HomeMy WebLinkAboutMinutes - Planning Board - 9/18/2003Ciry of Boulde~
Plamm~g Board Mmutes
Septembei 1 S, 2003
APPROVED NOVEMBER 6, 2003
CITY OF BOULDER
PLANNING BOARD ACTION MINUTF.S
September 18, 2003
Council Chambers Room, Municipal Building
1777 Broadway
BOARD PRESENT:
Macon Cowles, Vice Cha~t
Ehse Jones
Thom Krueger, Chair
Simon Mole
Alan O'Hashi
Beth Pommer
BOARD ABSENT:
John Sprtzer
STAFF PRESENT:
Jeff Arthur, Development Review
Varda Blum, Floodplam & Wetlands Engmeer
Steve Dunan, Transportation Engmeer
David Gehr, Ass~stant City Attorney
Elizabeth Hanson, Actmg Land Use Review Manager
Silvia K~olseth, Board Secretary
Peter Pollock, Plannmg Directar
Brad Power, Director of the Boulder Urban Renewal Authority
1. CALL TO ORDER
Cha~r T. Krueger declared a quorum at 6 02 p.m , and the followmg busmess was
conducted
APPROVAL OF MINUTES
Pagc I
MOTION: On a mohon by M Cowles, seconded by E Jones, the Plamm~g Board approved the
mmutcs of August 28, 2003 as presented (vote 6-0; T. Krueger was absent)
3. CITIZEN PARTICIPATION (start time 6 04 p.m )
Paul Bailey, 1184 Qumce, spoke about the Boulder Jaycees depot
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4. DISCUSSION OF DISPOSITIONS, PLANNING BOARD CALL-UPS
(start time 6 06 p m)
The Plannmg Board did not call up either of the Plannmg Department disposrtions (non-
conformmg use review at 2045 Walnut Street) and (minor subdivision at 528 Hawthorn
Avenue).
5. ACTION ITEMS
A. Pubhc hearmg and considerahon of a Concept Review #LUR2003-00055 for
conceptual redevelopment plans for the Crossroads Mall site located at 1600
28'h Street, mcludmg general circulahon, approximate buildmg s~zes and
locations, proposed demol~tion, conceptual elevahons, sections and gradmg the
ex~shng site (start time 6:08 p.m )
Citizen Participation:
Paul Bailey, 1184 Qumce Avenue; Susan Bond, 2440 Pearl Street, Alice Swanson,
2440 Pearl Street; Lou Della Cava, 2418 30`~' Street, Earl McLaughlin, 5541 Central
Avenue, Nolan Rosall, 616 14~h Street, Robert Sharpe, 5995 Marshall Dnve, Tom
Weis, P.O. Box 1232, Lyons
Board Comments:
Overall Development Concept
Cowles. I really like this concept as ~t is developmg. Many hope to love Crossroads
again I don't want a bag of regulatrons to suck the life out of the team and
what mspires the~r work Let this development move m the direction it needs
to move. I agree w~th Bi1I2A's comments
Jones. I'm excited about the pos~tive direction of this pro~ect m the heart of Boulder,
not ~ust for the retail uses, but for the quality of live I applaud Westcor's
enthusiasm to do this `Boulder style"
Knieger The overall concept supports commumty goals I hke the new focus mtenor
to the site
Mole~ I like the concept of an "excihng new experience" This has the potenrial to
give Boulder back a piece of the crty. Flatirons Crossmg was neat and fun at
first but I'm not exc~ted to go back, I'm lookmg foi somethmg to last decades
O'Hashi LeYs retum convemence shoppmg back to Boulder The pro~ect should be
mce but not "gl~tzy" -"come here and buy things, glitc and fashion are down
the road"
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Pommer: I agrec that the plan is sustamable, valuable to "divide up" the s~te mto
neighUorhoods Develop a better concept of a walkabie green space with
landscapmg More green is needed along 29`~' Sheet to create a better sense of
place
Building Design
Jones The plans need more work re. facades facmg the outs~de of the site Be
creahve - consider the use of public art to make the pro~ ect mvihng from all
sides McGuckm Hardware is a good example of a store with more than two
entrances, there are many other examples
Krueger. I support the sptrrt and mtent of the BVRC Design Guidelmes The pro~ect
design guidelmes will l likely be a hybrid of what Westcar wants and the
BVRC guidelmes (buildmg envelopes, floor area rat~os, w~th flexibility) i
agree with staff inemo re the backs of bu~ldmgs Be sure that the pro~ect
buildmgs are structurally designed to hold future second stones, if desired
Mole I'm looking for quality buildings that will be there for a substantial amount of
hme. I want to facihtate the pro~ect looking hke the retail areas penpherai in
the BVRC I want to see good quality materials-ieal stone, real matenals (if
an extra story is needed to fund that good quality, I'd consider it ) I like
buildmgs with individual character. I don't want to see a myriad of concrete
color wash buildmgs done m shghtly different color.
O'Hashi I trust the developer will address the issue of how the buildmg facades face
the streets
Pommer Pll look for quahty design guidelmes. Cons~der a reta~l wrap for the parkmg
garage, as suggested m the staff inemo
Building Height / Building Envelope Flexibility
Cowles I'd be willing to build m Ilexibilrty, up to what the charter and crty code
allows I am comfortablc with a height excephon for a certam percentage of
the siYe, wiYh spectfic standards (e g. BVRC guidelmes and site rev~ew
crrteria) and allow call-up of staff approval
Jones I generally support flexib~lity, up to a pomt I'm more concerned about height
- the views are key to protect, especially the v~ews from the plaza Where
there is the greatest Ilexibtlity needed, I'm wilhng to provide rt for a buildmg
envelope or a groupmg of buildmg envelopes
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Krueger. Regardmg hetght flexibtlity, I may want a httle more predictabtlity than
Westcar wants With collaborat~on between Westcor and city staff, we should
be aUle to figure it out I prefer to see a comprehensrve master plan for a
height request
Mole Pm very w~lling and mterested m workmg with the appl~cant to a(low extra
stories for mixed use (office or housing at 2°`~ level) or multi-story retail I
would be unhappy to see 55 feet used for cupolas and cutesy details, wrth one-
story boxes underneath I'm opposed to a"blanket height approval" for that
reason There is an issue of process equity (the Board often spends a huge
amount of time one mdrndual bmldmg when a height modification is
requested). You're askmg us to spread our attent~on thmly on a huge area of
town I am concerned about approvmg only bmldmg footprmts Perhaps
there should be separate hearmgs on each neighborhood of the pro~ect~ I can
support flex~biltty if Plannmg Board can call up mdividual buildmgs for
review (Also, Plannmg Board would need to review full size color
drawmgs.)
O'Hashi. I'm willmg to groe "carte blanche" for height, when buildmgs come back for
full review, the Board can use discretion.
Pommer: Buildmg height is m Boulder's city charter, people are concerned about height
here Buildmg height must be considered accordmg to crty code
reyuirements/process and m a way that ~s eqLUtable for the rest of the
commumty (e g. if other applicants want to use this process).
Miscellaneous
Cowles. The city has a pol~cy of encouragmg cihzens and busmesses not to waste
nonrenewable resources Are the hghted cupolas useable spaces~; can be used
to brmg m daylightmg Local non-profit groups need small meehng spaces,
could storefronts be used~ Could this be a Westcor-city partnership?
Consider handball courts on the outside of the big box buildmg.
Jones I'm supportive of environmental sustatnability and green buildings
Krueger• I'm not particularly supportive of office uses as a second story (there is a lot
of vacanY oEfice space m the region) I'm supportive of residenhal use m the
northeast corner, as shown A separate ne~ghborhood makes sense far
housmg (horizontal vs vertieal m~xed use)
Mole I support the theater use Seek expertise foi m~xcd use housmg; consider
vertical mixed use (look aY approved plans for Culver Court mixed use
build~ng, nearby at southeast corner of 28`~' and Arapahoe). I like the concept
of fill m the south end for ffood control
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O'Hashi What happens ~f the pro~ect siows down~ (e g 3 year vested property rights)
The Economic V~tality Action Group (EVAG) could help generate a good m~x
of retail tenants Pm lookmg forward to the new theater
Pommer I agree that economic sustamability is important I am grateful far the
proposed flood solution, the underpass soluhon may be difficult.
Site Plan
Cowles I l~ke the outdoor concept but there is a danger, as the weather gets colder, of
retailers keepmg their doors open and theateis usmg outdoor heaters at hcket
]mes (wasted energy) Plant big legacy trees mternal to the site (realizmg that
this could be a challenge over a parkmg deck). Smaller hardscape plazas can
be effective outdoor spaces; see Christopher Alexander's A Pattern LanguaQe
(see Patterns No. 61 and No 69) At the corner of 28~~' and Arapahoe, be
careful not to ~ust mvite pedestnans mto a parkmg lot
Jones Boulder~tes l~ke to be outside - use legacy trees m the outdoor spaces. Look
at how to make the plaza a draw
Krueger Make the plaza a meanmgful space The plan could show mare density at the
corner of 28th and Arapahoe
Mole: Pm mterested m legacy trees, green m the plazas - add quahty to the pubhc
open spaces I hke buildmg setbacks which leave room for plaza areas (look
at The Village shoppmg center and Ideal Market area m North Boulder as
examples) Consider deferred parkmg to get more green space (e g west of
the central neighbarhood buildmgs)
O'Hashi Design public ameruties to visually connect with the rest of the BVRC and
downtown There seems to be a lack of pubhc/c~vic space fo commumty
events
Pommer. A gateway is proposed for 28~~'/Arapahoe (pull back more) but other site
entrances feel more l~ke a back door. Keep workmg on the layout for the
southeast ma~or anchar (~ts not there yet) i like that buiidmgs are farther back
along 29~~' Street - creates a good plaza space Make sure that bank dnve thru
layout works
Transportation Connections
Cowles At the corner of 28~~' and Arapahoe, be caiefi~l not to ~ust mvite pedestrians
mto a parkmg lot (make sure it works as a gatcway) I suggest that the
Westcor and Cmnmumcahon Arts design team members get on b~cycles and
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to approach Ciossroads from all four corners of the srte I do not thmk that
the concept plan meets tlie ob~echves of the BVRC connections plan, tbere are
crihcal connections that need to be make
Jones Look at all enhies to Yhe s~te - as well as the four corneis; make them mvrtmg
Mole Pm not a big fan of malls - I ltke puttmg back the streets Al~gn 29`h St wtth
TargeYs plan.
O'Hash~ Discuss the best place for bus stops and RTD routes.
Pommer I'm not t~ed to the spec~fic connections shown on the plan as long as the mtent
is met
7. MATTERS FROM THE PLANNING BOARD, PLANNING DIRECTOR, AND
CITY ATTORNEY (start hme 10 04 p.m )
A. Work Program Update.
The Board and staff discussed the Transportation Master Plan adoption, Willow
Ranch Transfer of Development Right, and the 4~~' Street rezoning.
8. DEBRIEF/AGENDA CHECK (start t~me 10.38 p m)
The Board debriefed the meetmg
9. ADJOURNMENT
The Plamm~g Board ad~ourned the meetmg at 10 49 p m
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