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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? s:\plan\pb-items\memos\ddstazio.concept.wpd AGENDA ITEM #6B Paee 2 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 of'Boulder Vicinitv Ma Iwa~;ncNOCr:ip¢ Ra SLf9JECT PROPERTY: I SLIBJECT PROPERTY: 5750 VALMONT RD Z445 STnzl^ DR ~~ r q ~ i ~ 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 ~ w:~~~'~ ~ 1:18000 ""~'~~nk ci:yu,ec~nacoie N m~irtoimobne~qemontNe~mplo leep ao oilwb+~~proroNneiy.. ~ r4 a miar ndiaonewvivb. ' HpRm101TpleJ~b\Y~II~bP1W m~imtlliwnmm~~a~ iinwnwbn Agenda Item - ?' Yi 1 f , s ~I % t w ~ f b f . / ~ : ~ / / / / Y ` ; I , ° ! ; n ~ . ~: ~ ~ ...._._ . , _...~.. . . , Q ,'- _ . ~ ~ r ., i~ ~L s/'~. 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(~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 tebPM1onx hs e~ne9 MNu3034438960 d~ce3034439920 rsekroe~ad.com aud'a3037868977 pumo3034473261 ~12f0 ~riE~Cg 'pARc6L Y ~~~~~~`~ I /~t1_ 24 August, 2001 (~ I i ~ i I ~~ ~ III 1 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 ~ ~ ~ op~en~i i nis is tne aate : u~-us-~uu~i n ~ri ~~ ~ opt;enter~~ I hi~ c~t~~ttt~helf~l~sitl~~~itP~tl t:1t'1anLinklBcarclSesZ11010173116211281page000 , ~~, CITY OF BDULOFq - OHPAiiTMBNT OF P4RK9 ANO A~CREA~ION ST4Z10 9ALLFIQ~O ~iELOCATION SITH :EMTER VI CUF SEC.2T __ __ Y uNF xE.iNSf411 N00'0l~J~'M z~ee.oe' _ IMOT SfT) _ - -~ ~ I //~ S!9'~33=16"Y y.5'll'23' R~S709.65' L~517.17' ' ~ f ~~ ` ~ ~ ~~ /~ 1 ps D'OB~30~ 8*~~.63~ V 509.67 ~r.~i ~i A~ P.O.W. ,yui ~ ' ION PPGIFI~ RPILRO ~~r'~ I we~m'ii• ^ ~N rII' I ~h: , I mo~' '~''~10o q0162~ ~~f (orro~i~ut~a+na~~ '/e •I ~ rntte •~mia + ~ ;6w ' I I ! 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STEN6EL ~~xo suRVCVO~ ... .~ . ~~.~..r ~ b .~~ ~ i# ~ ~ ~ ~ 1 ~~ I ~ ~ a ~~ ~ f~ ~ ~ YI i ~ ~, ,~g .~~ ~ :iE ~ ~ ~ I~ i I i ~ ` I ~ ~ ~ ~~ ~ .~~ 8 ~ I `~.`a a~B Ir•~m roa..rl_-» lusn I-{~'i~ I. ~ ... ... .--- ,~. -L.~.~.... I ~ ~ : ~ ~ This is the date : 07-03-2001 BottomCenter1 TfBeti~fih~i~i~~ :liDus3~:~ ~N'~: E:1PIanLinklBcarclSes211010173116211281page0~ ~XF ~IMF ~SCAlIf101 EY[pN55f5INF IIVEMII f01E NAfNA1m 6~ 1xE [If1 OF BpUIRY. iXi diM[C [prtCA [09/. 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I ~~~~~ ~.~~. 7~~~ ~ ~ ~ \\ \\ 4 ° NOt2~ / ~~~o (~ JAL~ OPLAN.D G, 08 :41:16 P Midyette a~hitects, p•c I I ~ .^~ ~~ ~~ ~ ~iii , !. e ~ , ~ m ; / ~ .~~ e a ~ e ° e i c~~, a~ ~J~e~~. ~ ~o~~ "~ ~~ a . e . ~ i ,Q ~ ~~ ~~ ~ 5! Va,~r~on1 .-- ~ ~~ ~I~jO ~~L c~,i~ Vem Seieroe Architect A.I.A. arehitecture • planning • inleriorarchNecture ~ C~t~ oF C3n~~1~~.12 • ~p~,`'~~.~' ~ ~ ~ ~~ ~ ~ ~ ~I 14 24 August, 2001 ~ inu u ~~ n ^ ~ ~II I ~ mi u ~~r".. ~.,~..~~ u +---~~... _ ~ ~ _ _ ~' - - . .r~....... . ~-.~------- ~ ~ ' ~ _... _ .... " v...~ ...,....~~.....~.r.r' ..~-~-~^,~.+,.+r - .. ~+~+~'r ..,,.. ~: r~o~~ ~JrJ~ Qc~a,~wa~ ~!~1"''i'~ ~ ~ LL ~'C~~ ~ ~.~-~ _ .._.......: ' ~,~ ~ ~%y,. ~ ; ._._ ._.. z. ~~ _ ~ _" _ _._.._-_---- ~. ,; / .-- .,_...r....,. . ~ .."r"^. ~ ~ --- ~ ~ \~/ // ~ _.... ~o~v~.~ ~'~R~ ~ ~~ .~ ~ -~4r waY t~b ic~.-n ~- ~~,ys' x 2' : ItLRh~ot~l .titn+~ ~ ~ / u'1 .'A~IGs ~1J'f. .~ . /. „ ., ., - ~ . - - ' ~.~..~ tP ~t Llt.l~ ~ ` ` .. . 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