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Minutes - Planning Board - 7/19/2007AYPROVN:D ON AUGUS"f 23, 2007 CITY OF BOULDER PLANNING BOARD ACTION MINUTES July 19, 2007 Council Chambers Room, Municipal Building 1777 Broadway A permanent set of these minutes and a recording of the meeting (maintained for a period of seven yeazs) aze retained in Central Records (telephone: 303-441-3043). Streaming audio is also available on the web at: h~://www.bouldercolorado.eov/ PLANNING BOARD MEMBERS PRESENT: Phil Shull, Vice-Chair Adrian Sopher, recused from Washington School Item Richard Sosa Willa Johnson Bill Holicky Andrew Shoemaker PLANNING BOARD MEMBERS ABSENT: Elise Jones, Chair STAFF PRESENT: Juliet Bonnell, Administrative Specialist II Bill Boyes, Facilities and Fleet Manager Jean Gatza, Planner I Jerry Gordon, Deputy City Attorney Kazl Guiler. Planner I Alice Guthrie, Parks and Planning Superintendent Robert Harberg, Engineering Project Management Coordinator James Aewat, Planner II Heidi Joyce, Administrative Supervisor Ruth McHeyser, Acting Planning Director Elaine McLaughlin, Senior Planner Chris Meschuk, Planner I Robert Ray, Land Use Review Manager Mary Ann Weideman, Administrative Services Manager Stephany Westhusin, Transportation Project Coordinator Ned Williams, Director of Public Works for Utilities 1. CALL TO ORDER Acting Chair, P. Shull declared a quorum at 6:05 p.m. and the following business was conducted. 2. APPROVAL OF MINUTES On a motion by B. Holicky, seconded by W. Johnson, the Planning Board approved (6-0, E. Jones absent) the June 21, 2007 Planning Board minutes as amended. 3. DISCUSSION OF DISPOSITIONS, PLANNING BOARD CALL-UPS The board did not call-up the following dispositions: Hazlem Yards Use Review #LUR 2007-00035 Valleylab Amended Site Review #LUR 2007-00024 4. PUBLIC PARTICIPATION No one from the public addressed the board. 5. ACTION ITEMS A. Continued public hearing and consideration of Site Review #LUR2006- 00072, First Presbyterian Church, for the property located at 1603 Walnut Street. The proposal includes demolition of existing "Annex" building and development of a new 30,781 square foot "Annex" building as part of the overall First Presbyterian Church campus in the Downtown -5 (DT-5) zoning district. The application includes a request for a maximum building height of 51 feet, along with modifications to setback and land use intensity standards. This item was continued from the June 14, 2007 Planning Board meeting. Case Manager: Elaine McLaughlin Applicant: Tom Zimmerman Owner: The First Presbyterian Church of Boulder, a Colorado Non- profit Corporation Applicant Presentation Tom Zimmerman presented his revised proposal to the board. Staff Presentation Elaine McLaughlin presented the staff findings and recommendations to the board. Public Hearing The public hearing was held at the July 5 Planning Board meeting. Motion On a motion by W. Johnson, seconded by R. Sosa, the Planning Board approved (5-0, E. Jones absent, A. Shoemaker abstained) Site Review #LUR2006-00072, First Presbyterian Church, for the property located at 1603 Walnut Street incorporating the staff memorandum and the Site Review Criteria Checklist review dated July 19, 2007 and project plans dated July 13, 2007 as findings of fact, subject to the following conditions of approval: CONDITIONS OF APPROVAL: The Applicant shall be responsible for ensuring that the development shall be in compliance with all approved plans dated July 13, 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 SI-96-5 and the Development Agreement recorded at Reception No. 1712789 on June 3, 1997, 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 Ci[y 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 surrounding area. The architectural intent shown on the approved plans dated July 13, 2007 is acceptable. Planning staff will review plans to ensure that the architectural intent is performed including: i. All mechanical equipment placed on the roof shall not exceed a height of six-feet and shall be screened in accordance with city standards. ii. Noise analysis and attenuation or mitigation for any impacts associated with the eastern wall of the multinasium. iii. Two "loading only" parking spaces must be provided adjacent to the main entrance [o the Annex. iv. Future phasing for a roof top deck shall utilize safety railing that is inset from the edge of the building, with no modification to parapet wall height for that purpose. b. Final storm water plans and report in accordance with City of Boulder Design and Construction Standards for all storm water improvements. c. Final utility plans and report in accordance with City of Boulder Design and Construction Standards for all sewer, water, and street lighting improvements. B. Public hearing and consideration of a recommendation to the City Council concerning the 2008-2013 Capital Improvements Program (CIP). Case Manager: Jean Gatza Staff Presentation R. McHeyser and J. Gatza presented the staff recommendations to the board. Public Hearing No one from the public addressed the board. Board Discussion The Planning Board discussed the following key items: undergrounding of Excel distribution lines, coordination of multimodal corridors, Carter Lake Pipeline, Casey Middle School, and greenways. Motion On a motion by P. Shu11, seconded by W. Johnson, the Planning Board recommended (6-0, E. Jones absent) that City Council approve the 2008-2013 CIP as submitted, the CEAP plan as submitted and the projects suggested for design review process as submitted. The board requested that the following discretionary items be forwarded to City Council: • The board asked staff to consider, and potentially include, the issue of undergrounding the east-west power lines along Goose Creek in the Transit Village Area Plan. • The board encouraged staff to coordinate the timing of transportation capital improvement planning with upcoming area planning efforts. • The board concurred with the staff recommendation on the Carter Lake Pipeline. • The board expressed their concern for maintenance of existing vegetation (particularly trees) in the city's greenways when flood improvements are being constructed. • The board encouraged council to explore what can be done to ensure that parks are contemporaneous with development (i.e., avoid what has happened in recent developments such as Holiday and Dakota Ridge where residents had to wait a long time before the parks were developed). This ties to/ implements the city's community sustainability goals. • The board asked for more information on Casey Middle School [o determine if the use of EET for the school should be tied to something related to preserving the historic character-defining aspects of the existing building. Recess The board recessed at 7:55 p.m. and reconvened at 8:05 p.m. C. Public hearing and consideration of Site Review, Use Review and Preliminary Plat #LUR2007-00016 and Comprehensive Plan Land Use Designation Change/Rezoning #LUR2007-00017 For the Washington Village project located at 1215 Cedar Avenue. The proposal includes redevelopment of the existing Washington Elementary School site as a mixed-use co-housing community consisting of 40 dwelling units, approximately 7,100 square feet of commerciaUof6ce space, and over 9,000 square feet of common facilities on the three-acre site zoned both Residential High Density Two (RH-2) and Residential Low Density One (RL-1). These applications follow acity- initiated Request for Proposals (RFP) process and two Concept Plan reviews (#LUR2006-00031 and #LUR2006-00092). Case Manager: Karl Guiler Applicant: Wonderland Hill Development Co. Owner: Boulder Valley School District A. Sopher recused for this item. Applicant Presentation Jim Leach and John Barberry presented their proposal to the board and addressed neighborhood concerns and changes. Steve Vosper, of Architecture Inc., presented design aspects of the project. Staff Presentation K. Guiler presented and answered questions about the following key issues: 1. Whether the Planning Boazd can support the proposed BVCP land use designation change and rezoning. 2. Whether the requested setback and minimum lot size modifications in RH-2 and RH- 1 zones and the proposed height of 41 feet for the Broadway Building are appropriate. 3. Whether the proposed parking reduction of 52.5% is consistent with the required criteria. 4. Whether the proposed project is consistent with the Site and Use Review criteria. Public Hearing George E. Gless, 2940 13`h Street, Boulder John Gless, 2940 13`h Street, Boulder; pooled time with the following: Don B. Miller, 1305 Cedaz Avenue, Boulder Cindy Miller, 1305 Cedar Avenue, Boulder John Rainey, 1302 Cedaz Avenue, Boulder Peter Castro, MD, 2910 17`h Street, Boulder Bryce Taylor, 2950 Washington Street, Boulder Mary Davidson, 2955 13`h Street, Boulder Cathie Williamson, 1315 Elder Avenue, Boulder Christine Sweet, 1407 Cedar Avenue, Boulder Larry Baggett, 1407 Cedar Avenue, Boulder Alice Jean Gless, 2940 13`h Street, Boulder Amy Quinn, 2950 Broadway #1, Boulder John Woodruff, 2948 15`" Street, Boulder Shannon Hardin, 1545 Dellwood Avenue, Boulder Edith Blakeslee, Boulder Bev Ragsdale, 2926 15`h Street, Boulder Mary Young, 1420 Alpine Avenue, Boulder Kent Young, 1420 Alpine Avenue, Boulder Joanne Wagoner, 1345 Cedaz Avenue, Boulder Libby Brown, 2951 14`h Street, Boulder Tim Perkins, 3018 13`" Street, Boulder Cate Armstrong, 3018 13`" Street, Boulder Holly Kyed, 2945 13`" Street, Boulder Nore Winter, 475 Poplar Avenue, Boulder Paul Saporito, 2765 7"' Street, Boulder Neshama Abraham Paiss, 1460 Quince Avenue, Boulder Stewart Farnell, 4540 McArthur Drive, Boulder Pieter Taus, 2960 13`h Street, Boulder Catherine Schweiger, 628 Maxwell Avenue, Boulder David Williamson, 1315 Elder Avenue, Boulder Mikki Rainey, 1302 Cedar Avenue, Boulder Chris Halteman, 1331 Cedar Avenue, Boulder 5 Tina Mueh, 1495 Zamia Avenue #5, Boulder Denny Robertson, 1107 Cedar Avenue, Boulder Stan Kyed, 2945 13"' Street, Boulder Michael Hibner, 2950 Washington Street, Boulder; pooled time with Fran Brown Fran Brown, 2950 Washington Street, Boulder Faan Tone Lin, 1585 Dellwood Avenue, Boulder Marlene Diamond, P.O. 4994, Boulder Fred Rubin, 1329 Cedar Avenue, Boulder Teddy Weverka, 1585 Dellwood Avenue, Boulder Rachel Halteman, 1331 Cedar Avenue, Boulder Tim Quinn, 2950 Broadway #1, Boulder, submitted photos to the board Asbley Ortiz, 2950 Broadway #3, Boulder Dante Ortiz, 2950 Broadway #3, Boulder Laura Kupperman, 1450 Balsam Avenue, Boulder Robert Stewart, 1450 Balsam Avenue, Boulder Cathy Fluegel, 1368 Cedar Avenue, Boulder Win Nolin, 1324 Cedar Avenue, Boulder Richard Cooper, 2955 13`" Street, Boulder; pooled time with Mary Davidson Mary Davidson, 2955 13`" Street, Boulder James Marienthal, 1419 Cedar Avenue, Boulder Paul Heller, 1321 Cedar Avenue, Boulder Jerry Shapins, 1702 Mariposa Avenue, Boulder Aaryn Kay, 2950 Broadway #2, Boulder Elizabeth Jacobs, 2950 Broadway #8, Boulder Bette L. Hadler, 104 Model T Road, Boulder Don Bryan, 1526 Lodge Court, Boulder David Carson, 3085 6`h Street, Boulder Lynn Segal, 538 Dewey Avenue, Boulder Elizabeth Payton, 2605 5`h Street, Boulder Jobn Bizzarro, 545 Concord Avenue, Boulder Steven Lewis, P.O. Box 1519, Boulder Recess The board recessed at 11:32 p.m. and reconvened at 11:40 p.m. Board Discussion R. Sosa said the neighborhood concerns are significant, especially the issue of compatibility. He wanted the project to be fulfilled with all concerns fairly taken into consideration. A. Shoemaker expressed concerns about parking, community benefit, affordable housing and quality of design/materials. He added that the whole process needs further discussion. W. Johnson wanted [o make sure that community voices are heard and agreed that further discussion is needed on this project. 6 B. Holicky expressed his appreciation to the community members and questioned how to move forward with this project. P. Shull said this might be the "wrong" project. He said there is a need to determine how to move forward with this project and suggested that the applicant create a project that is better suited and more acceptable to the community. He did not support the proposed the FAR's. The board agreed that they could not make a decision on this project tonight. Jim Leach said at this point in the project, there are limitations on what changes can be made. The developers can not completely rework the designs at this stage of development due to financial constraints. He said they may be able to address some of the boazd's concerns including: satisfying some of the parking changes, changing the design to be more compatible and moving the trash enclosures and bicycle areas. He said not much can be done about the affordable housing issue. The location of the Broadway building is limited due to parking lot grade and handicap accessibility. Staff will work with the developer and return to the board with recommendations on September 13. The following issues were discussed: Parking • increase the number of pazking spaces, 50 - 55 spaces on the site seems reasonable • consideration of underground parking • parking reductions can not be permitted with the current numbers Community benefit affordable housine • the current proposal may not provide enough usable benefit to the community • affordable housing should be included as a benefit • meeting space is not enough of a benefit; consider adding a space with a unique purpose (different from a recreation center, meeting space, etc.) • create pocket pazks • move buildings • create more open space Compatibility of design and flow of space/ pedestrian permeability • the duplexes (north, east buildings) are not azchitecturally compatible • the design of the Broadway building is more acceptable • there should be some access/view into the Broadway building complex from Broadway FAR • the FAR in the low density zone may need to be dropped to .5 • if the FAR goes over a certain size, the whole design must be approved by Planning Boazd Trash enclosures bicycle aeeas 7 • needs a screen wall • should be moved to a different location Impact of north building on Red Arrow Town Homes • impacts the quality of life for the residents • the facade of the north building is too high and impacts solaz access Ouality of buildine design • interior courtyard facades Duplex setback on Cedaz Avenue • needs to be greater Open space (southwest corner) 13`h Street side houses • blocks current neighborhood from integrating with new building Landmazks re-evaluation • relocate Broadway building south because of view corridor Use of external resources (Bell Tower) The followine points of discussion /sueeestions were identified by the boazd for the next public hearing: 1. Enhance sensitivity and compatibility with all adjacent residences to the north. • Move Broadway Building away (south) from north property line or shorten the building and/ or move the second and third stories farther back-strongly reduce the solar impacts to the Red Arrow Apartments • Improve the treatment of the north building to be less imposing and more neighborly • Move bike structure and trash enclosure to low impactlappropriate locations and build privacy wall between site and single-family property along 13th. 2. Increase permeability into the site, either by breaking up Broadway Building or at least creating the perception of entry to the interior courtyard space from Broadway. Need to better understand the community benefit that's being proposed related to affordable housing. 4. Submit more information regarding development of the single-family lots and create a better transition to the residences to the east. Options include lowering the proposed maximum FAR, stipulating building footprints and stories (including out -buildings), providing sketches of the design of homes in line with guidelines. Demonstrate how the project will appropriately transition to neighborhood, which might include: • Massing study. • Floor azea calculations. • Preliminary sketches of the design of homes in line with guidelines and demonstrating neighborhood compatibility. 5. The duplex is the beginning of the transition to the adjacent neighborhood. Move duplex back away (north) from Cedar Avenue right-of-way. Work on building architecture to address Landmazks concerns and create more compatibility with school and neighborhood. Contrasting architecture acceptable, but should be complementary and attractive with more traditional materials and references. 7. Extent of proposed pazking reduction is not justified. Attempt a target of closer to 55 on-site parking spaces for residential uses. Pazking for commercial should also be compliant. Information on seating for coffee shop should be clarified or coffee shop deleted. Motion On a motion by P. Shul-, seconded by A. Shoemaker, the Planning Board continued (5-0 E. Jones absent, A. Sopher recused) Site Review, Use Review and Preliminary Plat #LUR2007-00016 and Comprehensive Plan Land Use Designation Change/Rezoning #LUR2007-00017 for the Washington Village project located at 1215 Cedar Avenue, to the September 13, 2007 Planning Boazd meeting. 6. MATTERS FROM THE PLANNING BOARD, PLANNING DIRECTOR, AND CITY ATTORNEY Staff gave the board an update on the Parks and Recreation Master Plan. Staff gave the board an update on the July 19th Hogan Pancost neighborhood meeting. Planning Boazd requested to see the plans for Hogan Pancost in advance, if possible. DEBRIEF/AGENDA CHECK 8. ADJOURNMENT The Planning Board adjourned the meeting at 1:27 a.m. 9 APP VED BY Boazd Chair /~ S 2~ 1~ DATE 10