4 - Call Up: Notice of Disposition for 1727 15th St LUR2007-00030 for a 3 story mixed use developmenMEMORANDUM
TO: Planning Board
FROM: Elaine McLaughlin, Case Manager
DATE: August 30, 2007
SUBJECT: Call Up Item: Approval of a three-story mixed use development
including ground floor retail or office; second story office; and
third story single-unit residential.
Attached is the disposition for the proposed mixed use redevelopment of 1727 15~" Street. The
proposed project is located in the DT-1 zone district that requires staff-level Site Review for a
third story, where two are allowed. The proposed project originally was submitted for a Standard
Site Review, because of a proposed land use intensity modification, or a reduction in required
on-site open space. The project plans were revised to provide the required on-site open space,
which eliminated the land use intensity modification. Thus, the review became a staff-level
disposition. The application was reviewed by the Downtown Design Advisory Board on June 13,
2007, and its comments are provided herein. Staff finds the application meets the site review
criteria set Forth in the B.R.C., 1981 and is consistent with the Downtown Design Guidelines.
The proposal was approved by staff on August 29, 2007 and the decision may be called up
before Planning Board on or before September 12, 2007. There is one Planning Board meeting
within the 14 day call up period on September 6, 2007.
Questions about the project or decision should be directed to the Case Manager, Elaine
McLaughlin at (303) 441-4130 or mclaughlineCa~bouldercolorado. o~v
CITY OF BOULDER
Planning and Development Services
1739 Broadway, Third Floor • P.O. Box 791, Boulder, CO 80306-0791
phone 303-447-1880 • fax 303-441-3241 • web boulderplandevebp.nei
CITY OF BOULDER PLANNING DEPARTMENT
NOTICE OF DISPOSITION
You are hereby advised that the tolbwing action was taken by the Planning Department based on the
standards and criteria of the land Use Regulations as set forth in Chapter 9.4, B.R.C. 1981, as applied to
the proposed development.
DECISION: APPROVAL
CASE NUMBER: LUR2007-00030
PROJECT NAME: 172715'" Street Mixed Use Redevelopment
DESCRIPTION: Three-story mbced use redevebpment Including ground floor retell or
office; second story office; and third story single unit residential.
LOCATION: 172715"' Street
COOK: NOSWO6
APPLICANT: Dsrek Guanuclo
OWNER: 172715"', LLC
APPLICATION: Simple Slte Review
ZONING: DT-1 (Downtown -1)
CASE MANAGER: Elaine McLaughlin
VESTED PROPERTY RIGHT: NO; the owner has waived the opportunity to create such right under
Section 9.2-19, B.R.C. 1981.
FOR CONDITIONS OF APPROVAL, SEE THE FOLLOWING PAGES OF THIS DISPOSITION.
~e
APPROVAL ON O
Dat
By:
R McHeyser, ti Planning Director
This decision may be appealed to the Planning Board by filing an appeal letter with the Planning
Department within two weeks of the decision date. If no such appeal is filed, the decision shall be
deemed final fourteen days after the date above mentioned.
Appeal to Planning Board exptrss:
FOR A BUILDING PERMIT APPLICATION TO BE PROCESSED FOR THIS PROJECT, A SIGNED
DEVELOPMENT AGREEMENT AND SIGNED MYLAR PLANS MUST BE SUBMITTED TO THE
PLANNING DEPARTMENT WffH DISPOSITION CONDITIONS AS APPROVED SHOWN ON THE
MYLAR PLANS, IF THE DEVELOPMENT AGREEMENT IS NOT SIGNED WRHIN SIXTY (60) DAYS OF
THE FINAL DECISION DATE, THE PLANNING DEPARTMENT APPROVAL AUTOMATICALLY
EXPIRES.
Address: 172715"' Street
Pursuant to Section 9-2-12 of the Land Use Regulations (Boulder Revised Code, 1981 }, the applicant
must begin and substantially complete the approved development within three years from the date of final
approval [or in compliance with the phasing plan]. Failure to "substantially complete' (as defined in
Section 9-2-12, B.R.C. 1981) the development within three years [or in compliance with the phasing plan]
shall cause this development approval to expire.
CONDITIONS OF APPROVAL
1) The Applicant shall be responsible for ensuring that the development shall be in compliance
with all approved plans dated 8/01/07 and on file in the City of Boulder Planning Department.
City of Boulder Vicinity Map
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Location: 172715th St
Project Name: 1727 15th St
Addition and Remodel
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Review Type: Site Review
Review Number: LUR2007-00030
Applicant: Derek Guarascio N 0 RTH
1 inch equals 300 feet Tne mfarmation tleplcted on this map rs prowded
as graphical represeMahw only The Ciry of Boulder
prw~des nc warranty eMpressetl or implied as to
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DDAB Comments
Date: June 13, 2007
Project: 1727 15~" Street
DDAB
Members
Present: Paul Saporito, Chuck Rogers, Lisa Egger
Jack Rudd absent but provided written comments
David Biek absent
Comments: Three members of DDAB believe the mid-block infill building is well designed
and meets the intent of the Downtown Urban Design Guidelines.
The materials, detailing and fenestration are appropriately scaled and add interest
and texture to the building. One member commented that the divided life transom
windows felt more residential than commercial.
The character of the neighborhood is in transition but the trend seems to be to
increase the density and number of stories on the block.
All members agreed that stepping the third floor back 10' reduces the building's
impact at the street and aligns with the adjacent building to the north.
One member preferred two stories to three stories as proposed. The project as
proposed will go before Planning Board in September for final approval of three
stories and an open space reduction.
DDAB members believe the reduced open space is not an issue with this building.
Adequate roof deck open space is provided at the 2nd and 3`d stories for the office
and residential uses. While open space at the front of the building could be
desirable, 2.3 of the Downtown Design Guidelines encourages "maintaining the
line of the building facades and storefronts at the sidewalk edge". Open space at
the rear of the building is less functional. The building's proximity to the bike
path and Central Park also make the open space reduction more appropriate.
Members appreciate the articulation of the south elevation. The variety of
materials and scales breaks up the mass and provides more interest than a blank
wall. The windows at 90 degrees to the property line on the third floor are a
creative way to capture light in the residential unit.
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