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Minutes - Planning Board - 12/13/2001APPROVED FEBRUARY 21, 2002 ~ CITY OF BOULDER PLANNING BOARD SUMMARY MINUTES December 13, 2001 Council Chambers Room, Municipal Building 1777 Broadway, 6:30 p.m. Tha following are the minutes of the December 13, 2001 city of Boulder Planuing Board meeting. A permanent sat of these minutes is kept in Central Records, and a verbatim tape recording of the meeting is maintained for a period of seven years in Central Records (telephona: 303-441-3043). BOARD PRESENT: Macon Cowles A1 Gunter, Chair Tina Nielsen, V ice Chair Alan O'Hashi Beth Pommer BOARD ABSENT: Thom Krueger ~ STAFF PRESENT: Bob Cole, Director of Land Use Review Steve Durian, Transpartation Engineer David Gehr, Assistant City AtYorney Elizabeth Hanson, Planner Mary LovriEn, Board 3ecretary Peter Pollock, Planning Director CALL TO ORDER Chair A. Gunter declared a quorum at 6;35 p.m., and the following business was conductad. 2. APPROVAL OP MINUTES On a motion by A. Gunter, seconded by B. Pommer, tha Planning Board approved the minutes of April 26, 2001 as presented (5-0; T. Krueger was absent). 3. CITIZEN PARTICIPATION There was no citizen participaCion. 4. DISCUSSION OF DISPOSITION5, PLANNING BOARD CALL-UPS The Board had no comineats on the Planning Board disposition (Holiday Drive-In Theater Radevelopmant for the use of the Naropa University) or the Planning DeparimenY disposition (Garden Home). ~ s:lpla~~Apb-itemslmimrtes\Ol 1213min City of Boulder Planning Board Minutes Decembcr 13, 2001 Page 2 . 5. MATTERS FROM THE PLANNING BDARD, PLANNING DIRECTOR, AND CITY ATTORNEY A. Gt~nter pointed out thaC staff recently denied a requast for a minor change from the Land Use Regulations for a development on Pearl Street. He said that the minor change would have created a better project and suggested that there should be a process where some minor changes could be approved without going through a site review. B. Cole responded that it may be possible to design a modification of the current sita review process to allow for a minor site reviaw that will have limited ability to vary the ragalation. P. Pollock reported on the gooci neighbor meetings to develop a management plan that addresses issues regarding the relocation of the homeless shelter. He reported on the Jobs to Population Balance Task Force meeting, including agreement on the year 2000 population and job numbers and discussion on fhe 2020 projected job growth. He said that he will present a briefing on the work of the Task Force to City Council on Dacember 18 and suggested a joint City Council/Planning Board meeting on February 28 to address this issue. He discussed the agenda for the Board meeting on January 10 and the material that will be sent fo City Council for their retraat on January 18 and 19 regarding the Department work program priarities, 6. ACTION ITEMS A. Public hearing and consideration of Concept Review LUR2001-00046, McKenzie Junction, for a mixed use plan including 135,000 square feet oF . commercial ofCce space and approximately 140 dwelling units in 11 buildings on 20 acres located at the intersection of Kalmia Avenue, the Diagonal Highway, and Foothills Parkway. (Note: This property was formerly known as the `°Gateway" site.) A. Gunter explained the procass for Planning Board review of concept plans and site reviews, including City Council call-up privileges far final site reviews. He said thaY tha Board is constrained as to what can be done on the site by zoning and Boulder Va11ey Comprehensive Plan regulations. L. Hanson said that the proposal is for mixed-use development, with below-grade surface, underground, and stiuctured parking. She explained that the parcel was zoned TB-D (Transition Business - Developing} in 1981 upon annexation. She showed the vicinity map where the 20- acre, vacant site is located, the site plan in context with Yhe surrounding streets, picCuras of the views from the site, and the applicant's site plans, including shared commercial and residential open space and architectural design of the buildings, She said that the property, bounded hy the Diagonal Highway, 47`h Street, Foothills Parkway, and Kalmia Avenue, presents a challange to developing the site (lack of bicycle and pedestrian connections, noise and safety issues, and lack of nearby services). She dascribed tha hisCoric oil well and pump located on the site and the adjacent uses (city-owned open space is located just to the north and east of the property, and low-density naighUorhoods are located to the west aud east of the site). She said that the airport influence zone, which affects the majority of the property, would require a navigation easement, and 100 feet of tha south edge of the property in this zone would not permit residentia] units. ~ s:Aplan\pb-items\minntes\011213min City of IIoulder Planning Board MimRes December 13, 2001 Page 3 • She described the ]cey issues (acceptability of the mixed-use concept, access Co and from the site, and the image as a gateway site). She said that the inclusion of housing in the proposal allows a better balance of the jobs to populaYion ratio, although the number of jobs generated by Yhe commercial buildings would be more than the housing units. She asked the Board to discuss how to make the site more workabla and livable (noise mitigation, bicycle and transit connections, and inclusion of support uses on tha site). She described the access issues, stating that the State Department of Transportation has approved the access points from the Diagonal Highway and Kalmia, and a comprehensive traffic study would be reqnired at site review to raview neighborhood cut-through traffic and how the intersections would function. She explained that protectang and framing view corridors would be parf of a site review application. She described the public notice Chat was given and the neighborhood meeting that was held. She asked the Board to discuss what constitutes a gateway image (a well-defined community edge or creation of a clear sense of arrival and departure, protection and enhancement of the design of major entryways, relationship to roads, view carridors, uses on tha siCe, the proximity to open space, significant architecture, and development that blends in with its surroundings). She said that the applicant has presented some uuique gateway imagas, such as preservation of the historic oil well, the commercial architectural style, and limits on the visibility of parking. Vince Hooper, ASW Reaity Partners, Applicant, introduced tha members of the development team and dascribed the company and its goals for the site. He pointed out the physical • characteristics of the site, including the surrounding roads, the nearby bicycle lane and sidewalk that connects to the Fourmile Creek Trail system, nearby soccer fialds and open space, a mix of uses surrounding the area, the Area IV airport influence zone which is the least restrictive zones in the airport plan, and the Area II airport influence zone which limits residential uses. He described the dasign of the plan that represents a gateway image into Boulder, including the dedication of a 2-1/2 acre site For a commemorative historic park for tha oil well, positioning of the commercial buildings to preserve the viaws, and Yhe at~chitecture. He described the area where housing would be appropriate, the internal park and open space area, the "flex space," the residentiai space, and parking on tha site. He said that other detailed issnes, such as drainage, architecture, and traffic, will be addressed at the site review. He said that a preliminary Yraffic atudy indicates thaf fhere are solurions that will resolve fraffic concerns. He said that although the site is not ideal, mitigation is possible throtiigh the selective placement of uses, the orientation of buildings, the use of earth berms, and landscaping. He said that the mixture of ases will be supported by on-site services, such as day-care, coffee shop, elaaners, and a copy shop. He described the neighbarhood meetings that were held and some of the neighborhood concerns about the developrnent. He said that tha neighbors asked tha developers to pursne threa options with the city (purchase the property as open space, consider a land swap with the city, or transfer deusity from the developrnent at the corner oP Jay Road and 47`h SCreet to this site}. Tom Lyons, Applicant, 506 Arapahoe, said that the "flex space" is designed to be residential ar • office, bnt the parking is p]anned as though tha space will be used as offlces. He said that the target market will inclLide young single people and couples withouY children in fwo-bedroom s: \plan\pb-items\minutes\O I 1213min City of Bonldee Planning Board Minutes December 13, 200 ] Page 4 • townhouses and attached housing, with some larger units for families. He said that the affordable housing units will be priced according to the city's guidelines, and the market-rate units will be priced between $180,000 and $250,000. He said that the 1993 Phase II environmental study will be updated to address any contamination on the site. Jim Williams, representative for the Applicant, explained tha design concept far the site which reflects the agrarian heritage of the Boulder area. Public Participation: Michelle Bishop, 1705 Arapahoe Avenue: She described how the oil field represents the rich history of the West and setflement and prosperity in Boulder and Colorado. She said that the oil well should be recognized and permanently marked. Michael O'Keefe, Board of Directors of Fourmile Creek Homeowners' Association, 4520 Nassau: He said that although he recognizes the right of the developer to develop the land, he said that this highly traveled area by automobiles, trains, and aircraft damages the opportunity for livability and safety. He said that the proposed development would increase the jobs/housing imbalance. He proposed three possibilities (a land swap with the developer ar preservation as open spaca or as soccer fields). • Sam Vance, Board of Directors, Fourmile Creek Homeowners' Association, 4021 St. Petersburg Street: He presented a graphic that showed the vista and the view of the site looking west into Bonlder. He said that if multi-leve] units are built on the site, the gateway to Boulder becomes occluded. James Pribyl, 4664 Hampton Circle: He pointed out that there is a lot of traffic coming together in one bottleneck at this site, and there is limited public transportation. He said that there is increased traffic in the surrounding area, particularly from the Fourmils Creek neighborhood. Rodger Ewy, 4082 Old Westbury Court: He said that this proposed development is the result of a planning mistake that took place about 20 years ago when this site was zoned. He said that this site should have been part of tha State Highway property. He said the residents oF the site would be surrounded by traffic, if the site were al1 business it would work counter to the goals to wrrect the jobs/housing imbalance, and access to and from the site is a probiem. He suggested that the Board and staff find a way to preserve the site as open space. Ron MeMahttn, 5109 Independence Road: He pointed out a problem of water and hydrology in the area. He said that the residente to the east of the site are on well water, and development will be an issue on the water table and the quality of the water. Karl Anuta, 2605 Regis Drive: He spoke about the significant historic oil well on the site. Ha said that he was concerned that a commitment has not been made by the landowner for a ~ landmarked designation of Yhe oil well site and the equipment and askad that the Board ensure that this is part of any approval for development. He explained the implications of landmarking s:Aplan\pb-itemsAminutes\011213min City of Boulder Planning Board Minutes Dccember 13, 2001 Page 5 • the site, including that any changes for the oil well would need to go before tha Landmarks Preservation Advisory Board, that the Oil and Gas Conservation Commission would not require that the pump jack be removed, and that the operator would not have to raclaim the site. Matthew Silverman 3195 ll~h Street: He supported the comments made by Mr. Amrta and Ms. Bishop with regard to preservation of the oil well. He said that the oil field is historically important, He said that it is one of the oldest oil fields in the country and the second oldest oil feld in the state, the McKenzie well is Yhe first producing and last remaining well in the entire field and is a symbol of the colorful boom and bust history of the entire field, and the well is fortuitously located close to these roads so that future generations can see the well and appreciate how important the mineral resources of this state were to drawing peopls here. He explained that the Oil and Gas Commission has rules for how the well would be abancloned if the site was landmarked, but one of the options would be to waive the requirement for the surface equipment to be removed. He urged the Board to preserve and landmark the oil well. Colleen Ostlund, 3122 Bell Drive: She said that she is concerned about the impact on the mountain view from this proposed development, She also said that she lives next to Foothills Highway and 47'h Street, and the noise from these roads is tremendous. She said that homeowners on the proposed site would be surrounded on all sides by busy roadways. Jim McBride: He supported the proposed plan in consideration of tha property owner who is ~ paying taxes, because the zoning supports such a development, and because improved vacant land provides value which benefits tha community. Marie Hewett, 5273 Independence Road: She emphasized that she and her neighbors are on well water and anyone digging in the area will have an impact on those wells. Return to the Board: The Board and staff discussed the business uses Yhat.would be allowed under TB-D zoning (a wide array of uses excluding retail); assurance that the site will be developed in a way that will enhance the area; the reasons why the site was not purchased as open space (the cost was prohibitive because the site is zoned and annexed to the city, and the location is bardered by the roads); the appropriateness of density on the site; whether the development should be reviewed again by the Board befare site review; the public and private open space; architecture of the buildings (the silo features and building architecture proposed had mixed responses from the Board), and parking requirements for residential units. Individual Board members made the following comments, not by consensus: Transportation . Traffic studies are imperative to determine the uses on the site. Use up-to-daCe traffic statistics and review the impacts from the other developments that are expected to be . completed in the near future. s:Aplan\pb-items\minutes\011213min City of Boulder Plamiing Board Mintites December13,2001 Page 6 . • Transportation should be both bicycle and automobile related. A Transportation Demand Management (TDM) needs to be completed, such as charging employees to park and paying employees who use alternative modes of transportation. . Provide underpasses that link to soccer fields and to existing bicycle paths, and to the east to the existing open space. . Almost all trips to and from the sita would be by car. Gateway Issues . Because the site is a gateway to Boulder, it is important to have an appropriate architectural design for the buildings. There should be some consistency within the site between the different building types to identify it as one development. It is important that predominant things relate to the area, such as flagstone or tile roofs. . Provide development that symbolizes Boulder and its values, not just its history. An oil well does not symbolize Boulder values. . Pay attention to the views that people will see when they are driving into Boulder. • . The architecture makes a statement about bridging the distance between the country and the city that provides an appropriate gateway. A prairie or plains heritage style for the architecture would be appropriate. . This gateway should be an edge with landscaping; less is more. Use the triangle north portion of the site as a landscaped edge. Parking • Given the closeness of water to the surface as well as the potential poliution issues, underground parking would not be a good idea for this site. . Provide adequate parking for the site. . Tha site will force every trip in and out to be in an automobile. . Define an appropriate use of the "flex space" to determine parking requirements. Preservation . Maintain the historic intagrity of tha oil well. Make sure that if the oil well is landmarked that the process interfaces with the Colorado Oil and Gas Commission regarding reclamation. • s: \pla n\pb-items\mimitas\011213min • • . City of Boulder Ylanning Board Minutes December 13, 2001 Page 7 Make sure that the developer is not relieved of auy of the reclamatiou responsibitities if the well is kept in production; determine what the reclamation criteria would be if the well is abandoned or capped with the potential that it would be back in production in the future. . Determine the likelihood of expanding Yhe oil field. • Provide an alternative pl~n of development if the well is kept active. Livability . Uses of the "flex space" where clients drive to the site might not be warkable or economically feasible because of the challenges and constraints. . Demonstrate that the site will be livable, Even though it is important to have additional housing in the community, it is not necessazy to have housing on every site. The site is in the middle of a cloverleaf, and people would be living in a sea of traffic. . Commercial buildings make more sense for the site because of the lack of livability. Review commercial sites where the landowner would like to provide residential housing and swap the uses. . Provide noise and traffic camparisons of developments that are close to busy streets, such as Wellman Creek, the properties along Moorhead adjacent to Highway 36, and Tantra. . Air traffic might not always observe the flight comdor mandated and fly over the proposed development. Address where the glider plane corridor is mandated. Site Plan and Architecture . The elevations for the buildings are appropriate. Ensure that the urban space works with two highways on eiYher side. It is important that the site focus inward because the perimeters show a wail of severance. The fact that the site has to turn inward is a repudiation of what Bouldar is trying to do which is to connect our retail, commercial, and housing areas. . Explore all the potential opportunities, suc (extension of the soccer &elds, a transit hub, the historic oil field and the gateway views). i as civic uses with some limited development a park, or other similar uses that would preserve . Have the Downtown Design Advisory Board review the project. . Investigate the option of a land swap or form a spacial taxing disCrict eomposed of adjacent landowners to purchase the site. . Screen the buildings with lots of landscaping to provide a more natural look and to block some of the traffic noise. s:Aplan\pb-items\minutesA011213nvn City of Boulder Planning Hoard Minutes December 13, 2001 Page S • . Review the Downtown Design Guidelines and the development at the University of Colorado because that kind of design is more representative of Boulder. • The development proposed far the site is too dense. Remove some of the com~nercial development and provide more housing to better balanca tha jobs/population balance in keeping the site less dense. . Provide the Board the disclosure that will be given to people who will be leasing or purcl~asing property regarding noise fi•om traffic, planes, and trains on the site. • The most important feature is that the structures themselves work for the people who actual]y tive, work, and visit Chere and not that the site be designed to optimize the site in the presence of the building from the roadway. • Review a limited service, low-height hotel use, such as Marriot Courtyard or Ha~npton Inn, that could Fit in with office uses on the site. Such a use would be safer in terms of air traffic because most of the rooms would be unoccupied during the day when air traffie is heaviest. Also guests in the hotel would probably use their cars anyway, and the traffic noise would probably not be an issue in a transient population. . Consider developing a residential community for sanior citizens in a staged care facility. This • use would have fewer automobile trips, it can focus inward, and residents may not ba as affected by noise. . Provida a campground at the northeast end of the property (northeast of the off-ramp in that small triangle that abuts Four Mile Creek) for tents and recreational vehicles. If the highway noise can be mitigated, the campground users might contribute to the success of an on-site restaurant in the hotel. • Provida small-scale, local support uses on the site far people who live and work on the site, such as a coffee shop. . Provide some Leadership in Energy and Environmental Design (LEED) in the building of the commercial and residential structures to provide energy efficiency. . All utilities will be required to be placed underground, and this will affect heighY proposed far the buildings. . Determine what schools and parks will service the site. 7. ADJOURNMENT The Planning Board adjoumed the meeting at 10:30 p.m. . s:Aplan\pb-items\minutes\011213min