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5A - Continuation of the public hearing & compilation of requests for changes to be considered as part of the 2008 Mid-Term Review...e Boulder Valley Comprehensive Plan (BVCP)CITY OF BOULDER PLANNING BOARD AGENDA ITEM MEETING DATE: December 6, 2007 (Agenda Itein Preparation Date: November 30, 2007) AGENDA TITLE: Continuation of the public hearing and compilation of requests for changes to be considered further as part of the 2008 Mid-Term Review ro the Boulder Valley Comprehensive Plan (BVCP). This continuation is only for requests #1 (825-835 Walnut St. change from Transitional Business to General Business) and #5 (2637 Valmont Rd. change from Manufactured Housing to High Density Residential), from the November I5, 2007 meeting. REQUESTING DEPARTMENT: Ruth McHeyser, Acting Plailning Director Susan Richstone, Acting Long Range Planning Manager Chris Meschuk, Planner Avant Kamsey, Long Range Planning Intern EXECUTIVE SUMMARY: The purpose of this item is for the Planning Board to determine whether requests # 1 and/or #5 should be added [o the list of items to be considered further as part of the 2008 mid-term review of the Boulder Valley Comprehensive Plan (BVCP). On November 15, 2007, Pianning Board compiled a list ofnine changes, and continued these two requests (#1 and #5) to this meeting. As a part of the 2008 BVCP mid-term review, seven requests for changes to the comprehensive plan are proposed by members of the publia ln addition, the Planning Department and Open Space and Mountain Parks Department are proposing several map changes and two text changes. The purposes of the mid-term review are to address objectives identified in the last major update and progress made in meeting those objectives, provide an opporh~nity for the public to request changes to the plan that do not involve si~niYicant city and county resources to evaluate, make minor additions or clarifications to the policy section and to make minor adjustments Co the service area boundary. The mid-term review is not intended to be a time to consider major policy changes. On August 15, 2007 the County Planning Commission discussed the process and timeline for the mid-term review, as did the Planning Board on August 16, 2007. Both boards approved the timeline and schedule. At [his stage in the review, the board is being asked to compile a list of proposed changes to be analyzed further during the 2008 Mid-Term review to the comprehensive plan. This is an initial s:,r~nN~re-rreMSmneMOS~im.zoos_iivcr_iz.e.oza~>~ AGENDA ITEM # SA Paee 1 screening process to determine which applications staff will analyze further and then make recommendations to the Planning Board for action in February 2008. Certain changes require two-body review (Planning Board and City Council), while others require four-body review (Planning Board, City Council, the Boulder County Planning Commission and the Boulder County Commissioners). The BVCP Action Plan was adopted during the five year major update to the comprehensive plan with the intent that it should be revisited at each mid-term review for update and revision. Revisions to the Action Plan will be considered as part of the mid-terns review. The table in Attachment A summarizes the two requested changes and staff's recommendations for those requests that should recei~, further analysis as part of the 2008 BVCP Mid-Term Review. Attachment B includes a map showing the two land use designation request locations. Attachment C contains the two requests received. The Comprehensive Plan mid-term review section defines the types of requests that may be considered at this time, in consultation with the County Land Use department. There are three categories of changes proposed: A. Land Use Map & Service Area Boundary Changes (Public and Staff B. Minor Additions or Clarifications to the Policv & Text sections C. Staff Initiated Land Use Map Rectifications The plan specifies that the Planning Board consider all requests for changes together with the staff recommendations at a public hearing and compile a list oC proposed changes to be considered during the mid-term review. Proposed changes are reviewed by the Planning Department, which prepares a recommendation in consultation with the county Land Use Department on whether to include each proposed change in the mid-term review. The criteria to determine whether to include a proposed change in the mid-term review is based upon: (a) consistency with the purposes of the mid-term review as described above, (b) available resources to evaluate the proposed change (city and county staffing and budget priorities). (c) consistency with current BVCP policies; and, (d) compatibility with adjacent land uses and neighborhood context. At the November 15, 2007 Planning Board meeting, the board recommended the following requests be considered further: Land Use and Service Area Boundary Changes #2 5801 Arapahoe Road #3 385 S. Broadway St #4 1000 Rosewood Ave #6 South of 5600 & 5660 Airport Blvd. #7 OSMP acquisitions & dispositions Changes to .Area Plan and Program Summaries #9 TVAP Summary & possible changes to Land Use Map descriptions #10 Parks and Recreation Master Plan Summary Update s:~rrnv~ao-iT~nas~.mEMOS~~~i~».zooa avm iz.a.oza~,. AGENDA ITEM # SA Pace 2 Staff Initiated Land Use Map rectifications 1# I 1 5880 Butte Mill Rd # 12 2800 Pearl Street STAFF RECOMMENDATION Staff recommends that the following land use map change be considered for further analysis in the 2008 mid-term review: Land Use and Service Area Boundary Change, #5 2637 Valmont Rd PU[3LIC PROCESS The opportunity [or landowners and the general public to submit requests for changes to the plan was advertised in the Ucrili~ C'cuner•u in September and October. Additionally, staff contacted property owners and interested parties via email and L?S mail who had recently expressed interest in land use designation changes. and an email notification ~~°as sent to the P&DS email distribution list. Owners of properties proposed for land use designation changes in the mid-term review will receive written notification at least 30 days prior to any public hearin~~ and action on proposed changes. ANALYSt4 A. Land Use Man & Se~~ice .-~~-ea F3oundary Changes T'he Planning Department received five public requests for land use map chan<<es. one request for a minor service area boundary change, and staff is proposing two land use map rectifications. All of the requc~ts meet rc~ ie~~~ criterion (a) -they are consistent with the purposes of the mid-teen review, and criterion (h) -staff has the resources to evaluate the requested change. 'therefore. the analysis below will only locus on criteria (c) and (d). 1. 825 & 835 Walnut Street -Land use map change fi•om Transitional Business (TB) to General Business (GB) _i, ~ 1 - -1 Re uest: I,aua use change from transitional business to yP ~r.~ - general business. ~ cs.~.t _ Analysis: The owners of 825 and 835 Walnut Street are _ requesting a change to General Business to rcilect the , ' changing neighborhood character. The two lots are _ - currently designated as TB land uses and are backed by pyN~tsz__ ~ 3 GB uses to the north and lie opposite Walmrt Street i~rnm ~ ~ ' high density residential units. The request stems from _uro ~ the owners desire to change the zoning designation for ` ! _ . the two parcels fi•om Business -'transitional 2 to ~ ~z$ Iwo. Business Main Street. •=,°'~.N_ ~ ~ ---`-""roN . s:~<<~i.r,n~~,rya-rri.na~~~~~~.NTOS~i~,,.za~s_avc~i~_iz.f~.o~.d„~. ACENllt1 ["1'E1~1 # aA I'a~e 3 (c) co~~sisterrc~~ 1?~i~h cau•~-efTt B~'CP~oli~•ies; The request appears to he inconsistent ~~ith policies 2.17 -Protection of Residential Neighborhoods Adjacent to Non-residential1_.ones, and 2.19 -Compatibility of Adjacent Land Uses. (cf~ e~~m~~ulibilit}~ ??'ith ac~jcrcc~r~! laj~d trses~ cn~d ~aeighh~~rhnnd c•o~~tc~r1. The properties are currently designated as Transitional Business. which is a designation "shown along certain major streets of the vallc~~. These arc areas usually zoned for less intensive business uses than in the General Business areas. and they often provide a transition to residential areas." These properties have historically been a transitional land use. General Business areas "are located, for the most part. at junctions of major arterials oI-the city where intensive conul~ercial uses have ah-eady been allowed. 'I-he plan proposes that these areas continue to be used ~yithout expanding the strip character already established.'' The current character of the 70O and 800 blocks of Vl'ah~ut are less intensive commercial uses. some residential uses, and residential and commercial uses lie directly across the street Isom the proposed properties. "Che designation of Transitional Business in this area is to specifically U•ansition from the more intensive Pearl Street uses to the less intensive commercial uses and residential uses along Walnut St. and Canyon Bled. and to recognize and preserve the existing character of one to one-and-a-half story buildin<~s. ~?~me of ~yhieh may have historic significance. Initial information on the buildings at 82~-H Wahlut Street indicate that both may be eligible for local landmark designation. The property owners of the 700 to 900 blocks of \1~alnut requested as part of the 1997 comprehensive re-zoning to change from transitional business zoning to Business Main Street zoning. The Planning Board did not support the change. During the second reading of the re- zoning ordinance by City Council. a motion to change the zoning to BMS on Walnut from 7'~' to 9`~' failed flo~~~ever, on third reading of the ordinance. City Council approved a zoning change (5- for the parcel at the corner of 9'~' and Vl%ahurt (known as the Wither's property), to BMS (then BMS-X) along 9`~' Street in order to encourage retail alone the 9`~' Street frontage. The pa?-cel was ?-edeveloped in 2002. which included re-locating and landmarking the Ander•son- Martin House, which now faces Walnut, and constructing amixed-use building along 9`~' Street. The comprehensive plat was not changed. Staff Recommendation: Staff does not recommend that the request be included in the mid-term review. 2637 Valmont Road (Boulder Mobile 1ylanor) -Land use map chan~~c from Manufactured Housing, to Hith Density Residential Request: Land use designation chan~~e for 26 Valmont Rd ti•om manufactured housing to high-density residential. Boulder Housing Partners (BHP1 owns the 4.9 acre property and would like to preserve the affordable housing on the site but upgrade the units to a fixed-foundation housin~~ type. s:~ri_~~~ ,~r~-iTr_~ns.ti•~?F.naos~,~i~» coos i;v<~i> i~.~,o~.~~,~~ AGEND~~ ITEM # ~A Page ~ Analysis: T-he BVCP recognizes the importance of providing and preserving manufactured homes as an a{~tordable housing option in the city of Boulder. The Boulder Mobile Manor consists of G6 manufactured homes. "1'he site was developed in I 1. and does not comply with the performance standards of the HUD code of 1976. and currently is in disrepair. = - ....AMR. The manufactured housin~~ land use was created durir~~~ ~ "R ~ the 2000 update to the BVCP. as part of an effort to preserve affordable housing options. Prior to 2000. the _ ~4~-- subject property was designated hi~~h density residential. ~ M" High density residential uses border the property to the east. r ~t,~e - - In 200E BHP met with Cih- staff to discuss redevelopment N „A~_„,R_o_ _ _ options for the Mobile Manor site. Rather than replace - the current housing stock with manufactured housing. BHP would lilac to redoclop the prc~prrt_, to provide 66 to 80 permanently aftordablcffxed-foundation units and possibly integrate mixed use elements and subsidized micro-enterprise opportunities. The underlwing goal of the BVCI'~s preservation of manufactured homes is to preserve affordable housing, not necessarily the particular housing type. The fixed-foundation option will provide higher quality, more sustainable units to Boulder's affordable housing supply. (c) corrsistenc'y t~rrih ctu•re~~t BVCP ~~nlrc•ie.ti~; The request appears to be consistent ~~~ith current BVCP policies regarding affordable housing. (r!) c~~r~~~~rlihililt~ ~vilh cidjncen/ l~n~~J feces rn~c! ~~c~ighhorhnod conlc~xl. 'f Itc request ?r?ay be consistent w~itl? the current neighborhood context and adjacent land uses. Staff Recommendation: Staff recommends that this request be considered further. NEXT STEPS Staff will conduct neighborhood meetings for proposed land use designation changes where appropriate. Proposed char;yes to the plan will be acted upon by all four approval bodies in duly noticed public hearings. The Planning Board is tentatively scheduled to hold a public hearing and act on the proposed changes in February 2008. A map indicatin<,~ where the proposed changes are located and a description of each change will be published in the newspaper prior to the public hearings. Timeline December City and county staff analyze proposed changes January Conduct neighborhood meetim~s February Planning Board and City Council action un proposed changes March County Planning Commission and Board of County Commissioners action on proposed changes s:~,r~r.~rv~~i~r~-rrr_:n~s~r~tin;ros~,~i~».zuns rivcr~ iz.~;.o~.d~,~~ AGENDA ITEM # ~A Page Appro~~ed By: / ~ ~ ~ Ruth McHe~~scr. Acting Plannin~~ [)irr~t~~r Planninz 1)cpartm~ni ATTA('HMENTS: Attachment A: ~1'ablc ol~de,criptions and recommendations on proposed chan~,e~ Attachment B: clap sho~~~in~~ location of proposed changes .lttachment C: fleduests t~~r C'omprehensi~ e Plan Changes ;~i i~~;-i ~ i ~n v. ~u,~~ i> i,_~, ~i,,, A(~E\UA ITE19 # ~A I'a~c 6 REQUESTED CO~II'REHENSI~'L PLAN CHANGES - DESCIt1PT1ONS AND REC0:1iMENDED PLANNING BOARD AC1'lON See the map; in the memorandum for locations and surroun~iin~~ land use designations. c i Current Proposed Q BVCP Land BVCP Land Er Type of Use Current Use Z Request # DescriptionlLocation Change Designation Zoning Designation Description Staff Recommendation , W Land Use Map Chan es x ~ 'Land Use change from V Transitional Business to ~ Transitional Business - General General Business, in ~ 825 & 835 Walnut St, Land Use Business Transitional Business order to change zoning Not recommended for ~ 1 Lots 9 & 10 Ma Change TB 2 BT-2 GB) from BT-2 to BMS. further analysis _ Land Use change from ~ 2637 Valmont Manufactured Residential High Density "Manufactured (Valmont between Land Use Housing -High 4 Residential Housing" to "High Recommended for further 5 Folsom & 28th) Map Chan e (MH) (RH-4) (HR) ,Density Residential" anal sis Requests for Map Changes ATTACHMEfJT B - ifs, h 4: 1000 Rosewood Ave s i 6: S. of 5600 Airport Rd I 5: 2637 Valmont Rd ~ ` ' _ ~ - ~ Valmont Rd - ~ y' ~ ~ ' j ~ f `~~>a'~ ~ ~ 11:5880 Butte Mill Rd Peat, St i 1:825 & 835 ~ _ 1~ =300 Pearl St 2: 5801 Walnut a - ~ i Arapahoe Ave Arapahoe Ave ~ I - - = i 1 e,.o as ~dy I j Baseline Rd i N Legend 385 S. Broadway ®Requests for Map Changes u - ATTACHMENTC _l- . G`P`I of Boulge~ I t F BOULDER VALLEY COMPREHENSIVE PLAN REQUEST FORM FOR A'HD-TERM REVISION Type of Amendment (check all that app?vl 1~ Land Use Map change Minor additiott/clarification to Policy Section Land Use Description change _ Change designation of land from Arca 1113 to IIA* Minor Service Area Boundary change* Please provide the tollowine informafion Brief description of the proposed amendment-. __1.~.~ NS L~1 ; ~ ___~-~S ~ ~N\ --C3iAPGE ZONING-C&OM-I3T-2~ 'f0 BE46 - ~ ~ "T-~ G tZ I3ricf reason or justification of proposed amendment: _ CHANGING CHARACTER OF NEIGHBORHOOD 'If Icyucsting minor service an:a boundary change or Area 1113 to Aica IlA changq address proper criteria stipulated in 13oulder Valley Compmhensivc Plan ] f map amendmene p()P P BVCP JUNE 2006 -AREA 1 _ Ma s ro osed for amendment: Brief description of location of proposed amendment: e2s a s3s WALNUT STREET LOTS LOTS 9 & 10 BK 63 BOULDER WEST 25 1N 71W Section _ Twnshp: IZangc: TWO LOTS EACH 50`X190'- 14,000 SF TOTAL Site of parcel: _ Does person requesting change have a development application or some interest in property that in any manner would be afTectad by this amendment proposal? (lf yes, please explain): YES. OVlNERS OF 825 & 835 WALNUT AND WOULD BE AFFECTED anA~a ~ l: r~ r~,e? G\ty of eoultle~ Person Requesting Change: NamC: PRINCIPALS OF 825 WALNUT PARTNERS, KERNER FAMILY LLP, DONNA & MIKAEL ~VANliQON-~PIT'i'OPr ITAl~-- Address: 76ss VALMONT RD BOULDER CO 80301 - WALNUT PARTNERS 40 SANDY DRZVE BOULDER 80302 - TOM ~ ELIZABETH NEOPOLITAN IRVING KERNER 303 940 0947; DANA & MIItAEL VAN LOON 303 494 0677 Phone: - - TOM & ELIZABETH NEOPOLITAN 303 999 0176 Owner: Name: sAME As ABOVE Address: Phone: RepresentaHve(Contact: HOWER ARCHITECTS, LLC Name: 711 WALNUT STREET - CARRIAGE HOUSE Address: BOULDER CO 80302 303 947 9965 ROLAND HOWER Phone: _ SUPPLEMENTAL INFORMATION TO BE SUBMITTED WITH REQUEST FORM 1. Narrative addressuig the details of the proposed amendment including reason or justification for proposal, its relationship to thc goals, policies, elements, and amendrneni criteria of the Boulder Valley Comprehensive Plan. 2. Location snap showing size and relationship of the area proposed for amendtneut to surrounding roads, existing and planned land uses, natural features, present Comprehensive Plan designations, etc., 8 I/2" x 11"map suitable for photocopyhg. 3. Detailed map (lazger scale than location map) of site showing topographic contours, shuctures or improvements, physical features, etc., if required; 8 x 1 I" map suitable for photocopying. 4. Name of person who prepazed submittal information. 5. Additional htformation or copies of submittal materials may be required. Hyendak~~_`~[_~_f~k~ l0 Hower Architects 711 WALNUT STREET BOULDER COLORADO 80302 October 4, 2007 Re: 825 & 835 Walnut Street rezone amendment The following narrative presents justifications for a proposal to change zoning for the above mentioned properties from BT-2 to BMS, consistent with the Boulder Valley Comprehensive Plan. The proposal meets the criteria of the BVCP. The surrounding environs have changed and are continuing to change to such a degree that it is in the public interest to recognize the changed character of the area, and encourage and support a redevelopment of the area. The transitional business zone hindering development on the block of Walnut between 9t" and 8"' streets is inconsistent with the goals of the BVCP. The newly developed property at the corner of Walnut and 9°i streets was the result of a zoning change from BT-2 to BMS. This allowed for amixed-use development to occur that could not have occurred in the BT-2 zoning. This mixed-use development occurred because it supported and furthered the goals of the BVCP. Similar redevelopment is what is happening along Pearl from 9'" to 7"' streets. These redevelopments have changed the scale and character of the neighborhood. The proposed zoning change will support the General Policies of the BVCP by preserving the commitment to a diversity of housing types and price ranges to meet needs of the Boulder Valley population. It is probable that the development on the 825 & 835 sites would provide at least ten additional housing units in the Walnut neighborhood. Rezoning would allow provision of quality urban spaces that serve all sectors of the community. It would also meet BVCP goals of compact, contiguous development and preference for infill land redevelopment as opposed to sprawl. Mixed use, mixed density projects can provide and sustain these goals. Upon request for redevelopment, the historic nature of the existing structures would be evaluated. Historic preservation issues are not relevant to this proposed zoning. Economic development in Boulder would be supported by the Walnut block rezoning as it would bring more businesses and housing that result in increases in the Boulder Gity tax base. There is an obvious scale change in the type of development in the adjacent Pearl street neighborhood in recent years. The BMS zone can support an FAR of as much as 1.1, and has allowed for the redeveloped mixed-use projects along Pearl between 9"' and 7~' Streets, and at 9~' and Walnut. The BT-2 zone will support an FAR of 0.5, thus restricting the redevelopment of the properties along Walnut Street. ,,..__~_~.,...Y M1 I 2 The original TB-E zoning (now known as BT-2 zone cir. Sept. 2006) was instituted in 1971. Removal of this outdated zoning would allow owners to redevelop the block in such a manner as to further the City Manager's goal of business ownership of properties occupied so as to keep business in downtown. A walk around the area cannot fail to impress an observer with the logic of this proposal. Clearly, BT-2 is appropriate for Walnut Street moving west from 8"' Street. There, we have a quiet area of large trees with older buildings containing professional offices, providing a pastoral transition to residential areas. East of 8"' Street we find a Walnut Street surrounded by residential-business mixed-use. The City has already recognized and created these facts on the ground by rezoning the 9"' and Walnut corner. Surely, the goals of the BVCP can only be served and enhanced by this proposed rezoning. 711 WALNUT STREET CARRIAGE HOUSE BOULDER CO 80302 VOICE' 303 447 9465 FAX: 303 447 9923 ~ yy~q..;. $ ear ,py~, ~ < '~y ti f~Q~~ ~ 4 )jTfi ~S~' 4 3-~ itSl ~4 ~ i&Hli ~ ~it'~. ~ ~ ...f~.~H6f~ia~ .4 1 .r +c. y~ h' a a ~ t ~ i; ti ru s. ~ "t,m~` , ~ r '2'~ ~ a ' w ".f~ ~ F'~~6~'~ ~ 'i r ~ e' i'i ~°C' ax ~ ~ .1.C .ei t 1 l:._ f7 f xC i^~ 51 1M ~ 4~ ~';t S 4 hR~ i' 1 u^krat.~ ~~MyC 'SF E i t r w _ f ~ i Y ~ 4'' ~ Z ~ ~ S f !a ~N '4~YK ya ~14~~v i ~ ~ ~ ~ ~ T t~~ t ~~f~it ~ 4w~ vr' ~-,.r ,~!c { M,y hi; r,~r'i jt ~ 5i~2+~.,; f u v- a - Y a, .,r. ~.I(l 5 a ~ r s ~j ' 1~`'~ ~ 3 aS ~x ~~~`t~cr°~oY,,,,~ A ~ T fit. i ~T t 1 n ~~"W yl ~ ~S ~ ~ '1~,. e ~ tf . ~ fir.- +i' < prv,+'+- if 4 ~ "~If' ~ ~~L. rt;a ~'d .~e~~ T ~ < _ ~ ~b + Fa ' 7i S S: ~ F ~F lid 3 5 ..K ' ~ l ~ ~a ~ RT~ a ~ ,,,lR4 ~y: Y ice' t ~ 1 e ~ ~ e y"t - c. ~ i~ } a 'fit a p- ~ ~ ~ . a i i 9. ~ i ' ~ ~ I ~ %S. e [ ~ ~ .%r 4~ ! x rya C.~~ i5 2~. ? ,t ~ 1 ii; :[rte ' ~ ? _A ~ iI'CI'LI s Try ' l~ ~q , ~ W ~y`r'ti H j`~~ dry « ~ ~4~ a~~• ~ ~ -„r"C r 4 ~ k ~ ~ a ~ lF~ ~ ry ~ ~ rily y~~ j 1 ~ y ~J~ z v ~ y > ~S! 3 ~i~~'1kF~ S, . ~ ~ ~ f. ~ ~ r.~ ..V ~4 t _ ~ _ 1 i iL~, ~ v ~ ~.,yft~' y~~~~r~ ' ~ ~ .^S .1 F y~r ` ~ ,k M1 r ~ , ,fi: '3i r'45i+ti ' ~ a ~ "ec'"' ~ ~ ~A ~ +.{t q Styx' 4 /i ~ -r 3~h ~ Ym i o, ~ ~ yy i.>. -~.f ~ s:~: _ '"'n Y„s ~ _ 1 1 ~ «1~~ fI I a ::t:?: f:.: '1 ~a~ rh . ~ - c 'z: _ •:xY'~:~:::::::::::::i:i _.r........... .r 1.. ::::rte _ .r _ ..1 k:= .7 , yT:.... ~ .l' nN _ _ _ . i ~ ~ 1.: t::~~: - - ~ y~ - a ~ . 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J:...::::~:: . t j:':::1 _.f:~ ..J '=1 - ~ _ F1~ ::y f:: .r..^:::....... ~ 1 iy,E ~ ::::::::.::ii:. ic~t: _ _ Y: y} :iSi: r~ t~~~' P tt ................y tv.~t: ~~i - - - 1::::... ......1. :1 :i:~::: :a.. _ :S ~n:. _ a jjj ~ _ - :~1 t.: ..l Chris Meschuk - 12equest for Reconsideration of Mid-term BVCP Review of 325 & 835 Walnut P"S.v-^v'^w^::3h'"n'.'q $.:i?TE*i°32ST~4:4S£a5'A~M1~P']S).^v~£tly^.Stv'CSn)C:~:aaKuS'v ~S-.aT.i~'~Yri..LK53`SD' Nv~.`A'~r..: ^«»`°.'laS.°JA?iVr' ~Je2F:i'~S~J3}.2 From: "Ed Byrne" < > To: "Chris Meschuk" <meschukcC~?Uouldercolorado.gov> Date: 11/15/2007 12:23:13 PM Suhject: Request for Reconsideration of Mid-term BVCP Review of 825 & 835 Walnut CC: " Sack Ketroer" "Ro{and Hower" Dear Chris, I am on my way out-of-town for the Thanksgiving week, but on behalf of my client, Jack Kerner and the Kerner Family LLP, I wanted to share with you some thoughts I have with respect staff's initial analysis of the BVCP minor revision requested for 825 and 835 Walnut. I understand the need for staff to reclassify the zone district label used to describe the BMS-X request by the Applicants to "General Business," the corresponding BVCP zoning classification, but the impression left deserves some clarification, particularly at this very early stage of the BVCP mid-term review process. In addition, the current BVCP zoning map misidentifies 925 Walnut (the northwest corner of 9th and Walnut) as "TB," a designation I was able to help Ed & Mary Withers change several years ago during the last BVCP review. Properly identified as "General Business," the relationship this redeveloped lot has to the lots owned by the Applicants illustrates why the evolution requested is reasonable and appropriate at this time. It is certainly true that the Pearl and Walnut streetscapes west of 9th Street have experienced changed circumstances in recent years. The area north of Walnut between 9th and 8th streets has not been "residential" for decades, and the residential development on the south side of Walnut is high density, multiple story apartments and condominiums -residential uses that create more land use impact than ihevon-residential uses proposed elsewhere and permissible in the BMS-X zones. See.,f3VCP 2.17. Applicants are confident that they wi(I be able to meet the "compatibility" objective spelled out in BVCP 2.19. The Applicants would appreciate an opportunity to further refine their concept for how rezoning 825 and 835 Walnut will permit ahigh-quality development which may better address the current needs of the neighborhood than is possible with the TB-E zoning classification. We would appreciate remaining "in play" at least long enough to better develop our explanation for why it is in the neighborhood's best interest to see 825 and 835 Walnut redeveloped in a manner that is more consistent with the evolving character and needs of the immediately surrounding area. Therefore, we respectfully request that staff and the Planning Board reconsider the preliminary recommendation made and add 825 and 835 Walnut to the Land Use Map Change locations "recommended for further analysis." Thank you for your consideration of this request. Ed Byrne ED BYRNE, PC, & REGIONAL PLANNING SERVICES web site: www.smartlanduse.com e-mail; edbyrneGa'smartlanduse.com 250 Arapahoe Avenue, Suite 300 Boulder, CO 80302-5838 phone: (303}447-2555 fax: (303)449-9349 cell: (303) 478-8075 ~ h~ehdelleuak- Sf=~_(~g2g lS file://C:\Documents and Settings\mesccl\Local Settines\Temn\GW 400002.1-ITM i iii snnn~ +1~. ~-1 ,mil C\\y of Bo~ldv,,. . _ i" 'm tea: e e ~ ,i I30L1'LllER VALLI?Y ~'OMI'REifI~NSIVE I'L,~~;d RrQUEST DORM FOR ~~I[I;l-'I•I?tZI~I ItI~VI~I€)C`d 'butte o1.Amendntent (check all that aPPly~ _ Y+ Land Use Nlap ehangc _ Minot addition/clarificettiat to Policy Section X Land Use l.)escription change _ Change designation of land from Area 1113 to I h\" _ Minor Service Area Houndary char,^,c' Please provide the following information Brief description of the proposed amendment. The, BVCP " manufactured housincr" land - use de :gnati~n~re umes_ietention_nf t r.__redeveloprnent wit: h_ po~t_=1976 ,HUD standard mobile home.:. ALapl.icant requests that this _ designation Lie to the af,_fordabilit witil tired-ioundation_hous.i.ng, rathg+ than i r>e._mobi.l~namtfar_rureri__home type.. rAe" regnPSr _r,hat this stre_' n de ignat ion become "high density r ~.,dPnti~l_!! in._order to make it consi Cent: with thehe cit~r s RH-4 on?nq, Briefre:r:onorjustiYica[ionoi'propos'cd;unendmcnt Boulder Mohi.le Manor, at 263'1 Va).mont, is_a 46 year old,_mol?ile home park with deterioratir~g_infrastructure and 66 mobile horses in serious ,disrepair. App7.icant seeJ<.s to upgrade the park _ w.i.tlt pcr_mancnt~ suc;tainable fi;:ed-foundation i7cnrs~ing, II requcslin{'.minor sci via•. sea hounJmy change or i\rat II13 to i\rca IIA cP~;mgc. adJr: c. proper +:rilcria >liptdnmd in (ioulA~r VNllcp ('ongrrchcnvv.; Plan If map nmcnchnent: Map(s) proposed for amendment. Land Use_D1ap._-- I3tiefdescriptionoflocationofproposedamendment: 26'7 Valmont; on Valmont between ['olsom and 28th SL Section: 20 Tv.vnshp: 1N_ K;,ngr. 70 Size of \arccl: I;st.mated between 4. _ and.4,_9 acre:... 1 - - t)oeti person icqucsting change bare a developrtVent applicat+on or some interest in pmpcrty~ t(ta[ in any manner veou!d be affcacd b)= this amendment proposal? (If yes, please explain): Boulder Plousina Paruu_rs Duns the nro;,crl-Y__at 207 Valmont, which is current]y ~n__the Development Rr~view~ocess Pot redfavc.ooment. ~;genda ltealU Sl ~ _I~e ~ 1 Gav of Boulryc,~ y/P ~Y'/~~ ~ O 4 A ap Parson Requesting Change: Name: P«mm Gi.t>:;on, I?ousinq !Tanner Address: Boulder Housing Yawners x800 Broadway, Boulder, CO 80304 Phone (720` 564-4642 Owner: Name: Boulder Housinc Partners Aildress. 4806 Broadway Houlcier, LO 80304 Phone: ("720) SG4~-4610 Representative/Contact Name: Pamm Gibson, Housi~Planner t~ldciress: Boulder Housinc Partners 4800_. Broadway, Boulder, CO 80304 I'honc (726) 564-464'2 SUPPLt ~4t?iVTAI, INPOI2N]ATSOV'TO BG SS113M1T'Y};D W1TVi RfF)irF;ST 1~OR1~S 1. Narrative addressinL the details of the proposed amend men[ including reason or justification Yor proposal. its relationship to the ~;ua/r, pnlicret_ elenre,u.r, and mrrencGner~r r'~iferiu of the Eloulder Valley Comprehensive Plan. 2. Location map showing size and rclmionship of dte area proposed for amendment to surrotmding roads, e>isting and planned land uses, naturil features, present Comprehensive Plan designations. etc., A 112" z I i"map suiroble for photocopyin, 1. !)etailed map Qziger scale than location map) of situ sltmving topographic contours, sU'uctures or unprovernenis, physical features, etc., if required; S x ! I map suitable for photocopying. 4. Name of person ~aho prepared submittal information. J. Additional information or copies of'suitmittai materials may be required. agenda ft~ % ~ _ Ike # 1 BOt1LDER VALLEY CC)MP12L,HENSIVI:, PLAN REQUES'L FORlV1 ROR MTD-TT'.RM f~i:VTSION SUPPLEMENTAL iNb'ORMATION Representative/ Contact: Name: Pamm Gihson, Fiousiug Planner Address: Boulder Mousing Partners 4800 Broadway Boulder, CO 80304 Phone: (720) 5G4-4642 Boulder housing Partners (BF1P) submits this proposed amendment to the Boulder Valley Comprehensive Pian (or "BVCP") pertaining to the presen~ation and development of manuYacarred housinb, primarily as it relates to the fot at 2637 Valmont Road (boulder Mobile Manor M.obite Home Park). BHP requests that the land designation change from "manufactured housing" to "high density residential" in order to make it consistent with the city's RI-I-4 zoning. MANUFACTURED HOUSING Following are the two references to manufactured housing that are contained in lire BVCP: Section 7.OR states, "Recognizing the importance of manufactured housing as an option for many households, the city and county will encourage the preservation of existing mobile home parks and the development of new manufactured mobile home parks, including increasing opportunities for resident-owned parks. Whenever an existing mobile home park is found in a hazardous area, every reasonable effort will be rnade to reduce or eliminate the hazard, when feasible, or to help mitigate for the loss of housing through relocation of affected households, development of additional manufactured housing capacity in the county, or other appropriate means." In Section lIT of the BVCP, entitled "Land Use Map Descriptions," Section I Land Ilse states that the manufactured housing designation is applied to existing mobile home parks. The intent of the designation is to preserve the affordable housing provided by the existing rnoble home parks. The City of Boulder has placed a priority on the preservation of mobile homes/ranufactured housing as an affordable housing option. Both mobile and manufactured homes are factory-built and are transported to their destination on their own frames and wheels; they do not sit on fixed foundations. The HUD Code of 1976 sets performance standards for these homes. The homes built before 1976 are referred to as mobile homes; those built after are referred to as manufactured housing. BOULllER MOBILIJ MANOR RED)?VEL,OPMI[N"f Boulder Mobile Manor (BMM) is a 4.9 acre property r~~ith 66 mobile homes located at 2637 Valmont, and designated as manufactr.rred housing in the bVCI''. "ihe property was huilt in 1961 and was purchased by BHP in 199'7. The property is characterized by deteriorating mobile homes h~asnda 1~ #f ~ ~ S and InfrasU-uchn'e. "I'he homes arc small, aged, and arc in constant need of repair. Some of the homes were built as early as 195h and many are smaller than 600 square feet. The underground infi'asu'ucture was built in 19(1 and is failing, resulting in continuous and costly plumbing problems. Repairs are onr,'oing and increasingly costly for BIfP in time and money. City- achninistered housing limds have been used to help tmance these repairs. In early 2006, representatives of BI{P met with the Boulder City Council ,affordable t-lousing, Committee to begin discussions about the redevelopment of BIv4M. "I he members ofthe committee indicated that they believed the BVCP's intent was to preserve very affordable, single family-t)pe dwellings, not necessarily to preserve the mobile/manufactured building type itself. V,%ith this direction, f:3HP began work with a site planning consultant to explore different options for redevelopment of the site, some with mobile/manufactured housing and some with fixed ioundations. nt apre-application meeting between Bf-IF and ('ity staff on October 26, 2006 and afollow-up meeaing on December 7, 2006, the [two different options were explored, including discussion about the issues and obstacles associated with each option. It was the consensus at these meetinEts, that while just replacing the cunrnt mobile homes with new mvliile/manufacu.rred housing might represent the quickest, easiest approach, it was not the best approach. Mobilel manufactured housing deteriorates over time and is not yet capable of achieving high levels of environmental sustainability. We instead focused on pursuing the complete redevelopment of the site u+ith fixed foundation housing. BI3.I''s cut•rent: thinking: is that the rile wilt be redeveloped will[ 66 to 80 units of permanently affordable rental (and possibly owner-occupied] housing [or people of very low income. I-tomes would be Itigltly sustainable and would he either built on site, or constructed with mochdar technologies on foundations (factory-made permanent homes). BFII' is aiming to make it possible for the 66 families who will be temporarily relocated from the site to return after the redevelopment is complete. i\dditionally, BIIP is considering options for incorporating amixed- use element to the site, including services that will henefit the ~ neater community, and the possibility for subsidized snt.dl miao-enterprises as resident businesses. "fhe intention is to create a model project that meets the Following City goals: .Sonia/: The redevelopment can result in high quality housing for people of very low income. • Ei~iviror~rr~ei~arl: "Chore is potential to create a highly sustainable cornntuoity, using the most cost- effective techniques. • E'corrornre: BMM provides housing For Boulder's workforce: more than SO% of the ctn'rent residents work in Boulder in food seav(ce, labor, and other lobs. /sgendz III tk Sf~ F'&g~; RGFGfZGNCCS TO COMI'ONLNTS OF 1_I 11=. NL_f1N._Ctit\T SUPPORT THIS REOI}1iST A) (Page 1, halrorheclioaa>Tbe BVCP guides' cleci.rian.r about preser'valion. <?Jjordahle hoxr.cirtg, cnz<(nciglahorluznd character, ruaaong other clef ision-s. The redevelopment of Boulder Mobile Manor will preserve the ~rffordability of homes on the site, and replacernent o1~the existing mobile homes will greatly improve the neighborhood charagcr. 13) (Page Inb•nduction) The ?000 update /oe'used on lhc> growing inahalunce between job growda and ilae mailability o/hou.cing.Jor //nose w/to work in Boulder. Boulder Mobile Manor residents are employed in food service and labor occupations, in addition to retail, manufacturing, 2nd service indusu'ies- At last count, residents in 53 of the 66 households were employed within the city of Boulder. L) (Page The 200.1 rt9crjor Updrite) Boulder's populruian i.r aging and becanirag ma'e diverse. Fourlec-n percent gjGotalder's' laouselanld,t', e-cclardnag students, have incomes below porc:rq~ level. The majority of residents at this mobile hatne park is Latino and/or has incomes below poverty level. 13k4P is working to make it possible for all residents in good standing, to return to the site after constnrction is complete. Additionally, homes will be built sustainably, resulting in lower energy bills in the future. Because C3HP would fike to rnake it possible for adult residents to continue to live on the property as they age, universal desi,hn characteristics will he included in the proposed site plan and home designs- D) (Page The Z(JOS z1>lajor Update) Moll new development toil[ occur !4u'ortgla redevelopment, due to Ibre dearvh of vcrcnn/ land in (tae ciq,. This 4l year old property has exceeded the life of its horses and infrastnicture. Redevelopment will incorporate the newest technologies to ensure that the property functions effrciently for another SU or more years. 6) (Page 5, General Policies) 1'he Boulder 'vlobile Manor redevelopment supports these general policies that are outlined in the L3VCP: • Keeognition ~fsarsrainabi(ity as cr crnifyiaa; goal ro seca.n~e Bor.rlder's Jun.u~e economic, ecological and sociu! laecrhh. • F7acorrrcageanent ofcnnzpact, contiguous developrneral and a preference for infill land redevelopment as• ohpna'ed to sprawl. • Pr'ovi.rfon Q19trcdily urbesz spare, parks, crrzd recrecrriaa ihcrl serve all sec{ars gldae comvztrsiry and rvalkt~,<rys that conraeca d2e coraanazrnity- • Carmnilnaen! ro preservation of nahrral. carl/tu'ul artcf 6tis/oric Jecr/tu•e.r Ihcrt contribute to deJbahag tlae uaaique sense of p/ace in Boulder. • Commitment to prograrrev Thal support respec•I for hannan digni(Y, human rights', and the incltr.rivrt ~~cr/1 resides/s na contsaa.uafty arzd eiric life- • Corrttrtitnaest [n it diversity o/7uaucirag types and price ranges !o mee! the needs of the Bntdder t'alley populaliara. Thank you for your consideration of our request for a change in the land designation of the Boulder Mobile Manor parcel. Please coniaa us for further explanation or additional inConnation. r:rsntia It #s S F~ E /f 0 Description of Location of Proposed Amendment: 2637 Valmont, Section 20; Township 1 Range 70 Contact: Pamm Gibson, Bou{der Housing Partners, 720-564-4642 _ _ _ , _ _ ~ .x a 1fF r j ' i ~ a~•• x ~ ~ i i,j: i j~ - l . _ , ~N _ i` 's . ~ . ~ ~_w 1 i i1 - ~ i~ ~ ~ i - ~l..i E r 1! ' ~a ~ ~ i~, , I i< ~ ~ s~_ ~ ~ - E 7 s 1 _ , - _ , Ce ,f:raf Soui~'~r Sri ~ , . :1 . _ , ` f . , . . ~ _ ~ i a ~ I . J 4 . _ , ~ ~f ' ~ ~ _ , Y < < . - 1 ~ , i I . - _ _ - - - i t, 1 , J ~ J ~ r .._3 ~ _ eglK a i ~ t~ 2 ~ r i3 ~ ~ ~ i _.w ~ i r . y -Enos ~ _ ~ ~..z ; _ _ Creek - _ _ ~ - y - a - , n Y 4 ~ i h r ~ ~ I ~ 4 description of Location of Proposed Amendment: 2637 Valmont, Section 20; Township i N; Range 70 contact: Pamm Gibson: Boulder Housing Partners. 720-564-4642 ~Jla .r,. 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