HomeMy WebLinkAboutItem 4A Boulder Escape Room LUR2020-00013 1966 13th StreetMEMORANDUM TO: Planning Board
FROM: Shannon Moeller, Case Manager
DATE: June 5, 2020
SUBJECT: Call Up Item: Boulder Escape Room Use Review (LUR2020-00013): Use Review for a
1,740 square-foot indoor amusement use (escape room) located at 1966 13th Street in the
Downtown-4 (DT-4) zoning district. Indoor Amusement Establishment uses require a Use
Review in this zoning district. The call up period expires on June 18th, 2020.
Attached is the disposition of approval of a Use Review to allow the use of an existing tenant space as an escape
room located in the Downtown 4 (DT-4) Zoning District. Pursuant to the “Use Standards” in section 9-6-1, B.R.C
1981, a Use Review is required for “indoor amusement establishment” uses in this zoning district. Refer to
Attachment B for staff’s analysis of the Use Review Criteria.
Background. The subject property is located
adjacent to the Pearl Street Mall in Downtown
Boulder southeast of the intersection of 13th
Street and Pearl Street. The overall site is
approximately 7,012 square-feet in size and
includes an existing building constructed in 1925
with two stories above grade and a lower level.
The building includes multiple tenants including
Rocky Mountain Chocolate Factory, Bramble &
Hare, Black Cat, offices, and other uses. Refer to
Figure 1 for an aerial photo and Figure 2 for a
photo of the site.
The site is zoned Downtown-4 (DT-4), which is
described in section 9-5-2(c)(3)(B), B.R.C. 1981,
as, “The regional business area of the Boulder
Valley known as the Central Business District
which includes the downtown mall, where a wide
range of retail, office, residential, and public uses
are permitted and in which many structures may
be renovated or rehabilitated. A balance of new
development with the maintenance and
renovation of existing buildings is anticipated,
and where development and redevelopment
consistent with the established historic and urban
design character is encouraged.”
The site is located in the Downtown Historic
District, the Downtown Business Improvement
District (BID) and the Central Area General
Figure 1: Aerial Image
Figure 2: Site Photo
Agenda Item 4A Page 1 of 8
Improvement District (CAGID). No exterior changes are proposed to the building.
Project Proposal. The 1,740 square-foot tenant space is located in the lower level of the building, in the
northeast corner. Entry is taken from the shared entrance along 13th Street and stairs down to the lower level. No
exterior alterations or new additions are proposed.
Per 9-16-1, General Definitions, B.R.C. 1981, “indoor amusement establishment” means a commercial operation
open to the public without membership requirements, including, without limitation, bowling alleys, indoor arcades,
theaters, pool halls, skating rinks, dance halls, and reception/banquet facilities.
The proposed use consists of “escape room” team building activities such as theme based escape rooms,
scavenger hunts, treasure hunts, and miscellaneous team based problem solving challenges. No obstacles or
obstructions are used. Groups generally are 10 or less with 22 in the entire facility at any given time.
Appointments are made in advance. Activities are open to the public, although most clients are corporate.
Consulting and problem solving coaching is available to identify strengths and weaknesses. Sales of
merchandise such as t-shirts, puzzles boxes, locks, board games, puzzles, brain teaser toys, books, masks, and
some miscellaneous items would also take place. The overall space would consist of a front lobby for sales and
greeting appointments, and spaces for the activities, offices, and storage. The hours of operation are 11:30 am to
7:30 pm seven days per week. Employees include three part-time employees with two on the job at any given
time.
Refer to Attachment C for the applicant’s proposed plans, and Attachment D for the applicant’s written
statement.
Review Process. Pursuant to section 9-6-1, B.R.C., indoor amusement establishments as a principal use may
be permitted in the DT-4 zoning district with approval of a Use Review. Per section 9-4-2, B.R.C. 1981,
applications for Use Review are subject to call up by the Planning Board. Refer to Attachment A for conditions of
approval.
Analysis. Overall, the proposal was found to be consistent with the relevant Use Review criteria of section 9-2-
15(e), B.R.C. 1981. Please refer to Attachment B for staff’s complete analysis of the review criteria.
Public Comment. Consistent with section 9-4-3, Public Notice Requirements, B.R.C. 1981, staff provided
notification to all property owners within 600 feet of the subject location of the application, and signs were posted
by the applicant indicating the review requested. Staff has not received any public comments.
Conclusion. Staff finds that the proposed project meets the relevant criteria of section 9-2-15, “Use Review,”
B.R.C. 1981 (refer to Attachment B). The proposal was approved by staff on June 4th, 2020 and the decision
may be called up before Planning Board on or before June 18th, 2020. There is one Planning Board hearing
scheduled during the required 14-day call-up period on June 18th, 2020. Questions about the project or decision
should be directed to the Case Manager, Shannon Moeller at moellers@bouldercolorado.gov.
Attachments:
A. Signed Disposition
B. Analysis of Use Review Criteria
C. Applicant’s Proposed Plan
D. Applicant’s Written Statement
Agenda Item 4A Page 2 of 8
ATTACHMENT A
Agenda Item 4A Page 3 of 8
ATTACHMENT A
Agenda Item 4A Page 4 of 8
USE REVIEW
SECTION 9-2-15
(1) Consistency with Zoning and Non-Conformity: The use is consistent with the purpose of the zoning
district as set forth in Section 9-5-2(c), "Zoning Districts Purposes," B.R.C. 1981, except in the case of
a non-conforming use;
The property is located in the Downtown 4 (DT-4) Zoning District. Per Section 9-5-2 (B) “Zoning
Districts,” B.R.C 1981, the DT-4 district is described as:
“The regional business area of the Boulder Valley known as the Central Business District which
includes the downtown mall, where a wide range of retail, office, residential, and public uses are
permitted and in which many structures may be renovated or rehabilitated. A balance of new
development with the maintenance and renovation of existing buildings is anticipated, and where
development and redevelopment consistent with the established historic and urban design
character is encouraged.”
The applicant operates the Boulder Escape Room which offers activities such as “theme-based escape
rooms, scavenger hunts, treasure hunts, and miscellaneous team-based problem-solving challenges.”
The use is characterized as an Indoor Amusement Establishment and is permitted as a Use Review in
the DT-4 Zoning District.
(2) Rationale: The use either:
(A) Provides direct service or convenience to or reduces adverse impacts to the surrounding
uses or neighborhood;
The Indoor Amusement Establishment (Boulder Escape Room) will add the diverse and eclectic
mix of uses located in Downtown Boulder and along the Pearl Street Mall.
(B) Provides a compatible transition between higher intensity and lower intensity uses;
(C) Is necessary to foster a specific city policy, as expressed in the Boulder Valley
Comprehensive Plan, including, without limitation, historic preservation, moderate income
housing, residential and non-residential mixed uses in appropriate locations, and group living
arrangements for special populations; or
(D) Is an existing legal non-conforming use or a change thereto that is permitted under
subsection (f) of this section;
Case #: LUR2020-00013
Project Name: Boulder Escape Room
Date: June 5, 2020
ATTACHMENT B
Agenda Item 4A Page 5 of 8
3) Compatibility: The location, size, design, and operating characteristics of the proposed
development or change to an existing development are such that the use will be reasonably
compatible with and have minimal negative impact on the use of nearby properties or for
residential uses in industrial zoning districts, the proposed development reasonably
mitigates the potential negative impacts from nearby properties;
The applicant’s proposal is to lease an existing 1,740 square-foot space in Downtown
Boulder. No exterior modifications to the space or new signage are proposed. Per the
applicant’s submitted Written Statement: “The front lobby will be used to sell merchandise
and greet appointments as they come in. The remaining offices will be used to host
activities and as office space for the team building side of the business. Some space would
be used to store merchandise. The hours of operation are 11:30 am to 7:30 pm seven days
per week. We employ three part-time employees with a maximum of two on the job at any
given time. We require no building signage and will not change the look of any of the
downtown area in any way.”
(4) Infrastructure: As compared to development permitted under Section 9-6-1, "Schedule
of Permitted Uses of Land," B.R.C. 1981, in the zone, or as compared to the existing level
of impact of a non-conforming use, the proposed development will not significantly
adversely affect the infrastructure of the surrounding area, including, without limitation,
water, wastewater, and storm drainage utilities and streets;
The proposal is located within an existing building served by existing infrastructure.
(5) Character of Area: The use will not change the predominant character of the surrounding
area or the character established by adopted design guidelines or plans for the area; and
The proposal is to lease an existing space in Downtown Boulder with no exterior
modifications proposed.
N/A (6) Conversion of Dwelling Units to Non-Residential Uses: There shall be a presumption
against approving the conversion of dwelling units in the residential zoning districts set
forth in Subsection 9-5-2(c)(1)(a), B.R.C. 1981, to non-residential uses that are allowed
pursuant to a use review, or through the change of one non-conforming use to another non-
conforming use. The presumption against such a conversion may be overcome by a finding
that the use to be approved serves another compelling social, human services,
governmental, or recreational need in the community including, without limitation, a use
for a day care center, park, religious assembly, social service use, benevolent organization
use, art or craft studio space, museum, or an educational use.
Not applicable; the proposal does not involve the conversion of a dwelling unit.
ATTACHMENT B
Agenda Item 4A Page 6 of 8
Floor Plan
1966 13th Lower Level
Prepared 4/14/2020
ATTACHMENT C
Agenda Item 4A Page 7 of 8
Written Statement
4/14/2020
Boulder Escape Room by Mystery Box ltd. Retail Sales, Escape Room, Team Building, and Amusement
Services Boulder Escape Room by Mystery Box ltd. is a team building business which offers activities
such as theme based escape rooms, scavenger hunts, treasure hunts, and miscellaneous team based
problem solving challenges. We do not use obstacles or obstructions for our activities. There is no need
to modify any part of the leased space. Our escape room activities do not lock people in any space for
any amount of time. Any on site activities consist of groups of 10 or less with a maximum of 22 in the
entire facility at any given time. All appointments for team building activities are made in advance by
calling or visiting our website. We are designed to work mainly with corporate clients though we are
open to all who want to try our activities. In addition to the activities, we offer general consulting and
problem solving coaching for anyone who is interested in these services. This usually consists of a
debriefing of their activity, though we offer more extensive follow ups with management to report on
individual and team dynamics within the groups. The purpose is to help identify strengths and
weaknesses within the team. Management is allowed to view their session on monitors with the game
master in order to observe performance first hand. In addition to the activities and services we would
like to sell some basic merchandise such as t-shirts, puzzles boxes, locks, board games, puzzles, brain
teaser toys, books, masks, and some miscellaneous items. The front lobby will be used to sell
merchandise and greet appointments as they come in. The remaining offices will be used to host
activities and as office space for the team building side of the business. Some space would be used to
store merchandise. The hours of operation are 11:30 am to 7:30 pm seven days per week. We employ
three part-time employees with a maximum of two on the job at any given time. We require no
building signage and will not change the look of any of the downtown area in any way. Those that book
our services often spend more time in downtown Boulder by dining and shopping.
In response to the question of bike parking, there are multiple bike racks along 13th Street, with the
closest being 26’ from the main entrance to the building at 1966 13th Street.
ATTACHMENT D
Agenda Item 4A Page 8 of 8