HomeMy WebLinkAbout5B - Public hearing and adoption of the Gunbarrel Community Center PlanCITY OF BOULDER
PLANNING BOARD AGENDA ITEM
MF,ETING DATE: September 4, 2003
(Agenda Item Preparation Date August 27, 2003)
AGENDA TITLE:
Pubhc heanng and adoption of the Gunbarrel Commumty Center Plan
REQUESTING DEPARTMENT:
Plamm~g Department
Peter Pollock, Plamm~g D~rector
Ruth McHeyser, Long Range Plamm~g Manager
Bev Johnson, Planner, Presenter
OVERVIEW:
Staff will present a proposed Gunbarrel Commumty Center Plan to the board for review and
cons~derahon of adoption. The plamm~g process to rev~talize the commercial center of
Gunbarrel began m January 2003 The plan idenhfies proposed new land uses, des~gn
character and a transportarion network for the center.
PURPOSE:
The purpose of this item ~s to review the proposed Gunbarrel Commumty Center Plan and
consider the plan for adoprion The Boulder Valley Comprehensive Plan specifies that area plans
are adopted by Plannmg Board and City Council
The proposed Gunbarrel Transportatton Network Plan is mcluded m the document, however, it
has not been reviewed by the Transportation Advisory Board Staff will return to Plamm~g Board
m October for adophon of the Transportat~on Network Plan section of the attached document
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QUESTIONS FOR THE BOARD:
Does the fioard have any quest~ons and comments about the proposed plan ~
2 Does the board agree with the proposed land uses, character and transportateon network
for the communaty center~
BACKGROUND:
Staff mttiated the Gunbanel Commumty Center plamm~g process m January 2003 after
discussions with landowners and neighborhood representatrves about the need to rev~talize the
commerc~a] center of Gunbarrel The discussions were prompted by concerns of res~dents m the
area about a proposed mixed use development pro~ect on a large vacant parcel located m the
Regional Busmess - Developmg (RB-D) zone distnct at Gunpark and Lookout roads (known as
the GLmbarre] Town Center pro~ect) Concerns were expressed about the proposal and whether ~t
was takmg full advantage of the retail market and whether the resident~al use proposed for the
site would displace future retail use m the commercial area Staff mrtiated discussions about the
poss~bihty of domg further plamm~g work for the broader commercial area of Gunbarrel These
senes of discussions led to the Gunbarrel Commumty Center plannmg process
In September 2002, a residenrial and retail market analysis was completed for the Gunbarrel
Commumty Center to ascertam the current and future retail and res~dential market demand m the
Gunbarrel area The study was focused on the proposed Gunbarrel Town Center development
but looked at retail and residenhal demand for a larger market area (See Attachment A for the
complete market analysis.) The primary conclusions of the market analysis were as follows
• There is substanhal long-term demand for residenrial development m the area, wrth
strong demand for both rental and for-sale attached housmg products (+1500 rental and
5400 for-sale umts)
• There is sigmficant long-term demand for new retail space m the area (+14Q000-19Q000
square feet)
• A residenhal component withm the proposed pro~ect at Gunpark and Lookout roads [or
wrthm the study area] will help to build cnhcal mass and support retail absorphon
Planning Process
The first step m the plamm~g process for the Gunbarrel Communrty Center was to identify the
issues, concerns, and opportumties through open discussions among property owners,
neighborhood representatrves, city and county staff, and a representat~ve-workmg group The crty
hired an urban design firm (DTJ Design) to develop several conceptual land use options for the
s\plan\pb-rtems~nemos\b~gunbarre1903 AGENDA ITEM # SB, Paee 2
study area Numerous meetmgs wrth mdrvidual property owners and the workmg group helped
staff to select a preferred ophon and refine the plan based on issues and opportumties identified
through the meetmgs Below is a summary of the steps m the piocess and the roles that each of
the part~c~pants played m the process
Phase 1: Project Scoping (January - February 2003)
1 Formahze Workmg Group
2 Hire Urban and Development Consultants
3 Commuruty Meehng (February 26) .
Phase 2: Development of Options (March - May 2003)
1. Warkmg Group Meetmgs
Property Owner Meetmgs (approximately 23 meetmgs)
Phase 3: Plan Refinement (June - August 2003)
1 Revise plan optrons
2 Workmg Group Meetmg (June 11)
3 Commumty Meetmg (July 23)
4 Final Workmg Group Meetmg (August 6)
5. Internal staff review
6 Final plan revisions
Phase 4: Review and Adoption (August - September 2003)
Referral to County
Plannmg Commission - August 20, 2003
Board of County Comm~sstoners - August 26, 2003
Plannmg Board heanng - September 4, 2003
City Council heanng - September 16, 2003
ANALYSIS:
Goals
The followmg are the overall goals of the plan A complete list of goals and ob~ect~ves can be
found on page 11 of the proposed plan (Attachment D)
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• Provide opportu~aities for developing a viable, easily accesseble, pedestrian-oriented
retail tow~a center of appropriate scale to serve the Gunbarrel subcommu~:iry, outlying
subdivisions and emp[oynient centers.
• Provide safe and convement vehicular and non-vehicular connections between the
commercial ce~ster and tke surrounding area and within the center itself.
Provide a commercial center with a unique identity that is the heart of social an~[
cultural activity in the subcommunity and supports day and eve~:ing activity seven days
a week.
Plan Concept
The basic concept for the Community Center is to create a denser, mixed use retail core wrth a
network of new streets to provide better hnkages between the reta~l and other mixed-use
industnal districts (See Figure 7 on page 22 of Attachment D) The proposed plan provides the
followmg elements.
• An expanded amount of retail use m the area;
• The addiYion of new residents m close prox~mity to the retail core,
• The creation of more usable publ~c gathenng spaces such as an urban park and public
plaza m the reta~l core; and
• Improved access to and from the Commumty Center
The retail core will serve as the heart of the commumty center and prov~de specialty and
convemence retail uses, attached housmg, and some office use. Spme Road between Lookout
and Gunpark roads will be the "Main StreeY' for the retail area and provide a pleasant,
pedestnan-onented, gathenng area for the subcommumty. The public nght-of-way will allow
storefront access by pedestnans, bicycles, and automobiles m a way that is compatible wrth the
pedestrian-onented character of the street.
The convemence retail distnct to the nortb of Lookout Road will prov~de easily accessible retail
services to the neighborhood such as hardware stores, drug stores, auto parts stores, restaurants,
and dry cleaners A future road and mult~-use path connechon along an existmg dramage ditch
from the convemence retai] distnct to the retail core w~ll hnk the two areas together This
connection will be ad~acent to a future neighborhood park which will provide park services such
as grassy areas, benches, tot lots, and landscapmg.
An ~mportant ob~echve of the plan is to break up the large super blocks and make access to and
visibilrty of mdividua] retail shops easier for cars, b~kes and pedestnans Smaller blocks
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combmed with mterestmg, pedestrian-scaled architecture will also encourage walkmg, bikmg and
actrve transportanon
Proposed transportat~on ~mprovements mclude changes to 1) ~mprove accessibilrty around the
reYail core, 2) lmk the exisYmg and proposed res~dential areas to the retail core, 3) improve the
pedestnan env~ronment, 4) improve access to transit serv~ces, and 5) encourage walkmg and
bikmg as viable transportation options
Job and Population Impacts
The Boulder Valley Comprehensive Plan~obs population balance policy states that "the crty and
county agree that the current ratto wrth~n the Boulder Valley exceeds an appropriate rat~o and
that a worsenmg of that ratio will lead to greater regional traffic congestion, affordable
housmg shortfalls, and other negat~ve impacts on the communrty as a whole.. "(Boulder Valley
Comprehensrve Plan Policy 1 19) To implement this policy, C~ty Council adopted Resolut~on #
922 that directs c~ty staff to explore possible changes to the city's commercial and mdustrial
areas that would reduce the pro~ected imbalance while also furthermg the city's economic,
environmental, transportation and housmg goals by
1) Encouragmg m~xed use development m certam commercial and mdustnal areas,
2) Addmg housmg through mixed use development and limitmg the amount of new office
development m commercial areas,
3) Preservmg service commerc~al uses in selected areas;
4) Developmg appropriate maximum Floor Area Ratios (FARs) m commercial zones, and
5) Identifying ways to preserve and strengthen the city's retail areas
The Gunbarrel Communrty Center Plan proposa] serves to implement this d~rechon and improve
the center's existmg and projected ~obs to populahon rario by•
1) Reducmg the pro~ected number of future ~obs m the study area,
2) Preservmg and enhancmg existrng retail areas,
3) Encouraging mixed-use development and addmg housmg m areas that had previously
been anticipated for mdustr~al development; and
4) Replacmg mdustnal uses with new service commercial type uses,
Gunbarrel is considered one of Boulder's major employment centers, therefore, the number of
~obs available m the subcommunrty far outnumber the amount of current housmg available to
workers m the area The current estimate of~obs m the Gunbarrel subcommumty is
appiox~mately 12,800 while the popularion ~s approximately 9,800 resultmg m a~obs to
population rario of approximately 1 3. This compares to a~obs to populahon raho of 0 92.1 m the
Boulder Valley (An area is typically considered "balanced" at a.65.1 ratio smce approximately
s\plan\pbatems~tnemos\b~gunbarre1903 AGENDA ITEM # 5B, Paee 5
65% of the populat~on usually works ) At build-out, the proposed plan represents an improved
pro~ected~obs to populat~on ratio compared to current trends
Jobs/Populatzon Balance a~¢ the Gunbarrel Subcommuncty
Jobs Populat~on Ratio of Jobs/Ponulahon
Today 12,844 9776 (1.3)
Current Trends 2025 20,881 10,390 (2.0)
Proposed plan 2025 18,335 11,172 (1.6)
Traf~c Impacts
A traffic ~mpact study for the proposed plan was conducted by the Fox-Higgms Transportahon
Group The study compared existmg traffic condihons m and around the study area with those
anticipated m the year 2025 under cunent zomng and under the proposed plan Both overall
daily traffic volumes as well as peak hour traffic volumes were pro~ected
The results of the study showed that there would be l~ttle difference between the overall daily
traffic volume under current zomng at 2025 and daily traffic volumes under the proposed plan
While the mcrease m retail uses m the study area wouid bnng more traffic to the area, replacmg
potential ~obs with new residents would balance the overall impacts when compared to current
zonmg m 2025 Under current zomng rt is expected that there will be an mcrease of about
19,500 vehicles per day generated by the study area above the traffic generated today. W~th the
proposed changes to zomngs, the mcrease m traffic generated m the study area would be about
18,900 vehicles per day The proposed zomng would therefore generate about 3% fewer
additional tnps than the existmg zonmg
Although there is almost no difference expected m the daily traffic between the two scenarios,
there would be some sigmficant differences in peak hour traffic between current zomng and the
plan m 2025 The analysis shows that there would be less traffic generated by the study area
dunng the mornmg and evemng peak hours as a result of the plan changes than under current
zomng Under current zonmg, the mcrease m mornmg peak hour traffic generated by the study
area compared to existing traffic would be about 1,700 vehicles per hour (vph) compared to
about 1,100 vph far the proposed zomng, a difference of about 36% Dunng the evemng peak
hour the existmg zomng would generate an add~tiona12,000 vph compared to about 1,600 vph
far the proposed zomng, a difference of about 20% The reason for the difference m peak hour
traffic pro~echons is that the add~tion of more housmg m the commercial center as proposed m
the plan would presumably reduce the number of warkers dnvmg from outside the area and into
the subcommumty to work
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Public Comment
The proposed plan was presented to the pubhc at a commumty meetmg on July 23 Roughly 60
people were m attendance (See public comments from the meetmg m Attachment C.)
The public comment was generally supportrve, however, the ma~or concerns ra~sed about the
plan mcluded the followmg
Growth (spec~fically mcreased housmg) would result m mcreased traffic on Lookout Rd
Many people felt that four story buildmgs anywhere m the subcommunrty are
mappropnate and that buildmg height should be restncted to no more than three stones
Some people felt that it is important to preserve the semi-rural or suburban character of
the subcommumty by hmitmg he~ght and overall density
The representatives to the workmg group from the Gunbarrel Communrty Association have
contmued to work dil~gently w~th staff to resolve the pnmary issues w~th the plan Several
refinements have been made to the plan to address their ~ssues The one outstandmg pomt of
disagreement remams the proposed heights m the reta~l core
County Referral
The proposed plan was presented to the Boulder County Plannmg Commission and the Board of
County Commissioners m August as a referral (see summary of both meetmgs m Attachment B).
(Both county boards will be mvolved m the adoption of the land use changes to implement the
plan ) At both meetmgs, workmg group representatives of the Gunbarrel Commuruty
Associat~on (GCA) expressed their support of the plan but stated they were m disagreement w~th
allowmg four story buildmgs m the Retatl Core (See page 25 m Attachment D for a discussion
of character m the retail core ) Opposrtion to four stones ~s generally based on mconsistency
wrth the exishng community character in the subcommumty, mterference w~th views of the
mountams, and too much resident~al densrty m the Commumty Center
Commissioners and Plannmg Commission members all comphmented the public process and the
city's efforts to ~mprove the Gunbarrel commerc~al center. The County Commissioners agreed
with the GCA representatrves and expressed their concern about addmg four story buildmgs to
the area Most of the Plamm~g Commission members were also concerned about the proposed
buildmg heights and supported a height limit of three stones However, three commission
members felt that this was not the appropnate stage m the process to impose specific height
l~mits
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NEXT STEPS:
Plan Adoption
Staff will take the Gunbarrel Transportat~on Network Plan to the Transportat~on Board on
September 8 for rev~ew and recommendation
The proposed plan is scheduled to be adopted by City Council on September 16
Staff will return to Plamm~g Board m October and C~ty Council m November for adoption of the
network plan
Implementation
After adoption of the plan, Plannmg Department staff will mit~ate implementation of the plan
Implementation will mvolve the following key actrons (see page 40 m Attachment D for a
complete discussion oPthe impiementation plan;
1) Adopt the Transportation Network Plan
2) Ad~ust land use and zonmg to ailow new and redevelopment
3) Identify and pnonhze pubhc and pnvate improvements
4) Determme costs of pubhc improvements
5) Determme methods of pubhc and/or pnvate financmg
6) Advocate and support formation ofbusmess alhance
7) Work with the land and busmess owners of the proposed park site to obtam park
lands
Approved By.
G~~
Peter Pollock
Plannmg Director
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ATTACHMENTS:
Attachment A Gunbarrel Town Center Resident~al and Retail
Market Analysis
Attachment B Summary of August 20 Plamm~g Commission
heanng
Attachment C Comments from the publ~c
Attachment D Proposed Gunbarrel Commumty Center Plan
s\plan\pb-itemsUnemos\b~gunbarrel 903 AGENDA ITEM # SB. Pafle 9
SEPTEMBER 2002
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GUNBARREL TOWN CENTER
RESIDENTIAL AND RETAIL MARKET ANALYSIS
PREPARED FOR.
CITY OF BOULDER PLANNING DEPARTMENT
BOULDER, COLORADO
PREPARE~ BY.
L LELAND CONSULTING GROUP
Rea! Eslate Strategists
DENVER • PORTLAND • SAN D7EG0
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~ CITIVENTURE ASSOCIATES LLC
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Project Background
^ The City of Boulder is considering a proposal for the development of a
vacant 9.6-acre site into a mixed-use project in the Gunbarrel
subcommunity. The development program envisions the following uses:
Retail/restaurant: 33,500 sf
Health Club: 7,000 sf
Bookstore/Community use: 8,000 sf
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Residential: 295 units
^ The development proposal raises the issue of how to create a Town Center
in Gunbarrel -- specifically, how to bring more specialty retail into the area
and determine the feasibility of multifamily housing. The community and the
City share the objective of creating a Gunbarrel Town Center. With few
retail sites remaining in the area, the compatibility of the proposed
Gunbarrel Village project with this objective becomes a key question.
^ For this reason, an independent market analysis was performed on the
retail and residential elements to ascertain the level and type of demand.
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\ L Lrlnnd Cons~dturg Group. Real F,state SUcuegisls ~- Cihventure Assoaates, LLC
Introduction to Market Anaiysis
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• Leland Consulting Group (LCG) and Citiventure Associates were retained
by the City of Boulder to conduct residential and commercial retail market
ana(yses and provide development programming recommendations for the
aforemer~tioned Gunbarrel Town Center proposal.
• In completing the analyses for the Gunbarrel Town Center property, LCG
obtained and anaiyzed secondary market and economic information to
supplement primary data obtained through previous work completed in the
market, as well as meetings and interviews with City and County planners,
local real estate brokers, and other experts on local and regional market
conditions.
• This market analysis report is presented in an executive summary format for
continuing discussions with the property owner and City planning staff.
Initialiy presented is an nverview of the project, the elements of a town
center concept, and an anaiysis of the project site. This is followed by a
discussion of the project trade area from which resideiitial and commercial
market demand would be derived, an analysis of economic and
demographic indicators for the trade area, and conclusions regarding
residentiai and commercial demand in this location. Finally,
recommendations for development programming on the site are presented.
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Le/nr~~l Cans~Jting Grorrp, Renl F,stnte.Snu(egisls
~- Ci(iveniure Assoaates Li C
Elements of a Town Center Development
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Town Centers are each unique to the market and the site, yet have several
common elements:
Town Centers become natural gathering places because they are where many users
cross paths. Most distinctly, these are areas that combine several land uses in an
easily walkable compact area. Retail is generally present and may or may not be the
dominant aspect. Parking is most often structured or below grade. Multifamdy housing
within the Town Center is almost always part of the mix. Rental, for sale, senior,
market rate, and affordable housing are all appropriate uses according to the market.
Often residential is stacked above retail and office commercia! uses, but it can also be
in products such as townhouses and rowhouses integrated into the area. Single family
residences surrounding the Town Center development are importanfi sources of
demand for retad tenants who depend on "rooftops" for business. Most beneficial are
residences withm walking distance of shops, be they single or multi-family product.
OfFice and commercial are equally important components to the town center area
because they generate daytime populations. Entertainment and recreation are also
valuable; at the very least, commercial shou(d comprise several restaurants. Civic and
cultural uses like government offices, schools, libraries, community centers, museums,
and gaiienes are all important add~tions.
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Lelnnd C'onsidhirg Group. Ren! Esrnte S'tn~tegr.rts
~~ Cdiventure Associales, t l C
Elements of a Town Center Development
Town Center common elements (cont'd):
^ The more uses in a single walkable district, the more of an "18 hour place" fhe Town
Center becomes. Residents, workers, studenfs, shoppers and visitors will discover the
multiple activifies avaiiable in the area, and expand their activities and period of stay.
Workers will stay for dinner, residents will shop in the stores and attend cultural evei;ts,
students will look for a proximate place to live.
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^ The challenge is to create a unique, authentic identity for the area. This is particularly
difiicult when it is all new construction without the visual interest and human scale of
historic buildings and mature landscaping. The answer lies first in the strategic mix of
uses and tenants, supported by careful urban design, use of quality maferials, and
attractive architecture. Expressed as tfie old real estate adage, "Either be the only
place, or the best place to go".
^ The best place is often designed to be the best pedesfrian environment. Landscaping,
effective lighting, wide sidewalks, accessible bikepaths, and shuttle, bus or rail options
all add value to an area. The most valuable real estate in the world is generally in
resort vdlages like Aspen, Vail, Zermatt, Gstaad, Santa Fe, etc. The market in those
very compact, walkable commurnties is paying for a high quality, mixed-use
environment, interesting tenants and the opportunity NO~ to drive.
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L Le/and ('aisulhrrg Gi oup. Real Eslale S[ru(egrs~r
~ Gtrventure Assor_iates, LLC
Elements of a Town Center Development
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Town Center common eiements (cont'd):
^!n all of these villages, retail is usually the most challenging use. Shoppers time and
again respond best to a mixture of local and national stores; locals giving the
indigenous flavor and identity, nationals providing the economic base reflecting where
most doflars are spent. The proportions vary with each project, but generally range
from 8Q% nationals/ 20% locals to a 50%/50% mix. The mix between convenience and
specialty stores is also an important component in a town center. Convenience retail
refers to retailers who focus on a convenience-orienfed product or service and typically
draw from a re(atively small trade area. Spec+alty retail refers to retailers who focus on
a wefl-defined theme, product category or lifestyle profile. They often are destination-
oriented and therefore typically draw from a larger trade area. The uniqueness of a
town center is enhanced by a higher degree of specialty retailers.
^ Just as important as tenant mix is creating a"critical mass" of activity; that is, enough
to put a"there" there. The amount again varies depending on the project, but
approximately 50,000 sf is the minimum town center retai( development size. More is
better if the market supports it. And if there is a critical mass, consumers will patronize
"fhe place" that has been so carefully constructed. Surrounding "rooftops", no matter
the residence style, are the strongest indicators of retail support over time Accordingly,
retaders typically measure the demographics of 1-,3- and 5-mde nngs around a site to
gauge its potential. While traditional measures don'f always accurately assess market
dynamics, it is clear thaf a driving poputat~on can make several "en route" stops at one
place and save trme, money and effort m getting the next tank of gas
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.f; ~ Lelnn~l Consultrng Group, Reull:s[n[e Snnleg~sls ~- Ci~rven~ure Associales, LLC
Gunbarrel Area Strengths
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G~~nbarre/ Neighborhood
^ Growing & affiuent "captive audience" of daytime employees, primarily from
local high-tech businesses
^ Established afFluent residential population currently dissatisfied with existing
retail offerings in Gunbarrel
Proposed Praject Site
^ Central location within Gunbarre(
^ Reasonably good access & visibility along critical local access road
(Lookout Drive)
• Commercial land uses adjacent to property on all sides, increasing
prospects for cross-over shopping traffic
^ Aesthetically pleasing natural environment including ground ffoor views of
Rocky Mountains
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~ Lelund C'onst~lt~ng Groap, Rea! Estate.Stra~eges[s ~- Cilroenture Assoaates, t LC
Gunbarrel Area Weaknesses
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Gunbarrel Neighborhood
^ Low-density trade area residential development = limited "rooftops"
^ Reduced viability of pedestrian access
Proposed Projecf Sife
^ Poor visibility from Highway 119
^ Disadvantageous access & visibility relative to Gunbarrel Square
^ Terrain and building design that impedes visibility and connectivity
throughout surrounding development
^ Not a favorable drive-by location for non-Gunbarrel residents and
employees
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L/.elnnd Coiis~dtmg Gr oup, Renl Estate ,Sh n~egasts
~-- Ciliven~ure Assoaales ~ LC
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Area/Site Analysis Summary
Site Criteria
Accessibility:
Pedestrian
Vehicular
Visibility
Transportation Network
Adjacent Land Uses
Advantage
X
Disadvantage
Neutral
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~ L Le/niid Constdtutg Group, Renl Estn~e.Stra~egisfs ~- Cdwenfure Associales LLC
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Site Analysis - Images
Gunbarrel Square access points
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Leland ('o~uultmg (jroup, ?(ea!£s[a[e Strategrsts ~ Cihventure Assoaates, LLC
Vrew of site from the northeast
Vrew of site from two drfferent
Looking southwest from the site
Trade Area Definition
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A trade area was selected fo include local ~.~ .; ~ 4 jntrations of
housing and employment that would constitute the most like(y
sources of demand (as well as the most direct competition).
The trade area inc(udes Gunbarret, Niwot, and outlying
unincorporated Boulder County areas, and is bou~~ded by...
^ on the north:
^ on the east
^ on the south
^ on the west:
Oxford Road
95fh Street
Highway 7
US 36
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Lelan~l Cor~su/hng Croi~p. Real Eslnre Stia~e,~rsts
~- Ci6venture Assocrales, ~LC
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Gunbarrel Town Center Trade Area
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L,elandC'onsu![mg (jrou~r, x,eal~stateStmeegrsu
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~ CiUventure Associates, LLC
Trade Area Indicators: Demographics
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^ The market analysis relied on local estimates of buildout capacity, rather
than projections drawn from historicai trends; Trade Area buildout figures
were derived from City of Boulder and DRCOG estimates.
^ Trade Area poputation is expected fo grow from 24,100 today to up to
29,000 at buildout.
^ Trade Area households are expected fo grow from 9,400 today to up to
11,300 at buildout.
• Trade Area employment is expected to grow from 21,900 today to up to
28,800 at buildout. •
^ At buildout, the Trade Area will add beiween 800 and 4,900 residents;
between 300 and 1,900 households; and between 3,100 and 6,900
employees.
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Lela~rd ['o~rsr~lling (i~oup Rcul T;strue Slr~itegists
~- Cdiventure AssociafPS LLC
Trade Area Indicators: Demographics
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Uniike typical market studies, this analysis relied on local estimates of
buildout capacity, rather than projections drawn from historical trends, to
generate demographic and employment forecasts.
Buildout figures within the trade area were derived from City of Boulder and
DRCOG estimates, since very little growth is anticipated for significant
unincorporated portions of the trade area.
Trade Area Indicators
20U0
~ ! 2002
Nopulation 23, 733 ~ 14,114
Households 9,257 ~ 9,406
Employment 21,900
~ ; 21,900
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2001 Median Household Income
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earn UVeI
Buildout
low high
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9,731 11,~47 I
24,J93 ~ -~8-,812 ~
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~ L Lelnnd C'oirstdltng G~ ot~p. Re~i! Estnte Su o~egrsts ~+~-- Cdiventure Associat~s, LLC
~ •
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Market Analysis Methodology
New Trade Area residential demand is based on.
^ forecasted household, income and employment growth
^ range of policy scenarios addressing local jobs-housing balance
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^ Type and location of competitive supply
New Trade Area retail demand is based on. ..
^ forecasted household and employment growth
^ pent-up demand identified by comparing household spending with
market area retail supply ("retail void analysis")
^ Type and location of competitive supply
^
L Lelnnd Considluig Group. Reul Estute Shntegis(s
~~ Cihventure Associafes,L~C
Quantifying Residentia! Supply
Rental Apartments
^ Current apartment vacancy rates stand at 9.8% in Boulder
(exc(uding the University area); 11.8% in unincorporated Boulder
County; and 7.9% in Longmont. One year ago, vacancy rates for
these three areas were 1.9%, 4.3%, and 5.9%, respectively.
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^ Average rents for a 2-bed 1-bath apartment are $943 in Boulder;
$965 in Boulder County; and $795 in Longmont (Metro Denver
average is $801).
^ There are currently no mu(ti-family projects of over 50 units under
construction or listed as probable starts within the Trade Area.
^
L Lelnrid Co~rs~dturg Cn-o~q~. Re~il Gsfa(e St~uregrsts
~- Gtivenlure Associates, LLC
Quantifying Residential Supply (Cont'd)
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Affached Ownership Housing
^ There are approximately 1,100 townhome/condominium units in the
vicinity of Gunbarre! (Longmont, Niwot and East Boulder County).
^ Townhome units range in price from $200,000 to $250,000 in the
Longmont/Niwot area and from $240,000 to $270,000 in East
Boulder County.
^ Condominium units range in price from $140,000 to $200,000 in the
Longmont/Niwot area and from $170,000 to $200,000 in East
Boulder County.
^ Annual absorption of townhome/condominium unifs in these
subareas averages approximately 500 units.
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~ ~ Lelarid C'or~sultrn G~ ou Real Eslnle Sn nte rsts
S R S ~-- Gtrventure Assoaafes, Ll C
Atta~hed Ownership Supply Conditions
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~Active For-Sale Attached Residential Projects in Gunbarrel Vicinity
~ ~ i Estimated I !
~ I Total ! Price ~ ~ Annual
IProjects I Units ( Range I ~ Absorption
Longmont / Niwot Area
Townhomes
'Longmont / Niwot Area
Condominiums
~~ast Boulde~ Area
ITownhomes
;East Boulder A~ea
,Condom~niums
~ Uverall 7'otals
647 ' $211,444
178 I $143,333
i 111 ~ $237,000
i 144 , $169,000
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$240,444
$191,000
$265,000
$198,000
$223,611
250
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57
63
500
Note. Includes projects beyond the trade area. LongmonUNiwot projects are north of Hwy. 52.
East Boulder pro~ects are south of Hwy 52. All projects are located southeast of U.S. 119.
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^ ~ CiUventure Associales LLC
L/ elnn~i Constdt~ng Groi~p, Real Estnte S~r a~cgrsts
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Quanfiifying Residential Demand
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• Trade area demand for new housing units is strong throughout Boulder
County because of growth management policies and existing jobs-to-housing
imbalances.
• Based on existinp Trade Area employment and housing required to
accommodate that base, there is ent-u demand for 5,000+ housing units -
approximately 4,000 for-sale units and 1,ODU rental units.
^ Based on future 7rade Arr~a household growth, there is new demand for
between 300 and 1,900 housing units - apNroximately 200 to 1,400 for-sale
units and 100 to 500 rental units.
^ Approximately 25% of the for-sale demand units are expected to be attached
housing products (townhomes, condominiums) - this translates to ent-u
demand for 1,000 units and new demand for 50 - 350 units.
^ Trade Area rental housing demand is highest for unifs af the lowest (<$700
per month) and highest (>$1,200 per month) ends of the rent spectrum.
^ Trade Area for-sale housing demand is highest in the $175,000 to $250,000
and $350,000 to $500,000 price ranges.
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l.c/nnd Co~~siJnng G~ orrp, Real F,state Stunng~sls
~ Cdwenlure AssociafPS I LC
Quantifying Residential Demand - Rentai
Trade area demand for new housing units is strong throughout
Boulder County because of growth management policies and
existing jobs-housing imbalances.
^ Estimated ent-u long-term demand for approximately 1,000
rental units (5,000+ units overal( needed to bridge existing job-
housing imbalance)
~~m and From-New Units [hrougn su~iaou
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3 ~Housing Required at i
~ 1 5 ~obs/HH 2,062 4,608
, Trade Area % Renters 20% 20%
`~~ s en a ni s o
J~ Meet Future ~
E m ploym ent-based
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' Demand 4i2 922
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Renl F_sinie Sn nlegrsts
e n -u p e m a n
u rre n
T ~ade A rea
E m p lo y m e n t 2 1, 9 0 0
N o u s in g R e q u ire d a t
1 5 ~obs/HH 14.600
E x i s t i n g T r a d e A re a
H o u s i n g U n i t s 9, 4 0 6
~H
7 o u s in g U n it S h o rtfa II (5 , 1 9 4)
~T ra d e A re a°/a R e n le rs 2 0%
I s e n a n i s o +
~M eet E xisling
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~- Cilivenfure Associates, LLC
Residential Demand by Price/lncome
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~ ; , Percent i I
I , of HHs in Single ~ Single-
' Approx. i Income Total ~ Family ~ Family
Annual Approx. Rent ~ Home Price ; Bracket Total Rental ~ Detached i Attached
Income Range Range I Range ~ (2001) Unifs Units UniYs ~ Units
up to $25K I up to $625 '~ up to $85K j 12% 39 - 233
I 10 - 233 l 22 - 131 ; 7- 44
$25-35K $625 -$875 ~$85 to $120K 9%0 29 - 175 7- 175 I 16 - 98 1 5- 33
$35-50K I$875 -$1,250 ~$120 to $175K 12% 39 - 233 I 10 - 73 22 - 131 i 7- 44
$50-75K ~$1,250-$1,875~$175to~250Ki 20% 65-388 16-97 J 37-218 ~ 12-73
$75-100K I$1,875 -$2,500 ~$250 tc $350K' 15% 4 9 - 2 9 1 1 2 - 7 3 2 7 - 1 6 4 ~
~ 9- 5 5
$100-150K ~$2,500 -$3,750 $350 to $500K 20% 65 - 388 16 - 97 37 - 218 12 - 73
$150K and up ~$3,750 and up ;$500K and up , 12% 39 - 233 ~ 10 - 58 22 - 131 t 7- 44
100% 325 - 1,941 R1 - 485
~ I 183 - 1,092 61 - 364
Totals I
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'Actual market ,
demand is believed to be higher because of pent-up hou sing demand This table, mstead,
reflects the bre akoutoflikelyallowed constructio n bypncefi ncome
~;Assumes 25% oftotal demand is rentaf (countyaverage)and 25% ofownership demand is forattached produc
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Lelnnd Cor~sidt~ng Group. Reul Estn~e St~ateg~cls
~« Citrventure Associa~es, LLC
Quantifying Retaii Supply
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^ Trade Area retail supply (estimated 275,Q00 s.f.) is concentrated in
two areas: Gunbarrel (includes Gunbarre! Square, Gunbarrel
Shopping Center and the Hugh M. Woods site) and Niwot
(includes Cottonwood Square and Main Street}.
^ Vacancy rates are up from one year ago - from approximately 10%
to 30% -- largely due to the vacanf Hugh M. Woods store.
^ Retail rents in the Gunbarrel area range from $13.00 to $14.00 per
square foot, with slightiy higher rents in Niwot ($13.50 to $14.50).
^ The retai! mix differs in the two areas - Gunbarrei is convenience-
oriented; Niwot has a more specialty orientation.
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Quantifying Retaii Supply
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^ Convenience retail refers to retailers who focus on a convenience-
oriented product or service. As such, they typically draw from a
relatively small trade area (within a 5- to 10-minute drive).
Convenience retail tenant types might include grocery stores,
laundry/dry cleaners, banks, hair/nail salons, video rentals, liquor
stores, delilsandwich shop, etc.
^ Specialty retail refers to retailers who focus on a weif-defined
theme, product category or lifestyle profi(e. They often are
destination-oriented, rather than convenience-oriented, and
therefore typically draw from a larger trade area. Specialty retail
tenant types might include book stores, coffee shops, specialty
apparel, gourmet food/grocery, specialty furniture, themed
restaurants, gift shops, etc.
^ Only 10% of Gunbarrel's retail base is specialty retail, compared to
60% of Niwot's retail base.
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'"v Lc~lurid Co~r.rrrltrrlg (%ror~p. Renl Esla[e Strntegisls Citiventure Assor,i~tes L LC
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Quantifying Retail Demand
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• Trade area demand for new retail space is generated from the following
sources: ep nt_up demand or voids in the existing market; new demand
from household growth; and new demand from distinct user groups
(employees and studenfs}.
^ Trade Area retail "void analysis", which compares existinq household
expenditures to existin retail space, indicates ep nt_up retai! demand of
approximately 100,000 square feet. Most significant "voids" are in
grocery/pharmacy, restaurant, and automotive retail categories.
^ Potential retail expenditures from new Trade Area households indicate new
retail demand of between 9,000 and 53,000 square feet -- highest growth in
grocery/pharmacy, restaurant, and household furnishings retail categories.
^ Potential retail expenditures from Trade Area employees and students
indicate retail demand of approximately 34,000 square feet. However, the
majority of this demand is limited to restaurant expenditures.
^ In summary, demand for 140,000 to 190,000 s.f. of new retail space in
Trade Area - of this dernand, 100,000 to 130,000 s.f. of estimated
convenience re#ail and 40,000 to 60,000 s.f_ of estimated specialty retail
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L Lelanci Corrsul~uig Girn~p, Reol T:s(crte Strnregists ~- Cihventure Associates, LI C
Quantifying Retail Demand (Existing Void)
Retail Void Analysis quantifies ent-u retail demand of
approximateiy 100,000 s.f. from trade area households.
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r Stores
iRestauranvears
'IMisc (Personal Care, Pefs, Toba
Household FumishmgslEquip
~Apparel & Accessones
~ Recreahon/Hobby
,Automotrve (less car/truck sales)
Medical Serv~ces & Supplies
Day Care
Tota!
Average ~
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Likely
Est Trade ~
~ Current
Annoaf Aqgrega[e ! Trade Area Area ~ Surplus or
Nousehold HH Est. Capture Supportable Supply in ~(Leakage)
Spending I Spending sales/s.f. Rate Retail s.f. s.f. In s.f.
$6,971 ! $65,572,612 ' $385 55% 93,675 58,000 i (35,675)
$1,230 i $11,571,449 $319 309'0 10,882 4,200 ~ (6,682)
$8,126 i $76,431,745 $255 '!5°k 44,960 31,240 ; (13,720)
$1,123 $10,562,938 .~297 25"/0 8,891 10,495 1,604
$6,692 ' ~62,944,952 $236 10% l 26,672 19,695 (6,977)
$8,177 $76,912,862 $402 ~ 5% 9,566 ~ 1,630 (7,936)
$7,663 $72.076,109 $192 I 5% 18,770 i i2,030 (6,740)
$5,165 $48,581,990 $208 ~ f0% 23,357 ;' 12,300 (11,057)
$2,755 $25,913,530 $263 10% 9,853 3,185 (6,668)
$423 $3,978,736 $200 ; 40% ~ 7,957 4,500 (3,457)
/97,309)
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~ L Lelor~d ('oncrdrmg G~ o~~p. Rec,l Csrate Sn nreg~srs GfweNure Assor.rates, LLC
~ ~ }" -
Quantifying Retail Demand (Househoid Growth)
Additional trade area demand of between 9,000 and 53,000 s.f. could be
generated by new trade area households through buildout.
Retail Demand lrom
New Trede Area
Households
Scenario ~ Scenario
rocery armacy ~,237 ' 19,331
Liquo~ 5tores - 376 ~ ~,2A8
~ RestauranUBars ~ 1,553 I J,~78
~ Misc (Personal Care, Pets, Tobacco)
~ 307 j 1,835
~ Household Fumishings/Equip ~ 922 ~ 5,50d i
3 IApparel& Accessories ~ 331 i 1,974 `
IRecreation/Hobby ~ 649 3,873 ~
~ ;Automoti~e (less cadtruck sales) ~ 807 4,820 i
J, Medica( Ser~nces & Supplies 340 2,033
f, Day Care 275 1,642 ~
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Lelnnd Constdhr~g G~oup. Real F.s
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~~ Cihvenfure Associa~es LL C
Quantifying Retail Demand (Employees, etc.)
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Employees and students require an addifionai 34,000 s.f, of trade area
retai! space, climbing to between 38,000 - 43,000 through buildout.
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Trade Area Employment '
Trade Area Students i
Penetration (% ever ~
spending in trade area) I
Est Annual Spending ~
~Tnps per i
~EmployeelStudent i
~Trade Area Capture of ~
iTnps
;Gunbarrel Capture o(
jTrade Area Tnps ~
iEst Expenditure per
~Employee Tnp
Estimaled Total
EmployeelSludent
Expenditures in Trade
A rea
5250/s.f.
e ~pace
Current i uildout-Low;Buildout-Hlgh
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~ The majority of
21,900 24.993 26,812
,.soo 1 ,.so~ + ,.500 ; fhis spending
° ~ I likely falis
85
/, 85% ~ 65%
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' within the
180 180 i ~gp ; restaurant
~ category
65°/a ~ 65% i
, ~ 65% ~
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(toward the fast-
so~ro so~~o , so~o food end of the
$s , ss I
~ , $s ' spectrum).
$6,377,668 $9,485,024 $1Q,852,302
33,511 37,940 4J,409
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I.elrtnd Constdtu~g G~'otrp. Rea! Eslrrte S1~ n~eg~s~s
~~ Ci6ven[ure AssocialPS LLC
Market Testing Retail Tenant Types
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Retailer
Ace Hardw are
Walgreens
Bennigan's
Ruby Tuesday (restaurant)I
GreatHarvestBread Co.
Schlotzsky's Deli
Blockbuster Video
New World Co(fee 8~ Bagel
W hole Foods Market
Wild Oats Market
Irader Joe's (natural
market)
IRadio Shack
Floor Size
(Required (s.f.)
(12,000
14,500
i,500-7,100
3,000-4,500
2000 s f
3,200
3,000-5,000
3,000-5,000
30-50,000
25-30,000
8,850-10,000
~'Population/Traffic Criteria
10,000 trade area population
20K trade area population, at intersection w dh
"signrficant" lraffic counts
50-70K pop w dhin 5 mi
25K pop w ithin 3 mi, 50K w ithm 5 mi
"upscale, urban ne~ghborhoods"
1 UK w rfhin 1 mi ; 20K w dhin 'l mi , 10-30K daily
traf(ic volume, 1,000 businesses w ilhin 1 mi
20,000 plus cars dady
20,000 plus cars dady
130K population w ~lhm 3 mi plus 25K cars/day
100K population w ithm 3 mi
,000 popuiahon w dhin 5 mi
HH
,Income
jCriteria
$30,000
n/a
n/a
n/a
n/a
4U% over
$50K
n/a
n/a
n /a
$56K
$60K+
n/a
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2,300-3,000
40K population w dhin 3 mdes
Blue highlight means Note Traffic counts in the vicinity of the subject property total ~ust over
subject would meet (or 20,000 cars per day; population within approx. 3 mdes totals 25,000
nearly meet) site criteria and approx 75,000 within 5 miles; and the estimated median income is
OV@f $7~,~~~.
^ ~~ G6venture Associafc~s, L~ C
L Lel~~nd Cons~dru~g Gror~p. Re~rl F,stare Sn a~egrsrs
Conctusions
Residential
^ There is substantiai long-term demand for residential development in the
Trade Area, with strong demand for both renta! and for-sale attached
housing products.
^ Near-term rental demand is likely limited to affordable products, with longer-
term demand likely for higher rent luxury units.
Retail
~ ^ There is siqnificant long-term demand for retail space in the Trade Area.
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~ ^ Additional demand for speciattv retail could also be captured.
~~ ^ Given limited competition, the project site is well situated to capture a
siAnificant share of demand over the buildout timeframe, dependent on
~ high quality site design, limited concentration of convenience retailers, and
~; potential redevelopment of surrounding prope~ties.
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'~ L Leland Consulhng Gra~~p, Real Estnte Slralegrrls ~~ C~ttvenlure Assoaal~5, Ll C
Recommendations
Residential
^ A residential component within the proposed Town Center development will
help to build critical mass and support retail absorption.
^ Residential development is a lopical interim use for space that may one
day be developed as retail.
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^ Assuming high quality development and town center retail character is
desirable, the initiai offering of retail space should be kept to a minimum
(40,000 sf or less), because near-term cfemand is dominated by
convenience retail which could potentially harm the long-term prospects of
a town center concept.
^ Because long-term demand for specialtv retail is potentially higher, zoning,
site design, and architecture should all anticipate its future expansion.
^ Poor access/view in relation to Gunbarrel Square is a maior site limitation
-- efforts to renovate/redevelop adiacent properties will positively affect
the absorption potential of the proje~t site.
^
L Lelnn~! Cons~dung G~oup. Rnul Estule Snntegrsts
~ Citiventure Associat~s, LLC
Gunbarrel Development Options
1. Develop Gunbarrel ~'iilage as 100,000 s.f. convenience retail:
Since there is not enough demand for specialty retail to fill the space,
large format retailers would likely dominate the area. This does not fulfill
the common objective of a Town Center.
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2. Develop Gunbarrel Village as all residential (400-500 units):
While feasible from a market perspective, it also does not create a Town
Center.
3. Acquire another site for a Town Center project (i.e., Hugh M. Woods):
With fhe future praspect of a transit station, this is a suitable property for a
Transit-Oriented Development, which could incorporate mixed-use and
Town Center concepts. The property has some strong attributes, but
carries a high land cost that makes Town Center economics very difficult at
this time. Also, it does not build on the existing critical mass of retail.
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L Lela~id Coru~dting G~wq~ Reul Eslnte Snutegisls
~ Citrventure Associaf~s LLC
Gunbarrel Development Options (Cont'd)
4. Do masterpian/redevelopment of Gunbarrel Square and vicinity as
Town Center:
A Town Center masterplan is a recommended strategy for the area.
Critical to that plan would be a fundamental redevelopment of Gunbarrel
Square/Gunbarrel Center and integration of thaf project into the
developments on surrounding properties. This is a longer term effort,
however, and quite dependent on the interest and commitment of the
property owner.
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5. Develop Gunbarrel Village as mixed-use Town Center and catalyst for
future similar development:
The proposed project appears well-conceived as a stand-alone
development and as the first phase of a Town Center district. It would be
compatible with a larger redevelopment or complement a Transit-Oriented
Development over time. In the interim, it appears to be the best
opportunity to change the image of the area and attract the specialty retail
and community uses now missing.
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Lel~tnrl Consr~l~rng Gi orip, Xea! L•.stnte Sn-nlegtsts
~ Citiven~ure Associafes t LC
ATTACHMENT B
Post Otlice Box 471 • Bouioe~ Coiorcao 607~0
Land Use Department
Counhouse Annez
2045 131h Street • 131h & Spruce Streeis • Bouldec Colorqtlo 80302 • ~303) 44 ) 3930
TO: Board of County Commissioners ~/~
FROM: Peter L. Fagg - Manager, Long Range Division 4
DATE: August 21, 2003
RE: Docket BVCP-03-O1: BOULDER VALLEY COMPREHENSIVE PLAN -
GUNBARREL COMMUNITY CENTER PLAN, AREA I
Because of the short turn-around time between last nighPs Planning Commission hearing and
your heanng next Tuesday at 2 00 PM, I am takmg the liberty of providing you with the
Plamm~g Commission packet and this summary of what transpired at that hearing rather than
preparing a new packet. I hope this is sahsfactory.
F~ve Plamm~g Commiss~oners were in attendance. Staff introduced the docket followed by a
PowerPomt presentation delrvered by Bev Johnson of the C~ty planning staff The PowerPoint
mcluded illustrations of three options considered by the Communrty Center Working Group and
why two of them were dropped. Six citizens spoke to the issue: Chuck Simmons, Paul Klammer
and Mike Walsh of the Gunbarrel Commumty Alliance who also served on the Working Group;
Carolyn Ramsey of the Gunbarrel North Homeowners' Associat~on (Area I); James Butler from
Gunbarre] Estates and an achve participant in Gunbarrel citizen organizarions; and Jim Swanson,
also a member of the Commumty Center Workmg Group and co-owner of the Hugh M Woods
site on the northeast corner of Lookout and North 63`d. The topics they addressed follow.
Plan Process - all commended the partic~patory process that has been m place for the past eight
months. They felt it was productive, largely sensitive to restdent and landowner concems, and a
good step forward in getting to closure on a sought-after azea plan.
Communitv Center Concept Plan - all spoke m favor of the concept plan as a good proposal to
move forward w~th, notmg that the mixed use nature of the plan and the flex~bility that goes w~th
m~xed use was acceptable Mr S~mmons descri6ed the existing land use pattem and
development scenario as "haphazard". Mr Swanson descnbed he and hts partners' interest in
"recycling" the Hugh M. Woods property mto the commun~ty with retall complementazy to
Gunbarrel while also fithng into a gateway design concept for that location The proposed Plan
offers that flex~bility.
Buildin~He~aht - all save Mr. Swanson, who did not speak to height, oppose four stories as
proposed m paragraph 2, page 24 of the attached Gunbarrel Community Center Plan Public
Review Draft report. Three stories are acceptable. Mr. Simmons noted that of nine m~xed use
pro~ects m the City of Boulder, eight are three stories in he~ght with one, One Boulder Plaza
between 13`h and 14`h on Canyon Boulevard, being four stones. Opposit~on to four stones is
generally based on mcons~stency wrth the extstmg communrty character, mterference with
existmg views, and prov~dmg too much residential density m the Commumty Center
Agenda Item # > !~ Page # '_ ~~
Paul Danlsb Ronaltl K Stewn~ iom Mayei
county Commissonei CounN commissionei CounN Commissioner
Add~honal Res~dential Dwellmes - Mr Swanson d~d not address th~s component. Mr Butler
generally opposes more resident~al dens~ty and queshoned the "need" for more dwellmgs to
further support mixed use retail/commerc~al as was stated m the market study prepared for the
Gunbarrel Town Center by Leland Consulting Group and C~t~venture Assoc~ates LLC The other
four agreed that an additional component of res~dent~al was acceptable and understandable in
light of the BVCP polic~es regarding jobs•population balance, provision of housing drvers~ty, and
the sensibility of mixed use m a communrty center concept. Mr. Kiammer noted that for him the
character, design and location of addmonai res~denUal development were the issues to be
m~ndful of as the process moves forward, not the need Development that "d~scourages the sense
of invitation" that a community center should provide ought to be avo~ded.
Traffic - Mr Butler did not concur with the traffic analysis conclus~ons that congest~on along
Lookout Road will increase under any scenano, be ~t ~mplementation of the Commumty Center
Plan or continued development under existing zoning and land use pattems. He believes the
Center Plan will increase congest~on with addittonal residential development, and urged that
methods for red~rectmg traffic to SH 52 (Mineral Road) be pursued. Others did not speak directly
to this top~c.
Plann~ng Commission closed the public heanng. In response to the question "Why propose four
stories~" staff responded that the proposal did not contemplate or mtend to support buildings
w~th mass walls four stones high throughout the Center. The proposal was For a four story opt~on
ava~lable only m the retail core area, sub~ect to des~gn and bulk reviews through the city's
Concept Plan and Development Review procedures, both of wh~ch solicrt public mvolvement.
The four story opt~on was included to entice the kmd of mixed uses that could be supported in
part by havmg a residential component mtegrated mto the reta~l core. It was noted that the
number of stones vs. actual he~ght or he~ght limits could be separate issues.
Comm~ssion members all complemented the publ~c process that had been descnbed during the
hearing. Specific comments to the Plan as proposed focused on the four story element.
Commissioners Berry and Caplan supported the public testimony askmg that the I~mit be
restncted to three stones. Commtssioners Lock, KuRz and Goodman expressed sympathy with
concems about height however measured, but felt that this was not the appropriate stage m the
Community Center Pian process to impose specific limits. In addition, Comm~ss~oner Kurtz
commended the pedestrian onentation of the Plan while Comm~ss~oner Caplan complemented
Mr. Swanson's stated desires to work with the Gunbarrel commumty m developmg the Hugh M.
Woods site.
The meeting was ad~oumed at about 9 00 PM
Agenda Item # `' %~ Page # ~ i
~ui ~ uo ua:GGp
ATTACHMENT C
Gunbarrel Community Center Plan
Public Meeting Feedback Form
July 23, 2003
Please use this form to provide input and feedback on the ('sunbarrel Community C¢xter Plaa and fhc
i~eformation from this meeting. Thank You!
1) This meetmg helped me better understand the Gunbarr 1 C mmumty Center Plan pro~ect
Not tn~e~ Somewhat True ~__
2) I found out about th~s meet~ng through•
Newspaper ad ____ Channel 8. , Mailer ~ Word of mouth ^ Webs~te , Other
PLEASE PItOVIDE COMMENTS TN THE BOX BELOW:
( Comments on the ideas presented tonight for the Gunbarrel Community Center Plan:
. S' ~ t°_ r~. 7'_'~c" .F1iT `~ P I~
If you would Iike Planrnng Staff to follow up with you, please prowde your name and phone number
below.
Name ~H~~ ~~ V~y~/~~d Phone .3~ "'~3d ~`f 6,(~ E-mail
Please leave this tomment form at the welcome table.
You may also send your comments by fax (303) 441-3241, or by maii to the City of Boulder,
Plannmg and Development 5ervices, P.O. Box 791, Boulder, CO 80306, or by email to
plandevelop@ci. boulder.co. us.
Additional Information: www,ci.boulder.co.us/buildingservices/-ong_range/gunbarrelcap.htm
or call (303) 441-3272.
Agenda Item # `~/S Page # ~~
JU1 C/ UJ U~:Glp
Reference Crteens Industnal Park, lot #5
Owner~ Philip J Veneziano
7/27/03
BACKGROUND
I am not a b~g land developer and I bought the above referenced lot m 1980 and have been
paymg taxes on it £or 23 years hopmg it would be the means of a comfortable retuement for me
aad my wife, but I now fear that the newly proposed Gunbarrel plan will seriously impact that
potential
THE PROBLEM
1 Under the proposed plan, mdustnal development is not encouraged "I'he plan also
proposes residenhal development north of my lot and retail development south of my lot I cannot
foresee the industnal market place clamoring for an industnal locat~on between resident~al and
reta~l
2 It is also true that the all of the development east and we~t of my lot ie built out with
mdustrial buildmgs so ~f residential zonuig were added to the lot it may help bnt I don't see the
residential market wanting to develop res~dential units amongst all of the induslrial buildings
Unless the planning changes, I than see my lot (which had previously been viewed by
many mclud'mg the tax assessor as a prime lot) es bemg wedged between residential, mdustnal,
and reta~l This circumstance is ~newed as geatly reducing the future potential of this lot
A SOLUTION
My specific request is to ask you to amend the zonmg ofthis property to add both resident~al and
retail to the lot so that I might satvage something from the overlapping zoning that is proposed m
the Gunbanel plan
Agenda Item # ~ ~ Page # '~'~
Correspondence Routing Form
CMO Log# (if any)
Internal Log# ~e -/'~~/`~
~Letter CAC
To /~ ~~./ ~JhnsO~
Please return to receptiomst far re-routmg
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E-mail
Regardmg. ~„~~io~
FROM• 1~enne~i l~a~cov~
DATE IN. ~-~~ ~~ Z
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Please draft a response for the director's sigttature and return this rouhng form along with
the response to the recept~omst wrthm 3 days of receipt Your response will be mailed and a
copy wili be returned to you
Please respond directly and retum this routmg forn~ along wtth the response to the
recephomst w~thm 3 days of rece~pt. Your response will be mailed and a copy w~ll be retumed to
you
Please address envelope and mail attached letter response
~ostcard response matled (date) ~- ~5~ •03
_Phone call response madc
~No response necessary
Other
Agenda Item # '~/i Page # ~/'C~
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; ; .,
This note contams my comments resaxd~ng the Gunbatrel Commumty Center Plen, ~nd the Pu~~ic
~Ieettng held 7uly 23'". ?003. ~
The discussions at tbe meetzng reaffzrmed my worst impressions regarding th~s pro~ect.
First, the City o£ Aoulder has carefully overlooked the fact that Mr. O'Connor desuoyed a treasured
wetland that used to s~t aY the center of th~s s~te He secretly filled ~t m, lrterally m the dazk o£znght, ~t~~th
debns, broken concrete, and other matenals from his other local bwldmg pro~ects deliberately so that he
could develop the srte mstead of leavang ~t as a natural wetland as the law requtted. The Ciry never cited
h~m for this desecration, and has proceeded to consider development of this srte at his request. The C~ty
of Boulder should be ashamed of itself £or failmg to protect the envttonment of thts azea, and should
requixe O'Connar to restore the land to rts former natural beauty and fozevez put to zest consideratian of
commermal development for this srte.
Second. the LAST thing th~s nex~hboxhood needs ts another 287 tmy housmg ututs, placmg another 900
i es~dents cheek-by ~0«~1 m a rabbat-waxren-lake envuonmrnt completely surrounded by streets, park~ng
lots, and a parlung garage full of vehtcles belchmg fumes, smoke, and exhaust twenty-four hours each
day Add to that the fact that at the meenng a Niwot resident stated that tbe coznmerc~sl pmpert~es in
Ni~vot (that O'Connor cxtes as representative of h~s des~red objechve for the shoppmg areas) are all
stnig¢Img for surcival - the food market an N~wot changes names and ownership about every other
month or so it seems
A°town ctnter" £ull oF empty, boarded up or mazg~nal store sites is neither needed nor desxred by anyone
liv~ng in this area of town The problems of traffic, crime, noise, pollurion. and urban blight should be
obvious to anyrone who has looked at this proposa] In ten years this will become a run-down, neglected,
empty~, detenoraxmg eyesoze, of no economic value to anyone. That has been the htstozy of each of M~
O'Connor's pro~ects to date, and th~s one offers no reason to suppose it will be any different Indead, one
of his buildmgs s~ts completely empty, duectly across Lookout Road from th~s property, and has been
vscant almost contmuously for the past five years If he wants to develop somethmg, let him work on
those properties he already oums that stand empry and abandoned.
Th~rd, TvTr O' Connor has never bu~lt a buildmg that is anything other than a neighborhood eyesore and
aesthet~c embanassment. H~s pathetic attempts to put a pretty face on thzs pro~ect are trrte, ummagmatnre,
badly planned and laid out, and reflect his complete ]aek of txaming or edueatton an buildmg des~gn and
commumry plannmg. It is an embarrassmant, and the C~ty should have the courage to tell him so.
Fourth, what thxs area DOBS need ~s a regional perk, One was onginally specified fox the area north of
Lookout Road and west of Idylwtld Trail, but a land swap between the t7niversrty and the deve]o~ers of
that area led to dense housang xnstead of a park The area east of the Kmg Soopers center is already
crowded enough wtth offzee bwldxngs and other commercial properties. Please require Mr O'Connar to
rzstore the onganal wetland, and ihe City to develop the rememmg area surroundmg the wetland as a
beauUful pocket patk for those who l~ve m Gunbarrel, and who work and walk m the area.
Kenneth A Marcoux
5451 Ptarmigan C~rcle
Bouldcr, Coloredo $0301-3516
303.581 0200
~
Agenda Item # _ JJ ~ Page #~
Gunbarrel Community Center Plan
Public Meeting Feedback Form
July 23, 2003
Please use this form to provide input and feedback on the Gunbarrel Communig~ Center Plan and the
informatio~: from this meeti~rg. Tliank You!
1) This meetmg helped me better understand the Gunbarrel Commumty Center Plan pro~ect
Not true. Somewhat True ~/
2) I found out about this meetmg through
Ne~*.~spape: zd. _ C?~annel 8. _ Mailer _ Vb'ord of mouth _ Webs~te _ Other ~~
PLEASE PROVIDE COMMENTS IN THE BOX BELOW:
Comments on the ideas presented tonight for the Gunbarrel Community Center Plan:
(:dG'c~' p e~r~~u4a.-~~-lrYi
!. ~iG'7 ~~ i~n ~ f~ r'E 7~ n i~ s~ 1~,t I ti. ~c~i ~e ~~"r oh i9 ~-F 1 C~ ~/~~J ~ l~/ ~r.~.at
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~-Yfi~~iu, . 1~ at -~r~~F-~~- ~~ul~ l-_1~~. ,Yl _~l~s~/a,n ~,, t
a-~'~.tid ~2 ~1--~,~.~y s't~~ s,~ , TL~~s ~~,~~ ~~~~:~1~ s
-z,~'" ,
G~ elI p,~ / °l~ G~~( ~~~S~w, ,
If you would like Planning Staff to follow up with you, please provide your name and phone number
below.
71,1 t~V~ LJ~a ~ ~ ~~
Name ~, rn, N S rn,'f~. Phone ~b~~JC~ U-3 y'~~ E-mail l~I~ I-~ Q I< Ck[~ a~.C<<vr~,
, "~
~~ncs~• Sm,f~~ cnlUyr dv, C~[~k.
Please leave this comment form at the welcome table.
You may also send your comments by fax (303) 441-3241, or by mad to the City of Boulder,
Planning and Development Services, P.O. Box 791, Boulder, CO 80306, or by email to
plandevelop@ci.boulder.co.us.
AdditionalInformation: www.ci.boulder.co.us/bwldingservices/long_range/gunbarrelcap.htm
or call (303) 441-3272.
Agenda Item # S!~ Page # ~S'
From: "James H Butler" <James H ButlerC~noaa gov>
To: <plandevelop@ci boulder co us>
Date: 8/6/2003 6 1 2 04 AM
Subject: Gunbarrel Community Center Plan -- Comments in Response to July 23 Public Meeting
Dear Peter et al
I'm attaching an MS Word document of my comments on the proposed Gunbarrel
Community Center Plan This reflects the essence of my comments made at the
meeting Thank you again for the opportunity to contribute I appreciate the
effort you've gone to so far to involve the community in this effort.
Jim Butler
Gunbarrel Resident
CC. <mreichert~co boulder co us>, Mike Walsh <mike_s_walsh~msn com>,
<chuck simmons~worldnet att net>, <scott dixonC~3bvsd k12 co us>, "Wilkerson Greg"
<realtorgreg@hotmail com>, Paul Klamer <cbscarpetsC~3qwest net>, <councilC~ci boulder co us>
Agenda Item # ~ ~ Page #~
James H Butler
7389 Mt. Meeker
Longmont CO 80503
303-497-6898(w)
303-530-0814(h)
Tuesday, August O5, 2003
Crty of Boulder
Plannmg and Development Services
P.O. Box 791
Boulder 80306
Dear Mr. Pollock et al.
First I want to thank you for presenting this plan m an open forum, requestmg and
acceptmg comments from the community and businesses of Gunbarrel, and for taking the
time to work wrth those affected by as well as those mvolved m the plan. Your July 23
meetmg at the Harvest Baptist Church was wel] organized and well run Thank you for
makmg that effort and for the effort you have put forward with the "steermg comm~ttee"
selected by the demzens of GunbarreL I and many others here appreciate that I, like
you, look forwud to havmg a viable, manageable, and profitable town center for
Gunbarrel and feel that rt will only come about if we work together to realize common
goals.
I think we can use this plan to resolve some long-standmg issues m Gunbarre] We
certamly have a need for additional retail here, part~cularly of the kmd that serves the
local commumty. None of us likes havmg to dnve to Boulder (or Longmont) for our
every need other than run-of-the-mill grocery shopping We're lookmg forwazd to a few
shops around that address our needs. (Certamly, the loss of Hugh M. Woods hurt us a
good deal.) I thmk you'll find that a common theme m this communrty.
Our concerns about the proposed plan and the pioposed O'Connor development will not
be surprising to you - they are the same ones that have concerned us, and that you've
heard about, for a long hme. These are (1) preservat~on of a semi-rural (independent?)
character, (2) additional residences, (3) traffic, (4) height of proposed buildings, (5)
walkways & bikeways, probably m that order.
Agenda Item # ~~ ~ Page # _`> C`
Preservation of "Semi-Rural" Character
First, people who have moved to Gunbarrel over the years have elected not to hve m a
"crty". We hke the feehng of bemg m a smaller "town", wrthout some of the pam (and
benefits) of city hfe, yet also wrthout the long drives and isolat~on of Lvmg m the
"country" or mountams A l~ttle open space around us is important, as is a sense of
mdependence. We're split between county and city governance, yet we have a strong
commumty identity. This is best exemplified by our formation of the Gunbarrel
Neighborhood Alliance (now known as the Gunbarrei Neighborhood Association) back
m 1992 The Alliance was formed from 14 neighborhood associations and still remams
a strong and supported focal pomt for dealmg wrth important commuruty issues Smaller,
localized issues are handled by the mdividual neighborhood associations The Alhance
(or GCA, if you will) has always adhered to the idea of staymg wrthm guidelmes of the
Boulder Vailey Plan and local zomng We accept the situatron as rt is and do not want to
make a lot of changes, particularly in support of mcreasmg development. We resist
changes that lead to overdevelopment and significant alterations m zonmg So, we
envision a"town center" as sometlung to be approached wrth caution, sometlung that has
some obvious benefits, but also the potential for a number of less obvious detnments, or
"unanhc~pated consequences" We only wish to maximize the benefits to the communrty,
while trumm~zing or even decreasing the detnments. We believe we can do this by
thmkmg creatively. Therefore, we ask you to remain open to controversy and to conunue
bemg creative as we pursue this process.
Additional Residences
We are concerned about studies that clum Gunbanel needs more res~dences. Studies aze
studies and the outcome depends upon who conducts them, who hues whom to conduct
them, and what the ob~ective of the study is Granted, there is a high ratio of~obs to
res~dences m Gunbarrel, but that is the resuit of past pohcies of the City and, m any case,
is not the issue here. Addmg more residences does not make thmgs better for the people
hvmg here. Penod Add a residence and you add more traffic, more congestion. (Also,
if the Crty is concerned about mcreasmg traffic m and ou[ of Boulder, then addmg
residences to Gunbarrel will only mcrease the traffic flow m and out of Boulder It
certamly will not reduce rt, with or wrthout a"town center".) Over 10,000 people
currently live m Gunbarrel and a lazge number from outside work here The azgument
that more residences, low or high mcome, are needed to make possible the success of a
town center is simply not viable As you have noted, what the town center needs more
than anythmg is a"cnhcal mass" and then it will draw strongly from the communrty and
elsewhere. When people can go locally to buy fresh bread, spend time m a pub, see a
show, pick up some rtems for mmor home improvement pro~ects, eat at a sidewalk
restaurant, check out some sportmg goods, or whatever, they will be drawn to a nearby,
l~vely center over a dnve to ., say, Longmont, which, lately has been the preferred
choice for many residents because of the Iwer congestion. The key ~s to make the town
center attractive to those who hve and work here, not to build additional residences,
which nught amount to a 5% mcrease m busmess at best (And who knows where those
Agenda Item # ~~ Page # `~ ~
in the addrtional residents actually will end up worlang .. downtown Boulder
perhaps?) The additional residences will not make or break the town center. To obtam
the "cnucal mass" you speak of, we need to use the available space (and height) to do so,
not waste it on residences, of which there is a plethora m Gunbarrel Additional
residences add little; we should tmmtmze their number.
Traffic
I moved here m 1988 from South Boulder Traffic m South Boulder has not increased
much smce then; m Gunbarrel, it has more than doub~ed, partly because of mcreased
residences, but m good part because of the mcrease in mdustry and the accompanymg
~obs. Management of this mcreased traffic flow m Gu~barrel has not exactly been
abysmal, but not far from it, erther. The soluhon to mcreased congestion always seems to
be "add a traffic hghY' (or addf more residences, which makes no sense) Indeed, this is
what we're heazmg now from the City --" ahhh .. folks, as compensarion for the
additional traffic associated with tlus town center, we're willmg to put m yet anotber
stoplight at Idylwild." Now, I'm sorry, but unless you enter Lookout Road from
Idylwild, you will not be well served by this light. There already are too many lights
along Lookout. (In 1988, there were none in the area, and no stopsigns unti163~d.~ I
challenge the City to consider usmg this pro~ect to reduce (yes, "reduce") the traffic in
Gunbarrel from what it is now, not from what it might be in the future. There are ways
to go about this and rt reqmres bemg creative, requires tlunkmg "out of the box" For
starters, consider controliing traffic from 75~h and Lookout rather than at penodic pomts
along Lookout. Ingress and egress can be rimed from a distance as well as close up.
Also consider makmg alternative forms of transportation attract~ve. Many trips to a town
center don't require packmg a lot of baggage m either direction
Height of Buildings
If you want strong opposition from the community, plan on puttmg in any number
(mcludmg "one") of tall structures. There are height hm~ts that apply for the City of
Boulder. The development being proposed is under the ~unsdiction of the City of
Boulder. We m Gunbarrel have not protested development that has adhered to exishng
(and not "tweeked") zomng regulations, and we have always ob~ected to changes or
"mterpretations" that lead to a detnment m our quality of hfe. A view of the mountams,
or hills, or fields, from vanous locations in the azea, even driving down the road, has
value It is a value we do not want to relinquish It is a good part of why we live here
Please do nothmg to alter the existmg, accepted litruts to buildmg height In fact, to
preserve the communrty chazacter and to contmue to have our support of this project, I
would recommend that you allow only designs that don't even approach the current
linuts. A row of buildmgs, or a wide building, at 35 ft. height is probably worse than a
single, narrow buildmg at 100 ft. A good rule of thumb is if it can't be buried m treetops
withm a few years (e.g., Country Club estates), don't do it In any case, thmk about the
commumty, its identity, and what just might sell a Gunbarrel Town Center to those who
Agenda Item # ~~ Page # `: ~7
live and do not live m the azea as you approve plans and designs for this piece of
property. After all, that is what we want - a viable town center that serves and preserves
its community
Walkways and Bikeways
Compared to the other issues, this can be considered a minor concern, although it st~ll is
important. The City has done a wonderful ~ob of improving this along Lookout Road
over the past several years and it has dramarically improved our ability to "get abouY' via
some aiternahve to the ubiquitous automobile. This has not gone unnohced and we
appreciate it very much. Other parts of Gunbarrel could use similar improvements and
we welcome those Coordmation with the county would, of course, be important, yet
more importantly would be to mcrease the incentive to use these alternatives. Strategic
mstallation of bicycle racks, particularly near bus-stops, ~s one way to encourage ndmg.
If that's too mundane, another more extreme way would be to provide a reasonable
number of "community bicycles", with an accepted loss rate, for getring around
Somethmg in between would be to lay out bicycle and walking paths that simplify
shoppmg or travehng over that of usmg an automobile, or to improve and make safer the
connect~ons to Boulder. No matter, there aze (many) other opt~ons out there as well.
Open rrunds and creahvity could help make this very fun, and umque, place to be.
In summary, I thmk you'll find support from the Gunbarrel community for this plan, but
such support would come only if we feel a sense of respect from the City for who we aze
and how we see ourselves and our community Gunbarrel may be umque in the County
to have formed a special district to tax ourselves (in addition to county and, m some
cases, city taxes) mamly to preserve our commumty character and purchase addihonal
open space We're still paymg that bill and have essennally given the land to the county
for preservation as open space. There is a strong sense of community throughout
Gunbarrel and we'll conrinue to work with you if you continue to work wrth us. We may
not always thmk the same, but we want to preserve the character of Gunbazrel as much as
you want to preserve the character of downtown Boulder.
Thanks agam for your time and attention.
Sincerely,
James H. Butler
Agenda Item # `"~ ~_ Page # `~~~ _
From• Bill Roettker <wilroeC~mindspring com>
To: <plandevelopC~ci boulder co us>
Date: 8/5/2003 11 • 17 49 PM
Sub~ect: Gunbarrel Community Center Plan
Thanks for the opportunity to comment on the plan presented on July 23rd
In general, I think iYs an exciting vision for a- frankly - uninteresting
part of the city, and offers exciting opportunities for redeveloping
suburban sprawl into a community thaYs more accessible and pleasant When
do we start~~~
Some additional comments.
1 I'd like to see at least one additional bike/ped connection to the
residential area of Gunbarrel, near the southeast corner of the plan area
I think we need to do everything we can to encourage residents of Gunbarrel
to use alternate methods of transportation to get from their homes to the
commeraal area
2 The transit center at 63rd and Diagonal is a great idea, but probably a
longshot Better transit connections to Boulder, Longmont, and the East
County should have some sort of backup if the transit center doesn't
materialize
3 Paying for improvements Earmark all development impact fees in
Gunbarrel (beginning with Gunbarrel Towncenter) for the public improvements
envisioned m this plan
4 Organize local businesses to run a circulator shuttle within Gunbarrel
during the lunch hour to move workers from outlying offices into the
commercial area to patronize shops and restaurants Perhaps lunchtime
entertainment during summer months
Agenda Item # 71~> Page # ~`
u!/~oIL~G~ 1G.41 oGO-plb-b11G
KENNEIH A MARCOUX
~ ~,L
Gunbarrel Community Center Plan '` ~`, ',
~,:, ,..
Public Meeting Feedback Form ~ V. "~~ ~~
July 23, 2003
Please aise rhis form ro provide input and jeedback on the Gunbarrel Communitv Center Plan ar:d t/re
eitformation fi~om rli~s meeting. ~'ha~~k Ynu!
• 1) Thas meetm~ helped me better understand the Gunbanel Commumty Center Plan pro~ect
Not true. 5ome~vhat: True: ~~
2) t found out about th~s meett~g tk~rough
Newspaper ad t.r Channel 8_~ailer• _ Word of mouth ~ Website ~ pther .~
PLEASE PROVIDE COMMENTS IN THE BOJ~ BELOW:
I Comments on t6e ideas presented tonigbt far the Guabarral Community Center Plan:
If you ~vould like Plannmg 5taff to follow up with you, please provide your name and phone number
below,
Name~ I~',~ it-~(a.,-w~X Phone 3~3, Scf'I~ G~~/~ E-mail _~~~ai ~. ~~.v ~+~ s.t/. C v+~-,
Please leave this comment form at the welcome table.
You may also send your comments by fax (303) 441-3241, or by mad to the City of Boulder,
F~lanning and Development Services, P.O. Box 791, Boulder, CO 80306, or by email to
plandevelop@ci.boulder.co.us.
AdditionalInformation; www,ci.boulder.co.us/buildingservices/long_range/gunbarrelcap.htm
or_ call (303) 441-3272.
Agenda Item # >/> Page # S ~
., ,~ ,..uw ic ~. .~u,~-.llo-uiiu r.GVIVG n .i rirtl,uU,.
This note contams my comments xegardxa~ the Gunbarrel Commumty Center Plan, and the Publ~c
~Ieetmg held July 23'", 2003.
The discuss~ons at the meetm$ zeaffirmed my worst impressions regarding th~s pro~ect.
First, the Ctty o£ Bouldec has carefully overlooked the fact that Mr. O'Connor deshoyed a treasuxed
Fvetland that used to s~t at tAe center of th~s srte. He secretly filled rt m, literally in the dazk o£nxght, u~~rh
debns, brokea conexete, and other matenals from hts other local buildmg pro~ects deliberately so that he
could develop the slte mstead of leavxng ~t as a natural wetland as the law requued. 'The Crty nevez cated
htm for thxs desecration, and has proceeded to constder development of this srte at his request. The City
o f Boulder should be ashamed of itself for failang to protect the envrzonment of this area, and should
requ~Xe O'Connor to restore the land to rts former natural beauty and foxevex put to rest constderat~on of
commercial de~~elopment for thts srte
Second, the LAST thing thas nezghborhood needs ts another 287 tmy housing units, placin~ another 900
i esidents cheek-by ~owl ~n a rabbat-waxren-lake envlroament completely surrounded by streets, park~ng
lots, and a parking garage ful] of vehicles beichrng fumes, stnoke, and exhaust twenty-four hours each
day A,cid to that tfie fact that at the meeting a Niwot resident stated that the commerc~al propert~es in
Niwot (thac O'Connor cxtes as xepxesentatsve of h~s des~red objective for the shopp~ng areas) are all
stmgglmg for sun~tval - the food rztatket an Ntwot changes names and ownership about every other
month or so it seems,
A"town center° £u11 of eznpty, boarded up or mazg~nal store sites is neither needed nor deszred by anyone
lav~ng an 1h~s area of town The problems of traffic, crixne, noise, pollution, and urban blxght should be
obvtous to snyone who has looked at this proposal. In ten years this will become a run-down, neglected,
erap4y, detenorating eyesote, of no economic value to anyone. That has been the htstory of each of Mr
O'Connor's pro~ects to date, and thts one of£ers no reason to suppose it wil] be any differrxtt Indeed, one
of his bwld~ngs s~ts completely empty, dtrectiy acxoss Lookout Road from th~s pxoperty, and has been
~~acant almost contmuously for the past five years. If he wants to develop somethmg, let him work on
those propert~es he already owns that stand empty and abandoned.
Thard, Mr O'Connor has never built a buildmg that is anything other than a neaghborhood eyesore and
aesthet~c embarrassment. H~s pathehc attempts Yo put a pretty face on tbts pro~ect are trite, ummagmative,
badly planned and laid out, and reflect his complete ]aek of training or educatzon xn butldt»g destgn and
commumty plannmg. It is an embarrassment, and the Cxty should have the courage to te11 h~m so.
Fourth, what thts area DOES need is a regional park, One was originally specified for the axea qorth of
Lookout Road snd west of Idylwtld Tra~l, but a land swap between the Y7niversity and the developers ~f
that area 1ed to dense housang anstead o£ a park The area east of the King Soopers center ~s already
crowded enough wtth offzee buxldings and other commercta] properties. Please require Mr. O'Connor to
r~store the ongmal wetland, and the City to develop the remammg area surroundmg the wetland as a
beautx£ul pocl~et paxk fot those who l~ve m Gunbarrel, and who work and walk m the area.
Rct~»eth A Marcoux
5451 Ptarmtgan Grcle
Boulder, Colorado 80301-3516
303 581 0200
Agenda Item # r/> Page # ~L' _
Gunbarrel Community Center Pl~r`=
~~~_~:. ~~
Public Meeting Feedback For ~rn~ yL--
July 23, 2003 ~---6~=
Please use this form to provide input and feedback m: the Gunbarrel Commu~eih' Center Plan and the
i~:format~on from tleis meeting. Tha»k You!
1) This meetmg helped me better understand the Gunbarrel Commumty Center Plan pro~ect
Not true Somewhat True ~_
2) I found out about this meetmg through. v ~~
Newspaper ad _ Channel 8_ Mailer _ Word of mouth,/~ Webs~te _bther _
PLEASE PROVIDE COMMENTS IN THE BOX BELOW:
Comments on the ideas presented tonight fbr the Gunbarrel Community Center Plan:
t lw.~~~ll,l~ I ikr_ TU :~.~(i-l~~~!) i?I~ ~~4C~UtUOP~.S ~, ~~ 7/~[.,L11'JL~ A1J~~ ib t~. 6CA~
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If you would like Planning Staff to follow up with you, please provide your name and phone number
below.
Name
Phone
E-mad
Please leave this comment form at the welcome table.
You may also send your comments by fax (303) 441-3241, or by mail to the City of Boulder,
Pianning and Development Services, P.O. Box 791, Boulder, CO 80306, or by emad to
plandevelop@ci.boulder.co.us.
AdditionalInformation: www.ci.boulder.co.us/buildingservices/long_range/gunbarrelcap.htm
or.call (303) 441-3272.
Agenda Item # ` ~ / ~ _ Page #~
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Agenda Item # _ ~/ Page # ~~
Gunbarrel Community Center Plan
Public Meeting Feedback Form
July 23, 2003
Please use thts form to provide input and feedback o~r the Gunbarre/ Communitt' Center Pla~i and the
~nforraatio~: from tliis n~eeting. Thank You!
1) This meetmg helped me better understand the Gunbarrel Commumty Center Plan pro~ect
Not true Somewhat True• ~
2) I found out about this meetmg through•
Newspaper ad• _ Channel 8_ Mailer _ Word of mouth _ Webs~te _ Other ~t'~'~G ~ ~ ~w'+'~
G«
PLEASE PROVIDE COMMENTS IN THE BOX BELOW:
Comments on the ideas presented touight for the Gunbarrel Community Center Plaa:
P-3~s~;,1~5 Evt I.~ ~ s~ 1~~~ ra~-f-a, I~0.k ,u,~,~.a.~~ ~'~,- ;-! ~eo-eG.eS a-
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c~ ~.-~4-~-~-, ~ I~~~ /a ~s, r~ ss=-~ h~s ~ we.ss ~ x es ~,,,~( e x~, s-e_
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G~ I~ i c~ G~. G~ vt 5 i'~ ~~ 5 ~ ~r1Z~^ '~'~ GGGv Qi~~.~~t~~S ~ v~ ~.Q~ ~~Lr~t'L-
CL.~ Fll. • //w ~ I'~e5 / U~-~t.c.TS G~,'.L ~'~ !~ y-~ n2 ~ S2-/V~ [.e S,GLN_ot
w~- acn¢.i1 ~-h zs. S~ E 2~~1C-'~ S SZ'~E
If you would like Planrnng StafF to follow up with you, please provide your name and phone number
below.
Name Phone ~3U3~ SZ"~ - b3~~"~ E-mdd I~ ~zvv~ rre~l ~J uc 5 uh. c~ ~o,~aa~o, ed~
(~aw« r~.? - ~y.~n,i ~ a,/
Please leave this comment form at the weicome table.
You may also send your comments by fax (303) 441-3241, or by mail to the City of Boulder,
Planning and Development Services, P.O. Box 791, Boulder, CO 80306, or by emad to
plandevelop@ci.boulder.co.us.
AdditionalInformation: www.ci.boulder.co.us/bwidmgservices/long_range/gunbarrelcap.htm
or call (303) 441-3272.
Agenda Item # 5 /~ Page # '~~~,
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Agenda Item # `~ /~ Page # C C'
Gunbarrel Community Center Plan
Public Meeting Feedback Form
July 23, 2003
Please use this form to provide input and feedback on the Gunbarrel Communiry Ceuter Ptan anr! the
information from this n:eeti~2g. Thank You!
1) This meetmg helped me better understand the Gunbarrel Commumty Center Plan pro~ect
Not true. Somewhat True.
2) I found out about this meehng through
Newspaper ad _ Channel 8_ Matler _ Word of mouth _ Webs~te _ Other
PLEASE PROVIDE COMMENTS IN THE BOX BELOW:
Commeuts on the ideas presented tonight far the Gunbarrel Community Center Plan:
._ . i
~ ~ 1.~... .1 i ~ /-~ ! ~ l,{ 1 ~c{ ~-
~~ ~ , ,
~1 ' ~ F/ ~J ~l_~ I~~~N
~. ~..~J ~~~.~~.i~~. ~ _ ~ a_:v„~.,,-
, - , ~~
~' ~ i~. 2..r v~~,-.~ ~~' ~ j~-e r 1~"
If you would like Planrnng Staff to follow up with you, please provide your name and phone number
below.
Name
Phone E-mail
Please leave this comment form at the welcome table.
You may also send your comments by fax (303) 441-3241, or by mail to the Ciry of Boulder,
Planning and Development Services, P.O. Box 791, Boulder, CO 80306, or by email to
plandevelop@ci.boulder.co.us.
Additional Information: www.ci.boulder.co.us/bwldingservices/long_range/gunbarrelcap.htm
or call (303) 441-3272.
Agenda Item # `~ / ~ Page # ~" /
~
Gunbarrel Community Center Plan
Public Meeting Feedback Form
July 23, 2003
Pleasc ~ese tl:is form to provide inptd and feedback on the Gunbarre/ Comniunit~~ Center Plan and the
inforntatio~t fro»r this neecting. Thank You!
. 1) Thts meetmg helped me better understand the Gunbarrel Commumty Center Plan pro~ect
Not true Somewhat _~_ True
2) I found out about this meetmg through•
Newspaper ad ~Channel 8_ Ma~ler _ Word of mouth _ Website _ Other _
PLEASE PROVIDE COMMENTS IN THE BOX BELOW:
Comments on the ideas presented tonight for the Gupbarrel Community Center Plan:
II ^ ~ ~ •
~
~ / ~~ ~ / ~ I
~
u~~~ ~ G~ ~'-~' C~9 ~~~ , ,
C~ „-;,~~M.~ a,ez~.~-~c~C~'~ ~'l ~'[,~.-e., ~y~ ~
~ ~~~..~ r~
If you would like Planning Staff to follow up with you, please provide your name and phone number
below.
Name
Phone
E-mad
Please leave this comment form at the welcome table.
You may also send your comments by fax (303) 441-3241, or by mail to the Ciry of Boulder,
Planning and Development Services, P.O. Box 791, Boulder, CO 80306, or by emad to
plandevelop@ci.boulder.co.us.
AdditionalInformation: www.ci.boulder.co.us/buildingservices/long_range/gunbarrelcap.htm
or call (303) 441-3272.
Agenda Item # . "71~ Page #~
Gunbarrel Community Center Plan
Public Meeting Feedback Form
July 23, 2003
Please use this form to provide input and feedback on the Gunbarre! Com~nui:ity~ Center Plm~ and the
ii:formation from this ~neet~ng. Thai:k You!
1) This meetmg helped me better understand the Gunbarre Commumty Center Plan pro~ect
~ - -
PLEASE PROVIDE COMMENTS IN THE BOX BELOW:
Not true. Somewhat True.
2) I found out about Yhis meehng through
Newspaper ad: _ Channel 8_ Mailer Word of mouth. Website Other
Comments on the ideas preseuted tonight for the Gunbarrel Community Center Plan:
T - ~ '
/~a~~i> ~ 1 E~ `;; ~~ ~~~1~ C_ i~- ~~,vi~;~~ ~~-~~.~~~
~-t; ~' ~,,, ~4 {~ ~~, t,._' ~ i iF ~~~ Fi= I~ V~~ A s~~ ~c. 1~~'j,-i? vL ~~~~~V~~2~~,
~ ~~l ~; ~Cr% iV ~~'~+ i~ ~ C ( _ (~ -C, r~ V"V~ ~l 11 i T"'~ \_ C N ~II= Y';
If you would like Plannmg Staff to follow up with you, please provide your name and phone number
below.
Name Phone
E-mad
Please leave this comment form at the welcome table.
You may also send your comments by fax (303) 441-3241, or by mail to the City of Boulder,
Planning and Development Services, P.O. Box 791, Boulder, CO 80306, or by email to
piandevelop@ci.boulder.co.us.
AdditionalInformation: www.ci.boulder.co.us/bwidingservices/long_range/gunbarrelcap.htm
or call (303) 441-3272.
Agenda Item # `~/ i Page # ~ ~
Gunbarrel Community Center Plan
Public Meeting Feedback Form
July 23, 2003
Please use this form to provide input and feedback on tlee Gunbarrel Community Center Plan and thc
i~aforn:aieo~: from this meeti~:g. Thank You!
1) This meetmg helped me better understand the Gunbarrel Communrty Center Plan pro~ect
Not true Somewhat a True
2) I found out about this meetmg through
Newspaper ad _ Channel8. _ Mailer / Word of mouth _ Website Other
PLEASE PROVIDE COMMENTS IN THE BOX BELOW:
Comments on the ideas presented tonight for the Gunbarrel Community Center Plan:
I S,i A._ , n ,~-, , t7.o l li t~ it ~ v ~'- ~„ i; n~ i% NN~ ~t n, i Nr ~~
N ~ `/ , ~ - ~~ -
r '
. ~ Y'i L T~ 4 i .- „ .` r F//
If you would like Planning Staff to follow up with you, please provide your name and phone number
below.
Name ~ ~t ~ ~~ ~ ~, ~~ ~~ ~ ^ ~ Phone > c : s 5 ~ s ~~ ~ ~ E-mail
Please leave this comment form at the welcome table.
You may also send your comments by fax (303) 441-3241, or by mail to the City of Boulder,
Plannmg and Development Services, P.O. Box 791, Boulder, CO 80306, or by emad to
plandevelop@ci.boulder.co.us.
AdditionalInformation: www.ci.boulder.co.us/buildingserwces/long_range/gunbarrelcap.htm
or call (303) 441-3272.
Agenda Item # ~ _/~ Page # G ~/
Gunbarrel Community Center Plan
Public Meeting Feedback Form
July 23, 2003
Please use this forn: to provide i~:put m:d feedback on the Gunbarre! Commru:itp Ce~:ter Plan a~:~l the
information from this nieetiug. Thank You!
1) Th~s meeUng helped me better understand the Gunbarrel Communrty Center Plan pro~ect
Not true Somewhat t/ True
2) I found out about this meehng through
Newspaper ad _ Channel 8_ Mailer _ Word of mouth ~ Website _ Other _
PLEASE PROVIDE COMMENTS IN THE BOX BELOW:
Comments on t6e ideas presented tonight for the Gunbarrel Community Center Plan:
~CnoA PY~:.r.m~~?~lnnS. ~ Y7t~.\ ~-Ow'~W~evt~S VC'VR.~. nGJ~'. 2~I ~
/
If you would like Planning Staff to follow up with you, please prowde your name and phone number
below.
Name ~cQ Ll)~.~~- Phone 303-530-3~~~ E-mail
Please leave this comment form at the welcome table.
You may also send your comments by fax (303) 441-3241, or by mail to the Ciry of Boulder,
Piannmg and Development Services, P.O. Box 791, Boulder, CO 80306, or by email to
plandevelop@ci.boulder.co.us.
AdditionalInformation: www.ci.boulder.co.us/buildingservices/long_range/gunbarrelcap.htm
or call (303) 441-3272.
Agenda Item # `~/~ Page # ~' `~
Gunbarrel Community Center Plan
Public Meeting Feedback Form
July 23, 2003
Please use tl:is form to provide rnput and feedback on the Gunbarre! Comnrunitl' Center Plan and the
iuformateou from tlais meeting. Tl~ank- You!
1) This mee[mg helped me better understand the Gunbarrel Commun~ty Center Plan pro~ect
Not true Somewhat True X
2) I found out about this meetmg through•
Newspaper ad _ Channel 8. _ Mailer. ~ Word of mouth.
PLEASE PROVIDE COMMENTS IN THE BOX BELOW:
Websrte _ Other )( ~~S~Q~~~
Comments on the ideas presented tonight for the Gunbarrel Community Center Plan:
r
m~
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Yrwns~8r ~~„h
If you would like Planrnng Staff to follow up with you, please provide your name and phone number
below.
Name ~~u~ ~%err~ Phone,3o~3 .5~30 05~3~ E-mad ~Jo~rre~~u-%~~mCo~m-cos~% /~"
Please leave this comment form at the welcome tabfe.
You may also send your comments by fax (303) 441-3Z41, or by mad to the City of Boulder,
Planning and Development Services, P.O. Box 791, Boulder, CO 80306, or by email to
plandevelop@ci. boulder.co.us.
AdditionalInformation: www.ci.boulder.co.us/buddingservices/long_range/gunbarrelcap.htm
Qr call (303) 441-3272.
Agenda Item # ,`~/ i Page # ~ ~'
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Agenda Item # ~~~ Page #~
Gunbarrel Community Center Plan
Public Meeting Feedback Form
July 23, 2003
Plense use this form to provide input and feedback on the Gturbarrel Community Center Plan and die
iuformation from this meeti~ag. Tliank You!
1) This meetmg helped me better understand the Gunbarrel Community Center Plan pro~ect
Not true Somewhat True•
2) I found out about this meetmg through
Newspaper ad• _ Channel 8. _ Mailer _ Word of mouth _ Website _ Other _
PLEASE PROVIDE COMMENTS IN THE BOX BELOW:
Comments on the ideas presented tonight for the Gunbarrel Community Center Plan:
~ iti~,l,tn(~K~--~~CtS ~M, SC ~ ~~LS~91~.~1 ~~~~9~G~nC ~lti /2~,~,~~vlG~ w ~ct1.c~
~~~.~, G~'I~nv,F~t,n ~ ~~~ i'CSCC~tM.~f.(~.l~~'Q-~~ r~~~1Q~(. ~~,~~ ~'f S
,
'~ ~'~ -"~~i ~-C' ~ ~ ~-Z uL ~til-Cfz.,~ Y~E~; ~ et ~. v~ur~,~ Y1~1~1~ ka~- M.c
5'c~`~ ~u,~'5~~.(,~G~ c"o~ti~nnE4G~,~ ~e.cc, c~ c~re~u,e~ ~
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f ~ Itii'~ 'h~ -~L~~~((~k ~P,(, -' ~-~ ~'
' ' ~,C L ~ 1~C ~ ~ ~, ~ ` ~ ~ tiL SS~'
If you would like Planning Staff to follow up with you, please provide your name and phone number
below.
Name ~~~I~~'n~ Phone E-mad
Please leave this comment form at the welcome table.
You may also send your comments by fax (303) 441-3241, or by mail to the City of Bouider,
Planning and Development Services, P.O. Box 791, Boulder, CO 80306, or by emad to
plandevelop@ci.boulder.co.us.
AdditionalInformation: www.ci.boulder.co.us/buildingservices/long_range/gunbarrelcap.htm
pr call (303) 441-3272.
Agenda Item # `~f~ Page # ~ .Y
Gunbarrel Community Center Plan
Public Meeting Feedback Form
July 23, 2003 ~y i¢~G G.
Please use lhls form to provlde enput and feedback on the Gunbarrel Communiry Ceuter Plan a~id tlie
inforination from tkis meeting, Tkank Yout
1) This meeting helped me better understand the Gunbarrel Community Center Plan project
Not true. Somewhat. True. ~`
2) 1 found out about this meeting through,
Newspaper ad: ~ Channel8; ~ Mailer: ` Word of mouth: _ Website~ , Other. ~
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PLEASE PROVIDE COMMENTS IN THE BOX BELOW:
Comments on the ideas presented tonight for the Gunbarrel Community Center Plan:
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If you would like Planrnng Staff to follow up with you, ptease provide your name and phone number
below,
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Please leave this camment form at the welcome table.
You may also send your comments by fax (303) 441-3241, or by maii to the City of Boulder,
Planning and Development Services, P.O. Box 791, Boulder, CO 80306, or by email to
plandevelop@ci,boulder.co.us.
Addltional Information:
or call (303) 441-3Z72,
www,cl.boulder.co.us/buildingservices/long_range/gunbarrelcap.htm
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Gunbarrel Community Center Plan
Public Meeting Feedback Form
July 23, 2003
Please use tliis form to prnvide input and feedback oir the G~mbarre! Com~uunity Ceuter Plan and rhe
information from this meeting. Tliank You!
1) This meetmg helped me better understand the Gunbarre~ mmumty Center Plan pro~ect
Not true Somewhat. True• _
2) I found out about this meetmg through
Newspaper ad _ Channel 8_ Mailer ~ Word of mouth: _ Webs~te• _ Other.
PLEASE PROVIDE COMMENTS IN THE BOX BELOW:
Commeuts on the ideas presented tonight for the Gunbarrel Community Ceoter Plan:
~dLr~S' '~~_ ' I;~ ,~ I ~Y~ ~ t+ ~IGi~I (fYi ..LCi~; 'r~.-/r ,1 ~CT~~c/}r<~Y1ed_~l'~
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If you would like Pianning Staff to follow up with you, please provide your name and phone number
below.
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. ,; _ ,,-- ~.. 3 ~'~r'-,~ E-mad ~ C~ l, ~ 1 ~ r~ - cd ~
Name l%ri,rr ' n•~'fi6~ Phone;~' ~,, ;U, ~~r~ _
Please leave this comment form at the welcome table.
You may also send your comments by fax (303) 441-3241, or by mad to the City of Boulder,
Planning and Development Serwces, P.O. Box 791, Boulder, CO 80306, or by emad to
plandevelop@ci.boulder.co.us.
AdditionalInformation: www.ci.boulder.co.us/buildmgservices/long_range/gunbarrelcap.htm
or call (303) 441-3272.
Agenda Item # '~ ~~ Page # %~'
Gunbarrel Community Center Plan
Public Meeting Feedback Form
July 23, 2003
Please use this form to provide input and feedback on tl:e Gunbarre! Comniuniry Ceuter P[an and the
i~rformation froiu this nieeting. Thank You!
1) Th~s meetmg helped me better understand the Gunbarr 1 muruty Center Plan pro~ect
Not true Somewhat True
2) I found out about this meetmg through
Newspaper ad _ Channel 8_ Mailer. _ Word of mouth ~~ebsite _ Other
PLEASE PROVIDE COMMENTS IN TAE BOX BELOW:
Comments on the ideas presented tonight for the Gunbarrel Community Center Plan:
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If you would like Planning Staff to follow up with you, please provide your name and phone number
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Name ~~ `, Phone?j~~JJJu~~ E-mad ~ ~~S 1.~~~~~~
Please leave this comment form at the welcome table.
You may also send your comments by fax (303) 441-3241, or by mad to the City of Boulder,
Planning and Development Services, P.O. eox 791, Boulder, CO 80306, or by emad to
plandevelop@ci.boulder.co.us.
AdditionalInformation: www.ci.boulder.co.us/bwldingservices/long_range/gunbarreicap.htm
or call (303) 441-3272.
Agenda Item # `~ ~~ Page # ~/
Gunbarrel Community Center Plan
Public Meeting Feedback Form
July 23, 2003
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Please use this form to provide input and feedback on the Gunbarrel Community Center Plan and the
information from this meeting. Thank You!
1) This meeting helped me better understand the Gunbarrel Commuruty Center Plan project
. Not hue: Somewhat• True: ~_
2) I found out about ttus meehng through.
Newspaper ad. _ Channel8: _ Mazler: _ Word of mouth: _ Website: ~ Other:
PLEASE PROVIDE COMMENTS IN THE BOX BELOW:
Comments on the ideas presented tonight for the Gunbarrel Community Center Plan:
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Please leave this comment form at the welcome tabie.
You may also send your comments by tax (303) 441-3241, or by mail to the City of Boulder,
Planning and Development Services, ~.0. Box 791, Bouider, CO 80306, or by email to
pla ndevetop@ci. boulder.co.us.
AdditionalInformation: www.ci.bou~der.co.us/buildingservices/long_range/gunbarrelcap.htm
or tall (303) 441-3272.
, Agenda Item # `~ ~ ~ Page # l.~
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Agenda Item # `a h Page # i
ATTACHMENT D
Gunbarrel Community Center Plan
Adoption Draft
August 2~, 2003
City of Boulder
Agenda Item # `~ ~ ~ Page #~
Table of Contents
Acknowledgements
Executive Summary
4
5
Introduction
Purpose
Background
Plamm~g Process
Roles
Relationship to other City Plans and Processes
CiCy-Wide Goals and Ob~ectives
Existing Conditions and Issues
context
Gunbarrel's History
Gunbarrel Today
Future Growth Potential under Current Conditions
Retail and Residential Mazket Analysis
Proposed Concept
Land uses
Character
Parks and Pubhc Uses
Transportation Network Plan
Transportation Improvements
Implementation
Amendment Process
Policies Needed to Support the Plan
Plan Implementation
Development Opportunitres and Challenges
Implementation Achons and Priorities
Roles of the Public and Private Sectors
Potential Sources for Pubhc or Private Financmg
Park and Library Amenities
Proposed Land Uses
Zonmg
8
8
8
9
10
10
11
ig
13
13
15
20
21
21
24
25
29
31
32
36
36
37
40
41
41
43
43
45
46
48
Agenda Item # '~/~ Page # ~`~
Acknowledgements
The plan was prepazed by [he City of Boulder, Plannmg Departmen[
The c~ty would like to offer special thanks to [he followmg people who donated the~r hme and gave valuable mput
throughout the plannmg process
Gunbarrel Community Center Plan Working Group members:
Tom Harrmgton, property owner
Steve Hirsch, property owner
Paul Klamer, Gunbarrel Commumty Assoc~aUon
Joe Lukas, property owner
Terry O'Connor/Frank Mazceau, property owner
Chuck S~mmons, Gunbarrel Commuruty Assoc~at~on
hm Swanson, property owner
Michael Tagltola, property owner
M~ke Walsh, Gunbarrel Commumty Assoc~ahon
Staff:
Plamm~g and Development Serv~ces
Peter Pollock
Ruth McHeyser
Bev Johnson
Michelle Allen
Steve Dunan
M~ke Randall
Vanessa Bonner
Transportakon Davrs~on of Public Works
Bill Cowern
M~cki Kaplan
Marm Ratzel
Parks and Recreanon
Cate Bradley
L~hrary
Susan Hartman
Boulder County
Pete Fogg
Demse Gnmm
Scott Robson
Consultants:
Enk Har[ronft, DT7 Design, Inc
Tom Thorpe, DTJ Design, Inc
Lee Payne, DTJ Design, Inc
Manlee U[[er, Cihventure Assoc~ates
B~II Cumm~gham, Leland Consul[mg Group
Bill Fox, Fox-H~ggms Transportauon Group
Agenda Item # ~ / ~ Page # 7~
Executive Summary
Purpose and Goals
The purpose of the Gunbarrel Community Center Plan is to provide a blueprmt for the Gunbane]
commercial area that will result m a viable and vibrant, easily accessible, pedestrian-oriented
center to serve the Gunbarrel subcommumty.
The primary ob~ecuve of the planning process is to develop an area plan for the Gunbarrel
communrty center that addresses: 1) land use issues (especially the potenhal far additional retail
uses, attached housmg, and mixed use); and 2) local and regional transportation issues (primarily
access to the commercial area and circulation patterns mcludmg trail, pedestrian, and bikeway
connections)
The followmg aze the overall goals for the pro~ect:
Provide opportunatzes for developing a viable, easily accessible, pedestr~an-oriented
retazl town center of appropraate scale to serve the Gunbarrel subcommun~ty, outlyang
subdavisaons and employment centers
Provide safe and convenient vehicular and non-vehecular connect:ons between the
commercaal center and the surround~ng area and within the center itself.
Provide a commercial center with a unique identity that is the heart of social and cultural
acttvity an the subcommunaty and supports day and evenzng activity seven days a week
Background
During the summer of 2002, at the request of several restdents m the Gunbarrel area, the
Plannmg Department put together an ad-hoc comiruttee on the future of a development project
proposed on the large vacant parcel located m the Regional Business - Developing (RB-D) zone
district at I,ookout and Gunpark roads Concerns had been expressed about the proposal and
whether rt was takmg full advantage of the retail market and whether the residential use proposed
would displace future retail use m the commercial azea Staff imhated discussions about the'
possibilrty of domg further plannmg work for the broader commercial area of Gunbarrel These
series of discussions led to the Gunbarrel Community Center plannmg process
Conteat
The Gunbarrel Community Center is defined as the area surroundmg and mcludmg the existing
commercial center. The mtersection of Lookout and Spme roads defines the geographic center
of the study area (see Figure 1 on the following page)
Agenda Item # '~~ Page #~
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Figure 1: Cunbarrel Community Center Plan Study Area
Lands withm the study area are currently a mix of light mdustr~al and commercial uses There
are no residential uses m the study area although the reg~onal busmess zonmg distnct affectmg
several of the properties ailows for residential use
The existmg transportahon network is characterized by large, "superblocks" more than 600 feet
long which grves the area a suburban, car-onented character Although there is an exishng
network of bike facilit~es, some existmg transit service, and some sidewalks tn the study area,
there are msufficient trail and path connect~ons hnkmg the commercial/mdustnal area to the
outlymg residenhai areas There is also msufficient access to bus services along the Diagonal
Highway
In September 2002, a residenhal and retail market analysis was completed for the Gunbarre]
Commumty Center to ascertam the current and future reta~l and residential market demand m the
Gunbanel area The study was focused on a proposed mixed use pro~ect at Lookout and
Gunpark roads but looked at retail and resident~al demand for a larger market area The pnmary
conclusions of the market analysis were as follows•
There is substantiallong-term demand for residential development m the area, with
strong demand for both rental and for-sale attached housmg products (+1500 rental and
5400 for-sale umts)
There is sigmficant long-term demand for new retail space m the area. (+14Q000-
19Q000 square feet)
A residenrial component wrthm tl~e proposed pro~ect at Gunpark and Lookout roads [or
wrthin the study area] will help to bmld cnrical mass and support retail absorphon.
Proposed Concept
The proposed land use plan for the Gunbarrel Commumty Center is to provide a nch and thnvmg
retail center by. 1) expandmg the amount of retail use m the area, 2) addmg new residents m
close proximrty to the retail core; 3) creatmg more usable publ~c spaces, and 4) improvmg access
to and from the center
Agenda Item # 5~ Page # ~%~
The basic concept for the center is to create a denser, mixed use retail core The retail core will
serve as the heart of the commumty center and provide spec~alty and convemence retail uses,
attached housmg, and some office use Spme Road between Lookout and Gunpark roads w~ll be
the "Mam StreeY' for the retail area and prov~de a pleasant, pedestrian-oriented, gathenng area
far the subcommumty The publ~c nght-of-way will allow storefront access by pedestrians,
bicycles, and automobiles m a way that ~s compatible with the pedestnan oriented cl~aracter of
the street
The convemence retail distnct to the north of Lookout Road will prov~de eas~ly access~ble retail
serv~ces to the neighborhood such as hardware stores, drug stores, auto parts stores, restaurants,
and dry cleaners
A future road and multi-use path connect~on along an existmg dramage ditch from the
convemence retail distnct to the reta~l care willlmk the two areas together This connectton will
be ad~acent to a future neighborhood park which will provide park services such as grassy areas,
benches, tot lots, and landscap~ng
An important ob~ective of the plan is to break up the large superblocks and make access to and
visibihty of mdividual retail shops easier for cars, bikes and pedestnans Smaller blocks
combmed wrth mterestmg, pedestrian-scaled architecture will also encourage walkmg, bikmg
and actrve transportation.
Transportation Improvements
Recommended transportat~on improvements mclude changes to 1) improve accessibthty around
the retail core, 2) lmk the existmg and proposed resident~al areas to the retail care, 3) improve
the pedestnan environment, 4) improve access to transit services, and 5) encourage walkmg and
bikmg as viable transportation options.
Agenda Item # ~ /~ Page #~
Introduction
Purpose
The purpose of the Gunbarrel Commumty Center Plan ~s to provide a bluepnnt for the Gunbarrel
commercial area (see figure 2 below) that w~ll result m a v~able and vtbrant, easily access~ble,
pedestrian-oriented wmmercial village center to serve the Gunbarrel subcommuntty The area
plan addresses land use issues (especially the potenhal far addrtional retail uses, attached
housmg, and mixed use); and local and reg~onal transportation issues (mcludmg access to the
commerc~al area and circulation patterns mcluding trail, pedestr~an, and b~keway connechons)
Figure 2: Location of the Gunbarrel Communiry Center planning area
Background
Dunng the summer of 2002, at the request of several residents m the Gunbarrel area, the
Plamm~g Department put together an ad-hoc commrttee on the future of a development pro~ect
proposed on a large vacant parcel located m the Regional Busmess - Developmg (RB-D) zone
d~strict at Lookout and Gunpark roads. Concerns had been expressed about the proposal and
about proposed changes that would encourage more mixed use development m the RB-D zonmg
distnct Other issues idenri6ed were
^ What land uses and density would be proposed for the vacant parcel on Spme Road north of
Lookout Road~
^ How does the Jobs/Housmg Pro~ect mfluence potential changes m Gunbarrel~
• What are the implications of the residential and retail market analys~s completed for the
development proposed m the RB-D zone~
^ How will regional transportation discussions regardmg a potential rail transit center between
Longmont and Boulder affect Gunbarrel~
Agenda Item # L, / > Page # ~~ ~
One of the concerns idenhfied was the need to better assess whether the proposed development
m the RB-D zone was takmg full advantage of the retatl market and whether the residential use
proposed would displace future retail m the commercial area Staff mitiated d~scussions w~th
some of the neighborhood representahves and property owners about the possib~hty of domg
further plamm~g work for the broader commercial area of Gunbarrel These mit~al d~scussions led
to the Gunbarrel Communrty Center plannmg process descnbed below
Planning Process
The first step m the plannmg process was to idenhfy the issues, concerns, and opportunrties
through open discussions among property owners, neighborhood representahves, crty and county
staff, and a representahve-work~ng group (to be known as Gunbarrel Commumty Center Plan
Workmg Group) The city hired an urban design firm to develop conceptual plans, which
addressed the ~ssues, concerns, and opportumties presented. Opportumties were provided for
neighborhood mput, pr~or to the refinement of the plan by the urban design firm and the
representarive group
The process consisted of the followmg pubhc meehngs•
^ Commumty Meehng (1)• February 26, 2003
^ Workmg Group Meehngs March 12, 2003
March 25, 2003
June 11, 2003
• Commumty Meetmg (2) July 23
2003
^ Final Work Group Meetmg ,
August 6
2003
^ Boulder County Plannmg Commission. ,
August 20
2003
^ Board of County Commissioners ,
August 26
2003
^ Plannmg Board ,
September 4
2003
^ City Council ,
September 16, 2003
Below is a summary of the steps m the process and the roles that each of the participants played
m the process
Phase 1: Project Scoping (January - February 2003)
1. Formahze Warkmg Group
2 Hire Urban and Development Consultants
3. Commumty Meetmg (1)
Phase 2: Development of Options (March - May 2003)
1 Workmg Group Meehngs
2 Property Owner Meetmgs
Agenda Item # -~1~ Page # ~/
Phase 3: Plan Refinement (June - August 2003)
1 Rev~se plan opt~ons
2. Workmg Group Meetmg (June 11)
3 Community Meetmg (2)
4 Final Workmg Group Meehng
5 Final plan revisions
Phase 4: Review and Adoption (August - September 2003)
1 Referral to County
2 Plamm~g Board heanng
3 City Council hearmg
Roles
C~ty and coimt s~taff - Provided staff expertise, resources, and mformahon as needed to support
the process, represent c~ty and county policies and mterests relatmg to development of the area,
and recommend a"best fiY' option for Plannmg Board and City Council adophon.
Landowners - Property owners, both from m and around the plannmg area, represented their
respechve mterests.
Nei¢hborhood representatrves - Represented and provided mput on neighborhood concerns and
mterests relatrve to development of the area plan.
Urban design consultant - Developed area plan options; reported on the larger commumty's
review of these options, and developed the "best fit" option to be brought forward for adoption
by the Plannmg Board and Crty Counc~l after a referral to the county.
Economic consultants - Assisted with development and implementation issues by updatmg and
refinmg the market data, estimatmg growth rates, advismg on the feasibilrty of commumty center
designs from a tenantmg and development pomt of view, and developed ~mplementation
strategies
Transportation consultant - Prepared a traffic study for the commumty center plan and advised
on transportation issues
Relationship to other City Plans and Processes
Boulder Valley Comprehensive Plan
The Boulder Valley Comprehensive Plan provides the broad context and overall crty pohcies for
more deta~led plannmg wh~ch occurs through subcommunrty and area plans as well as city
master plans Area plans help bndge the gap between the broad pol~c~es of the Boulder Valley
Comprehensive Plan and srte-specific development applications for a particular area of the city
or valley
Agenda Item # '~%~ Page # ,~'~
City Master Plans
C~ty departmental master plans are developed by city departments (m con~unchon with the
pubhc) to address future pubhc ~mprovements city-w~de Master plans are adopted by City
Council and form the basis for the Cap~tal Improvements Program (CIP), wh~ch lists the city's
pubhc improvement schedule for the commg six years. A subcommunrty or area plan refines
comprehensrve plan policies and makes recommendations for ways to carry out master plan
goals and recommends spectfic publ~c improvements such as street improvements, parks,
l~branes, and bicycle/pedestnan connectrons These recommendations are based upon adopted
master plan standards, or recommendations m master plans
Development Review
Development Review (mcludmg Srte and Use Review) is the city process to review
developments that are over a certam parcel or buildmg size, mvolve vanations from mmimum
code requirements such as height, open space, or landscapmg, or mvolve certam uses The
purpose of these rev~ew processes is to allow the commumty to rev~ew the charactenstics of
proposed developments to ensure that they will contnbute positively to the quality of the
communrty and mmimize negative impacts to the surroundmg area. Pro~ects gomg throughisite
or use review that are withm the Gunbarrel Community Center Plan study area will be sub~act to
conformance with the adopted plan.
By-Right Development
Many development pro~ects are able to obtam buildmg permrts without gomg through the
development review process These pro~ects are referred to as by-nght development By-nght
pro~ects do not meet the critena for Development Review and are able to meet all pertment
zomng and land use standards in the code.
City-Wide Goals and Objectives
Goal: Provide opportun8ties for developing a viable, easily accessible, pedestrian-oriented
retail town center of appropriate scale to serve the Gunbarrel subcommunity, outlying
subdivisions and employment centers.
Objectives:
• Create a pedestrian-fnendly and commumty-onented retail distnct with an
idenrifiable "mam street "
^ Provide a vanety of pubhc and c~vic uses to meet the needs of the subcommunrty and
add vitality to the commere~al center
^ Provide a central pubhc open space area that will be a focus of the v~llage center and
encourage communrty-wide activrties
Agenda Item # >~> Page # ,~' ~
^ Prov~de opportunrties for addmg more housmg to the commercial area of a size,
character, and dens~ty that w~ll help support the retail uses and bnng day and evemng
actrvity mto the commerc~al center
^ Prov~de an appropnate m~x of hous~ng densihes and types that is compahble with the
surroundmg neighborhoods and prov~des affordable housmg to workers m the area
Goal: Provide safe and convenient vehicular and non-vehicular connectio~is between the
conemercial ce~iter and tlae surroundi~ag area and witlain tlie center itself.
Objectives:
^ Break up the large "superblocks" m the study area to provide better access to retail
ttses, ~mprove the pedestrian expenence, provide better hnks between the retail and
residenhal uses withm the center, and to hnk retail areas
^ Improve and provide adequate access to public transit
• Encourage walkmg and b~kmg as viable transportahon opt~ons
^ Improve off-road transportation lmkages from the outlymg residential and non-
res~dential neighborhoods to the commercial center.
^ Provtde ]mkages from the commercial center to existmg and planned regional
transportation networks
^ Provide pubhc parkmg that is easily accessibie and convemently located to serve the
retail uses
^ Provide adequate, appropnate bicycle and pedestrian facilities
Goal: Provide a commercial center with a u~iique identity that is the heart of social a~:d
cultural actdvity in the subcommunity and supports day a~ld evening activity seven days
a week.
Objectives:
^ Ennch the area's image by creahng a mare cons~stent development pattern that brmgs
visual order to the area and prov~des for a more human-scale, pedestnan friendly
environment
^ Suggest an architectural style and pattern of land use that give the commercia] center
a uruque idenhty
^ Provide publ~c nght-of-way improvements that enhance the character of the
commercial center and make it easy and en~oyable to walk or bike around the center
^ Enhance the ma~ar gateways mto the commercial center to d~stmguish the character
of the center and draw people into the area
Agenda Item # ~ ~ ~ Page # -~7~ _
Existing Conditions and Issues
Conteart
The Gunbanel Communrty Center is de6ned as the area surroundmg and mcludmg the ex~stmg
commercial center The mtersection of Lookout and Spme roads defines the geographic center
of the study area (see Figure 3 below)
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Figure 3: Gunbarrel Community Center Plan Study Area
Gunbarrel is physically separated from the ma~ar portion of Boulder and connected pr~manly by
the Diagonal Highway Land surroundmg the subcommumty is m Area IZI Rural Preservatton
as designated m the Boulder Valley Comprehensive Plan Much of the Area III properties
surrounding the subcommunity are owned by the c~ty or county and managed as open space
The study area and much of the property around rt are wrthin Boulder's c~ty limrts A ma~ority
of the residentia] areas to the east and south of the study area, however, are not annexed to the
crty and are under the ~unsdichon of Boulder County
Gunbarrel's History
The formatron and annexation of Gunbatrel was an outgrowth of Boulder's growth management
discussions of the 1960's. In the early 1960's the crty began addressmg the issue of the dehvery of
urban services to development outside the crty limits and witlun the Boulder Valley Boulder's
"service area" was defined as the area that the crty could provide sewer services by utilizmg a
gravrty flow system.
As a result of these plannmg efforts, two documents were adopted `Boulder's Frmge Area
Ob~ecrives" (1964) and "The Service Area Concept A Program for Boulder's Planned
DevelopmenY' (1965), often referred to as "the Spokes ofthe Wheel." The assumprion for the'plans
was that growth was both mevitable and unstoppable By providmg service outside of the crty
Agenda Item # `~ / ) Page # ~S
h~ruts, the ctCy could help prevenY the formatton of spec~al distncts that delrver water and sanrtation
serv~ces Therefore, the plans concluded, the c~ty should guide growth m the fnnge areas, to prevent
disorderly sprawl, through contracts for water and sewer service outside of the city's boundaries
The ob~echve as descnbed m the plans was to extend sernces along three ma~or artenes (or
"spokes") rad~atmg from the center of Boulder to the north (the Diagonal Highway), south (South
Broadway), and east (Arapahoe Avenue), wrth development occumng along the nm Th~s would
allow development to begm from the outer reaches of the crty's service area and to wark mwards
towards the c~ty, while aliowmg development ad~acent to the crty to work outward
Gunbarrel became the first effort to ~mplement the "Spokes of the Wheel" policy when, m 1963, the
City ofBoulder contracted with the Boulder Valley Water and Samtat~on Distnct (BVWSD) to
provide water and sewer service on Gunbarrel Hill The first ordmance agreement between the two
stated "that it is the desire of the City and of the Distnbutor that the Distnbutor's service area
(Gunbarrel) be annexed to the Crty of Boulder as soon as practrcal after the area or any part thereof
becomes ehgible for annexation "
The "Spokes of the Wheel" plan was never fully implemented, as the voters put an end to the
construct~on of the th~rd spoke by repeahng an ordmance approvmg an out-of-city utilrty connection
gomg down Broadway and Highway 93 towards Eldorado Spnngs and the Jefferson County hne
The Gunbarrel area shared m the mid-60's through mid-70's the growth boom that the CiTy of
Boulder expenenced. The area was ideally located to serve the new IBM plant that quickly became
the largest pnvate sector employer m Boulder County Spm-off busmesses and a growmg
Gunbarrel commercial development provided addrtional employment and services for the growmg
subcommumty Much of the mdustnai, commercial and residentral growth occurred m the county
dunng this penod
In November of 19~5, the City Council approved a pol~cy resolution regardmg the future
annexahon of Gunbarrel. It stated that
Sectaon 1 The best interests of the Boulder Valley and the Ctry of Boulder are not
served by the creatton of addtttonal ancorporated crttes or quast-muntc:pal enttties wtthan
the Comprehenstve Plan area.
Sectaon 2 The Czry must extend ~ts boundanes to annex the area known as Gunbarrel
when and if the ctrcumstances are appropnate
In December of 1976, the city completed the purchase and annexatron of the open space that could
provide the contiguity required for annexation of Gunbarrel. By April of 1977, IBM and the
commerc~al and industnal area of Gunbarrel had for the most part been annexed
Agenda Item # ~ / i Page # ~l•
Gunbarrel Today
The Gunbarrel Subcommumty is charactenzed by a mix of commercial, mdustnal, and
residential uses The commerc~al and mdustrial porhons of the subcommumty are annexed to the
c~ty Aside from a handful of residential ne~ghborhoods ad~acent to the commerc~al and
mdustnal areas, the ma~onty of residenhal properties m the subcommumty are m unmcorporated
Boulder County
The subcommumty is unique because of the shared ~urisd~chon of plannmg and serv~ce provision
among the county, the city, the Gunbanel Pubhc Improvement Distnct and other special
distncts In the unmcorporated area, a vanety of arrangements for service provision exist Some
services, such as road mamtenance, flood control, and law enforcement, are pnmanly provided
by the county Area residents taxed themselves through the Gunbanel Pubhc Improvement
District to pay for open space acquisrtions, and ma~or roadway improvements
Current La~id Ilse and Zor:ing in the Study Area
Lands wrthm the study area are cunently a mix of hght mdustrial~ and commercial uses (see
figures 4 and 5 below) There are no residential uses m the study area although the reg~onal
bus~ness zomng distnct affectmg several of the properties allows for residenhal use. Industnal
uses largely mclude a mixture of techmcal office, small manufactunng, self-storage, and school
uses.
' Leght Industnn! land uses are pnmarily research and development, hght manufacturmg, and other mtensive
employment uses
Agenda Item # `~~/~ Page # ~Z_
Figure 4: Existing Land Uses in and around the Study Area
Figure 5: Exrskng Land Uses en tke Studv
Area by Percentage of Tota! Butlding
Squure Footage
Office
Use =15%
RetailUse
= 16%
industrial
Use =
69%
Kmg Soopers grocery store ~s the largest retailer m
the distnct and ~s located at one of the most visible
and accessible mtersections m the distnct at Lookout
and Spme roads The only other existmg retail uses
~n the subcommumty are located directly south and
southwest of Kmg Soopers The existing shoppmg
centers mclude a post office, small restaurant, real
estate offices, and other specialty retail uses
Emp[oyment
Gunbanel is cons~dered a pnmary employment center for the city The eshmated employment
population m the study area is approximately 2,300~obs. This compares to about 12,800~obs
wrthm the subcommunrty and 93,500 jobs city-wide.
Gunbarrel Gunbarrel
Study Area Subcommunity Subcommunity City-wlde
Area I Areas I and II
Population 0 2300 9800 101,600
Dwelling 0 7000 4800 48,700
Umts
Jobs 2,300 12,200 12,800 93,500
Agenda Item # `>~~~ Page # `{y
Most of the busmesses operatmg m the Gunbarrel subcommumty fall withm the general
mdustrial or manufacturing sectors with several of Boulder's largest industrial busmesses located
m Gunbarrel mcludmg IBM, Celestial Seasomngs, and Valley Lab
Current Vacancies
Several key s~tes are currently vacant or unoccupied by
any busmess. The site at the northeast corner of 63`d
Street and Lookout Road (where Hugh M Woods
]umberyard was once located) ~s now vacant (see
photograph to the nght) Up until the end of 2001, Hugh
M. Woods was a ma~or retailer m the d~strict. The site ~s
located at a key entryway pomt into the commercial
distnct and is important for its accessibilrty, size, and
v~s~bihty
A vacant srte at Gunpark and Lookout roads (see
photograph to the left) is located directly east and
south east of Kmg Soopers This large, 10-acre
site is currently zoned for a regional busmess use
which would allow a mixture of retaii, office and
residenhal uses
The srtes surroundmg the Front Range
Commumty College at the north end of Spme
Road are also currently vacant These sites are
currently zoned for a general mdustnal use '~
There are four smaller vacant srtes located along Gunpark Dnve that are currently zoned for a
regional busmess use
The followmg chart shows the total amount of vacant land acreage by the two zonmg distncts m
the study area.
Zoning Designation Vacant Acres
General Industrial 8 2
Re ional Business 11 7
The current mdustrial vacancy rate withm Gunbarrel ~s est~mated at 15-20% Th~s ~s up from an
est~mated rate of approximately 5% from the mid-1990's to 2001 and is similar to the average
vacancy rate m the 1980's
Agenda Item # "~ /~ Page # ~~
Current Transportation Network
There are three prtmary roadways mto and out of the study area mcludmg 63"~ Street, Lookout
Road, and Spme Road The bus~est entryway to the Commumty Center ~s at 63`d St and the
Diagonal H~ghway (see Figure 6 below) This mtersection recerves the most average daily and
peak hour traffic of any other mtersect~on m Gunbarrel The most visible mtersechon to the
Commumty Center is at 63'd Street and Lookout Road which serves as a de facto gateway to the
commercial aiea
CwnbarrolTre~epoimtion E`.~
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Figure 6: Existing 'I'ransportation /Vetrvark
The Regional Transportahon Distnct (RTD)
currently provides bus service to the Gunbarrel
area and along the Diagonal Highway wrth the
"J", "M" and #205 bus routes. There currently
are no pedestrian facilities, and few, ~f any transrt
amenrties at the bus stops on the Diagonal
Highway The lack of trans~t and pedestnan
facilit~es creates an ~mpediment for Gunbarrel
residents to access transrt on the Diagonal
Highway
An existmg network of bike facihries m the study
area provides bicycle access to the study area
Agenda Item # ~~JS Page # ~~~'
from the residenrial areas to the south However, there are some deficiencies which hmit non-
motonzed vehicle access from the unmcorporated resident~al areas to the east
A prrvate golf course and a ma~or water supply channel run north to south along the length of the
subcommumty and bisect the commercial and mdustnal areas on the west from the residenttal
areas on the east Consequently, there are msuffic~ent trail and path connections lmkmg the two
portions of the subcommumty In addition, the Diagonal Highway acts as a ma~or bamer to non-
motorized vehicle access to Yhe park facihties at the Boulder Reservoir from the mdustrial and
commerc~al land uses The highway also prevents easy access to the commercia] center for
employees at the IBM facility to the north.
Parks and Recreation FacilUies
Three crty neighborhood park srtes are located m the subcommunrty Eaton Park is a 23 acre
neighborhood park located south of the study area off of Nauhlus Drive, north of the county-
owned Twm Lakes It provides a small landscaped green space with seatmg, a picmc sheltar and
a challengmg bicycle course as well as a large natural area and trail system. It serves the
res~dent~al areas wrthm %z mile of the park site, which mcludes the ma~ority of the study area
south of Lookout Rd
Tom Watson Park is a 32 acre neighborhood park located off 63Td St. immediately west of the
IBM facility and north of the Diagonal H~ghway Features at Watson Park mclude ballfields,
tenms courts, volleyball courts, basketball courts, a p~cmc shelter, open grass fields parkmg, and
a recently renovated and expanded children's' playground The northern portion of the
Gunbarrel study area hes ~ust outside the service area radius of Watson Puk, although bicycle
and pedestrian access to the park could be ~mproved with an underpass under the Diagonal
Highway
Heatherwood Park is an undeveloped five acre site located ad~acent to the Heatherwood School
outside of the study area
Boulder Reservoir and Coot Lake are located to the north of the Diagona] Highway and offer
substantia] recreat~onal amemties to the residents and workers m the Gunbarrel Subcommumty,
mcludmg boatmg, fishmg, sw~mmmg, wildlife viewtng and trail systems Current access to the
reservoir by trail or road is somewhat mdirect because of the ma~or highway separatmg the
facilities from the rest of the subcommumty Construction of an underpass at Highway 119 ,
would improve access to these s~tes
Most residential neighborhoods m the subcommunrty are also served by private HOA parks,
many of which mclude typical neighborhood park amenities such as playgrounds, picmc tables,
basketball courts, etc
Open Space
The subcommumty is sunounded by open space owned by either the city or the county
Agenda Item # `~ / ~ Page # ~~/
Fire Services
Crty properties throughout most of Gunbarrel have adequate fire services accordmg to current
master plan standards Fire station #6 at 5145 North 63"~ Street serves most of the area to tlie
south of Lookout Road wrth a four mmute response time Properties to the north of Lookout
Road includmg IBM and the Gunbarrel North subdrvis~on are outs~de of the six mmute response
time service standard for the city Properties m the county are served by the Boulder Rural Fire
Protect~on District
Libraries
There are no l~brary services located m Gunbarrel today
Future Growth Potential under Current Conditions
Jobs to Population Balance
Today, there are more~obs than housmg for workers m the Boulder Valley and the trend ~s hkely
to mcrease sigmficantly under cunent zonmg For this reason, the Boulder Valley
Comprehensrve Plan (BVCP)~obs population balance pohcy states that "the city and county
agree that the current raho wrthm the Boulder Valley exceeds an appropriate ratio and that a
worsemng of that ratio will lead to greater regional traffic congestion, affordable housing
shortfalls, and other negatrve impacts on the commumty as a whole..." (BVCP Policy 1 19). To
implement this policy, City Council adopted Resolution # 922 that directs city staff to explore
possible changes to the crty's commercial and mdustrial areas that would reduce the pro~ected
imbalance while also furthermg the city's economic, environmental, transportahon and housmg
goals by
1) Encouragmg m~xed use development m certam commercial and mdustrtal areas;
2) Adding housmg through mixed use development and hmrtmg the amount of new
office development in commercial areas,
3) Preservtng service commercial uses m selected areas;
4) Developmg appropnate maximum Floor Area Ratios (FARs) m commercial
zones, and
5) Identifymg ways to preserve and strengthen the city's retail areas
Several of the Gunbarrel Commumty Center Plan recommendations serve to ~mplement this
direchon and to ~mprove the center's existing and pro~ected jobs to populahon ratio, specifically,
those related to encouragmg more m~xed use development and addmg housmg m areas that had
previously been anhcipated for mdustnal development. Below are an assessment of the center's
existmg ~obs to population raho and a companson of the pro~ected ratio under current zonmg and
current trends at build-out to the ratio under the proposed plan at build-out
Gunbarrel is considered one of Boulder's major employment centers The number of~obs
available m the subcommumty, therefore, far outnumber the amount of current housmg available
Agenda Item # 7 /> Page # `/'~
to workers m the area In 2003, the est~mated number of~obs m the Gunbarrel subcommumty
was approximately 12,840 while the populahon was approx~mately 9,780 resultmg m a~obs to
populat~on raho of approx~mately 1 3 This compares to a ~obs to population rat~o of 0 92 1 in the
Boulder Valley (an area ~s typically considered "balanced" at a.65 1 rat~o smce approximately
65% of the population usually works) At build-out, the proposed plan represents an ~mproved
pro~ected ~obs to populat~on rat~o compared to current trends
Figure 7: Jobs/Population Balance in the Gunbarrel Subcommunity
Today (2002)
Current Trends 2025
Proposed plan 2025
12,840 / 9780 (1.3)
20,880 / 10,390 (2.0)
18,340 / 11,170 (1.6)
Retail and Residential Market Analysis
In September 2002, a residential and retatl market analysis was completed far the Gunbarrei
commercial center by Leland Consultmg Group The market analysis was m response to
concerns raised about a proposal for the development of the 10 acre vacant site along Gunpark
Dr ~ust south of Lookout Road for a mixed use pro~ect The development proposal raised the
issue of how to create a stronger retail town center in Gunbarrel with more specialty retail uses
Questions were also raised concernmg the feasibility of mulhfamily housing m the commercial
center
Leland Consultmg Group and Crtrventure Associates were retamed by the city to conduct
res~denhal and commercial retail market analyses and provide development programmmg
recommendat~ons for the area. In complehng the analyses, the consultant group obtamed and
analyzed secondary market and economic mformation to supplement pnmary data obtamed
through prev~ous work completed m the market area, as well as meetmgs, and mterviews wjth
city and county planners, local real estate brokers, and other experts on local and regiona] market
condrtions
The followmg is a summary of the findmgs m the market analysis
Gunbarre[ Area Strengths
Gunbarrel Neighborhood
There is a growmg and affluent "caprive audience" of daytime employees,
pnmarily from local high-tech busmesses
There is an established affluent residential population currently dissat~sfied wrth
ex~stmg retail offermgs m Gunbarrel
Study Area
Agenda Item # ~/> Page # `~ ~
The study area is centrally located w~thm Gunbarrel
There is reasonably good access and visib~hty along Lookout Road which is a
cnrical local access road to the commerc~al area
The surroundmg natural envtronment is aesthetically pleasmg with ground floor
views of the Rocky Mountams
Gunbarrel Area Weakraesses
Gunbanel Nei~hborhood
The residential development m the trade area is generally low-densrty wrth
limited "rooftops" or potent~al shoppers
Limrted pedestnan access to tha commercial center reduces the v~abilrty.
Stud~Area
• There is poor vis~bility of the commercial center from Highway 119 (D~agonal
Highway)
• There is disadvantageous access to and visibilrty of the 10 acre vacant site at
Gunpark and Lookout roads.
• The exisring terrain and buildmg design m the area ~mpedes visib~lity and
connecUvity throughout the surroundmg development
• The 10 acre vacant parcel is not a favorable dnve-by locahon for non-Gunbarrel
residents and employees
Trade Area Definitiore
A trade area was selected to mclude local concentrahons of housing and employment that would
constitute the most likely sources of demand (as well as the most dtrect competihon). The trade
area included Gunbarrel, N~wot, and outlymg unmcorporated Boulder County areas, and was
bounded by Oxfard Road on the north; 95~h Street on the east, Highway 7 on the south; and US
36 on the west
Conclusions
The conclusions of the market analysis were as follows.
Residential
There is substantial long-term demand for residential development m the Trade
Area, with strong demand for both rental and for-sale attached housmg products
(+1500 rental and 5400 for-sala umts)
The near-term rental demand is hkely hmrted to affordable products, wrth longer-
term demand l~kely for higher rent luxury umts
Retail
Agenda Item # _'~~~ Page # ~/'f
Tl~ere is sigmficant long-term demand for new retail space m the Trade Area.
(+140,000-190,000 square feet)
The ma~onty of this future retail demand will be convemence-oriented or geared
for the purchase of everyday household items and services
Addrtional demand foi specialty retail could also be captured
Recommendations
Resident~al
A residential component withm the development pro~ect at Gunpark and Lookout
roads will help to bu~ld entical mass and support retail absorption
Residenhal development is a logical mtenm use for space that may one day be
developed as retail
Retail
Assummg high quality development and "Town Center" or commumty-oriented
retail character is desirable, the mihal offenng of retail space should be kept to a
mmimum (40,000 square feet or less), because near-term demand is dommated by
comemence retail which could potenhally harm the long-term prospects of a
town center concept
Because long-term demand for specialty retail is potenhally higher, zonmg, srte
des~gn, and architecture should all anhcipate its future expansion
Agenda Item # 5~ Page #% S
Proposed Concept
Land uses
The proposed land use plan for the Gunbarrel Commumty Center ~s mtended to provide a nch
and thnvmg retail center by expandmg the amount of retail use m the area; addmg new
residents m close proximrty to the retail core, creatmg more usable publ~c spaces, and improvmg
access to and from the center (see Figure 7 on the followmg page)
The basic concept for the center is to create a denser,
mixed use retail core as shown on the map below
The retail core will serve as the heart of the
commumty center and provide spec~alty and
convemence retail uses, attached housmg, and some
office use. Spme Road between Lookout and
Gunpark roads will be the "Mam StreeY' for the retail
area and provide a pleasant, pedestnan-oriented,
gathermg area for the subcommumty It w~ll be
lmked to a secondary street one block to the east
"Maln Street" tleuelopment refers to
areas patterned aRer historic
commercial centers designed
speclflcallY to enhance the
pedestrian environment and crea[e a
sense of community with dulldings
built up to the street, wlde sidewalks,
1" floor retail storefronts, and
pedestrfan-scale architecture.
Other land use distncts surroundmg the retail care
will provide employment, housmg and convemence retail uses and will be Imked to the retail
core wrth streets and multi-use paths.
The convenience retail distnct to the north of Lookout Road w~ll prov~de easily accessible, non-
spec~alty reta~l serv~ces to the neighborhood suCh as hardware stores, drug stores, auto parts
stores, restaurants, and dry cleaners. The former Hugh M Woods s~te is the most visible site
from the 63`~ Street entrance to Gunbarrel. This site will be designed to attract shoppers to the
Community Center and offer a pleasmg shoppmg environment
A future road and mulh-use connechon along an existmg drainage ditch from the convemence
retail distnct to the reta~l core will lmk the two areas together This connect~on would be
ad~acent to a potenrial urban park which may provide amemhes such as grassy areas, benches,
and a children's play area
A v~tal aspect of the plan is the prov~sion of a site for a potential trans~t cenCer This siCe would
be designed as a transit-onented development and mclude transit services, parkmg and some
housmg and retail uses.
Agenda Item # `> 1 ~ Page # ~j(r•
Character
Retail Core District
The retail core is the central gathering spot for the community. T'his area will be characterized
by a higher intensity and variety of uses than the other districts around it and contain a wide
range of retail, oi~fice, public, and residential uses in close proximity to each other. The retail
core should provide a variety of additional or improved retail services to those currently
available and contribute positively to the urban design of the area. Smaller specialty retail uses
will predominate and primarily se~ve the subcommunity and outlying residential areas. There
will be a conversion over time of the character of the retail core from an auto-oriented strip
center to a pedestrian-oriented, "Main Street" community center.
The district will emphasize the pedsstrian environment throu~;h the design, massing, and
placement of the buildings and the streetscape design. New residential development in the retail
core will be of a size, density, and character that support the retail uses. Retail uses will be
located on the ~rst floor of the buildings lining the main pedestrian streets with of~ce and
Agenda Item # .,~~ Page #~
Figure 7: Land Use Concept
residential above There will be a vanety of buildmg heights rangmg From 2 to 4 stories but with
a massmg that mmimizes the perceived height along the pedestnan corndors and mvites the
larger commuruty mto the retail area A new street network ~s proposed to break up the super
blocks and promote a walkable and bikable env~ronment
Resident~al development m the retail core should provide a variety of housmg types to meet the
needs of the subcommumty and the greater Boulder Valley Housmg development should be
designed m a way that mvrtes the larger communrty mto the retail and pubhc spaces
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Figure 8: PotenBal development pattern in the retail core
"Main StreeY'
- Spme Road and the new street east of Spme Road on the vacant parcel at Gunpark and Lookout
roads
Spme Road is the heart of the commumty centar and retail core Redevelopment will occur m a
pedestrian-onented pattern, with buildings built up to the street along both sides of the street
Retail uses will be located on the first floor; and residenhal and office uses above the first floor
Street-front buildmgs will be designed to avo~d a canyon-like feelmg along the pedestnan
corridor by breaking up overall massmg, varying the store-front design, and steppmg the higher
stories back from the street Redevelopment of the north corner properties at Spme and Lookout
roads will be encouraged to provide an archrtectural feature to mark the entry to the retail core
The streetscape design will support an ~nvrtmg pedestnan and shoppmg environment with grated
trees, w~de walkways, seatmg areas, bike racks, and planters The pubhc right-of-way will allow
Agenda Item # ~/) Page # ~~5~
storefront access by pedestnans, b~cycles and automobtles m a way that is comparible with the
pedestrian-onented character of the street On-street parallel parking and bike lanes will be'
provided m order to afford d~rect access and v~sibil~ty to the retail uses and create a separation
between pedestnans and movmg cars
COflE AREA RETAIL
Fdgure 9: Character of the retail core
Gunpark Drive
Gunpark Dr~ve provides a transrt~on from the higher mtensrty uses m the retail core to the less
mtense Transitional Busmess distnct to the south and e2st. Buildmg scale and massmg will be
controlled along Gunpark Drive to provide a smooth transrtion between the higher mtensrtias m
the retail core and the less mYense mixed use office (transitional busmess) distnct to the south
and east
Gunpark Dnve will contmue to allow on-street parkmg to provide access to the residential and
busmess uses on e~ther side of the street
The pedestnan environment along Gunpark Drtve wiil be enhanced by breakmg up the exislmg
super block to blocks or buildmg masses of no more than 150 to 200 ft long Detached
sidewalks and tree lawns on both sides of Gunpark Dnve will be required.
Agenda Item # ~~~ Page # `~
M~red Use IndustriaUResidential District
This area will be charactenzed by a m~x of residenhal and compat~ble light mdustnal uses It ~s
mtended to provide a transit~on between the more mtense commercial areas and the established
resident~al areas to the northeast. Development m this area would be less mtense than m the
retail areas with mamly 2-3 story bu~ldmgs The development m th~s area would be pedestnan-
oriented, with mmimal buildmg setbacks, parkmg to the rear of or underneath the buildmgs,
detached sidewalks and tree lawns The first floor or street front uses would be predommautly
~ndustrial m character while the uses above the first floor may mclude mdustnal, res~dential, or
hmited office uses
Convenience Reta81 District
The convemence retail area is the most visible area m the Commuruty Center from the Diagonal
Highway It is primarily mtended as a retail center servmg restdents withm the subcommunity
and the outlymg areas The uses m this area will be easily accessible by automobile and cater to
the convement shoppmg of househoid goods. Buildmgs will be pnmanly 1-2 stories w~th a
larger floor area than u~ the retail core to provide space for medium and large reta~lers Easily
accessible restaurants and mov~e theaters would also be supported m this area
LookoutRoad
Lookout Road serves both as a main artenal road for the subcommumty as well as a gateway to
the commumty center. The roadway will be designed to accommodate the movement of large
volumes of traffic mto and out of the center as well as bike lanes and gateway enhancements
For this reason, on-street parkmg will not be provided. Landscaped gateway enhancements will
be provided at the mtersection of Lookout Road and 63`d Street and at the east entrance to the
Commumty Center along Lookout Road
The streetscape design will also mclude a more invit~ng pedestrian env~ronment w~th wide tree
lawns (mmimum 8 feet) and detached sidewalks. Pedestnan crossmgs will be improved to allow
easy and safe access from the mixed use area north of Lookout Road the retail core
One to two story bu~ldmgs will be built up to the street m the commercial and m~xed use areas,
wrth the most mtensity encouraged at the corner of Spme and Lookout roads to create an entry
mark to the "Mam StreeY' shoppmg d~strict along Spme Road
Transitional Business District
This area is charactenzed by a mix of small-scale office uses and some service and personal
service uses. Th~s distnct is mtended to provide a visual transrtion between the h~gher mtens~ty
uses of the retail core and the ad~acent residenhal neighborhoods The existmg character of the
district would largely remam the same with some addrtional lodgmg and resident~al uses
expected to be added over time
Agenda Item # `> h Page # /D ,'
Stronger landscape buffers will be encouraged w~th redevelopment of the properties to screen
parkmg lots from the street and s~dewalk A pedestnan environment will be encouraged with
detached sidewalks and wide tree lawns
Industrial District
The Industnal area will largely remam the same m terms of the allowed scale and uses The area
is characterized by large, mdustrial and office buildmgs w~th wide set backs from the street It is
anticipated that future growth m the Industrial area will result m larger bu~ldmgs over rime
Due to the existmg and planned land uses, the area will rematn a predommantly auto-onented
distnct Detached sidewalks and tree lawns wili be requ~red wrth further development m the area
to improve the pedestnan environment
Parks and public uses
A potential urban park is proposed for the site at the southwest corner of Lookout and Spme
roads The park would serve as focal pomt and gathenng area for the Commumty Center.
Figure l0: Potential character of an urban park
Dependmg upon the final size and tocation of the pazk, possible amemhes mclude the followmg.
Large grassy play areas to accommodate various outdoor games and events
Specialized game areas such as bocce courts or board game tables
Agenda Item #_ i~~ Page #/C, 1
• Benches and p~cmc tables
• Children's play areas
Recninmendations:
The C~ty Plannmg Department w~ll mihate negotiahons with the land and busmess
owners of the proposed park s~te to determme the feasibilrty of park land acquis~t~on m
this locahon
• The City Plannmg Department will work to ident~fy pubhc and/or prrvate fundmg sources
for the development of a future urban park m the Commumty Center and for on-gomg
park mamtenance
Agenda Item # °, /i _ Page # /Ga?
Transportation Network Plan
The Gunbarrel Transportation Network Plan identifies the desired future transportation network
m the community center for all modes of travel The network plan will help land owners,
developers, the crty, and other governmental ~unsd~ctions plan for the connections needed m this
area (See figures 11 and 12 for street, transit, bicycle, and pedestr~an improvements )
One of the ma~or goals of the plan is to ~mprove the multi-modal transportation connechons mto,
out of and w~thm the Community Center. Transportation improvements are vital to the success
of a retail center. W~thout good vis~b~lity and convement access by bus, car, bicycle, and foot,
the retail services will suffer as many shoppers will choose to go to other shoppmg locarions that
are mare easily accessible
An important ob~ect~ve of the plan is to break up the large superblocks and make access to and
visibility of mdividual retail shops easier for cars, bikes and pedestnans. Smaller blocks
combmed with mterestmg, pedestnan-scaled architecture will also encourage more walkmg and
bikmg
An ~mproved pedestnan environment and good connections are ~mportant to the success of the
retail centers Improved pedestnan crossmgs are proposed far several mtersechons on Lookout
Road to facilrtate access to the retail core from the residenhal areas to the north of Lookout
Road An improved crossmg is also proposed to connect the new retail center at the convemence
retail d~strict to the retail core. Improvements are proposed for the existmg drtch channel as
shown m figure 11 to provide a pleasant multi-use connection between the two retail centers
Traffic Volume
Increased traffic congestion is a ma~or concern for residents m the subcommumty. A traffic
study performed for the Gunbarrel Communrty Center Plan shows that traffic congeshon will
worsen with growth under the current land use and zomng pattern. The changes proposed in this
plan will result m similar growth m overall traffic congestion but will show improvements dunng
the peak hours of the day (rush hour). The conversion of potenhal mdustnal uses to residential
uses as proposed m the plan will result m less congesrion durmg the mornmg and evemng rush
hours because residential and retail land uses are less mtensive durmg peak penods compared to
office and mdustnal land uses Addmg more housmg close to a~ob center will result m fewer
and shorter vehicle tnps occur on roads durmg peak hours. In addition, improved street
connections and bicycle facil~ties as shown on the plan will also help to reheve some congeshon
on Lookout Road and 63`d Street
Potential Transit Center
The potential transit center site as shown m figures 11 and 12 is conceptual ~n nature and should
not be considered a proposed location. The US 36 EIS pro~ect, a regional planmng effort
conducted by the Reg~onal Transportation Distnct (RTD) and the Colorado Department of
Transportahon (CDOT), is currently underway to evaluate commuter ra~l service between
Agenda Item # __`~~ Page # /~ ?
Boulder and Denver and Boulder and Lon~nont The final US 36 EIS will recommend rail and
transit or~ented development (TOD) locations for the enhre US 36 comdor mcludmg rail stat~ons
between Denver and Boulder The US 36 EIS is planned for complehon m 2005
Transportation Improvements
See figures 11 and 12 for the location of the proposed transportaUon improvements The
followmg ~mprovements are shown on the maps.
Street and Transit Improvements
• New and ex~stmg street connect~ons
• Intersection improvements
• Gateway enhancements
• Existmg and proposed transit stop locahons and improvements
• Exishng and proposed transrt routes
Bicycle and Pedestrian Improvements
. Exishng and proposed pedestnan and bicycle connections
• Designated on-street bicycle lanes and routes
• Enhanced pedestrian crossmgs
• Pedestnan and bicycle underpasses
• Bicycle racks and parkmg for improved accessibility to retail core destmations
Recanmendations
Streets
• Design the new street connections north of Lookout Rd. accordmg to resident~al
street standards with 5 foot detached sidewalks, eight foot landscape strips, and
on-street parallel parkmg.
• Spme Road north of Lookout Road will be designed accordmg to collector street
standards wrth 5 foot detached sidewalks, 8 foot landscape stnps, on-street b~ke
lane, and on-street parallel parkmg
• Spme Road south of Lookout Road w~ll be des~gned as an urban street with a
"Mam Street" character including 12-15 foot sidewalks, large matunng trees m
tree grates, parallel parkmg, and on-street b~ke lanes
. Other new streets m the Retail Core will be designed as urban streets with 12-15
foot sidewalks, large matunng trees m tree grates, 30 foot street width and
diagonal parkmg
• Lookout Road will be designed to accommodate the movement of large volumes
of traffic mto and out of the center and mclude b~ke lanes, 8 foot w~de landscape
strips, detached 5 foot w~de sidawalks, and gateway enhancements. On-street
parkmg w~ll not be prov~ded.
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Conhnue to evaluate the need for a new traffic signal at Lookout Road and
Idylwyld Trail every two years
Transrt
Short Term
• Improve pedestrian access from the retail core to the bus stops on the Diagonal
Highway
. Coordmate wrth RTD to relocate bus stops on the Diagonal Highway to make
northbound and southbound stops closer together and to prov~de easier access to
the 63`~ Street mtersechon
Medium to Long Term•
• Add basic transrt amenrties such as transit boardmg pads, s~dewalks connectmg
the bus stop to the 63"~ Street mtersection, shelters and improved mght lighttng at
bus stops along the D~agonal Highway m coordmahon with RTD, Boulder
County, and the Colorado Department of Transportarion
• Support coordmahon between regional and local trails efforts to fund and
construct an underpass m North Gunbarrel on the Diagonal Highway to facil~tate
access to transit on the Diagonal Highway Consider addmg bus stops and bus
stop ameruties at this location m con~unctron with the underpass pro~ect
• If it is determmed tUat Gunbarrel will be the locahon for a future ratl station,
consider addmg a nearby park and nde facihty m con~uncrion with the rail stat~on
• Consider queue ~ump operational improvements at the Diagonal Highway at 63rd
Street ~ntersection m arder to improve bus transrt operations.
Pedestnan and Bicycle
• Promote an mvitmg pedestnan env~ronment along all street connections withm
the study area by providmg 8 foot landscape strips, detached sidewalks and large
maturmg street trees outs~de the reYail core
• Improve the pedestrtan environtnent along Gunpark Drrve by providmg detached
sidewalks and 8 foot landscape str~ps on both sides of the street Conhnue to
allow parallel parkmg along Gunpark Dnve.
. Require street amemties such as benches, planters, waste receptacles, and bike
racks m the nght-of-way and all des~gnated pedestrian areas throughout the retail
core
• Design and construct safe crossmgs at the mtersechon improvement areas as
noted on the B~cycle and Pedestnan Improvements map m Figure 12.
• Construct a bicycle and pedestnan underpass under the Diagonal H~ghway north
and southwest of the study area as shown m F~gure 12.
. Evaluate the need for pedestrian-actrvated signals or streetl~ghts at the mtersection
improvement areas as noted tn figures 11 and 12
• Design and construct gateway enhanoements at the mtersecUon of 63`d Street and
Lookout Road and along Lookout Road near the east entrance to the study area as
Agenda Item # 5/ ~ Page #<~ i'
shown m F~gure 11 Gateway enhancements may mclude archrtectural features on
corner buildmgs or special landscapmg or hardscapmg at the corners or m the
public nght-of-way to create a welcommg entryway to the center
Design and construct multi-use paths to be cons~stent with the City of Boulder
Design and Construct~on Standards All paths shall have a mmimum width of 10
feet and be paved m concrete Pathways that are not wrthm a roadway right-of-
way should be placed m a pathway easement
Design and mstall bicycle lanes to be consistent wrth the city's bike lane
standards
Implementation
Over t~me, the plan and the proposed improvements will be mtegrated mto the Boulder Valley
Transportation Master Plan and the Capital Improvements Program The recommendations and
requirements of the netwark plan will be implemented through new development,
redevelopment, and through transportation pro~ects undertaken by the city as well as other
~ur~sdictions
The network plan will be implemented through the followmg actions
• Adoptron of the netwark plan by Plannmg Board and City Council
• Adoption of development or redevelopment tnggers for network plan comphance
• Idenrification of appropnate fundmg mechamsms for improvements
• Construction of capital improvements as part of the Capital Improvements Program
• Dedication and acquisrt~on of nghts-of-way
• Construction of on-site and off-site improvements by property owners as appropnate
when parcels develop or redevelop
Amendment Process
The Gunbarrel Transportation Network Plan ~s mtended to be specific enough and yet flexible
enough to have apphcahon as is for the foreseeable future m this portion of Boulder However,
if the need anses, this section descnbes a two-tiered approach to modify the network plan '
Administrative Adjustments to the implementation of the network plan can be
completed at the staff level after review and agreement by Plamm~g, Transportat~on, and
Development Review staffs as appropnate For example, staff may authorize the
admmistrative ad~ustment to the alignment of a connection illustrated on figures 11 and
12 when the requested ad~ustment meets all of the followmg cnteria
The ad~ustment results m a lateral shift m ahgnment of less than 50 feet m
properties that are 5 acres m size or less, or less than 100 feet in properties that
between 5 and 10 acres m s~ze, or less than 150 feet m propert~es that are 10 acres
or more m size.
Agenda Item # `~/> Page # ~~'~~
The ad~ustment has no adverse ~mpacts on sunoundmg properties
Plan Amendments represent modifications to the network plan document or
modifications to the map based component of the pla~ U~at propose a change m
connechvity that exceeds the ahgnment flexibilrty thresholds detailed aUove. Plan
amendments requ~re review and recommendat~ou by the Transportation Advisory Board
and a decision by the Plamm~g Board, sub~ect to City Council call-up The approvmg
authonty will consider the followmg when reviewmg a proposed plan amendment
• Change of c~rcumstance
• Physical hardship
. PracUcal hardsh~p
• Equivalency
Policies Needed to Support the Transportation Network Plan
The followmg hsts the policies that support the ~mplementation of the network plan
Connectivity to the City-wide Multi-modal Transportation System
Policy. The mulh-modal transportat~on facilities illustrated in figures 11 and 12
that connect from the Gunbarrel Communrty Center to the surroundmg
transportation network should be pnontized, programmed and
implemented by the city of Boulder as part of the Boulder Valley
Transportation Master Plan and Cap~tal Improvements Program process.
2. Coordination of the Network Plan Improvements
Policy The development of the Gunbarrel Transportation Network Plan
improvements shall be coordmated to facihtate safe and efficient mult~-
modal mobility withm and around the area.
3. Flexibility of Connection Location Regarding Development or Redevelopment
Pohcy: The multi-modal improvements ~llustrated on the network plan maps
(figures 11 and 12) are mtended to define the needed connectivity m that
area. The alignments of these connections are specific to the area shown
but are not mtended to be precise, so long as the connection illustrated ~s
created m a manner that facilrtates efficient travel. The mtent of the
network plan is to mamtam flexibil~ty m the implementation of these
connechons so as to not hmder redevelopment potent~al of a parcel or
parcels. The development or redevelopment proposals should illustrate
that the mtended connectivity is achieved. If the connection ~llustrated on
the network plan maps can not be made where shown, the ahgnment may
be varied as follows
Agenda Item # `~/~ Page #~
Development or redevelopment parcels that are 10 acres m s~ze or
less must ach~eve the connecrion wrthm 50 feet on erther side of
the alignment illustrated on the network plan maps
Development or redevelopment parcels that are more than 10 acres
m size must achieve the connechon withm 100 feet on either s~de
of the alignment illustrated on the netwark plan maps.
4. Right-of-Way Dedication and Acquisition
Pohcy. Necessary nghts-of-way or easements for the transportation facil~ty
improvements identified on the network plan w~ll be reserved, ded~cated
to, or acquired by the crty as parcels apply for development or
redevelopment as a condition of approval The city of Boulder may need
to acquire the necessary nghts-of-way or easement for pro~ects to be
constructed by the crty
5. Coordination with the Boulder Valley Transportation Master Plan
Policy The goals, ob~ectives, and mulh-modal connections identified m this
network pian shouid be mcorporated mto future updates of the
Transportation Master Plan to faciliCate their pnorihzaCion and
implementation
6. Consistency with the Boulder Valley Comprehensive Plan
Pohcy. The transportation system anricipated by the network plan is mtended to
be consistent wrth and facilrtate the potential future land uses m the at-ea as
envis~oned m the Boulder Valley Comprehensive Plan The network plan
action rtems serve to implement comprehensive plan transportation
polic~es regardmg multi-modal strategies and mvestments, accessibility,
reduction of smgle occupancy auto trips, and transportat~on impacts
7. Development or Redevelopment Compliance with Boulder's City-wide
Transportation Demand Management (TDM) Program.
Policy The city of Boulder w~tl develop a TransportaUon Demand Management
Program (TDM program) for tmplementation throughout the city This
TDM program will offer vanous transportat~on ophons to the smgle
occupancy vehicle (SOV) It w~ll gve people the flexibihty to find a
transportation ophon that works for them - part of the time or all of the
time The program will attempt to reduce single occupancy vehicle tnps
and the resultmg congestion, pollution, mcreased parkmg and reduced
open space
Agenda Item # `~~ Page # //O
The city-wide TDM program, when finahzed, will hkely have appl~cat~on
m the Gunbarrel Transportation Network Plan area and may be
mcorporated mYo the network plan
Agenda Item # `~/~ Page # /~
Plan Implementation
The plan outlmed m this document portrays a new face far the Gunbarrel Commumty Center It
respects the uruque character of the Gunbarrel ne~ghborhood, takes a fresh look at what the
character of the commercial district could be, and then addresses the obstacles that have
precluded the pnvate development of a charmmg and vibrant town center
The implementahon of these concepts depends on mvestment from both the prrvate and pubhc
sectors. A brief overview of the area's development charactenstics and challenges explams why
this ~s necessary ~
Development Background
The Gunbarrel Commumty Center is a commercial azea surrounded by well-establ~shed, upper-
mcome, ]ow-density residential areas. The commercial identrty oFthe area is tied to the many
high tech users that settled here over the last 25 years or so, and built a number of office and
mdusmal buildmgs to house a growmg workforce The ongmal buildmg forms were primanly
uhhtarian, suburban, and auto-onented Access into the area reflects this mdustnal hentage with
access off the Diagonal highway, but with no need to be immediately ad~acent or vis~ble from it
Current users range from large employers such as IBM to small widget manufacturers A
sigmficant number of buildmgs are owner-occupied, and have been for a number of years Many
property owners have substanhal equrty m their real estate and often, nearly fully-depreciated
buildmgs. Land ownership reflects the area's entrepreneunal roots and stable occupancy, it is
qurte dispersed with only a few large parcels under smgle ownership
A l~m~ted amount of adaptive reuse and mfill has occurred over time, somewhat diversifymg the
busmess base and attracring professionals seekmg to be close to the execuhve housmg stock and
removed from the Boulder congestion Reflechng the employee base that the area has reta~ned, a
certam amount of daytime serv~ce reta~l has also come mto the area Reta~l appealmg to the
residenttal areas is auto-onented and generally clustered around the Kmg Soopers grocery store
at Lookout and Spme roads Close prox~mrty to the Diagonal Highway has helped the grocary
anchor, but lack of direct access and vis~bilrty has hurt the viabihty of other retailers As a result,
tenant turnover tends to be high desprte modest rents
Today, both the office and mdustnal markets are depressed far the third year m a row and
vacancy m the area hovers m the 15-20% range Busmess and landowners are, for the first hme
perhaps, seemg a need for the area to take on a different character so it can support other uses
Landowners of a few larger parceis are considenng new development concepts, and owners of
vacant buildmgs aze considenng opportunrt~es to fill their space wrth non-tradrtional Gunbarrei
tenants
Agenda Item # ~ r Page # //
Development Opportunities and Challenges
The maiket stttdy of the area completed by Leland Consultmg Group m the summer of 2002
indicated strong demand for rental or ownership mulhfamily housmg Affordable housmg
showed the h~ghest demand, but products at almost any prtce pomt could be successful
Additional retail could be supported by the exisring market, and would grow with the residential
base over hme The immediate retail demand was for larger "boxes" that would draw from
traffic off the Diagonal Highway as well as Gunbarrel residents Large box retail, however,
would be d~fficult to accommodate m the Gunbarrel area given current parcel sizes, physical
configuration, and commumty v~sion for the area The market study also found that if properly
designed, a more village-like retail center could support additional restaurants and specialty
stares that had previously not been attracted to the area This affords some mterestmg
possibil~hes to the area residents, property-owners, and the City of Boulder if the development
obstacles can be overcome
Obstacles to reahzmg these opportumries and openmg new markets are
Zonmg preventmg residential and mixed-use development
No cnrical mass of retail actrvity clustered withm easy walkmg distance
Isolation from the residenrial population and large employers
Inadequate pedestrian connecrions wrthm the area
Low level of surroundtng residential densrty
Few available land assemblages
Poor highway access and visibiltty
Ident~ty as an mdustna]/service retail area
The Gunbarrel Commumty Center Plan considered these issues and answers many of them It
outlmes a potent strategy to enhance the viabihty of the Commuruty Center area over time
Because of the number and types of obstacles to be addressed, however, successful
implementation will require the participarion and support of both the pubhc sector and pnvate
mvestors.
Implementation Actions and Priorities
The Gunbarre] Community Center will evolve wrth the market and the actions of the property
and busmess owners, developers and commumty Some key steps are necessary m the short run,
however, to make the v~sion outlmed m this plan even possible. The responsibil~ty of the publtc
sector will be to £irst make the appropr~ate land use and zonmg changes to allow private sector
redevelopment to occur. It will also be the responsibility of the crty to identify sources of
revenue that can be specifically targeted at the pubhc ~mprovements m the Gunbanel
Communrty Center. Pnncipal act~v~ties far the first year are idenrified, and the evolution of the
development estimated for the followmg per~ods. The followmg chart outlmes the act~ons that
the public and pnvate sectors will need to take to implement the plan.
Agenda Item # `~,~5 Page # // >
ACTION RESPONSIBILITY COST TIMING
1 Ad~ust land use
and zomng to
allow new and
redevelopment
and permit a
broaderrange of
uses
Planning - Lead
Supporting department Staff time
City Attorney's Office
2 Determine costs of
and pr~ontize
public
improvements.
Planning - Lead
Supporting departments Staff time
Transportation, Parks
and Recreation
Immediately
1-2 years
Planning - Lead
3 Determine
methods of pub~ic
and/or prrvate
finanang
Supporting departments
Finance, City Manager's
Office, Parks and
Recreation, Cdy
Attorney's Office,
Transportation
Staff time
1-2 years
4 Advocate and
support formation
of a Gunbarrel
alliance.
- a not-for-profit
entity comprised
principally of
Gunbarrel
businesses and
property owners, to
lead planning
initiatives, advocate
for and market the
area
Pnvate sector - Lead
With support from the
following city
departments
Planning, Cdy
Manager's Office
Staff time
1-2 years
Form the
appropriate type of
Special Distnct
with both city and
Gunbarrel
property owner
representation to
fund mfrastructure
improvements on
a pubhc/prrvate
basis.
Pubhc/Pnvate sector
~ointlead
City departments
Planning, City Managers
Office, Ciry Attorneys
Office
Staff time
1-2 years
Agenda Item # ~~~ Page # //y _
6 Determme priorrty Public/Private sector
pro~ects, public- )oint lead
prrvate financing
methods to be City departments Staff 4me 2-5 years
used for Planning, City Managers
infrastructure Office, Transportation,
investments Utilities
7 Work with the land planning - Lead
and business
owners of the Supporting departments
proposed park site Cdy Attorney's Office, Staff time 2-5 years
to obtain park City Manager's Offce,
lands Parks and Recreation
8 Jointly encourage Public/Private sector
and support ~oint lead
development Staff time On-going
pro~ects that Supporting departments
conform to the Planning, City Managers
plan Offfice
9 Identify and recrult
desired users to Private Sector lead On-going
Gunbarral
Roles of the Public and Private Sectors
Implementation of the Gunbarrel Commumty Center Plan will occur over a long penod of hme
through a combmation of achons from both the pubhc and pnvate sectors Followmg the
immediate actions outhned above to create some regulatory and phys~cal mfrastructure changes,
the real v~siomng, actual buildmg development, and day-to-day markehng of the area will be
done pnvately, not by the city W~th multiple ]and owners and businesses mvolved, it will be
many individual actions that will change the area over the next decade. The formation of the a
Gunbarrel Busmess Alliance is fundamentally important to keep the many prrvate owners br~efed
on the Commumty Center Plan, and workmg collaboratrvely for a neighborhood benefit as well
as their mdividual self-mterest.
Potential Sources for Public or Private Financing
Both the pnvate and publ~c sectors will be key players m fundmg mfrastructure ~mprovements.
While many traditional public-financmg techniques will likely be used, the crty's panc~ipation
will, to a large extent, be tnggered by the promised participat~on of the pnvate sector A log~cal
and expeditious approach is to support formahon of a special d~stnct authonzed to make property
assessments (There are several different types of districts that should be reviewed and
Agenda Item # , `~ ~~ Page # /i_`?
cons~dered m this effort Busmess Improvement D~stricts, Special Improvement D~stncts,
General Improvement Distncts and others each have umque powers and charactenstrcs The
decision would be made based on the role and function of the new entity, and would likely
involve both the city and Gunbanel Busmess All~ance members ) Once formed, the d~stnct
governmg body would decide which pro~ects to fund, m what pnonty, and the type and terms of
the pro~ect fundmg
The financial s~tuation facmg tl~e publ~c sector today makes private sector leverage an
mcreasmgly common cntena for allocation of scarce resources Implementation of the plan will
mvolve idenrificarion o~'substanrial pubhc fundmg needs, but rt can only be successful if it is
matched on some formula w~th pnvate participation and fundmg Potential fundmg sources tl~at
will be explored further mclude the followmg
Dedicated taxes or fees
The C~ty earmarks sales tax revenues above a certam amount toward improvements m the
Gunbarrel Commumty Center. Developments that generate mcreases m sales and
property tax would be ehgible to have a portion of the mcrement used to pay for quahFied
public mfrastructure on their pro~ecY if it conforms to the plan Sales taxes are ~ust one
source of pubhc revenue that could be recaptured by Gunbarrel. Busmess to busmess,
busmess use, and construction use taxes from Gunbarrel development could be partially
dedicated for uses such as street improvements, park acqmsmon and mamtenance, or
hbrary services
2. Improvement District
An improvement distnet agrees to do a property tax assessment on its members to match
city fundmg at some percentage (perhaps 25%) of the cost of desired mfrastructure
improvements as determmed by public and pnvate members on the special distnct board
The city is then responsible for fundmg the other 75%, and buildmg the pro~ect as usual
But the pro~ect is expedrted because of the pnvate sector part~cipahon
3. Colorado Department of Transportation (CDOT)
CDOT funds for ehg~ble pro~ects should be pursued for street improvements and gateway
enhancements Fundmg is more likely when leveraged with both private and local
government matches at some level
4. Regional Transportation District
RTD funding may be available for future transit stop improvements
Agenda Item # ?1~ Page # //~,
5. Federal Transit Agency (FTA)
If a rail or transit stat~on is secured, FTA should be approached for funds for plamm~g the
Transit Onented Development (TOD) around the stahon, elements that enhauce ridership,
and better bike and pedestnan connecUons to the TOD area
6. Boulder County Trails funds
Funds may be available far future mulh-use paths into and out of the Commumty Center
Grants
Foundations both locally and nationally should be approached for ass~stance Green
space or urban park acquisihon or enhancement is of mterest to several orgamzations, and
the gateway enhancements could also fall mto this category.
8. Philanthropic Gifts
Parks, l~branes and other civic uses are pnme opporturuhes to mvolve philanthropic
givmg Nammg opportumties are sometrmes available and attract~ve to donors In every
case, however, the ~mportance of the pro~ect to the communrty must be estabhshed, rts
maintenance accounted for, and the other fundmg sources committed
Park and Library Amenities
Drban Park
There is currently no pubhc fundmg identified to support the acquis~t~on or development of any
additional publtc park sites m the Gunbarrel Subcommunrty. Potenhal acquisitton and
development of an urban park m the Communrty Center will require both negohaUon with
existmg landowners and tenants as well as a fundmg source to generate the appropriate revenue
for purchase, development, and long-term mamtenance Assummg funding sources are
idenhfied, the Plannmg Department will mmate negohations with land and busmess owners If
negotiations fail, a new locahon for a park will be explored
Library
Although a small l~brary facilrty m Gunbarrel would be a des~rable amenrty to both city and non-
crty residents, the city is currently unable to fund the construchon and operatrng costs of a hbrary
that would serve pnmanly unmcorporated residents The county would have to be a ma~or
partner m financmg such a facihty, particularly smce the serv~ce would draw residents from
other unmcorporated res~dential areas like Niwot. A Gunbarrel library is in the crty's long-range
hbrary caprtal facilrties plan, but sripulates that such a factlity will be needed if and when the
umncorporated residenUal areas are annexed mto the city At such a hme, the city would
Agenda Item # `~ h Page #J(~
negohate the financmg of the facility and ~ts operahons as part of an annexarion fee and
agreement plan
For several years, the concept of a regional hbrary tax (a countywide tax) has been d~scussed
among the municipal ltbranes m Boulder County The 2003 Colorado Legislature passed a new
sechon to the state library law - wh~ch allows the formarion of Regional Library Authont~es
(modeled after Regional Housmg Authorrty legislation), and if th~s concept moves forward and,
if the county agrees to be a participant, Gunbarrel res~dents would be taxed for l~brary services,
along with everyone else wrthm the boundaries of the Regional Library Authonhes Dependmg
on the tax mcrement that is approved, funds could be available to pay for the construcrion and
operation of a library facility m Gunbarrel •
Another possible solution for fundmg a library m Gunbarrel is far the residents to form a spec~al
taxmg distnct and vote to assess themselves for development and operahon of a I~brary They
could own and operate their own facility or contract with the Boulder or Longmont library to for
the long-term operation The town of Nederland and residents m the surroundmg area did ~ust
that m November, 2002 and now collect property tax revenues that are earmarked specifically to
operate the Nederland Library Distnct.
Proposed Land Uses
The Comprehensive Plan Land Use map provides a sketch plan of the desired land use pattern m
the Boulder Valley Zonmg regulates the location, amount, quality, and types of land uses and is
one tool used to implement a comprehensive plan Changes to the Comprehensive Plan Lanfl Use
Map will be one of the first steps m implementmg the vision established in the Gunbarrel
Communrty Center Plan and necessary changes to zomng will follow
Agenda Item # _~ L~ Page # //,Y
% ' ~._~~~
'~ ~ D
;; ___ ~
~~ / /~ T ` .• ..-.
~ -
. ( ' -- ' `!
~ ~ ~ ,+~..~.. ~~- . ~
~ r l ~77 yf~/ r ,{; 9~~~+. . 7
`T -_ ~ ~ ~TCI~ ~~'~i'7~/Z:1 ( 0~~'14Vb';aar__ ~:~;:~.
,__.,,."-~~._~ •-- .--i_mi r'1~. f~.~~:` r..r..-; ~.~
,~
Figure 13: Proposed Land Uses
The map above summarizes ti~e recommended Comprehensive Plan Land Use designations and
they are described below.
Performance Industrial - Primarily research and development, light manufacturing,
large scale printing and publishing, electronics, or otlier intensive employment uses.
Performance industrial uses require high-quality site plans and must meet performance
criteria for how on-site and off-site impacts are handled.
~xample uses: Research and development, light manufacturing, technical offices, and
other types of industrial uses that exist in the study area today.
Industrial / Residential Mixed Use- Areas where housing is compatible with and
appropriate to the industrial character of the area will be encouraged.
Example uses: Light manuFacturing, service industrial, motor vehicle services, small
theatres, art studio spaces, technical offices, cornputer design facilities,
telecommunications, recording facilities, printers, publishers, recreational facilities,
government facilities, live-work, and attached dwelling units.
Community Business - is defined as the focal point for commercial activity serving a
subcommunity. Th~se areas are designated to serve the daily convenience shopping and
service needs of the local population, and are generally less than 150,000 to 200,000
square feet in area. Offices within the Community Business areas should be offices
designated specifically for residents of the subcommunity. Where feasible, multiple uses
will be encouraged within these centers.
Agenda Item # .'~/~~ Page #~~,
Example uses restaurants, personal services, large or small retail, banks, hotels, motels,
medical or dental offices, recreat~onal facil~ties, schools, day care, art studios, and
professional offices
Mixed Use Business - Areas where busmess uses will predommate m the area overall,
although housmg and pubhc uses supportmg housmg will be encouraged
Example uses. specialty retail, restaurants, personal services, banks, medical or dental
offices, reareahonal facilihes, dwelhng unrts, art studios, and professional offices
Transitional Business - This area will be zoned for less mtensive busmess uses than m
the Commumty Busmess area, and provide a trans~hon to resident~al areas.
Example uses• temporary lodgmg, offices, residential, medical clm~cs, recreational
facilrties, auto rental, churches, and day cue
Zoning
In some areas, rezomng w~ll be required to implement these comprehensive plan land use
designahons The most sigmficant changes m zonmg will occur north of Lookout Road wliere
the existmg zonmg is mdustnal, but the vision far the future is for convemence reta~l and m~xed
use industrial with housmg Due to the number of existmg busmesses m this area, the c~ty is
committed to ensurmg that these exishng uses can contmue to thrive. The city's regulations
currently allow nonconformmg uses to remazn or change to another nonconformmg use of
similar impacts and expand up to 10% through a review process.
Agenda Item # '~,1~ Page # / ~ ~
7ohn
Here are a few thoughts on the Ganbarrel Commumty Center Plan Gene~ally, we thmk rt ~s a good start,
but, like all plans, the dev~l ~s m the deta~ls We look forward to a productrve d~alog wrth the Plannmg
IIoard to tweak rt mto final shape
Buildmg He~ght - The plan calls for 2 Co 4 stor~es m tlia retail core I can say wrthout reservat~on that tlie
Gunbarre] communtty feels strongly that any foui story stnictures m Gunbaire] are out of charac[et and
violaCe the scale of what we are trymg to accomphsh Of the mne nvxed-use p~o~ects we know of m
Boulder, all but One Boulde~ Plaza are three s[ones oi less and all are m more urban contexts than
Gunbarcel We need to understand the crty's Ihmkmg here We beheve that the retail core should be
charactenzed by a htgher mtens~ty and vanety of uses than what sursounds rt But, we bel~eve that the
mtensrty can be achieved, as rt has been m the othet eight m~xed-use srtes, wrthout the mum~dahng effect
of four story structures "One Gunbarrel Plaza" ~s no[ the kmd of mvrtat~on the Gunbarrel commumty will
respond favorably to
Resident~a] Considerahons - The plan identifies areas where residential development can occur l do not
know if you have Michele Allen's spreadsheet m your packets (if not you should request i[) It pro~ec[s 705
adduional residen[~al umts based on the plan's expected future land use changes Although, this represents
500 more res~denhal umts m th~s area than have been suggested before, we understand the need for close-m
residenttal giowth to support the retail center If propedy des~gned and distubuted, they could improve the
amb~ance of the neighborhood as well But, rt looks to us as ~f many of these unrts will be stacked over
reta~l or mdustrial, which does not provide the same res~dent~al expenence as a free-standmg townhouse or
brownstone We feel that other opportumhes for close-m residential development sliould be employed to
transfer some of the stacked density out of the reta~l coie, whwh adds to the drversity of the mix and would
be more appropriate to the needs of GunbarrePs employment base For example
• Gunpark Dr~ve west of Spme Road remams mdustnal under this plan Th~s is a quiet street with
several agmg and outdated buildmgs that could host new brownstone or townliouse developments
• Although the six vacant lots on the south stde of Gunpark Dnve east of Spme Road can be developed
as resident~al under current zonmg, this kmd of development crugl~t be more aggressrvely encouraged
under thrs plan
• The north side of Odell Place east and west of Spme Road is mulh-use mdustnal imder this plan It
could be a better place to transfer some of the stacked untts out of the retail core where they could be
developed as townhouse or brownstone umts providmg a more d~verse avx of resident~al
Anyway John, we are sure that you and the other members of the Plannmg Board will have your own
thoughts and suggeshons too Whatever the appropriate level of detail for comments ~s at this stage m the
process, we look forward to explonng these opporlumties with you
;
~~ I l~~1~,~1~~c~'.
Gunbarrel Community Center Plan
Character Descriptions
Draft August 5, 2003
Retail Core area
The Retail Core is the central gathermg spot for the commumty It should prov:de a
vartery of add:honal or zmproved services to those currently ava:lable and conh~~bute
pos~tively to the urban design of the area Retail uses of the magnetude suggested by the
Citrventure study should predom:nate, be concentrated, as much as possible in the
O'ConnoriGunbarrel Square parcels and purge ~ts current strtp center character Th~s
area will be character~zed by a higher intensrty and variety ofuses than the other distncts
around it and contam a wide range of retail, office, public, and residential uses m close
prosumty to each other. Smaller specialty retail uses wtll predominate and prunarily
serve the subcommumty and outlying resident~al areas. The distnct will emphasize the
pedestnan env~ronment through the design, massing and placement of the buildings and
the streetscape design. Anv new restdent:al areas created by the Plan should be ofsuch a
sre, character ancl densrry that is supportrve of but subserv:ent to, the pnmarily reta:l
uses suggested afiove They should provtde a variery of hotrs~ng types at a netghhorhood
scale approprtate to the kmds of employment available in the employment centers and to
population age demographics They should be des:gned tn such a way so that therr
presence tn the Core Retatl area an no way dtscourages the sense of tnvitanon that the
urea extends to the larger commurary ~t zs designed to serve For these reasons
res:denhal bualdrngs should range from two to three stortes or thrrry five feet, wath
residenhal over retatl not to exceed forry four feet tn herght over underground parking
and, be dtspersed throughout the var:ous areas called out m thts Plan rather than
concentrated tn massrve developments Any massmg should mamm:ze the percerved
hetght along pedestrian corrtdors A new street network is proposed to break up the
super blocks and promote a wallcable envu~onment
"Main StreeY' - Spine Ruad and t6e new street eust of Spine in the Gunburrel Town
Center project.
Spme Road is Yhe heart of the commumty center and retail core Redevelopment will
occur ui a pedestrian-oriented pattern, wrth two to three rtory butldings built up to the
street along both sides of the street Reta~l uses will be located on the Y'vst floor; and
restdential and office uses above the first floor Street-front buildmgs wtll be designed to
avoid a canyon-like feelmg along the pedestrian comdor. Redevelopment of the north
corner propemes at Spme and Gunpark roads will be encouraged to provide an
arch~tectural Yeature to mark the entry to the Retail Core
The streetscape design will support an mviUng pedestr~an and shoppmg environment w~th
grated trees. wide walkways, seating areas and planters. The public right-of-way will
allow storefront access by pedestr~ans, bicycles and automobiles in a way that is
compatible with the pedestr~an-oriented character of the street. On-street parallel parkmg
will be provided ui order to afford d~rect access and vis~biluy to the retail uses and create
a separation between pedestrians and movuig cars.Actually on-street dtagonal park~ng is
the preferred alternatrve here and we may want to constder requ~ring btcycles to
dismount here, or f nd some other snfe way of atta~ning u
Gunpark Drive East
Gunpark Drive provides a transrtion from the higher intensity uses ui the Retail Core to
the less mtense Transirional Busmess distnct to the south and east Building scale and
massing wtll be controlled along Gunpark Drive to prov~de a smooth transition between
the higher mtensities m the Retail Core and the less intense Tsuxed use office (transrt~onal
busmess) district to the south and east
Gunpark Dnve will contmue to allow on-street parkm= to provide access to the
residential and business uses on either side of the street
The pedestnan envuonment along Gunpazk Drive should be enhanced by breakmg up the
existuig super block to block or building masses of no more than I50 to Z00 ft long
Detached sidewalks and tree lawns on both sides of Gunpark Drive will be requued.
Resedenttal uses on the stx vacant lots on the south stde, although permitted by current
zorang, should be mare aggressrvely encouraged as an alternanve to the stacked untt
denstry [hat extsts tn the current Town Center proposal
Gunpark Drive West
Thas aren remazns untouched by the plan Because tt is a yaueter street wJth some aging
and me~pensrve burldings, commamtcates well wath the conventence retatl and retatl core
specialry areas, und could accommoctute more diverse kinds of restdentiul ctevelopment
( brownstones, rowhouses, " mansaonpleres ") to re~ieve too much stacked untt
development zn the retail cor~e t[ needs further conszderation Also , tf at some point the
war~ehoarse ar~ea rmmed~ately south of d2e plan boundarles ivere to be brought tnto the
plan it would he relatively simple to create a nice street network here
Mised Use IndustriaUResidential area
This area will be characterized by a mix of residenual and compatible hght mdustrial
uses It is intended to provide a transrtion between the more mtense commercial areas and
the established residential areas to the northeast. Development in this area would be less
uitense than m the retail azeas with matnly 2-3 story butldmgs The development m th~s
area would be pedestrian-onented, wrth m~mmal buildmg setbacks, parkmg to the rear of
or underneath the builduigs, detached sidewalks and tree lawns The fvst floor or street
&ont uses would be predommantly mdustnal in character while the uses above the first
~
tloor may u~clude uidustnal, residential, or hmrted office uses Lrve/tivork crn:ts,
opportz~n:t:es jor artrst, cr•aftsmen, and smnll ind:tsn•tal otivners to live and work wJthrn
close proxim:ty shoarld be encoz~raged
Convenience Retail area
The Convemence Retail area is the most visible area in the Commumty Center from the
Diagonal Highway. It is primazily urtended as a retail center servmg residents withm the
subcommunity and the outlying azeas The uses in this area will be easily accessible by
automobile and cater to the convement shoppuig of household goods Buildmgs will be
prunarily 1-2 stones with a larger floor azea than m the Retail Core to provide space for
medmm and large retailers Eas~ly accessible restaurants and movie theaters would also
be supported in th~s azea The 80, 000 sf burldrng on the west side of 63'd street because of
its visubthty from the Daagonal, tts pntential for reducing automob:le trips down Lookout
Rd (Inirado had almost 600 emplayees) need5 to be constdered for some more flexible
Innd of land use other than Industrtal that could complement the Hugh M Woocts s:te
Lookout Road
Lookout Road serves both as a mam arterial road for the subcommunity as well as a
gateway to the communrty center The roadway will be designed to accommodate the
movement of large volumes of tr~c into and out of the center as well as a bike lane and
gateway enhancements For this reason, on-street parking will not be provided.
Landscaped gateway enhancements will be prov~ded at the intersecrion of Lookout Road
and 63`d Street and at the east entrance to the Community Center along Lookout Road.
The streetscape design will also mclude a more mv~tmg pedestnan envuonment with
wide tree lawns (mmunum 8 R) and detached sidewalks. Pedestnan crossuigs will be
improved to allow easy and safe access from the mixed use area north of Lookout Road
the retail core.
One to Cwo story buildings will be built up to the street m the commercial and mised use
areas, w~th the most mtensrty encouraged at the corner of Spme and Lookout roads to
create an entry mark to the'`Mam Street' shoppmg distnct along Spme Road
Ccmefu! attention needs to fie patd to es:stzng und proposed left huncf turn lane stacktn~~
volumes into und out of the core retc:il area from Lnokout so as not to tmpede flotiv
Transitional Business area
This area is character~zed by a mix of small-scale oFfice uses and some service and
personal service uses This district is mtended to provide a visual transrtion between the
higher mtensrty uses of the Retatl Core and the ad~acent residential nei~hborhoods The
existmg character of the district would largely remain the same with some additional
lodgmg and residenttal uses expected to be added over time
Parkmg lots adjacent to the street would remain, however, stroneer landscape buffers w~ll
be encouraged with redevelopment of the properties. A pedestnan env~ronment will be
encouraged wrth detached sidewalks and wide tree lawns
Industrial area
The Industrial area will largely remaui the same m terms of the allowed scale and uses.
The azea is character~zed by latge, uidustrial and office buildmgs with wide set backs
from the street It is anticipated that future growth ui the Industnal area will result m
larger buildings over tune
Detached sidewalks and tree lawns will be requaed with fiuther development ui the area
to unprove the pedestnan env~ronment. Due to the large lots, bmldmg placement and
uidustrial uses, however, the area will remam a predomuiantly auto-oriented district
See my comments under Gunpurk Drrve We~t and Conven:ence Reta:l Dish•tct
~.tc`j~, i ~i ~
Brea Williams
From: Brea Williams [brea@oconnor-group.com]
Sent: Thursday, September 04, 2003 4:35 PM
To: 'pammerco@aol.com'; 'ado-ecos@indra.com ; 'macon.cowles@attbi.com'; 'spitrer@aya.yale.edu';
'simon.mole@judicial.state.co.us'; 'elise@cecenvira.org'
Subject: Gunbarrel Community Center Plan
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