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
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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.
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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.
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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
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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.
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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.
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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.
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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.
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- - ~ ATTACHMENT C
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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
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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
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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
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~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.
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+ [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.
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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
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~ 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;.
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Ag~daNem~~Page~ ~-3-
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