Item 4B - 1346 PearlMEMORANDUM
TO: Planning Board
FROM: Shannon Moeller, Case Manager
DATE: July 5, 2023
SUBJECT: Call Up Item: Use Review for restaurant uses with rooftop and ground-level outdoor
dining at 1346 Pearl Street in the building formerly occupied by Lazy Dog Sports Bar
& Grill for new restaurants SkinnyFATS and Cheba Hut. The proposal provides for a
2,549 square foot rooftop patio with 57 seats, a 431 square foot patio along Pearl
Street with 23 seats, and an 850 square-foot patio south of the building with 50 seats.
The restaurant interior will operate Sun-Thurs 10 a.m. to 12 a.m. and Fri-Sat 10 a.m.
to 2 a.m., with the outdoor areas limited to hours of operation of Sun-Thurs 10 a.m. to
11 p.m. and Fri-Sat 10 a.m. to 1 a.m. The call-up period expires on July 19, 2023.
ADDRESS: 1346 Pearl St.
PROJECT NAME: SkinnyFATS Boulder and Cheba Hut Boulder Restaurants
CASE NO: LUR2023-00012
Attached is the Notice of Disposition of approval of a Use Review to re-establish restaurant uses with rooftop
and outdoor patio spaces in the vacant building at 1346 Pearl Street, previously occupied by Lazy Dog Sports
Bar & Grill, in the Downtown – 4 (DT-4) Zoning District. Pursuant to the “Use Standards” in Section 9-6-1, B.R.C
1981, a Use Review is required for restaurants with an outdoor seating area of 300 square feet or more within
500 feet of a residential zoning district. The restaurant use is allowed however, outdoor patios require a Use
Review. Refer to Attachment B for staff’s analysis of the Use Review Criteria. Planning Board may call up the
decision on or before July 19, 2023. Please direct any clarifying questions during the call up period to the case
manager at moellers@bouldercolorado.gov.
Background. The subject property is located directly on the Pearl Street Mall in the downtown area of Boulder
at the southwest corner of Pearl and 14th Streets. The Pearl Street Mall is characterized by historic buildings that
preserve the central area as a place for intense pedestrian activity. The proposal re-establishes active uses in
this important area with desirable outdoor patio and rooftop seating that existed on the site when it was used as
the Lazy Dog Sports Bar & Grill until October 2019. Refer to Figure 1 for an aerial photo of the site.
Figure 1. Vicinity Map
Item 4B - 1346 Pearl Street
The property is zoned DT-4 (Downtown 4), which is defined in 9-5-2(c)(3)(B), B.R.C. 1981 as “The regional
business area of the Boulder Valley known as the Central Business District which includes the downtown mall,
where a wide range of retail, office, residential, and public uses are permitted and in which many structures may
be renovated or rehabilitated. A balance of new development with the maintenance and renovation of existing
buildings is anticipated, and where development and redevelopment consistent with the established historic and
urban design character is encouraged." See Figure 2.
Figure 2. Zoning Map with 500 ft. buffer
The Use Review is required due to outdoor seating within 500’ of a residentially-zoned property. As depicted in
Figure 2, the site is substantially setback from any residentially zoned property; the only such property within
the 500’ radius is the First United Methodist Church building at 1421 Spruce St zoned RH-2.
The property is located within the Business Improvement District (BID), Downtown Historic District and the
Central Area General Improvement District (CAGID), which requires no parking for commercial uses. The site
is located directly on the Pearl Street Mall within downtown Boulder, which has a combination of other
restaurant, commercial, and residential uses.
Project Proposal. The applicant is requesting approval of a Use Review for outdoor patios on the property.
The building has been vacant since October 2019, when the prior use, Lazy Dog Sports Bar & Grill, closed.
There was no prior Use Review approval for the use, but its hours of operation were: Sun-Thurs 11:00/11:30
a.m.-9 pm, and Fri-Sat 11 a.m.-2 a.m. The prior use included rooftop and ground-level patio dining. Refer to
Figure 3 for photo of existing building.
Outdoor Dining Use. Outdoor dining is a
desirable amenity throughout downtown, but
necessitates the Use Review as noted above.
The proposal is similar to several other
approved Use Reviews at nearby
establishments in the downtown area, including
the following that specifically provide rooftop
dining: Figure 3. Existing Building
Item 4B - 1346 Pearl Street
• Avanti F&B at 1401 Pearl: Sun-Wed 11 a.m.-11 p.m., Thurs-Sat 11 a.m.-1 a.m.
• Corrida at 1023 Walnut: Interior 10 a.m.-2 a.m. daily, outdoor spaces 10 a.m.-12 midnight daily
• The Rio at 1101 Walnut: 11 a.m.-2 p.m. and 5 p.m.-10 p.m. Sun-Wed, and 11 a.m.-11 p.m. Thurs-Sat
• Rosetta Hall at 1109 Walnut: Interior 7 a.m.-2 a.m. daily; outdoor spaces 7 a.m.-11 p.m. Sun-Wed and 7
a.m.-12 midnight Thurs-Sat.
The proposal includes updates to
the building façade and division of
the building into three tenant
spaces. The north tenant space
will be used by SkinnyFATS
Boulder, and include rooftop dining
and outdoor patio dining along the
Pearl Street Mall. The south tenant
space will be used by Cheba Hut
Boulder, and include an outdoor
patio dining space south of the
building. The middle tenant space
will be a retail/commercial space
that does not require a Use
Review.
See Figure 4 for floor plans.
The Management Plans dated June 2, 2023, detail how the restaurant uses will function and mitigate the
potential for negative impacts including but not limited to noise, trash collection, and delivery times. The
proposal provides for hours of operation limited to:
- Interior spaces: Sun-Thurs 10 a.m.-12 a.m., Fri-Sat 10 a.m.-2 a.m.
- Outdoor spaces: Sun-Thurs 10 a.m.-11 p.m., Fri-Sat 10 a.m.-1 a.m.
Refer to Attachment D for the complete management plans.
Building and Site Updates. The property is a non-contributing building within the Downtown Historic District.
A Landmark Alteration Certificate (HIS2022-00228) has been approved for the updates to the exterior façade
of the building. The Landmarks Board found that the proposal was consistent with the General Design
Guidelines and the Downtown Urban Design Guidelines. Refer to Figure 5 for the proposed building
elevations.
Rooftop Dining - Skinny Fats
Outdoor Dining - Skinny Fats
Outdoor
Dining – Cheba Hut
Roof Plan Ground Floor Plan
Figure 4. Floor Plans showing Outdoor Dining Areas
Item 4B - 1346 Pearl Street
The improvements to the existing site also include updating the site to provide bicycle parking per code. The
overall building including the restaurant and retail/commercial spaces require a total of nine bicycle spaces;
the proposal exceeds this requirement by providing a total of 10 bicycle spaces, including two-long term bike
spaces at the rear of the property for employees and eight short-term bike spaces along 14th Street. Bicycle
racks in the public right-of-way are exempt from encroachment permits per Section 8-6-8(b) B.R.C. 1981 and
will be dedicated to the City upon approval.
Refer to Attachment C for the site and floor plans.
Review Process. Pursuant to Section 9-6-1, B.R.C., restaurants with an outdoor seating area of 300 square
feet or more within 500 feet of a residential zoning district require a Use Review pursuant to Section 9-2-15,
B.R.C. 1981. Per Section 9-4-2, B.R.C. 1981, applications for Use Review are subject to call up by the
Planning Board. No modifications from the development code have been requested. The proposal meets all
other development standards for the zoning district. Refer to Attachment A for the conditions of approval.
Use review approvals are specific to the description of the use and the operating characteristics that the
applicant details in the written statement and management plan. Any expansions of the approved use require
a new use review application.
A short-term lease will be required to ensure that the proposed patio area on Pearl Street complies with the
requirements for encroachments into the public right-of-way as described in section 8-6-6, B.R.C. 1981.
Additionally, exterior building modifications proposed in the public right-of-way including but not limited to
awnings and signage will require revocable permits subject to the standards set forth in section 8-6-6, B.R.C.
1981. Building permits will also be required.
Analysis. The proposal was found to be consistent with the Use Review criteria of Section 9-2-15(e), B.R.C.
1981. The proposed restaurant is located in an area where numerous other restaurants with outdoor seating
Figure 5. Proposed Elevations North Elevation along Pearl Street (left) East Elevation along 14th Street (below)
Item 4B - 1346 Pearl Street
operate and is a use expected and desired in the downtown. To mitigate potential for impacts to nearby
residential uses, conditions of approval have been applied to restrict the hours of the restaurant. Please refer
to Attachment B for staff’s complete analysis of the review criteria and the conditions of approval can be
found in Attachment A.
Public Comment. Consistent with Section 9-4-3, Public Notice Requirements, B.R.C. 1981, staff provided
notification to all property owners within 600 feet of the subject location of the application. No public comments
were received.
Conclusion. Staff finds that the proposed project meets the criteria of section 9-2-15, “Use Review,” B.R.C.
1981 (refer to Attachment B). The proposal was approved by staff on July 5, 2023 and the decision may be
appealed by the applicant or any interested person or called up by a member of the Planning Board on or
before July 19, 2023. The applicant or an interested person may appeal the decision by delivering a written
notice of appeal to the city manager. A member of the planning board may call up the decision upon written
notification to staff or by making a verbal request, on the record, at a regularly scheduled board meeting.
There is a Planning Board hearing on July 18, 2023, during the 14-day call-up period. Questions about the
project or decision or requests to call up the approval should be directed to the Case Manager, Shannon
Moeller at moellers@bouldercolorado.gov.
Attachments:
A. Disposition of Approval
B. Analysis of Use Review Criteria
C. Applicant’s Plan Set
D. Applicant’s Management Plans
Item 4B - 1346 Pearl Street
CITY OF BOULDER PLANNING DEPARTMENT
NOTICE OF DISPOSITION
You are hereby advised that the following action was taken by the Planning Department based on the standards and
criteria of the Land Use Regulations as set forth in Chapter 9-2, B.R.C. 1981, as applied to the proposed development.
DECISION: APPROVED WITH CONDITIONS
PROJECT NAME: SkinnyFATS Boulder and Cheba Hut Boulder Restaurants
DESCRIPTION: USE REVIEW for rooftop and ground-level outdoor patios for restaurant uses at
1346 Pearl Street (formerly occupied by Lazy Dog Sports Bar & Grill).
LOCATION: 1346 PEARL STREET
LEGAL DESCRIPTION: Lot 1 and the East 25 feet of Lot 2, Block 68, Original Town of Boulder,
County of Boulder, State of Colorado
APPLICANT: MICHAEL KOCH, KOCH COVOTSOS ARCHITECTS
KYLE ARCHER, ELEVATED INC
OWNER: REYNOLDS-YEW TREE LLC
APPLICATION: Use Review, LUR2023-00012
ZONING: Downtown 4 (DT-4)
CASE MANAGER: Shannon Moeller
VESTED PROPERTY RIGHT: No; the owner has waived the opportunity to create such right under Section 9-2-
20, B.R.C. 1981.
APPROVED MODIFICATIONS FROM THE LAND USE REGULATIONS: None.
FOR CONDITIONS OF APPROVAL, SEE THE FOLLOWING PAGES OF THIS DISPOSITION.
Approved On:
Date
By:
Brad Mueller, Director of Planning & Development Services
This decision may be appealed to the Planning Board by filing an appeal letter with the Planning Department within two
weeks of the decision date. If no such appeal is filed, the decision shall be deemed final fourteen days after the date
above mentioned.
Appeal to Planning Board Expires: July 19, 2023
Final Approval Date: July 20, 2023
IN ORDER FOR A BUILDING PERMIT APPLICATION TO BE PROCESSED FOR THIS PROJECT, A SIGNED
DEVELOPMENT AGREEMENT AND FINAL PLANS FOR CITY SIGNATURE MUST BE SUBMITTED TO THE
PLANNING DEPARTMENT WITH DISPOSITION CONDITIONS AS APPROVED SHOWN ON THE FINAL PLANS. IF
THE DEVELOPMENT AGREEMENT IS NOT SIGNED WITHIN NINETY (90) DAYS OF THE FINAL DECISION DATE,
THE PLANNING DEPARTMENT APPROVAL AUTOMATICALLY EXPIRES.
July 5, 2023
Attachment A - Disposition of Approval
Item 4B - 1346 Pearl Street
Pursuant to Section 9-2-12 of the Land Use Regulations (Boulder Revised Code, 1981), the Applicant must begin and
substantially complete the approved development within three years from the date of final approval, or in compliance
with the phasing plan if one was approved. Failure to "substantially complete" (as defined in Section 9-2-12) the
development within three years or in compliance with the phasing plan, if one was approved, shall cause this
development approval to expire.
CONDITIONS OF APPROVAL
1. The Applicant shall ensure that the development shall be in compliance with all plans prepared by the
Applicant on June 2, 2023, on file in the City of Boulder Planning Department, except to the extent that the
development may be modified by the conditions of this approval. Further, the Applicant shall ensure that the
approved use is operated in compliance with the following restrictions:
a. The Applicant shall operate the business in accordance with the management plans dated June 2, 2023 which
are attached to this Notice of Disposition.
b. The approved use shall be closed outside of the approved hours of operation; approved hours of
operation are as follows:
Sunday through Thursday 10:00 a.m. to 12:00 a.m. and Friday and Saturday 10:00 a.m. to 2:00 a.m.,
except that outdoor areas, including the rooftop and ground level patios, shall be limited to hours of
operation of Sunday through Thursday 10:00 a.m. to 11:00 p.m. and Friday and Saturday 10:00 a.m.
to 1:00 a.m.
c. Size of the rooftop patio area shall not exceed 2,549 square feet and 57 seats. Size of the patio area
along Pearl Street shall not exceed 431 square feet and 23 seats. Size of the patio south of the
building shall not exceed 850 square feet and 50 seats.
d. All trash located within the outdoor dining area, on the restaurant property and adjacent streets, sidewalks and
properties shall be picked up and properly disposed of immediately after closing.
2. The Applicant shall not expand or modify the approved use, except pursuant to Subsection 9-2-15(h), B.R.C.
1981.
3. This approval is limited to SkinnyFATS Boulder for the northern restaurant space (“Unit 100”), and Cheba Hut
Boulder for the southern restaurant space (“Unit 120”), the owners of the restaurants. Any changes in ownership
shall be subject to the review and approval of the Planning Director. The purpose of such review shall be to inform
such subsequent user of each of these spaces that they will be required to operate the restaurants in compliance
with the terms of this approval.
4. Prior to a building permit application, the Applicant shall submit, and obtain City Manager approval of, Revocable
applications for the following items:
a) a right-of-way lease for SkinnyFATS Boulder (Unit 100) pursuant to Section 8-6-6, B.R.C. 1981, for a patio
that is proposed to project into Pearl Street right-of-way;
b) a revocable permit for SkinnyFATS Boulder (Unit 100) pursuant to Section 8-6-6-, B.R.C. 1981, for awnings,
signage, and any other encroachments proposed to project into both Pearl Street right-of-way and 14th Street
right-of-way; and
c) a revocable permit for Cheba Hut Boulder (Unit 120) pursuant to Section 8-6-6, B.R.C. 1981, for awnings,
signage, and any other encroachments proposed to project into 14th Street right-of-way.
Attachment A - Disposition of Approval
Item 4B - 1346 Pearl Street
CRITERIA CHECKLIST
USE REVIEW
SECTION 9-2-15
Criteria for Review: No use review application will be approved unless the approving
agency finds all of the following:
(1) Consistency with Zoning and Non-Conformity: The use is consistent with
the purpose of the zoning district as set forth in Section 9-5-2(c), "Zoning Districts
Purposes," B.R.C. 1981, except in the case of a non-conforming use;
The property is zoned DT-4 (Downtown 4), which is defined in 9-5-2(c)(3)(B), B.R.C.
1981 as “The regional business area of the Boulder Valley known as the Central
Business District which includes the downtown mall, where a wide range of retail,
office, residential, and public uses are permitted and in which many structures may
be renovated or rehabilitated. A balance of new development with the maintenance
and renovation of existing buildings is anticipated, and where development and
redevelopment consistent with the established historic and urban design character is
encouraged."
Per 9-6-1, Schedule of Permitted Land Uses, B.R.C. 1981, outdoor seating areas that
are 300 square-feet or more in size for a restaurant in the DT-4 zoning district,
located within 500 feet of a residential zoning district, may be permitted with
approval of a Use Review.
(2) Rationale: The use either:
(A) Provides direct service or convenience to or reduces adverse impacts
to the surrounding uses or neighborhood;
The proposal provides direct service and convenience to the neighborhood
with new restaurant uses providing indoor and outdoor dining service on
the Pearl Street Mall. The proposal seeks to re-establish outdoor seating
in front of the building and on the rooftop patio that was previously used
as Lazy Dog Bar & Grill through October 2019 when the restaurant
closed, as well as an additional outdoor seating area south of the building.
The proposal is located directly on the Pearl Street Mall in walking
distance to numerous residences and employment uses. The proposal for
outdoor seating and renovations to the building will activate the street as
well as contribute to the economic vitality of the downtown area.
n/a (B) Provides a compatible transition between higher intensity and lower
intensity uses;
Attachment B - Criteria Checklist
Item 4B - 1346 Pearl Street
n/a (C) Is necessary to foster a specific city policy, as expressed in the
Boulder Valley Comprehensive Plan, including, without limitation,
historic preservation, moderate income housing, residential and non-
residential mixed uses in appropriate locations, and group living
arrangements for special populations; or
n/a (D) Is an existing legal non-conforming use or a change thereto that is
permitted under subsection (f) of this section;
3) Compatibility: The location, size, design, and operating characteristics of the
proposed development or change to an existing development are such that the use will be
reasonably compatible with and have minimal negative impact on the use of nearby
properties or for residential uses in industrial zoning districts, the proposed development
reasonably mitigates the potential negative impacts from nearby properties;
The proposal represents a re-establishment of rooftop and outdoor dining that existed on
the site when it was used as the Lazy Dog Sports Bar & Grill until October 2019. There
was no prior Use Review approval for the use, but prior to closing, its hours of operation
were: Sun-Thurs 11:00/11:30 a.m.-9 pm, and Fri-Sat 11 a.m.-2 a.m.
Outdoor dining is a desirable amenity throughout downtown. The design and operating
characteristics are similar to several other approved Use Reviews at nearby
establishments in the downtown area, including the following that specifically provide
rooftop dining:
• Avanti F&B at 1401 Pearl: Sun-Wed 11 a.m.-11 p.m., Thurs-Sat 11 a.m.-1 a.m.
• Corrida at 1023 Walnut: Interior 10 a.m.-2 a.m. daily, outdoor spaces 10 a.m.-12
midnight daily
• The Rio at 1101 Walnut: 11 a.m.-2 p.m. and 5 p.m.-10 p.m. Sun-Wed, and 11 a.m.-11
p.m. Thurs-Sat
• Rosetta Hall at 1109 Walnut: Interior 7 a.m.-2 a.m. daily; outdoor spaces 7 a.m.-11
p.m. Sun-Wed and 7 a.m.-12 midnight Thurs-Sat.
The proposal provides for hours limited to:
- Interior: Sun-Thurs 10 a.m.-12 a.m., Fri-Sat 10 a.m.-2 a.m.
- Outdoor spaces: Sun-Thurs 10 a.m.-11 p.m., Fri-Sat 10 a.m.-1 a.m.
The Management Plans dated June 2, 2023, detail how the restaurant uses will function
and mitigate the potential for negative impacts including but not limited to noise, trash
collection, and delivery times.
(4) Infrastructure: As compared to development permitted under Section 9-6-1,
"Schedule of Permitted Uses of Land," B.R.C. 1981, in the zone, or as compared to the
existing level of impact of a non-conforming use, the proposed development will not
significantly adversely affect the infrastructure of the surrounding area, including,
without limitation, water, wastewater, and storm drainage utilities and streets;
Attachment B - Criteria Checklist
Item 4B - 1346 Pearl Street
The proposal is located within an existing building served by existing infrastructure. A
short-term lease will be required to ensure that the proposed patio area on Pearl Street
complies with the requirements for encroachments into the public right-of-way as
described in section 8-6-6, B.R.C. 1981. Additionally, exterior building modifications
proposed in the public right-of-way including but not limited to awnings and signage will
require revocable permits subject to the standards set forth in section 8-6-6, B.R.C. 1981.
The proposal improves the multi-modal infrastructure of the area by updating the site to
provide additional bicycle parking including two-long term bike spaces at the rear of the
property for employees and eight short-term bike spaces along 14th Street. Bicycle racks
in the public right-of-way are exempt from encroachment permits per Section 8-6-8(b)
B.R.C. 1981 and will be dedicated to the City upon approval.
(5) Character of Area: The use will not change the predominant character of the
surrounding area or the character established by adopted design guidelines or plans for
the area; and
The Pearl Street Mall is characterized by historic buildings that preserve the central area
as a place for intense pedestrian activity. The proposal re-establishes active uses in this
important area with desirable outdoor patio and rooftop seating.
A Landmark Alteration Certificate (HIS2022-00228) has been approved for the updates
to the exterior façade of the building. The Landmarks Board found that the proposal was
generally consistent with the General Design Guidelines and the Downtown Urban
Design Guidelines.
Community Vitality has also reviewed and supports the proposal, noting it adds greatly
to the activation of this space and contributes to the vibrancy and economic vitality of
this mixed-used district.
The Use Review is required due to outdoor seating within 500’ of a residentially-zoned
property. The proposed outdoor seating is substantially setback from residential uses to
the north, where the only residentially zoned property within the 500’ radius is the First
United Methodist Church building at 1421 Spruce St.
n/a (6) Conversion of Dwelling Units to Non-Residential Uses: There shall be a
presumption against approving the conversion of dwelling units in the residential zoning
districts set forth in Subsection 9-5-2(c)(1)(a), B.R.C. 1981, to non-residential uses that
are allowed pursuant to a use review, or through the change of one non-conforming use to
another non-conforming use. The presumption against such a conversion may be
overcome by a finding that the use to be approved serves another compelling social,
human services, governmental, or recreational need in the community including, without
limitation, a use for a day care center, park, religious assembly, social service use,
benevolent organization use, art or craft studio space, museum, or an educational use.
Not applicable; this is not a proposed conversion of residential to non-residential use.
Attachment B - Criteria Checklist
Item 4B - 1346 Pearl Street
UPFDFDRESTAURANT UNIT 1202,301 GSFRESTAURANT UNIT 1003,306 GSFTENANT UNIT 1101024 GSFUNIT 120REAR PATIO856 SF90.12 ft35.92 ft23.20 ft30.79 ft14TH STREETPEARL STREETLAWRY LN ALLEYOFF STREET PARKINGSTREET PATIO 431 SF8.06 ftTRANSFORMERTRASH1346 PEARL STREETTWO STORY BUILDING140.00 ft16.00 ft9.00 ft9.00 ft9.00 ft9.00 ft20.00 ft4.00 ft19.00 ft0.56 ft26.32 ft12345CHAIN LINK FENCE WITH NEW LOCKED 3' GATE(E) MASONRYWALLELEC METERSGAS METERGREASE INTERCEPTORCONCRETE STEPEXISTING TREE TYPICALRIGHT OF WAY PARKING33' - 5 3/4"44" WIDE ACCESSIBLE ROUTE(2) LONG TERMCOVERED BICYCLEPARKING SPACESWITH U RACKEXIT17.20 ftROW ITEM 23.50 ft3.00 ft(4) SHORT TERMBICYCLE PARKINGSPACES WITH U RACKROW ITEM 5(4) SHORT TERMBICYCLE PARKINGSPACES WITH U RACK3.50 ft3.00 ft14.81 ftRTU-1MAU-NEWRTU-4 RTU-5RTU-3r43.87 ft70.37 ft1.65 ft10.69 ft22.33 ft9.69 ft1346 PEARL STREET UNIT 100SECOND STORYROOF EQUIPMENT YARDEGRESS EXIT PATHROOF DECK2,549 GSF75.00 ft140.00 ftPROPERTY LINEROW ENCROACHMENT ITEM 1:CANVAS AWNING TYPICAL OF (4) LOCATIONS, ENCROACHING 1.9' INTO THE ROW1.90 ftROW ENCROACHMENT ITEM 2:BAR SERVICE TOP AND FOLDING WINDOW, ONE LOCATION, 1.0' INTO THE ROWROW ENCROACHMENT ITEM 3:SIGN, ENCROACHING 0.7" INTO THE RIGHT OF WAYROW ENCROACHMENT ITEM 4:GOOSENECK LIGHT FIXTURE, TYP OF (16) LOCATIONS, 1.4' INTO THE ROWROW ENCROACHMENT ITEM 5:PATIO RAILING, 3.5' HIGH, ONE LOCATION, 8.1' INTO THE ROW8.06 ftROW ITEM 44.40 ftROW ENCROACHMENT ITEM 6: STEEL PERGOLA, ONE LOCATION ENCROACHING 4.4' INTO THE ROW27.77 ft14.29 ft53.55 ft17.17 ft18.00 ft9.54 ftROW ENCROACHMENT ITEM 7:SIGN, ONE LOCATION, ENCROACHING 0.7' INTO THE ROWRIGHT OF WAY ENCROACHMENTS:ALL PROPOSED ENCROACHMENTS (ITEMS 1-7) SHALL REQUIRE A REVOCABLE PERMIT AND OR LEASE IN ACCORDANCE WITH CITY STANDARDSREVOCABLE PERMIT APPLIACTION REQUIRED FOR DETERMINATION OF FINAL APPROVAL.ITEM 1: (4) FABRIC CANOPIESITEM 2: (1) BAR SERVICE COUNTER, AIR CURTAIN AND WINDOWITEM 3: (1) SIGNITEM 4: (16) LIGHT FIXTURESITEM 5: (1) PATIO RAILINGITEM 6: (1) STEEL PERGOLAITEM 7: (1) SIGNROW ITEM 4ROW ITEM 4DRAWN BY CHECKED BYCOPYRIGHT KOCH COVOTSOS ARCHITECTS, PC. ALL RIGHTS RESERVED. NO REPRODUCTION OR USE WITHOUT WRITTEN CONSENTKOCH|COVOTSOS ARCHITECTS, PCDENVER COLORADOWWW.KC-ARCH.COM303-780-7850PREPARED ON:6/2/2023 10:43:25 AMA004SITE PLAN USE REVIEW1346 PEARL ST CORE SHELLELEVATED HUTSMEKMEK1346 PEARL STBOULDER CO 803026-2-231" = 10'-0"1SITE DEVELOPMENT PLAN USE REVIEW1" = 10'-0"2SITE ROOF DEV PLAN USE REVIEWNoNoNoNo....DescriptionDescriptionDescriptionDescription DateDateDateDateAttachment C - Applicant's Plan Set Item 4B - 1346 Pearl Street
DNDNUPUPDNFDFDDNDNDN12345ABCDEFB.1B.2C.9D.7C.5D.3ZUNIT 100RESTAURANT3306 GSFUNIT 110TBD1024 GSFUNIT 120RESTAURANT2301 GSFUNIT 120PATIO 850 GSFUNIT 100STREET PATIO431 GSF75.01 ft90.12 ft26.32 ft30.79 ft23.20 ft36.17 ft8.02 ft2.5UNIT 100: (80) INDOOR SEATSUNIT 100: (23) OUTDOOR SEATS MAXIMUMUNIT 100: RESTAURANT SEAT COUNT SHALL COMPLY WITH brc 9-6-5(E)(3)(A)(i) WHERE OUTDOOR SEATING SHALL NOT EXCEED THE INDOOR SEATING COUNTLEVELINDOOROUTDOORFIRST FLOOR8023SECOND FL057TOTAL80 SEATS80 SEATSUNIT 120: RESTAURANT SEAT COUNT SHALL COMPLY WITH brc 9-6-5(E)(3)(A)(i) WHERE OUTDOOR SEATING SHALL NOT EXCEED THE INDOOR SEATING COUNTLEVELINDOOROUTDOORFIRST FL5050TOTAL50 SEATS50 SEATSUNIT 120: (50) INDOOR SEATS(50) OUDOOR SEATS MAXIMUM12345ABCDEFB.1B.2C.9D.7C.5D.3ZUNIT 100ROOF PATIO2,549 GSF27' - 4 1/2"16' - 7 3/4"75' - 0 1/4"45' - 0"AWNING STRUCTUREBAR SERVICE AREADINING AREAEXIT STAIR AND LANDINGEGRESS EXIT AREAEXIT STAIRMECHANICAL YARD2.5UNIT 120: (57) OUTDOOR SEATS MAXIMUMDRAWN BY CHECKED BYCOPYRIGHT KOCH COVOTSOS ARCHITECTS, PC. ALL RIGHTS RESERVED. NO REPRODUCTION OR USE WITHOUT WRITTEN CONSENTKOCH|COVOTSOS ARCHITECTS, PCDENVER COLORADOWWW.KC-ARCH.COM303-780-7850PREPARED ON:6/2/2023 10:43:47 AMA005FLOOR PLANS USEREVIEW1346 PEARL ST CORE SHELLELEVATED HUTSMEKMEK1346 PEARL STBOULDER CO 803026-2-231/8" = 1'-0"1LEVEL 1 LUR PLAN1/8" = 1'-0"2ROOF LEVEL LUR PLANNoNoNoNo....DescriptionDescriptionDescriptionDescription DateDateDateDateAttachment C - Applicant's Plan Set Item 4B - 1346 Pearl Street
NOTES:1.FLOOR SHALL BE LEVEL. SLOPES NOT TO EXCEED 1% IN ANY DIRECTION AT ALL ACCESSIBLE STALLS.2' - 0"2' - 10"ACCESSIBLE-8' STRIPED8'-0"EQEQINTERNATIONAL SYMBOL OF ACCESSIBILITY CENTERED IN STALL. 4" WIDE SYMBOL AND 4" WIDE OUTLINE PAINTED WHITE ON BLUE BACKGROUND, TYPICAL 4" WIDE WHITE PAINT STRIPE AT 45 DEGREES, TYP.4" WIDE WHITE PAINT STRIPE AT 45 DEGREES TYP.4' WIDE WHITE PAINT STRIPE , TYP.ACCESSIBLE SIGNAGE, SEE DETAIL THIS PAGEWALL WHERE OCCURS, SEE PLANSRESERVEDPARKINGACCESSIBLEPLATE OR PLACARDONLY14 GAUGE 2"X2" SQUARE TUBE "TELESPAR" SIGN POSTPROVIDE MINIMUM (3) NYLON STAINLESS STEEL BOLTS TO MOUNT SIGNPROVIDE (2) 5/16" THRU BOLTS1' - 0"1' - 0"12 GAUGE SQUARE TUBE "TELESPAR" INSERTSLOPE CONCRETE AT TOP FOR DRAINAGEPIPE BOLLARDSIGN TYPE HC, SEE DETAIL THIS PAGEVANACCESSIBLESIGN TYPE HV, SEE DETAIL THIS PAGERESERVEDPARKINGACCESSIBLEPLATE OR PLACARDONLYVANACCESSIBLE1'-0"6"MOUNTINGHEIGHTNOTES:1.2.THE BOTTOM OF VAN ACCESSIBLE SIGN SHALL BE 60 INCHES MINIMUM ABOVE FINISHED FLOOR OR GROUND SURFACETHE VAN ACCESSIBLE SIGN SHALL BE CENTERED UNDER THE ACCESSIBLE PARKING SIGN AS SHOWN3/8" WIDE GREEN COLORBAND TYPICALALL LETTERING SERIES'D' GREEN COLOR1"MAXWHITE REFLECTIVEBACKGROUNDTYPICAL1 1/2"1"1/2"1 1/2"1 1/2"DRAWN BY CHECKED BYCOPYRIGHT KOCH COVOTSOS ARCHITECTS, PC. ALL RIGHTS RESERVED. NO REPRODUCTION OR USE WITHOUT WRITTEN CONSENTKOCH|COVOTSOS ARCHITECTS, PCDENVER COLORADOWWW.KC-ARCH.COM303-780-7850PREPARED ON:6/2/2023 10:43:48 AMA006LUR SITE DETAILS1346 PEARL ST CORE SHELLELEVATED HUTSMEKMEK1346 PEARL STBOULDER CO 803026-2-231/4" = 1'-0"1ACCESSIBLE STRIPING DETAIL1 1/2" = 1'-0"2SIGN MOUNTING DETAIL13" = 1'-0"3SIGN TYPE HV DETAILNoNoNoNo....DescriptionDescriptionDescriptionDescription DateDateDateDateAttachment C - Applicant's Plan Set Item 4B - 1346 Pearl Street
LEVEL 198' -11"2A201123451A20229' - 3 3/4"REMOVE WOOD DOORS AND WINDOWSREMOVE (E) WINDOW AND TRIMREMOVE TRIM23' - 8 3/4"PATCH SKIMCOAT STUCCO OVER EXISTING TILE WITH S.P11A4012A4012.5LEVEL 1100' -0"ROOF DECK118' -7 3/4"CEILING JOISTS113' -1 1/4"DINING RM98' -11"LEVEL 198' -11"LEVEL 1 WEST100' -0"2A201123451A20211' - 1"63' - 8"29' - 3 3/4"B.EXB.EXB.EXB.EXEXISTING WINDOWNEW RETRACTABLE WINDOWSEXISTING DOOREXISTING STEEL RAILING RO REVOCABLE ITEM 5NEW STORFRONT WALL TYPE ANEW AWNING TYP.(E) WINDOWSS.P11' - 1"23' - 8 3/4"S.P4AWN.1AWN.1B.1B.1B.1AL.1AL.1AL.1S.P1S.P3S.P3STUCCO J MOLD TERMINATION1A4012A40132' - 0"B.1AL.1AL.1AL.1B.1EL.12.59' - 6"1' - 2 3/4"16' - 9"4' - 0"12A8054A80313A805AL.1AL.112A805153A152151CCAIR CURTAINROW REVOCABLE ITEM 3ROW REVOCABLE ITEM 1 (TYP OF 4)ROW REVOCABLE ITEM 2ROW REVOCABLE ITEM 4 (TYP OF 16)LEVEL 1100' -0"ROOF DECK118' -7 3/4"CEILING JOISTS113' -1 1/4"DINING RM98' -11"ELEVATION NOTESAL.1 BLACK ANODIZED ALUMINUM AT STOREFRONT AND SILLAWN.1 CANVAS AWNING WITH STEEL SUPPORTS: COLOR WHEATB.1: DIMENSIONAL WHITE BRICK WITH WHITE MORTAR B.EX: EXT BRICK CORNICE, SOLDIER COURSE AND BELLY BANDB.P3: EXT BRICK PAINTED P3 (MED GRAY)B.P4: EXT BRICK PAINTED P4 (BROWN)GL.1 CLEAR INSULATED GLAZING WITH LOW E COATINGMP.P5: METAL PANEL PAINTED P5 (CHARCOAL)S.P1: EXISTING OR PATCHED STUCCO PAINTED P1 (GREY)S.P1: EXISTING OR PATCHED STUCCO PAINTED P1 (GREY)S.P3: STUCCO INSET SIGN BAND PAINTED P3 (MEDIUM GREY)S.P5 EXISTING STUCCO PAINTED P5 (DARK GREY)1. PROVIDE FOLDING DOOR SYSTEM AS APPROVED ON SUBMITTAL. RE SPECIFICATIONS2. SEE A401 -A403 FOR WALL SECTIONS AND DETAILSDRAWN BY CHECKED BYCOPYRIGHT KOCH COVOTSOS ARCHITECTS, PC. ALL RIGHTS RESERVED. NO REPRODUCTION OR USE WITHOUT WRITTEN CONSENTKOCH|COVOTSOS ARCHITECTS, PCDENVER COLORADOWWW.KC-ARCH.COM303-780-7850PREPARED ON:6/2/2023 10:43:58 AMA301BUILDING ELEVATIONS1346 PEARL ST CORE SHELLELEVATED HUTSMEKMEK1346 PEARL STBOULDER CO 803026-2-231/4" = 1'-0"1NORTH ELEVATION DEMO CD1/4" = 1'-0"2NORTH ELEVATION CDNoNoNoNo....DescriptionDescriptionDescriptionDescription DateDateDateDateAttachment C - Applicant's Plan Set Item 4B - 1346 Pearl Street
LEVEL 198' -11"1A201ABCDEFC.5D.33' - 0"19' - 8 3/4"22' - 8 3/4"PATCH OVER TILE WITH SKIMCOAT STUCCO S.P1EXISTING BAR AND AWNING TO REMAINEXISTING ROOFTOP MECH TO REMAIN OR BE RELOCATED BEHIND EXISTING SCREEN WALL1A4022A4023A4024A4021A4032A403REMOVE (E) WOOD STOREFRONTREDUCE WALL HEIGHT THIS AREALEVEL 1100' -0"ROOF DECK118' -7 3/4"CEILING JOISTS113' -1 1/4"DINING RM98' -11"LEVEL 198' -11"1A201ABCDEFC.5D.330' - 5 3/4"24' - 5 3/4"23' - 8 1/2"11' - 3"23' - 8 1/4"MP.P5B.P4S.P1STEEL PERGOLAROW REVOCABLE ITEM 6STEEL CORNICESTEEL POSTSNEW STOREFRONTNEW STOREFRONTNEW STOREFRONT AND DOORSNEW DOORAL.1S.P4AWN.1AWN.13' - 0"3' - 0"5' - 0"5' - 0"S.P1B.P3B.1B.1AL.13' - 0"3' - 0"S.P3S.P310' - 0"VERTICAL SCORESTUCCO TERMINATION MOLDING1A4022A4023A4024A4021A4032A40332.17 ftB.1B.1ALAAAAAB.2MPEL.1EXISTING STAIR BEYONDNEW RAIL TYPE A6' - 0"3' - 2 3/4"8' - 0"3' - 2 1/2"6' - 0"3' - 3 1/2"5' - 6"3' - 4"3' - 7 1/4"3' - 4"5' - 6"10' - 0"4' - 4"14' - 2 3/4"4' - 0"A304412A80512A805154153B1' - 0"1' - 0"8' - 0"11' - 2 3/4"8' - 0"ROW REVOCABLE ITEM 1 (TYP OF 4)ROW REVOCABLE ITEM 4 (TYP OF 16)ROW REVOCABLE ITEM 7ROW REVOCABLE ITEM 5ROW REVOCABLE ITEM 1ROW REVOCABLE ITEM 4ROW REVOCABLE ITEM 2 BEYONDLEVEL 1100' -0"ROOF DECK118' -7 3/4"CEILING JOISTS113' -1 1/4"DINING RM98' -11"ELEVATION NOTESAL.1 BLACK ANODIZED ALUMINUM AT STOREFRONT AND SILLAWN.1 CANVAS AWNING WITH STEEL SUPPORTS: COLOR WHEATB.1: DIMENSIONAL WHITE BRICK WITH WHITE MORTAR B.EX: EXT BRICK CORNICE, SOLDIER COURSE AND BELLY BANDB.P3: EXT BRICK PAINTED P3 (MED GRAY)B.P4: EXT BRICK PAINTED P4 (BROWN)GL.1 CLEAR INSULATED GLAZING WITH LOW E COATINGMP.P5: METAL PANEL PAINTED P5 (CHARCOAL)S.P1: EXISTING OR PATCHED STUCCO PAINTED P1 (GREY)S.P1: EXISTING OR PATCHED STUCCO PAINTED P1 (GREY)S.P3: STUCCO INSET SIGN BAND PAINTED P3 (MEDIUM GREY)S.P5 EXISTING STUCCO PAINTED P5 (DARK GREY)1. PROVIDE FOLDING DOOR SYSTEM AS APPROVED ON SUBMITTAL. RE SPECIFICATIONS2. SEE A401 -A403 FOR WALL SECTIONS AND DETAILSDRAWN BY CHECKED BYCOPYRIGHT KOCH COVOTSOS ARCHITECTS, PC. ALL RIGHTS RESERVED. NO REPRODUCTION OR USE WITHOUT WRITTEN CONSENTKOCH|COVOTSOS ARCHITECTS, PCDENVER COLORADOWWW.KC-ARCH.COM303-780-7850PREPARED ON:6/2/2023 10:44:06 AMA302BUILDING ELEVATIONS1346 PEARL ST CORE SHELLELEVATED HUTSMEKMEK1346 PEARL STBOULDER CO 803026-2-231/4" = 1'-0"1EAST ELEVATION DEMO CD1/4" = 1'-0"2EAST ELEVATION CDNoNoNoNo....DescriptionDescriptionDescriptionDescription DateDateDateDateAttachment C - Applicant's Plan Set Item 4B - 1346 Pearl Street
SkinnyFATS Boulder
1346 Pearl Street, Unit 100
LUR2023-00012
Management Plan
Prepared on 06/02/2023
Descripon of Food and Drink Service
·Healthy and happy menu that caters to a variety of dietary needs. American fare with
sandwiches, salads, and bowls. Bar to include beer, wine, and liquor.
Business Hours of Operaon
·Sunday-Thursday 10am-12am, outdoor spaces to close at 11pm
·Friday-Saturday 10am-2am, outdoor spaces to close at 1am
·We do a nightly “last call” 15 minutes prior to posted closing hours to ensure all guests have
vacated the building by our pos2ng closing hour.
Delivery and trash collecon mes
·Food, alcohol, and vendor deliveries will take place 7am-11am with truck access at in alley
located behind premises.
·Trash, Recycling, & Compost Collec2on takes place the following 2mes per week
o Recycle five 2mes per week
o Trash five 2mes per week
o Compost five 2mes per week
Descripon of Entertainment
·We do host a weekly trivia and bingo nights.
·We will have TV’s inside of the restaurant.
Strategies to migate noise
·Sound system to be installed by professional AV company with speakers to be in loca2ons that
do not create a nuisance to neighbors.
·No outdoor music or entertainment will be provided on the outdoor pa2o spaces a:er 11pm.
·Exterior speakers will be fixed to the building and will not extend past or over the pa2o
perimeter.
·Managers will adhere to City of Boulder curfews and standards for amplified sound set forth in
Sec2on 5-9, B.R.C. 1981.
Attachment D - Applicant's Management Plans
Item 4B - 1346 Pearl Street
Prevent liering and maintain orderly appearance
· We have a contracted cleaning company that handles rou2ne exterior pressure washing and
window cleaning.
· Staff are responsible for mul2ple daily perimeter sweeps, & maintaining ample trash, compost,
recycling sta2ons.
Security Features
· Our en2re property will be equipped with a cloud-based security camera system covering all
entries, exits and guest sea2ng areas throughout the building; including right of ways and
exterior access points.
Alcohol and drug policy
· We have a zero-tolerance policy for drug and alcohol use by employees as detailed in employee
handbooks.
Employee Educaon
· All managers and employees who serve alcohol are TIPS trained and maintain cer2fica2on
during employment.
· All guests are ID verified at 2me of purchase regardless of age.
Responsibilies as good neighbors
· We will maintain a clean and orderly exterior of the premises and shared surrounding right of
ways.
· Managers build rela2onships with neighbors to help facilitate posi2ve interac2ons should any
problems arise.
Neighborhood Outreach & Dispute resoluon for conflicts with neighbors
· Open line of communica2on with neighbors and property managers of business’ and residen2al
buildings. Each will have a direct contact number and email of our management team to ensure
any issues are handled promptly with the best interests of the community in mind.
· The management team will be conduct our outreach program prior to store opening to meet all
neighbors and build rela2onships with them. They will con2nue contact on a regular basis.
Attachment D - Applicant's Management Plans
Item 4B - 1346 Pearl Street
Cheba Hut Boulder
1346 Pearl Street, Unit 120
LUR2023-00012
Management Plan
Prepared on 06/02/2023
Descripon of Food Service
· Toasted subs, salads, and munchies. Bar to include beer, wine, and liquor.
Business Hours of Operaon
· Sunday-Thursday 10am-12am, outdoor spaces to close at 11pm
· Friday-Saturday 10am-2am, outdoor spaces to close at 1am
· We do a nightly “last call” 15 minutes prior to posted closing hours to ensure all guests have
vacated the building by our pos0ng closing hour.
Delivery and trash collecon mes
· Food, alcohol, and vendor deliveries will take place 7am-11am with truck access at in alley
located behind premises.
· Trash, Recycling, & Compost Collec0on takes place the following 0mes per week
o Recycle five 0mes per week
o Trash five 0mes per week
o Compost five 0mes per week
Descripon of Entertainment
· We do host a weekly trivia and bingo nights
· We will have TV’s inside of the restaurant
Strategies to migate noise
· Sound system to be installed by professional AV company with speakers to be in loca0ons that
do not create a nuisance to neighbors
· No outdoor music or entertainment will be provided on the outdoor pa0o spaces a:er 11pm.
· Exterior speakers will be fixed to the building and will not extend past or over the pa0o
perimeter.
· Managers will adhere to City of Boulder curfews and standards for amplified sound set forth in
Sec0on 5-9, B.R.C. 1981.
Attachment D - Applicant's Management Plans
Item 4B - 1346 Pearl Street
Prevent liering and maintain orderly appearance
· We have a contracted cleaning company that handles rou0ne exterior pressure washing and
window cleaning.
· Staff are responsible for mul0ple daily perimeter sweeps, & maintaining ample trash, compost,
recycling sta0ons.
Security Features
· Our en0re property will be equipped with a cloud-based security camera system covering all
entries, exits and guest sea0ng areas throughout the building; including right of ways and
exterior access points.
Alcohol and drug policy
· We have a zero-tolerance policy for drug and alcohol use by employees as detailed in employee
handbooks.
Employee Educaon
· All managers and employees who serve alcohol are TIPS trained and maintain cer0fica0on
during employment.
· All guests are ID verified at 0me of purchase regardless of age.
Responsibilies as good neighbors
· We will maintain a clean and orderly exterior of the premises and shared surrounding right of
ways.
· Managers build rela0onships with neighbors to help facilitate posi0ve interac0ons should any
problems arise.
Neighborhood Outreach & Dispute resoluon for conflicts with neighbors
· Open line of communica0on with neighbors and property managers of business’ and residen0al
buildings. Each will have a direct contact number and email of our management team to ensure
any issues are handled promptly with the best interests of the community in mind.
· The management team will be conduct our outreach program prior to store opening to meet all
neighbors and build rela0onships with them. They will con0nue contact on a regular basis.
Attachment D - Applicant's Management Plans
Item 4B - 1346 Pearl Street