6B - Concept Plan Review, #LUR2001-00054, North end of Stazio Ballfields, 5150 ValmontCITY OF BOULDER
PLANNING BOARD AGENDA ITEM
MEETING DATE: December 6, 2001
(Agenda Item Preparation Date: November 21, 2001)
AGENDA TITLE:
Public hearing and consideration of a request for Concept Plan Review and Comment
#LUR2001-00054 for two parcels. One is located at the north end of Stazio Ballfields, along
Butte Mill Road (zoned P-E, Public Established) and the other is located at 5150 Valmont
(Mountain Ocean, Ltd., zoned IG-D, Industrial General-Developing). The proposal is to
relocate the existing Mountain Ocean Ltd. from a parcel surrounded by Valmont Park, owned
by the city of Boulder Parks and Recreation Department to an industrial site currently on an
undeveloped portion of the Stazio Ballfields.
Applicant: Mountain Ocean Ltd
Owner: Mountain Ocean Ltd., City Parks and Recreation Department
REQUESTING DEPARTMENT:
Planning Department
Peter Pollock, Pianning Director
Robert O. Cole, Director of Project Review
Don Durso, Planner
OVERVIEW:
Review of the proposed Concept Plan for redevelopment and relocation of Mountain
Ocaan Ltd. from a parcel surrounded by Valmont Park, owned by the city of Boulder
Parks and Recreation Department to an industrial site currently on an undeveloped
portion of the Stazio Ballfields (also owned by the city of Boulder Parks and Recreation
Department).
s:\plan\pb-items~tnemos\ddstazio.concept.wpd AGENDA ITEM #6B Paee 1
OVERVIEW (continued)
If this concept plan meets with favorable review by the Planning Board, a number of
subsequent processes will be required, including:
Site review amendment for the Stazio parcel
Comprehensive Land Use Map change for one or both parcels
Rezoning of one or both parcels
Subdivision of the Stazio parcel
Key issues raised in the staff review include the treatment of the ditch and surrounding
vegetation; retention of historically significant structures on or near both sites; engineering
issues surrounding retaining walls, utilities, access improvements to the site and
improvements to Butte Mill Road.
STATISTICS:
Application: Concept Plan Review and Comment
Project Name: Valmont Park/Mountain Ocean Ltd. Concept Plan
Location: Parcel 1: North of Stazio Ballfields, along Butte Mill Road
Parcel2: 5150 Valmont
Size of Tract: Parcel 1: 1.52 acres
Parcel2: 0.87 acres
Zoning: Parcel 1: PE (Public Established)
Parcel2: IG-D (Industrial General-Developing)
BVCP designation: Parcel L• Urban and Other Parks
Parcel2: Community Business
Existing Use: Parcei 1: Vacant, undeveloped
Parcel 2: Industrial Manufacturing, existing 6,822 square foot
building
SUMMARY OF ISSUES:
1. Does the Concept Plan conform to the Goals and Objectives of the Boulder Valley
Comprehensive Plan?
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Does tl~e proposal address environmental opportunities and constraints?
Is the Mountain Ocean use compatible with the types of uses in the area where it is
proposed to be relocated?
GUIDELINES FOR REVIEW AND COMMENT:
The following guidelines are provided by the land use regulation to guide the Planning Board's
discussion regarding the site; additional issues may also be identified as part of the process:
1. Characteristics of the site and surrounding areas -- location, sunounding neighborhoods,
development and architecture, natural features and prominent views;
2. Community policy -- the review process, the Boulder Valley Comprehensive Plan and
other ordinances, goals, policies of subcommunity plans;
3. Applicable criteria for a site review;
4. Necessary permits;
5. Opportunities and constraints in relation to the transportation system, trail links, and the
need for a traffic study;
6. Environmental opportunities and constraints;
7. Appropriate ranges of land uses; and
8. The appropriateness of or necessity for housing.
PROJECT DESCRIPTION:
There are two properties involved in this concept plan. One is the existing Mountain Ocean Ltd.,
located at 5150 Valmont Road. The second parcel is a portion of undeveloped land at the north
side of the Stazio Ballfields ("Stazio"), located along the south side of Butte Mill Road. The
proposal is far the city of Boulder Parks and Recreation Deparhnent ("Parks Department") to
provide a portion of its land at Stazio for Mountain Ocean Ltd. to build a new facility, thereby
vacating the lot that it owns within the confines of the Valmont City Park ("Valmont Park"). The
current Mountain Ocean Ltd. location would then become property of the Parks Department.
At the time that the city bought parcels for Valmont Park (1996-1997), the Parks Department did
not have sufficient funds to purchase the property owned by Mountain Ocean Ltd., and so 5150
Valmont has become the only piece of land within the perimeter of Valmont Park. Mountain
Ocean, which manufactures natural health care products, such as skin lotion and lip balm, was
begun in 1971, and has been operated within the city ever since. The owner has been interested
in expanding his manufacturing operations, but did not wish to expand his use at the current site,
if it seemed reasonable that the Parks Department would try to purchase the site in the near
future. Hence, Mountain Ocean and the city have been trying to negotiate a deal whereby the city
would obtain the property, and Mountain Ocean would relocate elsewhere. Mountain Ocean has
had difficulty locating a parcei to suit their needs, at a price which would satisfy the city, but also
allow the use to remain in the city. As a result, the Parks Department has proposed to provide a
s:\plan\pb-items\memos\ddstaa.io.concep[.wpd AGENDA ITEM #6B Paee 3
site within its Stazio Ballfields recreation facility, a facility that is located near a primarily
industrial district.
The future use of the Mountain Ocean building within Valmont Park by the Parks Department
has not been 6nalized, but it is anticipated that the use would be either related to the uses of the
Parks Department, or would be incorporated into the approved 33,000 square feet of commercial
area approved as part of the Valmont City Park Site Review. Rezoning of the parcel located at
5150 Valmont to Community Business is probable as part of this process to be consistent with
the new land use designation of this parcel (per the 2000 Boulder Valley Comprehensive Plan
update) (see Attachment A, zoning maps).
STAFF COMMENTS:
Staff supports the rezoning and relocation of the existing Mountain Ocean Ltd use from within
the surrounding Valmont City Park to the proposed location. However, staff has made a number
of suggestions regarding the site layout. A brief summary of the key issues that staff has
identified is presented below. A full set of the staff comments are included as Attachment C as a
reference for the Planning Board's discussion. Generally, the staff has the following comments:
1. Does the Concept Plan conform to the Goals and Objectives of the Boulder Valley
Comprehensive Plan?
POLICY 1.19
JOBS:POPULATIONBALANCE. In recent years, employment in the city has grown
significantly more than housing....
The proposed land exchange would provide a larger parcel to Mountain Ocean than it is
giving up. If the two parcels were built out to the maximum floor area ratio, the new
location could support 27,560 square feet of building, while the existing parcel could
support 18,900 square feet of building. Based upon an employee ratio of one employee
for every 400 square feet of building (based upon staff's 1999 survey of average square
footage per employee in the industrially zoned parcels within the city), the larger building
could result in an additional 22 employees. In the opinion of staff, this is a negligible
additional amount of employees from the standpoint of creating additional jobs, and
negatively affecting the JOBS:POPULATION balance within the city.
The reason for the disparity in lot sizes is that the Parks Department will be receiving a
parcel with a building already on it. Mountain Ocean will obtain a vacant lot and will
have to build its own building. If the lots are of equivalent size, the Parks Department
would have to pay significantly mare money for the acquisition of the 5150 Valmont
parcel, which may cause the deal to fall through.
s:\plan\pb-items\memos\ddstazio.concept.wpd AGENDA ITEM #6B Paee 4
POLICY 2.15 Compatibility ofAdjacent Land Uses
The relocation of Mountain Ocean to an industrial area will reduce the possibility of
conflicts between the manufacturing use and the park use of the Valmont Park. The
relocation to an industrial area would ensure its future compatibility with other users.
POLICY 5.01 Diversified Employment Base
This policy encourages the retention and expansion of existing local businesses wliere
consistent with the policies of the Comprehensive Plan. Mountain Ocean is a local
business, owned and operated by a Boulder resident since 1971. Mountain Ocean
products are marketed through Everybody's Ltd., a distributing company located in
Boulder also. Retention of this user is desired within the city, and the owner specifically
wishes to remain in the city. However, removing the lone non-park owned parcel from
within the Valmont Park site is also desirable for all parties.
2. Does the proposal address environmental opportunities and constraints?
The northeast corner of the site is crossed by the Jones-Donnelly irrigation ditch, which is
surrounded on both sides by an abundance of high quality vegetation. The proposal
would impact this vegetation, as well as the ditch in a significant way. The proposal only
indicates that the existing vegetation would be preserved to the greatest extent possible.
However, the site plan provided on page 15 o£the applicant's submittal shows a parking
lot, retaining walls and formal street trees in the location of the ditch, along with two
vehicular ditch crossings, and one pedestrian crossing. Staff does not support this
treatment, and suggests that the whole development be shifted south, to eliminate any
ditch crossings or impact upon the existing vegetation. This would also eliminate the
need for significant retaining walls a7ong Butte Mill Road and two ditch crossings.
Additionally, it appears that a 50-foot easement exists along the ditch, per the Stazio
Ballfields Master Utility Plan. No development may be possible within that easement,
and the feasibility of the project is difficult to predict without further research concerning
Yhat easement.
Lastly, the existing historical buildings of significance should be preserved, including the
small building at the Stazio site, which was formerly the cupola on the Spruce Street
swimming pooi.
3. Is the Mountain Ocean use compatible with the types of uses in the area where it is
proposed to be relocated?
The Mountain Ocean use is an industrial manufacturing use of natural health care
products. Other industrial land along Butte Mill Road is zoned IM-D, and the proposed
zoning for the Mountain Ocean use is compatible with this zoning. While no other users
s:\plan\pb-items\memos\ddstazio.conceptwpd AGENDA ITEM #6B Paee 5
along Butte Mill Road or 63rd Street are specifically manufacturing uses, they are all
large industrial users, including Western Disposal, Xcel Energy, LaFarge Industries,
Resource 2000, and the Boulder County Recycling and Composting Authority. There are
also a number of parcels, including immediately to the east of the proposed location,
which are undeveloped. It is anticipated that some of these parcels may house industrial
manufacturing uses in the future.
PUBLIC COMMENT AND PROCESS:
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 14
days. The Planning Board agenda was published in the Daily Camera. Ali notice requirements
of Section 9-4-10(g), B.R.C. 1981 have been met.
Staff has received no comments from neighbors.
Staff requests Planning Board's comments on this Concept Review and Comment. The
applicanYs concept plan submittal is included as Attachment D.
Approved By:
~_~Q/~~C}~~C~~
Peter Pollock, Planning Director
ATTACHMENTS:
Attachment A;
Attactunent B:
Vicinity Map and Zoning Map
Concept Plan Review and Comment Review criteria
checklist.
Attachment C:
AtYachment D
Development Review Committee comments, dated
September 21, 2001.
ApplicanYs Written Statement and Concept Plan
Submittal dated September 4, 2001.
s:\plan\pb-items\memos\ddstazio.conceptwpd AGENDA ITEM #6B Paee 6
ATTACHMENT A
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SLf9JECT PROPERTY: I SLIBJECT PROPERTY:
5750 VALMONT RD Z445 STnzl^ DR
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Locatlon: 3150 Valmont/~445 Stazio Dr
Review Type: Concept Review & Commeni
Project Name: Ualmant Park!
Mountaln Ocean Lid
Revlew Number: LUR2001-000:54
.iAppiicani: Vern Slelroe
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ATTACHMENT B
Concept Plan Guidelines for Review and Comment.
(~Guidelines for Review and Comment: The following guidelines will be used to guide the
Planning Board's discussion regarding the site. lt is anticipated that issues other than those
listed in this section will be identi~ed as part of the concept plan review and comment
process. The Planning Board may consider the following guidelines when providing
comments on a concept plan.
(1)Characteristics of the site and surrounding areas, including, without limitation, its
location, surrounding neighborhoods, development and architecture, any known natural
features of the site including, without limitation, mature trees, watercourses, hills,
depressions, steep slopes and prominent views to and from the site;
The proposed relocation site is generally flat in the location of the proposed building. The site
slopes up to the north as it approaches Butte Mill Road, and the northeast corner of the site is
crossed by the Jones-Donnelly irrigation ditch. The ditch is surrounded by an abundance of high
quality vegetation. The proposal would impact this vegetation, as well as the ditch in a
significant way. The proposal indicates that "the existing mature tree and shrubbery vegetation
along the ditch is significant as an environmental character resource and should be preserved to
the greatest extent possible" (Attachment D). However, the site plan provided on page 15 of the
appiicant's submittal shows a parking lot, retaining walls and fornial street trees in the location of
the ditch, along with two vehicular ditch crossings, and one pedestrian crossing.
Staff does not support this treatment, and suggests that the whole developmenY be sl~ifted south,
to eliminate any ditch crossings or impact upon the existing vegetation. This would also
eliminate the need for significant retaining walls along Butte Mill Road.
Additionally, it appears that a 50-foot easement exists along the ditch. No development may be
possible within that easement. Further research is necessary concerning that easement.
Lastly, the existing historical buildings of significance should be preserved. See the DRC
comments for details regarding the cupola on the building proposed to be demolished.
(2)Community policy considerations including, without ]imitation, the review process and
likely conformity of the proposed development with the Boulder Valley Comprehensive
Plan and other ordinances, goals, policies, and plans, inclnding, without limitation,
subcommunity and subarea plans;
The proposal meets BVCP policies, including Policy 119, JOBS.~POPULATIDNBALANCE;
POLICY 2.15 Compatibility ofAdjacent Land Uses; and POLICY S,Ol Diversified Employment
Base.
s:\plan\pb-items\memos\ddstazio.concept.wpd AGENDA ITEM #6B Paee 9
(3)Applicable criteria, review procedures, and submission requirements for a site review;
A site review application must show compliance with applicable site review criteria, including
criteria for any requested variations. It does not appear that anything in addition to the normal
requirements for site review are necessary.
(4)Permits that may need to be obtained and processes that may need to be completed prior
to, concurrent with, or subsequent to site review approval;
1. Site review amendment for the Stazio parcel;
2. Comprehensive Land Use Map change for one or both parcels;
3. Rezoning of one or both parcels;
4. Subdivision of Stazio parcel;
5. A Technical Document Review may be required prior to building permit application for
Final architectura]/site/landscape plans, any final engineering or utility plans;
6. A development agreement for the site review must be completed prior to building permit
application.
(5)Opportunities and constraints in relation to the transportation system, including,
without limitation, access, linkage, signalization, signage, and circulation, existing
transportation system capacity probiems serviag the requirements of the transportation
master plan, possible trail Iinks, and the possible need for a traffic or transportation study;
Not applicable to this site. No trails or links in city systems are identified at either site.
(6)Environmental opportunities and constraints including, without limitation; the
identification of wetlands, important view corridors, floodplains and other natural
hazards, wildlife corridors, endangered and protected species and habitats, the need for
further biological inventories of the site and at what point in the process the information
will be necessary;
Not applicable to this site.
(7)Appropriate ranges of land uses; and
Industrial manufacturing uses are allowed in the Industrial General zone, which is adjacent to the
site on Butte Mill Road. A manufacturing use in this location would be appropriate and not
incompatible with the uses located to the east and soutl~ of this site.
(8)The appropriateness of or necessity for housing.
Only caretaker units are aliowed in the Industria] Manufacturing zones. Therefore, the Stazio
location is probably unreasonable to expect housing, and due to its proximity to large industrial
users with off-site impacts such as noise, dust and fumes, inappropriate.
s:\plan\pb-irems\memos\ddstazio.concept.wpd AGENDA ITEM #6B Paee ~~
ATTACHMENT C
CITY OF BOULDER
LAND USE REVIEW RESULTS AND COMMENTS
DATE OF COMMENTS: September 21; 2001
CASE MANAGER: Don Durso
PROJECT NAME: VALMONT PARK/MOUNTAIN OCEAN LTD
LOCATION: 2445 STAZIO DR
COORDINATES: N04E02
REVIEW TYPE: Concept Plan Review & Comment
REVIEW NUMBER: LUR2001-00054
APPLICANT: MOUNTAIN OCEAN, LTD
DESCRIPTION: CONCEPT PLAN REVIEW: Review for two parcels one is located aE 2445
Stazio and the other is located at 5150 Valmont. The parcels ar part of a
trade between the Parks and Recreation Department and Mountain Ocean,
Ltd.
REQUESTED VARIATIONS FROM THE LAND USE REGULATIONS: None proposed
I. REVIEW FINDINGS
This application is scheduled for a Planning Board hearing on November 15, 2001. 15 copies of the
applicanYs written statement should be provided to the case manager no later than October 29.
II. CITY REQUIREMENTS
Building Design
Building design, colors and materials will be considered fully at site review stage, where there exists review
criteria addressing these issues.
Drainage
1. Based on a visit to the site, it appears that significant retaining walls may be needed to develop the
proposed concept plan. It may be more practical to convey a larger parcel and move the devetoped area
south or west in order to avoid wail construction. Benefits of such an approach might also inciude
preservation of existing mature trees in the area and reduced conflicts with the Jones-Donnelly Irrigation
Ditch. Jeff Arthur, Public Works, 441-4418.
2. The plans provided appear to show an easement of approximately 30-feet for Jones-Donnelly Irrigation
Ditch. The Master Utility Plan for Stazio Balifields dated 11/10/95 shows a 50-foot prescriptive easement
centered on the ditch. The applicant needs to work directly with the ditch company to determine the actual
easement requirements. The proposed Concept Plan does not appear to be feasibie if the ditch company
requires a 50-foot easement. Jeff Arthur, Public Works, 441-4418.
3. The applicant will be responsible for obtaining approval for ditch crossings, drainage discharge to the ditch,
modifications to the ditch, etc. directly from the ditch company. Evidence of such approval will need to be
provided to the city prior to approval of anysite review or construction plans. Jeff Arthur, Public Works,
441-4418.
Address: 2445 STAZIO DR pgande Item #~~ Page N~~
4. The written statement references stormwater retention facilities. The applicant will actually need to provide
detention and not retention facilities. At the time of Site Review, the applicant will be required to provide a
Preliminary Stormwater Report and Plan that addresses detention to maintain historic runoff rates for the
10-year and 100-year storms. The Concept Plan does not appear to provide open areas for these
facilities. Please note that parking lot detention would not be acceptable for this site.
At the time of Site Review, the applicant will be required to provide preliminary designs for storm water
quality best management practices in conformance with city standards and the Urban Drainage and Flood
Control Districts Drainage Criteria Manual Volume 3. The plans identify "Pre Discharge Treatment
Chambers" as a proposed water quality enhancement. These types of facilities are not included in the
UDFCD manual and would only be acceptable if comparable removal rates can be demonstrated. There
are several proprietary systems on the market that may be acceptable on a pilot project basis; however,
the applicant is advised that an ordinary baffled concrete settling tank would not be acceptable. Please
note that the types of water quality features specified in the UDFCD manual typically occupy more space
than has been provided on the concept plan. Jeff Arthur, Public Works, 441-4418.
Engineering
1. At the time of Site Review/Preliminary Plat submittal, the following engineering plans and reports are
required:
a) A Preliminary Utility Plan and Utility Report meeting all requirements of the City of Boulder Design and
Construction Standards.
b) A Preliminary Stormwater Report and Plan meeting all requirements of the City of Boulder Design and
Construction Standards.
2. Prior to approvai of a Final Subdivision Plat or any building permits for this site, the applicant will be
required to obtain approval of Construction Plans for all required water, sewer, stormwater, and
transportation improvements through the city's 7echnical Documents Review process. Jeff Arthur, Public
Works, 441-4418.
Flood Control
No requirements. Bruce Johnson, 303-441-3206.
Historic Preservation
5150 Valmont is adjacent to an individual landmarked building, the Roney Farmhouse at 5172 Valmont. Plans
for the development of this site by the Parks department should be sensitive to the historic context of this
building.
The chicken coop was formerly the cupola on the Spruce Street swimming pool, an important community
landmark that was demolished. Aithough moving historic buildings is generally not a preferred option of
preservation, since this has already been moved once, Landmarks would recommend as an option to
demolition that the building be moved to a new site and reused. Historic Boulder, a local non-profit for historic
preservation, may be able to help find another site within the county. Their number is 303-444-5192. Contact
staff Deon Wolfenbarger at 303-441-4497 for further assistance.
The Stazio Fields property contains a portion of the Jones & Donnelly.Ditch (fee date of May 1, 1860).
Although this ditch and its resources have not been the subject of historic research and inventory, Landmarks
staff recommends that ditches remain uncovered and in their original location. Additionally, any associated
resources with the ditch, such as headgages, siphons, weirs, channels, etc., should be inventoried and
evaluated before any proposed changes are undertaken.
Address: 2445 STAZIO DR ~ I~BIIfI8If91A ~ ~~ Page R ~~_
Land Uses
Staff is supportive of eliminating non-park related uses from the Valmont City Park site. Locating this use in
an industrial area, as is proposed also is supported.
The proposed land exchange would result in slightly more development potential on the Butte Mill Road parcel
than on the site currently owned by Mountain Ocean, Ltd. (27,000 square foot maximum versus 19,000 square
foot maximum). This is a negligible amount from the standpoint of creating additional jobs, and negatively
impacting the jobs-housing balance in the city.
Landscaping
An abundance of high quality vegetation exists to the north of the ditch, between the ditch and Butte Mill
Road. The city is interested in maintaining this vegetation (with the exception of non-native invasive
species). No development or parking should occur closer to the ditch than the bottom of the ditch berm on
the south side if the ditch, and a conservation easement granted to protect this area to the north.
Alternatively, the city could retain this property in fee. If the development is shifted south, and no parking
were to occur north of the ditch, the development would save the expense of two vehicular ditch crossings,
and pedestrian crossing as well. Also, the retaining wall structures would be unnecessary as well. Bev
Johnson; Don Durso, Planning, 441-3273.
2. Any trees proposed for the site will need to be located a minimum of 10-feet from existing and proposed
utility lines. Jeff Arthur, Public Works, 441-4418.
Legal Documents
No requirements at this time. (Melissa Rickson - CAO).
Parking
The applicanYs statement indicates that Mountain Ocean has not historically required the amount of parking
that would be required under the land use code. Staff suggests exploring providing no more than the amount
of parking they would foresee the users needing at the Stazio site. The remainder of the required parking
could be deferred, or a parking reduction requested.
Site Design
Due to the steep grades through this site, the proposed road widening along Butte Mill Road is a concern.
At the time of Site Review, the location of the proposed road improvements will need to be shown to
assure that the driveway design and associated grading will not preclude these improvements from being
constructed. Steve Durian, Public Works, 303-441-4493.
2. The 21 foot dedication of right-of-way for Butte Mill Road improvements would have to be dedicated to
Boulder County since the right-of-way is not currently annexed to the city. Steve Durian, Public Works,
303-441-4493.
3. At time of Site Review, details regarding the timing and funding for the Butte Mill Road improvements will
need to be determined. Steve Durian, Public Works, 303-441-4493.
Utilities
1. The Master Utility Plan for Phase II of the Stazio Ballfields shows proposed utility mains being located
outside of the Butte Mill Road right-of-way in a 25-foot wide utility corridor. It appears that this may have
been more cost effective than installing utilities in the street based on the Parks Departments plans at that
time. The applicant may need to revisit utility locations based on the current development proposal.
Please note that at the time of sale of any parks property containing a utility corridor, the effected area will
Address: 2445 STAZIO DR
Agenda Item # ~.~ Page # !~-
need to be dedicated as a public easement meeting city standards. No existing or proposed structures,
including retaining walls, will be allowed in the easement area. Jeff Arthur, Public Works, 441-4418.
2. City utility mains do not currently exist adjacent to the proposed development site. In order to subdivide
and develop, the applicant will be required to extend water and sewer mains to the furthest extent of the
property. In addition, fire hydrant runs and associated easement may need to be extended onto the
property to meet fire protection requirements. Jeff Arthur, Public Works, 441-4418.
3. Based on the Concept Plan, there is some question as to whether the water main extensions required to
serve the site can be constructed without triggering city looping requirements. Mains will need to be
extended to allow placement of hydrants within 175-feet of fire access distance from any exterior portion of
the proposed building. If this requires more than 600-feet of new main, additionai mains will need to be
constructed to provide a second connection to the city system. Jeff Arthur, Public Works, 441-4418.
4. Based on the Master Utility Plan for Stazio Ballfields, it appears that the existing city sewer system is at an
adequate depth to allow extension to this site. At the time of Site Review, the applicant will need to provide
a Preliminary Utility Plan demonstrating the feasibility of extending utilities to this site and a Utility Report
address predicted flows for the site and their impact on system capacity.
5. Utility mains and services are required to be located a minimum of 10-feet from any existing or proposed
trees. Jeff Arthur, Public Works, 441-4418.
Wetlands
No requirements. Project is located outside of regulatory wetland and wetland buffer.
Site drainage design should address water quality requirements. Bruce Johnson, 303-441-3206.
Zoning
Staff will recommend that the new zoning for the parcel on Butte Mill Road be zoned IM-D as requested. This
would be consistent with the rest of the industrial uses in the area. This would yield a lower FAR (0.4) than IG-
D. As far as rezoning is concerned, the lower FAR would be a better result in terms of achieving the City's
jobs-housing balance.
A rezoning will also require a Comprehensive Land Use Map change to change the land use map for the
parcel at Butte Mill Road from Urban and Other Parks to Industriai General. City staff feels that it could be
processed as a minor change if the site at the Valmont Park were concurrently redesignated from Commercial
to Urban and Other Parks at the same time. This land use map change may be a minor of major change
depending upon the County's response. A minor change may be processed concurrently with the rezoning. If
it is a major change, it could only be processed as a yeariy map change, which would most probably go
fonvard in approximately a year from now. The map change wouid need to be finalized prior to rezoning, site
review and subdivision.
Transfer of the parcels will also require a site review, and a subsequent/concurrent subdivision as well.
Address: 2445 STAZIO DR /~qenda Item ~~~ Page q~
~~ ~ ~..~ ^~~~ ~^ ~I I ~~ ~I I
ATTACHMENT D
~ •
~ Concept P~an Keview ana ~omment
Land Use Review Application
to be subdivided parcel at Stazio Fields Park
and
5150 Valmont Road
exchange of property
and
development of parcel at Stazio Fields
Vem Seierce Architect A,I,A.
, archHedure • ptanning • iMerior architecture 4 September, 2001
Agenda I~m ~~Page ~ ~5
~Ilu
i +
~nn ~I ~Y V ^~ ^ ^I ~
I I ^
I ~ ~~I~I~ ~
Table of Contents
Concept Plan Review and Comment ................,
Table of Contents .................................................................................2
Cover Lettsr ................................................................. .........................3
attachment to Land Use Review Application Form ....... .........................4
Legal Descriptia~s .................................................... .........................4
Existing Stazio fields Parcel ................................. .........................4
5150 Valmont Road .............................................. .........................4
Description of Proposal ............................................ .........................5
5150 Valmont Road :............................................. .........................5
Stazio Fields Paroel :............................................. .........................5
Written Statement ........................................................ .........................6
Writtsn Statemer~ ........................................................ ......................... 6
Vem Seierce Architect A.I.A,
archftecture • ple~pdng • iMeriorarchitecture
~
29 August, 2001
. J i i I ~ ...~. ~~~.~ ..~
Vern Seierce Architect A.I,A.
archfteclure .
studia:
2631 Lee Hill Drive
Boulder, Colorado
telephona:
anica 37:i 443 9960
swdioyJ07868977
planning . IMedorarchiteclure
offce:
1926 Foudeenth Street
3IXi~2 Boulder,Colorado80302
fez amtil
dfice3034439920 vseieroe~iaol.com
studio 3~:i 447 3261
Re: concept plan review
To those reviewing this su6mittal,
page 1 of 1 pages
4 September ZW1
We come fonrard requesting your consideratlon and response of the concept of a trade of property owned by the City of Boulder
Department of Parks and Recr~tion and Mr. Thomas Benjamin, owner of Mountain Ocean Limited. The Department of Parks
and Recreation will complete the acquisition of the all lands within the Valmont Park by receiving 5150 Valmo~t, a on~acre
parcel with building owned by Mr. Benjamin and currently surrounded by the already acquired properties of Valmont Park. Mr.
Benjamin wiil remove himself from the precarious ownership position of one acre in the middle of a 105-acre park and the
eventual acquisition of his property by the City of Boulder and the uncertain future that is created by this situation. Mr, Benjamin
will receive a property ffi the northeast corner of the current Stazio Fields north parcel along Butte Mill Road of 1.518 acres.
The process we are following is to complete this Concept Plan Review and receive comment prior to undertaking an appraisal
process. The appraisal process has a certain expense and will formulate the details of the transaction of the exchange of
property. If the result of the Concept Plan Review does not produce promising results, the process will be abandoned. If the
results are pranising the expense of appraisal will be allocated and the process will go forward. We will appreciate a candid
and thoughiful review of our proposal so as to lend insight about its feasibility and enable us to proceed wisely.
As a consultant I submit this application. It is appropnate to disclose that I am under coMract to Mr. Benjamin but also represent
the Parks Department for the sake of this process of review. I will have no direct involvement in the process of developing a
specific acquisition agreement or transaction. Nevertheless, ft seems appropriate to be clear about the fact that my consulting
seroices for this process as well as architectural consufting forthe eventual development of the property are provided at the
expense of Mr. Benjamin. It is also appropriate to be clear that other costs of this review process are born by the Department of
Parks and Recreation.
Respectfully submmed,
Vem Seieroe arch~ect, A.I.A
~
~ ~~.~1LL ..~ J~ ~I ~~J
' ~ CITY OF BOULDER
Pianning and Development Services Center
. 1739 Broadway, third floor • P.O. Box 791 • Boulder, Colorado 80306
Phone: 3~3-441-1880 • Fax: 303-441-3241 • www.ci.boulder,co.uslbuildinqservices
~;f .`~ f+{y:1:°t,~f}~ ~ ~ .' .r: ., _.
~i» ~.~+..
~~~'~}"~~~. LAND USE REVIEW
~ ~~,~ „ y
' ~~~~ ..~; APPLICATION FORM
~.~ -~
,+~.:1 Eia.:-l" ~ . . .e
uPaa~ea izrzen
APPLICATION DEADLINE IS 12:00 NOON THE FIRST AND THIRD MONDAY OF EACH MONTH.
This appliration form contains several sedions. Please provide general data below. The lypes of reviews for which ihis fam is used a
a fee schedule are Gstetl on page 2. A list of the appiicalion requirements fa each review type is found on page 3. On page 4, the nam
of all owners (and lessees, etc.) of the subject property must be listed and signatures provided. Also, there are separate attachmei
to ihis application form fa each review type (page 3). Submittal of inaccurate or incomplete information will result in rejecti~
of the application.
GENEI~AL DATA
(To be completed by the applicant.)
~ NameofDevelopment: ~/q~MO-.17 ~~K / ~''~oilt~l"C7~~1.1 ~C~N ~~TD~
• Exis6ng Zoning: !1~~~ ~ L,• - fl • LOf Area (in square feet or acres): ~p$ (o~U 5~~~
'~T
~ Street Address or General Location of Property: ~, 62~~ ~~ ~~~~ ~'d ~ 51~D Ai. ONT
• Legal Description: Lot Block Subdivision (Orattach~~ des~.j
• Existing Use of Properly: 1~tSD~U~l.OPEU. .~pd~( ~I..F' CT ~rZ ~t~i G~ ~ F"~ I CE.
._....._.~...... . _
• Type of Review Request(s) ~see Paye z ror i~sc.~: Cc~vGE ~'T ~A~1 ~E V~M/
• DBSC~PtI0f10f PfOpOSBI (Include proposed use and summarize number and size of units/6uiltlingsllots, as applicabie):
5c-~ ~-~r~.r.~}M~~r.
~ Name of Applicant: ~ITi~ o~ ~~pJ~'DE12 Y,~RKS K~C EAtTiCt~1 VEp~'RTMENT
• Address: 3~ a'~Rt~ ~pv~/~ Telephone: 0~ ~~22
• City: ~D~l ElZ.. State: C D Zip Code: ~0302 FAX:'~0 ~ 13~ "120'.S
~ Name of Applicant: O~t,fT~1~~J~1 ~ ~'ti'1~,
• Address: ~ICjQ ~~„~.}..~'pt~'j' Telephone: 3O3• ~~' 2~8~
• Ciry: Uo~( ~~EIZ State: CO Zip Code; @030Z FAX: 'J03~ 444~21$5
STAFF USE ONLY
Application received by: DatelT'une:
Case Manager: Track #: File Name:
Subcommunity: Project Name:
Fee: ' Receipt #: Chedc #.
1
Rc~riew#
Coad.:
Names of all persons and companies who hold an interest in the described real property, whether as
owner, lessee, optionee, mortgagee, etc. Application wili not be accepted without the required signatures or
a letter of authorization. Attach additionai sheets as necessary.
Ci~'-i oF ~3o~ll,D~R /~
. Owners{s):~ARJC5~1~G~,~4T10-.,~ UE'pT,Signature: ~~""~
~ Interest: ~~E~.' C~~ ~ pJO~LC7E2~~'I~ ~ ~A~`~ ~t~~C ~
~ Address: 3Iq~.~ 1~jK.'op~~l~l~•`(' Telephone:3~3 ~'~3 ~1229
~ City: ~o~~-~~.. State: ~ Zip Code: ~~~ FAX: 30~j ~13 ~T201
~`~b,~.~ r3T~.11~.~ ~~~~ ~ ~.TLU ~
. Owners(s):~o'f"1 ~'~.5,4M I ~ Signature:
~ ~
. Interest: ~li~E~2
~ Adtlress: ~~~0 ~,4.~..1~~E~~a~ Telephone: ~3 27g~
+ City: ~Q~f.~?~C<= State: ~ Zip Code: ~~2 FAX: ~~ ~'~~' 2~gr3
. Owners(s):
~ Interest:
.
PERSONSININTEREST
~
5ignature:
. Address:
~ City:
State:
Zip Code;
Telephone:
FAX:
CERTIFICATION
(This ce~ification may be completed by an applicant, owner or other representative.)
I certify that the informa6on and exhibits herewith submitted are true and correct to the best ~f my knowledge ~
and that in filing the application I am acting with the knowledge and consent of those persons listed above ~
without whose consent the requested action cannot lawfully be accomplished. I understand that there may be '
additional fees required to complete the land use review process.
~Name: VEi~ ~1~~0~ Signature:
IAtldress ~93~ ~g"~ G--~~~~~ Telephone: ~JO~J ~ ~
~City: ~l~Lp~,l2 State: C~ Zip Code: ~~ Title; A'~Ga ~'f~C'C~
4
attachment to
Land Use Review Application Form
Legal Descriptions
il 1 ~~1
^1
Legal Description
Existing Stazio Fields Pa~cel
COlNEMCIN6 A1 THE MORTII 1/~ CORNER OF SECiIOM 27. T.1 M.. R.10 Y., 6TN P.M., BOULOER CDU1tiY, COLOAADO. FROM 1NiENLE 1ME N.E. CORNfR
OF SA[Q SECTIQN 17. 8EAR5 K.89'S2'32•E.: tHExCE 5.73'S1'05•E., 107.02' i0 A PQIMT ON iHE EASTERLP R16MT-OF-~Ull' llNE Of A UNIOM
PAC(fIC RAIlAOAD RI6HT-Of•YA1. SAID POINf BEItlG 30.00' EAST OF iHE NORTM LINE OF iHE N.E. 1/4 OF SA10 SECTIDN 1~, SAIG POINT ALSO
BEIN6 TNE POINT OF 9E6INNING; iHEMCE N.89'S2'32'E.. PARALlE1 UiTN AND 30.p0' FAOM TxE SJ~ID NORiN IiNE Oi TNE M.E. 1/~, (~1.~1M6 THE
iOUTH BI6Hi-BF=~IAY L1NE OF vALnOUT URlYE). 668.98' TO POIM1 ON THE 4EST ~[ME Oi iHE COLORA00 B~ILK COMPANtl oROP£RT1' AS OESCRIBED IN
OEEp RECOROED AS RECEITION N0. 55Z860, 30UL~ER COUNTY RECORDER'S OFFICE; (HENCE ALONG THE SA10 MEST LIhE ~5 FO~lOYS:
5.05'16'S6•E.. 153.00' ANU 5.23'2S'S6•E.. 360.00'; THENCE 5.90•00'00•Y., 101.68': THENCE S.IA•00'00'Y., %.93'; THENCE
5.36'30'00'Y.. 153.2J'; iNENCE 5.61'll'46'Y.. 52.t3'; THENCE 5.62'30'00"W., 181.00'; THENCE 5.90'00'DO'Y., 153.1D'; TNENCE
N.IB'35'/S"Y., 228.55' TQ A POINT ON THE EASiERLP RI6HT-OF-WT LIME OF A UMION PA~IFIC RAj~RQAQ a~G11T-Of-WI' xT ITS INTEQSECT[ON
~I1TH PNE $OUTH L1NE OF TNE NORTH U2 Of THE SA[0 N.E. 1//; iHEhCE 5.89'S3'3i'Y., uonc ~[o ~aan+ uNE. 30.12'; iHEMCe NORiNERII
u.oe6 TNE EASt Rf6HT-OF-NAY LINE OF A UNfON PqCIFIC RAILROAO R(GNT Of aA1' AS FpLLO4S: ALOM6 THE ~RC DF A i109.65~iwDIUS CuevE t0
THE RIGHi, 51I.11'. SAID CURME BEIM6 SUBiEXOED BT A CHORD BEAIllh6, M.02'35'48'Y. i1n.99' 4pD N.DO•00'Q6`J., 181.i8' TO THE PO[NT
OF BE6[XNIN6, C01(1AIMIN6 22.2i1 ALRES, MpItE OR IESS.
THE a80YE OESCR1PTfON ENCOMPASSES THE PROPERTY TO BE PURCNASED Br TaE CITr OF BOUI,OER. TH~ d~NNOCC CENTE~ CORP. NOl,~S TITtE 10
AL1. EIICEPT THE Fq,IONIN6 OESCR[BED P~IRT, iHE TITLf OF~sAIiCN IS STILL HEID BY PUBLIC SERYICE CDMPaNY OF Cq,DRADO.
C0IMEMCIN6 AT THE NdtiN 1/~ CORNER OF SECTION 2), T.1 N.. R.70 M.,
L193.03' TO ~ POINT ON 1HE WESi U ME OF THE COl0AAp1 BRICK C0.
RECORDER'S OFFICE. THE POINT Of BE6(NNIn6; THENCE N.84•SO'S7'4.,
60.31': TNENCE N.61'1)'46'E., 51.~3'; iNENCE N.36°30'00'E., lSl.2
A POIN1 ON iHE SAIO YEST LINE Of THE COLORA00 BA(CK C0. PROPERTI';
Of BE6IhN[M6. C01(TAININ6 2.668 ACRES. MORE OR LESS.
OF iHE 6TH P.M., BOUIOcR COUNT'f, COIORADO, iHENCE S.4c'!5'12'E.,
PRQPERTY AS .°.F.^"RD~ AS R~C.P1;tlS1 10. i52860. 3~ULDER COG11iT
20i.5i'; THENCE 5.00'O1'U8"Y., i32.39': iHENCE N.B2•]0'60•E.,
l; tHENCE N.18•00'00'E., 46.43'; THEN[£ N.30•00'00'E., 101.68' TO
iHEMCE M.23'25'i6'W., AIONG SAfO YESi LIxF, 308.92' 10 THE POINT
Legal Description
5150 Valmont Road
TR 937-B 28-1 N-70 less 0.04 acres M/L to County of Boulder per deed 468541 & less 0.09 acres MIL to City of Boulder per deed
915811, total 0.87 acres.
Vem Seieroe Architect A.I.A.
aehitecture • planning • interlorarehftecture
sddlo: Mfice:
2631 Lee Hili ~tlve 1926 Foudcenth Street
Baukler, Cdarado 80302 Boulder, Colorado 80302
blephone: Mc smep
c~roe3034439960 o~ioe3034439920 ae~eroe~~aoom
a~o 303 786 8.977 cn,aro 30:i 447 3261
5
24 August, 2001
- ~ ^ um ii ~
attachment to
Land Use Review Application Form
Description of Proposal
General:
The City of Boulder Department of Parks and Recreation proposes to
subdivide a parcel of land from the Stazio Fields property and exchange
it for a parcel of land owned by Mountain Ocean, Ltd.. Mountain
Ocean, Ltd. owns a parcel of land, with existing commercial building,
that is generaliy in the center of the Valmont Pa~k. That parcel is 5150
Valmont Road and is currently used for office and manufacturing
warehouse functions. The existing Mountain Ocean, Ltd. parcel is the
only parcel that is totally surrounded by the Valmont Park that is not
owned by the City of Boulder. The Parks and Reaeation Deparlment
and Mountain Ocean, Ltd. propose to exchange ownership of their
parcels.
5150 Valmont Road:
Owner of Deed
Zoning District:
Lot Size:
~~, 8l
Building square footage:
Thomas L. Benjamin
IG-D
37,840.00 square feet
~acres
6,822 square feet.
Addition to e~asting space not planned at
this time.
Building configuration: manufacturing & warehouse use occurs in
a one story portion of the building and the
office use occurs in a two story portion
attached to the manufacturing and
warehouse
Initial development: 1988
Proposed Use: The City of Boulder Department of Parks
and Recreation has not finalized their
plans as they specifically relate to the use
of 5150 Valmont if they ultimately acquire
this property.
The use may be public recreational
i~~li i ~ I I III II ~ ~ II I
• including departmental Proposed building:
administrative offices, • Phase I: 22,560 square feet with a
• or a recreationai use such as a 1,360 square foot structured
pottery lab, parking garage, three stories
~ or, it may be incorporated into the ~ Phase II: 5,000 square feet, at the
commercial development as shown second level
on the approved Valmont Park
concept plan. Building configuration: Phase I
First Level:
Proposed land use process: ~ manufacturing & warehouse,
• Rezoning, if required. 5,000 s.f.
• Lot line elimination if required. • office, 2,145 s.f.
• Typical Parks development review. ^ stairs/elevatorllobby, 840 s.f.
• Community Environmental • above ground structured parking,
Assessment Process if required. 1,360 s.f.
•(please review the above process Second Floor:
assumptions to confirm consistency • office, 3,536 s.f.
with Land Use Depaftment ^ stairslelevatodlobby, 608 s.f.
expectations. Third Floor:
~ office, 8,826 s.f.
• stairslelevatodlobby, 520 s.f.
Stazio Fields Parcel: Phase II
First Level: 0.0 s.f.
Owner of Deed; City of Boulder Second Floor: office, 5,000 s.f.
Third Floor: office, 0.0 s.f.
Zoning District:
~ existing: PE Proposed Use; Relocation of the er~sting Mountain
~ proposed IM-D Ocean facility to this location. That area
~ 20 foot x 260 foot utility and access not used by Mountain Ocean would be
easement along the west boundary as used for technical offices or clean
part of the parcel and 20 foot x 260 industrial use.
foot utility and access easement along
the west properry line on adjacent The undeveloped portion of the existing
properry to be sfiared for such use by parcel between the Mountain Ocean
the Parks Department and Mountain, parcel and the playing existing playing
Ocean, Ltd. fields would be used as a non-
programmed soccer or softball field
Lot S¢e: 68,900.00 square feet
1.518 acres Proposed land use process:
Buiiding square footage:
~ no building e~asting at this time.
~ dilapidated shed to be demolished.
~ silo and building on City of Boulder
Property to west of subject prope~ty to
be left unaltered atthis time.
• Concept Plan Review,
^ Comprehensive and Land Use Map
Change
~ To be concurremly reviewed:
Subdivision,
Rezoning, and
Site Plan Review.
(please review the above process
assumptions to confirm consistency with
Land Use DepartmenPs e~ectations.)
Vem Seierce Architect A.I,A. ~
archkedure • planning • Intedorarchitecture 4September,2D01
Written Statement
The ilems located within the bordered boxes are taken from the Baulder Revised Code as it
sNpulatesthe requiremeMs of the Concept ReNew and CommeM process.
(1)The written consent of the owners of all properry to be
included in the develooment;
Included is the completed Land Use Application Form signed by the
Applicants. Thomas Benjamin has signed as owner of 5150 Valmont.
Doug Hawthrone, Acting Director has signed as representative of the
City of Boulder Department of Parks and Recreation as owner of the
"proposed to be subdivided parcel° at Stazio Fields.
(2)A list of property owners within six hundred feet;
It is our understanding that a procedure adopted currently procedure is
that the Land Use DepaRment produces the list of properry owners
within six hundred feet of the development and prepares the
appropriate mailing labels.
(3)A context map, drawn to scale, showing the site and
an area of not less than three hundred feet radius around
the site, including streets, zoning, generallocation of
buildin~s, and pazking areas of abutting properties;
Attached is:
Vianity Map, 5150 Valmont and Stazio Fields parcel, sheet no.10,
Stazio Fields Parcel
~ Cer~fied survey af Stazio parcel, William Stengal land 5urveyor,
dated 1988, sheet no. 5,
~ Existing and proposed development, Stazio Fields parcel, sheet
no.15 thru 18,
~ Topography, existing, sheet no.13,
515Q Valmont
~ General Area plan, existing conditions. sheet no.10 and 12,
(4)A scaled and dimensioned schematic drawing of the
site development concept, and an area of not less than
two hundred feet azound the site, showing:
Stazio Fields Parcel
~ See Site Plan ! First Level Plan, sheet no.15
Vern Seieroe Architect A.I.A.
archttecture • planning • interiorachftecture
^iiii~i' ~li i
1~
5150 Valmont
^ At this time there is no speafic plan to modify fhe site or building
at 5150 Valmont.
^ The Department of Parks and Recreation and Faalities and
Asset Management of the City of Boutder have carefully
examined the existing building.
(A)Access points and circulation patterns for a11
modes of transportation;
Stazio Fields parcef:
^ See Site Access, Bike ! Pedestrian, sheet no. 20,
~ See Site Access & Circulation, Vehicle! Bike / Pedestrian, sheet
no. 21,
~ Public transit facilities include three bus lines, RTD No. S and
208, which stop at 55'h Street and Valmont and 55"' and Pearl,
and the Leap, which stops at 55"' and Valmont.
~ Bike and pedestrian access are along Valmont and along the
multi use path that extends ~rom its route along the Pead
Parfcway to the s~uthwest comer of Stazio Fields and then
northerly through the Stazio Fields Park
~ Vehicular access is off 63'" Street or Valmont Road and along
Butte Mili Road to the norfhwest comer of the site,
~ It is our understanding that Valmont Road and Butte Mill Road
will be improved in the near future.
5150 Valmont
~ The site is accessibie along Valmont by public transit , bike,
pedestrian path, and vehicle
(B)Approximate locations of trails, pedestrian and
bikeway connections, on-site transit amenities,
and parking areas;
^ See Site Access, Bike I Pedestrian, sheet no. 20,
^ See Site Access & Circulation, Vehicle / Bike / Pedestrian, sheet
no. 21,
(C)Approximate location of major site eleme~rts,
including buildings, open areas, natural features
such as watercourses, wetlands, mature trees, and
steep slopes; and
~ See Major Site E~ements sheet no. 22,
~ A wetlands area along the westem side of the Stazio Fields Park
exists and should be considered when designing stonn runoff
especially from the parking lot area,
III ~ 1
~ And existing clay tile masonry shed and silo to the west of the
parcel is considered sign'rficant and deseryes oonservation as an
historic resource,
~ An existing irrigation ditch is considered a significant
environmental character resource and should be maintained
with minimization of the extent of ditch covered by paving or
other construction,
~ The existing mature tree and shrubbery vegetation along the
ditch is significant as a environmental character resource and
should be preserved to the greatest e~end practical,
~ A steep slope existing along the easterly portion of the north
edge of the parcel and along the east side of the parcel, this
slope is created from fill along the south edge of Butte Mill Road
and along the adge of the abutting property which has been built
up in elevation of the grade of the that property, it proposed to
create retaining walls and excavate along the base of these
slopes to the extent needed to create a usable grade at the
parking area in the location of these slopes,
~ The site generally slopes from the northeast to the southwest,
towards the wetland area.
~
4 September, 2001
^~
Pro sed land uses and a ro~mate location;
Stazio Fields
~ Proposed Use;
~ Relocation of the existing Mountain Ocean uperations to this
location. That area not used by Mountain Ocean would be used
for technical offices and clean, light industrial purposes.
~ The undeveloped po~ion of the existing parcel beiween the
Mountain Ocean parcel and the existing playing fields would be
used as a non programmed soccer or softball field
5150 Valmont
Proposed Use;
~ The Ciiy of Boulder Department of Parks and Recreation has
not finalized their plans as they specifically relate to the use of
5150 Valmont if the ultimately acquire this property.
~ The use may be public recreational including depaRmental
administrative offices, ar a recreational use such as a pottery
lab, or, it may be incorporated into the commercial development
as shown on the approved Valmont Park concept plan.
Summary of Proposed Land Use:
515D Valmont
existing use
manufacturing warehouse
office
tatal
proposed use, see above
Vem Seieroe Architect A,I.A.
aMhitecture • planning • f~AeriorarcNtecture
4,000 s.f
2,822 s.f.
6,822 s.f.
n^ ~~ ~ i I ~ 1 1111 ~II ^
Stazio Fields Parcel
Rezone:
~ Exis6ng PE
~ Proposed IM-D
Use:
Lot Size 68,900 s.f.
1.5818 acres
FAR 1:0.40 27,560 s.f.
maximum buildable 8oor area
Parking required 1:400 s.f. 69 spaces
Proposed building configuration:
Phase 1:
First Level
~ manufacturing
~ O~ce
~ lobbylstairs/elevator
subtotal
Structured parking, non FAR floor area
Second Level
~ Office
~ Stairlelevator
subtotal
Third Level
^ Office
~ Staidelevator
Subtotal
Phase 2:
First Level
Second Level
^ Office
Third Level
Subtotal
Total:
Phase 1
Phase 2
Total, Phase 1 and 2, not
including structured parking
5,000 s.f.
3,505 s,f.
840 s.f.
9,345 s.f.
1,360 s.f.
3,652 s.f.
608 s.f.
(A)Techniques and strategies for envirotune~rtal
impact avoidance, minimization, or mitigation;
4,260 s.f.
~ see Environmental Impact-Avoidance, Minimization, &
8,435 s.f. Mitigation Strategy, sheet no. 23,
520 s.f. ~ during the period of construction a silt fence wiil be mair~ained
8,955 s,f. along the south and west edge of all construction activity,
~ the e~anse of site disturbance will be kept to a minimum,
^ low water demand species will be selected for most of the
landsrape area,
0 s
f ~ no artificial water demand species will be selected for the north
.
. and east edges of the site and along the west edge of the site,
000 s.f.
5 ~ existing mature trees and shrubs will be maintained to the
,
0 s.f. greater extent possible,
~ the site will be graded to direct storm drainage away from the
5,000 s.f. irtigation ditch,
~ storm runoff retention will meet City of Boulder standards and
such retention struchares will be located at the southwest comer
22,560 s.f. of the site in the parking area, size is not determined at this time,
000 s
5
f ~ a parking lot runoff pre discharge treatment structure will be
,
.
. constnacted at the southwest comer of ihe site that will be
27,560 s,f. designed to settle sediment from the runoff in order to capture
heavy pa~ticles,
8
.~.- ~ 4 September, 2001
(5)Architectura) character sketches s6owing building
elevations and materials; and
^ See Site Plan ! First Level Plan, sheet no,15,
~ See Second level plan, sheet no.16,
~ See Third level plan, sheet no.17,
~ See Roof Plan, sheet no,18,
~ Proposed materials:
1. roof - standing seam metal sloped roof area, patina copper,
green considered at this time,
2. wafls - c(ay masonry, dark iron spot under consideration this
time,
3. windows - Low-E minimal reflectiviry, dark cal~red framing,
under consideration at this time,
4. north wall - concrete masonry, dark gray color under
consideration at this time, and
5. retaining walls - keystone type dry stack system, dark brown
color are under consideration at this time,
(6)A written statement that describes, in general how the
proposed development meets Title 9. "Land Use
Regulation," B.RC.1981, city plans and policies, and
addresses the following:
5-5o Va.~~1r
Vern Seierce Architect A.I.A.
architecture • planNng • Brterior arddtedure
shido: ofice:
2631 Lee H(It Drive 1926 Foudeenth Street
BauWer, Colorado 80302 Bouldet, Cdorado A0302
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11~
(B}Techniques and strategies for practical and
economically feasible travel demand management
tectuuques, including, without limitation, site
design, land use, covena~rts, transit passes,
parking restrictions, information or education
matenals or programs that may reduce single-
occupant vehicle trip generation to and from the
site; and
Stazio Fields parcel
~ Mountain Ocean has maintained a facility at 5150 Valmont that
has drastically under utilized its pa~ing area, a parking area that
was constructed with a significant, 30~o parking reduction,
~ Bicycle parking will be consbucted with cover protection,
5150 Valmont
~ Will become part of the Valmont Park consistent with the
approved park plan
(C)Proposed land uses, and if it is a development
that includes reside~rtial housing type, mix, sizes,
and amicipated sale prices, the pacentage of
affordable units to be included; specia] design
characteristics that may be needed to assure
Stazio fields parcel
~ Housing does not seem appropriate for this location, the site
lacks adjacer~ housing, is an industrial area, and lacks seroices
fora reside~ial neighbortwod
5150 Valmont
^ Housing has not been incorporated into the approved plan, the
Valmont Park will support surrounding housing in a very
positive, humane manner.
II~IIII
^
(d)Additional Information or Processes: Based on the concept
plan submission, and to the ea~ent that such requirements can be
determined from the information provided by the applicant, the
city manager will identify additional information or processes
that may be nee~ed prior to or concunent with site review, such
as:
(1)Variances and exceptions to existing standards
necessary to achieve the defined objectives for the
site, and the process and approving agency for the ~
required changes;
Stazio Fields parcel
Variances or exceptions do not seem to be relevant to the
proposed development, the proposed development has been
designed to be consistent with the City of Boulder Land Use
Regulations
Its is understood that a Comprehensive Plan Map Change will
be required,
5150 Valmont
~ The acquisition of 5150 Valmont appears to be consistent with
the approved park plan and will not require variances or
exceptions,
^ it is not understood if a rezoning will be required if the use
ultimately is part of the commercial development located in the
approved plan.
(2)Processes, permits, and approvals that may be
needed, including, without limitation, wetland
permits, floodplain permits, flood map revisions,
special large water user or sanitary sewer
pretreatment agr~ments, rezomngs, or Boulder
Valley Com rehensive Plan chan es;
Stazio Fields parcel
^ Its is understood that a Comprehensive Plan Map Change will
be required,
(3)Need for any further biological studies or
impact studies; and
Vem Seieroe Architect AI.A.
arehYecture • planning • iMedorarchitedure
Stazio Fieldsparcel
~ None is anticipated
Stazio Fields
(4)Public infrastructure improvements needed to
serve the development, including, without
limitation, transportation improvements such as
streets, alleys, transit stops and shehers, other
alternative mode facilities and connections, and
acceleration and deceleration lanes, water,
wastewater, and flood control.
^ It is understood that improvements are planned for Valmont and
Butte Mill Road,
^ The Department of Parks and Recreation understand ihat they
will be required to dedicate a 21 foot wide parcel along the north
edge of the no~th edge of the Stazio Fields Park,
~ Sewer and water utility seroice will require extension along Butte
Mill Road to the site
5150 Valmont
^ Existing infrastructure is in place and serves the site
q
4 September, 2001
~ ~
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