4 - Call Up: 1727 15th St. - Use Review (LUR2009-00026)
MEMORANDUM
TO: Planning Board
FROM: Elaine McLaughlin, Case Manager
DATE: April 8, 2009
Si1BJECT: Call 11p Item: Approval of Use Review for 1727 15`f' Street -
Attached is the Use Review disposition for the proposed coffee and tea cafe at 1727 15`1' Street, suite
100. Staff finds the application meets the Use Review criteria of Section 9-2-15. B.R.C, 1981. The
proposed project is located in the DT-1 (Downtown - 1) zoning district and requires staff-level Use
Review for a restaurant use located within 500-feet of a residential zone (Residential High 2), the Goss
Grove neighborhood.
Background. The building that will house the proposed cafe on the first floor was approved through a
staff level site review in September 2007, and the building was completed late 2008. A front building
elevation is provided in Attachment A along with the proposed cafe floor plan.
Mana;-ement Plan. The management plan indicates that the cafe will serve coffee and tea drinks, and
other non-alcoholic beverages, along with pre-made sandwiches and breakfast burritos. Small tables,
comfortable chairs, and wifi are proposed.
Public Comment and Process: Staff received two letters on the application: one from a neighboring
business operator noting support for the application, and the other from a neighboring business owner
indicating opposition due to the competition it would create for their coffee bar that is run out of the Art
Cleaners, two doors down frorn the location of the request. I Iowever, staff notes that there is no Use
Review criteria to evaluate commercial competition impacts. The cafe's management plan was
submitted with the application and was presented at a neighborhood meeting held on March 30, 2009.
There were nine attendees at the meeting. All neighbor
F.
attendees indicated support for the application and cafe, and
there were no participants present who objected to the
application. Conclusion. Staff finds that the proposed Use Review i-ncets tY u,
the relevant criteria pursuant to section 9-2-15, -Use Review,"
B.R.C. 1981. The proposal was approved by staff on April 8,
2009 and the decision may be called up before Planning Board = ` za
on or before April 22, 2009 There is one Planning Board
hearing scheduled during the required 14 day call-up period on -
April 16, 2009. Questions about the project or decision should
be directed to the Case Manager, Elaine McLaughlin at (303)
441-4130 or at inclau Oil i neu,bouldercolorado.gov
Attachments:
_ c
A: Floor Plan
B: Applicant's Written Statements
C: Correspondence Received 1727 15)", Street, Suite 100
D: Signed Disposition
I
g 1-a. 1 c.-y K 4.sYi'
r
3,5 1 S.a. 1 0.1
-_i5• 17'-S~p' 6'~<%• S•.10' 71'.4"
i
3•~rv+'>` Ell 77I`c
i /
-r'
r
t SIO ¢ down II c i r t
r
I ' 1 I I I I I I r ~ I
-01 0
Inc i wEN ~ _ - - ~~I\ - s ~ -FIRE SPRINKLER s ; .
` I VALVE AND
,n rr
107 1115 ! BL 2E E2 O ^ 0 CONTROL.PANE_
c FLOM DRAIN, ra+
" 7E F'd'^G1nq ! .s I % lir
3' 6" 1.6
WO ; ] I s /
M+
1!g'1'.,itlfr r ! ~I f ~xlTR, 1 III FIRS ` ~ ~ O a v I08 ,-iVhC DISTRIBUTION r``` GRAS sAa; DOE
reFOK6 .-f FLOOR
SUIT ; a \
~ - 3»"A.F.l.. 11 dry i I _ ~B•xiST~
k~rty
BEN.-7 ABO DIEMBU`10N ABOVE FOR!
'✓£,rF. I 1/
SECOND FL COQ SUITE,
" 7C th I mechan~ul
X - -
- - - - -
~sT~~c1l- !,t?ao
~ PP - C I r
To.co~~.+ f:.'
.n• .7- - s5'.3•.
eY" 7- RE:tiFCSRCING IN 1ca.o7
k' 1X'
77
I- STL COLMAN.
\'1~, . ?,n1 Y 4 l ~ N%s. ~ ] 1 , J t - _ 4'~'~ L~:/.,; ~ r` i _
mmall"I
LOCATION OF 90%~
EFF. FURNACE, SLAB STEP
z
1
coorolndt¢ gas supply end
4` Ln3 ~MKFarlCel ♦vJ
3.5 5.4 5~6
>
n
MAIN LEVEL FLOOR PLAN ~ x
I IAU _ 11 !1'~ I
~z
S7 >
ATTACHMENT B:
Applicant Written Statements
1727 Fifteenth Street, Suite 100 Boulder Colorado
Proposed Cafe
Use Review Written Statement
Project Address: 1727 151h Street
Project Owner: Guarascio Studios, LLC
Current Zoning: DT-1
Ownership Statement: The 3-unit, 3-story, mixed-use building located at 1727
1516 Street was completed in late 2008. The building includes a residence on the 3rd
floor, an office use on the 2°O floor, and commercial (retail/restaurant/cafe/office)
use on the 1s' floor. The Owner's vision for a care' use is congruent with the goals of
the Boulder Valley Comprehensive Plan.
Use Objectives: The existing commercial space is located in the central business
area of downtown Boulder. It is situated in the designated Area 1 of the BVCP, and
it is desirable for development and re-development to take place in this location.
Retail development that serves a variety of inhabitants is desirable in the urban
fabric of Boulder's downtown. Cafe uses, specifically those located near Downtown,
the Boulder Creek Path, and the Regional Transit Station at 14"' and Walnut, provide
relief from vehicular traffic in the central area. Nearby office, existing retail, schools,
universities, and residential uses in the same general area will benefit from this cafe
use.
Business Description/ Detail: 1727 15th Street, Suite 100 will be built out for a
Cafe use that will serve primarily tea, coffee and espresso based beverages as well
as blended coffee drinks and other non-alcoholic beverages. Food choices will include
burritos, sandwiches, pastries and snacks that are pre-made and brought in from
local businesses to be warmed and sold on site. Coffee beans will be provided by a
local Fair Trade, Organic roaster.
The name of the proposed business is 8 Port Coffee & Tea, and understanding the
concept driving the business is best achieved by examining this name. A port is
defined as a place in the water where ships gather to deliver goods or a place along
the shore that protects boats from bad weather and rough water. The number 8
represents all directions. Essentially, 8 Port Coffee & rea is a cafe that provides a
space that is comfortable, safe, and community oriented. 8 Port Coffee & Tea will be
a space for artists to gather and create, a space for students (Boulder High/Naropa
University/CU), a home away from home for residents living in Goss/Grove and other
downtown residential neighborhoods, and a space for local businesses to grab a
coffee and a bite to eat. Walls within 8 Port Coffee and Tea will be covered with art
from local artists including students at Boulder High School as well as Naropa
University and CU. 8 Port plans to create a synergistic relationship with Boulder's
Museum of Contemporary Art to further enhance the south downtown area. 8 Port's
drinks will be consistently high quality, and our service will be warm and inviting.
Currently an employee for the Boulder Valley School District, Scott Gibson,
Owner/Operator of 8 Port Coffee & Tea, has numerous connections at Boulder High
School. As Scott expects that many students- and staff members at BHS will become
regular patrons of the cafe, he also intends to give back to Boulder Nigh School and
other local businesses. Scott plans to integrate his passion for education into the cafe
by creating partnerships with BFIS student groups such as DECA to Forensics.
Scott also has a poetry degree from Naropa University, which is within 4 blocks of
the cafe space, and he plans to work with Naropa's staff to utilize 8 Port Coffee & Tea
for small poetry readings and other intimate gatherings associated with the school.
The cafe will also host a number of weekly collaborations for writers and producers to
come together to create original work. 8 Port Coffee & Tea has community and
collaboration in its name and in its bones.
A community-focused Cafe like 8 Port Coffee & Tea is currently missing in the south
downtown area/Goss Grove neighborhood. This business model and appropriate
commercial space on the ground level at 1721 15`h will fulfill that need.
Restrictions: There are no special agreements conveyances, restrictions, or
covenants that are included as part of this project. The site is located in zone AE of
the 100 year Flood Zone (though the building is flood protected).
Please direct any comments or questions to Derek Guarascio with Guarascio Studios,
L.L.C.
At cio
dios, LLC
1727 151h Street, Suite 200
Boulder, CO 80302
T
Guarascio Studios LLC
March 31, 2009
Elaine McLaughlin
Senior Planner
City of Boulder
1739 Broadway
Box 791
Boulder, CO 80306
CC: 1727 Fifteenth Condo. Owners Associ tion
Elaine.,
I am writing in reference to Use Review LUR2009-00026 related to the proposed 8 port Coffee & Tea shop. Per
our discussion after last night's neighborhood meeting, I wanted to clarify in writing our plan for the trash removal
on the site.
Because of the small size of our building and the mixed uses associated, the amount of trash generated is very little
(1 residence, 1 office, 1 proposed cafe (without food preparation))- Our plan is to continue to store our trash
receptacles in the interior of the building until the day of trash pick-up, much like a single family residence situation.
if we find that the trash that is generated increases from what is expected based oa the cafe use, we will simply
increase the number of pick-up days throughout the week from our trash service provider. We have confirmed that
this is not a problem with Westem Disposal. Again, because the cafe will not be preparing any food on site, and
much of the customer base will be "grab and go" (or use glassware on site), we do not see this as a future problem.
I hope that this addresses any/all of your concerns with regard to the "Open Space" requirement abutting the alley.
Scott Gibson (cafe operator) and I look forward to creating a great community space through the 8 Port Coffee and
Tea business. Please contact me directly if you have any questions or concems.
'Fliank you for your time.
Sin qu, Derecio
Man ager
Guarascio Studios LLC
Mobile: 303/717/5309
derlc@treelineboulder.cotn
S1'~~'
. v i iG C S u it. F L U
c, jc. CC 8 ^2
~J :J
- 1
ATTACHMENT C:
Correspondence Received
March 31, 2009
To: Elaine McLaughlin, Case Manager
City of Boulder Planning and Development Services
1739 Broadway, Third Floor
Boulder, Co 80306-0791
Re: 1727 151h Street, Suite 100
8 Port, Coffee & Tea
Development Review Application
Review Number LUR2009-00026
Derek Guarascio
DT-1
I am writing to strongly oppose the development review application referenced
above. I am the owner of Great Awakening, a coffee tea and espresso cafe
located at. 1715 151h .Street and the owner of the condominium 1715 1511, Street,
Unit A, Boulder Co 80302. Great Awakening is located south of the applicant's 1727
151h Street property, approximately 200 feet south of it.
The review property has been the adjacent neighbor to three unsuccessful coffee
shops, restaurants, and cafes over the past 10 years, including:
I and I Cafe
The Cream Puffery
Baked in Boulder Pizza
The Cheese Shop
The review property has limited parking only on the street. There is a high
vacancy rate of commercial space in this neighborhood.
GreatAwakening is notyet profitable. To have two competing businesses for the
same limited market is not good planning. This makes a difficult situation more
problematic for both entities. In addition the Circle K Gas Station at Canyon and 1511,
Street sells similar products, including coffee, tea and snacks.
I therefore request denial of the development review application number LUR2009-
00026.
Thank you, Brian N. Hansen
1501 Lee Mill Dr Unit 6
Boulder, Co 80304
303-641-8811
P. S. The notice of the March 301h meeting, dated March 201h, was received in my
office March 31,2009-
lD
J ml) 11+I'Illil~' 1Il slil)horl o Derck Gu--ll'i15C]U 5 0p1)lic',iticm f01- clan c cif uSc u1 1727 15th Street. I feel a
coffee shop of that size %vi11 be a nice additioii to the comim pity.
U
hfo-pomom a antftectm a gree[r design
13e:uu1~ I.r\luc. tiunlm Llun,icrr I)r~t~tiCr
13.1 X1.1.111) AP,\KRA
~'a51 hauls-It~a•i++ntrntcc;u•chnccitn•c~l crcvn tlcst~n
1 7211 1 501 Stied • Boulder CO 1,WW2
3113 •1•I'' 3?I!C) ullicc
12O celI
ti~ its I nrtltirccturc.cunt
ATTACHMENT D:
Signed Disposition
CITY OF BOULDER
Planning and Development Services
. 41"r,
1739 Broadway, Third.Floor P.O_ Box 791, Boulder, CO 80306-0791
phone 303-441-1880 • fax 303-441-3241 • web boulderplandevelop.net
CITY OF BOULDER PLANNING DEPARTMENT
NOTICE OF DISPOSITION
You are hereby advised that the following action was taken by the Planning Department based on the
standards and criteria of the Land Use Regulations as set forth in Chapter 9-2, B.R.C. 1981, as applied to
the proposed development.
DECISION: Approved with Conditions
PROJECT NAME: 1727 15"' Street Cafe (Port No. 8, Coffee and Tea)
DESCRIPTION: USE REVIEW - Review for use of Suite 100 as a Cafe' (coffee and tea shop)
LUR2009-00026.
LOCATION: 1727 15TH ST 100
COOR: N03W06
LEGAL DESCRIPTION. Lot 100, Block, Subdivision 1727 FIFTEENTH STREET CONDOMINIUMS
City of Boulder, County of Boulder, Colorado
APPLICANT: DEREK GUARASCIO
OWNER: STUDIOS L GUARASCIO
APPLICATION: Use Review, LUR2009-00026
ZONING: DT-1
CASE MANAGER: Elaine McLaughlin
VESTED PROPERTY RIGHT: NO; the owner has waived the opportunity to create such right
under Section 9-2-19, B.R.C. 1981.
FOR CONDITIONS OF APPROVAL, SEE THE FOLLOWING PAGES OF THIS DISPOSITION.
Approved On:~D,-i Ne
By:
LCI~t/~t
Rull'i Mc-Hey ,ur, Fxdckjiive Director of Planning
f his decision may be appealed to the Planning Board by filing an appeal letter with the Planning
Department within two weeks of the decision date. If no such appeal is filed, the decision shall be
deemed final fourteen clays after the date above mentioned.
Appeal to Planning Board expires: --VI2_ fQg - -
IN ORDER FOR A BUILDING PERMIT APPLICATION TO BE PROCESSED FOR I HIS PROJ EC f, A
SIGNED DEVELOPMENT AGREEMENT AND SIGNED MYLAR PLANS MUST BE SUBMITTED TO THE
PLANNING DEPARTMENT WITH DISPOSITION CONDITIONS AS APPROVED SHOWN ON THE
MYLAR PLANS, IF THE DEVELOPMENT AGREEMENT IS NOT SIGNED WITHIN NINETY (90) DAYS
OF THE FINAL DECISION DATE, THE PLANNING DEPARTMENT APPROVAL AUTOMATICALLY
EXPIRES.
Address: 1727 15TH ST 100
Pursuant to Section 9-2-12 of the Land Use Regulations (Boulder Revised Code, 1981), the applicant
must begin and substantially complete the approved development within three years from the date of final .
approval [or in compliance with the phasing plan]. Failure to "substantially complete" (as defined in
Section 9-2-12) the development within three years [or in compliance with the phasing plan] shall cause
this development approval to expire.
CONDITIONS OF APPROVAL
1. The Applicant shall be responsible for ensuring that the development shall be in compliance with the written statement
dated March 16, 2009, and the approved plan dated March 31, 2009 on file in the City of Boulder Planning Department,
except as may be modified by this approval. Further, the Applicant shall ensure that the restaurant is operated in
compliance with the following restrictions:
a. The Applicant shall not expand or modify the approved use, except pursuant to subsection 9-2-15(h), B.R.C. 1981.
b. The total number of indoor seats for the cafe shall not exceed 35. No outdoor seating is approved under this
application.
c. The restaurant use shall be closed from 11:00 p.m. to 6:00 a.m. seven days per week.
d. Glass bottles shall not be removed to outside containers before 7:00 a.m. and after 10:30 p.m.
q
Exhibit A: Legal Description
(PER QUIT CLAIM DEED RECORDED AS
RECEPTION NUMBER 2158720, BOULDER COUNTY RECORDS)
A TRACT OF LAND IN THE CITY OF BOULDER,
BOULDER COUNTY, COLORADO,
MORE PARTICULARLY DESCRIBED AS FOLLOWS, TO---WIT:
BEGINNING AT A POINT ON THE WEST LINE OF 15TH STREET
IN THE CITY OF BOULDER, COLORADO, NORTH 15*WEST
357.58 FEET FROM THE INTERSECTION OF SAID WEST LIME
OF 15TH STREET WITH THE CENTER LIME OF VALLEY ROAD,
RUNNING THENCE SOUTH 75' WEST 140 FEET,
THENCE NORTH 5° WEST 22 FEET;
THENCE NORTH 75' EAST 140 FEET TO THE
WEST LIFE OF SAID 15TH STREET;
THENCE SOUTH 15° EAST ALONG SAID WEST LINE
OF 15TH STREET TO THE GLACE OF BEGINNING.
Address: 1727 15« Street
ID