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09.08.21 DAB PacketBoulder Design Advisory Board Agenda Wednesday, September 8, 2021 Virtual Meeting 4 – 6 p.m. The following items will be discussed: 1. CALL TO ORDER 2. APPROVAL OF MINUTES The May 12, 2021 minutes are scheduled for review. 3. PUBLIC PARTICIPATION 4. DISCUSSION ITEMS A. PROJECT REVIEW: HUB Boulder (LUR2021-00024), 770 28th Street 5. BOARD MATTERS 6. CALENDAR CHECK 7. ADJOURNMENT For further information on these projects, please contact: Kalani Pahoa at 303.441.4248 pahoak@bouldercolorado.gov or For administrative assistance, please contact: Cindy Spence at 303.441.4464 spencec@bouldercolorado.gov For more information call (303) 441-1880. Board packets are available after 4 p.m. Friday prior to the meeting, online at www.bouldercolorado.gov, or at the Planning & Development Services Center, located at 1739 Broadway, third floor. 09.08.2021 DAB Packet Page 1 of 43 CITY OF BOULDER DESIGN ADVISORY BOARD MINUTES May 12, 2021 Virtual Meeting A permanent set of these minutes and a tape recording (maintained for a period of seven years) are retained in Central Records (telephone: 303-441-3043). Minutes and streaming audio are also available on the web at: http://www.bouldercolorado.gov/ DAB MEMBERS PRESENT: Lauren Folkerts, Chair Brendan Ash Rory Bilocerkowycz Todd Bryan Matthew Schexnyder David Ensign, Planning Board Ex-Officio Member DAB MEMBERS ABSENT: None STAFF PRESENT: Kalani Pahoa, Urban Designer Cindy Spence, Administrative Assistant III Kathleen King, Senior Planner Jean Gatza, Senior Planner 1. CALL TO ORDER Chair, L. Folkerts, declared a quorum at 4:03 p.m. and the following business was conducted. A. Rules of Decorum B. Swearing in of New Design Advisory Board Members • C. Spence swore in B. Ash and M. Schexnyder as new members to the Design Advisory Board. C. Nominations and Elections of New Design Advisory Board Chair/Vice Chair • L. Folkerts was nominated by T. Bryan for Chair. L Folkerts accepted. Passed unanimously. • R. Bilocerkowycz was nominated by T. Bryan for Vice Chair. R. Bilocerkowycz accepted. Passed unanimously. 2. APPROVAL OF MINUTES The board approved the February 10, 2021 Design Advisory Board minutes as amended. 3. PUBLIC PARTICIPATION No one spoke. 4. DISCUSSION ITEMS A. STUDENT PROJECT: Envisioning an Alternative Future for the Valmont Power Plant Vision 09.08.2021 DAB Packet Page 2 of 43 Staff Introduction K. King presented the item to the board. Applicant Presentation Chelsea Gieryic and Ali Pfenninger, with the University of Colorado Denver, presented the item to the board. Public Participation Brian Kennedy spoke in support of the presentation. Board discussion Key Issue #1: What elements of these concepts would DAB like to see move forward? • R. Bilocerkowycz thought the presentation was very well done. He said he would encourage architecture character and detailing and see this become an architecture project. • T. Bryan questioned how this project might relate to the East Boulder Subcommunity Plan. • B. Ash thought the presentation was fantastic. She would like to see a more exploration in the future on community space and bringing focus on the drive down Arapahoe. She said it would be interesting to follow how the building would be reused and transformed into a community space. She would be interested in seeing how the JCC could relate to the revitalized Power Plant and the area itself further developed. • M. Schexnyder said he also appreciated the work done for the presentation which created a clear and compelling vision of what this location could become. He was encouraged by the level of case study done. He said he would be interested in hearing more about the case studies presented and if any of them are doing anything unique and something that made that project better for the community. In addition, he questioned what some of the policy or funding mechanism that would need to be done before this project could be implemented on any level. • L. Folkerts said she also enjoyed the presentation. The emphasis on keeping the existing power station would be important. It is a unique building but also an important part of the history and growth of the city. It would be a shame to see that disappear. She liked the idea presented of using the side of it as an outdoor movie theater. • L. Folkerts gave a summary that the board in general loved the presentation. A clear and compelling vision was given for this area. The board was excited to see how the detail of these buildings would progress and move forward. The board like the idea of creating a community space and gateway on this side of the city. The reuse and preservation of the existing building seems appropriate. The precedent giving during the presentation with the REI building in Denver was applicable. Key Issue #2: How could the student presentation be improved? • L. Folkerts gave a summary and said that the board would like to see a larger overall plan showing how this project could happen. This would involve a comprehensive phasing plan that would include all the planning phases and integrate early phases of remediation, early types of uses that could take place in conjunction with the other planning stages that would occur later. This would allow for a transition over a long period of time that allows for community engagement and buy-in and hopefully funding which could be more bite-sized. The phasing during the early stages would need to look at how the assets are projected so they would be there during future planning. And if 09.08.2021 DAB Packet Page 3 of 43 there are any projects such as connecting paths or remediation strategies, those could begin earlier. Key Issue #3: Do these concepts offer contributions to achieving citywide goals from the Boulder Valley Comprehensive Plan (BVCP)? • L. Folkerts agreed that this project could have a large contribution to the BVCP. In addition, the BVCP should be modified to take full advantage of whatever opportunities that may not already be laid out. • M. Schexnyder said the energy production aspect, in 20-30 years, may be completely different than today. It could be more transparent or integrated into this site. There may be a technology use for this site that we may not be thinking about. He suggested that some of the energy use may remain, yet that is unknown at this time, but it makes this project exciting. • B. Ash liked the long-term remediation idea in working with the phasing. She suggested not waiting for the power plant to stop operating or transitioning before beginning work on the remediation, landscaping, and parks and recreation surrounding the site. The building could become a working building providing energy but at the same time giving a benefit to the community. • T. Bryan suggested the city explore acquiring conservation easements on everything that would need to be remediated or restored. He said the biggest question would be what the liability is surrounding remediation. • D. Ensign said that the BVCP discusses renewal energy and environmental stewardship, and this project will touch on those issues and will align with the BVCP. He noticed that “adaptive reuse was not mentioned in the BVCP, therefore during the next major update of the BVCP, that may need to be considered and added. He said that he had visited old plants around the world that had been readapted and found them inspiring. • L. Folkerts asked the board members their opinion regarding the preservation of the existing smokestacks. She thought that keeping at least one or two of them would be good depending on the difficulty of the preservation. • R. Bilocerkowycz said he would like to see all or some of them remain. They could be capped or filled. Even if they were built into the new architecture or a monument made, homage should be paid to them and the type of fuel they once produced. 5. BOARD MATTERS None to discuss. 6. CALENDAR CHECK 7. ADJOURNMENT The Design Advisory Board adjourned the meeting at 6:03 p.m. APPROVED BY _________________________________ Board Chair _________________________________ DATE 09.08.2021 DAB Packet Page 4 of 43 Design Advisory Board (DAB) Project Review 1 DATE: September 8, 2021 PROJECT NAME: The Hub CASE NO.: LUR2021-00024 ADDRESS: 770 28th Street DESCRIPTION: Site and use review for new three- to three and a half-story residential structure with 92 four-bedroom student housing units ("Hub Boulder"). APPLICANT: Adrian Sopher CASE MANAGER: Elaine McLaughlin DESIGN ADVISORY BOARD PURPOSE: DAB is an advisory board that advises and makes recommendations to the Planning Board on architectural and site design related matters. 2-3-18 Design Advisory Board - The purpose of the board is to encourage thoughtful, well -design development projects that are sensitive to the existing character of an area or the character established by ado pted design guidelines or plans for the area. 2-3-18(e) The board shall not involve itself in any review under title 8, "Parks, Open Space, Streets and Public Ways," 9, "Land Use Code," or 10, "Structures," B.R.C. 1981, unless its opinion is requested by the city manager, planning board or city council. RELEVANT GUIDELINES: ☐ 29th Street ☐ Boulder Valley Comprehensive Plan (BVCP) ☐ Downtown Urban Design Guidelines Sub-Community & Area Plans ☐ Junior Academy Area Plan ☐ Boulder Transit Village Area Plan (TVAP)/Form -Based Code (FBC) ☐ Gunbarrel Community Center Plan (GCCP) ☐ North Boulder Subcommunity Plan ☐ University Hill Area Plan ☐ Downtown Alliance ☐ Boulder Plaza Subarea Plan ☐ Crossroads East Sunrise Center Area Plan ☐ Boulder Valley Regional Center Guidelines (BVRC Design Guidelines) ☒ Site Review Criteria (Section 9-2-14(h)(2), B.R.C., 1981) The applicant is required to complete a Site Review application process for the proposed project and must demonstrate compliance with all Site Review criteria. Of importance for DAB review are criteria related to building design, livability, and relationship to the existing or proposed surrounding area. ☒ Referral from Staff 09.08.2021 DAB Packet Page 5 of 43 2 PROJECT SUMMARY Proposed demolition of the existing Best Western Motel with redevelopment of the site as a new three- to three and a half-story residential structure with 92 four- bedroom student housing units ("Hub Boulder") includes below grade parking along with interior courtyards. Also planned is a ground floor corner café with a pool deck above. The proposal will retain an existing office building on the east side of the site and provide landscape and recreational amenities. The site is prominently located at Baseline and northbound Highway 36 as it transitions into the city into 28th Street. Staff notes the building mass and scale with the large building footprint is not, in general, atypical for the context particularly with regard to student apartment buildings. In addition, staff appreciates the strong, flagship corner anchor marking a primary entry into the city . KEY ISSUES (As part of the review below staff has indicated the primary issues by marking them in blue bold lettering.) SITE PLANNING: A. Staff recommends the design team demonstrate the solar shadows of the interior courtyard spaces at summer and winter solstices and analyze the impacted utility if any. If the comfort of the plaza could be improved (e.g. increased sunlight) through modulating the building massing staff recommends the applicant do so. Figure 1 Example of the building massing modulated with exposure into the western courtyard Baseline 28th Street 09.08.2021 DAB Packet Page 6 of 43 3 B. Currently the building has a large floor plate dug in at a single elevation and does not conform to the natural contours of the site. Staff is concerned that several sections of the occupied ground floor uses along the west, north and east elevations are partially submerged below grade. Staff recommends the occupied ground floor is at grade with the public interface areas, like sidewalks, and that the building is adjusted to accommodate the natural contours of the site even if that requires breaking the floor plate. Figure 2 Examples of the first floor partially below grade along the public right of way Relevant Site Review Criteria: 9-2-14(h)(2) Site Design: Projects should preserve and enhance the community's unique sense of place through creative design that respects historic character, relationship to the natural environment, multi -modal transportation connectivity and its physical setting. Projects should utilize site design techniques which are consistent with the purpose of site review in Subsection (a) of this section and enhance the quality of the project. In determining whether this subsection is met, the approving agency will consider the following factors: 09.08.2021 DAB Packet Page 7 of 43 4 (A)Open Space: Open space, including, without limitation, parks, recreation areas and playgrounds: (i)Useable open space is arranged to be accessible and functional and incorporates quality landscaping, a mixture of sun and shade and places to gather; (iv)The open space provides a relief to the density, both within the project and from surrounding development; (C)Landscaping: (iv)The setbacks, yards and useable open space along public rights of way are landscaped to provi de attractive streetscapes, to enhance architectural features and to contribute to the development of an attractive site plan. (F)Building Design, Livability and Relationship to the Existing or Proposed Surrounding Area: (x) The project incorporates the natural environment into the design and avoids, minimizes or mitigates impacts to natural systems (xiii) Cut and fill are minimized on the site, the design of buildings conforms to the natural contours of the land, and the site design minimizes erosion, slope instability, landslide, mudflow or subsidence, and minimizes the potential threat to property caused by geological hazards URBAN DESIGN CHARACTERISTICS: C. Please review the overall building organization and the circulation into/out of internal courtya rds. There is a heavily utilized student pathway on the north side of the property. Staff recommends the building connects better to north side of the property and presents more porosity into the building. Figure 3 Possible secondary residential entry on the north side of the building 09.08.2021 DAB Packet Page 8 of 43 5 D. The north elevation, along a heavily traveled pedestrian and bike path, is an approximately 350’ long façade that could benefit from human scale design features. Staff recommends adding an identifiable/accentuated residential entry point on the north side and accentuating the existing east elevation residential entry . In addition, staff recommends adjusting the bay rhythm and articulation. This could happen in a variety of ways including increasing the depths of the inset bays, reversing the inset vs protruding bays or differentiating the east and west sides of the building. Figure 4 Example of the inset and protruding bay organization Figure 5 Example of access point and the lack of more than one access point Relevant Site Review Criteria: 9-2-14(h)(2) Site Design: Projects should preserve and enhance the community's unique sense of place through creative design that respects historic character, relationship to the natural environment, multi -modal transportation connectivity and its physical setting. Projects should utilize site design techniques which are consistent with the purpose of sit e review in Subsection (a) of this section and enhance the quality of the project. In determining whether this subsection is met, the approving agency will consider the following factors: (C)Landscaping: (iv)The setbacks, yards and useable open space along public rights of way are landscaped to provide attractive streetscapes, to enhance architectural features and to contribute to the development of an attractive site plan. 09.08.2021 DAB Packet Page 9 of 43 6 (D)Circulation: Circulation, including, without limitation, the transportation syst em that serves the property, whether public or private and whether constructed by the developer or not (iii)Safe and convenient connections are provided that support multi -modal mobility through and between properties, accessible to the public within the p roject and between the project and the existing and proposed transportation systems, including, without limitation, streets, bikeways, pedestrian ways and trails; F) Building Design, Livability and Relationship to the Existing or Proposed Surrounding Area: (i)The building height, mass, scale, orientation, architecture and configuration are compatible with the existing character of the area or the character established by adopted design guidelines or plans for the area; (ii)The height of buildings is in general proportion to the height of existing buildings and the proposed or projected heights of approved buildings or approved plans or design guidelines for the immediate area; (iii)The orientation of buildings minimizes shadows on and blocking of views from adjacent properties; (iv)If the character of the area is identifiable, the project is made compatible by the appropriate use of color, materials, landscaping, signs and lighting; (v)Projects are designed to a human scale and promote a safe and vibrant pede strian experience through the location of building frontages along public streets, plazas, sidewalks and paths, and through the use of building elements, design details and landscape materials that include, without limitation, the location of entrances and windows, and the creation of transparency and activity at the pedestrian level; ARCHITECTURAL COMPOSITION AND PATTERNING: E. With the option of applying for a height modification, staff recommends the building massing be adjusted to move the building form away from the maximum height to a form that accentuates some of the pitched roof forms hinted at in the concept. Figure 6 Rendering versus the concept intention of pitched roof forms 09.08.2021 DAB Packet Page 10 of 43 7 F. Staff is concerned with the tacked-on quality of the balconies and the lack of clarity around the cantilevering or structural support systems. Staff recommends to not use the balconies as the primary architectural device to modulate the facades but instead incorporate them into the building mass with less projection. Figure 7 Balcony illustration series demonstrating the differing approach to the structural support and building attachment 09.08.2021 DAB Packet Page 11 of 43 8 G. Staff recommends stronger environmental design details for energy efficiency and passive design elements, particularly for the south and west sides of the building windows, like window shading devices or inset windows. Staff encourages the board to provide additional recommendations regarding the other passive design recommendations. Figure 8 Review of the south and west glazing areas along the 2nd & 3rd floors Relevant Site Review Criterion: 9-2-14(h)(2) Site Design: Projects should preserve and enhance the community's unique sense of place through creative design that respects historic character, relation ship to the natural environment, multi -modal transportation connectivity and its physical setting. Projects should utilize site design techniques which are consistent with the purpose of site review in Subsection (a) of this section and enhance the quality of the project. In determining whether this subsection is met, the approving agency will consider the following factors: F) Building Design, Livability and Relationship to the Existing or Proposed Surrounding Area: (iv)If the character of the area is identifiable, the project is made compatible by the appropriate use of color, materials, 09.08.2021 DAB Packet Page 12 of 43 9 landscaping, signs and lighting; (v)Projects are designed to a human scale and promote a safe and vibrant pedestrian experience through the location of building frontages along public streets, plazas, sidewalks and paths, and through the use of building elements, design details and landscape materials that include, without limitation, the location of entrances and windows, and the creation of transparency and activity at the pedestrian level; (vii)For residential projects, the project assists the community in producing a variety of housing types, such as multifamily, townhouses and detached single family units, as well as mixed lot sizes, number of bedrooms and sizes of units; (viii)For residential projects, noise is minimized between units, between buildings and from either on -site or off-site external sources through spacing, landscaping and building materials; (ix)A lighting plan is provided which augments security, energy conservation, safety and aesthetics; (x)The project incorporates the natural environment into the design and avoids, minimizes or mitigates impacts to natural systems; (xi)Buildings minimize or mitigate energy use; support on -site renewable energy generation and/or energy management systems; construction wastes are minimized; the project mitigates urban heat island effects; and the project reasonably mitigates or minimizes water use and impacts on water quality; (xii)Exteriors of buildings present a sense of permanence through the use of authentic materials such as stone, brick, wood, metal or similar products and building material de tailing; 09.08.2021 DAB Packet Page 13 of 43 10 ARCHITECTURAL DETAILS: H. While staff appreciates the durability and quality of the material, there are seven different building finish materials shown in the project plans including: two colors of brick; stone veneer; two different panel types; composite wood and metal panel. Staff suggests simplifying the materials palette. Figure 9 Material Palette Relevant Site Review Criteria: 9-2-14(h)(2) Site Design: Projects should preserve and enhance the community's unique sense of place through creative design that respects historic character, relationship to the natural environment, multi -modal transportation connectivity and its physical setting. Projects should utilize site design techniques which are consistent with the purpose of site review in Subsection (a) of this section and enhance the quality of the project. In determining whether this subsection is met, the approving agency will consider the following factors: F) Building Design, Livability and Relationship to the Existing or Proposed Surrounding Area: 09.08.2021 DAB Packet Page 14 of 43 11 (v)Projects are designed to a human scale and promote a safe and vibrant pedestrian experience through the location of building frontages along public streets, plazas, sidewalks and paths, and th rough the use of building elements, design details and landscape materials that include, without limitation, the location of entrances and windows, and the creation of transparency and activity at the pedestrian level; (viii)For residential projects, noise is minimized between units, between buildings and from either on -site or off-site external sources through spacing, landscaping and building materials; (xii)Exteriors of buildings present a sense of permanence through the use of authentic materials such a s stone, brick, wood, metal or similar products and building material detailing; 09.08.2021 DAB Packet Page 15 of 43 12 PLANNING RESOURCE INFORMATION: 1. Codes and Regulations – Boulder Revised Code 2. Site Review Criteria 3. Boulder Valley Comprehensive Plan (BVCP) 4. Downtown Urban Design Guidelines 5. Subcommunity and Area Plans a. Boulder Plaza Subarea Plan b. Boulder Transit Village Area Plan (Boulder Junction) c. Boulder Valley Regional Center Design Guidelines d. Boulder Valley Regional Center Transportation Connections Plan e. Crossroads East Sunrise Center Area Plan f. Downtown Urban Design Guidelines g. Gunbarrel Community Center Plan h. Junior Academy Area Plan i. North Boulder Subcommunity Plan (1995) j. Subcommunities Map k. University Hill Area Plan (1996) l. Transit Village Area Plan a. Form-Based Code 6. Planning and Development Services Website 7. City of Boulder Development Review Cases 8. Design Advisory Board (DAB) 9. Capital Improvements Program (CIP) 10. City of Boulder Zoning Map 11. Previous Planning Board Memos . 09.08.2021 DAB Packet Page 16 of 43 City of Boulder Planning and Development Services 1739 Broadway, 3rd floor • PO Box 791 • Boulder, CO 80306 Phone: 303-441-1880 • Fax: 303-441-3241 • Web: boulderplandevelop.net ________________________________________________________________________ 1 BOULDER DESIGN ADVISORY BOARD (DAB) APPLICATION Date of Application 08/25/2021 Address of Property for Review 770 28th Street, Boulder, CO Applicant’s Name Adrian Sopher Phone 303-442-4422 Address 1731 15th St. Suite 250 Boulder, CO 80302 Relationship to Project (e.g.: architect, contractor, etc.) Architect Owner’s Name and Address: Core Boulder 28th Street, LLC By: Core Campus Developer, LLC – Boulder 28th Street Series, its Development Manager 1643 N Milwaukee Ave, 5th Floor, Chicago, IL 60647 c/o Rob Bak Phone: 630-730-9453 Email: robb@corespaces.com Project Description: Hub Boulder is proposed to be a new state-of-the-art 3 story residential structure comprised of 92 4-bedroom student housing units in Boulder, Colorado. Located adjacent to the University of Colorado Campus, The Hub Boulder will enhance the existing student housing neighborhood and is an appropriate transition to the neighborhood retail facilities west of Williams Village. Lot Size __149,472 SF / 3.43 acres_______ Proposed Additional Bldg. Sq. Ft._207,307 SF*_______ Total Existing Bldg. Sq Ft.__18,612 SF*___ Proposed Bldg. Height__________35 FT___________ Existing Bldg Height_______~55 FT*_____ *Proposed new construction residential building only *Existing office building to remain unchanged GENERAL INFORMATION The Boulder Design Advisory Board generally meets on the second Wednesday of every month. The deadline for submitting your application is 4 p.m. on the last Wednesday of the month; two weeks prior to the meeting date that you wish to attend. Due to Covid-19 public health restrictions, all meetings are being held virtually until further notice. Please submit all application materials via email or file share to the board liaison and the planning case manager for the project. You can visit our websites for additional information at www.boulderplandevelop.net and https://bouldercolorado.gov/boards-commissions/bdab. For your DAB review please be prepared with the following: • A presentation with building drawings including the site plan, floor plan(s), elevations, roof plan, details, and perspectives • Digital material samples • An interactive 3-D digital model showing the proposed building(s) in the surrounding context. Please coordinate with staff regarding recommendations for the level of detail of the model and necessary context. Existing 3-D building massing electronic files are available from the City of Boulder Open Data Catalog here: https://bouldercolorado.gov/open-data/city-of-boulder-3d- buildings/. 09.08.2021 DAB Packet Page 17 of 43 City of Boulder Planning and Development Services 1739 Broadway, 3rd floor • PO Box 791 • Boulder, CO 80306 Phone: 303-441-1880 • Fax: 303-441-3241 • Web: boulderplandevelop.net ________________________________________________________________________ 2 DAB APPLICATION SUBMITTAL REQUIREMENTS Application requirements for design review will vary depending upon the complexity and scale of the project to be reviewed, and the specific requirements of the reviewing body. In general, the applicant should format their presentation to the review structure and provide the required design materials to fully understand the nature and scope of the proposed project and design considerations. The board will review projects in the following format to cover the applicable design-related criteria during the meeting: • CONCEPT DEVELOPMENT The applicant shall define the design problem(s) they are developing solutions for and shall communicate the larger design concept(s) that provided the framework for decision makin g throughout the design process. DAB will consider these conceptual ideas during the design review. • SITE PLANNING & URBAN DESIGN CHARACTERISTICS • ARCHITECTURAL COMPOSITION & PATTERNING • ARCHITECTURAL DETAILS Applications should be well organized and contain sufficient information to allow reviewers to fully understand the proposed building design or alteration, including relevant information listed below. At a minimum, BDAB applications should include the following information submitted in a pdf digital format: • A narrative defining the problem(s) and design concept(s) supplemented with visual aids such a s: parti diagram(s), precedent imagery, or relevant case studies • A map illustrating the location of the project • Photographs of the project site and the surrounding context • A site plan in a clear graphic style should be presented in the context of the city blocks surrounding the project. Site boundaries and dimensions should be clearly marked and special issues such as floodplain, shadows, land restrictions and the existing site conditions need to be highlighted. • Floor plans, roof plan, exterior elevations, building sections, and building details should be illustrated at a scale sufficient to fully understand the proposed design. All exterior wall elevations should be in color showing material and color selections. • A digital material board of photographs of the exterior building materials to adequately demonstrate the proposed design. • Color perspective sketches and 3-D model static images illustrating the proposed project and its surroundings, from the street level, to present the project from the pedestrian’s viewpoint. Include various close-up views to illustrate the composition of the building(s) and other architectural details. • An analysis of the shadow impact of the proposed project is important, especially for projects on the south side of downtown streets and projects interfacing with solar access protected areas. 09.08.2021 DAB Packet Page 18 of 43 _WK6WUHHW_6XLWH_%RXOGHU&2__ZZZVRSKHUVSDUQFRP+8%%28/'(57+67)5217$*( 7+67%28/'(5&2+8%%28/'(57+67)5217$*( 7+67%28/'(5&22:1(5&25(63$&(610,/:$8.(($9(&+,&$*2,/3&217$&752%%$.UREE#FRUHVSDFHVFRP$5&+,7(&7623+(563$51$5&+,7(&76//&7+675((768,7(%28/'(5&2/25$'23&217$&7$'5,$1623+(5DVRSKHU#VRSKHUVSDUQFRP6758&785$/(1*,1((5./ 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WK6WUHHW_6XLWH_%RXOGHU&2_ZZZVRSKHUVSDUQFRP127,&('87<2)&223(5$7,215(/($6(2)7+(6('2&80(176&217(03/$7(6)857+(5&223(5$7,21$021*7+(2:1(5+,6&2175$&725$1'7+($5&+,7(&7'(6,*1$1'&216758&7,21$5(&203/(;$/7+28*+7+($5&+,7(&7$1'+,6&2168/7$176+$9(3(5)250('7+(,56(59,&(6:,7+'8(&$5($1'',/,*(1&(7+(<&$1127*8$5$17((3(5)(&7,21&20081,&$7,21,6,03(5)(&7$1'(9(5<&217,1*(1&<&$1127%($17,&,3$7('$1<(5525620,66,21625',6&5(3$1&<',6&29(5('%<7+(86(2)7+(6('2&80(1766+$//%(5(3257(',00(',$7(/<727+($5&+,7(&7)$,/85(72127,)<7+($5&+,7(&7&203281'60,681'(567$1',1*$1',1&5($6(6&216758&7,21&2676$)$,/85(72&223(5$7(%<6,03/(127,&(727+($5&+,7(&76+$//5(/,(9(7+($5&+,7(&7)5205(63216,%,/,7<)25$//&216(48(1&(6$55,9,1*2872)68&+&+$1*(67+('(6,*16$1'3/$16$5(&23<5,*+7$1'$5(12772%(86('255(352'8&(':+2//<25,13$57:,7+2877+(:5,77(13(50,66,212)66$5&+,7(&767+('5$:,1*6$1'63(&,),&$7,216$5(,167580(1762)6(59,&($1'6+$//5(0$,17+(3523(57<2)7+($5&+,7(&7:+(7+(57+(352-(&7)25:+,&+7+(<$5(0$'(,6(;(&87('25127&23<5,*+766$5&+,7(&76'21276&$/()520'5$:,1*9(5,)<$//',0(16,216216,7(&2168/7$17$&217(;70$3 675((79,(:6+8%%28/'(57+67)5217$*( 7+67%28/'(5&26,7(3/$15(9,(:9,(:/22.,1*6287+217+67)5217$*(5'9,(:/22.,1*:(67)5202)),&(35./279,(:/22.,1*1257+217+67)5217$*(5'9,(:/22.,1*1:)520&251(5217+67)5217$*(5'9,(:/22.,1*1:217+67)5217$*(5'9,(:/22.,1*6287+)5201(&251(52)6,7(9,(:/22.,1*)520+:</22.,1*1257+9,(:/22.,1*($67217+67)5217$*(5'1R 'DWH09.08.2021 DAB Packet Page 22 of 43 1731 15th Street | Suite 250 | Boulder, CO 80302303.442.4422 | www.sophersparn.comNOTICE: DUTY OF COOPERATIONRELEASE OF THESE DOCUMENTS CONTEMPLATES FURTHER COOPERATION AMONG THE OWNER, HIS CONTRACTOR, AND THE ARCHITECT. DESIGN AND CONSTRUCTION ARE COMPLEX. ALTHOUGH THE ARCHITECT AND HIS CONSULTANTS HAVE PERFORMED THEIR SERVICES WITH DUE CARE AND DILIGENCE, THEY CANNOT GUARANTEE PERFECTION. COMMUNICATION IS IMPERFECT AND EVERY CONTINGENCY CANNOT BE ANTICIPATED. ANY ERRORS, OMISSIONS, OR DISCREPANCY DISCOVERED BY THE USE OF THESE DOCUMENTS SHALL BE REPORTED IMMEDIATELY TO THE ARCHITECT. FAILURE TO NOTIFY THE ARCHITECT COMPOUNDS MISUNDERSTANDING AND INCREASES CONSTRUCTION COSTS. A FAILURE TO COOPERATE BY SIMPLE NOTICE TO THE ARCHITECT SHALL RELIEVE THE ARCHITECT FROM RESPONSIBILITY FOR ALL CONSEQUENCES ARRIVING OUT OF SUCH CHANGES. THE DESIGNS AND PLANS ARE COPYRIGHT AND ARE NOT TO BE USED OR REPRODUCED WHOLLY OR IN PART WITHOUT THE WRITTEN PERMISSION OF SSARCHITECTS. THE DRAWINGS AND SPECIFICATIONS ARE INSTRUMENTS OF SERVICE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT WHETHER THE PROJECT FOR WHICH THEY ARE MADE IS EXECUTED OR NOT. COPYRIGHT SSARCHITECTS.DO NOT SCALE FROM DRAWING. VERIFY ALL DIMENSIONS ON SITE.CONSULTANT06/21/21L 1.0LANDSCAPE PLANHUB BOULDER770 28TH STREET & 777 29TH ST BOULDER, CO 80303SITE PLAN REVIEWNo. DateEEE EEEE EEEEEEEE EEEEEEEEEEEEEEEEEEEEEEEEEEEEE E E E E E E EE E E E E EE EE E E EEE EE EE E EE EEEEEEEE E E E E EEEEEEEEEEEEEEEEE EEEEEEEEEEEEEEEEEE EE E E E EEEEEEEEEEEEEEEEEEEEEEEEEEEE C C CCC C C C C C C C C C C C C C C C CCCCCCC CC C CCCCC C C C CCCCCCC C C C C C C C CC C C CCCC CC C C C C C C C C C C C C C C CCC C C C C C CC C C C C C C C GGGGGG GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG G G G G G G G G G G G G G G G G G G G G G G G G G G G G G GG G G G G G G G G G G GGGG GGGGCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCC CCCCCCC CC C C C CC C C CC C CC CCCCCCCCCCCCCCCCCCCCCCCC C C CCCCCCCCCCCCCCCCCCCCC C C C C C C C C C CC CWWWWWWWWW WWWWWW WWWWWWWWWWWWWWWWW WWWW W W W W W W W W W W W WW W W WW W W WWWWWWWWWWWWWWWWWWWWWW WWWWW W IRIRIRIRIRIRIRIRIRIRIRIRIRIRIRIRIRIRIRIR10in32in30in16in13in10in42in24in5in18in18in18in10in6in12in4in4in4in4in6in6in6in6in5in4in4in9in12in38in32in22in24in30in5in13in5in5in15in11in11in6in24in8in18in18in11in8in10in15in18in24in20in7in24in4in10in5in5in20in4in4in4in10in8in8in8in8in10in15in10in4in5in12in8in5in5in4in4in4in8in12in10in8in4in4in4in8in10in12in8in12in6in6in6in4in4in5in4in4in4in30in4inSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS(BASIS OFBEARING)E1E2E4E1WWW W W WWWWWWWW WGGGG 10in1000in03GG22211188in CCCCCC55iinnCCCCCCCCCCCCCCCCCCCCCCCC888888iinnn111000000iiC122C11CCC2iinCnEE88iinn666iinnn5555555iiin55nCiinCCEEEC11CCCC10000inn24444iiCCnCC777iinnSS2222000000innnSSS2222444inSSSSSSSSS10000in11555iinSSS188iiinSSSSSS888innSSSSSSSSSSSSSSRRE00inEE22inWWWWIIRCCCCCEEEEEEEEEEEE CCEECCEEEC EEE CCC GGGCCGGGEEGEEE EEEEE CCCECCEEE E EE EEGGG 8888iinnCEEECEE E ECE EEGG WWWW CCEEECEEEEEEEEGG888iinnn WWWW CCC WW EECCCCEEEECE E GGRRE GG E G WWWWW EEE WWWWWW EEE G E G WWWWW EE WWWWWWW E GG E GG WWWW CC WW CC EEEEE WWWW EEE GGGEIRR CCCCCC11000i EE EE WWWWWW EE8EE88iiinn WWW EEEE W C W CC W CC 8888iinnEEEE EEE8E88iinnn EEEEEECCCCCCCWWWWWWWWWWWWWWWWWWWEEEEEE33300iinSEEEEEEEECCC EEECSESESEEEEECC CC WW18888in CECEEESS((BA(BASSISSOBEOFBEAFARIRINGNG)G)1666in1E1EEWGCCCCCCiCCWWGECCCCCCCCCCCnniinnnn4444iiii44444CCCCCCCCCCCCCCCCCCCCCCCCCCCnnnn22211222CCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCWWWWWWWWWWWWWWWWCCCCCCCCCIRRGGGGGGCCCCCCCCCCCCCnn4ii444CCCCCCCCEEEERRRIIRIRREEEEEEEE444E4444441111EEnninn111i11111111EEEEE2EEEEEEEEEEEEEEEE2222WWWWWWIWWWWWRIIRnin44i2244222RRnin2222ii233222I23WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWGGEEEEEEEEEE4n4ii244422RR35343638 395340 53455339 5341 534253435344534653475340534553505336 5337 533853395341534253435344534653475348 53495351535253535048495152533 5335533153325333533453365337 5338 5332535053475348534953515352535341533553365337533553345336533636 373839383838393536354032333436373839 41 36 363737 WWWWWWWWSSSSSSSSSSSSSSSSSWWWWWWWWGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGAS GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASWWSSSWWWW WWWWWWWSTSTSSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTST W W STSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTST ST ST ST ST ST ST STSTSTST ST STSTSTSTSTSTST ST ST ST ST ST ST ST SSTSTSTST333CECEEnnnnnn2i2222iinin3322222233322ii2233332222333333333nnnnnn2244i44224iinii4n4iin4n22444442224444442244222222ECECCEEE4innnn4444444SSSSTTTTS6 PLE3 PPBA2 MSS2 MSS1 CGIC4 MCO1 PPBA2 PLE2 MSS2 CC3 CGIC2 CC3 MIM1 MIM2 CGIC5 ATH1 PE2 PLE1 MIM3 CGIC6 PCC3 MCO1 PE1 MIM1 CGIC1 COC2 QMU1 GDE2 GDE3 QM3 AGR2 UA2 CS3 SJM1 CO2 QM1 CO3 CGIC1 MIM5 ATH1 PE1 PLE1 PPBA32 BIKE PARKING32 BIKE PARKING6 BIKE PARKING10 BIKE PARKINGFENCED DOG AREAFENCED COURT AREASAND WATER QUALITY FEATURE/ BOCCE COURTWATER QUALITY PONDEQUIP AREAN01020 FTSCALE: 1" = 20'-0"20STLEGENDEXISTING TREE TO REMAINSHADE TREEEVERGREEN TREEORNAMENTAL TREEPLANTING BED (SHRUBS, ORN GRASSES, GROUNDCOVERS)POLLINATOR GARDENSODNATIVE SEEDEDGERGRAVEL MULCHCRUSHER FINES42" FENCE/ GUARDRAIL 09.08.2021 DAB Packet Page 23 of 43 1731 15th Street | Suite 250 | Boulder, CO 80302303.442.4422 | www.sophersparn.comNOTICE: DUTY OF COOPERATIONRELEASE OF THESE DOCUMENTS CONTEMPLATES FURTHER COOPERATION AMONG THE OWNER, HIS CONTRACTOR, AND THE ARCHITECT. DESIGN AND CONSTRUCTION ARE COMPLEX. ALTHOUGH THE ARCHITECT AND HIS CONSULTANTS HAVE PERFORMED THEIR SERVICES WITH DUE CARE AND DILIGENCE, THEY CANNOT GUARANTEE PERFECTION. COMMUNICATION IS IMPERFECT AND EVERY CONTINGENCY CANNOT BE ANTICIPATED. ANY ERRORS, OMISSIONS, OR DISCREPANCY DISCOVERED BY THE USE OF THESE DOCUMENTS SHALL BE REPORTED IMMEDIATELY TO THE ARCHITECT. FAILURE TO NOTIFY THE ARCHITECT COMPOUNDS MISUNDERSTANDING AND INCREASES CONSTRUCTION COSTS. A FAILURE TO COOPERATE BY SIMPLE NOTICE TO THE ARCHITECT SHALL RELIEVE THE ARCHITECT FROM RESPONSIBILITY FOR ALL CONSEQUENCES ARRIVING OUT OF SUCH CHANGES. THE DESIGNS AND PLANS ARE COPYRIGHT AND ARE NOT TO BE USED OR REPRODUCED WHOLLY OR IN PART WITHOUT THE WRITTEN PERMISSION OF SSARCHITECTS. THE DRAWINGS AND SPECIFICATIONS ARE INSTRUMENTS OF SERVICE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT WHETHER THE PROJECT FOR WHICH THEY ARE MADE IS EXECUTED OR NOT. COPYRIGHT SSARCHITECTS.DO NOT SCALE FROM DRAWING. VERIFY ALL DIMENSIONS ON SITE.CONSULTANT06/21/21L 2.0PRECEDENT IMAGERYHUB BOULDER770 28TH STREET & 777 29TH ST BOULDER, CO 80303SITE PLAN REVIEWNo. DateWWWWWSSSSSSSSSSSWWWWWWGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASWSSWW WWWWWWSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTW W STSTSTSTSTSTSTSTSTSTSTSTSTST ST ST ST STSTST STSTSTST ST ST ST ST STSTGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASFENCED DOG AREASWING SEATING AT ENTRYPOLLINATOR PLANTS IN RAIN GARDENOUTDOOR WORK AREAS NEAR OFFICE BLDGBOCCE COURT/WATER QUALITY AREAACTIVE RECREATION AREAVARIED SEATING AND LEVEL CHANGES IN COURTYARDPLAYFUL AMENITIES IN COURTYARDBIKE RACKS AT ENTRYINDOOR/OUTDOOR RELATIONSHIP AT CORNERUSABLE LEVEL CHANGES ATENTRY PLAZASITE RETAINING WALLSTIERED LANDSCAPE ON WEST SIDEN01530 FTSCALE: 1" = 30'-0"3009.08.2021 DAB Packet Page 24 of 43 1731 15th Street | Suite 250 | Boulder, CO 80302303.442.4422 | www.sophersparn.comNOTICE: DUTY OF COOPERATIONRELEASE OF THESE DOCUMENTS CONTEMPLATES FURTHER COOPERATION AMONG THE OWNER, HIS CONTRACTOR, AND THE ARCHITECT. DESIGN AND CONSTRUCTION ARE COMPLEX. ALTHOUGH THE ARCHITECT AND HIS CONSULTANTS HAVE PERFORMED THEIR SERVICES WITH DUE CARE AND DILIGENCE, THEY CANNOT GUARANTEE PERFECTION. COMMUNICATION IS IMPERFECT AND EVERY CONTINGENCY CANNOT BE ANTICIPATED. ANY ERRORS, OMISSIONS, OR DISCREPANCY DISCOVERED BY THE USE OF THESE DOCUMENTS SHALL BE REPORTED IMMEDIATELY TO THE ARCHITECT. FAILURE TO NOTIFY THE ARCHITECT COMPOUNDS MISUNDERSTANDING AND INCREASES CONSTRUCTION COSTS. A FAILURE TO COOPERATE BY SIMPLE NOTICE TO THE ARCHITECT SHALL RELIEVE THE ARCHITECT FROM RESPONSIBILITY FOR ALL CONSEQUENCES ARRIVING OUT OF SUCH CHANGES. THE DESIGNS AND PLANS ARE COPYRIGHT AND ARE NOT TO BE USED OR REPRODUCED WHOLLY OR IN PART WITHOUT THE WRITTEN PERMISSION OF SSARCHITECTS. THE DRAWINGS AND SPECIFICATIONS ARE INSTRUMENTS OF SERVICE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT WHETHER THE PROJECT FOR WHICH THEY ARE MADE IS EXECUTED OR NOT. COPYRIGHT SSARCHITECTS.DO NOT SCALE FROM DRAWING. VERIFY ALL DIMENSIONS ON SITE.CONSULTANT06/21/21L 4.0LANDSCAPE COMPLIANCEHUB BOULDER770 28TH STREET & 777 29TH ST BOULDER, CO 80303SITE PLAN REVIEWNo. DateWWWSSSSSSSWWWWGGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASWSWW WWWWWWSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTW STSTSTSTSSTSTSTSTSTST ST ST STST STSTSTSTSGGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASOPEN SPACE GROUND LEVELScale: 1" = 40'-0"1OPEN SPACE LEGENDLANDSCAPELANDSCAPE IN R.O.W.WATER QUALITY AREACOMMON AREAS - ENHANCED PAVINGSIDEWALKS - ENHANCED PAVINGPRIVATE PATIOS - ENHANCED PAVINGSOFTSCAPEHARDSCAPENOTE: ENHANCED PAVING CAN BE DECORATIVELY SCORED CONCRETE, COLORED AND SCORED CONCRETE OR PAVERSOPEN SPACE - BALCONIES, INTERIOR, ROOF DECKScale: no scale2. * ,%$%##..-(1--#"&# %#//6(561#"&# $$!) #$! 6.(-41 %$! 0(561 '/% ! ! & % $ ..(-.3 $#/% !" !! ' % %# # 5(.44 */% ( 0(326 &/% ) %# # 0-3 ..5(./3 $#*/ $',($% ',*,( (%%$ ,'',) "&# # ' )&*( &$((##0 %$!# # ' #%('#&* $%*$$ %'/ "&# # '%+ %,& , , %+ '*% $'$'%, %#())" % "%!! #%( $%# %N02040 FTSCALE: 1" = 40'-0"40/(*(1'%$/&21<,17(5,25$0(1,7<522)'(&.GROUND LEVEL PLANSECOND LEVEL PLANTHIRD LEVEL PLAN09.08.2021 DAB Packet Page 25 of 43 77==83'18383'1836,'(:$/.652 :/$1'6 &$3 ( 0 8/7 ,86 (3 $7 ++&3$5.,1*'5,9(:$<$&&(66$,6/(23(1&2857<$5'623(1&2857<$5'67(55$&(/$1'6&$3((;,67,1*2)),&(%8,/',1*725(0$,1&29(5('&2857<$5'7 +6 7 5 ((7 )5 2 1 7 $*(5 '6(59,&('5,9(*$5$*(5$03'2:15 (*5$'(/2:37 5(&,9,/7+675((7)5217$*(5'/,1(2)3$5.,1*'(&.%(/2:/,1(2)7+,5'/(9(/$%29(352326('81,7678'(17+286,1*%8,/',1*3$7,2*5281'/(9(/ 5(&,9,/(*5$'(+,*+37 5(&,9,/75$16)250(5 (4073$'$'$5287('15($5<$5'6(7%$&. 6,'(<$5'6(7%$&. 6(7%$&.72,17(5,25/27 6,'(<$5'6(7%$&. /,1(2)6(&21'/(9(/$%29(7+675((7(*5(66(;,7(*5(66(;,75(6,'(17,$/(175<3523(57</,1(3523(57</,1(($6(0(175(&,9,/3523(57</,1(,17(51$/3523(57</,1(/,1(2)%$/&21<$%29(3 5 2 3 (5 7 </,1 ( ($6 (0 (1 7 5 (&,9 ,/($6(0(175(&,9,/($6(0(175(&,9,/($6(0(175(&,9,/()5217<$5'6(7%$&. 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