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HomeMy WebLinkAboutItem 4A Western Disposal Services LUR2020-00018 2655 N. 63rd Street Call Up -REDUCEDMEMORANDUM TO: Planning Board FROM: Elaine McLaughlin, Case Manager DATE: June 12, 2020 SUBJECT: Call Up Item: Site Review Amendment for 2655 N. 63rd Street: for phasing plan revisions to a previously approved campus for Western Disposal Services that includes a Waste Transfer Building for sorting and transferring solid waste (for both public drop-off and Western Disposal trucks) off-site; a Gate House for public weigh-in and weigh-out; a new corporate office building that also provides leasable space for future tenants in the same/similar industry; a Shop Building that serves as the command center for the fleet of waste collection vehicles and vehicular service bays for maintaining the vehicles; a Container Building for construction, servicing and repairing of the various waste/recycle/compost container units used for commercial and residential use. ADDRESS: 2655 N. 63rd Street PROJECT NAME: Western Disposal Services CASE NO: LUR2020-00018 Attached is the Notice of Disposition for the above referenced project. Staff made findings for approval of the application on June 12, 2020 as found in Attachment A. Planning Board may call up the decision on or before June 26, 2020. There is one Planning Board hearing on June 18, 2020. The analysis with the Site Review criteria is found in Attachment B. Background. The Site Review Amendment application is for an updated phasing plan for a 33-acre area for a new Western Disposal Services (WDS) campus located along 63rd Street near Arapahoe Avenue in East Boulder. Since 1970, WDS has provided trash, recycling and composting services to residents and businesses of Boulder County from their existing headquarters located nearby on Butte Mill Road. A Site Review Amendment was approved in 2019 that updated previous approvals of 2017 and 2015 for the WDS campus and part of a five-lot subdivision referred to as “Western Industrial Business Park.” Since that time, Phase 1 of the approved Phasing Plan was implemented that included construction of some of the site utilities for WDS along with construction of the Boulder Valley School District (BVSD) bus transportation facility on Lot 3 which is now also operational. The approvals also have included the provision carried forth from the initial 2014 approval, that the permits additional height on the WDS campus site for one of the main buildings on the site: the Waste Transfer Building that utilizes large trucks in an enclosed space. The project plans under consideration are for amendments to Phase II of the approved Phasing Plan, and the conditions of approval update the phasing terms as a result. Prior to plans on the WDS site, the City of Boulder had initiated goals to become a zero-waste community, meaning: to reduce the waste created, and then reuse, recycle and compost most of what is thrown away. The city’s goal is to facilitate the means to generate new materials from 85 percent of waste generated by 2025, rather than sending that waste to landfill. According to the applicant, the project plans for the WDS, to consolidate the campus, were intended to further these goals. Proposed Project. Shown in Figure 2 is the Site Plan of the full build out of the Western Industrial Business Park. Phased construction will include a new headquarters Office Building, a Transfer Building, Gate House, Shop Building, and a Container Building. Also planned are fueling islands, storage areas, detention ponds, and a circulation system that is intended to separate large truck traffic, visitors to the office, and queuing vehicles for visitors dropping off materials. Because Figure 1: Location Agenda Item 4A Page 1 of 116 BVSD Bus Transportation Facility (previously approved) Shop Bldg Transfer Bldg Office Bldg Container Bldg Gate House Fueling Islands Storage Grinders WDS currently operates an aging transfer station, processing and baling of recyclables, and public drop-off site at the main headquarters site off Butte Mill Road, for yard and wood waste, as well as trash, construction debris, recycling, and electronics collection, the Site Review Amendment would allow WDS ultimately to vacate their Butte Mill Road facility and move operations to this 63rd Street complex. There are currently no plans for the existing facility after moving operations. As shown in the images in Figure 3, the construction is planned in three phases, with different sequences of construction. While the first phase from the original approval of the Western Industrial Business Park has been completed which includes the BVSD bus facility along with installation of utilities for the WDS site; Phase II construction on Lot 1 (main WDS site) will be done in sequences to allow for the applicant to get the Transfer Building constructed and up and running and allow for overlot grading on the south portion of Lot 1. This sequencing will allow the applicant to receive a certificate of occupancy on the transfer building and simultaneously permit materials storage on the south half of Lot 1 in the interim. To best describe this sequencing of construction on the site, the phasing plan was revised to show that both Phase II and Phase III must achieve specific sequences throughout the three-year development approval timeline granted by the city under section 9-2- 12, B.R.C. 1981. Analysis. The amendment to refine phasing, is consistent with the Site Review Criteria, with the analysis as provided in Attachment B and the findings are unchanged from the previous approval. The change to phasing does not change the consistency with the Site Review criteria. The proposed revision to the site plan is consistent with the site’s zoning of Industrial – Manufacturing (IM), defined in the land use code as: “Industrial manufacturing areas primarily used for research, development, manufacturing, and service industrial uses in buildings on large lots. Residential uses and other complementary uses may be allowed in appropriate locations” (section 9-5-2(c)(4)(C), B.R.C. 1981). In summary, the proposed WDP project is consistent with a number of Boulder Valley Comprehensive Plan Policies related to Environmental Sustainability including: • 4.09, Building Construction Waste Minimization • 4.10, Waste Minimization and Recycling • 4.11, Environmental Purchasing • 5.07, Industry Clusters Further, the proposed project is consistent with the City’s broader sustainability-oriented goals as well as the long-term community vision established in the Master Plan for Waste Reduction (MPWR) that helped establish the policies of the BVCP. Figure 2: Full Site Review Build-Out of All Three Phases Western Industrial Business Park Agenda Item 4A Page 2 of 116 Figure 3: Proposed Construction Sequences for Phase II and Phase III Agenda Item 4A Page 3 of 116 Public Notification Required public notice was provided in the form of written notifications to property owners within 600 feet of the subject property. In addition, a public notice sign was posted on the property and therefore, all public notice requirements of section 9-4-3, “Public Notice Requirements,” B.R.C. 1981 were met. There were no public comments received. Conclusion This proposal was approved by Planning and Development Services staff on June 12, 2020 and the decision may be called up before Planning Board on or before June 26, 2020. There is one Planning Board hearing during the call-up period on June 18, 2020. Questions about the project or decision should be directed to Elaine McLaughlin at (303) 441-4130 or mclaughline@bouldercolorado.gov. Attachments. Attachment A: Notice of Disposition Attachment B: Site Review Criteria Analysis Attachment C: Written Statement Attachment D: Project Plans Agenda Item 4A Page 4 of 116 June 12, 2020 June 26, 2020 June 27, 2020 ATTACHMENT A Agenda Item 4A Page 5 of 116 ATTACHMENT A Agenda Item 4A Page 6 of 116 ATTACHMENT A Agenda Item 4A Page 7 of 116 ATTACHMENT A Agenda Item 4A Page 8 of 116 CRITERIA FOR REVIEW: No site review application shall be approved unless the approving agency finds that: (1) Boulder Valley Comprehensive Plan: √(A) The proposed site plan is consistent with the land use map and the service area map and, onbalance, the policies of the Boulder Valley Comprehensive Plan. The site is located within the service area of the city and is being proposed consistent with the BVCP land use map designation of General Industrial. On page 105 of the Comprehensive Plan, General Industrial land use is defined as follows: “Characteristics and Locations: The GI designation is shown where industries are located or planned. Uses: Consists of more intensive manufacturing and may include outdoor storage and warehouses.” The site is zoned consistent with the BVCP land use as Industrial Manufacturing defined in section 9-5-2, B.R.C. 1981 as, “Industrial manufacturing areas primarily used for research, development, manufacturing, and service industrial uses in buildings on large lots. Residential uses and other complementary uses may be allowed in appropriate locations” The policies of the BVCP also supports industry clusters such as the consolidation of the Western Disposal Services (WDS) near the County’s Recycling Center as well as within ¼ mile of the City of Boulder’s Center for Hard to Recycle Materials (CHARM), Boulder County ReSource, and EcoCycle located at 6400 Arapahoe Ave. In addition, there are a number of specific BVCP policies that the application is responsive to including: 2.33 Sensitive Infill & Redevelopment 5.01 Revitalizing Commercial and Industrial Areas 4.09 Building Construction Waste Minimization 4.10 Waste Minimization and Recycling 4.11 Environmental Purchasing 5.07 Industry Clusters n/a (B) The proposed development shall not exceed the maximum density associated with the Boulder Valley Comprehensive Plan residential land use designation. Additionally, Boulder County Recycling Facility COB EcoCycle ReSource CHARM BVSD Transportation Subject Site for Western Disposal Services Aerial of Context with Zoning Superimposed ATTACHMENT B Agenda Item 4A Page 9 of 116 if the density of existing residential development within a three-hundred-foot area surrounding the site is at or exceeds the density permitted in the Boulder Valley Comprehensive Plan, then the maximum density permitted on the site. √ (C) The proposed development’s success in meeting the broad range of BVCP policies considers the economic feasibility of implementation techniques require to meet other site review criteria. The proposed WDS project incorporates high quality and durable building materials in architecture that is both contemporary and compatible in the industrial context. As such, the development would not be rendered infeasible in meeting the BVCP polices or the Site Review criteria. (2) Site Design: Projects should preserve and enhance the community's unique sense of place through creative design that respects historic character, relationship to the natural environment, multi-modal transportation connectivity and its physical setting. Projects should utilize site design techniques which are consistent with the purpose of site review in subsection (a) of this section and enhance the quality of the project. In determining whether this subsection is met, the approving agency will consider the following factors: (A) Open Space: Open space, including, without limitation, parks, recreation areas, and playgrounds: √ (i) Useable open space is arranged to be accessible and functional and incorporates quality landscaping, a mixture of sun and shade and places to gather; Owing to the industrial nature of the site, the useable open space is focused on providing outdoor areas for employees. The Administrative Office Building, Container Building, and Shop Building provide hardscape/patio areas for the use of employees and building occupants. There is an open space area that was dedicated as Outlot B that will remain for use by site users. The applicant has also designed a focal point landscaped area near the entrance to the public’s drop off queue that features vintage trash trucks intended to create a connection to site’s use. n/a (ii) Private open space is provided for each detached residential unit; n/a (iii) The project provides for the preservation of or mitigation of adverse impacts to natural features, including, without limitation, healthy long-lived trees, significant plant communities, ground and surface water, wetlands, riparian areas, drainage areas and species on the federal Endangered Species List, "Species of Special Concern in Boulder County" designated by Boulder County, or prairie dogs (Cynomys ludiovicianus), which is a species of local concern, and their habitat; There are no known special status plant or animal species on the project site. A small area along the southeast edge of the site contains wetland buffer zones for the mapped wetlands located south of the site. √ (iv) The open space provides a relief to the density, both within the project and from surrounding development; As noted above under criterion (i), there are a variety of open space areas provided that are appropriate for the industrial context. The relief from density can also be derived from the broad detention areas that are located near 63rd Street at the low point on the site. √ (v) Open space designed for active recreational purposes is of a size that it will be functionally useable and located in a safe and convenient proximity to the uses to which it is meant to serve; ATTACHMENT B Agenda Item 4A Page 10 of 116 There are both a pedestrian walkway and on-street bike lanes on 63rd Street that link to the South Boulder Creek Multi-Use Path through the adjacent Stazio Ballfields \. √ (vi) The open space provides a buffer to protect sensitive environmental features and natural areas; The southeast edge of the site contains a buffer zone for mapped wetlands located south of the site, adjacent to the Leggett Ditch Inlet. √ (vii) If possible, open space is linked to an area- or city-wide system. There are both pedestrian walkways and an on-street bike lanes on 63rd Street that link to the South Boulder Creek Path via the nearby Stazio Ballfields. (B) Open Space in Mixed Use Developments (Developments that contain a mix of residential and non-residential uses): n/a (i) The open space provides for a balance of private and shared areas for the residential uses and common open space that is available for use by both the residential and non-residential uses that will meet the needs of the anticipated residents, occupants, tenants, and visitors of the property; n/a (ii) The open space provides active areas and passive areas that will meet the needs of the anticipated residents, occupants, tenants, and visitors of the property and are compatible with the surrounding area or an adopted plan for the area. (C) Landscaping √ (i) The project provides for aesthetic enhancement and a variety of plant and hard surface materials, and the selection of materials provides for a variety of colors and contrasts and the preservation or use of local native vegetation where appropriate; The landscape design essentially utilizes an informal, native and colorful plant palette along the 63rd Street and the internal driveways into Shop Building parking lot and the Transfer Building public access and trash truck access. More manicured landscapes are proposed at the entrance off of 63rd Street, parking lot screening, and at the building entries. The perimeter landscape adjacent to the wetlands on the southeast and along the Leggett ditch on the north is proposed to be a mixture of native trees. n/a (ii) Landscape design attempts to avoid, minimize, or mitigate impacts to important native species, plant communities of special concern, threatened and endangered species and habitat by integrating the existing natural environment into the project; There are no known special status species within the project site. √ (iii) The project provides significant amounts of plant material sized in excess of the landscaping requirements of sections 9-9-12, "Landscaping and Screening Standards" and 9-9-13, "Streetscape Design Standards," B.R.C. 1981; There are significant amounts of plant materials sized in excess of the landscaping requirements with all of the deciduous trees specified at 2.5-inch caliper where 2-inch is standard and with the evergreen trees all specified to be 8-foot in height, well over the 5-foot standard size. ATTACHMENT B Agenda Item 4A Page 11 of 116 √ (iv) The setbacks, yards, and useable open space along public rights-of-way are landscaped to provide attractive streetscapes, to enhance architectural features, and to contribute to the development of an attractive site plan. The landscape plan incorporates informal planting along 63rd Street, the internal roadway and along the internal pedestrian corridors, within the natural open space areas on the north and south edges of the site. (D) Circulation: Circulation, including, without limitation, the transportation system that serves the property, whether public or private and whether constructed by the developer or not: √ (i) High speeds are discouraged or a physical separation between streets and the project is provided; High speeds are discouraged through use of medians, particularly at the public vehicle access drop-off area, separating vehicular and well-defined access to the publicly accessible Administrative Office Building. √ (ii) Potential conflicts with vehicles are minimized; See response to “(i)” above. √ (iii) Safe and convenient connections are provided that support multi-modal mobility through and between properties, accessible to the public within the project and between the project and the existing and proposed transportation systems, including, without limitation, streets, bikeways, pedestrianways and trails; The traffic to the Transfer Building/Public access drop-off has been separated from the traffic accessing the Storage Building and the Administrative Office Building, thereby significantly minimizing any vehicle conflicts between the larger WDS trucks and traffic to the Shop Building and the Administrative Office Building. Additionally, the circulation for the Transfer Building/Public access drop-off traffic has been separated from the WDS traffic within the Transfer Building/Public access drop-off site, including separate access points. √ (iv) Alternatives to the automobile are promoted by incorporating site design techniques, land use patterns, and supporting infrastructure that supports and encourages walking, biking, and other alternatives to the single-occupant vehicle; A new shared pedestrian and bicycle pathway connects to 63rd Street through the site and provides a bicycle route to and from the Transfer Building for the general public to drop-off waste/recyclables. The site is adjacent to Stazio Fields access to the multi-modal pathway connection to the South Boulder Creek Path located north of the site. √ (v) Where practical and beneficial, a significant shift away from single-occupant vehicle use to alternate modes is promoted through the use of travel demand management techniques; Refer to response to “(iv)” above. √ (vi) On-site facilities for external linkage are provided with other modes of transportation, where applicable; Refer to response to “(iv)” above and note that the new buildings provide bicycle parking. ATTACHMENT B Agenda Item 4A Page 12 of 116 √ (vii) The amount of land devoted to the street system is minimized; and Given that the site is designed to support large trash trucks and semis entering and exiting the site, the proposed circulation improvements to the site are focused on accommodating all types of vehicular traffic. The applicant intentionally designed the circulation to channel vehicles from members of the public dropping off materials, away from the large trash trucks. In addition, the bicycle and pedestrian access into and through the site is also separated from motor vehicle traffic. √ (viii) The project is designed for the types of traffic expected, including, without limitation, automobiles, bicycles, and pedestrians, and provides safety, separation from living areas, and control of noise and exhaust. There are both pedestrian walkways as well as bike paths through the site. While atypical for the function of a waste management facility, there may be customer (members of the public) who want to drop off waste via bicycle. The site plan accommodates that possibility, as well as provides for employees who would commute via bicycle. (E) Parking √ (i) The project incorporates into the design of parking areas measures to provide safety, convenience, and separation of pedestrian movements from vehicular movements; The entire northern portion of the WIP site parking area has been designed to minimize interaction between pedestrians and vehicles, by providing direct connection between the 63rd Street sidewalk and bicycle parking areas and the Transfer Building, Shop Building, and Administrative Office Building. Sidewalks have been provided directly adjacent to most car parking areas. The trash truck parking and movement areas have been confined to the center of the site, eliminating the need for pedestrians to cross trash/service vehicle paths. (ii) The design of parking areas makes efficient use of the land and uses the minimum amount of land necessary to meet the parking needs of the project; By its nature, the site necessitates large areas of land for various large trash truck maneuvers, fleet parking, storage and fueling. The applicant has demonstrated that all of the areas on the site that are devoted to parking are necessary for the functions and operations of Western Disposal Services. (iii) Parking areas and lighting are designed to reduce the visual impact on the project, adjacent properties, and adjacent streets; and The applicant is proposing a variety of landscaping along with both transparent and opaque fencing to minimize the visual impacts of parking. A photometric study of the site lighting was found to comply with the city’s lighting ordnance with no light trespass beyond the property lines. Further, a final lighting plan is required at the time of Technical Document Review. (iv) Parking areas utilize landscaping materials to provide shade in excess of the requirements in Subsection 9-9-6 (d), "Parking Area Design Standards," and Section 9-9-14, “Parking Lot Landscaping Standards,” B.R.C. 1981. There is substantial landscaping planned in the parking areas for single occupancy vehicles that includes parking lot trees sized to be 2.5 to three-inch caliper for deciduous trees and eight to ten feet for conifers, well in excess of the standard two-inch caliper and five feet respectively. ATTACHMENT B Agenda Item 4A Page 13 of 116 (F) Building Design, Livability, and Relationship to the Existing or Proposed Surrounding Area √ (i) The building height, mass, scale, orientation, and configuration are compatible with the existing character of the area or the character established by an adopted plan for the area; There are five buildings planned on the site with varying heights and configurations that are compatible with the existing character of the area. The Waste Transfer Building is the tallest building planned at 53 feet, as a high bay type building for the machinery required to maneuver within the building and is consistent with the previous conditions of approval that anticipated the necessity of this high bay building. The location of the Transfer building on the site plan is set back somewhat from 63rd Street. In this context, there are broad areas of open land and parking lots, with few existing buildings for nearby reference. The dimension of space between buildings in this Industrial Manufacturing zoned area makes comparisons to other buildings less of a consideration than in higher density settings. The nearest building to the Transfer building is the recently constructed BVSD Transportation facility, that is approximately 55 feet in height. In that context, the Transfer Building is compatible. The most visible of the buildings from the public right of way along 63rd Street is the planned Administrative Office Building which is planned at two stories and 34 feet – well within the height in the context of the BVSD facility to the south and the Xcel Energy Office located much further to the north. Admin. Office BVSD Transportation Detention Pond Transfer Building Shop Container Bldg. Rendering of proposed site looking toward the southwest ATTACHMENT B Agenda Item 4A Page 14 of 116 The orientation of buildings on the site are in keeping with the recommendations in the adopted guidelines for the site including: “Building Siting and Orientation, "Buildings shall be located close to 63rd Street to provide a strong presence along the street and sidewalk." And, Building Siting and Orientation "Position entries to buildings so they are easily identifiable from adjoining public rights-of-way and primary access drives." Regarding building form, the buildings on the site are in keeping with the following guidelines: “Building Form, “Design roof forms to correspond to and denote building elements and functions such as entrances, arcades, and porches." And, " Building Form, “Typically, buildings shall appear to be built upwards from an aggregation of subordinate volumes. Locate larger masses at the center of building compositions, with smaller forms stepping outwards and down. Large, blank, unarticulated wall surfaces with no relation to human proportion are not an acceptable form." √ (ii) The height of buildings is in general proportion to the height of existing buildings and the proposed or projected heights of approved buildings or approved plans for the immediate area; See response to “F(i)” above. √ (iii) The orientation of buildings minimizes shadows on and blocking of views from adjacent properties; Because the planned lot configurations of the IM zoning, the proposed buildings are within Solar Access Area III where, per land use code section 9-9-17(c)(3), B.R.C.1981: “because of planned densities, topography or lot configurations or orientations, uniform solar access protection for the south yards and walls or for rooftops may unduly restrict permissible development.” In addition, given the large lots and broad floor area ratio of the IM zoning, the nearest building north of the Transfer Building is the Xcel Energy Administrative Office Building located is approximately 1,200 feet north, and that distance will allow solar access to the adjacent lots. Mountain views to the west, in this area of the city, are broad and expansive and the location of the buildings on the site will not block views from 63rd Street or from the BVSD Transportation building located approximately 880 feet from the planned location of the tallest building: Transfer Building or approximately 230 feet from the Administrative Office Building. √ (iv) If the character of the area is identifiable, the project is made compatible by the appropriate use of color, materials, landscaping, signs, and lighting; The character of the area is varied with the nearest building having distinctly different appearances: the single story Xcel Energy office being a tilt-up concrete warehouse; and the new BVSD Transportation Building being poured in place concrete and metal panel. Across 63rd Street from the site is the prominent Xcel Energy Valmont Generating Station. According to Xcel Energy, the facility was constructed in the 1920s through the early 1940s and at one time was the, “largest power plant west of the Mississippi.” The planned contemporary use of red brick and metal panel on the Administrative Office Building along 63rd Street presents a reference Historic Valmont Station and Proposed Administrative Office Bldg. ATTACHMENT B Agenda Item 4A Page 15 of 116 the context. The other buildings on the site are set back much further from 63rd Street and are predominately metal panel in keeping with the intended industrial uses on the site. These materials are in keeping with the adopted guidelines for the Western Industrial Park including: “Building Materials: The use of durable materials such as brick, cast-stone, tile and textured brick are encouraged. Textured precast, stucco, and dark aluminum panels or spandrel glass panels may be suitable if used at a scale visually related to pedestrians.” And, “Building Materials: Consider using metal panels, perforated metal screen variations, corrugated metals, semi-translucent panels, industrial materials, zinc, window screens as articulation, exposed patterned concrete, and rusticated materials.” √ (v) Projects are designed to a human scale and promote a safe and vibrant pedestrian experience through the location of building frontages along public streets, plazas, sidewalks and paths, and through the use of building elements, design details and landscape materials that include, without limitation, the location of entrances and windows, and the creation of transparency and activity at the pedestrian level; The planned Administrative Office Building is nearest to 63rd Street where most pedestrians would experience the site. That building has well defined fenestration with entrances clearly identified in two central bays; as well as punched window openings and standard sized brick. Other buildings experienced by visitors to the site include the gatehouse, mostly experienced in queueing vehicles, which is small and human scaled, and the Waste Transfer Building. By its very nature, the Waste Transfer Building is required to be a functionally appropriate high-bay design for the large truck and sorting equipment that is intended to maneuver in the space. Given the utilitarian nature of that building, the human scale experience is considered more pragmatic and less of a consideration then that of the office building. √ (vi) To the extent practical, the project provides public amenities and planned public facilities; The applicant is proposing sidewalks and bike paths for connectivity through the site, accessing the like facilities along 63rd Street. n/a (vii) For residential projects, the project assists the community in producing a variety of housing types, such as multifamily, townhouses and detached single family units, as well as mixed lot sizes, number of bedrooms and sizes of units; n/a (viii) For residential projects, noise is minimized between units, between buildings, and from either on-site or off-site external sources through spacing, landscaping, and building materials; √ (ix) A lighting plan is provided which augments security, energy conservation, safety, and aesthetics; A lighting plan consistent with the land use code is required as a condition of approval, as a part of the Technical Document Review, prior to building permit application. Further, at the time of building permit approval, the applicant will be required to submit a lighting certificate for the entire property that demonstrates compliance with the land use code section 9-9-16, B.R.C. 1981. √ (x) The project incorporates the natural environment into the design and avoids, minimizes, or mitigates impacts to natural systems; ATTACHMENT B Agenda Item 4A Page 16 of 116 A small area along the southeast edge of the site contains wetland buffer zones for the mapped wetlands located south of the site. Both the proposed Site and Landscape Plan are consistent with the criteria established for minor improvements within the Wetland Buffer Zones (such as pedestrian paths and landscaping). √ (xi) Buildings minimize or mitigate energy use; support on-site renewable energy generation and/or energy management systems; construction wastes are minimized; the project mitigates urban heat island effects; and the project reasonably mitigates or minimizes water use and impacts on water quality. The proposed buildings are required to meet the City’s rigorous energy efficiency standards. To that end, all of the proposed buildings will include water-conserving plumbing fixtures. The three heavier industrial buildings (Transfer Building, Container Building, Shop Building) contain multiple overhead doors, and these buildings will incorporate radiant heat methods to conserve energy rather than use conventional forced air systems. The site design includes multiple water quality/detention ponds to minimize impact on storm sewer systems. And the landscaping has been designed to minimize heat island effects across parking areas and drives. In addition, the project plans illustrate shade structures over each fueling island with future PV installations. Further, staff has added a condition of approval that requires the following: “The final plans shall include construction details that demonstrate that the building will be pre- wired for future photovoltaic systems, from the roof-top to the primary electrical panel, and that at least one electric vehicle charging station is provided on the site. Planning staff will review plans to ensure that the architectural intent is performed.” √ (xii) Exteriors or buildings present a sense of permanence through the use of authentic materials such as stone, brick, wood, metal or similar products and building material detailing; The proposed administrative office building is planned with brick as the primary material and metal panel as the secondary material; the rest of the buildings on site are primarily metal panel consistent with this criterion. √ (xiii) Cut and fill are minimized on the site, the design of buildings conforms to the natural contours of the land, and the site design minimizes erosion, slope instability, landslide, mudflow or subsidence, and minimizes the potential threat to property caused by geological hazards; There is little cut or fill planned on the site which on both lots is essentially flat in the locations of the planned buildings. n/a (xiv) In the urbanizing areas along the Boulder Valley Comprehensive Plan boundaries between Area II and Area III, the building and site design provide for a well-defined urban edge; and n/a (xv) In the urbanizing areas located on the major streets shown on the map in Appendix A of this title near the Boulder Valley Comprehensive Plan boundaries between Area II and Area III, the buildings and site design establish a sense of entry and arrival to the City by creating a defined urban edge and a transition between rural and urban areas. (G) Solar Siting and Construction: For the purpose of ensuring the maximum potential for utilization of solar energy in the City, all applicants for residential site reviews shall place streets, lots, open spaces, and buildings so as to maximize the potential for the use of solar energy in accordance with the following solar siting criteria: ATTACHMENT B Agenda Item 4A Page 17 of 116 √ (i) Placement of Open Space and Streets: Open space areas are located wherever practical to protect buildings from shading by other buildings within the development or from buildings on adjacent properties. Topography and other natural features and constraints may justify deviations from this criterion. The site and the adjacent property to the north, are both within Solar Access Area III defined in the land use code section 9-9-17, B.R.C. 1981 as follows, “includes areas where, because of planned densities, topography or lot configurations or orientations, uniform solar access protection for south yards and walls or for rooftops may unduly restrict permissible development.” Most of the buildings within the site are separated from one another by large areas of open space and/or paved areas necessary for large vehicle maneuvers. And there are no nearby buildings that would be impacted by shading from proposed buildings on-site. √ (ii) Lot Layout and Building Siting: Lots are oriented and buildings are sited in a way which maximizes the solar potential of each principal building. Lots are designed to facilitate siting a structure which is unshaded by other nearby structures. Wherever practical, buildings are sited close to the north lot line to increase yard space to the south for better owner control of shading. Most of the buildings within the site are separated from one another by large areas of open space and/or paved areas necessary for large vehicle maneuvers. √ (iii) Building Form: The shapes of buildings are designed to maximize utilization of solar energy. Buildings shall meet the solar access protection and solar siting requirements of section 9-9-17, "Solar Access," B.R.C. 1981. The Waste Transfer Building, the Shop Building, and the canopies for the fueling islands are all configured with the long side of the structures facing south to maximizes solar exposure and potential. √ (iv) Landscaping: The shading effects of proposed landscaping on adjacent buildings are minimized. The landscape plan illustrates a variety of tree plantings, with the evergreen trees located away from buildings and deciduous trees located closer to the buildings. This has the effect of allowing for passive solar heat gain during the winter months when the trees are denuded of leaves and cooling effects of shading during the summer months. The following criteria is not applicable to the proposed project. (H) Additional Criteria for Poles Above the Permitted Height (I) Land Use Intensity Modifications: (J) Additional Criteria for Floor Area Ratio Increase for Buildings in the BR-1 District: (K) Additional Criteria for Parking Reductions (L) Additional Criteria for Off-Site Parking ATTACHMENT B Agenda Item 4A Page 18 of 116 MEMORANDUM Date: April 17, 2020 From: Justin Price Associate AIA, LEED AP Peter E. Heinz AIA Re: Western Industrial Park PEH# 2020.01 The purpose of this Site Review Application is to obtain approval for the proposed modifications/ amendment to the approved Western Industrial Park Site Review LUR2019-00007 (September 27, 2019). This application focuses on the development of the 33.25-acre Western Industrial Park (WIP) site, located at 2655 63rd Street. The property has been in conceptual development, with considerations for how to subdivide the lots, since 2013, and recently received approval in September 27, 2019. The 33.25-acre property consists of 3 lots with 2 outlots. Lot 1 contains a 20,625 SF Waste Transfer Station with a large grinding operation, a 1,100 SF Gate House, a 33,586 SF (two-story) Shop Building, a 26,6550 SF Container Building and trash truck parking plaza with fueling stations. Lot 2 contains a 34,012 SF (two-story) Office Building. Lot 3 contains the recently constructed BVSD Bus Maintenance and Transportation Building. Outlot A is designated as a water quality and detention pond and Outlot B is designated as a park. This proposed amendment replaces the 20,625 SF Waste Transfer Station with a smaller 16,592 SF Waste Transfer Station. The smaller 16,592 SF building includes an approximate 4,000 SF module located on the north end of the building to facilitate Boulder County’s Construction Demolition Debris operations. Based upon a successful conclusion between Western Disposal Services, Boulder County and the City of Boulder this module will remain in the project scope. Building Permit drawings will document the final determination of this module. The loading pit is now accessed by backing in. Furthermore, the GENERAL PUBLIC DROP-OFF layout has been revised and the trash truck parking layout with fueling stations has been adjusted. There are no proposed exterior design changes to the Gate House, Shop Building, Container Building, Office Building and Pull Thru Wash Building. The proposed site will continue to grind and sell wood and yard waste and grind all commercial/ residential yard/ food waste and ship it off-site for composting. These services will occur in the road base area south of the Transfer Building with the icons noted as PORTABLE GRINDER, GROUND YD (yard), GROUND WD (wood), etc. The FOOD WASTE processing occurs on top of a concrete slab (sloped) and walled area that is sealed. Off of 63rd Street and within the site’s interior is the bulk of Western Disposal’s operations. The smaller Transfer Building (16,592 SF) will continue to be used as the facility for sorting recyclables and transferring of waste (from both public drop-off and Western Disposal trucks) for removal to an off-site facility – no permanent waste will be kept on site. The Gate House is the main check-in and check-out point for the general public needing to drop off waste at the Transfer Building. The Shop Building serves as the command center for Western Disposal’s fleet of vehicles and vehicle services bays. The Container Building provides space for constructing, servicing, and repairing the various waste/recycle/compost container units. This proposed amendment will be the final defining project in the development of “Recycle Row” (the one-mile section of 63rd Street between Arapahoe and Valmont Roads) as a one-stop-shop where Boulder residents and business can access facilities to meet all their waste reduction and recycling needs. The “Recycle Row” corridor includes Eco-Cycle and the Center for Resource Conservation (both just southeast of Arapahoe and 63rd Street), Boulder Recycling Center, and the proposed Western PEH ARCHITECTS 1720 14th Street Suite 100 Boulder, Colorado 80302 303-442-0408 peheinz@peharchitects.com ATTACHMENT C Agenda Item 4A Page 19 of 116 Western Industrial Park Site Review Written Statement – 4/17/2020 2 Disposal Services Transfer Building with public access drop-off and Western Disposal’s headquarters. Recycle Row is also part of the City’s Master Plan for Waste Reduction. The following items are in response to Submittal Item 6 of the Waiver from the Site Review Application Requirements Checklist. Responses are listed in bold. (A) Statement of current ownership The 33.25-acre Western Industrial Park (WIP) site, bounded by 63rd Street on the east, Stazio Ball Fields and the Leggett Reservoir Outfall on the north, Union Pacific RR on the west, and the Leggett Reservoir Inlet and the Boulder County Recycling facility on the south, is owned by Western Industrial Park, LLC. (B) Explanation of the objectives to be achieved by the project Western Disposal Services (WDS) currently operates an aging transfer station, processing and baling of recyclables, and public drop-off site at the main headquarters site off Butte Mill Road, for yard and wood waste, as well as trash, construction debris, recycling, and electronics collection. An approved site review would allow WDS to transition from their Butte Mill Road facility and move operations to this 63rd Street complex. (C) Development schedule To the best of the design team’s knowledge Phase 1 from the 2017 approval has already been constructed. Phase 1 was noted as “Phase 1: The sanitary sewer will be extended from Stazio Drive to sanitary manhole structure 7. The storm sewer outfall pipe to the Leggett Outfall Ditch will be constructed at a lower elevation and extended into the property,” as noted on the Preliminary Utility Plan sheet C2, dated 06/21/17, within the 2017 approval documents. Phase II, Sequence 1 (Q4 2020 thru Q3 2021): Design and construction of the transporation infrastructure, the Transfer Building, the Gate House building, and all associated landscaping on the “northern” half of Lot 1. Phase II, Sequence 2 (Q3 thru Q4 2021): Overlot Grading on the “southern” half of Lot 1. Phase II, Sequence 3 (Q4 2021 thru Q4 2023): Design and construction of the transportation infrastructure, the Container Building, the Shop Building, the Pull Thru Wash Building, and improvements to Outlots A and B on the “southern” half of Lot 1. Phase III, Sequence 1 (Q2 2021): Overlot Grading on Lot 2. Phase III, Sequence 2 (Q2 2023 thru Q4 2023): Design and construction of the transportation infrastructure, the Office Building, and all associated landscaping on Lot 2. (D) Copies of any special agreements, conveyances, restrictions, or covenants that will govern the use, maintenance, and continued protection of the goals of the project. Not applicable. Approval criteria found in B.R.C Section 9-2-14(h) 1. Boulder Valley Comprehensive Plan a. The proposed site plan is consistent with the land use map and the service area map and, on balance, the policies of the Boulder Valley Comprehensive Plan. The integrated five-building WIP site use is consistent with a number of Boulder Valley Comprehensive Plan Policies, including subsections 4.03 Energy Conservation and Renewable Energy, 4.07, Energy-Efficient Land Use, 4.08, Energy-Efficient Building Design, 5.07, Industry Clusters, and 5.16 Employment Opportunities. In addition, it is consistent with the City’s broader sustainability-oriented goals as well as the long-term community vision contained in the Master Plan for Waste Reduction (MPWR), adopted by City Council in ATTACHMENT C Agenda Item 4A Page 20 of 116 Western Industrial Park Site Review Written Statement – 4/17/2020 3 2010, which implements the policies contained in the BVCP in the area of Energy and Climate, specifically subsections 4.09, Building Construction Waste Minimization (“The City and County will encourage renovation of existing buildings over demolition and will develop policies and programs that promote the reuse of materials salvaged after deconstruction.”) and 4.10 Waste Minimization and Recycling (“The City and County will pursue and support programs and activities that reduce the amount of waste that must be landfilled and pursue Zero Waste as a long term goal. Policies, programs and regulations will emphasize waster prevention, reuse, composting, recycling and the use of materials with recycled content.”). b. The proposed development shall not exceed the maximum density associated with the Boulder Valley Comprehensive Plan residential land use designation. Additionally, if the density of existing residential development within a three-hundred-foot area surrounding the site is at or exceeds the density permitted in the Boulder Valley Comprehensive Plan, then the maximum density permitted on the site shall not exceed the lesser of: i. The density permitted in the Boulder Valley Comprehensive Plan Not applicable. ii. The maximum number of units that could be place on the site without waiving or varying any of the requirements of chapter 9-8, “Intensity Standards”, B.R.C. 1981 Not applicable. c. The proposed development’s success in meeting the broad range of BVCP policies considers the economic feasibility of implementation techniques required to meet other site review criteria. The design as presented in the site review application is consistent with the owner’s budget. The overall philosophy for the development of the WIP site is to pursue a complementary dynamic between the Transfer Building and public drop-off, the Shop Building and Container Building, and the available leasable space within the Office Building. Ideally, businesses desiring to locate within the WIP will self-select in part because of the proximity to WDS’s facilities, and the entire “Recycle Row” facilities. 2. Site Design: Projects should preserve and enhance the community's unique sense of place through creative design that respects historic character, relationship to the natural environment, multi-modal transportation connectivity and its physical setting. Projects should utilize site design techniques which are consistent with the purpose of site review in subsection (a) of this section and enhance the quality of the project. In determining whether this subsection is met, the approving agency will consider the following factors: a. Open Space: Open space, including, without limitation, parks, recreation areas, and playgrounds: i. Useable open space is arranged to be accessible and functional and incorporates quality landscaping, a mixture of sun and shade and places to gather; The Office Building, Container Building, and Shop Building provide hardscape/patio areas for the use of employees and building occupants. These patios will be integrated with the landscape plan to soften and enhance the spaces. A landscaped concrete plaza area located adjacent to the site entrance will feature classic trash trucks on display and will encourage public connection to the site. ii. Private open space is provided for each detached residential unit; Not applicable. iii. The project provides for the preservation of or mitigation of adverse impacts to natural features, including, without limitation, healthy long-lived trees, significant plant communities, ground and surface water, wetlands, riparian areas, drainage areas and species on the federal Endangered Species List, "Species of Special Concern in Boulder County" designated by Boulder County, or prairie dogs (Cynomys ludiovicianus), which is a species of local concern, and their habitat; A premium has been placed on preserving the unique natural characteristics of the adjacent landscapes on the north and southeast edges of the WIP site to maintain ATTACHMENT C Agenda Item 4A Page 21 of 116 Western Industrial Park Site Review Written Statement – 4/17/2020 4 a sense of natural amenity, which distinguishes this property as unique and an attractive setting for business. (See C. Landscaping below for additional information.) There are no Endangered Species on the WIP site. iv. The open space provides a relief to the density, both within the project and from surrounding development; The WIP site context is relatively rural. Open space/landscape buffers have been incorporated along most edges of the site. v. Open space designed for active recreational purposes is of a size that it will be functionally useable and located in a safe and convenient proximity to the uses to which it is meant to serve; The site is adjacent to Stazio Fields which provides a multi-modal pathway connection to the South Boulder Creek Path along the west side of the property. A new multi-modal pathway, on the Western Industrial Park site, connects to the existing sidewalk on 63rd Street and provides a route to and from the Transfer Building for the general public looking to drop-off waste/recyclables via their bicycle. vi. The open space provides a buffer to protect sensitive environmental features and natural areas; A small area within the WIP along the southeast edge of the site contains the buffer zones for the mapped wetlands located south of the site, adjacent to the Leggett Inlet. The WIP Site Plan and Landscape Plan respect the wetlands and provide criteria established for minor improvements within the Wetland Buffer Zones (such as pedestrian paths/trees/rock mulch areas). vii. If possible, open space is linked to an area- or city-wide system. The site is adjacent to Stazio Fields which provides a multi-modal pathway connection to the South Boulder Creek Path along the west side of the property. City of Parks and Rec turned down proposals of providing multi-modal connectivity directly between Western Industrial Park and Stazio Fields. b. Open Space in Mixed Use Developments (Developments that contain a mix of residential and non-residential uses): Not applicable. c. Landscaping: i. The project provides for aesthetic enhancement and a variety of plant and hard surface materials, and the selection of materials provides for a variety of colors and contrasts and the preservation or use of local native vegetation where appropriate The landscape design for the site closely follows standard xeric techniques, featuring a more natural/informal native and colorful plant palette along the 63rd Street edge and the internal driveways into Shop Building parking lot and the Transfer Building public access and trash truck access. More manicured landscapes will be limited to the 2 major entries into the site off 63rd Street, parking lot screening, and at the building entries. The perimeter landscape adjacent to the wetlands on the southeast and along the Leggett outlet on the north will be a mixture of native trees. ii. Landscape design attempts to avoid, minimize, or mitigate impacts to important native species, plant communities of special concern, threatened and endangered species and habitat by integrating the existing natural environment into the project; There are no threatened or endangered species on site. The landscape palette will provide transitions from the more native species along the ditches and adjacent to the wetlands on the southeast edge of the site, limiting manicured landscapes to building entries. iii. The project provides significant amounts of plant material sized in excess of the landscaping requirements of sections 9-9-12, "Landscaping and Screening Standards" and 9-9- 13, "Streetscape Design Standards," B.R.C. 1981; ATTACHMENT C Agenda Item 4A Page 22 of 116 Western Industrial Park Site Review Written Statement – 4/17/2020 5 All Landscaping in the WIP is proposed to meet the current CoB landscape requirements. See Landscape Requirements chart on Sheet L200. iv. The setbacks, yards, and useable open space along public rights-of-way are landscaped to provide attractive streetscapes, to enhance architectural features, and to contribute to the development of an attractive site plan. The landscape concept for WIP incorporates informal planting materials and landscape elements along 63rd Street and the internal roadway, within the natural open space areas on the north and south edges of the site, and along the internal pedestrian corridors. d. Circulation: Circulation, including, without limitation, the transportation system that serves the property, whether public or private and whether constructed by the developer or not: i. High speeds are discouraged or a physical separation between streets and the project is provided; High speeds are discouraged through the careful design of the access driveways, with medians, to both the Transfer Building/Public access drop-off and the shared driveway that provides access to the Shop Building and the Office Building. ii. Potential conflicts with vehicles are minimized; The traffic to the Transfer Building/Public access drop-off has been separated from the traffic accessing the Storage Building and the Office Building, thereby significantly minimizing any vehicle conflicts between the larger WDS trucks and traffic to the Shop Building and the Office Building. Additionally, the circulation for the Transfer Building/Public access drop-off traffic has been separated from the WDS traffic within the Transfer Building/Public access drop-off site, including separate access points. (See site plan for specific details). iii. Safe and convenient connections are provided that support multi-modal mobility through and between properties, accessible to the public within the project and between the project and the existing and proposed transportation systems, including, without limitation, streets, bikeways, pedestrian ways and trails; Two points of pedestrian/bicycle/auto access are proposed into the site from 63rd Street. Circulation has been designed to create/maximize the efficient use of the parcels. A new multi-modal pathway, on the Western Industrial Park site, connects to the existing sidewalk on 63rd Street and provides a route to and from the Transfer Building for the general public looking to drop-off waste/recyclables via their bicycle. The site is adjacent to Stazio Fields which provides a multi-modal pathway connection to the South Boulder Creek Path along the west side of the property. iv. Alternatives to the automobile are promoted by incorporating site design techniques, land use patterns, and supporting infrastructure that supports and encourages walking, biking, and other alternatives to the single-occupant vehicle; See response iii above. v. Where practical and beneficial, a significant shift away from single-occupant vehicle use to alternate modes is promoted through the use of travel demand management techniques; Every effort has been made to incorporate alternate modes in this site (see response to d(iii) above). Please refer to the May 2, 2019 (revised) traffic study/analysis for the entire WIP site that includes the Travel Demand Management (TDM) Plan. vi. On-site facilities for external linkage are provided with other modes of transportation, where applicable; A new multi-modal pathway, on the Western Industrial Park site, connects to the existing sidewalk on 63rd Street and provides a route to and from the Transfer Building for the general public looking to drop-off waste/recyclables via their bicycle. An employee-only linkage way starts at the south side of the Transfer Building via a striped bike lane that follows the paved drive around the south end of the Container Building, connects to an employee sidewalk on the east side of ATTACHMENT C Agenda Item 4A Page 23 of 116 Western Industrial Park Site Review Written Statement – 4/17/2020 6 the property, and connects into a network of sidewalks that leads to the sidewalk and bike lanes on 63rd Street. vii. The amount of land devoted to the street system is minimized; There are no public streets within the WIP. viii. The project is designed for the types of traffic expected, including, without limitation, automobiles, bicycles, and pedestrians, and provides safety, separation from living areas, and control of noise and exhaust. The WIP site has been designed to accommodate all types of traffic, providing separation between the Transfer Building/Public drop-off access traffic and the traffic to the Shop Building and the Office Building. e. Parking: i. The project incorporates into the design of parking areas measures to provide safety, convenience, and separation of pedestrian movements from vehicular movements; The entire northern portion of the WIP site parking area has been designed to minimize interaction between pedestrians and vehicles, by providing direct connection between the 63rd Street sidewalk and bicycle parking areas and the Transfer Building, Shop Building, and Office Building. Sidewalks have been provided directly adjacent to most car parking areas. The trash truck parking and movement areas have been confined to the center of the site, eliminating the need for pedestrians to cross trash/service vehicle paths. ii. The design of parking areas makes efficient use of the land and uses the minimum amount of land necessary to meet the parking needs of the project; This site review application proposes parking totals that meet the City of Boulder standards for parking. Car parking lots have been designed to not exceed the spatial minimums listed in Table 9-5 of the B.R.C. iii. Parking areas and lighting are designed to reduce the visual impact on the project, adjacent properties, and adjacent streets; Significant landscaping, and transparent and opaque fencing have been incorporated into the site plan to minimize the visual impacts of parking. A photometric study of the site lighting verifies that the lighting concept was designed as efficiently as possible and that no light trespass occurred beyond the WIP property lines. iv. Parking areas utilizes landscaping materials to provide shade in excess of the requirements in Subsection 9-9-6 (d), “Parking Area Design Standards”, and Section 9-9-14, “Parking Lot Landscaping Standards”, B.R.C. 1981. The WIP site has been designed to exceed the landscape requirements contained in those two sections. See Landscape Requirements chart on L200. f. Building Design, Livability, and Relationship to the Existing or Proposed Surrounding Area: i. The building height, mass, scale, orientation, and configuration are compatible with the existing character of the area or the character established by an adopted plan for the area; The building height, mass, scale, orientation, and configuration of the buildings within WIP will be compatible with the other buildings along/within the “Recycle Row” corridor (Western Disposal Services, Eco-Cycle, Boulder County Recycling Center and CHaRM). ii. The height of buildings is in general proportion to the height of existing buildings and the proposed or projected heights of approved buildings or approved plans for the immediate area; The height of the Transfer Building shall be approximately 38’ (above finish floor), to accommodate the machinery required to maneuver within the building. The height of the Gate House shall be approximately 19’. The height of the Shop Building shall be approximately 32’. The height of the Pull-Thru Wash building shall be approximately 25’. The height of the Office Building shall be approximately 33’. ATTACHMENT C Agenda Item 4A Page 24 of 116 Western Industrial Park Site Review Written Statement – 4/17/2020 7 These heights are within range of existing buildings along 63rd Street (Via Mobility and the Boulder County Recycling Facility), and are significantly shorter than the Valmont Power Station across 63rd Street. iii. The orientation of buildings minimizes shadows on and blocking views from adjacent properties. None of the buildings on the WIP site produce shadows on adjacent properties. The only other building in the area is the BVSD maintenance garage, and none of the buildings on the WIP site will impact views from that building. iv. If the character of the area is identifiable, the project is made compatible by the appropriate use of color, materials, landscaping, signs, and lighting; The character of the area is industrial and eclectic. The WIP project aspires to present a unified set of innovative and sustainable building design principles that also allow each building to develop its own aesthetic. v. Projects are designed to a human scale and promote a safe and vibrant pedestrian experience through the location of building frontages along public streets, plazas, sidewalks and paths, and through the use of building elements, design details and landscape materials that include, without limitation, the location of entrances and windows, and the creation of transparency and activity at the pedestrian level; Industrial buildings are inherently large, both in footprint and in overall mass. The WIP design philosophy attempts to add interest and interaction amongst pedestrians through the use of design elements such as variation of color, variation of materials, variation of building height and the vertical plane, use of pedestrian- level windows, columns, awnings, and patios. vi. To the extent practical, the project provides public amenities and planned public facilities; The WIP site plan incorporates a landscaped concrete plaza located adjacent to the site entrance, which will feature classic trash trucks on display and will encourage public connection to the site. vii. For residential projects, the project assists the community in producing a variety of housing types, such as multifamily, townhouses and detached single family units, as well as mixed lot sizes, number of bedrooms and sizes of units; Not applicable. viii. For residential projects, noise is minimized between units, between buildings, and from either on-site or off-site external sources through spacing, landscaping, and building materials; Not applicable. ix. A lighting plan is provided which augments security, energy conservation, safety, and aesthetics. A photometric study of the site lighting verifies that the lighting concept was designed as efficiently as possible and that no light trespass occurred beyond the WIP property lines. All site lighting will be provided via LED lamps. Light levels are adequate to provide safety and security across all occupied portions of the site. x. The project incorporates the natural environment into the design and avoids, minimizes, or mitigates impacts to natural systems; A premium has been placed on preserving the unique natural characteristics of the adjacent landscape to maintain a sense of natural amenity, which distinguishes this property as unique and an attractive setting for business. xi. Buildings minimize or mitigate energy use; support on-site renewable energy generation and/or energy management systems; construction wastes are minimized; the project mitigates urban heat island effects; and the project reasonably mitigates or minimizes water use and impacts on water quality. The designs for all five buildings on the WIP site will meet or exceed CoB Energy Conservation Code standards. Applicable buildings will include water-conserving ATTACHMENT C Agenda Item 4A Page 25 of 116 Western Industrial Park Site Review Written Statement – 4/17/2020 8 plumbing fixtures. The three heavier industrial buildings (Transfer Building, Container Building, Shop Building) contain multiple overhead doors, and these buildings will incorporate radiant heating methods to conserve energy rather than use conventional forced air systems. The site design includes multiple water quality/detention ponds to minimize impact on storm sewer systems. The landscaping has been designed to minimize heat island effects across parking areas and drives. xii. Exteriors or buildings present a sense of permanence through the use of authentic materials such as stone, brick, wood, metal, or similar products and building material detailing; With the WIP site being populated by industrial buildings, all structures will be clad primarily with steel panels. These pre-finished panels will provide maximum durability and longevity for WDS for decades at their new headquarters. xiii. Cut and fill are minimized on the site, the design of buildings conforms to the natural contours of the land, and the site design minimizes erosion, slope instability, landslide, mudflow or subsidence, and minimizes the potential threat to property caused by geological hazards; The WIP site is designed to be a predominantly surface-drained site; storm drainage systems have been minimized. Excess earth from various local construction projects will be used to grade the site. xiv. In the urbanizing areas along the Boulder Valley Comprehensive Plan boundaries between Area II and Area III, the building and site design provide for a well- defined urban edge; The WIP site plan uses a combination of street trees, interior landscaping, parking lot design, and building design to promote a strong urban edge along 63rd Street. xv. In the urbanizing areas located on the major streets shown on the map in Appendix A of this title near the Boulder Valley Comprehensive Plan boundaries between Area II and Area III, the buildings and site design establish a sense of entry and arrival to the City by creating a defined urban edge and a transition between rural and urban areas. Not applicable. g. Solar Siting and Construction: For the purpose of ensuring the maximum potential for utilization of solar energy in the City, all applicants for residential site reviews shall place streets, lots, open spaces, and buildings so as to maximize the potential for the use of solar energy in accordance with the following solar siting criteria: Not applicable. h. Additional Criteria for Poles Above the Permitted Height: No site review application for a pole above the permitted height will be approved unless the approving agency finds all of the following: Not applicable – no poles will be above the permitted height. i. Land Use Intensity Modifications: Not applicable – no intensity modifications are being requested. j. Additional Criteria for Floor Area Ratio Increase for Buildings in the BR-1 District: Not applicable – project is not located in the BR-1 District. k. Additional Criteria for Parking Reductions: The off-street parking requirements of Section 9- 9-6, “Parking Standards”, B.R.C. 1981, may be modified as follows: i. For residential uses, the probable number of motor vehicles to be owned by occupants of and visitors to dwellings in the project will be adequately accommodated; Not applicable. ii. The parking needs of any non-residential uses will be adequately accommodated through on-street parking or off-street parking; No parking reduction or additional parking are being requested for the site. WDS and PEH ARCHITECTS have worked with the City of Boulder in developing the ATTACHMENT C Agenda Item 4A Page 26 of 116 Western Industrial Park Site Review Written Statement – 4/17/2020 9 appropriate number of parking spaces required for each building and have developed a parking layout that meets the necessary number of spaces to facilitate the WDS employees and visitors. iii. A mix of residential with either office or retail uses is proposed, and the parking needs of all uses will be accommodated through shared parking; Not applicable. iv. If joint uses of common parking areas is proposed, varying time periods of use will accommodate proposed parking needs; Not applicable – no joint uses of common parking areas is proposed. v. If the number of off-street parking spaces is reduced because of the nature of the occupancy, the applicant provides assurances that the nature of the occupancy will not change. See response to (ii) above. The WDS headquarters will likely see no significant future changes to occupancy. 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