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4 - Disposition: Pearl Street Lofts, Site Review # SI-00-04, 2005 Pearl StreetNOTICE OF DISPOSITION You are hereby advised that the following action was taken by the Planning Department based on the purposes and intent of the Land Use Regulations as set forth in Chapter 9-4, B.R.C. 1981, as applied to the proposed development: IN ORDER FOR A BUILDING PERMIT APPLICATION TO BE PROCESSED FOR THIS PROJECT, A SIGNED DEVELOPMENT AGREEMENT AND SIGNED MYLAR PLANS MUST BE SUBMITTED TO THE PLANNING DEPARTMENT WITH DISPOSITION CONDITIONS AS APPROVED SHOWN ON THE MYLAR PLANS. IF THE DEVELOPMENT AGREEMENT IS NOT SIGNED WITHIN SIXTY (60) DAYS OF THE FINAL DECISION DATE, THE PLANNING BOARD APPR(~VAL AUTOMATICALLY EXPIRES. NAME OF PROJECT: Pearl Street Lofts DESCRIPTION: Permit 7 residential units (lofts) to be constructed above the building located at the northeast corner of 20th and Pearl Streets. LEGAL DESCRIPTION: Lots $, 9 and 1 l, Block 88, East Boulder, City of Boulder, County of Boulder, State of Colorado LOCATION: 2005 Pearl Street COOR: APPLICANT: OWNERS: APPLICATION: ZONING: CASE MANAGER: DECISION: VESTED PROPERTY RIGHT: N3 WS SFP Realty, Ltd. SFP Realty, Ltd. Site Review #SI-QO-04 MU-X Margaret Doherty Approval with conditions NO; the owner has waived the opportunity to create such right under Section 9-4-12, B.R.C., i981. Approved on: March 24, 2000 r By: Peter Pollock, Director Planning Department This decision may be appealed to the Planning Board by filing an appeal letter with the Planning Department within two weeks of the date of approval. If no such appeal is filed, the decisian shall be deemed final fourteen days after the date above mentioned. Appeal to Planning Board expires: April 7, 2000 Pursuant to Section 9-4-8 of the Land Use Regulations (Boulder Revised Code, 198I ), this Page 1 approval shall expire three years after the final approval date unless development has proceeded as specified in Section 9-4-8. Conditions of Approval Prior to a building permit application, the Applicant shall submit the following items for the review, and subject to the approval, of the Planning Department: a. Final architectural plans, including materials and colors, to insure compliance with the intent of this approval (and compatibility with the surrounding area). The architectural intent shown on the approved plans dated February 10, 2000 is acceptable. Planning staff will review plans to assure that the architectural intent is performed. b. A detailed landscape plan, including size, quantity, and type of plants existing and proposed; type and quality ofnon-living landscaping materials; any site grading proposed; and any irrigation system proposed, to insure compliance with this approval and the City's landscaping requirements. The architectural intent shown on the approved plans dated February 10, 2000 is acceptable. Planning staff will review plans to assure that the architectural intent is performed. c. A detailed site plan, including dimensions of parking stalls and back-up, which designates one parking space for each residential unit. 2. Prior to a building permit application, the Applicant shall secure approval from the Housing Division of the Housing and Human Resources Department for compliance with the provisions of Chapter 9-6.5, B.R.C. 1981, Inclusionary Zoning. Attachments Attachment A: Vicinity Map Attachment B: Development Review Committee Comments, dated March 10, 2000. Attachment C: Approved plans, dated February 10, 2000. S:\PLAN\DATA\CUR\DISWORKlMD2005PE.D1S Page 2 Jy r`'] I i i i i ' f -LOCATION: 2005 Pearl St. - APPLICATION TYPE: Site Review -ZONING: MU-X (Miffed Use-Redeveloping - APPLICANYS: SFP Realty, Ltd. ~,,- e.....+~°. N LOCATOR MAP Track #8 DRC Meeting: 3/9/00 CITY OF BOULDER DEVELOPMENT REVIEW RESULTS AND COMMENTS DATE OF COMMENTS: CASE MANAGER: PROJECT NAME: LOCATION: COORDINATES: REQUEST TYPE March 10, 2000 Margaret Doherty Pearl Street Lofts 2005 Pearl N3W5 AND NUMBER: Site Review, SI-2000-4 APPLICANT: SFP Realty, Ltd. DESCRIPTION: Add 7 residential loft units as second story, provide 41 parking spaces where 38 are required. REQUESTED VARIATIONS FROM THE LAND USE REGULATIONS: None I. REVIEW FINDINGS Staff finds that the application meets all site review criteria. A Notice of Disposition for approval with conditions is being prepared and wilt be issued by the Planning Department by March 17, 2000. Within fourteen days of this decision, it may be appealed to or called up to the Planning Board for review, public hearing, and a decision. If the decision is called-up or appealed, the application will be scheduled for a Planning Board hearing within 60 days. As noted on the disposition, the approval will not be final until: The applicant has filed and the city has approved and signed final plans which address the comments below. 2. The applicant has executed a development agreement. II. CITY REQUIREMENTS Fire Protection Prior to final inspection, applicant must install automatic residential fire sprinkler protection (NFPA 13-R) in new residential units. 2. Prior to final inspection, applicant must install new fire hydrant at the intersection of 20th Street and Pearl {northeast comer of 20/Pearl.) Existing fire hydrant placement is not adequate for new construction atop an existing structure. Adrian Hise, Fire Department, 303-441-3350. Housing Inclusionary Zoning, or Chapter 9-6.5, B.R.C. 1981, requires that 20% of the residential units be permanently affordable and contain 20% of the unrestricted square footage. For this project of seven total new units, this translates into a requirement of 1.4 permanently affordable units containing a total of 1,539 square feet. For the first five unrestricted units, one permanently affordable unit of at least 1100 square feet must be provided on site. For the remaining two unrestricted units, which translates into a requirement of 0.4 permanently affordable units, utilizing the cash-in-lieu option results in $24,000 to be paid to the City of Boulder. In order for existing units to be used to fulfill an inclusionary zoning requirement the following standard must be met: "The restriction of such existing units must result in the creation of units that are of equivalent value, quality, and size of the permanently affordable housing units which would have been constructed on site if this alternative had not been utilized." Please provide documentation that demonstrates the proposed, existing units meet or will meet this standard. The two proposed existing units total 924 square feet where 1100 square feet are required. Applicant will need to request a variance to the square footage requirement and propose an alternative that provides additional affordable housing benefits in order for the variance request to be considered. The permanently affordable unit(s) must be for-sale units as the unrestricted units are all proposed to be for-sale units. This standard may not be varied. Cindy Pieropan, Housing and Human Services, 303-441- 3157. Neighborhood Comments See attached memo from the Whittier Neighborhood Association. Parking The proposed parking configuration adjacent to the alley off of 20th Street will need to meet the parking stall requirements of Section 9-3.3-11 of the Boulder Revised Code 1981. This includes a minimum of 24 feet backing distance from the back of the parking stalls to the far edge of the alley, 9' x 19' standard stalls, 7.75' x 15' small car stalls, and a 12' x 19' stall with a 3' aisle for disabled parking. In order to accommodate these requirements, staff suggests moving the handicapped stall to the westernmost space and using the walk in the right-of-way as the required aisle. Scott Kuhna, 441-3240 The following departments had no requirements: City Attorney's Office III. INFORMATIONAL COMMENTS Drainage At time of building permit, storm water quality mitigation measures in accordance with the urban Drainage and Flood Control District's Drainage Criteria Manual Volume 3-Best Management Practices shall be addressed. Scott Kuhna, 441-3240 Engineering Prior to final inspection approval, the applicant will be responsible for the satisfactory repair or restoration to City Standards of any public infrastructure (curbs, sidewalks, paving, landscaping, utilities) damaged during construction. Scott Kuhna, 303-441-3240. Utilities The applicant is advised that at the time of building permit application, the fallowing requirements will apply: The applicant is required to provide accurate existing and proposed plumbing fixture count to determine if the existing meter and service are adequate for the proposed use. 2. Water and sanitary sewer Plant Investment Fees (PIF's) and service line sizing will be re- evaluated. Scott Kuhna, 441-3240. FAX MARCH 10, 2000 TO: PETER POLLOCK, PLANNING DIRECTOR PLANNING BOARD FROM: WHITTLER NEIGHBORHOOD ASSOCIATION BY CO CHAIRS: CRYSTAL GRAY & VICKI NABER 303-449-9680 AND 303-447-3280 RE: 20T" AND PEARL, NORTHEAST CORNER RESIDENTIAL UNITS OVER EXISTING BUILDING The Whittier Neighborhood has the following comments on the proposed addition of residential units over an existing building at the north east corner of 20`h and Pearl Street: 1. People generally supported the addition of residential units in this area. 2. There is a need to clarify what parking areas are for what uses. There is confusion over what parking is for the bank, athletic club and offices. We would like to be certain that the dedicated parking issue is fully understood prior to approval of this addition. We understand that there is parking being created for the residential units but this other issue needs to be cleared up. 3. Some people felt that the affordable units were too small, are too segregated from the other units and will not have as nice views and windows as they do now. Some people suggested raising the ceilings of the affordable units to create storage lofts and opportunities for more light. 4. There is concern that the affordable units do not have clearly defined outdoor space. All the other units have a private patio space. The affordable units have an outdoor space that is really on the walk way to the upper units. Same of this space should be dedicated to the affordable units so they also have a private space. 5. The neighborhood will be applying for extension of the parking district from 20"' to 23rd on Spruce. With the addition of housing on this site it could leave the business employees and customers with little long term parking north of the site. - ~ __ ____ ____ ___ ~ o _- saaa eo. 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MOTAL OPOEN SPACE PROV DEODF 3416t~0UAREFEETS R 2096 SOUARE FEET i ~ 5 ADDED PAAKING SPACES ~ 7 ADDED LIVING UNITS 590 SQUARE FEET OF COMMERCIAL SP E LOST TO RESIDENTIAL LOBBY 864 SQUARE FEET OF COMMERCIAL SP E LOST TO PARKING 793 SOUARE FEET OF ADDED COMMER l SPACE 660 NET SOUARE FEET OF LOST COMME CIAL SPACE = 2 PARKING SPACES BUILDING AREA CALCULATIONS COMMERCIAL 11,315 SO RE FEET RESIDENTIAL LOBBY 884 SQ RE FEET EXISTING RESIDENTIAL UNITS 924 SO RE FEET NEW RESIDENTIAL UNITS 7,695 SO RE FEET pearl street lofts - 10 february, 2000 scale: 1'=20'-0' nor plan nom, ---------------LOTS 8 & 9 ~_------- - -----~ e EXISTING • PARKING .v _._._._ ._._.__----- LOT 11 I. _... _. i i i i i f i i i i ~-~~~~1 pearl street lofts -west elevation 10 February, 2000 ~ ~ ~ pearl street lofts -south elevations 10 february, 2000 scale. 1118'=1'-0' 00 ~ II III pearl street lofts -north elevation 10 February, 2000 acre:lns~ra~ pearl street lofts -second floor plan 10 february, 2000 scale. 7/16'.1'-0' i - ~ .. i i i i i i i+ i i i i .` a.`~. r iii y'" i~ i ... ... ... + +irii _ i i i - - _ ~ y - y ~ ~ _ a. i.~.iiy ii i yi~iii ~i ~"' iii iii i i i i.`i"i"' y iaBVJ~G~ 5~. ~ i i i i i y i ~, "' i ", i i .` i i i i i i _ i~iaiaiaii iii iii i~.`~ i i+,.,- y i i i~ i i a i~ i+ i i+ i iii i „ i i 'r iii i i i i i ` i i i i i '~' i i i i i i i i i '~' i i i i i _ .~ ........ + i i i i i i i i i i i i i i i i ::..... .: ....::.::: :::: i i i i i L i i _ ....... . ....... i i i i i ,~/,~,, y i i i i i i i i i i i i i _ .... ... ....... i ems. {'~ i `~`d ~`I Y +' i i i i i i i i i i i i i i i i i .......... ...... ... . ............ .... i i i i i i i a i i i~ i a i i i i i i i i i i+ i i i_ i i i i i i i i i i i i i~ i i i i i i i i i i i i_ i i i i i i i i i i i i i i i i i iii i i i i .. .........:: ':::: :: .L i .4 i i i i i i i i i i i i i i iiiiiiii ~, i i i i i i V, i i i i i _ i i i i iii i i i i i i i i i i i i i i i _ i i i i i i i ,~ i i i i i i i i .:~:::~ _.. i i ... north jam( yic yi. `i i i 'y i ~~V!•J'LY W.~I~ i i ~ i i i i pearl street lofts -second floor plan north 10 february, 2000 ac~b: 1/18'1'-0' east pearl lofts -solar plan Solar Access Area II north 01 February, 2000 ~: 1/18'.1'-0' Perspective Crom Pearl Street facing N orth Perspective from 20th Street Facing East Perspective frcm Pearl Street facing ?*ire~theast