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2 - Minutes, August 2, 2007CITY OF BOULDER PLANNING BOARD ACTION MINUTES August 2, 2007 1777 Broadway, Council Chambers A permanent set of these minutes and a tape recording (maintained for a period of seven years) are retained in Central Records (telephone: 303-441-3043). Minutes and streaming audio are also available on the web at: httn://www.bouldercolorado.eov/ PLANNING BOARD MEMBERS PRESENT: Elise Jones, Chair Willa Johnson Andrew Shoemaker Phil Shull, Vice-Chair Richazd Sosa Bill Holicky PLANNING BOARD MEMBERS ABSENT: Adrian Sopher STAFF PRESENT: Brent Bean, Senior Planner Juliet Bonnell, Administrative Specialist Charles Feno, Planner II David Gehr, Assistant City Attorney Heidi Joyce, Administration Supervisor Michelle Mahan, Engineering Specialist Robert Ray, Land Use Review Manager Molly Winter, Director of Downtown University Hill Management Division of Parking Services CALL TO ORDER Chair, E. Jones, declared a quorum at 6:03 p.m. and the following business was conducted. 2. APPROVAL OF MINUTES No minutes were scheduled for approva(. 3. PUBLIC PARTICIPATION No one addressed the board. 4. DISCUSSION OF DISPOSTTIONS, PLANNING BOARD CALL-UPS No items were scheduled for discussion. 5. ACTION ITEMS A. Continuation of public hearing and consideration of non-conforming Use Review #LUR2006-00067, etown, for the property located at 1535-1539 Spruce Street, in the Residential High-2 (RH-2) zoning district. The proposal includes use of the existing building for broadcast and recording uses, office use, audio editing, post production, community meetings, workshops, and live musical performances with up to 200 audience members, up to 12 times per month until 9:00 p.m. The Planning Board will consider the final conditions of approval and findings of fact. Applicant: Nick Forster Owner: Tebo Partnership, LLLP Case Manager: Charles Ferro Applicant/Owner Presentation Nick Forster presented the item to the board. He commented that the language stipulated in Condition 3C regarding "printed information on tickets or an announcement attached to tickets" is not under his control, but is up to the discretion of the Boulder Theater. He said he will make every effort to meet the intent of the condition, but cannot guarantee the outcome. Molly Winter spoke about definite availability of parking permits. Staff Presentation C. Ferro presented the item to the board. Public Hearing The public hearing was held at the July 5, 2007 Planning Board meeting. No further public hearing was conducted at the August 2, 2007 Planning Board meeting. Board Discussion Motion On a motion by W. Johnson, seconded by P. Shull, the Planning Board approved (5-0, A. Sopher absent, B. Holicky abstained) Use Review #LUR2006-00067, etown, for the property located at 1535-1539 Spruce Street adopting the staff memorandum dated August 2, 2007 as findings of the board 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 al] approved plans and written statements dated June 11, 2007 on file in the City of Boulder Planning Department, except as modified by these conditions of approval. 2. Per Section 9-2-11(a), B.R.C.,1981, prior to the issuance of a building permit or a certificate of completion for use review approval, the City Manager will determine the provisions of the development agreement and these conditions of approval have been met. The Applicant shall ensure that the broadcasting and recording facility is operated in compliance with the following restrictions: a. Live performances to include musical performances, lectures, community meetings, workshops, classes, and presentations shall be limited to 12 times per month with a maximum of 200 audience members and shall end by 9:00 P.M. b. The applicant shall secure 8 commuter parking permits for regulaz, full- time employees from Parking Services for the Whittier Neighborhood Pazking Program and shall renew them as required by that program. c. Parking for live tapings and performances shall be accommodated at the public pazking garage at 1500 Pearl Street or other off-street public pazking facility in the downtown area wherever possible. In an effort to reduce parking impacts on the neighborhood, the applicant shall include printed information on tickets or an announcement attached to tickets directing patrons to park at the public parking garage at 1500 Pearl Street or other off-street public parking facility in the downtown area wherever possible. Public parking information shall also be posted on the e town website as well as within the venue. Additionally, all mazketing information or public advertisements for live performances shall include information directing patrons to park in the public parking garage at 1500 Pear] Street or other off-street public pazking facility in the downtown area. 4. The applicant shall provide Eco passes for all employees. The applicant shall provide dedicated bicycle parking for a minimum of 6 bicycles. 6. Prior to issuance of a certificate of completion, the applicant shall prepare construction documents and a report from an acoustical engineer acceptable to staff that demonstrates use of acoustical doors, windows, and a retrofitted HVAC system designed to attenuate sound transmission from the property. 7. The Applicant shall not expand or modify the approved broadcast and recording facility use except pursuant to Subsection 9-4-9(g), B.R.C. 1981. 8. Any changes in the broadcast and recording facility use tenant shall be subject to the review and approval of the Planning Director. The purpose of such review shall be to inform such subsequent user of this space that it will be required to operate the broadcast and recording facility use in compliance with the terms of this approval. P. Shull offered a friendly amendment to change condition 3.a. as follows: a. Live performances to include musical performances, lectures, community meetings, workshops, classes, and presentations in excess of 25 guests shall be limited to 12 times per month with a maximum of 200 audience members and shall end by 9:00 P.M. W. Johnson accepted the friendly amendment. E. Jones offered a friendly amendment to change condition 3.c. as follows: c. Parking for live tapings and performances shall be accommodated at the public parking garage at 1500 Pearl Street or other off-street public parking facility in the downtown area. In an effort to reduce parking impacts on the neighborhood, the applicant shall include printed i~~fermaHex-en *~~or an announcement attached to tickets directing patrons to park at the public parking garage at 1500 Pearl Street or other off-street public parking facility in the downtown area wherever possible. Public parking information shall also be posted on the e town website as well as within the venue. Additionally, all marketing information or public advertisements for live performances shall include information directing patrons to park in the public parking garage at 1500 Pearl Street or other off-street public parking facility in the downtown area. W. Johnson and P. Shull accepted the friendly amendment. B. Public hearing and consideration of Concept Plan Review and Comment #LUR2007- 00015, Blue Spruce Automobile Sales redevelopment, for the property located at 4403 N. Broadway. The proposal includes development of 25 residential units and 12,491 square feet of retail /office space on 2.49 gross acres, in the Mixed Use-Two (MU-2) and Residential Medium- One (RM-1) zoning districts. Applicant /Owner: Gary Calderon Case Manager: Charles Ferro Applicant/Owner Presentation George Watts presented the item to the board. Staff Presentation C. Ferro presented the item to the board. Public Hearing Charisa Boutay, 4400 Broadway Board Discussion Two story/three story transition • North Boulder Subcommunity Plan guidelines should be followed on this issue. • Building height of 35-38 feet is reasonable For buildings A and B, but should not be exceeded. Building C should not exceed two stories or 35 feet. • Building height should be stepped up gradually from the south side of the site. • Corner tower element should not exceed height for district. Other design treatments should be considered to hold and define the corner. • Building design should incorporate techniques to help reduce the mass, scale, and vertical nature of the taller structures. A significant third floor setback is recommended to help reduce building mass. Use Review for locally owned breakfast/lunch and lunch dinner restaurants (2000 square feet and 1800 square feet) • Concern about parking impacts from larger restaurants. • One new restaurant might be more appropriate to location than two restaurants or possibly one slightly larger restaurant and one smaller restaurant. • Concern about impact on the area (more noise, traffic, etc.). • Restaurant spaces should cater to local business if possible. • Restaurants should be neighborhood scale to serve those who live in the area. 4 • A parking reduction will likely not be supported to accommodate larger restaurants. Ouen space site elan • Pedestrian pathway needs to be strengthened and continued further (not terminating in parking spaces or the dumpster area). • Add pedestrian access along the southern portion, by the ditch. • Pond crossing should be permanent. The applicant may consider a bridge crossing. Bridge/Elevator • Remove bridge and attach elevator to building in a less awkward location. • Address the issue of floor area. • Follow the FHA requirements for accessible units. • Bridge /elevator should not dominate or consume the courtyard space. Building architecture • Proposed contemporary contextual design of Broadway buildings is acceptable yet not as interesting or unique as they could be. Make design of Broadway buildings more unique- PlanningBoard looks forward to more refined plans. • Brick and other high quality materials are supported. • Vibrant, primary colors should not be used on outside of buildings. • Keep buildings within height and square footage limits. • Large unbroken flat roof expanses should be broken. The applicant should consider pitched roofs. • Duplex designs appear supportable although the footprints and designs could be varied more. Summary The applicant's preparations, level of detail, questions, and desire for feedback were appreciated by the board. The board said the applicant is headed in the right direction. BUS Stop • Bus stop should be located on north intersection to prevent it from being directly outside the restaurant area and courtyard if possible. The board recessed at 7:59 p.m. and reconvened at 8:17 p.m. C. Public hearing and consideration of Concept Plan Review and Comment, LUR2006-00083, 1725 28`n Street, replacing the Golden Buff Motel and Ead's News buildings located at the northwest corner of 28'h Street and Canyon Boulevard. The proposal includes development of a 309,000 square foot four-story retail, office and limited residential building with a maximum height of 55 feet, in the BR-1 zoning district. Applicant: Urban Frontiers and Ace Holdings LLC Owner: Golden Buff Motel INC and Ace Holding LLC Case Manager: Brent Bean Applicant/ Owner Presentation Steve Moyoski and Bill Branen presented the item to the board. Eric Hartraub presented the design elements of this item to the board. Jeff Dawson (standing in for Rick Peterson) discussed massing and transportation. Staff Presentation B. Bean presented the item to the board. W. Johnson -asked FAR of Water Street and orientation of setbacks B. Bean - FAR is under ] P. Shull -applicant proposes to meet parking requirements- that changes depending on the use (commercial or residential) B. Bean -when they come in for Use Review the use will be better defined. A. Shoemaker - type of jobs vs. cost of housing in locations? B. Bean -more jobs than housing P. Shull -traffic generation, parking requirements, loading/unloading, warehousing B. Bean -off site warehousing for big retailers, parking 1-300- parking reduction might be necessary? P. Shull -impacts on location B. Bean -transportation study should answer access and impact questions R. Sosa -look at the grander scheme of things. How accessible will this be to pedestrians? Public Hearing Frances Draper, Executive Director of Boulder Economic Council Board Discussion Massing • The applicant will need to develop the plan to be more consistent with the intent of the Boulder Valley Comprehensive Plan (BVCP), Boulder Valley Regional Center Plan (BVRC) and the Boulder Plaza Subarea Plan (BCSP). • This project is setting a new direction for development within the BVRC planning area. Support of this intense of a plan will create a more "Urban" development pattern over what is currently present within the BVCP area. • Density and massing of this project should be scaled back to make it blend better with existing buildings and general development. • Four stories along the 28`h Street frontage are not in character with this area. The buildings fronting onto 28`h should be two stories. Four story elements should be considered within the central, northwestern portions of the site. • Permeability and pedestrian connectors need to be a strong element ofthis plan. 26`h Street has been designated a pedestrian corridor on the BCSP. The BVRC plans show strong pedestrian corridors running north/south through the center of the site and an east/west corridor running along the north boundary of the property. • Building design should blend better within the current building context in this area. • Underground parking at this location is appropriate, but consideration of access above and below grade parking lots must work within the existing street structure. A traffic study should be completed to determine the most appropriate locations for parking garage access points in light of existing street limitations. • Building should not be connected by bridge. Two or three structures placed above a below grade parking structure are more appropriate at this location. • Corners of buildings need restraint- should be less than four stories with unique design (eye-catching elements). 6 • The building to be constructed at the corner of 28`h and Canyon should become an "Icon", creating a unique identifying structure. Transportation • 26`h Street should be preserved as a pedestrian corridor. • Traffic flow on 26`h Street should not be constrained by an entry/exit to below grade parking. Housin • Job and housing issues must be balanced according to the BVCP. • Integration of office and residential space is essential in this project. A minimum of 60 to 70 residential units should be developed on this site in the north and western portions of the site. • Enhance the 26`h Street pedestrian comdor with residential space on the corner of 26`h and Canyon. • Differentiate design of buildings from other buildings within the Canyon Blvd. corridor. • The edges of the proposed development will need to limit solaz impacts for surrounding buildings. • Street tree placement needs to be considered for all future plans. Architectural character • Must follow the BVCP. • Permeability is the antidote to density- enhance pedestrian pathways. • Must be compatible with the streetscape. • Comer building should be eye-catching and prominent through material, articulation, and design quality -not necessarily taller, but "Iconic" in nature. E. Jones recommended (with the support of all present Planning Board members) that the applicant return for a second Concept Plan before Site Review to provide more details and development including the following changes: Lower the building floor area, provide pedestrian corridors, add residential housing, and make the corners of the building prominent, but not tall. 6. MATTERS FROM THE PLANNING BOARD, PLANNING DIRECTOR, AND CITY ATTORNEY B. Holicky requested that copies of project applications be included in Planning Board packets. P. Shull requested that board members dine together at a restaurant before each meeting. Planning Board members agreed to make an effort to attend pre-meeting dinners. D. Gehr suggested catered meals instead of restaurant meals prior to meetings. W. Johnson requested information on buildings/squaze footage/jobs (jobs/housing balance) because board decisions are driven by this model following the BVCP. P. Shull suggested that other properties in town might serve Golden Buff applicants better than this property. E. Jones wanted to know whether businesses have left Boulder due to cost of living, cost of space or unavailability of space. W. Johnson noted that the Washington School meeting was difficult because two senior board members were absent. R. Ray reminded Planning Board members that there will be no meeting on August 9 for Hogan Pancost. P. Shull noted that it is difficult when applicants bring in more than one option for design. DEBRIEF/AGENDA CHECK S. ADJOURNMENT The Planning Board adjourned the meeting at 10:33 p.m. APPROVED BY Board Chair DATE