HomeMy WebLinkAbout02.06.24 PB MinutesCITY OF BOULDER
PLANNING BOARD ACTION MINUTES
February 6, 2024
Hybrid 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/
PLANNING BOARD MEMBERS PRESENT:
Jorge Boone (virtual)
Laura Kaplan
Mark McIntyre
Kurt Nordback
ml Robles
Sarah Silver, Chair
PLANNING BOARD MEMBERS ABSENT:
STAFF PRESENT:
Alison Blaine, City Planner Senior
Lisa Houde, City Planner Senior
Brad Mueller, Planning & Development Services Director
Charles Ferro, Planning Senior Manager
Hella Pannewig, Assistant City Attorney
Amanda Cusworth, Internal Operations and
Board Support Manager
Thomas Remke, Board Specialist
Vivian Castro-Wooldridge, Planning Engagement Specialist
Chandler Van Schaack, Principal Planner
Edward Stafford, Civil Engineering Senior Manager
1. CALL TO ORDER
Planning Board chair S. Silver declared a quorum at 6:00 p.m. and the following business was
conducted.
2. PUBLIC PARTICIPATION
In Person Participation: no one spoke.
Virtual Participation:
a. Lynn Segal
3. DISCUSSION OF DISPOSITIONS, PLANNING BOARD CALL-UPS / CONTINUATIONS
A. CALL UP ITEM: Site Review to redevelop 1501 and 1509 Arapahoe Ave. with eight attached
residential dwelling units with underground parking and two at-grade parking spaces behind the
building. The development is proposed to be three stories in height that will not exceed the by-
right height of 38 feet. A subsequent preliminary plat under case no. LUR2023-00004 was
approved to combine the two lots. The call-up period expires on Feb. 7, 2024.
This item was called up by M. McIntyre.
B. CALL UP ITEM: Use review to allow residential uses on the ground floor facing a street in an
Industrial-Service 1 zone district. The proposal includes the redevelopment of the existing site
with two new residential buildings containing 21 three-story townhouse units with private garages.
The call-up period expires on Feb. 12, 2024.
This item was not called up.
4. PUBLIC HEARING ITEMS
A. AGENDA TITLE: Public hearing and consideration of a Site Review Amendment and Height
Modification request to allow for up to seven feet six inches of additional height for each
townhome building within the approved Shining Mountain Waldorf School PUD, allowing for
a pitched roof design on the third level. Reviewed under case number LUR2023-00050.
Staff Presentation:
C. Van Schaack introduced and presented the item to the board.
C. Van Schaack answered questions from the board
Applicant Presentation:
Erin Bagnall presented to the board.
Erin Bagnall answered questions from the board.
Public Hearing:
In Person Participation: no one spoke.
Virtual Participation:
a. Lynn Segal
Board Comments:
Key Issue #1: Is the proposed project consistent with the Site Review Criteria of the Land Use
Code section 9-2-14(h) including the additional criteria for buildings requiring height
modifications?
J. Boone stated that this feels like a discretionary matter that should be able to be solved by code.
L. Kaplan noted that she would support the applicant’s proposal to allow the pitched roofs up to an
additional seven feet six inches.
M. McIntyre concurred with L. Kaplan’s support of the request. He reminded his colleagues of the
history of this item and recent code changes approved by city council regarding additional height for
pitched roofs.
K. Nordback agreed with Laura’s analysis that the project is eligible for height modifications according
to code. He commented on housing affordability, noting that increased floor-to-ceiling height may
increase rental rates.
M. McIntyre made a motion to approve Site Review application #LUR2023-00050, including a Height
Modification request to allow for up to seven feet six inches of additional height with a pitched roof for
each townhome building within the approved Shining Mountain Waldorf School development,
adopting the staff memorandum as findings of fact, including the attached analysis of review criteria,
and subject to the recommended conditions of approval. The motion was not seconded. Motion failed.
The board discussed the suggested motion language with H. Pannewig.
K. Nordback made a motion seconded by ml Robles to delete the words “up to seven feet six inches of
additional height with a pitched roof or alternatively,” from the suggested motion language. The Planning
Board voted 0-6. Motion failed.
M. McIntyre made a motion seconded by L. Kaplan to approve Site Review application #LUR2023-
00050, including a Height Modification request to allow for up to seven feet six inches of additional height
with a pitched roof or alternatively, up to four feet of additional height with or without a pitched roof for
each townhome building within the approved Shining Mountain Waldorf School development, adopting
the staff memorandum as findings of fact, including the attached analysis of review criteria, and subject to
the recommended conditions of approval. The Planning Board voted 4-2. Motion passed.
B. AGENDA TITLE: Public hearing and recommendation to City Council regarding proposed
Ordinance 8620, amending Title 9, “Land Use Code,” B.R.C. 1981, to clarify existing code
sections, update graphics, and improve the clarity of the code, and setting forth related details.
Staff Presentation:
L. Houde introduced and presented the item to the board.
L. Houde, B. Mueller, K. Guiler, and H. Pannewig answered questions from the board.
Public Hearing:
In Person Participation: no one spoke.
Virtual Participation:
a. Lynn Segal
Board Comments:
ml Robles made a motion seconded by M. McIntyre to amend the motion to include an addition to 9-16-
1, general definitions, to include a definition of “roof overhang”. The planning board voted 6-0. Motion
passed.
K. Nordback made a motion seconded by L. Kaplan to strike the words “or Act of God” from BRC 9-
10-2(b). The planning board voted 3-3. Motion failed.
ml Robles made a motion seconded by K. Nordback to recommend that City Council adopt ordinance
8620, amending Title 9, “Land Use Code,” to clarify existing code sections, update graphics, and improve
the clarity of the code, and setting forth related details. The planning board voted 6-0. Motion passed.
C. AGENDA TITLE: Public hearing and consideration of a standard wetland permit application
for the proposed renovation of the Chapman Drive Trailhead and construction of a pedestrian
bridge over Boulder Creek generally located at 38474 Boulder Canyon Drive in Boulder
County (WET2023-00020).
Staff Presentation:
E. Stafford introduced and presented the item to the board.
E. Stafford answered questions from the board.
Applicant Presentation:
Ilene Flax presented to the board.
Ilene Flax, Adam Gaylord, and Jeff Haley answered questions from the board.
Public Hearing:
In Person Participation: no one spoke.
Virtual Participation:
a. Lynn Segal
Board Comments:
Key Issue #1: Does the Stream, Wetland, and Water Body Application meet the Stream, Wetland,
and Water Body Permit criteria set forth in Section 9-3-9(e)(3) and (4), B.R.C. 1981?
K. Nordback made a motion to approve WET2023-00020, a Standard Stream, Wetland, and Water
Body Protection permit to allow construction of a new bridge and trailhead improvements for the
Chapman Drive Trail Head, incorporating this staff memorandum and attached criteria analysis as
findings of fact and subject to the recommended conditions of approval, and with the additional
condition that the plans be revised to show the South Trailer Parking and Drive Loop removed in order
to reduce excavation and associated stream and wetland impacts. This motion was not seconded.
Motion failed.
M. McIntyre suggested that the proposed pedestrian bridge is unnecessary and is a poor use of city
funds.
K. Nordback felt that the Planning Board is not meeting minimization criteria, since the given data
does not show a demand for horse trailer parking and turnarounds.
S. Silver noted that there is not data because OSMP doesn’t track it all, and people with horses have
not been able to access Chapman Drive in the past.
S. Silver made a motion seconded by ml Robles to approve WET2023-00020, a Standard Stream,
Wetland and Water Body Protection permit to allow construction of a new bridge and trailhead
improvements for the Chapman Drive Trail Head, incorporating this staff memorandum and attached
criteria analysis as findings of fact and subject to the recommended conditions of approval. The
Planning Board voted 4-2. Motion passed.
5. ADDITIONAL MATTERS FROM THE PLANNING BOARD, PLANNING DIRECTOR,
AND CITY ATTORNEY
A. MATTERS: SBC Flood Mitigation Project Spillway Annexation
B. INFORMATION ITEM: Update on the Boulder Airport Community Conversation
(no presentation)
6. DEBRIEF MEETING/CALENDAR CHECK
7. ADJOURNMENT
The Planning Board adjourned the meeting at 10:10 pm .
APPROVED BY
Board Chair
02/20/2024
DATE