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5A - 1) Annexation & Initial Zoning (LUR2003-00013 & LUR2003-00037) for 5880 and 6032 Butte Mill Rd 2) Concept Plan review and Com...6) for redevelopment of 6032 Butte Mill Rd CITY OF BOULDER PLANNING BOARD AGENDA ITEM MEETING DATE: March 5, 2009 ACUENDA TITLE: Public hearing and consideration of: 1) Annexation and Initial Zoning, LUR2003-000]3, LUR2003-00037 of property located at 5880 and 6032 Butte Mill Rd. with a proposed initial zoning designation of Industrial General (IG); 2) Concept Plan Review and Comment, LUR2008-00086, for redevelopment of the property located at 6032 Butte Mill Rd. uicluding Eco-Cycle /Center for Hard to Recycle Materials /Center for Resource Conservation recycling processing facility as well as Boulder Special Transit headquarters. Applicants: Western Disposal Services, Inc. / Oz Architecture Owner: Western Disposal Services, hie. REQUESTING DEPARTMENT: Planning & Development Services Ruth McHeyser, Executive Director of Communty Planiunl; David Driskell, Deputy Director of Community Pl.aruiing Charles Ferro, Senior Planner OBJECTI V)N:: Define the steps for Planning Board consideration of this request: 1. Hear applicant and staff presentations 2. Hold public hearing 3. Planning Board discussion a) Is the aruiexation request consistent with state annexation requirements? b) Does the proposed annexation comply with the provisions oI'the Boulder Valley Comprehensive Plan? c) is the proposed city zoning desilmation consistent with the BVCP land use designation and compatible with the area? d} Is the redevelopment of the site consistent with Boulder Valley Comprehensive Plan policies`:' e) Does the proposed site plan layout optimize pedestrian and vehicular access, pedestrian and vehicular safety, and circulation? 1) Is the location and quality of proposed open space appropriate? g) Are proposed land use code modifications appropriate? }1) Do the site plans provide adequate parking'? i Is the roposed architecture compatible with the surrounding area? Agenda Item # SA I'a~e # 1 R ~ 4. Planning Board to recommend approval; approval with conditions or denial of the annexation applications to City Council. No action is required for Concept Plan Review. PROPOSAL: 1) Annexation Application #LUR2003-00013 for 5880 Butte Mill Rd.: Annexation of a 19.46 acre parcel (Westeni Disposal Headquarters site) and establishment of an initial city of Boulder zoning desgination of Industrial General (IG). (Refer to Attachment A for annexation map) 2) Annexation Application #LURZ!)03-00037 for 6032 Butte Mill Rd.: Annexation of a 16.39 acre parcel (Brickyard site} and establislunent of an initial city oi' Boulder zoning desgnation of Industrial General (IG). (Refer to Attachment A for annexation map) 3) Concept Plan Review LUR2008-00086 for the following uses on 6032 Butte Mill Rd. (the Brickyards site): a) Eco-Cycle /City of Boulder Center for Hard-to-Recycle Materials (CHaRM} / Center for Resource Conservation (CRC)/ReSource on the north side of the site: Development of the north 4.09 acres of the site to include the following: ¦ 5,700 sf Eco-Cycle administrative offices ¦ 18,900 sf Center for Hard-to-Recycle Materials Facility ¦ 16,684 sf Resource Retail Store and Storage Yard b) Boulder Special Transit on the south side of site: Development of the south 6.48 acres of the site to include: 28,000 sf Offzce Use p 12,600 sf Bus Repair Bay Space ¦ 10,700 sf Suppoz-t Space (Bus Wash /Chassis Wash Area) BVCP Land Uses: 5880 Butte Mill -Performance Industrial /Open Space Other 6032 Butte Mill -General Industrial Planning Area: Both sites are in BVCP Planning Area lIA, with a small portion of 5880 Butte Mill Rd. located in Planning Area III (see "BVCP Designation" map on page 9). A¢enda Item # SA Page # 2 1 ~ i~ ~i _ L Fem. 1 1 • ' + ~ \ ~ I '72 / .~s c ~ ' _ _ ~ _ Y ~ ~ i `i is , ~ ~ ~j, : ~ ~ ~ ~ .,r a ~ ~ ' - f r.~ ~ ~ w..: ~ S ~J ''Y` i 1 ~ ~ . ~Ft? b~ *Vicinity Map fr.~~ - p ~ 6032 BUTTE MILL 5880 BUTTE MILL RD n r_,, \ _r,~ GTY BOUNDARY mss' CITY 60UNDARY~ ti. , - o ~ \ ~ J . n ~ ' =I ~ - ~ CITY BOUNDARY a ~ ~O ~ ~ ti~ o ~o *Existing City Boundary Map (propel°ties within the city's boundary are shown in yellow) Agenda Item # SA Page # 3 The following development code modifications will need to be approved at the Site Review phase: 1. Special Transit Site (south side of 6032 Butte Mill Rd.): a. Section 9-7-1 Building Height b. Section 9-7-1 Minimum Front Yard Setback for Parking c. Section 9-7-3 Minimum Front Yard Setback for a Roof Overhang All proposed Land Use Code modifications are discussed in detail below in the Key Issues section of this memorandum. BACKGROUND: As required by BVCP policy 1.27(d), the community benefit associated with. the subject annexation will be met with a dedication to the city of four acres of the northern portion of the property located at 6032 Butte Mill Rd. to be used for future city recycling purposes. The four acre parcel is part of "Recycle Row" a one mile section of 63`a Street between .Arapahoe and Valmont roads, that was identified in the City's Master Plan for waste reduction (see Attachment B) as a one-stop shop ~vhere Boulder residents and businesses could access facilities to meet their waste reduction. and recycling needs. The four acre parcel that will be dedicated to the city upon annexation will house Eco-Cycle and the Center for Resource Conservation, as the city intends to lease these four acres of land to these two non-profit organizations to relocate the CI-IaRM (the Center for Hard to Recycle Materials) and Resource Facilities (a used building materials yard). The City of Boulder and Eco-Cycle are in partnership with the CHaRM facility. Since the facility's inception in 2001, the city through a contractual agreement with Eco-Cycle has agreed to assist in the creation and operation of this service to the residents and businesses of Boulder. This will allow Eco-Cycle to vacate the land they currently lease from the city at the Municipal Service Center (city yards) and Resource to vacate the area it currently leases from Western Disposal at the southern portion of the Brickyard site located at 6032 Butte Mi11 Rd. while providing permanent facilities far these and. other local non-profit organizations, as discussed below. The proposed annexation will also bring additional revenue into the city by annexing Western Disposal's headquarters site into the city's boundary. The plaruied uses for the "Recycle Row" corridor will house the following: ¦ CHaRM (the Center for Hard to Recycle Materials) • The Center for Resource Conservation ¦ the new county-wide household hazardous waste and small business hazardous waste facility ¦ Western Disposal's construction and wood waste processing center ¦ the city's yard and wood waste dxop-off centers • Western Disposal's yard and food waste composting site ¦ Boulder County Recycling Center and drop-off site Agenda Item # SA Page # 4 The proposed development would also provide a permanent location to Boulder Special Transit who is currently leasing space at the city's municipal yards at 4880 E. Pearl Street. As indicated by the adopted. 2005 Facilities and Asset Management (FA~M) Master Plan, additional space is needed in the city's yard to serve municipal operations. The plan is available online at htt )://W4VW.b0Ulde1'C0101'ad0. TOVhnCIIJ\. )h '?o )tiou=com contentsctask=view&id=92&Itcmid=g I Processes: Annexation /Initial Zoning: Per Sectiozz 9-2-16, B.R.C. 1981, annexations must comply with Colorado Revised Statutes (C.R.S.) 31-12-101 et seq. and shall be consistent with the Boulder Valley Comprehensive Plan (BVCP). Petitions for annexation require a recommendation from Planning Board to the City Council prior to the approval of an ordinance for annexation. Concept Plan: Per Section 9-2-14(b), B.R.C., 1981, properties in the IG zone district are required to complete Concept Plan and Site Review if the property is over five acres in size or the proposed development exceeds 100,000 square feet. The minimum threshold to be eligible to apply for Site Review is 2 acres. Post Annexation: In this particular case, subsequent to azmexation, the Brickyard Parcel at 6032 Butte Mill Rd. is proposed to be subdivided (application currently pending) into a 4.09 acre site to accommodate CHaRM and Resource on the north side of the site and a 6.48 acre site on ' the south side of the site to accommodate Special Transit headquarters. Since the southern portion of the site will exceed the five acre threshold, Concept Plan and Site Review are required. for the Special Transit portion of the site. If a height modification is requested, a public hearing before Planning Board will be required, if z1ot, it is possible that a Site Review application can be processed. administratively at the staff level. Staff's final decision would be subject to call-up to the Planning Board pursuant to Section 9-2-7, B.R.C. 1981. A¢enda Item # SA Page # 5 t PRiIIYIttA4T PUT BRICKYARD SUBDIVISION SITUATLD III WEST 1/7 Of IHC NORTnCAST 1/~ SE01}ON 27, TD'MlS4R f NORtII, RAl~OC 70 Wi Si, IN :ilC 6111 R.Y. COUNTY Of DOUf.LR, STAiC 0: COLORADO TOtLL ARU.f 2. <00 ?CRLS SNCCT 2 Of 2 ~ j i° y".x .T__. ~ - ca m RD) IsR (~o~ R.D.n.) _ i - - T I 4....._ 1 L.im u•. ' I~ 1. _5 „~-•-~co-Cycle ; ~ Special '~i' ~ I 1 I I .-i x Resaurce ~ 1 Transit ~ ~ 1 1 / ~ 6.48 Acres i~j~ 1 ~ ~ 4.09 Acres , li ; _ ~ I I r k J ~ / I Lf4£ND i 1 I Y ` 1 N( LAS ::.C.~L:.~1' I.•~_..~_._.~..~,` x; / vm 1 ~ C.~•C--C77Y YA,. 1 i --J ~MCCURATE:y-15'n-LC•C ~ ~ t - = wfSiiRN DISR05s.1 SEAYICES. DlG. Proposed Subdivision Agenda Item # 5A Page # 6 Although the CITaRM site would not exceed the five acre, 100,000 squaxe foot threshold for Concept Plan /Site Review, redevelopment of the sites has been presented together; therefore, Eco-Cycle and Center for Resource Conservation agreed to participate in the Concept Plan Review process to receive feedback from staff, the public and the Planning Board (although not required by the land use code). Once the property is annexed and subdivided, it is likely the CHaRM/Resource facility could be constructed by-right (assuming the applicant does not request to modify development code standards through the Site Review process). •M. J ~ - _ ~a. ww~ ~~/'y~y-yy •~YI :I.CC[~_-~ ~ , . ' ~ _ , :III' a = _ ~ - ~ - ..~z _ ~ .i ~ .C_~.__.__~... rVrlS iC-~~ ~Prol~osed I3rid~yards Site flan 603213utte Nlill Rd. Concept Plan Review Purpose Per Section 9-2-13(a), B.R.C.,1981, the puzpose of the Concept Plan review process is to determine a general development plan for the site; including, without limitation, land uses, arrangement of uses, general circulation patterns and characteristics, methods of encouraging use of alternative transportation modes, areas of the site to be pzeserved from development, general architectural characteristics, any special height and view eoz-ridor limitations, environmental preservation and enhancement concepts, and other factors as needed to carry out the objectives of this title, adopted plans, and other city requirements. The Concept Plan review process is intended to give the applicant an opportuzv.ty to solicit comments from the Planning Board early in the development process as to whether the concept plan addresses the requirements of the city as set forth in its adopted ordinaz~zces, plans, and policies. Agenda Item # 5A Paz=e # '1 Land Use Modifications Per Section 9-2-14(c), B.R.C., 1981, certain Land Use Code standards may be modified through the Site Review process such as building height, setbacks and parking requirements if improved design results and the Site Review criteria found in Section 9-2- 14(h), B.R.C., 1981 are satisfied. Modifications to development standards contained in the Land Use Code can also be negotiated through the annexation agreement. Staff has agreed to some land use code modifications for the Western Disposal Headquarters property located at 5880 Butte Mill Rd. to allow for future recycling processing uses and facility expansion., however, the modifications required for the Special Transit Site on the southern side of 6032 Butte Mill Rd. have not been included in the proposed annexation agreement (refer to Attachment A) ,therefore, final approval of the proposed modifications would have to occur through the Site Review process. While staff is supportive of the proposed modifications, the plan is still conceptual, therefore, staff wanted to obtain feedback from the Planning Board before adding the proposed modifications for setbacks into the development agreement. Staff has not identified any required Land Use Code modificarions for the Eco-Cycle /City of Boulder Center for Hard-to-Recycle Materials (CHaI2IVI} / Center for Resource Conservation (CRC)/Resource facility on the north side of the site. The proposed modifications are discussed in detail below under the Key Issues portion of this memorandum. Existing Sites/Site Context The sites are located on the edge of the city's boundary near 63`d St. and Butte Mill Rd. in an area of the city historically used for mining operations, aggregate production, and other industrial land uses. Agenda Item # 5A Page # 8 ~ - Val•nont Butte r ~ ' a• 1 5`r.S~„is- , v'ir " y~ LaFarge Aggragates I ~ T ~ . ~ r ~ ~~5,'~. ~ ~ !4 ~ 1~ 5 c~io Ball Fie'c I- l ~ ,6' r t j 1 ~~JJBIJii'L1111Li?D;~~-. "?P~^'~ i I Per- - , ~ _Z_° ~ 1 y :6032 BUTT E A41LL RDA • _ f~'~~_ ;~C= v i ~ r., ~ ~ il~~ - ~ t~~~1~~ 1,f 1 _ ~ ~ r) 4~ . t ~ f T`1... _ .._...t r 1~. L , 1 ~ Ta _ 14 I ~ ! I XG~I f O~~t'~ Fidnll ` f - -y~~ _ ' rva xt l I~ 1/~~ _,.~rn C;,pos `I Can r? ~I y r:; I ~ ~aaatttt**** cc ~ 1 [ i~' f t k ~ ..;r^ - ~ _.y ~ i. i '~~'~I ~ - i ~f ~--ten-"ice - -"s '"v *Area Context Map 5880 Butte Mill Kd (Western Disposal Headquarters The site is currently developed and serves as the administrative headquarters for Western Disposal. The site has one point of access from Butte Mill Rd. on the north side of the property. The site was developed under the jurisdiction of Boulder County and is characterized by one and two-story administrative building as well as steel, industrial storage and maintenance buildings totaling approximately 34,793 square feet. hi addition to office uses, the site functions as a trash /recycling transfer station and serves as the current location for the Boulder County Household Hazardous Waste drop aff facility (soon to be moved to the Boulder County Recycling Facility at 1901 63i`~ St.). The site also accommodates truck storage and maintenance facilities. Overall, the site is level and is adjacent to the Lafarge aggregate facility to the north, city- owned open space and the South Boulder Creek Trail to the south, KOA Lake to the west and a railroad right-of--way and the Stazio Ball Recreation Complex to the east. Several other recycling and industrial uses surround the site. Many mature trees also exist on the northenz side of the property. Wetlands along KOA lake have been identified and mapped as a part of the annexation application. Mountain views are prominent from the site. No redevelopment will be pennitted on the portion of the property desitmated OS-O or within the wetland buffer. 60'i2 Butte Mill Rd. (Brickyard Site) The site was used as a former brick production facility and maintains a significant cut on the west side of the site with fill dirt stockpiled on the eastenl portion of the site. The site currently serves Agenda Item # SA Page # 9 as the current location of the Resource salvage retail and storage facility on the south side of the property. The former brickyard office is also located on the north side of the site and was most recently used as a meeting facility by the Retired Seniors Volunteer Project. Several steel storage structures are also located on the property as well as storage for Western Disposal's curbside and roll- off trash containers. All structures are slated for demolition upon annexation. Access to the site is currently provided via 63r4 St. and Butte !Mill Rd. No pedestrian networks exist around or through the site with the exception of the South Boulder Creek Path to the south and west of the site. The site is defined by a mixture of a semi-rural landscape with several other recycling and industrial uses surrounding the site. Valmont Butte and the LaFarge Aggregate facility are located directly to the north, an Xcel Energry facility and the Stazio Ball fields are located to the south and west, and a former mining operation is located to the east. The Jones and llonnely Ditch are directly adjacent to the site to the west. A large Xcel power plant is located south east of the site. Additionally, the Boulder County recycling processing faci] ity and the future home of the hazardous materials management facility, and Western Disposal's organic composting facility are located directly south of the site. Based on the former industrial uses on the site, no significant mature landscaping exists on-site. Mountain views are prominent from the site. Boulder Valley Comprehensive Plan (BVCP) Designation As indicated by the maps on the following page, the properties are desi~mated Performance Industrial (PI), General Industrial (Gl) and Open Space Other (OS-O) under the BVCP Land Use map. Per the BVCP, the GI classification is shown where the more intensive and heavy industries are located or planned.. The industrial uses considez-ed PI on the comprehensive plan are primarily reseaxch and development, light manufacturing, large scale printing and publishing, electronics, or other intensive employment uses. OS-O indicates public and private land designated prior to 1981 that the city and county would like to preserve through. various preservation methods including but not limited to intergovernmental agreements, dedications or acquisitions. Agenda Item # 5A Pale # 10 - OSA i / ~ I tli % I h `lrtil.~ I~'18f' slntrnttR ~ ' ~ - i i~ i 5390 HU'ITE ~SII_[. RD. ' ~ ; ~ Gi3nera! Ind~51ri~! i nS-n I e~ PI ~ k, Urtwn, ONe 1_ ~ a3ric, urban a~a ocher V' ~ ~ ~ `n t ~ ~ 1r~. ;I -y , it _ I ' T u~ - - - ~ ~ - - - i ~ I1 G~nerarlndustnt3i`~-. - i' , - *BUCP band Use D~~~'i;;~lutions 5480 Butte Mill Rd. * BVCP Land Use Designations 6032 Butte Mill Rd. Additionally, as indicated by the map on the following page, a majority of the properties fall within BVCP Planning Area IIA_ although a very small portion.of the property located at 5880 Butte Mill Rd. falls within Area III (.49 acres). BVCP Policy 1.22 defines Planning Areas II and III as follows: Area II is the area rzow under county jurisdiction, where annexation to the, city can be considered consistent with Policies 1.18, 1.20, & 1.27. New urban development nzay only occur coincident with the availability of adeguate facilities and services and not otherwise. Depar•trnental masterplans project the provision of services to this area within the planning period. Area IIA is the urea of immediate focus within the first three years, and Area IIB is available to accvnzmvdate development within the balance of the planning period. Area III is the renzainirz~ area in the Boulder Valley, generally under county jurisdiction. Area III is divided into the Area III-Rural Preservation Area, IvlTere the city and county intend to preserve existing rural land uses and chm-ucter and the Area 11I-Planning Reserve Area, where the city and county intend to maintain the option of future Service Area expansion. (See Area I, 17, III Map and Policy 2.10 Delineation vfRural Lands.) The portion of property located in Area IlI was previously aportion ofright-of--way associated with Valmont Butte and was recently acquired by the applicant from the city subsequent to the realignment of the intersection of Valmont and Butte Mill Roads. The triangular portion of the property was sold by the city to the applicant as it had no value to the city and required future maintenance. The subject parcel will not require any urban services and will be used as a landscape entry feature maintained by 't%Vestern Disposal as well as a future multi use path connecti on between Valmont and Butte MiII Roads. Agenda Item # SA Pale # ll The BVCP prohibits privately owned properties that are Area IIl from being aiu~exed. However, given the property's configuration and expression of support for the annexation from Boulder County staff, city staff recommends approval of the annexation and have included. conditions of annexation which would prohibit development on this portion of the property. Staff will also recommend a change to the service area in the next Mid Tenn or Major BVCP update to create consistency between the area boundary and the annexation. / ~ _ ~ 6032 BUTTE MILL R~~/ 5880 BUTTE MILL RD ~ ; i'~ I i . _ I AREA II A Q AREA II B , AREA II A ~ 1 t'~ o. ~ \ ~ ~ i - y i ' - , O \ °G ~ - f '•`BVCP Planning Service ~It•ea Map Site Constraints 5880 Butte Mihl Rd. (Western Disposal Headquarters) The headquarters site is relatively level and the only major constraints on the site arc the proliferation of mature trees that exist as well as the small portions of wetland buffer areas on- site adjacent to KOA lake. 6032 Butte Mill R~Brickyard Site) The site was formerly used as a brick production facility and maintains a significant cut on the west side of the site with fill dirt stockpiled on the eastern portion. The cuj7•ent grading on the site precludes efficient development to suit the needs of the applicants; therefore extensive grading and filling will be required to acconltnodate driveways, parking, and site drainage. Grading will be constrained by the realignment of Butte Vlill Rd. and 63"~ St. as the streets will Agenda Item t~ SA Page # 12 be cut between three and five feet lower than the roads currently exist. Prairie dogs are also present on the site and must be remediated prior to redevelopment. Section 9-16, B.R.C.19M requires that building height be measured from "natural grade." The current topography that exists on the property is considered natural grade since it has been in existence prior to 1971 when the city's height regulations were adopted. Since height is measured to the lowest point within 25 feet of a building, a height modification would be required for any redevelopment of the site due to the severe cut on the property (since the low point must be taken using the existing 1~rade), especially on the north side of the site. In response to the topographic conditions, staff has included the proposed grading plan (Attachment A) in the annexation agreement to reestablish natural grade and low points that are not as prohibitive for the purposes of calculating height. As noted above, the corner of 63"~ St. and Butte Mill Rd. will be realigned (to include a gentle turn radius) for improved pedestrian and vehicular safety requiring aright-of--way dedication (which the applicant has agreed to). - , ~ ~ -f f ~ i~ _ ~ ~ , ~ I 5/~ '`,-i) t { It -'1 c\~ o f '1 ; 6032 BUTTE MILL RD ~E, l' ~ ~ I , ~ ;•-~'_~~1~ 1 l ,f \ i ~ ~ \ ~ , - ~ ~ ~ ~ 'y t ~ ~ 3` - ~ li 1 ~ - ~ ~ ii ~ `fir \ I _ 1 - ' `Existing Grades on the Brickyard Site Agenda Item # SA Pa~c # 13 Proposed Zoning The proposed zoning for both properties is Isidustrial General (IG). Section 9-S, B.R.C. 1981 considers properties zoned IG areas where a wide range of light industrial uses, including research and manufacturing operations and service industrial uses are located. Residential uses and other complementary uses may also be allowed. in appropriate locations. The proposed industrial city zoning designation is considered compatible with existing underlying 13VCP land use designations as well as the surrounding zone districts of IG and Public (1'). The maximum Floor Area Ratio (FAR) allowed in the IG zone district is 0.5. ~ I ~fatrrro - - - - - _ 6032 BUTTE MILL f 5880 BUTTE MILL RD i ~ P 4 ~ ~ 5 I~ i ~ E, O I _ ~ JJ ~~~,y~~r, L~ 6 1 ~ i _tu 1 i i ~:1 ~ *Surrounding City Zone Districts Current and Proposed Uses 5880 Butte Mill Rd (Western Disposal Headquarters) The site currently contains administrative offices as well as recycling collection uses. Administrative office uses are permitted in the IG (Izidustrial General) zoning district, however, Section 9-6-1(d), B.R.C. 1981 permits recycling center uses, large recycling collection facility uses, and recycling processing facility uses by Use Review only. Staff has agreed to allow the proposed uses without a Use Review application through the pending annexation agreement (refer to Attachment A) since the uses are compatible with the area and have existed on the site for several years. The applicant is seeking the ability to expand the facility by approximately 65,000 square feet from 34,000 square feet (to a maximum of 100,000 square feet) through the annexation Agenda Item # 5A Page # 14 atreement. The proposed expansions would allow additions to existing buildings and the opportunity to construct new buildings on the campus. Refer to Attachment C for a conceptual site plan proposal. Per the annexation agreement, any proposed development in excess of l 00,000 or development that requires a wetland, floodplain development permits will have to undergo Site Review. Development requiring setback or height modifications would also require Site Review. The maximum floor area of 0.5 will not be exceeded nor will the maximum 40 foot building height as specified by the IG zone. 6032 Butte Mill Rd. (Brickyard Sitc The applicant proposes to subdivide the property into two parcels subsequent to annexation (application pending). The 4.09 acre parcel on the north side of the site would be dedicated to the city and used to provide a pernlanent location for Eco-Cycle and Resource, while the 6.48 acre parcel on the south side of the site would be owned and developed by Boulder Special. Transit. Each. of these uses and their consistency with zoning regulations is discussed below. 1. Lco-Cycle/CHaR~north side of site): The 4.09 acre parcel on the north side of the site would be developed with 5,700 square feet administrative offices for Eco-Cycle and 18,900 square feet of recycling processing facility for the CHaRM. The site will also include a 16,684 square foot Retail Store and Storage Yard area for Resource, discussed below. The proposed Eco-Cycle/CHaR.M uses are classified as Recycling Processing facility with accessory office uses under Section 9-16, B.R.C.1981 and is considered a use that requires Use Review per Section 9-6-1, B.R.C. 1981 in the Industrial General (IG) zone district. Eco-Cycle/CHaRM is anon-profit organization that accepts and processes hard to recycle items suc11 as rubber, consumer electronics, computers, and plastic materials. Through the annexation agreement, staff has agreed to allow the proposed uses without a Use Review application through the pending annexation agreement since the uses are compatible with the area and reflect a level of intensity that already exists in the area. 2. The Center for Resource C,onservation/ReSource: The proposed Resource facility is classified as a Large Recycling Collection facility with accessory retail uses under Section 9-16, B.R.C.1981 and is considered a use that requires Use Review per Section 9-6-1, B.R.C. 1981 in the Industrial General (IG) zone district. Resource is anon-profit organization that accepts and resells various kinds of reusable building materials. Through the annexation agreement, staff has agreed tq allow the use without a Use Review application through the pending annexation agreement since the use is compatible with the area and provides a level of intensity that already exists in the area. The use has also been in existence on the site for several years. 3. Boulder Special Transit: The 6.48 acre southern portion of the parcel will contain an administration building for Boulder Special Transit as well as vehicle service, bus parking /storage and circulation functions. `I he large parking area will serve as a vehicle storage lot for buses not in use and will also serve as a driver training course and travel training area. Agenda Item # 5A Page # 15 The subject use is classified as a Government Facility use under Section 9-16, B.R.C.1981 and is considered a use by-right in the IG zone district and does not require a Use Review application. Boulder Special Transit is a private, nonprofit orgaiuzation that promotes independence and self-sufficiency for people with limited mobility by providing transportation options. Boulder Special Transit also operates the HOP bus. Currently, Special Transit leases space from the city at the city yards at 4880 E. Pearl St. The site would provide a permanent facility for administrative offices, vehicle maintenance and storage, driver training areas, and travel traitung areas, freeing the city yards space to meet other needs. 1 PRFI.ININARY PUl BRICKYARD SUBDIVISION - SrtUAYf9 IN WCST f%1 OF THE NCRINEbST i/~ SCCItON 27, ?0'A'N5111P 1 NJV`ll. (GNGE 70 WEST. IN 7NE 61N P.U. COUA(Y CF EC JL:EN, SYATE OF fACORA00 tOtAt AREAS 12.+90 4CRE5 SNCEf 2 OF 2 1~7CM OFARfff 89}/39 (!0~' R.O.W.) _ _y~~ . .x,:..~ _ a:t ' ~ Special i , j ' .1 Transit t , ~ ;,'r Eco-Cycle / ' ; : -._...r`. ' 6.48 Acres ' i - iR ~ ~ Res( ut-ce ; i_ , ~ j f s%' ~ ' I y i 1~ ' ~j~ . l~~ 4:09 Acres ~ ~ _ _ ____r~"~-_'~ ~-f L I 7 ..~c. / ~ _ ~'..~~:e3u.. K ACCURATE Cn9ilun ECC a ~r - WCST(RN 9~SF9.'J~L AFNCiS, I!~C. 1 v ~ - *Proposed Sz~bdivision Further llescription of Proposed Development at 6032 Butte Mill Road Eco-Cycle/CHARM and Resource (north side of site), Per Attachment E, the proposed development consists of a 40 foot tall, modern industrial building located in the center of the site with grade sloping from the east to the western portion of the site. Based on the current grading, a si~n~ificant amount of fill will be required for the western side of the site and some cut from the eastern side of the site will. be required to accommodate the newly aligned corner of 63`d St. and Butte Mill Rd. The northern portion of the building will house the Resource retail store and covered storage yard and the southern portion of the building will house the Eco-Cycle/CHaRM facility. Based on the nature of the uses, vehicular circulation is critical to provide efficient and safe material Agenda Item # 5A Page # 16 drop-off and loading areas. Therefore, the perimeter of the site on all sides will provide an access driveway and surface parking spaces. However, the proposed plan also presents a pronounced main entryway toward both 63rd St. and Bufte Mill Rd. with safe and efficient pedestrian connections in and arouzld the site. Based on the proposed grading plan, building height will not exceed the 40 foot maximum specified for the IG zone district. Overall, the massing of the proposed building is appropriate, especially given the busy nature of the surrounding streets. Per Section 9-9-11(c), B.R.C. 1981, useable open space required for the site is 15%. Per the applicant's submittal, 43% of the 4.09 acre site will remain useable open space. It appears that a majoz-ity of the open space requirements will be fulfilled with perimeter landscaped area and entry plaza space on the north east conger of the site. While the site will serve industrial uses, the useable outdoor spaces will include seating areas, unique pavement treatments, landscaping and public art features. Additionally, the sites will be connected by eight foot detached public sidewalks with eight foot detached tree lawns to make pedestrian travel to the Stazio Recreation complex or the South Boulder Creek Path safe and efficient. As noted in the applicant's submittal found in Attachment E, the FAR proposed is 0.23 where 0.5 is permitted. and all proposed setbacks appear compliant with the IG zone district. All development code requirements will be verified at the time of building permit. As indicated below, parking for the site is in excess of the requirements for the IG zone district. Area Parking Total Buildin Use Parkin Ratio s Re 'd Provided Eco-C cle Offices Office 1:400sf 5,700 15 15 10 or peak load Recycling +1 for Processing commercial 13 (10+3 CHaRM Facilif vehicles NIA commercia 29 Large Recycling 1:400 sf +1 for Collection commercial 32 (29+3 Resource Facility vehicles 11,285 commercial 32 TOTAL 60 76 Agenda Item # 5A Page # 17 - Boulder Special Transit (south side of site): T'he applicant has proposed a phased development for this portion of the site, as indicated in the submittal found in Attachment E. Timing of the proposed phases will be determined at the time of Site Review. A summary of the phasing is as follows: Special Transit Site Phasin Plan PHASEI PHASE II TOTAL Building Building Building Area Parking Parking Area Parking Parking Area Parking Parking SF Re uired Provided SF) Re uired Provided SF Re uired Provided UPPER LEVEL Office 18.600 47 9,400 24 28,000 70 LOWER LEVEL Maintenance) Sho Bas 7,200 18 5.400 14 12,600 32 Su ort 7,900 20 2,800 7 10,700 27 SUBTOTAL 15,100 38 8,200 21 23,300 58 SERVICE 4,700 12 0 4,700 12 TOTALS 38,400 96 96 17,600 44 56,000 140 140 'NOTE: Parkin Re uirements Based on 1 S ace/400 SF -Non-Residential Uses in 1-G Zone District The adminstration building is proposed on the north east corner of the site with surface parking located on the north and east sides of the site along 63rd St. and the northern access drive. The proposed building takes advantage of the topography of the site with the office building situated along 63rd St. and the vehicle service, bus parking /storage and circulation functions on the lower tier of the site (approximately 17 feet lower than the eastern side of the site), concealed from. public view. The large parking area will serve as a vehicle storage lot for busses not in use and will also serve as a driver traizung course and travel training area. Per the applicant's proposal found in Attachment E, the administration building combines prairie style design with contemporary styling elements. The building is divided at a 45 degree angle to provide an entrance plaza from 63rd St. while positioning some building mass toward the common access drive on the northern side of the site. Open space plaza and balcony areas will be available on the west side of the building. R minimum of 20 percent useable open space is required and while the applicant has not calculated the exact percentage, based on preliminary calculations, the site will exceed the open space requirements for the IG zone district with a combination of plaza and balcony spaces as well as landscaped areas. The program for the site takes advantage of the grade on the property and proposed buildings present a pleasant facade to the public realm with appropriate massing while using grade to conceal the impacts of outdoor vehicle storage and operational and service functions. The strong horizontal building forms as well as the diversity of the materials result in a warm, attractive Agenda Item # 5A Page # 18 sheetscape while preserving and capitalizing on view corridors to the west and south west. While a significant amount of surface parking and vehicular circulation is required to make the site function for its intended uses, the proposed buildings will present a "front door" feel toward. 63T`~ St. with ample fenestration to pronounce the administrative functions while softening the impacts of the outdoor vehicle storage and maintenance functions on-site. Parking areas will also be heavily screened from surrounding rights-of--way and the ad}acent Stazio Recreation Complex. As noted above, Resource is currently located on the southern part of the site. Special Transit has agreed to allow Resource to remain on-site until August 31, 2010 to allow adequate time for the new Resource building to be constructed on the north side of the site. KEY ISSUES: Staff has identified the following key issues to aid in Planning Board's discussion of the proposed Concept Plan Review application: 1) Is the annexation request consistent with state annexation requirements? Annexations must comply with the Municipal Annexation Act of 1965, Section 31-12-101, et seq., C.R.S. Staff has reviewed the annexation petition for compliance with Section 31-12- 104, C.R.S. and Section 31-12-105, C.R.S. and finds that the application is consistent with those sections, as affirmed by the criteria below: • Landowners of more than 50% of the area have petitioned to annex; • The petition was filed with the City Clerk; • There is a conununity interest between the property proposed for annexation and the city of Boulder; • The subject property does not include any area included in another annexation proceeding involving a city other than the city of Boulder; • The amiexation would not remove the property from one school district and add it to another; and • The property has, at least, one-sixth contiguity with the perimeter of the City of Boulder. Staff has found the proposed applications compliant with the state provisions for annexation found in Section 31-12-101 et seq., C.R.S. 2) Does the proposed annexation comply with the provisions of the Boulder Valley Comprehensive Plan (BVCP)? Staff has found the proposed annexation consistent with applicable BVCP policies. Staff's analyses of relevant policies in Section 1.27 of the BVCP are found below: a) Annexation will be required before adequate facilities and services are furnished. The applicants have submitted an application to annex to the city privy to connection of any city tctilities. Connection will only occur if the annexativn is approved by City Council in accordance with the annexation agreement (refer to Attach~ner:t A). Agenda Item # SA Paae # 19 b) The city will actively pursue annexation of county enclaves, Area II properties along the western boundary, and other fully developed Area II properties. County enclave means an unincorporated area of land entirely contained within the outer boundary of the city. Terms of annexation will be based on the amount of development potential as described in (c), (d), and (e) of this policy. Applications made to the county for development of enclaves and Area II lands in lieu of annexation will be referred to the city for review and comment. The county will attach great weight to the city's response and may require that die landowner conform to one or more of the city's development standards so that any future annexation into the city will be consistent and compatible with the city's requirements. Not applicable. The sites are not considered an enclave or fully developed. c) Annexation of existing substantially developed areas will be offered in a manner and on terms and conditions that respect existing lifestyles and densities. The city will expect these areas to be brought to city standards only where necessary to protect the health and safety of the residents of the subject area or of the city. The city, in developing annexation plans of reasonable cost, may phase new facilities and services. The county, which now has jurisdiction over these areas, wilt be a supportive partner with the city in annexation efforts to the extent the cowity supports the terms and conditions being proposed. Not applicable. The Brickyard Site is not considered substantially developed, however the Western Disposal Headquarters site at 5880 Butte Mill Rd. is considered substantially develaped. The Headquarters site currently has available services and will not require a phasing plan. d) In order to reduce the negative impacts of new development in the Boulder Valley, the city will annex Area II land with significant development or redevelopment potential only if the annexation provides a special opportunity or benefit to the city. For annexation considerations, emphasis will be given to the benefits achieved from the creation of permanently affordable housing. Provision of the following may also be considered a special opportunity or benefit: receiving sites for transferable development rights (TDRs), reduction of future employment projections, land and/or facilities for public purposes over and above that required by the city's land use regulations, environmental preservation, or other amenities determined by the city to be a special opportunity or benefit. Parcels that are proposed for annexation that are already developed and which are seeking no greater density or building size would not be required to assume and provide that same level of community benefit as vacant parcels unless and until such time as an application for greater development is submitted. As required by B1/CY palicy 1.27(d), the conznatcnity benefit associated with the subject annexation constitutes a dedication of 4 acres of the northern portion of the property located at 6032 Butte Mill Road to be used far fixture non-profit countywide recycling purposes. Annexation of the subject propej-ty (as well as the Western Disposal headquarters site) contributes to the develapment of "Recycle Row, " (the one mile section of 63'~`i Street between Arapulaoe and Valmont Roads) as aone-stop-shop Agenda Item # SA Pale # 20 where all Bvulder County f-esidents and businesses cara access facilities to meet all their waste reduction and recycling needs and furthers services to the cvmmunity and the city's overall goals and policies related to sustainability and waste reduction (found irz Section 1 of the BVCP ar2d the city's Master Plan for Waste Reduction). c) Annexation of substantially developed properties that allows for some additional residential units or commercial square footage will be required to demonstrate community benefit commensurate with their impacts. Further, annexations that resolve an issue of public health without creating additional development impacts should be encouraged. Inclusio~aary zoning is not triggered by an~aexation of industr°ial properties. However, as noted above, the community benefit associated with the subject annexation constitutes a dedication of 4 acres of the northern portion of the property located at 6032 Butte lt~lill Road to be used far fieture City recycling purposes, helping,further the city's overall goals and policies ~°elated to sustuinability and waste reduction (found in Section I of the BVCP and the city's Master- Plan far Waste Reductian). f) There will be no annexation of areas outside the boundaries of the Boulder Valley Planning Area, with the possible exception of annexation of acquired open space. A majority of the property is within Area IIA of the Boulder Valley planning area, which makes the area eligible for immediate annexation. Additionally, BVCP Policy 1.27(b) above calls for t11e city to actively pursue annexation vfArea II properties. g) Publicly owned property located in Area lII and intended to remain in Area III may be annexed to the city if the property requires less than a full range of urban services or requires inclusion under city jurisdiction for health, welfare and safety reasons. Both pf-oper-ties are primarily located in Area IIA as defined by the BVCP. However, a 0.49 acre portion of the northern tip of the property at 5880 Bzrtte Mill Rd. is located in Area III. The portion of the property was recently pacrcl7ased by Westef-n Disposal from the city after the realignment of the intersection of Valmont and Butte Mill Roads. The area will only be c~.sed far landscaping / multi-use trail purposes and will not require any urban services and will be restricted from any new urban development through the annexation agreement. While the praperty is no longer publicly owned, CRS Section 31-12-105(1)(a) allows the property owner to annex the portion of property located in Area III as it is held in common ownership. h) The Gunbarrel Subcommunity is unique because the majority of residents Iive in the unincorporated area and because of the shared jurisdiction for planning and service provision among the county, the city, the Gunbarrel Public Improvement District and other special districts. Although interest in voluntary annexation has been limited, the city and county continue to support the eventual annexation of Gunbarrel. If resident interest in annexation does occur in the future, the city and county will negotiate new terms of annexation with the residents. Not applicable. The property is not within the Uacnbarrel Subcommunity. Agenda Item # SA Page # 21 3) Is the proposed zoning district of industrial General (IG) consistent with the SVCP land use designations and compatible with the area? A majority of the surrounding area contains similar industrial, recycling, and public uses with. IG zoning being the most prevalent zone district in the area. Staff finds the proposed IG zone district compatible with the existing zoning in the area as well as the underlying Performance Industrial, General Industrial, Public, and Open Space-Other BVCP land use designations. 4) Does the proposed site plan layout optimize pedestrian and vehicular access, pedestrian and vehicular safety, and circulation? Each of the proposed uses is considered to have intensive vehicular parking, storage, and circulation needs for material drop offs and entering and existing buses and shuttles. 5880 Butte Mill Rd. (Western Disposal Headquarters) Vehicular and pedestrian accesses will not change from the existing development. However, a new pedestrian easement across the northern portion of the property will be required through annexation to provide a new pedestrian connection. Pedestrian access to the South Boulder Creek trail will remain available to the northwest of the site fiom Valmont or to the south through the Stazio Recreation complex. On-street bike lanes will. also be installed as a part of the realignrrtent of 63"d Ave. and Butte Mill Rd. as well as a sidewalk on the south side of Butte Mill Rd. 6032 Butte Mill Rd. (Brickyard Site) Pedestrian and vehicular accesses will be significantly improved. Based on the proposed concept, afive-foot detached sidewalk with street trees will border the site along Butte Mill Rd. and turn south along 63"~ St. The sidewalk will provide easy access between sites and will also link to the existing detached sidewalk and the on-street bike lane on Valmont Rd. with easy access to the South Boulder Creek Trail at Valmont Rd. or to the south at the Stazio Recreation complex. On-street bike lanes will also be installed as a part of the realignment of 63"d Ave. and. Butte Mill Rd. as well as a sidewalk along 63"~ St. Based on the circulation needs of the proposed uses, vehicular access would also be significantly improved. Separate accesses would be provided to each site respectively from Butte Mill Rd. and 63"`~ St. A second access would be provided to each property via a common access driveway designed to connect Butte Mill Rd. and 63rd St. through the site. 5) Is the location and quality of proposed open space appropriate? a Eco-Cycle/CHaRyt and CRC/iZeSource (north„side of site): Per Section 9-9-11(c), B.R.C. 1981, open space required for the site is 15%. Per the applicant's submittal, 43% of the site will remain open space. It appears that a majority of the useable open space requirements will be fulfilled with perimeter landscaped area and enhy plazas space on the north. and south sides of the site. Agenda Item # SA Page # 22 While the site will serve industrial uses, the outdoor entryway plaza will be amenitized with sitting areas, unique pavement treatments, landscaping and public art features. The site is also located in close proximity to the Stazio Recreation Complex as well as the South Boulder Creek path which provide additional nearby open space opportunities. Open space calculations will be verified at the tune of building permit. Boulder Special Transit at 6032 Butte Mill (south side of site): Per Section 9-9-11(c), B.R.C. 1981, as proposed, open space required for the site is 20 percent. Per Section 9-9-11(c), B.R.C. 1981, open space is a function of building height. Therefore, should the applicant reduce the building height to 35 from 45 feet, only 15 percent open space would be required. Per the applicant's submittal useable open space areas will be concentrated into the entry plaza along 63"~ St. as well as on the upper tier of the south side of the building. Perimeter landscaping will also be considered in the overall open space calculation. While the open space areas are not highly detailed in the proposed Concept Plan application, at the time of Site Review application, staff will work closely with the applicant to ensure that outdoor spaces are amenitized and are inviting to users at the time of Site Review. A minimum of 20 percent useable open space is required and while the applicant has not calculated the exact percentage, the site will exceed the open space requirements for the IG zone distnict with a combination of plaza and balcony spaces as well as landscaped areas. The site is also located in close proximity to the Stazio Recreation Complex as well as the South Boulder Creek path which provide additional neaxby open space opportunities. Open space calculations will be verified at the time of Site Review. 6) Are proposed land use code modifications appropriate? Staff has identified the following possible development code modifications for the Special Transit Site (6032 Butte Mill Rd.): a) Section 9-7-1 Buildin Hci ~ht Maximum building height for the 1Ci district is 40 feet. Measured according to code to the low point 25 feet from the tallest side of the building, the tallest point of the building will be 46 feet, thereby requiring a mandatory Planning Board hearing. Per Section 9-7-6, B.R.C. 1981, buiidulgs in the IG zone district may apply for conditional height review (without mandatory Planning Board approval) to allow an additional five feet of building height if the site is not adjacent to any residentially zoned or used properties. Based. on the size of the site anal the width of the adjacent right-of--way, staff supports an increase in height up to 45 feet. The applicant has expressed interest in reducing building height to 45 feet (or lower) and pursuing conditional height review. Additionally, based on the proposed grading of the property and the existing cut, the east elevation fronting 63rd St. will only read as a 26 foot tall building from 63rd St. Agenda Item # 5A Pale # 23 (as indicated in Figure I in Attachment E), resulting in a significantly reduced perceived building height from surrounding rights-of--way. b) Section 9-7-1 Minimum Front Yard Setback for P arlcin~ Per Section 9-7-I, B.R.C. 1981, a minimum 20 foot front yard setback is required for parking, however, based on the topography of the site and the facilities need for vehicle storage and circulation on the western portion of the site, it is not possible to increase the depth of the parking field of the surface parking lot fronting 63T`'. While staff would not generally support parking forward design, based on the topography and need for circulation on the western portion of the site, it appears that significant landscaping; berming and or a screen wall could adequately buffer the parking area from 63`d St. The applicant also has the option of reducing the amount of surface parking spaces and applying for a slight parking reduction through the Site Review process. c) Section 9-7-3 Minimum Front Yard Setback for a Roof Overhand Per Section 9-7-1, B.R.C. 1981, a minimum 20 foot front yard setback is required. Although it is not completely clear from the plan sets, the applicant has infornied staff that approximately 4.S feet of the roof on the east side of the building will encroach into the front yard setback. Section 9-7-3(d), B.R.C. 1981 allows roof overhangs to encroach up to 2.5 feet into a setback area therefore a modification to allow a 1.5 foot encroachment would be required. Staff supports the proposed setback encroachment as the roof feature contributes to the architectural interest of the building and will not reduce the amount of landscaping in the front yard setback. 7) Do the proposed site plans provide adequate on-site parking? Parking requirements for 6032 Butte Mill Rd. are as follows: Square Parking Parking Parking Buildin Use Foota a Ratio Re uired Provided Deficient Eco-C cle Office 5.700 sf 1/400 sf 14 15 0 10 or peak Recycling toad + 1 per Processing commercial CHaRM Facilit N/A vehicle 13 29 0 Recycling Collection 1/400 + 1 per Facility - commercial Resource Lar e 11,285 vehicle 31 32 0 TOTAL - - - 58 76 0 On-site parking is considered compliant. Agenda Item # SA Pa eg # 24 Square Parking Parking Parking Buildin Use Foota a Ratio Re uired Provided Deficient Special Transit Government Phase I Use 38,400 sf 1/400 96 96 0 Special Transit Government Phase II Use 56,000 sf 1/400 140 140 0 TOTAL - 94,400 - 236 236 0 Parking appears compliant, however, an indicated in staff's Development Review Comments found in Attachment D, it must be demonstrated that the proposed parking configurations are functional and meet the dimensional requirements found in Section 9-6, B.R.C. 1981. Designated tum around spaces must also be provided. Parking will be reviewed for final compliance at the time of Site Review application. S) Is the proposed architecture compatible with the context of the surrounding area`? 6032 Butte Mill Rd. {Brickyard Site a) Eco-Cycle/CHaRM and CRC/IteSource (north side of site); Currently there is no established architectural style or context established u1 the immediate area with the exception of the Boulder County Recycling facility. Constructed in 2002, the facility contains a similar mixture of industrial and contemporary design elements. Preliminarily, the buildings will utilize steel structure (bar joists and metal deck), a shaped, contoured green roof, concrete masonry units or concrete walls up to the line of glazing with glass above and between the roof shapes. The proposed building forms are exciting and demonstrate stewardship in public building design while demonstrating a nexus between the building materials and the values of the organizations that will occupy them. The roof forms are extremely unique and provide a new direction for industrial building design in the city. The proposed buildings also move toward a sustainable desigm technology supported by the city's recently adopted Climate Action Plan. As noted below, the proposed green roofs have the potential to be a significant example of intensive green roof application in the Front Range. Rooftop solar technology is also proposed. Although somewhat difficult to determine from the elevations, staff strongly recommends that window glass is maximized along b3"j St. and Butte Mill Rd. and entryways are well pronounced and visible from the surrounding rights-of--way. Parking and loading areas will also be heavily screened from surroundingrights-of way and the adjacent Stazio Kecreation Complex. Additionally, large building expanses on the north and east sides of the buildings appear to lack signifzeant window glass due to the recycling processing areas or other industrially purposed areas inside the proposed buildings. Therefore, the buildings should be well landscaped with appropriately scaled plant materials to help break up large facades. The proposed building will provide for a pleasant and interesting pedestrian experience while with appropriate massing establishing a new architectural context to the area. Agenda Item # SA Page # 25 6032 Butte Mill Rd. (Brickyard Sits b) Boulder Special Transit (south side of site): The proposed building materials include a mixture of wood timber, steel, and glass. The roof forms are remiiuscent of other local contextual rural building forms with a shallow, sloping gable roof with broad eave overhangs and blend traditional and contemporary materials with prairie style references. While the building is proposed to exceed the 40 foot height maximum by six feet, the massing at the street level would only be that of a single story building, making the massing presented toward public rights-of--way very comfortable. As noted above, the proposed building takes advantage of the topography of the site with the off ce building situated along 63r`' St. and the vehicle service, bus parking /storage and circulation functions on the lower tier of the site (approximately 17 feet lower than the eastern side of the site), concealed from public view. The proposed building will provide for a pleasant and interesting pedestrian experience while establishing a new elegant architectural context to the area. TERMS Or ANNEXATION: As indicated by Attachment A, staff has negotiated a pending Annexation Agreement with the applicant. As noted, the applicant will convey a four acre parcel of the Brickyard site at 6032 Butte Mill Rd. to the city. In return, the city has agreed to waive storm water and flood control Plant divestment Fees (PIF's) for existing development at the Western Disposal Headquarters Site and to pay the costs associated with the improvements required for 63r`~ St. and Butte Mill Rd. 'These costs include realignment of the intersection, fill, engrineering, and other related costs to bring the streets to a collector standard under the city's Design and Constriction Standards. The applicant has agreed to pay for the cost of constructing curb and gutter on both sides of 63~d St. and Butte Mill Rd. and sidewalks on the south and west sides of the street. The city has also agreed to pay the costs to bring water and sewer services and taps to the Brickyard Parcel at 6032 Butte Mill Rd. and both the city and the applicant will split the cost of the installation of common interior roadways and utilities on the Brickyard Parcel at 6032 Butte Mill Rd. Based on the excavation that has occurred on the Brickyard site located at 6032 Butte Mill Rd., the city has also agreed to adopt a grading plan through. the annexation agreement for the purposes of calculating height in the future. The agreement also permits recycling processing and collection uses on the respective sites without Use Review and the Western Disposal headquarters parcel at 5880 Butte Mill Rd. will be afforded 100,000 square feet of additional development potential without Site Review if specific performance criteria are satisfied. CONCEPT PLAN REVIEW AND COMMENT GUIDELINES: Guidelines for Review and Comment The fallowing guidelines found in Section 9-2-13, B.R.C. 1981 will be used to guide the planning board's discussion regarding the site. It is anticipated that issues other than those listed in this section will be identified as part of the concept plan review and comment process. The Planning Board may consider the following guidelines when providing comments on a concept plan. Agenda Item # SA Page # 26 1) Characteristics of the site and surrounding areas, including, without limitation, its location, surrounding neighborhoods, development and architecture, any known natural features of the site including, without limitation, mature trees, watercourses, hills, depressions, steep slopes and prominent views to and from the site; The area is def czed by a semi-rural landscape, a large park to the west, former mining uses to the north and east, and industrial applications including a large power plant to the south east, Boulder County recycling uses to the south, and Western Disposal's headquarters and transfer station uses to the west of the Stazio Ball Fields. Western Dirposccl's organic composting facility is located directly south of the site cuzd the existing Resource facility currently exists nn the south side of the site. i~almozzt butte is located immediately north of the site. Nv existing or planzzed residential uses are proximate to the site. What few buildings exist in the area are primarily industrial with the exception of the Western Disposal headquarters which maintains administrative offices. Specifically, the site is approximately 12 acres and is located at the intec•section of 63'~~ and Butte Mill and is currently under the jurisdiction of Boulder County. The site was used as a former brickpr•oduction_facilityaad maintains a deep cut on the west side of the site aczd also serves as the currezzt location of the Resource facility. Fill dirt has been stockpiled on the site as well. The Jones and Donnely Ditch parallels the site to the west as well as well as the South Boulder Creek azzd Stazio bicycle trails. Mountain views from the site are prominent. Based on the fvrnzer industrial uses vn the site, no significant mature landscaping exists. 2) Community policy considerations including, without limitation, the review process and likely conformity of the proposed development with the Boulder Valley Comprehensive Plan and other ordinances, goals, policies, and plans, including, without limitation, subcommunity and subarea plans; As required by BVCP policy 1.27(d), the community benefit associated with the subject annexation cvzzstitutes a dedication of 4 acres of the northern portion of the property located at 6032 Butte Mill Road to be used,for future City recycling purposes. The city intends to lease these four acres to CHaRM and to Resource, CRC's used building materials yard. This will allow F.co-Cycle to vacate the land they currently lease from the city at the Municipal 5'ervice Center (City Yards) and Resource to vacate the area it currently leases from Western Disposal at the southern portion of the briclzyard .site. Annexation of the property (as well as the Western Disposal headquarters site) contributes to the development of "Recycle Row, " (the one mile section of <3'~cz Street between Arapahoe and Valmont Roads) as a one-stop-shop where all Boulder County residents and businesses can access facilities to meet all their waste reduction and recycling needs. The develvpnzezzt of Recycle Row is part of the city's Master Plan for Waste Reduction. Agenda Item # SA Pale # 27 Overall, staff finds the proposal generally consistent with the following BVCP policies: 1.07 Leadership in Sustairzability. The city arad county will apply the principles of sustaitaability to their actions and decisions. Tlie city and county will act as community leaders artd stewards of our° resvrarces, serving as a role model for others artd striving to create a sustainable community that lives conscientiously as part of the planet and ecosysteracs we inhabit and that are influer:ced by our actions. Through their master plans, regulations, policies anrt programs, tlae city and county will strive to create a healthy, vibrant and sustainable community for future gener•atioras. Upon annexation, the property vwraer of the Brcckyard ,rite will convey the northern 4.09 acres to the Ciry of Boulder. The city will then lease the property to Eco-Cycle and Resource tv provide a permanent location for their non profit recycling processing operations thereby increasing the recycling opportunities for Boulder County residents and contributing to more of a sustainable facture for the city. 2.06 Design of C.ornnauniry Edges. Well defined edges fur the city's boundaries are important because they support an understanding and appreciation of the city's image and create a clear sense of arrival and departure. Natural features are most effective as edges, but public open !arad, major roadways or heavy tree planting can also function as community edges. As new areas are developed, the definition of a community edge will be a design priority. The .subject properties are located on the eastern edge of the city's boundary and will convey a sense of arrival through unique, high quality building design. Properties will be well landscaped and will pt°ovide street trees. 2.4X Design Excellence for• Public Projects. Public projects bear a special responsibility to exhibit design excellence. The city and county will work to assure that new capital projects are positive additions to the community's architectural and urba~a design heritage. YYhile the developrnerzts will be owned by private non profit organizations, the acses contained therein will serve as public uses. The quality of the proposed architecture and t>uilding materirds will represent a new, high quality building design for~• industrial buildings in the city as discussed above. Combined with the use of solar and green roof technology, the buildings will serve as positive additions to the community's architectural and urban design heritage. 2.42 Enhanced Design for the Built Environment. Through its policies and programs, the city will encourage or require quality architecture and urban design in private sector development that encourages alternative modes of transportation, provides a livable environment and addresses the elements listed below. A enda Item # SA Pa e # 28 a) The context. Projects should become a coherent part of the neighborhood in which they are placed. They should be preserved and enhanced where the surroundings have a distinctive character. i3'Izere there is a desire to improve the character of the surroundings, a new character arzd positive identity as established through area planning or a community involvement process shorcld be created for the area. Special attention will be given to protecting and enhancing the quality of established residential areas that are adjacent to business areas. The context of the area is defined by former mining operations cznd undetailed yet functional industrial buildings. The quality of the proposed architectzrre arzd building materials will represent a new, high quality building design fc~r industrial buildings in the city as discussed above. Combined with the use ofsolar and green roof technology, the buildings will serve as positive additions to the area's architectural and urban design heritage. b) The public realm. Projects should relate positively to public streets, plazas, sidewalks and paths. Buildings and landscaped areas--not parking lots--should present awell-designed face to the public realm, should not block access to sunlight, and should he sensitive to important pul5lic view corridors. Projects will relate to the public streets which surround them. New detached public sidewalks and street trees will be installed significantly improving the pedestrian safety and cireulativn in the area. Based on the needs for circulation on both of the sites for material drop-off, bus storage, and driver training, a large amount of parking and cireulativn access is required, Borne of which will front the street. A .significant amount of'landscuping will be installed to bztffer the parking and driveway areas from the public view. c) Huntarz scale. Projects should provide pedestrian interest along streets, paths and preblic spaces. The proposed detached sidewalks, landscaping, roof forms, richness of materials and colors, as well as the scale of both buildings will provide pedestrian comfort and interest. d) Permeability. Projects should provide multiple opportunities to walk from the street into projects, thus presenting a street face that is permeable. Wltere appropriate, they should provide opportunities for• visual permeability into a site to create pedestrian interest. The proposed developments provide opportunities to walk from the surrounding streets into the projects via new detached sidewalks and pedestrian paths. Agenda Item #5A Pale # 29 e) On-site open spaces. Projects should incorporate well-designed functional open s;~aces with quality landscaping, access to sunlight arzd places to sit contfvrtubly. Where public parks or open spaces are not within close proximity, shared open spaces for a variety of activities should also be provided within developments. Both buildings will provide amenitized outdvor entry plazas and outdvor seating. The Special Transit site will provide additional outdoor terrace spaces as well on the north and west sides of the building. Both sites will provide significant perimeter landscaping. The Stazio Recreation complex is located directly adjacent to the site and provides additional outdoor open space. f) Buildings. Buildings should be designed with a cohesive design that is cvntfortable to the pedestrian, with inviting entries that ar•e visible front public rights of way. The quality of the proposed architecture and building materials will represent a new, high quality building design for industrial buildings in the city. Although building design is somewhat eclectic, the overall designs will represent a cohesive design with clearly identifiable entrances,frvm adjacent rights-of=way. 4.44 Reduction of Use and Safe Disposal of Hazardous Materials. the city and county will work together to reduce use and ensure safe disposal of hazardous materials in city and county operations, residences and businesses. In formation will be provided for businesses and households about non-toxic alternatives, pollution prevention and responsible use and disposal of hazardous materials. Use of a household hazardous waste collection facility will be made available to all residents. The CIIaRM,facility accepts electronic devices for recycling which will help reduce harmful chemicals and metals that currently enter landfills. 5.06 Industrial Zoning. Industrial zoning under the comprehensive plan will provide the opportunity. for the locative of industries of various types and uses, including those uses considered essential to the Boulder Valley population front u service standpoint. The zoning ordinance fvill be updated periodically to assure it is adequately accommodating the existing and frtture needs of a rapidly changing and technologically-oriented global industrial artd services employment base. The city will identify areas that should be protected for industrial and office uses. T3'here appropriate, mixed use development wall be encouraged incorporating residential uses and support services for• tl:e employment base. By allowing an initial zoning of Industrial General, additional recycling processing and community serving non prof t uses such as Boulder Special Transit naay be permitted. The IG zone will also accorrZmodate the future needs of the facilities as techraolvgy of recycling processing centers changes. A~cnda Item # SA Pale # 30 6.05 Accessibility. The city and county will develop a balanced all-mode transportation systerrz that provides transportation choices, services and facilities for people with mobility impairments, as well as youth, older adults and low-income persons. Boulder Special Transit operates several transportation services in tlae city including the HUP shuttle and largely provides transportation services for elderly a~Zd disabled citizens. Providing a permanent facility for Boulder Special Transit contributes to a balanced all-mode transportation networkfor all residents. 6.06 Mobility Services. The city and county will increase their support for mobility services for older adults and people with disabilities to reflect the expected increases in these populations. Boulder Special Transit operates several transportation .services in the city including the HOP shuttle and largely provides transportation services for elderly and disabled citizens. Providing a permanent facility for Boulder Special Transit contributes to u balanced all-mode transportation networlcfor all residents. 3) Applicable criteria, review procedures, and submission requirements for a site review; Eco-Cycle/CHaRM and CRC/Resource (north side of site); All requirements for a building permit must be met unless the applicant elects to pursue the Site Review process. In the event the applicant elects to pursue Site Review, the development of the site must meet the criteria of Section 9-2-14(h), B.R.C. 1981 to be approved. At time of Site Review, the fallowing submissions would also be required: • Traffic Study • A Travel Demand Management (TDM) plan, which outlines strategies to mitigate traffic impacts created by the propascd development and implementable measures for promoting alternate modes of travel • Preliminary Storm Water Report and Plan • Preliminary Plat /Subdivision • Detailed Solar Analysis per Section 9-9-17, B.R.C. 1981 Review would follow typical Site Reviews with athree-week review track, followed by a recommendation to Planning Board, or comments requesting revisions to bring aspects of the project into compliance, correction of errors, or additional required materials to evaluate the project. After one, two, or three review tracks (depending on the number of revisions necessary), the project would be scheduled for Planning Board review. The project would require Planning Board action, since the building proposed would exceed the 35-foot height limit for the zoning district. Special 'T'ransit: The development of the site must meet the Site Review criteria of Section 9-2-14(h), B.R.C. 1981 to be approved. At time of Site Review, the same submissions would be required as those listed above for the Eco-Cycle/Resource facility and would follow the same review procedures with the exception that the project would not require mandatory Agenda Item # SA Page # 31 Planning Board action, since the building proposed would not exceed the 45 foot conditional height limit for the zoning district. However, the Site Review application would be subject to call-up by the Planning Board. 4) Permits that may need to be obtained and processes that may need to be completed prior to, concurrent with, or subsequent to site review approval; Eco-Cycle/CHaRM and CRC/Resource north side of site): A building permit (unless the applicant changes the proposed concept plan and requests a change that would trigger Site Review). ~ecial Transit: ¦ Prior to site Review: None. ¦ Concurrent with Site Review: None. ¦ Subsequent to Site Review: Technical Documents for building and site construction, as well the possible vacation and dedication of utility easements and public access easerr~ent<s for sidewalks, construction storm water discharge permit, and building permits. 5) Opportunities and constraints in relation to the transportation system, including, without limitation, access, linkage, signalization, signage, and circulation, existing transportation system capacity problems serving the requirements of the transportation master plan, possible trail links, and the possible need for a traffic or transportation study; Because of the number of trips generated by the project, a traffic study would be required at the site Review stage. Bus service cunently ends at 57~" and Valmont and 63`d and Arapahoe, however, sidewalks and dedicated on-street bike lanes have been proposed as a part of the subject redevelopment to effectively and safely transport pedestrians along 63" i and Butte Mill. Trail linkages are existing to the nearby South Boulder Creek Path. 6) Environmental opportunities and constraints including, without Iimitation, the identification of wetlands, important view corridors, floodplains and other natural hazards, wildlife corridors, endangered and protected species and habitats, the need for further biological inventories of the site and at what point in the process the information will be necessary; Prairie dogs axe present on-site and will need to be addressed at the time of Site Review. View corridors to the Flatirons and foothills should also be protected. 7) Appropriate ranges of land uses; and The site carries a BVCP Land Use Plan designation of General Industrial (GI) which accommodates a number of industrial uses. The GI land use designation also supports the proposed zoning of Industrial General (IG) and the range of land uses supported therein. 8} The appropriateness of or necessity for housing. Not applicable. Agenda Item # 5A Page # 32 PUBLIC COMMENT AND PROCESS: Staff has not received any public comments regarding the proposed application. STAIiF FINDINGS AND R.ECOMMENDA'TION: Staff recommends approval of the proposed annexation applications LUR2003-00013 and LIJR2003-00037. A recommendation of approval or denial to the City Council from the Planning Board is xequired. Concept Plan Review and Comment is intended to ~ ve the applicant feedback on the proposed development plan and provide the applicant direction on submittal of the Site Review plans. No action is reguired on behalf of the Planning; Board. Public continent. staff and Planning Board comments will be documented for the at~i~licant's use. Approved By: Ruth McHeyser, Ex.ecu ive Director of Community Planning ATTACHMENTS: A: Draft Annexation Agreement, Annexation Maps, Grading Plan B: City of Boulder Master Plan for Waste Reduction excerpt (please refer to htt ~://www.bouldercolorado.~ov/t31es/Environmental%20A1'Iairs/Waste`%~20Redu ction/m~wr-februarx 2006-web version.ndf far the fiill plan document). C: Conceptual Headquarters Site Plan D: Development Review Comments dated October 24, 20Q8 E: Brickyard Concept Plan Submittal and Written Statement Agenda Item # SA Pale # 33 Fehruaf y 23, 200> ATTACHMENT A ANI\I~;XATION AG1tF.ENIEN'I' (Butte iVIiil Road and 63'`' Street) This Agreement is made to be effective the _ day of , 2009, between the City of Boulder, a Colorado home rule city, (the "City"), and Western Disposal, Inc., a Colorado corporation, (the "Applicant"). RECITALS WHIIREAS, the parties find and recite the following: A. Applicant is the owner of certain parcels of real property located adjacent to the City of Boulder, which property is more particularly described in Exhibit A attached hereto and made a part hereof, (the "Property"). The Property is comprised of two parcels; including: Applicant's business headquarters site, generally described as 5880 Butte Mill Road, (the "Headquarters Parcel"), and the former brickyard site, generally described as b032 Butte Mill Road, (the "Brickyard Parcel"). B. C)n Apri129, 2003, the Applicant tiled a petition for annexation of the Brickyard Parcel, and on February 11, 2003, the Applicant filed a petition for annexation of the headquarters Parcel to the City. C. An annexation petition has been signed by one hundred percent (100%) of the owners of each parcel of the Property, and has been filed with the City, pursuant to C..R.S. Section 31- 12-107(1), for arulexation of the unincorporated lands described. D. "The Applicant desires to obtain from the City such municipal services as the City may now or in the future extend to its residents and properties within its boundaries including, but not limited to, those described herein. E. The Applicant is interested in obtaining approval from the City of a request for the annexation of the Property with an initial zoning designation of Industrial General (IG) for each parcel of the Property. F. The zoning of IG is presently compatible with surrounding development and land uses for each parcel of the Property, and promotes the objectives of the City's current zoning ordinance and Boulder Valley Comprehensive Plan. G. The City has determined that it is in its best interests to annex the Property, to provide municipal services thereto, and to receive revenues from the development occurring thereon upon the teens and conditions contained herein. H. The annexation complies with all applicable City and State amnexation requirements. I. The parties hereto desire to enter into this Agreement to set forth the terYrrs and conditions govenling the annexation vl~the Property into the City. lyel~ruary 23, 2009 J. The City is interested in insuring that certain terms azad conditions of annexation be met by the Applicant in order to protect the public health, safety and welfare and prevent the placement of an unreasonable burden on the physical, social, economic, or environmental resources of tl~e City. AGREEMENT NOW, THEREFORE, for and in consideration of the mutual promises and covenants contained herein, the sufficiency of which are mutually acknowledged, the paz-ties hereto agree as follows: 1. Purpose. The purpose of this Agreement is to set foz•th the teens, conditions, and fees to be paid by the Applicant upon approval of annexatioq of the Property. 2. Requirements Prior to Anncx~tit~~l. Prior to the first reading ofthe azu~exation ordinance, the Applicant shall: a. 1~ile an application, and pay the applicable fees for inclusion of the .Property in the 3oulder Municipal District and Subdistrict of the Northern Colorado Water Conservancy District. b. Dedicate t11e following, in a form and location acceptable to the City Manager and at no cost to the City: i. 1'he right of way as shown on Exhibit B. ii An easement for the Jones and Donnelly Ditch, as it crosses the Brickyard Parcel, that is 35 feet on both sides of the centerline ofthe Ditch, to the extent that such an easement affects said parcel. iii. A 25-foot public access and utility easement centered between the existing stone and sanitary sewers on the north side of the l Ieadquarters Parcel along the vacated portion of Butte Mill Koad extending from Valmont Drive to Butte Mill Koad. c. The Applicant shall pay the following fees and taxes for the existing improvements on the Brickyard Parcel: i. Water and wastewater plant investment fees together with any other applicable fees or taxes shall be determined and paid for at the time of permit application for utility connection. ii. The City agrees that it will not charge the storrnwater and flood management plant investment fee or the development excise tax at the time of arulexation. i 1 FebJ•uai y 23, 2009 The parties agree that the Applicant will not receive any credits for any of the existing buildings on the Brickyard Parcel that may be removed in the future. The stonnwater and flood management plant investment fee and the development excise tax shall be due for the existing buildings at the time of connectionz to City water or sanitary sewer mains. d. Tlae Applicant shall pay the following fees and taxes for die existing improvements on the headquarters Parcel: i. Development excise tax of $108,030.78. ii. Water and wastewater plant investment fees together with any othez- applieablefees ortaxes shall be determined and paid for at the time of pernlit application for utility connection. iii. The City agrees to waive the applicable stozxnwater and flood control plant investment fees for that amount of development present on the Property on the date of annexations. The Applicant agrees to pay such stonnwater and flood control plant investment fees that may be required for any future development ou the Property. 3. Requirements for the I-Ieadguazters Parcel after Annexation. After the Heaclquai-ters Parcel is annexed into the City, the Applicant shall: a. Extend the water and wastewater nrzains to and along the entire street frontage of the headquarters Parcel or from the west side of said parcel to the east side of said parcel in a configuration that will allow for the perpetuation of the utility systems at no cost to the City and as required by this Agz-eement prior to conu~ecting to the City's water or wastewater utility. b. Connect the structures located upon the Headquaz-ters Parcel to the City's water and wastewater utilities Withln 180 days after the effective date of the annexation ordinance. c. Prior to August 31, 2010, all existing buildings that are 2000 sq uare feet or gz-eater or any building that is considered to be a Group H or equivalent occupancy under the 2006 International Fire Code, 903.2.4, will be required to have an automatic fire sprinkler system installed. All future buildings on the Headquarters Parcel will be required to be spriz>I<lered in accordance with the City of Boulder fire code. d. Within one year after the effective date of the amiexation ordinance, the Applicant shall provide an arborist report detailing the size, location, health of all trees on the IHeadquartcrs Parcel. ~ ~ ~ February 23, 20D9 4. Re9uirements for Brickyard Parcel After the Brickyard Parcel is annexed into the City, the A}iplicant shall: a. Subdivide the Brickyard Parcel into two (2) parcels, one of which is the City Parcel, as defined below. `Together with any additional lots or outlots that may be necessazy to serve the two lots. Each such parcel shall be entitled to at least one cw•b cut o? 63'~a Street. b. Deed to the City a parcel at least four (4} acres in size (the "City Parcel") located on the Brickyard Parcel for recycling or other municipal pur}x~ses, concurrent with subdivision for the Brickyard Parcel. The conveyance of the City Parcel to the City shall be considered a poj-tion of the "community benefit" offered by tl}e Applicant in return for the City aJU~exing the Property. The deed for the City Parcel will be a special wan-anty deed that will contain a reverter clause, causing the parcel to he automatically reconveyed to the grantor in the event the City attempts to transfer title to the parcel within the twenty-year period following the date of the annexation. Such reverter clause shall expire at the end of the twenty-year period. An attempt to transfer title means the execution, delivery, and recording of a deed that would otherwise transfer all or any part of the City Parcel to a third party. Execution, delivery, or recording of any deed conveying an easement over all or a paa-t of the City Parcel shall not be considered an attempt to transfer title. c. The City and the Applicant agree that the City Parcel will be subject to a restrictive covenant to the benefit of the Applicant, with a twenty year duration from the date of annexation and a provision that states: The City agrees to keep and maintain the City Parcel in a neat and orderly manner, free from loose trash, waste; and weeds. The City further covenants that, for so long as Annexor is using the I-Ieadc~uarters Parcel for the business of collection and disposal of solid waste, the City Parcel will only be used for municipal or joint municipal-private programs, except that the City Parcel Wray be used for other operations that are currently being conducted at the City yard site and as such uses may continue in the future. The parties acknowledge the following uses as defined by Section 9-16, B.R.C". 1981 will be located on the Property: i. Recycling Processing Facility: (Eco-Cycle/City of Boulder Center for Hard-to-Recycle Materials) ii. Large Recycling Facility with Accessory Retail: (The Center for Resource Conservation/Resource used building materials yard) d. Share certain development costs with tl~e City related to the City Parcel and the remaining Brickyard Parcel, as follows: Fehn~u~y 23, 2009 i . The City will pay the cost of street improvements for the 63'~`' Street and Butte Mill Road improvements, including the realignment, .fill, engineering, and other related costs to bring those streets to collector standards, except that Applicant will pay the cost of curb and gutter (on both sides of the streets) and sidewalk (on the west and south sides only) along the frontage of the Brickyard Parcel. Applicant will pay its share of such costs at the time of commencement of constniction of the street improvements which the paz-ties agz•ce shall be accomplished under a single contract. The parties will mutually approve the design of the realignment of the streets, the design of which shall be consistent with the City of Boulder Design and Construction Standards- ii. The City will pay the cost to bring water and sewer services to the Brickyard Parcel, including looping such services as is necessary to serve the entire Brickyard Parcel. The City shall be responsible for water and sewer tap expenses, plant investment fees and the extensions of such utilities to serve the City Parcel. The Applicant, or its successors, shall be responsible for water and sewer tap expenses, plant investment fees and the extensions of such utilities to serve the remaining lots of` the Brickyard Parcel, but shall have no obligation to reimburse the City for any portion of the cost of the utility services constructed. Each lot owner will be responsible for the cost and construction of the service lines that will serve each respective parcel. The parties will mutually approve the design and location of all utility services in a manner that is consistent with the City of Boulder Design and Construction Standards. iii. The parties agree that no development shall occur on the Brickyard Parcel until after said parcel is subdivided and graded pursuant to an approved plan that meets City standards, including without limitation, the City of Boulder Design and Construction Standards and Chapter 10-5, "Building Code," B.R.C. 19x1. "1-he City and Applicant shall share the cost of wildlife management issues, grading design, placement of fill, compaction or re- compaction of same as may be necessary to cause soils to be generally consistent with the undisturbed soils at the site, and rough ln•ading of the entire Brickyard Parcel, including engineering therefore. These costs will be shared pro rata based upon the relative az-eas of the City Parcel and the remaining buildable lots on the Brickyard Parcel. Each party shall be responsible for construction and maintenance of its own retaining walls. Each party will pay its share when and as required by the contractor performing the work. iv. Applicant will retain a contractor to perform such work after the City has approved the contractor's cost for the work. The City retains the right to /;tl~ti~idaftet~~_~ R~ge~ Fehruury 23, 2009 grade the City Parcel if it needs to complete such work prior to the time that the Applicant intends to schedule such ~n-ading. v. The Applicant will secure all necessary easements and approvals that zrzay be necessary if the parties agree that the Jones and Donnelly Ditch, as it crosses and abuts the Brickyard Parcel may need to be placed in a pipe. Each party agrees to pay its share of placing ditch in a pipe based upon such lot's frontage on or parallel to the piped poz-fion of the ditch. vi. For the purpose of measuring height, the natural grade will be determined from the low point calculated from the finished grade that results from the grading plan that is approved pursuant to the approved engineering plans associated with the subdivision and this section of this Agreement. vii. Each party agrees that it will pay for any internal access lanes on the Brickyard Parcel that is located entirely on its own property. The parties agree that they will share equally in the cost of constructing access ways that serve two or more propez-ties. 'file non-constructing party agrees to pay the constructing party within 90 clays after a request for payment is made by the constructing party after the construction is complete. e. Convey all easements, pz-ior to commencement of construction of the required water and sewer facilities, that are necessary for service to the Brickyard Parcel, for operation and maintenance of such facilities to the City, according to the terms and conditions set forth herein and any applicable ordinances, rules or regulations. f. Prior to August 31, 2010, any existing structures requiring the use of a waste disposal system shall be connected to the sanitary sewer. The City rxray extend the time for compliance with this requirement if the existing user is able to demonstrate, to the Director of Public Works satisfaction, that sanitary sewage is being dealt with in a manner that does not cause any public health concerns for the users of the Property and the public in general. Any extension shall not apply in the event that the existing or future user of the Property adds any buildings to the Property. g. Allow the Center for Resource Conservation to remain at its current location with ter~aporary access and parking on the south side of the site until August 3 I , 2010. The City agrees to pay up to an amount not to exceed $60,000 to pay any additional expenses that are incur7-ed by the applicant associated with working around Resource, including additional costs associated with phasing, site development activities including mobilization of contractors, traffic control, grading, earthwork, stockpiling and movement of fill dirt to complete site work where the Center for Resource Conservation is located. h. Prior to August 31, 2010, all existing buildings that az-e 2000 square feet or greater or any building that is considered to be a Group II or equivalent occupancy under the February 23, 2009 2006 International Fire Code, 903.2.4, will be required to have an automatic fire sprinkler system installed. Al] future buildings on the Headquarters Parcel will be required to be spriniclered in accordance with the City of Boulder fire code. 5. Initial lonin~: "fhe parties agree that each parcel shall be zoned with an initial zoning of Industrial-General (IG}. 6. Rezoning. The Property, or any portion thereof, maybe rezoned, upon application of the owner of the Property proposed for rezoning and approval of the City, without amending or modifying this Annexation Agreement for a period of five (5) years. Any such rezoning application shall be required to meet the requirements of the Boulder Revised Code. "!'he City shall retain tl~e authority to rezone the Property as part of a comprehensive rezoning or to implement any planning document adopted by the City pursuant to its police powers without amodifying this Agreement. 7. Land Use - Count~pproval -Headquarters. The City recognizes the Boulder County approvals documented in the Development Agreement recorded at Reception No. Ol 18841 S on May 29, 1992 in the records of the Boulder County Clerk and Recorder as the approved site plan for the Headquarters Parcel (the "keadquarters Site Plan"). The Headquarters Site Plan will be treated as a site review approval in the City and shall be amended or modified in a maiuzer consistent with Section 9-2-14, "Site Review," B.R.C. 1981 or its equivalent at the time of such request. 8. Land Use -Expansion -Headquarters. a. Current uses of the Headquarters Parcel shall be vested as uses by right on said parcel, permitting expansion of such uses on the Headquarters Parcel up to a total of 100,000 square feet of improvements without need for a site review, use review, or treatment as a conditional use if such improvements are consistent with the terms of this Agn-eement. Future improvements must comply with all applicable City of Boulder zoning, development, and building standards. If the Applicant proposes to construct or complete any of the following, such improvements will be perrmitted if approved pursuant to a site review approval: i. The addition of any floor area that exceeds 100,000 square feet as permitted in this section; ii. Any improvement required to construct a building that may requires a wetland permit; iii. Any improvement required to construct a building located within that portion of the Property that may have an open space designation in the Boulder Valley Comprehensive Plan; iv. Any improvement required to construct a building that may require a floodpIain development per~nit; v. Building height beyond what is permitted by the IG zone district. February 23, 2009 vi. Any parking reduction above 50% required to accommodate a building expansion or a new building; vii. Any setback modification required to accommodate a building expansion or a new building. b. Removal of any tree in excess of 6 inches identified within the arborist z-eport required by Section 3 of this Agreement will require replacement trees at a ratio of 2:1 with a size and species acceptable to the Plam-zing Director. c. No new urban development or over intensive rural development will be permitted in any area desigzlated Area III by the Boulder Valley Comprehensive Plan. 9. Land Use -Brick and Parcel. The Brickyard Parcel shall be vested with the permitted uses allowed in the IG zoning district a period of not less than five (5) years, penmitting reasonable expansion of such uses on the Brickyard Parcel within that time period without need for use review or treatment as a conditional use if such review is not required on the effective date of this annexation. 10. Other Waste Industry Facilities. The City shall use reasonably diligent efforts to enter into an agreement, reasonably satisfactory to the parties thereto, with the Center for Resource Conservation and Eco-Cycle which would permit them to locate their facilities on the City Parcel. 1 1. Access. The City shall permit all access to the 1 Ieadquarters Parcel from public right of way as currently exists or provide reasonable alternative access from public rights-of--way as may be necessary. 12. Water Rights. Applicant shall retain its water rights, including both water wells and ditch stock, following annexation. The parties acknowledge that there are no other water rights presently identified, except as stated in the previous sentence, but if there are any such rights, the Applicant grants the City a right of first refusal to allow the City to purchase any interests in water or water rights associated with, or appurtenant to the Property including any and all interests, be they contractual interests or otherwise, in the Jones & Donnelly Ditch Company in the event that the Applicant wants to sell such water rights. 13. Historic Drainage. The Applicant agrees that it will convey drainage in an historic mam~er which does not adversely affect adjacent properties. 14. Proof of Ownership. A title commitment(s) for the Property shall be provided to the City prior to the f`zrst reading of the annexation ordinance by the City Council. 15. Conv_cyance of Propert~For any property conveyed to the City, including the four acre lot from the Brickyard Parcel or any easements required by this Agreement, the Applicant shall provide a title commitment for the Property, which commmitment shall show that the portion of the Property to be conveyed to the City is free and clear of all liens and encumbz-ances a , February 23, 2009 other than real estate taxes which ar•e not yet due and payable and approved utility easements. 16. Waiver of Vested Pz•onerty Rights under County Jurisdiction. "The Applicant waives any vested property rights that may have arisen under Boulder County jurisdiction. This Agrecnrent shall replace any such rights that may have arisen under Boulder County jurisdiction. ] 7. City Ordinances, Regulations, Codes, Policies, and Procedures. All conditions contained in this Agreement are .in addition to any and all requirements of the City of Boulder. Except as expressly provided herein, all City ordinances, regulations, codes, policies and procedures shall be applicable to the use and development of the Property. Nothing contained in this Agreement shall constitute or be interpreted as a repeal of existing codes or ordinances, or as a waiver or abrogation of the City's legislative, governmental, or police powers to promote and protect the health, safety and general welfare of the City or its inhabitants; nor shall this AgI-eement prohibit the enactment by the City of any fee that is of uniform or general application. l8. Breach of this Atneement. In the event that any party breaches or fails to perform any required action under or fails to pay any fee specified under this Agreement, the other acknowledges that it may take all reasonable actions to cure the breach, including, but not limited to, the filing of an action for specific performance ofthe obligations herein described. In the event the Applicant fails to pay any monies due under this Agreement or fails to perform any afflnnativc obligation hereunder, the Applicant agn•ees that the City may collect the monies due in the manner provided in Section 2-2-12, B.R.C. 19~ 1, as amended, as if the said monies were due and owing pursuant to a duly adopted ordinance of the City or the City may perform the obligation on behalf of the Applicant, and collect its costs in the mamler herein provided. The Applicant agrees to waive any rights they may have under Section 31- 20-1 O5, C.R.S., based on the City's lack of an enabling ordinance authorizing the collection of this specific debt, or acknowledge that the adopting of the annexation ordinance is such enab] i ng ordinance. 19. Third PaT-ty BcI_lcficiaries and Defense of Agreement. This Agreement applies to the City, the Applicant, and the parties' successors and assigns. It shall not create any third party beneficiaries. The Applicant and the City agree to participate and cooperate in the defense of this Agreement, in the event any legal challenge is raised by a third party as to its validity or enforceability. During the pendency of any such legal challenge, the City and Applicant agree to abide by and carry out all of the terms of this Agreement. 2U. Severability. It is understood and agreed by the parties hereto that if any part, term, or provision of this Agreement is held by the courts to be illegal or in conflict with any Iaw of the State of Colorado, the validity of the remaining portions oI• provisions shall not be affected, and the rights and obligations of the par-ties shall be construed and enforced as if the Agreement did not contain the particular part, teen, or provision held to be invalid, and the parties shall cooperate to cure any such defect. !'r'" - February 23, 2009 ' 21. Binding; Nature ofthis Agreement. 'The Agreement and Covenants asset for herein shall run with the land and shall be binding upon the Applicant, their successors, representatives and assigns, and all persons who may hereafter acquire an interest in the Property, or any part thereof. If it shall be determined that this Agreement creates an interest in land, that interest shall vest, if at all, within the lives of the undersigned plus twenty years and three hundred and sixty-four days. 22. Captions. The captions to this Agreement are inserted only for the purpose of convenient reference and in no way define, limit, or prescribe the scope or intent of this Agreement or any part thereof. 23. Govez~~ing Law. The laws of the State of Colorado shall govern the validity, performance and enforcement of this Agreement. Should either party institute legal suit or action for enforcement of any obligation contained herein, it is agreed that venue of such suit or action shall be in Boulder County, Colorado. 24. Notice. All notice required under this Agreement shall be in writing and shall be hand- delivered or sent by registered or certified mail, return receipt requested, postage prepaid, to the addresses of the parties herein set forth. All notices so given shall be considered effective seventy-two (72) hours after deposit in the United States mail with the pxoperty address asset forth below. Either party by notice so given may change the address to which further notices shall be sent. Notice to City: City of Boulder Office of the City Manager P.O.Box 791 Boulder, CO 80306 Phone: 303-441-3094; Fax: 303-441-4478 with a copy to: City of Boulder Office of the City Attorney P.O.Box 791 Boulder, CO 80306 Phone: 303-441-3020; Fax: 303-441-3859 . Notice to Applicant: Gary Horton, President Westcnl Disposal, Inc. 5880 Butte Mill Road Boulder, CO $0301 Phone 303 444-2037; Fax 303 444-7509 with a copy to: David M. Packard, Esq. Packard and Dierking 2595 Canyon, Suite 200 Boulder, CO 80302 ' Phone: 303-447-0450; Fax: 303-447-0451 February 23, 2009 25. An~rovals. Whenever approval or acceptance of the City is necessary pursuant to any provision of this Agreement, the City shall act reasonably and in a timely manner in responding to such request for approval or acceptance. 26. Effective Date. This Agreement shall be effective and binding upon the parties immediately upon the execution of the Agreement by all parties. 27. Null_ arld Void. This Agreement and any document executed pursuant hereto shall be null and void and of no consequence in the event that the Property is not annexed to the City. The Applicant retains the light to abandon efforts to annex into the City up to the final reading of the ordinance armexing the Property into the City. In the event that the Applicant abandons its effort to annex into the City, this Agreement shall have no effect and will not be binding on either the Applicant or the City. 28. Recording of A~,reement. This Agreement shall he recorded in the real estate records of Boulder County and shall be a covenant rum~ing wit}~ the Property, in order to put prospective purchasers or other interested parties on notice as to the terns and provisions hereof: 29. Title and Authority. The Applicant warrants and represents to the City that it is the record owner of the Property constihiting the Property and further represents and wan•ants, together with the undersigned individuals that the undersigned individuals, has or have full power and authority to enter into this Agreement. The Applicant and the undersigned individuals understand that the City is relying on such representations and warranties in entering into this Agreement. 30. Lntire A~-eement -Amendments. This Agreement embodies the whole agreement of the parties. There are no promises, terms, conditions, or obligations relating to Annexation of the Property other than those contained herein, and this Agreement sha}l supersede all previous communications, representations or agreements, either verbal or written, between the parties hereto. This Agreement may be amended by writtea~ agreement between Applicant and the City acting pursuant to City authorization. WHEREFORE, the parties hereto have executed this Agreement on the day and year first above-written. CITY OF BOULDER Jane S. Brautigam, City Manager Feb,•urr,y 2,i, 2009 ATTEST: ' City Clock oil behalf of the Uircctor of Finance; and Record AI'1'ROVED AS TO DORM: City Atton7ey's Ott3cc WESTERN DISPOSAL,, INC., a Colorado corporation Lay: Title: State of Colorado ) ) SS. County of _ ) 1'17e Foregoing instrun7ent was acknowledged before me this day oi~ 200 , by _ as _ of Westei-~7 Disposal, Inc., a Colorado corporation Witness my I-Iand and Seal. iVly Con7mission 1?xpires: [Seal] _ Notary Public " EXHIBIT A WESTERN DISPOSAL ANNEXATION N0.1 TO THE CITY OF BOULDER LOCATED IN THE WEST 1/2 OF THE NORTHEAST 1/4 OF SECTION 27, TOWNSHIP 1 NORTH, RANGE 70 WEST, OF THE 6TH P.M. el COUNTY OF BOULDER, STATE OF COLORADO U~~ ~ r~~~ 6o. n' - eanlnal ciamx rn oN • ~P N89'S2'S0"E _ r,tnuil A1I I/~, U x(A111i/51 ~ PL^fl L4. tlL'X{litil[, Ipmn IA. 6 V7 56;66 - NtflAN MM 2~1/f AIIIY:y,Y 1'AY, PIS I(1, ' rNNINM51 I/A a J~ J~ 11111 I'iN YQNrNEn"YfAHJ N` PL$ vcmAl 11. nu, alpw, a cm N45"34'SS`E _ wu. nnn0 n z1-~s. +cctr~~o As vl 1j ~G rY, `;LI r. aA, rniH w1.51Na, ~ , I'. 1(0'0 (~r qpp({ N INE r,pRM 171 CUYI!R Y:i-0N 7), "I 11 PP y y ~~~~~QE o ~ uu, N7ow, a me cnl c u / ~Nt,~,.r,l+" A, i:. SO.OU ,,.s R-SB0.87' ~~D ~500'OJ'S4"f N,.P~P~y - I =449.1 fi' r+ Ne452'O6'E RIO75' ' I I A-44' 7 E 1 _ (ears or atwNCS ~ 4 - Npaill l1( $LC ll, 1111, NIRa, eln h4 _ " ~ (.I 62.8H' la;,c +wavnn, E s iiUl'wiois SITE : , N89'SS (1H`L ~ N89'S2 O6'L n97 PiN uaAUENI 4TllfHa (p P!1 ~ i ~„I -fU170'-= nvz. onxo o~la-NZ. Anrrnn VALM17N1 R I Il.52 As InF x1 cOIMR a nr; I+wdA cr~ NA{.52'50`[ ~ 500'01'55"E / ~ 56.12' a1ow, a -~IF cn~ ~ Y ~ Rs47s.oo' LEGAL DESCRIPTION L=85.26' ~ 1 / N d=10'1704" All MAT PARCEL OF UND SRUATE IN 7HE SOUTHWEST ON£-QUARTER (SWI/4) Qi J x % Sl.CRON 22 ANO TI1E NORIHWCST ONE-~QUARTCk (Nwt/4) OF SECTION 27, TOWNSHIP 1 R~47500' NORTH, RAHGE 70 WESt 0( Tr1C SI%DI PRINCIPAL MCRIO!AN; AND LOGATED IN THE CNY H L~65.02' OF BOU-UEH, CC`UN(Y Of OWIDLR. S7AIE OF CULiNtADO, AHD OEING NOFE I-~ ~ PAftilf,U.A`tlY DESCkIOFD A$ FOLLOWS: I ~ d=to'ls'le" I at / OECINNiNf, 0.1 THE $WDIFASl CORNER Of THE SWRMTSi ONE-'WARIER (SWI/4) OF / SEC110N 22: - - - - 'n iHENCE S 0003'34' E 30.00 fEET ALONG 'rlE WJRTH-~SOUIH CENTERUNE OF $nU ` " soo•oo'o9"e SEC,ION 27: VICINITY MAP 3)0.40' IIiENCf PAIUILEL W8H AND 30 FEET SOUTHERLY FROM THE NORTH LINE Of THE - 5 ~ SOUIHEASi ONE-OUAA7F,R Of SAIp SfCIWN 27, N 89~52'O6" E 62.88 fECT; m ~ ins1N6 qrr IWR :r att 1HENCE S 00~01'S5' f 56.12 FE(7 TO A PONJT O< CURVE CONCAVE WESTERLY lkvlmc a NaxcFa nr oNpN+xlz I A W+DIU$ OF 415.00 iEEi; J i ~~N iJ~~PC ~'I~C ~~~~t~ ~ 'no, ucrnem s a~de rrSS~VrMr!IP31PS'i97~tt TNENCC SOtITxEFtIY 85.2fi FEET ALONG SAlO CURVE THROUGH A CENTRAL ANGLL of I. rc ) a nw.crn m' n¢om,wlx I 101704", 10 A POWf Of REVERSE CURVE CONCAVE EASTERLY HAVRFG A RADIUS OF .~~BG HUTTE MILL ROAD 51cs ItCCOFCtnS-fns a6W rEEi: n+*~,.urN (ri,m H4%,927 S ~ - Rcu'rnn, a ovulnzs T C C f I,: 1 U.~ BEi ACRE] 1NENCE SOUIHFF7LY 85.02 FEET HONG SND CURVE THROUGH A CENTFG11. ANGLE Of C) E( ~ R ~ T I ~L N I OI A d A T ~l ~I r IDt5'IB"; I\ l~ VI/i ll I nul rpnm. w a MENCE S 0000'09' E 3]0.40 FEET; 'NS SURVEY WES N01 CONSTITUTE n 711LE SfANpI (tt ACCURAIi I Nd `sul.'v'. l r la _ Ir01 ;rl DEFERHWf OWNERSHIP ON EASEUENiS Of RECORO. RiCHI OF WdY OF IIIIF of i~COnD. l lttTta NAIfY ~ ACCURATE ENGISUAV, IL': k`I~FO I)I'fIN IHt (DENT f(YN 1111; 'Hfl'.4SIA III; v+l a ~ i<IF.NCC S U2'25'38' W 155.88 FEET; _ THEHCt: 5 OS t44i" E 72.33 FEET TO A POIM OF NON-TANGENT CURVE CONGVE I w ~ EAST WIgSE RADUS OFARS N 09'.iB'20" f 5629.00 FFFh, ( y> ~ soz•25aB"w CONTIGUITY ~ Z 755.88' THENCE SWTHERLY 687.95 FEET ALONG SNO NON-TANGENT CURVE THROUGH A (~NIRAL ANF.LE OF 0656'29": 'O^ ~ ' TOAL PERIMETER 4,'150' I 50514'41 "E THENCE 5 02 A6'OB" W 7 51 FEET; _ / ~ 72.33 THF,NCE N 4925'25' W 699.05 FEET TO A POINT Of CURVE CONCAVE NORIHFAST 1/61n TOinl PERIMETER 708' n ~ HAVING, A RAOIU6 OF 600.00 FEET; PfgIAlE7FR CONIICUUVY 10 I'LL 4'IY UI 'BGULULIt (SOT / I'FR ill: xlGnlllV fOt A'IK71ATgN r- srawnaos x Gn JI-11-1a HAT, THENCE NORTHt/ESfERLY 517,23 FEET ALONG SAIp CURVE TIIROIIpi n CENTRAL ANCLC 1=51 /.i3' -rnNralrr:mru epr w. 4nEUfo er OF 4923'30'; 12=EQ9.F7(}' ~ mr Fuzm+w oE. a wHlu: W PNIUnrF ,AUPrcN141roq Wrpl-IY_WAY SURVEYORS CFRTIFICAf-ION I7 A 49'75'37" m aaSe_. COnStr%tNhY rrs 1HENCE N 00~01'S5' W 565.06 FEEL: ) N(NITL'ANY LPk AI CW;: l+E MTS7 C6X u IeC uPNN tMtcrfatt COUN15 Ai 1HENCE N 89'5]'06" E f 17.32 TEFL TO A POIFIT OF CURVE CONCAVE NORIHWESIERLY pwnLx+n wrn ML alr a ealAUA. FiaVwC A RADIUS OF 500.87 FEET; L WUG!AS y. ORi ul, n PROFESSIONAL lANO SURVEYOR IN THE S7AT_C Of COLORADO. W IIERt DY THENCE NORTHBSIERLY 449.16 'TE1 NONL' :TAIL' CUgl7 II IROL'CN A Cr YiRAL ANGLE CERHFY iNn7 I}IIS ANNEYA710N MAP OF 7111 ARUV( DESCRIBED FARCII WA, P!gEORMEO BY Mr / L:li uNUER AIY D'P.t Cf SU'r~FIMSIUF, A4D CHFCAINq- I DD Ufii}-FRtdOR~ Hfq FF?Y CER7fY TINT AT / pF A4'i6'I7"; IFir4i 1/C,;1, (IF Irl( PUtU+CT~7 C_rE 7111; IANP. ip LL AIn:,LX"I I'S CJ'JI•CllOI,S 10 II IL IXLIIHC U t:NY LIUIT 01 Ih< CITY CI i hull )I H- 1HENCE N a534'S3' E 56.00 FELL; 1HCNCE N d952'S0' E 60.72 HI I; 1701 ((AHIp, 1 ~ Nar u1,- ~ (HENCE S 0024'17 E 146.91 FPI1: wlxn'+A rzN ft-5629.00' 01 `""1 ~ ~ L=681.9 iT THENCE N 89'52'50" E 30.00 ~ffr ra IMF Poar Or HFCIwdNir, e=ss6'z9' CONTANBNC 047,927 SODUtE REI OIi 19.456 ACRES. l' ~ BEARINGS USED HEREIN ARE HOSED ON INC NORDI LINE OF ;Hl N'UHIHWE St 4~ rc+n,n Nmu+ rr-~I / ONE-QUARTER (Nwt/a) OF TFIE NORTHEAST ONE-CUARTCR (NET/4) OP SECTION D t 9`01 I Ijr elum•n.ls-- ~ TUWNSHI' I 40HiH, RANGE 70 WEST OF THE 6111 PNINC7Plt MERIDIAN, HCIVC '.:u' nla:Nl~ N6952'06'E (ASSUAiLU), ODUNDED ON TTIE WEST BY A FWNO 2 1/2' ALUMINUM CAV, u ~ 44'47"L UTAP.;IAS ]I. Oh'I II, n15 _']U6G 3. RB=N84' 17477, IrR Mah. REC DATCD NW. 25. 1996 6f PLS 17477. ACCEPTED AS NI/t ' f;, - / CORNER OF SECTION 7l AWO ON IHk fti: BY A FOUNT) AtUMIFNM CAP 51A1fPEU IS ~ 11777, PiH VON. BCC. UAfFD IMf7 78, 1992 UY i'LS 11 J72 ACCCP7ED AS PiE W' r Y'V9 ~ Cod Hl It U( IPI NWI/4 VI ;:n NFI/4 OF sFCiION 27. •os, Fvsnnc arv awn a nrr a nanOEa or fAUlwdf / _ ~ Sf69, a[talgn 5-7b9 ~ el.q nn(H 1 aD4cn'r, 100 0 100 y00 / L fi~ --1~ ~ - Scale 1 " = 100 ft Ra ne 0~"~ v - rerun avN.w f 1i nU CE¢E SNLU mlcor.. ~ ACCURATE EngiSurv LLC ~ ~E%I~:N ~In ,ral ANNf~IwN T FDR: S82'46'Uew IMAM+Y( T,0 µ+'wA4 N, DHo 0 saavxln'maa~n PER C(1MMt NIS 10/15/07 R F"~'""~'-"~' WESTERN DISPOSAL SERVICES, INC. T err I Iue.SAxlTr. 6G/JD MHw=>7~~'s/z9/o7 t.VO PUJUERB•W7D ETIGTNEEiB {AltlBURVEY0R9 P:A (:IMMENI$ 04/25/08 n wmla~a o woe PCH COAOnf utti U2/OS 09 art a ~ 5/29/07 vxaAer e». IWE60501.01 - - - - FT~tlda fleet ~ ~ Parse ~ a ,e; rv.v,• I 11 ~ .a. n~ ~ - J ~ R ~ -n0.' - L4 y--010.1 ~ J ^-_~1CIId - t^ _ _ 11p`I~-IAr' - L.•: ~ It, _ Il.r~_- _ _ ] j'^ L ~ _ -_L- ° P _ ' - \ r>L-- _ W o d S Ire I ? i' ' - -\'~Y--- -'Y - '~~p f-a";r I ~i~ /j-,-~~~r~j~i•- .t~ ~ .r-J ~a~maumvnn~ _ a~.. _ ~~1 I V i~m~ I I I rl ~p•'I •,;-.'K, k~`~'f~ I \ • 1I ~ - - - - - - I I 'i ~ I I' x`I, e n I ~ ~ X ~ - ~ ~ I _ ~ r I . i ~ ~ V~~ ~ ~ ~ m ~qln i r5: ltoccla~c,wuj ~ ~ A~ • ~ A ~ _ ~ _ - - - r /I ' , 0 ~ ~ ~ ~r I :P r.~af I I I ~ Yid1KE iIgR MO _ 1 I ~ II I ~ \J`~` _ - ' Y f Y - I ~i I I h ~ yam- •i, ` / - ~ • l~'I,I~~ ,r4/I` I~` f ~ r 'gay r~1 ~ ` I ~~,},,j/ ~I . ley I o,r„a~,` ~ ~ , I I I ' - ~ III • ~ '-lam ~ r ? ~ _ ~ ~ I, r F -7:1 i r_ Il'~'j~•~~/~y~~~~" Iii ~ _ ,I• - i ~i O I ,I ~~~I ~ Jfil~~i 1 I ~ d ~ ~ . _ . _ - 4 ar ~ lY I ~ it ~ ~ ~ Q O Z ~i W U Q ~ Q F- ii ~ a; ~f ~ r ~ ~ O ~ c ~I • ' • r ~ a V ~ ~•r 1,~.• ~~'••.~i y ~ R , I.\~j I ~ LEGEND ~ o ~ u ~~i'~ ~ ~I, . • Iwdrol[D ~ P s,~, Uq(i o { / ~ PxmosiD sitRY arun - m I~_ I_ Ic ' ~ ~ PppUAD iL~RI9 fN0 SfdPM I. ~ ~ f'Rq'04D Cp11fUP 1u9i ~ I 4~ I, ~ ~ I'IICPDRD CdNigq Y,R -S1W- / I IaSRNd CDYtppt wlP 17/1Z/dP ~ - - I _ !?6TRG [VII~UP U,R OAC I I ~I I . ~~I' ~ - _1J I I, I Iwesosol os _ : I I , NUIF.. ~ ,.ac I I ~ I FINISII[U GI?A[i(., AS DLI IPJE[) IlY INI; ~ r=so' r ~ I ~ i ~ PLAN, SLIALL BE USED FUR TIIE o _,d. sr ;d R " • I r PURPUSf. OF MF ASLIRINC BUILDING o - D - ~ ~~I i III ICFIT scar' = 5d' ~ I OF I ~~u~~~~ ~ EXHIBIT B ROW DEDICATI01 ~ L_,~I IILJI I N Q o BASIS OF CITY OF BOULDER S00'02'58"E S89'S2'06"W N BEARINGS 30.00' 10.00 - - _ _ _ _ _ NE CORNER OF Ili BUTTE MILL RD (50_R.O.W. NWt/4 OF THE NE1/4 OF SEC 27, T1N, S89'S2 06 W R F T TN PM N05'19'15"W 247.54' 5.52' I N1 4 CORNER OF R=259.50 PROPOSED SEC 27, T1 N, R70W L=407.99 RIGHT-OF-WAY DEDICAITON OF THE 6TH PM a-9O'O4'S6° ~ 037,423CSFS CI Z~ PROPOSED LOT 1 I ~ D WI ~I CITY OF BOULDER STA710 RECREATIONAL o_ COMPLEX ~ O O ~ v I ~ N PROPOSED Z I ~ o LOT 2 p rn O a O of N 0 ~ ~ I N ~ I O m (iJ O a t N N x J W _ I 0 I 'v v 0 3 200 0 200 0 SCALE: 1 " = 200' I I 0 o I 3 PUBLIC SERVICE d x COMPANY OF N67'S8'1 l "W COLORADO PROPERTY I Z 16.73' I a i a v i N 0 JOB No. 1 WES0501.05 DRAWN BY: DHO 0 3 ACCURATE E n g i S u rv L L C WESTERN DISPOSAL ~ LAND PLANNERS •LAND ENGINEERS •LAND SURVEYORS 5880 BUTTE MILL RD BOULDER CO 80301 0 350 INTERLOCKEN BLVD., SUITE 160 303-444-2037 a BROOMFIELD, COLORADO 80021 (303)665-5505 ~ coaritic?rr O 2ooe FAX: 303 665-5160 d J•' - LEGAL DESCRIPTION -R.O.W. DEDICATION EXHIBIT ALL THAT TRACT OR PARCEL OF LAND SITUATE IN THE NORTHEAST ONE-QUARTER (NE1/4) OF SECTION 27, TOWNSHIP 1 NORTH, RANGE 70 WEST OF THE SIXTH PRINCIPAL MERIDIAN AND LOCATED IN THE COUNTY OF BOULDER, STATE OF COLORADO; AND BEING A PORTION OF THE SAME LANDS AS CONVEYED BY USED TO THE WESTERN DISPOSAL., INC., AND AS FILED IN THE BOULDER COUNTY CLERK AND RECORDERS OFFICE AT RECEPTION NO. 1183458; AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT TitE NORTHEASTERLY CORNER OF THE NORTHWEST ONE-QUARTER {NW1/4) OF THE NORTHEAST ONE-QUAR~t~ER (NE1/4) OF SAID SECTION 27; THENCE S89°52'06"W 10.00 FEET ALONG THE NORTH LINE OF SAID NW1/4NE1/4 OF SECTION 27; THENCE S00°02'S8"E 30.00 FEET PARALLEL TO AND 10.00 FEET WESTERLY FROM THE EAST LINE OF SAID NW 114NE1/4 OF SECTION 27 TO THE NORTHEASTERLY CORNER OF SAID WESTERN DISPOSAL PARCEL, ALSO BEING THE POINT OF BEGINNING; THENCE S00"'02'S8"E 1301.96 FEET TO THE SOUTHEAST CORNER OF SAID WESTERN DISPOSAL PARCEL; THENCE N67°58'11"W 16.73 FEET; THENCE N00"02'58"W 1030.27 FEET TO A POINT OF CURVE CONCAVE SOUTHWESTERLY HAVING A RADIUS OF 259.50 FEET; THENCE NORTHWESTERLY 407.99 FEET ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 90°04'56"; THENCE S89°52'06"W 247.54 FEET TO A POINT ON THE WEST LINE OF SAID WESTERN DISPOSAL PARCEL; THENCE N05°19'15"W 5.52 FEET TO THE NORTHWEST CORNER OF SAID WESTERN DISPOSAL PARCEL; THENCE N89°52'06"E 523.42 FEET TO THE POINT OF BEGINNING. CONTAINING 37,423 SQUARE FEET OR 0.859 ACRES. BEARINGS USED HEREIN ARE BASED ON THE NORTH LINE OF THE NORTHWEST ONE-QUARTER (NW1/4) OF THE NORTHEAST ONE-OUAR I ER (NE 1/4) OF SECTION 27 TOWNSHIP 1 NORTH, RANGE 70 WEST OF THE 6TH PRINCIPAL MERIDIAN, BEING N89°52'06"E (ASSUMED), BOUNDED ON THE WEST BY A FOUND 2 1/2" ALUMINUM CAP, 17477, PER MON. RECORD DATED NOV. 25, 1996 BY PLS 17477, ACCEPTED AS N1/4 CORNER OF SECl10N 27 AND ON THE EAST BY A FOUND ALUMINUM CAP STAMPED LS 11372, PER MON. RECORD DATED MAR 18, 1992 BY PLS 11372, ACCEPTED AS THE NE CORNER OF THE NW 1/4 OF THE NE1/4 OF SECTION 27. NOTE: The legal. description shown hereon was prepared as a convenience only and is not intended for use in the division andlor conveyance of land in violation of C.R.S. 30-28-101. Prepared by: Accurate EnyiSurv LLC February 10, 2009 Page 1 of i 1 W ES0501.05 350 Iriterlocken Blvd., Suite 160 Broomfield, CO 80021 303-665-5505 ~ I6eal # ~ ~~ge # SD . "~a_ ? - "Recycle Row" e,.. - As part of a multi-year capita( improvement project, city staff has been working with Eco- Cycle, Western Disposal and Resource to plan and conceptually develop Recycle Row, the tea., i one mile section of 63rd Street between Arapahoe and Valmont Roads, as aone-stop-shop r where Boulder residents and businesses can access facilities to meet all their waste reduc- - tion and recycling needs. This stretch of roadway, one of the few remaining undeveloped industrial areas in the city, is currently the home of the Boulder County Recycling Center as ~ well as Resource, the used building materials yard. An aerial photograph follows, as Fig- ~ ure 2. r a` _ ~ As the population centroid of Boulder County, this section of the city can serve as a gate- - 4!~'~ ~ way to Boulder from the east, providing ahuman-scale planned development that reflects the values of our community and is welcoming to visitors. Taken together, the planned I uses for this one stretch of roadway will house the Center for Hard-to-Recycle Materials ' t - - _ _ - _ - y .::rte- ~ _ lr~; ~ : ~~G~eritJLrlestem d. .A r~ "Tt~nsfFr•S s r~ ra~a~Sed,E~oCycle. CHaRt,n r - . , ~i~~~ r •arsd,ReSc~ruutar~Si.~ ~ . +7 ij<.. w. •-s }~-=-rti, a t ti ~ ~ ~ ,1t• ~ ~'~+i ~ i~ Current Resource Sde ~ r ~ t ® - lam, • 7, ;f'" 3.i . • ~ ~ ~ ~ f fie. r ~i ~ Q~, ~ ~ „ _ ~ t Pro~cse•:f Yard `.5too~ Waste r 1~ ~ irr arr, Cors;~uCbon KccyCt!n; • ~n=.-`3rd 111 t . ! r~ i i i.4V ,prn ~~~C5311},~• - 's-z e°~. ..~r -mow _ - rx - - i t''s'~;.•- ~ R t • .i f I~ r _ r ?w - - • ~ _ I ~ _ - - - - q ~ P~oQ a'~U01+d€r C nt 4 r~~~ ~C~~ienp ~biJder Eoun f. '.kl a k! Id H ~ ~ ~ n r r a a e b , az~ ,~flu> rT` • ~ iee~ r~91 C~ to .3 e ! - Figure 2 :,l ' _J ~r 11 r] ' r ~ 1 ~ 1 z x Ul ATTACHMENT C a WESTERN DISPOSAL HEADQUARTERS CONCEPT PLAN - _ ~ \ LOCATED IN WEST 1/2 OF THE NORTHEAST 1/4 ~ SECTION 27, TOWNSHIP T NORTH, RANGE 70 WEST, IN THE 6TH P.M. COUNTY OF BOULDER, STATE OF COLORADO I wn, ~7lYl w'ianri x an _.n J, e. I nr~J~~. \ ~ _ ~ r 1 / IL.II I- ~r~.n~ { ~ ~ r - - - - -f-- - - - -E-I--~I--~~-I-~-~-4~-I~~_II4III~I-I-II-1-I-~-4--I-~-H ~,a.~ I I-I--H-H-I-I--~ I ~ ~,I I-I-f -+-I-}-H-~I f F f I~ I f I -H-f I-H-~-H I I F ICI-H-~-N I I I H-~ H~ _ _ _ _ _ _ - ~ _ _ 1. U.o~ Iw n anal _ _ _ _ _ - _ _ ,,,6trK I •Iw. &a re l _ - _ _.v,,, I '~+I ! ~ _ I NNrd I SCNACK } \ .a+ul MlAl MAtb ?r 1 ~ ~ w' I '1,({0 Sf. I 10: . 1 - _ .III ; Al11EAIN~ NIO I r 1 ELK ~ U I f ~ ( I ___tay+~ ~G - - - Out: _ _ ~ i v .E } ____________._1 Fr ~ } _ _ ' r ~ I ,1 \ Jt cwc rN,~ uwtc.n A¢K, I e0- I 11±" ,l j t-~caa .w .v„kl - ,:r ~ I 7r.»r sr I ~ bl t I 1 1•' i I Po7DIIPl IONRE / ~ I 1 I - I ~ u.raAn I i ~ m ~ /l ~C('~I•I~i . 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Y 1 ' ~ I~',~ I nuuvrkl W~?i - a - n~[wcrvr ~NESaI ~ ~ ~ , ~ ~ ~ uw 1 u } 11 nW S•M I I' ,~u• CIECIR~C RAnCI I ' 1 1 vAIK / ,^1 Styli'1l~~ I [oxrenx>?'iE ~ i I ~ I, # ~ ~ESrl~l.~ ~ ~ ~ I `'°rt. - I~ucoouous ~e 1 I . ~ ~ ~ y.Ay` 1 r 1 Gut. - IORO lM[ ~ I I~ r~~l~ r;. 6'iP ~ , r.°~ ~ - tt IRI uNF. i- I ~ 7 % r aa}m*: s' c u.M 1' - - nuexa+e Irvs 1, if? ~a ~~I arnc ~ I ~ fi/ ` N 1 1 IOU n J ~ _ ~ 1 ~ I ~ I ~ r. - ~ ~ ~ ~ ~ 11 ,r.~ + 1. _ . . Q o ~ I _ j:rmA,..: ~"o _ I" . n o PROJECTED SQUARE FOOTAGE TOTALS AT 5880 BUTTE MILL ROAD d ? ~ I 010 . 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IWE50501.01 CITY OF BOULDER AT~rAC~~lvr>uNT n Planning and Development Services ~ 1739 Broadway, Third Floor P.O. Box 791, Boulder, CO 80306-0791 phone 303-441-1880 fax 303-441-3241 web boulderptandevelop.net CITY OF BOULDER LAND USE REVIEW RESULTS AND COMMENTS DATE OF COMMCNTS: October 24, 2008 CASE MANAGER: Charles Ferro PROJECT NAME: Brickyard Concept Plan Review LOCATION: 6032 BUTTE MILL RD COORDINATES: N04E02 REVIEW TYPE: Concept Plan Review 8~ Comment REVIEW NUMBER: LUR2008-00086 APPLICANT: NANCY BLACKWOOD DESCRIPTION: CONCEPT PLAN REVIEW AND COMMENT: Development of brickyard site to accommodate Special Transit and EcoCycle/Center for Resource Conservation to fulfill the requirements of annexation and to obtain feedback. 1. EcoCycle/ Center for Hard to Recycle Materials Site (recycling processing facility}: Development of the north 4.09 acres of tt~e site to include the fol~ovding: 5,700 sf EcoCycle Offices 18,900 sf Center for Hard to Recycle Materials Facility 16,684 sf Resource Retail Store and Storage Yard 2. Special Transit (governmental facility use): Development of the south 6.48 acres of the site to include: 28,000 sf Office Use 12,600 sf Bus Repair Bay Space 10,700 sf Support Space (Bus Wash /Chassis Wash Area) STAFF HAS IDENTIFIED THE FOLLOWING POTENTIAL VARIATIONS FROM THE LAND USE REGULAT{ONS THROUGH SITE REVEIW: 1. Special Transit Site: a. Section 9-7-1 Building Height b. Section 9-7-1 Minimum Front Yard Setback for Parking I. REVIEW FINDINGS Assumptions contained in the subject Concept Plan application regarding initial zoning (IG), subdivision, access, utilities, roadway alignment, and lot size are predicated upon the approval of LUR2003-00037 for Annexation and Initial Zoning, LUR2007-00048 for Preliminary plat (applications are being reviewed concurrently} as well as the realignment of the corner of 63~d and Butte Mill. An approved application for Final Plai will also be required. The comments below reflect a review of the conceptual plans submitted for the development a property located at 6032 Butte Mill Road, currently located under the jurisdiction of Boulder County. Ti~is plan will be neither approved or denied, but rather is an opportunity for the city and residents to comment on the general aspects of the proposal. The Planning Board hearing on this item is tentatively scheduled for January 8, 2008. Please note that the Concept Plan process is not considered iterative, therefore, alternative designs in response to these staff comments that have not vet been evaluated by Planning staff are not encouraaed at the public hearing and will not be accepted fro review by staff. The following key issues have been identified for the project (additional key issues may be added at the time of Site Review): 1. Is the redevelopment of the site consistent with Boulder Valley Comprehensive Plan policies? Address: 6032 BUTTE MILL RU _ 2. Does the proposed site plan layout optimize pedestrian and vehicular access, pedestrian and vehicular safety, and circulation? 3. Is the location and quality of proposed open space appropriate? 4. Is the proposed architecture compatible with the surrounding area? 5. Are proposed land use code modifications appropriate? At this time, staff finds that the project meets many Boulder Valley Comprehensive Plan (BVCP) policies (see 't_and Uses" section below under Informational Requirements) and will result in well-designed, sustainable development while providing permanent facilities for three established, local non-profit uses that serve the community. At the time of Site Review and or building permit, the applicants will be required to verify all assumptions related to site metrics, floor area, useable open space, building height, parking, setbacks, and landscaping. Additionally, applications requiring Site Review will be required to demonstrate compliance with all applicable Site Review criteria found in Section 9-2-14, B.R.C. 1981. II. INFORMATIONAL COMMENTS AccesslCirculation (Michelle Mahan, 303-441-4417) The following comments must be addressed at the time of Site Review: 1. The plans show the shared 63`d Street drive access to be greater than the 35 foot maximum width allowed by Table 2- 2 of the City of Boulder Design and Construction Standard (DCS). It is unclear why separate dedicated left and right turn lanes would be necessary with the small volume of traffic expected. The plans must be revised in conformance with city standards or the traffic study revised to address the necessity of dedicated lanes for this site access and a DCS variance request submitted. 2. An analysis of the sight distance necessary for the shared 63`d Street drive access must be provided due to the access location on the horizontal curvature of the street. 3. An 8 foot wide sidewalk and an 8 foot wide landscape buffer are required to be installed along Butte Mill Road/63rd Street. The following comments must be addressed: • The sidewalk and detachment width must continue for the entire length of the property frontages. • Aithough a majority of the plans show the sidewalk along Butte Mill parallel to the back of curb, it is also depicted as meandering on other plans. The plans must be consistent. • V~!here the sidewalk is located outside of public right-of-way, a public access easement will be required to be dedicated to include the area 17 feet off the back of future curb {to cover the sidewalk width plus one foot beyond the back of vdalk). • The plans will be required to clearly show and dimension the sidewalk, landscape buffer, and easement. 4. The traffic study will require additional analysis in order to meet the parameters set by the city. These parameters will be forwarded directly to Aldridge Transportation Consultants, LLC. 5. A Travel Demand Management (TDM) plan is required to be submitted which outlines strategies to mitigate traffic impacts created by the proposed development and implementable measures for promoting alternate modes of travel. • The applicant should contact Chris Hagelin (303-441-1832), Senior Transportation Planner with GO Boulder, to discuss viable TDM options specific to this project. • The TDM plan must be submitted as a separate document with Site Review submittal. Building Design (Charles Ferro, 303-441-4012) General: 1. Based on the large excavated cuts existing on the property, it has been agreed that height will be measured from the grading plan that is proposed to be adopted as a part of the pending Annexation /Preliminary Plat. It does not appear That the grading play proposed in the Preliminary Plat (to be adopted at the time of annexation) matches the proposed Concept Plan. A final grading plan that responds to the proposed buildings prior to moving forward with the proposed annexation, preliminary plat, or eventual Site Review application. 2. Overall, staff finds the proposed building designs compatible with the intent of the Boulder Valley Comprehensive Plan (BVCP). EcoCycle 1 Resource: 1. The proposed building forms are exciting and demonstrate stewardship in public, quasi-governmental building design white demonstrating a nexus between the buildings and the values of the organizations that will occupy them. The organic roof forms are extremely unique and provide a new direction for industrial building design in the city. The proposed buildings also move toward a sustainable design technology supported by the city's Address: 6032 BUTTE MILL RD ;`rail i+__ _ a recently adopted Climate Action Plan. As noted below, the proposed green roofs have the potential to be a significant example of intensive green roof application in the Front Range. Staff also strongly supports the use of rooftop solar technology as proposed. 2. While a significant amount of surface parking and vehicular circulation is required to make the site function for its intended uses, the proposed buildings will present a "front door" feel toward both 63`d and Butte Mill with safe and efficient pedestrian connections in and around the site. Although somewhat difficult to determine from the elevations, staff strongly recommends that window glass is maximized along 63'~ and Butte Mill and entryways are well pronounced and visible from the surrounding rights-of-way. 3. Overall, the massing of the proposed buildings is appropriate, however, large building expanses on the north and east sides of the buildings that lack significant window glass (recycling processing areas or other industrially purposed areas of the proposed buildings} should be well landscaped with appropriately scaled plant materials to help break up large facades. 4. While the colors are extremely vibrant, staff would recommend a more muted earth tone pallet to blend with the surrounding rural landscapes and provide more of an accurate reference to the rural nature of the area. 5. Staff would encourage the applicant to consider using high-quality, durable materials. Special Transit: 1. The proposed buildings are exciting and demonstrate stewardship in high quality public, quasi-governmental building design and provide a permanent facility for a well established local non-profit organization. The program for the site does an excellent job of taking advantage cf the grade on the property. The proposed buildings present a pleasant facade to the public realm with appropriate massing while using grade to conceal the impacts of outdoor vehicle storage and operational and service functions. The strong horizontal building forms as weal as the diversity of the materials result in a warm, attractive streeiscape while preserving and capitalizing on view cor°idors to the west and south west. 2. The northern portion of the administration building angled at 45 degrees allows for the creation of an entry plaza and results in awell-pronounced sense of entry into the buildings. 3. While a significant amount of surface parking and vehicular circulation is required to make the site function for its intended uses, the proposed buildings will present a "front door" feel toward Butte Mill with ample fenestration to pronounce the administrative functions while softening the impacts of the outdoor vehicle storage and maintenance functions on-site. - 4. At the time of Site Review, staff will require additional information regarding the proposed support buildings to ensure that the proposed buildings meet the Site Review criteria found in Section 9-2-14, B.R.C. 1981. 5- The purpose of adopting a grading plan was to allow for industrial buildings with suitable heights for the proposed activities. As noted above, based on the large cuts existing on the properties, it has been agreed that height will be measured from the grading plan that is proposed to be adopted as a part of the pending annexation. It does not appear that the grading plan proposed in the Preliminary Plat (to be adopted at the time of annexation) matches the proposed Concept Plan. Maximum building height appears to be 46 feet (although it is not clear where the low point has been taken from). As proposed, a mandatory Planning Board hearing would be required at the time of Site Review per Section 9-?_-14(g), B.R.C. 1981 for building height. Maximum building height is 40 feet per Section 9-7, B.R.C. 1981, in the 1G district, however, please note that Section 9-7-6(b), B.R.C.1981, allows staff to permit buildings in the IG zone conditional heights up to 45 feet without Planning Board approval. Please note that the overall application for Site Review will be subject to call up by the Planning Board although a mandatory hearing would not be required. Staff recommends complying with the 45 foot conditional height maximum. Drainage See preliminary plat application LUR2007-00048 for comments. Engineering See preliminary plat application LUR2007-00048 for comments. Address: 6032 BUTTE MILL RD n ~ 3` i~ri 111 SJ~ ~yy fi Fees Because revisions or corrections are not required for this application, based on 2008 development review fees, hourly billing will not be applicable unless another application is required or the applicant revises the current proposal. Land Uses (Charles Ferro, 303-441-4012) 1. EcoCycle_ The subject use is classified as a Recycling Processing facility with accessory office under Section 9-16, 13.R.C.,1981 and is considered a use that requires Use Review per Section 9-6-1, B.R.C. 1981 in Industrial General (IG) zone district. Staff has agreed to allow the use without a Use Review application through the pending annexation agreement. 2. Resource The subject use is classified as a Large Recycling Collection facility with accessory retail uses under Section 9- 16, B.R.C.,1981 and is considered a use that requires Use Review per Section 9-6-1, B.R.C. 1981 in Thelndustriai General (IG) zone district. Staff has agreed to allow the use without a Use Review application through the pending annexation agreement. 3. ~ecial Transit: The subject use is classified as a Government Facility use under Section 9-16, B.R.C.1981 and is considered a use by-right in the IG zone district. Landscaping Elizabeth Lokocz 1. In November, 2006, the City of Boulder adopted a Climate Action Plan (CAP). The intent of the CAP is io guide Boulder towards a sustainable energy future that dramatically reduces greenhouse gas emissions from current levels, v:chile meeting the needs of present and future generations. A sustainable energy future is a critical component of the Boulder Valley Comprehensive Pian, which is a tool designed to protect the natural environment of the Boulder Valley while fostering a livable, vibrant and sustainable community. Tl;e following comn;ents are made in support of the CAP. 2. Staff finds many aspects of the proposed plan highly supportive of the Climate Action Plan and of green site design in general. The proposed intensive green roof on the EcoCycle CNaRM buildings has the potential to be a significant example of intensive green roof application in the Front Range. Tests conducted at the EPA building green roof in Denver support using Blue Grama and Buffalo Grass in such an application. Staff strongly recommends maintaining this design element as a focal point of the project. Staff ~a~ould appreciate a detail of the proposed roof construction as wel! as any information available on the planting medium, irrigation duration/frequency and plant community at the time of application. 3. Landscaped parking buffers are a critical part of the overall landscape plan and will be key in how the project is perceived from the adjacent sites. The Transit Vehicle Parking and Maintenance would benefit from additional areas of buffer planting and a central planting island if turning room allows. In particular, a planting bed at the base of the proposed wall wide enough to support mature trees would help reduce the height of the wall and shade it from southwestern and western sun. Another buffer along the western edge of the parking lot at the top of the proposed detention pond slope would also help shade the large areas of proposed paving. It appears that the parking area is large enough to accommodate tt~e programmatic needs and a central planting island to offer additional shade. 4. Verify that ail parking lots meet the requirements of Section 9-9-14 BRC 1981 paying especial attention to Interior Parking Lot Landscaping requirements. Some parking areas appear to be heavily landscaped and exceed the requirements; however check the tree count for the Guest and Employee Parking lot for the Transit Administration building. if the Transit Vehicle Parking and Maintenance lot is considered a standard parking lot, it is far below the interior parking lot landscaping requirements. 5. The applicant has indicated the intention of using pervious paving throughout the site. Staff supports pervious paving given the extent of paved surface. The long term success of pervious paving is highly dependent on maintenance. Staff recommends developing an appropriate maintenance plan early in the design process. 6. The meandering sidewalk and naturalized tree planting in the R.O.W. responds well to the informal rural nature of the site. To make the design appealing to the pedestrian from day one, staff recommends having a variety of trees larger than the minimum 2" caliper, spacing the trees tighter than the typical recommended spacing and having no gap between the groups of trees larger than 60'. The current proposed plan appears to meet that spacing. Neighborhood Comments (Charles Ferro, 303-441-4012) Staff has not received any public comment regarding the proposed application. Address: 6032 BUTTE MILL RD Open Space: (Charles Ferro, 303-441-4012) General: Per Section 9-8, B.R.C. 1981, ten to twenty percent of each sife must be useable open space in accordance with Section 9-9-11, B.R.C. 1981. Per Section 9-9-11(c}, B.R.C.: Certain building types shall provide open space in the following amounts: (1) Nonresidential Buildings up to Thirty-Five Feet in Height: Any building that contains a business or industrial use which is up to thirty-five feet in height shall provide at least ten percent of the total land area as usable open space. (2) Buildings Between Thirty-Five and Forty-Five Feet in Height: Any building over thirty-five feet but less than forty-five feet in height shalt provide at least fifteen percent of the total band area as useable open space. (3) Buildings Over Forty-Five Feet in Height: Any building over forty-five feet but less than fifty-five feet in height shall provide at least twenty percent of the total land area as useable open space. EcoC~,~cle /Resource: It appears that a majority of the open space requirements will be fulfilled with landscaped area and entry plaza space. While staff acknowledges the industrial nature of the site, staff recommends creating meaningful outdoor open spaces for employees, tour groups, and patrons of the site to enjoy which include amenitized sitting areas, unique pavement treatments, landscaping and public art features. The applicant should also consider maximizing view capture from proposed open spaces. Based on the proposed 40 foot building height, it appears that 15% of the site shall be useable open space in accordance with Section 9-9-11{c), B.R.C. At the tirne of building permit {or Site Review), the applicant will be required to provide detailed drawings which demonstrate compliance with the quantitative open space requirements for the IG zone district specified in Section 9-8 as well as the qualitative requirements found in Section 9-9-11, B.R.C. 1981. ~ecial Transit: It appears chat a majority of the open space requirements will be fulfilled with landscaped area and entry plaza space as vvell as terrace /balcony space on the western side of the site. While staff acknowledges the industrial nature of the site, staff recommends creating meaningful outdoor open spaces for employees, tour groups, and patrons of the site to enjoy which include amenitized sitting areas, r~nique pavement treatments, landscaping, and public art features. Bayed on the proposed 40 foot building height, it appears that 15% of the site shall be useable open space in accordance with Section 9-9-11{c), B.R.C. At tt~e time of Site Review, the applicant will be required to provide detailed drawings which demonstrate compliance with the quantitative open space requirements for the IG zone district specified in Section 9-8 as well as the qualitative requirements found in Section 9-9-11, B.R.C. 1981. Parking {Michelle Mahan, 303-441-4417) The following comments mrast be addressed at the time of Site Review: 1. Per section 9-9-6(d)(3)(B) of the Boulder Revised Code (BRC), turnaround spaces must be provided for dead-end parking bays of eight stalls or more. The area shown as a turnaround space on Lot 1 would not function and a turnaround space is needed for the dead-end parking bay on Lot 2. A turnaround space must be provided in alignment with the parking stalls it serves (see Figure 9-14 in the BRC). Turnarounds must be identified with a sign or graphic and marked "no parking". All required turn-around spaces must be clearly labeled and dimensioned. 2. Per section 4.6.2 of the ADA Accessibility Guidelines, accessible spaces shat! be dispersed and located closest to the accessible entrances. The accessible space located along the southern property line of Lot 1 will require relocation in order to conform with this standard. 3. Per section 9-9-6 (d)(2)(C} of the Boulder Revised Code, accessible parking spaces are to be 8 feet wide with an additional five foot wide diagonally striped aisle. Section 4.1.2(5)(b) of the Federal ADA Accessibility Guidelines requires that one of the spaces on each lot be 8 feet wide with an additional 8 foot wide diagonally striped aisle for a van accessible space. 4. It is unclear whether the backing distance provided for the transit parking will be adequate for the expected vehicles. The plans should include templates to ensure the necessary maneuvering area is available for the buses. 5. The Site Plan must clearly label and dimension all parking spaces and backing distances. Address: 6032 BUTTE MILL RD f~ 6. Bicycle parking is required to be provided in accordance with sections 9-9-6(b) and 9-9-6{g) of the Boulder Revised Code and section 2.11(E) of the City of Boulder Design and Construction Standards. The proposed bicycle parking locations and number of parking spaces must be shown on the plans at the time of Site Review. • The necessary spacing between all proposed bike racks and any adjacent walls, accessible routes, required clear sidewalk/multi-use path widths, etc, must be clearly dimensioned in accordance with City of Boulder Standard Detail number 2.53. • Per section 9-9-6(g) of the Boulder Revised Code, bicycle parking is required to be located in convenient, highly visible, active, well-lighted areas but shall not interfere with pedestrian movements. • Per section 2.11(E)(2) of the DCS, bicycle parking should generally be provided within 50 feet of the main building entrance. Parking (Charles Ferro, 303-441-4012) 1. Per Section 9-9-6(c)(1), B.R.C. 1981, when parking requirements result in a fraction, the fraction shall be: (A) Rounded to the next higher whole number when the required number of spaces is five or less; or (B) Rounded to the next lower whole number when the required number of spaces is more than five. 2. Per Section 9-9-6, B.R.C. 1981, required parking is as follows: EcoCycle: Office Area: 5700 sf / 400 = 14 Subtotal: 14 spaces CHaRM Facility: Sufficient parking for 10 customers plus 1 space per each commercial vehicle operated by the site = 10 Plus 3 commercial spaces. Subtotal: 13 spaces Resource: Retail Area: 11,285 / 400 = 28 Pius 3 spaces for commercial vehicles Subtotal: 31 Total Required Spaces: 58 It appears the site is in excess of the spaces required. ~ecial Transit: 1. Please note that tandem parking is not recognized under the City's land use code as credited parking. Sufficient parking designed to serve the use will be required at each phase of the development. Phase I: 38,400 sf / 400 = 96 spaces Phase II: 56,000 sf / 400 = 140 spaces It appears that a total of 2.19 total spaces will be provided at total build out. Staff has some concern that a majority of the spaces will not be accessible to the public, however, it appears that the projected amount of administrative office space open to the public (28,000 sf) combined with bus bay I maintenance space (12,600 sf) will total 40,600 sf. Based on the 1:400 parking ratio required for the IG zone district, (40,600 / 400) 101 spaces needed to specifically serve the administrative office space as well as the bus bay /maintenance space (independent of the bus storage needs). It appears that there will be 119 parking spaces available io the public at all times to serve the public needs as well as the needs of the employees. 2. Per Section 9-9-14(c} and (d}, B.R.C. 1981, parking lots must be screened and contain interior landscaping. Additionally Site Review criteria found in Section 9-2-14(E)(iv),B.R.C. 1981 require parking areas to provide landscape materials that provide shade in excess of the basic parking lot landscaping requirements. Plan Documents (Charles Ferro, 303-441-4012) Address: 6032 BUTTE MILL RD ~6~`~~js' General: 1. Heights of proposed accessory buildings and principal buildings will need to be verified at the time of site review in accordance with the city's definition of height `ound in Section 9-16, B.R.C, 1981. 2. Although floor area appears complaint with the U.5:1 FAR for the IG district, floor area ratios will need to be verified at the time of site review in accordance with the city's definition of floor area found in Section 9-16, B.R.C. 1981. 3. Per Section 9-9-17(c), properties zoned IG are considered Solar Access Area II (25 foot solar fence). Detailed solar drawings must be prepared at the time of building permit in accordance with Section 9-9-17, B.R.C. 1981 to determine any solar impacts on surrounding properties. EcoCvcle /Resource: 1. The EcoCycle /Resource preliminary landscape plan indicates a pedestrian connection on the north east from the sidewalk along Butte Mill to the main entrance of the EcoCycle building. The proposed connection should be reflected on all plan seas. The applicant should consider an alternative pavement treatment to provide a defined crosswalk across the parking lot area. The applicant should also consider an additional north !south link with a crosswalk between the sidewalk and the drive up window on the southeast corner of the site (the intersection of 63"r and the access driveway). 2. Dimension parking all spaces and travel lane /backing distances. 3. At the time of Site Review, the applicant must demonstrate that all dimensional parking requirements of Section 9- 9-6, B.R.C. 1981 are satisfied and that all projected commercial vehicles to be parked at the site are accommodated. 4. Per Section 9-9-11(c)(2),B.R.C. 1981, tt~e quantity of useable open space appears compliant, however, at the tame of Site Review, the applicant must verify what is considered credited open space. Per Section 9-9-11(c), B.R.C. 1981 requires buildings between 35-45 feet are required to provide 15% of the site as useable open space in accordance with Section 9-9-11(e),(g),(h), B.R.C. 1981. Please refer to Section 9-9-11(e),(g),(h), B.R.C. 1981 for information regarding credited useable open space criteria. 5. Roll off containers are considered accessory structures. These containers should be screened from public view with landscaping and or fencing. The height of a(I accessory structures (calculated per Section 9-16, B.R.C. 1981). 6. Based on the large expanses of parking lot and driveway areas, the applicant is strongly encourages to utilize pervious pavement as noted in the applicant's submittal package. Special Transii_ 1. At the time of Site Review, details regarding fence height and design will be required. Staff prefers sections of fencing visible from right-of-way to be decorative. 2. Trash storage /recycling areas shall be in accordance with Section 9-9-18, B.R.C. 1981. 3. Parking lot area shall be screened in accordance with Section 9-9-14, B.R.C.1981. Based on the requested land use code modification to allow a parking lot to encroach into the front yard setback, landscape treatments should be extremely dense in order effectively screen the parking area year around. 4. Dimension parking all spaces and travel lane /backing distances. 5. Per Section 9-9-11(c)(7),B.R.C. 1981, the quantity of useable open space appears compliant, however, at the time of Site Review, the applicant must verify what is considered credited open space. Per Section 9-9-11(c), B.R.C. 1981 requires buildings over 40 feel are required to provide 20% of the site as useable open space in accordance with Section 9-9-11(e),(g),(h), B.R.C. 1981. Please refer to Section 9-9-11(e),(g),(h), B.R.C. 1981 for information regarding credited useable open space criteria. 6. Based on the large expanses of parking lot and driveway areas, the applicant is strongly encourages to utilize pervious pavement as noted in the applicant's submittal package. 7. A phasing plan may be approved through the Site Review process (and specified in the development agreement). Per Section 9-2-12, B.R.C. 1981, the applicant must begin and substantially complete each phase within three years of the time provided for the start of construction of each stage in the development agreement. Please refer to Section 9-2-19, B.R.C. 1981 regarding the creation of vested rights. Site t?esign (Charles Ferro, 303-441-4012) General: EcoCvcle /Resource: 1. While a significant amount of surface parking and vehicular circulation is required to make the sites function for the intended uses, Policy 2.42(b) of the Boulder Valley Comprehensive Plan states that buildings and landscaping, not parking lots should face streets. The proposed parking areas should be densely buffered from rights-of-way ar~d adjacent properties. Similarly, the service functions as well as the roll-off containers on the west side of the building should also be heavily buffered from the vehicular and pedestrian traffic traveling eastbound on Butte Mill. Address: 6032 BUTTE MILL RD ' , ,~ii! ~ - Specia{ Transit: 1. 1,N mile a significant amount of surface parking and vehicular circulation is required to make the sites function for the intended uses, Policy 2.42(b) of the Boulder Valley Comprehensive Plan states that buildings and landscaping, not parking lots should face streets. The proposed parking areas should be densely buffered from rights-of-way and adjacent properties, especially since a 10 foot modification from the required front yard landscape setback is requested. 2. The applicant has done an excellent job in locating the service oriented building functions on the low side of the site, oriented away from areas of public right-of~-way. Additional parking lot landscaping and screening along the west side of the lower parking area will help to buffer the service area of the site from the adjacent park and pedestrian path. Utilities See preliminary plat application LUR2007-00048 for comments. Zoning (Charles Ferro, 303-441-4012) EcoCycle /Resource: 1. The applicant will be required to demonstrate compliance with Section 9-6-9(h)(4), B.R.C. 1981 (performance criteria for recycling processing facilities) below: Recycling Processing Facilities: A recycling processing facility shall not be located within one hundred fifty feet of land zoned, planned in the Boulder Valley Comprehensive Plan, or occupied for residential use, and shall comply with the following additional conditions: (A) Processors shall operate in a wholly enclosed building oxcept for incidenfal storage, or within an area enclosed on all sides by an opaque fence or wall not less than seven feet in height and landscaped on all street frontages. (8) Setbacks and landscaping requirements shall be those provided for the zoning distract in which the facility is located. (C) Al! exterior storage of material shall be in sturdy containers or enclosures which are covered, secured, and maintained in good condition, or shall be baled or pelletized. Storage containers for flammable materials shall be constructed of nonflammable material. Oil storage shall be in containers approved by the city fire department. No storage, except for truck trailers or overseas containers, shall be visible above the height of the fencing. (D) The site shall be maintained free of vermin infestation, shall b© cleaned of litter and loose debris on at least a daily basis, and shall be secured from unauthorized entry and removal of materials when attendants are not present. (E) Space shall be provided on site for the anticipated peak load of customers to circulate, park, and deposit recyclable materials. !f the facility is open fo the public, space shall be provided for a minimum of ten customers or the peak load, whichever is higher, unless the city manager determines that allowing overflow traffic is compatible with surrounding businesses and public safety. (F) One parking space shall be provided (or each commercial vehicle operated by the processing center. Parking requirements shall otherwise be as required for the zone in which the facility is located. (G) If the facility is located within five hundred feel of property zoned, planned in the Boulder Valley Comprehensive Plan, or occupied for residential use, it shall not be in operation between 7.•00 p. m. and 7:00 a. m. The far,Uity shall be administered by on-site personnel during the hours the facility is open. (H) Any containers provided for after-hours donation of recyclable materials shall be at least fifty feet from any property zoned, planned in the Boulder Valley Comprehensive Plan, or occupied for residential use; shat! be of sturdy, rustproof construction; shall have sufficient capacity to accommodate materials collected; and shall be secure from unauthorized entry or removal of materials. Containers shall be clear/y marked to identify the type of material that may be deposited. The facility shall display a notice stating that no material shall be left outside the recycling containers. (J) No dust, fumes, smoke, vibration, or odor from fhe facility shall be detectable on neighboring properties. IV. NEXT STEPS These comments and a staff memorandum will be forwarded to the Planning Board for review. Planning Board review of this project is tentatively scheduled for January 8L2008. The Board will review the proposal and will comment on the application and make suggestions for improving the project, prior to the applicant preparing a more detailed Site Review submittal. The applicant is welcome to submit a written response to these comments prior to that hearing. Alternative designs that have not vet been evaluated by Planning Staff are not encouraged at the public hearing. Address: 6032 BUTTE MILL RD V. CITY CODE CRITERIA CHECKLIST Please refer to staff's evaluation of the proposed Concept Plan application based on the Concept Plan criteria found in Section 9-2-13, B.R.C. 1981. Section 9-2-13, B.R.C. 1981 CONCEPT PLAN REVIEW AND COMMENT Guidelines for Review and Comment The following guidelines will be used to guide the planning board's discussion regarding the site. It is anticipated that issues other than those listed in this section will be identified as part of the concept plan review and comment process. The Planning Board may consider the following guidelines when providing comments on a concept plan. 1) Characteristics of the site and surrounding areas, including, without limitation, its location, surrounding neighborhoods, development and architecture, any known natural features of the site including, without limitation, mature trees, watercourses, hills, depressions, steep slopes and prominent views to and from the site; The area is defined by a rural landscape, a large park to the west, former mining uses to the north and east, and industrial applications including a large power plant to the south east, Boulder County recycling uses to the south, and Western Disposal's headquarters and transfer station uses to the west of the Stazio Bal! Fields. Western Disposal's organic composting facility is located directly south of the site and the existing Resource facility currently exists on the south side of the site. Valmont Butte is located immediately north of the site. No residential uses are proximate to the life of the area. What few buildings exist in the area are primarily industrial with the exception of the Western Disposal headquarters which maintains several administrative offices. Specifically, the site is approximately 72 acres (gross) and is located at fhe intersection of 6:3~° and Butte Mill and is currently under the jurisdiction of Boulder County. The site was used as a former brick production facility and maintains a deep cut on the west side of the site ar~d also serves as the current location of the Re Source facility. Fill dirt has also been stockpiled on the site as well. The Jones and Donnely Ditch parallels the site to the west as well as well as the South Boulder Creek and Stazio bicycle trails. Mountain views from the site are prominent. Based on the former industrial uses on the site, no significant mature landscaping exists. 2) Community policy considerations including, without limitation, the review process and likely conformity of the proposed development with the Boulder Valley Comprehensive Plan and other ordinances, goals, policies, and plans, including, without limitation, subcommunity and subarea plans; As required by BVCP policy 1.20(c) (discussed in application LUR2003-00037), the community benefit associated with the subject annexation constitutes a dedication of 4 acres of the northern portion of the property located at 6032 Butte Mill Road to be used for future City recycling purposes. City of Boulder Environmental Affairs staff negotiations have simultaneously involved four years of organizational planning and site design discussions with Eco-Cycle and the Center for Resource Conservation (CRC), as the city intends to lease these four acres of land to Eco-Cycle's Center for Hard-to-Recycle Materials (CHaRM) ar~d to Resource, CRC's used building materials yard. This will a{low Eco-Cycle to vacate the land they currently lease from the city at the Municipal Service Center (City Yards) and Resource to vacate the area it currently leases from Western Disposal at the southern portion of the brickyard site. Annexation of the subject property (as well as the Western Disposal headquarters site) contributes to the development of "Recycle Row," (the one mile section of 63rd Street between Arapahoe and Valmont Roads) as aone- stop-shop where all Boulder County residents and businesses can access facilities to meet all their waste reduction and recycling needs. The planned uses for the "Recycle Row" corridor will house CHaRM, Resource, the new county-wide Household hazardous waste ar~d small business hazardous waste facility, Western Disposal's construction and wood waste processing center, the city's yard and wood waste drop-off centers, Western Disposal's yard and food waste composting site, and the Boulder County Recycling Center and drop-off site. The development of Recycle Row is also part of the city's Master Plan for Waste Reduction. Address: 6032 BUTTE MILL RD 'i;;il1 r - - ATTACHMENT E I ~ ~ r ~ ~ ~ . ~ ~ t i~ h• h` _ ~ ~v ~ 2 L i , _ _ Y _ I R7 ~ - ~ d ~ r ~i -C1. - Somas Ian * - _ - I `-t ~~~tilyyyy + ~ / rl } ~ I ~ y r.. , a , ~ \ ..rJ~~ ~J a ~ ~ ~ 7~,_rM- t ~p1t ,rv ; ~ .t. i F .4. Jr1- '7 ~ ~ 'r 7r 7r rN LM '~1 l) 1. ~ , ,I i ~ .P ~I , ~ _ .7 , s .r j :\Y~ I . r t; ~ ~~rv t ! J: .%i ~ 1 'U ~ . ~ r. . ~ M v r; ~ y . • 1 • ~ ~ e e e e• r e y'• t J -"J- SUBMITTAL MATERIALS LIST -JOINT CONCEPT PLAN -BRICKYARD SITE f , 88003: Special Transit (ST), Ecocyde and Center for Resource Conservation (EC & CRC) L SUMMARY OF PRODUCTS (Mark one Packet "ORIGINAL") COPIES FOR CITY TEAM CHECKLISTS SUBMTITAL p8 1 Transmittal- Summary of Submittal Materials 1 (8.5x11) oz-PLc 2 Contact List 1 (8.5x11) oz-Pu 3 Review Types, Requirements, and Fees 1 (8.5x11.) oz-PLG 4 Application Requirements Checklist 1 {8.5x11) oz-PLG 6 Concept Plan Review and Comment Checklist 1 (8.5x11} o7-Pi.c APPLICAT10N5 & FORMS pg 8 Land Use Review Application Form 1 (8.5x11) oz-Pl_< ~ BBA !e 9 Sign Posting Requirements Acknowledgement Form 1 (8.5x11) oz-PLG &BBA lU Applicants Acknowledgement of Obligation to Pay 1 (8.5x11) oz-PLG &BBA 12 Persons in Interest Farm 1 (8.5x11) oz-PLG ~ BBA 13 Legal Description 1 {8.5x11) oz-PLG &BBA WRITTEN STATEMENT (Bind with figures/attachments) pg 15 Cover Sheet 15 (8.5x11) OZ-PLG &BBA 1b Written Statement TOC 15 (8.5x11) oz-PLG &BBA 17 Written Statement 15 (8.5x11) oz-PLG &BBA FIGURES /ATTACHMENTS A Context Map with Zoning 15 (11x17) oz-PLG B Conceptual Landscape Plan 15 (11x1.7} oLA r'i C (ST) Opportunities and Constraints 15 (11.x17) oz-PLG 1J D (ST) Concept Plan (printed half size) 15 (11x17) oz-PLc E (ST) Massing Model Studies 15 (11x17) o%-AKCH F (ST) Massing Model Studies 15 (11x17) o%-AKCH G (ST) Massing Model Studies 15 (11x17) oz-AKCH H (ST} Massing Model Studies 15 (11x17) oz-AKCH I (ST) Architectural Character Sketches 15 (11x17) of-AKCH j (EC & CRC) Site Analysis 15 (11x17) BitA K (EC & CRC) Concept Plan (printed half size) 15 (11x17) BB.4 L (EC & CRC) Grading Plan & Height Analysis 15 (11x17) BBA M (EC & CRC) Site Sections 15 (11x17) R8A N (EC & CRC) Street Elevations 15 (11x17) BBA O (EC & CRC) Massing Model Studies 15 (11x17) BBA P (EC & CRC} Massing Model Studies 15 (11x17) BBA I FULL SCALE SITE PLANS Q Overall Concept Site Plan 15 (22x34) oz-PLc BBA R (ST) Concept Plan 15 (22x34) oz S (EC & CRC} Concept Plan 15 (22x34) BBA APPENDiCE5 (UNDER SEPARATE COVER) Preliminary "i'raffic Study (Trip generation analysis) 2 (8.5x11) ATC 7 FEES Initial Application & Planning Board Administrative Fee $b,915+ $1,580 50~~ / so~% TOTAL = $8,495 Special Transit & EC/Ct.C • • , • ' • • • I•., ;e ~ e e ~ ~a i BRICKYARD CONTACT LIST ~ ? PLANNING AND ARCHITECTURE (ST) OZ Architecture 1805 29'" Street, Suite 2054 Boulder, CO 80301 Contact: Nancy Blackwood P: 303.449.8900 E: nblackwood@ozarch.com ? PLANNING AND ARCHITECTURE (EC/CRC) Bryan Bowen Architects 1510 Zamia Ave. #103 Boulder, CO 80304 Contact: Bryan Bowen P: 303.443.3629 E: bryan@bryanbawenarchitects.com ? LANDSCAPE Outside L.A. 2623 Burgess Creek Road Steamboat, CO 80487 Contact: Sandi Gibson P: 970.871.9629 E: outsidela@earthlink.net ? CIVIL ENGINEERING Accurate EngiSurv LLC 350 Interlocken Boulevard Suite 160 Broomfield, CO 80021 Contact: David Murphree P: 303.665.5505 E: dmurphree@engisurv.com ? TRANSPORTATION Aldridge Transportation Consultants, Inc. 1840 W. Littleton Blvd., Suite B Littleton, CO 80120 Contact: John Aldridge P: 303.703.9112 E: johnaldridge@gwest.net ~ ~ it is ~d G~ ~ ~i..3 e~ii ~ des task s--~i ie~s ems ~-e REVIEW TYPES, REQUIREMENTS AND FEES ¦ To indicate the type of review requested, check the appropriate box and any applicable subcategories. If more than one review type is requested, pay the fee for each. Payment can be made with Visa, MasterCard (maximum transaction amount of $2,500), or by check payable to the City of Boulder. Applications will not be processed until all required information is provided. Staff Use Onl Fees ' Type of Review Application Requirements s - j Check the appropriate Review Type on the left (See key on page 3.) Initial Planning Board Hourly A lication' Administrative Fee z Billin ' ANNEXATION/INITIAL ZONING ? Standard 1-3-4-5-6-9-10-11-20-21 $17,340 $1,580 N/A o ? Residential - no further develo ment otential $8,670 $1,580 N/A ANNEXATION FEASIBILITY STUDY 3-4-5-20-28 $2,100 N/A N/A • CONCEPT PLAN REVIEW AND COMMENT 1-6-22-23-31 $6,915 $1,580 NIA OUTSIDE CITY UTILITY PERMIT 3-4-5-6-11-19-21-29 $4,680 NIA S131/hr _ ~ PRELIMINARY PLAT FOR SUBDIVISION 1-2-3-4-5-6-11-12-13-15-20-21-24-29 $4,680 NIA $131lhr MINOR SUBDIVISION 1-2-3-4-5-6-11-13-15-20-21-24-25-26-29 $1,050 N/A $131/hr _ Onl one new lot created REZONING 1-3-4-5-6-20-29 $14,040 $1,580 $131/hr - SITE REVIEW Staff Use Only ? Site Review 1-3-4-5-6-7-8-11-12-15-18-20-21-24-29-32 ? Simple $4,680 $1,580 $131/hr ? Standard For height modification, add 16-17 $8,885 $1,580 $131/hr Complex 526,895 $1,580 $131/hr ? Site Review with a height modification (structures less than 1-3-4-5-6-7-15-16-24-29 $1,715 NIA $131/hr "9-7-1" principal building height) USE REVIEW ? Standard 1-3-4-5-6-7-8-18-20-21-29 $2,100 $1,580 $131/hr _ ?Non-conforming use and non-standard lots and buildin $1,760 $1,580 $131/hr EXTENSION OF DEVELOPMENT APPROVAL- 27 $1,580 NIA N/A PLANNING BOARD SECTION 9-2-12) VACATION-STREET, ALLEY, ACCESS EASEMENTS 1-3-4-5-6-7-14 $9,230 N/A N/A MINOR AMENDMENT TO AN APPROVED SITE PLAN (SECTION 1-3-4-5-6-7-8-1i-i2-15-18-20-21-24-29 $2,100 $1,580 $131/hr 9-2-14(I) - - ~ Where multiple review types apply, pay the fee for each type of review z Ptanrnng Board fee wdl be assessed at time of application. The fee will be refunded if application is withdrawn prior to the item being published on an agenda. Hourfy billing continues to apply. s Where hourly rates are indicated, hourly charges will begin immediately after issuance of the initial staf! review comments. Applicant will be billed monthly for hourly charges. Please refer to acknowledgement of obligation form for details. - `Will apply as credit to initial annexation application fee if submitted within the same calendar year. d APPLICATION REQUIREMENTS KEY r This key corresponds to the numbers listed on page 2. Attachments noted below are available at the Planning and Development Services Center, and include checklists that must be completed and submitted with your application. Application materials must be submitted in multiple, collated packets, with one complete packet marked "Original." Each packet must include one of every required plan, statement, etc. Every packet must include a cover sheet indicating the materials contained in that packet. Where less than 15 copies of an item is required, the cover sheets should clearly indicate which packets contain those items. Do not duplicate materials for multiple application types. Check the requirements for your application. ~1: A completed sign posting acknowtedgment form signed by the applicant. ? 2. Names and addresses of tenants of property abutting the subject property typed on mailing labels. Also provide one (1) copy of all labels. ? 3. Three (3) copies of an improvement survey or improvement location certificate by registered surveyor. ? 4.One (1) copy of the subject property's legal description, printed clearly on an 8'/i` x 11"sheet. ? 5. Fifteen (15) copies of a vicinity map (8 %z' x 11 indicating the application site and adjacent sheets." If site is less than one acre, map i, must be drawn at a minimum of 1": 200' scale. For Concept Plan and Site and Use Reviews, also include the vicinity map on the required site plan. ~6. Fifteen (15) copies of a written statement that describes the proposal and indicates how the application meets all applicable review criteria and specifying any requested variances. See appropriate review attachment ? 7. Fifteen (15) prints of site development plans, meeting the requirements contained in the applicable Site Review, Use Review, or Vacation attachments. The checklists within the attachment(s) must be filled out and submitted with the plans to verify completeness." ? 8. Fifteen (15) prints drawn to a standard scale (no less than 18"X24" and no larger than 24"x36," folded to 9"x12") of architectural plans of existing structure(s) and any proposed additions or renovations. Refer to the appropriate review attachment for a list of specific plan requirements. ? 9. Fifteen (15) pnnts of an annexation map, drawn to a standard scale (no less than 18"X24" and no larger than 24"x36,' folded to 9"x12") and prepared by a registered surveyor. See Annexation attachment for specific requirements. ? 10. Annexation petition (one original and one copy) signed by the property owners. Copy included in Annexation attachment. ? 11. Fifteen (15) (no less than 18"X24" and no larger than 24"x36," folded to 9"x12") of a utility plan or utility connection plan, depending on whether public improvements are required. See appropriate review attachment for specific requirements. ? 12. Fifteen (15) prints {no less than 18"X24" and no larger than 24"x36," folded to 9"x12") of conceptual stormwater and preliminary stormwater plans and two (2) copies of conceptual stonnwater and preliminary stormwater reports, depending on whether public improvements are required. See appropriate attachments for specific requirements. O 13. Fifteen {15) prints of a preliminary plat (no less than 18"X24" and no larger than 24"x36," folded to 9"x12"). See Preliminary Plat for Subdivision attachment for plat requirements, {Also, refer to Technical Document Review Application and Subdivision -Final Plat attachment for final plat requirements.) ? 14. Signatures from electric/gas, telephone, and cable company representatives. ? 15. A shadow analysis, drawn to a standard scale (no larger than 24"x36", folded to 9"x12"). See Site Review attachment for specific requirements. ? 16. Fifteen (15) prints of architectural plans, drawn to a standard scale, with an explanation of how height was calculated, according to the city code definition of height. Include documentation of useable open space and ho~v the proposal accommodates pedestrians including proposed uses, percent of transparent materials (glass) on the ground level, and proposed signage and graphics. 11~ ? 17. For development in the downtown area DT zone districts (DT-1, DT-2, DT-3, DT-4, and DT-5), a model, at a scale of no less than 1": 30' of the properties within 100' of the subject property and a perspective drawing of the proposed building(s), drawn from street level. ? 18. A signed Vested Property Rights Option Form (one original and one copy). IIIYYYIII ? 19. For Temporary Water Utility permits only, a statement from the Boukder County Health Department that an emergency condition exists. U 20. Fifteen (15) copies of a completed Land Use Review Project Fact Sheet. iJ • n ` • , i1 • • O 21. Two {2) copies of a current title insurance commitment or attorney memorandum, based on an abstract of title. 2. Fifteen (15) copies of a context map, drawn to a standard scale (no less than 18"X24" and no larger than 24"x36," folded to 9"x12"), 'showing the site and an area of not less than 300' radius around the site, including streets, zoning, general location of buildings, and parking areas of abutting properties. 1 ~ 23. Fifteen (15) copies of a scaled and dimensioned schematic drawing of the site development concept and an area of not less than 200' around the site and architectural character sketches (no less than 18"X24" and no larger than 24"x36," folded to 9"x12"}. See the concept plan attachment for more specific requirements of these drawings. O 24.One copy of notification sent to each Mineral Estate Owner. See sections 9-4-3(e) or 9-12-7(c) for requirements or written certification that the applicant performed a Mineral Estate search and found no owners. ? 25. Five (5) copies (no larger than 24"x36" folded to 9"x12") of final plat. See Final Plat for Subdivision attachment for plat requirements. O 26. Computer check to assure that the exterior lines of the subdivision on the final plat close. O 27. Fifteen (15) copies of a written statement including the case number of the development approval requested for extension, the original Notice of Decision, including all conditions of approval, the reasons for the extension and an explanation how the request for extension complies with each of the criteria for extension found in Section 9-2-12 (b), B.R.C. 1881. ? 28. Three (3) copies each of a completed Plumbing Fixture Count Form, and a completed Housing and Development Excise Tax Form. ? 29. One signed Acknowledgement of Obligation to Pay form for applications that may include hourly billing. ? 30. A written statement describing how the proposed land use designation change would meet the criteria and procedures of the Boulder Valley Comprehensive Plan as listed in the appropriate attachment. 31. Two (2) copies of the trip generation analysis and trip distribution analysis in accordance with sections 2.03(J) and 2.03(K) of the City of Boulder Design and Construction Standards. ? 32. Three (3) copies of the travel demand management (TDM) plan which outlines strategies to mitigate traffic impacts created by the proposed development and implementable measures for promoting alternative modes of travel, in accordance with section 9-2-14(D), B.R.C., 1981 and section 2.03(1) of the City of Boulder Design and Construction Standards. 'Seven (7) copies of requested materials required for height modifications which are less than "9-7-1" principal building height limits. 4 e ~ • • ` e ' • • • ` L CONCEPT PLAN REVIEW AND COMMENT APPLICATION SUBMITTAL REQUIREMENTS CHECKLIST Submit with your application. All required materials must be included in order for an application to be accepted by the Planning and Development Services Center. Incomplete applications will not be accepted and will be returned to the applicant. All application materials must be submitted in 15 collated packets, with one complete packet marked "Original." Each packet must contain one of each required plan, statement, etc. Every packet must include a cover sheet that clearly indicates the contents of the packet. Where fewer than 15 copies of an item are required, the cover sheet should clearly indicate the packets that contain those items. Complete the checklist below, marking those items as they are included in your application submittal, and sign at the end. The checklist is intended to assist the applicant in collecting all of the required materials and to assist the Planning and Development Services Center in determining that all of the application ~ requirements are met. Application Requirements (1) A complete Land Use Review Application form, including signatures by or the written consent of the owners of all property to be included in the development. (2) A completed Sign Posting Acknowledgment form, signed by the applicant. (3) Fifteen (15) copies of a context map, drawn to scale, showing the site and an area of not less than ~ 300 feet radius around the site, including streets, zoning; general location of buildings, and parking areas of abutting properties. (4) Fifteen (15) copies (18"x24" or 24"x36") folded to 9'x12", of a scaled and dimensioned schematic drawing of the site development concept, and an area of not less than 200 feet around the site, showing: (A) Access points and circulation patterns for all modes of transportation; ~ (B) Approximate locations of trails, pedestrian and bikeway connections, on-site transit amenities, and parking areas; (C) Approximate location of major site elements, including buildings, open areas, natural features such as watercourses, wetlands, mature trees, and steep slopes; and (D) Proposed land uses and approximate location. r (5) Two (2) copies of the trip generation analysis and trip distribution analysis in accordance with J sections 2.03(J) and 2.03(K) of the City of Boulder Design and Construction Standards. (6) Fifteen (15) copies of architectural character sketches showing building elevations and materials; and (7) Fifteen (15) copies of a written statement that describes, in general how the proposed development meets Title 9, "Land Use Regulation," B.R.C. 1981, city plans and policies, and addresses the following: (A) Techniques and strategies for environmental impact avoidance, minimization, or mitigation; MI ~ • ~ . • • ~ ;e r a e•~• e • , ~1 I (B) Techniques and strategies for practical and economically feasible travel demand management techniques, including, without limitation, site design, land use, covenants, transit passes, parking restrictions, information or education materials or programs that may reduce single-occupant vehicle trip generation to and from the site; and (C) Proposed land uses and if ~t is a development that includes residential housing type, mix, sizes, and anticipated sale prices, the percentage of affordable units to be included; special design characteristics that may be needed to assure affordability. (8) The concept plan review fee, as stated on the Land Use Review Application Form. (9) Any other information that the applicant wishes to submit. I (signature of person who filled out checklist} Nancy Blackwood (print name) ~ ~ ~ ~ ~ ! ~ i ~ Revised Sept. 2007 202. pol ~ CITY OF BOULDER ~ Planning and Development Services Center .~y:•'~~.~' 1739 Broadway, third floor • P.O. Box 791 • Boulder, Colorado 80306 f `1~ Phone: 303-441-1880 • Fax: 303-441-3241 • Web: boulderplandevelop.net LAND USE REVIEW APPLICATION FORM ! APPLICATION DEADLINE IS 10 A.M. THE FIRST AND THIRD MONDAY OF EACH MONTH. The types of reviews for which this form is used and a fee schedule are listed on page 2. Application requirements and required separate attachments for each review type are on page 3. Inaccurate or incomplete information will result in rejection of the application. t ~ GENERAL DATA (To be completed by the applicant.) PROPERTY • Street AddreSS (or general location if not addressed): Butte Mill Road and 63rd St, Boulder • Legal Description: Lot SEE ATTACHED (or attach description) Lot Area (in square feet or acres): Nancy Blacwood (OZ) Existing Zoning: County- j! Existing Use of Property: Industrial General Ind strial ,'1 TYPE OF REVIEW (From page 2) Concept Plan Review and Comment PROPOSAL • DG'SCriptlOn Of prOpOS81 (Include proposed use and summarize number and size of units/buildings/lots, as applicable): SEE ATTACHED • Name of Development: Brickyard Site Name of Applicant: Nancy Blackwood E-mail: NBlackwood(a~ozarch.com • Address: 1805 29th Street, Suite 2054 phone: 303.449.8900 • City: Boulder State: CO Zip Code: 80301 FAX: 303.449.3886 • Contact Person (if got applicant>: SAME AS ABOVE E-mail: 7 Address: Phone: ~I City: State: Zip Code: FAX: STAFF USE ONLY Application received by: Date/Time: Review # Case Manager: Track File Name Subcommunity: Project Name: Coord.: Fee: Receipt Check I 41 • f :e ~ a~.~a SIGN POSTING REQUIREMENTS APPLICANT'S ACKNOWLEDGMENT FORM Required for Certain Land Use Review, Administrative Review, and Technical Document Review Applications CITY CODE REQUIREMENT FOR SIGN POSTING OF LAND USE REVIEW APPLICATIONS - Excerpt of Section 9-4-3(c), B.R.C. 1981: Public Notice of Application: The city manager will provide the following public notice of a development review application: (1) Posting: After receiving such application, the manager will cause the properly for which the application is filed to be posted with a notice indicating that a development review application has been made, the type of review requested, and that interested persons may obtain more detailed information from the planning department. The notice shall meet the following standards: (A) The notice shall be place on weatherproof signs that have been provided by the City and placed on the property that is the subject of the application. (B) All such notice shall be posted no later than ten days after the date the application is filed to ensure that notice is posted early in the development review process. ' (C) The signs shall be placed along each abutting street, perpendicular to the direction of travel, in a manner that makes them clearly visible to neighboring residents and passers-by. At least one sign shall be posted on each street frontage. (D) The signs shall remain in place during the period leading up to a decision by the approving authority, but not less than ten days. (E) On or before the date that the approving authority is scheduled to make a decision on the application the city manager will require the applicant to certify in writing that required notice was posted according to the requirements of this section. I 1~ ancy F31aCkwood (OZ) , am filing a Land Use Review or Technical Qocument Review JJJIII (PRINT NAPVIE OF APPLICANT OR CONTACT PERSON} application [on behalf of the property owner(s) western Disposal for property located (PRINT NAME OF OWNER(S) 1F OTHER THAN APPLICANT/CONTACT) at Butte Mill Road anal 63rd St, Boulder I have read the city's sign posting requirements above and acknowledge and (PRINT PROPERTY ADDRESS OR LOCATION) agree to the following: 1. I understand that I must use the sign(s) that the city will provide to me at the time that I file my application. The sign(s) will include information about my application and property location to provide required public notice. 2. I am responsible for ensuring that the sign(s) is posted on the property described above in such a way that meets the requirements of Section 9-4-3(c), B.R.C. 1981 (listed above), including visibility of the sign(s) and time and duration of the sign(s) posting, and including reposting any signs thai are removed, damaged, or otherwise displaced from the site. As necessary, I shall obtain a replacement sign(s) from the city for reposting. 3. I understand that certain future changes to my application, including but not limited to, changes to the project description or adding a review type, may require that I post a new sign(s). The city will notify me if such a reposting is required and J provide me with a necessary replacement sign(s). 4, I understand that failing to provide the public notice by sign posting required by the city's land use regulation may result in a delay in the city's issuing a decision or a legal challenge of any issued decision. Nancy Blackwood (OZ) 09-IS-08 NAME OF APPLICANT OR CONTACT PERSON DATE Please keep a copy of this signed form for your reference. If you have any questions about the sign posting requirements or to obtain a replacement sign, please call 303-441-1880. 1 :r r r r••r~ • • • t ~ • r ` I ~u~ ~ Fp ACKNOWLEDGEMENT OF OBLIGATION TO PAY ~ PLANNING AND DEVELOPMENT SERVICES (P8?DSj i HOURLY BILLING CHARGES I This form is provided to inform you of the obligation to pay the hourly rate after initial comments are issued by the city for your development review app/icafian. Refer to the 1 Schedule of Fees for the effective hourly rate. I Nancy Blackwood (OZ) , as the "Applicant," am j (PRINT DESIGNATED PERSON RESPONSIBLE FOR PAYMENT) filing a Land Use Review or Technical Document Review application for property located at Butte Mill Road and 63rd St; Boulder for the following (PROPERTY ADDRESS OR LOCATION) development review services: Concept Plan Review and Comment (SPECIFIC APPLICATION TYPES) I understand that I will be obligated to pay hourly billing charges for P&DS reviewer services rendered following the initial city response (written comments} to the City of Boulder for this development review application and acknowledge the following: 1. I understand the City will not accept an application for processing unless the D Applicant, as the designated person responsible for payment of development review services rendered, signs this Acknowledgement. 2. As the Applicant, I am responsible for paying all fees associated with this development review application. r 3. I understand any billing mailed to the Applicant at this address and not returned to the City shall be considered by the City as being received. I may change the billing person and/or address under this paragraph by providing written notification, by U.S. Mail or hand delivery, of such change to: City of Boulder Planning and Development Services Park Central Building, Third Floor P.O. Box 791 Boulder, CO 80306 4. I understand the City has established, for some development review application types, a fee structure under Chapter 4-20, B.R.C. 1981, based upon an hourly rate for review services rendered. The hourly rate applies to PS~DS reviewer services rendered following the initial city response (written comments). The .I fees in Section 4-20-43, "Development Application Fees," B.R.C. 1981, in place at the time such services are rendered shall be the basis for the rates charged by the City. The billing rates in Chapter 4-20, B.R.C. 1981 may be amended from time to time by the City Council. 1 Page 1 of 2 1505, pdf J•~ r e 1 e e l e E 5. I understand I will be billed every 30 days for P&DS reviewer services rendered in the previous 30 day billing cycle. I realize the City will stop its review of the application for failure to pay the fees when due. I understand that Section 2-2-10, "Delinquent Fees and Set-offs or Refunds Due," B.R.C. 1981, states that if any ~ "payment is delinquent for a period of thirty (30) days or more, the city manager shall furnish no further services, other than services for which no specific fee is charged, to any person who owes such payment to the City, until such delinquent 1, payment is made." 6. I understand that all fees associated with the application shall be paid in full before the City will take final action on the approval or denial of the application. 7. I understand that in the event of nonpayment of fees required to be paid by the Boulder Revised Code, in addition to all other remedies that it may have at law or equity the City may: r a. Suspend processing the application. This suspension may involve I the postponement of scheduled Planning Board or City Council hearings or meetings. b. Terminate the processing of any appiication which is declared to be withdrawn because of inactivity under the provisions of Section 9-2-6 (e), B.R.C. 1981. c. Collect the monies due in a manner provided for in Section 2-2-12, "City Manager May Certify Taxes, Charges, and Assessments to County Treasurer for Collection," B.R.C. 1981. 8. I understand acceptance of the application for filrng does not necessarily mean that the application is complete under the applicable requirements of the Boulder Revised Code. All City ordinances, regulations, codes, policies and procedures shall be applicable to the review, use, and development of the property. 09-15-08 Nancy B ac wood (OZ) ~ SIGNATURE OF APPLICANT DATE Senior Urban Designer, OZ Architecture ~ TITLE AND COMPANY Page 2 of 2 9505.pdf 1'1 • 1 PERSONS IN INTEREST Names of all persons and companies who hold an interest in the described real property, whether as owner, lessee, optionee, mortgagee, etc. Application will not be accepted without the required signatures or a letter of authorization. Attach additional sheets as necessary. ¦ Owner ? Lessee ? Mortgage ? Other ' • Name (s): Gary Morton E-mail: ~horton cr,westerndisposal.com • Interest: President, Western Disposal Services i; • Address: 5880 Butte Mill Road Telephone: (303) 444-2037 l' • City: Boulder State: CO Zip Code: 80301 FAX: Signature: ? Owner ? Lessee ? Mortgage ? Other • Name (s}: E-mail: • Interest: j~ • Address: Telephone: • City: State: Zip Code: FAX: • Signature: ? Owner ? Lessee ? Mortgage ? Other • Name (s): E-mail: J • Interest: • Address: Telephone: Y1 • City: State: Zip Code: FAX: I . Signature: CERTIFICATION (This certification may be completed by an applicant, owner or other representative.) I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that in filing the application 1 am acting with the knowledge and consent of those persons listed above without whose consent the requested action cannot lawfully be accomplished. I understand that there may be additional fees required to complete the land use review process. Name: Title: Address: Telephone: City: State: Zip Code: Signature: J~ ' ~ ~ ~ ~ L1e ~ :t 1 t 1' ~ If YY LEGAL DESCRIPTION WESTERN DISPOSAL BRICKYARDS ANNEXATION PARCEL ALL THAT TRACT OR PARCEL OF LAND SITUATE IN THE WEST ONE-HALF (W1/2) OF THE NORTHEAST ONE-QUARTER (NE1/4) OF SECTION TWENTY-SEVEN (27), TOWNSHIP ONE NORTH, RANGE SEVENTY WEST OF THE SIXTH PRINCIPAL MERIDIAN; AND LOCATED IN THE COUNTY OF BOULDER, STATE OF COLORADO; AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF THE W1/2 OF THE NE1/4 OF SAID SECTION 27: THENCE N89°52'06"E 30.00 FEET; ~ THENCE N00°02'58"W 30.00 FEET, PARALLEL TO THE EAST LINE OF SAID W1/2 OF THE NE1/4 TO THE POINT OF BEGINN?NG; THENCE S89°52'06"W 1370.75 FEET ALONG THE NORTH RIGHT OF WAY LINE OF BUTTE MILL ROAD; THENCE S00°24'17"E 29.99 FEET; THENCE N89°52'50"E 30.00 FEET; THENCE S00°03'34"E 30.00 FEET; THENCE N89°52'06"E 777.13 FEET ALONG THE SOUTH RIGHT OF WAY LINE TO THE NORTHEAST CORNER OF THAT PARCEL OF LAND BEING THE EXISTING CITY LIMITS OF THE CITY OF BOULDER AS FILED IN THE BOULDER COUNTY CLERK AND RECORDER'S OFFICE ON MAY 3, 1989 AT RECEPTION NO. 00980876; THENCE S05°19'15"E 752.98 FEET ALONG SAID EXISTING CITY LIMITS FOR THIS AND THE NEXT COURSE; THENCE S23°25'27"E 360.00 FEET TO THE SOUTHEAST CORNER OF SAID CITY LIMITS; THENCE CONTINUING S23°25'27"E 125.01 FEET; THENCE S67°58'11"E 282.54 FEET TO A POINT ON THE WESTERLY RIGHT OF WAY LINE OF COUNTY ROAD #39, BEING 10.00 FEET WEST OF THE EAST LINE OF THE SAID W1/2 OF THE NE1/4; THENCE S00°02'58"E 72.75 FEET ALONG THE WEST RIGHT OF WAY LINE OF COUNTY ROAD #39; THENCE CONTINUING ALONG THE WEST RIGHT OF WAY LINE OF COUNTY ROAD #39 S00°30'16"W 552.69 FEET; THENCE SOUTHERLY 400.25 FEET ALONG ANON-TANGENT CURVE CONCAVE EASTERLY WHOSE RADIUS BEARS S19°10'08"E 393.76 FEET THROUGH A CENTRAL ANGLE OF 35°49'56"; THENCE S52°54'54"W 40.00 FEET PERPENDICULAR TO THE EAST RIGHT OF WAY OF COUNTY ROAD #39; THENCE NORTHERLY 375,23 FEET ALONG ANON-TANGENT CURVE CONCAVE EASTERLY WHOSE RADIUS BEARS N19°10'08"W 369.15 FEET THROUGH A CENTRAL ANGLE OF 35°49'56"; NOTE: The legal description shown hereon was prepared as a convenience only and is not intended for use in the division and/or conveyance of land in violation of C.R.S. 30-28-101. Prepared by: Accurate EngiSurv LLC June 22, 2007 Page 1 of 1 1WES0501.04 350 Interlocken Blvd., Suite 160 Broomfield, CO 80021 `{a 303-665-5505 L Il~ s 1 ~ ~'~11 _L 1• ' THENCE N00°30'22"E 551.85 FEET ALONG THE EAST RIGHT OF WAY OF COUNTY ROAD #39; THENCE CONTINUING ALONG THE EAST RIGHT OF WAY OF COUNTY ROAD #39 N00°02'58"W 72.75 FEET; THENCE N89°57'02"E 40.00 FEET TO THE EAST RIGHT OF WAY OF COUNTY ROAD #39; THENCE N00°02'58"W 1362.01 FEET ALONG THE EAST RIGHT OF WAY OF COUNTY ROAD #39 TO THE POINT OF BEGINNING. CONTAINING 14.369 ACRES. BEARINGS USED HEREIN ARE BASED ON THE NORTH LINE OF THE NORTHWEST ONE-QUARTER (NW1/4) OF THE NORTHEAST ONE-QUARTER {NE1/4) OF SECTION 27 TOWNSHIP 1 NORTH, RANGE 70 WEST OF THE 6TH PRINCIPLE MERIDIAN, BEING N89°52'06"E (ASSUMED), BOUNDED ON THE WEST BY A FOUND 2 1/2" ALUMINUM CAP, 17477, PER MON. REC. DATED NOV. 25, 1996 BY PLS 17477, ACCEPTED AS N1/4 CORNER OF SECTION 27 AND ON THE EAST BY A FOUND ALUMINUM CAP STAMPED LS 11372, PER MON. REC. DATED MAR 18, 1992 BY PLS 11372, ACCEPTED AS THE NE CORNER OF 7HE NW1/4 OF THE NE1/4 OF SECTION 27. NOTE: The legal description shown hereon was prepared as a convenience only and is not intended for use in the division and/or conveyance of land in violation of C.R.S. 30-28-101. Prepared by: Accurate EngiSurv LLC June 22, 2007 Page 1 of 1 1WES0501.04 350 Interlocken Blvd., Suite 160 Broomfield, CO 80021 ~ 303-665-5505 n ~ 11 • ~ rJo, .r1'A/i 'til^~^~\ ` ~ c ~ ~ P."~,f WRITTEN 5 TAT E M E~N T. t; . • c~ r ~ ~ ~ , f SG ~ pry . r. , /l . / ( . t r ~ ~ ~j •i?'~~t ~ , 7 - _ ..moo. 7. ' Li~.~~~~1,~~t ~ ` / , N ~ / ~ s J~ ~K t ~ / ~r a ~i~ e'er' . ~ .~[''+?~1"71.. pip r „~?`,vr~rr ~ 'f;. b•, r yam. ~ -dam .ry.. I~Ir t a ~ ~ `~S ~ ~ ~r (1 , ~ rte,,, ~ • • I ;~e~ - TABLE OF CONTENTS ' BRICKYARD SITE I CONCEPT PLAN REVIEW AND COMMENT CONCEPT NARRATIV E I SEPTEMBER 25, 2008 ' 1.0 INTRODUCTION 1 1.1 Purpose and Intent 1.2 Background 1 1.3 Site Description and Surrounding Land Uses 1.4 Annexation Issues/ Comments 1.5 Development Concept 2.0 SITE PLANNING AND CIRCULATION CONCEPTS 2.1 Building Location and Siting 2.2 Vehicular and Pedestrian Circulation 2.3 Vehicle and Bicycle Parking 2.4 Public Transportation 2.5 Open Space 2.6 Utilities and Drainage 2.7 Sustainability Considerations 2.8 Views 3.0 LANDSCAPE DESIGN CONCEPTS 3.1 Introduction 3.2 Plant Materials 3.3 Streetscape 3.4 Resource Conservation 3.5 Minimum Landscape Material Size and Quantities 3.6 Irrigation 4.0 ARCHITECTURAL DESIGN CONCEPTS 4.1 Introduction 4.2 Architectural Character, Massing, Scale and Height ~ ! ~ ~ ~ • 1.0 INTRODUCTION 1.1 PURPOSE AND INTENT The purpose of this Concept Plan Review and Comment submittal request is to fulfill the Annexation ~ requirements and to obtain feedback on the proposed development of the Brickyard site to accommodate Special Transit (ST) and EcoCycle (EC}/Center for Resource Conservation (CRC). it is understood that the EC/CRC site will not be required to continue beyond Concept Plan Review as that site (4.09 acres) does not meet the 5.0 acre minimum threshold triggering Site Review. The next submittal for that portion of the site once subdivided will be Technical Document Review, however the design team wi1I be working closely with the City prior to that submittal to ensure a well coordinated effort. The City will own the site and has leasing agreements in place with EC and the CRC. 1.2 BACKGROUND The Brickyard site, located at the southwest corner of Butte Mill Road and 63"d Street, is currently awned by Western Disposal Services. This site is the former home of the Colorado Brick Company. Currently, the Center of Resource Conservation (CRC) uses the southern portion of the site as a I building materials holding yard, and the northern portion is used by Western Disposal for yard waste drop-off. As outlined in the City of Boulder Land Use Review Results and Comments, dated September 25, 2006, the proposed annexation is consistent with the direction provided in the County Commissioner Resolution 97-46, specifically their action on Docket SU-96-32, which calls for Western Disposal to continue to pursue annexation with the City of Boulder. It meets the intent of Boulder Valley Comprehensive Plan (BVCP) Policy 1.25 (d} -Annexation which requires a showing of special opportunity or benefit to the City. In addition, it is within the Boulder Valley Planning Area. As required by BVCP Policy 1.2 c, the community benefit associated with this annexation is the dedication of four acres of the northern portion of the property to be used for future City recycling purposes. City of Boulder Environmental Affairs staff negotiations have simultaneously involved six years of organizational planning and site design discussions with EC/CRC, as the City intends to lease these four acres of land. to EC/CRC. This will allow EcoCycle to vacate the land they currently lease from the City at the Municipal Service Center (City Yards) and CRC to vacate the area it currently leases from Western Disposal at the southern portion of the Brick Yard. Annexation of the subject property (as well as the Western Disposal headquarters site) contributes to the development of "Recycle Row," (the one mile section of 63"~' Street between Arapahoe and Valmont Roads) as a one-stop shop where Boulder residents and business can access facilities to meet all their waste reduction and recycling needs. The planned uses for the "Recycling Row" corridor will house EC and CRC, the new county-wide household hazardous waste and small business hazardous waste facility, i P ® .o ~ a o• , 4~ Western Disposal's construction and wood waste processing center, the City's yard and woad waste drop-off site. Recycle Row is also part of the City's Master Plan for Waste Reduction. 1.3 SITE DESCRIPTION AND SURROUNDING LAND USES The site far this specific application totals 12.40 acres (gross) in size and 11.54 acres (net) after the ROW dedications for Butte MiII Road and 63~~ Street are made: Special Transit Site (6.48 net acres), EC/CRC Site (4.09 net acres), and 0.97-acre Detention Pond Out Lot. f. The proposed zoning for the site is 1-G, Industrial General and allaws, by right, the Special Transit ff facility and the EC and CRC facilities through a Use Review as indicated in the annexation agreement. ~I` North across Butte Mill Road is Valmont Butte, a significant cultural land form owned by the City of Boulder. The site has been used for a variety of industrial uses since the turn of the century, including a fluorspar mill, in operation until 1991. Valmont Butte is in the County and is zoned General I~ Industrial and Agricultural. East of the site across 63T`' Street is the Public Service plant and Lake, zoned agricultural and south of the site is the Public Service Administrative offices, zoned General Industrial, located in the County. The Stazio Fields complex, which lies west below the Brickyard site across the Jones Donnely ditch, is zoned Public, and is located within City limits. T'he proposed Brickyard conceptual site plan being submitted for review respects and is generally consistent with the adjacent land uses and the proposed I-G zoning. SPECIAL TRANSIT 1 Currently, the Special Transit site is partially occupied by CRC, which will relocate foliawing development of Lat 1. The goal will be to accomodate CRC on the existing site until their facility is contructed. Unless, of course, they decide not to proceed at which time, Special Transit would prefer they find an alternative location. L~ The site is camposed of two terraces, the upper terrace along 63r~' Street and the lower terrace approximately 1T below offering opportunities to maximize views for the administration and hide the maintenance and storage uses below. The site has dramatic long range views northwest, west, and southwest to the foothills and distant Flatirons ECOCYCLE/CENTER FOR RESOURCE CONSERVATION This portion of the site has also been severely altered by past uses, and both organizations view this project as an opportunity to improve the quality of the City's edge condition while praviding essential services and a. public presence that will support and advance their missions. ~I l The Center for Resource Conservation and EcoCycle uses are consistent ~~ith the Boulder Valley Comprehensive Plan anal applicable zoning requirements. ~ 1.4 DEVELOPMENT CONCEPT SPECIAL TRANSIT 1~ Special 'Transit is a private, non-profit agency, established in 1979 to meet the needs of elderly and disabled citizens of Boulder County for wheelchair-accessible, driver-assisted, affordable transportation. In 1994, Special Transit was awarded. the contract to provide the HOP shuttle service in the City of Boulder, and through 2007, the HOP 11as provided more than 10 million passenger trips. In 1996, the agency was awarded the contract to provide ADA-mandated service in Boulder County, and from 2000 through 2002 was responsible for the entire Denver metro area access-a-Ride service. In addition, Special Transit operates eight general public "call-and-ride" services in suburban communities, under contract to the Regional Transportation District. The agency has been recognised by the Community Transit Association of America with a Distinguished Service award and by the Colorado Association of Transit Agencies as Colorado's Large Transit System of the Year. Special Transit's mission is to promote independence and self-sufficiency for people with limited mobility by providing caring, customer-focused transportation options. Special Transit has outgrown their current facility at 4880 Pearl Circle and is in the process of procuring a portion of the Brickyard site from Western Disposal to construct a new central facility. Special Transit intends to ultimately construct a 56,000 square foot facility (or facilities) on the Brickyard Site to house its primary administrative, operations and maintenance functions. The maintenance facility will, initially, include six bus bays with lifts and/or pits far bus maintenance. The Operations Center will include classroom and driver break areas, a scheduling and dispatch center, P offices for administrative and operations staff (including Driver Supervisors, Safety and Training, MobiIity Management, Customer Service, Development and Communications, Finance and Human Resources). The public will have access to the facility for the purposes of mobility assessment and. travel training, purchasing bus passes, etc. Administrators and drivers of collaborative and brokered transit services (e.g., Red Cross, RSVP volunteer drivers, taxi companies, etc.) will have access to the facility for service planning and training purposes. The facility will be used to promote community transit in partnership with city and county governments. The Special Transit plan is consistent with the Boulder Valley Comprehensive Plan which identifies this site as PI -Performance Industrial. The development of this site will include a ROW dedication of 15.5' along the 63rd Street frontage. The site will be served by one primary access drive just south of the Butte Mill Road/63rd Street curve that is shared with the site to the north. The shared driveway will provide vehicular access to guest and employee parking and transit vehicle access to the bus ~j~ ICJ. :e ~ e~.~. C~ ' maintenance and storage area on the lower terrace. Additional access to the site will be provided in r~ two Locations along 63~~ Street south of the shared driveway to: 1) the employee parking lot and 2) the transit vehicle egress. Special Transit's "front door' will be located at the northeast corner of the site presenting compelling architecture that reflects Special Transit's values, incorporating soft landscape and hardscape design at the entry. A second employee-only entrance will be located at the south end of the building and an upper level terrace will wrap the entire west side of the building. Landscaped, stepped retaining walls will provide the grade transitions between upper and Lower terraces. r The site will be graded to respond to the existing terraced topography and accommodate the terraced concept that organizes the site into two levels. t The maintenance a~ld transit vehicle storage at the lower terrace will be secured with a 7' tall fence with two sliding gates at the entrances and exits. ECOCYCLE f CENTER FOR RESOURCE CONSERVATION The EC facility will be the relocated Center for Hard to Recycle Materials (CHaRM), classified as a recycling processing facility in the city use definitions. The CRC facility, Resource, is being relocated from land on the south end of the Special Transit Site, requiring construction phasing consideration described later in this document. This facility is classified as a Large recycling facility in the City use definitions, and includes both drop-off and pick-up functions as well as related internal offices. EcoCycle will be relocating their offices to the site as well. The development concept for the site is the manifestation of the Recycle Row concept conceived of by the City. Co-locating the CHaIZM and Resource is a natural move to make the essential functions these organizations provide more accessible and understandable to the public, while allowing for mutually beneficial cooperation to occur between them. The development concept is described in more detail in the following sections of the Written Statement. :J ~ ~ .r .a o o e- ra ~ i «l 2.0 SITE PLANNING AND CIRCULATION CONCEPTS 2.1 BUILDING LOCATION AND SITING SPECIAL TRANSIT A. Building Siting The administrative building has been located close to bard Street to provide a strong presence along the street and sidewalk. Employee and visitor parking are located to the sides along 63rd Street. The west, southwest and edge of the site are the low point and therefore an excellent location for an enhanced landscaped Water Quality/Detention pond. The site stepping will enhance the natural screening of bus parking from 63rd street (public}. B. Proposed Building and Parking Setbacks East (front yard) Building setback: 20.0' (63rd Street} East (front yard) Parking setback: a 0.0' (63rd Street) North (side) setbacks: 20.0' from shared access road easement South (side yard) setbacks: 20.0' West (rear) setbacks: 0' parking (adjacent to Detention Pond) 10' parking (adjacent to Jones Donnely Ditch ECOCYCLE AND CENTER FOR RESOURCE CONSERVATION A. Building Siting The site design is influenced by a desire to present both future tenants' "front doors" clearly to the public and to create clear and safe site circulation ,efficient land use, and maximized open a~' space. Resource and the CHaIZN1 will be housed in one large building, and EcoCycle's offices ~ will be housed in a second building, partially attached to the larger building, at the northeast Y. corner of the site where Butte MiII and 63rd convene. The nature of the large, cent,•al building is that vehicular access is required on two sides. Resource is located to the northwest, and the public aspect of their building addresses Butte Mill. The CHaRM is sited to the southeast to address the access from 63rd. The EcoCycle office is to the northeast, located to the centrally along the curve joining 63rd and Butte Mill, providing and opportunity for a richer street frontage and views from the office space. There is a plaza between the EcoCycle office building and the bump-out on the Resource building that houses their admin function, which allows for employee lunch/break functions, public interpretive displays, tours, and an intentional "water- cooler" effect creating community between inhabitants of the site. A strong landscape buffer will wrap the public frontage of the project, following a more organic and picturesque design approach as shown in the attaches landscape concept drawings. The buildings have been sited to ease grading and drainage requirement, although both will face some challenges due to the nature of the site. ~x1 :e ~ a o~~~a • B. Proposed Setbacks r East /63r'~ setbacks: 20.0' j North /Butte Mill setbacks: 20.0'} South (private road) setbacks: none, determined by easement West (private road) setbacks: none, determined by easement 2.2 VEHICULAR AND PEDESTRIAN CIRCULATION SPECIAL TRANSIT A. Vehicular Circulation p A study of the various circulation options for the surrounding area was undertaken to I~I determine the appropriate access points to serve the site. With the information from. this study and feedback from the City of Boulder, 63r~' Street will provide primary access to the site and Butte Mill Road (via the shared access driveway) will provide secondary access to the site. All primary vehicular entrances to the site wiI1 be designed to convey a sense of arrival. It is envisioned that the east/west shared driveway will serve as a visitor's and employee primary entry to the site as weI1 a separated access for bus service, deliveries, and trash removal at the lower terrace level which wilt minimize conflicts between buses and cars. Bus entrances are located to allow fora "flat site°; ingress on the shared access road to elevation is about the same J as the access point located on 63rd Street. B. Pedestrian and Bicycle Circulation Pedestrian and bicycle connections are provided adjacent to the site to encourage alternate mode use. Bike lanes are provided within 63«' Street that will facilitate quick access to the South Boulder Creek trail (via the Stazio Recreation Complex) directly west of the site. The building ~ and parking areas have been laid out to assure slow speeds, thereby minimizing pedestrian/ vehicular conflicts. In addition, pedestrian connections are provided from the generous sidewalk along 63rd Street to the parking areas and buildings. Bicycle racks and benches will be conveniently located and will encourage bicycle use. D R RE RCE CONSERVATION ECOCYCLE AN CENTER FO SOU A. Vehicular Circulation Public visitors are encouraged to arrive onto the site at each of the connection points of the 1 private road to Butte Mill and 63r~. The main building entries are located as destinations clearly and near these access points. There is a clear separation desired for truck and commercial traffic and yard functions from publicly accessed areas. Truck and commercial traffic 4 necessarily use these same access points, however both will move deeper into the site along I the private road to before turning functions occur. EC/CRC internal site circulation, allows :l _ 1~ 6 the public to access both venues without returning to 63«'/Butte Miil, with the intention of maximizing the synchronicity between EC and CRC. Further elaboration can be found in the ! traffic report. B. Pedestrian and Bicycle Circulation EcoCycle and the CRC will encourage use of a]ternative forms of transportation to access the site. Employees of both organizations are exactly the kind of mission and values driven people who will make maximum use of these systems. Large banks of bicycle parking are located at the entry points to Resource and the EcoCycle offices with room far expansion or lockers, which will provide safe and usable bike storage accessed by wide on site sidewalks and vehicular circulation systems that serve bikes and pedestrians well. Bike lanes extend long 63~d and Butte Mill, providing access to Pearl/ Valmont connections, the II Boulder Creek path, Stazio ball fields, and south to Arapahoe. I<' 2.3 PARKING SPECIAL TRANSIT Vehicle parking for the administration, maintenance and transit vehicle drivers are accommodated in the two surface parking lots on the upper terrace. The parking for the transit vehicles are separated from the employee vehicle parking and will provide approximately 75-100 transit vehicle parking spaces on the Lower terrace. Additional employee parking can be accommodated in place of transit p vehicle spaces if required. c~ Parking is provided at a ratio of 1 space per 400 sf floor area in accordance with the I-G parking requirements. Due to the potential for off-setting parking demands between the administrative uses and the transit vehicle storage area, the potential exists for joint parking opportunities which wi]I be further explored at the time the development plan is refined for Site Review. ECOCYCLE AND CENTER FOR RESOURCE CONSERVATION Parking for Resource is located along Butte Mill, allowing clear access through the "front door" of their part of the site to the entry of the building. Parking for the CHaRM is associated with drop off areas. Separate areas are delineated for commercial parking or roll off containers. Parking for the EcoCycle offices is provided at a rate of 1:400 and is located along 63«'. A parking analysis is provided on the site 1 concept plan showing preliminary parking calculations. :a ~ o o~~o i 2.4 PUBLIC TRANSPORTATION AND TRAVEL DEMAND MANAGEMENT TECHNIQUES SPECIAL TRANSIT ~ Special Transit intends to participate in the EcoPass program, however at the time of writing RTD is proposing changes which may make their services unavailable. Special. Transit is currently working hard to ensure that their employees and visitors will be able to utilize mass transit options. ECOCYCLE AND CENTER FOR RESOURCE CONSERVATION EC and the CRC both intend to participate in the EcoPass program, however at the time of writing RTD D is proposing changes which may make their services unavailable. Both organizations are currently working hard to ensure that their employees and visitors will be able to utilize mass transit options. 2.5 OPEN SPACE SPECIAL TRANSIT The Industrial-General zoning requires between 10-20%D open. space be provided on site. The ultimate build-out of the Special Transit site will provide approximately 56,000 SF (20% of the net 282, 400sf/6.48 acre site area) of open space, at the high end of the required range. Please refer to Section 3.0 for a description of the landscape concepts. ECOCYCLE AND CENTER FOR RESOURCE CONSERVATION Open space will serve two primary functions on this site. The first is beauty: a graceful and natural landscaping buffer provides relief for the buildings and parking. A large and varying density string of plant massing and tree groupings will follow Butte MiII and 63rd, allowing for views to and from the site and vehicular view requirements. A second landscape buffer is maintained along the south, and trees will also be located along the west side of the site. The second function is human use for circulation and gathering, with the intention of creating spaces that build community and enrich on site life. Both of these are in addition to habitat creation. A generous plaza between buildings is full of recycled paving materials and artfully reused objects (bath tubs as planters) as an example of the w Center's commitment to re-use. It wilt also be an outdoor classroom far students as they tour the facility. Space on the site is efficiently used to ensure the best results for both efforts. 6 :0 D 0 x'•10 2.6 UTILITIES AND DRAINAGE . ~ SPECIAL TRANSIT T11e existing topography slopes from the northeast to the west and southwest at an average grade of approximately 7 percent. A significant amount of soil has been imported onto the site, and is situated on the eastern side of the site. The imported soil will be used to somewhat level out the site, and make the site accessible to both Butte Mill Road and 63rd Street when the site is developed. Due to the nature of the mass grading that will occur on the site and roadway cuts that will occur on Butte Mill 1 Road and 63ra Street to accommodate the site, it has been proposed that the Grading Plan that is being submitted as part of the Annexation will become the "existing grade" by which building heights will be calculated against. No unique geological or physical features are known to exist at the site. No impacts to surrounding groundwaters are anticipated. A geoteclu>ical report will be submitted at final construction design with soil characteristics determined for consideration in foundation and pavement design. Utilities, grading and stormwater management are addressed in detail in the annexation and Preliminary Plat drawings submitted to the City in March 2008, and as resubmitted with this latest submittal. ECOCYCLE AND CENTER FOR RESOURCE CONSERVATION The existing topography generally slopes from east to west. A significant amount of soil has been ~I imported onto the site, and is situated on the eastern side of the site. The imported soil will be used to somewhat level out the site, and make the site accessible to both Butte Mill Road and 63rd Street ti~hen the site is developed. Due to the nature of the mass grading that will occur on the site and roadway cuts that will occur on Butte Mi11 Road and 63rd Street to accommodate the site, it has been. proposed that the Grading Plan that is being submitted as part of the Annexation will become the "existing grade" by which building heights will be calculated against. No unique geological or physical features are known to exist at the site. No impacts to surrounding groundwaters are anticipated. A geotechnical report will be submitted at final construction design with soil characteristics determined for consideration in foundation and pavement design. Utilities, grading and stormwater rnanagernent are addressed in detail in the annexation and Preliminary Plat drawings submitted to the City in March 2008, and as resubmitted with this latest submittal. 2.7 SUSTAINABILITY CONSIDERATIONS SPECIAL TRANSIT Sustainability is a driving force in the design of this project: ` ~ ~ • ~ ~ ' 1 • The site is being designed to reduce and treat stormwater runoff. • Landscaping materials will be selected to minimize irrigation. • Site lighting will be designed to eliminate light pollution. • The proposed building orientation will alloc~~ good solar access to the exterior site surfaces and will facilitate snow melt during winter days. • Preference will be given to the incorporation of local and recycled building materials. • The facility is being designed to take advantage of daylighting wherever possible. . • The building form is designed with high windows and sun control devices to admit daylight while controlling glare and heat gain at the perimeter, and includes a central light monitor to bring light into more central spaces within the building. • Energy efficiency is an important consideration in the design of this project. As the design is refined, the architect will be working with an energy model to help fine tune the mechanical ~ systems and building envelope for optimum energy efficiency. • Renewable energy systems such as a geothermal {geothermal suggest the presence of subterranean hot water, I think this is meant to say "ground source heat pump") heat exchanger and solar collection devices will be evaluated as the design progresses. ECOCYCLE ANU CENTER FOR RESOURCE CONSERVATION EcoCycIe and the CRC both have sustainability as a clear and central value in their missions. These buildings will be an expression of what's possible and pragmatic in our microclimate, buildings that respond to their region appropriately with energy efficiency as a key aspect of reducing the overall carbon impact of the building's construction and operations. The building design proposed combines the two large site functions into one building, reducing surface area and providing excellent solar access for heating and daylighting while still allowing for phasing, if necessary. Orienting the public drop off at the CHaRM to the south improves their dock maintenance efforts, and extending the loading docks to the west will increase snow melt. The public parking and drice Lanes axe currently !rl intended to be pervious paving, while the loading dock and truck areas will remain concrete due to structural requirements. The office building is sited as high as possible to gather daylight and views, and has a daylit one story connector used for interpretive display, lobby, and entry which also allows for daylight penetration to the rest of the floor and solar access to the floor above which is stepped back. We hope to be able to provide views west to the FIatirons and Indian peaks from the second floor of the office. Currently the roof structure of the large buildings is a native grassland landscape - a deep soil green roof that will reduce storm water impact and increase certain types of habitat. The rolling shapes of the roof recall prairie Iand.forms, and the spaces between the "ribbons" allow for excellent daylighting and controlled passive solar gain. At this time, the CRC and EcoCycle hope to have the buildings remain passively heated, with minimal mechanical spot heating for certain work areas or functions. These buildings will be more like pavilions, with material and design choices YI driven by pragmatic sustainability. Heat sources, when required, will be powered by renewable a energy when passible. A large PV array is located over part of the Resource Yard on the southwest corner of the building providing electricity both users, possibly through a PPA. Solar thermal is likely it ~J.. :e o o ••.eo ~,I to provide heat energy to be used either for air distribution or areas of radiant floor (surprisingly n effective in large open spaces). Available greywater from the buildings will be used for irrigation on site. The landscape is a xeric, climate appropriate design using reclaimed and/or pervious paving for hardscape, and there will be no mown areas of grass. These efforts will be directly relevant as the City continues to progress in applying energy codes to commercial buildings. 2.8 VIEWS SPECIAL TRANSIT The location and configuration of the proposed buildings provides extraordinary view opportunities for all Special Transit employees and visitors from the northwest to the southwest towards the mountain foothills and Flatirons. Views into the site will be screened with a vegetated border on the west side of the Detention Pond, including native trees and shrubs to create a dense screen to the pond and bus parking lot. ECOCYCLE AND CENTER FOR RESOURCE CONSERVATION The site offers excellent opportunities for views toward the city and the innmediately adjacent front range. The finished floor elevation of the larger building is held as low as possible to achieve the most graceful massing and maintain the ability of the office building to maximize views. There is an intention to have some of the roof space become occupyable on the larger facility, both for employees and for public tours. Views into the site will take advantage to focus on the public portions of the site while creating a landscape screen to the parking lots and loading areas. • ° 3 0 LANDSCAPE DESIGN CONCEPTS (SPECIAL TRANSIT & ECOCYCLEJCENTER FOR RESOURCE CONSERVATION) 3.1 INTRODUCTION ~I Landscaping within the Brickyard site will serve the users and the community both aesthetically and functionally. The specific landscape materials chosen for the development will emphasize a variety of colors, textures and forms in order to provide year-round interest. Among the major landscape objectives are the fallowing: • Provide attractive naturalistic streetscapes along 63~d Street and Butte MiII Road, as well as the internal driveways. jl • Visually enhance architectural features at corners and entries into the project with planters and benches for screening and gathering. • Screen, break up, and shade parking areas. • Screen service and delivery and trash removal areas. • Provide outdoor gathering spaces for employees. Approximately 56,000 sf (20%) of the net site will be in landscaped open space within the Special Transit site. Approximately 55,200 sf (20%) of the net site will be in landscaped open space within the EC/CRC site. Landscaping on this portion of the Brickyard Site will compliment the Special Transit Facility site. ,.2 PLANT MATERIALS AlI landscape designs should include a variety of plant material. Types of plant materials and their uses will include: 1. Deciduous Trees • Provide shade during hot summer months, especially along sidewalks and within the parking areas and. well as the plaza/patio areas. • Define space through acanopy/overstory to create a more human scale 2. Evergreens • Provide year-round color • Provide year-round visual screen • Assist in climate control (diversion of cold winds) r • Create an excellent backdrop for colorful ornamental shrubs i. 3. Ornamental Shrubs • Accent plants • Provide color and winter form • Berried plants attract ~n~ildlife :e o o e•ee ~ e `L~J.. ~ • • 1 • , L1 ' A focal garden for both public and private uses. I 4. Hedge-like Shrubs • Create visual screen to service, trash areas and parking lots. • Provide physical barrier 1 5. Ground Covers I1 • Provide alternative to grass -with out intent on these site to provide a blending to the adjacent t! open space and prairie landscape. • Act as soil stabilizers to control erosion problems • Create textural accents 3.3 STREETSCAPE h'. ' The streetscape concept for the Special Transit and EcaCycle/CRC sites provide informal groups of canopy/shade trees along the perimeter public and internal streets (based on a 3Q' spacing in accordance with City requirements) Both pedestrian and vehicular entries will be marked with ornamental trees, shrub beds and flowering ground covers, with the plant palette leaning toward the native and xeric as a conscience effort to blend with the surrounding open space and prairie feeling. All parking areas will be screened and the western edge of the Special Transit Facility will screen both the detention pond and bus parking areas with informal groups of evergreen and deciduous trees with a continuous understory of shrubs. At key focal points such as entries and plazas, evergreens and/ or ornamental trees will provide backdrops to shrubs and perennial/annual beds, providing a variety of color and flowers throughout 1,~ the year while respecting the needs for a large sight triangle for buses. w 3.4 RESOURCE CONSERVATION (XERISCAPE} ~~1 The landscape design for the Brickyard site shall incorporate creative landscaping concepts to conserve water usage within the development. Some xeriscape concepts include: • Improve the soil by adding organic materials. • Incorporate native grass varieties that are draught-tolerant and require less maintenance. • Design a "zoned planting scheme' would reduce water demand by grouping similar varieties of L native plants that are drought resistant together. Incorporate organic mulches to reduce moisture lass through evaporation. • Design a "zoned planting scheme' would reduce water demand by grouping similar varieties of native plants that are drought resistant together. Choose plants according to their need for water, sun and soils, and plant them within areas of the landscape where they will thrive. Cluster plants with similar water requirements together. 1 3.5 MINIMUM LANDSCAPE MATERIAL SIZE AND QUANTITIES The landscaping within the Brickyard landscaped open space areas and along the perimeter streets will meet the City of Boulder's Landscape Design Standards. 1 RI ATIO 3.6 IR G N ' . ~ All planted and landscaped open space will have a properly designed irrigation system. FuII coverage on all grassed and planted areas will be provided. The sprinkler system shall not intentionally spray water on streets, driveways or sidewalks. The irrigation system will mimic the zoned planting scheme thus reducing water usage with drip to all shrub and perennial areas. There is the potential to reduce 1 water usage further by using an underground (vs. pop-up spray) system for turf and shrub bed areas. Since it is our intent to use native grasses, the irrigation system for these areas will most likely be turned off once the turf is established. Drip irrigation to the trees with the grass area will be provided for continual watering during drought conditions or after the grass zone has been turned off. ,.y 1 1 • l • • • ~ ~ ~ 4.0 ARCHITECTURAL DESIGN CONCEPTS SPECIAL TRANSIT 4.1 INTRODUCTION f The new facility for Special Transit is intended to reflect and embody the organization's mission to l promote independence and self-sufficiency for people with limited mobility, and to provide caring, customer-focused transportation options. Special Transit provides acost-effective and accessible t' transportation system for seniors anal people with disabilities residing in Boulder and surrounding cities. The entire Boulder operation will be moved to this site, and includes the main components of t' administration, with its public access functions, and the maintenance operations with its transit vehicle parking. 4.2 ARCHITECTURAL CHARACTER, MASSING AND SCALE The organizational concept for this facility strives to fulfill the dual desires to present a favorable image to the public of the administration building, while mitigating the impacts of the operations functions, which include the bus parking area, the daily bus services facility, and the large, high-bay maintenance shops. This has been done by dividing the site into two distinct terraces, thus taking advantage of the natural downward slope of the site toward the west from 63"' Street. The upper terrace adjacent to H3«' Street is the location of the approximately 28 foot high, one story administration office building. The creation of the lower terrace allows for the approximately 24 foot high maintenance building to be nestled into the site slope, to screen the operations yard from public views, and to be partially tucked in under the administration building without blocking its panoramic views of the Front Range. Maintenance bay doors are oriented to the south for ease of snow- melt. Because the lower Ieve1 maintenance facility connects to the administration building sitting on the upper level, the technical height of the total facility, when measured from the lowest grade on the Iow terrace to the roof peak on the upper building, will be a maximum of 48 feet as measured pex the City of Boulder code. On the upper terrace, the Iinear form of the administration building is bent at a 45 degree angle to . ~ better address the public with its main entry at the corner of 63«' Street and the common drive with Eco-Cycle. The roof-top light monitor, which runs the length of the building, creates a strong entry A ~ element on each end, as well as a daylit "pedestrian street" dawn the center of the north-south axis. The building form is reminiscent of contextual rural building forms, with its shallow sloping gable end roof, and the light monitor running the length of the ridge. Broad eave overhangs and the strong horizontal emphasis give the structure a sense of the Prairie Style. Wood timber or steel elements will tend to soften the feel of the structure, and will provide an overall sense of warmth. Primarily colors ' for the facility will be drawn from the warm earth tones of the area in order to be in harmony with the natural setting. A limited amount of bright primary color will be used in accent areas. c ~J ;o r e e~~ ro ~J/,•.~ ,.e ® 1 a¦ The maintenance sho son the lower terrace level will continue the same themes of a shallow sIo in p P g roof form, and the judicious use of daylighting strategies such as high windows and Iight tubes to bring in natural light. Two additional goals of Special Transit for this facility will be to feature ease of access for the disabled, and to be environmentally sustainable in the design and construction. The F.A.R. proposed for the Special Transit Facility will be in the range of 0.25:1.00, which is half the 0.50:1.00 maximum F.A.R. allowed in the IG zone. ECOCYCLE AND CENTER FOR RESOURCE CONSERVATION 4.1 INTRODUCTION The integrated design of the buildings and site is drawn from the mission, values, and functions of EcoCycie and Resource. Both organizations work to alter the material usage cycles of our societies to ' create long term sustainability largely by reducing waste and reinjecting all that's possible back into the supply stream. Their work predates the growing Cradle to Cradle micro-movement in architecture to view materials as "nutrients" that flow ul a ecological cycle rather than a "new vs trash" mentality. It is the intent of the design to reflect that ethical stance. 4.2 ARCHITECTURAL CHARACTER The site that will house EcoCycle's offices and CHaRM facility, and the Center for Resource Conservation's reused building materials store, Resource, is now a heavily used and altered landscape. Our goal is to repair that landscape and create an excellent edge condition to the city, and make places and buildings that the City, our clients, and the public are proud of and enjoy. The long low walls and roof shapes reflect the rolling grasslands of the front range and fit into the site rl elegantly. The curves are manipulated to create well daylit spaces that benefit from controlled passive solar gains. Each gap between the curves is a clerestory facing north or south. The structure is cm a 30' grid and allows adequate clear height to accommodate the functions housed within. The exterior walls are CMU or concrete, with an earthy simple stain. The main entry to the Resource building addresses the public and provides a sense of arrival. The CHaRIV1 facility presents a clear frontage to public visitors and crisp site circulation. Resource's public-facing north wall and landscape will be a collage of re-purposed materials. The EcoCycle office building is prominent on the northwest corner, and hopes to gather view from the south and west. For the purposes of height calculations, it will be considered a separate building from the larger one, and both will reference the engineer's finished/ overlot grading as a baseline for determining height rather than the unnatural existing grading. It's design will relate to the larger buildu1g in various ways, as shown by the massing models. There is a L~l.. :e ~ s e• >o 1 one story connection to the CHaRM building that will bring daylight into the rest of the first floor. The ~ plaza between the buildings is a gathering place, creating a "water cooler' effect, creating community centered around vision and creativity. 1 r¦ 1¦1J~ ~ N i ~ ~ ~ ~ ~ 1 ~J • ' s y ~ ~ ~ ~ ~ ~ ~ 1 ~ I / y' 61 - Fes,. , I ' i~ _ ~ ~ ~~l ~ VALMONT BUTTE i r~ i~~~ ffr,,- 'j ~ ~ ,J _ • ~iuIIG~ kill Rd _ ' ----r-- ,~a.m~nl Rd _ L~ - - I ~ r ~'-,r it~,_ _ "LEI n ' ~ ~ I - _ ~ i ~ ~ ~ ~A ~ ~ I _ I~ u r- P ~ ~~3 0.0' ~ STAZIO~ I ` ~1`I1~~4I ~ ' f r' ~ i - ~ ~ f ~ , _ ~ i j LEGEND ~ ~ i ~ ~ ~ ~ ~ map incorporates city ' PUBLIC s'= c ~ - ~ ! and county information SERVICE r - + ' AGRICULTURAL ~ ,Y ! LeggattC?ti~v:i Res~ruvir GENERAL ~ ®INDUSTRIAL I PARKS & ' _ OPEN SPACE . 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MAINTENANCE BUILDING ~ ~ Rp ~ t ~ ~ ~ X1`1 ~ SERVICE BUILDINGS ~ . ~ ~ 4, ~ i,. ~ ~ DETENTION ~ . . \ POND ' , ~ ~ ~ UPPER TERRACE , ~ 7 . EMPLOYEE PARKING 1~ ~ • \ ~ 1 ~ ~11 ~ ~ I I I _ f ; LOWER TERRACE - TRANSIT PARKING ~`y LOOKING NORTHEAST ARCHITECTURE ~ ~ ' ~ ~ URBAN DESIGN ~ • ~ , ' , ~ S ~ A ~ ~ ' ~ ~ ! ~ i , ~x INTERIOR DESIGN ~ ~i; ' ~ ' ~ ~ 1 I sr ~ ~ ; 63 ; , ate, ~ ~ ~ LOWER TERRACE i~ r ~ . _ I 1 - Y q~ ~ BUILDING ~ 1 / _1 ~ -E~' P / . - SERVICE A GUEST AND BUILDINGS ' , EMPLOYEE . , • ~ 1 , - ~ ,;i ~ PARKING ~ ~ ~ MAINTENANCE ~ 1, BUILDING - \ J. ~ ~ ~ ~ . o ~ ~~\e TRANSIT PARKI,PIG ~ > ~ ~ f~ J ' , ` / _ DETENTION `k ~ ~ ~ i POND r~ ~ { / ~P i. ii e ~ 1 ~ ' - ~ ~ f ~ - ~ ~ ~ ~ , . ~ 1 ~ I - ~ ~ ' ~ • ! ~ / i i ' LOOKING SOUTHEAST 1 r7 ARCHITECTURE ~ ~ 1 ~ ~ ~ ' ~ A ~ i ;iii v URBAN DESIGN ~ ' , ' ~ ~ ~ ~ ~ ~ ~ ~ ' INTERIOR DESIGN ~ ~ ~ ~ ~ ~ ' ~ , ~ ~ - - - - ADMINISTRATION ADMINISTRATION BUILDING BUILDINCr ~ J SERVICE ~J ~ .`Try i~,y°- ~ - r ~ ~ MAINTENANCE MAINTENANCE ~ _ BUILDING BUILDING ~ _ r SERVICE ' v. a. _ M ~ ~ ~ / ~ ~ ~ ~I ~ ' L------J • I M LOOKING EAST LOOKING SOUTH SERVICE ~ - - ADMINISTRATION _6111LBIfJ~S-- MAINTENANCE BUILDING - I ~ ~ - i' ~ sf SERVICE ~ -~~"~1 . - . BUILDING ~ ; _ _ - ~ - r ! - ' - ~ - ADMINISTRATION I ~ BUILDING ~ y ~ ~ i / ~ d L ` _ , LOOKING NORTH LOOKING WEST ' / ~ ARCHITECTURE ~ ~ j ~ ~ ~ ~ , , ~ r ~ J~ URBAN DESIGN Z~ ~ ~ 1 i I ~ L~ INTERIOR ~61Gn r i ' r r 1, ~ 1 ,1 a ~ 'C - - - - - r, ~ _ s i ' ?fi.,,,~ti.X :.t~! ,L '•Y"yHr~ `f..~ !~l>:~? "V. yn? .~R,r~',, fi.^~ i ;you ~ `.'+ir i r ~ c.-C.. h ~ c' ' , Y t$ f.~., .H. ~'a~,~• ~,..'.3o.a~c ~ ~ " .1~"'~J~i-'~~ i~ ~ ,t~,1~~~` ''•~F,. 'y bK,ya~"'~.. r:..,,,~,;iw,'. ~?-y,,,.}}. y .15`•~'~`•?V`1 Y~.. r.~~1'/~~yr ';~.7~` .1l ~ 11,,.4c.,~ +a+- - .'a~• 1(~~`?~J tir1 1 I 1 1 ~ ~l. +f: .'Yj -C °H~~'.n.. ' LY S.4 y~. 'r' .C / ~F., 7 _ ~'-~1.~ ;r-'U~ ~ ~ ~~T ' 1?~.I} ~'j 63RD TREET _ _ ' '~•~f~ ..s ~j ~•~l•.~-; •'r~• ...i~~ _ .u: - ~ ':Gz fin.. ri._. J. I - 1 ! 1 r•'l' I ~ - Il b'~~~.~IJ IC I~ I 7_ ~ 'r.+- _ III ~ d 11 ~ . r' I v' ' ' - l ~ ` N - ~ ,•-4-,~~1~T~ -gar • ~ - ~ ` ~ - i lip ~ ~~7 Y(. - - ~1 ' r'7 ARCHITECTURE , , ; , , , J~ URBAN DESIGN ~ ' , ' ~ ~ ~ ~ ~ ~ ' E ~ ' SJa INTERIORDESIGw + ii; ~ ~ 1 - ~ - - - s ''~I 'i 1.4i j ~ ~ ~ ~ ` 1 ~ I.~ ,t, t~ l ~,.n.1 ~ti ~ , j• ~ ! 1 ~ rr. CSI; r ~ z I'1' 1. ~>l s i',"~ ~ ~ `u'r; f'' F, ~~~f ~ I I i~ ~t 11 ~ ? l:~ I '~.~.V - ~ } _ ` 4 _ - .`"c F _ r ~ ~ 1 ' ~ tea' S ~ •f ~ i~1 ~ ~~I - W-•~„~ _J.. ~ IOC -4 {I 1 ~s ,.h J,~J„~ rte' 1~ ~J l,~ M1 - ~-'..~_:..,,,".w ~ ~.1.,. • - „mow ~ .D-. c _ i1 _ _ _ SPECIAL TRANSIT • ADMINISTRATION BUILDING LOOKING SOUTHWEST c~o~ • .P , } - „ • uaNr atoNiTOrt ' - ~ ~ •o . ~ ~ l DAi.wttY UPPER :.EVtI.OpfY.t• UYFtK. LCVEL - OFKI~E r LL,'~2 _ _ 1 ' i ~ ~ 9D tit1DALK '~W.UC~ ~ 63~ 5'TRtLt i5 .p-- ~ IDNEK. LEVEL - ~Nf'FnF."T ' r6l'I~ SPECIAL TRANSIT ADMINISTRATION BUILDING SECTION ARCNITECTUAE ~ ~ 1 t t y ~ ~ ~ , , UABAN DESIGN ~ 4 ' , ~ ' 1 1 1 1 ' ~ 1 1 ~ , INTERIOR DESIGN ~ ~ , ~ ~ ~ J r~. ~ - ~ ~ ~ ~ I _ 63rd Straet~--, ~ Public ~ ~ - - I ~ , ~l'~ ~r" ~ i ~ ~ SHADE TO ~ , ~ ~ , PREVENT I l l~. ; / ~ . ~ ~ ~ ~ - ~ : ` I a OVERHEATWG I I ~ ~ ,i ; ~ Pe ~ st ~er~~ - '~i,~X'~ r atia /~'.a ~ I .I / /I f / ; / n 1 , I, 4 ! r. IY I ~ 4 I y W, I \ A ~~l l I ~ ~ ~a I ~ / ~ f I ~ I li ; A ( I ~~~lr ~ ~ ` '~~',i~• 1 i SUMMER SUN ' / ,r Eco C ~ - j 11 f I ~ / % ~ffJres'~~ i ~ ~ ~ ~ ~ ANGLES , ~ ` ' I ' ~ - ~ ~ ~ it ~ ~ ~ ~ ~ ~ - - : t ~ ~Il,ri llfi~'~ Eco~y~~ - ~ DE IRABLE VIEWS TO ~ ~ I ~ I~I~I ~ ~ e ~ ~~'"""-tHaRM ~ ~ ~ I a'' ~ " ~ ' ~ DAYLIGHTING WSUN R PASSI E SOLAR VALMONT ~ ~ ~ ~ ~ ' I'll, - ~ ~ , ~ ~ v~ ~ _ Boul~de~,:~ ANGLES GIN & ~ ~ ~ DAY IGHTING BUTTE ~ ~ ; Dill ~ ~ _ ReSourc! ~ ~ ~ Special . _ i 1 ' ~l~ll~~ - ~ Store & Yard ~ ~ ~ - ~ n :?r,~tSlt - , Il jt t, o ro n ~ _ I ~ ~I , , ~ ' rr _ -I~ ~ ~ - ~ ~SerVice; ~ VIEWS TO ~ I ; Service Acce s;_ - SHADE TO • ~ ~ • Access - - ' ~ FLATIRONS PREVENT _;I _ _ _ I' OVERHEATING ~ ~ ~ - ~ ;~i - rJJ~•~~~,~' f Il~lf .f,•~ - - VIEWS TO INDIAN PEAKS ' Site Anal sis Solar Dia ram scale: 1:50 scale: NTS I _ ~ ~ Bryan ren~:~~c~~~~'1;~~~r~~~~:~~: Recycle Row Brick Yard Conceptual Site Plan CENTER FOR 151 ~~~~~~~~~~-~~~e~,os eourer.oo 6032 Butte Miil Road, Boulder, CO ReSOUrC@ QCO•C Cle ' ~ ~ ~ t Ica-i:•~.as2e r s;;an~s2o~~ CONSERYpTION 9.15.08 wa~,q:u M+a:,~ow,ne co~ru~~roc~ - _ - ~ ~ - - PROJECT TABULATION CHART _ 63rd~Street s+lc otlfe: - ~ • •_r,~~: - - L,ISin ,I~,~:r, l k~17~r,i,: ~1 [Uk:~'GIEGn,bAI`~ lfI1C 11 ~11ACC: / / PT'O/ ` ~ - - - - - grrlnG[ `_h ~ huddmE ro~tci~~• II':I / r~ _ I ~anlh,E nred,\ W+udmt dacApa,u,} t~llre / / ~ ~ ~ InuO 102.180 ~ I~,;nga,ir•rn,ru.ed 75,899 J1y: L ~ ~ i / ~ ~ _ ~ Ilp;n.paae•p:rioda n P+'. 35,G16 _----~L ~ / ~ 15 STALLS _ ? ,1rca:1nal3>h / ~ / ~ b ~ Rwhlunt. 41,724 I ,,,i, il( 11114 4'rM1 / _ liitinuae \Inn•ll:ud Ir, reCl / / EtJTRY Irnt,.te Cllak\I 1'1.1111 / / nm~n~ 1'u, wnn l'd,:ncm JM,N: / drive p indo aa0 s ~uli~u dl, s sl I 1 ~ eIC~'G~E ~ ~ I Inipeunnlrcalp,ndin~J,~iA.1 20,827 _ / / ~ anRklrruna ,O'II; / t k. • all~mahle ~I a .5 f :11t 89,040 U ~ / I ~ F.,11t • ryapo.cJ 41.7241118.079 p,17 / / Eco cle Ices: usl Iloor: 38 0 sl / / ~ second8oor.1 OOst I {'nrkin Anakzis / total gross: 5 00 sl - ; 7p~ ~ ~ / I 16rcyclc Xntlll cnr+lall ~ \IlA stalk sE~'t~k / I Ituild'n1u Usc Vnrkim lialiu Arco _ ha4;iucttcy'J Ih_dii~e kcu'J ,rllo,ccd k. 'd lolnl Ain iramt .m+i1rJ eoveneu~ I ( I ~ FioQek(Nlkas nuke I UNI ShN1sr ISstnik ~ 1~ J11'm ~ 1 I{ reelchg Wurpeukhrad!I f ~ I 18STA CIIaNMliniddrivcuDl pmce,r,ln8facilk; ~unruncds¢hnk u!a I0.3amwlercial J 41pn 1 N(neludcsicwtnt<~iJN I ~ InrFr rrtl rllntt kC~nUlee SI4rc ' EcoCycle CHaRM: clot„li„n Intlfils I JtMI 11,383sf Wua9s s lcnnwcreial 1 Iln; 2 lltintfudes 3 aunm:re~ll r~a gross area: 18,900s1 ToGI roQulred: 60' Tonl provided: 78 Wlb I I ~ I elcvae ~ Pra~r>ouzl - 1 I ° ~ I Resource Store I ~I and Yard w gross area: 16,684 sf Q. ' retail sloro:11,285 sf o y y I ~ ~ I - i ~ al~st,NOaoiNa sEreaCK, ~ i IT~~m y ~ r--"~- r.~-~ 29 STALLS ~ / / / I'pl I I I ll / ~ _ _ _ I J I / / J I ; J , ~ ~ I _ i . ~y ~ v , i ~ I covEr+~o 10 SIALLS ~ ~ f o al I - f ~ ~I, ~ .7 ~ ~ t , v tz \ v m 4' I ~ Por.or Rutwo I ~ ~A ~ I I - I ~~~2 4 CUMMEgCIAL I r; A~ ~ ~ ~ I . ~ ~ ~i! ~ STALLS - I I ~A ` ~1 I 1t~ I ~iltYUi.i\(;A 7RUpf TUPk I I I ~ I I I.. ~ TRnSR P AROUr17 ~ aiorrs_ - I -I - = I ~.~~11 ~ h~ - i ~ _ - ~ ~ ~ ~ ~ 1- ~t r ~ , ifs t 1 III _ ~ ~ ~ = I I _ ~ I~ r-.- - - - I ~ ~ ~ r>~ I - _ - - _ -`ISIrY,.aGE__-- - s " - ~ - P~oPERTY LINE ' - . ~ - rl ~ AREA M ~ ~ PAVINOYJUS Conceptual Site Plan F.A.R. dia ram 01>E1TU~I~ ~ Open Space Diagram PAVING. ~V l scale: 1:30 nts nts ~ RuIrolNc Y Recycle Row -Brick Yard Conceptual Site Plan CENTER FOR b r a n ~ o~ ~ ~ ~~:~~li'r.,l~~i~~~~~1 Resource ' ' '.610 zarniaavenuek103 boulder, co 6032 Butte Mill Road, Boulder, CO e~o•~q~le ~ ~ t. 303.443.3629 L 303.4432039 CONSERVATION 9.15 , 08 Nabq W MdJeolYm~Can*m„~,, 1 _ 1 ~ . - - - - _ I - i~ ~ ~ _ - _ _ _ - ~ ~ I ~ I\~~ I rl ~ _ ' uuunn°~~ it ~ ~ ~ ' I IL I ~ ~ ~I I ~ / l i ~ F=55 5.42' ~ I ~ ; ; / ~ 1 V~ I _I ~ i I I I ~ r~ ~f t _ ~ - I --1 ~ r I EcoC cle - ~ I ' ~ PRELIMINARY LOWEST y ~ I I ~ ~ POINT EcocvaE CHaRM I ~ ~ ~222s~ FF=5525.42' ~ ~ I ,i ~ ~ ~ I . I ' , ~ I e - ~ ' ~ I I I,' I I,,; r ~ ~ ~ I I I I ReSource j ~ may' I I Store ~ Yard ; f; ` I ~ ! I ~ FF=5522.7 ~ I I I - I j'1 ``~I ~~I I I I I I I, I ~ ~ _ ` ~ ~ I ~ I _ I I I I/ 825'_0" ~ I ~ I 1,~,i1 ~ ~ "I ~ PRELIMINA Y ~ ~ ~ ~,I . I ~I _ I ~ ~ LOWEST POINT _ ~ I ~ MAiN ©UILDING_-~ - - ~ ~ I I I -s2re'- _ / I I 1 I_ - ~ _ - - _ = = ~ ~ I c ~ ~~y ~ 1 ~ - ~ ~ ~l l~_----- i _ ' ~ Gradin Plan & Hei ht Anal sis r; - __r - _ _ ` . _ scale: 1:30 y Recycle Row -Brick Yard Conceptual Site Plan CENTER FOR br an ~~el~~~~C~~~~c~~ ReSource .>,~a~nis:,wcn,iek,Q9 r~,~de~,~~ 6032 Butte Mill Road Boulder CC eCO~cgele 1 1 ~ Lsca~~s.aez9 +.sosnaazos~ CONSERVATION 9.15.08 x~~.ywM,au:~uw~ueeem,~,„<~ ~ % ~ J_ 1 1 R~ - ~ - D-D 1 ,J. ~ ~ orr fir- Arm wN~- 4 skc> ~µauatz v~D k' i er ~ra~ pun~8~ i~`,'~ I I i I I i I ~ ~ M i ~ ~ ~ ~ ~ I ~ C D 1 ~ ~ _ - - ~,r~ ~ ~ ~ - i---~ -.4 ~ I ~ - fem.. / ~ r r~~~ il'~ ~ I~ ~ ' ~1+.. 1~{Kr'~ i J ~X° ~ I I YNT' dt`I` yc,~nt~ ~p yl~ I ~ ~ , . i ! f'I i~ l / ~ i I ~ i i ~ ~ I I I i ~ a 1 B ' - - ~ B -I ~ t~ ~I i "I' ~ ~ ' ~ A-A ~ I k~'~ Y r ~ t I 1 I 1 f«~o~c.K ,.~f1~~F:.dzA i t~a~~-w~ ~ ~ tt'~r~` ri.1iD~ ~ct1>aTC ~I + H1KY~~~ I , CD Site Sections Section Key ~ NTS Scale: 1:20 Rec cle R w -Brick Yard Conce tual Site Plan ~ C[NTER rOf~ bryani~o~~r>?I~~II~~~:,I:~;~~~~,~t,~~~~~~~~~~, Y o p ReSour~e 15tOzamiltflvanuel103 b0uldot.co 6032 Butte Mill Road, Boulder, CO eC0•Cgcle ' ' ~ t 303.1433629 13034437.039 CONSERVATION 9.15.08 ~a ~:M~ w„~<<~~,.,,, ~ '~I ~ ~ _ r. y' - ~ ` 'y IBC .~4~~c. .ti ' M... (i~iw fi~ dFf~'t+r aa.4 rN!~ 'Gmd ~ . K-C~WK ("'C'~Y4" r~~'fR Ro J Yll ~k~ ' I ; iii ~ ~ ~ i, I (jJroiP~^WIT4- ¢.~o W~J»s~ GPAw+V1 ~ctn{G~t. GrPiuS ' G ~-c t ~C' ''E•..I~I ~ ~ I t~rt~ ~,,N,~~.~n ~ Fi~.,Vr;pc i•~'~t~ r l ~j , y ~ ~ ~ I _ - i a ~ ~ . - - A ~lt:~+~Erk1 ts:,~ta.~~;,NV Ckvwt Li'~.~_ ,rti!ea,, i~st•.rr r ~ ,xh.Vx ' ~ _Elevation Key Street Elevations NTS scale: 1:2Q br an?.~ow~t~~ili~~~>~i~;ii<<~~~,~~ Recycle Row -Brick Yard Conceptual Site Plan ~EN~~f~~oR y ~ J ~ Resource I ' t510 zam,aavenueM103 bcuider,co 6032 Butte Mill Road, Boulder, C0 eco cycle ~ , 303 aaa362s i 30aa43 zo3s CONSERVATION 9.15.Q8 ~,,~,,~,groli,wto~w„~<<,,.,,,,. 'd- 'i / O; ~JI F. AERIAL VIEW LOOKING SOUTHEAST C. AERIAL VIEW LOOKING NORTHEAST _ s ~z 'I , o r i~--J~~-~ E. AERIAL VIEW LOOKING SOUTHWEST B. GROUND VIEW LOOKING SOUTHEAST - ' 111~111L11~_. ~ ~ ~ r r~rrr C {{J~c~ ' E~ ~ i~ I ~ i ~ ~ ~ ~ ~ ~;;i ' I ~~iltlr I~ - ' _ _ ~ C B, F D. AERIAL VIEW LOOKING NORTHWEST A. GROUND VIEW LOOKING NORTHWEST ' Massing Model Key NTS bryan~~l~:~~. ~ ~~~~~~„~~~~~i~~~;~~'!Cai.; Recycle Row -Brick Yard Conceptual Site Plan ~E~TERFOR . 1510 zamlaavenuen103 boulder, co 6032 Butte Mill Road, Bou{der, CO ~ Resource (~a.~~~]e ~ I, 303.443.3629 I.3U3~143.2039 COHSERYATION 9.15, 08 1tipM~rv1 ro DJd lno W,nlcumn•oni e - - ~ - - - _ _ _ „ . _ ~.-.-Q-._ x _ _ LOOKING SOUTHWEST i _ - _ - ~ . ~ ` r_" i ~ ~ z i • rfjyj*, ~ , •,a_, ' LOOKING NORTHEAST br an~~~,°,--.,r~~~~l'~C~iD~rrcrs~; Recycle Row -Brick Yard Conce tual Site Plan ~ , ~ENTERFO~ Y p ,5,0 =amiaevenue~Y103 boultler,co 6032 Butte Mill Road, Boulder, CO ~ Resource eCO•CgCle ' ' ~ 1.3U34g3,3629 L303.443.2U39 CONSERVATION 9.15.08 ,~~.,~oroe~,+a teu a~,o<c~•~.~„~,.,.~ - -