5B - Use Review #LUR2003-00016, Day Shelter for the START program, 1128 Pine, First Congregational CCITY Or BOULDER
PLANNING BOARD AGENDA ITEM
ME~TING DATE: May 1, 2003
(Agenda Item Preparation Date: Apri118)
AGENDA TITLE:
Public hearing and consideration of Use Review #LUR2003-00016 for a Day Shelter for
START, located at ll28 pme, The First Congregational Church, zoned Transit~onal Busmess
(TB-E) and High Density Residential (HZ-E), comprismg 0.95 acres.
Apphcant. START
Owner. First Congregational Church
REQUESTING D~PARTMENT:
Peter Pollock, Plannmg Director
Bob Cole, Land Use Review Manager
Brent Bean, Semor Planner, Presenter
OBJECTIVE:
1. Hear Staff and Applicant presentations
2. Hold Public Hearing
3. Plannmg Boazd discussion regarding the Use Review critena (secuon 9-4-9(d) and
the critena for a Day Shelter (section 9-3 4-26) of the Land Use Regulations.
4. Planning Board take action to approve, approve with condrtions or deny
STATISTICS:
Proposal. Consideration of locatmg a day shelter for up to 25 homeless persons at
one time m the "Carriage House" located on the First Congregational
Church property at 1128 Pine Street
Pro~ect Name• START, First Congregational Church
Locatton• 1128 Pme, the carriage house located north of the alley between ll`n and
Broadway south of Pine.
Size of Tract 41,417 square feet (0.95 acres)
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Zomng: Eastern 50' Transitional Busmess (TB-E) remaining property High
Densrty Residential (HZ-E)
Comprehensive Plan: High density residential
KEY ISSUES:
1. Is the proposed development plan consistent with the criteria for a Use Review 9-4-9(d)~
BACKGROUND:
START:
The Land Use Regulahons were recently amended providing reviews for the four types of
shelters; overnight shelter, day shelter, emergency shelter and transitional housmg. Day shelters
are a use review in all high dcnsrty residenrial and pubhc zones, and condrtional use ip all
commercial, mdustrial and the MU-D zones. This is the first request for a day shelter smce the
regulations were amended It is not uncommon for a church to provide accessory services hke
day shelters, but this request is considered a prmcipal use requirmg Use Review approval
because START is a not a church orgaruzation
START (Support Transihon Assessment Referral and Treatment) began tn 1996 at 1301 Arapahoe and
has been located there smce START is a nonprofit organizahon that provides a day resource
center offering support services to the homeless during daytime hours Some of the support
services mclude providing a needs assessment through a case manager, focusmg on achievmg
sobriety, housing and ~ob counselmg, resources for employment, housmg, and health needs, and
referral to outside agencies when necessary See attachment "F" for additional information
regarding the START program
START shares the space at 1301 Arapahoe with the SOS (Social Opportunity and Support)
program, owners of the property. As a result, the hours of operation have been hmited to 2•30 to
5.30 PM Monday through Saturday The current program supports 14-18 persons at a time with
up to 35-40 people bemg served during the day.
The First Congregahonal Church received approval of a Site Review in 2000 to expand the
church facihhes. Under the provisions of the final site review and Landmarks review, the
carriage house was to be retamed on the srte. No specific use was approved for the carriage
house at that time. The church suggested START pursue use of this srte to meet their expandmg
needs. The carriage house is a two story 1200 square foot building. If the START program is
approved at this location, they will be required to brmg the building up to crty codes. The First
Congregational church is split zoned, with the first 50' of the site m a Transihonal Busmess (TB-
E) zone and the remaimng 250' of the site m a High Density Residential (HR-Z) zone.
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Existing 5ite and Context:
The carriage house is located on the north side of the alley running between 11`h and Broadway
south of Pine Street The First Congregational Church owns the half block north of the alley,
which mcludes the historic chuich, the new educational facility under construction, the parsonage
at the corner of 11`h and Pine and the duplex south oF the parsonage. A City (CAGID) parking lot
exists south east of the alley at the northwest corner of Spruce and Broadway. Three older office
buildings are present south of the alley west of the pazking lot (1105, 1113 and 1123 Spruce)
1123 Spruce takes access from the middle of the buildmg on the east side, ad~acent to the
CAGID parkmg lot. A public walkway is present along the west side of the CAGID pazking lot,
connectmg Spruce to the alley The other two office buildmgs have their primary entries facmg
toward Spruce.
The Masonic Temple, Carnegie library and two residences are north of the First Congregational
Church property on Pme. West of 11`" on Pme and Spruce is a mixture of multifamily and single
family homes. The Boulderado Hotel and Trinity Lutheran Church are east of Broadway on
Pme.
The entrance to the carriage house is on the north side of tha burldmg, frontmg toward the new
educational facility. Pedestrian access to the Carriage house will be from the alley and Pine
through the parkmg lot or walkways connecting the alley to Pine on the church property.
Project Description
START is proposing to house a maximum of 25 people at any one trma. Up to 50 people may be
served throughout the day as clients come and go. Hours of operation are proposed to be from
8•00 PM to 5•00 PM Monday through Saturday (6 days) The carriage house wtll be kapt m its
historic location. The exterior will be refurbished as necessary to meet landmark criteria and the
interior will be remodeled to maet the needs of START.
The Management Plan (Attachment "B") explains in greater detail the basic functions of START
and nature of how they interact with their clients and the neighborhood The building will be a
two story structure with a shower, three bathrooms, two offices/counseling rooms, and several
areas for clients to congregate (seating areas for up to 25 people). A small counter space and
hmrted kttchen appliances may be provided. START clients will primartly walk or take the
Broadway buses to the site.
PUBLIC CONIMENT AND PROCESS:
Required public norice was given in the form of written notification mailed to all property
owners within 600 feet of the sub~ect property and a sign posted on the property for at least 10
days. All notice requirements of Sechon 9-4-2, B.R C. 1981 have been met Two neighborhood
meetings were nohced (February 25, & March 25), the March 25 meeting included nohfymg
neighbors withm 600 feet through the use of flyers that mcluded copies of the Management Plan.
During the neighborhood meetmgs a number of questions and issues were raised by neighbors.
The Management Plan was amended to acknowledge or provide a means to better respond to
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neighborhood concerns For example, a request was made for the shelter to maintam a close
contact with the existmg neighborhood was encouraged It was determmed that START should
meet with the neighborhood every six months to provide a closer contact with the neighborhood
and permit quicker response to neighborhood concerns if they arise
At the two neighborhood meetmg a number of questions were raised, m addrtion to the
letters/emails received from neighbors The primary comments made are as follows.
1. What is the data on the number of homeless m Boulder County? There are an
esterrtated 1000 to 1600 homeless people in Boulder. This number varies through out
the year.
2 What does 25 clients at one hme mean? No mare than 25 clients will be an the
carriage house at any time the facaliry is open.
3 How many clients per day will be served by START~ No more than SO clients wall be
served wrthin the 9 hours the fac~laty is open.
4 Where will clients go that are turned away once the 25 person maximum has been
reached? Based on the loitering section of the management plan, clients will not be
allowed to stay on the First Congregational Church property, nor loiter in the area.
If cltents are found to be lottering tn the area, clients wtll be denied service for at
least one day, up to life for such act~ons.
5 How big is the carriage House? 1200 square feet, trvo fZoors of 600 square feet each.
6 Is the 1200 Square foot buildmg too small for 25 clients plus staff~ The buildang
plans show that the buildtng can hold up to 25 clients wath the addition of staff. The
building will be fire spnnkled bring it to code.
7 How much of the space m the buildmg is reserved for food preparation? Less than 50
square feet A counter top and minor applaances will be provided on site for food
servace use. START does not plun to prepare major meals at this facilety.
g. What is the profile of clients commg to START? See attachment "E", Client profile
9 The current START buildmg is adjacent to Central Park and across the street from the
Boulder Creek trail system. No park is neaz this facility. When clients leave START,
where will they go? The START management plan does not support loitering an the
area. Cl~ents found to be loatering in the area/neaghborhood will be sub~ect to
expulsion from using START for 1 to 90 days. See the sections regarding "secur~ty"
and "loiterang" in the Management Plan.
10. The owner of the office buildmg at 1123 Spruce expressed concerns that the clients
turned away would loiter m the parking lot, or his main entrance along the west side
of the CAGID parkmg loC. START will direct clients not to loiter in the area and wall
work wath the owner of 1123 Spruce to resolve loitering problems caused by START
clients.
1 l. What if the program changes for START? The management plan will be required to
be amended. It as poss~ble that signzficant program changes will require the Use
Review to be reviewed by the final approvang agency if this use is approved for the
lot. For example, a change an the hours of operatton or number of clients to be served
would require the Use Review to be reconsidered by the approving agency (Planning
Board)
12. The pohce budget is getting cut, how will this impact patrol and response when
called? Polace will respond based on availabelaty and the severity of the sttuation.
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13. What activities has the First Congregational Church supported on this site m the past
and at present? The church serves the homeless breakfast Monday through Friday
throughout the year, serving up to 1500 people per year. During cold wanter months
when the North Broadway shelter as aver loaded, the church has provided emergency
housing for a number of years.
14. What is the time lme for development of the START day shelter? If Plannang Board
approves the request in May or June meeting, Final build~ng plans well be completed
in July and August. Once all funding has been obtained, the buildang permats will be
submitted for review wtth the City (usually a 3-8 week revtew process) Construction
would begin toward the end of the summer under optimistic conditions.
I S Can START contact the neighborhood more frequently then once a year? Yes, the
Management Plan has been amended adding a sax ntonth contact teme with the
neighborhood. NOTE, management practtces can be expanded by START, but
changes ta the approved management plan wall require City approval
ANALYSIS:
The Applicant is required to meet two different sets of use standards far this project. First, there
are the condihonal use standards of section 9-3 4-26 for a Day Shelter. (See the Check List in
Attachment A) The conditional use standards apply to both by-right requests and requests
requiring Use Review considerahon. Staff has reviewed the Applicant's materials and found that
it has met these standards.
Second, there is a use review reyuired for this property, in addiuon to the condihonal use
standazds. Planning Board is charged with making the determmation that the Use Review criteria
of Section 9-4-9(d) are either met, or not, and taking the appropriate action approvmg,
modifying, or denying this request.
1. Is the proposed development plan consistent the criteria for a Use Review 9-4-9(d)?
The needs of the homeless are acknowledged in the social and human services secrion of the
Boulder Valley Comprehensive Plan through pohcies that encourage providmg shelter, food,
health care, sustammg gamful employment, social support programs and assistance in trmes of
personal or family crisis.
The location and operatmg characteristics of the shelter as proposed are such that they will have
mmimal impacts on the existmg neighborhood. A maximum of 25 persons may occupy the
building at any time and START will provided service for no more than 50 clients per. Primary
access will be from Broadway through the alley or the sidewalk along the south side of Pine
Street (First Congregational Church property). The hours of operation will be limited to 8:00
AM to 5:00 PM Monday through Saturday. START management has mdicated that clients begm
to show up'/z hour before opening and that they tend to stay for'/z hour after the facility closes.
Given the 8AM to SPM staffmg times, the facility should be open to the public from 8:30AM
and close by 4•30PM to assure that staff will be at the site a mimmum of a'/z hour prior to
opening and after closmg. Traffic impacts based on START clients will be mimmal because they
do not usually have vehicles and their primary transportation to the site will be by walking or
taking the buses usmg Broadway.
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The use will not create impacts to the exishng utihry systems and the basic character of the azea
will not be changed. The carriage house will not be physically altered from its current external
appearance. The homeless have been coming to this site for a number of years for the soup
kitchen services provided by the church and emergency shelter needs during the winter months
when the overnight shelter exceeds its capacity.
Use Review criteria 3 and 5 are supported by the condihonal use standards discussed m
Attachment A. The applicant held two neighborhood meetings to review the Management Plan
and hear neighborhood concerns. The purpose of the management plan is to have a document
that provides guidelines for operat~on of the day shelter and coordinates contact and issues with
the ad~acent neighborhood The management plan (Attachment B) is subject to a three year
review and can only be amended by action of the crty manager. Staff reviewed three versions of
the Management Plan as it changed to acknowledging neighborhood comments and concerns
For example the changes mcluded• addmg the six (6) month neighborhood meeting time and
clarifymg that a maximum of 50 persons shall be served in any one day.
USE REVIEW CRITERIA Section 9-4-9(d)
ves 1 The use is consistent with the purpose of the zoning district as set forth in Section
9-2-1, "Zoning Distncts Established," BRC, 1981, except in the case of a non-conforming
use; Zoning District Property is zoned HZ-E, which supports residential uses and
limited non-residential uses. The proposed day shelter is intended to provide
support services for the homeless during the hours of 8 AM and 5 PM.
yes 2 The use either
, (A) Provides a direct service or convenience to or reduces adverse impacts
to the surrounding uses or neighborhood;
! (B) Provides a compatible transition between higher intensity and lower
intensity uses,
Yes (C) Is necessary to foster a specific city policy, as expressed in the BVCP,
including without limitation, historic preservation, moderate income housing,
residential and non-residential mixed uses m appropriate locations, and group
living arrangements for special populations, or Comprehensrve Plan poliaes:
8.01; provide for a broad spectrum of human needs, 8.03; Citizen
lnvolvement, 8.04 provision of maintenance, remedial and developmental
programs and services, and 8.11 Support of Chlldren, youth and families,
support the START day shelter program.
8.01: Starc's primary purpose is to improve the lives of the homeless and
provide a means of moving out of their homeless situation.
8.03: Neighborhood participation in the development of this new location
has been sought and is reflected in the final management plan.
8.04: Start programs provide counseling and support services to the
homeless.
8.11: Start's goals are to help the homeless move into a more productive
life and away from being homeless.
_ (D) Is an existing legal non-conforming use or a change thereto that is
permitted under subsection (e) of this section.
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Yes 3 The location, size, design, and operating characteristics of the proposed
development or change to an existing development are such that the use will be
reasonably compatibie with and have minimal negative impact on the use of the
nearby properties, Client access to the day shelter wdl be primardy occurring
from Broadway. Clients should not create impact to the surrounding
neighborhood as they access the shelter (carria~e house).The site is
located adjacent to the alley running between 71 h and Broadway. The
shelter users will primarily be walking to the site. Bus service along
Broadway will be available to shelter users as well. There will be Iittle
vehicular use of the site, Start staff vehicles will be parked in the parking lot
on site. Some clients may come through the residential neighborhoods to
the northwest, but most will come from the downtown area along
Broadway. Pedestrian access from Broadway or 11th Street to the carriage
house (day shelter) will be from either the alley or sidewalk on Pine.
The number of users at the site will be limited to 25 plus staff at any time
and the use wdl be active only between the hours of S AM to 5 PM Monday
through Saturday. The Start program will operate at times that will not
coincide with primary church use during week nights and Sundays. The
operating characteristics of the use will not result in unusual hours of
operation for a day time activity. fihe size of the facility is limited to 25
persons at any one time. Clients will use an access that is internal to the
site. Clients waiting to use the site will not be visible to the neighborhood.
The carriage house has been in this location since the early 1900's and will
not be relocated.
The Management Plan (Attachment B) has been developed with the
assistance of neighbors attending the neighborhood meetings with the
mtent of assuring the day shelter wdl remain a compatible use within the
neighborhood.
~es_ 4 As compared to development permitted under Section 9-3.1-1, "Permitted Uses
of Land," BRC 1981, in the zone, or as compared to the existing level of impact of
a non-conforming use, the proposed development will not significantly adversely
affect the infrastructure of the surrounding area, including without Iimitation,
water, wastewater, and storm drainage utilities and streets Current public
infrastructure will not be impacted by adding this use to the church site.
yes 5 The use will not change the predominant character of the surrounding area The
carriage house will be improved to meet city codes. The physical character
of the area will be improved by the improvements made to this building.
The church has had numerous homeless shelter uses in the form of
emergency shelter and food kitchen uses present on this site for many
years. The addition of the Start program will support only 25 people at one
time, previous uses have supported up to 80 people at one time.
STAFF FINDINGS AND RECOMMENDATION:
Staff recommends Planning Board approve Use Review LUR2003-00016 for a Day Shelter at
1128 Pme finding the Day Shelter meets the crrteria of section 9-4-9(d) incorporatmg this
memorandum and the attached Condit~onal Review standard (Attachment A) as findmgs of fact,
sub~ect to the following recommended conditions of approval for START's request for a day
shelter.
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RECOMMENDED CONDITIONS OF APPROVAL:
1. The Apphcant shall be responsible for ensurmg that the development sha11 be in
compliance with all approved plans dated Apri17, 2003, the Applicant's Management
Plan dated Apri17, 2003 and on file m the City of Boulder Planning Department, and
these conditions of approval.
2. The Apphcant shall ensure that the use review use is operated in comphance with the
followmg restrictions:
A Normal hours of operation shall be between 8 a.m. and 5 p.m.
B. The use shall be open to the public only between the hours of 8:30 and 4•30 on
Monday through Saturday.
3. The applicant shall construct a sidewalk from the existmg parking lot to the north side of
the Carriage House.
4. The Applicant shall schedule and hold a meetmg with the ne~ghborhood every six
months, or on a schedule that is otherwise subject to the review and approval of the
Plannmg Director, with the surrounding neighborhood. Notice of such meetings, at a
mmimum, shall be sent by U.S. Mazl to all land owners wrthm 600 feet from the property.
The purpose of the meetmg is to allow for the ongoing communicahon between the
Applicant and the surrounding neighborhood that will provide an opportumty for the
surrounding neighbors to address off-site impacts that the use may have on the
surroundmg area, and how those impacts can be mingated or prevented.
5. The Applicant shall resubmit a management plan, sub~ect to the review and approval of
the Plannmg Director, for compliance with the requirements for the resubmission of a
management plan that are m Section 9-3.4-26, "Day Shelter," B.R.C 1981.
A roved By~ ,
YJ~'~~ 0~ Z~
eter Pollock, Director
Plamm~g Department
ATTACHMENTS:
Attachment A: Conditional Use Standard for a"Day Shelter" Section 9-3.4-36
Attachment B Management plan
Attachment C: Site Plans
Attachment D: Meeting Neighborhood minutes, February 26, March 25, 2003
Attachment E~ Client Profile
Attachment F: START brochure
Attachment G: Development Review Comments
Attachment H Correspondence Received
Attachment L• Vicmity Map
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ATTACHMENT A
9-3.4-26 Day Shelter.
The following criteria apply to any day shelter
(a) Good Neiahbor Meetinct and Manapement Plan The intent of a good neighbor meeting and
management plan is to ensure that day shelter owners and operators are informed of the effects upon
neighboring properties of operating such a facility, and are educated about ways to mitigate, reduce, or
eliminate potential impacts upon neighboring properties Owners and operators shall implement a good
neighbor plan when establishing a day shelter that meets the following standards Two neighborhood
meetings were held. The first on February 25, 2003 and a second on March 25, 2003 (postponed
from March 78). Changes have been made to the management plan based on both of the
neighborhood meetings. The hours of operation have been limited to between the hours of 8 am
and 5 pm, not to exceed 8 hours in a day. The number of persons being served by START shall
not exceed 50 people a day. Staffing has been better defined, to include three staff inembers
initially. Primary staffing will include an executive director, facility manager, and case manager.
A staff inember will be present on site at all time the day shelter is open. Additional program
staffing (case managers or volunteers) may be added as necessary to meet the needs of the day
shelter.
(b) Mana4ement Plan. The approved management plan shall address how the applicant will mitigate the
potential adverse impacts that a facility may have on the surrounding neighborhood The approving
authority wiil not approve a management plan unless it adequately addressees such impacts The
following standards apply to the preparation, submission, and approval of a management plan.
Elements of a Manaaement Plan The management plan shall contain the following components
that address the mitigation of potential adverse impacts the facility may have on the surrounding
neighborhood, to the extent necessary hours of operation, client arrival and departure times;
coordinated times for deliveries and trash collection, mitigation of noise tmpacts, security, the
faality's drug and alcohol policy, loitering, employee education, the facility's responsibilities as
good neighbors; neighborhood outreach and methods for future communication, and dispute
resolution with the surrounding neighborhood The proposed management plan addresses all
of the issues listed. Additional response to neighborhood issues should be added to the
Management Plan to improve neighborhood contact and response to concerns that may
arise. A neighborhood meeting shall be held every six (6) months for the first three (3)
years of Start's use of the property. Identified problems shall be address by Start and a
written response provide to the City Planning Department and neighbors in attendance at
each six month meeting.
(c) On-site Staffinq. No faality shall be open for use by clients unless there is staff on-site to supervise and
oversee the clients START staff will be present at all time this facility is open.
(d) Waitinp Areas No person shall allow or permit clients of a facility to queue or otherwise wait for the
facility to open or to otherwise be admitted into the facility in the public right-of-way The facility shall
provide an indoor or outdoor waiting area in a size adequate to prevent the anticipated number of clients
from quewng into or otherwise waiting in the public right-of-way The patio area north of the entrance
to the carriage house will be used as the walting area.
(e) Outdoor Area. The facility shall provide an outdoor area, screened from the surrounding properties and
the public right-of-way for use of clients once admitted to the facility. The patio on the north side of the
building serving as the entrance to the facility also serves as the screened out door area from
surrounding properties. This area is only vlsible from within the First Congregational church
property.
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(f) Parkina The facility shall provide off-street parking at the rates set forth in Section 9-3 2-1, "Schedule
of Bulk Reqwrements," B R C 1981, for a non-residential use The approving authority may grant a
parking deferral of the higher of up to fifty percent of the required parkmg or what othervvise may be
deferred in the underlying zoning district if the applicant can demonstrate that the criteria set forth in
Section 9-3 3-8, "Parking Deferral," B R C 1981, have been met A significant parking reduction was
approvedhfor this site based on use of the city parking lot adjacent to the site and the parking
structure at 11 and Spruce. Monday through Saturday use of the onsite parking lot should not be
exceed during the hours of 8 am to 5 pm. Start clients will not be driving to the site and not all
staff inembers will drlve to the site as well. Maximum parkmg needs Tor Start should not exceed 4
cars during the approved times (parking associated with the day shelter includes, volunteers, day
nurse, and staff).
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ATTACHMENT B
MANAGEMENT PLAN
April 7, 2003
START Day Resource Center
Support, Transition, Assessment, Referral and Treatment
START Day Resource Center seeks to provide a place where homeless people who are
motrvated to change their circumstances can get help. START serves a maximum of
twenty-five people at a time, providmg shelter from the elements durmg the day, food and
hot coffee, and hygiene and hvmg needs such as toiletries, first-aid supphes and shower
facilihes. More importantly, the Day Resource Center also provides stability and
community though counselmg and case management.
For many years the First Congregational Church of Boulder has partnered with START as
part of the church's rrussion to meet the needs of the urban poor. Fust Congregarional
Church has provided fmancial support and invited START to run their summer program
m the church hall. First Congregauonal Church now has the oppc~rtuniry to offer a
permanent home to the Day Resource Center in the historic Carriage House. This
partnership will provide an important resource for homeless individuals m downtown
Boulder and preserve a buildmg with historic sigmficance to the city of Boulder.
START was established in 1996 and attazned mdependent 501 c(3) status in May of 1998
Since its inception START has had a temporary home at 1301 Arapahoe in downtown
Boulder Due to restrichons from sharing a facility, the Day Resource Center has
operated from 2 30 to 5:30 p m. six days a week from October through April.
The goal of START is to establish a permanent full-t~me Day Resource Center for
homeless adults m Boulder. This would allow an expanded program of constructive
dayhme activities, workshops and tutormg, and would foster the sense of commumty that
is essenhal for meaningful change.
The buildmg that has been offered for use by START by First Congregational Church
would allow for a permanent full-time center. The Carriage House has the following
advantages
• Downtown location. The population served is located in the downtown area and for
the program to be effective the location must be similarly located.
• Size and configuration of the building is conducive to a program such as 5TART's
that emphasizes personal contact and connection The space would allow no more
than 25 clients to be served at one time.
• The location is unobtrusive due to the site on the alley and behind the church.
• The renovation of the building by START would provide a community resource m an
historical buildmg. START would use the building during the day Monday througl~
Saturday. The Church and other community groups would have access in the
evenmgs and on Sunday.
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How START operates
The intent of START Day Resource Center is to create an environment that is different
from the streets so homeless people can work toward a more stable life situation. START
promotes an environment where people respect themselves and their surroundings.
Regular visitors to the Day Resource Center are attracted to the values of mutual respect,
sobriety, and order
In order to promote a supportrve commumty the program requ~res new mdividuals to fill
out an mformahon form and attend a program orientation m small groups. All clients are
signed m at the door by a staff inember. Services offered are determined on an md~vidual
basis
Number of Clients
At no time will there be more than 25 chents in the facility at one time If the demand for
space exceeds this level m particularly mclement weather each individual is asked to
limit the time spent m Yhe building (however, this is rarely an issue.) The average total
daily attendance m the period from October 2002 to January 2003 was 35 If the average
total daily attendance exceeds 50 steps will be taken to reduce the scope of the program.
The expectations and general climate that START has developed in the six years of
operation draw a certain clientele while dissuading others from coming. The Day
Resource Center is cleariy a program for individuals seeking support, hope, help, and
acceptance. The Center limits enablmg programs such as unrestric[ed handouts
Hours of Operation and Building Access
START will operate Monday through Saturday. The building is staffed thirty mmutes
before opemng and thirty minutes after close. At no rime will there be clients allowed in
the buildmg when no staff is present.
The outs~de pario and walkways ad~acent to the buildmg will provide an area for chents to
wait for the facility to open m the mornmg and for smokmg and outdoor gatherings
durmg the day. Chents will not be allowed to queue more than thirty mmutes before
openmg hme and will not be allowed to loiter m the patio area or parking lot after
closing. Clients arrive on foot or by bus. The SKIP bus provides transportaion from the
Boulder Shelter for the Homeless.
Deliveries and Trash Collection
Trash collection services will be the same services provided to F~rst Congregational
Church. Deliveries are made by passenger car. No dehvery trucks will come to the Day
Resource Center.
Noise Impact
Noise from the Day Resource Center will be no greater than other Church activihes
Most homeless indiv~duals do not have cars so addihonal traffic noise will be mmimal.
No addihonal trash or delivery services will be provided.
Security
The Day Center uses its own staff to provide security for the fac~lity during the hours of
operation The staff is responsible for monitonng activrty m the buildmg, in the outside
areas, and in the public areas such as the alley durmg the hours of operation
S PLAN\PB-ITEMS~MEMOS\1128p~nebb doc AGENDA ITEM # SII PAGE 12
The staff also rehes on a strong relationship wrth the City of Boulder Police. Outside of
the regular operating hours START will request that the Pohce regularly patrol the alley
and parking areas In addition, outside lighting will be installed and First Congregational
Church may provide additional patrols from a private security firm.
Firearms of any kind are not allowed on the premises.
Any client with a weapon of any type must relmquish it before entering the Day Resource
Center. Illegal weapons will be turned over to the Police. Any client found with an
iliegal weapon will be derued access for at least 90 days.
Any client who is turned away from the Day Resource Center for disruptive behavior will
be strongly encouraged by the Center staff to leave the area. If the client refuses to work
with the Center stafF in finding suitable transport out of the area, he or she will be denied
Center services for a nunimum of one day to life. If the demed chent leaves on foot and
is considered a danger to his- or herself or others, the Police will be called.
Any chent who is turned away from the Day Resource Center foi inebriation will be
strongly encouraged by the Center staff to go to the Addiction Recovery Center (ARC).
If the client refuses to work wiCh the Center staff m findmg suitable transport out of the
area, he or she wili be denied Center services for a mmimum of one day to hfe. If the
derued client leaves on foot and is considered a danger to his- or herself or others, the
Police will be called.
The Day Resource Center staff will call the Police if any person known to the staff to be a
sex offender registaied with the City of Boulder Police Department is turned away from
the Day Resource Center for any reason,
Alcohol and Drugs
The main ob~ectiva in controllmg mtoxication is to support those who are workmg toward
sobriety. Confronting mtoxication is therapeuric for these mdividuals and discourages
those from entering the faciLty who don't want to do anything about their addictions oi
destruchve lifestyles
Intoxicated individuals are prevented from entering the Day Resource Center. Any chent
who is turned away from the Day Resource Center for intoxication will be strongly
encouraged by the Center staff to accept a free ride to the Addictron Recovery Center
(ARC). If the client refuses to work with the Center staff m finding suiYable transport out
of the area, he or she will be denied Center services for a mmimum of one day to life. If
the denied client leaves on foot and is considered a danger to his- or herself or others, the
Police will be called
No client will be allowed to have alcohol or illegal drugs on the Day Resource Center
premises. All alcohol found on the Day Resource Center's premises will be destroyed by
the staff and will not be kept in the building or returned to the client Any illegal drugs
found will be turned over Co the Pohce. Any chent found wrth alcohol or illegal drugs in
the Day Resource Center will be denied services for at least 90 days.
Loitering
Loitermg on the Church property is a violation of START Day Resource Center policy
and clients will be derued services for one day to life for such actions. Similarly, loitering
S PLAN~PB-ITEMSUvIEMOS\1128pmebb doc AGENDA ITEM # SB PAGE 13
on any private property around the Church will result in the demal of services
Employee Education
START Day Resource Center employees are professionals with expenence in issues
relevant to the chents, which include but ue not hmited to: recognizmg and responding
to mental illness and substance abuse, medical problems and emergencies and interagency
relationships. The Day Resource Center has written policies concerning professional
boundaries, the presence of children m the Day Resource Center, and sexual offenders.
The Day Resource Center's Responsibility as a Good Neighbor
The Day Resource Center will provide funds to renovate the historic Carriage House and
make it available to commuruty groups in the evening hours. Day Resource Center
chents will be involved m programs to assist neighbars m clean-up and snow removal
efforts when needed.
Neighborhood Outreach and Methods for Future Communication
START offers opportumties for mterested individuals to volunteer and learn more about
the program and the clients that are served Visits can be arranged at the current
location. The executive d~rector has an open door policy and is available to discuss
neighborhood concerns at any time An information sheet is available with the names and
contact information for the staff and the boazd of directors
For the first three years from the date openmg of the 5TART facility at 1128 Pme,
neighborhood meetings will be scheduled every six months START will strive to be
responsive to ~ssues raised by the neighborhood at these meerings Owners of property
withm 600 feet will be notified by mail. Residents or other interested parties can request
to be added to the notification hst.
Dispute Resolution
Problems should first be brought to the attention of the executive director. If no
sahsfactory outcome is determined a written statement should be made to the Board. Any
grievance that cannot be resolved by the Board may be brought to mediation
History of Operation
The nature of the START program is known to the homeless population in Boulder.
START has operated in its winter location at 1301 Arapahoe (across the street from
Boulder High School) far six yeazs and in various downtown churches durmg the summer
months. The staff is experienced in managing a program that does not increase the
problems that would ordmarily exist in an area. The experience of the START Day
Resource Center has shown that clients, in general, respect others and property at least as
much as anyone in the population, are rarely are asked to leave for bemg disruptive, tend
not to gather more than 30 mmutes before the operung time, and do not congregate on the
property after hours of operarion
S PLAN~PB-ITEMS~MEMOS\1128pmebb doc AGENDA ITEM # 5B PAGE 14
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ATTACHMENT D
START Good Neighbor Meetin~
First Congregational Church
1128 Pine Street
March 25, 2003
The meetmg began at 6:30 p m After a bnef mtroduchon and a short statement about the
purpose of the meetmg (to review the proposed management plan for the START
Program, if the program is moved to the cai~riage house of the First Congregational
Church), Judy Greenan, past START Bo~rd president, reviewed the history of the
START program This was followed Uy Colleen Knopmski, current Board president,
who reviewed the draft management plan mcludmg changes made m response to
neighbor concerns ident~fied at the first Good Neighbor Meetmg on February 25, 2003
Representatives from the First Congiegational Church and St John's Eptscopal Church
described the churches' role m supportmg START Micl~ael Warren, architect for the
proposed pro~ect, descnbed the proposed site plan
Comments were then taken from the audience
Erica Rice, neighbor and past churcli member
She'd like to support the project, but is tired of downtown problems and is concerned that
this pro~ect may exacerbate a srtuation that is not good now. In this light, she asked four
qtiieshons•
1 Is the 1200 square foot building too small for 25 chents plus staff`~ Where will
people go~
2 How wtll parkmg be allocated~ How many additional staff people will bc
employed and where will they p~tilc~
3 How much space m the Uuilduig is planned for food prepatation~
4 The ctirrent START buildmg is ad~acent to Ceutial Paik aud across the street from
the Boulder Creek Path No pailc is near thc cantage house Whcre will thc
homeless people panc~ipating m START programs go when they've eaten ar
when the program closes for the day~ Theie is an existmg problem of homeless
people and teenagers congregatmg along the banks of the Farmers' brtch, and
there is a history of problems mcludmg a death, a rape, fi~es, noise and dnnkmg
Will this project brmg more people to this area?
Responses were gaven from several church representataves, START stuff and START
Board members. The response wtth regard to parktng was that currently there as no
commatment to allocated spaces for START to park, at th~s tame park~ng ts on a first come
first serve basts The archatect revaewed the proposed desagn of the space wzthan the
carriage house nncl confrmed that there wall be plenty of room for 25 chents plus staff
There wtll be no food preparataon on sate only food warmang. . It as not clear af
nddataonal staff wall be needed at thas poant, we will address that as the rceed areses We
can not confirm that thas program wall or will not brtng more people to the area The
bottom l:ne as that the homeless people are alreacly an the downtown area
,~,~,~-~t~~~ ~8 .~~r~~ ~9
Judy xxx, neighbor and manager of the downtown food bank program
Many homeless people are served by the food bank which is located m a residential area
downtown The clients are respectful of the ne~ghborhood and there have been no
probiems. The problem along Farmers' Ditch is a police enforcement issue and there is
not enough attenhon paid to this neighborhood issue. It is possible that the move to the
neighborhood by START will help solve the problem by bnngmg more focus to this no-
man's-land
Gene Culbertson, the executave darector of START, ctescrtbed the operat:ng
charactetzstacs of the START progran2 today and tlae sorts of clcents that are served He
does not belaeve that they woulcl co~ztribute to tlizs yroblena, and z~i fact ~vould be
avaalable to do chores towards the upkeep of tlae neighborhood
Bob Miller, neighbor and man~ger of tl~e property at M~pleton and BroRdway
He is veiy concerned aUout the mipact of this piogram on the safety of his neighUoihood
His daughter goes to Boulder High and has Ueen harassed by the horoeless people who
spend their days m CenYral Park He is concerned that this proUlem will be moved to his
neighborhood if the relocarion of START is approved
His mother m Arizona had a day shelter move mto her prevtously safe neighborhood Its
presence changed the neighborhood d}mamic and brought cr~me and concerns about
safety there When the START program closes, where will the chents go? If cnme m the
neighborhood mcreases, are the church and the board of the START program prepared to
deal witl~ it?
Jordan Miller, neighbor and Boulder Higl~ Scliool student
The presence of ]lomeless people near Boulder High is vcry scary and sl~e has Ueen
appioached and harassed by the homeless men that haug out in Cenhal Parlc It is a
fnghtcnmg thought Yhat they'll be moviug veiy close to her home
The response to these concerns began from Farst Congregataonal Claurch staff ancl
n2e»2bers The program has been run out of the church for several of the past stammers
and there have been no problerrts In fact, having a nearby place to refer homeless
people who stop by for help ts a posztave thang for the clergy The adea of a test peraocl
was ratsed Durtng thzs ttme (one year or so), any actual problems caused by START
could be assessed and resolved START also responded that the people an Central Park
are often antoxacatecl and not our claents He also stated that at would be unlakely for
them to leave Central Park when they would knowangly not be admatted znto the START
program that tntoxacated START has been around for 6 years, the homeless are quate
aware of what zs and ts not permitted at START There is a very refined netwark behveen
the homeless people ofBoulder of where to and not to go
A nerghbor suggested that three years seems too long to watt to revaew the organ:zataon's
management plan One year, or more frequent zntenm meetangs, would be helpful A
representative from one of the downtown churches suggested that the Downtown Care
~~,k,~~~u~~~~~ s~ _~~~~ aa
Prov~ders Group could be one posstble venue Another person suggested that the START
staff or board be active an sohc~tang concerns from nezghbors by phone calls or vasats
John Smith, neighbor
Three pomts were made
1 The START program today is not located m a residential neighborhood It will
impact many more homes if it moves to Mapleton Hill and th~s is a concem
2 The move to the Congregational Church's carriage house seems like a"done
deal". What is the approval process~
3. Concerns about Farmers' Drtch were echoed, and a plea was made that somethmg
be done about thts neighborhood problem
START Board members responded that the proposecl ~nove as riot assured and that there
are several hurdles The Plannang Board meetmg, now tentatively scheduled for Mny 1,
2003, waU take pa~blac comnzent and decccte tif the use shoa~lcl be allowed in tlie proposed
locatzoia i~/aale there are more ]tanes uz proxtnatty to t7te proposed localto~a, tltere are
botl2 homes and barsrnesses near the ci~rrent location and /here have been no cornplarnts
ui the al~nost six years of operataon 77ie STAItT Bonrd and the cTnirch ~~aenabers present
have heard the serlous concerns about Farmers' Datch, the neighborhood problem at as
today, and woulcl hope to be a part of the resolution of the assue START cannot take
resJ~ons~b~lity for existang honteless cssues already extstuigy uz the nezghborhood
Erica Rice, for a neighbor who couldn't mnlce the meeting
How w~ll people get to the day shelter~ And how are program participants screened?
Gene Culbertson, cltreetor of START, answerecl that most clients wnik to START,
althouglz some take the SKIP There ~s no van delrverang large numbers of clcents
Screen~ng for the clay shelter znvolves complettng a form Cl~ents are vasarally screenerl
for aiatoxicattoia ustng the criteria nppearance, aroma nnd beliavror People ivho are
obvaously intoxacatecl will be confronted nnd not perniitted to utalaze tke program untzl
sobe~~
There were no more pubhc concerns raised, and the meehng was ad~ourned at
approximately 8 40
Mmutes by Susan Osborne, facilitator
, ~~~~i°~,~, ~ 58 ~e~~~ a /
MINUTES OF GOOD NEIGHBOR MEETING
START DAY RESOURCE CENTER
Proposed relocahon to First Congregahonal Church Carnage House
F~rst Congregational Church Basement, Broadway and Pme Streets
February 25, 2003, 6•00 - 8•30 p m.
1 Welcome and Introductions With approximately 25 attendees, people signed in and
got a packet of handouts mcludmg the agenda; the "Notice to the Publid' and vicmity
map mailed from the City to property owners w~thm 600 feet, the draft START
Management Plan dated 2/14/03, and a copy of City ordmance 9-3 4-26 specifymg
criteria apphed to reviewmg day shelter uses After people introduced themselves, Peggy
Wrenn, Facilrtator, reviewed the agenda and descr~bed the purpose of the meehng.
2 Purpose of Meetmg START Day Resource Center proposes to relocate from 1301
Arapahoe to the First Congregational Church Camage House behmd the church at
Broadway and Pine, which must be approved under a C~ty Use Review Th~s Good
Neighbor meeting is a required first step m the City Use Rev~ew process. The purpose ~s
to present a"Good Neighbor Management Plan" to the neighbars, hear their concerns and
suggest~ons, and revise the Management Plan to mitigate any concerns.
Today's meetmg is to discuss the plan A second meetmg is scheduled for March 18 to
tell neighbors how START has addressed their concerns and to hear any additional
comments before submrthng the rev~sed management plan to the City Then the Crty
departments will review the proposal, mcluding neighborhood mput, and make
recommendahons to the Plamm~g Board (tentatively June 3 meehng) Planmng Board
will hold a public hearmg, consider staff recommendations and neighbors' input, and
approve or deny the proposed use.
3 Back ra ound Judy Greenan, former START Pres~dent & current Board Member
reviewed the history of START at rts current locahon (13th & Arapahoe). Started m
1996, mcorporated as a non-profit m 1998, START has evolved from a day shelter to a
resource center that helps people who want to find ~obs and housmg. They do not give
handouts and are well known on the streets for not toleratmg drunkenness or disorderly
behavior, creatmg a self-selecting chentele of people tr}nng to work their way out of
homelessness. START provides a place to connect with people, telephone, shower and
other resources to get back on one's feet
START has coordmated homeless services downtown and en~oyed broad support from
the faith community This proposal stems from an offer by the First Congregahonal
Church to house START at the~r histonc Camage House m exchange for START findmg
the dollars to renovate the Carriage House
Rev. Martie McMane, First Congregational Church, described how the church carefully
considered makmg this offer and how rt would impact the church and neighborhood
activitres They decided to embrace it, because of their commrtment to helping the
needy, and because it alleviates the need for church staff to constantly respond to
~; ~i S'i,~11 ~ ~~ I'e^~lY~d'~ ~
homeless people's requests. Rev Tim Tharaldson echoed his suppori for the same
reasons
Pat Laudisio, Deacon at St Jolui's Episcopal Church, said St John's had put aside
$100,000 for homeless programs, which they have pledged to the Camage House
renovation if this proposal is approved and other grant fundmg is available.
Colleen Knopmski, Board President, described other grant proposals m progress for
Commumty Development Block Grant fundmg and histoncal preservation grants
4 Discussion and NeiQhbor Concerns. The agenda called for reviewmg the draft
Management Plan, assummg neighbors had recerved it wrth the meehng notice, but
attendees had mistakenly received only the first page So, mstead, there was open
discussion of neighbors' concerns, many of which got responses by START
representatives and knowledgeable audience members. The concerns were hsted on a
flip chart, as follows.
NrIGHBOR'S CONCERNS
--A medical bwldtng at Broadway and Mapleton has had trouble with homeless people
relievmg themselves in the French dram and bemg a nuisance Wili this make the
problem worse~
--What is the data on the homeless populahon~ If START serves 25 per day, how does
that relate to the scope of the problem~ ANSWER: The est~mated homeless population
m Boulder County, accordmg to research by the Boulder Shelter far the Homeless is
between 1000-1600 people a year, fluctuahng both as to number and transience The new
overnight shelter is designed for a maximum of 160
--What does 25 at a time mean? How many per day? ANSWER: START currently
serves 26-34 per day and never has had more than 25 at one t~me want to get m, but if
that occurs will stage people for several hours apiece
--There is a bad problem wrth homeless people congregatmg m the east-west alley
connectmg Broadway and 9~h between Pme and Mapleton. There is a"no man's land"
there along Farmer's ditch under the power easement where drunken homeless people
and pot smokmg teenagers hang out There have been mulhple assaults, one drownmg m
the drtch and a perenrual and serious probiem This area needs more police patrol.
--Are we enabling people to stay homeless?
--What ~s the profile of clients coming to START~ Any women and children? Brmg to
next meeting.
--How big is the Carnage House? ANSWER• It is 1200 square feet on two floors and
will have no krtchen and one shower.
, 58 :,~.. ~3
--Please specify the maximum hours of operation ANSWER. START can't commit to
exact hours m the management plan but can and will specify maximum hours of use m
the rev~sed management plan, probably 9-5 Monday through Saturday, not Sundays
--The owner of the office buildmg on Spruce housmg the Commumty Foundation is
concerned about this impactmg his abihty to keep the buildmg leased Lots of homeless
folks bemg m the area could hurt the property value He is concerned they will loiter,
congregate and find ingress and egress along the sidewalk between his buildmg and the
Crty parkmg lot at Spruce and Broadway, which is the front entrance to his buildmg
--How many people w~ll be commg and gomg during day?
--What if rt changes~ ANSWER. The management plan must be followed exactly-e g,
not more than 25 people at a trme as now wntten-and must be reviewed every three
years If any changes are proposed, another Good Neighbor meetmg process must be
conducted and the neighbor's concerns mitigated to satisfact~on of Plamm~g Dept.
--How many staff will you have~ What are their funchons~ ANSWER• Now have a
director, facilities manager and case manager who all work one-on-one with clients to
assess their needs and provide mohvation and resources Dependmg on fundmg, START
may mcrease staff by one or more, mcludmg volunteers
--Piease address staffing of the new facility m the management plan.., how many and
what funchons.
--Please bnng the church plan to the next meetmg, showmg the camage house, the paho
and required outside area, etc
--The Crty pohce budget is bemg cut-won't this bode badly for gettmg enough pohce
patrol and police response when called?
--The pohce have failed to appropnately respond when called about a drunk m an
apartment hallway
--Where does START get rts money~ How much will rt cost to renovate the Camage
House?
--This feels like an urban use, but the Crty won't allow urban development on a lot across
the street next to Carnegie Library, even though the City says it wants an urban center
and downtown hottsmg.
--Please brmg a program or plan illustrahng the proposed Carnage House renovation to
the next meetmg.
--Do you encourage volunteers from the faith commumty~ ANSWER yes, absolutely.
~ ~~~,,, 3~8 _~,~~~,,,,.4ay
-- First Congregational Church serves breakFast to the homeless every day Monday
through Fnday, servmg over 1500 meals this winter, and never had a complamt from
neighbors. The Church liked havmg START here temporarily one summer, because it
gave them a place to direct homeless folks who came m lookmg for help.
--St Thomas Church on the hill serves meals s~x days a week m a residential area with no
neighbar complamts And their clientele is not required to be sober or working their way
out of homelessness-a potenhally more problematic population than START's chentele
--What is the timelme~ ANSWER• Hopmg for Plannmg Board approval at June
meehng Renovation of the Carriage House will require addihonal approvals to get
buildmg permrts and Landmarks approval Grant fundmg will be decided hopefully by
fall of this year
--Please provide the program for the day resource center at the Carriage House, showmg
stagmg area, queumg area, paho and smoking area, etc
5 Summary and Adiournment. After callmg for final comments, the meetmg was
adjourned with the understanding a second meehng will be held March 18, m advance of
which the Crty will mail notices and the draft management plan to property owners
withm 600 feet Also, the 600 foot radius area will be leafleted to notify renters and the
meetmg will be noticed m the newspaper
Mmutes by Peggy Wrenn
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A 11'ACHMENT F
Letfer F--om Juc~y Greenan
President, START Boar~ o~Directors
Dear Fellow Commundy Members,
Boulder's hom6lESS people need your help This
is not ~ust a"segment of our popul8tion" I am
taik~ng about These are intliviquai people wrth
faces, names and very di~cult stories.
START Mission Staternent
START is a day resource center that provides a
stable, supportive community for homeless men
and women. We meet immediate surwval
needs and provide resources that lead to
empioyment, housmg, personal stabtl~ry and
healing
What Is START?
We at S7ART are committed to helping these
people address the root issues that keep them
from a better life By providing a community of
support and resources - as well as a healthy,
sobef enwronment - we enhance ths quality of
their lives and enabt~ them to becomc
contributmg rnembers of our community. We
provide a consistent comrn~nity oi Suppart in d
worid wherc homeless people ieel alienatetl ano
d is rega rde d
We placed 50 people in ~obs last season, and
supported them through the~r transition
I appeal to youf human spirit and invite you to got
involved wtth START Call me today at 303-442-
8300 and begin to feel good about making our
Cotnmurnty a hetter place to hve.,.for all of us
Smcerely,
. / i- .
START is an acronym for Support, TransiUOn,
Assessment, Referral and Treatment START is
a nonprofit organization established in 1996
that attalned nonprofit 501 c-3 status in May of
1998
Some of the suppart services we provide include
needs assessment case management (focusing
on achieving sobnety, hou~ing and ~ob
counseling); and referrel to outside agencies
when necessary, START also prowdes the
means and the opportunity for men and women
to attend job mterviews, In addiUOn to (he5e
serwces. we prowde an alternative sober
environment to the street, a warm meal and a
caring hantl.
Now START Evolve~ &
Where We Are To~ay
3TART avolvcd co meet che aayUme shelter
nccds of Boulder's homeiess adults Since it s
inception, START has peen housea m Zl~e SOS
buiiding located at 1301 Arapahoe in downtown
Bouider sos is a program fundcd by tne
Boulaer County Cnminal JusUCe System that
offers assistance to homeless adults who have
had at Ieast two arrests in Boulder County
Due to time and space restrictions in the SOS
facility, START's hours of operation are limited
from 2:30 to 5;30 p.m. every day, with the
exception of Tuesday when START is closed. As
a day shelter antl fesource center, these hours,
though appreciated, are inadequato. START's
goal is to ~stablieh a permaneni, full-time day
center for all hortleless adults in 8ou~de~,
,<<,,,, ~:. ,. ~~, F 3~ r~~,~,~, ,. a?7 -
~~ ~~~ ~~~~
l.etter From Gene Culbet~tson
~ START Director
Mike has been homeless for over six years Ha
wants out, He doesn't have a drinkin~ problem
and he isn't mentally ill. He has some ~ob skills
and Is motivated to do somathingabout his life.
One day I asked him: "What is keeping you from
a better Iife?" He toid me that when he was
forced out on the streets he did tha only thmg
that he knew to survive. He adapted to
homeless life.
When you are homeless you somehow make it
work for you Ypu flnd out where the handouts
are, where you can gst a meal, a place to sleep
at rnght, how to keep warm and dry. You find
out where you can brush your teeth, take a
shower, use ihe res[room. You atlapt
homeiessness creeps into you, becomes a part
of you, and griDs You tighter as the years go by.
Many people want to help homeless men and
women but they rarely get beyonp the Surface of
the problem. Just getting homeless people into
~obs or housing does not reach the true depth of
their struggle.
At START, we work with homeless people on a
da~ly pasis. we can atlaress some oT the
undenying factors of the problem. Homeless
people need a sense of stability and community.
They need supportive relationships with people
they can trust. And they need to know how to
use resources to help them break out of the,r
homelessness msteatl af perpetuating it.
A Place to Be
MuCh of what we take for granted in our daily
I~ves is a chalienge for homeless people. A piace
to take a shower, get a warm meal and a cup of
coi`fiee. A place to gct a tooth6rush, a comb, or
r,Qugh drops for a cold. A place to use the phone
or s~v~ply to get out of the fray and begin to get a
grip on'a,fe. START is a place where homelESS'
adults can qet above the endless daily treadmill
oY simply sun,+vmg and begin to take some steps
toward real chan~e.
A Place to Belong
Belonging is a powerful force in a person's life.
So many homeless people belong to the street
"culture" - to the "brotherhood of the ~ttle."
START is a place where homelo3s me and
women can belong to a sober, wholesome,
suppottive community. Here among people who
share thc~r struggle, they can begin to transc0n0
the aliBf10Si011 afld R128f1111g10S5f18S5 th8t IS SUCh
a large par[ of their lives,
A Place to Connect
Homeless people experience START in a way
that Is different from most helping agencies. we
are not bringing them into our world, we are on
their turt At this "street level" pomt of contact
we can build relationships based on trust and
begin to connect the homeless to the help they
need,
Help Toward a Better Life
Trusting relationships form the 6asis from which
we h~lp homeless people utilize resources to
taks steps toward a better life, We provide bus
tokens to get to a ~ob intarvicw, We help find
leads to housing, rehabil~tation programs,
temporary Iabor, counseling and therapy. And
we tauor this nelp so that it is meaningful to the
indiwdual, 7he key to giwng a person a hand-up
instead of a hand•out is often simply that
somebody personally cares enough about their
Irves to support them through the changes
Homeless people can adapt to a better life But
they need help. The START Center is a
6eginning to a chanEed I~fe 6y the way, Mike
now works a fuli time ~ob and is on his way out
of homelessness
~, ~ ~ ~ .~8 ~ ,~ - ~
.x±~nyx;~r,e«~.~-.w.nn~w~ra~eror~""a~i:^~y,,}..,. ~,.
Mlke at hls nowJob.
What Does START Want to
Provide in the Future?
Bcsic survival needs:
. Shelter from the elements six days per
week, up to eight hours a dny, year round.
. Light lunch, coffee, snacks dmly
Hygiene and dnily living needs:
. Handicnp accessible shower and
bathroom
. Persannl hygiene supplies
• First uid supplies
. Telephone
A sense of stabdity and community;
. A sober und supportrve environment
. Participatory actwities
• Mail center
. Access to on-site community resources
(e.g medical)
. Mentoring by volunteers from the
community
Employment ond housing needs:
. Indwidunl case manngement to facilitate
goal settmg and oppropriate referral
. 7ob banking and provide leads to
employment opportunities
. Indrvidual help with ~ob search strategy
and skills
• Help m fmdmg low income housmg and
other housing opportunities
• Provision of resources leadmg to
employment and housing - such as bus
tokens, help with gettmg ID, some help
with clothing and equipment needed for
employment, GED, ESL
Or call Gene Culbertson at
(303) 442-8300 for more
information or to arrange a tour
What Does START Want to
Provide in the Future?
Basic survival needs;
. Shelter from the elements six days per
week, up to eight hours a day, year round
• Light lunch, coffee, snacks daily
Hygiene and daily living needs:
• Handicap accessible shower and
bnthroom
. Personul hygiene supplies
• First aid supplies
. Telephone
A sense of stability und community;
. A sober ond supportive environment
• Pnrticipatory actrvities
• Mail center
. Access to on-site community resources
(e g medical)
• Mentormg by volunteers from the
community
Employment and housing needs:
• Indrvidual case management to facilitate
gonl setting nnd appropriate referral
• 7ob banking and provide leads to
employment opportunities
. Indrvidual help with ~ob search strategy
and skilis
. Help in finding low income housmg ond
other housmg opportunities
• Provision of resources leading to
employment and housing - such as bus
tokens, help with getting ID, some help
with clothing and eqwpment needed for
employment, GED, ESL
Or call 6ene Culbertson at
(303) 442-8300 for more
information or to arrange a tour
. ~ ~ 5B ~,-,. a9
ATTACHMENT G
CITY OF BOULDER
~~~ / Planning and Development Services
~ ~ 1739 Broadway, Third Floor • P O Box 791, Boulder, CO 80306-0791
l' phone 303-441-1880 • fax 303-441-3241 • web boulderplandevelop net
jv
CITY OF BOULDER
LAND USE REVIEW RESULTS AND COMM~N'1'S
DATE OF COMMENTS March 27, 2003
CASE MANAGER Brent Bean
LOCATION 1128 PINE ST
COORDINATES. N03W06
REVIEW TYPE Use Review
REVIEW NUMBER LUR2003-00016
APPLICANT START HOMELESS DAY RESOURCE CN
DESCRIPTION USE REVIEW: Day shelter. Provide shelter from the elements during the day, food &
hot coffee hygiene & living needs such as todetries, fvst aid supplies, and show9r
facilities.
REQUESTED VARIAT IONS FROM THE LAND USE REGULATIONS none
I. REVIEW FINDINGS
Based on the information provided by the applicant, the Use Review criteria, day shelter criteria of section 9-3,4-26 "day
shelter, neighborhood meetings, and the corrections requested m this document, Planning Staff will be recommending
approval of this request
The request has been tentatively scheduled for consideration by the Planning Board on May 1, 2003 Please provide the
corrections request in this document to the Case Manager by Fnday April 4, to stay on the May 1 Planning Board meeting
The foilowing documents will need to be provided in the most current form to the Case Manager by Friday April 4•
1 Revised s~te plan showing the side walk access from the parking lot as described in the landscape section
2 Revised site plan and mternal plans for Start's use of the carriage house that were shown at the March 25
Neighborhood meeting (note, make s~dewalk correction #4 betow)
3 Add the foliowing to the management plan
a Hours of operation shall be from 8 am to 5 pm, with the facility open to clients from 8 30 am to 4 30 pm,
b Neighborhood outreach add Neighborhood meetings shall be scheduled with the neighborhood on a six
month basis for the first three years from the date of opening the Start facility Start will strive to be
responsive to issues raised by the neighborhood at these meetings
4 The landscape island south west of the carnage house needs to be modified to include a sidewalk along the north
side of the island extending north along the west side of the carriage house to the patio area, providing access
from the parking lot to the carriage house/Start facility
II. CITY REQUIREMENTS
Building and Housing Codes Per the agreement made durmg the rewew of the new addition to the church, this
building will be reqwred to be sprinklered and the canopy on the north side of the building removed at the time of buildmg
permit application Steve Brown 4413280
Fees The additionai Planrnng Board review fee of $2987 is due on or before Apni 11, 2003 to keep the May 1 Planning
Board meeting
Fire Protection This proposal would be a change of use to this faality The structure as is does not meet the
access requirements for fire department The structure was exempted from an automatic f~re spr~nkler system as long as
there was no change of use We do cons~der this a change of use and an automatic fire spnnkler system is required at
th~s time Dawd Lowrey 441 3354
Landscapmg The landscape island south west of the carnage house needs to be modified to ~nclude a sidewalk along
the north side of the island extending north along the west side of the carriage house to the patio area, providing access
Address 1128 PINE ST
~ , 5~_r~ ~30
from the parkmg lot to the carriage house/Start faciliry
Legal Documents Please prowde a current title commitment on the property as well as authorization for the
person(s) executing the development agreement on behalf of the Applicant (Melissa Rickson - CAO)
Plan Documents The followmg documents will need to be provided in the most current form to the Case Manager by
Fr~day Apnl 4.
1 Revised site plan showing the side walk access from the parking lot as described in the landscape section
2. Rewsed site plan and internal plans for Start's use of the carriage house that were shown at the March 25
Neighborhood meeting (note, make sidewalk correction #4 below)
3. Add the foilowing to the management plan
a Hours of operation shall be from 8 am to 5 pm, with the faality open to clients from S 30 am to 4 30 pm
b Neighborhood outreach add Neighborhood meetings shall be scheduled with the neighborhood on a six
month basis for the first three years from the date of opening the Start faality Start will strive to be
responsive to issues raised by the neighborhood at these meetings
Utdities City records show that the carriage house does not have separate water and sewer services Per Section
5 09(B) of the City of Boulder Design and Construchon Standards (DCS), "each pnncipal structure shall be served by a
separate water service line and meter connected to the distribution main" Additionally, per Section 6 08(C) of the DCS,
"each principal structure shall be served by a separate wastewater service line and meter connected to the collechon
main" A Utility Connection Plan in accordance with the DCS will be required with the buildmg permit application Scott
Kuhna,303-441-3121
III. INFORMATIONAL COMMENTS
Utilities
1 The appiicant is advised that at the time of budding permit application the following reqwrements will appiy
a The appiicant wdl be reqwred to provide an accurate proposed plumbing fixture count to determine if the proposed
meters and services are adequate for the proposed use.
b Water and sanitary sewer Piant Investment Fees and service line sizing will be evaluated
c Stnce the bwlding will be sprinkled, the approved fire line plans must accompany the fve sprinkler service line
connection permit application
2 All water meters are to be placed in aty R.O W or a public utility easement, but meters are not to be placed in
driveways, sidewaiks or behind fences Scott Kuhna, 303-441-3121
IV. NEXT STEPS Prowde the information requested by Aprd 4, if the material can not be provided in this iime,
please contact the Case Manager to review the time of when materials can be provided and the impacts on future
Planning Board meeting schedul~ng
USE REVIEW CRITERIA
ves 1 The use is consistent with the purpose of the zoning district as set forth m Section 9-2-1, "Zoning
Districts Estabiished," BRC, 1981, except in the case of a non-conforming usa, Zoning District. Property
is zoned HZ-E, which supports residential uses and limited non-residential uses. The proposed
day shelter Is mtended to provide support services for the homeless durmg the hours of 8 AM and
5 PM.
~es 2 The use either•
_ (A) Prowdes a dvect service or convemence to or reduces adverse impacts to the
surrounding uses or neighborhood; ,
_ (B) Provides a compatible transition beiween higher intensity and lower intensity uses,
Address 1128PINEST ~,p,~~p~,,,,i~~ ~~ ~r~,;i ~!
~es (C) Is necessary to foster a specific city policy, as expressed in the BVCP, includ~ng without
limitation, historic preservation, moderate income housing, residential and non-residential mixed
uses m appropriate locations, and group liwng arrangements for special populations, or
Comprehensrve Plan policies: 8.01; provide for a broad spectrum of human needs, 8.03;
Citizen involvement, 8.04 provision of maintenance, remedial and developmental
programs and services, and 8.71 Support of Children, youth and families, support the
START day shelter program.
8.01: Start's primary purpose is to improve the lives of the homeless and provide a
means of moving out of their homeless situation.
8.03• Neighborhood participation in the development of this new location has been
sought and is reflected in the final management plan.
8.04: Start programs prov~de counseling and support services to the homeless.
8.11 • Start's goals are to help the homeless move into a more productrve life and away
from being homeless.
_ (D) Is an existmg legal non-conforming use or a change thereto that is permitted under
subsection (e) of this section
~~es 3 The location, size, design, and operating characterist~cs of the proposed development or change
to an existing development are such that the use will be reasonably compatible with and have
minimal negative impact on the use of the nearby properties, the site is located ad~acent to the
alley running between 11`h and Broadway, which will serve as the primary access to the
use, for both pedestrians and automobile users. Pedestrian access through the parking
lot is possibie from Pine through the parking lot as well. The number of users at the site
will be limrted to 25 plus staff at any time and the use will be active only between the hours
of 8 AM to 5 PM Monday through Saturday. The shelter users will primarily be walkmg to
the site Bus service along Broadway will be availabie to shelter users as well. There will
be little vehicular use of the site, Start staff vehicles will be parked in the parkmg lot on
site. The Start program wdl operate at times that will not comcide with primary church
use durmg week nights and Sundays.
Yes 4 As compared to development permitted under Section 9-3 1-1, "Permitted Uses of Land," BRC
1981, in the zone, or as compared to the existing level of impact of a non-contormmg use, the
proposed development will not significantly adversely affect the mfrastructure of the surrounding
area, including without limitation, water, wastewater, and storm drainage utilities and streets
Current public utdities will not be impacted by adding this use to the church site.
es 5 The use will not change the predommant character of the
surrounding area The carnage house will be up graded and improved to met city codes.
The physical character of the area will be improved by the improvements made to this
building.
The church has had numerous homeless shelter uses in the form of emergency shelter
and food kitchen uses present on this site for many years. The addition of the Start
program will support only 25 people at one time, previous uses have supported up to 80
people at one time.
Ordinance No. 7132 (2001)
9-3 4-26 Day Shelter.
The following criteria apply to any day shelter
(a) Good Neiahbor Meeting and Manaqement Plan• The intent of a good neighbor meeting and management plan is to
ensure that day shelter owners and operators are informed of the effects upon neighboring properties of operating such a
faciiity, and are educated about ways to mitigate, reduce, or eliminate potential impacts upon neighbormg properties
Owners and operators shall impiement a good neighbor plan when establishmg a day shelter that meets the following
standards Two neighborhood meetings were held for this request. The first on February 25, 2003 and a
second on March 25, 2003 (postponed from March 18). Changes have been made to the management plan based
Address 1128 PINE ST
~, ,, 5B ~ 3z
on both of the neighborhood meetings. The hours of operation have been limited to between the hours of 8 am
and 5 pm, not to exceed 8 hours in a day. The number of persons be~ng served by START shall not exceed 50
people a day. Staffing has been better defined, to include three staff members initially. Primary staffing will
mclude an executive director, facility manager, and case manager. A staff member will be present on site at all
time the day shelter is open. Additional program staffing (case managers or volunteers) may be added as
necessary to meet the needs of the day shelter.
(b) Manaqement Plan The approved management plan shall address how the applicant will mitigate the potential adverse
impacts that a factlity may have on the surrounding neighborhood The approving authonty will not approve a management
plan unless it adequately addressees such impacts The following standards apply to the preparation, submission, and
approval of a management plan
Elements of a Manaqement Plan~ The management plan shall contain the following components that address the
m~t~gation of potential adverse impacts the facility may have on the surrounding neighborhood, to the extent
necessary hours of operation, client arrival and departure times, coordinated times for delrveries and trash
collection, mitigation of noise impacts, secunty, the facility's drug and alcohol policy, loitering, employee education,
the faality's responsibdities as good neighbors, neighborhood outreach and methods for future communication,
and dispute resolution with the surrounding neighborhood The proposed management plan addresses all of
the issues listed. Additional response to neighborhood issues should be added to the Management Plan
to improve neighborhood contact and response to concerns that may arise. An neighborhood meeting
shall be held every six (6) months for the first three (3) years of Start's use of the property. Identified
problems shall be address by Start and a written response provide to the City Pianning Department and
neighbors m attendance at each six month meetmg
(c) On-site Staffinq No facility shall be open for use by clients unless there is staff on-site to supervise and oversee the
clients Staff will be present at ail time this facility is open
(d) Waitinq Areas No person shall allow or permit clients of a facility to queue or otherwise wait for the facility to open or to
otherwise be admitted into the facility in the public right-of-way The facility shall provide an indoor or outdoor waiting area
in a size adequate to prevent the anticipated number of clients from queuing into or otherwise waiting in the public right-of-
way The patio area north of the entrance to the carnage house will be used as the waiting area
(e) Outdoor Area The faality shall provide an outdoor area, screened from the surrounding properties and the public right-
of-way for use of clients once admitted to the facility The patio on the north side of the building servmg as the
entrance to the facility also serves as the screened out door area from surrounding properties. This area is only
visible from w~thm the Congregational church property.
(f) Parkin The facility shall provide off-street parking at the rates set forth in Section 9-3 2-1, "Schedule of Bulk
Reqwrements," B R C 1981, for a non-residential use The approving authority may grant a parking deferral of the higher
of up to fifty percent of the required parking or what otherwise may be deferred in the underlying zoning district if the
applicant can demonstrate that the criteria set forth m Section 9-3 3-8, "Parking Deferral," B R C 1981, have been met A
significant parking reduction was approved for this site based on use of the city parking lot ad~acent to the site
and the parking structure at 11~h and Spruce. Monday through Saturday use of the onsite parking lot should not
be exceed during the hours of 8 am to 5 pm. Start clients will not be drivmg to the site and nat ali staff inembers
wdl drive to the site as well. Maximum parking needs for Start should not exceed 4 cars during the approved
times (parking associated with the day shelter includes, volunteers, day nurse, and staf~.
Address 1128 PINE ST , ~~ ,, , ~~ ' „'~~
Attachment H
WALNUT CANYON PARTNERS, LLC
2045B0.0ADWAY SUITE100•BOULDER COLORADO 80302-5202
1303) 444-G54G TELEPHONE •(3031 444-3441 FACSIMILE
U -- ~I! ~
IIAR 2 5 2003 ~J
C 5 _ c~ ~--
March 18, 2003
Mr Brent Bean
C~ty of Boulder Plamm~g
1739 Broadway Third Floor
Bouider, CO 80306
RE ~ l~$ Pme StreetlStart Homeless Center
Dear Brent
As you know many busmesses m Downtown Boulder are struggl~ng for survival At the
moment retail sales are down agam due to the economy, flatirons mall and Broadway
construchon Long time office users and retailers are leavmg downtown as well as
customers who complam of construcUon traffic and aggressrve panhandlers This
proposal to ]ocate a homeless center ad~acent to the pnmary parkmg areas for downtown
customers is poor plannmg When Denver mty planners were lookmg for ways to
mcrease the attrachveness of Lodo as a shoppmg and resident~al area m Denver, one of
theu first moves was to relocate the homeless shelter Instead, at a t~me when we are
lookmg to restore the vibrancy of our downtown we propose to add a homeless shelter~
Why not place ~t on the Pearl Street Mall, the effect would likely be s~milar
Please use your good ~udgment and encowage Start to find an alternatrve location for the
homeless day shelter
SmGer y,
~J
...s1.-..-~-_
Enc Gabnelsen
rti~ ~,,lak;)Od'! ~~ i,,,~ ~
~Brent Bean - START F~re _
Prom: Alice Davidson <adavidson@antiques-internet com>
To: Mapleton Hili Association <MapletonHillNeighborhood@yahoogroups com>,
<Bean6@ci boulder co us>, <Startdaycenter@aol com>
Date: 3I10/03 2 57PM
Sub~ect: START Fire
i think where persons go after being turned away from the Start Day
Resouce Center is a very important issue If the maximum of 25 has
already been reached, but they are already in the neighborhood, where do
they go9 I live at 1045 Pine Street (about'/~ block W of the center) and
we have had homeless/transient persons camping in our backyard for
years The Farmers' Ditch, that runs along the alley between Pine and
Mapleton has lush brush and trees, is a favonte camping place About
five years ago a homeless man drowned in the Farmers' Ditch ~ust behind
my house Two years ago another was badly beaten by others camping in
the ditch We frequently call the Police about the terrible fights in
the summer Our biggest fear is fire The accumulation of brush along
the ditch, coupled with the drought creates a very dangerous situation
Transients smoke and build fires in their camps along the ditch Last
year in April our block organized a spring clean up and dragged so much
dead wood to the street that the whole block was down to one lane
awaiting the Spring Clean-up trucks We plan to do it again this year
At the February 25 START meeting we brought up this issue No
provisions are in the START plan to provide Police patrol of the alley
between Pine and Mapleton The alley outside the START center where they
do say there will be regular Police patrol is lighted, paved and open
with few trees or bushes I am very concerned about attracting more
transients to camp at the ditch We worry about a firestorm like those
m Oakland, CA and Los Alamos that could wipe out the Mapleton Hill
District and much of Boulder
Alice Davidson
1045 Pine Street
_~..~..~tly~~ ~I
,, ,,,,~, ~,,-~~~~ ~~ 58 ~.,,~; ; 35"
~ Bre~t Bean - Proposed Bum Magnet 3_ °- 2003 ~ y~ Page•1 ;
From: "James Bonn, Esq " <wwlawr@bonnlaw com>
To: <beanb@ci boulder co us>
Date: 3/8/03 6 17PM
Subject: Proposed Bum Magnet 3- 8- 2003
Dear Brent
I have received the latest meeting notice with regard to the
proposed homeless shelter
My first question is this i understand that the proposed
shelter is being sponsored by the First Congregational Church and a"group
of downtown churches" Please confirm that it has been determined whether
any of the city officials in any way influencing this decision are members
of any of these downtown churches, and if they are, please confirm that they
have recused themselves from any participation in or influence over this
rewew Such influence would be a clear conflict of interest that must be
determined in advance, for example, such church members can be presumed to
have made financial contributions that are allocated to the proposed shelter
through their churches, and in any case they can be presumed to be incapable
of unbiased consideration Any volunteer in, employee of, or contributor to
the START program has a personal interest Failure in this conflict of
interest determination would be like allowing investors in a proposed bar to
sit as ciry officials in review of the proposal for the bar We will
evaluate purswng our legal options against ciry employees personally in
this regard
The START Management Plan makes the statement, "the population
served is located in the downtown area" without offering support for that
statement The Management Plan later says, "Clients arrive on foot or by
bus The SKIP bus provides transportation from the City of Boulder Shelter
for the Homeless " So, the START proposers have lied in their proposal to
the Plannmg Board By their own words, they foresee homeless located
miles away being bused to this downtown shelter, and will simpiy I~e ~n
their Management Plan if the their dishonesty will facilitate approval
There are a number of important admissions under "Security" and
under "Alcohol and Drugs" in the proposers' Management Plan I think you
indicated that I was misinformed about admissions at the last meeting by the
proposers that their proposed shelter would require additional police
protection in the area Well, they make the admission in writing in their
Management Plan " START will request that the Police regularly patrol
" In addition, there are a number of references to turning clients
away from the center There are references to bann~ng clients, for various
periods from one day to 90 days to life So there you have it, this will be
a bum magnet, bussing in the homeless to this location, and some of these
folks, especially the really problematic ones, wdl then be forced to sit
out the day someplace and come back tomorrow The Management Plan mdicates
~ ,~~~ ,,,,~ 5B ~,~ 36
Brent Bean - Proposed Bum Magnet 3-" 2003 _ uy_~, ~__~_~~~~-- ~- ~-------
that when there more than 25 people arnve at the bum magnet at one time,
those aiready inside will " be asked to limit time spent in the
bwlding " Here is another admission by the proposers We propose a
magnet for bums to come by bus into the area, and then we will push them out
into the neighborhood and onto the Pearl Street Mall as our capaciry ~s
exceeded
There is no reason for anyone to have to argue the serious
negahve impact this proposal will have on the area, the proposers
themselves have made that case in their Management Plan You only have to
read itwith an unbiased mind
This is far from an exhaustive list of issues Just the tip of
the iceberg However, in closing, the Management Plan includes a heading
"Dispute Resolufion" This appears to be dFrected toward the neighborhood
How utterly arrogant of these people to try to tell others the process they
should use in the event of a dispute The U S Constitution still prevails
even in Boulder, Colorado, and we can simply sue everyone who has breathed
in the direction of this bum magnet over every problem that subsequently
arises Without a lawyer fee, I might add
James 8onn, Esq
Immigration Law - International Law
Offices in Boulder & Denver, Colorado
Member, Colorado Bar, Califomia Bar,
Bar of the United States Court of International Trade,
Bar of the Supreme Court of the United States
NOTICE This communication (including attachments) is covered by the
Electromc Communication Privacy Act, U S C'Sec 2510-2521, is
confidentiai, intended for the addressee only, a~d may contain privtleged
information If you are not the intended reapient or if you believe you
may have received this communication in error, please do not print, copy,
retransmit, disseminate, or otherwise use this communication or any of the
mformation contained herein Please notify the sender that you have
received this communication in error and delete the copy you received
Thank you
~ ;'~ ~~,,~i
rage 2
~$--~~~ 3~
Brent Bean - Re Proposed Bum Magne" - 8- 2003 ~ _ __ Page 1
From: Brent Bean
To: Esq , James Bonn,
Subject: Re Proposed Bum Magnet 3- 8- 2003
I received your comments and will include them in the public record fde They will also be forwarded them
to the START representatroes for there review
Public officials are required to disclose any potential conflicts of interest before acting on a request
Thanks, Brent Bean, Senior Planner
~ ~8 . , 3~'
Brent Bean - Re Mapleton Hill shelter
From: Bob Cole
To: )ud@valeski org
Date: 3I6I03 12 05PM
Subject: Re Mapleton Hill shelter
Jud,
The START Day Resource Center has proposed to continue operating a day shelter (not an overnight
homeless shelter) at the First Congregational Church, located at 1128 Pine Like other churches in the
downtown area, the First Congregational Church has provided space on their site for day sheltering
actiwties m the past
The START organization intends to operate the day sheltering activities at the church, but is required by
aty code to first have a use review approved if the church itself operated the day shelter, no review
would be required, as it would constitute an activity accessory to the church In this case they are
providing space and support, but are not the actual operator of the use
A day shelter provides basic services during daylight hours, including food and personal hygiene support,
information and referrals including ~ob counseling, telephone and mail services, but does not provide
overnight sheltering
The regulations for days shelters require the applicant to first hold at least one neighborhood meeting at
which they present a management plan for the facility The purpose of the meeting is to hear from
neighbors what the potential impacts might be, so the management plan can address mitigation of those
impacts The management plan is then submitted to the city along with the use review application for
review After review by city staff, the application will be forwarded to the Planning Board for public hearing
before a decision is made
One neighborhood meeting was held on February 25 Another meeting will be held on Tuesday March 18
at 6 OOpm, in the basement of Plymouth Hall at First Congregational Chuch, located at 1128 Pine Street
Bean Bean (303 441-3137, beanbC~a ci boulder co us ) is the lead reviewer for the city on this case He is
out of the office until 3111, but can answer any additional questions you may have If you need further info
before the 11th, please respond directly to this e-mail, or phone me at 303 441-4277, I will be happy to
help
Sincerely,
Bob Cole
Land Use Review Manager
»> <web@ci boulder co us> 03I06I03 07 47AM »>
A4*kW*ii#kWiY*#ii~4'R4#MI'#*WW%**inYi~/**t*ii*IM11t1e*%i*1~ktki~R~!#F1kµVe}#FiW***Lii#kW*k*
name Jud Valeski
email IudCa?valeski orq ,
sub~ect Mapleton Hill homeless shelter
comments I have heard that a Mapleton Hill homeless shelter has been proposed and there is an
mformational meeting (perhaps being held by Brent Bean7) be~ng held at the First CongregaGonal Church
on March 18th at 6 30pm Can someone please confvm (or correct) this information, and provide the
address of the church~
Thank you,
Jud Valeski
CC: Bean, Brent, Morgan, Karen
Page 1
~P~ 39
; Brent Bean - Re Mapleton Hdl shelter
From: "Judson Valeski" <~ud@valeski org>
To: "Bob Cole" <ColeB@ci boulder co us>
Date: 3/7/03 10 35AM
Sub~ect: Re Mapleton Hill shelter
CC: "Karen Morgan" <MorganKa@a boulder co us>
~ rage 1 ~
5~ ya
~~ Brent eean - i tx i htm ~
Bob,<bn
 ,8nbsp, , Thank you very much all of the useful/clarifying information I've
passed this along to some others that had similar questions <bn
<br>
Hava a good weekend,<bn
Jud<br>
<bn
~span type="cite">Bob Cole wrote 4span>
<p> </p>
<blackquote type='cite"
style="border-left thin solid blue, padd~ng-left 10px, margin-left Opt,"> <tt>
Jud, <bn
The START Day Resource Center has proposed to continue operahng a day <bn
shelter (not an ovemight homeless shelter) at the First Congregational <br>
Church, located at 1128 Pine Like other churches in the downtown area, <bn
the First Congregational Church has provided space on their site for
day <br>
sheltenng achvities m the past <bn
<bn
The START organization intends to operate the day sheltering actiwties <bn
at the church, but is reqwred by aty code to first have a , use review <bn
approved if the church itself operated the day shelter, no rewew
would <bn
be required, as it would constitute an activity accessory to the
church <bn
In this case they are providing space and support, but are not the <br>
actual operator of the use <br>
<bn
A day shelter provides basic services dunng daylight hours, including <bn
food and personal , hygiene support, information and referrals includmg <bn
~ob counseling, telephone and mail services, but does not provide <br>
ovemight sheltering <bn
<bn
The regulations for days shelters reqwre the applicant to first hold <bn
at least one neighborhood meeting at which they present a management <bn
plan for the facility The purpose of the meeting is to hear from ~br>
neighbors what the potential impacts might be, so the management plan <br>
can address mingation of those impacts The management plan is then <br>
submitted to the city along with the use review application for review <bn
After rewew by city staff, the application wtll be forwarded to the <br>
Planning Board for public hearing before a decision is made <bn
<br>
One neighborhood meehng was held on February 25 Another meeting will <bn
be held on Tuesday March 18 at 6 OOpm, in the basement of Plymouth Hall <bn
at First Congregatwnal Chuch, located at 1128 Pine Street <br>
<bn
Bean Bean (303 441-3137, <a class="moz-txt-link-abbreviated"
href="mailto beanb@a boulder co us">beanb@ci boulder co us</a> ) is the lead reviewer <bn
for the city on this case He is out of the offce untd 3/11, but can <bn
answer any additional questions you may have If you need further info <bn
before the 11th, please respond directly to this e-mail, or phone me at <bn
303 441-4277, I will be happy to help <br>
<br>
Sincerely, <bn
<bn
Bob Cole <bn
Nage 1 '~
~p y/
~rent Bean - RE congregational church 'ap shelter ~ ~ Pa~e 1~;
From: "James Bonn, Esq " <wwlawr@bonnlaw com>
To: "'Brent Bean"' <BeanB@a boulder co us>
Date• 3/3/031157AM
Subject: RE congregational church day shelter
DearBrent
My understanding from someone who did attend the February 25th
meeting is that the proposers of the shelter indicated that there would be
increased pohce protection in the neighborhood m connechon with the
shelter If the proposers have stated that, what are they admitting about
the potential impact of their proposal on the neighborhood? Doesn't this
tell you more than the rest of their self-interested presentation~ They
know
How does a shelter only accept those who want to move out of their
homeless lives~ Certainly people wanting free food will say what they need
to say -- then, once these people have refocused on this neighborhood as
their "home base" I suppose if the shelter discovers the person is not
sincere, they put them back on the street in front of my house
A man in Denver started a temporary labor agency right across the
street from the rescue mission He put up banners indicating ~obs
available, transportation furnished, and daily pay He has given interviews
talking about how his business strategy has not worked Almost none of the
long lines of people waiting to get into the rescue mission will cross the
street for a ~ob
If people REALLY want to move out of their homeless lives, they
don't go to a social worker, they go to such an employer They work all
day, and walk out at the end of the day with $50 or perhaps more in their
pocket, to pay for their own bed and dinner
James Bonn, Esq
Offices in Boulder & Denver, Colorado
Member, Colorado Bar, California Bar,
Bar of the United States Court of Internationai Trade,
Bar of the Supreme Court of the United States
NOTICE This communication (inctuding attachments) is covered by the
Electronic Commurncation Privacy Act, U S C Sec 2510-2521, is
confidential, mtended for the addressee only, and may contain pnwleged
information If you are not the intended reapient or if you believe you
may have received this communication in error, please do not print, copy,
retransm~t, disseminate, or otherwise use this communication or any of the
information contained herein Please notify the sender that you have
received this communication in error and delete the copy you received
Thank you
-----Original Message-----
From Brent Bean [mailto BeanB@ci boulder co us]
Sent Monday, March 03, 2003 10 52 AM
To wwlawr@bonnlaw com
Sub~ect Re congregational church day shelter
58 ~ ~fZ
I received your comments I would encourage you to come to the next
neighborhood meeting if you have the opportunity (tentatroely March 18
at the Congregational church) You might be surprised how the Start
shelter operates It is not the same as a evenmg shelter Start only
accepts those who want to move out of their homeless Iroes There will
be limits on the number of people who can be at the site at any time (25
requested) and the hours of operation will be limited, if approved, (day
time hours only, hence day shelter)
This request will eventually be considered by the Plamm~g Board at a
future public meeting Tentatively, this has been scheduled for the
first Thursday in May or June
Thank you for your comments Brent 8ean, Senior Planner, Ciry of
Boulder Department of Planning and Development Services
~g y3
1109 Pine Street
Boulder, CO 80302
March 2, 2003
City of Boulder Planning Department
Re~ Congregational Church Proposal
I own a home and reside directly across Pme Street from the Congregarional
Church I want to be certam my concerns are on record concernmg the proposal to put a
homeless shelter on the Congregat~onal property. Like some other concerned neighbors,
I was unable to attend the mformation meetmg on February 25 to express my
unhappmess with this proposal
I understand from a neighbor who did attend the meetmg, neighbors were
supposed to be reassured by a pian for mcreased police patrols in the area of the proposed
shelter This is an admission by those proposmg this shelter that says it all. It is a clear
admission that they are plamm~g to bnng blight mto the neighborhood that will call for
additional law enforcement m the area
Have you ever had the expenence of drivmg m a long ]me of heavy traffic, under
some urgency to get to your work or to an important appomtment? All of a sudden, a
dnver m front of you spots someone standmg on the sidewalk m the middle of the block
hopmg to jaywalk across the street. This "do-gooder" m front of you stops the entire line
of traffic, and waves the jaywalker to go ahead and cross the street. One ~aywalker is
pleased and thankful, but at the expense of twenty others who have been hurt by the "do-
gooder's" action. If I am m a posrtion to do so, I ofren look at the "do-gooder driver's"
face. They mvanably have a self-satisfied, self-nghteous glow.
However, what the "do-gooder" has done is actually an act of selfishness He or
she wants this smug feeling of self-nghteousness, and does not care who he or she hurts
to have that self-righteous feelmg This person must "put on blmders", and only look at
the grateful ~ aywalker, avoidmg any thought for the twenty others harmed by his or her,
not generous, but selfish achon
Th~s is what the Congregahonal Church is proposmg to do to our neighborhood
They want to pat themselves on the back and bask in their self-nghteousness by lookmg
only at the thankful "jaywalkers", while puttmg bhnders on to the damage they are domg
to many others We have seen the senous negahve impact on busmesses m the
Umversity Hill area by the homeless m that area. The Congregahonal Church wants to
put a bum magnet almost next to the Pearl Street Mall, and that cannot but hurt a busmess
distnct cnhcal to the Boulder economy. In addition, they are proposmg a bum magnet
nght across the street from my home and near the homes of my neighbors
56 yy
We already have a problem with bums m this area, and do not need a
Congregational bum magnet to worsen this problem. There have been disturbances in the
area; fires started by these people; used needles and other drug paraphernalia, and people
makmg the law abidmg homeowners m the area feel unsafe Let's not multiply this
problem!
The reaction to the vanous proposed relocations of the Boulder Homeless Shelter
makes rt clear that people do not want a homeless facility near their residence If people
do not want a homeless facility movmg near their home, they aiso do want to move to a
home near a homeless facilrty So, the Congregauonal Church's proposed bum magnet
will reduce property values of homeowners m the area. Of course, the Congregahonal's
selfishly do not care about hurtmg their neighbors' property values They want to "put on
blmders" to all they hurt and only look at the folks who make them glow w~th that self-
nghteous feeling
If a facility is put m place to offer food, shelter, and showers dunng the day,
where will these people go when the doors close and they are "evicted" m the evemng?
Into our yards to sleep~ Onto the Mall to sleep? Having this "base" nght off the Pearl
Street Mall, what ~mpact do you think this will have on the level of panhandlmg on the
Mall? The Mall ~s a tounsthecreational attraction If the Mall ceases to be a lighthearted,
fun expenence, how many busmess owners (and their employees) will you be hurtmg?
People go to attractions l~ke the Pearl Street Mall l~ke they go to attracCions like
Disneyland. They go there to escape the pam and suffenng of the world and the
pressures of their own hves for a time If you made Disneyland a"balanced experience",
and along with the Fantasyland Castle you m~ected an equal experience of the world's
poverty and suffenng, how long do you think Disneyland would remam in business?
Disneyland's patrons know that poverty and suffering exist outside the park They are
gomg there to escape from exposure to it for a hme.
One might ask, then where are these people supposed to go~ First, there ts great
truth m this context to the chche, "If you build rt, they will come." If the word goes out
that Boulder has a center for free food, showers, and rest nght off the Pearl Street Mall,
you wtll attract bums from other parts of town, and from other cites and states
I am among those who think that people have a higher value than ammals In our
nahonal parks we have signs everywhere, "Don't feed the animais" If you have ignored
these signs and offered food to ammals; you know they accept it hungnly. After you feed
the animal, it is grateful, and makes you feel a glow of generos~ty and goodness and
nghteousness. However, have you actually done somethmg good, or have you engaged
in an act of selfishness? Have you put your desire to be bathed m gratrtude, your desire
to feel generous; your desire to feel OH! So Self-Righteous above the best mterests of the
arumal?
The fine print on the "do not feed" signs explains that obtaming handouts from
people is easier than workmg for food, and the food handouts result m a dependency on
the handouts. (You could rationalize, "I'm not m the national park every day I'm not
J/J ~~
offering food every day." But, from the animal's perspective, it is you today, another's
handout tomorrow.) The fine pnnt goes on that quickly the ammal will become a
nuisance to people, and over hme the animal will lose rts abilrty to survrve wrthout
handouts.
Perhaps I have more confidence than some m people's abilrty to rise to
challenges, and to provide for themselves when absolutely backed tnto a corner of
necessity to do so. If we accept that that narcotic of self-nghteousness we feel m feedmg
mere ammais is actually harmful, how much more so in bemg enablers of the homeless
hfestyle for human bemgs~
The Congregational bum magnet proposes to tell people they do not have to
somehow meet hfe's most basic survival demands "We will be the enablers of a
homeless lifestyle for you. Maybe we wouldn't feed the animals in Rocky Mountam
Park because we accept that harms them m the long run, but we will put m a free feedmg
starion for you, so failure is enabled"for you "
Enablers feel self-righteous. But, rt~s an illusion.
The thmking contmues, "Furthermore, we will put on blmders to all those whose
property values we hurt. We will put on blmders to those whose busmesses we hurt. We
will admit our bum magnet wili mean a need for more police, but we will put on blmders
to the added danger we are puttmg neighbors m. We wtll ~ust pat ourselves on the back
and feel Oh So Good and Oh So Righteous by only lookmg at the shelter clients who will
make us feel so good about the harm we are domg
Needless to say, we will fight this Congregational bum magnet as best we can If
the Congregat~onal Church plans to cost us hundreds of thousands of dollars m property
values, I suppose that grves a perspechve to a reasonable expendrture to fight their
selfishness
Smcerely,
James Bonn
cc: neighbors
Ms Martie McMane, Pastor
F~rst Congregational Church
1128 Pine St
Boulder, CO 80302-4096
56 ~ffo
erent pean - homeiess ~neiter at ~ ~la ' e „ ew ,„_ „_ ~dye ,
From: "Brad Farkas" <Brad Farkas@i-Hatch com>
To: <beanb@ci boulder co us> •
Date: 2I21I03 4 24PM
Sub~ect; Homeless $helter at 1128 Pine
Brent,
Thank you for the prompt return of my call today As per my message, I
am the owner and resident of a home Iocated a few hundred feet from 1128
Pine, and I am extremely concerned about the proposed establishment of a
homeless shelter in this location Whde I recognize that this is only
a day shelter, and respect the church's desve to 'do good', I feei that
locating a facility of this kind in this location is misgwded (and the
church could do substantially more'good' if they simply sold or rented
this sublimely expensive location to fund a much larger pro~ect
elsewhere) There is no question that such a facility will reduce
property values in the area (especially properties tn such close
proximity of my own), and substantially increase traffic in what is an
entirely residential neighborhood FuRhermore, it seems foolish to
locate such a facility only two blocks away from the downtown mall which
is the commercial lifeblood of Boulder and already suffers from an
abundance of panhandlers Such a faciliry would simply provide a
convenient waystation for mall panhandlers to lounge and dine before
returning to their Irolihood of accosting mallgoers
Indeed, the City of Boulder recognized the potential adverse impact of
such facilites in their conditional approval of the shelter at 4869
North Broadway Approval was given because "Management policies
proposed by the shelter operator emphasize getting the homeless off the
streets as an effective way to minimize impacts while simultaneously
delivering the serv~ces within its mission " In contrast, the proposed
1128 Pine facility aids in getting the homeless back ON the streets As
a day shelter, homeless people will be coming and going constantly And
where is the most likely place that they will go after leaving the
shelter? Could it be that they might walk two blocks to sleep or beg in
the most dense pedestrian area in all of Boulder?
My understanding from the approval process of the 4869 faciliry is that
prior to approving a new homeless shelter the city must consider the
"potential adverse impacts on the surrounding neighborhood" includmg
noise, ioitenng, secunty, and other issues Noise around the 1128
proposed facility will clearly be an issue, as it is a high densiry
residential area Loitenng ~s virtually guaranteed by the faciiities
convenient proximity to the pearl street mall And one can imagine the
security issue created by locating a homeless shelter in the center of
one the most affluent neighborhoods m the city
My ob~ection to this pro~ect is far from a simple'not in my
ne~ghborhood' mentaiity The issue is that this is simply the wrong
place to locate a faality of this nature, and I would strongly
recommend that the aty decline this application
Regards,
Brad Farkas
,~, .,,~„~~ _58 ~,, , _~7
Brerit Bean - Homeless Shelter at 1128 "~e
1019 Spruce Street
ps, please feel free to read this letter at the hearing, but please do
not attribute it~
CC: <Alfred_McDonnell@aporter com>, <~coleman@ozarch com>, <Maphillinn@aol com>
Page 2
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P~'oject I~larne START, Day Shelter '
R?viewType Use P.e~nevv '
P,pphcant ST,4RT/Congr?.gational Church
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