6A - Land Use Review, #LUR2001-00017, Civic Building Site Review, 9th and CanyonCIT`Y OF BOULDER
PLANNING BOARD AGENDA ITEM
MEETING DATE: October 11, 2001
(Agenda Item Preparation Date: October 3, 2001)
AGENDA TITLE:
Public hearing and consideration of Land Use Review #LUR2001-00017, Site Review
Amendment, for Phase 2 of the 9'h and Canyon Civic Building Site Review on a 2.7 acre site
at the northeast comer of 9th Street and Canyon Boulevard. The Phase 2 plans include site
and architectural plans for a 55 foot tali, 38,068 square foot civic use building. The
applicants are seeking creation of vested property rights in accordance with Section 9-4-12
"Creation of Vested Rights," B.R.C. 1981. (Phase 1 plans for a 200 room, 55 foot tall hotel, a
656 space underground public and hotel parking guage, and the civic use building footprint
were approved on February 17, 2000.)
Applicants: Collage Children's Museum and the Village Arts Coalition
Owner: St. Julien Partners LLC
REQUESTING DEPARTMENT:
Peter Pollock, Planning Director
Robert Cole, Director of Project Review
Elizabeth Hanson, Presenter
Marie Zuzack, Bi JRA Planner
OVERVIEW:
Planning Board approved Phase 1 of the 9`h and Canyon Site Review on February 17, 2000.
The Planning Board is being asked to consider a Site Review Amendment for the Phase 2
plans for the civic use building. This Site Review Amendment for Phase 2 was a condition of
the Phase 1 approval. A civic use building footprint was approved in 2000. This Site
Review Amendment (and a height modification request) includes the architectural plans and
surrounding site plan elements for the civic use building.
The Boulder Urban Renewal Authority has found this project to be substantially in
compliance with the 9th and Canyon Urban Renewal Plan. Staff recommends approval of the
Site Review Amendment, finding that the project meets the applicable criteria.
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STATISTICS:
Proposal: Construct a 38,068 square foot, 55 foot tall civic use building as Phase 2
of the 9`h and Canyon Site Review. (Phase 1 of the proj ect - a 200 room,
55 foot tall hotel, a 656 space underground public and hotel parking
guage, and the civic use building footprint - was approved by Planning
Board on February 17, 2Q00.)
Kequested variations to the land use regulations: a height modification to
55 feet for civic use building where 35 feet is the by-right height limit; a
33 foot tall accessory structure where 18 feet is the by-right height limit; a
modification to the loading area requirements for the RB 1-X zoning
district. (Note: A code variation for a 63 foot major street setback from
the Canyon Boulevard centerline where 78 feet is required was approved
as part of the Phase 1 plan.)
Project Name: 9th and Canyon; Civic Use Building
Location: Northeast corner of 9th Street and Canyon Boulevard
Size of Tract: 116,590 square feet or 2.7 acres (124,797 square feet following right-of-
way dedication)
(126,190 square Feet, or 2.9 acres, including the lOth Street right-of-way)
Zoning: RB1-X, Regional Business Redeveloping
Comprehensive Plan: Regional Business
KEY ISSUES:
Is the proposed 55 foot building height, mass, scale, and orientation compatible with the
existing character of the area and the height of existing, proposed, and approved buildings
in the immediate downtown area7
2. Does the buiiding present an attractive streetscape and incorporate design elements
appropriate to a pedestrian scale?
BACKGROUND AND PROJECT HISTORY:
The phased site review application approved by Planning Board on February 17, 2000 is the third
step in a three-step major site review application. This project inciudes the St. Julien properties
(vacant northeast corner of Canyon and 4th and the site immediately to the east, formerly the
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Chamber of Commerce building), the CAGID (Central Area Generai Improvement District)
parking lot at the southeast corner of 9th and Walnut Streets, and a civic use building on the
eastern St. Julien property. A vicinity map is included in Attachment C.
For context in consideration of this site review amendment, staff has prepared a summary of the
overa119`h and Canyon project statistics and the Phase 1 approval in Attachment D. Also, a
summary of the projecYs chronology between 1995 and 2001 is presented in Attachment E. This
summary includes key dates and actions and shows Planning Board action in boldface type. The
February 17, 2000 Planning Board Notice of Disposition is in Attachment F.
The site review is one step in a project involving multiple applicants, owners, agreements, and
financing plans. In May 2001, the parking garage design and drawings were completed. During
the summer and eariy fall of this year, the hotel design is being completed in coordination with
the underground garage. When the hotel core and shell drawings are compieted, the total project
will be bid, currently estimated for the end of October. Once the project is bid and the pricing is
complete, hotel financing will be finalized and CAGID will sell its bonds.
9th and Canyon Urban Renewal Plan
An urban renewal plan (iJRP) was first adopted for the 9th and Canyon properties in September
1988. A revised URP was adopted by City Council in July 1995. This 1995 URP includes the
two St. Julien Partners properties, the CAGID site, and the l Oth Street "corridar," including the
vacated portion near Canyon. The URP also includes development standards that identify
desired land uses, a requirement for coordinated development, allowable building densities,
floodplain development regulations, parking requirements and open space facilities. These URP
standards do not replace the underlying RB1-X zoning district requirements. Rather, the project
must meet both the zoning and the URP requirements.
Planning Board is not being asked to make a finding of compliance with the 9th and Canyon
LJRP at the October 11, 2001 meeting. This finding is required oF the Boulder Urban Renewal
Authority (BLJRA) and the City Council. Planning Board's focus is on compliance with the site
review criteria. A report on BURA's IIRP findings is presented in a section below. To clarify,
City Council will consider this site review amendment only if it chooses to call-up the Planning
Board's decision.. City Council will consider compliance with the URP as part of its
consideration of tax increment financing and project cooperation agreements.
10"' Street Corridor
Most people would agree that success of the 9`h and Canyon projecYs site plan is highly
dependent on the success of the function and appearance of the l Oth Street corridor. This area,
including the public l Oth Street south of Walnut Street and the vacated portion of the lOth Street
to the south, is a critical connector for pedestrians between the city's civic center and downtown
business district. Rather than being a"leftover space" on the plan, the approved.plan for the 10`h
Street comdor has evolved to a place with safe separation of service, garage entry, and pedestrian
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uses, decorative paving, and pedestrian-level lighting. The civic use building entry and the
hotel's conference center lobby both orient to l Oth Street. A Phase 1 condition of approval
requires that the final design details for lOth Street be developed in coordination with St. Julien
Partners, CAGID, and the civic building users. These final plans have not yet been submitted
for city review. The 10`h Street improvements will be funded by St. Julien Partners, with a
contribution from BL1RRt11.
Civic Uses
The 1995 LJRP included a requirement that 20% of the gross floor area of the 9th and Canyon
project be devoted to civic uses. In the fall of 1999, the city selected two civic users: the Collage
Children's Museum and the Village Arts Coalition (VAC), a consortium of participatory dance
groups. The selected civic users were involved in the Phase 1 site review process, commenting
on the proposed plans and sharing conceptual civic use building and site designs. Since the civic
use building had not yet been designed when Planning Board considered the Phase 1 plans in
February 200Q a phased site review plan was proposed.
Also, a use review request was approved on February 17, 2001 for the Village Arts Coalition
(VAC) facilities, an"indoor amusement establishmenY' proposed for the third floor of the civic
use building. The primary VAC uses would be participatory dances and dance/music
performances.
PROJECT SITE AND PROPOSAL:
Project Site
Site Context
The northeast corner of 9th and Canyon is the largest vacant piece of land in downtown Boulder.
The project site serves as a gateway to downtown and as a critical connection between the city's
civic center (the main library and municipal building are just across Canyon) and Boulder Creek
and the downtown business district. The Walnut Street side of the site has undergone a
transformation over the past few years. Nearby redevelopment proj ects are changing the
character of Walnut Street from the "street behind Pearl StreeY' to a mix of new restaurants,
shops, and offices. Down the alley to the east and west across 9th Street, the site is bordered by
tall office buildings, with restaurant and retail uses at the first level. To the southwest,
significant views of the Flatirons are visible from most of the site.
While the site does not directly abut residential properties, the development of the site may
impact several downtown neighborhoods. Changes in traffic generation and traffic patterns may
be noticeable to the closer neighborhoods such as Mapieton Hill.
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Boulder Creek Flood~lain
Much of the project site is located in the Boulder Creek 100-year floodplain. Southern portions
of the site are also located in the conveyance and high hazard zones. Flood restrictions have
helped to shape the site design and layout and, to some degree, the physical appearance of the
proposal. A key element of the project is the relocation of the conveyance zone boundary to the
south to allow full use of the civic use building site. This boundary relocation will be
accomplished by lowering grades immediately north of Canyon Boulevard and constructing a
"seatwall" to direct flood waters without increasing flood depths.
In addition, floodplain restrictions have required that non-residential buildings (including the
parking garage) be floodproofed without human intervention and hotel rooms be elevated above
flood protection elevations. The applicants worked with city staff (including Alan Taylor,
Floodplain and Wetlands Coordinator) and Love and Associates Inc. (an engineering consulting
firm) to analyze and addrass the floodplain conditions on the property. Floodplain restrictions
that will apply to each portion of the site were conditions of approval in February 2000 (see
Notice of Disposition in Attachment F). As proposed in this site review amendment, the first
floor of the civic use building would be located two feet above the flood protection elevation, as
required.
Phase 2: 9`h and Canyon Site Review Amendment
Phase 2 Proposal
The applicants' proposed plans for the civic use building are included as Attachment L and
described in the applicants' written statements (see Attachment K). Below is a summary of the
key feahires of the proposai:
Civic Use Building
• 38,068 square foot building
• Building represents 20.25% of 9`h and Canyon project gross floor area
(where 20% is required by the 9'h and Canyon URP)
• 55 feetin height
• Height varies from 47 to 55 feet, across the roof
• Three-levei building:
• Collage Children's Museum on Levels 1& 2, with partial mezzanine
• VAC on Leve13
• Theme: ear[h, wind, fire, and air; reflected in materials and building design
• Sample materials: recycled sandstone, glass, corrugated cement, concrete masonry
unit (CMU) wall, painted metal
• 800 square foot outdoor terrace facing Canyon Boulevard for VAC
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Site Plan
• Proposed Phase 2 building footprint smaller than shown on the February 2000 site
plan
• See applicanYs written statement for comparison
Outdoor exhibit area for Collage Children's Museum along Canyon Boulevard
A 33 foot tall pole mounted wind sculpture at the southwest corner of the building
(where 18 feet is the by-right height limit for accessory structures)
Travel Detnand Mana~ement Strate~ies
The transportation demand management (TDM) strategies that will be implemented by the 9th
and Canyon civic users consist of the following:
A multi-use lOth Street pedestrian and bicycle corridor is adjacent to the civic use
building. 10'h Street will connect the civic campus and Boulder Creek Path located south
of Canyon to the downtown area. It is expected that this connection will be vital in
bringing pedestrians to the site as well as serve the surrounding community.
2. This site is located in CAGID and therefore the employees of the civic building will have
access to RTD Eco-passes as are all CAGID employees.
3. This site will participate in the construction of a bus pull-out area on Canyon Boulevard
that will serve school buses arriving at the children's museum. This amenity will allow
buses to have a direct access without impacting the downtown or other area streets.
ANALYSIS:
Staffs analysis of how this proposal meets the site review criteria is presented in two formats. A
checklist and notes relating to the applicable criteria are attached as Attachment B. A discussion
of the criteria which are most relevant to this project is found below.
1. Is the proposed 55 foot building height, mass, and design of the proposed civic use
building compatible with the existing character of the area and the height of
existing, proposed, and approved buildings in the immediate downtown area?
Staff believes that the proposed civic use building would be a significant architectural
contribution to downtown. The whimsical and creative architectural design is appropriate
for the Canyon Cultural Corridor. Design elements similar to those found in the nearby
civic center area are used in the building (see applicanYs written statement for
corresponding photos). While the building's style is quite different from the approved 9'h
and Canyon hotel design and those downtown buildings which reflect a more historic
character, the building's siting on Canyon Boulevard and its uses lend to a more modem
approach. Similar to the adjacent hotel, the civic use building design creates an inviting
image for a cultural and civic downtown gathering place.
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In the review of the 2000 Phase 1 hotel plans, Planning Board found that the hotel .
building's 55 foot height is appropnate for a signature architectural addition to downtown
and is comparable to surrounding buildings. Planning staff finds that the same is true for
the 55 foot tall proposed civic use building. The "butterfly" shaped roof causes the roof
height to reach 55 feet at only certain points (e.g. the height of the north elevation is 47
feet). The mass,of the building is broken up along Canyon Boulevard. As expected in
the review of Phase 1, these two adjacent, 55 foot tall buildings would create considerable
building mass on the project site. However, these buildings would help to create a•
defined urban, pedestrian space along 10'h Street. Synergies between the hotel conference
center, public parking garage entries, and Collage Children's Museum and VAC entries
are also created by the adjacency of the buildings.
Staff notes that the design of the east wall was a focus of the site review amendment.
Staff expressed concerns that the original design showed a wall which would appear too
stark and massive when viewed from Canyon Boulevard, and might block the view of the
Canyon Boulevard facade. The Downtwon Design Advisory Board (DDAB) also offered
suggestions to the applicant on how the wall might be redesigned (see section below).
During the review, it was recognized that the internal functioning of the building
(bathrooms, mechanical equipment, backstage areas, stair tower, etc.) prohibited the use
of windows on the east wall. In response to DDAB and staff suggestions, the applicanYs
revised building design reflects a lowered parapet (by three feet), a new material far the
stair tower to differentiate its appearance, a new massing of the southeast corner of the
building, and plans for a mural or sculptural elements on a portion of the wall. Staff finds
the design changes show significant improvements and will work with the applicant at the
time of final architectural plans review to further enhance the walPs appearance.
2. Does the building present an attractive streetscape and incorporate design elements
appropriate to a pedestrian scale?
The design of the civic use building uses considerable amounts of glass at the pedestrian
level, particularly along and near the 10°i Street corridor. Entries are from the public
space on 10'h Street. Also, the building allows the passerby to look in and experience the
museum and dance spaces, including the third floor activities at night.
The applicanYs plans include a wall along Canyon Boulevard for flood protection and as
an enclosure for children's safety in the outdoor exhibit space. During the review
process, staff raised concems about the appearance of the wall along Canyon Boulevard,
and DDAB shared ideas about the design of the wall during its review. The applicant
revised the wall and its materials to increase its transparency. The lower five feet is
sandstone, but the plans show that the upper portion of the wall would be half a vine-
covered "living wall" and half made of a transparent material of some kind. Staff finds
that these revised plans are an improvement, given the flood requirements and desire to
enclose the outdoor exhibit space. The review of final materia] selection will be key to
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ensuring that the streetscape experience along Canyon Boulevard is as open and inviting
as possible.
BURA AND DDAB REVIEW5:
Boulder Urban Renewal Authority (BURA) Review
It is BURA's role to determine if the proposed plans comply with the 1995 9th and Canyon URP.
BURA staff has prepared a summary analysis of how this proposai meets the LTRP development
standards and guidelines (see Attachments G and H). At the January 12, 2000 meeting, the
BLJRA Board found that the Phase 1 plans substantially comply with the URP. The BURA
Board reviewed the proposed Phase 2 plans on September 19, 2001 and found unanimously
(8-0) that the proposal complies with the Urban Renewal Plan. The Board's motion included
a comment that more work is needed on the design of the east fapade and the northwest corner of
the civic building. The Board felt that although improved from the initial proposal, the east
fa~ade is still too monolithic, even as an interim until adjacent redevelopment abuts it.
Suggestions included adding more color, texture and/or relief (indents or cut-outs) to the wall
surface. The Board also felt that the northwest corner of the building does not have the same
level of distinctive form and massing as the southwest corner of the building. This is of concern
because the Walnut side of the civic building will act as the "front door," particularly for
pedestrians, who will walk from downtown. While the proposed interior lighting and display at
the northwest corner will add smaller-scale pedestrian interest, the Board suggested that the more
distant view from Walnut be enhanced in the ]arger form of the building.
Downtown Design Advisory Board (DDAB) Review
DDAB has reviewed the evolving plans for 9th and Canyon numerous timas over the past four
years. DDAB has commented on the projecYs compliance with the Downtown Urban Design
Plan and provided the applicants with suggestions far design alternatives where applicable.
DDAB reviewed the Phase 2 civic use building plans for compliance with the Urban Design
Plan's design guidelines for New Construction in the Non-Historic Downtown Area. Most
recently, DDAB reviewed the proposed plans for the civic use building on February 7, 2001 and
June 13, 2001. For the Board's reference, DDAB minutes are included as Attachment I.
PUBLIC COMMENT AND PROCESS:
During earlier phases of the 9th and Canyon review process (issue identification, concept plan
reviews, Community Review Group review), staff received considerable public comment on the
concept plans. Public comments addressed the proposed land uses, traffic circulation, and site
layout. City staff has received a limited amount of public comment on the Phase 1 site review
application and this Phase 2 site review amendment.
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Required public notice was given in the form of written notification mailed to all property
owners within 600 feet of the subject property and a sign posted on the property for at least 10
days. All notice requirements of Section 9-4-2, B.R.C. 1981 have been met.
STAFF FINDINGS AND RECOMMENDATION:
City staff finds that the proposed 9th and Canyon site review amendment meets the site review
criteria. The civic use building's creative design presents an attractive streetscape, particularly
along 10`h Street and Canyon Boulevard. The civic use building's 55 foot height is appropriate
for a signature architectural addition to downtown and is comparable to surrounding buildings.
Staff review of final architectural plans prior to building permit application will allow for
additionai design refinement, particularly far the east elevation and the northwest corner of the
building. StafF also finds that the 33 foot tall pole-mounted wind sculpture is an acceptable
accessory structure.
StafFnotes that as the building design is refined, it is expected that some of the sample building
material selections shown in the site review amendment submittal may change prior to the
development of final architectural plans. Staff will review final material selection prior to
building permit application, with the expectation that the resulting building design be consistent
with the intent of the site review amendment.
Therefore, staff recommends that Planning Board approve site review amendment #LURZ001-
00017 and incorporating this staff inemorandum and the attached Ste Review Criteria Checklist
as findings of fact, and using the recommended conditions of approva] in Attachment A.
Approved By:
~ i
ter Polloc c, Direc or """""
Planning Department
ATTACHMENTS:
Attachment A:
Attachment B
Attachment C
Attachment D:
Recommended Conditions of Approval
Site Review Criteria Checklist
Vicinity Map
Summary of 9'h and Canyon Project Statistics
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Attachment E: 9th and Canyon Chronology Overview
Attachment F: Planning Board Notice of Disposition dated
February 27, 2000 for Phase 1, 9`h and Canyon Site
Review
Attachment G: 9th and Canyon Urban Renewal Plan Checklist
Attachment H: Memo from Boulder Urban Renewal Authority
(BURA)
Attachment I: Minutes from the Downtown Design Advisory
Board (DDAB)
Attachment J: Applicants' Written Statements and Proposed Plans
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ATTACHMENT A
Recommended Conditions of Approvat
for LUR2001-00017
The Applicant shall be responsible for ensuring that the development shall be in
compliance with all approved plans dated September 26, 2001 on file in the city of
Boulder Planning Department.
2. The Applicant shall comply with all previous conditions of approval for Site Review #SI-
1999-12 and Use Review #UR-1999-15.
3. Prior to a building permit application for the civic use building , the Applicant shall
submit a Technical Document Review for the following items for the review, and subject
to the approval, of the Planning Department:
a. Final architectural plans, including materials and colors, to ensure compliance
with the intent of this approval (and compatibility with the surrounding area).
Final detailing, materials, and colors are subject to planning staff review to assure
the style is consistent with this approval.
A detailed landscape plan, including size, quantity, and type ofplants existing
and proposed; type and quality of non-living landscaping materials; any site
grading proposed; and any irrigation system proposed, to ensure compliance with
this approval and the city's landscaping requirements. Removal of trees must
receive prior approval of the Planning Department. Removal of any tree in the city
right-of-way must also receive prior approval of the city forester.
c. A detailed lighting plan showing location, size, and intensity of illumination
units, showing compliance with Section 9-33-17, B.R.C. 1981.
d. A sign program to ensure compliance with the intent of this approval and the
requirements of Chapter 10-11, B.R.C. 1981.
4. Prior to a building permit application for the civic use building, all public improvements,
dedications, and agreements required as conditions of approval for Site Review #SI-1999-
12 and Use Review #UR-1999-15 must be completed and approved by the city of
Boulder.
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ATTACHMENT B
Site Review Criteria Checklist
Staff's analysis is in italicized text.
Criteria for Review: No site review application shall be approved unless the approving agency finds that:
(1) Boulder Vallev Comnrehensive Plan:
(A) The proposed site plan is consistent with the purposes and policies of the Boulder Valley
Comprehensive Plan.
Staff finds that the concept plan is consistent with the purposes and policies of the
Boulder Valley Comprehensive Plan (BVCP). Specifically, staff considered the BVCP
policies listed below.
Policy 2.13 Protection of Residential Neighborhoods Adjacent to Non-Residential
Zones. The City and the Counry shall take appropriate actions to ensure that the
character and liveability of established residential neighborhoods will not be undermined
by spill-over impacts from adjacent regional or community business zones or by
incremental expansion of business activities into residential areas. The City and the
County shall protect residential neighborhoods from intrusion of non-residential uses by
protecting edges and regulating the impacts of these uses on neighborhoods.
The close proximify of the 9t6 and Canyon site to several established downtown
neighborhoods makes it imperative that potential "spill-over"impacfs are considered and
mitigated. The Traffic Impact Analysis shows that there will be an increase in tra~c on
9th Street. However, mosf of fhe vehicular access fo the hotel and parking garage will
be from Canyon Boulevard to 9th Street fo Walnut Street. Also, the exit for fhe
underground garage will be designed to resfrict left furns, so that all exiting cars will
travel east on Walnut Street, away from adjacent neighborhoods. Parking demands will
be adequately addressed by the proposed 656 space garage.
Policy 2.20 Role of the Central Area. The Central Area shall continue as the regional
service center of the Boulder Valley for office, retail, financial, governmental, medical,
cultural, and university activities. As such, it shall remain the primary activity center and
focal point of the Boulder Valley. The Central Area includes distinct, interrelated activity
centers such as the Downtown Business District, the University, and the Crossroads-
areas regional commercial district. A variety of land uses surrounds and connects these
activity centers.
The proposed plan supports the role of the central area as an activity and regional
service center.
"Policy 2.30 Design That Respects Existing Character, Residential, commercial, and
industrial development and redevelopment shall be encouraged to follow sound and
innovative land use planning. The goals are to provide a livable built environment and,
through the judicious use of landscaping, materials and human scale, to respect the
character of the surrounding area.
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The application shows a sife design which generally respecfs the existing character of
the downtown area. The treatment of Canyon Boulevard and 10th Street facades of the
building and creation of a pleasant pedestrian experience along those streets will be
key.
Policy 2.32 Appropriate Context and Scale for Redevelopment. The City shall
continue to develop and implement strategies which preserve the human scale and the
historical and architectural character of the City's older neighborhoods and business
areas. When redevelopment is proposed, sensitivity to the existing context will be
required, and the preservation of historic resources will be encouraged or required.
Many of the residential neighborhoods and business areas are adjacent to each other.
Special attention will be given to protect and enhance the quality of these interface
areas.
The site review drawings demonstrate that the scale, massing and architectural
character of the hotel will be appropriate for a key downtown site which is close to
residential neighborhoods. The building design includes features, including roof lines
and Walnut Street drop-o(f area, to minimize the apparent mass of the hotel. The height
and massing of the civic use building are compatible with the adjacent hotel building.
The roof lines and creative facade designs of the civic use building minimize its apparent
mass.
Policy 2.36 Enhanced Design for Built Environment. Through its policies and
programs, the City shall encourage or require private sector efforts toward quality
architecture and urban design. Design guidelines will be developed as a tool for new
development and redevelopment. The desired context and character of existing
neighborhoods and business districts will be considered.
The hotel and civic use building designs appear to have the high quality and appropriate
innovative character for major hotel and civic buildings in the downtown area. The
evolution of the final design, within the context of surrounding neighborhoods and the
downtown area, will be critical to theirsuccess.
(B) The proposed development shall not exceed the maximum density associated with the
Boulder Valley Comprehensive Plan residential land use designation. Additionally, if the
density of existing residential development within a three hundred 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 and Density
Standards," B.R.C. 1981.
Not Applicable; no residential units proposed.
(2) Site Desian: Projects should preserve and enhance the community's unique sense of place
through creative design that respects historic character, relationship to the natural environment,
and its physical setting. Projects should utilize 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:
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(A) O en space: Open space, including, without limitation, parks, recreation areas, and
playgrounds:
(1) Useable open space is arranged to be accessible and functional;
(ii) Private open space is provided for each detached residential unit;
(iii) The project provides for the preservation of natural features, including, without
limitation, healthy long-lived trees, terrain, significant plant communities,
tfrreatened and endangered species and habitat, ground and surface water,
wetlands, riparian areas, and drainage areas;
(iv) The open space provides a relief to the density, both within the project and from
surrounding development;
(v) The open space provides a buffer to protect sensitive environmental features
and natural areas; and
(vi) If possible, open space is linked to an area- or city-wide system.
Significant open space areas will be provided on the south and southeast portion of the
site. While a portion of the open space is intended for the use of hotel guests and
visrtors, a farge area adjacent to Canyon Boulevard is planned for publrc uses. The 9th
and Canyon open space areas help to balance the mass and height of fhe propased
hotel building, help to maintain public view corridors on fhe site, and provide a visual and
functional link to the public open areas across Canyon Boulevard (adjacent to the main
public library). An outdoor exhibit area for Collage Children's Museum is shown along
Canyon Boulevard and an upperlevel patio facing Canyon Boulevard will provide
outdoor space for VAC visitors.
(B) Landscaping
(I) The project provides for aesthetic enhancement and a variety of plant and hard
surface materials, and the selection of materials provides for a variety of colors
and contrasts and the preservation or use of local native vegetation where
appropriate;
(ii) Landscape design attempts to avoid, minimize, or mitigate impacts to important
native species, plant communities of special concern, threatened and
endangered species and habitat by integrating the existing natural environment
into the project;
(iii) The project provides significant amounts of plant material sized in excess of the
landscaping requirements of Sections 9-3.3-2, "Landscaping and Screening
Requirements" and 9-3.3-3, "Landscape Design Standards," B.R.C. 1981; and
(iv) The setbacks, yards, and useable open space along public rights-of-way are
landscaped to provide attractive streetscapes, to enhance architectural features,
and to contribute to the development of an attractive site plan.
The projecYs landscape plan shows a variety of plant and hard surface materials which
accent streetscapes and enhance the projects' buildings, including a Walnut Street entry
court, southern open space areas, and 10th Street corridor. In the final landscape plan,
particular attention must be paid to the selection of materials to ensure that the hard
surface areas provide variety and are accenfed with plants, lighting, and street furniture
as needed and as pracfical given flood restrictions.
(C) Circulation: Circulation, including, without limitation, the transportation system that
serves the property, whether public or private and whether constructed by the developer
or not:
(I) High speeds are discouraged or a physical separation between streets and the
projectis provided;
s:\plan\pb-items~nemos\eh9CANcivic1011.wpd AGENDA ITEM # 6A Paee 17
(ii) Potential conflicts with vehicles are minimized;
(iii) Safe and convenient connections accessible to the public within the project and
belween the project and existing and proposed transportation systems are
provided, including, without limitation, streets, bikeways, pedestrian ways and
trails;
(iv) Alternatives to the automobile are promoted by incorporating site design
t~chniques, land use patterns, and supporting infrastructure that supports and
encourages walking, biking, and other alternatives to the single-occupant
vehicle;
(v) Where practical and beneficial, a significant shift away from single-occupant
vehicle use to alternate modes is promoted through the use of travel demand
management techniques;
(vi) On-site facilities for external linkage are provided with other modes of
transportation, where applicable;
(vii) The amount of land devoted to the street system is minimized;
(viii) 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
(ix) Ciry construction standards are met, and emergency vehicle use is facilitated.
Uehicular access to public streets is limited to Walnut Street (drop-off area and parking
garage access), thereby minimizing potential vehicular conflicts. The design of 10th
Sfreet and the 10th Street connector will separate vehicular and pedestrian trips.
Bicycle parking and service from an airport shuttle will be provided.
(D) Parkina:
(I) The project incorporates into the design of parking areas measures to provide
safety, convenience, and separation of pedestrian movements from vehicular
movements;
(ii) The design of parking areas makes efficient use of the land and uses the
minimum amount of land necessary to meet the parking needs of the project;
(iii) Parking areas and lighting are designed to reduce the visual impact on the
project, adjacent properties, and adjacent streets; and
(iv) Parking areas utilize landscaping materials to provide shade in excess of the
requirements in Section 9-3.3-12, "Parking Area Design Standards," B.R.C.
1981.
The 656 space underground parking garage replaces an existing surface parking lot and
reduces fhe visual impact of parking on fhe site. Directional signage and the 10th Street
site design are intended fo separate people walking down 10th Street from cars enfering
and leaving the parking garage.
(E) Buildina Desi4n, ~ivabilitv. and Relationship to the Existin or Proqosed Surroundina
Area:
(I) The building height, mass, scale, orientation, and configuration are compatible
with the existing character of the area or the character established by an
adopted plan for the area;
(ii) 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
forthe immediate area;
(iii) The orientation of buildings minimizes shadows on and blocking of views from
adjacent properties;
s:\plan\pb-items~nemos\eh9CANcivic1011.wpd AGENDA ITEM # 6A Paee /~
(iv) If the character of the area is identifiable, the project is made compatible by the
appropriate use of color, materials, landscaping, signs, and lighting;
(v) 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;
(vi) To the extent practical, the project provides public amenities and planned public
facilities;
(vii) For residential projects, the project assists the community in producing a variety
of housing types, such as multi-family, townhouses, and detached single-family
units as well as mixed lot sizes, number of bedrooms, and sizes of units;
(viii) For residential projects, noise is minimized between units, between
buildings, and from either on-site or off-site external sources through
spacing, landscaping, and building materials;
(ix) A lighting plan is provided which augments security, energy conservation,
safety, and aesthetics;
(x) The project incorporates the natural environment into the design and avoids,
minimizes, or mitigates impacts to natural systems;
(xi) Cut and fill are minimized on the site, the design of buildings conforms to the
natural contours of the land, and the site design minimizes erosion, slope
instability, landslide, mudflow or subsidence, and minimizes the potential threat
to property caused by geologicai hazards.
The hotel building design presents an attractive streetscape and is in character with the
downtown area. The hotel building's height is appropriate for a signature architectural
addition to downtown. The apparenf mass and bulk of the hotel is minimized by the
stepped 6ack roof lines, the building's shape, and the choice of maferials and facade
details. Please see fhe October 11, 2001 staff memorandum for discussion of fhe civic
use building design and compliance with these criteria.
(F) Solar Sitin and Construction: For the purpose of ensuring the maximum potential for
utilization of solar energy in the city, all applicants for residential site reviews shall place
streets, lots, open spaces, and buildings so as to maximize the potential for the use of
solar energy in accordance with the following solar siting criteria:
(I) Placement of Ooen ~ace and Streets: Open space areas are located
wherever practical to protect buildings from shading by other buildings within the
development or from buildings on adjacent properties. Topography and other
natural features and constraints may justify deviations from this criterion.
(ii) Lot Lavout and Buildinq Sitina: Lots are oriented and buildings are sited in a
way which maximizes the solar potential of each principal building. Lots are
designed to facilitate siting a structure which is unshaded by other nearby
structures. Wherever practical, buildings are sited close to the north lot line to
increase yard space to the south for better owner control of shading.
(iii) Buildina 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.
(iv) Landscapina: The shading effects of proposed landscaping on adjacent
buildings are minimized.
The placement of open space on the south portion of the site maximizes the solar
potenfial of the hotel and civic buildings. The placement of the hofel building near the
north lot line and the parking underground allows for a larger south-facing open space
area on the site. Both the upper level VAC patio and the Collage Children's Museum
outdoor exhibit area are placed for to take advantage of their southern orientation.
s:\plan\pb-items~nemos\eh9CANcivic1011.wpd AGENDA ITEM # 6A Pase ~~D
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I Location: 901 Canyon Blvd ~~~ ~~~ 6
Review Type: Site Review
I Projecf Name: St Julien Hotel ~~~"'~'
& Cfvic Use Building
i ReViewNumbef: LUR2001-00017 MaplJnk CltyofBoulderGlS
, Applfcants: Collage Childnen's Museum N 1:3600 ~~~~
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Village Arts Coalition ~ °-°°°~^°~° °°^.~
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9LJBJECT PROPERTYC
~ ~~~e~' I 9O1 CANYON BLVD
ATTACHMENT D
Summary of 9"' and Canyon Project Statistics
Overall Phase 1 9'h and Canvon Proiect Statistics:
• 2.7 acres (2.9 acres including the 10th Street right-of-way)
• 187,437 square feet total building floor area
• 72,586 square feet open space (majority accessible to public use; see site plan notes)
• 1.485:1 floor area ratio (FAR) or 1.502 FAR after the 9th Street right-of-way dedication
- The URP specifies an FAR of approximately 1.5:1 and the maximum FAR is 1.7:1 in the RB1-X
zoning district.
Phase 1: Coordinated Develoqment Plan for Parkinq Garape. Hotel. 10th Street Corridor Civic Use Buildinq
Envelooe
Hotel:
• 149,950 square feet
• 200 rooms
• 55 foot tall building
• 8,600 square feet of conference center
• Walnut Street drop off area
Parking Garage:
• 656 total parking spaces: 556 CAGID spaces, 100 hotel spaces
• 10th Street parking garage entry
10th Street Corridor:
• Separation of service funct{ons, vehicles and pedestrians
• Decorative paving
• Pedestrian scale lighting
• Connections to new Walnut Street and Canyon Boulevard pedestrian crossings
Civic Use Building Envelope:
• 11,700 square feet building envelope
• Approximately 37,500 total building square feet
• Canyon Boulevard school bus pull-out for Collage Children's Museum
• Preliminary design guidelines
Phase 2 Repuirements
The Phase 1 91h and Canyon site review approval included a condition that a Phase 2 site review amendment
(Planning Board action; BURA review for URP compliance) would include the following:
• Final building footprint and total building square feet
• Civic us~ building design
• Design details for areas of adjacency between 10th Streef and the civic use building
s:\plan\pb-items~nemos\eh9CANcivicl0ll.wpd AGENDA ITEM # 6A Paee ~~
ATTACHMENT E
Chronology of 9th and Canyon Project
1995 - 2001
199~ , _° - .~ ~; ~, ;- : .: ,':~ ~:. , > . ~ _.. <_ _ _ _ _ _
April Commumry Review Group (CRG} review of Issue Identiiication for the St. Julien
properties on Urban
Boulder Urban Renewal Authoriiy (BURA) adopts revised 9ih and Cany
April 6
Renewal Plan liance with
May 11 Planning Board finds ehensrve Plann Urban Renewal PYan in comp'
Boulder Valley Comp
~u~ ~~ City Councif adopts revised 9th and Canyon Urban Renewal PVan
y ,:
'{996 ~' ~ ` ~ . `;< ° .~~ :. ~;..~..=: ,:- erties
CRG review of Concept Plan application for the St. Julien prop
July 17 oard (DQAB) review of St. Julien Notel
August 14 Dawntown Design Advisory B erties
Decemher 5 Planning Board denies Concept Plan app~~cation for tha St. Jul+en prop
, <
~ 997 - ~T L ro ert to be included
January 21 GAGID Board of Directors (Ciry Council) authorizes the CAGID p p Y
in the St. Julien Concept Plan application
February 12 DDAB review of St. Julient P°anl submittal (aA Urban Renewal Plan properties)
February 25 St. Julien/CAGiD Concep ro ert
March CF2G review of Issue Identification for the CAGID p p Y
March 12 DDAB review of St. Julien Hotel
qpril 16 CRG review of St. JulieniCACID Concept Plan
DDAB review of St. Julien Hotel t p~an (afl Urban Renewal Plan
May 14
June 5 Pianning Board teview and action on Concep
properties)
September 17 BllRA reviews St. Julien plan
s;\plan\pb-items~memos\eh9CANcivic 1 ~ l l.wpd
AGENDA ITEM # 6A Pa e ~
1998 r , ~ °
u .. _ ~. x ,~._
July 21 City of Boulder Letter of Intent to St. Julien
September 28 Civic Use Task Force appointed by Ron Secrist
October 30 Civic Use,selection process endorsed by City Council
November 3 CAGID election for garage
December 10 DDAB review of St. Julien Hotel
December 30 Civic Use Solicitaton of Interest submitted to city by potential users
~
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January 21 Civic Use Task Force recommendations on Civic Users issued
January 28 City Council review and endorsement of Task Force recommendations
February 10 DDAB review of St. Julien Hotel
February 17 Project update to BURA by St. Julien
February 27 Civic Use candidates meeting with city staff on site constraints
March 10 DDAB review of St. Julien Hotel
April 14 DDAB review of St. Julien Hotel
April 16 CEAP (Community Environmental Assessment Process) submitted on CAGID garage
May 3 St. Julien/CAGID site review submittal
May 14-15 Civic Use design charrette hosted by the city
June 3 Planning Board review and approval of CEAP for CAGID garage
June 24 Civic Use proposals submitted
August 2 Civic Use Task Force review of proposals and recommendations
August DDAB review of the site plan
September 10 City staff response to the issues of potential civic users
September 21 Civic Use Task Force recommendations endorsed by City Council
October 13 Civic Users (Collage Children's Museum and Village Arts Coalition, VAC) letter
submitted indicating proceeding with negotiations upon receiving a draft letter of intent
from the city
October 18 St. Julien/CAGID resubmittal of site review to planning
November 1 City sends draft letter of intent to Civic Users
November 17 BURA meeting and review of site review submittal
December 2 Civic Users Design Charrette
December 20 St. Julien/CAGID site review resubmittal #2
s:\plan\pb-items~nemos\eh9CANcivicl0ll.wpd AGENDA ITEM # 6A Paee o~~
,
2000 , ` °.. . ,.
January 12 BURA finds site review in substantial compliance with Urban Renewal Plan
January 12 DDAB reviews conceptual elevations and site plan for civic use building
February 17 PlanninglBoard approval of Phase 1 St. Julien/CAGID site review, VAC use review
April DDAB review of preliminary civic use building design
May 17 BURA approval of BURAlcity of Boulder Cooperation Agreement
June 5 DMC approval of Civic Users' Letter of Intent and BURA/City of Boulder
Intergovernmental Agreement
June 6 City Council approval of Civic Users' Letter of Intent and BURA/city of Boulder
Cooperation Agreement
2001 ~ ~
~L '4.
April 2 Civic use building Phase 2 site review submittal
May 11 Completion of parking garage construction drawings
July 16 Civic use building Phase 2 site review revisions submittat
September 19 BURA review of civic use building/Phase 2 plans; BURA finds compliance with Urban
Renewal Plan
October 11 Planning Board to consider civic use huildinglPhase 2 site review
s:\plan\pb-items~memos\eh9CANcivic1011.wpd AGENDA ITEM # 6A Paee a~
ATTACHMENT F
PLANNING BOARD
NOTICE OF DISPOSITION
You are hereby advised that on February ] 7, 2000 the following action was taken by the Planning
Board. -
IN ORDER FOR A BUII,DING PERMTT APPLICATION TO BE PROCBSSED FOR THIS PROJECT, A
SIGNED DEVELOPMENT AGREEMENT AND SIGNED MYLAR PLANS MiJST BE SUBMITTED TO
THE PLANNING DEPARTMENT WITH DISPOSITION CONDITIONS AS APPROVED SHOWN ON
THE MYLAR PLANS. 1F THE DEVELOPMENT AGREEMENT IS NOT SIGNED WITHIN SIXTY (60)
DAYS OF THE FINAL DECISION DATE, THE PLANNING BOARD APPROVAL AUTOMATICALLY
EXPIIZES.
NAME OF PROJECT: 9th and Canyon: St. Julien Hotel, underground parking
garage, and Civic Use Building
DESCRIPTION: To construct a 200 room, 55 foot tall hotel, a civic use
building, and a 656 space accessory underground parking
garage (jointly managed by the hotel and CAGID). A Use
Review is reGuested for the Village Arts Coalition (VAC)
facilities, an "indoor amusement establishmenP' proposed for
the third floor of the civic use bui(ding. The primary uses
would be participatory dances and dance/music performances.
The project requires approval of a Phase 2 Site Review
Amendment for the design of the civic use building.
LOCATION: Northeast corner of 9th Street and Canyon Boulevard
LEGAL DESCRIPTION: See attachment,
COOR: N3W7
APPLICANTS/OWNERS: St. Julien Partners LLC and CAGID (Central Area General
Improvement District)
APPLICATION: Site Review #SI-1999-12 and Use Review #UR-1999-15
ZONING: RB1-X, Regional Business Redeveloping
CASE MANAGER: Elizabeth Hanson
DECISION: Annroval, subject to conditions ]isted below
VESTED PROPERTY RIGHT: YES; the applicant is seeking the creation of vested rights in
accordance with Section 9-4-12, "Creation of Vested Rights,"
Boulder Revised Code (B.R.C.) 1981.
This decision was arrived at based on the Land Use Regulations, in particular, as set forth in Section
9-4-11, "Site Review" and Section 9-4-9, "Use Review" B.R.C., 1981 as applied to the proposed
development.
This decision may be called up before the City Council on or before March 18, 2000. If no call-up
occurs, the decision is deemed final thirty days after the Planning Board's decision.
s:lplanlpb-itemsldispos\eh9cansr.dis
Agenda Item # ~~ Naya ~~ ~a
Pursuant to Section 9-4-8 of the Land Use Regulation (B.R.C., 1981), this approval shall expire three
years after the final approval date unless development has proceeded as specified in Section 9-4-8.
At its public hearing on February 17, 2000 the Pianning Board approved the request with the
following motion:
On a motion by T, Nielsen, saconded by P. Gowen, the Planning Board approved (6-1; T.
Kraeger opposed) Site Review #SI-1999-12 and Use Review #UR-1999-IS incorporaiing this
staff inemorandum dated February 17, 2000 (preparation date February 3, 2000) and the attached
Site and Use Review Criteria Checklists as findings of fact, with the following amended
conditions: .
2. Site Review approval at this time is limited to Phase 1(hotel, parking garage, open
space area, and l Oth Street corridor improvements) and subsequent development (civic
use building) is subject to review as a Site Review Amendment and height modification
if needed.
4. The Applicants shall be responsible for the construction and maintenance of
improvements to l Oth Street and the l Oth Street corridor. Prior to any building permit
application, the ApplicanYs (St. Julien Partners and CAGID) shall execuYe a
maintenance agreement that includes without limitation the responsibilities for
cleaning, long-term maintenanca, prevention of snow and ice accumulation, and snow
and ice ramoval for the portion of the project site plan shown as the l Oth Street corridor
in a form acceptable to the City Manager.
5. i. Dedicate to the City, at no cost, a public access easement for the pedestrian access
portion of the l Oth Street corridor that is generally south of the alley, in a form
acceptable to the Director of Public Works.
10. The Applicants shall screen the service area entrances along the l Oth Street corridor and
manage the area at all times to ensure that vehicles are not parked in the area except
when neaded for active loading and unloading activities associated with the uses on the
site.
CONDITIONS OF APPROVAL
STTE REVIEW CONDITIONS
The Applicant shall be responsible for ensnring that the development shall be in
compliance with all approved plans dated February 2, 2000 and the Applicants'
written statements dated May 3, 1999, October 18, 1999, October 25, 1999, December
20, 1999, and January 24, 2000 on file in the City of Boulder Planning Department.
s:\plan\pb-items\di spos\eh9cansr. dis
AQlId9lkm# ~A Page fl fa.~
City of Boulder
Notice of Disposition
Re: 9th and Canyon: St. Julien Hotel, CAGID Garage, Civic Building
2. Site Review approval at this time is limited to Phase 1(hotel, parking garage, open
space area, and 10th Street comdor improvements). Subsequent development (civic use
building) is subject to review as a Site Review Amendment and height modification if
needed.
Prior to a building permit applicatioa, the Applicant shall submit the following items
for the review, and subject to the approval, of the Planning Department:
a. Final architectural plans, including materials and colors, to insure compliance
with the intent of this approval (and compatibility with the surrounding area).
Final detailing, materials, and colors are subject to planning staff review to assure
the style is consistent with this approval.
A detailed landscape plan, including the final design of the l Oth Street
corridor, and inciuding size, quantity, and type of plants existing and proposed;
t}pe and quality of non-living landscaping materials; any site grading proposed;
and any irrigation system proposed, to insure complianca with this approval and
tha City's landscaping requirements. Removal of trees must receive prior
approval of the Planning Department. Removal of any tree in City right-of-way
must also receive prior approval of the City Forester.
c. A detailed lighting plan showing location, siza, and intensity of illumination
units, showing compliance with Section 9-33-17, B.R.C. 1981.
d. A sign program to insure compliance with the intent of this approval and the
requirements of Chapter 10-11, B.R.C. 1981.
e. A detailed parking plan showing the arrangement, locations, dimensions, and
type o£parking stalls (including any areas of the site for bicycle parking or
reserved far deferred parking) to insure compliance with this approval and the
City's Parking Design Standards.
4. The Applicants sha11 be responsible for the construction and maintenanca of
improvements to l Oth Street and the l Oth Street corridor. Prior to any building permit
application, the Applicants (St. Julien Partners and CAGID) shall execute a
maintenance agreement that includes without limitation the responsibilities for
cleaning, long-term maintenance, prevention of snow and ice accumulation, and snow
and ice removal for the portion of the project site plan shown as the l Oth Street corridor
in a form acceptable to the City Manager.
s:\plan\pb-items\dispos\eh9cansr.dis
Apel~dd Nam # ~A Page # : ~ `~
City of Boulder
Notice of Disposition
Re; 9th and Canyon: St. Julien Hotel, CAGID Gara~e, Civic Building
Prior to any building permit application, the Applicants shall:
a. For conveyance zone relocation: Apply for and receive a floodplain
development permit to make improvements to the property that would relocate
the conveyance zone as shown on the approved plan dated February 2, 2000. As
a condition of the floodplain development permit, the Applicants must include a
conditionat approval for a local map amendment to change the convayance zone
boundary based on the analysis provided by Love and Associates, Inc., in the
"Floodplain Development Permit Application for the Proposed St. Julien Hotel,
CAGID Parking Structure and Civic Use Building" report, dated September 14,
1999.
b. For building coqstruction: Apply for and receive a floodplain development
permit(s) for a[I proposed construction and building improvements within the
100-year floodplain. Construction on this site must conform to all floodplain
regulations as described in Chapter 9-9, B.R.C. 1981. The proposed hotel,
parking stnzcture and civic building will be subject to the following floodplain
restrictions:
i) Underground Parking Structure - The parking structure shall be
floodproofed, without human intervention to the flood protection
elevation of 5,357.7 feet NGVD, National Geodetic Vertical Datum (two
feet above the flood elevation of 5,355.7 feet NGVD).
ii) Hotel - The hotel shall be flood protected to the flood protection
elevation of 5,357.7 feet NGVD (two feet above the flood elevation of
5,355.7 feet NGVD). All hotel guest rooms shall be elevated, with the
lowest floors, above the flood protection elevation. Other non-residential
uses in the hotel, such as the main lobby, restaurants, meeting and
conference spaces, shops and hotel service and maintenance facilities
shall be elevated or may be floodproofed, without human intervention, to
the flood protection elevation.
iii) Civic Use - The civic use building shall be elevated or may be
floodproofed, without human intervention, to the flood protection
elevation of 5,353.9 feet NGVD (two feet above the flood e]evation of
5,351.9 feet NGVD).
iv) Fioodproofing Measures - Floodproofing without human intervention
requires that floodproofing is eFfective at al] times, without the need to
s:\plan\pb-items\dispos\eh9cansr.dis
Aqenda Ilem # ~~ Page # ,~5
City ofBoulder
Notice of Disposition
Re: 9th and Canyon: St. Julien Hotel, CAGID Garage, Civic Building
physically put floodproofing measures such as flood doors or shields into
place in the event of flooding. This requires that entrances into the
structure shall be elevated to the flood protection elevation even though
the floor is located below the flood protection elevafion, requiring
occupants to step up and over the flood protection barrier to enter the
structure. Another option is installation of a"self-actuated" flood gate or
shield that is deployed by rising flood waters. Use of a self-actuated
floodproofing measure requires technical demonstration of its
performance and certification by a registered architect or professional
engineer that it satisfies the "watertight with walls substantially
impermeable to the passage of water" standard as set forth in Subsection
9-9-6(b), "Floodproofing," B.R.C. 1981.
c. Submit a final storm water report and plan, utility report and construction
plans meeting the requirements of the City of Boulder Design and Construction
Standards and the provisions of the City's Master Drainage Plan.
d. Execute and record in the Office of the Boulder County Clerk and Recorder a
"Covenant and Agreement To Hold As One Parcel" against the parcels
described in Exhibit A in a form acceptable to the City Manager and the City
Attorney.
e. Eliminate the interior property lines separating the parcels of land owned by St.
Julien Partners, in a forrtt acceptable to the City Manager and City Attorney.
£ Obtain the necessary Colorado Department of Transportation (CDOT) Access
Permit for the bus pull-out onto Canyon Boulevard.
g. Dedicate to the City, at no cost, right-of-way for 9th Street, varying from 6.5 feet
to 11 feet, as indicated on the approved plan dated February 2, 2000.
h. Dedicate to the City, at no cost, a 12 foot public access and utility easement for
the sidewalk adjacent to 9th Street as indicated on the approved plan dated
February 2, 2000.
Dedicate to the City, at no cost, a public access easement for the pedestrian
access portion ofthe IOth Street comdor that is generally south ofthe ailey, in a
form acceptable to the Director of Public Works.
s:\plan\pb-items\dispos\eh9cansr.dis /n
Agenda Ite~n A~Page # ~~
City of Boulder
Notice of Disposition
Re: 9th and Canyon: St. Julien Hotel, CAGID Garage, Civic Building
j. Provide the City with a financial guarantee, in a form and amount acceptable to
the Dire~tor of Public Works, for the installation of any public improvements
required to serve the project.
k. Obtain a Colorado Discharge Permit System permit from the State of Colorado
for discharge of groundwater to waters of the state.
Obtain written permission, in the form of a signed agreement between [he
Applicants and the City, for discharge of groundwater to the City stormwater
sawer system.
Prior to application for the building permit fbr the hotel, the Applicants shall:
a. Submit the following items for the review and recommendation to the City
Manager, of the Downtown Design Advisory Board:
The final design of the hotel and project site plan to ensure compliance
with the Downtown Urban Design Plan.
Final architectural plan, including materials and colors, to insure
compliance with the intent of this approval and compatibility with the
Downtown Urban Design Plan. Any modification to the design must be
approved through this design reviaw process prior to issuance of a
building permit.
b. Provide to the Planning Department proof of the future availability of shuttle
services between the hotet and the Denver International Airport, showing
compliance with the requirement of the 9th and Canyon Urban Renewal Plan.
Prior to application for a building permit for the civic use building, the Applicants
shall demonstrate compliance with the requirements of the 9th and Canyon Urban
Renewal Plan as construed by the City Council.
Prior to requesting a final inspection on any building permit, the Applicants shall:
a. Construct an eastbound right-turn lane at the intersection of Walnut and l lth
Streets in compliance with the City of Boulder Design and Construction
Standards.
s: \plan\pb-i temsldispos\eh9cansr.dis
Agenda Item A~"`~ Page N~_
City of Boulder ~
NoYice of Disposition
Re: 9th and Canyon: St. Julien Hotel, CAGID Garage, Civic Building
b. Construct and complete, subject to acceptance by the City, all public
improvements serving the site in conformance with the approved construction
plans and with the City of Boulder Design Criteria and Construction Standards.
9. The Applicants shall either provide shuttle services or assure access to shuYtles beh~een
the hotel and Denver International Airport, the schedule of which shall be subject to the
review and approval of the City Manager, in order to demonstrate compliance with the
requirement of the 9th and Canyon Urban Renewal Plan and this approval,
10. The Applicants shall screen the service area entrances along the I Oth Street corridor and
manage the area at all times to ensure that vehicles are not parked in the area except
when needed for active loading and unloading activities associated with the uses on the
site. ~
USE REVIEW CONDITIONS
The Applicants shall be responsible for ensuring that the development shall be in
compliance with all approved plans dated February 2, 2000 and the Applicants'
written statements dated October 25, 1999 and January 24, 2000 and on file in the C'rty
of Boulder Planning Department.
The Applicants shall not expand or modify the approved use, except pursuant to
Subsection 9-4-9(g), B.R.C. 1981.
Signed and approved by:
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Agend9lEem A ~ ~ Page # ~
ATTACHMENT G
9th and Canyon Urban Renewal Plan (URP)
Checklist
Compliance with URP Development Standards and Public Improvements
The 1995 BURA 9th & Canyon URP Section Iil, 8. and E. identifies desired land uses, building
densities, open space facilities, floodplain regulations, parking and transportation requirements,
and a requirement for coordinated development. A summary of these requirements and staff's
analysis of the site plan's compliance with them follow (staff comments shown in italicized text).
Land Use: Mixed and/or multi-use development that incorporates a combination of hotel and
ancillary hotel services as primary uses. Civic uses (such as recreation center, museum, culturel
center, City office space, and transit facilities...) will occupy a minimum of 20% of the gross floor
area developed in the project area. (p.5)
The combination of the proposed civic use and the approved hotel will result in a mixed-use
development. At 36, 068 square feet, the civic use building will occupy 20.25 % of the gross floor area of
the site.
Coardinated Develoament: Parcels A(unimproved lot), B(CAGID parking lot) and C(old
Chamber of Commerce Building) wiil be required to be developed in a coordinated manner.
(P.12)
City staff and fhe Boulder Urban Renewal Authority have interpreted the phrase "in a coordinated
manner" to mean that simultaneous construction of all parts of the development is not required and that
the project could be built in phases; however, the site review must demonstrate integrated planning and
design of the site, including the hotel, fhe underground parking garage, the park/open space, the 10th
Street righf-of-way, and the civic use. Staff believes that bofh Phase 1 and Phase 2 of the site review
have demonstrated coordinated development planning. In the detailed planning of Phase 2, the civic
use proposal has been successfully integrated with the future hotel and underground parking garage,
both in terms of design and function.
Floor Area Ratio: Implementation of this Plan will result in a floor area ratio (FAR) of
approximately 1.5. (p.11)
The FAR for the approved hotel and proposed civic use will be 1.49, with the 10"' Street corridor included
as part of fhe site area. The FAR would be 1.61 if 10'h Street is excluded from the calculation. Either
way, staffbelieves this fulfills the URP requirement
O en Saace: A minlmum of 50,000 square feet of open space and landscaped areas is planned.
(P.11)
The proposed plan provides 50,934 square feet of publicly accessible open space. This does not
include the museum's outdoor exhibit area or private hotel grounds. The majority of this open space is
located adjacent to Canyon Boulevard, south of the hotel building.
s:\plan\pb-itemsUnemos\eh9CANcivic1011.wpd AGENDA ITEM # 6A Paee ,3~
Flood Issues: No structures intended for human occupancy will be allowed in the high hazard
zone or the conveyance zone. Uses in the floodplain will be fully protected from the 100-year
flood. (p.10)
As proposed, the civic structure will be located outside Boulder Creek's high-hazard flood zone and the
conveyance zone, which was redrawn in fhe hotel site review as a building permit condition. The civic
building also is protected lrom the 100-year flood, as its first floor is two feet above the flood elevation.
The elevator to fhe parking garage and the entry plaza are also two feetabove flood level. The stairvvay
fo the parking garage, at the norfhwest corner of the civic building, will be protected 6y a flood gate.
Parkins~: Parking located in an underground structure must provide for the replacement of the
existing Central Area General Improvement District (CAGID) spaces, provide for the parking
requirements of the proposed development; and allow for additional parking to offset the
increase in parking demand that development in the project area will generate in adjacent areas.
(p.11)
The hotel site review approved 656 underground parking spaces. One hundred of fhese spaces will be
allocated for hotel use; the remaining 556 will replace the 171 existing CAGID spaces and ofiset the
expected increase in parking demand in adjacent areas. There is no parking requirement in the city
code for the site, as it is located within CAGID.
Alternative Transportation: Significant alternative transportation facilities must be provided to
reduce parking demand and single-occupant vehicle trips by 15%; bike parking areas and shuttle
service to the Denver airport are required. (p.11)
An airport shuttle will serve the hofel. Bicycle parking will be provided along the east faqade of fhe hotel
and on the first level of the parking garage. Staff would like to see more ground-level bicycle parking in
additional locations throughout the site. This can be negotiated at building permit fime.
A bus pullout will be located on Canyon Boulevard just west of the civic building. This will be used
primarily by school groups visiting fhe Children's Museum. The 10"' Street connector and future
pedestrian crossing of Canyon qualifies as a significant pedestrian facility, which likely will be well-used
by visitors to the site, as well as people walking between West Pearl and the library/Boulder Creek.
Because the site is in CAGID, Eco-passes will be available to all employees. Based on data for
downtown businesses with the Eco-pass program, Transportation staK expects that 35-45% of employee
commuting trips will be 6y alternate mode.
Compliance with URP Context and Site Development Guidelines
The Context and Site Development Guidelines in the URP (Section III, C. and D.) establish BURA's
design objectives for the redevelopment of the project area.
Development Character: Encourage a mix of uses and full-time activity; attract community
activities and interaction; enhance street character with special architectural; orient buildings to
the south; reduce the apparent mass and bulk of buildings; accentuate different building uses
with various materials; prevent individual parts from becoming enclaves.
The combination of hotel, civic and open space uses will encourage full-time acfivity on the site. The
architectural design of the civic building reduces the apparent mass of the building and accentuates
different parts of the building 6y providing pedestrian-scale elements and variations in exterior materials,
colors and textures. The civic building will have a distinctive look, different from the hotel's, but these
s:\plan\pb-items~nemos\eh9CANcivic1011.wpd AGENDA ITEM # 6A Paee ~~
two buildings are sufficiently integrated irom the standpoints of site layout, building massing, and
pedestrian circulation to preclude their being enclaves.
Public Outdoor Saaces: Should be large enough to accommodate scheduled and informal events;
should be useable for sitting, relaxing, dining, community gatherings and activities; should be
urban in character; should add interest and character to the site and downtown; should be
oriented south to enhance solar access and views of the Flatirons, Boulder Creek and mountains.
The outdoor museum exhibit area and the top-floor terrace are oriented to take advantage of solar
access and views to the southwest, and will provide outdoor space for museum patrons and Village Arts
Coalition guests fo gather and relax. Most of the publicly accessible outdoor space is provided on the
hofel portion of the site. The exhibit area will be partially visible to passers-by on Canyon Boulevard and
the 10'" Street corridor, and therefore will provide interest and character to the site.
Pedestrian Access and Facilities: Provide and enhance pedestrian connections within the site
and to downtown and adjacent neighborhoods; provide a pedestrian link through the site along
the 10th Street alignment, to connect the site south to the Civic Park and north toward Pearl St.,
including mid-block crossings of Walnut and Canyon; place a heavy emphasis on transit and
alternate modes; integrate a transit stop and provide transit information.
The quality of the pedestrian experience on Canyon along the base of the flood wall was initially a
concern, but has been significantly improved.
The 1 d^ Street corridor includes a pedestrian path that starts along the east side of the garage entry at
Walnut Street and continues to Canyon Boulevard. Through a short section in the middle of this
corridor, pedestrians must cross a vehicular alley, which will be used primarily by delivery trucks. While
this is not optimal, staff believes the pedestrian corridor is well configured, given the reality that vehicular
access on the alley is essential.
A detailed, enhanced design of the 10'h Street pedesfrian path will be worked out in the building permit
phase. The northern stretch, along the garage entry shed and across the alley, will need special design
attention. However, the basic plan shown at this time offers satisfactory potential for the corridor to be
developed into a comfortable and pleasant pedestrian facility. The southern section of the corridor,
along the west fa~ade of the civic building, promises to offer much visual interest for pedestrians.
The cify will be responsible for completing the mid-61ock crossings of Walnut and Canyon. The Canyon
crossing will provide pedestrian access to the library, Civic Park, Boulder Creek, as well as the RTD stop
on the south side of Canyon. There is presently no RTD service on fhe north side of Canyon; however, a
bus pullout will be installed there for use primarily by school buses.
Public Imaae: Create a gateway to downtown, with a distinctive image and special features,
including public art and landscaping; establish a view corridor to Boulder Creek; provide civic
improvements and landscaped sidewalks along Canyon.
The civic building's unique architectural design will help distinguish 9'h & Canyon as a gateway to
downtown. Artistic features proposed for the south terrace, including the kiva, the living wall, and the
kinetic wind sculpture, will animate Canyon. A sidewalk lined with shade trees also will enhance
Canyon. A strong visual connection to Boulder Creek and fhe library will be made from the elevated
south end of the 10"' Street corridor and will be architecturally reinforced by the inverted glazed cone at
the southwest corner of the building.
s:\plan\pb-items~nemos\eh9CANcivicl0ll.wpd AGENDA ITEM # 6A Page ,~oZ
ATTACHMENT H
B U RA
Boulder Urban Renewal Authority
1300 Canyon Boulevard
PO Box 791
Boulder, CO 80306
phone(303)441-3276
fax(303)441-4070
MEMORANDUM
13 September, 2001
TO: BURA Board of Commissioners
FROM: Marie Zuzack, $URA Planner
SUBJECT: Public hearing and consideration of the 9°i & Canyon Civic Use Site Review
At the September 19 meeting, the Board will review the proposa] for the Civic Use component of the Ninth &
Canyon Site Review. For Site Review approval, the BURA Board must find that the Civic Use proposa] is in
compliance with the 1995 Ninth & Canyon Urban Renewal Plan (attached).
Collage Children's Museum and The Village Arts Coalition propose to jointly develop and occupy the Civic
Use building. Their architects, Barrett Studio, have provided the attached materials for your review, and will
make a presentation at our meeting.
Background
BURA, the Planning Board and City Council adopted the Ninth & Canyon Urban Renewa] Ptan in 1995 . The
Urban Renewal Plan sets forth a number of quantitative and qualitative requirements for approval of any
development plan for the Ninth & Canyon site. Development plans for the site also must meet the City land
use and devetopment standards. The hotel component of the Ninth & Canyon Site Review was approved by
BURA in January 2000 and by the Planning Board the month thereafter.
The Planning Board is scheduled to consider the Civic Use proposal on October 11.
Analysis
Listed below are the Urban Renewal Plan requirements that apply fo the Civic Use portion of the site and, in
italics, the extent to which BURA staff believes the Children's Museum/ Village Arts proposal meets them.
11 Land use
- Civic Use at least 20% of total floor area on site (p.5) Complies
- Site-wide FAR approximately 1.5 (p.10) Canplies
- Provide parking for proposed use (p.l l) Underground parking requirement
approved in hotel component
- Minimum of 50,000 s.f. open space/ landscaped areas for entire site (p.12)
Majority provided in hotel component
2) Views and solar access
- Orient buildings and open spaces to the south (p.6, 10) Complies
ApadA Ibm ~ ~~ Page n ~_
31 Landscapine
- Provide landscaping along Canyon Blvd. (p.6, 9)
- Implement landscape plan (p.l l)
Co~nplies
Cornplies
4~ Pedestrian connections'and character
- Pedestrian access through site, reinforce connections to Pearl Street, Boulder Creek,
Library and adjacent neighborhoods (p.6, 7, 9) Complies
- Maximize pedestrian access along 10'" Street alley and Canyon Blvd. (p.7, 10) Complies
- Improvements along pedestrian conidors enhance image and function of entire site (p.7) Co»iplies
- Design accommodates possible future underpass across Canyon Blvd. at 10°i Street (p.10) Complies
5 Regional access
- Type of use capitalizes on regional access provided by Canyon Blvd. (p.6) Complies
61 Gatewav location
- Special uses and distinctive design distinguish site as gateway to downtown (p.6, 9) Complies
7) Quali development
- Improve pedestrian, full-time and sustainable character of downtown (p.7) Complies
81 Open snace
- Provide usable open space for community and neighborhood (p.7) Majoriry provided in
hotel cornponent
- Provide outdoor open space with uses/ functions that add interest to site and downtown (p.8)
Complies
- Provide public spaces for scheduled and informal special events (p.10) Complies
- Open space incorporates drainage/ flood conditions (p.10) Cwnplies
- Open space urban in character (p.10) Complies
- Provide ample places to sit, relax, eat (p10) Complies
91 Architectural desi
- Use varying building materials to reflect different building functions (p.8) Cornplies
- Encourage special features along Canyon (p.8) Complies
- Enhance downtown identity while creating individual image for site (p.8) Canplies
- Provide first-story pedestrian-scale details for public interest (p. 9) Co~nplies
- Establish streetwall along Canyon to frame street spaces (p.9) Complies
101 Floodplain improvements
- No structures intended for human occupancy in high hazard ar conveyance zone (p.10) Complies
- Uses in floodplain should be p'rotected from 100 year flood (p.10) Complies
11) Alternative hansoortation
Incorporate significant facilities for altemative modes far transportation, with a goal of
15%reduction in single-occupant vehicle trips to and from site (p.l l) Complies
Recommendation
Staff recommends that the Board consider a motion finding the proposed Civic Use in compliance with the
Urban Renewal Plan and direct staff to convey that opinion to the Planning Board.
Ag~de ibm t rrr ~~ Page #~
Loan For Project Utility Improvements and Grant for 10~h Street
Last year, the BURA Board of Commissioners expressed a willingness to consider providing a loan
from the BVRC Revolving Loan Fund to be repaid from tax increment revenues from the Ninth and
Canyon project for the construction of utility improvements required to serve the proposed civic use
building. The Board also indicated that a grant from the fund for the development of public
improvements associated with the 10'~ Street pedesfrian corridor would also be considered.
The precise cost of these improvements cannot be estimated until more accurate development costs
are estimated and the timing of consh-uction is planned. However, it is our intention to 'review the
general nature and scope of these potential investments with the Board at the September 19 meeting.
Aperde Item t.~.Page # >
ATTACHMENTI
City of Boulder
Downtown Design Advisory Board Minutes- DRAFT
CITY COUNCIL CHAIVIBERS
MUNICIPAL BUILDING
1777 Broadway
Wednesday, February 7, 2001
7:00 p.m.
Board Members in Attendance: Thomas Doerr, Jerry Shapins, Chris Shears- Chair,
John Spitzer
Ex-Officio Planning Board Member: A1 Gunter
Staff in Attendance: Bob Cole- Director of Current Planning, Liz Hanson- Planner II
The meeting was called to order at 7:10 p.m.
1. Proposed Civic Use Building at approximately 9th Street and Canyon Street.
Applicant: Greta Jones, Barrett Studio Architects
Mr. Snitzer said he was nervous that the whole corner, including the large Oasis building,
will be a full of very large-massed buildings.
Male Applicant in attendance with Greta Jones- explained that his firm hasn't done more
than was permissible. The daep shadow ]ines and whimsical light flowing roof serve as
massing breaks. Much of the building doesn't go all the way to 55 feet.
Mr. Doerr asked the applicant if he is looking at common materials for the site that
consider a sense of unity- like the stone, wall, lights.
Mr. Spitzer wondered about lighting the 10`h St corridor. He would like to have some
intricacy in the site work so that pedestrians can enjoy a variety of textures. IYs an
exciting building. He likes the whimsical feel. On the backside, iYs less whimsical and
that is whaYs visible from Walnut. Is it possible to do graphics on the back and/or ivy
planting? Maybe something that covers doors and windows like on the buses?
Male App- said iYs quite tough to carve the lot. The north side has less chance for plants.
In some ways he said his firm likes the utilitarian alley side. It's a change.
Ms. Jones said they may use this side for signs to announce changing events. They
haven't decided what particular signage to use yet.
Mr. Cole advised that the applicant stick within the area that is outlined by the sign code,
but don't worry too much about what, constitutes a sign. Be creative,
Agenda I6em t lO~ pege g<~lo
Mr. Shears wants these buildings to have their disparate and unique looks and functions.
Mr. Shauins- recommends that the applicant take opportunities to add little "jewels of
color." Use graphicS and keep on going with the creativity.
Mr. Doerr agrees. On the Canyon corridor, the truncated conical form is nice. It invites
people into the aliey. He agrees with Mr. Spitzer about the back side. If iYs too boring in
the end, perhaps you might negatively round the corner or bring the parapin height up.
Continue creatively.
Mr. Shears mentioned a concern about the dimensionality and human scale articulation
(in revocable area).
Mr. Spitzer said that on the front, BEC graphics aze very strong here compared to the
playful collage ones. He urges them to see if some other graphics could be done. Also,
the BEC doesn't have a community image like a collage does. In addition, the fire and
water theme is exciting. He wonders if you could re-circulate the tube in a more minimal
way. Some months there's no water, so some trickling down effect might be interesting.
Male App- said they like some emptiness. However, he felt this was a good point.
There's some plan far another water element.
Mr. Spitzer finally, fire- solar panels ok, but they aren't exactly Greek. Every hour have
a burst of flame coming out above? Give kids a reason to be there on the hour.
Mr. Shears how about wind elements on the north side? Something to play with wind?
Something animated? Relationship between this building and ITL?
Mr. Shanins said he's excited to see ideas coming together: more metaphors, more artistic
expression. "Keep on going." The best thing about this project is that it encourages the
City to deal with the notion of art in the pubic realm. This is a good start. Next to the
stayed traditional hotel, this building makes the contrast on the other side of fault line
even more important. It is a good ensemble. The unifying elements of the building are,
in fact, the contrasts, in a way. He encouraged the applicants to work with the hotel folks
to develop an idea where there could be a gradual changing of the texture of the hotel site
wall into this building's light and airy feeling. Perhaps bring out the earth and geology
elements in this space. Try to express the 10`h Street corridor. (however, thaYs E-DAWs
realm). The mural on the east facing wall would be great expression of art for the City.
Experiment! Hang things off temporarily, etc.
Mr. Doerr (higher voice, faster talker)- wonderful project. Positive and negative play in
massing is good. It is harmonious and not stayed. The regulating lines are nice. He
suggests developing the NW alley corner more. Reinforcing the regulating lines might
get the bubbles to work better.
AgerMa Ibem # l° ~ Page ~ ~ ~
The board had a short talk on what Planning Board members' ideas might be. They
mentioned a possible issue with the height.
Mr. Spitzer asked that this meeting's minutes be included for the Planning Board to
"show our enthusiasm for the project."
/l~da Item # ~A Page # v~~
City of Boulder
Downtown Design Advisory Board Minutes- DRAFT
CITY COUNCIL CHAMBERS
MUNICIPAL BUILDING
1777 Broadway
Wednesday, June 13, 2001
7:00 p.m.
Board Members in Attendance: Kelly Davis, Thomas Doerr, Sandi Gibson
Ex-Of~cio Planning Board Member: A1 Gunter
Staff in Attendance: Bob Cole- Director of Current Planning, Liz Hanson- Planner II
The meeting was called to order at 7:10 p.m.
1. Proposed Civic Use Building at approximately 9'h Street and Canyon Street.
Applicants: Greta Jones and David Barrett- Barrett Studip Architects
Staff Presentation
Ms. Hanson began with a summary of the status of this project, and the key issues.
Mr. Gunter said he felt the building plan to too big for the site.
Mr. Dursin explained that the URP requires $20,000 per square foot
Mr. Davis said he accepts the wall as an anchor for the building, but the height of the wall
obstructs the view of the clarestory above. He suggested including some transparency or
articulation- break the monolithic with shadows or banding to make it less blank.
Ms. Gibson likes the simplicity of the wall, but thinks the murals are not very effective.
She suggests creating a sculptural element for shadow/relief.
Mr. Doen thinks the wall is not quire integrated with the rest of the building but he likes
the exuberance and modernity of the entire building, materials, and colors. It needs to
appear less discontinuous and more coherent. He said we can't assume a building will be
built next door, or at maximum height.
Mr. Barrett wonders if his firm needs to redesign since they had not heard these
comments before.
~da ~rem: ~A rage a ~' 9
Mr, Davis said the "L" cradling the corner is valid; it just needs more finesse and
articulation. The height of the wall may dictate the height next door. The edge of the
wall should be further back from the sidewalk.
Mr, Gunter would like to see something durable on the wall.
Mr, Davis has no real issue with the corner column. That corner could, however, serve as
a marker for the building from the north pedestrian way. Perhaps adding color would be
good.
Ms. Gibson thinks the wall needs more openings for visibility in and out. This street will
have more future pedestrian traffia Glazed openings might work.
Mr. Doerr suggests using glass block for translucence.
Mr. Davis said he isn't happy with the new ten-foot bamer along the sidewalk. He tends
to agree with BURA comments about lack of public visual and physical access to open
space.
Ms. Gibson would like to find some way to engage the public through the wall and kiva.
The public should be able to experience the building when iYs closed.
Mr. Doerr said he likes the kiva wall and its materials.
The meeting ended with a discussion on the BURA process with Ms. Durgin and Ms.
Hanson.
Adjournment
The meeting adjourned at 8:42 p.m.
l~da Nem i ~~ Page # ~L>
CIVIC USE BUILDING
Addendum to Site Plan Review #SI-1999-12
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INTRODUCTION - THE CIVIC USE BUILDING AT 10T" and CANYON
Earth, Fire, Water and Air: Children, Dance and the Elements of Sustainability
"The song of the earth has been sung since ihe beginning of fime, but we
can no longer hear it. Through exploring the magic of earth, fire,
water, and air, the words of that song may return to us, and perhaps we
can learn the tune again."
Mary Hoflman and Jane Ray: Earth, Flre, Water, Air
The Collage Children's Museum and the Village Arts Coalition with the help of Barrett Studio Architects
have set out on an adventurous path to build a Civic Use Building in downtown Boulder that models this
song. By emphasizing the building's interaction with the natural elements, it becomes a lens through
which we see our place in the world. More importantly it teaches us about paying attention and of
playfully co-existing with responsibility. The Civic Use Building carries a strong message about
possibilities in climatically responsive architecture. Only by fearning the tune again can we care enough
to be stewards of our community and this precious planet.
The building design celebrates the exubePance of the child and the kinetic qualities of dance. The
Viliage Arts Coalition will provide a facility where people can revisit their childlike instincts through
movement, dance and music. The Collage Children's Museum engages children and their families in
learning about the worid, nature, art, cultures and science and gives young people a chance to create
and learn through experiential education. This fusion of two unique cultural facilities under one roof
fosters muitigenerational connections with each other and the world around us.
The generation of an urban development plan for this site made it possible for these two nonprofit
organizations to design a Civic Use Building in downtown Boulder. BURA, CAGID, the City Council,
and St. Julien Partners have all worked together to create this opportunity. Since the last Planning
Board meeting we have endeavored to create a building design to meet the program needs of the two
organizations and to respond to the comments made by the Board. We appreciate and have
incorporated the direction provided by DDAB and we are pleased to present this design to you.
1.PROJECT
We are submitting the Civic Use Building located on the southwest corner of the 10'h Street Corridor
and Canyon Boulevard in Boulder, Colorado, for a site review amendment, a request for height
variance (the building exceeds the by-right height of 35' per BRC 9-3.2-1), and a request for an off
street loading variance (to the BRC section 9-3.3-16 requiring 1,OOOSF of off-street loading), and a
height variance for a 33' tall wind sculpture located at the southwest corner of the site. Please see final
page of this booklet for height determination.
2. APPROVAL HISTORY
This submission constitutes Phase 2 of a two-phased site review plan. The first phase of the Site
Review (#SI-1999-12) and the Use Review (#UR-1999-15) was approved by Planning Board on
February 17, 2000. The site review proposal was to construct a 200 room, 55 foot tall hotel, a 55 foot
tall civic use building and a 656 space underground parking garage for public and hotel parking on a
2.7 acre site at the northeast corner of 9'h Street and Canyon Boulevard. The use review was
requested by the Village Arts Coalition for an "indoor amusement establishmenY' proposed for the third
floor.
3. STATEMENT OF OWNERSHIP
The Collage Children's Museum (CCM) and the Village Arts Coalition (VAC) will enter into an Air Space
Lease with the Ninth and Canyon Condominium Association (an entity to be formed and controlled
jointly by St. Julien and CAGID), for the land on which this facility will be constructed according to the
Letter of Intent signed June 6, 2000 by the City of Boulder, CAGID, and St. Julien Partners, LLC. This
will be a triple net lease at a rent not to exceed $1.00 per year with a minimum lease term of 35 years
or until such a time as the entire Ninth and Canyon site is redeveloped. CCM and VAC will enter into a
Condominium Declaration, which will set forth each entity's unit in the condominium that governs the
separate ownership of each entity's unit in the building. This Condominium Agreement will deal with
the occupancy, use, and operation of the facility once it has been built.
4. USERS AND USES
The Civic Use Building is to be occupied by both the Collage Children's Museum (CCM) and the Village
Arts Coalition (VAC).
The Collage Children's Museum will occupy the first two ~evels of the three story Civic Use Building.
The CCM is a local organization that has operated in Boulder for the last 10 years from a rented facility
on 30'h Street. The museum and its programs are designed for children ages 9 months to 12 years old,
school groups, families, and the new museum will also provide after-school programs for kids and
teens. The facility is designed for interactive educational exhibits for children which will foster curiosity
and the playful exploration of the worid. Our relationship to the natural elements of earth, fire, water
and air will permeate the exhibits and is incorporated into the design of building itself.
The Village Arts Coalition is a Boulder based coalition of thirty local dance and folk arts groups that
have managed all daily operations of a dance studio for the past eight years. The VAC will occupy the
entire third (top) floor. The primary use of the VAC facility will be participatory dance, dance practice
and dance instruction organized by the VAC and other groups. All VAC activities are open to the public
and admission may be charged for the events. The facility is available to other community dance
groups who may rent the facility for both private and pubtic functions. Examples of anticipated use
include, but may not be limited to ballroom and international folk dances, contra, square, vintage, swing
and other dance events. The VAC might also rent the facility for art exhibits, small dance and music
performance, weddings or other private parties.
Both Civic Use Building groups find many exciting synergies in developing a cooperative facility. CCM
primarily serves children and families and VAC currently provides activities for adults. The VAC is keen
to create folk art activities for children, to make them aware of the enormous range of folk art activities
that they can enjoy throughout their lives and to create an intergenerational link between youngsters
and adults in our community. Collage looks forward to expanding its programming in music,
movement and cultural diversity and celebration for children and their families in cooperation with the
VAC. Another important factor in a common facility is the complimentary use of resources throughout
the day. CCM activities occur primarily during daytime hours, while VAC activities take place primarily
in the evenings. Thus the joint facility will enjoy public use at all hours.
5. A CHILD'S EXPERIENCE OF THE CITY
The Civic Use Building is designed to be energetic and child-like without being patronizing; a building
that a kid might notice on their own as something out of the ordinary that appeals to their sensibility,
while also holding a civic stature along Canyon Boulevard.
The building's location within the fabric of the city is central to a number of children's urban places. It
forms a stepping stone along a series of children's experiences throughout the city connecting the Pearl
Street Mall play sculptures and climbing rocks to the fishing ponds and the children's wing of the Public
Library along Boulder Creek. The 10'h Street Corridor links each of these children's places along a
series of safe and intimately scaled pedestrian paths. The design of the Corridor adjacent to the Civic
Use Building edge will be energetic, fun, and colorful with scale elements that relate to young people.
(See section 8 for more on the development bf the 10'" Street Corridor design.)
Much of the programmatic intention of the Children's Museum is to teach children with interactive
exhibitry about their place in the world through a recurring theme of the elements of fire, earth, water
and air. We took this notion into the design of the building itself by exaggerating those features of the
building that interact with the natural elements. Those features include the following:
• A butterfly roof that channels rain to a central gutter and then drops and measures the water in an
interactive series of events on its way to irrigate a"living wall".
• The earth is expressed through a recycled sandstone base that supports a vine-covered "living
wall" used as a medium to filter noise pollution from adjacent traffic, while providing seasonal color
and an expression of the cycles of growth.
• Expressions of fire can be found on a south facing wall of solar cells laminated within clear glass to
provide a lattice of daylight and electric conversion that drives exhibits and lighting. The cone-
shaped southwest corner houses a sundial room involving children with their relationsliip to the
sun.
• A kinetic wind sculpture powered by front range g'usts and breezes and may be used to show the
use of wind power in creating energy to fuel an exhibit inside the building.
A CHILD'S EXPERIENCE OF THE CITY: The Canyon Street elevation of the Civic Use Building
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C A N Y O N B L V D
A R A P A H O E A V E
6.URBAN CONTEXT
The Civic Use Building has multiple contexts to which it responds and from which it should be
understood. On the one hand it occupies a prominent front seat on Canyon Boulevard where, along
with the Boulder Public Library, it forms part of the Canyon Cultural Corridor. It is also an important
destination among a series of chiidren's experiences throughout the city. And finally we have the
context of the St. Julien Hotel - our neighbors along the 10th Street Corridor with whom we share a site.
We have undertaken a building design that works in association with each of these contexts.
This is a building full of dancers and children in motion as refiected in the kinetic roof form; the
animation of building elements are a response to its young users; the scale and mass of the building
are a response to the busy urban face that makes up Canyon Boulevard; and the street-level
transparency a way to engage the public in their path along the 10'" Street Corridor. To a large degree
the design is unique from any building around it; but civic and cultural buildings such as libraries, city
halls, and museums are recognized by how they stand apart from their surroundings. These building
types are designed to reflect what.they are and how they are used. Similariy, the design of the Civic
Use Building is descriptive of its unique use and function.
Looking north east from the corner of 9'h and Canyon
The tilted glass cone at the entry to the
new wing of the Boulder Public Library
is a focal point on axis with the path and
Boulder Creek Bridge.
A view of the southwest corner of the
Civic Use Building from the ramp
located at the Canyon Boulevard
sidewalk. The sandstone base
terminates in a concave kiva form, the
cone-shaped glazed corner is in line
with the cone at the library entrance
across Canyon, and the horizontally
proportioned windows around the
entrance are similar to those at the old
library entry.
The sandstone base of our building
along Canyon is a material found in
institutions throughout Boulder including
the CU Campus, Boulder High, and the
Library and Municipal Building across
the street. St. Julien, our closest
neighbor has also proposed using
sandstone along portions of the exterior.
Here we see a convex sandstone wall at
the Municipal Building.
CONTEXT: While the Civic Use Building is unlike the buildings around it, the design is sympathetic to
its context, and draws from the civic architecture in Boulder and across Canyon Boulevard.
A proposed crosswalk across Canyon will link the Civic Use front door to the Boulder Creek and
Library. The cone-shaped form on the southwest corner of the Civic Use Building is directly aligned with
the inverted cone at the entry to the new wing of the Boulder Public Library across the creek. The path
and bridge over the creek is on axis with these elements, so the visual connection is strongly
reinforced.
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7. 10T" STREET CORRIDOR
COMPARISON TO PREVIOUS SUBMITTAL: The footprint of the building is actually smaller than what
was previously delineated in February 2000 (see attached comparison on the following page) leaving a
greater degree of open area along the 10'" Street Corridor. The museum's outdoor exhibit area is now
enclosed by a partial height wall that is punctured with numerous openings to look in and look out at the
activities at either side of the wall. The building entries are now recessed from the 10'h St Corridor
under the cover of the third floor above it, creating a spacious outdoor gathering space - making it more
of a plaza than a corridor.
As noted in the flood portion of this document, the level of the 10'^ Street Corridor has been raised
above flood level to ensure safety. The highest elevation of the corridor is now level with the elevation
of the entrances to the Civic Use Building - this helps to engage the pedestrian with the building and its
uses, and eliminates the need for ramps to the front door a~lowing for more open space along the
Corridor.
CAGID GARAGE ENTRANCES FROM 10T" STREET CORRIDOR: The elevator to the parking garage
below is located directly opposite the entrances to the Civic Use Building. This has been purposely
changed since the last submittal to help bring pedestrian circulation through the 10'" Street Corridor,
and to allow patrons of the Civic Use Building easy access to parking. The CAGID stairs are located at
the northwest corner of the building. The stairs exit under the protection of the overhanging floor
above, and the wall of the building pulis back from the alley to allow for a safe threshold between the
stair and the 10'h Street Corridor as it crosses the alley.
WALKING THE 10T" STREET CORRIDOR: The 10th Street Corridor is a network of pedestrian paths
that connect Pearl Street to the Civic Use Building and across Canyon to the Library and activities
along Boulder Creek. It begins at Pearl Street brushing the edge of the Rhumba Restaurant, then
squeezes between the Ritz and the 55' tall Dandelion Restaurant Building. A future crosswalk at
Walnut Street will lead to the new portion of the corridor between the proposed parking garage
entrance and the Mediterranean Restaurant Building and ultimately between the St. Julien Hotel and
the Civic Use Building. This experience has been carefully planned to be animated, interesting and
well lit at night. The building is transparent along much of the Corridor to allow for views into the
building to the activities and exhibits inside. See section 8 for more on the concepts and process
proposed for the design of the Corridor itself.
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SITE PLAN as submitted in February 17, 2000 showing footprint, 10`" St Corridor, and CAGID
entrances (proposed plan shown dashed over original plan)
0' 3 0' 100'
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PROPOSED SITE PLAN showing footprint, 10'h Street Corridor and CAGID entrances
From the Walnut Street end of the 10'h Street Corridor the view of the Givic use tsuuaing ~s ~ran~cu
between the Med on the left and the CAGID parking garage entrance on the right. From this vantage
point there is a view of three {evels of the building each with its own active use; the lowest floor will
house a lively ball machine exhibit, the second floor a kid's art studio, and the third a small dance
studio. The corner is open and glazed with non-reflective glass to maximize visibifity into these spaces
during the day, and the rooms wiN be iHuminated from within to offer a"beacon" to draw passers-by at
night.
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`Flaving a Ball" by George Rhoads is one of the kinds of exhibits being considered for the northwest
corner of the CUB
The pedestrian level windows at the north west corner of the Civic Use Building will enclose
some sort of colorfui exhibit. At this time the children's museum hopes to locate a kinetic ball
machine in this corner that will be lit and in operation day and night. These artful machines
create colorful visual surprises and will be visible.from inside and outside the building along the
10'h Street Corridor.
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10T" STREET CORRIDOR DESIGN: these images do not represent our actual design, but convey the
spirit of what we intend to pursue such as animated walking surfaces, imprints of dancer's steps in the
ground, lighting, seating, bike parking, all to bring the exuberance of the building to the pedestrian
corridor.
8. DEVELOPMENT OF THE 10T" STREET CORRIDOR DESIGN
Together with CAGID and St. Julien Partners we will jointly plan the 10th Street Corridor from Wainut to
Canyon.
The Corridor will be designed to draw pedestrians to the Civic Use Building and other public spaces on
the site and to visually convey the opportunities for creativity, learning and enjoyment which occur
there. The Corridor will function as a safe and attractive passageway between the Mall area on the
north and the Civic Center and Boulder Creek areas on the south. It will be designed to provide the
visual interrelationship between the St. Julien Hotel and the Civic Use Building while honoring the two
very different architectural styles of these buildings.
Although exact design elements are yet to be determined, we plan to include Iighting, landscaping,
banner stanchions, and thematic elements such as dance steps performed by feet embedded into the
paving surface to draw visitors onto the Corridor. Excitement, creativity and fun will be highlighted
through color, movement and action in the Corridor, and will enhance the movement and action which
will be seen inside the Civic Use Building through the windows on the northwest corner.
The City of Boulder's Planning Department and Downtown Design Advisory Board will be involved in
the final review and approval of the 10th Street Corridor design,
The Civic Use Building will be a highly visible landmark viewed while walking or driving along Canyon
Boulevard. This view illustrates the building looking west from the 11'h Street crosswalk. The open
section of the roof offers visual detail against the simplicity of the east wall where a painted murai is to
be located. The Oasis property located in the foreground will likely be redeveloped with a building
located along our shared east property line obscuring the large east wall.
9. HEIGHT & MASSING
The Civic Use Building extends to a height of 55' along the highest edges of a butterfly-shaped
roof (heighYbased on calculations utilizing the1958 USGS contours-see attached height
calculation sheet at the end of this document). When viewed side by side the CUB is lower in
height than the adjacent St. Julien Hotel approved in the previous site submission.
Our building is 3 stories high with a partial intermediate mezzanine levei for the museum's
administrative functions. The floor to ceiling height requirements of the uses inside the building,
along with the need to fit a prescribed program area within a relatively small footprint
necessitates the building reach the height limit of 55'.
The roof extends to the 55' height limit as do many buildings in this area of Walnut and Canyon
including the St. Julien Hotel. Unlike a number of our neighbors, this height is reached only at
points along the roof, and the roof itself is designed to hover over the building to lighten the
perceived mass of the structure.
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South Elavatlon
See large scale elevations to reference a detailed description of materials and building elements
Every effort has been made to break up the mass of the building along its south edge facing
Canyon Boulevard. The floating roof line casts shadows over the wails below creating a visual
break across the face of the building. The third floor ballroom terrace is recessed 14 feet from
the south face of the overall form. The transparent cone-shaped volume on the southwest
corner of the building reveals activities inside, and only the columns supporting this shape reach
the ground. The ground floor of the museum is recessed from the street and under the upper
levels of the building - shading the outdoor exhibit area during summer and bathing it in winter
light when the angle of the sun lowers in the sky.
The sandstone wall that forms the base of the building along Canyon is approximately 5' tall as
measured from the sidewalk. Our building is required to be raised to this level for flood safety.
A 5 foot tall undulating vine-covered "living" wall grows out of the right half of the sandstone
base as a medium to filter noise pollution from adjacent traffic to the outdoor exhibit area, while
providing seasonal color and an expression of the cycles of growth. Sitting above the left half of
the sandstone base is a more transparent wal~ that allows Canyon Street pedestrians a view in
to the activities taking place in the outdoor exhibit area.
See large scale elevations to reference a detailed description of materials and tiuilding elements
The west elevation comprises the edge of the building that faces the 10'h Street Corridor. Here
the building varies in height from 47' to 55' along the highest point of the roof.
Moving from left to right along the elevation:
• The windows at the north corner will house the ball machine or other exhibits visible from
the 10'" Street Corridor (see 10t° Street Corridor section of this document for more
illustrations).
• A vertical light scoop runs the full height of the VAC stair.
• The glazed entrances to the VAC and the Collage Children's Museum are located under the
cover of an overhanging third floor, and large portions of the surrounding walls are
transparent revealing activities beyond.
• The museum's outdoor exhibit garden is enclosed with a five foot wall for security purposes.
Outdoor exhibits and water elements will be made visible to the general public through
openings in this "look in - look out wall".
• A kinetic wind sculpture is located on axis with the 10'h Street Corridor- visible from Walnut
Street and from across Canyon Boulevard and is surrounded by a six foot high kiva-shaped
sandstone wall.
54% of this wall is transparent at pedestrian level as measured from the north corner to the
south side of the air lock entrance to the museum.
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See large scale elevations to reference a detailed description of materials and building elements
The north wall of the building along the alley is 47' tall.
52% of this wall is transparent at pedestrian level as measured from the CAGID entrance to the
west corner of the building, and from grade to the top of the window in west.corner of the
building. This is the portion of the north elevation that is in line with and intersects the 10'h
Street Corridor (see 10'" Street Corridor section of this document for more illustrations).
See large scale elevations to reference a detailed description of materials and building elements
The east wall facing the Oasis Restaurant ranges from approximately 44' to 47' tall and the
highest edge of the butterfly roof hovers above it at a height of 55'. This wall is located at the
property line, and we expect that when the Oasis site is redeveloped there will be a building
adjacent to and blocking most of this wall. We are proposing that a series of 4' x 4' cementitious
panels be mounted to the east wall and be painted by children, and that the content of the
paintings might depict children and dancers from around the worid. Perhaps the artists are
children from our sister cities around the globe. It will be possible to remove and relocate these
panels in the event that the neighboring property is developed.
These self portraits by kids attending school in the Tenderloin
District of San Francisco adorn ihe exterior of their school. Credit: EHDD Architects
CMU wall with raked horizontal joints
and corrugated cement panel - shown with no color
Transparency of photovoltaic celis permits
interior light to shine through at night
Sandstone
Corrugated cement panel
Photovoltaic wall seen during the day
10. MATERIALS , COLOR and ART
See the large scale elevations for a keyed list of materials as they occur on the building.
• Sandstone wall: recycled sandstone, similar in color, size and layout as found at adjacent
hotel, library and municipal building across Canyon Blvd. (see south elevation)
• Concrete masonry unit wall: integral color, 8"x16" running bond with raked horizontal joints.
The raked horizontal joint creates a shadow-line that reduces the perceived size of the
walls to a human scale.
• Corrugated cement panel: horizontal corrugations, stained for color. This material is very
durable, and the corrugations create a soft shadow line, bringing the scale down to human
level. (see east, north and west elevations)
• Glazing: thermally broken storefront system with matching trim. Entry and south walls
emphasize horizontai proportions much like the library across Canyon.
• Soffit and fascia: painted metal
• Wind Sculpture: colorful, pole mounted wind sculpture...
• Photovoltaic Wall: a southern wall of solar energy collection cells laminated within clear
glass to provide a lattice of daylight and electric conversion that helps drive exhibits and
lighting in the museum. The cells are a blue/violet color, and are transparent. Each cell is
approximately 4" square, and each panel of glass will hold 40 or more celis separated from
one another by approximately 1/2". This creates a wonderful lattice of transparent glass in
a grid of color. The wall is punctured with a number of transparent "portholes" with square
metal frames through which kids can look to the outdoors. (see south elevation)
• The "Living Wall" encloses the museum's outdoor exhibit area with a thick undulating wall
made of formed concrete that is covered with growing vines. It is used as a medium to filter
noise pollution from adjacent traffic, and to provide seasonal color much like the virginia
creeper found on the CU campus. (see south elevation) The "transparent wall" encloses a
portion of the museum's outdoor exhibit area and is made up of one or more of the
following materials: a) glass block, b) laminated glass, c) vertical cabies, d) vertical cables
with a fence of falling water behind it.
Colors shown in this submittal represent a schematic level of study, and further analysis and
accuracy will be pursued in later phases of the project.
Art Please note that a few of the exterior elements illustrated in our drawings are not fully
developed. These include a) the funnel and cylinder for roof run-off b) murals or art elements on
the east wall c) the height and appearance of the wind sculpture d) the design of the exhibit at
the north west corner of the building. Each of these elements require specific funding and will
be largely influenced by artists or exhibit designers who are not yet involved in the project.
These drawings reflect what the owner and architect see as guidelines to the ultimate execution
of the work, but is possible that they will appear somewhat differently than illustrated here.
11. BUILDING DATA
AREA:
Level 1: 10,275 sf + 3,255 sf outdoor exhibit space
Mezzanine Level: 2,259 sf
Level 2: 12,629 sf
Level 3: 12.905 sf + 855 sf outdoor terrace
38,068 sf bldg + 4,110 sf total outdoor space
FAR: As stipulated in the Phase 1 approval a minimum of 20% of the gross floor area of the 9'"
and Canyon project is to be devoted to civic uses as required by the 1995 URP. The Civic Use
Building as designed is 20.25% of the gross floor area of the site. (See sheet L1.0 for site area
calculations) With a gross floor area of 38,068 sf the proposed Civic Use Building is 20.25% of
the total site development.
SETBACKS:
• The north edge of the building extends to the property line on the alley.
• The east edge of the building extends to the property line shared by what is now the Oasis
Restaurant site.
• The south edge of the building is located 63' to the north of the centerline of Canyon Blvd.
• The west face of the building has an irregular footprint, (now smaller than the conceptual
footprint originally submitted in the February 17, 2000 Site Review Submittal.)
FLOOD: The first floor of the Civic Use Building is located at an elevation of 5354 feet; (two feet
above the flood elevation of 5,351.9 NGVD). The 10'h St corridor rises at a gradual slope from
the alley at the north of the site to an elevation of 5354 feet allowing tor a sate area of refuge at
the entry to the building; the entry doors to the Civic Use Building, the elevator to the parking
garage, and the plaza between them are located at this elevation. Flood gates are utilized only
at the northwest corner of the building at the entrance to the CAGID parking garage stairs where
the top landing of the stair is located at the alley level at approximately 5351 feet.
The southernmost edge of the building is located 63 feet to the north of the centerline of Canyon
Boulevard. This serves as our building setback, and no outdoor uses or habitable spaces
extend past this line. The building edge is located behind (to the north of) the previous
proposed conveyance line, and high hazard line as published in the February 17, 2000 Site
Review Submittal.
FIRE ACCESS: A minimum distance of 20 feet is maintained between the Civic Use Building
and the St. Julien Hotel for fire truck access extending from the alley at the north side of the site
to the fire exit stairs at the Hotel. This portion of the hotel is where the bedroom windows are
located along the 10'h Street Corridor.
SOLAR SITING: By stepping the building down on the north to a height of 47' we reduce the
apparent size of the building and reduce the shadow cast on the neighbors to the north. (see
sun shadow analysis sheet to see extent of shadows cast on surroundings). Pending funding, a
portion of the south elevation is to be clad in photovoltaic cells and a photovoltaic array will be
located on the roof - set back from the edges of the roof so as to be out of view from the street.
USABLE OPEN SPACE: The required useable open space for the site is 20%
(per BRC 9-3.2-7.d). The useabie open space provided on the site is 40.4%. This does not
include private hotel grounds, nor does it inciude the museum's outdoor exhibit garden.
LIGHTING & SIGNAGE: Both lighting and signage will be designed in conjunction with CAGID
and St. Julien Hotel.
OFF STREET LOADING: The museum expects to have large deliveries only three or four times
a year when traveling exhibits arrive. The retail and food service components of the Civic Use
Building are minor elements in the overall building use, and the museum shop, caf~, and VAC
catering functions will require relatively small scale deliveries, with vehicles parked temporarily
in the alley. The loading area is designed with a hydraulic dock lift, accommodating deliveries
made paraliei to the building, and consequently never blocking the alley. A variance is
requested for the 1000SF Off Street Loading requirements per BRC 9-3.3-16.
12. APPROXIMATE DEVELOPMENT SCHEDULE
CUB Planning submission date: April 2001
CUB Planning review complete: October 2001
CUB Submits for permit: March 2003
CAGID parking garage
construction begins: February 2002
CAGID parking garage
construction complete: February 2003
CUB construction begins: May 2003
CUB construction complete: May 2004
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