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Minutes - Planning Board - 04/20/2000APPROV~D MAY 18, 2000 ~ CITY OF BOULDER PI.ANNING BOARD NIINUTES Apri120, 2000 Council Chambers Room, Municipal Building 1777 Broadwny, 6:00 p.m. The following are the minutes of the April 20, 2000 City of Boulder Planning Board meeting. A permanent set of these minutes is kept in Central Records, and a tape recording of the meeting is mlintained for a period of seven years in Central Records (telephone: 303-441-3043). BOARD PRESENT: Peter Gowen Al Gunter, Vica Chair Andria Jacob Tina Nielsen Alan O'Hashi Beth Pommer Mark Ruzzin, Chair STAFF PRESENT: Alan Boles, City Attorney . Jean Hagen, Planner Mary Lovrien, Board Secreta Ruth MeHeyser, Acting Dire Annie Nobla, Tributary Grae Peter Pollock, Planuing Dire Nancy Steinberger, Transport Bob Whitson, Transportation i. CALL TO ORDER rY ctor of Long Range Planning nways ctor ation Chair M. Ruzzin declared a quorum at 6:05 p.m., and the following business was conducted. 2. APPROVAL OF MINUTES A. Gunter requested thaY on page 4 of the mimrtes of Apri16, 2000, last paragraph, fourth senCence, change to read "A. Gunter offered a friendly amendment to requira that the fence provide some dagree oF openness in a staggered alignment and that staff work with the applicaut to get a satisfactoiy fence." B. Pommer siiggesCed that on page 5, first paragraph, last sentence, change to read "M. Razzin instead offered the following substitute motion." T. Nielsen suggested that in the second paragraph, third senfence on paga 2, change to read "He also asked if Lot 3 of the Dawn Subdivision could have been divided in half if there was a minimum density requirement and suggested that fhis question be addressed when changes are considered far the Land Use Regulations." She suggested the addition of the following fifth sentence: "B. Cole said that there . / s:\pl an\data\cur\bms\000420. min City of Boulder April 20, 2000 ~ Planning Board Mimites Pagc 2 were variances on the lot in parf because of the proportions of the lot, espeeially with respect to fixed standard dimensions that are required for such things as parking stalls and drive aisles." She asked that on page Z, third paragrapl~, fourth sentence, change fo "Also, Ms. Boisseau's letters will be forwarcled to Stephanie Grainger, Supervisor of the Bonlder Airport, and to the PL:blic Works Department." B. Pommer suggested that on page 3, first paragraph under 7A, last sentence, change to read "Staff answered questions from the Board regarding the determination of the dollar amoimt for the community benefit, description of the site as an enclave, the squara footage for tl~e guest house, and the resolution ofrecent annexation applieations, such as the Belz annexation." She also requested that the meeting minutes note that the tapes are maintained in Central Racords £or a period oP at least seven years since the minutes are not as specific as in the past. On a motion by P. Gowen, seconded by A. Gunter, the minutes of Apri16, 2000 were approved (7-0) as amended. 3. CITIZEN PARTICIPATION There was no citizen participation. 4. DISCUSSION OF DISPOSITIONS, PLANNING BOARD CALL-UPS M. Ruzzin pointed out two wetland permits (5303 Spine Road, Professional OfFice Building and 2323 SSth Street, Humane Society of Boulder Vallsy) and two Planning Department dispositions (1617 Pearl and 1738 Pearl). The Board discussed the requirement of a good neighbar meefing and noise levels from outdoor speakers regarding the Pearl Street developinents. • 5. MATTERS FROM THE PLANNING BOARD, PLANNING DIRECTOR, AND CITY ATTORNEY A. Update on the Greenways Master Pl~n. A. Noble expllined the Greenways Master Plan update, the Greenways system, the purpose of the program, objectives of the program (habitat and wetland protection and resYOraCion, storni drainage and flood mitigation, water quality enhancement, alternative transportation routes for pedestrians and bicyclists, recreation, and preservation of cultural and historic resources), maintenance of the system, establishment of an evaluation procedure for completed projects, and organizational structure and financing of the program. S12e mentioned that ihe update wilt evaluate program goals and identify opportunities for each of the program objectives, She answered questions from the Board regarding the interface of Greenways trails and irrigation ditches, the project for Fourmile Canyon Creek, rights oftUe Ciry and property owners when trails are proposecl or placed on private property, wildlife and habitat mauagement in the ut~bau setting, how the diFferent projects rvill be prioritized, cost and fi~nding for the projects, opporCUnities for public ut in tlle Greevways system, and best management practices as part of new consCruction to control r~moff and water quality. TUis iYem was cotttinuec! after action item discussion. P. Gowen gavE au update on the Downtow~i Design Advisoiy Board meeting discussion of a built-out project at 8th Street and Paarl. The Board uiade the following committee assignmants: Downtown Design Advisory Board--T. Nielsen • (representative) and A. Gunter (alternate); Downtown Mall Master Plan--T. Nielsen (representarive) s:\pl an\data\c ur\bms\000420. mi n Cily oP Boulder Apri120, 2000 • Planning Board Minutes Page 3 and B. Pommer (alternate); Civic Center Master Plan--T. Nielsen (represent~tive) and B. Pommer (alternate); Downtown Alliance--T. Nielsen (representative) and B. Pommer (altemate); Landmarks Preseivation Advisory Board--A. O'Hasl~i (representative) and B. Pommer (alternate); 28th Street Charrette--A. Jacob (representative); Schools Task Force--B. Pommer (representative); CU/City Stecring Committee--M. Ruzzin (representative), P. Gowen (first alternate), and B. Pommer (second alternate); Boulder Valley Comprehensive Plan Llpdate committee--P. Gowen and A. Gunter (representatives); Housing Impleinentation Team--A. O'Hashi and B. Pommer (representatives); Meeting of Planning Commissioners in Boulder County--A. Gunter and A. Jacob (representatives) and P. Gowen (alternate). P. Pollock pointed out a corrected inemorandum from the City Attorney's Office regarding the possible appointment of alternate Board members to cover abseuces for a meeting. Most of the Board members thought it appropriate to fill one or two absences with former Board members in the order of seniority. P. Pollock said that at a firture meeting Sue Ellen Harrison, City Attorney's Office, and Carol Ellinghouse, Water Resources, wiil address the Board regarding water policy, and the Board will review a video regarding boulevards. 6. CONSENT ITEM A. Public hearing and recommendation to City Council to approve the vacation of • specific access easements in tl~e Devils Thumb subdivision. A. Boles said that a provision in the City Charter states tUat all boards may comment on proposed public improvements Uut board recommendation is not required. He said that an analysis was completed concerning tl~e value aud use oPthe access points t'hat were being aUandoned and those bcing preserved. He said that while it seemed that the access points considered for abandoninent were not without some use, the ones being preserved were the key access points. Public Participation: There was no public participation. Return to the Board: The following comments were made by individual Board members, not by consensus: When tlie City loses access it drives more of the Lise to anoUier access. The closing of the access points might create an cnforcenlent problein. Tl~is settlement might set a precedent when clearing ~ip other neighborhood access issues. Sometimes iC is Uetter to have fewer access poinYS in order to fumiel people to areas where amenities are provided. • s:\pl en\data\cur\bms\000420. m i n City of Boulder April 20, 2000 ~ Planning Board Mimites 7. ACTION ITEMS Page 4 A. Pnblic hearing and discussion of the Year 2000 Major Update to the Boulder Valley Comprehensive Plan and consideration of a motion to remove from further consideration the fol-owing items: 1. Service Area Expansion in the general area of 5775, 5801 and 5885 Jay Road; 2. Service Area Expansion in the general area of 4800 N. 28th Street (Gateway Fun Park); 3. Land Use Map designation and Area IIB to IIA change for certain land owned by the University of Colorado, located west of U.S. 36 and south of South Boulder Road (CU South); 4. Land Use Map designation change for the Boulder Mw-icipal Airport, which is located in the general vicinity of 3300 Airport Road. R. McHeyser said that both the Planning Board and City Council provided direction on items for fiirther consideration as part of the year 2000 update to the Boulder Valley Comprehensive Plan (BVCP). She mentioned that Council concurred witl~ most oFthe items authorized by the Board; however, there were four items that Coimcil indicated that they were not interested in considering as part of the update. She said that staff is asking the Board to make a motion to remove these four items from further consideration. ~ Public Participation: Rich~rd Luna, 4023 Old Westbury Court: He asked the Board to approve the service area expansion and annexation of the Jay Road properties. He said that as part of the annexation, the property owners would sell 28 acres to nonprofit agencies for Uie purpose of building 100 percent affordable housing and related community uses.He outlined reasons why the land should be annexed. David Be~ty, Board Member for Habit~t for FIumanity, 3965 Campo Court: He said that Habitat For Humanity supports affordable housing and diversity in the community and specifically supports the application for a service area expansion for the Jay Road properties. Leo Hollberg, 5052 North Foothills Highwny: He asked the Board to remove from further consideration tlie proposed service area expansion For the Gateway site and the request to change the designation on the site &om Area III to II or I and to play an active role in intergovernmental agreemenYs to ensure that tl~ere is not a conflict of uses. He said that tl~is area is becoming increasingly residential, and Uie Gateway facility is becoming a conflict with the surroundiug area. He also mentioned that a recent sLirvey conducted by tl~e City indicated that tl~e citizens were asking not for more industrial or commercial growth but for more open space and more rural preservation, particularly in this Planning Reserve area. He said that he opposes providing Cify water to the site because it represents a first step in the expansion. • s:\p I an\data\cur\bms\000420. m i n City of Boulder Apri120, 2000 ~ Alanning Board Minutes Page 5 Paul Tabolt, University of Color~do, Campus Box 24: He said that Che participants at a biainstorming session regarding City CounciPs established goal of econoutic sustainability urged the City aud the University to partner together and suggested thaT a susCainable economy should recognize the need for the University to expand and grow and acknowledge how ths University contributes to sustaining Boulder's cconomy. Ha noted that the SYate Legislature is reviawing increased funding for the Boulder campus for its budget, maintefiance, and for capital construction. He said that while the University had not been invited to partieipate in the ]ast update to the Bonlder Va11ey Comprehensive Plan (BVCP), the University was invitad and encouraged to participate in the current process. He mentioned thaf it wotild be betfer if the University master planning process were integrated with the SVCP and urged the Board to change the land use map designation for the CU South property. Lancene Cadora, 5052 North Foothills Highway: She quesCioned how the for-pro6t Gateway Canter could merit a third review when all other Planning Reserve requests were rejected at the first hearing, why the neighbors were not notified of this additional hearing, and the justification for considering such an expansion on City-owned proparty. Sha urged the Board not to consider the proposal because open space is adjacent to the park and because of water and wildlife concerns. Joni Lynch, Thistle Community Housing, 2975 Valmonf Road: She said that the organization supports annexing tha Jay Road parcels because there is an opportunity to meet most, if not all, of ~ the affordabie housing and environmental needs in the community. She outiined the benefits gained from the Buena Vista development in narth Boulder. Sally Martin, 1877 Broadway #601: She asked the Board to support the recommendation to remove from further consideration the land iisa map designation change for the Boulder Municipal Airport and a service area expansion far Gateway Fun Park. She said thaY the applicant for Gateway Fun Park would like to pursue out-of-City utilities. Siisan Patton, 5124 Norfh Foothills Highway: She said that the request for a service area expansion for the Gateway Fun Center is not consistent with the BVCP because the use is not compatibie with Yhe surroutiding atea, and the request does nat demonstrate that there will be no major negative impacts on transportation, anvironment, seivice facilities, and budget. She said that if utilities are supplied to GaCeway, then it sho~ild be provided to all the property owners in the area. doel Eisenberg, 5336 North Foothills Highw~y: He asked thaY any Board member who has an interest in the Gateway Fun Canter not participate in the deliberations. He ~lso asked the Board to deiry this request by Gateway to extend utilities to the site. He said tbat he will forward to the Board informaYion regarding water use by Gateway. Robert Sharpe, 5995 Marshall Drive: He said that some of the goals of the BVCP are to stop sprawl, preserve the quality of life in tha community, reduce impacts of growth, increase dansity • within tha City rathex than outside, and to conserve water. He said thaY water for play does not seem s:1pl anldatalcu r\bms1000420, min City of Boulcler Apri120, 2000 • Planning Board Minutes Page 6 appropriatc and, given the context of the neighborl~ood, expansion of the Gateway Fun Center is not appropriate. He asked the Board noY to extend services outside the City except to small individual hotneowuers whose wells have problems. He questioned the statemenY made by Paui TabotC tl~at the University of Colorado was not invited to participate in the last BVCP update beeause the colntnunity is notified of the BVCP updates Yhrough the newspapers. He Lirged the Board to remove from fiarther consideration the request by the University to change the ]and designation on CU South. Return to the Board: MOTION: On a motion by P. Gowen, seconded by B. Pommer, the Planning Board agreed (7-0) to remove from farther consideration as part of the Year 2000 Major Update to the Boulder Valley Comprehensive Plan the land usa inap designation change for the Boulder Municipal Airport, located in the general vicinity of 3300 Airport Roac~. MOTION: On a motion by M. Ruzzin, seconded by A. Gunter, the Planning Board agreed (6-1; P. Gowen opposed) to remove from further consideration as part of the Year 2000 Major Update to the Boulder Valley Comprehensive Plan the land use map designation and Area IIB to IIA change for certain land owned by the University oP Colorado, located west of U.S. 36 and south of South Botilder Road (CU South). • MOTION: On a motion by A. O'Hashi, seconded by P. Gowen, the Planning Board agreed (7-0) to remove from further consideration as part ofthe Year 2000 Major Update to the Boulder Valley Compreliensive Plan the request for servica area expansion in the genera] area of 4800 North 28th Street (Gateway Fun Park). MOTION: On a motion by B. Pommer, seconded by P. Gowen, the Planning Board agreed (5-2; M. Ruzzin and A. Gunter opposed) to retain for consideration as part of the Year 2000 Major Update to fhe Boulder Valley Cornprehensive Plan request for service area expansion in the general area of 5775, 5801 and 5885 Jay Road. R. McHeyser said that City Council provided direction on options to reduce fiirther job growth and added tha following items for fiirther discussion: 1) evalnate possibility of increasing residential density on North Broadway between Violet and Lee Hill; 2) examine tl~e area east of Polsom, between Spruce and Mapleton, for a poYential map chatige to reflect existing resideniial uses; and 3) add parks back into the inventory and explore potential for housing at the Valmont site and any otlier appropriate park sites sucl~ as Fortune Park. The following comments wec•e made by individual Board members, not by consensus: • In order to reduce potential job growth, continua efforts to provide aFfordable housing, and consider changing the use on industrial land to residential use to reduce the demand and • increase the supply of housing. s:lp I an\data\cu r16ms\000420.min City of Botiilder Page 7 April 20, 2000 ~ Planning Board MinuCes • If there is a reqnest for an increase in residential density on North Broadway between VioleC and Lee Hill Road, the change should come about through the North Boulder Subcommunity Plan. • There should not be a conversion of any existing park land for any use other than park use. However, it would be acceptable to subdivide the land in cases wl~ere more land is purchased for a pad< than is needed because Che seller is requiring the City to purchase the entire parcel. • Ask the Parks and Recreation Deparhnent if Yhere is any surplus land that could be converted to another nse. • Consider not convertiug a portion of the Valmont Park site to residential housing, The discussion surrounding the purchase of the land was to consider some commercial development to serve the neighborhood. R. MeHeyser described the timeline for the current phase of the project, such as the P1lnning Reserve, inventory of City-owned property, and the 28th Street project. M. Ruzzin suggested that sYaff develop a strong outreach plan to get public participation in the continuing BVCP discussions. The Board and staff discussed questions submitted to staff by A. Gunter and staff's responses regarding implcts of the proposed changes with regard to centers and corridors, including cost per • unit for the major infrastnicture costs, methods used to determine traffic impact, restrictions to keep the unit projections as proposed, employment multipliers, job growth projections, number of jobs to build and support the additional housing Linits, and the jobs and housing balance in Boiilder. B. Pnblic hearing and comment reg~rding an application Sor a Community Environmental Assessment Process (CEAP), #CEAP-2000-1 for 28th Street Improvements from Baseline Road to Arapahoe Avenue. Plans include street, bicycle, and pedestrian improvements. B. Whitson asked for Board comments on the Community Eirvironmental Assessment Process (CEAP) that relates to the southern section of the 28th Street projecY. He spoke about the entry feature, landscaping, terracing at the Baseline Road intersection, a 12-foot mLilti-use path that connects from the Baseline multi-use path along tl~e University of Colorado property to Arapahoe and to pedes[rian underpasses, major entiy into the Regal Harvest House, ri~aFfic proposals for the frontage road, sidewalk and bike lane configurations in the area, proposed bus service for 28t1~ Street, and the widening of a vehicular bridge. He ouUined the next steps for the approval of YUe proposal. Public Participation: Dave Allured, Boulder Bicycle Commuters (BBC), 4231 Eaton Court: He said that BBC is advocating two design treatments for the entire 28th Street project, namely, on-street bicycle lanes • on both sides of 28th Street and straight, multi-use paths useable by bicycles and pedestrians on both s:\pl en\data\cu r\Ums\000420. min City of Boulder April 20, 2000 ~ Planning Board Minutes Page 8 sides of 28th Street with minimal grade separatiou. He said that BBC does not advocate bicycle lanes ou tl~e frontage roacl from Baseline to Arapahoe. He noCed that the BEC opposes auy addition of automobile lane improvements because it will only encourage additional automobile growth. Kurt Johnson, 4790 Shawnee Place: He eucouraged the Board to reqUest on-street bicycle lanes on 28th StreeY. Return to the Bo~rd: The following comments were made by individual Board members, not by consensus: • Consider placing bicycle lanes on 28th Street rather than on the frontage road and placing a straight, multi-purpose path on the west side of 28th Street. The proposed improvements strengthen Boulder's bicycle system, and a separate grade crossing at Colarado Avenue for the bicycle patl~ would be ideal. • The proposal is a good start in meeting Boulder's goal for increased transit facilities in the 28th Street corridor. Make sure that there is flexibility in the plan if transporCation needs or bus routes change. ~ • Consider supporting the boulevard proposal wherever it can be made to work. Consider plans that will make 28th Street inCo a vital, interesCing, exciting multi-modal corridor thaY says a lot about Boulder. Ensure that the land use changes are made for 28Yh Street north of Pearl Streetto integrate the plan. • Consider the increased traf£ic that will be using 28th Street in 20 to 40 years uid prepu~e next steps to accommodate Yhis traffia Far instance, consider three lanes coming into Boulder rather than two lanes. • Consider an outlet from the Safeway store for those motorists who want to get onto southbound 28th Street rather than force more traffic onto Arapahoe. • Review the long-term future for the area before approving the landscaping plan. Ensure that the vegeCation is sustainable a~id requires little inaintenance. • Ensiire that people can park at Crossroads Mall or iv that area so that mass transit into town is convenient. • Make sure that no right-of-way is vacated anywhere along 28th Street. 8. ADJOURNMENT • The Planning Board adjourned the meeting at 11:00 p.m. s:\pl~n\data\cur\bms\000420.mi n