HomeMy WebLinkAboutItem 5A Fire Station 3 LUR2020-00043 2751 and 2875 30th Street CITY OF BOULDER
PLANNING BOARD
MEETING DATE: December 17, 2020
AGENDA TITLE: CONCEPT PLAN REVIEW Concept Plan Review for a new two-story
fire station located at 2751 and 2875 30th Street. The first floor includes an apparatus bay with
four drive through bays and associated support spaces along with Fire Administration offices
and a public Community Room. The second floor is proposed to house the living spaces for
firefighters, 12 bunk rooms, and a roof patio. The site includes secure parking for firefighters
and public parking for Administration staff and public visitors. The site also includes the
proposed Bluff Street Extension and rear public alley. Vehicular access to the site will be
from the Bluff Street Extension. Fire apparatus will respond to calls from 30th Street.
Reviewed under case LUR2020-00043.
Applicant: Adam Goldstone, City of Boulder
Owner: City of Boulder
REQUESTING DEPARTMENT / PRESENTERS
Planning & Development Services
Jacob Lindsey, Director of Planning & Development Services
Charles Ferro, Development Review Manager / Interim Comprehensive Planning Manager
Elaine McLaughlin, Senior Planner
OBJECTIVE
1. Planning Board hears staff and applicant presentations
2. Hold Public Hearing
3. Planning Board to ask questions of applicant, the public, and staff
4. Planning Board Discussion and comment on Concept Plan.
SUMMARY
Project Name: Fire Station 3
Location: 2751 and 2875 30th Street
Size of Property 1.85 acres (80,687 sq. ft.)
Zoning: Business – Transitional 1
Comprehensive Plan: Mixed Use Industrial
Agenda Item 5A Page 1 of 56
KEY ISSUES FOR CONCEPT PLAN DISCUSSION
Staff has identified the following key issues to help guide the board’s discussion:
1. Does the project, on balance, preliminarily meet the relevant policies of the Boulder Valley
Comprehensive Plan?
2. Is the proposed project preliminarily consistent with the Transit Village Area Plan and
Guidelines?
EXECUTIVE SUMMARY
The purpose of this item is for Planning Board to review and comment on the Concept Plan for
the above reference project. The size of the property does not require a Concept Plan review
under the Land Use Code section 9-2-14(b)(1)(B), B.R.C. 1981 prior to an application for Site
Review; however, the applicant elected to pursue this process to receive feedback on the
concept.
PUBLIC FEEDBACK
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 have been posted by the applicant indicating the review requested. Staff received three
comment letters that are provided in Attachment B.
PROCESS
Concept Plan is the initial step in the Site Review process, of which the property is eligible
under provisions of section 9-2-14(b)(1)(B), B.R.C. “Development Review Thresholds,” 1981.
While the size of the site and the proposal does not require Concept Plan review, the applicant
elected to pursue the process to receive feedback on the concept.
This memo provides context and background on the proposed project along with an evaluation of
the proposed concept level massing and scale under the Transit Village Area Plan. The Concept
Plan review is subject to call-up consideration to the City Council. Following the Concept Plan
review, the applicant is required to apply for a Site Review based on the current proposal that
includes a parking reduction greater than 50 percent and reduced side yard setback.
Under the land use code, the first step in the development review process that meets the
thresholds for Site Review is often Concept Plan. The purpose of Concept Plan is to review a
general development plan for the site, evaluate general architectural characteristics, land uses,
and view corridor considerations. An evaluation of the massing and scale of a proposal with the
surrounding context is a critical beginning point for the design process.
Agenda Item 5A Page 2 of 56
BACKGROUND
The Concept Plan review is for the redevelopment of property located on 30th Street at the
current terminus of Bluff Street. Refer to Figure 1. The properties are both owned by the City of
Boulder and are located within the Phase II area guided by the Transit Village Area Plan. This is
further described under the “Concept Plan Review Criteria” and Key Issue 2. The site was
previously approved for a redevelopment into townhomes, but that approval had expired.
PROJECT DESCRIPTION
As shown in Figure 2 and the Project Plans in Attachment C, the applicant is proposing the
city’s Fire Station #3, and there are two options for build out included within the Concept Plan
submittal. This station is intended to replace the existing station that today is located at the
southwest corner of Arapahoe Avenue and 30th Street. The intent in relocating the fire station is
that the current location is within the flood zone and is considered a critical facility. The current
station is outdated, inefficient and undersized and partial funding for the replacement of this
station was include in the 2017 Community, Culture and Safety Tax.
As part of the project plans, the applicant is illustrating two options, both of which include a two
story structure that would house administrative offices, training rooms, fitness facilities along
with kitchen and dining, dayrooms, bunk rooms, laundry facilities and an outdoor deck. Also
required is an apparatus bay with four drive-through bays on the north side of the building.
Option 1 is intended as immediate “full build out of the site” with a 29,000 square foot building
on two levels: a 21,000 square foot ground floor and an 8,000 square foot second story.
Option 2 is a smaller plan with a 23,000
square foot building on two levels: 15,000-
square foot ground floor and an 8,000 square
foot second story; it is intended to allow for
the phasing-in over time of the ground level
Fire Rescue Administration offices that are
shown in the Full-Build Out scenario.
In both options the proposed height is 34
feet; and in both cases, the upper story is
planned as the living quarters and offices for
on-duty firefighters with a roof deck, and the
ground floor as ground level Fire Rescue
Administration offices.
The applicant is proposing a net zero energy
design for the building including on-site energy
generation with a rooftop solar PV array; along with natural daylighting and sustainable
materials proposed for the building.
Figure 1: Concept Plan Sketch of Option 1
(Full Build Out of Site without phasing) 30th Street Bluff Street
Agenda Item 5A Page 3 of 56
CONCEPT PLAN REVIEW CRITERIA, SECTION 9-2-13(e), B.R.C. 1981
Guidelines for Review and Comment: The following guidelines will be used to guide the
Planning Board's discussion regarding the site. It is anticipated that issues other than those
listed in this section will be identified as part of the Concept Plan review and comment
process. The Planning Board may consider the following guidelines when providing
comments on a concept plan:
1) Characteristics of the site and surrounding areas, including, without limitation, its
location, surrounding neighborhoods, development and architecture, any known natural
features of the site including, without limitation, mature trees, watercourses, hills, depressions,
steep slopes and prominent views to and from the site;
Site Characteristics. The 1.85 acre project site is located on the west side of 30th Street, just
south of the intersection of 30th and Valmont Rd. The project site is two separate properties: the
property at 2751 30th is a vacant lot that most recently had vehicle storage on the site; and the
property at 2785 30th Street was formerly occupied by Boulder Recreational Vehicle (RV) Sales
and Service. Figure 2 is a street view of the site.
As shown in Figure 3, surroundings to the project site are varied. In recent years many properties
on the west side of 30th Street from Valmont Avenue to Mapleton Avenue have become vacant
but previously were primarily automobile-oriented retail or storage use. Adjacent to the site on
the north is a small “carneceria” grocery store, along with a convenience store/gas station.
Adjacent to the south is the former Robb’s Music Store, currently vacant.
The east side of 30th Street, across from the property, includes the Steelyards neighborhood
which is predominantly mixed-use buildings with urban-configurations that include ground floor
retail or restaurants and residential units above; a small pet supply store; as well as service
commercial uses toward Valmont Avenue. Approximately one block to the east is the S’PARK
neighborhood that was redeveloped over the past five years based on the Transit Village Area
Plan and includes a variety of residential types and range of affordability to offices and retail.
Directly west of the site is an existing office building (the Rincon Building) and the Ledges
Apartments; and to the northwest are service commercial uses including auto repair and a used
furniture store.
2751 30th
2785 30th
Figure 2: Site Viewed from 30th Street
Agenda Item 5A Page 4 of 56
Figure 3: Site Surroundings
Agenda Item 5A Page 5 of 56
(2) Community policy considerations including, without limitation, the review process and
likely conformity of the proposed development with the Boulder Valley Comprehensive
Plan (BVCP) and other ordinances, goals, policies, and plans, including, without
limitation, sub-community and sub-area plans;
Boulder Valley Comprehensive Plan:
Under the BVCP, and as described in
the excerpt in Figure 4, the site is
designated as, “Mixed Use Industrial.”
The use of the site as a Fire Station is
consistent with the anticipated uses that
include “light industrial uses” as well
as a variety of others.
BVCP 2020 Mid Term Update. As part of the mid-term update, comprehensive planning
staff is recommending a change to the current land use designations in the area of the site and
other properties west of 30th Street from Mixed-Use Industrial (MUI) and Service
Commercial (SC) to Mixed Use
Business (MUB) to implement the
recommendations in the Transit
Village Area Plan and facilitate
redevelopment to an engaging
diversity of uses. The proposed
change is shown in Figure 4a, BVCP
Mid-Term Update Land Use Change.
As noted in the BVCP 2020 Mid
Term Update Memo, developing the
new Bluff Street connection on the
west side of 30th Street in conjunction
with the development of the Fire
Station 3, and in partnership with
adjacent property owner, will
contribute to the access and mobility
vision for a more pedestrian-friendly
30th Street with new transportation
Figure 4: Existing BVCP
Land Use
Figure 4a: BVCP 2020 Mid-Term Update Land Use Change
Agenda Item 5A Page 6 of 56
connections, wide sidewalks, first-floor storefronts, and pedestrian scale architecture. The
definition of Mixed-Use Business is as follows in an excerpt from the BVCP 2015, p. 106.
On Dec. 3, 2020, the Planning Board approved the change which is also subject to City
Council approval as part of the required two-body decision. Council will consider the item at
the public hearing on Dec.15, 2020. Additional background is provided below under,
“Zoning.”
BVCP Policies. There are a number of relevant BVCP Policies for the proposal, as presented
in Key Issue 1.
Transit Village Area Plan: As described on page 110 of the BVCP,
“Area plans are developed for areas or corridors with special problems or opportunities that
are not adequately addressed by comprehensive planning, subcommunity planning or
existing land use regulations. Area planning is initiated as issues or opportunities arise. Area
plans are generally of a scale that allow for developing a common understanding of the
expected changes, defining desired characteristics that should be preserved or enhanced and
identifying achievable implementation methods.”
The site is within Phase 2A of the Transit Village Area Plan as shown in Figure 5.
Implementation of the TVAP was planned in two phases, with the planning horizon for the
first phase of redevelopment, generally west of the railroad tracks and east of 30th Street, is 10
to 15 years, and the planning horizon for the second phase, generally east of the tracks and
west of 30th Street, is 15 years and beyond. TVAP was renamed Boulder Junction 10
years ago, referencing a moniker from the early 20th Century in reference to the junction of
two major rail lines.
Figure 5: TVAP Phasing Plan
Agenda Item 5A Page 7 of 56
As shown in the TVAP Land Use Map in
Figure 6, the land use designation is MU1 or
Mixed Use 1, which anticipates 2-3 story
mixed use buildings with a mix of residential
and commercial uses and tuck-under,
structured or surface parking. The TVAP
land uses became the foundation for the
proposed changes to the BVCP land use map
for the mid-term update. Implementation of
Phase 2b (east of the railroad tracks) is
anticipated at a later time.
30th Street Main Street Character District.
The Transit Village Area Plan also identifies
“Character Districts.” As noted on page 19
of TVAP, the urban design for the area is
established through the character district
guidelines and streetscapes,
“The area has been divided into eight
character districts, primarily based on future land use. The guidelines that follow for each
district are intended to promote plan goals related to urban design, public spaces and
livability. They will be used by the city to create new or revised standards for the area. They
also will be used by the private sector to help understand how the plan vision applies to
development. The guidelines will be considered in the Site Review process to ensure that new
development will be compatible with the character established by this plan.”
As shown in Figure 7, the site is part of the
30th Street Business Main Street of TVAP.
The intent is as follows:
“The vision for 30th Street is to transform it
into a more pedestrian friendly “business
main street” with neighborhood and
community-serving retail and restaurants,
personal and business services, housing and
offices. An important ingredient for this
transformation is to add on-street parking.
On-street parking helps create a pedestrian
environment by slowing traffic and
providing a buffer between pedestrians and
moving vehicles. It also is considered vital
to support adjacent commercial activity and
activate the street. The on-street parking
could be added with minimal, if any,
additional right-of-way and without the
Si
Figure 7:
TVAP Urban Design Character Districts
Figure 6: TVAP Land Use Plan
Agenda Item 5A Page 8 of 56
removal of existing travel lanes. Detailed engineering after plan adoption will examine the
exact alignment of the roadway, the location of parking near traffic signals and intersections,
and the feasibility of adding parking in front of smaller properties. The parking spaces will
be priced and managed as the area builds out according to the TDM program.
Zoning: As shown in Figure 8, the project site is zoned Business – Transitional 1 (BT-1),
which is defined in section 9-5-2 of the Land Use Code as follows:
“Transitional business areas which generally buffer a residential area from a major street
and are primarily used for commercial and complementary residential uses, including without
limitation, temporary lodging and office uses.”
As a part of the BVCP 2020 Mid Term Update staff is recommending that for the areas
planned for Land Use Plan changes, including the site, that commensurate rezonings occur
with redevelopment. The intent noted is to avoid non-conformities of existing development
and to allow an affordable housing project currently in the design and permitting
process to be completed. As noted in the BVCP 2020 Mid Term Update Memo, rezoning
from BT-1 to BMS will not significantly increase the development potential of the properties
in this area but would bring them into consistency with TVAP.
The primary differences between the existing zoning of BT-1 and BMS zoning are as
follows:
• Setbacks are greater in BT-1 (20 foot front yard setback as opposed to zero lot line setback
in BMS;
• Intensity in BT-1 is based on minimum open space requirement of 10-20 percent open
space as opposed to a maximum FAR limitation of 0.67 for BMS;
• Maximum allowable building height is 35 feet in BT-1 while buildings in BMS may reach
up to 38 feet in height by-right;
Figure 8: Zoning
Agenda Item 5A Page 9 of 56
• Minimum ground floor window area facing a public street is not applicable in BT-1, but in
BMS 60 percent is required;
• Primary building entrance location facing street is not applicable in BT-1, but is required
in BMS.
• Minimum percent of lot frontage that must contain a building or buildings of 70 percent is
not applicable in BT-1, but is required in BMS.
The current proposal, meets the majority of the BT-1 zoning standards, and while a more
“urban configuration” would occur with the BMS zoning and a zero front yard setback, the
intended building typology and use would likely benefit from greater setback as shown. In
addition, the Form and Bulk Standards for an application in BMS could be modified through
Site Review. This is further discussed in Key Issue 2.
(3) Applicable criteria, review procedures, and submission requirements for a site review;
Once the Planning Board reviews the Concept Plan application and provides comments at a
public hearing as required by section 9-2-13(f), B.R.C. 1981, the City Council may call up
the application within 30 days of the board’s review. If council would like to review the
application, a public hearing will be scheduled within sixty days of the call-up vote or
within such other time as the manager or council and the applicant mutually agree.
Following the final review of the Concept Plan, the applicant will be required to submit a
Site Review application meeting the requirements of section 9-2-14(d), B.R.C. 1981. The
project will also be required to demonstrate compliance with the Site Review criteria found
in section 9-2-14(h), B.R.C. 1981
The proposed project is required to be evaluated through a Site Review process for
conformance with the zoning and the BVCP land use designation along with policies of the
BVCP, Site Review criteria of the Land Use Code, section 9-2-14(h), B.R.C. 1981 along
with the city’s Design and Construction Standards. The plans will also be evaluated against
the applicable design guidelines for the area set forth in TVAP; and as a part of that review,
the applicant will be required to submit for a Design Advisory Board review.
If the application for Site Review does not include a request for height modification of
disposition of approval is subject to staff level determination for approval, with a thirty day
call up consideration by the Planning Board. If the Planning Board calls up the Site Review
approval, it will be scheduled within 60 days of the call up for public hearing; and a
Planning Board disposition is then subject to subsequent call up by City Council.
(4) Permits that may need to be obtained and processes that may need to be completed prior
to, concurrent with, or subsequent to site review approval;
Given that there is an existing property line that bisects the site, and the need to dedicate
public right of way for both the extension of Bluff Street as well as the western alley, the
applicant would be required to replat the site in a Subdivision process that necessitates a
Preliminary and Final Plat application submittal and review. Generally, a Preliminary Plat
Agenda Item 5A Page 10 of 56
application can be submitted concurrent with the Site Review application. Subsequent to
Site Review and Preliminary Plat approval, the applicant is required to submit an application
for Technical Document (TEC doc) Review prior to application for building permit. The
intent in the TEC doc review is to ensure that technical details are resolved such as drainage
and transportation issues that may require supplemental analyses. A TEC Doc review
process will also be required for the replat.
(5) Opportunities and constraints in relation to the transportation system, including, without
limitation, access, linkage, signalization, signage, and circulation, existing transportation
system capacity problems serving the requirements of the transportation master plan,
possible trail links, and the possible need for a traffic or transportation study;
TVAP Connections Plan. The site is
subject to the TVAP Connections Plan
which includes several connections
through the site, as shown in Figure 9. As
noted in TVAP, the intent of the
Connections plan is as follow:
“Create walkable streets in a fine grain
grid pattern, providing for walking, biking
and possible car free zones. Provide
multimodal connections within the area to
adjacent neighborhoods and to key nearby
destinations and activity areas.”
As shown on the Connections Plan, a
sidewalk connection (shown in purple) is
planned running east-west at the northern
property line, and a portion of the alley
intended to eventually connect Bluff Street
to Valmont Avenue (shown in yellow) runs
north-south along the western property
boundary.
The full text of the Connections Plan is
found beginning on page 56 of TVAP. As shown, Bluff Street is planned to extend west
from 30th Street and in the connections plan, there are two alternative alignments (shown in
gold dash). Consistency with the TVAP Connections Plan is discussed further in Key Issue 2.
TVAP Streetscape Cross-Sections. The applicant would also be responsible for dedicating
the right-of-way and/or easements for to construct the alley and sidewalk connection.
The Streetscape Guidelines in TVAP illustrate what is anticipated for 30th Street for this area.
However, as noted in the review comments provided to the applicant, the city is currently
considering changes to the 30th Street section such that the on-street parking would be
eliminated. The applicant will be responsible, however, for providing the reservation for the
existing configuration until such time the TVAP cross-section for 30th Street is revised. The
Figure 9: Excerpt from TVAP Connections Plan
Agenda Item 5A Page 11 of 56
streetscape cross sections for both 30th and Bluff streets under TVAP is shown below in
figure 10a and 10b.
This site is also within the City’s Transportation Master Plan as part of the City’s Low-Stress
Walk and Bike Network Plan. In accordance with Section 9-9-8(g) B.R.C. 1981 and in meeting
the Site Review criteria for circulation the project will be required the construct the following
public improvements along 30th Street:
a. An eight-foot wide (exclusive of the gutter pan) protected bike lane on southbound 30th
Street consistent with the design standards for a protected bike lane contained in Section
2.11(E) of the DCS.
b. New curb and gutter on southbound 30th Street.
c. A 15-foot-wide sidewalk with trees in grates.
Figure 10a & 10b: TVAP – Applicable Street Cross Sections for 30th Street (left) and Bluff Street Extension (right)
Agenda Item 5A Page 12 of 56
Other transportation considerations include the following:
• Per Section 998(d) the project will be required to dedicate public right of way to the city for
the Bluff Street improvements to be constructed west of 30th Street.
• This site is impacted by a planned east / west pedestrian connection that is included in
TVAP and planned at the north property line. Staff will require four-foot-wide
right-of-way reservation be provided for the planned pedestrian connection and shown on
the site review plans. The right-of-way reservation represents the ½ width necessary to
construct a six-foot-wide sidewalk centered on the property line.
• Staff will require a traffic analysis to analysis, evaluate and support the temporary access
lane as an alternative to constructing Bluff Street west of 30th Street as shown on the
concept plan. The traffic analysis must conclude the location of the temporary access lane
is compatible with the traffic signal to be installed on 30th Street at Bluff Street and will
not create safety or operational problems or be detrimental to traffic flow on either 30th
Street or A transportation study will be required to analyze, evaluate
and document support for the design of the temporary access lane as an alternative to
constructing Bluff Street west of 30th Street as shown on the concept plan. The traffic
analysis must conclude the location of the temporary access lane is compatible with the
traffic signal to be installed on 30th Street at Bluff Street and will not create safety or
operational problems or be detrimental to traffic flow on either 30th Street or Bluff Street
east of 30th Street.
• Access into the site should be achieved through the construction of Bluff Street west of
30th Street as generally shown on the concept plan. It is also noted that in
order to construct the Bluff Street cross-section west of 30th Street an agreement will be
necessary from the ownership group who owns the property to the south with an address
of 2691 30th Street. If an agreement cannot be obtained, further discussion
and evaluation will be necessary to determine an appropriate temporary access into the
site along with plans on how the Bluff Street public improvements on the site will be
constructed with the project Additional coordination with the Transportation and
Mobility department will also be necessary, as improvements are needed to the east side
of 30th to achieve the northern alignment of Bluff
• Additional information from the applicant is necessary to understand and, in turn, concur
with the impacts of emergency response vehicles taking access from 30th Street, which is
classified as a minor arterial street and serves as a north / south multimodal transportation
corridor. Staff is concerned future transportation growth and vehicle queues on the 30th
Street corridor along with the future traffic signal on 30th Street and Bluff will impact the
ability of emergency response vehicles being able to make left turns out of the site and
onto northbound 30th Street which will also impact response time. Staff is also
concerned an access point on 30th Street might be detrimental to both bicycle and traffic
circulation on 30th Street. To address these concerns the project will be required to
submit a traffic analysis / evaluation of the proposed 30th Street curb cut. The traffic
Agenda Item 5A Page 13 of 56
analysis should discuss opportunities for emergency response vehicles to take access
from Bluff Street.
Transit Service. As shown in Figure
11, the site is served by a number of
transit opportunities. It is located on
the Bound bus line that serves 30th
Street and less than ½ block from the
208 bus line along Valmont Avenue.
Bus stops are at the corner of 30th
Street and Valmont Avenue as well as
near Mapleton Avenue and 30th Street.
Importantly, the site is within ¼ mile
walking distance to the regional RTD
bus facility at Boulder Junction that
serves both regional and local bus
lines throughout Boulder and the front
range.
(6) Environmental opportunities and
constraints including, without
limitation, the identification of
wetlands, important view corridors, floodplains and other natural hazards, wildlife
corridors, endangered and protected species and habitats, the need for further biological
inventories of the site and at what point in the process the information will be necessary;
Given that the site has been developed for years, there are no wildlife corridors, wetlands,
natural hazards, endangered, or protected species or other habitats. The site is vacant and
denuded of most vegetation except for weedy plant species. There are adjacent public street
trees on 30th Street that should be evaluated for their overall health, and approval from the City
Forester is required along with mitigation if there are plans to remove them. The site is also
outside of both the 100 year and 500 year flood zones.
With the broad expanse of vacant land today, there are existing views toward the west and the
Flatirons from the subject property. In the renderings provided by the applicant as shown in
Figure 12, it appears that the current configuration of the building on the site with an
approximately 34-foot height would allow for some of the viewshed to remain.
Site
Figure 11: Transit Near Site
Agenda Item 5A Page 14 of 56
It is important to note that as with most of urbanized Boulder, views come in and out of the field
of vision as one moves through a space or street corridor. Views tend to open up near
intersections as buildings and mature trees on properties tend to obscure views. This would also
be the case with the planned Fire Station.
(7) Appropriate ranges of land uses;
The use of the site as a Fire Station, is allowed by-right under the Use Table of the land use code
section 9-6-1, B.R.C. 1981, as a “Government Facility” under both the BT-1 and BMS zoning
districts. In addition, the city anticipates the need for a Fire Station in the TVAP area.
According to TVAP on page 53, it states,
“Increased population and traffic congestion in this area as well as in east Boulder and
the Twenty Ninth Street area will accelerate the existing need for a new fire station in
east central Boulder, in order to maintain the city’s response time service standard. The
new and larger fire station will replace Station #3 (which will be removed from Arapahoe
Avenue & 30th Street) and will be built in an as-yet undetermined location near the
Transit Village area. A new ladder truck also will be needed, as well as additional
firefighters to staff the truck. It is anticipated that development excise taxes for fire
services will cover a pro-rata share of the capital costs.”
(8) The appropriateness of, or necessity for, housing.
Housing is an on-going necessity in Boulder where the city currently has a Jobs to Housing
imbalance, with more jobs than housing; however, a Fire Station is considered a critical facility.
As noted on page 140 of the BVCP, the provision of Fire Station #3 is part of the required urban
services and facilities within the city that include: public water, public sewer, stormwater and
flood management, urban fire protection and emergency medical care, urban police protection,
multimodal transportation and developed urban parks.
In addition, the adopted 2020 Boulder Fire-Rescue Master Plan identifies the approach to support
such services. The intent the master plan is as follows,
Figures 12a and 12b:
Rendering of Proposed Building Looking West Toward Mountain Views
Agenda Item 5A Page 15 of 56
The BFR Master Plan is the department’s 10-year plan to support public safety services
and initiatives for the incorporated and unincorporated areas of the City of Boulder. It is
intended to address the objectives set forth in the community’s Boulder Valley
Comprehensive Plan (BVCP) and considers the expectations and desires of the
community for emergency and risk reduction services. The plan builds on the
department’s existing strengths, sets forth achievable goals based on funding priorities
under the Sustainability and Resilience Framework, and sets forth programmatic
measures to gauge incremental progress.
BFR has identified in this Master Plan the needed operational changes and enhancements that
would improve BFR’s ability to communicate with the community as noted in the plan,
“The programs and services that Boulder Fire-Rescue (BFR) intends to focus on over the
term of this Master Plan were influenced by the Community Risk Assessment and
Standard of Cover (CRA/SOC) in combination with external feedback from community
members and internal feedback from BFR staff and city staff. To achieve impactful
service-level improvements, Boulder Fire-Rescue carefully considered how the
department uses its current resources and how it would incorporate additional
investments in the department in the most cost effective way. This Master Plan has four
Areas of Focus with corresponding commitments that the department is making to the
community through the acceptance of this plan.”
In terms of the area of Focus #3, Facilities, Equipment and Technology, Fire Station #3 is
specifically mentioned:
“3.1 Facility Improvements: A major aspect of Boulder Fire-Rescue’s recommendations
in this Master Plan involve significant capital investment. The average age of BFR’s fire
stations is 41 years and all but 1 of the 8 stations are not ADA compliant, nor do they
offer community space. To remedy this, BFR recommends that, at a minimum, the city
move forward with completing the new Fire Station 3.”
This is further described in Key Issue 1 and the consistency of the proposed Fire Station in
relation to BVCP Policies.
Key Issue 1: Does the project, on balance, meet the relevant goals and policies of the
Boulder Valley Comprehensive Plan (BVCP)?
Staff finds that the proposal is, on balance, consistent with the goals, objectives, and
recommendations of the BVCP. In general, the proposed project would provide a necessary city
facility and in a manner that is consistent with the TVAP design guidelines (further discussed in
Key Issue 2).
Agenda Item 5A Page 16 of 56
Table 1:
Relevant BVCP Policies for which the Proposed Project is Preliminarily Consistent
BVCP Policy Excerpt from BVCP Aspects of the Proposal that
Need Additional Consideration
1.19 Definition of
Adequate Urban
Facilities & Services
and
Urban Service
Standards
The city provides adequate facilities and
services for new urban residential,
commercial and industrial development
within the planning area. Adequate facilities
and services for: i. All developments include:
public water, public sewer, stormwater and
flood management, urban fire protection and
emergency medical care, urban police
protection and urban transportation (e.g.,
streets, sidewalks, multiuse paths);
Five criteria are to be used in the determina-
tion of the adequacy of proposed or existing
urban facilities and services consistent with
Policy 1.19. The urban service standards are
written within the framework of these
criteria. They include:
Adequacy of Equipment and Facilities:
b) Fire stations will be constructed in such a
manner as to provide adequate, appropriate
and secure living space for current and
anticipated staffing needs. Considerations
will include privacy, nondiscrimination and
occupational safety.
c) Fire stations will be constructed in a
manner to help the city meet its climate
action goals.
The proposed construction of a new
fire station 3, meets this policy as
well as the relevant urban services
standards for Adequacy of
Equipment and Facilities for the
Fire Station. Additional
information will be required at Site
Review to best understand how the
size of the station meets the current
and anticipated staffing needs as
well as the means to achieve the
climate action goals of the city.
2.03
Compact
Development
Pattern
“… ensure that development will take place
in an orderly fashion, take advantage of
existing urban services, and avoid, insofar as
possible, patterns of leapfrog,
noncontiguous, scattered development within
the Boulder Valley. The city prefers
redevelopment and infill as compared to
development in an expanded Service Area in
order to prevent urban sprawl and create a
compact community.”
Redevelopment of infill
property is consistent with this
policy.
2.24 Commitment
to a Walkable and
Accessible City
“The city and county will promote the
development of a walkable and accessible
city by designing neighborhoods and
business areas to provide easy and safe
access by foot to places such as
neighborhood centers, community
facilities, transit stops or centers, and
shared public spaces and amenities. (...)”
The proposed infill redevelopment
is within downtown boulder where
the site is accessible by foot to a
variety of shared public spaces
such as the Pearl Street Mall, the
downtown bus facility, the civic
area, and numerous restaurants
and retail, along with jobs and
recreational amenities.
Agenda Item 5A Page 17 of 56
2.41 Enhanced
Design for All
Projects
“b. The context. Projects should become a
coherent part of the neighborhood in which
they are placed. Special attention will be
given to protecting and enhancing the
quality of established residential areas that
are adjacent to business areas.
The scale and contemporary
design of the Fire Station depicted
in the Concept Plan would become
a coherent part of the 30th Street
Corridor District of Boulder
Junction.
8.07 Safety
The city and county promote safety by
fostering positive neighborhood and
community relations, building a sense of
community pride and involvement and
promoting safe and attractive neighborhoods.
The city and county will provide police and
fire protection, emergency management
services and preparedness education to
ensure a safe community. The city and county
will adjust public safety service delivery to
respond to changing community needs,
including those resulting from demographic
changes and redeveloping and urbanizing
areas, to support safe, livable neighborhoods
and vibrant business districts
The location of Fire Station #3
was recognized as necessary as
part of the Transit Village Area
Plan. Given the redevelopment
that has occurred within the
Boulder Junction area, the
location of Fire Station #3 is in
response to this policy.
There are several policies as described in Table 2 that the applicant should give additional
consideration to in the formulation of the subsequent plans for the Site Review application.
Agenda Item 5A Page 18 of 56
Table 2: Relevant Policies that the Proposed Project is Not Yet Consistent with
BVCP Policy Excerpt from BVCP Aspects of the Proposal that Need
Additional Consideration
2.14
Mix of
Complementary
Land Uses
The city and county will strongly
encourage, consistent with other land use
policies, a variety of land uses in new
developments. In existing neighborhoods,
a mix of land use types, housing sizes and
lot sizes may be possible if properly
mitigated and respectful of neighborhood
character. Wherever land uses are mixed,
careful design will be required to ensure
compatibility, accessibility and
appropriate transitions between land
uses that vary in intensity and scale.
While a Fire Station can be a great asset to
a neighborhood, there are potential
impacts that could occur primarily from
engine noise and the use of sirens. In
staff’s conversations with Boulder Fire
staff is understood that specific measures
would likely be implemented by the
emergency responders exiting the site
whereby the sirens aren’t activated until
the trucks are pointed in the direction of
travel. In some cases, optic strobes
located on the proposed traffic signal stop
on-coming traffic and allow exiting
vehicles. These types of measures allow
for a slight delay in employing sirens.
These measures will need to be clarified
for neighbors at the time of Site Review.
2.15
Compatibility of
Adjacent Land
Uses
To avoid or minimize noise and visual
conflicts between adjacent land uses that
vary widely in use, intensity or other
characteristics, the city will use tools
such as interface zones, transitional
areas, site and building design and
cascading gradients of density in the
design of subareas and zoning districts.
With redevelopment, the transitional area
should be within the zone of more intense
use.
See response to 2.14 above.
2.36
Physical
Design for
People
“(…) public and private development
and redevelopment be designed in a
manner that is sensitive to social, health
and psychological needs. Broadly
defined, this will include factors such as
accessibility to those with limited
mobility; provision of coordinated
facilities for pedestrians, bicyclists and
bus-riders; provision of functional
landscaping and open space; and the
appropriate scale and massing of
buildings related to neighborhood
context.”
The two story building with a modulated
building form (single story at southeast
corner) would be an appropriate scale and
massing in the neighborhood context.
Because the single story Fire Rescue
Administration offices may not be
implemented until a later date, the interim
landscaping must provide functionality
was well as aesthetics to meet this policy
intent.
Agenda Item 5A Page 19 of 56
BVCP Policy Excerpt from BVCP Aspects of the Proposal that Need
Additional Consideration
2.41
Enhanced
Design for
All Projects
c. Relationship to the public realm.
Projects should relate positively to public
streets, plazas, sidewalks, paths and
natural features. Buildings and
landscaped areas—not parking lots—
should present a well-designed face to the
public realm, should not block access to
sunlight and should be sensitive to
important public view corridors. Future
strip commercial development will be
discouraged.
While the full-buildout Option 1 would
meet this policy where a well-designed
building demonstrates approachability and
a relationship to the street; the interim
phase (Option 2) would need to
demonstrate greater landscaping to meet
this policy. In addition, staff encourages
the applicant to ensure that the visibility of
the parking from 30th Street is greatly
reduced and to consider adding a visible
entrance into the building along 30th
Street.
2.41
Enhanced
Design for
All Projects
j. Buildings. Buildings should be
designed with a cohesive design that
enhances the streetscape and is
comfortable to the pedestrian. Buildings
should demonstrate approachability and
a relationship to the street, with inviting
entries that are visible from public
rights of way, multiple entrances and
four-sided design. Foster appeal of
buildings through attractive, well-
designed architecture made of high-
quality, long-lasting materials and
innovative approaches to design.
Refer to response to 2.41(c) above; and
also note that in Site Review greater detail
on materials and constructability will be
required to ensure that this policy is
addressed.
Key Issue 2: Is the proposed project consistent with the Transit Village Area Plan and
Design Guidelines.
Fire Station #3 is specifically identified within the “Facilities and Services” chapter of TVAP
under the heading: Future Needs for Fire Service on page 53 where it states,
Increased population and traffic congestion in this area as well as in east Boulder and
the Twenty Ninth Street area will accelerate the existing need for a new fire station in
east central Boulder, in order to maintain the city’s response time service standard. The
new and larger fire station will replace Station #3 (which will be removed from Arapahoe
Avenue & 30th Street) and will be built in an as-yet undetermined location near the
Transit Village area. A new ladder truck also will be needed, as well as additional
Agenda Item 5A Page 20 of 56
firefighters to staff the truck. It is anticipated that development excise taxes for fire
services will cover a pro-rata share of the capital costs.
The site is located within the “30th Street Corridor District” of TVAP with the intent described as
follows:
“Currently the 30th Street Corridor District is mostly zoned transitional business (BT1).
The west side of 30th Street is predominantly automobile-oriented retail or storage uses;
the east side of 30th Street is predominantly mixed-use, urban storefronts. With a change
to a mixed-use designation, the district will evolve to take on the character set by the
Steelyards project: a mixture of commercial and residential uses in two- to three-story
buildings located along the street, with parking behind, supported by a network of new
streets and alleys.”
“The vision is to transform 30th Street into a business main street, with neighborhood
and community-serving retail, restaurants, commercial services and offices. New
transportation connections, wide sidewalks, first-floor storefronts, pedestrian-scale
architecture, street trees and furnishings, and on-street parking will help create a more
pedestrian-friendly 30th Street. New housing will most likely be located internally to
properties, away from 30th Street, and will range from townhouses to higher-density
apartments.”
While the overall intent describes small mixed-use buildings, the intent to integrate a well-scaled
fire station into this context is not unexpected nor inconsistent with that vision. In traditional
main street contexts throughout towns and cities in the U.S., the fire station has typically been
featured prominently.
The fenestration of the building with transparency along 30th Street with full buildout of Option 1
(phase II) would meet the intent of an engaging, pedestrian friendly streetscape with the ground
level Fire Rescue Administration offices. It is important to note, that if phase II is not
implemented (Option 2), then the landscape plan would be required to be greatly augmented in
the courtyard space that aligns 30th Street to ensure that the application can meet the Site Review
criteria and BVCP Policies for site and building design. Figures 13 and 14 demonstrate how the
full-build out option creates greater pedestrian orientation in comparison with Option 2 that
would not include the ground level Fire Rescue Administration offices.
Figures 13 and 14:
Comparison of full build-out Option 1 (Phase II) to Option 2 without full build out.
Agenda Item 5A Page 21 of 56
The concept plan is essentially consistent with the BT-1 zoning with the exception of a minor
side yard setback and a parking reduction. This would also be true for the BMS zoning as both
the BT-1 and the BMS zoning require either a zero lot line for the interior side yard setback or 12
feet. The applicant is proposing approximately 10 feet. The intent of the setback is to
accommodate either a shared (party) wall configuration, or if it is not in that configuration, that
the building be setback 12 feet to ensure fire separation and any access or maintenance can be
accomplished.
Therefore, because the rezoning of property in Phase IIA of TVAP is considered “voluntary”
then the applicant could retain the existing BT-1 zoning. If the applicant determined that the
BMS zoning is more appropriate, there are some basic design considerations that should be made
or the applicant would be required to request a modification through Site Review to the
following form and bulk standards:
• The BMS zoning requires the minimum ground floor window area (façade) facing a
street to be 60 percent windows. In this case, that requirement equates to roughly
4,000 square feet and 60 percent of that area would be approximately 2,400 square feet in
windows. As shown in Figure15, with the full buildout (Option 1) the east elevation is
illustrated with approximately 27 percent of the ground floor façade (or 1,109 square
feet) as windows. In Option 2, without the full façade buildout, (Figure 16) it is reduced
to approximately 22 percent (or 881 square feet) of the ground floor façade as windows.
•
Figure 15:
Option 1 Street (full build-out) Street Facing Elevation with 26 percent of the façade in
ground floor windows if rezoned to BMS Zoning
Figure 16:
Option 2 Street Facing Elevation with 20 percent of the façade in ground floor in
windows if rezoned to BMS Zoning
Agenda Item 5A Page 22 of 56
• In BMS, the primary entrance must face the street, and the project plans illustrate the
primary entrance facing the south parking lot.
• Also in BMS, the minimum percent of lot frontage that must contain a building or
buildings is 70 percent, and as show, the building in both Options is just shy of the
minimum at 67 percent.
As described in Attachment A, Analysis with the TVAP Design Guidelines, the project plans
demonstrate preliminary consistency with most of the guidelines including the General
guidelines and the 30th Street Corridor District guidelines.
CONCLUSION
No action is required by Planning Board. Planning Board, Public and staff comments will be
documented for use by the applicant. Concept Plan review and comment is intended to give the
applicant preliminary feedback on the development concepts, and direction for site review
applications.
By:
Charles Ferro, Secretary to the Planning Board
Attachments:
A: Consistency Analysis with the Transit Village Area Plan Design Guidelines
B: Neighborhood Comments
C: Applicant Submittal Materials: Written Statement and Project Plans
Agenda Item 5A Page 23 of 56
GENERAL DESIGN GUIDELINES: BUILDING PLACEMENT AND DESIGN CONSISTENCY ANALYSIS WITH GUIDELINE PRELIMINARY
CONSISTENCY IMAGES
Orient the main facade to the street and provide an entrance on the street side of the building.
The phase II portion of the building is oriented with the main façade
toward the intersection of 30th Street and the Bluff Street extension and
the façade wraps along 30th Street. The main entrance is shown to be
accessed off of the parking lot on the south side of the building. The
applicant may want to consider moving the entrance closer to 30th Street
to ensure that it is visible from the street
Partially
Phase II buildout
toward the northwest
Design buildings with pedestrian-scale materials and architectural articulation, particularly on the first floor. Avoid large blank walls. Along streets and sidewalks provide pedestrian interest, including transparent
windows and well-defined building entrances.
The phase II east façade of the building is shown with transparency along
30th Street with no blank walls. Pedestrian interest is created both by the
transparent ground floor as well as landscaping; while the main entrance
faces the interior parking lot. If this phase is not implemented, the building
would not essentially meet this guideline. In the Phase I design, the open
courtyard does not provide much interest and would make the parking
more visible from the street
Partially
Phase I toward the
northwest
Consider opportunities to frame or preserve views of the Flatirons to the southwest.
The design of the building both in phase I and in phase II appears to frame
views toward the Flatirons. The building is shown with parking on the
south side which effectively opens views toward the southwest.
Yes
Phase II buildout toward
the southwest
GENERAL DESIGN GUIDELINES: OPEN SPACE
CONSISTENCY ANALYSIS WITH GUIDELINE PRELIMINARY
CONSISTENCY IMAGES
Incorporate well-designed, functional open spaces with tree, quality
landscaping and art, access to sunlight and places to sit comfortably. Where public parks or open spaces are not within close proximity, provide shared open spaces for a variety of activities. Where close to parks, open spaces provided by development may be smaller.
The applicant is illustrating a ground story courtyard at the intersection
corner of the building in phase I. While early in design stages, the open
space could serve functional needs with access to sunlight and places to
sit comfortably. Initial sketches show that it is mostly open. Build out to
Phase II will include a roof deck that would have a similar program. Yes
Phase I looking north
Preliminary Consistency Analysis
with Transit Village Area Plan
Design Guidelines
General Design Guidelines and the 30th Street Corridor District
Agenda Item 5A Page 24 of 56
Attachment A - Consistency Analysis with the Transit Village Area Plan Design Guidelines
GENERAL DESIGN GUIDELINES: PERMEABILITY
CONSISTENCY ANALYSIS WITH GUIDELINE PRELIMINARY
CONSISTENCY IMAGES
While the improved street network will provide more frequent pedestrian connections, also provide multiple opportunities to walk from the street into projects, thus presenting a street face that is permeable. Also provide opportunities to walk within the interior between abutting properties
With full-buildout, on the relatively small site, the applicant is illustrating a
required multi-use path connection on the north side of the site and the
extension of Bluff Street west of 30th Street that includes detached
sidewalks along the street. Yes
Proposed connections consistent with the TVAP Connections Plan
GENERAL DESIGN GUIDELINES: PARKING CONSISTENCY ANALYSIS WITH GUIDELINE PRELIMINARY CONSISTENCY IMAGES
Design the ground level of a parking structure to be interesting and appealing for pedestrians, for example, by wrapping the ground level with active uses, such as retail. Include pedestrian-scale façade articulation, architectural detailing and quality materials.
Not applicable, there is no ground level parking structure proposed. N/A
N/A
Where the ground level is open or exposed to interior drives, paths, or parking lots, screen it with a low wall and/or evergreen landscaping.
As project plans progress, the applicant will be required to screen the
parking from the street.
Partially
Sketch illustrating plan to partially screen parking Plan
30th STREET CORRIDOR DESIGN GUIDELINES: PARKING CONSISTENCY ANALYSIS WITH GUIDELINE PRELIMINARY CONSISTENCY IMAGES
Locate buildings along the street with parking behind.
The parking is planned both along the south side of the building as well as
at the rear of the building. The applicant should demonstrate through a
Parking Analysis study whether the amount of parking planned is
necessitated by the use. If parking can be further reduced, staff
recommends shifting the parking area more towards the rear of the site.
Partially
Plan view of Phase II Buildout Illustrates parking located at the side and rear of the building and the one-way fire apparatus circulation
To create a more pedestrian environment and improve safety and traffic flow along 30th Street, eliminate driveway curb cuts on 30th Street when new streets and alleys are developed in the vicinity. (See Chapter 4: Transportation Connections Plan.)”
The applicant is illustrating a curb cut off of 30th Street to allow the fire
apparatus trucks to quick exit the site. The applicant is also illustrating a
circulation pattern such that the extension of Bluff Street will also provide a
means to pull the apparatus trucks directly into the apparatus bays and
avoid the necessity of backing into the bays from 30th Street. This ability to
have one way circulation from the curb cut on 30th Street would improve
safety and circulation. Yes
Bluff St. Alley Agenda Item 5A Page 25 of 56
Attachment A - Consistency Analysis with the Transit Village Area Plan Design Guidelines
Provide pedestrian interest along 30th Street by selecting active
ground-floor uses, such as retail and commercial services, where
feasible.
The full build out with Phase II illustrates a transparent street façade that
will allow for pedestrian interest. The Phase I, while not fully developed as
a plan, could create interest with the courtyard space, depending on how it
is designed and laid out. Partially
Provide street furnishings, such as benches, planters, café seating, art, and pedestrian lighting
The current submittal does not include details on the proposed streetscape
Moving forward, the applicant should give special consideration to how the
treatment of 30th Street can be enhanced to meet this guideline.
The applicant is illustrating a large transformer (shown in green) along the
30th Street frontage that should be shifted to a less prominent and visible
location on the site.
Not yet
Agenda Item 5A Page 26 of 56
Attachment A - Consistency Analysis with the Transit Village Area Plan Design Guidelines
From: bartonswanson@aol.com <bartonswanson@aol.com>
Sent: Monday, November 16, 2020 4:25 AM
To: McLaughlin, Elaine <McLaughlinE@bouldercolorado.gov>
Subject: LUR2020-00043
External Sender
To: Elaine McLaughlin
Re: Fire Station 3 for Boulder Fire-Rescue, Concept Plan Review & Comment
Regarding your letter dated October 28, 2020, I am just now reading this letter today. I
am behind on processing mail because our preschool was closed by the health
department on November 2 after one of our staff tested positive for COVID-19. We
reopen today, November 16th.
The proposed Fire Station 3 project, with the Bluff Street expansion, would impact our
preschool so heavily that we may not survive it, especially since we are already
struggling with the impacts of COVID-19.
The Bluff Street extension would consume approximately 45% of our
property. Specifically, our parking lot and the children's playgrounds would be
lost. Parking and playground areas would need to be reconfigured on the remaining
land at a great cost that we cannot afford, especially due to the current impacts of
COVID-19. Also, how would this reconstruction of parking and playground areas be
done without impacting our daily preschool operation?
Our community is already strained by this pandemic and you want to do this now?
What's wrong with the current fire station at 30th & Arapaho? This location has served
the Boulder community well for decades. Why relocated it and disrupt, possibly destroy,
other valued businesses in the process? The cost to do this project is obviously very
high to all concerned, yet for what benefit?
Our beautiful business is well establish and liked in the Boulder
community. Approximately 45 families count on us to care for their children while they
go to work. Our preschool is also the livelihood for our 9 staff and their families.
Your letter mentioned nothing about how we would be compensated if you take 45% of
our property and render our preschool nonoperational.
Barton Swanson
Owner, Boulder Bilingual Preschool
303-815-8083
__________________
From: Lianne Hepler <lhepler@gmail.com>
Sent: Wednesday, November 11, 2020 4:49 PM
Agenda Item 5A Page 27 of 56
Attachment B - Neighborhood Comments
To: McLaughlin, Elaine <McLaughlinE@bouldercolorado.gov>
Subject: Comments on application for 2751 and 2875 30th St.
External Sender
Hi Ms. McLaughlin -- I'm writing with comments about the proposal for Fire Station 3 at 2751 and 2875
30th St. in response to the development review notice sent on October 28. My concerns are for
property values and residential atmosphere on Bluff and 29th Sts., especially for the condos at 2910-
2940 Bluff St. that are next to the proposed Bluff St. extension. The proposed apartments at the Rally
Sport complex and existing condos on other parts of these two blocks will also be affected by increased
traffic/noise and loss of value. It seems like there are areas nearby that are more commercial and less
residential which would be more appropriate for loud and large fire trucks to pass through, such as the
old Sports Authority shopping complex at 2900 Iris or the industrial parks east of 30th St.
If this project moves forward, can you tell me the proposed timeline for construction and completion?
Thanks for your time and consideration.
Lianne Hepler
2940 Bluff St.
(202) 415-3134
--
Lianne Hepler
lhepler@gmail.com
Agenda Item 5A Page 28 of 56
Attachment B - Neighborhood Comments
October 05, 2020
BOULDER FIRE RESCUE #3
Concept Plan Review
Agenda Item 5A Page 29 of 56
Attachment C - Applicant Submittal Materials: Written Statement and Project Plans
BOULDER FIRE STATION #3 1 Concept Plan Review
TABLE OF CONTENTS
1. Project Summary
2. Project Program
3. Site Program
4. Zoning Requirements
5. Landscape
6. Civil Site
7. Site and Context – Large Format Sheets
Agenda Item 5A Page 30 of 56
Attachment C - Applicant Submittal Materials: Written Statement and Project Plans
BOULDER FIRE STATION #3 2 Concept Plan Review
Project Team
Adam Goldstone City of Boulder
Holger Durre Boulder Fire (DAG)
Joe Lear Davis Partnership Architects
William Bussard Davis Partnership Architects
Josh Perrin Davis Partnership Architects
Julie Eck Davis Partnership Architects (Landscape)
Skylar Brown Davis Partnership Architects (Landscape)
Chris Kendall KL&A Structural Engineers
Mark Thornbrough Martin/Martin Civil Engineers
Joe DeBell ME Engineers
Agenda Item 5A Page 31 of 56
Attachment C - Applicant Submittal Materials: Written Statement and Project Plans
BOULDER FIRE STATION #3 3 Concept Plan Review
1. Project Summary
LOCATION
This project is a Fire Station located at 2875 30th Street, Boulder, Colorado 80301. There shall be 2
stories of type IIIB construction for the Fire Station. The site entry/exit will be off an extended Bluff Street
on the south and apparatus will exit to 30th Street on the northeast corner of the site. Public parking will
be located on the south and Fire Station parking will be on the west side of the Fire Station. Some of
which will be enclosed by a wall and sliding gates for fire fighter safety.
SERVICE
This Fire Station will serve the City of Boulder as Fire Rescue Station #3. This station replaces the
existing station, which is on a different site. An apparatus bay with 4 drive-through bays will be situated
on the north side of the Fire Station with associated support spaces on Level 1 adjacent to it.
Two Schemes are included in this Concept Package.
Option 1 is the station at full build out, with Level 1 housing Boulder Fire Administrative offices and
support spaces. Level 2 will house the living quarters and offices for the firefighters on duty, a roof patio,
and 12 bunk rooms. Administration offices will be located on the south side of the building separated
from the rest of the station using demising walls and card access. Entry to the site will be from a new
extension of Bluff Street and Apparatus will exit onto 30th St.
Option 2 is a phased approach with the Administration portion being built at a later date. The site would
essentially remain the same to avoid adding cost to the Phase II Administration portion. The area where
Administration would be placed becomes a simple courtyard with s modest patio for firefighters until the
roof deck is built over Admin. Screen trellises with vines would be placed at the large simple walls and
relocated when Phase II is begun.
· The building has been situated on site to maximize parking needs set forth by the Fire Fighters
and to allow for (4) drive-through Apparatus Bays.
ENERGY EFFICIENCY
· The goal as put forth by the City is for a Net Zero Energy design.
· City of Boulder also desires a low carbon footprint for the building and all materials and systems
used in the design.
· Sustainable materials and methods will be used throughout to reduce maintenance and lifetime
costs projected at 100 years.
· Natural daylight will be provided throughout using storefront, clerestory, and glazing at the garage
doors.
· At some point in the project the City may request a Carbon Life Cycle Analysis, to be performed
under a separate contract. (pending)
Agenda Item 5A Page 32 of 56
Attachment C - Applicant Submittal Materials: Written Statement and Project Plans
BOULDER FIRE STATION #3 4 Concept Plan Review
TITLE 9, LAND USE REGULATION
ENVIRONMENTAL IMPACT MITIGATION
· Currently the site is underused as an RV storage yard, a mechanic shop, and other
miscellaneous dilapidated structures. The site is paved with gravel and concrete. This will all be
removed, and the site will be prepped for development through overlot grading practices. Site
grading will direct runoff to an integrated system of rain gardens, porous pavers and stormwater
detention. Proposed grading will generally follow existing patterns from northwest to southeast on
the site.
· Finished grading will focus on site drainage to rain gardens in various locations predominantly
along the east edge of the site.
· New street trees in accordance with Boulder regulations will be met if not exceeded and adequate
amounts of planted soil area will be provided for healthy growth.
· Porous areas will be maximized on the site for water quality treatment of storm runoff.
· Pervious pavers will be utilized to increase the pervious areas in select locations and mitigate
transportation of sediments and pollutants through filtration while maintaining ADA accessibility.
· Native plantings will be used to minimize water consumption.
· Travel demand can be reduced in several different ways.
o A bus station is located just north of the new station which encourages the use of public
transit.
o Limited parking is provided not only because of limited demand, but also to encourage
ride-sharing, bike to work, and public transit.
o The site is located on a street with future bike lanes and surrounded by bike accessible
routes.
o The land use reduces the amount of parking required when compared to a multifamily
project or retail.
o Currently, the site is underutilized as RV storage with unused structures. The site design
will lend itself to improving the streetscape, pedestrian access, and overall beauty of this
area
PROJECT TIMING
The goal is to complete Phase I submissions and meetings in summer of 2021. Construction to begin 3rd
quarter of 2022.
Agenda Item 5A Page 33 of 56
Attachment C - Applicant Submittal Materials: Written Statement and Project Plans
BOULDER FIRE STATION #3 5 Concept Plan Review
2. Project Program
Project Size
· Administrative program requirements and associated square footages noted below.
· Option 1: 29,000 square foot building on 2 levels. 21,000-Level 1 and 8,000-Level 2
· Option 2: 23,000 square foot building on 2 levels. 15,000-Level 1 and 8,000-Level 2
· Building Height at highest point: 34’-0”
· Floor-to-floor heights:
o 13’-0” Levels 1 and 2
o 24’ clear to be maintained in Apparatus Bay lanes
· Admin. Offices, MEP rooms, Apparatus Bay, Apparatus Bay Support, Training Room,
and Fitness will occupy Level 1.
· Kitchen, Dining, Dayroom, Outdoor Deck, Laundry, and Bunk Rooms occupy Level 2.
· Interior and exterior furniture and Fitness Equipment will be FFE.
· Some equipment will be re-used from the current station. Owner to provide a list of these
items in SD.
· All Electric systems (no natural gas)
· Follow LEED best practices
Program Requirements
Fire Station:
· One elevator will be provided.
· Two sets of full height stairwells are to be provided.
· Level 1 will house a water entry / mechanical room, and electrical room with a generator
on the exterior.
· 4 bay drive-through Apparatus Bay.
· Gender neutral facility
· Dayroom, kitchen, dining
· Fitness room
· High-capacity Kitchen
· Secure employee parking and Visitor parking
· Bunker gear storage
· Negative-pressure Decontamination room
· Laundry room
· Quiet and dark sleeping rooms
· Breathing apparatus testing, filling, and repair
· Integral outdoor spaces
· Relocation of memorial from existing station
· Slide and stair for access to App Bay
· No 90 degree turns from Bunk rooms to App Bay
· Fire Marshal and Food Truck permitting services parking space
· Flexible meeting/training space to be used for various fire department and public
community functions
· Iconic and unique landmark architecture
· Incorporation of local art to meet the 1% public art requirement
· Low-maintenance, highly durable building materials, equipment, and finishes.
Agenda Item 5A Page 34 of 56
Attachment C - Applicant Submittal Materials: Written Statement and Project Plans
BOULDER FIRE STATION #3 6 Concept Plan Review
CARD ACCESS AND SECURITY (To be coordinated and specified by LV consultant, Owner, Contractor,
and Architect)
· The facility will include a card access/security system.
· Each entry will have card access.
· The Card Access System will provide access control to the exterior of the building, as
well as an elevator interface to limit access. The system shall also have the capacity to
secure primary voice and data rooms that are determined part of the core and shell of the
facility. This may include, but shall not be limited to maintenance offices, lobby offices,
and roof access.
Agenda Item 5A Page 35 of 56
Attachment C - Applicant Submittal Materials: Written Statement and Project Plans
BOULDER FIRE STATION #3 7 Concept Plan Review
Original program provided to Design Team from DAG.
Agenda Item 5A Page 36 of 56
Attachment C - Applicant Submittal Materials: Written Statement and Project Plans
BOULDER FIRE STATION #3 8 Concept Plan Review
Admin:
· Office space for 19 Fire Administration employees and 6 future spaces
· 2-3 conference rooms
· Library (bookshelves)
· Document Storage
· Supplies
· Break Room
· IAFF
· IT Storage
· Nursing room
· Install signage noting “Private Property” at all public entries.
Agenda Item 5A Page 37 of 56
Attachment C - Applicant Submittal Materials: Written Statement and Project Plans
BOULDER FIRE STATION #3 9 Concept Plan Review
3. Site Program
The Site consists of two parcels, Parcel A which is vacant and contains 40,672 square feet (0.934 acres)
and Parcel B which contains 40,230 square feet (0.924 acres) and includes an abandoned building and
RV storage. The buildable site area is approximately 71,000 square feet (1.63 acres) of land that is
located along 30th Street and a proposed extension of Bluff Street to the south. The site will need to be
demolished prior to construction.
The Site will be limited by several factors including:
· New Bluff Street extension west
· New alley on west side of site
· Expansion of Right-of-Way for Existing 30th Street to the east may require dedication of
property off the east property line.
· Zoning setbacks
· An independent Traffic Engineer contracted by the city will assist with the traffic impacts
of the project
The site will largely be used to accommodate the proposed building, vehicular circulation
including fire trucks and passenger vehicles along with their parking and pedestrian circulation.
30th Street will include an attached sidewalk and shows future improvements, including widening
of the road, center island, and bike lanes. The site includes the following assumptions:
Parking
· Owner has requested firefighter parking be 11x19 versus the City standard 9x18.
o (12) secured parking spaces at 11x19
o (8) Apparatus Bay parking spaces as we are “able to count the actual engine
parking spaces towards the parking count you are providing” per pre-app review.
o (26) regular spaces including required (2) ADA van accessible spaces
o ADA spaces will be signed and striped accordingly
o (1) food truck parking space will be signed
· The parking required by the city for this lot will need to be determined at the formal
submittal. Currently at a ratio of 1:300, 97.4 parking stalls are required. The parking
count does not meet code but is enough for the intended use of the building.
· 50 spaces are provided, with an additional space for food truck parking, which for full
build out, including Admin. Space is 51% of parking requiring a staff level Site Review (an
LUR Case), subject to the Site Review criteria of Section 9-14 and could be called-up to
Planning Board for a hearing and decision.
· All traffic will be entering from the new Bluff Street on the south
· Fire trucks will exit apparatus bays to 30th Avenue
· The west side of the site will consist of a 24’ alley required by the city
· Visitors and Admin employee vehicles will be accommodated by surface parking on the
south side of the site. This stays the same with or without the Admin. Portion.
· The enclosed parking spaces will include a site wall and a motorized sliding gate.
Assume a card key access at both ends of the (12) car lots
· Provide a trash enclosure and gate along the alley
· Include flashing lights or signal changing technology for the exiting of the fire trucks in an
emergency
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BOULDER FIRE STATION #3 10 Concept Plan Review
Pedestrian
· Well defined building entry points
· The pedestrian plazas and special walkways will have porous pavers to help with site
drainage
· Based on the needs for drainage, additional porous pavers will be included over portions
of the parking lots
· The remaining sidewalks will be concrete
· Improvements will be required along 30th Avenue to include curb and gutter
improvements and a detached sidewalk
· The pedestrian plaza will include seating and concrete site walls
· All seating will include a deterrent for skateboarders and deter sleeping on the walls with
either bench arms or metal banding at 18”-24” intervals
· A memorial will be located on the site which will include specialty pavement and
landscaping and lighting around the base
· A minimum of (2) flag poles with lighting will be included on the site
· A fitness hardscaped patio area is included and may be fenced in or enclosed with
landscaping for privacy
· Include an area for outdoor furnishings for the staff on the private west side of the
building
· Provide a fence on the north side of the site along the property line.
4. Zoning Requirements
The site zone is a transitional business area which generally buffers a residential area from a major street
and are primarily used for commercial and complementary residential uses, including without limitation,
temporary lodging and office use.
· The site is zoned BT-1 (Business Transitional 1)
· 20’ front and rear setbacks
· 15’ side setback from R.O.W.
· 0’ side setbacks
· 35’ maximum building height limit for this site.
· Open space is at least 10% for this site.
· Parking ratios use amount required will be determined by the Planning Director. Current
calculations of 1:300 require 97.4 parking stalls. Possibility for a parking reduction, but
this cannot be addressed until we move into site review submittals with the City and ask
for a variance.
· Bike parking will be determined on 1 space for every 10 parking spaces (minimum of 4
required)
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Attachment C - Applicant Submittal Materials: Written Statement and Project Plans
BOULDER FIRE STATION #3 11 Concept Plan Review
5. Landscape
The overall approach to plant selection is based on putting the right plant in the right place. This means
developing planting palettes for specific locations in and around the buildings and open spaces. Canopy
and ornamental trees will be placed to provide shade and screening where needed and to delineate
movement paths and places for pause. Shrubs and understory planting will be massed with drifts of
herbaceous accent plants to provide color, texture, fragrance, and an intermediate scale. Conifers,
deciduous evergreens and ornamental grasses will be included to provide winter interest. The planting
palette will be composed primarily of native and well-adapted, low-water plants to conserve irrigation
water, maximize survivability, and minimize landscape maintenance. Planting a variety of tree sizes will
maximize initial impact while controlling costs. For instance, larger trees will be placed at building
entrances, street frontages, and places where shade is needed most. A greater variety of tree sizes
around the site that will also help tie the new landscape into the surrounding neighborhood more
naturally. Without a detailed planting design at this point, we anticipate a rough distribution of sizes as
listed below:
· 30% of deciduous trees shall be 3” caliper
· 70% of deciduous trees shall be 2-1/2” caliper
· 100% of single stem ornamental trees shall be 2-1/2” caliper
· 100% of multi-stem ornamental trees shall be 6’ tall clumps
· 20% of conifers shall be 8’ tall
· 60% of conifers shall be 6’ tall
· 20% of conifers shall be 5’ tall
· 100% of shrubs shall be 5-gallon size
· 100% of ornamental grasses shall be 2-gallon size
SITE PREPARATION
Site Elements Demolition
· The site shall be demolished of all existing structures, materials and plantings, and left ready
for all new construction.
· Remove all existing concrete pads, asphalt areas, structures, walls, fences, etc.
· Asbestos testing to be performed on existing structures to verify whether abatement is
necessary or not. Include pricing for abatement in cost estimate.
· HazMat removal to be procured by Owner if required.
SITE IMPROVEMENTS
Pedestrian Walkways
Pedestrian Pavement:
· Site: Standard grey concrete for typical walk conditions.
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Attachment C - Applicant Submittal Materials: Written Statement and Project Plans
BOULDER FIRE STATION #3 12 Concept Plan Review
· Integrally colored concrete and porous unit pavers to be used at entry and pedestrian
plaza, gathering spaces, and in some parking lots.
· Rooftop Patio (Option 1): Concrete unit pavers on pedestals; Basis of Design – Wausau
Tile or Hanover Architectural Products for Pavers and Pedestals.
Exterior Steps and Ramps:
· If site requires steps, concrete steps with stainless steel railings should be assumed
Plaza and Walkway Lighting:
· 1st Level along concrete walkway: Bollard Lighting. Basis of Design – Landscape Forms,
Hess Lighting, or Structura, Inc.
· Site lighting in landscape areas.
· 2nd Level roof patio (Option 1): Lighting mounted to planter walls.
SITE DEVELOPMENT
Site Walls:
· Brick wall at enclosed parking on concrete footing.
· Two sliding gates on north and south ends.
· Concrete seat walls with skate deterrents.
· Local stone seat walls with skate deterrents.
Metal Fences and Gates:
· Metal fence at north and west property lines.
· Pedestrian Metal Gate at Parking Area with key fob access and panic hardware.
Flagpoles:
· Metal (aluminum) flagpole (2) Re: landscape plans with finial balls and internal halyard
winch system.
· Ground-mounted lighting (electrical).
Site Furnishings:
· Table and Chairs: Basis of Design – Landscape Forms or approved equal. FF&E
· Trash Receptacles: Basis of Design – Landscape Forms or approved equal. By Owner
· Bike Racks: Basis of Design – U-Bike Rack from Madrax.
· Planters: Freestanding concrete or metal planters with integral drip irrigation.
· 2nd Floor Patio (Option1): furniture to be by Owner FF&E.
Landscape Boulders:
· Hard, durable stone boulders with weathered appearance. Locally sourced having
angular to rounded appearance. Tan to brown granite or approved equal. 3’x3’x2’
average size.
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Attachment C - Applicant Submittal Materials: Written Statement and Project Plans
BOULDER FIRE STATION #3 13 Concept Plan Review
Parking Allocation
· Painted striping and directional arrows
· Handicap signage: Bollard mounted ADA signs. Striping for ADA parking spaces and
loading areas to be painted in stalls.
· Two EV stations required
· Striping in Apparatus Bay one side of each bay.
Landscaping
Planting Irrigation:
· Irrigation is expected to be design-build by Contractor. The system shall consist of
drip irrigation to all trees, shrubs, and ornamental grasses. Integral drip irrigation
shall also be provided for all freestanding planters. Assume a climate-controlled
irrigation controller with solar and rain‐sync sensors. Other materials and equipment
shall be utilized to maximize watering efficiency.
Planting Soils:
· A soils analysis shall be required of Contractor as part of the submittals process. This
shall include testing and corresponding recommendations for planting amendments
suitable to promote healthy plant growth.
· Soil recommendations for the rain gardens and for rooftop plantings should be different
soil types.
Mulches:
· Rock Mulch: Hard, durable stone, washed free of loam, sand, clay, and other foreign
substances. 1”-2” tan to brown granite, quartz or approved equal.
· River Cobble: Hard, durable stone, washed free of loam, sand, clay, and other
foreign substances. 8”-12” with rounded appearance. Speckled white/ natural tan/
beige/ red/ purple mix to be approved by Landscape Architect.
· Wood Mulch: For freestanding planters. Natural, “gorilla hair” shredded hardwood.
· Sand: Sand will be used within the rain gardens for filtering purposes.
Weed-Control Barriers:
· Nonwoven Geotextile Filter Fabric: Polypropylene or polyester fabric, 3 oz./sq. yd.,
composed of fibers formed into a stable network so that fibers retain their relative
position. Fabric shall be inert to biological degradation and resist naturally-
encountered chemicals, alkalis, and acids.
Agenda Item 5A Page 42 of 56
Attachment C - Applicant Submittal Materials: Written Statement and Project Plans
BOULDER FIRE STATION #3 14 Concept Plan Review
Tree Stabilization Materials:
· Stakes and Guys; Upright and guy stakes, flexible ties, guys and tie wires, tree-tie
webbing, and guy cables.
Landscape Edging:
· Steel Edging: 3/16” commercial-steel edging with rolled edge. Fabricated in sections
of standard lengths, with loops stamped form or welded to face of sections to receive
stakes.
Seeding:
· Native Grass Seed Mixes: Fresh, clean, dry, new-crop seed complying with AOSA’s
“Rules for Testing Seeds” for purity and germination tolerance.
· Basis of Design – Native Mountain Mix, Rocky Mountain Wildflower Mix, and/ or
Mountain Wetland Mix from Pawnee Buttes Seed, Inc.
Planting:
· Site: Deciduous Trees of 2.5”-3” caliper, Evergreen Trees 6’-8’ tall, 5‐gallon shrubs
(both deciduous and evergreen), and 5-gallon ornamental grasses. Plants will primarily
be native or adapted species appropriate to the climate and elevation of the site. All
planting beds shall contain drip irrigation, weed barrier fabric, plant material, rock mulch
and/ or river cobble. Steel edger as described above will be used to separate all
planting beds from seeded areas.
· 2rd-Level Patio: Freestanding planters with mix of 5‐gallon shrubs (both deciduous and
evergreen), 5-gallon ornamental grasses, and/ or annual/perennials. Generally plants
will be a mix of medium to low water requirement plant material. Planters will contain
wood mulch and integral drip irrigation.
Agenda Item 5A Page 43 of 56
Attachment C - Applicant Submittal Materials: Written Statement and Project Plans
BOULDER FIRE STATION #3 15 Concept Plan Review
6. Civil Site
Provided by Martin & Martin Consulting Engineering.
The proposed Boulder Fire Station #3 will be located on a 1.86 - acre parcel located at 2751 and 2875
30th Street in the City of Boulder, CO.
Street Improvements
Proposed improvements include extension of Bluff Street to provide access to the project site. Based on
the initial layout, the extension of right-of-way will encroach on the parcel of land south of the project site,
and may necessitate the demolition of the existing building there. In addition, the Bluff Street extension
may require relocation of electrical equipment and storm sewer infrastructure along 30th Street.
Site Grading
The proposed project includes construction of a minor street (alley) along the west property line.
Eventually, this alley will extend from the project site to Valmont Street to the north. This alley will connect
with the extension of Bluff Street on the southwest corner of the building. Currently, there are retaining
walls along the north and west property lines. In order to accommodate this construction, site grades
along the west side of the project will need to be raised approximately 1.5-ft to accommodate the alley.
The retaining wall along the north property line varies in height, and is approximately 4-ft high in the area
where the building is proposed to be located. Site grading will likely require import of soil.
Storm Sewer Utilities and Stormwater Drainage
Runoff generally flows from northwest to southeast. There is an existing 48-inch storm line in 30th Street
that flows from north to south. Several storm inlets are located along 30 Street or just off the curb, within
the site.
These existing storm structures can be utilized for implementation of Rain Gardens and porous paver
areas that will provide stormwater quality treatment. If paver sections are properly designed, they may be
considered in any of the paved areas, including areas subject to fire truck traffic. Typically, however,
porous paver sections are located under proposed parking stalls, pedestrian areas and drive aisles with
lighter vehicular traffic.
Required Stormwatwer Detention Volume is estimated to be approximately 13,000 cubic feet. Detention
facilities may be located near the east and south property lines of the project site.
The detention pond areas will be above grade. Additionally, detention volume may be incorporated into
the water quality treatment areas. Water Quality treatment is anticipated to be provided by using rain
gardens and porous pavers where feasible.
Sanitary Sewer Utilities
There is an existing 18-inch diameter vitrified clay pipe sanitary main in 30th Street. Mapping does not
show the location of the sanitary service line from the existing repair shop building. It is possible this line
could be used for the proposed service but may not be adequately sized. If the existing service line is the
Agenda Item 5A Page 44 of 56
Attachment C - Applicant Submittal Materials: Written Statement and Project Plans
BOULDER FIRE STATION #3 16 Concept Plan Review
proper size for anticipated flow, it should be video inspected to determine its condition prior to
commencement of construction.
It is assumed that a Sand/oil separator will be required for this project. The unit will be sized by the project
Plumbing engineer to meet City guidelines.
Water Service
Water service will be supplied via tap and meter from an existing 16-inch diameter main. Currently there
are two taps that serve the project site, one for each lot. Tap sizes are 3/4” for 2751 30th Street and 1” for
2875 30th Street. A fire service line is anticipated to also be fed from the main in 30th Street.
Fire hydrants are located on the west side of 30th Street just north of the property line, and approximately
100-feet south of the site. With the nearby proximity of these two hydrants, one additional hydrant is
anticipated to be required.
Gas, Electric and Telecommunications
There are several electric utility structures along the west right-of-way line of 30th Street. Gas service lines
were not identified in the survey, nor observed when the site was visited. It is assumed that
telecommunications services are readily available along this urbanized street. Natural gas service is not
anticipated to be included in the design of the building. Ergo, this is not an issue.
Agenda Item 5A Page 45 of 56
Attachment C - Applicant Submittal Materials: Written Statement and Project Plans
BOULDER FIRE STATION #3 17 Concept Plan Review
Agenda Item 5A Page 46 of 56
Attachment C - Applicant Submittal Materials: Written Statement and Project Plans
BOULDER FIRE STATION #3 18 Concept Plan Review
7. Site and Context
Agenda Item 5A Page 47 of 56
Attachment C - Applicant Submittal Materials: Written Statement and Project Plans
BOULDER FIRE STATION #3 19 Concept Plan Review
See Attached Plans and Diagrams
Agenda Item 5A Page 48 of 56
Attachment C - Applicant Submittal Materials: Written Statement and Project Plans
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