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4 - Call Up: 4051 Broadway Site Review (LUR2008-00053) MEMORANDUM `TO: Planning Board FROM: Karl Guiler, Planner II DA`l'F.: August 22, 2008 SliI3JECT: CALL. UP ITh~VI: 4051 Broadway; SITF, REVIEW #LUR2008- 00053: Request to construct a new 10-unit townhouse structure, as permitted by the RL-2 zoning, and to relocate the existing granary towards Broadway. The new stricture would require no modifications to code standards, although relocation of the granary would require a height modification, since at 32.5 feet; the structure currently exceeds the 20-foot height limit for accessory structures. Attached is the disposition of approval to permit the redevelopment of a site coned for low density residential development. As an RL-2 property, the density of the site is determined by the amount of open space provided: specifically, 6,000 square feet of open space per unit. The 2.48-acre site contains one single-family dwelling, an historic granary building, and several outbuildings. The site is rectangular in shape, contains mild slope, and abuts the city's Wonderland Lake open space to the north (See Attachment A}. Existing detached residential development is to the south. A condition of the property's annexation in 1995 required any development on the site to undergo Site Review approval. The applicant has submitted a Site Review application to allow for removal of the existing single-family home and smaller outbuildings and construction of a new 10-unit townhouse building. The proposal requires 60,000 square fec;t of open space. RL-2 zoning permits attached dwelling units, so long as the permitted density is not exceeded. In this case, the proposed density is 4.04 dwelling units per acre, where up to 6 dwelling units per acre are permitted. The granary is proposed to be relocated from a central location on the site to a location closer to Broadway. This relocation requires a height modification, because the 32.5 foot tall granary does not conform to the 20-foot height limit for accessary structures. 'The movement of the granary has been reviewed and approved by the Landmarks Board. The landmarking of the structure, as required by this Site Review approval, is scheduled for City Council review on Sept. 16, 2008 and Oct. 7, 2008. Aside from the height modification, the project would conform to all other aspects of the code (e.g., setbacks, height for the principal building, open space, parking, landscaping etc.). (See Attachment C) Staff has found that the project would be consistent with the Site Review criteria of Section 9-2-14(h), B.R.C. 1981 (see Attachment B for staff responses to all criteria) based on the following stand out issues: I. Open Space- Given the compact design of the building and minimal surface parking, open space is assessable and distributed throughout the development. The spaces would also be functional with inviting passive recreational seating areas around the granary and a more open greenspace on the west side of the property, which would be more conducive to active recreational activities. 2. Landscaping/environmental preservation- The project is well-buffered from Broadway with a generously landscaped area of approximately 30,000 square feet or almost 30% of the site. The area would be attractively landscaped and would compliment the context around the existing granary building. The existing natural environment of a wetland is incorporated into the project and appropriately protected by easement and a 50-foot buffer. Predominantly native plantings would enhance the project's interface with the adjacent city-owned open space. 3. Parking/Circulation- The circulation is limited to a narrow looped drive, parallel parking along said drive, and driveway access to garages. Othervuise, there are no parking Lots or superfluous areas of pavement within the development. The amount of land devoted to the street system would be minimized. The proposed alley would be at a lower elevation than the neighbors' backyards to the south, which in addition to landscaping and tree plantings within an &foot buffer, would nunimize any negative effects between the properties. ~1. Building height, location, and scale- The building's height, at 34.E feet, would not exceed those in the area. The building's massing is considered compatible, because instead of a singular building with uniform masses, the building is broken into a variety of modules, many of which are; pulled back from the driveway streetscape and alleyscape to minimize mass and to create the appearance of several buildings, rather than one massive building. Li addition, the building would conform to all setbacks, and in all cases, would exceed required setbacks by double. For example, a 35-foot building in the RL-2 zone would require a nunimum setback of 17.5 feet from the side setback to the south. In this case, the building's closest point would be 36.5 feet from the southern lots and roughly 100 feet from the nearest structures. Tn terms of building size, the total building and granary (two levels assumed) would total approximately 52,363 square feet, which would be less than a 0.5 FAR [tile IZL-2 zoning district lta.s no FAR limit] on the site. If considering the amount of floor area above grade only, the total t7oor area, including the granary, would be approximately 40,071 square feet, or roughly a 0.37 FAR; both of which are not found to be excessive compared to the neighborhood. Building design and compatibility with the surrounding area- The area has seen development over the past several decades and thus, has an eclectic character. The project would incorporate l~igti quality masonry materials, including stone and limestone panels, as well as metal paneling. Although this does not match the predominant usage of materials in the area, which is generally, wood and clapboard siding, the project would be consistent with more contemporary residential projects and single-family residential remodels in North Boulder. The use of earth toned materials would provide an appropriate far~ade adjacent to open space. Tlie building would face an internal driveway and the adjacent city open space; it would present an attractive streetscape, by orienting to the driveway and open space, having facades and entries that are located closer to the driveway, and incorporating an interesting variety of building modules of disparate materials that minimize repetition, rather than uninteresting, repetitious uniformity. These elements, including a nicely landscape streetscape, all lend to pedestrian interest, orientation, and scale. Strong attention to the alleyscape appearance of the building has also been paid to make the building attractive from the south. The relocation of the granary closer to Broadway would make the building more prominent and provide an interesting entry feature to the site. The granary and the landscaped open spaces along Broadway would present an attractive streetscape and better connect the granary to the context of the adjacent city-owned open space. 6. Height modification- The evaluation of the height is mostly pertinent to the context, as a reduction of the height would diminish the historic status of the building. It's height in a new location will effect the views of some residences to the south, but no more than a circumstance where a by-right second or third floor were added to the single-family structure on the site, which would be permitted up to 35-feet in height. Nevertheless, it is not expected that full view loss would occur, since the granary is set back almost 60 feet north of the south lot line, and the neighboring structure to the south would be an additional 60 feet to the south. The proposal was approved by Planning and Development Services staff on Aug. 22, 2008 and the decision may be called up before Planning Board on or before Sept. 5, 2008. There is one Planning Board meeting within the 14-day call up period on Seut. 4, 2008. Questions about the project or decision should he directed to Karl Guiler at (303) 4411236 or guilerk@bouldercolorado.Kov. Attachments: A) Vicinity map. B) Staff responses to Site Review criteria. C) Proposed plans. ~f~i L/~ CITY OF BOULDER ~~`j~~ Planning and Development Services 1739 Broadway, Third Floar P.O. Box 791, Boulder, CO 80306-0791 ' phone 303-441-1880 fax 303-441-3241 web boulderplandevelop.net 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: GRANARY TOWNHOMES DESCRIPTION: SITE REVIEW: Request to construct a new 10-unit townhouse structure, as permitted by the RL-2 zoning, and to relocate the existing granary towards Broadway. The new structure would require no modifications to code standards, although relocation of the granary would require a height modification, since at 32.5 feet, the structure currently exceeds the 20-foot height limit for accessory structures. The granary's relocation has been approved by the Landmark Alteration Certificate associated with Case #HIS2008-00114. LOCATION: 4051 BROADWAY COOR: N07W07 LEGAL DESCRIPTION: See Exhibit A APPLICANT; Dean Thedos -Cornerstone, Inc. OWNER: CORNERSTONE, INC. APPLICATION: Site Review, LUR2008-00053 ZONING: RL-2 (Low Density Residential) CASE MANAGER: Karl Guiler VESTED PROPERTY RIGHT: NO; the owner has waived the opportunity to create such right under Section 9-2-19, B.R.C. 1981. FOR CONDITIONS OF APPROVAL, SEE THE FOLLOWING PAGES OF THIS DISPOSITION. Approved On: ~ Date Ruth McHeyser, Ac ing Planning Director 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 anbove mentioned. Appeal to Planning Board expires: VI'"~'~~~ IN ORDER FOR A BUILDING PERMIT APPLICATION TO BE PROCESSED FOR THIS PROJECT, A SIGNED DEVELOPMENT AGREEMENT AND SIGNED MYLAR PLANS MUST BE SUBMITTED TO THE PLANNING DEPARTMENT WITH DISPOSITION CONDITIONS AS APPROVED SHOWN ON THE MYLAR PLANS, IF THE DEVELOPMENT AGREEMENT IS NOT SIGNED WITHIN NINETY (90) DAYS OF THE FINAL DECISION DATE, THE PLANNING DEPARTMENT APPROVAL AUTOMATICALLY EXPIRES. Pursuant to Section 9-2-12 of the Land Use Regulations (Boulder Revised Code, 1981), the applicant must begin and substantially complete the approved'developmentwlthin three years from the date of final approval. Failure to "substantially complete" (as defined in Section 9-2-12) the development within three years shall cause this development approval #o expire. CONDITIONS OF APPROVAL 1. The Applicant shall be responsible for ensuring that.the development shall be in compliance with al! approved plans dated August 18, 2008 and on file in the City of Boulder Planning Department, except as may be modified by this approval. 2. Prior to a building permit application, the Applicant shall submit a Technical Document Review application for the following items, subject to the approval of the City Manager: a. Final architectural plans, including materials and colors, to insure compliance with the intent of this approval and compatibility with the surrounding area. b. A detailed landscape plan, including size, quantity, and type of plants existing and proposed; type and quality of non-living landscaping materials; any site grading proposed; and any irrigation system proposed, to insure compliance with this approval and the City's landscaping requirements. Removal of trees must receive prior approval of the Planning Department. Removal of any tree in City right-of- waymust also receive prior approval of the City Forester. c. A detailed lighting plan showing location, size, and intensity of illumination units, showing compliance with Section 9-9-16, B.R.C. 1981. d. A detailed parking plan showing the arrangement, locations, dimensions, and type of parking stalls (including any areas of the site far bicycle parking or reserved for deferred parking} to insure compliance with this approval and the City's Parking Design Standards. e. A detailed shadow analysis to insure compliance with the City's solar access requirements of Chapter 9-9-17, B.R.C. 1981. f. Building elevations for any trash enclosure, including materials, to insure compliance with this approval and compatibility with the surrounding area. g. A final utility plan meeting the City of Soulder Design and Construction Standards. h. A final storm water report and plan meeting the City of Boulder Design and Construction Standards. i. A final transportation plan in accordance with City of Boulder Design and Construction Standards, for all transportation improvements. These plans must include a signage .and striping plan. 3. Prior to a building permit application, the Applicant shall ded'+cate to the City the following as part of Technical Document Review applications, subject to the approval of the City Manager: a. Right-of-way for Broadway in a width and location satisfactory to the Director of Public Works. b. Utility easements in the widths and locations satisfactory to the Director of Public Works. c. A 20' Emergency Access and Utility Easement in a width and location satisfactory to the Director of Public Works. d. An Access Easement (1' behind back of proposed sidewalk along Broadway) in a width and location satisfactory to thc; Director of Public Works. e. A Drainage Easement for detention pond purposes in a width and location satisfactory to the Director of Public Works. 4. Prior to building permit application, the Applicant shall submit a financial guarantee, in a form acceptable to the Director of Public Works, in an amount equal to the cost of providing eco-passes to the residents of the development for three years after the issuance of a certificate of occupancy for each dwelling unit as proposed in the Applicant Transportation Demand Management (TDM) Plan. 5. The Applicant must comply with all of the conditions set forth in the Landmark Alteration Certificate associated with Case #HIS2008-00114 to relocate the granary. Prior to submitting a building permit, the Applicant shall submit the following to the City: a. A detailed moving plan, reviewed and stamped by a licensed Colorado Professional Engineer, and narrative illustrating the moving technique, support steel lay out, technical specifications to insure .compliance with this approval, the building code, and demonstrating that the building can be safely moved to its new location without causing damage to the building. b. A foundation plan, prepared and stamped by a licensed Colorado Professional Engineer, and other supportive documentation confirming that the proposed foundation is adequate to support the building in the new location. 6. Those proposed improvements shown on the approved plans within the area proposed to be iandmarked for the relocated granary shall be subject to approval of a Landmark Alteration Certificate. 7. Prior to certificate of occupancy for the new structure, a surveyor shall confirm that the height of the building does not exceed 35 feet per the definition of "Height" set forth in Section 9-16-1(c}, Boulder Revised Code, 1981. C EXHIBIT A I_t~_;a~ c 4051 BROADWAY, BOULDER, COLORADO LEGAL DESCRIPTION i THE NORTH HALF OF THE NORTH HALFOFTHE SOUTHEASTQUARTER OFTHF NORTH EAST QUARTER OFTHE SOUTHEASTQUARTER OFSECTION THIRTEEW tJ.3), IN TOWNSHIPONE(1) NORTH, RANGE SEVENTY-ONE (71) WEST OF THE 6TH P.1~1., TOGETHER WITH OUTLOT B, AMBERWOOD: A, EXCEPTTHAT PORTION DESCRY.@~U IN DEED RECORDED AUGUST 25, 1995 ON FILM 2072 AT RECEPTION N0.01542377, COUNTY OF BOULDER, STATE OF COLORADO. rTUOio t--~•-r :445 pearl street j suite 208 boulder co 90302 303 247 j 0405 303 247 (0410 /J ATTACHMENT A City of Boulder Vicinity Map I ~ I ~ ~ 1 (-T~ - 11111 , , _ I 1 1 ~ i - ~ ~ RE t:~ ? ~-rb , - - - - - - - RL'2 Tamara_c=k`Aw 7 \ ~ , _ _ ~ _ _ 1-- ~ ~ ~ RL-2 _ P Sumac AvI I_I ~ - ; ~ i I I i , A _ ( P - - - - Redwood.Av- i c~ ~ - - -Subject Area RL'=2 ~ ~ - - _ 4051 Broadwa ~ ~ i a r -1-- ' ; m Quince Av _ - , ~.tt, _ - 1- RM=1 c ca ff~ _ r r C ~__.1_~ J i o _ WW~~ 1 . , , -1~ t , - ~ - - ~ Lf Subject ~ _ Poplar Av l~ t ~ _ I ,a,~~i - ~ ~ ~ ~ ~ ~ Location: 4051 Broadway Project Name: Granary Townhomes City of -?~~r~~"~ Review Type: Site Review Boulder N 0 RT H The ;nformation depicted on this map is provided as graphical representation only. The City of t3ou;der Rev lew N um ber: L UR2008-00053 nrrnides ao warranty, expressed or implied, as to 1 inch equals 300 feet the acauacy and/or completeness of the information Applicant: Dean Thedos- Cornerstone, Inc contalnedhereon. ATTACH +,NT B CRITERIA FOR REVIEW No site review application shall be approved unless the approving agency finds that: (1) Boulder Valley Comprehensive Ptan: X (A} The proposed site plan is consistent with the purposes and policies of the Boulder Valley Comprehensive Plan. As an infill project, the project would be consistent with the BVCP, including but not limited, to the following policies: • 2.04, Compact Land Use Pattern. • 2.33, Preservation of Historical and Cultural Resources. • 4.09, Wetland Protection. • 4.40, Energy-Efficient Land Use. Because of adjacency to existing development, consistency with the following policies is imperative: • 2.13, Support for Residential Neighborhoods. • 2.39, Sensitive Infili and Redevelopment. The project would exceed all required building setbacks for the property, new development would conform to the height limitations, and would be well designed and articulated to reduce mass and would be made of high quality design materials to increase overall aesthetics. The project, although an intensification of the property's land use, is designed to be consistent with the policies above. Policy 2.42, Enhanced Design for the Built Environment, requires projects to fit into their context, relate to the public realm, be designed for human scale, have permeability, have well-designed on-site open spaces, and have buildings with inviting entries etc. Many of these design aspects would be met, as discussed in the Site Review criteria below. Compliance with the North Boulder Subarea Community Plan, is also required and discussed below: North Boulder Subarea Community P1an_ The project is located in the `Wonderland Hills' neighborhood of the North Boulder Subarea Community Plan, which does not have specific guidelines and policies applicable to that neighborhood, but is otherwise subject to the general guidelines for the entire subarea. In summary, the "NoBo Plan" encourages the following characteristics in new development: • Affordable housing; • Diversity of housing types; • Walking distance to transit and parks; • Connections to existing and future pedestrian and bike path systems; • Streets should be designed to be as narrow as possible; • Streets should be comfortable for cyclists, motorists, and pedestrians; • No new cul de sacs; Cl • Use of alleys, except where they would have a negative impact on existing neighborhoods; • Appropriate house size to lot ratio (no more big houses on smalt lots); • Development of FAR or bulk plane regulations to preserve neighborhood character; • Compatibility with surrounding context; • Fronts of buildings and lots face the street; • Avoidance of large homes blocking views from public spaces and private property. Narrow streets, varied house sizes and styles, detached rear- loaded garages are also encouraged. • Sensitivity to riparian and wetland areas. Overall, the project would be in line with the intentions of the Plan, as is feasible for the development of a site of its size. Obviously, Larger sites would be expected to meet more of the characteristics outlined above. Consistent with the overall goals of the area, the project would provide convenient access to the adjacent Wonderland Lake open space, would protect sensitive wetland areas, and would contribute to the diversity of housing types, sizes, and policies in the subcommunity, as a whole, with higher end townhouses. The affordable housing requirements would be met through in-lieu fees. More specifically, the project is found to be consistent with the `Development Guidelines for All Neighborhoods' (Page 10), as follows: • Homes are positioned with their front doors and yards facing a street. • Front yard spaces are provided in front of units. • Garages are positioned off an alley, which is strongly encouraged, and do not predominate the front facades. • The project does not have a monotonous building design, but rather varied building facades and modules to create pedestrian interest. ' • Changes in design from surrounding development occur along side and rear yards, rather than across streets. • Streets are designed to be as narrow as possible. • No cui de sacs are proposed in the design. X (B) The proposed development shall not exceed the maximum density associated with the Boulder Valley Comprehensive Plan residential land use designation. Additionally, if the density of existing residential development within a three hundred-foot area surrounding the site is at or exceeds the density permitted in the Boulder Valley Comprehensive Plan, then the maximum density permitted on the site shall not exceed the lesser of: X (i) The density permitted in the Boulder Valley Comprehensive Plan, or, At 4.04 units per acre, the project would conform to the density limits of the BVCP Low Density Residential land use designation, which permits two to six dwelling units per acre. The proposed use of the site as townhouses is consistent with the RL-2 zoning, which permits a variety of attached and detached housing. Cj ,__.(ii) The maximum number of units that could be placed on the site without waiving or varying any of the requirements of Chapter 9-8, "Intensity Standards," B.R.C. 1981. X {C) The proposed development's success in meeting the broad range of BVCP policies considers the economic feasibility of implementation techniques require to meet other site review criteria. The development would not be rendered infeasible in meeting the BVCP policies or the Site Review criteria. (2) Site Design: Projects should preserve and enhance the community's unique sense of place through creative design that respects historic character, relationship to the natural environment, and its physical setting. Projects should utilize site design techniques which enhance the quality of the project. In determining whether this Subsection is met, the approving agency will consider the following factors: X (A) Open Space: Open space, including, without limitation, parks, recreation areas, and playgrounds: X (i) Useable open space is arranged to be accessible and functional; Given the compact design of the building and minimal surface parking, open space is distributed throughout the development and is accessible. The spaces would also be functional with inviting passive recreational seating areas around the granary and a more open greenspace on the west side of the property, which would be more conducive to active recreational activities. X (ii) Private open space is provided for each detached residential unit; There are no detached residential units in the development. Nevertheless, private open space in the form of yards in front of units, courtyards between units, and roof decks are provided for all units. X (iii) The project provides for the preservation of or mitigation of adverse impacts to natural features, including, without limitation, healthy long-lived trees, significant plant communities, ground and surface water, wetlands, riparian areas, drainage areas, and species on the federal Endangered Species List, "Species of Special Concern in Boulder County" designated by Boulder County, or prairie dogs (Cynomys ludiovicianus) which is a species of local concern, and their habitat; The site is mostly open, but does contain some mature trees. Most are proposed for removal to achieve the proposed site layout, but would be replaced with more deciduous shade trees. The project would preserve a wetland area that flows into the city-owned Wonderland Lake open space. X (iv) The open space provides a relief to the density, both within the project and from surrounding development; ~f' Large areas of open space would exist along Broadway and on the west side of the structure. Open space is also found around the building within setback areas and on the buildings in the form of decks -all of which, would provide a relief to the density. X {v) Open space designed for active recreational purposes is of a size that it will be functionally useable and located in a safe and convenient proximity to the uses to which it is meant to serve; As noted above, the greenspace on the west side of the project would be of a size that is functional for active use and is conveniently accessible to residents within the development. X (vi) The open space provides a buffer to protect sensitive environmental features and natural areas; and Open space within a required 50-foot buffer is provided around a wetland area on the northwest side of the site. This area would remain protected in its natural state. X (vii) If possible, open space is linked #o an area- or city-wide system. The open space on the site is immediately proximate to the Wonderland Lake city-owned open space north of the property. Residents would have convenient access via a pathway on the northeast corner of the site, which connects to multi-use paths that enter the open space. X (B) Open Space in Mixed Use Developments (Developments that contain a mix of residential and non-residential uses) .X (i) The open space provides for a balance of private and shared areas for the residential uses and common open space that is available for use by both the residential and non-residential uses that will meet the needs of the anticipated residents, occupants, tenants, and visitors of the property; and Not applicable. Residential use only. X (ii) The open space provides active areas and passive areas that will meet the needs of the anticipated residents, occupants, tenants, and visitors of the property and are compatible with the surrounding area or an adopted plan for the area. Not applicable. Residential use only. X (C) Landscaping _X_ (i) The project provides for aesthetic enhancement and a variety of plant and hard surface materials, and the selection of materials provides for a variety of colors and contrasts and the preservation or use of local native vegetation where appropriate; fl The applicant has provided a landscape plan that indicates an appropriate variety of plantings, native and non-native, that would provide for color and contrast on the site. Native vegetation around the existing wetland would be preserved. X (ii) Landscape design attempts to avoid, minimize, or mitigate impacts to important native species, plant communities of special concern, threatened and endangered species and habitat by integrating the existing natural environment into the project; The existing natural environment of a wetland environment is incorporated into the project and protected. Predominantly native plantings would enhance the project's interface with the adjacent city-owned open space. X (iii) The project provides significant amounts of plant material sized in excess of the landscaping requirements of Section 9-9-10, "Landscaping and Screening Standards" and Section 9-9-11, "Streetscape Design Standards," B.R.C. 1981; and The project includes a variety of well-landscaped areas including shade trees and shrub plantings that exceed code standards and effectively define the entry to the site, the space around the existing granary, and enhance spaces around each of the units. X (iv) The setbacks, yards, and useable open space along public rights-of-way are landscaped to provide attrac#ive streetscapes, to enhance architectural features, and to contribute to the development of an attractive site plan. The project is welt-buffered from Broadway with a generously landscaped area of approximately 30,000 square feet or almost 30% of the site. The area would be attractively landscaped and would compliment the context around the existing granary building. X (D) Circulation: Circulation, including, without limitation, the transportation system that serves the property, whether public or private and whether constructed by the developer or not: _X_ (i) High speeds are discouraged or a physical separation between streets and the project is provided; Connectivity of the site to other sites is not practical or possible in this instance, since the site is situated between existing residential development and city open space. Therefore, aone-way loop driveway has been proposed. The narrowness and absence of tong straight-aways of the roadway, which ultimately loops into an alley, would not be conducive to high speeds. Also, on-street (parallel parking along driveway) parking would discourage high speeds. X (ii) Potential conflicts with vehicles are minimized; Driveways into the proposed garages are of adequate length that visibility of automobiles backing out would be sufficient to avoid potential conflicts. The one-way design of the driveway would also reduce the potential of any accidents. X _ (iii) Safe and convenient connections accessible to the public within the project and between the project and existing and proposed transportation systems are provided, including, without limitation, streets, bikeways, pedestrianways and trails; The project would provide pathway and sidewalk connections to sidewalks to sidewalks along Broadway. Several other pathways are provided within the development in the open space areas. X (iv) Alternatives to the automobile are promoted by incorporating site design techniques, land use patterns, and supporting infrastructure that supports and encourages walking, biking, and other alternatives to the single-occupant vehicle; The applicant would provide bike racks to encourage residents to use bicycles, rather than vehicles to get to their destinations. Broadway and nearby city open space provide connections to other areas of the city. The more compact nature of the development is also pedestrian friendly and would not discourage walking like more suburban styled developments may. X (v) Where practical and beneficial, a significant shift away from single- occupantvehicle use to alternate modes is promoted through the use of travel demand management techniques; The applicant has agreed to participate in using travel demand management strategies such as, providing bike parking to encourage bike usage, providing brochures and maps related to transit options, and providing residents of the site with Eco-passes within the first three years following Certificate of Occupancy. X (vi) On-site facilities for external linkage are provided with other modes of transportation, where applicable; As noted above, bike racks would exist on the site and sidewalks would connect to the city sidewalk system, which allows pedestrians convenient access to bus stops along Broadway. X (vii) The amount of land devoted to the street system is minimized; and The circulation is limited to a narrow loop drive, parallel parking along said drive, and driveway access to garages. Otherwise, there are no parking lots or superfluous areas of pavement within the development. The amount of land devoted to the street system is minimized to the furthest extent while providing for the safety and convenience of residents. U X (viii) The project is designed for the types of traffic expected, including, without limitation, automobiles, bicycles, and pedestrians, and provides safety, separation from living areas, and control of noise and exhaust. The project would accommodate automobiles, pedestrians, and bicyclists. Most automobile activity would generally be confined to the proposed alley away from living areas and pedestrian circulation on the northern frontage of the units. Noise and exhaust from the alley would be insolated from the neighbors to the south by setting the alley roughly 8 feet north of the mutual lot line, grading the alley to a lower elevation than the neighbors back yards, and buffering the alley from neighbors' rear yards with a retaining wall and landscaping. X (E) Parking _X_ (i) The project incorporates into the design of parking areas measures to provide safety, convenience, and separation of pedestrian movements from vehicular movements; Parking areas are limited to parallel parking and garages served by driveways. The garages and driveways are completely separated from pedestrian areas and the parallel parking spaces are separated by sidewalks with curbs -atypical on-street parking condition. X (ii} The design of parking areas makes efficient use of the land and uses the minimum amount of land necessary to meet the parking needs of the project; With no surface parking other than parallel spaces and all other parking confined to two-car garages, the project does not have a superfluous amount of land dedicated to parking. X (iii) Parking areas and lighting are designed to reduce the visual impact on the project, adjacent properties, and adjacent streets; and Most alleys have a utilitarian appearance and generally receive the least design attention by architects on buildings -mostly because they are not as visible as other sides of buildings. In this case, the alley would be largely visible from neighboring properties to the south. As shown on the south view rendering, the applicant has devoted much attention to the alley elevation and has created an attractive alleyscape that includes a variety of building modules and building materials. Garages and upper floor building walls have an assortment of setbacks and for an alley elevation are visually interesting. Further, the alley and garages would be slightly obscured by neighbors view by being set down below the elevation of the neighbors rear yards and would also be screened by landscaping. These elements would effectively reduce the visual impact on neighbors. X (iv) Parking areas utilize landscaping materials to provide shade in excess of the requirements in Subsection 9-9-6(d), "Parking Area Design Standards," and Section 9-9-12, "Parking Lot Landscaping Standards," B.R.C. 1981. Landscaping is proposed around the alley and in between the garages, which would soften the appearance of the alley facades and would provide moderate shade. Various trees and shrubs are proposed along the northern facades of the building and nearby parallel parking and would appear as an attractive streetscape. Once mature, trees would provide an appropriate amount of shading in those areas. _ X (F) Building Design, Livability, and Relationship to the Existing or Proposed Surrounding Area X (i) The building height, mass, scale, orientation, and configuration are compatible with the existing character of the area or the character established by an adopted plan for the area; The building's height would not exceed those in the area, as discussed in more detail below. The building's massing is considered compatible, because instead of a singular building with uniform masses, the building is broken into a variety of modules, many of which are pulled back from the driveway streetscape and alleyscape to minimize mass and to create the appearance of several buildings, rather than one massive building. In addition, the building would conform to all setbacks, and in all cases, would exceed required setbacks by double. For example, a 35-foot building in the RL-2 zone would require a minimum setback of 17.5 feet from the side setback to the south. In this case, the buildng's closest point would be 36.5 feet from the southern lots and roughly 100 feet from the nearest structures. In terms of building and unit sizes, the total building and granary (two levels assumed) would total approximately 52,363 square feet, which would be less than a 0.5 FAR [the RL-2 zoning district has not FAR limit] on the site. If considering the amount of floor area above grade only, the total floor area with the granary would be approximately 40,071 square feet, or roughly a 0.37 FAR; both of which are not found excessive compared to the neighborhood. Individual units would total between 4,625 square feet (including unfinished basement space) and 5,106 square feet with an average unit size of 3,700 square feet above grade. To evaluate scale, the floor area above grade is most useful; thus, it is found that the average unit size of 3,700 square feet is appropriate and consistent with the floor area of residential units in the area. The FAR at less than 0.5 FAR above and below grade reflects a project that is not presenting excessive mass and scale as compared to the surrounding neighborhood. Orientation and configuration are elements that are influenced by the North Boulder Subcommunity Plan. These elements are found to be consistent with the plan and surrounding area for the following reasons: • Homes are positioned with their front doors and yards facing a street and closer to the streetscape. • Front yard spaces are provided in front of units. • Garages are positioned off an alley, which is strongly encouraged, and ~5~ do not predominate the front facades. • The project does not have a monotonous building design, but rather varied building facades and modules to create pedestrian interest. X (ii) The height of buildings is in general proportion to the height of existing buildings and the proposed or projected heights of approved buildings or approved plans for the immediate area; The building's height would not exceed the 35-foot height limit. The height of 34.5 feet would be consistent with other structures in the vicinity that are over 30 feet. Given the fact that the building spans a large portion of the site (approx. 320 feet) and the site's slight grade change, the building would still conform to the height limit. As a result, the building would be more compressed by the city's more restrictive building height measurement of calculating the low point 25 horizontal feet out from the building's tallest side. Other structures in the area would not be as restricted with their smaller footprints and resulting height measurements. The average height of the subject structure would be roughly 33-feet. A height modification is required for the granary, because the granary does not currently conform to the 20-foot accessory structure height limit at approximately 32.5 feet. It's movement triggers reconsideration of the nonconforming height. The evaluation of the height is mostly pertinent to the context, as a reduction of the height would diminish the historic status of the building. tt's height in a new location will effect the views of some residences to the south, but no more than a circumstance where a by-right second or third floor were added to the single-family structure on the site, which would be permitted up to 35-feet in height. Nevertheless, it is not expected that full view loss would occur, since the granary is set back from almost 60 feet north of the south !ot line and the neighboring structure to the south would be an additional 60 feet to the south. X (iii) The orientation of buildings minimizes shadows on and blocking of views #rom adjacent properties; Shadows from the structure will fall to the north into city open space, but within the allowable 25-foot solar fence shadow. No structures or recreational areas are found within that area and thus, there are no significant impacts to the space. Views from neighboring residences to the south would be impacted. However, the impact is minimized by the fact that the building would conform to the allowable height limit, the building would be at a slightly lower elevation than the structures behind, and that the building's uppermost floors (i.e., third story observatories) are confined to only 18% of the footprint of the building where the building would have several "valleys" with two-story elements thus, preserving views vis-a-vis a solid, expansive third floor. The movement of the granary will impact other views from properties, but no more than a circumstance where a by-right second or third floor were added to the single-family structure on the site. Nevertheless, it is not expected that full view loss would occur, since the granary is set back from the south property line almost 60 feet and the neighboring structure to the south an additional 60 feet. X (iv) If the character of the area is identifiable, the project is made compatible by the appropriate use of color, materials, landscaping, signs, and lighting; The area has seen development over the past several decades and thus, has an eclectic character. The project would incorporate high quality masonry materials, ircluding stone and limestone panels, as well as metal paneling. Although this does not match the predominant usage of materials in the area, which is generally, wood and clapboard siding, the project would be consistent with more contemporary residential projects and single-family residential remodels in North Boulder. The use of earth toned materials would provide an appropriate facade adjacent to open space. X (v) Buildings present an attractive streetscape, incorporate architectural and site design elements appropriate to a pedestrian scale, and provide for the safety and convenience of pedestrians; The building would face an internal driveway and the adjacent city open space. The buildings would present an attractive streetscape, by orienting to the driveway and open space, having facades and entries that are located closer to the driveway, and incorporating an interesting variety of building modules of disparate materials that minimize repetition, rather than uninteresting, repetitious uniformity. These elements, including a nicely landscape streetscape, all lend to pedestrian interest, orientation, and scale. No aspects of the design are found to be contradictory to pedestrian safety. The relocation of the granary closer to Broadway would make the building more prominent and would provide an interesting entry feature to the site. The granary and the landscaped open spaces along Broadway would present an attractive streetscape and would better connect the granary to the context of the adjacent city-owned open space. X (vi) To the extent practical, the project provides public amenities and planned public facilities; No planned public facilities or amenities have been incorporated into the project. Such facilities are not required by any city plans. X (vii) For residential projects, the project assists the community in producing a variety of housing types, such as multi-family, townhouses, and detached single-family units as well as mixed lot sizes, number of bedrooms, and sizes of units; The size of the site is not conducive to providing a variety of housing types; however, the project does incorporate several different unit r configurations and designs. The North Boulder Subcommunity Plan requires that projects, on the whole, add to the variety of housing types and sizes. This project would provide a higher end townhouse project to the overall mix of the area. X_ (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; The project contains mutual unit watts of varying length. The applicant notes that standard construction techniques will be used between the units to minimize noise. Noise from Broadway would be buffered by the granary, which is proposed to be closer to Broadway. Units would be located 180 feet from Broadway. Noise would be minimized to off-site units to the south with a greater than required setback. In this case, the building would be located nearly 40 feet from the south property line and approximately 100 feet from the nearest single-family residences, which would decrease noise impacts between the properties. X (ix) A lighting plan is provided which augments security, energy conservation, safety, and aesthetics; Alighting plan is not required at this stage and will be evaluated at time of Technical Document review for compliance with Section 9-9-16, Outdoor Lighting, B.R.C. 1981. X (x) The project incorporates the natural environment into the design and avoids, minimizes, or mitigates impacts to natural systems; The proposed building is Located central on the site and will not overwhelm the character of the adjacent open space. The general site design provides for the protection of a wetland on the northwest corner of the site. X (xi) 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. Grading on the site will be necessary to fit the building into the mild stops, to create basements, a drainage basin, and to construct the proposed alley. The building will fit appropriately into the natural contours and the alley will have landscaped walls along it that are not excessively tall. Grading will not be excessive and will not be any more than other approved projects. No significant environmental impacts are anticipated as a result of the proposed design. X (G) Solar Siting and Construction: For the purpose of ensuring the maximum potential for utilization of solar energy in the city, all applicants for residential site reviews shall place streets, lots, open spaces, and buildings so as to maximize the potential for the use of solar energy in accordance with the following solar siting criteria: X (i) Placement of Open Space and Streets: Open space areas are located wherever practical to protect buildings from shading by other buildings within the development or from buildings on adjacent properties. Topography and other natural features and constraints may justify deviations from this criterion. No additions or buildings would occur south of the structure where the alley is proposed leaving no potential for on-site construction to block solar access. Potential off-site impacts are discussed below. X (ii) Lot Layout and Building Siting: Lots are oriented and buildings are sited in a way which maximizes the solar potential of each principal building. Lots are designed to facilitate siting a structure which is unshaded by other nearby structures. Wherever practical, buildings are sited close to the north lot line to increase yard space to the south for better owner control of shading. The building is sited central on the lot and would not be shaded by any other buildings. Given the rear yard setbacks of neighboring lots to the south, it is unlikely any buildings would be built shading the subject structure. X . (iii) Building Form:.The shapes of buildings are designed to maximize utilization of solar energy. Buildings shall meet the solar access protection and solar siting requirements of Section 9-9-17, "Solar Access," B.R.C. 1981. The buildings are proposed with the limited third floors close to the north parts of the building with ample flat roof space along the south exposure where solar panels are proposed to maximize solar energy for the units. X (iv) Landscaping: The shading effects of proposed landscaping on adjacent buildings are minimized. The trees that are proposed along the alley were chosen with the intent to provide screening of the alley, but not to grow to the extent where views from neighboring properties would be diminished in the future or solar panels becoming shaded. N/A (H) Additional Criteria for Poles Above the Permitted Height: No site review application for a pole above the permitted height will be approved unless the approving agency finds all of the following: Not applicable to this project. N/A (i) The light pole is required for nighttime recreation activities, which are compatible with the surrounding neighborhood, or the light or traffic signal pole is required for safety, or the electrical utility pole is required to serve the needs of the city; and N/A (ii) The pole is at the minimum height appropriate to accomplish the purposes for which the pole was erected and is designed and constructed so as to minimize light and electromagnetic pollution. I~ N/A (I) Land Use Intensify Modifications Not applicable to this project. N/A (i) Potential Land Use Intensify Modifications: (a) The density of a project may be increased in the BR-1 district through a reduction of the lot area requirement or in the Downtown (DT), BR-2, or MU-3 districts through a reduction in the open space requirements. (b) The open space requirements in all Downtown (DT) districts may be reduced by up to one hundred percent. (c) The open space per lot requirements for the total amount of open space required on the lot in the BR-2 district may be reduced by up to fifty percent. (d) Land use intensity may be increased up to 25 percent in the BR-1 district through a reduction of the lot area requirement. N/A (ii) Additional Criteria for Land Use Intensity Modifications:Aland use intensity increase will be permitted up to the maximum amount set forth below i# the approving agency finds that the criteria in Subsection (h) "Criteria for Review" of this Section and following criteria have been met: (a) Open Space Needs Met: The needs of the project's occupants and visitors for high quality and functional useable open space can be met adequately; (b) Character of Project and Area: The open space reduction does not adversely affect the character of the development nor the character of the surrounding area; and (c} Open Space and Lot Area Reductions: The specific percentage reduction in open space or lot area requested by the applicant is justified by any one or combination of the following site design features not to exceed the maximum reduction set forth above: (i) Close proximity to a public mall or park for which the development is specially assessed or to which the project contributes funding of capital improvements beyond that required by the parks and recreation component of the development excise tax set forth in Chapter 3-8, "Development Excise Tax," B.R.C. 1981: maximum one hundred percent reduction in all Downtown (DT) districts and ten percent in the BR-1 district; (ii) Architectural treatment that results in reducing the apparent bulk and mass of the structure or structures and site planning which increases the openness of the site: maximum five percent reduction; (iii) A common park, recreation, or playground area functionally useable and accessible by the development's occupants for active recreational purposes and sized for the number of inhabitants of the development, maximum five percent reduction; or developed facilities within the project designed to meet the active recreational needs of the occupants: maximum five percent reduction; (iv) Permanent dedication of the development to use by a unique residential population whose needs for conventional open space are reduced: maximum five percent reduction; (v) The reduction in open space is part of a development with a mix of residential and non-residential uses within an BR-2 zoning district that, due to the ratio of residential to non-residential uses and because of the size, type, and mix of dwelling units, the need for open space is reduced: maximum reduction fifteen percent; and (vi) The reduction in open space is part of a development with a mix of residential and non-residential uses within an BR-2 zoning district that provides high quality urban design elements that will meet the needs of anticipated residents, occupants, tenants, and visitors of the property or will accommodate public gatherings, important activities, or events in the life of the community and its people, that may include, without limitation, recreational or cultural amenities, intimate spaces that foster social interaction, street furniture, landscaping, and hard surface treatments for the open space: maximum reduction 25 percent. N/A (J) Additional Criteria for Floor Area Ratio Increase for Buildings in the BR-1 District Not applicable to this project. N/A (i) Process: For buildings in the BR-1 district, the floor area ratio ("FAR") permitted under Section 9-7-1, "Schedule of Form and Bulk Standards," B.R.C. 1981, may be increased by the city manager under the criteria set forth in this Subsection. N/A (ii) Maximum FAR Increase: The maximum FAR increase allowed for buildings thirty-five feet and over in height in the BR-1 district shall be from 2:1 to 4:1. N/A (iii) Criteria for the BR-1 District: The FAR may be increased in the BR-1 district to the extent allowed in paragraph (ii) of this Subsection if the approving agency finds that the following criteria are met: (a) Site and building design provide open space exceeding the required useable open space by at least ten percent: an increase in FAR not to exceed 0.25:1. ~l (b) Site and building design provide private outdoor space for each office unit equal to at least ten percent of the lot area for buildings 25 feet and under and at least 20 percent of the lot area for buildings above 25 feet: an increase in FAR not to exceed 0.25:1. (c) Site and building design provide a street front facade and an alley facade at a pedestrian scale, including, without limitation, features such as awnings and windows, well-defined building entrances, and other building details: an increase in FAR not to exceed 0.25:1. (d) For a building containing residential and non-residential uses in which neither use comprises Tess than 25 percent of the total square footage: an increase in FAR not to exceed 1:1. {e) The unused portion of the allowed FAR of historic buildings designated as landmarks under Chapter 9-11, "Historic ' Preservation," B.R.C. 1981, may be transferred to other sites in the same zoning district. However, the increase in FAR of a proposed building to which FAR is transferred under this paragraph may not exceed an increase of 0.5:1. (f) For a building which provides one full level of parking below grade, an increase in FAR not to exceed 0.5:1 may be granted. N/A (K) Additional Criteria for Parking Reductions: The off-street parking requirements of Section 9-7-1, "Schedule of Form and Bulk Standards," B.R.C. 1981, may be modified as follows: Not applicable to this project. N/A (i) Process: The city manager may grant a parking reduction not to exceed fifty percent of the required parking. The planning board or city council may grant a reduction exceeding fifty percent. N/A (ii) Criteria: Upon submission of documentation by the applicant of how the project meets the following criteria, the approving agency may approve proposed modifications to the parking requirements of Section 9-7-1, "Schedule of Form and Bulk Standards," B.R.C. 1981, if it finds that: (a) For residential uses, the probable number of motor vehicles to be owned by occupants of and visitors to dwellings in~the project will be adequately accommodated; (b) The parking needs of any non-residential uses will be adequately accommodated through on-street parking oroff-street parking; (c) A mix of residential with either office or retail uses is proposed, and the parking needs of~all uses will be accommodated through shared parking; (d) If joint use of common parking areas is proposed, varying time periods of use will accommodate proposed parking needs; and (e) If the number of off-street parking spaces is reduced because of the nature of the occupancy, the applicant provides assurances that the nature of the occupancy will not change. N/A (L) Additional Criteria for Off-Site Parking: The parking required under Section 9- 9-6, "Parking Standards," B.R.C. 1981, may be located on a separate lot if the following conditions are met: Not applicable to this project. N/A (i) The lots are held in common ownership; N/A (ii) The separate lot is in the same zoning district and located within three hundred feet of the lot that it serves; and N/A (iii) The property used for off-site parking under this Subsection continues under common ownership or control. ~3 LC-CHID . .pr,----- L~„~~ p FOUIO r~n91o a NP UI ' EriTiK M711 rAkra Ecsns Ywm Icarl IINF iAfllF _ _ NftVi IAQU ~ ~~A~~ VK Ilh4pl BrAMIW CUM If110111 pLLIA NMVS ~p a'O U A4WG OIaAI DSIMQ .li l0 P!' 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W F - 5500.CL / 3 ,.umr CNSTMC SDOT FIEYAn0l1 A WARP WNC'f Pp:O AREA ~ D ~ 1167LYLC 4~T ]LOW pYC~NAY %'OCY W31 55120 SSOa /~K' ~ f ii 1.1 C2. ~ SYD - ~ 'Ci 8 1•r d 'b ~J ti 1 A!5 C I IVAIC OMH FA i0X N7 AiE ACCESS 39L~PPOHI4B-1,7JJ [f : W: 4 ~ PP01'OSD 91CEI (tOW o yl _.91a SY a $q ssu - . 3{ i c w' 7<)° w y i ~ - Y r t'`. Z5] r`' A4 - _ i?~+ - { s iVi W] a Wr'N 3N 1Y AF OPAwAG( 9A4N OOUIWI,AFF o-6'J4G~ iyh 'b~ 3WV , ~ I i SA $ a •7 r j OIdC7Nl/ a bl] ~ ON-sRCEi ~ L. G~,ANO vct Ar,.nlm - _ _ - _ _ _ `s'AL~AY x''2i-tfb' )n 1xY ~-s'SC r q CG•: ifin REY/JNI ~ PROPDSED OASa OWNUae A 152 A , W. 4. ) / f " -"NAA4 (117.) 'P ND WnFR 'O.OI.-.__ SAY.'YN% >J11,S l~'!S% - ~ 4 I . s• ~ ` / \ / ~ ~ _ - - s,m _gg•4g'D1' ~D - 62L40~ _ ..Y s.r:; 'Y` I ^ - LIE _ ~ IS I S~. 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T ~ '7,^. ~`4" r C f x { ~4 r ~.t~ ~ ~ ~ ~r ,1 OLI NORiN BROADUI4Y I Ir ° i'l ~ Y' S' f /Y~ , ~T . / //1/XY /~(`4~~>r~ ~ /4fY~/ ,C ~ ~ ~ i'/ ~ j 8 'LDER COLORADO ~ _ I I n`t•r \sL rI a.r ,d' ~C~{r~.,/~ ~ ~I ~\\,~•~"4i, ~`l rl ~ i f _ \ ~ l'i I Y I ~ I I j~l''.1 r[' I , i', :x,_ ! T ~h,i~ 7 I m~Y `i ~ 4r . Y ,y~, ~,y, ~':{f ( •r'~`~ t i I ~ I I 1 ! i~ 17 ~ .'Y, 'ft. ui r'. z F i ~4ft :..:1 i•~w.F_~ -t `1;. lli~" .I 4 ~ t. f ~~~1 A f~ I !I ~ lD h ` 1 nom. - - - Y'x. ~4fvr~ ~ ~ ~ ~ ~ ' 1 ~ ~E{1 ~ - ( l ~ I ~ ; ~ ;'~k;~; i I ~•~~~h ~ " ~ 'L~=~ I iii ~'•7 r/ ~Y•- ,,n`k~' a,r~.. P~ -.y ~ ~ ie~.~' ~ .'?~~~~I"~ - j ~ ~ ! \ I I r ~;`.'-•i. _ .1~'~ ~Y...~~L~~ l'A.1 ~ l'r t f.X(`~ ~ J~ l r' ~ (~`K ' ~ v J ^ 'j > r' ~ - a - ~ ~ i_j r'!~< LANDSCAPE PWVS • - I •:r: ~ tl ~a ~ ,d ~ w FOR SUBMiTTAITO _ ~ E `=<<' ~ - - - - ) r ~ .i, . - Illl ~ ~ _I: '1 f - - ~ Cl1Y OF BOULDER I s• ~ ~ \ rpnn •:J L i yf. - _ _ - 1 max` • i. f~.-.. - • iY IL` ~ . . ..::1. /1 ! I Ct i I I J [ r,t ~ ~ ~ \i'~f r f ~~~i.=.-. ~ i- ~ 1. 1 , - I ~ ~~1, ~ l 7 s I~ ~ ~.i~ gyn. ~ a~- ~ f I ht 1 ~f~t ` , j ,fl i .I_I I :E ~.f 1 ~ I ~j r~[4-~ ~ ,1 i~~i~-~I}1~, 1 ~ ~ ® I l l~~ 7 I t t ~T l ~nA\1 r.`X irk ~ ~ l D _ '\~.1 I rr~ `nlv~~,.. ~.li } ~ Y ~ ~ ~ 1, • - r ' , t • _ „ _ ~ _ . ~ , - • - _ . _ 1~ S 89'4 '38" 4V 621 ~ 3' t-~,,, ea - a 7• se ,K euat . 70 %hlJf USi SUMMARY CHART y.! - I 1 I eTTrea) eax ouartrt7 elatmot coma RA•c ec*avir. RA'E Tma Lm ag fDtms ee I 5 alt \ n ) i I IK<it1AL1'StlJFV DECftuale erLrD! rtaie 1mAL AREA Rot covEREO er Duwoea ' ~ ~ - _ I I ~ rw t r uL • ere amen eLAra nwe dCER erg~E+aRO'dVI1RR ti d„' oR PARKRYa Lm AIODi K - I - I ^ W D ) N• . 3• C.AL .ere fiREIIfDPIRE LPDFN 71LIA CORpatA REOARED PROrrDFD lll,,,»> _ _ I~~BLAPL~ MY.NfiEGll1~, P1~~>r k ~ J Na 5 fJL • DID OUIDIFDT /Kx!'Y{,pp10! QLmrceu TPo.ncAVn+oe'eteleuiDr TmAI WUER [F PNMDY 8141! 90 77 ` - ~ ~ , - i _I ~ I ~ I ~ ~~l ~ l ~ • p• spt ~ I F'C8i aFICF D0I 3354 - CH7101i1. ~11R KC7 4 i'r.Y •DrD IGIIRGL7 CaffFfPfE O7tt10C1Xhb DlCCt ~ I JJJ -"1rp 7FD atF.. luY.avoEU111 TmAL rU9CR DE' iF4E0 4• T9 , J ~ ~ ~ E I ~ 1~~ I! ~ ; ! 7, I od7c J r c4 • ere rhanEl•1 R~'o onK aK0.w tnmea ~ ~ 1 i. F I j 1-~ I ~ DO11Ci.AB G. Roclog oExvENr417>k'E'te rmAt ru'mER cr; e7Rre1 TraEe a 7 ~ +(f, ~ x X~ : zr ~ i r.: r i r: ~ I t~,~~ ~lil,f l ~ IY I i K.nrw •ocar ovwerrt A.o.rx. G F l^~x ~ 4~ ` ~"~r~' ~ ~I~~ 1 ~ ~ ~ I e.nd:l. DcR.wao~tan ~ 1074 OW)1RY 6PLa`R IMiL10AL ~ V ~ 'r 1 11 ~ P1J4303~nc.a7n ~ fiRl t I N• CAL ~ UID oLLOENtAN TREE KO4)O:VIE7DA PatOLArd W - v ? ~ ~ ( ~ - Y y j t ~ 1 >j 7°ER n rw •ea aWrtN.LFe)¢FE.aR PnueuuFRrnw TwlEe 40 ~ l1l/1~1; j; /f~ ~ ~~Y, ~~I i~ t Y • ~ p ' ~ 1 ~ ~ n~ ~1 (i~~, ~~•(r~ f ~ n+af~ w~~neaw o r cre e 1 N' u>_ • am rxa~w>tu~ cxAaasu r+Aiye rw,ww~ua• eNaee 7m m~ tJ~~ r 1 .,r ,{y~ ~ ~y~~~ ` ~ ~1g r~,11 ~ 1 ~ 1 , v J v i• l 1 I aS, t S ! cwor color • ,.ow rwu 4 I h' cx. • eb weue~Ta wum+ow¢ gPATA(f>A1e nuaonan ~ ~ ~ n ~fi qt )1 d~ ' I ~ ~ . ~ y, tr r t { ~ t [4 i q 5 l.nat. cca)nI•oaoeccn - g, EvE~7d~V iREFd e, N7. •DrD caoRAno eLrB ePalcE PKEA wGElm LEGEND ~ ~ ~ ~ •x` 3 ` ( yr, I ~ ~ IF ! ~ rw. Jm-Tor .70 \ r ~ 1, 1 t I f! y ~ - • nom, zJ.Ticm ~fl? FIR a r M. • ere ururE Env derze carcocct¢ 7a ~ am anon e.~rert rao 7Rrre1 l f s S~ ~ V f ~ y- - / S l' \ ~ 1 f 4 - I I R~C/OE CORK' otDr+t ele, dee11'ED wR~'aw PN B Y M. - 6q PNlai POE /'YiL9 ESXLIe ' _ -1'1 ~ ~'c~ t- 1 1 ~ 4 (fffff~ ~ac~ezaera~.+uua)or,IaaenmEmaenalrarnl ill ~ ~ ~7 I fp¢ irE `i04UiW IElffa IIlEOD A=.~ p IUD a •wccxrANER rHwRAaa+~vx 11XpoaweccvuopnrEDCRA• r `~si ""(ll y } r t. ~,w~ ~ 17 , i. J Luseu`FAA)acrel.v~b.v10mro1a~ ccclDUaLp enacts C-~ IC afaR lC1ff NCM A11 oEfa•JO UrLLR1Ee RY1114tEP1 V4 ' 1q r F Y 1 I ! I tale A •b CON1AeL'R C0.U?LW CUfXIlIOnI RHaWlFPMYAA Y,autuftm• ~~L.~xrema lL"e1D EAEFJETR I ~ ~1 VI ~ ~f/'`~/.~ -!;T i,~~~ s - l~ +T } 'v M1' eLR ~ D'i'CL1M Dle eoMCx7avr'aiI1PN _ r IA ~ ~ ~ ~a t- ~ ~ 1i COPY'RI[dn W DRI4' a4l.A4CN&7e flF.MDdiCRA ~ OEOYNA?ED UER.•b afEa rrlJ OleilYR7WYU J.\A •1~ 1 ~ ~ 0 CDN M •O CGNfAP~R CUO£Ta LOL4sF HCTETdCXLF. LaifER4 JfYL0efEOtDEB I ` ~ ~ "'k \ 1)t LNCOCAlF .110YR:R ICTADtl /LL•1YI~ ~ E'~ w uEnao eu)w rRO ow7wrsaval ~ ~ i L~ ~ t S \ ~ n°a`aroi a D~Rrrnre a aeu~uu~a~`o..~Rr r+a a •ecarao~R DtADIOUM)angc 1 ~?v f ~r;~k'~ i n+reoeAe•w DLea.o ~ ~ ~ ~ • ~ / '...111 \ Q uN a aEA17.E ezAe niu~7RAlEa asarw B va a •DCart.umR roll~avv,eae+rT >7ewan+.anaat+cRKS»' ; 3 ~ ~ t , <S(. ~ E'xv,•e~:.ururflwaraeeMOPra+reo,~7rHV~1 I _ tP>?~, ~ ~ ~ I . Q PAD 'S CQ+R.UNER RAefn(iP.RWI LF,Rt'eOTMA'NIB IYLDEpIN dID. I'' ~ RCD 19 • D CGMAR2R 1CIC~ed Rox ~ 1? - I ~ \ / , {j)(~~ I •I ~ R?04 FiX.00A IIaLCCrllEp llRSfE>nDD '•l, ,,r~ _ _ _ {~y~~C[.p~Y~ x~~'}~~'a 1. ./~~~y'-1 ~ ~ ~ ^i\• ® HCbR D •3 COMA42R IP1CXX ar FIYEIZD ~ IF~II f :^'i R74 ~ ~ ~ ~ ' . RttY.RN7W1)Z' Na.p~+ESAIED Rdlhf fdtdDe lK_FliEU 4VD al+Kk R'DI - _ I I 1 (~Qr / ~.I-y ~ _i• DCG n •e CarAMER r7roww DCfaeX:O CCRIM DERCFA YARDN4' l'~_~~". _1 ~ ~ N ~ } ~ '.7 - _Q~_I~ -t i ~ggW_: ~arED. m ~~j5~rr~~~{T~,tt~ 4'~D'TANf.ODDLFetp?: af.RtlEE0 C1NSdFF FA7WC. ~ V ,p D0.R d •B CGN7ANER dDP+)G NJ04 EW}I+TUe .1:AtlIB a:PdtR+'~d1 1 1 _ \ t • DDD t •0 CQ7rAEtle UJIAQ aIa)nY aC1r OKNrtxU 4dND CQTACI4 WA OMEDDFD CEDAR rNLCN III l fl~\ \4 ~-ln T I T r1}` ITi YCW FWD ClJ0274"LAiIGN np• TALL ILaniYi DEUO ANU irg R'M.'0 M 117a1eEID AREADI ~ / \ ~ l \ ,~i ' I L\ I 1 ~I f7 OF 50111DkR SUB"7IfTAI ~ ) •SCCNIM@1Q nlx,o,ux e,Rnc,Arfru ~.l..l1~I~ ~ ti/ 31 ~ ,'~~1 i "'rC~ l Lr7ayaJlnrRRF~r7H~na O r;' cfelacA rmEe r*xniL - nE oE'AI l l` V r / ~ . 1 f l ~ ~ A1Z.U9 OR 0 •6CCMAEER DCt1a.D w'nl.VL4Ae eTR*ew PRF.B1alAE i)aND U1'11A4' ~ !i7 AEib~l7lfR FE3UP`fl„A p0 M q •OCMtAltR LGC.tiaLF PR1N7 LKLLIld11 N17s4RE E'7r Ie1eG 71ffE8 WrDL: rac ESil Fti rcrt rn_y / 1 ~1 ~ r I ~ J •F 1 y.' ARY 9 ' S CCMA)ER A)aeL4tl1'XfJ Y10URJa+ ?.D,Ra`t fXA1AflM DENLLI 14 DrrprN) i ~ '~I I ~ ~ 1; , ~ ~ M^ +f ~ ? ~ r f I j7~, 1 ~ ` I i 0 Fm 6 •0 6a1dN7<R OArmA a/N/Vi POTEt1TIl1A Pmpll:l l4 RaliKOea SAR'A' ~ l ~ ~ ~ fi! ~ t~. 1 I - Fn0eG iAaE a BNOJNI 1 ~ L' T) ( ~ e>ROAnLEdF N+D EvTKrll&E)) aMBOD * s ~ I _ Xl \n 1 f ~ C/ ! y p fGU FIAGOTGT¢ nNLL - PEF ~ErniL Y" ~ f ~ I Y AN 3> ' 0 CGNId1ER Ol1F CAMP JNIlER He1R{R r1ORilar4r0 MUE CHIP' 4m+•o~P~o) J ~ - l 1 k _ l O CKJ D ' 0 CaLAASR MCCK,v 11 OrL~D't C711eW eCGQ`AWIW TGCtYGr•I wn lU\J6J DELL DEBICN4f::.r+ { ~ '11 { + ~ I j - I ~ • D/P 4 •5 Carta)tTV f.A~ r,ADU! DAFNHE DA°r0f EkRCUCCDI tiA7a1. HApCE' ~ ) ~ ! A rlar ! '9Ca14~R naWAT1aJEW1iTW flILNY7IJB KIaJtK.ElOYK/ ~ i.. ~f~ ~ t L`~• I ~ r 11'- _ 04 coeneoee \ , ~ ~i s AI~~\ ~ ~ I' 4 A 1l'•. A 1 • \ ~ ~ ~ NS ~'Yti '~A~~~~rc~'C \ , ~ ~ ~ t 1 ~1,;1 1J ,v • nro em • I coHrnetR D~ e~~em+c+xsss aa~FaflDro+etaEennu ~ . ~ v i `V ~ V A' T t ~ ~jv! dl eAV )7 •I CCNrAKR e<~ AvfW GRACO rLLIUD'IC:e.q! eFfY6v1~.'D K ~ \ \ ~ ~ ~ \ ~ ~ . ~ LANDSCAPE •iRr. :r •ICCNidNER VAWEf.~4tCD ICAl1!'.R k[D GRld9 Ca q^A(fyjBilO ACL'1 ¢t r,NA '~\~~1,}~~~.!'~ ~ \,~S ~ \ ~ Ty, ~ q~ lf~ 1 ~ ~7~ • A)G el •ICCN1Ae>fR MDIAN RICE CfiAe9 ACNUIV~ntt llTl!lO:?ED '+r.NI+.V^+4:ir+[[ ~n~~~7. i' _ u? ~ ~1~ r~~~ ~__I VIE%_~ I -''~I ' I 171 A nRnlr7rnsRe eEn Ror...n • - ` FO~1NOj Af(9MIN~JM GAP ~ ~ , ~ - - - ~ ~ v - - - _ T O . Z, _ . - ~ N sy~~'of _ ~ - - 671 4p' \ T T I_ -JAY-- < - - ' ,,77 ' ~ e. ~r r_ ~ _,C _ a• •7~' ~n• ~~A, n ~t'. 7 - . ~ . -t ' . ~ 4~ NOR i 1 TH ~ I„i I ` r d' 7 1 ~ ~r ~ BROADWAY i ' ~ ~ ~ O .=r ~ i\ ti ~ t ~ _ - _ ~f~ a ~ /.//1' ~~LY~ l; ~l~!/ L ~ ~ BOULDER COLORAD rFI ~ i i _ ~ - , _ ~ ~~:-.7 r ~ ;~;~I + ~ I - is-- 1:1` { Y:~ •I~~~ ji ~ ~ _~~7/-- , s ~1~:- - - Z~~-- - ~ ;'.A _ _ } NNE I V, ~ i r 7. ' '-•r _ - ~ - - - - l l.{XT' ~ t , i 1 E . a1~~~C~~ i`~ ~C~(f 7 i ~ ~ ~ ;,:3':.r.~.,.-'.-'~~r. ~.t:~.: ~~Z~ ~ v~C, ~rt ~j. 1~.. ,~"1,1., L 1. i I ~-'~AF?7yt. tf?~J}~'•, ~ ~ ~ ~w' ' ~.~7 y ~t ~ "_C. ~ I air^~~~'i' ` ~ _ ~E ~ ~ `'1~ ' I ~ -:1:_ : v,T ~ ~ is _ ~ i ~ ~ " i = ~ - ~i I ~ LANDSCAPE PLANS ' ~ t {l _ ~ _ , I ' ~ FOR SUBMfiT ~ ~ ~ ALTO- _ _ - CffY OF80ULDER _ ~ 1n ~ ~ ' . , i r~ I _ - ;I - i i„~ _ ?!r ;tit ~~1. ~ I-. I ~ ~ i s ~ ~ ~ ~ ~ ~ ~ ~7 I ' • _ ~ 1 ~ I ~ i I'- i .I. ! I ~ 1~~ tr~'f ~Kk' 1 a' r ~I ~ I ® ~ i ~.I i ) o ~ x ~ , Alt,,„ I~ v . . _ y _ _ _ _ ~ ~ ~•1 _ t :l- LJ.J.all iJ.'. - - NfA2M i `IuT %n` %r~'rl` ~ S 89.4 ~38~~W ~•'~21. ~ ' ( n o• 7a - V y~i ' 1 ..a I euLe r-:a PIMfTUST SUMMARYCHART I _.:''`I - ~ ' I eTTeodcaceauR7rt7eaex+or cvnaHa•D DDfANtCNYE rmA:lma7t Ia1.SiDY .n 'l., DCCQTIGN PIMK iFEEe TmAI AREA NOf rA7VEla0 D7 OULDEYs - ~ MAP 7 7' CAI. -DID AIAVPI DLA7E MAPLE AGF]I FRmLW il'AIRJ17 OLA7F OR PAR4Wi Lm WeT DR _ , I LD7 D 7 tq' • J' C.CL -DID GIaETDrrRt Lm9EN TWA CCR)ATA REamaa PRDM7ED - I - ~f 1 ~ r_y 1 - ~ i- _ _ _ l.~oecwe aa~EC'rure, i'LAN)+', _ `q~- 1 I I~[ ,1 ~ U.50' cExrvDa/lca_u+..t I ) Nc.+ ! cx. - DIe eweiwr Iara:rLCtivaT tasDrtaA twAUrrlwe w~mLaer tm7• weER a PAw¢rtr; ptdup x n~ J ~ _1 ~f \ , ~ ~ ~S `':1 , : ,I I ~ ~ ~ 71 '{'V 4 -i - J I ~m encE~r+iso~m KGf A CAL -DID KtTiRla(7 CGR£iPEe OMY,YLAfUD acu - 1mALN)MRDPTP6eD 1• 1p ~'~pHjty' DAK ) )•CAL •DID N7RIVE7.I RED OdC pIt7GM NERA T " K.. ~ySA r 7 fr ( ~ r~ f~ ~~~1 i I friv~ dlSG 1~.1?,l~ Toro. wsewa enact Hate 1 : ~ ~ .C I i'~ T i t • i ~ - aacorNrxn~ze ~ (T~l~J~,w~'4 ~ f~ f~TT 1 1./' r ~ ~iTl~y ~~-i~ wnc....DCt,. oucra .w>®. oRr a I h• ca_ ero OClDE1RAN naC KGflJSLRrtlA PAVIQILATA TmA: alNRrf7 Q H-vR nAlfltlAl X - f 7'V u( iV5_ \ i 1TLt I; J( ' ~ ~ t ~ ~ I \ ' r+w.: Daw.aDDV.an l°ER a rcu.-ae awma.mePDAR f ~ 1 y^t ~ v ! •4io, ` rA7.JO~-ty~p7o ~7 !~t PnvecAUtRrAw nffee /D TD 1 ~d i/ ii ~ / ' ~ v ~ r J ! 1 ~ +I ~ ~ 1 ~ nlde, !WT1D.•)U 0 1 tRD ! r N' CAL -DID /Wr'R/ErIFa CRADA/"rl! r41uD T'R4RrYf1Fa' \ r„ r:enr 1 r h• c.W - nee ~na;,oH Hmm~ett owTAtaro nw>rxran eHraeE »v )m r ~ ~ A ~ _ ~'~'-,z~ ~ T ~It~ , I ( ~ ~ ~ ~ ~ j r~~.• aoY CaRir oM„ Euava~t~s LEGEND ~ . 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