5A - Concept Plan Review and Comment file LUR2007-00029, Redstones for consideration of 295 multifamCITY OF BOULDER
PLANNING BOARD AGENDA ITEM
MEETING DATE: September 6, 2007
(Agenda Item Preparation Date: August 24, 2007)
AGENDA TITLE:
Public hearing and consideration of Concept Plan Review and Comment file #LUR2007-
00029, Redstones comprising 11.08 acres zoned Industrial General (IG) for consideration of
295 multifamily units and 8,000 square feet of office space located at ] 685-1775 38ih Street.
The proposed Concept Plan also requires rezoning from Industrial General (IG) to
Residential High Density - 3(RH-3) as well as a Boulder Valley Comprehensive Plan land
use designation change from Light Industrial (LI) to High Density Residential (HR).
Applicant: Jon Simisky
Owner: Redstones Land, LLC
REQUESTING DEPARTMENT:
Ruth McHeyser, Acting Planning Director
Robert Ray, Land Use Review Manager
Charles Ferro, Case Manager
OBJECTIVE:
Define the steps for Planning Board consideration of this request:
1. Hear applicant and staff presentations
2. Hold public hearing
3. Planning Boazd discussion of key issues
4. Planning Board discussion of Concept Plan. No action is required by Planning
Board.
AGENDA ITEM # SA Paee 1
STATISTICS:
Proposal: Concept Plan Review and Comment for 295 multi family units including 29 townhouse
units and 276 one and two level condominiums on approximately 11.08 gross acres. The
proposed Coacept Plan requires rezoning from Industrial General (IG) to Residential
High Density - 3(RH-3) as well as a Boulder Valley Comprehensive Plan land use
designation change from Light Industrial (LI) to High Density Residential (HR) and will
require the following modifications from the development code:
1) Section 9-7-1, B.RC., 1981: Height exception to allow building height to55 feet and
buildings over three stories in the RH-3 zone disfict
2) Section 9-7-1, B.R.C., 1981: Setbacks
3) Section 9-8-3(c), B.R.C., 1981: Density Increase / Open Space Reduction in the RH-3 Zone District
Project Name: Redstones
Location: ]685-1775 38`h Street
Size of Tract: 11.08 acres (gross) or 481,338 sGuare feet
Zoning: Industrial General (IG)
Comprehensive Plan: Light Industrial (LI)
KEY ISSUES:
Staff has identified the following key issues regarding the proposed Concept Plan:
1. Does the proposed development appropriately respond to the flood hazards and
wetlands on-site?
2. Is the proposed plan compatib-e with the goals and objectives of the Boulder
Valley Comprehensive Plan (BVCP)?
3. Is the proposed rezoning for additional density appropriate for the site?
4. Is proposed building architecture, scale, height, and setbacks compatible with
the surrounding area?
5. [s the quality and location of proposed open space appropriate?
6. Does the proposed site plan layout optimize pedestrian and vehicular access,
pedestrian and vehicular safety, and circulation?
BACKGROUND:
History:
The Eastpark Subdivision was developed in the eariy 1970's to accommodate large scale automobile
sales, service industrial and office uses. In the 1980's, a majority of the large automobile dealerships in
the area relocated (with the exception of Audi) and various service industrial and office uses which
exist in the area have also been in transition over the past decade.
The RH-3 zone, (formerly HR1-X) was a new zoning district created in 2004 to implement strategies
from Resolution 922 adopted by City Council at the culmination of the Jobs/Population study to
consider the potential for higher housing densities on parcels adjoining the University of Colorado and
other areas in the city proximate to either a primary destination or a transit center in order to maximize
travel by foot, bicycle, bus or rail. In addition, RH-3 was established to meet the city's goal of providing
more affordable housing in the community. Based on the outcome of the Jobs/Population study in 2004,
Section 9-6-3 (g), B.R.C., 1981 was also created to allow for high density residential development
within industrial zoning districts (without the need for rezoning) as discussed below.
AGENDA ITEM # SA Pase ~
[n 2004, the subject site was originally included in the Transit Village Area Plan (TVAP) planning area,
however, as part of the TVAP planning process, the plannin~ area has been refined and concentrated
into a 160 acre core area northeast of 30`h and Pearl streets.
Process
Per Section 9-2-14, B.R.C., 1981, properties in the IG zone district over tive acres in size or properties
containing more than 100,000 square feet of floor area are required to complete Concept Plan Review
and Comment as well as the Site Review process. Properties in the RH-3 zone district over two acres in
size or properties containing mare than 20 potential dwelling units are required to complete Concept
Plan Review and Comment as well as the Site Review process. tn this particular case, the applicant will
also be required to process applications for Rezoning trom IG to RH-3 as well as an application for an
amendment to the Eioulder Valley Comprehensive Plan (BVCP) land use designation f'rom LI to HR.
Per Section 9-2-14(g)(3), B.R.C., 1981 Planning Board apprc~val is required for Site Review applications
requesting additional building height beyond what is permitted in the zone district. Similarly, per
Section 9-2-14(g)(4), B.RC., 1981 Planning Board approval is required for an increase in density in the
RH-3 zone district. Planning Board is also required to make a recommendation regarding rezoning
applications to City Council, which serves as the tinal approval authority for rezoning applications.
Applications to amend the BVCP land use designation require Plannin~ Board approval and are subject
to Boulder County referral and call-up as well.
EYisting Site / Site Conte~t
The site is an irregularly shaped curvilinear parcel entirely encompassed by Exposition and 38`~' Streets
as indicated by .~~ruch-nef~t A ancl the aerial map below. Per ~l ttuchmc~n! B, the applicant plans to acquire
portions of adjacent pr~perties to the northwest to accommodate the development as proposed.
The existing area is characterized by a mixture of one and two story oftice, industrial, and automobile
sales uses. Architecture in the area is relatively tmdetined and is made up of a variety of flat roof ottice
and industrial properties constructed in the mid to late ] 970's. Surrounding buildings have similar
lengths and footprints to those proposed. however, existing buildin~s in the area are set back from the
street with large surface parking lots fronting onto both 38`~' and E~cposition. Multifamily residential and
various commercial and oftice t~ses exist along to Arapahoe east of Foothills Parkway.
Although no residential character currently exists in the area immediately adjacent to the site, the area is
considered transitional and will be largely defined by the recently approved mixed use Peloton
development which is currently under construction immediately to the southwest of the site. The Peloton
is located between Arapahoe, Exposition, Arnold Drive, and 3~"~ Street and is comprised of a 10 acre
site that will contain 390 residential units, 2i,000 square feet of neighborhood commercial uses as well
as a 12.000 square foot community center at density of 38 dwelling units per acre. While no defined
architectural style or character exists in the area, the Peloton development was approved with a similar
blend of traditional and contemporary contextual architecture with similar building height, mass, and
footprints as those proposed for the Redstones.
AGENDA ITEM # 5A Page ~
SRE VIAN
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Grade on site is slight and slopes gently from the south~~~est to the northeast. f~ proliteration of high
quality mature landscaping exists along the perimeter ot~the property contribt-ting to a softened feel in
the immediate area and a sense of transition bet~een the subject property and the surrounding industrial
and ottice uses.
The site is well served by several bus routes that run along Arapahoe including the Jump, the Stampede,
206, 208, J and S. Easv access to the Boulder Creek trail is also available approrimately 7O0 feet sc~uth
east of the site near the intersection of Foothills and Arapahoe.
Vie~~~s of the foothills to the west and south west from the site are prominent and the site is considered
outside the Parks Department .5 mile service area of Scott Carpenter Park.
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AGEI~DA ITEM # SA Pa~e ~
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Site Constraints
As indicated below~. a signiticant portion of the project site is located in the Boulder Creek 100-year
floodplain as ~~~ell as the High Hazard and Con~~eyance flood zones as discussed belo~~ in the Analysis
portion of this report. Wetlands are also present on the southwest portion of the site. Further, a 24"
sew~er m~in with associated public utilitv easement crosses the eastern portion of the property.
AGENDA ITEM # SA PaQe ~
F_.xis•rii~K 11und =u~~e.s
Pro.ject Description
Site Plan:
As indicated b} ~1ltachmc~rrt 13, the proposed development is comprised of 295 multi family units
including 29, forty foot tall, three story townhouse units and 276 one and two level, 55 foot tall, four
stary condominium units on approximately 1 1.08 gross acres at a gross density of 27 dwelling units per
acre. The site is bisected by a proposed north/south access drive on the eastern third of the site
connecting Exposition Drive and 38`~' Street as well as a central pedestrian spine connecting Exposition
Drive and 38`~' Street east to west. The f~~ur larger condominium buildings contained in neighborhoods
B, C, D, and E are situated on the north eastern two thirds of the site with less intensive townhouse units
distributed on the south western third of the site among 10 buildings in neighborhood A. A central
round-about area is located in the center of the eastern portion of the site as well.
AGENDA ITEM # SA PaQe ~-
Prapn.cc c! Redslnf~e.c .cile plcin
The ] 0 proposecl tc~wnhause buildings contained in nei~hborhood A are 40 feet tall and ariented
partially tow~ard E~position Drive to the north~~est and partially inwarcl to~i-ard the interior of the site.
Building foot prints total 21.460 sc~uare fect and tuck-under parkin~ will be pro~~ided tor townhouse
units ~~~ithin nei~hbc~rhood A.
Neighborhood buildin~s B, C, D, and E are proposed as four, ~5 faot tall podium style structures with
two story surface parking ~arages wrapped by residential t~nits to screen the garage elevations.
Nei~hborhood building B is situated in the center of the site oriented northwest toward Exposition
Drive. Neighborhood buildings C and E are oriented south toward ~8`h Street. Nei~hborhood building D
is oriented northeast toward 38`~' Street as well. Overall, residential buildin~ foot prints are considered
large, ran~ing in size from 40,000 square feet to 61.000 square feet. One stary office spaces totaling
8,000 sc~uare feet are proposed in neighborhood buildings B, C, D, and E to be oriented toward the round
about plaza area in the center of the site. A total of ~4i5 parking spaces are proposed for the
development, exceeding the required parking rec~uirements for the RH-3 district by l0 spaces. Street
parking will also be provided along the ne~vly proposed north south access road.
Buildin~ Desi~;n:
As noted above, no detined residential architectural style or character exists in the area, although the
Peloton development was approved in 2004 with a similar blend oftraditional and contemporary
contextual architecture which included SS foot tall buildings with a similar mixture of building sizes and
materials including brick, wood, metal, and stucco. Per the applicant's submittal, each ground level unit
~~-i11 have a front yard, front porch and a stoop oriented to~~~ard the street and neighborhood buildings B.
C, D, and E will have rooftop decks to capture surrounding views.
AGF,NDA ITEM # ~A PaQe ~j
Building lengths in neighborhood building A range in size from 40 to 80 feet. Neighborhood buildings
B, C, D, and E will range in lengths from approximately 250 to 360 feet along 38~h Street and Exposition
Drive.
Access:
The site is encompassed by both 38`h Street and Exposition drive. A new access drive with on-street
parking is proposed to provide a north south connection through the site between 38'h and Exposition
and to provide access to parking garages for neighborhood buildings B, C, D, and E. Additionally, new
driveway accesses aze proposed on the western side of the site from both 38'h and Exposition to provide
garage access for the 29 proposed townhouse units in neighborhood A on the western portion of the site.
Open Snace and Pedestrian Connectiviri:
Forty-seven percent on-site open space is proposed. On-site open space consists of a linear easUwest
courtyard 40 to 50 feet wide which links 38`h Street to the east and Exposition to the west, providing
excellent connectivity to the adjacent Peloton development directly to the south/west. Other open space
areas consist of front yard areas, rooftop decks, private balconies, and a 40 to 60 foot wide linear park on
the eastem portion of the property along 38'h Street.
Reauired Code Modifications:
As noted above, neighborhood buildings B, C, D, and E exceed the 40 foot height limit for the district
and thereby require a code modification to Section 9-7-1, B.R.C., 1981 through the Site Review process.
Although plans are conceptual and do not specifically delineate building setbacks (and the scale is
difficult to discern proposed setbacks), due to the irregular lot shape, a setback modification may be
required as discussed below.
Additionally, Section 9-8-I, B.R.C., 1981 requires 60% of the property to remain useable open space.
Per the applicanYs submittal, 47% of the site will remain useable open space, thereby requiring a
modification from the development code to reduce open space area and increase density on-site.
Proposed Development Code Modifications are discussed in detail below under the Analysis portion of
this memorandum.
ANALYSIS:
Kev Issues:
The following key issues have been identified by staff to help guide Planning Board's discussion of
this application. Planning Board may add to this list or provide additional comments on the key issues
listed.
1. Does the proposed development appropriately respond to the flood hazards and
wetlands on-site?
As indicated by the flood zone map above, the south western portion of the site is impacted by the
conveyance and high hazard flood zones. The remainder of the project site is located in the Boulder
Creek ] 00-year floodplain. Rezoning of the site to allow high intensity, high density residential
development will increase the 24 hour population in the area and potentially place a significant number
of people at risk during a flood event. While it does not appear that the applicant is currently proposing
any subgrade construction, at the time of Site Review, the applicant must demonstrate compliance with
the Floodplain Regulations found in Section 9-3-2, B.R.C., 1981.
ACENDA ITEM # SA Paee q
It is possible to regrade the property to reduce flood impacts subject to city and FEMA regulations.
Modifications to relocate the ] 00-year floodplain require approval from FEMA while changes to the
extent of the high hazard or conveyance zone would be subject to city approval. The proposal to modify
the conveyance zone by regrading the southwest portion of the site does not appear to be a viable flood
mitigation option as it is likely that regrading the site would need to extend well beyond this site to
effectively address flood conveyance and ensure that sunounding properties are not adversely impacted.
As indicated by Attachment B, the applicant's concept plan contemplates structures located in the
conveyance zone. A revised plan which locates structures outside of the conveyance zone would
eliminate the need to modify the conveyance zone and would reduce the need for a structural flood
channel similar to that of the Peloton site which runs along Arapahoe. Additionally, the proposed
wetland mapping reviewed by Planning Board is anticipated to go to City Council for adoption this year,
may further limit this area for flood mitigation.
While current adopted city tlood policies indicated below do not preclude rezoning to allow additional
density or residential uses in the floodplain, public safety is an over-arching concern, for both future
residents of this development and the general populatioa Since the Peloton project was reviewed and
approved in 2004, the city's flood policies have been updated and BVCP policies 4.21 and 4.22 below
now state that the city will manage the potential for floods by preventing unwise uses and adverse
impacts in the flood plain and will emphasize non-structural approaches to flood management. Based on
the afarementioned BVCP policies, it is not clear at this time how the proposed request to rezone the
property to high density is compatible with the following BVCP policies:
4.17 Hnznrdons Arens.
Hn*arduus nreas that present dnnger ro lrfe nnd praper~y~ Jrom Jload, forest Jire, .~teep slopes, erosron, unstable soil,
subsidence or smrr/nr ge~~logieal development consharnts wfl/ he cleltneated, and development in such areas x~i/l be careJ~dl~
contro/lecl or prohrbi~ed.
4.2! Flood Mnnngemen~.
The ciN ti~+ll protect the public and property /Fom the devastating impacts of JTooding m a timely and cosl-efjective mnnner
~vhile bnlancing community interests with pvb/ic safetv needs. The city rvi// munage rhe po(en(ia! for Jloods hy implementrng
the fol/owing gwding prmciples:
a) Preserve J]oodplarns
b)Be prepared forJloods
c) Help people protecl themselves from Jlood hn=ards
d)Prevent t~nw~se uses and adverse impaets in (heJlaodplain
e)Seek to accommodateJ7oods, no( control rhem
4.22 Non-Slruclurnl Appronc/+.
The ciry wrll seek m preserve the nah~ru! and beneJicia! fi~nctions of Jloodplains by emphasrrrng and hu[ancing the usc of
non-structura! measures wi(h slruchma! mitigalion. Where drainageway improvements are proposed, a non-structura!
upproach shoe~/d be applied wherever possrble to preserve the nuh~ral vulues of loca! wutenravs whi/e bu/ancrng privute
property rnterests und associated cost to Ihe city.
4.23 Protection ojHigh Hnznrd Arens
The city w~(( prevent redevelopmen! ofs~gnifrcantlyJlood-damaged properties in high hazard areas. The city wil( prepure a
plan for property acquisition ofJlood-damaged and undevelopecf (and in high hazurdJlood ureas. Undeveloped hrgh huzmd
JJood areas wr!l be retarned rn their na(uru( s(u(e whenever possible. Compatible uses af riparian corridors, such as naturul
ecosystems, wildlife habi(at and wetlands wd! be encouraged wherever appropriate. Trui/s or other open recrealional
%uci(~ties mcry be,jeusible in certuin areas.
Impacts to emergency services, in particular, should also be carefully evaluated and addressed in future
submittals. While the area is considered transitional, it is not clear that the flood impacts can be
managed in a manner that addresses the city's flood policies above based on the proposed level of land
AGENDA ITEM # SA Paee /D
use intensity and the proposed site plan configuration. While current adopted city flood policies
indicated above do not preclude rezoning to allow additional density or residential uses in the floodplain,
at a minimum, staff recommends structures be located outside of the high hazard and conveyance zones
rather modifying the floodplain through grading and / or structural drainage improvements.
The city is in the process of updating wetland regulatory maps and has identified wetlands along the
southwest portion of the site, where flood mitigation is proposed. Staff anticipates the adoption of the
maps by City Council as early as October of this year. The applicant has expressed an interest in
wetland mitigation options and is advised that once the maps are adopted, mitigation would only be
permitted if the applicant has clearly demonstrated avoidance of adverse impact. This means that "all
adverse impacts on a wetland, either directly or through its associated buffer area, have been avoided
through a reduction in the size, scope, or density of the project or a change of project configuration or
design." 9-3-9(g), B.R.C., 198 L The preferred method of avoiding wetland impacts is to consider
alternative design options that would eliminate development activities in a wetland or buffer area. The
site plan and intensity as shown will likely need to be modified to ensure protection of the wetlands
regulations per BVCP Policy 4.09 below which states:
4.09 WeNand Pro~ection
Natura( and human-made wedands are valttafi/e for their eco/ogicnl and, where appropriate, recreatronal functions,
including their abr/ity to enhance wn[er und air yuality. Wetlands also.fi~ncuon as important wild/ife hnbi[a(, especiallvjar
rare, threatened and endangered plants und wild/ fe. The city and counry wi!! coMinue !a develop programs ta pro(ect and
enhunce wetlands in lhe Batdder Val(ey. The crry wrll discourage the des[ruction of wetlands, but in the rare cases when
developmen[ rs permitted and thc, fi!/~ng of wetlunds cannat be woided, ncw wetlunds wil! be creured or degraded wetlands
wil/ be restored.
Although detailed engineering and utility information is not required for Concert Review submittal,
storm water detention appears to be proposed on the southwestern portion of the site.
lt appears that the size of the proposed detention pond on the site is undersized. The proposed location
of the detention pond may not function since the site generally slopes from the southwest to the
northeast It may be better suited to place the detention pond in the lower or north eastern portion of the
site.
Additionally, it appears neighborhood buildings D and E would be located above an existing 24" sewer
main and associated utility easemen[ on the eastern side of the property. The development plan must be
revised to remove buildings from the existing easement or at the time of Site Review or the applicant
will be required to vacate the existing easement, relocate the sewer line and dedieate a new public utility
easement. The subject sewer main is critical to the city sewer system and will need to be operational at
all times during construction.
Please refer to Attachment C for additional technical staff comments regarding flood, wetland, and
engineering impacts on-site.
2. Is the proposed pian compatible with the goals and objectives of the Boulder Valley
Comprehensive Plan (BVCP)?
[n order to accommodate a high density residential zone district on the property, the applicant will be
required to amend the existing BVCP land Light Industrial (LI) land use designation to High Density
Residential (HR). In order for such an amendment to be considered, the applicant must demonstrate
compliance with the overall intent of the BVCP as well as the specific eligibility criteria contained in
Section II of the BVCP.
Overall, the proposed Concept Plan is compliant with a number of BVCP goals and objectives included
ACENDA ITEM # SA Paee II
in Attachment D specifically policies regarding compact infill development, mixed use development,
increased density along major transit corridors, and affordable housing. However, while BVCP
Policiesl.21 and 7.09 found in Attachment D encourage conversion of industrial uses to residential uses
where appropriate, as noted above, the property is constrained by the 100 year, high hazard, and
conveyance flood zones. Since Ihe Peloton project was reviewed and approved in 2004, the City's flood
policies have been revised and BVCP policies 4.21 and 4.22 state that the city will manage the potential
for floods by preventing unwise uses and adverse impacts in the flood plain and will emphasize non-
structural approaches to flood management making the appropriateness of the subject property a
questionable location for high intensity, high density residential development. Additionally, as noted
above, the site plan and intensity as shown will likely need to be modified to ensure protection of the
wetlands per BVCP Policy 4.09.
3. Is the proposed rezoning for additional density appropriate for the site?
While the applicant's proposal meets the intent of many BVCP criteria found in Attachment D regarding
infill development, mixed use development, increased density along major transit corridors, and
affordable housing, however, as noted above, based on the flood and environmental constraints on-site,
it is not clear that the proposed density is appropriate for the site to support the proposed amendment.
The RH-3 zone is considered the highest density zone district available in the city. RH-3 is newly
created and is for the most part currently untested. The neighboring Peloton development and the
recendy approved Landmark Lofts development on College and 28`" Street will be the first examples of
the RH-3 to develop. The intent of the RH-3 zoning district is to provide redevelopment opportunities
for areas of the City in the process of transitioning to high-density residential uses and limited,
pedestrian oriented neighborhood retail uses. The RH-3 zone is also intended to serve areas in close
proximity to either a primary destination or a transit center in order to maximize travel by foot, bicycle,
bus or rail.
Per Section 9-8-1, B.R.C., 1981, the RH-3 zoning designation does not specify a maximum density.
Instead, density in the RH-3 zoning district is a function of on-site open space, requiring that 60% of a
property remain useable open space. The minimum 60 % open space requirement may be moditied
through Site Review to 30%, pe~ Section 9-8-3(e), B.R.C., 1981, provided half the required open space
is an outdoor garden or landscaped courtyard, designed for the use for the occupants oY the building,
with a minimum dimension of at least twenty feet. Seating and other elements encouraging use and
occupation shall be included in its design and it should form an integral part of the circulation pattern
within the project.
In order to implement Resolution 922, adopted by City Council at the culmination of the Jobs /
Population study in 2004, Section 9-6-3(g), B.R.C.,1981 was created to permit the development of
high-density residential in appropriate locations in the IG and IM zoning districts. To be eligible to use
this provision in the code, the perimeter of the site must be at least one sixth contiguous with an adjacent
residentia- use of zoning disUict. In this case, it does not appear that the proposed site will meet the one-
sixth contiguity requirements required to be considered eligible to develop under section 9-6-3(g),
B.R.C.,1981, without rezoning.
Since the RH-3 zoning district is driven by open space rather than floor area ratio, unit size, or a
maximum number of dwelling units per acre, it is difficult to determine how many units would be
permitted with the full 60% open space required. However, the 60% open space requirement would
result in approximately 289,500 square feet of on-site open space based on gross acreage, whereas the
applicant is proposing 228,749 square feet as depicted in Attachment B.
AGENDA ITEM # SA Paee ~~
Comparatively, per Section 9-7-1, B.R.C., 1981, residential development in the IG district without the
need for rezoning as permitted by Section 9-6-3(g), B.R.C., 1981 requires l,600 square feet of lot area
per dwellin~ unit and 600 square feet of open space per dwelling unit, therefore based on the following
computations below; it appears that only 270 dwelling units cotild potentially be permitted if the site
were eligible for residential development in the IG zone district.
'ossible Dwellin~ Units:
Land Area Lot Area Re uired er Unit Possible Dwellin Units
43?.~;p SF 1600 SF ?70
Additionally, 600 square feet of open space per dwelling unit results in a minimum of 162.000 sc~uare
feet of required open space. However, per Section 9-6-3(~)(6)(E). B.R.C., 1981, since a portion of the
site is outside of the Scott Carpenter Park Service area, a minimum of~40% of the site or 173,020 square
feet must remain usable open space area as indicated below.
As noted above, the property does not appear meet the cantiguity requirements to utilize code provisions
for high density residential development in the IG zone, however, rezoning to an alternative, less
intensive, high density zoning district other than RH- i may be more appropriate For the site (assumin~
the site could be desicned to accommodate flood and wetland constraints on-site). The RH-4 zoning
district shares similar density an~l open space requirements to the aforementioned densities and open
space required to those of 9-6-3(g), B.R.C., 1981 which permit high density resic~ential development in
the [G zoning district.
It is not clear at this time whether the subject site is an appropriate location for the level of intensit~~
sug~ested ti•om the proposed rezoning. The proposal furihers many of the BVCP policies contained in
Allachmen~ D and can provide tior excellent connectivity and interaction with the adjacent Peloton site as
well as adequate interface with the surrounding industrially zoned properties however, it is not clear that
the quality ot~ on-site open space is acceptable and that the flood impacts can be managed on-site in a
non structural manner that addresses the city's tlood policies with the proposed level of land use
intensity.
Additionally, the adjacent Peloton development was appraved for a similar rezoning from IG to RH-3
with an open space reducti~n to 53% in 2004. At the time however, the Transit Village Area Plan
(TVAP) included the Peloton site as wel) as the subject site within the original planning area. Over the
past three years, the TVAP area has been significantly reduced and refined to a 160 acre site north of the
subject site that no longer includes properties along east Arapahoe.
4. Is proposed building architecture, scale, height, and setbacks campatible with the surrounding
area?
Architecture and Scale:
Proposed building fiootprints, street frontages, and heights are as follows:
AGENDA ITEM # SA Paee j?
Purk Servrce cn•eu ~~c r Section 9-C,-?I;~11<~lF_J. [3. R. ('.. 19~4/
Buildin Building
Foot rint Building
Len th Building
Hei hts
A ? 1.~160 (totnl) SF -lb' - 40' 40'
B 61,662 SF 360' S5'
C 50,764 SF 270' S5'
D 4~,922 SF 260' S5'
E a0,7i; SF 230' S5'
Total ?'0.~61 - -
A majority ot~the existing struetures in the area are characterized by ~ blend of~ 1970's style oftice and
industrial architecture. The Peloton development was approved with a similar blend of traditional and
contemporary contextual architecture making the proposed architecture compatible ti~~ith the developing
identitv of the area. }-Iowever, while the Pelot~n development was approved with buildings of similar
hei~ht, total building coverage was approximately 130,000 square feet and building masses were heavily
broken to create large, useable areas of opens space on site resulting in a total ot~ ~~% useable open
space on site (as opposed to the 47% proposed herein).
The proposed podium style buildin~s with wrapped parkin~, ~_ara~es appear to eFfectivelv screen
rec~uired surface parking, however, neighborhood buildin~s B. C, D, and E, appear to be very large.
unbroken building modules (lengths in e~ccess of ~00 feet) as indicated abo~~e. Vl'hile the individual unit
entrance~ and yard areas will help to create a feelin~ af lo~ver densitv and the proposed 30 foot, third and
fourth tloor buildin~ setbacks ~~~ill help to reduce huildin~ mass at the street level, the long buildin~
expanses could signitic~ntlv benefit the pedestrian e~perience by creatin~ breaks and ! or recesses in the
buildings to create smaller building modules. Additionall~. buildings proposed in nei~hborhood A
should be reariented to have more of a presence alon~~ ?9'~' Street and Exposition Drive.
Based on the proposed builclin~ heights. reduced buildin~ madules sizes ma~~ alsa help to create
additional hi~h-quality open spaces on site. As mentianed above, a pedestrian scale is critical in
estahlishin~ a functional neighborhood feel in the area. Further, the proposed buildings contemplate
lar~e expanse oF tlat rc~ot~elements (similar to the adjacent Peloton pro,ject). The applicant ma~~ consider
etperimenting with alterative roof fonns in order to create more variety, especially with the smaller
to«~nhouse units on the southwest side of~ the propertv.
Since the surroundin~ area will remain IG zoning, reducin~ contlicts between the proposed residential
units and the existing and proposed industrial uses is also critical. Construction methods which attenuate
noise should be consiclered in the constructian of the proposed buildin~s.
I-Ie~ht:
Surrounding buildin~ heights within the Eastlake Subdivision range in height fiom 20 to 35 feet, with
the exception of the adjacent Peloton development, which was approved with building heights up to 55
feet. Other 55 f~ot tall buildin~s exist in the area along east Arapahoe, such as Boulder Community
Foothills Hospital as well as Ball Aerospace east of Foothills Highway.
Maximum building hei~ht in the RH-~ zone district is 40 feet. Proposed building heights ~vill range trom
2 stories at 4U feet on the southern side of the portion ot~ the site to 4 stories at 55 feet on the northern
portion of the site. The proposed four-story, 55 foot tall building heights will require a modification
from the Development Code through the Site Review process. Althou~h taller buildings exist within the
greater area, buildings immediately surroundin~ the site (with the exception of the Peloton development)
are signiticantly smaller in height and mass. As noted above, staff has concerns regardin~ the proposed
building heights their relation to open. inviting, and functional open spaces and the proposed expanses
AGENDA ITEM # SA PaQe I~
of flat roof required to accommodate the proposed height and the relationship between large buildings
and the streetscape.
Increased building heights have been proposed to increase density on-site, and since it is questionable as
to whether the proposed site is an appropriate location for such residential intensity, it is not likely a
height modification is supportable. Buildings slightly taller than 40 feet may be supportable for the site
to accommodate the podium pazking, however, overall building design and composition will be critical
in reducing impacts on adjacent properties at lower heights. At the time of Site Review, building design
must demonstrate compliance with Site Review criteria found in section 9-2-14(h), B.R.C. especially
those related to solar siting and construction, building design, livability, and relationship to the
surrounding area and open space.
Setbacks:
Due to the inegular rectilinear, double fronted, lot configuration encompassed by both 38`h and
Exposition, the property is considered to have one continuous front setback. Per Section 9-16, the front
setback on lots which front more than one right-of-way is taken from the side with the least amount of
street frontage.
Although, plans submitted as part of Atiachment B do not indicate property lines or setback distances,
the applicant's written statement indicates minimum setback distances which appear to be inconect. All
buildings which front along 38`h Street and Exposition appear to have setbacks of between 20 and 60
feet from 38`" Street and Exposition when 10 feet is required (based on the scale of the drawings,
accurate setback estimations aze difficult to ascertain). While the proposal appears to exceed setbacks
for the district and given the Industrial zoning surrounding the site, additional buffer area may help
reduce impacts on residential units From other more intensively used properties. A slightly larger setback
will also help to reduce the perceived mass of taller structures.
At the time of Site Review, detailed plans depicting building setbacks from the property line will be
required. It is possible that a waiver from setback requirement will be required at the Site Review phase
which may be supportable if the applicant can demonstrate improved design and compliance with Site
Review Criteria found in Section 9-2-14, B.R.C., ]981.
5. Is the quality and location of proposed open space appropriate?
On-site open space is comprised of a 45 foot wide central, east / west hardscaped corridor as well as
resulting front and side yard areas and drainage pond azeas. In addition, the applicant proposed a number
of rooftop decks on neighborhood buildings B, C, D, and E as well as a 50 - 60 foot wide linear park on
the far eastem side of the property. The architectural sketches and written description contained in
Attuchment B depict the corridor area as an amenitized urban gathering space however; staff has
concerns regarding the amount of light penetration into the corridor with 55 foot tall buildings as well as
the interaction between private first floor open space areas and the public gathering spaces.
Additionally, while staff agrees that some buffer to the adjacent commercial uses may increase livability
and reduce conflicts among existing and future commercial and industrial uses, the applicant may
consider reducing the size of the "linear park" on the eastern side of the property and better integrating
more open, park-like space on the interior of the site to create some areas of less formal, natural open
space (as opposed to primarily a hardscaped) design. As proposed, the space appears as a remnant buffer
space isolated an inaccessible from the remainder of the site.
The concept of terminating the open space corridor with a focal point such as a gazebo is an excellent
way to define open spaces; however, given the proposed location of the gazebq it is questionable how
AGENDA ITEM # SA Pa¢e I~
useable the gazebo will be. The applicant may consider better integrating the proposed gazebo into the
interior of the site.
As noted in Attachmen~ C, a portion of the proposed site is outside of the Pazks Department Master Plan
% mile service area radius of Scott Carpenter Park, therefore, the applicant should provide an
amenitized, privately maintained "pocket park" as part of the on-site open space to include a childreds
play area or tot lot. Pocket park acreages generally range in size from .5 to 1.5 acres. Adequate provision
of parks space in the area is extremely important as the area has historically been used for industrial
purposes and is therefore considered underserved as to park area. Additionally, adequate parks area is
critical in establishing a residential atmosphere in the area while providing a relief to the proposed
densities.
Per Section 9-8-4(e), B.R.C., 1981, overall open space may be reduced from 60 percent to 30 percent of
the lot to increase density through the Site Review process, assuming at least half of the open space is
comprised of an outdoor garden or landscaped courtyard designed for the use for the occupants of the
building with a minimum dimension of at least twenty feet. Seating and other elements encouraging use
and occupation shall be included in its design and it should form an integral part of the circulation
pattem within the project. As submitted, the proposal for a reduction from 60% open space to 47% open
space appears to meet the criteria of 9-8-4(e), B.R.C., 1981 regarding Ihe type of open space acceptable
for a reduction. However, based on the flood impacts on the subject property, the quality and
arrangement of open proposed open space, the intensity of development proposed, and the fact Ihat the
site is located outside of the parks service area, it is not clear that the property is suitable for increased
density, reduced open space, or that the proposal will meet Site Review criteria found in Section 9-2-
l4(h), B.R.C., 1981.
6. Does the proposed site plan layout optimize pedestrian and vehicular access, pedestrian
and vehicular safety, and circulation?
Overall, the site provides adequate vehicle and pedestrian access. Pedestrian access appears well
defined east and west and north and south through the site through a network of internal and extemal
sidewalks. A pedestrian link is also provided on the western side of the property to link with the
adjacent Peloton site.
While pedestrian access is well defined on-site, opportunities exist to better retine the vehicular
circulation on site to provide better access and connectivity within the area. The layout of
neighborhood buildings A, for example, does not provide adequate vehicular circulation and
connectivity. The site plan should be revised to provide a north / south through connection between
Exposition Drive and 38~h Street in order to eliminate dead-end parking bays and provide better
circulation through the neighborhood. A complete connection north / south would also help better
define the individual 300 foot blocks within the proposed development, help to increase transparency
into the site and help reduce the appearance and feel of a"super block."
PUBLIC COMMENT AND PROCESS:
Staff has not received any written neighborhood correspondence regarding the proposed Concept Plan,
however, staff received a phone call from a business owner on the subject site expressing concerns
related to a lack of Industrially Zoned properties in Boulder.
Required public notice was given 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. All notice
requirements of Section 9-4-2, B.R.C. 1981 have been met.
AGENDAITEM# SA Pa¢e/~
STAFF FINDINGS AND RECOMMENDATION:
No action is reauired on behalf of the Plannin¢ Board. Public comment, staff, and Plannine
Board comments wili be documented for the annlicanYs use. Concept Plan Review and
Comment is intended to give the applicant feedback on the proposed development plan and
provide the applicant direction on submittal of the Site Review plans. Staff has prepared
responses to Concept Plan Review and Comment guidelines pursuant to Section 9-2-13(g),
B.RC., 1981 found in Attuchment E.
Approved By:
) ~_
Ruth McHeyser, A ti g Director
Planning Department
ATTACHMENTS:
Attachment A: Vicinity Map
Attachment B: Applica~Ys Proposed Plans and Written Statement
Attachment C: Development Review Comments dated July 6, 2007
Attachment D: Applicable BVCP goals and policies
Attachment E: Guidelines for Concept Plan Review and Comment
S:\PLAN\PB-ITEMS\MEMOSU 775 38th St CP - Redstones.CF.doc
AGENDA ITEM # SA Pa¢e ~ T
ATTACHMENT A
City of Boulder Vicinity Map
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Location: 1685 - 1775 38th St
Project Name: Redstones
Review Type: Concept Plan Review
& Comment
Review Number: LUR2007-00029
1-r~r~lin~r~4• /l~ /Irnhifnnf~rrn
Subject Area
1685 - 9 775 38th St
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The information depicted on this map is provided
as qraphical represenlaiy~ptlM1L The Ci1V of Bp~l
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contained hereon.
AT'TACHMrNT B
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Redstones ~~, ~ Conce t Plan Review
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CONCEPT PLAN REVIEW: SUBMITTAL MATERIALS
57004.00. Redstones
May 7th, 2007
Kev to Client and Consultant Abbmviafions:
OZ = OZ Architecture (Jeff Dawson)
SUMMARY OF PRODUCTS (Mark one Packet "ORIGINAL")
COPIES FOR C1TY
APPL[C ATIONS AND FORMS SUSM~7TAL
1 Transmittal- Summary of Submittal Materials 1 (8.5x11)
2 Land Use Review Applicarion Form 1 (8.5x11)
3 Application Submittal Requirements Checklist 1 (S.5x11)
4 Persons in Interest Form 1 (8.Sx11)
5 Sign Posring Requirements Acknowledgement Form 1 (S.Sx11)
6 Applicants Acknowledgement of Obligarion to Pay 1 (S.Sxll)
WRITTEN STATEMENT AND FIGURES
7 Cover Sheet 15 (S.Sxll)
8 Written Statement 15 (8.Sx11)
FIGURES
A Context Map with Zoning 15 (8.Sx11)
B Site Development Concept 15 (24~36)
C1 Architectural Character Sketches - Perspectives 15 (llxl~
C2 Architectural Character Sketches - Elevarions 15 (llxl~
FEES
1 Fee 6,740 ( initial applicaHon) + 1,540 (planning boazd administrative)
TOTAL= $8,280
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0 I 1 A( I I I I I i I R 1
PAGE 'I
~ CITY OF 80ULDER
~,~,~ Planning and Development Services Center
'"" 1739 Broadway, third floor • P.O. Box 791 • Boulder, Colorado 80306
~ '1`y Phone: 303-441-1880 • Fax: 303-441-3241 • Web: boulderplandevelop.net
(Item 2)
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LAND USE REVIEW
APPLICATION FORM
APPLICATION DEADLINE IS 10 A.M. THE FIRST AND THIRD MONDAY OF EACH MONTH.
The types of reviews for which this form is used and a fee schedule are listed on page 2. Application requirements and required separate
~ttachments for each review rype are on page 3. Inaccurete or incomplete information will result in rejection of the application.
r
~ GENERAL DATA
+~ (To be completed by the applicant.)
I PROPERTY
~~~ Street Address ~o~ 98~a~i io~no~ ~r~oc aad~essea>:1685-1775 38th Street
.
~• L2981 D2SCflp110n: LOt see man BIOCksee mao SUbdIVIS1011 see map (or attach descnption)
. Lot Area (in square feet or acres): a„nT~X~ arPi~ t n n~.TP~ Existing Zoning: IG
~. Existing Use of Property: Commercial
TYPE OF REVIEW (From page 2) Concept Plan Review
~ PROPOSAL
~osed use and summarize number and size of units/builtlings/lots, as
(I'he Red'~
•~~•ondominiums on approximately 10 acres.l'he site is located north ofArapahoe Avenue and is surrounded by 38th Street and Exposition Drive.
Jver 225,000 sf or 5.17 acres (over 50% of the site) is set aside for a variety oF open space amenities including a naturalized open space feature,
village plaza," and a lineaz dog park ttiat are interconnected by a 50' wide pedestrian corridor running the entire length of the propetty. The
roject requests a height exception for 55'. A portion of the pro~ect is in the conveyance zone and this area will need to be remapped to accom-
~ . rvame or ueveiopniciu. ttencr~n~c
. Name of Applicant: i~n Simiskv E-maii: ionna,bancan.com
~. Address: 1685 3R h 4treet Phone:303.457.5210
• Clty: RnnlrlPr State: ('oloradn Zip Code: 80301 FAX: 303.457.5211
• COIltBCt P2~SOf1 (ifnotapplicant): TrffTlau,cnn/ (l7 Arrhitrrtnre E-mail: ldawson~a,ozarch.com
~• Address: 1 R2n F„lcom St Phone: 303-449-R900
. City: u,,,~i~e~ State: CO Zip Code: 80302 FAX: 'i0'i-449-'iR(,fi
~ Application received by:
Case Manager:
Subcommunity:
Fee:
STAFF USE ONLY
Date/Time:
Track #:
Receipt #:
File Name
Project Name:
Check #:
Coord.:
Review #
W ~.~ e~ ~A~~~~~~~op~ PAGEZ
(Item 3)
~ CONCEPT PLAN REVIEW AND COMMENT
~ APPLICATION SUBMITTAL REQUIREMENTS CHECKLIST
.r Submit with your application.
„ All required materials must be included in order for an application to be accepted by the Planning and
Development Services Center. Incomplete applications will not be accepted and will be returned to the
~ applicant.
°' All application materials must be submitted in 15 collated packets, with one complete packet marked
"Original." Each packet must contain one of each required plan, statement, etc. Every packet must
"" include a cover sheet that clearly indicates the contents of the packet. Where fewer than 15 copies of an
,,, item are required, the cover sheet should clearly indicate the packets that contain those items.
. Complete the checklist below, marking those items as they are included in your application submittal,
and sign at the end. The checklist is intended to assist the applicant in collecting all of the required materials
~' and to assist the Planning and Development Services Center in determining that all of the application
requirements are met.
~ Application Requirements
~ [~ (1) A comolete Land Use Review Application form, including signatures by or the written consent of
the owners of all property to be included in the development. ~See Item 2)
~.
[.~ (2) A completed Sign Posting Acknowledgment form, signed by the applicant. (See ItemS)
~ [,~j (3) Fifteen (15) copies of a conte~ct map, drawn to scale, showing the site and an area of not less than
"' 300 feet radius around the site, including streets, zoning, general location of buildings, and parking
~ areas of abutting properties. (See Figure A)
~, [vf (4) Fifteen (15) copies (18"x24" or 24"x36") folded to 9'x12", of a scaled and dimensioned schematic
drawing of the site development concept, and an area of not less than 200 feet around the site,
- showing: (See Attached 18x24 Conceptual Site Plan, Figure B)
~ [v~ (A) Access points and circulation patterns for all modes of transportation;
'"" [~ (B) Approximate locations of trails, pedestrian and bikeway connections, on-site transit
„ amenities, and parking areas;
~. [y~ (C) Approximate location of major site elements, including buildings, open areas, natural
features such as watercourses, wetlands, mature trees, and steep slopes; and
J [dt (D) Proposed land uses and approximate location.
~, [J~ (5) Fifteen (15) copies of architectural character sketches showing building elevations and materials;
and ~See Figures Cl & C2)
,..
[.~ (6) Fifteen (15) copies of a written statement that describes, in general how the proposed
~ development meets Title 9, "Land Use Regulation," B.R.C. 1981, city plans and policies, and
addresses the following: ~See Items 9,10,11,12)
..
,~ [v~ (A) Techniques and strategies for environmental impact avoidance, minimization, or
mitigation;
~.
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I I 1 R( 1 I i I I I 1 P I
PAGE 3
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(Item 3)
[./r (B) Techniques and strategies for practical and economically feasible travel demand
management techniques, including, without limitation, site design, land use, covenants,
transit passes, parking restrictions, information or education materials or programs that
may reduce single-occupant vehicle trip generation to and from the site; and
/See Written Statement and Attached 18x24 Concep tual Site Plan)
[~ (C) Proposed land uses and if it is a development that incfudes residential housing type, mix,
sizes, and anticipated sale prices, the percentage of affordable units to be included;
special design characteristics that may be needed to assure affordability.
(See Written Statement and Attached 18x24 Conceptual Site Plan)
(7) The concept plan review fee, as stated on the Land Use Review Application Form.
(8) Any other information that the applicant wishes to submit.
(signature of person who filled out checklist)
Jeff Dawson/ OZ Architecture
(print name)
0 I 1 R 1 1 1 1 I I I 1 R I
PAGE 4
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0 I 1 P f B I I I f I V P I
PAGE 5
(Itet~r ~I
SIGN POSTING REQUIREMENTS
APPLICANT'S ACKNOWLEDGMENT FORM
Required for Certain Land Use Review and Technical Document Review Applications
~nt review epplication:
such application; the manager will cause the pro~
elopment review aPplication has been made, the t
ation from the planning departmenf. The notice shal
: shall be place on weatherproof sigrss that have bE
the application.
otice shall be posted no later than ten daqs after thi
svelopment review process.
of Application: The city manager will pro
~erty for which the application is filed to
.,.., ,~ .,.~. ~~. _
the folloti
the application is filed to ensure fif~at notice +s po
ie signs shall be ptaced along each abutting sfreet, perpendicular to the direction of travel, in a manner'that makes
,{early visible to neighboring residents and passers-by, At least one sign shall be posted on each street frontage.
ie signs shaU remain in place during the period leading up to a decision by the approving authority, but not less than
rys.
~ or before the date that the approving authority is scheduled to make a decision on the application the ciTy manager
quire the applicant to certify in writing that required notice was posted according to the requirements of tnis section.
~ as oi October 9 9, 2000 ii recommended by Planning Boarcf for approval.
~.leff Dawson/ OZ Architecture , am filing a Land Use Review or Technical Document Review
(PRINT NAME OF APPLICANT OR CONTACT PERSON)
application [on behalf of the property owner(s) ~on Simisky for property located
(PRINT NAME OF OWNER(S) IF OTHER THAN APPLICANTlCONTACT)
~ at1685-1775 38th Street . I have read the city's sign posting requirements above and acknowledge and
(PRINT PROPERTY ADDRESS OR LOCATION}
~ agree to the following:
1. I understand that I must use the sign(s) that the city will provide to me at the time that I file my application. The sign(s)
will include information about my app(ication and property location to provide required public notice.
.~
2. I am responsible for ensuring that the sign(s) is posted on the property described above in such a way that meets the
requirements of Section 9-4-2(e)(1), B.R.C. 1981 (listed above), including visibility of the sign(s) and time and duration of
the sign(s) posting, and including reposting any signs that are removed, damaged, or otherwise displaced from the site.
As necessary, I shall obtain a replacement sign(s) from the city for reposting.
~
3. I understand that certain future changes to my application, including but not limited to, changes to the project description
~ or adding a review type, may require that I post a new sign(s). The city will notify me if such a reposting is required and
provide me with a necessary replacement sign(s).
4. I understand that failing to provide the public notice by sign posting required by the city's land use regulation may resutt
~ in a delay in the city's issuing a decision or a legal challenge of any issued decision.
' Jeff Dav~~son! OZ Architecture
NAME OF APPLICANT OR CONTACT PERSON
0~.07.07
DATE
se keep a copy of this signed form for your reference. If you have any questions about the sign posting requirements or to
~ ~ in a replacement sign, please call 303-441-1880.
~ ~, ;~,~;,~:~~;~ PAGE6
~ 3. As ~e A~pli~an,~, 1 ar~r the pesson tfssi~~t~e[f ta receive ~II b~lar~s ur~si~r ~his
- ACknawled~e~nx and m~ #~lNng ~ddress is:
' ~~,L. ~.-~a~ ~ i~..~ ~ ~M...L
"' i~l~ c3~~Caw^~ L~~ ~s'3aro
.' ~ N'i~,,.~,'~,~-^4"4 a .., "~~.«a.k.. ~ ~!` `~ ~ 4a
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M und~rs~rtd ~t~y t~~lin~ m~ii~d ta #h~ Agap#e~nt at ii~@s add ~~ ntst r~#x~m~d
"" fr~ the City ~Y~~i~ ~~ ~Sit~e~ned Fyy th~ City ~s t~ing receziv8t~- I~~y ch~•an~g~ Ch~
- hiElirrg pe~n a~t~tor a~Mckc~s~ u~der th~s p~ragr~~kt by pr~viding v~tten
ewfiifealaon, tsy U,S., h~il c~r har~ti d~€ivecy. ~f ~suctz change to'
~.
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Pl~rtr~irt~ 8nr! D~w~knp~men~ Services
"' Par~ ~en~rai B~~idrr~j, 'd't~rrd F~cr~r
-~ P.O, ~aax 799
br~u6der, ~Ct ~it33C15
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0 1 1 A l tl I 1 I( I 7 R I
PAGE 7
~
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(Item 6)
., ~#. I ur~der~r~d the ~ity F~BS asl~li$tret9, ~ar sorr~ deve~apmea~6 r~~riew ~ppiic~~iQn
types, ~ fee stcucfu~ und~r Ct~a~ater ~20. B.R,C- 9'F,~1, ba~ad ~p~n an houdy{
.• r~t~ ~rr r~iwiew sen~ices renzi~a~, '~h~ ho~rly r~fi~ ~p~~e~ to P&17~ ~+ai~aaer
_ ~rvir~~. rertidec~fi ~Mcruvir~ tt~s irpitiat c~ty r~Spbai~ t4vril#+~n cc~r~rn~nt~}, The
f~s in ~r~tiQn el-~~fi3, "C~~1~pr~~sk ~kp~~an Fe~~° E~.R~~. i9~'E, Rra pY~
~ aC tttie tirne s~Ch ses'a+~t~s ~ rra~t~~ si~li be tl~e 6~5i5 i~r Ihe fa~ CG~ng~d by,
~• ~t~~ C[mt. 'Fh~e 1~6~ir~g r~Ee~s ~r- Ch~pt~r 4-2i}, ~.~t.C, 1~'f m~y t~ atr~ar~d~t~ fr+am
~, ti~ne t~i tcme ~ry the C6ly ~SUr~c~.
.. ~~ I und~erstand I wi~ be b~l~d ~ae~yr 3D et~y+~ ~nnr P~[}S eeviaw~r s~ic!~s r~nd~r~e~d
rn th~ pt"~wiczu~ 3C~ c~y tapling cycbe. t~tiae i#~ Cit~r wllt st~~ its r+~+~~ af the
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PAGE H
~ REDSTONES
~.
CONCEPT PLAN REVIEW AND COMMENT
~
„ TABLE OF CONTENTS
~
~
1.0 INTRODUCTION
~ 1.1 Purpose and Intent
"" 1.2 Background
,,, 1.3 Site Description and Surrounding Land Uses
1.4 Development Concept
r
2.0 SITE PLANNING AND CIRCULATION CONCEPTS
,.
2.1 Building Location and Siting
~
2.2 Vehiculaz and Pedestrian Circulation
-. 2.3 Vehicle and Bicycle Parking
2.4 Public Transportarion
~ 2.5 Open Space and Recreation
- 2.6 Utilities and Drainage
29 Solar Access Considerations
~ 2.8 Views
..
3.0 LANDSCAPE DESIGN CONCEPTS
~
3.1 Introduction
'" 3.2 Plant Materials
,,. 3.3 Streetscape
3.4 Resource Conservation
°' 3.5 Minimum Landscape Material Size and Quantities
,_ 3.6 Irrigation
^ 4.0 ARCHITECTURE DESIGN CONCEPTS
~ 4.1 Introducrion
4.2
~,
Architectural Character
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..
.. 1.0 INTRODUCTION
"" 1.1 PURPOSE AND INTENT
y The purpose of this Concept Plan Review and Comment submission is to obtain feedback on the 10
~ acre Redstones residential site development plan, rezoning, architectural character, and exceptions to
„ the COB Land Use Regulations.
~ 1.2 BACKGROUND
~ The Redstones site, generally bounded by Exposition Drive and 38"' Street, is owned by Redstones
~ Land, LLC. Its current zoning is IG, Industrial - General, and is identified as part of Area I in the
~ BVCP with a land use designation of LI, Light Industrial. The property includes a number of one and
two story light manufacturing and office buildings sunounded by extensive surface parking. The site
.~ indudes 1685 3S`" Street,1715 38w Street, and portions of 1665, 1707 and 1777 Exposition Drive. The
Redstones site, like the Peloton, is about 2/3 of a mile from the future TOD site north of Pearl.
r
a.. In the BVCP it states that, "in 2002, the city's Jobs: Housing Project resulted in a list of action items
aimed at increasing mixed use development that includes housing, increasing the overall amount of
r housing, preserving service commercial uses, and converting industrial uses to residential or mixed
.. use in appropriate locations." In 2005-2006, the Peloton project was rezoned from industrial to high
density residential (RH-3 previously known as HR1-X), entitled and permitted for construction.
'r Currendy under construction, the Peloton will add 390 units (39 affordable) at buIld-out to this
., transitioning neighborhood; however, it exists as a relatively isolated residential island within the
general industrial context north of Arapahoe. The Redstones is intended to be the next phase of
"" residential development in the area, and it wIll be a very important part of this azea s transition to a
., significant, self supporting mixed-use residenrial community north of Arapahoe Avenue.
"'" 1.3 SITE DESCRIPTION AND SURROUNDING LAND USES '
M The site for this specific application totals approximately 10 acres in size. The majority of the site
"" is zoned IG. A small portion of lot 1777 Exposition Drive is zoned P and is currently owned by the
~ University of Colorado. Another small porrion of 1707 Exposition Drive included in this proposal is
zoned LI. The applicant is currently in negotiafions with these property owners to assemble all parcels
"' bounded by 38th Street and Exposition Drive into a cohesive residential community.
M To the west of the project is the Peloton residential condominium project currently under construction.
°- A two-story commercial office building and restaurant, the Playa Azul, exist to the south of the site at
1600 38th Street. The east and north sides of the property across 38th Street include a variety of one and
~' two-story light manufacturing and office buildings.
~" As mentioned above, the general nature of the Redstones' neighborhood is one that is evolving from
~ largely light industrial uses without a clearly defined overall character, to a more innovative urban
neighborhood, reinforcing the d'uection established by the approval and construction of the Peloton
~ project. The proposed Redstones site plan being submitted for review is consistent with the conversion
.. of industrial property to this high energy mixed-use urban neighborhood that takes advantage of its
proximity to employment opportunities at the expanding Research Park at the East Campus of the
'" University of Colorado, the existing retail/entertainment destinations along Arapahoe Avenue and the
,. future TOD/mixed use development north of Pearl Street.
~
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„,,, The existing site is relarively flat, gently sloping down at approximately 2% from the southwest to the
northeast. A number of mature trees primarily along the streets surrounding the site exist within and
~ around the property and the applicant intends to preserve as many of these as possible. The site has
,~ long-range views north, west, and southwest to the foothills and the neazby Flatirons.
~ 1.4 DEVELOPMENT CONCEPT
~ The Redstones project is requesring rezoning from Industrial - General (IG) to Residential - High
~. 3(RH-3) and has been designed to create a vibrant, diverse neighborhood of moderately priced
~ residential product that fits within the general scale and context of Bou]der's historic neighborhoods.
A variety of residential product types will be offered including townhomes, two level condominiums
+. and condominium flats. The site plan is divided into a series of five neighborhoods, one on the west
side of the property that includes three-story townhomes and four on the east that include two-story
~ parking structures wrapped by condominiums with two levels of condominium residences above the
<. parking structure. A significant pedestrian corridor will extend across the site from the west to east to
encourage pedestrian circulation between the Peloton and the Redstone projects, to connect adjacent
'r buildings and to link a variety of open space amenities including a linear dog park on the east, a village
,., plaza at the center and a naturalized open space on the west side of the project.
' A number of very important urban design goals have contributed to the resulting site plan:
,,, • Boulder Conteact - The historic urban core of Boulder is composed of comfortably sized blocks
that measure approximately 300' x 300'. The Redstones neighborhoods respect this scale and
"' create a very walkable pedestrian community that reflects the residential atmosphere of Boulder
,~ neighborhoods exemplified by the Whittier district.
• Residential Streetscape - The two-story, above grade parking structures at Neighborhoods B,
" C, D and E wIll never be visible since they aze entirely wrapped with two-stories of residential
~ architecture. Each and every side of the building will have a residential fa~ade, and these
residenrial "wrap" buildings will appeaz to be series of two-story attached townhomes along
"' each street and pedestrian conidor. Even the 3rd and 4th floors of these buildings will be set
back from the second floor by as much as 30' to reduce the scale of the development and create
~ a vibrant, pedestrian oriented community. Since this project is required to build above-grade
" pazking within the 100-year floodplain, the residential "wrap" concept allows the project
to maintain a handsome architectural perimeter on all sides while providing cost effective
~ residential parking above the flood protection elevation.
+ • Street Level Entries and Porches - Each ground level unit will have a porch or stoop that
includes the unit entry. This concept adds detail and pedestrian scale to the streetscape, and by
"' encouraging neighborhood interaction, it also enhances the safety and security of the community.
~+ Porches also create an effective transirion between the public space of the street and the private
space of the unit. All "wrap° buildings will also include common entries for access to the roof
" gardens and condominium units on top of the parking structures.
~. • Foothill Views and Sunlight - Roof gardens on top of the parking structures will effectively
raise the ground plane up to the 3rd floor and offer residents on the 3rd and 4th floors of
' buildings a wide variety of passive open space amenities including sitting areas, special paving,
~. planters, and shade from trees and overhead structures that will enhance views both into the
gardens and to the foothills beyond. The gardens on top of the parking structures have been
'" strategically placed on the south and west side of the building to take advantage of excellent
. solar exposure and spectacular views of the foothills from this level.
~
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The site will be engineered and regarded to accommodate the City's flood requirements in accordance
~ with the approved South Boulder Creek Floodplain Map. Stormwater management, flood control,
., roads, utilities, open space improvements, and wetland mitigation will al] be key components of the
infrastructure design. At this time the plan is to remove the portion of the site below Neighborhood
~ C from the Conveyance Zone through over-lot grading and the creation of a naturalized open space
,,, feature in the southwest corner of the project that will accommodate storm water detention and flood
waters.
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„ Cunent plans for the development of this site will include the construction of a public street at the
approximate location of the north-south property line sepazating lots 1685 38th Street and 1715
'~ 38th Street. Al] access to parking structures will be placed along this new street. The internal access
„~ driveways within Neighborhood A(the townhomes) are narrow, 20'-24' depending on parking and
gazage adjacencies, and create private cul-de-sacs to discourage through traffic and improve safety.
"' The streetscape on the sunounding ROW's and access drives will be pleasant, lined with detached
,~ sidewalks and regularly spaced street trees in landscaped tree lawns.
"' The existing parcels will be subdivided to accommodate plans to phase the development and
~ construcrion of the Redstones neighborhoods. The redevelopment concept includes 5 disrinct
neighborhoods to facilitate the phasing of construction. At this time it is difficult to determine which of
"" the neighborhoods would be built first, and the applicant would like to work with the city to formulate
a plan to allow maximum flexibility for construction phasing.
~
+ The development concept is described in more detail in the following sections of the Written
Statement.
~
" 2.0 SITE PLANNING AND CIRCULATION CONCEPTS
r 2.1 BUILDING LOCATION AND SITING
..
,,,~ A. Building Siting
The buildings at the Redstones have been located close to the surrounding streets to relate well
" to the neighborhood and to create street environtnents that look and feel like those in the core
of Boulder. Secure, residential pazking is located behind the residential "wrap ' or in the case of
~ the townhomes, in garages tucked under units. The southwest corner of the site is an excellent
+ location for an improved Water Quality pond and naturalized open space amenity that will
also enhance the entry sequence into the project. Neighborhood buildings at the center of the
~ site will have professional office space at the ground floor and be setback from the intersection
+~ to create an "urbanized" village plaza. The plaza will include enhanced and expanded paving
azeas, overhead structures, benches, potted plants, amacrive signage and pedestrian lighting.
' The neighborhood buildings on the east side of the project will be set back from 38th Street
+ to make room for a linear dog park that will be broad enough to accommodate more active
recreation acrivities as well as provide a place for residents to exercise their dogs. Furthermore,
"" for units without views of the foothills on this side of the site, the park provides more short
,.. range open space views from units.
' B. Minimum Setbacks
,. Front yard setbacks: 10.0'
Rear yard setbacks: 15.0'
"' Side vard setbacks: 10.0'
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PAGE 'I 2
~ 2.2 VEHICULAR AND PEDESTRIAN CIRCULATION
~
~, A. Vehicular Circulation
Primary vehicular entrances to the site will be designed to convey a sense of arrival. It is
"' envisioned that 38th Street will serve as the primary entry to the site as well as provide access
,~ for service and trash removal for the residential buildings. Exposition Drive will be utilized
as the secondary entry. A new street running north-south connecting 38th Street to Exposition
"' Drive will provide access to the parking structures and this will reduce traffic impacts to
,~ existing streets. Townhome drives will be narrow to reduce traffic and encourage pedestrian
circulation within the site.
r.
B. Pedestrian and Bicycle Circulation
~ Pedestrian and bicycle connections have been maxunized in the Redstones site to encourage
'~ alternate mode use. The buildings and streets have been laid out to assure slow speeds, thereby
minimizing pedestrian/vehicular conflicts and lessening the effect of automobile noise on the
'~ residential neighborhoods. A significant pedestrian/bike corridor, a major portion of which
~ will double as fire access, extends across the site from west to east and includes a variety of
open space amenities including small plazas, pedestrian lighting, landscaping, and adjacent
"~ residential porches. At the intersection of the pedestrian corridor and the new street, a small
+~ round-about has been added to slow vehiculaz traffic and improve safety. Enhanced paving,
a landscaped island and both vehiculaz and pedestrian lighting will make this azea a safe but
' exciting focal point within the community. The paving, shade trees in grates, planters and bike
r racks will help to reinfarce the village center theme. Addifionally, there aze a variety of park
spaces with different characters and activity levels along the pedestrian corridor designed to
" support and encourage pedestrian activity within and through the site.
r
A significant connection to the South Boulder Creek bike path will be made to encourage
" pedestrian and bike circulation along the extensive path system within the city. Improved
,. access to the creek path will encourage residents to use it to access 29th Street and downtown
without having to drive. Bicycle racks and benches will be conveniently located throughout the
°~ site.
r
2.3 PARKING
~
„~ The pazking needs for the residential units are met with above-grade pazking structures set behind
residential units. Addirional guest parking will be provided along the street and in small pockets
^~ within the site.
~
Parking will be provided at a ratio of 1 space/1 BR unit,l.5 spaces/2 BR unit and 2 spaces/3 BR unit
~ as required by the land use code. Office uses will be parked at the code required 1 space/300 SF. See
,r attached plans for specific information regarding on-site parking staristics.
.. 2.4 PUBLIC TRANSPORTATION AND TRAVEL DEMAND MANAGEMENT TECHNIQUES
~ The JUMP, J, S and Stampede buses provide service to the site via Arapahoe Avenue. Most of these
+. routes provide service east and west along Arapahoe while the J bus route and Stampede also access
Foothills Pazkway and 30th Street.
~
., Residents walking or on bicycles will be able to access the South Boulder Creek trail within 300 feet of
the site and 38th Street is identified as an on-street bike path.
..
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PAGE 'I 3
~ The site is near employment, retail and entertainment opportunities that will help reduce the need for
- daily vehicle trips. The CU Research Park is south across Arapahoe, the Boulder Community Hospital
~ is east of the site across Foothills Parkway, 29th Street is less than ~/z mile to the west, the TOD site is
approximately 2/3 of a mile to the north and the site has many industrial and office buildings within
- the immediate azea.
~ Redstones intends to be involved in the city of Boulder and RTD's NECO Pass Program. A NECO
.. Pass is a discounted, all-route, unlimited-rides pass issued by the Denver Regional Transportation
District (RTD) to pazticipating neighborhoods. The pass is good on all RTD services (except special
~ services like Rockies or BroncosRide), including all local and regional buses such as Light RaiL the
~ "N" to Eldora Mountain Resort, SkyRide to DIA and Boulder's own Community Transit Network of
HOP, SKIP, JUMl', BOUND, DASH, STAMPEDE and BOLT buses. These buses aze known for their
'' quick, convenient and schedule-free service around town and to and from Lafayette, Louisville and
,. Longmont. By supporting this program, the Redstones Community hopes to reduce congestion in and
around the community as well as minimize the pollution in this new neighborhood.
..
„„ 2.5 OPEN SPACE AND RECREATION
" A number of open space and pazk opportuniries are available to the tenants and residents of the
~, Redstones development. South Boulder Creek and its trail network are just south of the Redstones site
providing access to numerous open space and recreation opportunities throughout Boulder. West of
'" the site, the Peloton project will include a community center with a pool and other recreation options.
~ Scott Carpenter Pazk is less than'/z mile from the Redstones neighborhoods and includes a skate park,
ball fields and a community swimming pool. A large conservation easement exists east of Foothills
'" Parkway and is adjacent to the creek trail.
~ The general open space concept for the Redstones includes creating a variety of open space amenities
" with multiple acrive and passive recreation alternatives. A broad pedestrian corridor, approximately
50' wide, runs through the center of the site and connects each of the primary open space amenities
~ to one another. This conidor will include small seating areas, walking paths, landscaping, pedestrian
~ lighting, and porches to create a vibrant neighborhood promenade.
~" The west side of the site indudes a naturalized open space Eeature weaving through the Neighborhood
+ A and the townhomes. This area may also include a creek-like theme and pond. This depressed open
space amenity will also function to offset the encroachment of Neighborhood C into the Conveyance
.
Zone.
At the center of the site is a village plaza that may include office uses and more urban landscape and
' hazdscape treatments. Trees in grates, benches, pedestrian lighting, bollards, office signage, overhead
.. structures and a potential water feature will mark the heazt of the community and provide an exciting
gathering space for residents. Vehicles traveling through the space will have their speeds reduced
"' through the use of enhanced pavement, a small round-about with a landscaped island and a change in
,. elevation.
"' The east side of the project will feature a 50' wide by 600' linear dog park that can be used by residents
., and guests to exercise their pets and to throw a Frisbee or ball. An extensive tree lined lawn will buffer
residents from the street and offer views into the linear park. An architectural focal point at the east
"' end of the pedestrian corridor will be provided and could be incorporated into a playground or garden
,,, azea with benches.
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~. ~~~ a, ~p~,~~~~~,p~ PAGE'I4
Those areas that function primarily as pedestrian ways, such as sidewalks along the streets and access
drives, are also considered as open space, because they contribute to the livability of the neighborhood.
"" The development of the Redstones site will provide approximately 225,000 SF (47% of the site area) of
„ open space.
~' 2.6 UTILITIES AND DRAINAGE
~
The existing topography gently slopes down from the southwest to the northeast at a grade of
"' approximately 2.0 percent. No unique geological or physical features are known to exist at the site.
~ No impacts to sunounding groundwaters are anticipated. A geotechnical report will be submitted
at technical documents review with soil characteristics for determining appropriate foundation and
°' pavement design.
~
A. Utiliries
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Water Distriburion Svstem
~ _
~ The property is currently serviced by the City of Boulder's water distribution system. A survey
has been ordered and will be completed before the planning boazd heazing. A copy will be
a provided to the city when received from the surveyor.
~
Fire protection will be provided according to City of Boulder specifications.
~
~ Sanitarv Sewer Collection System
'~ The property is currently serviced by the City of Boulder's sanitary sewer collection system.
.~. Sanitary sewer mains are located azound the site. Sizes will be verified by the survey.
"' B. Stormwater Management
~
Stormwater management for the site is proposed to maintain historic drainage pattems across
"' the site. Water quality control of runoff will be provided by a stormwater quality control pond
,,,, on the east side of the site. A depression, currenfly believed to be a water quality pond, is
located in the southwest corner of the site. This azea, identified as a wetlands area on city maps,
" will be expanded as necessary and will be used to accommodate improvements to site drainage
~ and Conveyance Zone mitigation.
.~.
A hydrologic study will be done to provide supporting documentation for removing a partion
°~ of the property under Neighborhood C from the City of Boulder's High Hazazd Zone and
~ Conveyance Zone designations.
+ To remove the buildings from the 100-year floodplain, fill will be imported to the site to raise
' all residential floor elevations above the 100-year Flood Protection Elevarion (FPE). All surface
parking areas will be elevated to a minimum of one-foot above the 100-year flood elevations.
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PAGE '~ 5
~ 29 SOLAR ACCESS CONSIDERATIONS
,..
s Solar access shall be maximized, and passive solar techniques incorporated into the architectural
design of the buildings.
~
„~ 2.8 VIEWS
~' The location and configuration of the proposed buildings provides exiraordinazy view opportunities
for residents from the northwest to the southwest towards the mountain foothills and Flatirons.
Buildings facing north and east will have views of the lineaz pazk/open space along 38th Street. The
'~ configuration of gardens and buildings on top of the two story pazking structure "wrap" buildings
maximizes excellent distant views of the Flatirons while giving the best solar access to roof top gardens.
~
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,~ 3.0 LANDSCAPE DESIGN CONCEPTS
'~ 3.1 INTRODUCTION
~ Landscaping within the site will serve the users and the community both aesthetically and
"" functionally. The specific landscape materials chosen for the development will emphasize a vaziety
,~ of colors, textures and forms in order to provide year-round interest. Among the major landscape
objectives are the following:
"" • Provide attractive streetscapes along 38th Street and Exposirion Drive, as well as the internal
~ street.
• Visually enhance architectural features at corners and entries into the project with planters and
" benches for screening and gathering.
• Provide intimate pedestrian'nodes' along the pedestrian corridor and connect them to a vaziety
~ of larger amenities including the naturalized open space, the "urbari' village plaza and the more
~' acrive linear dog park. Private open space for residences with porches and entties will add to the
pedestrian atmosphere adjacent to gathering azeas within the pedestrian corridor.
' • Screen, break up, and shade pazking areas.
r+ • Screen service and delivery and trash removal areas.
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PAGE 'I C
3.2 PLANT MATERIALS
-. All landscape designs should include a variety of plant material. Types of plant materials and their
uses will include:
~ 1. Deciduous Trees
» • Provide shade during hot summer months, especially along sidewalks and within the parking
'' area
e • Define space through a canopy/overstory to create a more human scale
,. 2. Evergreens
~ • Provide yeaz-round color
. Provide year-round visual screen
"' • Assist in cTimate control (diversion of cold winds)
• Create an excellent backdrop for colorful ornamental shrubs
,.
r 3. Ornamental Shrubs
• Accent plants
' • Provide color and winter form
+ • Berried plants attract wildlife
• A focal garden for both public and private uses.
w,
4. Hedge-like Shrubs
..
• Create visual screen to service and trash areas.
" • Provide physical barrier
'~ 5. Ground Covers
*. • Provide alternatives to grass
~ • Act as soil stabilizers to control erosion problems
• Create texturalaccents
~ 6. Lawn and Grasses
'~ • Low water vazieties used for acrive recreation azeas
~
3.3 STREETSCAPE
~
,. The Concept Plan for the Redstones site provides a rhythm of canopy/ shade trees along the perimeter
public streets spaced 25' o.c. to match and align with neighboring projects and along the internal
' access drives spaced at 30' OC within tree lawns. Streetscape design will consider existing mature tree
,~ locations and try to preserve as many healthy individuals as possible.
' At key focal points, such as entries into the site, evergreens and/or ornamental trees will provide
,,,, backdrops to shrubs and perennial/annual beds, providing a variety of color and flowers throughout
the yeaz.
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3.4 RESOURCE CONSERVATION (XERISCAPE)
r
,~ The landscape design for Redstones shall incorporate creative landscaping concepts to conserve water
usage within the development. Some xeriscape concepts include:
"" . Improve the soil by adding organic materials.
~ • Incorporate bluegrass grass varieties that are drought-tolerant and require less maintenance.
. Design a"zoned planting scheme° would reduce water demand by grouping similar varieties of
~' native plants that aze drought resistant together.
• Incorporate organic mulches to reduce moisture loss through evaporation.
~ . Design a"zoned planting scheme° would reduce water demand by grouping similar variefies of
~ native plants that are drought resistant together. Choose plants according to their need for water,
sun and soils, and plant them within areas of the landscape where they will thrive. Cluster plants
' with similaz water requirements together.
~
3.5 MINIMUM LANDSCAPE MATERIAL SIZE AND QUANTTTIES
~
~. The landscaping within the Redstones landscaped open space areas and along the perimeter streets
will meet or exceed the City of Boulder's Landscape Design Standards.
~
~. 3.6 IRRIGATION
~ All planted and landscaped open space will have a properly designed irrigation system. Full coverage
.. on all grassed and planted areas will be provided. The sprinkler system shall not intentionally spray
water on streets, driveways or sidewalks. The irrigation system will mimic the zoned planting scheme
"~ thus reducing water usage with drip to all shrub and perennial azeas. There is the potential to reduce
,,,. water usage further by using an underground (vs. pop-up spray) system for turf and shrub bed areas.
'~ 79 WETLANDS
~
A Wetland Boundary is delineated on the City of Boulder Wetland Map for the depression in the
"' southwest corner of the property. Impact to this wetland area will be mitigated and possibly expanded
,~ in the current proposal.
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PAGE 'I $
~' 4.0 ARCHITECTURAL DESIGN CONCEPTS
~
,,, 4.1 INTRODUCTION
"' The Redstones's azchitectural character will be a combination of the contemporazy theme established
r by the Peloton project and respond to the existing character of the residential neighborhoods of
downtown Boulder. The mix of office and residential uses at the corners of Neighborhoods B, C, D
"" and E surrounding the village plaza will offer opportunities for residents to live and work within their
own community. The character of the architecture will reflect this energy and diversity by mixing
~ contemporary and traditional forms, vibrant colors and a variety of materials to create an exciting,
~" attracrive residential community. Ground level residential units will be given steps and porches to
articulate the base of the building, to provide a more secure street environment and to add pedestrian
' activity and detail along the sidewalk. The maximum height of the new buildings will be 55' in
+ locarions; however, the predominant height of the townhomes will be approximately 35' and the tallest
continuous vertical face of the "wrap' buildings will be between 25'-30'. The total height of the 4 story
"~ "wrap' buildings will be approximately 55'.
~
1.1 ARCHITECTURAL CHARACTER
~
~. NEIGHBORHOODS B, C, D, & E-"Wrap" Buildings
The "wrap" buildings will be a total of four stories tall although in no place along the building will the
'~ fa~ade exceed a total vertical height of more than two stories. These buildings will appeaz to be a series
.r of two story rowhouses assembled along the streets and the pedestrian corridors. Awnings, canopies,
planters, porches, balconies and pedestrian lighting will arriculate the fa~ade to enrich the pedestrian
'" experience. A masonry base will transition the buIldings at the sidewalk and add scale to adjacent
~. entries. Window systems will vary in width, color and height to add interest. Some narrow bays will
be recessed and detailed in siding, metal panel or stucco to break up the street fa~ade. The corners of
" these buildings will be strongly articulated with accent materials, unique building forms, trellises and
., landscape features. Porches and entries azound the ground floor perimeter will make these buildings
approachable from all sides and add to the safety and security of the community.
~
„~ The geometry and massing of these buildings, the variety in the size and proportions of window
openings, and the fa~ade relief at windows and balconies will break up the scale of the azchitecture in
"~ this area. Many of the roof decks will have overhead structures to arriculate the building and provide
,r shade to users on the roof. A vaziety of cornices and overhangs will be used at the top of the parapet to
terminate the fa~ade. The height of the parapets will be varied in an effort to break up the overall scale
~ and mass of the "wrap° buildings. Roof gardens and patios will fill the roofs over the pazking structure
,~ and provide outdoor living opportunities adjacent to many condominium units on the third and fourth
floor. Roof decks above the two story "wrap" units will be accessible from individual residences and
•- will offer excellent views of the Front Range.
r
- NEIGHBORHOOD A - Tawnhomes
Neighborhood A will be designed to include 3 story townhomes with tuck-under garages. The facade
y and porches will carefully define the entrances while providing each resident some private space at the
.. stzeet level. The townhouses will have a fresh contemporary residential character and use materials
such as masonry, siding, metal panel and stucco to relate to the adjacent "wrap° buildings and the
# Peloton project to the west. Rooftop decks have been incorporated above the third floor.
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PLAN AREASUMMARY
Building Offia Otfia
fooionn~ FloarWea Off•StreetP~
p~e flesidenlial Residential
OflStreetParling TatalNum6er RaidenGal Total Total OHStreel OH•Street
Spaces (Provibd~ ofFloors FloorArea FloorArea Residenlial Parking5paces ParkingSpac
~ m~onovdl ~sc~ ISF1 Unils IReauiredl IPmvidedl
.~~~~ 1. SITE DATA
~v ~'. Gmss Slte Area: 11.08 acres (482,515 SF) ~100%)
~ ROW Dedica~lorc 7.15 acres (49,927 SF) (10%)
Net Site Area: 9.93 acres (432,588 SF) (90~ )
~ Undevelopable SiteAraa: 1.13 acras (49,191 SF)
~`~ ~ : (Conveyance easement)
~
~~ ' Developable Nel Site Nea: 8.6 acres (383,397 SF~ (19 %)
~
~ 2.OPENSPACEBREAK~OWN
~
~Y Required Open Spece' Minimum 60%of Gmss Site Area'
~ ~=
~ Provided Open Space~, 525 acres (22B,748 SF) (47%of Site Area)
~ {Gnear Park, Plaza, Sidewalk. Treelawn, Yerds, Gardens, etc.)
~^~
. = Paragraph 9-&3~e~, B.R.C. 1981 allaws an open space reduc~lon
§
.
~ In ~he RH3 Distnct from 60 perceN to 30 percent of the ]ot if al least
, hal( af the open spara pmvided meets the open space requirements
of paregraph &9-11(e}~3), B.R.C. 1981
~.; 3. NET DENSITY
295 units110.0 aaes = 29S OUfacre
4- PARK7NG RATIOS REQUIRED
CommerciaC 1.O5pace14005FOmce9oorarea
Residential: 1.0 spacefi BR unit in RH-3 zone
1,5 spacel2 BR unit in RH-3 zone
2.0 spacal3 BR uni~ in RH3 zone
5. GARAGE AND SURFACE PARKING SPACE SUMMARY
Sudace z
Parking ~arage S Wctures: 377
° Tuck-Under Parking (Block A) = 58
TOTAL SITE PARKING (excluding on-street) = 437
On-Slreet, 22 ~Pmvidedforofliceuse)
` Requiretl o(fice pa~king to be pmvided on the NoM•South streel ol the
Village Plaza
TOTAL SITE PARKING (Includf~g on~treet) = 459
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~ TWO WAYAUTO TRAFFIC
~; :~ ~~~ ON ROAD BIKE PATH
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Q Z A R C H I T
E C T U R E
SCALE:1;10D
0 100 200
SITE DEVELOPMENT CONCEPT
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228,749 sf (100%)
0 Z A R C H I T E C T U R E
LONGITUDINAL SECTION 1-1
SCALE;1:100
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) 200
~~ ~~. SPACE DIAGRAM
KEY
~ PARKING GARAGE
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~ TERRACE UNITS
^ CIRCULATION
~ BOULDER WRAP UNITS
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SITE SECTIONS
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ARCHITECTURAL CHARACTER SKETCHES
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CEMENT BOARD
SIDINGIPANELS
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NATURALTONE MASONRY
0 Z A R C H I T E C T ll R E
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CONDOS
TOWNHOME NEIGHBORHOOD
ARCHITECTURAL ELEVATIONS
~~ CITY OF BOULDER ATTACHMENT C
~4~'y, ~~f- Planning and Development Services
~' ~~ 1739 Broadway, Third Floor • P.O. Box 791, Boulder, CO 80306-0791
~' phone 303-441-1880 • fax 303-441-3241 • web boulderplandevelop.net
CITY OF BOULDER
LAND USE REVIEW RESULTS AND COMMENTS
DATE OF COMMENTS: July 6, 2007
CASE MANAGER: Charles Ferro
PROJECT NAME: Redstones
LOCATION: 1685-1775 38TH ST
COORDINATES: N03W03
REVIEW TYPE: Concept Plan Review & Comment
REVIEW NUMBER: LUR2007-00029
APPLICANT: OZ ARCHITECTURE
DESCRIPTION: CONCEPT PLAN. Concept Plan Reveiw and Comment for consideration of 29
townhome units and 276 condominium units. The proposed Concept Plan also
calls for a rezoning from Industrial General (IG) to Residential High Density - 3
(RH-3).
REQUESTED VARIATIONS FROM THE LAND USE REGULATIONS:
1) Section 9-7-1, B.R.C., 1981: Height exception to allow building heights to 55 feet and buildings over three stories
2) Section 9-7-1, B.R.C., 1981: Setbacks
3) Section 9-8-3(c), B.R.C.,1981: Density Increase in the RH-3 Zone District
I. REVIEW FINDINGS
As submitted, the subject application will require an amendment to the Boulder Valley Comprehensive Plan (BVCP) to
change the land use designation from Light Industrial (LI) and Public (P) to High Density Residential (HR). Additionally, a
rezoning from Industrial General (IG) to Residential High Density-3 (RH-3) will also be required. While it is acknowledged
the area is considered transitional and BVCP Policy 1.21 encourages conversion of industrial uses to residential uses
where appropriate, the property is constrained by the 100 year, high hazard, and conveyance flood zones. Since the
Peloton project was reviewed and approved, the City's flood policies have been revised and BVCP policies 4.21 and 4.22
state that the city will manage the potential for floods by preventing unwise uses and adverse impacts in the flood plain
and will emphasize non-structural approaches to flood management. Additionally, a significant portion of the site is outside
of the Scott Carpenter Park service area. It is not clear at this time whether the subject site is an appropriate location for
the level of intensity suggested from the proposed rezoning. While the proposed site can provide for excellent connectivity
and interaction with the adjacent Peloton site and appears to provide an adequate interface with the surrounding
industrially zoned properties, it is not clear that the flood impacts can be managed in a manner that addresses the city's
flood policies and that a park can be accommodated with the proposed level of land use intensity.
It should be noted that code Section 9-6-3(g), B.R.C.,1981 was created in order to permit the development of high-density
residential in IG and IM zoning districts without the need to rezone from Industrial to Residential High Density, however, it
does not appear that the proposed site will meet the contiguity requirements required to be considered eligible to develop
under the subject code section. It may be possible to consider a rezoning to an alternative high density zoning
designation of less intensity, however, it must demonstrated that all applicable criteria for rezoning and a BVCP land use
plan amendment are satisfied.
The following comments reflect conceptual plans for the redevelopment of existing office and industrial properties located
at 1685-1775 38~" Street. The subject plans will be neither approved or denied but will be used to provide an opportunity
for staff, Planning Board, and the public to provide the applicant with preliminary feedback and input to be used in the
formulation of a Site Review application. Refinements to the proposed site plan and architecture should address
neighborhood, staff and Planning Board comments as well as Site Review criteria established in Section 9-4-11,
B.R.C.,19S1. A Planning Board hearing has been scheduled for September 6, 2007 to discuss the proposed Concept Plan
Review application.
Address: 1775 38TH ST ~~~
AGENDAITEM t~~~-~--a°
Key issues to be explored at the Concept Review hearing will include (but are not limited to):
1. Is the proposed rezoning for additional density appropriate for the site?
2. Is the proposed plan compatible with the goals and objectives of the Boulder Valley Comprehensive Plan
(BVCP)?
3. Does the proposed development appropriately respond to the flood hazards on-site?
4. Are the proposed non-residential uses and square footages appropriate for the area7
5. Are proposed building sizes and scales compatible with the character of the surrounding
area?
6. Does the proposed site plan layout optimize pedestrian and vehicular access, pedestrian
and vehicular safety, and circulation?
7. Is the quality and location of proposed open space appropriate?
8. Is the architecture proposed compatible with the surrounding area?
9. Are proposed building heights compatible with the character of the surrounding area?
10. What impacts will result on the remaining properties in the Eastpark 11 Planned Unit Development.
II. INFORMATIONAL COMMENTS
Access/Circulation (Michelle Mahan, 303-441-4417)
Vehicular Connectivitv/Circulation
The layout of Neighborhood A does not provide adequate vehicular circulation and connectivity. The layout should be
revised to provide a through connection between Expos+tion Drive and 38'h Street in order to eliminate dead-end parking
bays and to provide better circulation through the neighborhood. This will also eliminate the need for an east-west
emergency access lane to be provided between Neighborhoods B and C. Emergency access must be provided in
accordance with section 2.10 of the City of Boulder Design and Construction Standards.
Pedestrian Connectivitv/Circulation
1. A 12 foot wide sidewalk and an 8 foot wide landscape buffer are required to be installed along the portions of 38~n
Street and Exposition Drive that abut Neighborhoods B, C, D, and E. A public access easement will be reqwred to be
dedicated to include the area 21 feet off the back of existing curb (to cover the sidewalk width plus one foot beyond
the back of walk). The exact alignment of the sidewalk may be adjusted to avoid mature trees.
2. A 4 foot wide sidewalk and an 8 foot wide landscape buffer are required to be installed along the portions of 38'"
Street and Exposition Drive that abut Neighborhood A. A public access easement will be required to be dedicated to
include the area 13 feet off the back of existing curb (to cover the sidewalk width plus one foot beyond the back of
walk). The exact alignment of the sidewalk may be adjusted to avoid mature trees.
3. Pedestrian through connectivity must be maintained between Exposition Drive and 38~h Street along the east and west
sides of Neighborhoods B and C.
4. The application packet states that "a significant connec[ion to the South Boulder Creek bike path will be made to
encourage pedestrian and bicycle circulation". This connection must be clearly delineated at the time of Site Review
submittal.
Traffic Impact Studv
A traffic impact study will be a requirement of the Site Review. Prior to Site Review submittal, trip generation and trip
distribution is required to be performed and the results submitted per sections 2.03(J) and 2.03(K) of the City of Boulder
Design and Construction Standards. The transportation consultant or engineer preparing the study must contact Michelle
Mahan (303-44~-4417) to discuss the study parameters prior to initiating the study.
Travel Demand Manaqement (TDM)
At the time of Site Review, a Travel Demand Management (TDM) plan is required to be submitted which outlines
strategies to mitigate traffic impacts created by the proposed development and implementable measures for promoting
alternate modes of travel. The applicant should contact Andrea Robbins (303-441-4139) with GO Boulder, to discuss
TDM options. The TDM plan should be submitted as a separate document with Site Review submittal.
Building Design (Charles Ferro 303-441-4012)
Historically, the area surrounding the site has been a mixture of office, industrial, and automobile sales and does not
currently functlon as a residential neighborhood. Therefore, building scale, human-scale architectural treatments, and
useable, high quafity open spaces, as well as defined pedestrian linkages to the ad~acent Peloton development will be
required in order to establish the function and feel of a neighborhood area inviting to residents and visitors.
Address: 1775 38TH ST i
~GEN~A ITENM # ~ ~ ~~~~
Overall, bwlding architecture is an appropriate blend of modern and traditional references with an interesting mix of
material types. The podium style buildings with wrapped parking garages appear to effectively screen required surface
parking, however, buildings B, C, D, and E, appear to be very large building modules (lengths in excess of 300 feet).
While the individual unit entrances will help to create a feeling of lower density, the long building expanses could
significantly benefit the pedestrian experience by creating breaks and ! or recesses in the buildings to create smaller
building modules. Based on the proposed building heights, reduced size building modules may also help to create
additional high-quality open spaces on site. As mentioned above, a pedestrian scale is critical in establishing a functional
neighborhood feel.
Since the surrounding area will remain IG zoning, reducing conflicts between the proposed residential units and the
existing and proposed industrial uses is also critical. Construction methods which attenuate noise should be considered in
the construction of the proposed buildings.
Proposed building heights will range from 2 stories at 40 feet on the southern side of the portio~ of the site to 4 stories at
55 feet on the northern portion of the site. The proposed four-story, 55 foot tall building heights will require a modification
through Site Review. Although taller buildings exist within the area, buildings immediately surrounding the area are
significantly smaller in height and length. As noted above, staff has concerns regarding the proposed building heights and
the relation to open, inviting, and functional open spaces.
Additionally, staff encourages the use of solar energy on all development projects. The use of solar technology has not
been included as part of the proposed Concept Plan, however, if the applicant is considering use of solar, staff
encourages the applicant to consider integrating solar into the roof design as early as possible in the design phase of the
buildings.
Drainage(Brian Campbell, P E., Engineering)
A preliminary storm water plan and report, which includes detention and water quality capture volume will be required per
the city's Design and Construction Standards at site review.
There are nine existing detention facilities on the site. These facilities will need to either be preserved or
accounted for in a consolidated detention and water quality control feature for the entire site. Any increase in
impervious area will also be required to be detained on the site. It appears that the size of the proposed detention
pond is too small. Additional area may be ~eeded to meet detention requirements. The proposed location of the
detention pond located in the southwest corner of the site may not work since the site generally slopes from the
southwest to the northeast. It may be better suited to place the detention pond in the lower or northeast portion of
the site. A drainage easement will also be required for the pond.
2. There may be groundwater within this site. Analysis of groundwater conditions and any necessary mitigation
must be addressed in the stormwater report.
3. Any groundwater discharge to the storm sewer system will require both a state permit and a city agreement.
4. A construction storm water discharge permit is required from the State of Colorado for projects disturbing greater
than 1-acre. The applicant shall contact the Colorado Department of Public Health and Environment.
Engineering(Brian Campbell, P.E., Engineering)
At the time of building permit application the following requirements will apply:
1. The applicant will be required to provide accurate existing and proposed plumbing fixture count forms to
determine if the proposed meters and services are adequate for the proposed use.
2. Water and Wastewater Plant Investment Fees and service line sizing will be evaluated.
3. If the existing water and/or wastewater services are required to be abandoned and upsized, all new service taps
to existing mains shall be made by city crews at the developer's expense. The water service must be excavated
and turned off at the corporation stop, per city standards. The sewer service must be excavated and capped at
the property line, per city standards.
Important issues to consider:
1. Maintenance of sand/oil interceptors and all private wastewater and storm sewer lines and structures shall remain
the responsibility of the owner.
Address: 1775 38TH ST ~ ~
~CENDA ITEM #~PAGE~
2. All water meters are to be placed in city R.O.W. or a public utility easement, but meters are not to be placed in
driveways, sidewalks or behind fences.
3. Backflow prevention assemblies are required for all domestic water service lines, fire sprinkler systems, and
irrigation service lines.
4. Manholes located within the 100-year floodplain, or in a location where runoff may accumulate and pond, shall be
installed with a watertight, bolting-type cover, to prevent inflow/outflow.
5. No portion of any structure, including footings and eaves, may encroach into any public right-of-way or easement.
6. All landscaping proposed in the right-of-way or public utility easements shall comply with the standards as set
forth in Chapter 8-5, "Work in the Public right-of-way and Public Easements," and Chapter 8-6, "Public right-of-
way and Easement Encroachments, Revocable Permits, leases, and Vacations," Boulder Revised Code 1981.
7. The proposed project includes work within the City of Boulder public right-of-way or public easements. A right-of-
way permit is required prior to initiating this construction.
8. A separate Fence/Retaining Wall Permit will be required for each of the proposed retaining walls and fences on
the property.
Flood Control (Cristina Martinez, 303-441-1886)
A portion of the project site is located in the Boulder Creek 100-year floodplain and rezoning of the site to allow high
density residential wi!! place a s+gnificant number of people at risk during a tlood event. The current regulatory model for
the Boulder Creek floodplain, in the subject area, is the study performed by Muller Engineering in 1982. According to this
model, there are various portions of the property in the ~00-year floodplain which have been further classified as within
the 100-year (with flood elevations determined), the conveyance, and the high hazard zones.
Additional analysis of the Boulder Creek floodPlain in the area of the properties was performed by Love and Associates in
1995. The 1995 modeling was based on 1993 topographic information taken from aerial photography. This modeling has
not been adopted as the regulatory model. The extent of the 100-year floodplain is similar in both the 1984 and 1995
models. The 1995 model also shows portions of the properties located within the high hazard, conveyance, and 100-year
(with elevations determined) flood zones. The delineation of these zones differs from the 1984 study. When considering
potential development, the applicant should consider the results from both the regulatory model and the 1995 model. The
applicant was given floodplain maps based on the 1995 study at the time of pre-application.
In addition, the City of Boulder, Utilities Division, is planning on beginning a restudy of the Boulder Creek floodplain this
year. The restudy topography will be based on new topographic information for the City generated in 2003. At this point,
it is unknown how the new study will change floodplain designations in the areas of the properties.
Each of the flood zones impacting the subject property has different restrictions for development. Because the proposed
project includes portions of three floodplain zones, it is not practical to try to summarize the floodp~ain regulations for all
three zones in this document. These regulations are best presented in the Floodplain Regulations (B.R.C. 9-3-2) and
include regulations for the floodplain regarding: construction below grade level, first floor elevations, descriptions of areas
where structures may or may not be constructed (e.g. both new structures and additions to existing structures are
prohibited in the high hazard flood zone), etc.
Sites can be regraded or otherwise modified to reduce flood impacts subject to city and FEMA regulations. Modifications
to relocate the 100-year floodplain require approval from FEMA while changes to the extent of the high hazard or
conveyance zone would be subject to city approval. The proposal to modify the conveyance zone by regrading the
southwest portion of the site may not be a viable mitigation option. It is likely that regrading would need to extend well
beyond this area to effectively address flood conveyance and ensure that surrounding properties are not adversely
impacted. A revised plan which locates structures outside of the conveyance zone would reduce these issues and may
reduce the need for a structural flood channel. Additionally, the proposed wetland mapping, anticipated to go to City
Council for adoption this year, may further limit this area for flood mitigation.
While current adopted city flood policies do not preclude rezoning to allow additional density or residential uses in the
floodplain, the applicant should consider public safety as an over-arching concern, for both future residents of this
development and the general population. This development would introduce approximately 300 residential units in the
floodplain, likely increasing the flood risk in the area. Impacts to emergency services, in particular, should be carefullv
Address: 1775 38TH ST
•nr~~nw Ire~e u ~/X ~wf!C l .' y
evaluated and addressed infuture submittals.
Fees
Because revisions or corrections are not required for this application, based on 2007 development review fees, hourly
billing will not be applicable unless another application is required or the applicant revises the current proposal.
Fire Protection (David Lowrey, Fire Marshall 303.441.4356)
Fire does not have any issues with the concept for this project. Access down the two way auto traffic area shown on the
plan will need to meet Fire department requirements. All structures will require a fire sprinkler system and alarms. Details
can be worked out as the project progresses.
Housing and Human Services (Cindy Pieropan 303-441-4252)
Inclusionarv Zoninq
Each new residentiaf unit developed on the property is sub~ect to 9-6.5 B.R.C., 1981, "Inclusionary Zoning" The general
inclusionary zoning requirement is that each new development contribute at least 20% of the total new units as
permanently affordable housing. At least half of the required permanently affordable units should be provided on-site.
The options for meeting inclusionary zoning requirements include provision of on-site or comparable off-site permanently
affordable units, dedication of land or payment of a cash-in-lieu contribution. Cash-in-lieu amounts are calculated, for the
calendar year 2007, as the lesser of $20,631.58 per market rate attached unit or $85.96 multiplied by 20% of the total
floor area of the market rate attached units. This calculation is used if half of the permanently affordable units are provided
on-site. If less than 10% of the required units are provided on-site, any additional cash-in-lieu is calculated at 50% more
than that for the first half of the requirement. Projects which do not include at least half of the requirement on site may
propose an alternative as long as the applicant demonstrates, and the staff finds, that the proposed alternative
accomplishes permanently affordable housing benefits additional to those that would be achieved by on-site permanently
affordable housing. Covenants to secure the permanent affordability of the units must be signed and recorded prior to
application for any residential building permit and any applicable cash-in-lieu payments must be made prior to receipt of a
residential building permit. No unit shall be considered a permanently affordable unit until the type, location, construction
methods, floor plan, fixtures, finish, and cabinetry of the unit have been approved by staff.
Landscaping (Charles Ferro 303-441-4012)
In November, 2006, the City of Boulder adopted a Climate Action Plan (CAP). The intent of the CAP is to guide Boulder
towards a sustainable energy future that dramatically reduces greenhouse gas emissions from current levels, while
meeting the needs of present and future generations. A sustainable energy future is a critical component of the Boulder
Valley Comprehensive Plan, which is a tool designed to protect the natural environment of the Boulder Valley while
fostering a livable, vibrant and sustainable community. Staff recommends the use of green roofs to help reduce
greenhouse gasses, storm water runoff, and reduce the urban heat island effect.
Another means to achieve a sustainable energy future is in the provision of community gardens. The site plan should find
areas, including roof top decks, to provide community gardens. These types of spaces not only lend an opportunity for
neighbor interaction, they also contribute to a lessening in the number of vehicle miles traveled in trucking produce to
consumers, and instead provide the ability to grow on-site produce by local residents.
Staff supports the concept of rooftop gardens, patios, and decks. As shown, the proposed rooftop decks contain what
appear to be large trees. Staff fully supports large trees planted on the surface of the deck, not in planters. Tree wells
should be integrated into the parking deck to accommodate trees on the rooftop decks.
A distinct characteristic of the site is the proliferation of the mature landscaping that exists on the perimeter of the site.
Currently the existing landscaping helps to soften the intensive uses in the area and helps to provide a pleasant
streetscape. The site design should respond to existing mature landscaping and seek to preserve mature trees.
Land Uses (Charles Ferro 303-441-4012)
As noted above, as submitted, the subject application will require an amendment to the Boulder Valley Comprehensive
Plan (BVCP) to change the land use designation from Light Industrial (LI) and Public (P) to High Density Residential (HR).
While staff has some concerns regarding the interface between residential and industrial land uses and the impacts which
may result, appropriate landscaping, building design and separation can help to mitigate the interface between the two
uses. Additionally, the surrounding LI land use designation and IG zoning designation are ~ess intensive industrial uses
that do not accommodate heavy production or manufactunng uses.
In order to be considered for a BVCP Land Use Plan amendment, the applicant must demonstrate compliance with the
following criteria:
(a) The proposed change is consistent with the policies and overall intent of the comprehensive plan.
Address: 1775 38TH ST
A~ENDAITEM# S~ ~~ C"~
(b) The proposed change would not have significant cross-jurisdictional impacts that may affect residents,
properties or facilities outside the city.
(c) The proposed change would not materially affect the land use and growth projections thai were the basis of the
comprehensive plan.
(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 city of Boulder.
(e) The proposed change would not materially affect the adopted Capital Improvements Program of the city of
Boulder.
(f) The proposed change would not affect the Area II/Area III boundaries in the comprehensive plan.
As noted above, code Section 9-6-3(g), B.R.C.,1981 was created and approved by Planning Board in order to permit the
development of high-density residential in IG and IM zoning districts without the need for rezoning. Per Section 9-6-3(g),
B,R.C., 1981 in order to devefop residential in an industrial district, the applicant must demonstrate compliance with the
following guidelines:
(g) RESIDENTIAL DEVELOPMENT IN /NDUSTRIAL ZON/NG DISTRICTS
The following standards and crite~ia app/y to any residential development including attached or detached dwelling units, custodial
care units, residential care units, congregate care units, boarding and rooming houses, cooperative housing units, fraternities,
sororities, dormito~ies, and hoste/s proposed to be constructed in the IG or the IM zoning district classilications:
(1) Application Requirements: An applicant for a dwelling unit ~n an IG or IM zoning
district shall app/y on lorms provided by the city manager showing how and in what manner the standards and critena of fhis
Section have been met. In addition to any information required by Sections 9-2-2, Administrative Review Procedures,"and
Section 9-2-15, °Use Review,"B.R.C. 1981, the applicant shall provide the following
information:
(A) Environmental Assessment: A report that addresses each of the items required by the American Society for Testing and
Mateiials Standards (ASTM) E-1527 Final Draff May 2006 and E-1528. The report shall be current and with a completion date
within five yea~s of the date of application.
(B) Contiguity Map: A map fhat demonstrates that the proposed residential development meets the contiguity requirements of
Subsection (2) of this Section.
(2) Lacation within the Industrial Districts: Dwelling units within the IG or IM zoning district classifcations may 6e constructed
if located on a parce~ that has not ~ess than one sixth of the perimeter of [he parce~ contiguous with the ~esidential use that
includes one or more dwelling units or contiguous fo a residential zone or to a city or county owned
park or open space. Contiguity sha/l not be affected by the existence of a platted street or alley, a pu6lic or privafe right o! way, a
public or private transportation right of way or area. lf a parcel meets this standard, the app~oving authority sha/l presume that
the standard in paragraph 9-2-15(e)(5), "Character o(Area."B.R.C. 1981, has been met.
(3) Requirement for Cerfain Residential Uses: The following uses shall also meet the requirement for such uses in Section 9-
6-2 through 9-6-9, "Specific Use Standards and Criteria,"B.R.C. 1981: custodial care units, residential care units, congregate
care units, and cooperative housing urnts.
(4) Residential and Non-Residential Uses within a Project: If residential uses are to be placed on the property, the entire
properfy shall be used exclusively for residential purposes except as otherwise provided in this Subsection. Non-residential uses
are permitted, p~ovided that site design ~s approved pursuant to the site review criteria in Section 9-2-14, "Site Review,"B.R.C.
1981, in order to ensure that the site design and building layout will ~esult in compat~bilify among uses or to mitigate potential
impacts between such uses.
(5) Limited Refail Uses Permitted: Convenience store, personal service, or restauranf uses may be pe~mitted as accessory
uses to a residential development permitted by this Section if all o( the following standards are met:
(A) Each convenience store, personal service, o~ restau~ant use does nof exceed 2,500 square feet in f(oor area, and rn the case
of restaurants, such restaurants shall c/ose no later than 11:00 p.m. unless otherwise approved in a city review process
(B) The total amount of floor area used for all of the convenience store, personai service, or restaurant uses does not exceed
five percent of the total residential floor a~ea of the development.
(C) The uses are permiffed only if development is located no c/oser than 1,320 feet 1rom another property fhat is described as a
business district in Section 9-5-2, "Zoning Districts,"B.R.C. 1981, oranotherconvenience store, personal service orrestaurant
use in another development created pursuant to this Section.
(6) Bulk and Density Requirements: Al/ residential development shall be subject to the 6u/k and densdy standards set forth in
Section 9-7-1, "Scheduie of Form and Buik Standards,"8. R.C. 1981, and the landscaping for the underlying zoning dist~ict,
except as modified by the (ollowing:
(A) Lot Size: The minimum lot sire shall be at least two acres. Projects over five acres shall also be ~equired to complete a site
review pursuant to Section 9-2-14, "Site Review,"B.R.C. 1981.
(B) Side Yard Adjacent to a Street: The minimum side yard landscaped setback (rom a street for all buildings that contain
resident~al uses shall be 20 feet.
(C) lnterior Side Yard: The m~nimum side ya~d setback from an interior lol line for all principal buildings and uses shall be 20
feet. If an existing buildmg is Final Draft May 2006 converted fo residential uses, the side yard setback may 6e ~educed to twelve
feet /a the existing portion of the bwlding.
(D) FloorArea Ratios: The floo~ area regulations for the underlying zoning distnct classification shall only apply to the non-
residential floor area on the site.
Address: 1775 38TH ST
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(E) Open Space: If the site is not located within the service area of a neighborhood park, as idenfified in the Parks and
Recreation Master Plan, a minimum of forty percent of the required usable open space shall be configured as a common
contiguous area that wil/ provide for fhe active and passive recreational needs ot the residents.
(7) Buffe~s from Adjacent Land Uses: The applicant shall provide visual screening, which may include, wifhout limitation,
walls, fences, topograph~c changes, horizontal separation, or plantings Ior those areas that are adjacent to /oading docks, truck
or other del~very vehicle ingress or egress areas, dumpsters or other recycling vessels, and outdoor
sto~age areas.
(8) Environmental Suitability: The applicant shall demonstrate that the proposed use wil/ not be affected 6y any adverse hea/th
or safety impacts associated with potent~al onsite pollufion or contam~nation beyond that which is customari/y acceptable for land
that is used for residential purposes. This shall be demonstrated through the use of the env~ronmenta/ assessment required to be
submdted with the application. I( such environmenta/ assessmenf idenh6es any poten6al adverse hea/th or sa(ety impacts on
future residents of the site, the applicant shall also be required to submit further
assessments that demonsfrate that such concerns are not present or submif a plan for the mitigafion measures that are
necessary to alleviate any adverse impacts to public healfh, safety and welfare.
(9) Construction Standards for Noise Mitigation: The applicant shall utilize construction standards that will achieve an interior
day-nighf average noise level of no more than forty-five decibels, anticrpating potential exterior day-night aveiage industrial noise
levels of seventy-three decibels measured at the property line. Such standards shall be in
compliance with Chapter 10-5, "Building Code," B.R.C. 1981. Noise shall be measured in a manner that is consistent with the
federal Housing and Urban Development's standards in Sections 24 C.F.R. 51.100 to 106 !or the "measure of external noise
environments,"or similar standard adopted by the city manager in the event that such rule is repealed. The applicant shall
provide written certification prior to the issuance of a certificate of occupancy that the sound abatement and attenuafion
measures were incorporated in the construction and site design as recommended by a prolessional
engineer.
(10) Declaration of Use Required: Before receiving a building permit, all owners shall sign a declaration of use, including all the
conditions for continued use, to be recorded in the office of the Boulder County Clerk and Recorder to serve as actual and
constructive notice to potential purchasers and tenants of the owne~s' property status as a ~esidential
use within an industrial zoning district classification.
(11) Modification o/Standards: The approving authority is authorized to modity fhe standards set foRh in Section 9-2-14, "Site
Review,"B.R.C. 1981, or subsections (6), (7), (8), and (9), of this Section, upon finding that:
(A) The strict application of these standards is not possible due to existing phys~cal conditions;
(8) The modification is consistent wifh the purpose of the Section, and Final Draft May 2006
(C) The modification is the minimum modi(ication that wou/d afford relief and would be the least modification of the applicable
p~ovisions of this chapter. The city manager shall require that a person requesting a modilication supply the
information necessary to substantiate the reasons for the requested modification.
Per Section 9-7-1, B.R.C., 1981, residential development in the IG district requires 1,600 square feet of lot area per
dwelling unit and 600 square feet of open space per dwelling unit, therefore based on the following computations; it
appears that approximately 270 dwelling units could potentially be permitted. Density is not to exceed 27.1 dwelling units
per acre.
1) 432,550 square feet (9.93 acres) of developable lot area / 1600 square feet of lot area per dwelling unit = 270 units
(270 units / 9.93 acres = 24.5 dwelling units per acre )
2) 270 x 600 square feet of open space required per each unit = ~62,000 square feet of open space required.
As noted above, the property may not meet the contiguity requirements to utilize code provisions for high density
residential development in the IG zone, however, a rezoning to an alternative high density zoning district other than RH-3
may be more appropriate for the site. The RH-4 zoning district shares similar density and open space requirements to the
aforementioned provisions which permit high density residential development in the IG zoning district. Please refer to
section 9-8-1, B.R.C.,1981 for additional information regarding land use intensity in the RH-5 zoning district
While 8,000 square feet of office space is indicated, it is not clear what type of office space is proposed or how it will
function. Please note that per Section 9-6-1, B.R.C.,1981, administrative and technical office spaces are permitted as a
use by right in the IG district, however, such office uses require Use Review in the RH-3 zoning district if less than 50% of
the floor area is for residential uses. Please refer to Section 9-6, B.R.C.,19S1 for additional information regarding
permitted uses in the RH-3 and IG zoning districts. Staff is supportive of an office component integrated into the proposed
development as the surrounding area will remain comprised of office and industrial uses.
The proposed mixture of unit types is appropriate and helps to create a diversity of units types on the property although
the applicant may consider a greater variety or mix of unit types.
Lot Layout (Charles Ferro 3030-441-4012)
It appears that the proposed concept plan supposes the acquisition of property from adjacent property owners. Please
note that the acquisition of portions of adjacent properties may impact the development and or expansion potential of the
respective lots in the Eastpark II P.U.D. Please note that adjacent lots cannot be made non-conforming through
Address: 1775 38TH ST ~
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subdivision or the acquisition of portions of adjacent properties.
Neighborhood Comments
Staff has received two calls from current tenants on the property inquiring about the proposed development and
express~ng concern over the loss of commercial space.
Open Space (Charles Ferro 303-441-4012)
On-site open space is comprised of a central, formal open space corridor as well as resulting yard areas and drainage
pond areas. While the renderings depict the corridor area as somewhat of an amenitized gathering space, staff has
concerns regarding the interaction between private first floor open space areas and the public gathering spaces.
Additionally, while staff agrees that some buffer to the adjacent commercial uses may increase the livability and reduce
conflicts between commercial and residential uses, the applicant may consider reducing the size of the "linear park" on the
eastern side of the property and better integrating that area on the interior of the site to create some areas of less formal
open space. As proposed, it feels as though the space is a remnant buffer space and not well integrated into the site.
The concept of terminating the open space corridor with a focal point such as a gazebo is a good way to define open
spaces, however, it is questionable how useable the gazebo will be in the proposed location. Please note that per Section
9-9-11(b), B.R.C., 1981 buildings over 45 feet in height are required to provide at least 20 percent useable open space.
Additionally, in order for the propose rooftop decks to be considered credited open space, they must be conveniently
accessible to all residents, not just those on the third and fourth floors.
Per Section 9-8-4(e), B.R.C.,1981, the open space per lot may be reduced from 60 percent to 30 percent of the lot to
increase density, if at least half of the open space is comprised of an outdoor garden or landscaped courtyard designed
for the use for the occupants of the building, with a minimum dimension of at least twenty feet. Seating and other
elements encouraging use and occupation shall be included in its design and it should form an integral part of the
circulation pattern within the project. As submitted, the proposal will require a modification to the aforementioned code
section through the Site Review process.
Parks (Charles Ferro, 303-441-4012)
A portion of the proposed site is outside of the %: mile service area radius of Scott Carpenter Park and as mentioned in the
Previous pre application summary from February, 2005, the applicant should include an amenitized, privately maintained
"pocket park" as part of the on-site open space to include a children's play area or tot lot. Pocket park acreages generally
range in size from .5 to 1.5 acres.
Parking (Charles Ferro, Case Manager, 303-441-4012 and Michelle Mahan, Transportation Engineer, 303-441-4417)
1. The same parking requirements apply in the RH-3 zoning district as well as for residential uses in the IG zoning
district
Residential:
1: 1 Bedroom Unit
1.5: 2 Bedroom Unit
2 3 Bedroom Unit
3: 4 Bedroom Unit
Commercial (in IG)
1: 400 square feet of commercial area
It appears that on-site parking requirements have been satisfied, although parking for commercial uses ~n RH-3 are
not required, depending on the nature and use of the proposed office spaces, the applicant may consider additional
parking to serve the proposed office uses. At the time of Site Review, the applicant must demonstrate that all parking
requirements are satisfied. This analysis should also examine the possibility of providing on-street parking along
Exposition Drive.
2. Per section 9-9-6(d)(3)(B), B.R.C., 1981, turnaround spaces must be provided for dead-end parking bays of eight
stalls or more. The parking configurations shown for Neighborhood A would require turnaround spaces to be
provided. Turnarounds must be identified with a sign or graphic and marked "no parking". At the time of site review,
all required turn-around spaces must be clearly labeled and dimensioned. A signage and striping plan in
conformance with MUTCD standards will be a requirement at the time of final engineering submittal or building permit
submittal.
Address: 1775 38TH ST
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3. The plans do not show any accessible parking spaces. At the time of Site Review, accessible spaces per section 9-9-
6(b) of the Boulder Revised Code will be required to be shown on the plans. Per section 4.6.2 of the ADA
Accessibility Guidelines, accessible spaces shall be dispersed and located closest to the accessible entrances.
4. Bicycle parking is required to be provided in accordance with sections 9-9-6(b) and 9-9-6(g) of the Boulder Revised
Code and section 2.11(E) of the City of Boulder Design and Construction Standards. The proposed bicycle parking
locations and number of parking spaces must be shown on the plans at the time of Site Review.
Plan Documents (Charles Ferro, 303-441-4012)
There appears to be a discrepancy in the total site acreage. A survey will be required at the time of Rezoning / Site
Review to verify site acreages. Additionally, it should be noted that density is calculated based on net acreage, or the
resulting acreage after all required dedications have been accounted for. Please note that property containing easements
that are part of the applicant's property may be counted toward net acreage, however, portions of property dedicated for
right-of-way or other purposes cannot contribute to the net density.
Site Design (Charles Ferro, 303-441-4012)
In an effort to preserve the natural and beneficial functions of floodplains, Policy 4.22 of the BVCP encourages a non-
structural approach to floodplain management. Structural flood channel design should be avoided wherever possible. A
non structural solution should be considered for the subject property.
Pedestrian connectivity to the Peloton development should be convenient and well defined. The applicant may consider
relocating the lower intensity townhouse units to the eastern portion of the site to provide a better transition to the interior
of the industrial area. Additionally,
Utilities(Brian Campbell, P.E., Engineering)
A utility plan and report will be required per the city's Design and Construction Standards at Site Review.
1. The entire site is surrounded by an 8" DIP water main. The adequacy of this pipe to provide domestic, fire and
irrigation service to the buildings and the site shall be addressed in the utility report.
2. An 8" VC sewer main is located in Exposition Drive and an 8" DI sewer is located in 38~". Capacities of these
pipes shall be analyzed and addressed in the utility report.
3. A 24" VC sewer main with associated public utility easement runs underneath the building labeled Neighborhood
E and possibly a portion of building Neighborhood D. The applicant will either need to revise the development
plan to stay outside of the existing easement or relocate the line, dedicate a new easement, and vacate the
existing one. The subject line is critical to the city system and will need to kept operational at all times during
construction.
4. All existing utilities, including without limitation: gas, electric, and telecommunications, within and adjacent to the
development site shall be located and any conflicts with street trees along the property frontage shall be resolved
during site review. It is the applicant's responsibility to resolve such conflicts with appropriate methods
conforming to the Boulder Revised Code 1981, the City of Boulder Design and Construction Standards, and any
private/franchise utility specifications.
5. Each structure will be required to have its own domestic, fire and sewer services. Landscape irrigation systems
require a separate water service and meter. A separate water Plant Investment Fee must be paid at time of
building permit. Service, meter and tap sizes should be preliminarily sized during site review with final sizing to be
completed at the time of Final Construction Plans. The design engineer should coordinate with city staff to ensure
that services have been appropriately sized prior to installation to avoid the need for upsizing or downsizing at the
time of building permit.
6. Floor drains internal to covered parking structures, that collect drainage from rain and ice drippings from parked
cars or water used to wash-down internal floors, shall be connected to the wastewater service using appropriate
grease and sediment traps.
7. All proposed and existing trees shall be located at least 10 feet away from existing or future utilities.
8. Several fire hydrants may be required within the site. These will require a 25' wide easement and a 10'
separation from trees.
Address: 1775 38TH ST q
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Wetlands (Cristina Martinez, 303-441-1886)
The city is in the process of updating the its wetland regulatory map and has identified wetlands along the southwest
portion of the site, where flood mitigation is proposed. Staff anticipates the adoption of the maps by City Council as early
as October of this year. The applicant has expressed an interest in wetland mitigation options and is advised that once
the maps get adopted, mitigation would only be permitted if the applicant has clearly demonstrated avoidance of adverse
impact. This means that "all adverse impacts on a wetland, either directly or through its associated buffer area, have
been avoided through a reduction in the size, scope, or density of the project or a change of project configuration or
design." B.R.C. 9-3-9(g). The preferred method of avoiding wetland impacts is to consider alternative design options that
would eliminate development activities in a wetland or buffer area. The project configuration as shown will likely need to
be modified to ensure protection of the wetlands.
Zoning
As noted above, the subject application will require an amendment to the Boulder Valley Comprehensive Plan (BVCP) to
change land use designation from Light Industrial (LI) and Public (P) to High Density Residential (HR). Additionally, a
rezoning from Industrial General (IG) to Residential High Density-3 (RH-3) would be required. Please note that
application's for rezoning are required to meet 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;
(2) The existing zoning o( the land was the resu/t of a cle~ical error,
(3) The existing zoning of the land was based on a mistake o! /act;
(4) The existing zoning of the land failed to take into account fhe constraints on development
created by the natural characteristics of the land, including but not limited to, steep
slopes, floodplain, unstable soils, and inadequate drainage;
(5) 7he land or its surrounding environs has changed or is changing to such a degree that it is
in the public interest to encourage a redevelopment of the area or to recognize the
changed character of the area; o~
(6) The proposed rezoning is necessary in order to provide land for a communify need that
was not anticipated at the time of adoption of the Boulder Valley Comprehens~ve Plan.
Please refer to Section 9-2-18 for additional information regarding applications for rezoning. Please refer to "Land Use"
above for information and recommendations regarding the proposed rezoning to RH-3.
Based on the proposed submittal, modifications to the following sections of the development code will be required.
1). Section 9-7-1, B.R.C. 1981: Height exception to allow building heights to 55 feet.
Height in the RH-3 district is restricted to 3 stories at 40 feet (measured to the low point of grade 25 feet from the
highest side of each building) unless modified through Site Review. While proposed building heights are not
completely clear from the plans and building heights are not measured per the City's standards, from the submittal, it
appears that building heights of B,C,D,and E will be approximately 55 feet tall. The surrounding area is comprised of
one and two story buildings, however, the adjacent Peloton development was recently approved with building heights
of up to 55 feet.
Building design (terracing, degraded corners, etc.) and upper floor setback distances will be critical in reducing impacts
on adjacent properties at lower elevations. Proposed building architecture must demonstrate compliance with Site
Review criteria found in section 9-2-14(h), B.R.C. especially those related to solar siting and construction, building
design, livability, and relationship to the surrounding area and open space.
2). Section 9-7-1, B.R.C. 1981: Setbacks
Although plans are conceptual and do not specifically delineate setbacks it appears a setback modification may be
required. Modifications to setbacks are generally supportable if the proposed buildings meet the intent of the Site Review
cnteria (solar siting criteria), are compatible with the surrounding area, and result in improved design. Please refer to
Section 9-7-1, B.R.C. 1981 for setback requirements.
3).Section 9-8-4(e), B.R.C. 1981: Open space
Section 9-8-4(e), B.R.C. 1981 permits a reduction in open space (from 60% to a minimum of 30%) for properties zoned
RH-3 if at least half the open space provided meets the open space requirements of Section 9-9-11(e)(3), B.R.C. 1981. A
reduction in open space is supportable if it can be demonstrated at the time of Site Review that the site plan proposes
Address: 1775 38TH ST ~
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high quality, centralized, useable open space features. A detailed drawing indicating areas counted toward useable open
space as defined by Section 9-9-11, B.R.C. 1981 will be required at the time of Site Review application.
III. NEXT STEPS
The subject application will be forwarded to Planning Board for discussion and comment on September 6, 2007. The
applicant must provide 15 copies of the proposed plans to the Case Manager by Auqust 22, 2007. Please contact the
Case Manager if there are questions regarding submittal requirements.
IV. CITY CODE CRITERIA CHECKLIST
Please refer to the attached guidelines from Section 9-2-13(g), B.R.C. 1981 under which Concept Review applications are
evaluated. Please note that the proposed checklist will be used to evaluate the proposed site plan at the Concept Plan
Planning Board hearing.
VI. CONDITIONS ON CASE
Not applicable at the Concept Review application phase.
CONCEPT PLAN REVIEW AND COMMENT
Guidelines for Review and Comment
The following guidelines will be used to guide the Planning Board's discussion regarding the site. It is anticipated that
issues other than those listed in this section will be identified as part of the concept plan review and comment process.
The Planning Board may consider the following guidelines when providing comments on a concept plan.
1) Characteristics of the site and surrounding areas, including, without limitation, its location, surrounding
neighborhoods, development and architecture, any known natural features of the site including, without
limitation, mature trees, watercourses, hilis, depressions, steep slopes and prominent views to and from the
site;
The existing area is characterized by a mixture of office, industrial, and automobile sales uses. The area is currently in
transition and will be defined by the recently approved mixed use Peloton development which is currently under
construction. No defined architectural style or character exists in the area, although the Peooton development was
approved with a similar blend of traditional and contemporary contextual architecture. Grade on site is slight and
slopes gently from north to south. A proliferation of mature landscaping exists on the perimeter of the property
contributing to a softened feel in the immediate area and a sense of transition between the subject property and the
surrounding properties.
2) Community policy considerations including, without limitation, the review process and likely conformity of
the proposed development with the Boulder Valley Comprehensive Plan and other ordinances, goals,
policies, and plans, including, without limitation, subcommunity and subarea plans;
No area plans currently exist for the area however, at the time of Site Review and Rezoning, the applicant will be
required to demonstrate compliance with the following BVCP policies:
?.21 Jobs:Housing Balance
Boulder is a major employment center, with more jobs than housing for people who work here. This has resulted in
both positive and negative impacts including economic prosperity, significant in-commuting, and high demand on
existing housing. The city will continue to be a major employment center and will seek opportunities to improve the
balance of jobs and housing whi/e maintaining a healthy economy. This will be accomplished by encouraging new
mixed use neighborhoods in areas close to where people work, encouraging transit-oriented deve%pment in
appropriate locations, preserving service commercial uses, converting industrial uses to residential uses in
appropriate locations, and mitigating the impacts of traffic congestion.
2.04 Compact Land Use Pattern
The city and county will, by implementing the Comprehensive Plan, ensure that development will take place in an
orderly fashion which will take advantage of existing urban services and shall avoid, insofar as possible, patterns of
leapfrog, noncontiguous, scattered development within the Boulder Valley. The city prefers redevelopment and infill
as compared to development in an expanded service area, in order to prevent urban sprawl and create a compact
community.
2.06 Design of Community Edges
Address: 1775 38TH ST ~r~,~ y'~m e~% ~
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Well defined edges for the city's boundaries are important because they support an understanding and appreciation
of the city's image and create a clear sense of arrival and departure. Natural feature a~e most effective as edges,
but public open land, major roadways, or heavy tree planting can also function as community edges. As new areas
are developed, the definition of a community edge shall be a design priority.
2.11 Neighborhoods as Building Blocks
The City and county will foster the role of neighborhoods to establish community character, provide services needed
on a day-to-day basis, foster community interaction, and plan for urban design and amenities. All neighborhoods,
whether residential areas or business districts, or mixed land use areas, should offer a unique physical elements of
neighborhood character and identity, such as: distinctive development patterns or architecture; historic or cultural
resources; amenities such as views, open space, creeks, ir~igation ditches, and varied topography; and distinctive
community facilities and business areas.
2.12 Suppo~t for Residential Neighborhoods
In its community design planning, the city shall support and strengthen its residential neighborhoods. The city shall
seek appropriate building scaie and compatible character of new development or redevelopment, desired public
facilities and mixed commercial uses, and sensitively designed and sized rights-of-way.
2_ ~3 Preservation of Community Cha~acter
The city will encourage the preservation of community character as reflected in the development pattern and relative
aHordability of the existing housing stock in Boulder's varied neighborhoods.
2.18 Mixture of Complementary Land Uses
The city and county will strongly encourage, consistent with other land use policies, a variety of land uses in new
developments. In existing neighborhoods, a mixture of land use types, housing sizes and lot sizes may be possible if
prope~ly mitigated and respectful of neighborhood character. Wherever land uses are mixed, careful design will be
required in order to ensure compatibility, accessibility and approp~iate transitions between land uses that vary in
intensity and scale.
2.19 Design of Newly-Developing Areas
The city shall encourage a neighborhood concept for new development which includes a variety of residential
densities, opportunities for shopping, nearby support services and conveniently sited public facilities, including roads
and pedestrian connections, parks, libraries, and schools.
2.21 Mixed Use
The city will encourage well designed mixed use development that incorporates a su6stantial amount of affordable
housing in appropriate locations, including some commercial centers, corridors and industrial areas. ln reviewing
mixed use projects, the city will consider impacts to adjacent neighborhoods. (See Policies 5.06, 5.07 and 6.10.)
2.37 Design That Respects Existing Character
Residential, commercial. and industrial development and redevelopment shall be encouraged to follow sound and
innovative land use planning. The goals are to provide a livable environment and, through the judicious use of
landscaping, materials and human scale, and to respect the character of the surrounding area.
2_38 Sensitive Infill and Redevelopment
Overall, infill and redevelopment shall be expected to provide significant benefits to the community and the
neighborhoods. The city shall develop tools such as neighborhood design guidelines to promote sensitive infill and
redevelopment. The city will work with neighborhoods to protect and enhance neighborhood character and livability.
In order to avoid or adequately mitigate negative impacts and enhance the benefits of additional infill and
redevelopment, subcommunity and subarea planning and other efforts will be geared to define the acceptable
amount of infill and redevelopment and standards for design quality.
2.39 Appropriate Context and Scale for Redevelopment
The city shall continue to develop and implement strategies which preserve the human scale and the historical and
architectural character of the city's older neighborhoods and business areas. When redevelopment is proposed,
sensifivity to the existing context will be required, and preservation of historic resources will be encouraged or
required. Many of these residential neighborhoods and business areas are adjacent to each other. Special
attention will be given to protect and enhance the quality of these interface areas.
2.40 Quality Residential Site Design
Incentives shal/ be provided to encourage all types of housing, increase variety in site design, provide for functional
Address: 1775 38T" ST ~~y
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open space, achieve variety in housing choice and price, encourage alternative transportation modes, and promote
attractive and low-water landscaping.
2.41 Physical Design for Citizen Needs
The city and county shall take all reasonable steps to ensure that new development and redevelopment. public as
well as p~ivate, be designed in a manner that is sensitive to social, physical and emotional needs. Broadly defined,
this shall include factors such as accessibility to those with limited mobility, provision of coordinated facilities for
pedestrians, bicyclists and bus-riders; provision of functional landscaping and open space; and the app~opriate scale
and massing of buildings related to neighborhood context.
2.43 Enhanced Design for Built Environment
Through its policies and programs, the city shall encourage or require private sector efforts toward qualiry
architecture and urban design. Design guidelines will be developed as a tool for new development and
redevelopment. The desired context and character of existing neighborhoods and business districts will be
considered.
3.12 Parks and Recreation
Park facilities and services of the city or other service entities will provide an adequate range of recreational
opportunities for its residents. Such facilities and services will be designed in a manner that responds to the needs of
the intended users. City park and recreation facilities will provide a variety of landscape types as amenities and
rec~eational resources for urban dwellers, including irrigated green spaces. low water-need plantings and natural
vegetation areas.
4.17 Hazardous Areas
Hazardous areas that present danger to life and property from flood, forest fire, steep slopes, erosion. unstable soil,
subsidence or similar geological development constraints will be delineated, and development in such areas will be
carefully controlled or prohi6ited.
4.23 Protection of High Hazard Areas
The city will prevent redevelopment of significantly flood-damaged properties in high hazard areas. The city will
prepare a plan for property acquisition of flood-damaged and undeveloped land in high hazard flood areas_
Undeveloped high hazard flood areas will be retained in their natural state whenever possible. Compatible uses of
riparian corridors, such as natu~al ecosystems, wildlife habitat and wetlands will be encouraged wherever app~opriate.
Trails or other open recreational facilities may be feasible in certain areas.
5.06 Industrial Zoning
Industrial zoning under the comprehensive plan will provide the opportunity for the location of industries of various
types and uses, including those uses considered essential to the Boulder Valley population from a service standpoint.
The zoning ordinance will be updated periodically to assure it is adequately accommodating the existing and future
needs of a rapidly changing and technologically-oriented global industrial and services employment base. The city will
identify areas that should be protected for industrial and office uses_ Where appropriate, mixed use development will
be encouraged incorporating residential uses and support services for the employment base.
5.07 Upgrade Existing Commercial and Industrial Areas
The city will cooperate with the private sector to foster the revitalization of commercial and industrial areas in order to
create greater vitality. Where appropriate, the city will enhance retail and services desired by employees, add housing
and create t~ansit-friendly developments. The city will work with property owners to improve the quality of Boulder's
office and industrial buildings through rehabilitation or redevelopment. A variety of tools should be conside~ed to
create public/private partnerships that lead to successful redevelopment. These tools may include, but are not limited
to, area planning, infrastructure improvements, changes to zoning or development standards and financial incentives.
6.02 Reduction of Single Occupancy Auto Trips
The city and county will pursue the qualiry of life goals of residents by promoting greater use of alternatives to single
occupancy automobile travel. It is the city's specific objective to continue progress toward 'no long-term growth in
traffic' through the year 2025 within the Boulder Valley while providing for increased mobility through completing the
multimoda! transportation system.
6.10 Multimodal Development
The transportation system will accommodate the planned land use pattern, which includes higher densities and mixed
use in the core area and activity centers, a variety of densities in the fringe areas, compact community size, and the
possibility of one or more city auto-free zones in the future.
Address: 1775 38T" ST , ~&~~ ~E~ ~ .~ rL ~ /~ ~ ~ ?~
~`I l.
Three intermodal centers will be developed or maintained in the downtown, the Boulder Valley Regional Center, and
on the university's main campus to anchor these three activity centers to regional transit connections and to serve as
hubs for connecting pedestrian, bicycle and local transit to regional services.
The land along multimodal corridors will be designated as multimodal transportation zones when transit service is
provided on that corridor. ln these multimodal transportation zones, the city will develop parking maximums and
encourage parking reductions.
To minimize the negative impacts from automobiles, the city will develop strategies to facilitate and encourage the use
of small, fuel elficient automobiles, particularly for urban commuting.
7.02 Supply of Affordable Housing
There is a growing conce~n about the availability of affordable housing for low and moderate income families in the
Boulder Valley. The city will continually monitor and evaluate its policies. programs and regulations that affect land
cost. development fees, and other associated development costs to ensu~e that these costs are compatible with the
overa~l goal of affordab~e housing. Where appropriate, incentives and regulations wili be employed to encourage
construction of affordable housing or to mitigate the costs of constructing and acquiring permanently affordable
housing. (See Policy 2.22 Incentives for Mixed Use.)
7.03 PermanentlyAffordable Housing
The city will increase the proportion of permanently affordable housing units to an overall goal of at /east ten percent
of the total existing housing stock through regulations, financial subsidies and other incentives. City ~esources will also
be directed toward maintaining existing permanently affordable housing units and securing replacements for lost low
and very low income units. The city will continually evaluate existing and potential affordable housing efforts in order
to ensure that the continuum of housing needs in the community as well as its affordable housing goals can be met.
7.06 Mixture of Housing Types
The city and county, through their land use regulations and incentive programs, will encourage the private sector to
provide and maintain a mixture of housing types with varied price ranges and densities, which attempt to meet the
affordability needs of a broad range of the Boulder Valley population. This includes families, essential workers, older
adults, persons with disabilities, at-risk children and adults and vulnerable, very low income residents. (See Policy
2.18 Mixture of Complementary Land Uses and Policy 2.42 Enhanced Design for the Built Environment.)
7.12 Maintain Overal/ Housing AHordability
It is a goa/ of the city to maintain and promote the atfordability of Boulder's housing stock to meet the needs of
residents along the full range of income levels. The city recognizes that decisions regarding development and
redevelopment, including the size and density of houses, can impact the overall affordability of housing in a
neighborhood.
Additionally, the applicant will be required to demonstrate compliance with the Site Review criteria found in Section 9-
2-14, B.R C, 1951. Any requested modifications to the Site Review criteria must demonstrate improved design.
3) Applicable criteria, review procedures, and submission requirements for a site review;
The applicant will be required to demonstrate compliance with the Site Review criteria found in Section 9-2-14, B.R.C,
1981 as well as. Any requested modifications to the Site Review criteria must demonstrate improved design. The
following applications will be required:
1) Site Review
2) Rezoning
3) BVCP Map Amendment
4) Subdivision (if applicable)
Per Section 9-2-14(g), Planning Board approval will be required for the proposed height modification as well as the
proposed increase in density in the RH-3 zoning district. The aforementioned applications , may be submitted and
reviewed concurrently.
A BVCP map amendment requires the approval of the Boulder County planning Commission and may be processed
concurrently with the Site Review application.
Add ress: 1775 38~" ST ~,,. r~~ ~' f(~
: :.:.a~?~, ~~~? ~_~~ ,~~1~~
4) Permits that may need to be obtained and processes that may need to be completed prior to, concurrent with,
or subsequent to site review approval;
Technical document review and approved building permits will be required prior to construction. Refer to criteria three
above
5) Opportunities and constraints in relation to the transportation system, including, without limitation, access,
linkage, signalization, signage, and circulation, existing transportation system capacity problems serving the
requirements of the transportation master pian, possible trail links, and the possible need for a traffic or
transpoRation study;
The site was originally intended to accommodate commercial / industrial traffic. At the time of Site Review, a traffic
study will be required to determine the impacts of the addition of 295 units on the immediate area.
Six bus routes run along Arapahoe including the Jump, the Stampede, 206, 208, J and S). Easy access to the Boulder
Creek trail is also available south east from the site at the intersection of Boulder Creek and Arapahoe east of the site.
6) Environmental opportunities and constraints including, without ~imitation, the identification of wetlands,
important view corridors, floodplains and other natural hazards, wildlife corridors, endangered and protected
species and habitats, the need for further biological inventories of the site and at what point in the process
the information will be necessary;
The site is impacted by the 100 year, conveyance, and high-hazard flood zones. No environmentally sensitive habitats
or corridors exist on the property, however, a proliferation of mature landscaping exists on the perimeter of the site.
7) Appropriate ranges of land uses; and
The site is a proposed mixture of 295 residential units and 8,000 square feet of office. The proposed range of land uses is
appropriate. The development will be well served by the adjacent Peloton neighborhood center retail and services uses,
however, the RH-3 zone district encourages neighborhood scale mixed use, therefore applicant may consider adding
neighborhood scale retail or services uses to serve residents.
8) The appropriateness of or necessity for housing.
BVCP policy 121 encourages residential development in industrial areas where appropriate.
Address: 1775 38T" ST
L~:~..~~ r~'~~ ~ ~!~ ~~,~ ~
ATTACHMENT D
Applicable BVCP Policies:
1.21 Jobs:Housing Balance
Boulder is a major employment center, with more jobs than housing for people who work
here. This has resulted in both positive and negative impacts including economic p~osperity,
significant in-commuting, and high demand on existing housing. The city will continue to be a
major employment center and will seek opportunities to improve the balance of jobs and
housing while maintaining a healthy economy. This wi/l be accomplished by encouraging new
mixed use neighborhoods in areas close to where people work, encouraging t~ansit-oriented
development in appropriate locations, preserving service commercial uses, converting
industrial uses to residential uses in appropriate locations. and mitigating the impacts of traffic
congestion.
2.04 Compact Land Use Pattern
The city and county will, by implementing the Comprehensive Plan, ensure that
development wi/l take place in an orderly fashion which will take advantage of existing
urban services and shall avoid, insofar as possible, patterns of leapfrog, noncontiguous,
scattered development within the Boulder Valley. The city prefers redevelopment and infill
as compared to development in an expanded service area, in order to prevent urban sprawl
and create a compact community.
2.06 Design of Community Edges
Well defined edges for the city's boundaries are important because they support an
understanding and appreciation of the city's image and create a clear sense of arrival and
departure. Natural feature are most effective as edges, but public open land, major
roadways, or heavy t~ee planting can also function as community edges. As new areas are
developed, the definition of a community edge shall be a design priority.
2.11 Neighborhoods as Building Blocks
The City and county will foster the role of neighborhoods to establish community character,
provide services needed on a day-to-day basis. foster community interaction, and plan for
urban design and amenities. All neighborhoods, whether residential areas or business
districts, or mixed land use areas, should offer a unique physical elements of neighborhood
character and identity, such as: distinctive development patterns or architecture; historic or
cultural resources; amenities such as views. open space, creeks, irrigation ditches, and
varied topography; and distinctive community facilities and business areas.
2.12 Support fo~ Residential Neighborhoods
In its community design planning, the city shall support and strengthen its residential
neighborhoods. The city shall seek appropriate building scale and compatible character of
new development or redevelopment, desired public facilities and mixed commercial uses,
and sensitively designed and sized rights-of-way.
2.13 Preservation of Community Character
The city will encourage the preservation of community character as reflected in the
development pattern and relative affordabiliry of the existing housing stock in Boulder's
va~ied neighborhoods.
2.18 Mixture of Complementary Land Uses
The city and county will strongly encourage, consistent with other land use policies, a variety
of land uses in new developments. In existing neighborhoods. a mixture of land use types,
housing sizes and lot sizes may be possible if properly mitigated and respeciful of
nerghborhood character. Wherever land uses are mixed, careful design will be required in
order to ensure compatibility, accessibility and appropriate transitions between land uses that
vary in intensrty and scale.
' ~~€NDA ITERN ~ ~~ ~A+~ ~ f
2.19 Design of Newly-Developing Areas
The city shall encourage a neighborhood concept for new development which includes a
variety of residentia! densities. opPortunities for shopping, nearby support services and
conveniently sited public faci/ities, including roads and pedestrian connections, parks,
libraries. and schools_
2.21 Mixed Use
The city will encourage well designed mixed use development that incorporates a substantial
amount of affordable housing in appropriate locations. including some commercial centers,
corridors and industrial areas. In reviewing mixed use projects, the city will consider impacts
to adjacent neighborhoods. (See Policies 5.06, 5.07 and 6.10.)
2.37 Design That Respects Existing Character
Residential, commercial, and industrial development and redevelopment shall be
encou~aged to follow sound and innovative land use planning. The goals are to provide a
livable environment and, through the judicious use of landscaping, materials and human
scale. and to respect the cha~acter of the surrounding area.
2.38 Sensitive Infill and Redevelopment
Overall, infill and redevelopment shall be expected to provide significant benefits to the
community and the neighborhoods. The city shall develop tools such as neighborhood
design guidelines to promote sensitive infill and redevelopment. The city will work with
neighborhoods to p~otect and enhance neighborhood character and livability_ In order to
avoid or adequately mitigate negative impacts and enhance the benefits of additional infill
and redevelopment, subcommunity and subarea planning and other efforts will be geared to
define the acceptable amount of infill and redevelopment and standards for design quality.
2.39 Appropriate Context and Scale for Redevelopment
The city shall continue to develop and implement strategies which preserve the human
scale and the historical and architectural character of the city's older neighborhoods and
business areas. When redevelopment is proposed, sensitivity to the existing context will be
required, and preservation of historic resources will be encouraged or required. Many of
these residential neighborhoods and business areas are adjacent to each other. Special
attention will be given to protect and enhance the quality of these interface areas.
2.40 Quality Residential Site Design
Incentives shall be provided to encourage al/ types of housing, increase variety in site
design, provide for functional open space, achieve variety in housing choice and price,
encourage alternative transportation modes, and promote attractive and low-water
landscaping.
2.41 Physical Design for Citizen Needs
The city and county shall take all reasonable steps to ensure that new development and
redevelopment, public as well as private, be designed in a manner that is sensitive to social,
physical and emotional needs. Broadly defined, this shall include factors such as
accessibility to those with limited mobility, provision of coordinated facilities {or pedestrians,
bicyclists and bus-riders; provision of functional landscaping and open space; and the
appropriate scale and massing of buildings related to neighborhood context.
2.43 Enhanced Design for Built Environment
Through its policies and programs, the city shall encourage or require private sector efforts
toward qualiry architecture and urban design. Design guidelines will be developed as a tool
for new development and redevelopment. The desired context and cha~acter of existing
neighborhoods and business districts will be considered.
3.12 Parks and Recreation
.arAi[?~RlE~Itll~ ~~,.N'[46i~ '~~a..'~
Park facilities and services of the city or other service entities will provide an adequate range
of recreational opportunities for its residents. Such facilities and services will be designed in a
manner that responds to the needs of the intended users. City park and recreation facilities
will provide a variety of landscape types as amenities and recreational resources for urban
dwellers, including irrigated green spaces, low water-need plantings and natural vegetation
areas.
4.09 Wetland Protection
Natural and human-made wetlands are valuable for their ecological and, where appropriate,
recreational functions, including their ability to enhance water and air quality. Wetlands also
function as important wildlife habitat, especially for rare, threatened and endangered plants
and wildlife. The city and county will continue to develop programs to protect and enhance
wetlands in the Boulder Valley. The city will discourage the destruction of weUands, but in the
rare cases when development is permitted and the filling of wetlands cannot be avoided, new
wetlands will be created or degraded wetlands will be restored.
4.17 Hazardous Areas
Hazardous areas that present danger to life and property from flood, forest fi~e, steep slopes,
erosion, unstable soil. subsidence or similar geological development constraints will be
delineated, and development in such areas wi/l be carefully controlled or prohibited wherever
possible to preserve the natural values of local waterways while balancing private property
interests and associated cost to the city.
421 Flood Management
The city will protect the public and property from the devastating impacts of flooding in a
timely and cost-effective manner while balancing community interests with public safety
needs. The city will manage the potential for floods by implementing the following guiding
principles:
a) Preserve floodplains
b) Be prepared for floods
c) Help people protect themselves from flood hazards
d) Prevenf unwise uses and adverse impacts in the floodplain
e) Seek to accommodate floods, not control them
4.22 Non-Structural Approach
The city will seek to preserve the natural and beneficial functions of floodplains by
emphasizing and balancing the use of non-structural measures with structural mitigation.
Where drainageway improvements are proposed, a non-structural approach should be
applied
4.23 Protection of High Hazard Areas
The city will prevent redevelopment of significantly flood-damaged properties in high hazard
areas. The city will prepare a plan for property acquisition of flood-damaged and undeveloped
land in high hazard flood areas. Undeveloped high hazard flood areas will be retained in thei~
natural state whenever possible. Compatible uses of riparian cor~idors, such as natural
ecosystems, wildlife habitat and wetlands will be encouraged wherever appropriate. Trails or
other open recreational facilities may be feasible in certain areas.
5.06 Industrial Zoning
Industrial zoning under the comp~ehensive plan will provide the opportunity for the location of
industries of va~ious types and uses, including those uses considered essential to the
Boulder Valley population from a service standpoint. The zoning ordinance will be updated
periodically to assure it is adequately accommodating the existing and future needs of a
rapidly changing and technologically-oriented global industrial and services employment
base. The city will identify areas that should be protected for industrial and office uses. Where
..,«~A ~7~P~ ~ s/~" ~1~r~~.3
appropriate. mixed use development will be encouraged incorporating residential uses and
support services for the employment base.
5.07 Upgrade Existing Commercial and Industrial Areas
The city will cooperate with the private sector to foster the revitalization of commercial and
industrial areas in order to create greater vitality. Where appropriate, the city will enhance
retail and services desired by employees, add housing and create transit-friendly
developments. The city will work with property owners to improve the quality of Boulder's
office and industrial buildings through rehabilitation or ~edevelopment. A variety of tools
should be considered to create public/p~ivate partnerships that lead to successful
redevelopment. These tools may include, but are not limited to, area planning, infrastructure
improvements, changes to zoning or development standards and financial incentives.
6.02 Reduction of Single Occupancy Auto Trips
The city and county wi/l pursue the quality of life goals of residents by promoting greater use
of alternatives to single occupancy automobile travel. It is the city's specific objective to
continue progress toward ho long-term growth in traffic'through the year 2025 within the
Boulder Valley while providing for increased mo6ility through completing the mu/timodal
transportation system.
6.10 Multimodal Development
The transpo~tation system will accommodate the planned land use pattern, which includes
higher densities and mixed use in the core area and activity centers, a variety of densities in
the iringe areas, compact community size, and the possibility of one or more city auto-free
zones in the future.
Three intermodal centers will be developed or maintained in the downtown, the Bou/der
Valley Regional Center, and on the university's main campus to anchor these three activity
centers to regional transit connections and to serve as hubs for connecting pedestrian,
bicycle and local transit to regional services.
The land along multimodal corridors will be designated as multimoda/ transportation zones
when transit service is provided on that corridor. In these multimodal transportation zones,
the city will develop parking maximums and encourage parking reductions.
To minimize the negative impacts from automobiles, the city will develop st~ategies to
facilitate and encourage the use of small. fuel e~cient automobiles, particularly for urban
commuting.
7.02 SupplyofAffordable Housing
There is a growing concern about the availability of affordable housing for low and moderate
income families in the Boulder Valley. The city will continually monitor and evaluate its
policies, programs and regulations that affect land cost, development fees. and other
associated development costs to ensure that these costs are compatible with the overall goal
of affordable housing. Where appropriate, incentives and regulations will be employed to
encourage construction of affordable housing or to mitigate the costs of constructing and
acquiring permanently affordable housing. (See Policy 2.22 Incentives for Mixed Use.)
7.06 Mixture of Housing Types
The city and county, through their land use regulations and incentive programs, will
encourage the private sector to provide and maintain a mixture of housing types with varied
price ranges and densities, which attempt to meet the affordability needs of a broad range of
the Boulder Valley population. This includes families, essential workers, older adults, persons
with disabilities, at-risk children and adults and vulnerable, very low income residents. (See
Policy 2.18 Mixture oi Complementary Land Uses and Policy 2.42 Enhanced Design for the
Built Environment.)
'`_5~~ tY~P~d ~.: S!~ .,@~~~. ~1~~ ~. ~
7.12 Maintain Overall Housing Affordability
It is a goal of the city to maintain and promote the affordability of Boulder's housing stock to
meet the needs of residents along the full range of income levels. The city recognizes that
decisions regarding development and redevelopment, including the size and density of
houses, can impact the overall affordability of housing in a neighborhood.
'°'S~AtP7~~'~ ~~} ~
_ ,~,~~~!? ~ s
ATTACHMENT E
Section 9-2-13(g), B.R.C., 1981 CONCEPT PLAN REVIEW AND COMMENT
Guidelines for Review and Comment
The following guidelines will be used to guide the Planning Board's discussion regarding the site. It is
anticipated that issues other than those listed in this section will be identified as part of the concept plan
review and comment process. The Planning Board may consider the following guidelines when providing
comments on a concept plan.
1) Characteristics of the site and surrounding areas, including, without limitation, its location,
surrounding neighborhoods, development and architecture, any known natural features of the
site including, without limitation, mature trees, watercourses, hills, depressions, steep slopes
and prominent views to and from the site;
The existing area is characterized by a mixture of office, industrial, and automobile sales uses. The
area is currently in transition and will be defined by the recently approved mixed use Peloton
development which is currently under construction. No defined architectural style or character exists
in the area, although the Peloton development was approved with a similar blend of traditional and
contemporary contextual architecture. Grade on site is slight and slopes gently from southwest to the
northeast. A proliferation of mature landscaping exists on the perimeter of the property contributing to
a softened feel in the immediate area and a sense of transition between the subject property and the
surrounding properties. Views to the foothills west and southwest are prominent from the site.
As indicated by the applicanYs proposed concept plan, storm water detention is proposed on the
south western portion of the site. It appears that the size of the proposed detention pond on the site is
undersized. The proposed location of the detention pond may not function since the site generally
slopes from the southwest to the northeast. It may be better suited to place the detention pond in the
lower or north eastern portion of the site.
Additionally, it appears neighborhood buildings D and E would be located above an existing 24"
sewer main and associated utility easement on the eastern side of the property. The development
plan must be revised to remove buildings from the existing easement or at the time of Site Review or
the applicant will be required to vacate the existing easement, relocate the sewer line and dedicate a
new public utility easement. The subject sewer main is critical to the city sewer system and will need
to be operational at all times during construction.
2) Community policy considerations including, without limitation, the review process and likely
conformity of the proposed development with the Boulder Valley Comprehensive Plan and
other ordinances, goals, policies, and plans, including, without limitation, subcommunity and
subarea plans;
No area plans currently exist for the area however, at the time of Site Review and Rezoning, the
applicant will be required to demonstrate compliance with the following BVCP policies:
1.21 Jobs:Housing Balance
Boulder is a major employment center, with more jobs than housing for people who work here. This
has resulted in both positive and negative impacts including economic prosperity, significant in-
commuting, and high demand on existing housing. The city will continue to be a major employment
center and will seek opportunities to improve the balance of jobs and housing while maintaining a
healthy economy. This will be accomplished by encouraging new mixed use neighborhoods in areas
close to where people work, encouraging transit-oriented development in appropriate locations,
preserving service commercial uses, converting industrial uses to residential uses in appropriate
locations, and mitigating the impacts of traffic congestion.
2.04 Compact Land Use Pattern
The city and county will, by implementing the Comprehensive Plan. ensure that development will
~,..'P~~~IT~P~~ ~~ ~A~~ ~~.j
take place in an orderly fashion which will take advantage of existing urban services and shall avoid,
insofar as possible, patterns of leapfrog, noncontiguous, scattered development within the Boulder
Valley. The city prefers redevelopment and infill as compared to development in an expanded
service area, in order to prevent urban sprawl and create a compact community.
2.06 Design of Community Edges
Well defined edges for the city's 6oundaries are important because they support an understanding
and appreciation of the city's image and create a clear sense of arrival and departure. Natural
feature are most effective as edges, but public open land, major roadways, or heavy tree planting
can also function as community edges. As new areas are developed. the definition of a community
edge shall be a design priority.
2.11 Neighborhoods as Building Blocks
The City and county will foster the role of neighborhoods to establish community character, provide
services needed on a day-to-day basis, foster community interaction, and plan for urban design and
amenities. All neighborhoods, whether residential areas or business districts, or mixed land use
areas, should offer a unique physical elements of neighborhood character and identity, such as:
distinctive development patterns or architecture; hisforic or cultural resources; amenities such as
views, open space, creeks, irrigation ditches, and varied topography, and distinctive community
facilities and business areas.
2.12 Support for Residential Neighborhoods
In its community design planning, the city shall support and strengthen its residential
neighborhoods. The city shall seek appropriate building scale and compatible character of new
development or redevelopment, desired public facilities and mixed commercial uses, and sensitively
designed and sized rights-of-way.
2.13 Preservation of Community Character
The crty will encourage the preservation of community character as reflected in the development
pattern and relative affordability of the existing housing stock in Boulder's varied neighborhoods.
2.18 Mixture of Complementary Land Uses
The city and county will strongly encourage, consistent with other land use policies, a va~iety of land
uses in new developments_ In existing neighborhoods, a mixture of land use types, housing sizes and
lot sizes may be possible if properly mitigated and ~espectful of neighborhood character. Wherever
land uses are mixed. careful design will be required in order to ensure compatibility, accessibility and
appropriate transitions between land uses that vary in intensity and scale.
2.19 Design of Newly-Developing Areas
The city shal! encourage a neighborhood concept for new development which includes a variety of
residential densities, opportunities for shopping, nearby support services and conveniently sited
public facilities, including roads and pedest~ian connections, parks, libraries, and schools.
2.21 Mixed Use
The city will encourage well designed mixed use development that incorporates a substantial amount
of affordable housing in appropriate locations, including some commercial centers, corridors and
industrial areas. In reviewing mixed use projects, the city will consider impacts to adjacent
neighborhoods. (See Policies 5.06, 5.07 and 6.10_)
2.37 Design That Respects Existing Character
Residential, commercial, and industrial development and redevelopment shall be encouraged to
follow sound and innovative land use planning. The goals are to provide a livable environment and,
th~ough the judicious use of landscaping, materials and human scale, and to respect the character
of the surrounding area.
2.38 Sensitive Infill and Redevelopment
,.._e:a~ya l~'~~ 3's S~ ~~~"i~, -.~ ~ ~
Overall. infill and redevelopment sha/l be expected to provide significant benefits to the community
and the neighborhoods. The city shall develop too/s such as neighborhood design guidelines to
promote sensitive infill and redevelopment. The city will work with neighborhoods to protect and
enhance neighborhood character and livability. In order to avoid or adequately mitigate negative
impacts and enhance the benefits of additional infill and redevelopment, subcommunity and
subarea planning and other efforts will be geared to define the acceptable amount of infill and
redevelopment and standards for design quality.
2.39 Appropriate Context and Scale for Redevelopment
The city shall continue to develop and implement strategies which preserve the human scale and
the historical and architectura~ cha~acter of the city's older neighborhoods and business areas.
When redevelopment is proposed, sensitivity to the existing context will be required, and
preservation of historic resources will be encouraged or required. Many of these residential
neighborhoods and business areas are adjacent to each other. Special attention will be given to
protect and enhance the quality of these interface areas.
2.40 Quality Residential Site Design
Incentives shall be provided to encourage all types of housing, increase variety in site design,
provide for functional open space, achieve variety in housing choice and price, encourage
alternative transportation modes, and promote attractive and low-water landscaping.
2.41 Physical Design for Citizen Needs
The city and county shall take all reasonable steps to ensure that new development and
redevelopment, pub/ic as well as private, be designed in a manner that is sensitive to social,
physical and emotional needs. Broadly defined, this shall include factors such as accessibility to
those with limited mobility, provision of coordinated facilities for pedestrians, bicyclists and bus-
riders; provision of functional landscaping and open space; and the appropriate scale and massing
of buildings related to neighborhood context.
2.43 Enhanced Design for Built Environment
Through its policies and programs, the city shall encourage or require private sector efforts toward
quality architecture and urban design. Design guidelines will be deve%ped as a tool for new
development and redevelopment. The desired context and character of existing neighborhoods and
business districts will be considered.
3.12 Parks and Recreation
Park facilities and services of the city or other service entities will provide an adequate range of
recreational opportunities for its residents. Such facilities and services will be designed in a manner
that responds to the needs of the intended users. Ciry park and recreation facilities will provide a
variety of landscape types as amenities and recreational resources for urban dwellers, including
irrigated green spaces, low water-need plantings and natural vegetation areas.
4.09 Wetland Protection
Natural and human-made wetlands are valuable for their ecological and, whe~e appropriate,
recreational functions, including thei~ ability to enhance water and air quality. Wetlands also function
as important wildlife habitat. especially for rare, fhreatened and endangered plants and wildlife. The
city and county will continue to develop programs to protect and enhance wetlands in the Boulder
Valley. The city will discourage the destruction of wetlands, but in the rare cases when development
is permitted and the filling of wetlands cannot be avoided. new wetlands will be created or degraded
wetlands wil/ be restored.
4.17 Hazardous Areas
Hazardous areas that present danger to life and property from flood, forest fire, steep slopes, erosion,
unstable soil, subsidence or similar geological development constraints will be delineated, and
development in such areas will be carefully controlled or prohibited wherever possible to preserve the
-,z~~ ~~~~ ~ ~/~ ~.~G~ C` 3
natural values of local waterways while balancing private property interests and associated cost to the
city.
4.21 Flood Management
The city will protect the public and property from the devastating impacts of flooding in a timely and
cost-effective manner while balancing community interests with public safety needs. The city will
manage the potential for floods by implementing the following guiding principles:
a) Preserve floodplains
b) Be prepared for floods
c) He/p people protect themselves from flood hazards
d) Prevent unwise uses and adverse impacts in the floodplain
e) Seek to accommodate floods, not control them
4.22 Non-Structural Approach
The city will seek to preserve the natural and beneficial functions of floodplains by emphasizing and
balancing the use of non-st~uctural measures with structural mitigation. Where drainageway
improvements a~e p~oposed, a non-structural approach should be applied
4.23 Protection of High Hazard Areas
The city will prevent redevelopment of significantly flood-damaged properties in high hazard areas.
The city will prepare a plan for property acquisition of flood-damaged and undeveloped land in high
hazard flood areas. Undeveloped high hazard flood areas will be retained in their natural state
whenever possible. Compatible uses of riparian corridors, such as natural ecosystems, wildlife habitat
and wetlands will be encouraged whe~ever appropriate. Trails or other open recreational facilities may
be feasible in certain areas.
5.06 Industrial Zoning
Industrial zoning under the comprehensive plan will provide the opportunity for the location of
industries of various types and uses, including those uses considered essential to the Boulder Valley
population from a se~vice standpoint. The zoning ordinance will be updated periodically to assure it is
adequately accommodating the existing and future needs of a rapidly changing and technologically-
oriented g/oba/ industrial and services employment base. The city will identify areas that should be
protected for industrial and o~ce uses. Where appropriate, mixed use development will be
encouraged incorporating residential uses and support services for the employment base.
5.07 Upg~ade Existing Commercial and lndustrial Areas
The city will cooperate with the private secto~ to foster the revitalization of commercial and industrial
areas in order to create greater vitality. Whe~e appropriate, the city will enhance retail and services
desired by employees, add housing and create transit-friendly developments. The city will work with
property owners to improve the quality of Boulder's office and indust~ial buildings through
rehabilitation or redevelopment. A variety of tools should be considered to create public/private
partnerships that lead to successful redevelopment. These tools may include, but are not limited to,
area planning, infrastructure improvements, changes to zoning or development standards and
financial incentives.
6.02 Reduction of Single Occupancy Auto Trips
The city and county will pursue the quality of life goals of residents by promoting greater use of
alternatives to single occupancy automobile travel. It is the city's specific objective to continue
progress toward 'no long-term growth in traffic' through the year 2025 within the Boulder Valley while
providing for increased mobility through completing the multimodal transportation system.
6.10 Multimodal Development
The transportation system will accommodate the planned land use pattern, which includes higher
densities and mixed use in the core area and activity centers. a variety of densities in the fringe
areas, compact community size, and the possibility of one or more crty auto-free zones in the future.
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Three intermodal centers will be developed or maintained in the downtown, the Boulder Valley
Regional Center, and on the university's main campus to anchor these three activity centers to
regional transit connections and to serve as hubs for connecting pedestrian, bicycle and local transit
to ~egional services.
The land along multimodal corridors will be designated as multimodal transportation zones when
transit service is provided on that corridor. ln these multimodal transportation zones, the city will
develop parking maximums and encourage parking reductions.
To minimize the negative impacts from automobiles, the city will develop strategies to facilitate and
encourage the use of small, fuel efficient automobiles, particularly fo~ urban commuting.
7.02 Supply of Affordable Housing
There is a growing concern about the availabiliry of affordable housing for low and moderate income
families in the Boulder Valley. The ciry will continually monitor and evaluate its policies, programs and
regulations that affect land cost. development fees, and other associated development costs to
ensure that these costs are compatible with the overall goal of affordable housing. Where
appropriate, incenfives and regulations will be employed to encourage construction of a(fordable
housing or to mitigate the costs of constructing and acquiring permanently affordable housing. (See
Policy 2.22 Incentives for Mixed Use.J
7.06 Mixture of Housing Types
The city and county, through their land use regulations and incentive programs, will encourage the
private secto~ to provide and maintain a mixture of housing types with varied price ranges and
densities, which attempt to meet the affordability needs of a broad range of the Boulder Valley
population. This includes families, essential workers, older adults, persons with disabilities, at-risk
children and adults and vulnerable, very low income residents. (See Policy 2.18 Mixture of
Complementary Land Uses and Policy 2.42 Enhanced Design for the Built Environment.)
7.12 Maintain Overall Housing Aflordability
It is a goal of the city to maintain and promote the affordability of Boulder's housing stock to meet the
needs of residents along the full range of income levels. The city recognizes that decisions regarding
development and redevelopment, including the size and density of houses, can impact the overall
affordability of housing in a neighborhood.
Additionally, the applicanl will be required to demonstrate compliance with the Site Review criteria
found in Section 9-2-14, B.R.C, 1981. Any requested modifications to the Site Review criteria must
demonstrate improved design.
Based on the flood impacts on the subject property, it does not seem likely that the concept as
proposed will meet the aforementioned BVCP policies and goals or the Site Review criteria found in
Section 9-2-14, B.R.C., 1981.
3) Applicable criteria, review procedures, and submission requirements for a site review;
The applicant will be required to demonstrate compliance with the Site Review criteria found in
Section 9-2-14, B.R.C, 1981 as well as. Any requested modifications to the Site Review criteria must
demonstrate improved design. The following applications will be reqwred:
1) Site Review
2) Rezoning
3) BVCP Map Amendment
4) Subdivision (if applicable)
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Per Section 9-2-~ 4(g), Planning Board approval will be required for the proposed height modification
as well as the proposed rezoning and increase in density in the RH-3 zoning district. The
aforementioned applications , may be submitted and reviewed concurrently.
A BVCP map amendment requires the approval of the Boulder County planning Commission and
may be processed concurrently with the Site Review application. City Council approval will also be
required for the proposed rezoning.
4) Permits that may need to be obtained and processes that may need to be completed prior to,
concurrent with, or subsequent to site review approval;
Technical document review and approved building permits will be required prior to construction. Refer
to criteria three above
5) Opportunities and constraints in relation to the transportation system, including, without
limitation, access, linkage, signalization, signage, and circulation, existing transportation
system capacity problems serving the requirements of the transportation master plan,
possible trail links, and the possible need for a traffic or transportation study;
The site was originally intended to accommodate commercial / industrial traffic. At the time of Site
Review, a traffic study will be required to determine the impacts of the addition of 295 units on the
immediate area.
Six bus routes run along Arapahoe including the Jump, the Stampede, 206, 208, J and S). Easy
access to the Boulder Creek trail is also available south east from the site at the intersection of
Boulder Creek and Arapahoe east of the site.
6) Environmental opportunities and constraints including, without limitation, the identification of
wetlands, important view corridors, floodplains and other natural hazards, wildlife corridors,
endangered and protected species and habitats, the need for further biological inventories of
the site and at what point in the process the information will be necessary;
The site is impacted by the 100 year, conveyance, and high-hazard flood zones. No environmentally
sensitive habitats or corridors exist on the property, however, a proliferation of mature landscaping
exists on the perimeter of the site.
7) Appropriate ranges of land uses; and
The site is a proposed mixture of 295 residential units and 8,000 square feet of office. The proposed
range of land uses is appropriate. The development will be well served by the adjacent Peloton
neighborhood center retail and services uses, however, the RH-3 zone district encourages
neighborhood scale mixed use, therefore applicant may consider adding neighborhood scale retail or
services uses to serve residents.
8) The appropriateness of or necessity for housing.
BVCP policy 1.21 encourages residential development in industrial areas where appropriate, however, it
is not clear the site is appropriate for high density residential development as proposed.
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