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6A - Use Review #LUR2001-00057, Holiday Drive In Theater Redevelopment, 4650 North BroadwayCITY OF BOULDER PLANNING BOARD AGENDA ITEM MEETING DATE: December 6, 2001 (Agenda Item Preparation Date: November 23, 2001) AGENDA TITLE: Continued public hearing and consideration of a request for Use Review #LUR2001-00057 for professional and technical offices, art or craft studio space, in the Naropa University project area of the Holiday Drive-In Theater Redevelopment site located at 4650 North Broadway and zoned Mixed Density Residential (MXR-D). Applicant: Cindy Brown, Co-Executive Director Boulder Housing Partners Owner : Boulder Housing Partners REQUESTING DEPARTMENT: Planning Department Peter Pollock, Planning Directar Bob Cole, Director, Land Use Review Mike Randall, Planner, Case Manager OVERVIEW: The applicant is requesting consideration of a Use Review for a portion of the redevelopment of the vacant Holiday Drive-In Theater site, located north of Yarmouth Avenue, west of US36, east of Broadway and south of Lee Hill Drive. The proposed uses include art studios and offices in conjunction with housing for faculty and students of Naropa University. Staff finds this request to be consistent with the Use Review Criteria and is recommending that the Board approve this request with conditions. STATISTICS: Application: Use Review LUR2001-00057 s:\plan\pb-itemsUnemos\mr4650BroadNaropaUse.wpd AGENDA ITEM # 6A Paee 1 Project Name: Holiday Drive-In Theater Redevelopment, Naropa University Location: 4650 North Broadway BVCP designation: Mixed Use Residentiai and Medium Density Residential BACKGROUND: On October 1 l, 2001, the Planning Board reviewed and approved the Site Review for the Holiday Drive-In Theatre Redevelopment. As a part of that proposal the applicant had submitted an application for Use Review far certain non-residential uses in the Naropa University proj ect area of the site. The item has been continued to the meeting of December 6 in order to allow the applicant time to submit more complete information. The applicant has submitted new materials, to supplement the original, which are attached to this report as Attachment C. Please note that the applicant has decided not to include "adult education facilities and vocational schools" and "governmental facilities and broadcast and recording facilities" as was requested in the original application. PROJECT DESCRIPTION: The Naropa component of the Holiday plan will provide 68 dwelling units (28 affordable) for use by Naropa staff and students, as well as for private individuals. The housing will be divided among 12 buildings (5-6 dwelling units each). Nine of the buildings fronting on Lee Hill Road will contain "flex space" facing the road in order to provide a buffer far the residential units from traffic noise (much of the noise comes from US 36) and the industrial area on the north side of Lee Hill Road. The flex space is very narrow, only 15 feet in width, making the room useful only to tenants who do not need much space and not to large offices, organizations, or gatherings. Each space contains approximately 720 square feet (not more than a total of 7,500 square feet). The flex space is intended primarily to serve as small studios and offices for the residents of the Naropa project. The uses will not be "accessory" in nature but will act independently as principal uses. The space may be occupied by 1 to 12 persons with the upper limit being when used as a studio area, for example. The applicant states that the space is not an extension of the main campus or of the normal classes; rather, it is intended to be used by the residents for their personal or community purposes. However, the applicant does not propose to specifically limit possible tenants to only residents of the project. Parking has been provided as required: 72 parking spaces for the residential component and 15 spaces for the flex space (one space per 500 square feet of non-residential). As a condition of the Site Review approval, the applicant will be preparing a Parking Management Plan and is required to provide a transit pass program. It is anticipated that the bus line currently serving this area will be modified so as to provide more direct service within the Holiday project. s:\plan\pb-items~nemos~nu4650BxoadNaropaUse.wpd AGENDA ITEM # 6A Paee 2 KEY ISSUES: Have the Use Review Criteria been satisfied? ANALYSIS: InaccordancewithSection9-2-1(b)(2)(E)"complementaryusesmaybepermitted"inMXR-D. The flex space offers a unique opportunity for the residents and others to provide a variety of community services in the north Boulder area which might otherwise be unavailable. What exactly might be offered will be up to the future residents of the Holiday project and their own creativity. ' The Use Review Criteria have been attached (see Attachment B). Among the key findings which must be made in order to approve the requested uses are: Does the project provide a direct service or convenience to the neighborhood? The proposed uses are in direct conjunction and provide a convenience to the faculty and students who are expected to reside in the same buildings. The flex space is intended to be made available for similar purposes to other residents of the Holiday Drive-In neighborhood. Do the intended uses foster specific citypolicies such as providing moderate income housing and residential and non-residential mixed uses, and group living arrangements for special populations? The Holiclay development anticipates an eclectic mix of people and professions providing a ctiverse population and naeeti~zg goals for both affordable housing and affordable small non-residential space often sought by artists and other professionals of limited means. The proposed uses are key components to this environment. Will the proposed uses be reasonably compatible with and have minimal negative impact on the use of the nearby properties? It is the intendecl purpose of the project to provide a unique living arrangement for the faculty and students ofNaropa University and to incorporate this population with the other residential components of the site, inclucling single family, studios, mixed use, and co- hoa~sing. The proposed uses will be a part of and not detrimental to the project. PUBLIC COMMENT AND PROCESS: The owners of all property located within 600 feet were notified by mail of the Use Review application and the property was posted with signs. The Planning Board agenda was published in the Daily Camera. s:\plan\pb-items~memos~mr4650BroadNaropaUse.wpd AGENDA ITEM # 6A Paee 3 STAFF RECOMMENDATION: Staff recommends that the Planning Board adopt this memorandum as findings of fact and approve Use Review #LUR2001-00057 in accordance with the Recommended Conditions of Approval indicated in Attachment,A. Approved By: ~V l4 \~~ Peter Pollock, Planning Director ATTACAMENTS: Attachment A: Recommended Conditions of Approval Attachment B: Use Review Criteria Attachment C: Applicant's Submittal s:\plan\pb-items\memos~mr4650BroadNaropaUse.wpd AGENDA ITEM # 6A Paee 4 ATTACHMENT A RECOMMENDED CONDITIONS OF APPROVAL LUR2001-00057 Description: USE REV IEW: Request to allow for arts and craft space and professional and technical offices for Blocks 7,8,10,11, and 19 of the Holiday Driva in Theatre Redevelopment. l. The Applicant shall be responsible for ensuring that the development shall be in compliance with the approved Site Review LUR2001-00030 dated October 11, 2001, and on file in the city of Boulder Planning Department. The Applicant shall not expand or modify the approved use, except pursuant to Subsecfion 9-4-9(g), B.R.C. 1981. Prior to the occupancy of any building, the Applicant shall provide a Parking Management Plan for review and approval of the Planning Department. s:\plan\pb-items~nemos~mr4650BroadNaropaUse.wpd AGENDA ITEM # 6A Paee 5 ATTACHMENT B USE REVIEW - NAROPA UNIVERSITY CLASSROOMS (Adult education facilities and vocational schools; offices, professional and technical; art or craft studio space no larger than 2000 square feet) Criteria X 1. The use is consistent with the purpose of the zoning district as set forth in Section 9-2-1, "Zoning Districts Estabiished," BRC, 1981, except in the case of a non- conforming use; Zoning District: The requested uses are consistent with the MXR-D zoning disfrict Uses of Land. The district intends fhat fhere be "complemenfary" uses within the residential development. The provision of studio, art, and office space will provide unique opportunities to the residents of the Holiday project. X 2. The use either: X (A) Provides a direct service or convenience to or reduces adverse impacts to the surrounding uses or neighborhood; The specific locafion of the nonresidential space is arranged along and parallel wifh Lee Hill Road. This is to reduce road noise impacts from US 36 into the Holiday developmenf. The proposed uses are in direct conjunction and provide a convenience to the faculty and students who are expected to reside in the same buildings. The "flex space" is infended to be made available for similarpurposes to other residents of the Holiday Drive-In neighborhood. X (B) Provides a compatible transition between higher intensity and lower intensity uses; All of the area north of Lee Hill Road is zoned and used for industrial use; the arrangement of the classroom "flex space" along the south side of Lee Hill provides a buffer between fhe industrial and residential uses. X (C) Is necessary to foster a specific city policy, as expressed in the BVCP, including without limitation, historic preservation, moderate income housing, residential and non- residential mixed uses in appropriate locations, and group living arrangements for special populations. s:\plan\pb-items~nemos~4650BroadNaropaUse.wpd AGENDA ITEM # 6A Paee 6 It is fhe intention of the applicanf to provide a unique living arrangemenf for fhe faculty and sfudents of Naropa University and to incorporate this population wifh the other residenfial components of the sife, including singies, family, studios, mixed use, and co-housing. Policy 2.17 encourages the Mixture of Complemenfary Land Uses. Policy 7.01 encourages a Mixture of Housing Types to insure housing for all elements of the population. X 3. The location, size, design, and operating characteristics of the proposed development or change to an existing development are such that the use will be reasonably compatible with and have minimal negative impact on the use of the nearby properties; Within the Naropa component of the Holiday development proposal there is approximately 60,000 square feet of residential (68 dwellings) and an additional 6, 500-7, D00 square feet of non-residential space (split into spaces of 720 to 1,000 square feet each) for studios, office, etc. The non- residential space is arranged primarily on fhe north side of the development along Lee Hill Road, Alfhough no specific users of the flex space have been identified, and the possible users are broadly defined, the development anticipates an eclectic mix of people and professions providing a diverse population and meeting goals for both affordable housing and affordable small non-residential space often soughf by artists and other professionafs of limited means. On-sife parking has been provided as required. In addition, the applicant is required to prepare a Parking Management Plan, including a Transit Pass program for the use of fhe residents. The area is currently served by a bus route which may be altered to include more direct access to the development itself when complefed. Substantial on-streef parking is available on all streets within the Holiday project. X 4. As compared to development permitted under Section 9-3.1-1, "Permitted Uses of Land," SRC 1981, in the zone, or as compared to the existing level of impact of a non-conforming use, the proposed development will not significantly adversely affect the infrastructure of the surrounding area, including without limitation, water, wastewater, and storm drainage, utilities and streets. The infrastructure of the new development will not impact the surrounding area. X 5. The use will not change the predominant character of the surrounding area. s:\plan\pb-items~nemos~mr4650BroadNaropaUse.wpd AGENDA ITEM # 6A Paee 7 The location of the classroom space is arranged on the south side of Lee Hill Road. The north side of Lee Hill is predominately industrial in character. The character of the new development is primarily residenfial. When operated wifhin the proposed parameters the "flex space" will not impact or change the residential character of the Holiday project. s:\plan\pb-itemstrnemos~mr4650BroadNaropaUse.wpd AGENDA ITEM # 6A Paee 8 - - ~ ATTACHMENT C ;- ~>> 1~ 1 1~ SAflRETT 5TUD10 architects I 1.09.01 Mike Randall Planncr, Case Manuger City of Boulder Planning Department Boulder, Colorudo Dear Mr. Rand~ll, In response to your request For additional informution regarding our Use Review LUR2001-0OU57, we submit this letter. Additional information for use review process for "Hex space" at Naropa ~site. These spaces are not for formul University use. They are not university clussroom spaces. They ~re an amenity for the residents of the Holiday Drive-In neighborhood including residents c~1' the N~ropa housing, The uses muy include: • Practice or studio space for use by Naropa graduate students and faculry who live u1 the Drive-in neighborhood, or for use by other neighborhood residents, • Personul research offices for graduate students and Faculty who Iive at the Drive-in neighborhood. • Smull privute offices for neighborhood residents. • Multi-purpose space that could support exercise classes, craft groups, reading cluhs, etc. • Art or craft studios. Other Informution: • The typical size of these spaces C 720 sf. • Number of users per spaca varies between one and 12 persons at a time. • Hours of use are from 8:00 am to G;00 pm with occasional evening use. If persans using these spaces are coming from outside of the Drive-in neighborhood, i[ is anticipated that most would use public transit and alrernutive modes of Iransportation. Sufficient pxrking fnr uny proposed use is provided in the submitted site plan for this project. A parking management plan will be submitted to staff prior to a certificate of occupancy. Our rcquested uses include the following Land-Use Regul:~tinn listed categaries of uses reyuiring usc review in this zone district. I) Offices, professional and technicul. 2) Art or craf't studio spuce no larger than 2,(xH) sf in size. (Note: we h~ve removed "adult educution facili[ies and vocationul schonls", "govermnent facilities" and "broadcasting ~nd recording facilities" from our previous lisl of requesled uses) Ar<hitecture Community/Urban Des~B~ Interiors igpq zoth S[reet Boulde~, Colorado ea9o~ ~w~n• 301.449.taya ~~• 303~449~93ZO .~nall bsa~barrettsludlo.com w.e ~q~~~page#.~_ www.barrettstudia.cnm The number of employees, and hours of aperation, will be severcly limited by boeh the size of the spuces, and their proximity to housing. The intent is to provide small, Flexible multi-use spuces suituble for ~~t and music activities and uther activities of benefit to the community, the neighborhood, the buildings' inhubitwnts - with somc emphusis on Naropa University studen~s und faculty wha live ul the Drive-in. Regurds, George Wutt Architect Associulc Bvrren SW~io Architects A9enda Item 1 ~ ~ Page # /D •~ ~~~~~ ~~ ~ 1~ BARRET~T STUDIO architects Holiday Drive In Redevelopment Use Review - Blocks 7,8,10,11,19 Proposed Developer - Naropa University Written Statement September 17, 2001 The Naropa-developed housing and multi-use space will be a proposed dynamic edge along Lee Hill Ad. This block within the Holiday Drive-In Redevelopment is organized to create well-defined pubiic realms. These public realms are realized in the sheltered courtyards, a series of common open spaces designed to promote a sense of community within the project. The courtyards are enclosed by multi-use space to the north along Lee Hill Rd and by residential space to the east and west. The multi-use space forms a gateway into the common open space, acting as an inviting front porch. This flex space is smali in scale keeping with the adjacent residential character to the south. It is intentionally located to provide a mix of uses as a transition between the residential apartments and the light industrial uses across Lee Hiil Rd. The flex space also provides a physical buffer between these apartments and the light industry. There will be a stop atong the 204 bus route in the Naropa community lessening the auto impact on the site. 7hose using this route, as well as others visiting the site, will benefit from lectures, yoga, dance, music classes, etc. provided in the mixed•use buildings along Lee Hill Rd. The Naropa propeRy provides a mixed-use gateway along 15'" St. from Lee Hill Rd. to the Studio Mews, a mixed-use adjacency to the south. The property is proposed to be primarily muiti-family housing, with roughly 60,000 sf of residential space. In addition, there is proposed approximately 6,500 SF of non-residentiai use space along Lee Hill Road. This space is distributed equaliy among nine buildings, such that each non-residential use space is approximately 720 SF in size, and no larger than 1,000 SF in size. The exact use of these spaces will not be determined until tenants are found. Sufficient parking for any proposed use is provided in the site plan forthe project. Thus we are asking for a Land Use Variation allowed by Use Review in the MXR-D zone to allow for "Adult education facilities and vocational schools", "Offices, professional and technical", "Art or craft studio space no larger than 2000 SF in size", "Governmental facilities" and "Broadcasting and recording facilities". At this time we would like to reserve the right to define the exact uses because we are still in a very early stage of the development and planning stage of the entire Hoiiday Drive-In project. Archltecture Communlty/Urban Deslgn Interiors i944 zoth Street Boulder, Colorado Bo3ox yhon~ 3~3•449.tv4~ ~•s' 3a3•449•93~0 •md~ bsa~barrettstudlo.com w•b www.barretts[udio.com Apends Ilem t ~ ~ Page # ~_ llll C 9 I P TI-~ FLEX SPACES AF~E PR[MARILY AE FOR COMMUMTY USE, PND WILL BE LEASED AT AFFORDABLE RATES FAR LOYfER THAN MARKET RATES FDR TYPICAL BOL7,DER OFFICE SPACE mvo crcv en~nsc ~.no iroov `` r~ ~' ~~r~:G~ LW11A AY?~M1IE ~ ~1 ~IIIIII ^ THE FiEX SPAC"cS, TOGETHER RTTH C02dMON USE LAIINDRY ROOMS, FRAME A GATEYPAY THAT PR041DES A TRANSTTION BETM7EEN LEE I-~1. AND T6'E QUi~'T COUP.i7'ARDS TO THE SOL"fH. caev ennrvc nrtcmco 9cemnumtnr Age~da ~~m Wo~.F~ • L,YO~ ~ ARCHITECTS tlnxora.xous~x~ AT Tf3E DRIVE IN BOi)LDER, cOIARADO DWNER: NP90PP UNfY;PS1T1' u.~~dc nnoa[ss ax. srarz r: ~za7 bx-ms.. . . - P. lrz+'1 x~-zox ARCHITECT: xau~e-:mx nacvr,ecrs nx rzwc sraeer - su[re zic eollL-ER ~ B03M T: 1303j N~-2'1BB i'. 13~~1 <41-2968 LWDSCAPE ARCHITECT~ FA1~ 1W~liG AO~RESS CISf, SfATC T. (X)IX1 XIS-%IRY. F: 1%1P~ %%%-~ CIVIL ENGINEER. ~.we uuuna woness RIY. SfATE T~. I%%i) %KX-%KIX £~ f%1x) 10a-%lU . STRVCTIIRAL EFGINE"cB~. 4EBe11 ENGINEEPINC B54 PE48L SIP2Ef B~Oll16R CO 80~0: 2: (303j 669-85<5 F. (909i M4-3140 51ECHa~]CAL ENCINEER~ NtYe u.wxc ~oeESs cm', srere T: I%%X) %%Y-X%IX F %X{~ %~x-%%A: ELECTRtCAL ENGINEER eevisro~s- ~A1E ]Q:PC:.n ~~ ~. E~ ~~ ; ~ ~~ ~lolid~y Drive on Redevetopmenf Sfandards and Guide[i~es tomte wark/aj~ice ennies Wmkspare should be mchitectumly distingm from living °uiiaing to address ~orh streea a~ corner conditi Aliow peCestrians access through block by b~ tomte parking abng afley and provide shade with landsmping i, >~ ~~i' >' ~ARRE~7 STU~~O architects For the Housing ^ e City of Boulder 1 1 Odent 6vifdings to create outdaarwalk or courtyard to the south ~ Il, I ~ housing entnes as far away(rom CeeHi!I as passible buliding use so work/o f(ice ~inctions and s are lomted alang Lee Nill aodliving syacu esout~ ivide shade in courts with trees, cunapies erc... :ate rommon outdaar work ar rourryard spaces the south wd bu//er(rom Lee Hilt :ing jrom murryards wkh landscaping tures ~E~9NOT90NS A Mixed Use building located along Lee Hill Drive shall be defined as a residential use- built over or behind a workJoffice or studio/ shop space. These Mixed Use units might be occupied by one user or organized for sepa• rate live and work users. It is anticipated that the "work" portion in this unit type might indude teaching or office, craft or art produc- tion or performance art space. • Standards ~ Guidelines ~B~iaa~ aas~ 4~ass8ao~ ~ The massing o/the Po9ixed Use building sboll rzflett the mix o f uses within and its relationship to thestreet. ~ Variation in 6uildin; mass;n„ architectural Getaiiing and pattern should relate to the human scale and charatter of ihe pedestrian envimnment. = ihe"work"spac:onthefirstfloorshouidbearchitectur ally distinguisha6le from !he residences above. ~~v@caaog ~ At! parking shall be atcessed from the a(leys. Porking which obuts a street sha(! be screened /rom view wiPh a parkingstructure, walf orlandscaping. • Estrriorworkspacesadjacenttothebuildingsballbe incorporated into the parking creas. ~ Srmening o f parking is reqvired. This may'ne vccom- pdished with fandscaping, building plcr¢meni ond the use o/garages ond carports. 6a~h~Boa~ + [ighting behind the 8uildings and in porking arees shall be su/fi~ient fo prwide de fensiblespoce during night- time hours. However, careshould be token fo woid glare impariing neighboring;esiueniiai o~ Mi,eed Use anits. ~.~BiQ~3Q~~~ 0 e Providelandscape elements to enhance, screen, ar shede outdoor workspoces. LandscapeelementsalongLeeHillDriveshoufd Jeplaced such thatprivary within rhe units is enhanced. Landscape screening elements provided alon, the alley should be designed in conjundion wi,h the alleyscape guideline. 11 ^ lee Hill Nlixed Use _ -- --------~ ~~¢~a~~ct~aral Efle~oe~ts a~sd 49a~e~aCs ~ Atlbuildingsshallprovideprimaryentriesoriented to the street jor eoch individaot spate or ctuste~ of spores wif6in (both residentiai und `tvork'). Second- my enfries may also 8e provided(rom the rea~ aruurt• yards. 9 Rooitap systems (mechani~ol, e!¢drical, te[etommuni- cofians) shail 6e inwrporaeed irr the building so as to 5e integrat to the architecture and (udyscteened so as nat ta be visible /rom the slnat or~rom ony nergh6oring 6uilding. • ThecreativeuseofafFerdabl2industriaimaterialssuchas conueie,stee(, asphaitshingle, etc.sencoura;ed, ~ Balconiesandrooftopgardensareencoura;ed, = Buiidingmaterialsshouldheselectedtoreinforcetnescale oF6uilding:, provide for durahiliry, achieve the goals of affordabiliry and enliven rhe pedestrian envimnment. ~ ~ocate any rearenhies so thatthey are adequately sepa- rated from dumpser lo~ations, storage wits, utility loca~ tions, bike racks, etc., so as to be:asily visible and unencumbered by secondary and servica circulation, > ihegroundFloorshou!Gbetransparent;owardthestreet with s±orefmnt-like windows along the sidewalk. = TheuseoFapoliede'~.ementstothebuilding(acade,suchas awnings, signa;e, and sun~controi e!eme~is, is encouraged and should reftectthz sczle and rhythm of the'ouildin;. fl~. 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