2 - Draft Minutes - Planning Board - February 26, 2009 clTV or BouLDI+,x
PLANNING BOARD ACTION MINU"I'ES
February 26, 20(19
1777 Broadway, Council Chambers
A pennancnt set of these minutes and a tape recording (maintained for a period of seven years)
are retained in Central Records (telephone: 303-44I-3043). Minutes and streaming audio are also
available on the web at: http://www.bouldercolorado.govl
PLANNING: BOARD MEMBF,RS PRL+'SENT:
KC Becker
Bill Holicky
Elise .Tones
Willa Jo}~.nson
Phil Shull, Chair
/lclrian Sopher
PLANNING BOARD MEMBERS ABSF,NT:
Andrew Shoemaker
STAFF PRESENT:
David Driskell, Deputy Executive D
David Gelu•, Assistant City Attorney
Brian Holmes, Plazu~er II
Julie Johnston, Senior Planner
Susan Richstone, Long Range Plarn~~ing Manager
Paula Weber, Administrative Specialist III
1. CALL TO ORDER
Chair, P. Shull, declared a quonim at 6:11 p.m. and the following business was
conducted.
2. Staff I+ollow -L%p from February 24
3. Planning Board Discussion on Recommendations
Consideration of a motion providing direction to staff on changes to the land use regulations in the
Residential Rural l (RR-I), Residential Rural 2 (RR-2), Residential Estate (RE), Residential I_,ow
1 (RL-1), Residential I_ow 2 (RL-2), and Residential Mixed I (RMX-I}zone districts as part of the
Compatible Development in Single-Family Neighborhood project.
'T'he public hearing on this item was held nn February 24, 2009. "l'he public hearing on this item
on March 3 will be limited to new information based on Planning I3oarcl's action on February 26,
2009.
MOTION
On a motion by E. Jones, seconded by K. Becker, t:he Planning Board recommended (b-0, A.
Shoemaker excused absent) that City Council provide direction to staff on the Compatible
llevelopment in Single Family Neighborhoods project including the Planning Board's
recorded straw poll votes, with the exception of the 22 percent building coverage for a second
story and the .55 FAR, as follows:
1
Wall Articulation: .
1. Wall llcight: Side yard sloping setbacks from the property line. For every one foot
of setback from the property line, two feet of wall height is pernutted, similar to 121,-
2 standards.
a. Staff to review impacts on smaller lots.
2. Wall Length: Planning Board supports two options -
a. Staff recommendation of 3S feet wall length for 20 foot tall walls until a five
foot jog is required or the wall must be lowered to 12 feet
b. Add a rear yard setback to the second story of the principal structure.
i. Staff to review impacts and conduct modeling nn the two options.
3. Wall Plate 1leight Measurement: Measure plate height from finished grade.
4. Wall I~~Tirroring: la:liminate wall rnirrorinti Ixrt could be consider as a hardship case
in the variance process.
Building Covera~c:
1. Aiding Scale Approach: Maintain sliding scale approach to building coverage, but
increase standards on a 7,0(10 square foot lot as follows:
a. Lots with One-Story Conditions: 40 percent building coverage.
i. To utilise Higher building coverage allotment, all structures on the lot
must maintain aone-story configuration.
b. Lots with Two- Story Conditions: 35 percent buildurg coverage.
2. Second Floor Building Coverage: The Board is in agreernent on adding a
component to building coverage that would reduce amount of second floors.
Recommendation is a maximum building coverage of 22 percent for second floor
and above to reduce impacts of taller homes.
3. Porches and Balconies: Exclude covered porches and covered/uncovered balconies
up to a certain square footage from builcing coverage.
a. Staff to make a recommendation on the appropriate amount of square
footage to exclude for covered balconies.
Floor Area Ratio (FAR):
1. Sliding Scale Approach: aVIaintain sliding scale approach to FAR.
2. Porches and Balconies: Exclude covered porches and covered/uncovered balconies
up to a certain square footage from FAK.
a. Staff to make a recommendation on the appropriate amount of square
footage to exclude fc?r covered balconies.
3. Measuring Basements in FAR: Planning Board supports considering proportional
approach to measuring basements.
a. Recommendation is to consider that portion of a basement that has an
average exposure of larger than 36 inches is cowited. Anything beyond the
average zone of 3G inches would count toward FAR.
b. Measurement would be taken from the underside of the first floor structure
to the. finished grade.
4. Virtual Floor: PIanning Board supports consideration of a virtual floor as long as it
is -
a. Above a certain height
b. Includes some square footage exemptions for things like stairwells, and
c. Excludes volume that is contained •rvithin a roof form, f'or example in the case
of a vaulted ceiling within a hip roof or a gable roof.
i. Staff to analyze at what height the virtual floor should be utilized and
the amount of exempted square footage.
Accessory Structures:
1. Distance .Requirements: At a "face to face" development where the accessory
structure wall faces a primary structure wall the following distances are
recommended:
a. 1_5 feet for atwo-story accessory to a two-story primary structure
b. 10 feet for atwo-story (primary or accessory) to one-story (primary or
accessory) structure
c. Six feet between one-story structures with a maximum G inch cave overhang
i. Staff to review if small structures (less than 1.00 square feet can be
exempt from these requirements.
5. Setbacks from Property Line: At the zero setback, accessory structures are
prohibited from developing a second story.
6. Second-Story Square Footage: Limit the second floor to _50Q square feet.
3
7oninQ Districts:
Continue to include the following zoning districts as part of regulatory changes for the
Compatible llevelopznent in Single-Family Neighborhood project:
Residential Rural I (RR-I)
Residential Rural 2 (RR-2)
Residential Estate (RE)
Residential L.ow 1 (RL-1)
Residential Low 2 (RL-2)
Residential Mixed 1 (RMX-1)
Additional Recommendations:
1. Tree Planting Program: Include a tree planting progl•am in single-family zone
districts.
a. Staff to review a possible tree planting requirement at a certain caliber.
2. Garages: To continue to address the public realm, the Board directed staff' to study
garage numbers, location, presentations, entry emphasis, offsets, etc. in the next
phase of the project.
3. Neighbor notification: Courtesy notice be sent to adjacent neighbors (and across
street and alley) once a building permit has been issued.
MOTION
On a motion by B. liolicky, seconded by Y. Shull, the PIanlling Board recommended (4-2,
F,. Jones and W. Johnson oppose(i and A. Shoemaker excused absent) t.o forward the
board's stra~~~ vote on the .5.5 FAIL and 22 percent building coverage for a second story to
~'ity (.Ollncll aS a reCOninIClldatlOIl.
Statements of apposition
W. Johnson said the general concept is good, but she did Ilot have enough information to
determine if the numbers are the right numbers.
E. Jones supported the organiration and intent of the structure of the proposal, but needed
more time to analyze the .55 FAR to ensure it will reduce impacts to an acceptable level .
4. ADJOURNMFN7'
"I'he Planning Board adjourned the meeting at l l :55 p.m.
APPROVED 13Y
Board Chair
DA'L'E
4