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5C - Public hearing and consideration of Comprehensive Plan Land Use Designation Change LUR2007-0002CITY OF BOULDER PLANNING BOARD AGENDA [TEM MEETING DATE: July 5, 2007 (Agenda Item Prepazation Date: June 22, 2007) AGENDA TITLE: Public heazing and consideration of Comprehensive Plan Land Use Designation Change #LUR2007-00022, Rezoning #LUR2007-00023, and Simple Site Review #LUR2007-00037, for the property located at 6450 Gunpark, Crispin, Porter, and Bogusky, an advertising agency. The proposal includes four concurrent requests: 1. Amendment to the Gunbarrel Community Center Plan land use designation from Performance [ndustrial to Transitional Business; 2. Amendment to the Boulder Valley Comprehensive Plan designation from Performance [ndustrial to Transitional Business; 3. Rezoning from Industrial - General (IG) zone district to Business Transition - (BT-1); and ~ 4. Simple Site Review to amend the existing Site Plan approval. Applicants: John Broe, Director Partnership Development, Crispin, Porter and Bogusky Owner: Bob Gall Case Manager: Elaine McLaughlin REQUESTING DEPARTMENT: Ruth McHeyser, Acting Planning Director Robert Ray, Land Use Review Manager Elaine McLaughlin, Planner OBJECTIVE: DeFine the steps for Planning Board consideration of this request: 1. Hear applicant and staff presentations 2. Hold public hearing 3. Planning Board discussion: Is the request consistent with required Site Review criteria: •[s the proposed change in land use designation consistent with the vision and goals of the Gunbarrel Community Center Plan? ^[s the proposed change in land use designation consistent with the goals and policies of the Boulder Valley Comprehensive Plan (BVCP)? ^ Does the proposed rezoning comply with the relevant Rezoning criteria of Section 9-2-18, B.R.C., 1981? ~ Is the proposed project consistent with the Site Review Criteria? 4. Planning Board take action to approve, approve with conditions or deny Aeenda Item # 5C Paee # 1 ProposaL• The applicant is requesting to amend the Gunbarrel Community Center Plan and BVCP land use designations from Performance Industrial to Transitional Business; and rezone the project site from Industrial - General (IG) to Business Transition - 1(BT-1), to be consistent with the proposed BVCP designation. The building is under a long term lease with the advertising firm Crispin Porter Bogusky (CP+B), which is an allowed use in both the IG and BT zones. Because of an existing Site Review approval (SI-2000-2), a Simple Site Review is also required to amend the previous approval. The Simple Site Review can be considered at staff level with call-up to Planning Board, but is included as part of this submittal to best articulate the intended plans for the site. As part of the Simple Site Review, the applicant is requesting interior expansion of the floor area of the existing building for construction of an approximately 12,000 square foot mezzanine space to create 40 second floor offices. All of the improvements would utilize the existing interior volume of the space, there would be no expansion of the building external to the existing structure. The existing floor area is 57,906 square feet, including an existing mezzanine space of approximately 470 square feet With the proposed 12,000 square foot mezzanine addition, the proposed floor azea would be 69,906 square feet. The required number of parking spaces for the proposed floor area under BT-1 is 233 parking spaces (or a 1:300 parking ratio of parking spaces to square feet of floor area). The applicant also proposes to add parking to accommodate the proposed expansion within an area of existing parking deferral, located south of the Blue Mountain Arts building. The applicant would build-out 230 of the previously approved parking spaces. Because of the requested change in zoning far 6450 Gunpark Drive, the parking requirement ratio will change from 1:400 to 1:300. While build-out of the parking will meet the needs of the expansion for 6450 Gunpark Drive, a parking deferral will still exist for the remaining portions of the property at 6455 Spine Road (Blue Mountain Arts). Code Modi6cations Requested: Continuation of Parking Deferral Building Existing Proposed Building Height 32-feet 32-feet (no change) Front yazd (Gunpark Dr.) 20-feet 20-feet (no change) Side yard (Spine Rd.) 20-feet 20-feet (no change) Side yard (Interior) 160-feet 160-feet (no change) Rear yazd (Spine Rd.) 20-feet 20-feet (no change) Project Name: 6450 Gunpark Drive - Offices of Crispin, Porter and Bogusky (CP+B) Location: 6450 Gunpark Drive Size of Tract: 117,656 square feet (2.7 acres) Zoning: Industrial - General (IG) Comprehensive Plan: Performance [ndustrial Aeenda Item # SC Paee # 2 KEY [SSUES: 1. Is the proposed change in land use designation consistent with the vision and goals of the Gunbarrel Community Center Plan`? 2. Is the proposed change in land use designation consistent with the Boulder Va(ley Comprehensive Plan criteria'? 3. Does the proposed rezoning comply with Rezoning criteria of Section 9-2-18, B.R.C.1981`? 4. Is the proposed project consistent with the Site Review Criteria? BACKGROUND: The proposed project is dependent upon a clear contextual understanding of the location, the existing land use, and existing plan and policy. The following delineates this important contextual information. Existing Context: The existin~ building is located at 6450 Gunpark Drive, at the southwest corner of Gunpark Drive and Spine Road in the Gunbarrel Business Park. This building is attached by a pedestrian connector to the adjacent building at 6455 Spine Road that houses the Blue Mountain Arts digital greeting card company. Both buildings are under one ownership, but operate as two separate businesses with CP+B in the smaller of the two buildings, and Blue Mountain Arts within the larger. In the proposed project, the applicant will expand the amount of available parking located on the south end of the B(ue titountain Arts to serve the planned ottice space expansion. Gunbarrel Community Center Plan. The proposed change to the Gunbarrel Community Center Plan (hereinafter "Area Plan") is consistent with the original vision of the Area Plan in that: ~Cransitional business would be compatible with the surrounding uses; would "mirror '` the transitional business land use (ocated immediately east of the site across Spine Izoad; and would provide an appropriate transition from the higher intensity retail core to the residential and industrial uses to the south. The Area Plan was adopted in April 2004, with amendments in May 2006. As A~enda Item # SC Pa~e # 3 noted on page 71 of the BVCP, "The plan l~rovicle.r ~t bltteprint,for irrtplementution uf~ con~~~reh~nsive plun poldcies in the cornn7e~•cial urea oj~the C:a~nbarrel Sa~bcornmur~ity. In the Area Plan, the project site has a desi~nation of'`Performance Industrial." At the time the area plan was prepared the landowners were not supportive of changing the use trom industrial, since the site is part of a larger industrial area. Therefore, the plan retained the industrial designation on this site. As shown in the Area Plan map below, uses along Spine Road to the north of the site were '`mirrored" to establish Spine Road as a"Main Street" with a retail core of Mixed Use Business surrounded by Transitional or Community Business. The Area Plan boundary includes the project site, with the adjacent Blue Mountain Arts building outside ot~the plan boundary. The project site is located immediately south and southeast of the plan's retail core. The change in circumstance that has occurred since the plan was approved is that the site is occupied by a business that is allowed in both the Industrial and Transitional Business zones. T'ransitional Business land use and zoning in this location would further the goals of the community center plan to provide a rich and thriving retail center, and would support the planned expansion of the business (CP+B). Further. transitional Business land use and zoning in this area would act as a catalyst ta stimulate other core area uses anticipated within the "Main Street" or core area of the plan. The Transitional Business-designated land east of the project site has not been rezoned to E3usiness Transition-1 (BZ~-1) as anticipated in the plan, and retains a zoning of E3usiness - Regional (BR-2). Boulder Valley Comprehensive Plan (BVCP). The project site is located within BVCP Planning Area I, which is defined on page 9 of the BVCP as. "thut ureu within the city c~f bnulder, rvhich has crdequute arrhan facilities and services uncl is• expected tn contintre to uccommodate irrhurr developmejzt. " The existing BVCP Land Use designation for the project site is "Performance [ndustrial" with Mixed Use Business iminediately to the north, General E3usiness to the northeast. and Transitional Business to the east. Southeast of the project site is Medium Density Residential. Regarding the BVCP designation of Performance Industrial, pa~;e 64 of the BVCP states, "The rndustriul arses conside~°ecl as 'Light ' and 'Performance ' Industriul on the com~rehensive plan ~rre primurily research and development, light manufucturing, large scale ~rinting und parbli.rhing, elect~~onics•, nr other intensive emplovment t~se.s. " Regarding the requested designation of Agenda Item # SC Page # 4 "Transitional Business, page 64 BVCP notes, '`The.se areas ure usually zoned,for less intensive business uses• than in the General f3arsiness crreus, and they oflen provide a transition to r°esidential cireas. " BVCP Land [~~e Uesi~n~ition / ~ I ~' ~ I~~r:.~- . Pr~ject Site Within I3VCP Land Use IV~ap Business Existing Zoning. The existing zoning of 6450 Gunpark Drive and the attached 6455 Spine Road is split between [G (Industrial - Ueneral) on the CP+B site and IM (Industrial - Manufacturing) for the Blue Mountain Arts building. Under the existing zoning, the project site is governed by a 0.~ to 1 FAR. With the existing tloor area of 58,828 square feet on a l 17,656 syuare foot lot, remaining floor area available, under the FAR restrictions, for any additional expansion is 922 square feet. The applicant is proposing 12,000 square feet. 'I'here is no mechanism available within the IG zone district to modify or exceed base FAR through bonuses or other methods. The zoning on adjacent parcels has not been changed to be consistent with the Area Plan/BVCP designations. Project Site Within Zoning Map A~enda Item # SC Pa~e # 5 Land Use Background. The existing Blue Mountain Arts building was built as part of an original PUD in 1983 (P-83-100). Under that same approval, a parking reduction of 16 percent and a parking deferral of 73.~ percent were granted for the parking lot located on the south side of that building (6455 Spine Road). Later, both the Blue Mountain Arts and the current CP+B building and their respective lots were merged as a part of Site Review Approval #SI-2000-2; at that time the bui(ding at 64~0 Gunpark Drive was built along with the 2,~00 square foot enclosed pedestrian connector between the two buildings. Also under that permit was the approval ot~a required drainage facility located below the connector and between the two buildings; approval of a lot line consolidation ot~ Lots 11 and 12 (the CP+S site and parkingj of the "Gunbarrel Business Park Subdivision," and Lot ?(the Blue Mountain Arts building and parkingj of the "Gunbarrel Green Sixth Replat" alon~ with a continuation of the parking deferraL [t is within the area of the 73.~ percent parking deferral that the applicant requests to add parking to accommodate the additional parking requirements resulting from the proposed expansion. In 2003, an indoor soccer league was granted an administrative review permit to operate in the 6450 Gunpark building and e~cpand parking to the west of the building. That approval also acknowledged the existin~ parking deferral and reduction for the entire PUD. Surrounding Built Context. "['he surrounding conteYt ofthe building at 64~0 Gunpark Drive is eclectic. There are warehouse uses, "business main street"-appearing buildings„ retail and hi~her density residential; all consistent with their respective locations in the Gunbarrel Community Center Plan. A~enda Item # SC Page # 6 /ndustria! Buil~lirrg ut 6395 Gunpark Dr. (Across Guirpa~k Dr. frnin Projec[ Site ro ry'W) "Business r'Nui~r Street" B/dg. u15303 Spiire R~l (.9 crass Gu~rp~rrk Drive fro~~r Project Site to ,V) Exterior nf 6450 Gunpark Drive (CP+B) to 6450 Gernp~irk) Existing Building Context. Since July 2~06, the advertising oftices of Crispin, Porter and Bogusky (CP+B) have occupied the project site. The tirm has experienced substantial growth, and company ofticials made the decision to relocate a signiticant portion of their oftices from the original location of Miami, Florida to the current ottices at 6450 Gunpark Drive. The Miami ottice has approximately 400 employees, and the company also has a small (20 person) satellite office located in Santa Monica, California. In the Boulder oftice the company has expanded from 40 to 200 employees since July 2006; with the requested expansion there will be approximately 80 additional employees, exceeding initial growth expectations. "rhe tirm provides advertising services to clients that include Vo(kswagen, Sprite, Virgin Atlantic Airways, and Burger King. The applicant has represented that the primary operations in the Boulder office are in the areas of print media, product design, studio production, and consumer research. The building's owner, Bob Gall, has indicated his intent to keep technical offices in the building, given the substantial amount of tenant improvements completed as technical oftices; and the interest of CP+B in maintaining a long term and significant presence in Boulder. A~enda Item # ~C Pa~e # 7 iYlulti-Family Res. ~rt .i 14! Williams Fork Trl. Guirbarre/ Squure Retrrrl Center C~~n~rection hetween Blue Mh~. Arts & CP+B ANALYSIS: Is the proposed change in land use designation consistent with the Boulcier Valley Comprehensive Plan, and Gunbarrel Community Center Plan vision for the area? 1) Consistencv with Gunbarrel Community Center Plan. Although the site is located within the "Industrial District" of the current Area Plan, it is situated along Spine Road: The designated "Main Street" of the community center. Spine Road is planned as the heart of the cominunity center where the planned redevelopment pattern will support an ``activiry core environment." Staff tinds the proposed change to Transitional Business would further the goals ot~ the area plan by supporting the goal for the plan's land use concept to '`provide a rich and thriving retail center," would reinforce the land use pattern along Spine Road, and help to promote the lively context envisioned for the area. The Retail Core area, which is expected to provide the most commercial and residential activity in the center, is directly adjacent to the project site. The Retail Core is planned as the central ~athering spot of~the community center, with a miY of high intensity uses. Staff tinds that the BVCP land use designation change and rezoning of the project site would both complement and enhance the uses in these districts, by providing more daytime activity and helpinb to stimulate redevelopment of sites in the Retail Core. 2} Consistencv with the polices and overall intent of the [3VCP. City Planning Staff finds the proposed amendment to the to the BVCP Land Use Map from Performance Industrial to Transitional Business ta be consistent with the criteria for a land use map change (that may be considered at any time) found in Section l.b ot~the BVCP Amendment Procedures. Refer to Appendix 'A' for analysis of consistency with BVCP Criteria. Under the BVCP, the requested action falls under the category of, `'Chcrnges lhut rr7ay be cnn.siclered nt uny time " and the process to amend a designation on the Land Use Map of the BVCP is through city approval subject to county referraL The county has reviewed the proposal and tound it consistent with the criteria (see Atluchrnent .~'X - coun[y ~'e~ferrul .shotrlcl he ir~cluded), 2. Does the pro~osed rezoning comply with the relevant Rezoning criteria of Section 9-2-18, B.R.C., 1981? The applicant has indicated a desire for rezoning based on consistency with Rezoning Criteria #l: "The upplicanl clento~tst~utes hy cleur us~d corrvincin~T ev~clence thu! tlte prnposed rezoning i.s neces.sury to conze into carnpliunce wilh the Boulcler ~"alley Comprehen.sive Plnn mup. " To evaluate the proposed rezoning for compliance with the BVCP map, staff noted that the BVCP subject area is encompassed within the recently adopted Gunbarrel Community Center Plan. The BVCP (and use map is not yet updated according to the Area Plan. Staff tinds that expansion of this existing technical office is an allowed use under the proposed zoning of E3usiness Transitional -l, consistent with the Area Plan designation of Transitional Business. Therefore, staff notes that the most current vision for this area of the BVCP is the Area Plan. With this in mind, staff noted above that the Area Plan designated a Retail Core area near the project site, and that most of the land uses designated within and surrounding the Core Area along Agenda Item # ~C Pa~e # 8 Spine Road aze mirrored across Spine Road. The intent was to establish a synergy between the land uses and establish the area as an activity core. To that end, staff finds that the rezoning would be consistent with the intent of the Area Plan, and thus the BVCP. Amendments to the BVCP, and the Gunbarrel Community Center Plan, concurrent with the rezoning for the project site would bring all of the plans into compliance. 3. Is the proposed project consistent with the Site Review Criteria? An analysis of the Site Review Criteria is provided in Attachment C; this approval would amend the existing approved site plan. Because the requested floor azea increase of 12,000 squaze feet exceeds the 10 percent criteria for a Minor Modification to an Approved Site Plan, the request is for a Simple Site Review. The city notes that a Site Review is considered "Simple" if the application is an amendment of a valid, existing site review, or PUD approval, and is consistent with the intent of the original approval, no code variations aze proposed, or the application does not include multiple buildings or multiple lots. In this regard, it is important to note that a lot consolidation occurred for the three lots encompassing Blue Mountain Arts and its associated pazking, along with the CP+B building and associated parking under approval of S-2000-1 and SI-200-2. Under the original Site Plan approval, a 73.3 percent pazking defettal and a 16.2 percent parking reduction was continued from an original PUD (P-83-100). At that time, the parking lot was designed and a part of the overall area of deferral as shown in Figure 1 below. Parking Deferral. As noted in the #S[-2000-2 site plan approval that granted the original parking deferral, the owner of the CP+B property and Blue Mountain Arts (Bob Gall) has indicated that Blue Mountain Arts, as a digital greeting card company, uses significantly fewer employees than the standard warehouse. As such there currently are 30 employees, but there have been as many as 45 over the years. With a parking requirement for Blue Mountain Arts of 506 spaces for just 30 employees, the owner represents that the attached building at 6450 Gunpark Drive (CP+B) could use the available parking area that had been defened. After the required parking needs of 6450 Gunpark Drive (CP+B) are met, there is a net of 116 spaces available for Blue Mountain Arts, with 390 spaces (or 77 percent) deferred. [f Blue Mountain Arts increases employees over time, which the owner represents is not anticipated in the foreseeable future, additional parking will need to be provided on site to meet the parking deferral; there are 89 spaces available under the original defenal to the west of the proposed parking. The proposed amended site plan would build out 230 parking spaces, along with a required detention pond in the southeast corner not proposed under the original site plan. Additional landscaping and walkways will be added to the pazking lot per city specifications, along with lighting and security cameras. Staff finds the proposed parking build out to be consistent with the original site plan approval. The proposed interior improvements will no[ modify the footprint of the building, as the additional mezzanine floor area will be added internal to the 32-foot tall building. Staff finds that the expansion of a technical office is an allowed use under the Business Transitional zone district. Further, staff finds the relative anonymity of the building a good transition to the residential uses to the south and east, with uses transitioning to Business Mixed Use to the north and the Industrial Manufacturing south and west. Building height and setbacks will not be modified with the proposed project. A maximum 35-foot building height is stipulated in the BT-1 zone, and the existing building height is 32-feet. A¢enda Item # SC Paee # 9 Figure 1: I[lustration of Origina! Site Plan and as Amended by a Minor Modification North End Parking Area I as Expanded with a Minor Modificatioo and Parking Reduction (.4DR2003-00082) CUNPARK DRIVE Currently Offices of CP+B '_"_'".~"~"_"_"~---_~" I .. .r _, 1 1 II ~U~.. . S . I . ~ ' I ~ Ezisting . j Connecmr I . . ~ ' ~ . .. . ... . ~ ' .. Currently Blue Mountain Arts ' I.IIII "~" Existing Parking/Loading for Blue Mountain .~rts Building ~ ~ ,n i . ~. ~.iiiifi5~ ~i..~;.~..~..'.~...~..,.. ....rir-:. ~i ! .~..',:~i ..~..~.~.~.. ~ . ~ . .. ....~-".r'~'r'r~r.rr- ~~ " i~ ~i i ii`~iiii~iiii~iiii~~~i~~~i~iiiiiiiiii'~tiiiiiiiiii~ ~~ i iii-iii~ ~iHi~biiHIVH«HTFnl~li-i-H~~ ~H~i~~1~~~FfFFFY~FF~~~J• .....~:t li ~I:~~~:ii~:~::~1.~ Area of Former Deferred Parking ~ ~ ~.. . ~ ~IIII-li~ ~YII -IIi1111~~V14f1 4hMFFN YIIIL11-1-1-Ilj~iii~ ' ,' ~ ~~ III~111 lil:~ll~l~ll~l~ll~ll~~'X11 I~~Illlllfllll~ ' ~ / ~•• /.~' I~,..~.~iil l:II1...::~.ii~~ii..i~i::L:J • ~/'' ' _ _ `\ ._-:~~-__' - _ .~~~.~+~..~ .~--`~~ I '~ . . . ~ ~ $PINE .. -.. \ ~. PUBLIC COMMENT AND PROCESS: ~ I. ~ ~ ~ I, i ~ „I ~ I I Ezpanded Pedestrian Improvements to ParkinQ Lo[ d~ ~ \\\ \`. ~ .'l. ~~~, Required public notice was provided in the form of written notification mailed to all property owners within 600 feet of the subject property, and a sign posted on the property for at least 10 days. In addition, a neighborhood meeting was held on June 5, 2007 for which written notification was similarly mailed to all property owners within 600 feet of the subject property. All notice requirements of Section 9-4-2, B.R.C. 1981 have been met. The applicant also indicated that key membecs of the Gunbarrel Neighborhood Association were contacted, who in turn posted the neighborhood meeting on the association's web site. Three neighbors attended the meeting, and one follow-up letter appearing to support the application was received. That letter is attached in Aeenda Item # SC Paee # 10 Attachment "D". Staff also received a phone call from a neighbor who requested additional information about the application, but had no further comment. STAFF FINDINGS AND RECOMMENDATION: Staff finds that the application for a proposed Boulder Valley Comprehensive Plan change in land use designation for 6450 Gunpark Drive from Performance [ndustrial to Transitional Business is consistent with the BVCP Review Criteria found in Attachment `A,' and applicable criteria found in Attachment `C' for consistency with BVCP policies. 2. Staff finds that the application for a ptoposed amendment to the Gunbarrel Community Center Plan land use designation for 6450 Gunpark Drive from Performance Industrial to Transitional Business is consistent with the BVCP Review Criteria found in Attachment `A' and applicable criteria found in Attachment `C' for consistency with BVCP policies. 3. Staff finds the application for a rezoning for 6450 Gunpark Drive from Industrial General (IG) to Business Transition - 1(BT-1) is consistent with the Rezoning Criteria found in Attachment ,B , 4. Staff tinds the application for a Simple Site Review for amendment to an existing approved site plan for 6450 Gunpark Drive and the parking of the attached 6455 Spine Road consistent with the Site Review Criteria found in Attachment `C.' Theref'ore, staff recommends that Planning Board approve LUR2007-00022, LUR2007-00023, and LUR2007-00037 incorporating this staff inemorandum and the attached BVCP Comprehensive Plan Amendment Review Criteria; Rezoning Criteria; and Site Review Criteria Checklist subject to the following conditions of approval. RECOMMENDED CONDITIONS OF APPROVAL: 1. The Applicant shall be responsible for ensuring that the development shall be in compliance with all approved plans dated February 14, 2007 and on file in the City of Boulder Planning Department, except as modified by these conditions of approval. 2. The Applicant shall comply with all previous conditions contained in #5-2000-1 and the #S[- 2000-2 recorded at Reception No. 2053340 on June 16, 2000, except as may be modified by this approval. 3. Prior to a building permit application, the Applicant shall submit a Technical Document Review application for the following items, subject to the approval of the City of Boulder Planning and Development Services Division: a. Final architectural plans, including materials and colors, to insure compliance with the intent of this approval and compatibility with the sunounding area. The architectural intent shown on the approved plans dated February 14, 2007 is acceptable. Planning staff will review plans [o assure that the arohitectural intent is performed. Aeenda Item # SC Paee # 11 b. Final storm water plans and report in accordance with City of Boulder Design and Construction Standards for all storm water improvements. A construction storm water discharge permit is required from the State of Colorado for projects disturbing greater than acre. The applicant is advised to contact the Colorado Department of Public Health and Environment. c. Final Lighting Plan and all private lighting shall be located outside the public right-of-way. Approved By: ~,~'~ ~~~~~P/G- Ruth McHeyser, Acti g Planning Director PLanning Department ATTACHMENTS: Attachment A: BVCP Land Use Designation Change Criteria Checklist Attachment B: Rezoning Criteria Checklist Attachment C: Site Review Criteria Checklist Attachment D: Conespondence Received Attachment E: Vicinity Map Attachment F: Development Review Results and Comments Attachment G: ApplicanYs Written Statements and Proposed Plans S\PLAN\PB-ITEMS\MEMOS\6450 Gunpark Comp Plan, Rczone, SR cm doc A¢enda Item # SC Paee # 12 Attachment A BVCP Review Criteria Checklist Ib) Criteria for Review: The Land Use Map is not intended to be a zoning map. It is intended to provide policy direction and definition for future land uses in the Boulder Valley. Thus, a change to the land use designations may be considered at any time, if it is related to a proposed change in zoning or proposed annexation and meets all of the following criteria: ~ (a) The proposed change is consistent with the policies and overall intent of the comprehensive plan. (BVCP). The proposed change in land use designation from Performance Industrial (PI) to Transitional Business (TB) is considered consistent with the policies and intent of the BVCP. The Transitional Business land use designation would mirror the Transitional Business designation across Spine Road to the east and would further the goals of the community center pian to provide a rich and thriving retail center. The proposed project would provide an appropriate transition between the Mixed Use Business (MU- B) designation/Retail Core Area to the north/northeast; the Performance Industrial (P- I) designation to the southwest; and the Medium Densily Residential (MDR) to the southeast. The land use designation across Spine Road to the east is also designated Transitional Business (TB) with vacant land, existing of6ces and mixed use. The proposed change would further the policies of the BVCP; in particular, the proposed change would provide an appropriate transition in land uses in the area and would further the city's economic vitality policies. See Attachment C for an analysis of the proposal's consistency with BVCP policies. ~ (b) The proposed change would not have significant cross jurisdictional impacts that may affect residents, properties or facilities outside the city; No cross-jurisdictional impacts would be generated by the proposal. Anticipated impacts would be in the same range as those which might occur under the current land use designation and zoning. ~ (c) The proposed change would not materially affect the land use and growth projects that were the basis of the comprehensive plan; Ptone appear to be associated with the proposal as presented. ~ (d) The proposed change does not materially affect the adequacy of availability of urban facilities and services to the immediate area or to the overall service azea of the city of Boulder; Availability of urban facilities and services to the proposed use would be similar to those that might occur under the current land use designation and zoning. ~ (e) The proposed change would not materially affect the adopted Capital Improvements Program of the city of Boulder; None appear to be associated with the proposal as presented. Aeenda Item # SC Paee # 13 ~ (t) The proposed change would not affect the Area II/Area III boundaries in the comprehensive plan; The property is within Area I. No Area II/III changes are associated with the proposal. A¢enda Item # SC Pa¢e # 14 Attachment B Rezoning Criteria Checklist: Section 9-2-18(e) B.R.C. 1981 e) Criteria: Zoning is the result of a detailed and comprehensive appraisal of the city's present and future land use needs. In order to establish and maintain sound, stable, and desirable development within the city, rezoning of land is to be discouraged and allowed only under the limited circumstances herein described. Therefore, the city council shall grant a rezoning application only if the proposed rezoning is consistent with the policies and ~;oals of the Boulder Valley Comprehensive Plan and, for an application not incidental to a~eneral revision of the zoning map, meets one of the following criteria: ~ (1) The applicant demonstrates by clear and convincing evidence that the proposed rezoning is necessary to come into compliance with the Boulder Valley Comprehensive Plan map; The proposed change from an [ndustrial - General (I-G) zone district to a Business Transition - 1(BT-1) zone district would be necessary to be in compliance with the proposed Transitional I3usiness land use designation of the BVCP. As demonstrated, the change in the BVCP is considered consistent ~vith existing and proposed land use patterns within and surrounding the planned "Main Street/Town Center" of the Gunbarrel Community Center Plan. The proposed Transitional Business would "bookenci" the future town center and help establish a synergy between uses, and an employment base that would utilize existin~ and future retail services within the to~vn center. It is im~ortant to note that the form and bulk standards of the BT-1 zone district are the same as the [G zone district, with the exception of building height as noted in Table 1 below. Table 1: Comparison of Fnrm «nd Bctlk Standards BT-1 (proposed) to I-G (existing) Section y-7-[, fS.K.(. LySI) Form or Bulk Standard BT-1 I-G Front yard landscapecl setback 20 ft 20 ft Front yard setback for all parking areas 20 ft 20 ft Side yard landscaped setback from a street I S tt i ~ ft Side vard set back from an interior lot line 0 or 12 ft 0 or I~ it Maximum height for principal'building 35-ft 40 ft Minimum rear yard setback 20 ft ?0 fi Maximum number of stories of a building 3 stories 3 stc~ri~~ Maximum wall height at zero lot line setback 12 ft I~ ft Maximum hei~ht for fences, hedges and walls 7 ft 7 ft Minimum height of fence atop retaining wall 42 in 42 in Maximum of fence and retainin~ wall within 3 tt of lot line 12 ft 12 ft A~enda Item # SC Pa~e # IS The general description of BT-1 versus I-G is shown below in Table 2. As is noted, transitional business areas generally provide a buffer among residential, streets and business uses and can include offices. [n comparison, general industrial areas have a ~vide range of light industrial uses, which can inclucle research anci manufacturing, but that as well aliows residential or complementary uses. There are also differences between the nvo zone districts, with [G having a greater intensity of use to inclucte manufacturing, which mav also create impacts such as noise or noxious odors: The plannect expansion of the technical office ~vould not create im~acts such as noise or noxious odors. Table 2: Comprtrison of tlre Ge~reral Deseriptio~r of BT-1 vs. I-G (Section 9-5-2 (c), B. R. C 1981) I3T-1 (Business - Transitionrr! 1) IG (Industria! - General) Transitional business areas which generally General industrial areas where a wide range ofi buffer a residential area from a major street and li~,ht industrial uses, including research and are primarily used For commercial and manufacturing operations and service industrial complementary residential uses, including uses are located. Residential uses and other without limitation, teiz~porary lod~~ing and office ~ complementary uses ma~~ be allo~ved in use;. a ro riate locations. The other main difference behveen the BT-1 zone versus the [-G zone is with regarci to Land Use [ntensity Standards. As shown in Table 3 below, there is no minimum lot area within the BT-1 zone district, and intensity is nut governed by FAR. The I-G zone district, conversely, has a minimum lot area of 7,000 square feet and intensity is ~overned by a Floor Area Ratio (0.~ to 1.0) .~~s noted previously, under existing zoning the tloor area of the CP+B building could not be increased more than 922 square feet. However, under the proposed rezoning, the tloor area could be increased based on form and bulk standards as listed in Table 1~bove. Consistency with open space requirements of 10 percent of the lot are~, meeting the setback criteria and height are the methods for establishing the maximum floor area within the BT-1 zone district. With no exterior additions planned for 6~~0 Gunpark Drive, all existing form and bulk criteria are being met including setbacks, building height and open space. By w~y of illustration, if the expansion was evaluated using FAR, the planned increase in floor area for 6~t50 Gunpark Drive would be from the existing 0.49 to 0.~9. Table 3: Conrp~rr~son of t/re Intensity Strrndards of BT-1 vs. 1-G (Section 9-8-1, B.R.C. 1981) BT- l(Busr~tess - Trartsiliorrcr! 1) IG (l~tdtrstrir~l - Generu!) No minimum lot area or lot area per dwelling, 7,000 square ft minimum lot area, I 0-20% (useable) open space for non- I 0-20% open space for non-residential uses, residential uses 0.~:1 maximum FAR No minimum FAR Staff finds that the proposed rezoning from Industrial General (I-G) to Business Transition - 1(E3T-1) is appropriate for this context, and is consistent with the B.R.C. 1981, and the policies and intent of the BVCP as noted in Attachment C below. A~enda Item # ~C Pa~e # 16 Attachment C Site Review Criteria Checklist i) Criteria for Review: No site review application shall be approved unless the approving agency finds that: (1) Boulder Vallev Comprehensive Plan: ~ (A) The proposed site plan is consistent with the purposes and policies of the Boulder Valley Comprehensive Plan (BVCP). The proposed change in land use designation from Performance Industrial to Transitional Business; the concurrent rezoning from Industrial General (I-G) to Business Transition -1 (BT-1); and the improvements to the site plan are consistent with the purposes and policies of the Boulder Valley Comprehensive Plan and the Gunbarrel Community Center Plan (GCCP). Staff finds the comprehensive plan change applicatian is consistent with the following specific BVCP policies, followed by specific GCCP goals: "1.03 Princip[es of Economic Suslainabi[ity" n) Tke city and county wi[! encourage availab/e nnd ba[anced economic slructure and emp[oyment base within the parameters of estab/ished land use, environmentnl and growth policies. b) The city and county recognize that n heaUhy, ndaptable locn! economy is vitn[ to the communiry's ability to provide a ltighly desirable qualiry of life, high levels of services and amenities. c) The ciry and counry wi!! promote n diverse and sustainable economy that supports the needs of a!! community members. d)The ci(y and counry wi[[ seek to ensure that eurrent needs are met witHaut compramising the ability of future generations to meet their needs, for the economy is a subsystem of tlte environment and depends upon the environment both as a source of raw materia[ inputs and ns a sink for waste output " Staff finds that expansion of ezisting, viable businesses in the Gunbarrel Community Center Area will help to achieve the goals within policy 1.03, by providing adaptability to the local economy and encouraging economic sustainability. "1.19 Compatibi[ity of Adjacent Land Uses" In order to avoid or minimize noise and visua! conflicts between adjacent [and uses that vary wide[y in use, intensiry or other characterislics, the city wiK use tools such as interface zones, transitiona! areas, site and bui[ding design and cascading gradients of density in the design of subareas and zoning districts. With redeve[opment, the transitiona/ area should be wilhin the zone of more intense use. " Staff finds that establishing 6450 Gunpark as a transitional business zone will aid in transitioning from residential south east of the subject site and industrial ou the south west, into the Business Mixed use area of the anticipated "Main Street" area within the Gunbarrel Community Center Plan. Aeenda Item # SC Paee # 17 • "5.01 Economic ~tality" Economlc vita[ity in Bou[der wi[I be pursued through a partnership among the public, privrste and no profit sectors. The ciry's primary contribution is through the provision of efficienl processes and procedures required for site development, the investment in municipal infrastructure, and consideration of other initiatives on a case-by-case basis. The city wi[! adopt economic vitality programs and strategies that foster innovation, enhance competitiveness, and expnnd markets. The city and county wi![ support a diversified employmenl base within the Boulder Vn!ley, reflecting labor force capabi/ilies and recognizing amenities for emphasizing scientific, techno[ogica[ and related industries. Inclusion of e[emenls in the economic vitaliry program should enkance the community's role in the globa! and domestic marketplace. " Staff Gnds that the change to the BVCP and GCCP to a Transitional Business designation along with the concurrent rezoning and site plan improvements for 6450 Gunpark will allow expansion of a technicai office that supports the diversi6ed employment base that is emphasized in policy 5.01. Further, the proposed apptications will enhance the ability for Transitional Business designation to help meet the goals of enhanced competitiveness and expanded markets noted in policy 5.01. "5.02 Support for Local Business T/te city and counry recognize t/:e significant contribution of extsting businesses in the [oca! economy. The city wi![ support the retention, expnnsion and entrepreneurial activities of ezisting loca! businesses and maintain a positive elimate for retail and business. " Staff finds that the owner, Bob Gall, has invested in the local Gunbarrel Business Center in ownership and enhancement of the existing 6450 Gunpark and adjoining 6455 Spine Road buildings. The planned expansion of 6450 Gunpark as a technical office will support retention of this type of use in the context of Transitional Business. The long term lease established behveen Bob Gall and the Grm of Crispin, Porter and Bogusky within the 6450 Gunpark building allows retention, expansion and entrepreneurial activity of an internationally recognized advertising 6rm that has made a long term commitment to establish signiticant presence in the Boulder market. Staff finds the proposed change in land use designation from Performance Industrial to Transitional Business is consistent with the following GCCP goal: • Goal: Provide opportunities jor developing a viable, easily accessible, pedestrian- oriented retai[ town center of appropriate scale to serve the Gunbarrel subcommuniry, out[ying subdivisions and employmenl centers. 5taff finds that while the proposed change in land use designation for 6450 Gunpark Drive in the GCCP from Performance Industrial to Transitional Business isn't Aeenda Item # SC Paee # 18 specifically located within the retail town ceuter of the GCCP, the change promotes viability of the retail town center by expanding the technical offices located at the edge of the town center. The expansion of the 6450 Gunpark Drive offces will promote daytime activity and help stimulate redeveiopment of sites in the Retail Core that would serve the needs of employees located at 6450 Gunpark Drive. Those types of uses that could benefit in the Retail Core from expanded employment are cafes and restaurants, coffee shops, grocery stores, service commercial uses such as dry cleaners, travel agencies, and insurance agencies. (B) The proposed development shall not exceed the maximum density associated with the Boulder Valley Comprehensive Plan residential land use designation. Additionally, if the density of existing residential development within a three-hundred-foot azea sunounding the site is at or exceeds the density permitted in the Boulder Valley Comprehensive Plan, then the maacimum density permitted on the site shall not exceed the lesser of: Not applicable to this request, no residential units proposed. n/a (i) The density permitted in the Boulder Valley Comprehensive Plan, or, n/a (ii) The maximum number of units that could be placed on the site without waiving or varying any of the requirements of Chapter 9-7, "Form and Bulk Standazds," B.R.C. 1981. (2) Site Desi~n: Projects should preserve and enhance the community's unique sense of place through creative design that respects historic character, relationship to the natural environment, and its physical setting. Projects should utilize site design techniques which enhance the quality of the project. In determining whether this subsection is met, the approving agency will consider the following factors: (A) O~en Space: Open space, including, without limitation, parks, recreation areas, and playgrounds: ~ (i) Useable open space is arranged to be accessible and functional; There are 156,465 square feet of open space shown on the project plans for a 622,156 square foot original PUD site that includes both the 6450 Gunpark and 6544 Spine Road buildings. This represents 23 percent of the overall area as open space; for the proposed rezoning to BT-1, there is a requirement of 10 to 20 percent of the area as useable open space for non-residential uses. Section 9-9-11(c) requires that for buildings behveen 25 and 35 feet in height, the requirement for useable open space on a lot shall be at least ten percent of the lot. Of the 23 percent open space shown on the project plans, staff estimates approximately 19 percent would be considered "useable." This deducts for the detention pond area that has 4:1 slopes; the parking lot islands; and a portion of the ezisting drainage facility located between the hvo buildings. n/a (ii) Private open space is provided for each detached residential unit. There are no residential units proposed with this application. n/a (iii) The project provides for the preservation of or mitigation of adverse impacts to natural features, including, without limitation, healthy long-lived trees, significant plant communities, ground and surface water, wetlands, riparian areas, drainage areas, and species on the federal Endangered Species List, "Species of Special Concern in Boulder County" designated by Boulder County, or prairie dogs (Cvnomvs ludiovicianus) which is a species Aeenda Item # SC Paee # 19 of local concern, and their habitat; There are no known natural features present on this previously disturbed site. ~ (iv) The open space provides a relief to the density, both within the project and from surrounding development; The existing and proposed open space is consistent with previous site plan approval and consistent with the B.R.C, 1981 code requirements for BT-1 zone district. ~ (v) Open space designed for active recreational purposes is of a size that it will be functionally useable and located in a safe and convenient proximity to the uses to which it is meant to serve; A large open area planned on the west side of the 6455 Spine Road parking lot is Iarge enough to serve active recreational purposes. As a condition of approval, greater landscaping is required to amenitize this site as a more active recreational area. n/a (vi) The open space provides a buffer to protect sensitive environmental features and natural areas; and There are no known sensitive or natural areas in this site. ~ (vii) If possible, open space is linked to an area- or city-wide system. The existing transportation network links to area wide trail systems. Spine Road and nearby Williams Fork Road are a designated bike routes. Spine Road connects to 63'a Avenue that has an existing multi-use path. (B) Open Space in Mixed Use Developments: Developments that contain a mix of residential and non-residential uses: n/a (i) The open space provides for a balance of private and shared areas for the residential uses and common open space that is available for use by both the residential and non-residential uses that will meet the needs of the anticipated residents, occupants, tenants, and visitors of the property; and There are no residential units provided. n/a (ii) The open space provides active areas and passive areas that will meet the needs of the anticipated residents, occupants, tenants, and visitors of the property and are compatible with the surrounding area or an adopted plan for the area. There are no residential units provided. (C) Landscaping: ~ (i) The project provides for aesthetic enhancement and a variety of plant and hard surface materials, and the selection of materials provides for a variety of colors and contrasts and the preservation or use of local native vegetation where appropriate; A condition of approval to provide a final landscape plan, consistent with the requirements of the landscape standards in section 9-9-12, B.R.C. 1981, will establish the project as consistent with this criteria. In addition, existing landscaping that already meets the criteria, contributes to the finding of consistency with this criteria. n/a (ii) Landscape design attempts to avoid, minimize, or mitigate impacts to important native species, plant communities of special concern, threatened and endangered species and Aeenda Item # SC Paee t# 20 habitat by integrating the existing natural environment into the project; There are no known native species located within this area. ~ (iii) The project provides significant amounts of plant material sized in excess of the landscaping requirements of Sections 9-9-12, "General Landscaping and Screening Requirements" and 9-9-13, "Streetscape Design Standards," B.R.C. 1981; and A condition of approval to provide a final landscape plan, consistent wit6 t6e requirements of the landscape standards in section 9-9-12, B.R.C. 1981 will establish the project as consistent with this criteria. In addition, existing landscaping that already meets the criteria, contributes to the finding of consistency with this criteria. ~ (iv) The setbacks, yards, and useable open space along public rights-of-way are landscaped to provide attractive streetscapes, to enhance architectural features, and to contribute to the development of an attractive site plan. A condition of approval to provide a final landscape plan, consistent with the requirements of the landscape standards in section 9-9-12, B.R.C. 1981 will establish the project as consistent with this criteria. [n addition, existing landscaping that already meets the criteria, contributes to the finding of consistency with this criteria. (D) Circulation: Circulation, including, without limitation, the transportation system that serves the property, whether public or private and whether constructed by the developer or not: ~ (i) High speeds are discouraged or a physicai separation between streets and the project is provided; There is an existing street condition that will not be changed by the proposed project. An existing parking deferral approved in the original site review wil- be removed. ~ (ii) Potential conflicts with vehicles are minimized; There is an existing street condition that will not be changed by the proposed project. An existing parking deferral approved in the original site review will be removed. ~ (iii) Safe and convenient connections accessible to the public within the project and between the project and existing and proposed transportation systems are provided, including, without limitation, streets, bikeways, pedestrianways and trails; Pedestrian enhancements are anticipated behveen the northeast entry doors to the 6450 Gunpark Building and the parking lot adjacent to the attached 6455 Spine Road building. Lighting and security cameras are anticipated to enhance safety for pedestrians accessing the parking facilily. ~ (iv) Alternatives to the automobile are promoted by incorporating site design techniques, land use patterns, and supporting intcastructure that supports and encourages walking, biking, and other alternatives to the single-occupant vehicle; A condition of approval requires a Travel Demand Management plan be put in pl$ce prior to building permit approval; that TDM will include a requirement of provision of EcoPasses for alI employees within the 6450 Gunpark Drive building. In addition, the existing tk203 RTD bus route on Spine Road wil- remain serving 6450 Gunpark Drive. Aeenda Item # SC Paee # 21 ~ (v) Where practical and beneticial, a signiticant shift away from single-occupant vehicle use to altemate modes is promoted through the use of travel demand management techniques; See response above regarding TDM. ~ (vi) On-site facilities for external linkage are provided with other modes of transportation, where applicable; The existing bike route along Spine Road, Williams Fork Road, and the multi-use path along 63'd are available to employees. In addition, the applicant represents that there are inside bicycle racks for up to 42 bicycles which exceeds the required bike racks equivalent to 10 percent of required vehicle parking. ~ (vii) The amount of land devoted to the street system is minimized; No new streets will be constructed at this location to support the proposed use; the originally approved parking lot, with an existing approved parking deferral, will be built out to meet the needs of the site's expansion of facilities. ~ (viii) The project is designed for the types of traffic expected, including, without limitation, automobiles, bicycles, and pedestrians, and provides safety, separation from living areas, and control of noise and exhaust; and The originally approved parking lot, with an existing approved parking deferral, will be built out to meet the needs of the site's expansion of facilities. The project site has access to the existing bike route on Spine Road and Williams Fork Road and to the 63`a Street multi-use path. In addition, the existing #203 RTD bus route on Spine Road will remain. ~ (ix) City construction standards are met, and emergency vehicle use is facilitated. This site fronts on two city streets; the built-out parking lot front onto Spine Road. Emergency vehicle access to the site will be met. (E) Parking: ~ (i) The project incorporates into the design of parking azeas measures to provide safety, convenience, and separation of pedestrian movements from vehicular movements; Parking conforms to city standards. ~ (ii) The design of parking areas makes efficient use of the land and uses the minimum amount of land necessary to meet the parking needs of the project; The proposed build aut of the approved parking lot meets the needs of the proposed expansion. ~ (iii) Parking areas and lighting are designed to reduce the visual impact on the project, adjacent properties, and adjacent streets; and Lighting will be required to meet city standards, which will assure that impacts to adjacent properties should not occur. n/a (iv) Parking areas utilize landscaping materials to provide shade in excess of the requirements in Section 9-9-14, "Pazking Area Design Standards," B.R.C. 1981. Parking area landscaping is required to meet standards. A condition of approval is added that requires provision of a final landscape plan. Aeenda Item # SC Paee # 22 (F) Buildine Design Livabilitv and Relationship to the Existine or Pronosed Sunoundine Area: ~ (i) The building height, mass, scale, orientation, and configuration are compatible with the existing character ofthe area orthe character established by an adopted plan forthe area; The BT-1 zone allows a building height of up to 35-feet by right. The existing building height of 32-feet will not be altered by the proposed applications. ~ (ii) The height of buildings is in general proportion to the height of existing buildings and the proposed or projected heights of approved buildings or approved plans for the immediate area; The BT-1 zone allows a building height of up to 35-feet by right. The existing building height of 32-feet will not be altered by the proposed appiications. ~ (iii) The orientation of buildings minimizes shadows on and blocking of views tiom adjacent properties; The existing building, with a height of 32-feet, will not be altered by the proposed applications. ~ (iv) [f the character of the area is identifiable, the project is made compatible by the appropriate use of color, materials, landscaping, signs, and lighting; The existing character of the building will not be altered with the exception of some additional windows. It is considered an acceptable character for a Business Transition zone. ~ (v) Buildings present an attractive streetscape, incorporate architectural and site design elements appropriate to a pedestrian scale, and provide for the safety and convenience of pedestrians; Improvements to the streetscape and walkways will provide enhancements for pedestrians. There is existing, mature Iandscaping particularly on the east side of the building that is an attractive asset and will remain. ~ (vi) To the extent practical, the project provides public amenities and planned public facilities; Lighting is provided within the public right of way along Spine Road, accessing the parking lot that will provide a public enhancement. n/a (vii) For residential projects, the project assists the community in producing a variety of housing types, such as multi-family, [ownhouses, and detached single-family units as well as mixed lot sizes, number of bedrooms, and sizes of units; No residential units are proposed. n/a (viii) For residential projects, noise is minimized between units, between buildings, and from either on-site or off-site external sources through spacing, landscaping, and building materials; There are no residential units proposed within this project. ~ (ix) A lighting plan is provided which augments security, energy conservation, safety, and aesthetics; The lighting plan meets this criteria. Aeenda Item # SC Paee # 23 n/a (x) The project incorporates the natural environment into the design and avoids, minimizes, or mitigates impacts to natural systems; There are no known natural environmental elements associated with this site. n/a (xi) Cut and till are minimized on the site, the design of buildings conforms to the natural contours of the land, and the site design minimizes erosion, slope instability, landslide, mudflow or subsidence, and minimizes the potential threat to property caused by geological hazards. There are no known topographic or natural features that constrain this site. (G) Solar Sitine and Construction: For the purpose of ensuring the maximum potential for utilization of solar energy in the city, all applicants for residential site reviews shall place streets, lots, open spaces, and buildings so as to maximize the potential for the use of solar energy in accordance with the following solar siting criteria: n/a (i) Placement of Open Space and Streets: Open space areas are located wherever practical to protect buildings from shading by other buildings within the development or from buildings on adjacent properties. Topography and other natural features and constraints may justify deviations from this criterion. With existing building massing to remain unchanged on the exterior, this criteria is not applicable. n/a (ii) Lot Lavout and Building Sitin~: Lots are oriented and buildings are sited in a way which maximizes the solar potential of each principal building. Lots are designed to facilitate siting a structure which is unshaded by other nearby structures. Wherever practical, buildings are sited close to the north lot line to increase yard space to the south for better owner control of shading. With ezisting building massing to remain unchanged on the exterior, this criteria is not applicable. n/a (iii) Buildin¢ Form: The shapes of buildings are designed to maximize utilization of solar energy. Buildings shall meet the solar access protection and solar siting requirements of Chapter 9-8, "Solar Access," B.R.C. 1981. With existing building massing to remain unchanged on the exterior, this criteria is not applicable. ~ (iv) Landscaaing: The shading effects of proposed landscaping on adjacent buildings are minimized. A required landscape plan is part of the conditions of approval that must meet city standards. The shading effect of proposed landscaping will be required to be considered. (H) Additional Criteria for Poles Above the Permitted Hei¢ht: No site review application Yor a pole above the permitted height will be approved unless the approving agency finds all of the following: ~ (i) The light pole is required for nighttime recreation activities, which are compatible with the surrounding neighborhood, or the light or traffic signal pole is required for safety, or As shown on the lighting plan, lumen levels for parking lights ezceed 14,000 for 25-foot tall poles; therefore, a condition of approval requires final lighting p-ans in a Technical Document submittal that will meet the standard. Aeenda Item # SC Paee # 24 ~ (ii) The pole is at the minimum height appropriate to accomplish the purposes for which the pole was erected and is designed and constructed so as to minimize light and electromagnetic pollution. As noted above, there is some correction to lumen levels required for the proposed 25- foot height of the poles, to be corrected at Technical Document submittal. Aeenda Item # SC Paee # 25 Attachment D: Correspondence Received Sent: Saturday, June 09, 2007 12:14 AM To:John Broe Subject: Thank you! John, It was a pleasure to meet with you, other employees of CPB, your architect and your landlord on Tuesday, June 5, 2007, regarding the the rezoning application. I hope all goes well with the rezoning process and that CPB continues its successful track. As I mentioned at the meeting, it was a pleasant surprise to discover the thriving business within the walls of a"warehouse" building. The Gunbarrel area of Boulder is fortunate to have a neighbor like CPB. Thanks again, Chip Durst Aeenda Item # SC Paee # 26 Attachment E: Vicinity Map City of Boulder Vicinity Map ~ -- -- ~~ - ---- R H - 5 .~;, ~ ~ , > >° ; ~~ - ~, ~ ~ ~_,~ R. M _ 1 -~~~r, ~ ~~l ~, / ~ ~ \\ ~ ~ ~ ~' ; ~` ~ - ~-. .j , ~ ~ ~ ~a o ~ _ ~ ~~ T ~ , ~ ,, ; ~ , ~L-- I ~ ~~ ~ ` , ~ . ~ O` ~ -- ~ ~ ~ ; ~ r, -~ f ~ , \,., ; ~, ~ , ~- ,, ! , ~~~ f ~~ ~_ ~~~ ~ , ~ ~ `~L , okout-Rd- .~ ~ _ _ -~ 1 : / B~C-1 ~ ;~~" ~ _ L_ . ',_LLl , .. -_ - , -r ~ ~~ - i -_ , ~( r' ~ -- - ~ ~__ --~ _ r I G ~ ~ _ _ B R - 2 _ ,,~, / ' _ _ _ , , ~ , - - ~,,1 i 1---- '( . i Sub~ect Area y~;- l ~ , ~ ~ ~ , i u) ~ , - ~ , ~ ~ ~~ rk Dr 6450 Gunpa ~ v ~ `. ~ ~~ - ~ M' ! ~j ~~ ~~I ' 1 ,~ - , - ' I L ~I ~ ~ ~ _ ~ ~ 'r- , ;` 1 , ~ ~ - ~ , `~ ~ ~~ .'. I -~ ~ I L / `~'~ -Spine Rd ~ ( I ~ ~ ~ ~ „~ ~, ~ 1 ` `~~ 1 -- _ - _ - -__ ~, IM IG ~, , -_ _; , ~~ i ' _ i I ~ __ ~ _ -\_ ~ ., ~ ~ p sue;e~ `~ ~~ ~ , ~~ . ' ~~~~ I G ~ _ ; ~ ~ ' ~ ~ ~ ~ -- - - ~ '~, ' R H 4. ~ ' i - , ; ~': ,, ~ ' ~ ~ ~' ~ - I . Location: 6450 Gun ark Dr P Project Name: 6450 Gunpark Drive - iry nj~ *~'~~ Review T e: Rezonin Buulder ~ yp g 8 BVCP Amendment Review Number: LUR2007-00022-23 N 0 RT H The m~ormation depwted on th~s map is O~a~tled asprephrcalrepresentationonly Tneo~n,~~~~d~ providee no werrenty, expressed or imOheC, as to Applicant: Bob Ga!! forGunpark Property Limited Partnership 1 inch equals 600 teet ~,~a eahe~e~°rGOmplele~esaofthem(orma0on A~enda [tem # ~C Pa~e # 27 Attachment F ~ CITY OF BOULDER ~~~~~~ Planning and Development Services '~ 1739 Broadway, Third Floor • P.O. Box 791, Boulder, CO 80306-0791 ~j, phone 303-441-1880 • fax 303-441-3241 ~ web boulderplandevelop.net i~y OATE OF COMMENTS: June 8, 2007 CITY OF BOULDER CASE MANAGER: Elaine McLaughlin PROJECT NAME: 6450 Gunpark Drive LOCATION: 6450 GUNPARK DR COORDINATES: N10E03 REVIEW TYPE: Boulder Valley Comprehensive Plan Amendment, Rezoning, Simple Site Review REVIEW NUMBER: LUR2007-00022 and LUR2007-00023 APPLICANT: Bob Gall for Gunpark Property Limited Partnership DESCRIPTION: Request to amend the Boulder Valley Comprehensive Plan designation from Performance Industrial to Business Transition, simultaneously amend the Gunbarrel Community Center Plan, and a concurrent request for Rezoning from Industrial - General (IG) zone district to Business Transition - 1(BT-1) with a request for a Simple Site Review to amend the existing Site Plan approval. REQUESTED VARIATIONS FROM THE LAND USE REGULATIONS: Parking Deferral I. REVIEW FINDINGS This application is a request for Comprehensive Plan Amendment request, Rezoning, and simple site review amending the existing site plan approval. Application meets criteria and will be scheduled for a hearing before Planning Board on July 5, 2007. II. BACKGROUND Development Proposal: The owner of 645o Gunpark Drive would like to expand the interior floor of the existing building with an approximately 12,000 square foot mezzanine space, divided into forty individual office spaces. The building is under a long term lease as the Colorado offices of advertising firm, Crispin Porter and Bogusky (CP+B). The firm had recently completed extensive interior tenant finishes converting the existing warehouse building to technical offices for the advertising firm. The existing zoning of "IG" (Industrial - General) would allow for a 900 square foot expansion, and as presented by the applicant, the interior of the building with 25-foot ceilings would accommodate an interior addition of a mezzanine. This application includes a request to change to the land use designation of the Comprehensive Plan from Performance Industrial (PI) to Transitional Business (TB). Concurrent with this, is a request to rezone the property from Industrial- General (IG) to Business Transitional - 2(BT-2}; and simultaneously amend the existing Site Plan approval. With implementation of the proposed plans, there would be no expansion of the building's footprint with the entire expansion within the existing four walls. If the expansion takes place, additional parking is also proposed at the south end of the attached 6455 Spine Road building. The table below summarizes lot area, zoning, and the existing floor area ratio, along with existing built floor area for the project site. Existing Floor Area Maximum Floor Location Zoning Total Lot Area Ratio of Lot Area Existing Floor Area Lots 11 &12 IG 117,656 0.5 FAR 58,828 57,906 Zoning and Land Use History: The existing building located at 6450 Gunpark Drive is attached by a breezeway to the adjacent building of 6455 Spine Road, a warehouse that contains the Blue Mountain Arts digital greeting card company. Both buildings are under one ownership, but operate as two separate businesses with CP+B in the smaller of the two buildings (on Lot 11 and 12), and Blue Mountain Arts within the larger of the two (on Lot 2). The existing zoning of Address: 6450 Gunpark Drive ~p AOENOA IT'EIW ~ ~C PAGE ~L. 6450 Gunpark Drive and 6455 Spine Road is split between IG (Industrial - General) on the CP+B site and IM (Industrial - Manufacturing) for the Blue Mountain Arts building. Both buildings and their respective lots were merged as a part of Site Review Approval #SI-2000-2, and at that time the building at 6450 Gunpark Drive was built along with a 2,500 square foot vehicular and pedestrian breezeway corridor connecting the two buildings. Also under that permit was the approval of a required drainage facility located below the breezeway and between the two buildings, approval of a lot line elimination between Lots 11 and 12 (the CP+B site and parking) of the Gunbarrel Business Park PUD, and Lot 2(the Blue Mountain Arts building and parking) of the Gunbarrel Green 6`h Replat. Under that same approval, a parking reduction of 16 percent along with a parking deferral of 73.5 percent was granted. It is within the area of the 73.5 percent parking deferral that the applicant would like to now build parking to accommodate the requirements from the expansion. II. CITY REQUIREMENTS Building and Housing Codes The accessibility requirements of IBC sec. 3409.5 must be met for the addition. Kirk Moors (303) 441-3172 Drainage(Steve Buckbee,303-441-3279) 1. A Final Drainage Plan and Report will be required as part of the Technical Document Review process. All plans and reports shall be in accordance with the City of Boulder Design and Construction Standards. 2. A construction storm water discharge permit is required from the State of Colorado for projects disturbing greater than 1 acre. The applicant is advised to contact the Colorado Department of Public Health and Environment. (http llwww cdqhe state co us/wq/PermitsUniVstormwater/construction.html) Parking Due to the additional office space proposed, trip generation is required to be performed and the results submitted at the time of Site Review per Section 2.03(J) of the City of Boulder Design and Construction Standards. A traffic impact study is required for any nonresidential development that is expected to generate 100 vehicle trips or greater during any single hour. A traffic impact study will be a requirement of Site Review if trip generation is shown to exceed the threshold. Michelle Mahan, 303-441-4417. Fire Protection Fire has no issues with this request. D. Lowrey 303.441.4356 Neighborhood Comments A neighborhood meeting was held on June 5, 2007 from 6:00 p.m. to 7:00 p.m. A public notice was sent ten days prior to the meeting and the applicant contacted the Gunbarrel Neighborhood Association with information about the meeting. Three neighbor attended. No comment letters were received. Review Process Because this application required a referral to Boulder County Planning, for review of consistency with the Boulder Valley Comprehensive Plan, comments from the County are included below, along with an evaluation of consistency with the Gunbarrel Community Center Plan from City of Boulder Long Range Planning. (1) Consistencv with the polices and overall intent of the BVCP. The proposal to change from a PI to TB designation and ID-G to BT-1 zoning is generally consistent with the policies and intent of the BVCP. The current use is office, and the type of office activity CP&B presently conducts and plans to continue is more consistent with the proposed land use designation/zoning than the current ones. It is outside the city/county Retail Core Area IGA (Intergovernmental Agreement) of the Gunbarrel Community Center Plan and provides existing and future retailers with a potential customer base than can access retail facilities by foot. The proposal would provide an appropriate transition between the MU-B designation/Retail Core Area to the north/northeast and the P-I designation to the south/west. The land use designation across Spine Road to the east is also designated TB with existing offices and mixed use. FAR is not an issue (BT-1 has no FAR requirement), but the proposal will only increase the existing FAR from 0.5:1 to 0.59:1. The current structure can accommodate the increase in employees proposed by CP&B; the proposed addition/meuanine of 11,500 sq. ft. will provide a higher sq. ft./employee figure and will stay within the height restrictions of the BT-1 zone. It will have a minimal if any effect on the jobs:population ratio over that which could occur under current conditions. Provisions for additional parking are included. Open space dedications/provisions may need recalculation given the proposed increase in square footage. (2) Cross-iurisdictional imqacts affectina residents properties or facilities outside of the citv Address: 6450 Gunpark Drive A~ENDA ITEM N 5C PACiE ~ No cross-jurisdictional impacts would be generated by the proposal. Impacts would be in the same range as those which might occur under the current land use designation and zoning. (3) Material affect on the adeouacv or availabilitv of urban facilities and services None appear to be associated with the proposal as presented. (4) Material affect on the adooted CIP (Capitol Improvements Plan) None appear to be associated with the proposal as presented. (5) Chanpes to the Area II/tll Boundarv The property is within Area I. No Area II/III changes are associated with the proposal. Based on the BVCP criteria and the proposal submitted we believe the requested changes are consistent with the BVCP and the Gunbarrel Community Center Plan. If you have any questions about this response please contact Pete Fogg, Boulder County Long Range Planning at your convenience at 303.441.3930. Consistencv with Gunbarrel Communitv Center Plan. City staff concurs with county staff's analysis of the consistency of the proposal with the BVCP. In addition, city staff finds that the rezoning would be consistent with the intent of the Gunbarrel Community Center Plan (area plan). Although the site is located in the "Industrial DistricY' of the area plan, it is situated along Spine Road or the designated "Main Street" of the community center. Spine Road is planned as the heart of the community center where the planned redevelopment pattern will support an inviting pedestrian environment. The proposed rezoning of the CP-B site will reinforce that pattern and promote the lively pedestrian environment for that area. The Retail Core area, or area that is expected to provide the most commercial and residential activity in the center, is direc4ly adjacent to the CP-B site. The Retail Core is planned as the central gathering spot of the community center with a mix of high intensity uses. The rezoning of the CP-B site would both complement and enhance the uses in these districts by providing more daytime activity and, hopefully, helping to stimulate redevelopment of sites in the Retail Core. Bev Johnson, Long Range Planning 303.441.3272. V. CITY CODE CRITERIA CHECKLIST See attached checklist(s). VI. Conditions On Case IV. NEXT STEPS The application is scheduled for a review by Planning Board on July 5, 2007. Contact the case manager for final number and size of copes required. Address: 6450 Gunpark Drive AGENDA fTEM # sC PARE ~ V. CITY CODE CRITERIA CHECKLIST i) Criteria for Review: No site review application shall be approved unless the approving agency finds that: (1) Boulder Vallev Comprehensive Plan: ~ (A) The proposed site plan is consistent with the purposes and policies of the Boulder Valley Comprehensive Plar (BVCP). The proposed change in land use designation from Performance Industrial to Transitional Business; the concurrent rezoning from Industrial General (I-G) to Business Transition -1 (BT-1); and the improvements to the site plan are consistent with the purposes and policies of the Boulder Valley Comprehensive Plan and the Gunbarrel Community Center Plan (GCCP). Staff finds the comprehensive plan change application is consistent with the following specific BVCP policies, followed by specific GCCP goals: • "1.03 Principles of Economic Sustainability" a) The city and county will encourage available and balanced economic shucture and employment base within the paiameters of established land use, environmental and growth policies. b) The city and county recognize that a healthy, adaptable local economy is vital to the communities ability to provide a highly desirable quality of life, high levels of services and amenities. c) The city and county will promote a diverse and sustainable economy that supports the needs of all community members. d)The city and county will seek to ensure that current needs are met without compromising the ability of future generations to meet their needs, for the economy is a subsystem of the environment and depends upon the environment both as a source of raw material inputs and as a sink for waste output" Staff finds that expansion of existing, viable businesses in the Gunbarrel Community Center Area will help to achieve the goals within policy 1.03, by providing adaptability to the local economy and encoureging economic sustainability. • "2.19 Compatibility of Adjacent Land Uses" In order to avoid or minimize noise and visual conflicts between adjacent land uses that vary widely in use, intensiry or other characteristics, the city will use tools such as interface zones, transitional areas, site and building design and cascading giadients of density in the design of subareas and zoning districts. With redevelopment, the transitional area should be within the zone of more intense use." Staff finds that establishing the 6450 Gunpark as a transitional business zone will aid in trensitioning from residential south east of the subject site and industrial on the south west into the Business Mixed use area of the anticipated "Main StreeY' area within the Gunbarrel Community Center Plan. • "5.01 Economic Vitality" Economic vitality in Boulder will be pursued through a partnership among the public, private and no- profit sectors. The city's primary contribution is through the provision of e~cient piocesses and procedures required for site development, the investment in municipal infiastructure, and consideration of other initiatives on a case-by-case basis. The city will adopt economic vitaliry programs and strategies that foster innovation, enhance competitiveness, and expand markets. The city and county will support a diversified employment base within the Boulder Valley, reflecting labor force capabilities and recognizing amenities for emphasizing scienti~c, technological and related industries. Inclusion of elements in the economic vitality program should enhance the community's role in the global and domestic marketplace." Staff finds that the change to the BVCP and GCCP to a Transitional Business designation along with the concurrent rezoning and site plan improvements for 6450 Gunpark will allow expansion of a technical office that is among the employment base that is emphasized in policy 5.01. Further, the proposed applications will enhance the ability for Transitional Business designation to help meet the goals of enhanced competitiveness and expanded markets noted in policy 5.01. "5.02 Support for Local Business The city and county recognize the significant contribution of existing businesses in the local economy. The city will support the retention, expansion and entrepreneurial activities of existing local businesses and maintain a positive climate for retail and business." Address: 6450 Gunpark Drive ~_ ~ f AGENDA ITEM # ~PAGE ~. Staff finds the owner, Bob Gall, has invested in the local Gunbarrel Business Center in ownership and enhancement of the existing 6450 Gunpark and adjoining 6455 Spine Road buildings. The planned expansion of 6450 Gunpark as a technical office will support retention of this type of use in the context of Transitionai Business. The long term lease established between Bob Gall and the firm of Crispin, Porter and Bogusky within the 6450 Gunpark building allows retention, expansion and entrepreneurial activity of an internationally recognized advertising firm that has made a long term commitment to establish significant presence in the Boulder market. Staff finds the proposed change in land use designation from Performance Industrial to Transitional Business is consistent with the following GCCP goal: • Goa/: Provide opportunities for developing a viable, easily accessible, pedestrian-oriented retail town center o/appropriate scale to serve the Gun6arrel subcommunity, outlying subdivisions and employment centers. Staff finds that while the proposed change in land use designation for 6450 Gunpark Drive in the GCCP from Performance Industrial to Transitional Business isn't specifically located within the retail town center of the GCCP, the change promotes viability of the retail town center by expanding the technical offices located at the edge of the town center. The expansion of the 6450 Gunpark Drive offices will promote more daytime activity and help to stimulate redevelopment of sites in the Retail Core that would serve the needs of employees located at 6450 Gunpark Drive. Those types of uses that could benefit in the Retail Core from expanded employment are cafes and restaurents, coffee shops, grocery stores, service commercial uses such as dry cieaners, travel agencies, and insurance agencies. (B) The proposed development shall not exceed the maximum density associated with the Boulder Valley Comprehensive Plan residential land use designation. Additionally, if the density of existing residential development within a three-hundred-foot area surrounding the site is at or exceeds the density permitted in the Boulder Valley Comprehensive Plan, then the maximum density permitted on the site shall not exceed the lesser of: Not applicable to this request, no residential units proposed. n/a (i) The density permitted in the Boulder Valley Comprehensive Plan, or, n/a (ii) The maximum number of units that could be placed on the site without waiving or varying any of the requirements of Chapter 9-7, "Form and Bulk Standards," B.R.C. 1981. (2) Site Desiqn: Projects should preserve and enhance the community's unique sense of place through creative design that respects historic character, relationship to the natural environment, and its physical setting. Projects should utilize site design techniques which enhance the quality of the project. In determining whether this subsection is met, the approving agency will consider the following factors: (A) Open Space: Open space, including, w~thout limitation, parks, recreation areas, and playgrounds: ~ (i) Useable open space is arranged to be accessible and functional, There is 156,465 square feet of open space shown on the project plans for a 622,156 square foot original PUD site that includes both 6450 Gunpark and 6544 Spine Road buiidings. This represents 23 percent of the overail area as open space, for the proposed rezoning to BT-1, there is a requirement of 10 to 20 percent of the area as useable open space for non-residential uses. Section 9-9-11(c) requires that for buildings between 25 and 35 feet in height, the requirement for useable open space on a lot shall be at least ten percent of the lot. Of the 23 percent open space shown on the project plans, staff estimates approximately 19 percent would be considered "useable." This deducts for the detention pond area that has 4:1 slopes; the parking lot islands; and a portion of the existing drainage facility located between the two buiidings. n/a (ii) Private open space is provided for each detached residential unit. There are no residential units proposed with this application. n/a (iii) The project provides for the preservation of or mitigation of adverse impacts to natural features, including, without limitation, healthy long-lived trees, significant plant communities, ground and surface water, wetlands, riparian areas, drainage areas, and species on the federal Endangered Species List, "Species of Special Concern in Boulder County" designated by Boulder County, or prairie dogs (Cvnomvs ludiovicianus) which is a species of local concern, and their habitat; There are no known natural features present on this previousiy disturbed site. Address: 6450 Gunpark Drive AGENDA (T~M #~ PAGE _~O~ ~ (iv) The open space provides a relief to the density, both within the project and from surrounding development; The existing and proposed open space is consistent with previous site plan approval and consistent with the B.R.C, 1981 code requirements for BT-1 zone district. ~ (v) Open space designed for active recreational purposes is of a size that it will be functionally useable and located in a safe and convenient proximity to the uses to which it is meant to serve; A large open area planned on the west side of the 6455 Spine Road parking lot is large enough to serve active recreational purposes. As a condition of approval, greater landscaping is required to amenitize this site as a more active recreational area. n/a (vi) The open space provides a buffer to protect sensitive environmental features and natural areas; and There are no known sensitive or natural areas in this site. ~ (vii) If possible, open space is linked to an area- or city-wide system. The existing trensportation network links to area wide trail systems. Spine Road and nearby Williams Fork Road are a designated bike routes. Spine Road connects to 63rtl Avenue that has an existing multi- use path. (B) Open Space in Mixed Use Develooments: Developments that contain a mix of residential and non-residential uses: n/a (i) The open space provides for a balance of private and shared areas for the residential uses and common open space that is available for use by both the residential and non-residential uses that will meet the needs of the anticipated residents, occupants, tenants, and visitors of the property; and There are no residential units provided. n/a (ii) The open space provides active areas and passive areas that will meet the needs of the anticipated residents, occupants, tenants, and visitors of the property and are compatible with the surrounding area or an adopted plan forthe area. There are no residential units provided. (C) Landscaoinp: ~ (i) The pro~ect provides for aesthetic enhancement and a variety of plant and hard surface materials, and the selection of materials provides for a variety of colors and contrasts and the preservation or use of local native vegetation where appropriate; A condition of approval to provide a final landscape plan, consistent with the requirements of the landscape standards in section 9-9-12, B.R.C. 1981 will establish the project as consistent with this criteria. In addition, ezisting landscaping that already meets the criteria, contributes to the finding of consistency with this criteria. n/a (ii) Landscape design attempts to avoid, minimize, or mitigate impacts to important native species, plant communities of special concern, threatened and endangered species and habitat by integrating the existing natural environment into the p~o~ect; There are no known native species located within this area. ~ (iii) The project provides significant amounts of plant material sized in excess of the landscaping requirements of Sections 9-9-12, "General Landscaping and Screening Requirements" and 9-9-13, "Streetscape Design Standards," B.R.C. 1981; and A condition of approval to provide a final landscape plan, consistent with the requirements of the landscape standards in section 9-9-12, B.R.C. 1981 will establish the project as consistent with this criteria. In addition, existing landscaping that aiready meets the criteria, contributes to the finding of consistency with this criteria. ~ (iv) The setbacks, yards, and useable open space along public rights-of-way are landscaped to provide attractive streetscapes, to enhance architectural features, and to contribute to the development of an attractive site plan. A condition of approval to provide a final landscape plan, consistent with the requirements of the landscape standards in section 9-9-12, B.R.C. 1981 will establish the project as consistent with this criteria. In addition, existing landscaping that already meets the criteria, contributes to the finding of consistency with this criteria. (D) Circulation: Circulation, including, without limitation, the transportat~on system that serves the property, whether public or private and whether constructed by the developer or not: Address: 6450 Gunpark Drive AGENDA ITEM # `~ PAGE 33 ~ (i) High speeds are discouraged or a physical separation between streets and the project is provided; There is an existing street condition that will not be changed by the proposed project. An existing parking deferral approved in the original site review will be removed. ~ (u) Potential conflicts with vehicles are minimized; There is an existing street condition that will not be changed by the proposed project. An existing parking deferral approved in the original site review will be removed. ~ (iii) Safe and convenient connections accessible to the public within the project and between the project and existing and proposed transportation systems are provided, including, without limitation, streets, bikeways, pedestrianways and trails; Pedestrian enhancements are anticipated between the northeast entry doors to the 6450 Gunpark Building and the parking Iot adjacent to the attached 6455 Spine Road building. Lighting and security cameras are anticipated to enhance safety for pedestrians accessing the parking facility. ~ (iv) Alternatives to ihe automobile are promoted by incorporating site design techniques, land use patterns, and supporting infrastructure that supports and encourages walking, biking, and other alternatives to the single- occupant vehicle; A condition of approval requires a Travel Demand Management plan be put in place prior to building permit approval; that TDM will include a requirement of provision of EcoPasses for all employees within the 6450 Gunpark Drive building. In addition, the existing #203 RTD bus route on Spine Road will remain serving 6450 Gunpark Drive. ~ (v) Where practical and beneficial, a significant shift away from single-occupant vehicle use to alternate modes is promoted through the use of travel demand management techniques; See response above regarding TDM. ~ (vi) On-site facilities for external linkage are provided with other modes of transportation, where applicable; The existing bike route along Spine Road, Williams Fork Road, and the multi-use path along 63rtl are available to employees. In addition, the applicant represents that there are inside bicycle racks for up to 42 bicyctes which exceeds the required bike racks equivalent to 10 percent of required vehicle parking. ~ (vii) The amount of land devoted to the street system is minimized; No new streets will be constructed at this location to support the proposed use; the originally approved parking lot, with an existing approved parking deferral, will be built out to meet the needs of the site's expansion of facilities. ~ (viii) The project is designed for the types of traffic expected, including, without limitation, automobiles, bicycles, and pedestrians, and provides safety, separation from living areas, and control of noise and exhaust; and The originally approved parking lot, with an existing approved parking deferral, will be buiit out to meet the needs of the site's expansion of facilities. The ~roject site has access to the existing bike route on Spine Road and Williams Fork Road and to the 63' Street multi-use path. In addition, the existing #203 RTD bus route on Spine Road will remain. ~ (ix) City construction standards are met, and emergency vehicle use is facilitated. This site fronts on two city streets; the built-out parking lot front onto Spine Road. Emergency vehicle access to the site will be met. (E) Parkin : ~ (i) The project incorporates into the design of parking areas measures to provide safety, convenience, and separation of pedestrian movements from vehicular movements; Parking conforms to city standards. ~ (ii) The design of parking areas makes efficient use of the land and uses the minimum amount of land necessary to meet ihe parking needs of the project; The proposed build out of the approved parking lot meets the needs of the proposed expansion. ~ (iii) Parking areas and lighting are designed to reduce the visual impact on the project, adjacent properties, and adjacent streets; and Lighting will be required to meet city standards, which will assure that impacts to adjacent properties should not occur. Address: 6450 Gunpark Drive ~'L AGENDA Il'Efvi # ~pq~,E ~7 n/a (iv) Parking areas utilize landscaping materials to provide shade in excess of the requirements in Section 9-9-14, "Parking Area Design Standards," B.R.C. 1981. Parking area landscaping is required to meet standards. A condition of approval is added that requires provision of a final landscape plan. (F) Buildinq Desipn Livabilitv and Relationship to the Existinq or Proqosed Surroundinq Area: ~ (i) The building height, mass, scale, orientation, and configuration are compatible with the existing character of the area or the character established by an adopted plan for the area; The BT-1 zone allows a building height of up to 35-feet by right. The existing building height of 32-feet will not be aitered by the proposed applications. ~ (ii) The height of buildings is in general proportion to the height of existing buildings and the proposed or projected heights of approved buildings or approved plans for the immediate area; The BT-1 zone allows a building height of up to 35-feet by right. The existing building height of 32-feet will not be altered by the proposed applications. ~ (iii) The orientation of buildings minimizes shadows on and blocking of views from adjacent properties; The ezisting building, with a height of 32-feet, will not be altered by the proposed applications. ~ (iv) If the character of the area is identifiable, the project is made compatible by the appropriate use of color, materials, landscaping, signs, and lighting; The existing character of the building will not be altered with the exception of some additional windows. It is considered an acceptable character for a Business Transition zone. ~ (v) Bui~dings present an attractive streetscape, incorporate architectural and site design elements appropriate to a pedestrian scale, and provide for the safety and convenience of pedestrians; Improvements to the streetscape and walkways will provide enhancements for pedestrians. There is existing, mature landscaping particularly on the east side of the building that is an attractive asset and will remain. ~ (vi) To the extent practical, the project provides public amenities and planned public facilities; Lighting is provided within the public right of way along Spine Road, accessing the parking lot that will provide a public enhancement. n/a (vii) For residential projects, the pro~ect assists the community in producing a variety of housing types, such as multi-family, townhouses, and detached single-family units as well as mixed lot sizes, number of bedrooms, and sizes of units; No residential units are proposed. n/a (viii) For residential projects, noise is minimized between units, between buildings, and from either on-site or off- site external sources through spacing, landscaping, and building materials; There are no residential units proposed within this project. ~ (ix) A lighting plan is provided which augments security, energy conservation, safety, and aesthetics; The lighting plan meets this criteria. n/a (x) The project incorporates the natural environment into the design and avoids, minimizes, or mitigates impacts to natural systems; There are no known natural environmental elements associated with this site. n/a (xi) Cut and fill are minimized on the site, the design of buildings conforms to the natural contours of the land, and the site design minimizes erosion, slope instability, landslide, mudflow or subsidence, and minimizes the potential threat to property caused by geological hazards. There are no known topographic or natural features that constrain this site. (G) Solar Sitinq and Construction: For the purpose of ensuring the maximum potential for utilization of solar energy in the city, all applicants for residential site reviews shall place streets, lots, open spaces, and buildings so as to maximize the potential for the use of solar energy in accordance with the following solar siting criteria: n/a (i) Placement of Open Sqace and Streets: Open space areas are located wherever practical to protect buildings from shading by other buildings within the deveiopment or from buildings on adjacent properties. Topography and other natural features and constraints may justify deviations from this criterion. With existing building massing to remain unchanged on the exterior, this criteria is not applicable. Address: 6450 Gunpark Drive 2 AdENDA ITEM tt ~ PAGE /~ n/a (ii) Lot Lavout and Buildinq Sitinq: Lots are oriented and buildings are sited in a way which maximizes the solar potential of each principal building. Lots are designed to faci~itate siting a structure which is unshaded by other nearby structures. Wherever practical, buildings are sited close to the north lot line to increase yard space to the south for better owner control of shading. With existing building massing to remain unchanged on the exterior, this criteria is not applicable. n/a (iii) Buildinq Form: The shapes of buildings are designed to maximize utilization of solar energy. Buildings shall meet the solar access protection and solar siting requirements of Chaoter 9-8, "Solar Access," B.R.C. 1981. With existing building massing to remain unchanged on the exterior, this criteria is not applicable. ~ (iv) Landscapinp: The shading effects of proposed landscaping on adjacent buildings are minimized. A required landscape plan is part of the conditions of approval, that must meet city standards. The shading effect of proposed landscaping will be required to be considerd. (H) Additional Criteria for Poles Above the Permitted Heiqht: No site review application for a pole above the permitted height will be approved unless the approving agency finds all of the following: ~ (i) The light pole is required for nighttime recreation activities, which are compatible with the surrounding neighborhood, or the light or traffic signal pole is required for safety, or As shown on the lighting plan, lumen levels for parking lights exceed 14,000 for 25-foot tall poles; therefore, a condition of approval requires finai lighting plans in a Technical Document submittal that will meet the standard. ~ (ii) The pole is at the minimum height appropriate to accomplish the purposes for which the pole was erected and is designed and constructed so as to minimize light and electromagnetic pollution. As noted above, there is some correction to lumen levels required for the proposed 25-foot height of the poles, to be corrected at Technical Document submittal. Address: 6450 Gunpark Drive AGENDA ITEM # SC PAGE ~ Attachment G Revised Aug. 2006 202pd/ ~ CITY OF BOULDER ~ Planning and Development Services Center 1739 Broadway, thircl floor • P.O. Box 791 • Boulder, Colorado 80306 `~ Phone: 303-441-1880 • Fax: 303~41-3241 • Web: boulderplandevelop.net LAND USE REVIEW APPLICATION FORM I APPLICATION DEADLINE IS 70 A.M. THE FIRST AND THIRD MONDAY OF EACH MONTH. ~ The types of reviews for which thls form is used and a fee schedule are Iisted on page 2. Application requirements and required separate attachments for each review type ara on page 3. Inaccurate or incomplete Informatlon will rosult In reJecNon of the applieallon. GENERAL DATA (To be completed by the applicant.) PROPERTY 6450 Gunpark DrNe, Bou~der, CO 80301 • StreBtAC~C~f2SS(orgenerallocationHnotaddressed): .• Legal Description: Lot Partorai g~ock SUbfJIVIS1011 Gunpark Warehouse Subdivision _(orattach description) . Lot Area (in square feet or acres): _~».sss Existing Zoning:_ ~c . Existing Use of Property: _ or~ce ~Tecnniwi or~ce~ • Previously known as Lots 11, 12 & 2, Gunbarrel Business Park, City & County of Boulder, State of Colorado. TYPE OF REVIEW (From page 2)_ Rezoning and BVCP Land Use Designation Review PROPOSAL • ~BSCfIPtIOR Of P~OPOS81 (Include proposed use and summarize number and size of units/buildings/lots, as applicable): We would Iike to rezone 6450 Gunpark From 1G to BT-1. We balieve this change will properly align the vision for the Gunbarrel community, the Gunbarrel Community Center Plan and the Boulder Valley Comp Plan. The change will also allow for expanslon at 6450 through the development of inezzanine space. The expansion will give current tenant, Crispin Parter + gogusky, the growth space they need. . Name of Development: • N8f11@ Of APPIICB~t: _ Bob Gall for Gunpark Property Llmited Partnership E-illell: _ bgall c@sps.com . Address:_3assPromo~torycourt Phone:_sos-aii-san_ . City: _ eouider State: _ co Zip Code: _ soaoa _FAX: • CO~tBCt P2fSOf1 (if not applicant): John Broe E-ff181I: _jbroe(a~cpbgroup.com • AfId~BSS: 3390 Mary Street, su~ce soo Phone: • CI~: _ Mlami StBt@: _ FL ZIp COdB: _ 33133 _FAX: _ 305-8543419 _ STAFF USE ONLY Application received by: Date/Time: Review # Case Manager: Track #: File Name Subcommunity: Project Name: Coord.: Fee: Receipt #: Check #: AGENDA ITEM # ~ PAGE ~ Rezoning Application Written Statement The proposed rezoning of 6450 Gunpazk Drive from IG (general industrial) to BT-1 (business transition) meets the following rezoning cri[eria: #1. The applicant demonstrates by clear and convincing evidence that the proposed rezoning is necessary to come into compliance with the Boulder Valley Comprehensive Plan. In the Gunbarrel Community Center Plan the site at 6450 Gunpark is designated as part of an Industrial District, which continues to the west and north-west of the site. The site is bordered to the north by an azea designated as the Retail Core and to the East by an area designated as Office Mixed Use. In the GCCP, Spine Road is designated as °Main Street" as it cuts right through the center of the project area. With the "Main StreeP' as_the focal point, the GCCP plan consistently matched land uses to the east and the west of the street, especially in the "core" oF the project azea. However, the land usage at 6450 Gunpark does not match the land usage across Spine to the east which is designated Office Mixed Use. A land use change from "industrial" to `bffice mixed use" for the 6450 Gunpark site would complete the land use pattem established along Spine Road within the GCCP. The land use will mirror the usage across Spine as it does in the plan moving north along Spine. This will help complete the area envisioned to be the heart of the community center. The change to office mixed use will allow for transition space between the industrial land uses to the south and the retail core to the noRh. It will also provide for more pedestrian traffic movement in the core, as desired in the GCCP, to enable the community feeling. To keep consistency between the BVCP and the GCCP, we aze proposing the site at 6450 Gunbarrel is rezoned from IG to BT-l. The land usage will then align with the vision of the Gunbarrel community as well as the two Plans. AGENDA ITEM # ~ PAGE _ ~v BVCP Land Use Designation Change Justification We are requesting a rezoning and BVCP land use change to 6450 Gunpazk Drive. The rezoning is from IG - general industrial to BT-1- business transitional one. The BVCP land use change is from performance industrial to business transitional. These changes are being requested to enable the expansion of the current building at 6450 Gunpark. This expansion will be done through the development of inezzanine space within the existing structure, increasing the floor area ratio, but not the building's footprint - there aze no plans to alter the exterior walls and roof. The buildi~g is currently being used as a technical office for Crispin PoRer + Bogusky and this will not change. The additional floor area will allow the business to increase the number of employees to meet the projected business needs. This document will detail how the proposed BVCP land use change meets the required criteria. A) The proposed change is cortsistent with the policies and overaU intent of the Comprehensive Plan. The stated intent of the BVCP is to protect the natural environment of the Boulder Valley while fostering a livable, vibrant and sustainable community. The BVCP Policies guide the decisions about, amongst other things, growth, economic development and neighborhood character. The requested land use change at 6450 Gunpazk is in alignment with the BVCP's intent and policies, as well as the Gunbarrel Community Center Plan. The proposed change from performance industrial to business transitional at this site should not have a negative effect on the natural environment of the Boulder Valley. While it will slightly increase the allowable density of the site, as the Floor Area Ratio (FAR) cap will be removed, there are no plans to increase the actual exterior footprint of the building. The tenant is planning to increase staffing at this location through development of interior mezzanines. The tenant has implemented numerous "green" measures to offset the increase in "personnel density", including: purchasing 50% of its monthly electricity from wind sources; implementing a paper recycling program; adding new energy efficient HVAC units; new landscaping plans to be implemented this spring including the addition of 20 new trees on the property; reconfigured a company car to run on bio-fuel (vegetable oil) rather than gasoline; use of all green janitorial products; use of T8light bulbs in all fluorescent fixtures; encourage bicycle riding to the office by having numerous bike-racks in the office... These green measures show the tenant's wmmitment to sustaining a healthy environment as its presence grows in the community. The proposed change is also in line with the economic vitality policies of the BVCP. This land use change will allow the tenant to increase its staffing. lnitial plans aze for an additional 80 people beyond today's capacity. These aze professional jobs, with salazies averaging above the state's average wages. The tenant has hired local citizens for previous job openings as well as for internships (in coordination with CU), and plans to hire locally as long as the talent is available. The tenant also works closely with many local suppliers and vendors. ADENDA IT'EM # ~C PA(iE J~ The change will bring the economic land uses of the BVCP and the GCCP into better alignment as the location of 6450 Gunpark is truly in a transitional azea between Ute industrial zone to the south and the office/retail to the north. The proposed change from performance industrial to business transitional will assist in developing and furthering the desired community chazacter of the Gunbarrel area. In the GCCP, Spine road which is the property border to the east is described as "Main Street" and is envisioned as a pleasant, pedestrian oriented corridor. Spine Road also has common land uses on both the east and west sides of the road - the mirrored uses allow for a uniform look along the corridor. However, in our location the land use does not mirror the "business transitional" use across Spine. Therefore, the change will bring furthet consistency to the plan. One of the basic concepts of the GCCP is to develop a denser, mixed-use retail core to the community center. Allowing this location to be designated business transitional rather than performance industrial will move the azea closer to this concept. The higher intensity usage as an office, rather than as a warehouse, brings life to the area. It aids the retail businesses as these employees aze within walking distance of the retail core. B) The proposed change would not have significant cross jurisdictiona[ impacts that may affect residents, properties or facilities outside the city. True. The proposed change should have a positive affect, if any, on the residents outside of the City of Boulder. This change will allow for [his section of Gunbarrel to be vibrant and energized. This will have a direct and positive impact on the retail core as the businesses there are frequented by the people that work in this office space. With [he proposed development of additional parking at 6455 Spine, pazking issues with this site should be relieved and Spine Road should become less congested. Additionally, since the exterior stmcture of the building is not proposed to change (and the roof is already at the allowable height limit) there should not be a negative impact from additional structural growth. C) The proposed change would not materially affect the land use and growth projections that were the basis of the Comprehensive Plan. The current land use designation for 6450 Gunpazk is performance industrial which allows far the use as a technical office along with R&D, light manufacturing, large scale printing and publishing or other intensive employment uses. The current use as a technical office is not going to change (at least not in the shoR term as it is under lease for another 4 years with option going out an additional 10 years). The proposed transitional designation will tie it more consistently with the business transition property directly to the east (across Spine Road) and north, and to the retail area to the north as well. This will not have any effect on the growth projections in terms of new buildings, as the building's current exterior structure will not change. It will only allow for an increase in the number of employees. ,~GEN~A ITEM # ~ PAGE 7V Over a longer horizon there should also not be any material impact to the growth projections. Except for additional interior expansion, there is minimal opportunity for the site to grow beyond the existing structure. There will not be any direct impact to the number of residents in the azea, just to the number of empioyees at the site as mezzanines are developed. D) The proposed change does not materially affect the adequacy or availability of urban facilities and services to the immediate area or to the overall service area of the Ciry of Boulder. True. As no new structures wilt be built (current structure is at height limit already) there will be no additional services required. E) The proposed change would not materially affect the adopted Capital lmprovements Program of dhe City of Boulder. True, this should require no material changes to the Capital Improvements Program. F) The proposed change would not affect the Area /1 and Area !11 boundaries in the Comprehensive Plan. True, the location in discussion is within the City of Boulder limi[s. AG~ENDA ITEM # `~ ~' PAOE _Z! . PUD/ Site Review Application Written Statement The PUD/Site Review is being requested as part of the rezoning process of 6450 Gunpazk Drive. The current PUD (SI-2000-2) was approved in the yeaz 2000 to allow the building to be built and connected via a breezeway to 6455 Spine. Both lots became part of one combined site as part of this process in 2000. The building built in 2000 at 6450 Gunpark is 57,906 squaze feet, on an 117,656 square foot lot. The building is 31 feet tall. The owner and tenant of 6450 Gunpark Drive have applied to rezone the building from IG (general industrial) to BT-1 (business transition) in an effort to add additional square footage and more personnel capacity at the site. The additional square footage would be added within the existing structure by building mezzanines across part of the building's interior perimeter. The new mezzanines will allow the tenant, Crispin Porter + Bogusky, to add an additiona180 - 100 employees at the site. The pazking lot at 6455 Spine will also be further developed to accommodate pazking needs for the additional employees at 6450 Gunpark. This parking lot expansion was approved as part of the existing Site Review, but was deferred until now. The changes to the Site Review will have a positive impact on the tenant, the landlord and the surrounding neighborhood. The expanded staff at the site will bring additional life, energy and money to the azea which the local business owners will appreciate. The development of the parking lot will relieve the congestion on the street caused by street pazking. This will be a win-win for the neighborhood, the tenant and the landlord. This application does meet all review criteria and necessazy drawings and forms are attached. AGENDA ITEM # ~GPAGE ~°Z