18 11 35 16 27 27 13
NOON 22 10 28 19 22 24 23
2PM 22 13 12 20 24 28 22
4PM 20 21 6 16 24 22 20
1 a ~
Attachment "G"
7-May-01
ST. JOHN'S EPISCOPAL CHURCH
Parking Survey
Point of Origin for Sunday Attendees at 10 AM Service
Central Boulder
Uni Hill
Chatauqua
Whittier
Mapleton
South Boulder
Devil's Thumb
Table Mesa
Martin Acres
North Boulder
Mountains
East County
Cities
Lafayette
Longmont
Louisville
Superior
Westminster
Lyons
Broomfield
Erie
Subdivisions
Palo Park
Gunbarrel/ Niwot
Arapahoe Ridge
Wonderland Hill
Keywaden
Paragon Estates
Park East
Crestview
Pinebrook Hil~s
Others
Total
5/21/00 10 AM Service attendance - 176
61 parking survey responses representing 117 people
Transportation mode - 54 cars (2.04 people/car) 94%
6 walked 5.1 %
i bus 0.8%
6/11 /00 10 AM Service attendance - 192
75 parking survey responses representing 134 people
Transportation mode - 68 cars (1.87 people/car) 94.8%
5 walked
7 bus
No. of Cars
5/21/00 G/11/00
12 23
13 6
7 13
2 --
4 --
3 3
1 2
7 Z
~ --
2 1
-- 1
-- 3
-- ~
1 1
2 4
2 1
-- 4
1 1
2
~ --
~ --
--
2 4
65 74
Parkine
58°/a Street
21%Church lot
16% City lot
2 % Pvt, Lot
Parkina
54% Street
26% Church lot
16% City lot
3 % Pvt. Lot
ana~n_c.,i:
Attachment "H"
07 MAY O1
ST JOHN'S EPISCOPAL CHURCH
Typical Weekly Usage of Facilities
Monday -
12:15 - 1:15 Adult Children of Alcoholics, Parish Hall. About 6-8 people.
1:30 - 2:30 AA, Conference Room, Conference Room. About 6-8 people.
6:00 pm Evensong, Chapel. From 6-15 people.
Tuesday -
9:00 - 1 1 :00
9:00- 10:30
9:30
2:00
7:00 - 8:30
6:30 - 8:30
Wednesday -
10:00
10:30
1:00
5:00 - 6:00
Thursday -
6:00 - 8:00
7:00 - 9:00
7:30 - 10:00
Friday -
10:00
12 :00
12:30 - 3:00
Centering Prayer, Conference Room. About 8-10 people.
Counters for Sunday contributions, Parish Hall. 3 people.
Staff Meeting, Rebecca's Office. 6-7 people (very crowded).
Coda Meeting, Conference Room. 6-8 people.
Senior EYC (Youth Group), Scott's office (White House). 6-8 people.
Centering Prayer, Conference Room. About 8-10 people.
Communion Service, Chapel. About 15 people.
Bible Study, Conference Room. About 15 people.
Clergy Meeting, Rol's office. 4 people.
Choristers Rehearsal, Choir Room. About 25-30 kids.
Middle School EYC, Parish Hall and Kitchen. About 20 kids.
EFM (Education for Ministry), Conference Room. About 8 people.
ARS Nova Rehearsal, Church, Chapel and Choir Room.
Mom's Group, Conference Room, Babysitting in Atrium. About 10-12
people.
Communion Service, Chapel. About 3-10 people.
EFM, Canference Room. About 8 people.
Saturday -
Weddings, meetings as scheduled.
Sunday -
7:30 Communion Service, Chapel. About 75 + people.
8:30 Communion Service, Chapel. About 40 + people.
9:15 Choir Rehearsal, Choir Room. About 20 people.
10:00 Communion Service, Chapel. About 225 + people.
10:00 - 11:15 Nursery in Children's Alley. About 8-10 kids.
10:00 - 11 :15 Sunday School. Classes in atrium and YWCA. About 195 children.
1 7:15 - 12:00 Youth Confirmation Class, Rol's Office. 20-25 people.
11 :15 - 12:00 Adult Confirmation Class, Conference Room. About 15 people.
11 :15 - 12:00 Children's Communion C{ass, YWCA. About 10-20 children.
11 :1 S- 12:00 Coffee Hour, Parish Hall. From 25-100 people.
11 :30 - 12:00 Choir Rehearsal, Church. About 20 people.
D:\databdocs\FROJ-NET\20a0proj\0051 \applicaiion\MtachH,doc
Attachment "I"
7-May-01
ST. JOHN'S EPISCOPAL CHURCH
Actual Weekday Usage of Parking Lot from 9/OS/00 - 9/19/00
Day of
Week- pATE GROUP CARS TIMS
Tues . 9/5 ARS NOVA 20 7-10 PM
wed. 9/6 Holy Eucharist & Bible Study 10 10 AM
START Meeting - 6~~ ] 2 Noon
~ Clergy Meeting 2 . 1 PM
. ~ . Choir Practice 12 4:30 PM
Thurs. 9/7 ~ ARSNOVA ~ 20 7-IOPM
Fri . 9/8 Mom's Grp. ~. 5 IO AM
~ Holy Eucharist 2 , 12 Nuon
Education for Ministry ~ 6 1 P1v1 •
S~~~l 9/9 HemlockSociety - 15 70AM
Capital Camp. Training ~ 30 8;30-1 ]:30 AM
Sun. 9/]0 SundayServices 300+ 7:30-]1:30
Mon . 9/11 . EVensong 6 6 PM
Altar Guild Meetin~ 20 7;30 PM
Tue . 9/12 Centering Prayer ~ 6- 9-I 1 AM .
. Centering Prayer 6 ' 6-8 PM
wed . 9/13 Holy Euc6azist & Bible Study 10 ] 0 AM
Clergy Mee[ing ~ ~ 5 1 PM
ChoirPractice 12 4:30PM
~ Special Eucharist 30+ 7 piy
mhurs . 9/14 Budget & Review Meeting 5 _ 4 PM
AFiSNOVA 20 7-IOPM
Fri.,i 9/15 Mom'sGrp. 5 ]0AM
Holy Eucharist 2 12 Noon
- Education for Ministry 6 ~ 12:30-3 PM
Wedding Reheazsal 6 5 PM
sat. 9/16 Wedding ~ 30+ 4 PM ~
Boulder County Aids Project 25 6-10 PM
Sun. 9/17 Services Offsite
Baptism ~ 5 ~ 12 Noon
Mon. 9/18 Holy Eucharistic 7 ~. 6 PM
Acolqte Training ~ 5 7-9 PM
. Inteority 12 7 PM
'1'ues. 9/19 CenteringPrayer 5 '9-11 AM ~
StaffMee[in~ ~ 9 9:30AM
Youth Ministries 4 ll AM
Vestry Meetin~ ]0 - 6-8 PM ~
~I Episcopal Youth Club 3 7-8:30 PM-
Attachment "J"
~-M~y-oi
i D"~': . ~l
~'~~"'~ 17o~vntown anri Univer~sity Hill
~f ~ae~~+d~r
2~inagement llivision
and Parking ~ervices
^ownlrn+al Po1;In3yenlE~it (:umrtliASioO
May 4, 2001
Mr. pan 17uisc~
Bcyuldcr planning De~:u[ment
Ciry of Bouldcr
P.O. Box 791
8ouider, Ct~ &0306
]~ear Ltay~:
• Univcr;~ity Hiff Cenar~l lropso~ement Disinet • Pnrking Servlces
A representaGive from St. John's Episcopal Charch ~sked th~t I conununicat~ thP cunent city
parking policiea effeccing parkin~ on Sundays. As you kn.~w, St..Tohn's is in fhe procea;: of an
expunsi<~n of their Pacilities.
Parking, both on streat and in our dow~.itt~Wn lots ttnd sti~tctures, is free on Suuday. Wliile it is
diFficult w project furure palicies, it is safe to auy that in al1 HkelihPOd ic wiJl rem~in ~n, This is
based on nduced demand since mowt businesses are closed Suncidys, partiaularly Sunciay
mrnnings within tl~e d~wntown are~. The Closest cicy structur0 is 1~'h arid Peazl, twe blucks From
$t. 7ohn';~ Site. lt ha~ bS6 parking spaces and very tow utiliz:~uon on Sunday moraings. Parking
is also availa6ie un street, bath at the m~tars und wiehin che rasidantia! ItiPp area sin~a the NT'P
regul2tions a~•e not in effect Sundays. P1ea5a let me know if yau have dn~ questions.
Sineerely,
OF BOULDLlt
Director ~„_,,/
Downto~vn and University Hill blanagement Departmant Paz~kin~; Scrviaes
1 S00 Pcwrl, Su i~a 31Y2 I'linnec (3U:j) A 13-730U
BuiJAer, CnWrnd08010? Nnx; (3(17)A~I1.7301
Vested Riahts Option Form and/or Waiver
Site Review
Type of Review
St. John's Episcopal Church
Property Owner's Name
1419 Pine St.. Boulder CO 80302
Address of Property
(Lots 7 - 12, Block 147)
St. John's Episcopal Church
ApplicanYs Name
Kevin F. Richey, Senior Warden
OPTION #1
I, St John's E~iscopal Church , intend to pursue the creation of a vested properry right as provided
for in Section 9-4 12, B.R.C. 1981. In orderto accomplish that, 1 am requesting that my application ba referred
to the Planning Board for a pubiic hearing pursuant to Section 9-4-3(b)(1), B.R.C. 1981. I understand that if my
development is approved by the Board, I shall ceuse a notice advising the general public of the Planning
Board's approval and the creation of a vested property right to be published in a newspaper of general
circulation no later than fourteen days following final approval and shell provide the Planning Director with the
newspaper's official notice of pubfication no later than ten days following the date of publication, in order to
perfect my vested right. Said right will be vested for three years from the date of final approval and will cover
the following elements of the approval:
[rype of use; number of units; building footprint; building square footage; etc.~
Per Site Review submittal package d ted 5/07/01. Phase I addition of office. meeting and religious
education spaces totalling 7.934 s.f. with 3.766 s.f. of covered parking. Phase II to consist of covered
I understand and acknowledge that certain delays in my projecYs approval time may result in order to
meet the hearing and notice requirements of state law for the creation of a vested property right.
Property Owner St. John's Episcopal Church
gy. ;:~! µ` ~ ~~~w~ ~ -~ - u I Witness:,!~~,~ ~~~~-'`~ .~~~ ~
~ Date Date
rtr****,r*r*,r,rx,r**rtnr**tr****twW w*wr*+t,r***s***x*****+*+rw **~+r***,t**,tt**,txr*,t+rtntttr:r**s***~rtr*+tw,rs*,tx*,t**
OPTION #2
I, , understand that I may pursue the creation of e vested
property right as provided for in Section 9-4-2, B.R.C. 1981, and Section 24-68-103, C.R.S. 1973, and I choose
to voluntarily waive this right. I have been advised by the City to consuit an attorney prior to signing this waiver.
Further, I understand that this waiver does not abridge any common law vested rights which I may acquire nor
does it diminish any right which may exist under the City's land use regulations, except for Section 9-4-12,
B.R.C. 1981.
Property Owner
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