Minutes - Planning Board - 4/2/2009
CITY OF BOULDER
PLANNING BOARD ACTION MINUTES
April 2, 2009
1777 Broadway, Council Chambers
A permanent set of these minutes and a tape recording (maintained for a period of seven years)
are retained in Central Records (telephone: 303-441-3043). Minutes and streaming audio are also
available on the web at: http://www.bouldercolorado.gov/
PLANNING BOARD MEMBERS PRESENT:
KC Becker
Bill Holicky
Elise Jones
Willa Johnson
Andrew Shoemaker
Adrian Sopher
Mary Young
PLANNING BOARD MEMBERS ABSENT:
None
STAFF PRESENT:
Charles Ferro, Planner II
David Gehr, Assistant City Attorney
Karl Guiler, Planner II
Elaine McLaughlin, Senior Planner
Susan Richstone, Long Range Planning Manager
Robert Ray, Housing Division Manager
Paula Weber, Administrative Specialist III
1. CALL TO ORDER
Chair, W. Johnson, declared a quorum at 6:08 p.m. and the following business was
conducted:
2. APPROVAL OF MINUTES
On a motion by E. Jones, seconded by B. Holicky, the Planning Board approved (6-0, M.
Young recused) the November 13, 2008 Planning Board minutes as amended.
Approval of March 19, 2009 minutes, A. Sopher requested that these minutes be left for
discussion during matters.
3. PUBLIC PARTICIPATION
Bobby Noyes, 2439 10'h Street, Boulder Mountain Bike Alliance, spoke in support of the
Valmont Bike Park program.
Elizabeth Allen, Boulder, CO spoke in opposition of The Nitro Club.
4. DISCUSSION OF DISPOSITIONS, PLANNING BOARD CALL-UPS
No items were scheduled for discussion.
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5. ACTION ITEMS
A. Consideration of a recommendation to City Council on land use options for the
approximately five-acre parcel adjacent to Orchard Grove Mobile Home Park.
Staff Presentation
S. Richstone, E. McLaughlin presented the item to the board.
Public Hearing
Ginger Zukowski, 3003 Valmont #120, spoke in support of securing the five acre parcel as part
of Orchard Grove Mobile Home Park and the rezoning to MH.
Sam Alschuler, 3003 Valmont Rd. #219, (pooled time with Lilly Duhame and Michael Dray)
spoke in support of rezoning to MH.
Lilly Duhame, 3003 Valmont Rd. #219 pooled time with Sam Alschuler.
Michael Dray, 3003 Valmont Rd. #65 pooled time with Sam Alschuler.
Kit Basom, 3003 Valmont Rd. #53, (pooled time with Jeanne Dolan and Larry Dolan) spoke
in support of rezoning to MH.
Jeanne Dolan, 2003 Valmont Rd. #248, pooled time with Kit Basom.
Larry Dolan, 3003 Valmont Rd. #248, pooled time with Kit Basom.
Richard Carey, 3003 Valmont Rd. #218, spoke in support of rezoning Urbanitats.
Mark Robbins, P.O. Box 1024, spoke in support of rezoning to MH.
Richard C. Williams, 3003 Valmont Rd. #78, (pooled time with Chuck Slagh and Loretta
Cihacek) spoke in support of rezoning to MH.
Chuck Slagh, 3003 Valmont Rd. #128, pooled time with Richard C. Williams.
Loretta Cihacek, 3003 Valmont Rd. #157, pooled time with Richard C. Williams.
Gretchen Williams, 3003 Valmont Rd. #78, spoke in support of rezoning to MH and having
Orchard Grove becoming one of the first transition neighborhoods.
Ava Goodheart, 3003 Valmont Rd. #102, spoke in support of rezoning to MH and having
Orchard Grove becoming one of the first transition neighborhoods, keeping the five acre and 27
acre lots together.
Elizabeth Allen, Boulder, CO, spoke in support of rezoning to MH.
Rita Bowman, Boulder CO, spoke in support of rezoning to MH.
John Maret, Boulder, CO, spoke in support of keeping the five acre park being preserved.
Motion
On a motion by K. Becker, seconded by E. Jones, the Planning Board recommends (7-0)
to City Council that a Land Use Change be considered during the Comprehensive Plan update.
The land use change should consider the unique nature of the open and undeveloped property
beyond the options currently reviewed by staff including, but not limited to, MH or open space
designation and include the possibility of open space through a complete or partial purchase of
the property.
B. Public hearing and consideration of Concept Plan LUR2009-00007, Table Mesa
Housing (currently titled The Armory), located at 4640 Table Mesa Drive and 555
Tantra Drive. The applicant is proposing redevelopment of the existing dormant Army
Reserve Training site with a variety of residential housing types (e.g., row houses,
duplexes, single family homes and affordable units) totaling 43 units on 212,437 square
2
feet, or 4.87 acres (includes both properties). The proposal would ultimately require a
rezoning from RL-1 (low density residential) to RM-1 (medium density residential).
Applicant: Peter Stainton
Property Owner: U.S. Department of the Army
Staff Presentation
K. Guiler presented the item to the board.
Applicant/Owner Presentation
Phil McEvoy, Railton McEvoy Architects and Brice Brown, Rowe foundation presented the
item to the board.
Public Hearing
Dave Cole, 610 South 46'x' Street, spoke to allow adequate time for the project to be well thought
out. He referenced an email that was sent to Planning Board members. He is strongly opposed to
any change in zoning.
Jaqueline Trump Burch 620 South 46°i Street, had concerns about the project and gave input
on what she thought would work for the project. She was opposed to a change in zoning.
Lewis Wackier, 550 South 46`x' Street, thought this plan is better than previous plans. He said it
is a little too maximized and would like to keep it at RL-1. He was concerned about pollution in
the garden area.
Ika Brazda, 555 Tantra Drive spoke in support of the project.
Laurie Kaufman, 2640 Thornbird Place, spoke in support of the project.
Jonathan Hondorf, Boulder, CO, said there have been improvements made to the project but
thought there need to be more changes. He said there should be more low income housing and
spoke to the relationship of the school to this site.
Mike Wilson, 2550 Stanford Avenue spoke in support of this project.
Alice Swanson, 1971 Blue Mountain Road, Longmont, CO spoke in support of this project.
Barney Morgan, 4211 Piedra Place, 303-247-1942, spoke in support of this project.
Letter from Lili Adeli (read by Kathe) 621 Tantra Drive, Boulder read a letter in support of
this project.
Bryce Brown, 4595 14°i Street #201 spoke in support of this project.
Board Discussion
K. Becker was called away form the meeting.
W. Johnson summarized K. Becker's comments as follows:
K. Becker was unable to stay for the discussion and voiced her concerns/thoughts on the item.
Connection with the school, only if the school wants it.
Lots on the west side are fine.
Private streets are fine.
Sidewalks should be compatible with the existing neighborhood.
The specifics of the zoning transition is unknown but some RM-1 zoning is alright.
Support RL-1 on the west.
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Land Use/Zoning Change
The board had mixed opinions about a rezone but there might be a portion of the site that would
meet criteria 5 and/or 6 to permit some medium density residential. There is an issue associated
with the use no longer being the armory. The underlying question is zoning, not site plan. The
board supports reviewing zoning at the time of the Comprehensive Plan Update. The board is
also open to another time if the applicant wants to bring forward an application sooner.
Site Plan
Open space commons/community garden should be internal to the site. The board generally liked
the proposed transition between the project site and properties to the west. Care and attention to
the backyards and how the interface between existing and proposed single family homes would
work. Support doubling up the driveways to reduce pavement in general.
Access
The board preferred that there be a right in right out access on Table Mesa or a more accessible,
usable right in/right out access, and supported refining the access to Tantra.
School access
The board does support the connection, whether it be with the school or the adjacent city owned
property. The board would support working with one of the landowners to the south of the site to
make that happen.
Streets/ street widths/ private streets
Agreement that narrow streets would be good. Either coming up with a city street standard for
narrow streets or private streets are acceptable solutions. Adding that public streets are preferred
but to a narrower standard than what is currently by right.
Parking
The board liked parking on one side of the circulation drive. The board was open to unbundling
as an option for multi-family parking at most. The board suggested minimizing asphalt on this
site associated with parking.
Environmental/ Mature trees
There are mature trees on the site and everything that can be done to preserve the trees should be
done.
Affordable Housing
To the extent possible the board supported at least 20% affordable housing on site and suggested
including single family homes if possible.
Architectural Character
A. Shoemaker and E. Jones liked the roof choice. B. Holicky said the general form is good but
suggested adding variety as the units get developed. M. Young felt there is a bulkiness and
massiveness that could be mitigated particularly in the duplexes. She said the row houses are
really long and if they could be broken up into four sections instead of two, that would be good.
A. Sopher did not feel the length of the row houses is a problem. It is more a matter of how the
row houses tie into the entire organization which might be changing anyway.
6. MATTERS FROM THE PLANNING BOARD, PLANNING DIRECTOR,
AND CITY ATTORNEY
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On a motion by E. Jones, seconded by A. Sopher, the Planning Board approved (5-2, M.
Young, A. Shoemaker abstained) the March 19, 2009 Planning Board minutes as amended.
Land Use and Alcohol Group update
Planning Board retreat discussion of what topics are to be discussed.
7. DEBRIEF/AGENDA CHECK
8. ADJOURNMENT
The Planning Board adjourned the meeting at 1 1:37 p.m.
APPROVED BY:
NU
Board Chair r
DATE
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