4 - Call Up: 1047 Pearl St. Use Review Amendment (LUR2008-00004) to amend LUR2008-00099 MI~,MOIZANDt1N(
Call-Up Item
TO: Planning Board
F~oM: Jessica Vaughn, Planner I
Dn1~E: l~ebruary 5, 2009
SUt;.t>i:c°r: Call Up Item: 1047 Yearl Street Usc Review Amendment
Usc Review Amendment (Application # LUR2009-00004): Rcyuest to
amend previous Usc Review (Application # I_,UR2008-00099). This Use
Review Amendment amends the closing tune on Monday through
Thursday from 1 U p.m. to 1 1 p.m. and the allowed seating from 113 scats
(73 interior seats and 40 patio seats) to 153 seats (1 13 interior seats and 4U
patio seats). This approval is subject to call-up on or before February 2(l,
2009.
Attached is the disposition of approval for a Usc Review Amendment (#I,UR2009-
00004) amending the existing use review approval (#LUR2008-00099) for the restaurant
use at 1047 Pearl Street; specifically to amend the closing time Monday through
Thursday from 10 p.m. to 1 I p.m., and the allowed seating from 1 13 seats ("13 interior
scats and 40 patio seats) to 153 scats (l 13 interior scats and 40 patio seats).
H;xistin~ Conditions:
The existing Ilse Review (#LUR2008-00099) was approved on veccmber ] 2, 2008, to
allow fora 3,799 square foot restaurant with a total of 1 13 seats (73 inside seats and 40
outside patio seats), and with the following hours of operation: 10 a.m. to l0 p.m.
Monday through 'T'hursday; 8 a.m. tc~ 12 a.m. on Friday and Saturday; and 8 a.m. to I 0
p.m. on Sunday.
The property is within the n'I'-2 (Downtown 2) cone district, which is dclined as:
..a transition area between the downtown and the
.~•urrounding residential areas where a wide range of retail,
~~/Jice, residential and public rises are permitted. A balance
of new development wish the muintenancc~ and renovation
of existing buildings is anticipated, and where development
and redevelopment is consistent with the established
Irl.SIO!"rC and urban design character is encouraged (Section
S-2(~)(-3)(~))~
Adjacent to the property are the IZMX-1 (Itesidcnlial Mixed-1), C)"I -4 (Towntown-4), and
D"I'-5 (Downtown-5) zone districts to the north, cast and south respectively and additional
D"f-2 (Downtown-?-) zoning adjacent to the west.
The surrounding restaurant uses to the west include Juanita's, The Kitchen, 7, and
Tahoma; Mapleton 'Terrace Condos (multi-family) to the north; Prairie Mountain
Publishing, I.LP (offices) to the south; and retail and restaurants (Old Chicago and
Billabong) to the east. "The hours of operation of~the establistunents immediately adjacent
to 1047 Pearl range frorn 8 a.m. to 2 a.nr., depending on the day of the week.
Proposal:
The proposed Use Review Amendment extends the closing time on Monday through
"Thursday from 10 p.rn. to I I p.m., and increases the allowed seating from 1 13 scats (73
interior seats and 40 patio seats) to 153 seats (1 13 interior seats and 40 patio scats).
Public Comment and Process:
Upon receipt of the Use Review Amendment application, staff mailed notices to all
property owners within (i00 feet of the subject property. On January 18, 2009 additional
notices were sent to all property owners within 600 feet of the subject property for the
neighborhood rnccting.
On January 28, 2009, the applicant held a neighborhood meeting to solicit feedback and
input from the neighboring residents regarding the proposed changes to the permitted
restaurant use and amended management plan. There was only one person in attendance
at the meeting. No additional communications were received from the residents of the
surrounding neighborhood.
(.'onclusion:
staff finds that the proposed Use Review Amendment meets the relevant criteria pursuant
to 9-2-1 S, "Use Review," L;.R.C. 1981.
"phis proposal was approved by Planning and Development Services staff on January 31,
?_009 grid the decision may be called up before Planning Board on or before February 20,
2009. There is one Planning Board meeting within the; l4-day call up period, February
19, 2009. Questions about the project or decision should be directed to Jessica Vaughn at
(303) X41-4161 or vauf;hnj~~houldercolorado.I;ov.
CITY OF BOULDER
,~~~~~r Planning and Development Services
1739 Broadway, Third Floor P.U. Box 791, boulder, CO 80306-0191
phone 303-441-1880 fax 303.441-3241 web boulderplandevelop.net
CITY OF BOULDER PLANNING DEPARTMENT
NOTICE OF DISPOSITION
You are hereby advised that Uie following action was taken by the Planning Department based on the
standards and criteria of the I-and Use Regulations as set forth in Chapter 9-2, B.R.C. 1981, as applied to
the proposed devc;lopment.
DECISION. APPROVED with conditions
PROJECT NAME: 1047 Pearl Street Use Review Amendment
DESCRIPTION: USE REVIEW AMENDMENT: Request to amend the previous use review
approval (LUR2008-00099) for 113 seats (73 inside and 40 outside) to 153
seats (113 inside and 40 outside); and the hours of operation from 10 a.m.
to 10 p.m. Monday through Thursday to 10 a.m. to 11 p.m. Monday through
Thursday. This request extends the hours of operation on Monday through
Thursday only for one additional hour and corrects a clerical error in the
proposed number of seats.
LOCATION: 1047 PEARL STREET
COOR: N03W06
LEGAL DESCRIPTION: Lot 12, Block 97, Subdivision BOULDER O T EAST 8~ WEST 8• NORTH
City of Boulder, County of Boulder, Colorado
APPLICANT: Peter Carey
OWNER 1047 PEARL LLC
APPLICATION. Use Review Amendment, LUR2009-00004
ZONING: DT-2 (Downtown 2)
CASE MANAGER: Jessica Vaughn
VESTED PROPERTY RIGI-Il 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:
D .te ~
By: ~
Ruth Mc,Heys 'r, Executive Director of Community Planning
This decision may be appealed to the Planning E3oard 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
deerned final fourteen days after Ihc: date above mentioned.
Appeal to Planning Board expires: February
ZO.7.009
IN ORDER FOR A BUILDING PERMIT APPLICATION TO BE PROCESSED FOR THIS PROJECT, A
SIGNED DEVELOPMENT AGREEMENT AND SIGNED PLANS MUST BE SUBMITTED TO THE
PLANNING DEPARTMENT WITH DISPOSITION CONDITIONS AS APPROVED ATTACHED, IF THE
DEVELOPMENT AGREEMENT IS NOT SIGNED WITHIN NINETY (90) DAYS OF TI-IC FINAL
Address: 1047 PEARL STREET
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 development within 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 to expire.
CONDITIONS OF APPROVAL
1. The Applicant shall be responsible for ensuring that the development shall be in compliance with
all approved plans dated November 24, 2008 and the management plan dated January 8, 2009
on file in the City of Boulder Planning Department. Further, the Applicant shall ensure that the
restaurant is operated in compliance with the following restrictions:
a. The restaurant shall be closed during the following hours:
11 p.m. through 10 a.m. Monday through Thursday .
12 a.m. through 8:00 a.m. Friday and Saturday; and
10 p.m. through 8 a.m. on Sunday.
b. Restaurant use shall be limited to 153 seats and no more than 3,799 square feet. Exterior
seating shall not exceed 40 seats.
2. The Applicant shall not expand or modify the approved use, except pursuant to Subsection 9-4-
9(g), B.R.C. 1981.
3. The outdoor seating area, as shown on the approved plans, that projects into the public right-of-way
must be approved as a revocable right-of-way lease puruuant to 8-6-G, B.R.C 1981. T-liis use
review approval shall not be construed as an approval of such encroacl~rnent.
Address: 1047 PEARL STREET
. 1047 Pearl Street PRIAlARYCDNTACI IUWII yGSNIIC.I/Uf pUllJlI1R7 D1llICJI IfJ(.AL DFSCRIPIiDN FOB 1617 PFJ1RL
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[I ~u_~7.~~~]lr.:Il.__,l~Qlf~: ~ i _ REVISION DATE
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- - ~ AN
2 PROPOSED rAST ELEVA IO 7~r// ,,~9,
LAND USE RE N ~ r DAZE
1047 Pearl Proposed Management Plan
RE: 1041 Pearl
LUR2008-00099
Use Review
01.08.09
Hours of Operation: Monday thru Thursday 10 am to 11 pm
Friday and Saturday 8 am to 12 am
Sunday 8 am to 10 pm
Restaurant Size: 3799 square feet including dining room, kitchen, and storage
113 Seats inside
40 seats outside
Restaurant Characteristics: Affordable yet elegant food with a focus on locally grown products. The design is for an
open kitchen to evoke a local neighborhood gathering place. There will be a private dining area in the existing
basement for small groups and a small baron ttie main floor with the emphasis on dining, good food and the local
community. the exterior of the building will be restored to the original 1898 facade but the original use of the building
as an undertaker will be left to history.
Number of Employees: Full time: approximately 20
Part time: approximately 20
Parking: As part of the downtown parking district we have no direct parking requirements, however, we will still do
everything we can to be a good neighbor, we would like to ;support our patrons in walking or riding their bikes to see us,
and will make every effort to encourage those who visit us from further away to park at the local garages and to take
the Hop and Skip bus. These will be highlighted on our wets site and will be included in the information we share with
our patrons when they wsit us. Our employees will also have eco-passes so that they can ride the bus to work and not
add to the parking on Pearl Street.
~.''r - Dep~ rtmcr.t of Planning and
Trash and Recycling: Trash pickup every day Cr;wr,;npment Services
Bottles will be emptied before 10 pm r-; ~~yL ~,~y~D USE DRAVVIf~IG
Deliveries: No deliveries after 4:30 pm E h _ r~ 9 7
No deliveries before 7:00 am
All deliveries to occur at side loading zone or in alley
Noise: Bottles will be emptied before 10 pm _
Outdoor seating to be concentrated near Pearl Street ~
All RTU's, MUA's and exhaust fans wll be roof mounted ~ C) .
There will be no outdoor speakers or outdoor music provide. \
/i \
PLaNIVIWC & UEVEIOPnIEfr'T
See attached leher from owner below. SEfYiCES
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To Whom it May Concern:
My name is Bradford Heap and I am writing in regard to the renovation that we are currently proposing for 1047 Pearl
Street. This location is at the corner of 11m and
Pearl and has been the home to Tom's Tavern for the past 48 years. As a native of
Boulder it is exciting to be paR of that history and it is my intention to continue in
the same spirit of -tom's business. We are proposing a neighborhood restaurant that is friendly, open and affordable. f
have owned and operated several restaurants in Boulder (or the past 15 years; these establishments have focused on
locally grown product and respecting community and neighborhoods. As the former owner of The Chautauqua
Qining Hall, we worked with neighbors and park visitors to maintain the quality of their experience and homes. At Full
Moon Grill our focus was on consistently providing excellent food. My current restaurant in Niwo1, Colterra, places its'
emphasis of our own gardens and outdoor patio that contribute to the charm and character of historic Niwot.
It is with this background that we come to Peart Street, anxious to be a good neighbor and add to the character of the
west end of Pearl. In order to bring Tom's up to today's standards by adding 2 handicapped accessible bathrooms and
a kitchen that can prepare
a variety of dishes, (Tom's kitchen had a fryer, microwave and flat grill) we are moving the kitchen and bathrooms into
the small retail space on the north side of the building. We are also utilizing the basement to add private dining space,
this will add 50 seats to the existing restaurant. Our emphasis will be on the neighborhood and being a gathering
place, we
would like to support our patrons in walking or riding their bikes to see us, (we will install a bike rack) and will make
every effort to encourage those who visit us from further away to park at the local garages and to take the Nop and
Skip bus. These wilt be highlighted on our web site and will be included in the information we share tivith our patrons
when tf~ey visit us. As our emphasis is on food rather than liquor our hours will reflect that and we,will close at
midnight. I lowever we will recycle bottles before 10 p.m. in consideration of the neighborhood. Our employees will
have eco-passes so that they can ride the bus to work and not add to the parking on Pearl Street.
We are excited and anxious to bring renewed life to this beautiful building, we uncovered an amazing tin ceiling that
has tong been hidden, and to honor the long line of gathering places that have been a part of its history.
Thank you for your concerns and questions, they mirror ours, and it is nice to be a part of a village that cares about
sustainabiliry, community and conscious commerce. ~
We are walking forward with intentional mind set and looking forward to being a new page in the historic record of
Boulder.
Sincerely,
Bradford Heap and Team and r B L ~y~
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