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5B - Items related to 1000 Rosewood Avd - LUR2010-00038 & LUR2010-00039 Return to Agenda CITY OF BOULDER PLANNING BOARD AGENDA ITEM MEETING DATE: October 21, 2010 AGENDA TITLE: Public hearing and consideration of the following requests related to a 98,682 square foot [226 acres] Boulder County property at 1000 Rosewood Avenue- 1 . Boulder Valley Comprehensive Plan (BVCP) land use map designation change from Manufactured Housing to Medium Density Residential (#LUR2010-00038); 2. Annexation of a 2.26 acre parcel located in the Union-Utica neighborhood with an initial zoning of RM-1 (Medium Density Residential -1) with a 7.4% open space reduction (#LUR2010- 00038); 3. Site Review application to permit the development of 18 dwelling units (16 single-family dwellings and a duplex unit) and the construction of two new streets (i.e., 9th Street and Rosewood Avenue) as required by the North Boulder Subcommunity Plan. Request includes proposed modifications to the setback requirements of the RM-1 zoning district. Nine of the units (50% of the total units) are proposed as permanently affordable housing units. A reduction of one parking space for each duplex is also proposed (#LUR2010-00039), and 4. Preliminary Plat to subdivide property into 18 lots and two outlots. Lots range from 1,952 square feet to 4,519 square feet in size. Plat includes information on the eventual dedication of a new 9th Street, Rosewood Avenue, and alley (#LUR2010-00039). Applicant: Coburn Development, Inc. Property Owner: DK Development, LLC REQUESTING DEPARTMENT: Department of Community Planning & Sustainability David Driskell, Executive Director Charles Ferro, Land Use Review Manager Karl Guiler, Planner II OBJECTIVE: Define the steps for Planning Board consideration of this request: 1. Hear applicant and staff presentations 2. Hold public hearing 3. Planning Board discussion and act on the proposed BVCP land use map change and make recommendations to City Council on the Annexation and Site Review. Agenda Item 58 Page 1 of 59 Previous View Return to Agenda Item 513 Cover Page SUMMARY: Proposal: Proposed annexation and development of the vacant Boulder County site with 18 residential units served by two new public rights-of-way- 9th Street and Rosewood Avenue. Project Name: 1000 Rosewood Avenue Location: 1000 Rosewood Avenue (accessed from Cherry Avenue) Size of Tract: 2.26 acres Zoning: County Enclave Comprehensive Plan: Manufactured Housing KEY ISSUES: Staff has identified the following key issues to help guide the board's discussion: 1. Are the criteria met for changing the Boulder Valley Comprehensive Plan (BVCP) land use map from Manufactured Housing to Medium Density Residential? 2. Is the proposed annexation consistent with State statutes and BVCP policies, namely BVCP Policy 1.27, Annexation? 3. Is the project consistent with the North Boulder Subcommunity Plan? 4. Is the proposed zoning of RM-1 appropriate for the site considering the context of the surrounding area? 5. Is a 7.4% open space reduction appropriate for the site? 6. Does the Planning Board support a reduction in the width of the proposed Rosewood Avenue within the project? 7. Are the architectural and site design consistent with the Site Review criteria in terms of quality and compatibility with the surrounding neighborhood? Existing Site I Site Context: As shown in Figure 1 on page 3, the subject parcel is located in North Boulder west of Broadway and is neighbored by the Ponderosa Mobile Home Park to the east and the Foothills Community development to the west. Its northern boundary is defined by a city-owned lot (0 Rosewood Avenue) and the Rosewood Avenue right-of-way, both of which are utilized as open space and a multi-use path, and its southern boundary and access is from Cherry Street. Four Mile Canyon Creek and the Silver Lake Ditch are just north of the site and the Shining Mountain Waldorf School and the Foothills Community Park are located to the south. Agenda Item 58 Page 2 of 59 Previous View Item 5B Cover Page Return to Agenda Item 5B Cover Page SILVER LAKE DITCH FOURMILE CANYON CREEK 0 r - - 17- 1000 ROSEWOOD AV._ • - Ponderosa Mobile Home Park •i - f P r el r T J s A • r Foothills Community !Waldorf School V °'4 Foothills Commum y Park , E, .r ~u gr L Figure 1- Site context. FOURMILE CANYON CREEK i f'. c 100 yr _ ~ a l 1000 ROSEWOOD AV r' ° ° 41 ° ° Figure 2-100-year flood plain. The 2.26 acre parcel is relatively level and open with only one notable tree (a Cottonwood). As Figure 2 above indicates, a large portion of the property is within the 100-year floodplain. The site is within a county enclave, which also includes the adjacent mobile home park. These properties are Agenda Item 58 Page 3 of 59 Previous View Item 5B Cover Page Return to Agenda Item 513 Cover Page entirely surrounded by properties annexed to the city. Ponderosa Mobile Home Park has been considered through annexation in the past, but has not successfully completed any review to be annexed. Records indicate the Ponderosa property has 67 dwelling units on nearly 6 acres or a density of 11.5 dwelling units per acre. Figure 3 below shows those properties currently within the city limits in white. The Foothills Community to the west was annexed and developed under RM-1, Medium Density Residential zoning and was originally approved for 130 units in 1998. However, the project was later downscaled based on the Four Mile Canyon Creek flood study, which determined that a second phase of the project would have to remain undeveloped to accommodate overflow flood conditions. This undeveloped lot is immediately west of the 1000 Rosewood Avenue site. The density of the Foothills Community was originally 10 units per acre, but was built at roughly 6 units per acre. Additional units could occur in the future on the undeveloped lot if Four Mile Canyon Creek undergoes flood improvements, but there is no plan for this at this time. 1000 ROSEWOOD AV e a p 3J_ n ' ~d C rr~-A\v 1 Figure 3- Properties annexed to city shown in white. Boulder Valley Comprehensive Plan (BVCP) Designation: The Boulder Valley Comprehensive Plan (BVCP) land use designation for the property is 'Manufactured Housing.' The applicant is requesting consideration of a BVCP land use designation change to 'Medium Density Residential.' Ultimately, any land use designation change must be found consistent with BVCP policies (e.g., affordable housing, diversity of housing types, development that is sensitive and compatible with surroundings, etc.) and compatible with the surrounding area. The process to change the land use map requires city review (i.e., Planning Board and City Council review) with referral to the county. Page 56 of the BVCP (weblink- hUp:Hwww.bouldercolorado.gov/files/PDS/BVCP/bvcp.pdf) indicates that land use map changes can be done at any time so long as it is concurrent with a rezoning request. In this case, the proposed land use map change is being done concurrently with the annexation/initial zoning application. Agenda Item 58 Page 4 of 59 Previous View Item 5B Cover Page Return to Agenda Item 513 Cover Page The BVCP states that the Manufactured Housing designation "is applied to all mobile home parks." The designation's purpose is to "preserve the affordable housing provided by existing mobile home parks." The 1000 Rosewood site, however, has never been developed as manufactured housing, but was previously under the same ownership as the adjacent mobile home park, hence its current BVCP land use designation. The 1000 Rosewood property has since been severed from the mobile home park property and in separate ownership from the mobile home park. Prior to the creation of the Manufactured Housing designation, the site and mobile home park were designated Medium Density Residential before changing to Manufactured Housing in efforts to protect existing mobile home parks from redevelopment. Figure 4 below shows the BVCP land use designations around the site and Figure shows the zoning of annexed properties. The BVCP land use designations and zoning generally reflect how the area is developed with a mixture of residential at various densities, industrial, open space along Four Mile Canyon Creek, and mixed use business along Broadway-the intended "Village Center" of North Boulder. Community Industrial r l J Mixed Use Indust, al 1000 ROSEWOOD AV 1110"s, ❑ Open Space, Other 44 r Medium Density Residential Manufactured Housing o F Park, Urban and Other Low Density Residential Figure 4- BVCP land use designations in the area. In 2007, as part of the BVCP mid-term update, the applicant requested a land use map change to Medium Density Residential. This request was not accompanied with an annexation request or specific development proposal. At that time, staff found that the criteria to permit the changes could be met. The request was denied by City Council, because there was no definitive plan to determine whether the change would meet the BVCP criteria or not and also the uncertainty of how the site would develop. Agenda Item 58 Page 5 of 59 Previous View Item 513 Cover Page Return to Agenda Item 513 Cover Page Existing Zoning: Figure 5 below shows the existing zoning around the subject site. Areas shown in white are unannexed county enclaves, which are currently zoned under county regulations: Is-1 °I RM-1 _ IMS PO e BMS 1000 ROSEWOOD AV ° ° e ° ° e e C~ oo~° Y e e ° ° e n e e e ° ° e MU-2 RM-1 RL-2 Figure 5- City zoning around enclaves (E). E Enclave P Public RM-1 Residential Medium -1 RL-2 Residential Low - 2 MU-2 Mixed Use - 2 BMS Business Main Street IMS Industrial Mixed Services IS-1 Industrial Service - 1 Project Description: • Consideration of the annexation of a 2.26 acre Boulder County parcel into the City of Boulder with a BVCP land use designation of Medium Density Residential and initial zoning of RM-1, Medium Density Residential. • Development of the property would include 16 single-family detached modular homes and one duplex unit. The project density is determined by the amount of useable open space on the site (i.e., 3,000 square feet per unit per RM-1 zoning). The proposal would be 7.96 units per acre gross and 12.17 dwelling units per acre net, both of which are within the medium density residential range of six to 14 dwelling units per acre. • As part of the annexation application, the applicant is requesting approval of a reduction in useable open space on the site by 7.4% based on the greater amount of common open space provided around the site at the Foothills Community Park, the Four Mile Canyon multi-use path, and mountain open space. • Sheet CP-1 (Attachment H) depicts the four architectural styles of units in the development. Agenda Item 513 Page 6 of 59 Previous View Item 513 Cover Page Return to Agenda Item 5B Cover Page • Units would be alley loaded on subdivided lots and would front on the existing Cherry Avenue along with a new 9th Street (north-south) connection on the project's west side and a new Rosewood Avenue (east-west) connection on the project's north side, which are required by the North Boulder Subcommunity Plan. • Nine of the units (50% of the total units proposed) would be deed restricted as permanently affordable units. Modifications requested with Site Review application: • Section 9-7-1-Minimum front yard landscape setback to permit 10 feet to face of buildings where 20 feet is required. • Section 9-7-1- Minimum front yard setback for all covered and uncovered parking areas to permit garages closer than 20 feet. • Section 9-7-1- Minimum side yard landscape setback from an interior lot line to permit a minimum of 2, 3, and 5 foot setbacks with no increased setback based on height (as summarized in table added to Sheet SR-2). • Section 9-7-1- Minimum side yard landscape setback from a street to permit 10 feet for Lots 1 and 12 and 5 feet for Lot 15, where one foot of setback for every 2 feet of height and a minimum of 10 feet is required. • Section 9-7-1- Minimum rear yard setback to deviate from the 20 foot requirement as follows: 5 feet (Lot 2), 2 feet (Lot 4), 8 feet (Lot 17), and 10 feet (Lot 18). • Section 9-8- Distribution of open space to be less than 3,000 square feet per lot. Seven percent reduction in open space for entire site requested. • Section 9-9-6- Parking reduction to permit a reduction of one required space for each duplex unit. Planning Board reviewed the Concept Plan for this project at its May 6, 2010 public hearing. Generally, the board was supportive of the proposed design and direction. Minutes from that meeting are found within Attachment B and the weblink to the audio from the meeting is as follows: http:l/www.bouldercolorado.gov/index.php?option=com_content&view=article&id=13175&lte mid=766 ANALYSIS 1. Are the criteria met for changing the Boulder Valley Comprehensive Plan (BVCP) land use map from Manufactured Housing to Medium Density Residential? The BVCP criteria related to changing the land use designation are below: (a) The proposed change is consistent with the policies and overall intent of the comprehensive plan. (b) The proposed change would not have significant cross-jurisdictional impacts that may affect residents, properties or facilities outside the city. (c) The proposed change would not materially affect the land use and growth projections that were the basis of the comprehensive plan. (d) The proposed change does not materially affect the adequacy or availability of urban facilities and services to the immediate area or to the overall service area of the city of Boulder. Agenda Item 58 Page 7 of 59 Previous View Item 5B Cover Page Return to Agenda Item 5B Cover Page (e) The proposed change would not materially affect the adopted Capital Improvements Program of the city of Boulder. (f) The proposed change would not affect the Area II/Area III boundaries in the comprehensive plan. Staff has found that all of the criteria can be met as affirmed within Attachment C. In summary, staff concludes that the site is suitable for Medium Density Residential for the following reasons- • The property is a vacant parcel of land currently located in Area 11, and is eligible for annexation. The city's annexation policies would result in a significant amount of permanently affordable housing (i.e., 50% of the proposed units) to be required as part of the annexation request consistent with the goal of the Manufactured Housing land use designation to provide affordable housing. • The purpose of the Manufactured Housing land use designation is to preserve existing mobile home parks as significant affordable housing. Due to common ownership with the adjacent mobile home park when the Manufactured Housing designation was created in 2000, the parcel was changed from Medium Density Residential. The parcel is under separate ownership and, as the site is currently vacant, there is no manufactured or affordable housing to preserve. • A change to Medium Density Residential would be compatible with adjacent land uses, and development with a more permanent fixed-foundation housing type than mobile homes is desired by the property owner, similar to the adjacent Foothills Community. 2. Is the proposed annexation consistent with State statute and BVCP policies, namely BVCP Policy 1.27, Annexation? BVCP Policy 1.27, Annexation The subject site is within a county enclave within planning Area 11. BVCP Policy 1.27, Annexation, notes, "The city will actively pursue annexation of county enclaves, Area 11 properties along the western boundary, and other fully developed Area 11 properties." Therefore, there is priority to annex parcels within this area versus other areas around the city. Proposed annexations with additional development potential need to demonstrate community benefit consistent with BVCP policies in order to offset the negative impacts of additional development in the Boulder Valley. For proposed residential development, emphasis is given to the provision of permanently affordable housing. Policy 1.27, Annexation lists the following additional benefits that may be considered as part of an annexation request: • Receiving sites for transferable development rights; • Reduction of future employment projections; • Land or facilities for public purposes over and above that required by the land use regulations, • Environmental preservation; or • Other amenities determined by the city to be a special opportunity or benefit. Agenda Item 58 Page 8 of 59 Previous View Item 5B Cover Page Return to Agenda Item 5B Cover Page Annexation requests that do not result in additional density are not expected to provide the same level of community benefit required of vacant, developable parcels. Typically, the policy and practice of annexations for the past several years has been that 40% to 60% of the new development be permanently affordable to low/moderate and middle income households, usually split evenly between the two income groups. The proposal to provide 50% of the total units as permanently affordable, where half would be for low/moderate income households consistent with inclusionary housing and half would be for middle income households, is consistent with this policy and is consistent with recent annexations with medium-density development potential in North Boulder and Palo Park. To ensure community benefit consistent with Policy 1.27, Annexation, staff has prepared an annexation agreement (see page 19 for proposed annexation conditions) that requires 9 dwelling units, or 50% of all dwelling units, be permanently affordable units as follows. • a minimum of 5 units are to be permanently affordable to low/moderate income households earning no more than the HUD low income limit + ten percentage points; • that the remaining permanently affordable units be middle-income units priced as affordable to households earning no more than the HUD low income limit plus 20 percentage points, with eligible buyers limited to those households earning no more the HUD low income limit plus 40 percentage points; • that all affordable units contain at least 3 conforming bedrooms and at least 1,200 square feet of floor area (for Inclusionary Housing) as defined in Chapter 9 of the Boulder Municipal Code. Staff analysis of BVCP Policy 1.27, Annexation, is found within Attachment D. Other BVCP Policies The site and architectural design of the development, as well as the aspects of the residential use have been evaluated in accordance with the Site Review criteria of section 9-2-14(h), B.R.C. 1981 and it is concluded that the project would be consistent with the purposes and policies of the BVCP, because the project- • is proposed in an area that is generally medium density residential in density and would be an appropriate location to cluster dwellings in proximity to the North Boulder Village Center; • will have walkable connections to transit and a large community park; • will be constructed in conformance with the North Boulder Subcommunity Plan. The plan mandates transportation connections that the proposal integrates (i.e., 9th Street and Rosewood Avenue); • will have a layout and architectural design that takes into consideration the scale, density, and style of surrounding development namely the existing Foothills Community to the west and Ponderosa Mobile Home Park to the east; • will provide significant benefits to the community through the provision of permanently affordable housing (i.e., 50% of the on-site residential units), and Agenda Item 58 Page 9 of 59 Previous View Item 5B Cover Page Return to Agenda Item 513 Cover Page • will have to appropriately respond to the flood constraints that exist on the site, such that residential structures within the 100-year flood plain will need to be elevated above the flood protection elevation. These aspects of the development are consistent with BVCP policies, namely the following: -Policy 1.27, Annexation; -Policy 2.13, Support for Residential Neighborhoods; -Policy 2.31, Commitment to a Walkable City; -Policy 2.32, Trail Corridor/Linkages; -Policy 2.39, Sensitive Infill and Redevelopment; -Policy 2.42, Enhanced Design for the Built Environment; -Policy 4.21, Flood Management; -Policy 4.40, Energy-Efficient Land Use; -Policy 6.13, Neighborhood Street Connectivity; -Policy 7.01, Local Solutions to Affordable Housing; -Policy 7.04, Populations with Special Needs, and -Policy 7.06, Mixture of Housing Types. 3. Is the project consistent with the North Boulder Subcommunity Plan? The subject property is within the Union-Utica neighborhood of the North Boulder Subcommunity Plan (NoBo Plan). The project is subject to the Development Guidelines for All Neighborhoods and the County Enclave Development Guidelines on page 10 of the NBSP, as well as the guidelines specific to the Union-Utica neighborhood on page 13 of the NBSP. A discussion of the project consistency with each is below: Development Guidelines for All Neighborhoods: In general, the development would be consistent with the guidelines for all neighborhoods for the following reasons- V/ Design rules for development will change at alley as required; ✓ Houses and porches will address the street; ✓ Garages will be alley loaded and will not dominate the street. Union-Utica Development Guidelines: Overall, the guidelines are specific to subcomponents of the neighborhood-like the park and the Foothills Community site, but there is an overall goal of adding new residential development at mixed densities at an overall average density equivalent to low and medium density residential. The plan area also shows the eventual connection of Rosewood Avenue through the subject site, which is discussed within this memorandum under key issue #6 and shown in Figure 6 below: Agenda Item 5B Page 10 of 59 Previous View Item 5B Cover Page Return to Agenda Item 513 Cover Page 1 1 s Rosewood Ave. extended west to Housing sit c 1 1000 ROSEWOOD AV - r r y i 00 9th Cherryto Yarmouth and connectto Rosewood T 4 PLI rT rl - - - - - low. F7 ~I Figure 6- NOBO Transportation connections. It was anticipated that at time of the NoBo plan that 200 new dwelling units could be accommodated in this area. The number of units on the site, which are at the upper range of medium density residential, is found appropriate considering the goal of densifying the area in close proximity to North Boulder's Village Center. 4. Is the proposed zoning of RM-1 appropriate for the site considering the context of the surrounding area? Considering the surrounding context of Medium Density Residential zoning and the NoBo Plan intent of providing a range of low to medium density residential uses in the area, RM-1 zoning would be appropriate. The project would immediately abut the Foothills Community, which was constructed under RM-1 zoning, and would be appropriate as a higher density project closer to the North Boulder Village Center. Low density residential uses are not recommended, as that density is generally confined to existing development to the south along Union and Utica. A basic discussion of the project's consistency with RM-1 zoning requirements follows- Open Space RM-1 zoning requires 3,000 square feet of open space per unit. Therefore, 18 units would result in a total requirement of 54,000 square feet of open space meeting the qualitative standards of Section 9-9-11 of the Land Use Code. The applicant has been encouraged to create an aggregated common/public open space for the benefit of residents by amenitizing the stormwater detention area. As discussed in Key Issue No. 7, staff has found that the landscaping and gathering spaces Agenda Item 5B Page 11 of 59 Previous View Item 5B Cover Page Return to Agenda Item 5B Cover Page proposed around the space would be attractive and would encourage passive recreational uses. The site is well-served by large amounts of public open space immediately adjacent to the site (e.g., North Boulder Community Park and Four Mile Canyon Creek trail). Because of this, the applicant has requested an open space reduction on the site of 7.4% as discussed in Key Issue No. 5 below. Density Medium Density Residential permits 6 to 14 dwelling units per acre. The proposed project would be 7.96 du/ac gross and 12.17 du/ac net, which are both within the permitted range and follow the NoBo Plans intent for densifying the area. While there is a range of land uses in the vicinity of the project, the two closest residential examples (i.e., Ponderosa Mobile Home Park and the Foothills Community) have densities in the Medium Density Residential range. Therefore, the proposed density is found appropriate. Building Setbacks Setback modifications, as listed in the project description above, would be required to reduce the front yard setbacks, side yard setbacks, and rear yard setback (the latter for one dwelling) within the development. These setbacks are considered appropriate to allow the project to be more consistent with the North Boulder Subcommunity Plan and surrounding development (i.e., Foothills Community), where similar modifications under the same zoning were granted. Parking RM-1 zoning requires at least one parking space per dwelling unit with an exception of the duplexes, which require two parking spaces each due to the number of bedrooms. Although this amount would be fulfilled with driveway parking, the proposed tandem spaces on the duplex units are not recognized by code and thus, a minor parking reduction is requested for the duplex units. The parking reduction is negligible and is supported, because parking would be well accommodated with driveway spaces, ample on-street parking for guest parking, and close proximity of trails connected to the Broadway transit corridor less than 1000 feet away. 5. Is a 7.4% open space reduction appropriate for the site? The relative narrowness of the site (i.e., 167 feet reduced to 117 feet with required right-of-way dedications) makes it challenging to meet the goals of providing new rights-of-way and alleys consistent with the NoBo Plan, a high amount of affordable housing, and quality open spaces. The applicant has elected to meet the goals of transportation connection and affordable housing, but has requested a lower amount of open space on the site than required by the code. If supported, this request would be incorporated into the required annexation agreement. At time of Concept Plan, Planning Board was not adverse to this option, but commented that its evaluation would be based on the quality of the remaining open space on the site (see Attachment B). Staff has worked with the applicant to optimize the remaining open space by requiring detached tree lawns, higher quality landscaping, and improvements to the detention area such that the area would be more of an amenity that could be used rather than viewed. Although that common open space is for the most part designed for passive recreational uses, staff finds that the space would serve as useable open space based on its shallowness, attractive plantings, and incorporation of pedestrian paths and seating areas. Although the quantity of common open space on the site is limited, there would be appropriately sized back yards for the residents, but most importantly, the site benefits more than many city sites Agenda Item 513 Page 12 of 59 Previous View Item 5B Cover Page Return to Agenda Item 5B Cover Page from its proximity to significant off-site open space, including the immediately adjacent Four Mile Canyon Creek and multi-use path and the 69 acre Foothills Community Park within 100 feet of the site. Given the applicant's efforts to provide high quality plantings and private open spaces within the project and availability of off-site open space, staff supports the reduction to enable the project to meet the other important city goals- transportation connections and permanently affordable housing. 6. Does the Planning Board support a reduction in the width of the proposed Rosewood Avenue within the project? At time of Concept Plan review, Planning Board recommended that the applicant move forward with a "skinny street" design for Rosewood Avenue (see Attachment B) to reduce pavement on-site. The applicant has proposed a 40-foot right-of-way composed of a 20-foot pavement section with roughly six foot detached tree lawns and four foot sidewalks on each side. This is the same design proposed at Concept Plan with the exception that the sidewalks are now detached. The North Boulder Subcommunity Plan Transportation Connections plan requires an eventual vehicular connection for Rosewood Avenue between 9th Street and Broadway. The City's Design and Construction Standards (DCS) identify a "skinny street" as a minimum 60 foot right-of-way. The city's 60' standard was modeled after the streets in the historic areas of downtown Boulder that include ample tree lawns and on-street parking as well as relatively narrow travel lanes that have the effect of slowing auto traffic. The components of the standard 60' "skinny street" ROW and the applicant's proposed 40' ROW are listed and quantified below: Rights-of-way (ROW) Standard 60 foot ROW Proposed 40 foot ROW Pavement width 32' minimum 20' two way travel lane (16' two way travel lane + (no on-street parking) 8' parking on each side Curbs 6" 1' both sides 6" 1' both sides Tree lawn 8'(16' both sides 55 11' both sides Sidewalks 4' 8' both sides 4' 8' both sides Maintenance buffer 1' from back of sidewalk 0' 2' both sides done through easements Total width 59' + 1' of excess 40' Staff does not support the reduced ROW width for the following reasons- 1 . The 60' ROW creates narrower travel lanes and greater pedestrian safety. The 60-foot right-of- way with a 32-foot pavement width required by the city's Design and Construction Standards is a "skinny street" standard. While this is a wider pavement section than that proposed under the 40' option, it actually establishes a narrower pavement section dedicated for use as travel lanes (16-feet) when compared to the 20-foot pavement section dedicated solely to vehicle travel under the 40' ROW proposal. The 16-foot travel lane section associated with the 60' ROW relies on the variability of on-street parking and interruptions provided by curb cuts to provide the additional passing maneuverability necessitated by two-way traffic. Because of the narrower pavement section and the on-street parking required as a part of the 60 foot street section, the street functions better from a traffic calming perspective. This may not Agenda Item 513 Page 13 of 59 Previous View Item 5B Cover Page Return to Agenda Item 513 Cover Page be a critical issue when the street segment under the current proposal exists in isolation, but will become an issue when the adjacent mobile home park redevelops and Rosewood connects through to Broadway. 2. The required street sections selected are based on projected traffic volumes. The 60-foot right- of-way contains the minimum street width for the expected amount of future traffic volume once the adjacent mobile home park redevelops and the connection of Rosewood Avenue is made to Broadway. Although Rosewood is not continuous at this time and isn't expected to connect to Broadway in the immediate future, the section should reflect the future needs of the area. Staff could only support the reduced right-of-way in the case that the connection to Broadway is formally eliminated from the connections plan. This would require a change to the North Boulder Subcommunity Plan and additional analysis for ultimate consideration of the Planning Board. Based on the configuration of the northern property line, staff acknowledges that a 60-foot right-of- way would present design challenges to the applicant's current layout. Staff has discussed design solutions with the applicant to accommodate a 60-foot right-of-way and has identified the following options: 1. As an alternative, staff has investigated the possibility of a land transfer on the north side of the property, because the lot to the rear (identified as 0 Rosewood Avenue within Figure 7 below) is city-owned with most of the interest in the property being for flood control. A small portion of the property would afford the applicant more space to accommodate the 60-foot right-of-way, moving the buildings back to the north, and providing higher quality back yards for the four northernmost units. At this point, the applicant has indicated that they may be interested in exploring a 60-foot right-of-way if a land transfer could be achieved with either no or low cost to them and would mean minimal change to the design and configuration of the northern four units. Exploration of this concept is on-going as there are some concerns related to the property's title as well as the additional processes required to execute a transfer or sale of city property to the applicant. Staff has proposed a condition of approval that would require the 60 foot right-of-way and would allow staff discretion on a revised site plan and configuration of the northern four units. Agenda Item 5B Page 14 of 59 Previous View Item 5B Cover Page Return to Agenda Item 513 Cover Page -ln R•j5E4origp~ i'~ _ Tv 00 - 00 Figure 7- 0 Rosewood Avenue (city-owned) 2. Staff has also offered to support a greater density on the property to encourage the accommodation of the required 60 right-of-way. The applicant has not expressed interest in this approach, however, due to the economics of providing 50% of the onsite units as permanently affordable as a condition of annexation. 3. Additional design ideas may also be considered that would achieve the desired outcomes of traffic calming through on-street parking, adequate capacity for future connection of Rosewood Avenue to Broadway, and the provision of equivalent high quality and safe pedestrian environments as achieved through the city's standards for detached sidewalks and tree lawns that support healthy street tree growth. Staff continues to discuss these and the two preceding options with the applicant at the time of the writing of this memo. 7. Are the architectural and site design consistent with the Site Review criteria in terms of quality and compatibility with the surrounding neighborhood? Staff has found that the project would meet the Site Review criteria of section 9-2-14(h), B.R.C. 1981. Responses to all of the criteria are found in Attachment E. Architectural design Section 9-2-14(h)(2)(F), B.R.C. 1981 relates specifically to building design requiring an evaluation of how the buildings relate to the surrounding context in terms of form, massing, orientation and height and how they relate to the street. Staff has included the most applicable criteria below that affirm compliance with the aforementioned section: (i) The building height, mass, scale, orientation, architecture and configuration are compatible with the existing character of the area or the character established by adopted design guidelines or plans for the area; The project includes buildings that are similar to the adjacent Foothills community development with gable roofs and human-scaled two story forms. The buildings generally orient to the west and south and will follow the pattern of development in the immediate area, which is dictated by the required dedication of two new public rights of-way within the development (i.e., 9t" Street and Rosewood Avenue) and the shape of the lot. The architecture of the homes is neo-traditional with a contemporary touch and would fit well within the Agenda Item 5B Page 15 of 59 Previous View Item 5B Cover Page Return to Agenda Item 513 Cover Page emerging urban fabric of North Boulder. Houses and porches face the street and lots are alley loaded. The project is also consistent with the intent of the North Boulder Subcommunity Plan's guidelines on building design. (ii) The height of buildings is in general proportion to the height of existing buildings and the proposed or projected heights of approved buildings or approved plans or design guidelines for the immediate area; Buildings are proposed as two-story above grade. Basements above 2 feet above grade could potentially qualify buildings as three-story, but would otherwise appear as two-story. Heights would range from around under 20 feet to slightly over 33 feet. These heights are consistent with the height limits of the proposed RM-1 zoning district and other buildings in the area. (iii) The orientation of buildings minimizes shadows on and blocking of views from adjacent properties; A majority of the buildings on the site are oriented east-west with spaces between the buildings, which would impact westward views to a lesser extent than if the site were developed with larger monolithic multi- family residential structures. Shadows within the project would be compliant with the city's Solar Access standards and would not impact adjacent properties. (iv) If the character of the area is identifiable, the project is made compatible by the appropriate use of color, materials, landscaping, signs, and lighting; As stated above, buildings are neo-traditional in design with front porches, gable roofs, and principal orientation to the street with garages confined to alleys. This development pattern and the choice of colors and materials (a mix of historic and contemporary elements) is consistent with the adjacent Foothills Community as well as the developing residential areas of North Boulder. The project has detached tree lawns which also compliment this character. (v) Buildings present an attractive streetscape, incorporate architectural and site design elements appropriate to a pedestrian scale, and provide for the safety and convenience of pedestrians; The character described above (e.g., front porches, gable roofs, and principal orientation to the street) will result in an attractive human-scaled streetscape. (vi) To the extent practical, the project provides public amenities and planned public facilities; The project includes the dedication of two public rights-of-way and pedestrian connections to the Four Mile Canyon multi-use path to the north. Site design The majority of the Site Review criteria relate to site design focusing on the logic and quality of open space, landscaping, parking/circulation and general layout. As stated during the Concept Plan review, the layout of the site is logical and consistent with the NoBo Plan based on the required rights-of-way through the site (i.e., 9th Street and Rosewood Avenue) and the placement of buildings along the streets with an alley behind. As this section of the criteria is expansive, only a select number of the criteria are below, but otherwise, the criteria below communicate how the project meets the intent of section 9-2-14(h)(2)(A) through (E), B.R.C. 1981. 4 Section 9-2-14(h)(2)(A), "Open Space," B.R.C. 1981 (i) Useable open space is arranged to be accessible and functional; Agenda Item 5B Page 16 of 59 Previous View Item 5B Cover Page Return to Agenda Item 513 Cover Page As the site is conveniently located in close proximity to a large city park (i.e., 69 acre Foothills Community Park) where active recreational uses are accommodated, most of the open space on the subject site is provided within porches and backyards. A small common open space is provided within a well-designed and landscaped stormwater facility, which is shallow, expected to be dry most of the year, and accessible via a pedestrian path off of the site's primary street, 91h Street. These open spaces would be accessible and functional for the use of the residents. (iv) The open space provides a relief to the density, both within the project and from surrounding development; Most of the lots have private green spaces that will provide relief to density within the development. In buffering from surrounding development, the site benefits from open space to the north and an open preserved detention area to the west, whereas to the east, hedge and alley tree plantings will help provide relief to the site's density from the Ponderosa Mobile Home Park. ~l Section 9-2-14(h)(2)(C), "Landscaping," B.R.C. 1981 (i) The project provides for aesthetic enhancement and a variety of plant and hard surface materials, and the selection of materials provides for a variety of colors and contrasts and the preservation or use of local native vegetation where appropriate; Sheet LP-1 includes a listing and plan for a variety of plantings that will provide for color and contrast in varying contexts (e.g., streetscape, alleyscape, common open space, and buffer areas). One large mature cottonwood tree, which has been previously identified as an asset to the site, is proposed for removal due to its poor condition and the threat that its instability may pose to residents of the development. (iii) The project provides significant amounts of plant material sized in excess of the landscaping requirements of sections 9-9-12, "Landscaping and Screening Standards," and 99=9- 13 "Streetscape Design Standards," B.R. C. 1981; The project will have street trees planted along the public rights-of-way within the project, alley trees and hedges to help make the alley more aesthetically pleasing, and interesting plantings in a stormwater facility to make the space more conducive to gathering - all of which would exceed the City of Boulder landscape standards. 4 Section 9-2-14(h)(2)(D), "Circulation," B.R. C. 1981 (i) High speeds are discouraged or a physical separation between streets and the project is provided; Although future street connections are anticipated, the current network on the site would not be conducive to through traffic or high speeds. When connections are provided in the future, the relatively narrow street width and on-street parking will effectively ensure that speeding is discouraged through the development. However, if a 40-foot right of is implemented without on-street parking, traffic calming measures may be required at the time of extending to Broadway. (iii) Safe and convenient connections accessible to the public within the project and between the project and existing and proposed transportation systems are provided, including, without limitation, streets, bikeways, pedestrianways and trails; Sidewalks within the development would connect to existing sidewalks in the city's pedestrian network. Further, a pedestrian connection would enable residents easy accessibility to the Four Mile Canyon Creek path to the north with convenient walkability to the North Boulder Village Center and Foothills Community Park. Agenda Item 5B Page 17 of 59 Previous View Item 513 Cover Page Return to Agenda Item 513 Cover Page ~l Section 9-2-14(h)(2)(E), "Parking," B. R. C. 1981 (ii) The design of parking areas makes efficient use of the land and uses the minimum amount of land necessary to meet the parking needs of the project; Parking is generally within garages and confined to areas not visible from the streetscape. No parking lots are provided which aesthetically are less desirable. The parking design is efficient and not superfluous given the parking needs of the development. PUBLIC COMMENT AND PROCESS: Required public notice was given in the form of written notification mailed to all property owners within 600 feet of the subject site and a sign posted on the property for at least 10 days. All notice requirements of Section 9-4-10(g), B.R.C. 1981 have been met. Staff has also contacted those neighbors that requested to be notified of any upcoming meetings or submittals. As part of the Concept Plan review, the applicant held a neighborhood meeting on April 19, 2010. There were four attendees from the community and their comments and concerns related to: • Interface between Ponderosa Mobile Home Park and subject property, • Desire for path connection to Four Mile Canyon Creek path; • Traffic increase, noise, and security; • Construction impacts; • Questions about unit sizes, lots, and orientation, and • Discussion about flood issues. The applicant has opted to not have a neighborhood meeting as part of the Annexation/Site Review process. Staff has attached one piece of correspondence from the adjacent mobile home property that is opposed to the redevelopment of the property within Attachment F. STAFF RECOMMENDATION: Staff recommends that the Planning Board make the following motions: 1) Approve the BVCP land use map change from Manufactured Housing to Medium Density Residential; 2) Recommend approval of the proposed annexation and initial zoning of RM-1 subject to the conditions found within the annexation conditions below; 3) Recommend approval of a 7.4% open space reduction on the site, and 4) Recommend conditional approval of the Site Review application #LUR2010-00033 for the project located at 1000 Rosewood, incorporating this staff memorandum and the attached criteria checklists as findings of fact and subject to the conditions of approval on page 21: Agenda Item 5B Page 18 of 59 Previous View Item 5B Cover Page Return to Agenda Item 5B Cover Page RECOMMMENDED ANNEXATION CONDITIONS: Requirements. Applicant will be required to do the following: 1. Prior to first reading of the annexation ordinance before City Council, the Applicant shall: a. Provide title work current within 30 days of signing the Annexation Agreement. b. Sign and file petitions for inclusion in the Northern Colorado Water Conservancy District and the Boulder Municipal Subdistrict and pay all applicable fees on land and improvements for inclusion in such districts. 2. Prior to a building permit application, the Applicant shall submit a Technical Document Review application for a Final Plat, meeting the requirements of Chapter 9-12, "Subdivision," B.R.C. 1981 and the City of Boulder Design and Construction Standards which shall include, but not be limited to the following: a. The dedication to the City of the following, at no cost, meeting and in the form and final location of which shall be subject to the approval of the City Manager.- i. A 30-foot wide public right of way for the east portion of the proposed north- south public street designated as 9th Street as shown on the approved plans; ii. A 30-foot wide public right of way for the west portion of the proposed north- south public street designated as 9th Street as shown on the approved plans located on Outlot A, Foothills Community Final Plat. iii. A 60-foot wide public right of way for the proposed east-west public street designated Rosewood Avenue as shown on the approved plans; iv. A 20-foot wide public right of way for an alley along the east property line and near the south end of the Property as shown on the approved plans; and v. All necessary public access, utility, stormwater detention and drainage, and access control easements as shown on the approved plans. b. The Applicant agrees to commence, construct, and complete all of the on-site and off site public improvements necessary to serve the Property, including 9th Street, Rosewood Avenue, alleys and bike paths, as shown on [denitrify plans] including without limitation streets, curbs, gutters, and sidewalks, paths utility mains, fire protection, flood control, stormwater management. 3. The Applicant agrees to pay the then applicable development fees and taxes at such time as required in the Boulder Revised Code, including without limitation the development excise tax, capital facility impact fee, water, wastewater, and stormwater and flood management plant investment fee, and all applicable inspection fees and utility connection fees. Agenda Item 513 Page 19 of 59 Previous View Item 5B Cover Page Return to Agenda Item 513 Cover Page 4. City Council Has Final Decision Authority for Site Review. The parties agree that the City Council has final decision authority for the initial site review application. This site review application will be referred to the City Council for hearing and final decision concurrent with the hearing for annexation. Any subsequent amendments or modifications to this approval shall be completed in compliance with the requirements of the laws of the City. 5. Affordable Housing. Covenants or deed restrictions to secure the permanent affordability of dwelling units shall be signed and recorded with the Boulder County Clerk and Recorder prior to application for any residential building permits. The Applicant agrees that the following requirements shall apply to the Property and that no additional dwelling units shall be approved for any individual parcel unless the following requirements have been met: a. Permanently Affordable - Low to Moderate Income. At least twenty-five percent (25%) of any new dwelling units permitted on site shall be permanently affordable consistent with chapter 9-13, "Inclusionary Housing," B.R.C. 1981. If a fraction results from multiplying twenty-five percent (25%) times the total number of permitted new dwelling units on the Property, the total number of required low to moderate income permanently affordable dwelling units shall be rounded up to the nearest whole number; b. Permanently Affordable - Middle Income. At least twenty-five percent (25%) of any new dwelling units permitted on site shall be permanently affordable to middle income households consistent with the following: i. All permanently affordable middle income dwelling units shall be single family detached dwelling units that shall be permanently affordable to households earning between the Department of Housing and Urban Development's (HUD) Low Income Limit for the City of Boulder and 40% more than the HUD Low Income Limit for the City of Boulder and shall be distributed such that the average price of the single family detached dwelling units is based upon a household income that is 20% more than the HUD Low Income Limit; ii. If a fraction results from multiplying twenty-five percent (25%) times the total number of permitted new dwelling units on the Property, the total number of required middle income permanently affordable dwelling units shall be rounded down to the nearest whole number. iii. Permanently affordable low to moderate income dwelling units may be substituted for middle income dwelling units on a one for one basis. However, at least two (2) permanently affordable middle income dwelling units shall be provided on the Property. C. Property Specific in Application. Any permanently affordable dwelling units produced under this Agreement may not be used to satisfy other permanently affordable housing requirements located on property other than the Property. d. Dwelling Unit Requirements. Affordable dwelling unit pricing will be calculated from the HUD limits identified in this document based on dwelling unit type Agenda Item 5B Page 20 of 59 Previous View Item 5B Cover Page Return to Agenda Item 5B Cover Page (attached or detached), size, and number of bedrooms and bathrooms in each dwelling unit. Final affordable dwelling unit prices will be determined when the interim Affordable Covenant or final Affordable Covenant, whichever is executed first, is signed. e. Minimum Number of Bedrooms. All permanently affordable dwelling units must contain at least three bedrooms. 6. Open Space Reduction. The city agrees to permit a reduction of 7.5% in the minimum open space per dwelling unit requirement in Table 8-1 of section 9-9-8-1, "Schedule of Intensity Standards," B.R.C. 1981, for the Property, provided that such open space reduction is approved pursuant to a site review. 7. New Construction. All new construction commenced on the Property after annexation shall comply with all City of Boulder laws, except as modified by this Agreement. 8. Conveyance of Drainage. The Applicant shall convey drainage from the Property in a historic manner that does not materially and adversely affect abutting property owners. 9. Waiver of Vested Rights. The Applicant waives any vested property rights that may have arisen under Boulder County jurisdiction. This Agreement shall replace any such rights that may have arisen under Boulder County jurisdiction. The Applicant acknowledges that nothing contained herein may be construed as a waiver of the City's police powers or the power to zone and regulate land uses for the benefit of the general public. RECOMMENDED SITE REVIEW CONDITIONS OF APPROVAL: 1. This approval shall be contingent upon annexation into the City of Boulder and the initial zoning of the Property to "Residential Medium -1" (RM-1). 2. The Applicant shall be responsible for ensuring that the Property shall be in compliance with all approved plans dated August 27, 2010 and October 12, 2010, and the Applicant's written statement dated October 21, 2010 on file in the City of Boulder Planning Department, except to the extent that the Property may be modified by the conditions of this approval. 3. Prior to a building permit application, the Applicant shall submit a Technical Document Review application for the following items, subject to the review and approval of the City Manager: a. Final architectural plans, including material samples and colors, to ensure compliance with the intent of this approval and compatibility with the surrounding area. The architectural intent shown on the approved plans dated October 12, 2010, is acceptable. Planning staff will review plans to ensure that the architectural intent is performed. b. A final site plan which includes detailed floor plans and section drawings. If the accommodation of a 60-foot wide public right of way for Rosewood Avenue results in changes to the location and/or configuration of the northernmost four dwelling Agenda Item 513 Page 21 of 59 Previous View Item 5B Cover Page Return to Agenda Item 5B Cover Page units on that street, such changes will be subject to review and approval of the City Manager. C. A final utility plan meeting the City of Boulder Design and Construction Standards. d. A final stormwater report and plan meeting the City of Boulder Design and Construction Standards. e. Final transportation plans meeting the City of Boulder Design and Construction Standards, for all transportation improvements. These plans shall include, but are not limited to: Transportation site plan illustrating and dimensioning of all proposed public transportation improvements, street plan and profile drawings, street cross-sectional drawings, signage and striping plans in conformance with Manual on Uniform Traffic Control Devices (MUTCD) standards, transportation detail drawings, geotechnical soils report, and pavement analysis. f. A detailed landscape plan, including size, quantity, and type of plants existing and proposed; type and quality of non-living landscaping materials., any site grading proposed; and any irrigation system proposed, to insure compliance with this approval and the City's landscaping requirements. Removal of trees will be subject to review and approval of the City Manager. Removal of any tree in City right of way must also receive prior approval of the City Forester. g. A detailed outdoor lighting plan showing location, size, and intensity of illumination units, indicating compliance with section 9-9-16, B.R.C.1981. h. A detailed shadow analysis demonstrating compliance with the City's solar access requirements of section 9-9-17, B.R_C. I . Building elevations for any trash enclosure, including materials, to ensure compliance with this approval and compatibility with the surrounding area. 4. Prior to a building permit application, the Applicant shall execute a subdivision agreement meeting the requirements of chapter 9-12, "Subdivision," B.R.C. 1981 and which provides for the dedication of public right of way and easements and the construction of all public improvements necessary to serve the Property as shown on the approved plans and required in the conditions of annexation, including, but not limited to all on-site and off-site public improvements necessary to serve the Property, including g,h Street, Rosewood Avenue, alleys, and bike paths, including without limitation streets, curbs, gutters, and sidewalks, paths, utility mains, fire protection, flood control, stormwater management as shown on the preliminary grading and drainage plan dated August 27, 2010. 5. Prior to the scheduling of final inspection on any building permits, the Applicant shall submit a financial guarantee, in a form acceptable to the Director of Public Works, in an amount equal to the cost of providing Eco-passes to the residents of the Property for three years after the issuance of a certificate of occupancy for each dwelling unit as proposed in the Applicant's Transportation Demand Management (TDM) plan. Agenda Item 513 Page 22 of 59 Previous View Item 5B Cover Page Return to Agenda Item 5B Cover Page Approved B "VW D6skell, Ex I hector Department of Community Planning and Sustainability ATTACHMENTS: A: Vicinity map B: Minutes from the May 6, 2010 Planning Board meeting C: Staff responses to the BVCP land use map change criteria D: Staff responses to BVCP Policy 1.27, Annexation E: Staff responses to the Site Review criteria F: Public comment G: Applicants written statement K Proposed plans Agenda Item 56 Page 23 of 59 Previous View Item 5B Cover Page Return to Agenda Item 5B Cover Page ATTACHMENT A City of Boulder Vicinity Map -I R L-2 _ ~7 Ye llow Pine Av M071 i Subject I MY1 PPt _ E M IM R Yarrnouth Av ~A r ~ RM-1 os - ^OQ Rosewood Av r MU-2. Subject Area ",4y* 1000 Rosewood Ave l 9!1err RM-1 i m RW2.. C - Vi fret v (n ~ i R L-2 Legend LO -RE City Limit Union Av Location: 9000 Rosewood Ave - Upl and Av Project Name: 1000 Rosewood Review Type: BVCP Land Use Map Change yet Annexation / Initial Zoning Cin " ' k Site Review Bolelrler Preliminary Plat N0RTH 're informationaeo,*dontnism.;ci__pmideo ~s graFM:cai reF`~senWtcn e~iy. The City a` 6ouldcr Review Numbers: LUR2010-00038-39-40 amNdesnowa-anty. expressed or implied. as to 1 inch - 350 feet ~-t--d Applicant: Coburn Development, Inc Agenda Item 5B Page 24 of 59 Previous View Item 5B Cover Page Return to Agenda Item 513 Cover Page ATTACHMENT B Minutes from the May 6, 2010 PlanninE Board meeting A. Public hearing and consideration of Concept Plan, LtTR2010-00008, at 1000 Rosewood Avenue to develop an existing 2.26 acre Boulder County parcel located in the Union-Utica neighborhood with 16 single-family units and a duplex unit. The proposal would ultimately require annexation to the city, a Boulder Valley Comprehensive Plan (BVCP) land use map change from Manufactured Housing to Medium Density Residential, and an initial zoning of RM-1 (medium density residential). Staff Presentation K. Guiler presented the item to the board. Applicant/Owner Presentation Mary Roosevelt, Chief Executive Officer, Thistle Communities presented the item to the board with Dan Rotner and Pete Weber of Coburn Development. Public Hearing Kathy Argenta, 4475 Broadway, spoke in opposition. Board Discussion 1. Would Planning Board consider annexation of the property with a change to the Boulder Valley Comprehensive Plan (BVCP) land use designation change on the site from Manufactured Housing to Medium Density Residential? The Board spoke in favor of the project. 2. Does the project appear to provide community benefit consistent with Policy 1.27 of the BVCP? The Board unanimously spoke in favor of the higher density and the affordable housing aspect and the fact there isn't a lot of low density homes for lower incomes families. W. Johnson spoke to the consistency, tree preservation and community benefit thresholds. T. Plass spoke to the need for the affordable, while acknowledging the fact it will take up open space. M. Young asked the builder about the tree that was talked about during the public hearing. The builder responded the tree will be staying and being designed into the plans. 3. Would the project be consistent with the North Boulder Subcommunity Plan? The Board felt it is consistent with the North Boulder Subcommunity Plan. 4. Would the proposed project be consistent with the intended RM-1 zoning? The Board recommends to the project address the Rosewood street alignment, to look into adding a skinny street with a detached sidewalk and consider attaching the bike path to the north. The Board discussed at length the road that is currently proposed and how it would affect the mobile home park. The Board asked staff to clarify the road issue. Agenda Item 5B Page 25 of 59 Previous View Item 513 Cover Page Return to Agenda Item 513 Cover Page 5. Would the Planning Board support an 8% reduction in useable open space on the site? The Board is in support of modest reduction in open space, but has some concerns about the potential retention pond. 6. Does the preliminary site and architectural design appear compatible with the surrounding neighborhood? D. Powell asked about solar access increase for site design and M. Young spoke to the need for passive solar to decrease operating costs for the affordable homes. Board expressed an overall approval of the direction on the architecture and site designs. T. Plass expressed some concerns for the vinyl windows and to the medium house design, he felt it was a bit top heavy. W. Johnson expressed concern to the edges and how the back/east side along the trailer park and bike path. And the Board would like to see the cotton wood tree built into the project. Agenda Item 5B Page 26 of 59 Previous View Item 513 Cover Page Return to Agenda Item 513 Cover Page ATTACHMENT C 4Boulder Valley Comprehensive Plan (BVCP) land use map change (a) The proposed change is consistent with the policies and overall intent of the comprehensive plan. The project has been found consistent with BVCP policies as discussed within the staff responses to the Site Review criteria. In terms of the change in the land use designation, the change is found consistent for the following reasons. • The property is a vacant parcel of land currently located in Area II, and is eligible for annexation. The city's annexation policies would result in a significant amount of permanently affordable housing to be required (i.e., 50% of the proposed units) as part of the annexation request consistent with the goal of the Manufactured Housing land use designation to provide affordable housing. • The purpose of the Manufactured Housing land use designation is to preserve existing mobile home parks as significant affordable housing. Due to common ownership with the adjacent mobile home park when the Manufactured Housing designation was created in 2000, the parcel was changed from Medium Density Residential. As the site is currently vacant, there is no affordable housing to preserve. • A change to Medium Density Residential would be compatible with adjacent land uses, and development with a more permanent fixed-foundation housing type than mobile homes is desired by the property owner, similar to the adjacent Foothills Community. (b) The proposed change would not have significant cross jurisdictional impacts that may affect residents, properties or facilities outside the city. The proposed project is adjacent to non-city lands - namely the Ponderosa Mobile Home Park. Any development or redevelopment of land will have some impact on neighboring properties. In this case, the impact is not anticipated to be significant, since the design of the proposed development is sensitive to the surrounding context and also the proposed density will be similar to the Ponderosa Mobile Home Park, which is also in the medium density residential range. The change in the land use map will also have no impact on the protective Manufactured Housing land use designation on the Ponderosa Mobile Home Park, which is intended to preserve that land use based on the affordable housing opportunities it provides. (c) The proposed change would not materially affect the land use and growth projections that were the basis of the comprehensive plan. The Manufactured Housing encompasses a variety of densities. In the case of Ponderosa Mobile Home Park, that project has a density of roughly 11 dwelling units per acre, which is within the Medium Density Residential range. The BVCP land use designation on the mobile home site prior to changing to Manufactured Housing was Medium Density Residential. Therefore, the request for the subject property, which also was Medium Density Residential at one time, will not materially affect the land use and growth projections that were the basis of the comprehensive plan. The BVCP's subset the North Boulder Subcommunity Plan targets the northern part of the Union-Utica neighborhood as an intended area of growth in the city. (d) The proposed change does not materially affect the adequacy or availability of urban facilities and services to the immediate area or to the overall service area of the city of Boulder. The property is within an enclave and is surrounded by sites that benefit from urban facilities and services. It is a property that has priority to annex per the BVCP and therefore, would not materially affect the adequacy or availability of urban facilities and services to the immediate area or to the overall service area of the city of Boulder. Agenda Item 5B Page 27 of 59 Previous View Item 513 Cover Page Return to Agenda Item 513 Cover Page (e) The proposed change would not materially affect the adopted Capital Improvements Program (CIP) of the city of Boulder. The developer will be required to cover all costs created by the development. Therefore, the proposed change would not materially affect the adopted CIP_ (f) The proposed change would not affect the Area II/Area III boundaries in the comprehensive plan. The property is within Area II and upon annexation will become Area I. No change to the area boundaries would occur. Agenda Item 5B Page 28 of 59 Previous View Item 513 Cover Page Return to Agenda Item 513 Cover Page ATTACHMENT D 4Annexation 1.27 Annexation. The policies in regard to annexation to be pursued by the city are: a) Annexation will be required before adequate facilities and services are furnished. The site is currently undeveloped and has no connections to city systems. 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 the 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. The parcel would be considered of higher priority to annex than other Area 11 properties, since it is an Area 11 property within an enclave and along the western boundary. 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, will be a supportive partner with the city in annexation efforts to the extent the county supports the terms and conditions being proposed. Not applicable, the property is vacant and not substantially developed. 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. The proposal to provide 50% of the total units as permanently affordable, where half would be for low/moderate income households consistent with inclusionary zoning and half would be for middle income households, is consistent with this policy and is consistent with recent annexations with medium-density development potential in North Boulder and Palo Park. The provision of affordable housing, including percentage/number of affordable units, affordability level, and unit type, will be negotiated through the annexation process. As part of this annexation, the provision of at least 50% of the units as permanently affordable would be appropriate. e) Annexation of substantially developed properties that allows for some additional residential units or commercial square footage will be required to demonstrate community Agenda Item 5B Page 29 of 59 Previous View Item 513 Cover Page Return to Agenda Item 513 Cover Page benefit commensurate with their impacts. Further, annexations that resolve an issue of public health without creating additional development impacts should be encouraged. Not applicable; the property is vacant and not substantially developed. 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. The property is within Area II of the Boulder Valley Planning Area. g) Publicly owned property located in Area III 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. The property is within Area II of the Boulder Valley Planning Area. h) The Gunbarrel Subcommunity is unique because the majority of residents live 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 within the North Boulder Subcommunity. Agenda Item 5B Page 30 of 59 Previous View Item 513 Cover Page Return to Agenda Item 513 Cover Page ATTACHMENT E 4 SITE REVIEW Criteria for Review: No site review application shall be approved unless the approving agency finds that: (1) Boulder Valley Comprehensive Plan: (A) The proposed site plan is consistent with the purposes and policies of the Boulder Valley Comprehensive Plan. The site and architectural design of the development, as well as the aspects of the residential use have been evaluated and it is concluded that the project would be consistent with the purposes and policies of the BVCP, because the project: -is proposed in an area that is generally medium density residential in density and would be an appropriate location to cluster dwellings in proximity to the North Boulder Village Center; - would have walkable connections to transit and a large community park; - would be constructed in conformance to the North Boulder Subcommunity Plan. The plan mandates transportation connections that the proposal integrates (i.e., 9t" Street and Rosewood Avenue); - would have a layout and architectural design that takes into consideration the scale, density, and style of surrounding development namely the existing Foothills Community to the west and Ponderosa Mobile Home Park to the east; - would provide significant benefits to the community through the provision of permanently affordable housing (i.e., 50% of the on-site residential units), and -would have to appropriately respond to the flood constraints that exist on the site, such that residential structures within the 100-year flood plain will need to be elevated above the flood protection elevation. These aspects of the development are consistent with the following BVCP policies: -Policy 1.27, Annexation; -Policy 2.13, Support for Residential Neighborhoods; -Policy 2.31, Commitment to a Walkable City; -Policy 2.32, Trail Corridor/Linkages- -Policy 2.39, Sensitive Infill and Redevelopment; -Policy 2.42, Enhanced Design for the Built Environment; -Policy 4.21, Flood Management; -Policy 4.40, Energy-Efficient Land Use; -Policy 6.13, Neighborhood Street Connectivity; -Policy 7.01, Local Solutions to Affordable Housing; -Policy 7.04, Populations with Special Needs, and -Policy 7.06, Mixture of Housing Types. (B) The proposed development shall not exceed the maximum density associated with the Boulder Valley Comprehensive Plan residential land use designation. Additionally, if the density of existing residential development within a three hundred-foot area surrounding the site is at or exceeds the density permitted in the Boulder Valley Comprehensive Plan, then the maximum density permitted on the site shall not exceed the lesser of: (i) The density permitted in the Boulder Valley Comprehensive Plan, or The proposed BVCP land use designation is Medium Density Residential. Medium Density Residential permits 6 to 14 dwelling units per acre. The proposed project would be 7.96 du/ac gross and 12.17 du/ac net, which are both within the permitted range. While there is a range of land uses in the vicinity of the project, the two closest residential examples (i.e., Ponderosa Agenda Item 5B Page 31 of 59 Previous View Item 5B Cover Page Return to Agenda Item 513 Cover Page Mobile Home Park and the Foothills Community) have densities in the Medium Density Residential range. (ii) The maximum number of units that could be placed on the site without waiving or varying any of the requirements of chapter 9-8, "Intensity Standards," B.R.C. 1981. Not applicable. (C) The proposed development's success in meeting the broad range of BVCP policies considers the economic feasibility of implementation techniques required to meet other site review criteria. (2) Site Design: Projects should preserve and enhance the community's unique sense of place through creative design that respects historic character, relationship to the natural environment, and its physical setting. Projects should utilize site design techniques which enhance the quality of the project. In determining whether this subsection is met, the approving agency will consider the following factors: (A) Open Space: Open space, including, without limitation, parks, recreation areas, and playgrounds: (i) Useable open space is arranged to be accessible and functional; As the site is conveniently located in close proximity to a large city park (i.e., 69 acre Foothills Community Park) where active recreational uses are more conducive, most of the open space on the subject site is provided within porches and backyards. A small common open space is provided within a well-designed and landscaped stormwater facility, which is shallow, expected to be dry most of the year, and accessible via a pedestrian path off of the site's primary street, 9th Street. These open spaces would be accessible and functional for the use of the residents. (ii) Private open space is provided for each detached residential unit; Each single family residence and duplex unit will have backyard spaces and front porches that would provide appropriate private open space for each unit. (iii) The project provides for the preservation of or mitigation of adverse impacts to natural features, including, without limitation, healthy long-lived trees, significant plant communities, ground and surface water, wetlands, riparian areas, drainage areas, and species on the federal Endangered Species List, "Species of Special Concern in Boulder County" designated by Boulder County, or prairie dogs (Cynomys ludiovicianus) which is a species of local concern, and their habitat; The development would not impact the adjacent Four Mile Canyon Creek open space, a protected riparian area. The development would require the removal of one principal mature Cottonwood tree. Although it would be more consistent with these criteria and an enhancement to the development to preserve a mature tree, the preservation of the Cottonwood is not advised by a certified arborist due to the declining condition of the tree. (iv) The open space provides a relief to the density, both within the project and from surrounding development; Most of the lots have private green spaces that would mitigate any feeling of clutter for a relatively dense development. In buffering from surrounding development, the site benefits from open space to the north and an open preserved detention area to the west, whereas to the east, hedge and alley tree plantings would help provide relief to the site's density from the Ponderosa Mobile Home Park. (v) Open space designed for active recreational purposes is of a size that it will be functionally useable and located in a safe and convenient proximity to the uses to which it is meant to serve; Agenda Item 5B Page 32 of 59 Previous View Item 513 Cover Page Return to Agenda Item 513 Cover Page The development is not a significant size and is also impacted by the amount of land that is necessary to create the public rights-of-way on the site per the North Boulder Subcommunity Plan. Further, the development is in close proximity to a large city park (i.e., 69 acre Foothills Community Park) and the Four Mile Canyon Creek trail. Therefore, the need for active recreational open space on the site is less than other developments. (vi) The open space provides a buffer to protect sensitive environmental features and natural areas; and Development on the site would not adversely impact the protected creek corridor open space north of the site. (vii) If possible, open space is linked to an area- or city-wide system. A pedestrian connection to the Four Mile Canyon open space to the north of the site would be provided. Convenient sidewalk connections would also allow residents to access the nearby Foothills Community Park. (6) C;pen -6pace ,se iievewprnents (ueveioprnen s ..hai contain a Mix of Residential and i. ._.ential Uses): Not applicable. Project is entirely residential. (i) The open space provides for a balance of private and shared areas for the residential uses and common open space that is available for use by both the residential and nonresidential uses that will meet the needs of the anticipated residents, occupants, tenants, and visitors of the property; and (ii) The open space provides active areas and passive areas that will meet the needs of the anticipated residents, occupants, tenants, and visitors of the property and are (C) Landscaping: (i) The project provides for aesthetic enhancement and a variety of plant and hard surface materials, and the selection of materials provides for a variety of colors and contrasts and the preservation or use of local native vegetation where appropriate; Sheet LP-1 includes a listing and plan for a variety of plantings that will provide for color and contrast in varying contexts (e.g., streetscape, alleyscape, common open space, and buffer areas). One large mature cottonwood tree, which has been previously identified as an asset to the site, is proposed for removal due to its poor condition and the threat that its instability may pose to residents of the development. (ii) Landscape design attempts to avoid, minimize, or mitigate impacts to important native species, plant communities of special concern, threatened and endangered species and habitat by integrating the existing natural environment into the project; Not applicable. No important native species, plant communities of special concern, threatened and endangered spaces and habitat exist on the site. The development is adequately buffered from the Four Mile Canyon Creek open space to the north. (iii) The project provides significant amounts of plant material sized in excess of the landscaping requirements of sections 9-9-12, "Landscaping and Screening Standards," and 9-9-13, "Streetscape Design Standards," B.R.C. 1981; and The project would have street trees planted along the public rights-of-way within the project, alley trees and hedges to help make the alley more aesthetically pleasing, and interesting plantings in a stormwater facility to make the space more conducive to gathering - all of which would exceed the City of Boulder landscape standards. Agenda Item 5B Page 33 of 59 Previous View Item 513 Cover Page Return to Agenda Item 513 Cover Page (iv) The setbacks, yards, and useable open space along public rights-of-way are landscaped to provide attractive streetscapes, to enhance architectural features, and to contribute to the development of an attractive site plan. For the reasons stated above, the landscaping would provide for attractive streetscapes and would contribute to an attractive site plan. (D) Circulation: Circulation, including, without limitation, the transportation system that serves the property, whether public or private and whether constructed by the developer or not: (i) High speeds are discouraged or a physical separation between streets and the project is provided; Although future street connections are anticipated, the current network on the site would not be conducive to through traffic or high speeds. When connections are provided in the future, the continuations of streets of appropriate width and on-street parking would effectively ensure that speeding is discouraged through the development. (ii) Potential conflicts with vehicles are minimized; Parking is confined to alleys and therefore would avoid conditions where automobiles would back out into the street or over sidewalks. The development has been design to avoid vehicular conflicts through minimal curb cuts along its streetscapes. (iii) Safe and convenient connections accessible to the public within the project and between the project and existing and proposed transportation systems are provided, including, without limitation, streets, bikeways, pedestrianways and trails; Sidewalks within the development would connect to existing sidewalks in the city's pedestrian network. Further, a pedestrian connection would enable residents easy accessibility to the Four Mile Canyon Creek path to the north with convenient walkability to the North Boulder Village Center and Foothills Community Park. (iv) Alternatives to the automobile are promoted by incorporating site design techniques, land use patterns, and supporting infrastructure that supports and encourages walking, biking, and other alternatives to the single-occupant vehicle; The project includes a new bike path connection directly to the Four Mile Canyon Creek path to the north. This connection promotes walking and biking from the site with convenient accessibility to the Broadway corridor where bus transit is frequent. (v) Where practical and beneficial, a significant shift away from single-occupant vehicle use to alternate modes is promoted through the use of travel demand management techniques; A Transportation Demand Management (TDM) plan has been reviewed and approved. While a significant shift away from single-occupant vehicles for a single-family dwelling development may not be entirely practical or realistic, the applicant is committing to providing Neighborhood EcoPasses to residents of the development and providing information on available transit to encourage residents to benefit from the frequent bus service that exists within walking and biking distance. (vi) On-site facilities for external linkage are provided with other modes of transportation, where applicable; See (iv) above. (vii) The amount of land devoted to the street system is minimized; and The amount of land devoted to the street system is the minimum necessary to accommodate two new required public rights-of-way and an alley to serve residential units. Agenda Item 5B Page 34 of 59 Previous View Item 513 Cover Page Return to Agenda Item 513 Cover Page (viii) The project is designed for the types of traffic expected, including, without limitation, automobiles, bicycles, and pedestrians, and provides safety, separation from living areas, and control of noise and exhaust. The project is designed and scaled to accommodate all modes of travel. Although the project is moderately dense, the project will emulate a typical neighborhood feel with front porches and units oriented to streets. All units would have rear yard green spaces and areas that are more insolated from the streetscape to provide adequate separation from those areas with greater activity. (E) Parking: (i) The project incorporates into the design of parking areas measures to provide safety, convenience, and separation of pedestrian movements from vehicular movements; Nearly all parking on site is provided off an alley, which separates automobile movements from the principal sidewalks within the development. (ii) The design of parking areas makes efficient use of the land and uses the minimum amount of land necessary to meet the parking needs of the project; Parking is generally within garages and confined to areas not visible from the streetscape. No parking lots are provided which aesthetically are less desirable. The parking design is efficient and not superfluous given the parking needs of the development. (iii) Parking areas and lighting are designed to reduce the visual impact on the project, adjacent properties, and adjacent streets; and As stated above, parking has been designed to reduce visual impact by confining most parking areas away from the streetscapes_ Landscaping is also provided between the alley and the neighboring property to the east to reduce the visual impact of garages from that vantage point. No lighting is expected to create any adverse visual impacts. Any lighting installations on the single-family dwellings will be subject to the Outdoor Lighting requirements of section 9-9-16, B.R.c (iv) Parking areas utilize landscaping materials to provide shade in excess of the requirements in subsection 9-9-6(d), and section 9-9-14, "Parking Lot Landscaping Standards," B.R.C. 1981. There are no parking lots or areas that require extensive screening. The alley, which provides access to parking, would meet standards for alley trees and would include a landscape hedge for screening purposes, which exceeds city standards. (F) Building Design, Livability, and Relationship to the Existing or Proposed Surrounding Area: (i) The building height, mass, scale, orientation, architecture and configuration are compatible with the existing character of the area or the character established by adopted design guidelines or plans for the area; The project includes buildings that are similar to the adjacent Foothills community development with gable roofs and human-scaled two story forms. The buildings generally oriented to the west and south and would follow the pattern of development in the immediate area, which is dictated by the required dedicated of two new public rights of-way within the development (i.e., 9m Street and Rosewood Avenue) and the shape of the lot. The architecture of the homes is neo-traditional with a contemporary touch and would fit well within the emerging urban fabric of North Boulder. Houses and porches face the street and lots are alley loaded. The project would also be consistent with the intent of the North Boulder Subcommunity Plan's guidelines on building design. Therefore, it is concluded that the Agenda Item 5B Page 35 of 59 Previous View Item 513 Cover Page Return to Agenda Item 513 Cover Page massing and design of the buildings will be compatible with the character established by adopted guidelines and plans for the area. (ii) The height of buildings is in general proportion to the height of existing buildings and the proposed or projected heights of approved buildings or approved plans or design guidelines for the immediate area; Buildings are proposed as two-story above grade. Basements above 2 feet above grade could potentially qualify buildings as three-story, but would otherwise appear as two-story in design. Heights would range from around under 20 feet to slightly over 33 feet. These heights are consistent with the height limits of the proposed RM-1 zoning district and other buildings in the area. (iii) The orientation of buildings minimizes shadows on and blocking of views from adjacent properties; A majority of the buildings on the site are oriented east-west with spaces between the buildings, which would impact westward views to a lesser extent than if the site were developed with larger monolithic multi-family residential structures. Shadows within the project would be compliant with the city's Solar Access standards and would not impact adjacent properties. (iv) If the character of the area is identifiable, the project is made compatible by the appropriate use of color, materials, landscaping, signs, and lighting; As stated above, buildings are neo-traditional in design with front porches, gable roofs, and principal orientation to the street with garages confined to alleys. This development pattern and the choice of colors and materials (a mix of historic and contemporary elements) would be consistent with the adjacent Foothills Community as well as the developing residential areas of North Boulder. The project has detached tree lawns which also compliment this character. (v) Buildings present an attractive streetscape, incorporate architectural and site design elements appropriate to a pedestrian scale, and provide for the safety and convenience of pedestrians; The character described above (e.g., front porches, gable roofs, and principal orientation to the street) would result in an attractive human-scaled streetscape that would be appropriate and convenient to the pedestrian. (vi) To the extent practical, the project provides public amenities and planned public facilities; The project includes the dedication of two public rights-of-way and pedestrian connections to the Four Mile Canyon multi-use path to the north. (vii) For residential projects, the project assists the community in producing a variety of housing types, such as multi-family, townhouses, and detached single-family units as well as mixed lot sizes, number of bedrooms, and sizes of units; The project includes predominantly single-family dwellings with one duplex styled unit. There are a variety of housing and lot sizes that contribute to providing homeowners a variety of choice in the relatively small development. (viii) For residential projects, noise is minimized between units, between buildings, and from either on-site or off-site external sources through spacing, landscaping, and building materials; As a dense project, units would be located closer than a typical single-family development. However, with 7 to 10 feet between units, noise would be minimized. Although the level of noise may be greater than a typical single-family development, the project would be superior to a more common high density development where a majority of the units are attached where Agenda Item 5B Page 36 of 59 Previous View Item 513 Cover Page Return to Agenda Item 513 Cover Page noise can be a larger factor. (ix) A lighting plan is provided which augments security, energy conservation, safety, and aesthetics; Most lighting is intended to be attached to buildings. Final lighting will be evaluated at the Technical Documents review process. (x) The project incorporates the natural environment into the design and avoids, minimizes, or mitigates impacts to natural systems; There would be no impact to natural systems on the site. A pedestrian connection to the adjacent Four Mile Canyon open space to the north of the site. (xi) Cut and fill are minimized on the site, the design of buildings conforms to the natural contours of the land, and the site design minimizes erosion, slope instability, landslide, mudflow or subsidence, and minimizes the potential threat to property caused by geological hazards. Buildings are generally oriented in a north-south fashion, which matches the shape and general levelness of the site. Grading is required for site preparation, drainage diversion, road construction, and foundation construction, but otherwise, would be minimal and typical of a mostly flat site. No negative impacts to the environment would occur or hazards created as a result of the grading. (G) Solar Siting and Construction: For the purpose of ensuring the maximum potential for utilization of solar energy in the city, all applicants for residential site reviews shall place streets, lots, open spaces, and buildings so as to maximize the potential for the use of solar energy in accordance with the following solar siting criteria: (i) Placement of Open Space and Streets: Open space areas are located wherever practical to protect buildings from shading by other buildings within the development or from buildings on adjacent properties. Topography and other natural features and constraints may justify deviations from this criterion. By virtue of implementing building setbacks between buildings, open space would serve to separate buildings to allow more optimal solar access. (ii) Lot Layout and Building Siting: Lots are oriented and buildings are sited in a way which maximizes the solar potential of each principal building. Lots are designed to facilitate siting a structure which is unshaded by other nearby structures. Wherever practical, buildings are sited close to the north lot line to increase yard space to the south for better owner control of shading. The setbacks and positioning of buildings on the site would be conducive to solar access for each building on the site. The location of lot lines adds a regulatory protection for each lot to maintain solar access for each dwelling. In many cases, buildings have been located closer to north lot lines consistent with the intent of this criterion. (iii) Building Form: The shapes of buildings are designed to maximize utilization of solar energy. Buildings shall meet the solar access protection and solar siting requirements of section 9-9-17, "Solar Access," B.R.C. 1981. Most of the buildings within the development are proposed with gable roofs that have one side oriented southward to take advantage of solar access. Buildings would be required to meet the required 25 foot solar fence between properties and would result in (iv) Landscaping: The shading effects of proposed landscaping on adjacent buildings are minimized. Agenda Item 5B Page 37 of 59 Previous View Item 513 Cover Page Return to Agenda Item 5B Cover Page There are no identified conditions where proposed plantings could negatively affect solar access of buildings in the future. (H) Additional Criteria for Poles Above the Permitted Height: No site review application for a pole above the permitted height will be approved unless the approving agency finds all of the following: Not applicable to the project. (i) The light pole is required for nighttime recreation activities, which are compatible with the surrounding neighborhood, or the light or traffic signal pole is required for safety, or the electrical utility pole is required to serve the needs of the city; and (ii) The pole is at the minimum height appropriate to accomplish the purposes for which the pole was erected and is designed and constructed so as to minimize light and electromagnetic pollution. (1) Land Use Intensity Modifications: Not applicable to the project. (i) Potential Land Use Intensity Modifications: a. The density of a project may be increased in the BRA district through a reduction of the lot area requirement or in the Downtown (DT), BR-2, or MU-3 districts through a reduction in the open space requirements. b. The open space requirements in all Downtown (DT) districts may be reduced by up to one hundred percent. c. The open space per lot requirements for the total amount of open space required on the lot in the BR-2 district may be reduced by up to fifty percent. d. Land use intensity may be increased up to twenty-five percent in the BRA district through a reduction of the lot area requirement. (ii) Additional Criteria for Land Use Intensity Modifications: A land use intensity increase will be permitted up to the maximum amount set forth below if the approving agency finds that the criteria in paragraph (h)(1) through subparagraph (h)2(H) of this section and following criteria have been met: a. Open Space Needs Met: The needs of the project's occupants and visitors for high quality and functional useable open space can be met adequately; b. Character of Project and Area: The open space reduction does not adversely affect the character of the development nor the character of the surrounding area; and c. Open Space and Lot Area Reductions: The specific percentage reduction in open space or lot area requested by the applicant is justified by any one or combination of the following site design features not to exceed the maximum reduction set forth above: 1. Close proximity to a public mall or park for which the development is specially assessed or to which the project contributes funding of capital improvements beyond that required by the parks and recreation component of the development excise tax set forth in chapter 3-8, "Development Excise Tax," B.R.C. 1981: maximum one hundred percent reduction in all Downtown (DT) Agenda Item 5B Page 38 of 59 Previous View Item 5B Cover Page Return to Agenda Item 513 Cover Page 2. Architectural treatment that results in reducing the apparent bulk and mass of the structure or structures and site planning which increases the openness of the site: maximum five percent reduction; 3. A common park, recreation, or playground area functionally useable and accessible by the development's occupants for active recreational purposes and sized for the number of inhabitants of the development, maximum five percent reduction; or developed facilities within the project designed to meet the active recreational needs of the occupants: maximum five percent reduction; 4. Permanent dedication of the development to use by a unique residential population whose needs for conventional open space are reduced: maximum five percent reduction; 5. The reduction in open space is part of a development with a mix of residential and nonresidential uses within a BR-2 zoning district that, due to the ratio of residential to nonresidential uses and because of the size, type, and mix of dwelling units, the need for open space is reduced: maximum reduction fifteen percent; and 6. The reduction in open space is part of a development with a mix of residential and nonresidential uses within a BR-2 zoning district that provides high quality urban design elements that will meet the needs of anticipated residents, occupants, tenants, and visitors of the property or will accommodate public gatherings, important activities, or events in the life of the community and its people, that may include, without limitation, recreational or cultural amenities, intimate spaces that foster social interaction, street furniture, landscaping, and hard surface treatments for the open space: maximum reduction twenty-five percent. (J) Additional Criteria for Floor Area Ratio Increase for Buildings in the BRA District: Not applicable to the project. (i) Process: For buildings in the BRA district, the floor area ratio ("FAR") permitted under table 8-2, section 9-8-2, "Floor Area Ratio Requirements," B.R.C. 1981, may be increased by the city manager under the criteria set forth in this subparagraph. (ii) Maximum FAR Increase: The maximum FAR increase allowed for buildings thirty- five feet and over in height in the BRA district shall be from 2:1 to 4:1. (iii) Criteria for the BRA District: The FAR may be increased in the BRA district to the extent allowed in subparagraph (h)(2)(J)(ii) of this section if the approving agency finds that the following criteria are met: a. Site and building design provide open space exceeding the required useable open space by at least ten percent: an increase in FAR not to exceed 0.25:1. b. Site and building design provide private outdoor space for each office unit equal to at least ten percent of the lot area for buildings twenty-five feet and under and at least twenty percent of the lot area for buildings above twenty-five feet: an increase in FAR not to exceed 0.25:1. c. Site and building design provide a street front facade and an alley facade at a pedestrian scale, including, without limitation, features such as awnings and windows, well-defined building entrances, and other building details: an increase in FAR not to exceed 0.25:1. Agenda Item 5B Page 39 of 59 Previous View Item 513 Cover Page Return to Agenda Item 5B Cover Page d. For a building containing residential and nonresidential uses in which neither use comprises less than twenty-five percent of the total square footage: an increase in FAR not to exceed 1:1. e. The unused portion of the allowed FAR of historic buildings designated as landmarks under chapter 9-11, "Historic Preservation," B.R.C. 1981, may be transferred to other sites in the same zoning district. However, the increase in FAR of a proposed building to which FAR is transferred under this subparagraph may not exceed an increase of 0.5:1. f. For a building which provides one full level of parking below grade, an increase in FAR not to exceed 0.5:1 may be granted. (K) Additional Criteria for Parking Reductions: The off-street parking requirements of section 9-9-6, "Parking Standards," B.R.C. 1981, may be modified as follows: The project would have ample parking for residents and guests. There is one instance where a two duplex units would not have two non-tandem parking spaces on each site based on the parking calculated per bedroom. This is not considered problematic as each dwelling has an extra tandem space in the driveway and over 20 on-street parking spaces are in the vicinity. (i) Process: The city manager may grant a parking reduction not to exceed fifty percent of the required parking. The planning board or city council may grant a reduction exceeding fifty percent. (ii) Criteria: Upon submission of documentation by the applicant of how the project meets the following criteria, the approving agency may approve proposed modifications to the parking requirements of section 9-9-6, "Parking Standards," B.R.C. 1981 (see tables 9-1, 9-2, 9-3 and 9-4, if it finds that: a. For residential uses, the probable number of motor vehicles to be owned by occupants of and visitors to dwellings in the project will be adequately accommodated; b. The parking needs of any nonresidential uses will be adequately accommodated through on-street parking or off-street parking; c. A mix of residential with either office or retail uses is proposed, and the parking needs of all uses will be accommodated through shared parking; d. If joint use of common parking areas is proposed, varying time periods of use will accommodate proposed parking needs; and e. If the number of off-street parking spaces is reduced because of the nature of the occupancy, the applicant provides assurances that the nature of the occupancy will not change. (L) Additional Criteria for Off-Site Parking: The parking required under section 9-9-6, "Parking Standards," B.R.C. 1981, may be located on a separate lot if the following conditions are met: Not applicable to the project. (i) The lots are held in common ownership; (ii) The separate lot is in the same zoning district and located within three hundred feet of the lot that it serves; and (iii) The property used for off-site parking under this subparagraph continues under common ownership or control. Agenda Item 5B Page 40 of 59 Previous View Item 5B Cover Page Return to Agenda Item 513 Cover Page Attachment F MRRELP 366 NORTH PAVILLION ROAD PAVILLION, WY 82523 PH 307-856-7004' 2 July 2010 City of Boulder Planning,and Development Services 1739 Broadway Box 791 Boulder Colorado 80306-0791 Dear Sirs, In reference to Development review applications(Coburn Development, Inc) dated June 25, 2010 Project name: 1000 Rosewoo,1 Avenue Location: Rosewood Avenue. f' Ponderosa Mobile Home Park, 4475 i4orth Broadway, Boulder Colorado, 80304-4353 hereby formally rejects Puy and all actions infringing on Ponderosa Mobil Horne Park property- Since our Po'riderosa Mobil home Park manager or our MRRELP property manager were not notified of this action we hereby formally demand that all future action on this application be forwarded in writing to both addresses listed below. Steve Mantle (MR.RELP Property Manager) 615 S Antelope Creek Rd Wheatland, WY 82201 Steve Murtha (Ponderosa Mobil Horne Manager) Ponderosa Mobil Home Park 4475 North Broadway Boulder Co 80304-4353 our ruly tle *P/MMRRE-LP Agenda Item 5B Page 41 of 59 Previous View Item 5B Cover Page Return to Agenda Item 5B Cover Page Attachment G 1000 ROSEWOOD WRITTEN STATEMENT ATTACHMENT TO SITE REVIEW, PLANNING BOARD HEARING PACKET OCTOBER 21, 2010 Introduction The 1000 Rosewood Site is being proposed for annexation and development by Thistle Communities/Allison Management LLC. Thistle Communities is a successful homeownership affordable housing developer in Boulder County, committed to providing affordable housing to families living and working in Boulder. In collaboration with Allison Management and the applicant, Coburn Development, the team is proposing to create a high quality single family home neighborhood on a site uniquely suited for inclusion within the established urban fabric of North Boulder. This development takes advantage of a Boulder County enclave in a location well served by existing city utilities, transit infrastructure and recreation opportunities. The site is well situated for the proposed development as we will illustrate in this Site Review application The proposed development consists of 16 single family modular homes and one duplex on a 2.3 acre site arranged in a traditional development plan intended to become an integral part of the North Boulder Subcommunity. The surrounding street pattern will be extended to serve the neighborhood and each home will be located on its own lot and include a one-car garage. An alley will be provided to serve majority of the parking access minimize garage doors facing the street. All homes and lots are to be sold Fee Simple, to minimize ongoing HOA and condominium issues and expenses and to respond to market demand for this specific housing type. The houses are oriented to provide inviting front porches toward the street and private open space at the back of each house with the goal of maximizing the opportunity for the future residents to enjoy the lifestyle found throughout the single family home neighborhoods in the surrounding community. 50% percent of the homes (9) will be permanently deed-restricted and fill an important gap in the city's affordable housing stock and assist in meeting long-term city goals. The other 9 homes will be sold to market rate buyers. Process As a Boulder County enclave surrounded on three sides by the City of Boulder we have anticipated the following process for approval of the development plan: 1. Concept Plan Review and Comment (complete) 2. Annexation/Initial Zoning 3. Site Review/Subdivision Plat 4. Boulder Valley Comprehensive Plan amendment This current application covers steps 2 & 3 of the process and we are anticipating that step 4 will be processed concurrently as a separate effort with the Comprehensive Plan amendment being a condition of final approval for the previous steps. Compliance with Title 9, Land Use Regulations 1. Annexation & Boulder Valley Comprehensive Plan Requirements a. Compliance with State Statutes and Boulder Valley Comprehensive Plan: The proposed development shall meet the requirements of CRS 31-12-101 and is consistent with the requirements of the Boulder Valley Comprehensive Plan as follows: • 1.03: 1.04: Principles of Economic and Social Sustainability: This project provides housing in a location that builds upon the existing urban fabric of the City of Boulder, reducing urban sprawl and helping to create a more sustainable community • 1.21: Job/Housing mix: providing housing for the workforce and lessening in commuting Previous View . 2.31: Commitment to WwAha ieKOi P+he project is located near bike paths and public transportation • 2.42: Enhanced design for the built environment: The project is very pedestrian friendly and provides ample private yards for all of the homes. • 4.39: Energy Conservation and Renewable Energy: The homes are oriented and designed to take full advantage of passive and active solar. • 4.41: Energy Efficient Building Design: The homes will be designed with enhanced envelopes to save on energy costs and the modular building system creates far less waste. • 6.02: Reduction of single-occupancy trips: The development will use an eco-pass system to encourage use of public transportation • 7: Affordable Housing: The project helps the city come closer to their goal of 10 percent of the housing stock being permanently affordable. • 7.05: Strengthen Community Housing Partnerships: This project represents an important opportunity for a public/private partnership in the creation of affordable housing in the City of Boulder • 7.09: Balancing Housing supply with employment base & 7.10: Keeping low- and moderate-income workers in Boulder: This project is entirely residential and provides 9 permanently affordable units helping to offset the shortage of housing for lower and middle income families. • 7.14: Integration of permanently affordable housing: The project is designed to integrate market rate and affordable housing within a development that is in turn thoughtfully integrated into the surrounding community The BVCP designates the land use of this enclave parcel as MH, mobile home park. The intent of the MH Land Use category is to preserve affordable housing options for residents of Boulder. The proposed project does a better job of providing permanently affordable housing options by eliminating the issues inherent in mobile homes, such as uncontrolled land rents, depreciating primary housing assets, and poor sustainability performance. Instead, fixed foundation homes deeded permanently affordable can provide unchanging affordable pricing, a durable housing solution, and a high degree of sustainable, and in this way better fulfill the original intent of the MH land use category. The applicant is proposing that this element of the BVCP be amended as part of the Annexation and Site Review process to allow for RM-1 zoning to be applied to the parcel. This zoning designation will match that of the adjacent incorporated parcels. Page 1 of 5 Agenda Item 513 Page 42 of 59 Return to Agenda Item 513 Cover Page In addition to providing a better affordable housing solution, this amendment will allow the project to be developed in a manner that more closely matches the objectives of the North Boulder Subcommunity Plan. The NBSP contains Development Guidelines for All Neighborhoods that can be more closely met if the initial zoning of the property is amended to RM-1. Following is a summary of some of the guidelines and how the proposed development plan supports those objectives • "Locate compatible building types to face one another across streets. Change design rules at rear or side property lines rather than down the middle of the street" The property faces an incorporated parcel to the west that has RM-1 zoning. With the proposed extension of 9th street, the front of the property is established at the west. Zoning the annexed parcel as RM-1 avoids a condition where the land use transitions at a street. • "Position houses so that their front doors and front yards face the street."AII houses in the concept plan are designed with front doors and front yards facing a street. • "Leave front yards open wherever possible. When front yard fences are provided, they should be low and open." The proposed design provides this condition. • "Design houses so that garage doors do not dominate the front facade. Locate garage doors no less than 20' behind the principal plane of the front of the houses; detached garages are preferred. " To the extent feasible, detached garages have been provided and garages have been set back from the principal structures. • "Except in areas recommended for low density rural-type character, position buildings close to the street to create a more pedestrian friendly atmosphere. Rather than a conventional "setback", create a "build-to" line. "And "Design streets to be as narrow as possible." The proposed design requests a reduced front yard setback to establish a strong "build-to" line and narrow the street. • "Provide high quality building design with attention to detail. Avoid monotonous building designs: include human scale features such as porches, varied building elevations, and varied sizes and styles." The proposed single family home character will offer greater variety and quality than could be achieved with mobile home park development. b. Conditions: The proposed development will not create an unreasonable burden on the resources of the City. Existing transportation and utility infrastructure serving the property appears to be adequate to serve the added demand. The applicant is proposing the dedication of public rights of way and installation of right of way improvements that are provide benefits equal to or exceeding the additional burden placed on existing City resources by the development. In addition, the applicant is proposing to provide a substantial amount of permanently affordable housing. The average overall grade on the site is less than 3%. 2. Other Site Review Criteria: A. Open Space 1. Useable open space is organized to provide an attractive streetscape, functional back yard spaces and make effective use of common drainage facilities to create places that the residents will enjoy. 2. All units are provided with functional private back yards. 3. The project is located on a parcel of land appropriate for the proposed residential development. The existing vegetation and natural habitat on the property is limited to grassland vegetation. Unfortunately the one substantial tree located on the property is diseased and cannot be saved as part of the development. By locating appropriately scaled development on parcels of land such as this, overall policy objectives supporting smart growth can be achieved, protecting sensitive area. 4. The site design locates landscape buffers to screen the proposed development from the surrounding parcels. The open space is also organized to allow for small scale structures and a fine grain to the overall character of the development. 5. The proposed development provides a soft, landscaped edge to transition to the surrounding area. All abutting properties are developed land, established City of Boulder rights of way or land dedicated as open space associated with a neighboring development. 6. The proposed plan includes a link to the Fourmile Creek bike path. Previous View Item 513 Cover Page B. Open Space in Mixed Use Developments: N/A C. Landscaping 1. The landscape design utilizes a traditional detached sidewalk arrangement at the street frontages to minimize the width of uninterrupted paving in the right of way. Native vegetation is maintained at the north end of the site along the bike path connection at the transition to the Fourmile Creek green way. 2. The native environment is integrated into the project at the bike path connection to Fourmile Creek. 3. The landscape plan illustrates plantings consistent with the Land Use Code in all right of way areas. Additional landscaping is provided at the detention structure on Outlot A- 4. The traditional detached sidewalk streetscape functions in harmony with the porch fronted facades of the homes to create a space that can be inhabited by the residents of the neighborhood. The shaded sidewalks and front yards allow for enjoyment of the surrounding natural environment by both pedestrians and homeowners. The required landscaping on the alley is located as a buffer to the neighboring property and works with the garage frontages to enhance the space definition at the alley. D. Circulation 1. The detached sidewalk configuration and on street parking shield pedestrians from cars in the street. On street parking narrows the traffic circulation zone and helps to slow traffic. 2. A street and ally configuration is utilized with the majority of the parking access located off the alley. Curb cuts are minimized on the residential collector streets. 3. A bike path connection is provided to Fourmile Creek 4. The project is located with excellent access to bike paths and public transit. New sidewalks connect to existing at the project perimeter for pedestrian access. 5. The project is appropriately located for development of the proposed use. Existing alternative transportation infrastructure is in place for the benefit of the residents. 6. Bike path connections are provided. 7. Through discussion with Planning Board, an alternative right of way and street width is proposed at Rosewood Street where traffic load is expected to be minimal. The resulting design reduces the paved area of that street by approximately 30% Page 2 of 5 Agenda Item 5B Page 43 of 59 Return to Agenda Item 513 Cover Page 8. In general, the street design is intended to be consistent with the transportation master plan. However differing street sizes and right of way widths have been utilized to address the differing usage rates of the streets. 9. The intersection of 9th Street and Rosewood Street has been designed to provide for a fire truck turn around. E. Parking; 1. To the greatest extent feasible, parking access is located off the alley 2. While the alley system is utilized for the majority of the parking access, street fronting garages are utilized on the low traffic street where provision of alley access would result in excessive paved area. 3. The use of garages located off the alley minimize the impact of parking at the street frontages 4. NIA F. Building Design, Livability and Relationship to the Existing or Proposed Surrounding Area 1. The proposed streetscape and building design is consistent with the North Boulder subcommunity plan criteria for this area. 2. The scale and height of the proposed structures is consistent with those located in the neighboring Foothills development. While the neighboring mobile home park is largely limited to 1 story structures, the size and intensity of development proposed for the Rosewood project is substantially similar. 3. The predominant orientation of roof ridges in the project is east to west. This allows the lower portion of the roof to be closest to the property line, minimizing shading. It also reduces the visual impact of the project when viewed from the east, looking west towards the foothills. 4. The architectural character is consistent with the fabric established by the Foothills project, while endeavoring to provide some distinguishing differences. 5. The traditional detached sidewalk streetscape functions in harmony with the porch fronted facades of the homes to create a space that can be inhabited by the residents of the neighborhood. The shaded sidewalks and front yards allow for enjoyment of the surrounding natural environment by both pedestrians and homeowners. The required landscaping on the alley is located as a buffer to the neighboring property and works with the garage frontages to enhance the space definition at the alley. 6. Being that this is a residential single family home project of limited scope, public amenities are limited to right of way improvements. 7. This project fills an established gap in the availability of affordable detached single family homes. Considering that the neighboring Foothills project is predominantly of multifamily character this project helps provide a balance of housing types when the neighborhood is viewed as a whole. 8. Single family homes provide for improved privacy and sound isolation when compared with other forms of residential development. 9. Lighting will be limited to individual porch lighting on the homes, installed per City of Boulder Lighting Code. 10. See Sections A & B 11. Due to flood plain issues, this project anticipates minimal revisions to existing topography. Homes are elevated with finished floors typically anticipated to be 3' above adjacent grade to minimize exported material. G. Solar Siting and Construction 1. Shaded areas on the site are typically limited to spaces between buildings with the mitigation being that these spaces are minimized. The resulting plan organizes open space at the front and backs of the houses for maximum utility. 2. In general, houses have been located as close as practical to the north property line (3' setback defined) with more space allocated on the south side (5' setback defined). 3. The east to west orientation of the long axis of most of the lots supports the design of houses with south pitching roofs suitable for solar panel installation. 4. Trees are typically located at the street and alley frontages. The spaces between the buildings are less suited for tree placement helping to discourage future placement of trees in areas that might impact solar access. H. Additional Criteria for Poles Above the Permitted Height: NIA 3. Proposed Land Use: RM-1 medium density residential with open space, parking Previous View Item 513 Cover Page • 18 residential units on fee simple lots Lot Unit Type Floor Area Bed Bath Levels Garage Bsmt. IZ Comments 1 Medium House 1712 4 2.5 2 1 Affordable Main floor master 2 Cottage 992 2 1.5 2 1 Market 3 Small House 1536 3 2.5 2 1 Affordable 4 Cottage 992 2 1.5 2 1 Market 5 Medium House 1712 4 2.5 2 2 Market Main floor master 6 Small House 1536 3 2.5 2 1 Aff. M. I. 7 Small House 1536 3 2.5 2 1 Aff. M. I. 8 Cottage 992 2 1.5 2 1 Market 9 Cottage 992 2 1.5 2 1 Market 10 Small House 1536 3 2.5 2 1 Aff. M. I. 11 Small House 1536 3 2.5 2 1 Market 12 Medium House 1712 4 2.5 2 1 Market Main floor master 13 Cottage 992 2 1.5 2 1 Market 14 Cottage 992 2 1.5 2 1 Market 15 Small House 1536 3 2.5 2 1 Affordable 937 + 463 16 Duplex Unit Basement 3 1.75 1 1 X Affordable ANSI type "A" 937 + 462 17 Duplex Unit Basement 3 1.75 1 1 X Affordable ANSI type "A" 992 + 496 18 Cottage Basement 3 1.75 2 1 X Affordable Page 3 of 5 Agenda Item 5B Page 44 of 59 Return to Agenda Item 513 Cover Page • Home Pricing: (50% of units established as permanently affordable housing) Affordable Units Type Bed/Bath Size Anticipated Price Duplex Unit 3bed/1.75bath 937+462 $ 179,000.00 Accessible Cottage 3bed/1.75bath 992+496 $ 179,700.00 Small House 3bed/2.5bath 1536 $ 202,200.00 Small House 3bed/2.5bath 1536 $ 250,000.00 middle income Medium House 4bed/2.5bath 1712 $ 239,000.00 • Variances requested from the RM-1 zoning standards - Reduced front yard setback: The applicant is requesting that the front yard setback be reduced from 20' to 10' to allow for better lot utilization and larger back yards for the homes. - Reduced side yard setback: The applicant is requesting that side yard setbacks within the development be reduced to 3' and that the sloped setback requirement in this zone district be removed to allow the space between homes to be minimized to the extent practical. This reduced setback would only impact properties within the development. - Reduced open space provided per unit: The applicant is requesting that the minimum open space per unit be reduce from 3,000 s.f. to 2,779 s.f per unit to allow for an increased number of smaller, less expensive dwelling units to be developed on this site. Considering the location of the site and the extensive opportunities available to access public open space, we feel that this variance is justified as a means to allow for a greater number of smaller, less costly dwelling units to be developed on this unique parcel. • Road System and Fire Access - Access to the site is proposed to be an extension of the 91h Street right of way and associated right of way improvements. While the applicant is proposing that the developer construct the entirety of the 9th street right of way improvements needed to serve the project, no improvements are anticipated beyond the west curb line of the street. 9th Street will connect to Cherry Avenue at the south and extend to the north to the extent required to provide access to the developed lots and provide adequate space for a fire equipment turn around. - A portion of Rosewood Avenue will be provided running in an east/west direction at the north end of the site. This allows for better utilization of the property along the angled north boundary and provides street frontage for the dwelling units located on that portion of the site. It also facilitates the fire equipment turn around at the termination of 9th Street and provides for looped circulation serving the alley. Per the recommendation of Planning Board at the Concept Plan hearing, this street has been designed as a "skinny street" with a 40' right of way, a 20' paved section and detached sidewalks on both sides of the street. - A residential alley is provided to serve garage access to the units fronting on Cherry Ave. and 9th Street • Pedestrian Access - Detached sidewalks will be provided along the east side of 9th St. and on either side of Rosewood Ave. within the proposed rights of way - A new detached sidewalk will be provided along Cherry Avenue in an access easement along the south boundary of the property. Previous Vie,4. Development Schedule Item 513 Cover Page - Site Review: 06/2010 -10/2010 - Technical Document Review: 10/2010 -12/2010 - Infrastructure: 01/2011 -04/2011 - Vertical Construction: 04/2011 - 04/2012 5. Special Agreements: A 30' right of way reservation exists on the neighboring property to the west of the Rosewood site, along the entirety of the west property line. This property is owned by Boulder Housing Partners and was part of the overall Foothills Neighborhood development plan. In order to complete the 9th Street plan defined in this application, the Owner will need to secure the dedication of this reserved parcel as City of Boulder right of way. The Owner has initiated this process. 6. Response to selected Planning Board comments from Concept Plan Review A. Can the existing Cottonwood tree on the site be saved? The goal was to preserve this tree by making adjustments to the site plan. However, subsequent observation by certified arborist has indicated that the tree is diseased and is probably not a candidate for preservation. The plans as submitted for site review anticipate that this tree will be removed. A copy of the letter from the arborist is attached. B. Can this project use some of the storm water detention capacity of the Foothills project to the west in order to improve the quality of the design by limiting the amount of area devoted to detention? After researching this issue the applicant and the owner have arrived at the conclusion that it is not practical at this time to share detention capacity with the neighboring property. Foremost in this determination is that the Foothills site may have additional development potential in the future and dedicating part of their detention capacity could cause unanticipated complications. Furthermore, it appears that we can effectively manage the required detention on site. C. Common open space is an issue. Can the detention space be improved to function as an enhancement to the common landscaping of the project? The proposed landscape plan illustrates an approach to the detention structure design that will accomplish this goal. D. Can solar access be developed in the design? The Solar Shadow Analysis included as part of this application also illustrates the potential for installation of south facing rooftop solar panels. 12 of 18 homes have excellent orientation for south facing solar, either Page 4 of 5 Agenda Item 5B Page 45 of 59 Return to Agenda Item 513 Cover Page on the principal structure or the garage. Keep in mind that east facing solar also works very well and the remaining homes are suited for that approach. E. The cottage house design looks top heavy and there is concern about the vinyl windows. Our team is committed to providing a quality solution. For the current application, we would like to maintain the overhanging cottage design with this application as it offers the potential for variety in the street frontage Conclusion Thank you for taking the time to review this Site Review Application. We are looking forward to working with City staff, Planning Board and City Council to make this project a reality. As we continue through the process, we hope to keep the fundamental goal of the project in mind: we are attempting to create an economically diverse, family-oriented neighborhood that provides a nurturing setting in which members of this community may grow and thrive. Thank you for your time invested in moving this project towards realization. Previous View Item 5B Cover Page Page 5 of 5 Agenda Item 5B Page 46 of 59 epua5V o; uan;aa a(ied aan03 99 W041 Attachment H 1000 ROSEWOOD AVEN .NUE, SITE REVIEW APPLICA ~ATION COBURN creating great places'" I I~I-fir -f -ri u;;:~•. L--...:_G-~ i I I 1 - ~L. I_ i i I I PROJECT INFORMATION: AL OWNER: 7 I ~7r~-~~ ~I I ~ I I iY~ hill 11 Thistle Communites/Allison Management, LLC mow, al f ICI I~ 1845 Folsom St. - ~ I I I r A i-P Boulder, CO 80342 i APPLICANT: New 9th Street partial elevation looking East Coburn Development, Inc Scale: 1/16 " = 1'-0" 3020 Carbon Place #203 Boulder, CO 80301 GROSS PARCEL AREA: 2.27 acres = 98,682 sf CURRENT ZONING: Count Rural Residential PROPOSED ZONING: RM-1 PROPOSED USE: Residential - 16 detached dwelling units l - 2 duplex dwelling units I- - 9 attached garages I >Jn I f II I ~ ~ I I' - 9 detached garages mOIA snofnaad abed aaAOO 89 W911 PROPOSED GROSS UNITS PER ACRE: 7.96 PROPOSED NET LOT AREA: 1.48 acres = 64,489 sf PROPOSED NET UNITS PER ACRE : 12.16 cherry Avenue elevation looking North 4orth PROPOSED F.A.R.: .44 Scale: 1/1611 = 1 `-0" AVE. • ~1 F-.. YARMOUTH AVE. 0 fT In  ' Lot# Lot Area UnitT a Floor Area Bed Bath Levels Garage Att/Det Gar. FA Ttl. FA Bsmt. FA Bld s. Comments Sales Sales DRAWING INDEX 1 4,519 Medium House 1,712 4 2.5 2 1 A 264 1,976 1 Main floor master Affordabl; Affordable 2 1,981 Cottage 992 2 1.5 2 1 A 264 1,256, 1 Market Market SR-1 PROJECT INFORMATION AND VICINITY MAP 3 3,162 Small House 1,536 3 2.5 2 1 A 264 1,800 1 Affordable Affordable SR-2 SITE DEVELOPMENT PLAN 4 1,952 Cottage 992 2 1.5 2 1 A 264 1,256 1 Market Market SR-3 SHADOW ANALYSIS AND OPEN SPACE DIAGRAMS 190 'MM 5 4,231 Medium House 1,712 4 2.5 2 2 D 264 1,976 2 Main floor master Market Market SR-4 ARCHITECTURAL PLANS Affordable Middle Income ' " e 1; ■ o 4RaWw.ow AVE.0 AVE 6 6 3,744 Small House 1,536 3 2.5 2 1 D 264 1,800 2 Aff ordable 7 3,744 Small House 1,536 3 2.5 2 1 D 264 1,800 2 Affordable Affordable Middle Income SR-5 STREET ELEVATIONS 8 3,276 Cottage 992 2 1.5 2 1 D 264, 1,256 2 Market Market LP-1 LANDSCAPE PLAN 9 3,276 Cottage 992 2 1.5 2 1 D 264 1,256 2 Market Market LP-2 LANDSCAPE DETAILS & NOTES SILVER y ..i_. l =E 10 3,744 Small House 1,536 3 2.5 2 1 D 264 1,800 2 Affordably Affordable LAKE AVE. SILV 11 3,744 Small House 1,536 3 2.5 2 1 D 264 1,800 2 Market Market C1.0 PRELIMINARY GRADING AND DRAINAGE PLAN F~ j i r jft 12 3,922 Medium House 1,712 4 2.5 2 1 A 264 1,976 1 Main floor master Market Market C1.1 PRELIMINARY GRADING AND DRAINAGE PLAN rim 13 2,438 Cottage 992 2 1.5 2 1 A 264 1,256 1 Market Market C2.0 PRELIMINARY UTILITY PLAN 14 2,298 Cottage 992 2 1.5 2 1 D 264 1,256 2 Market Market 'oil me ads S 15 4,550 Small House 1,536 3 2.5 2 1 D 264 1,800 2 Aff ordable Affordable C2.1 PRELIMINARY UTILITY PLAN 16 3,048 Duplex Unit 937 3** 1.75 2 1 A 289 1,226 463 0.5 Accessible ANSI type "A" Affordable Affordable SHEET 1 OF 2 PRELIMINARY PLAT CHERRY AVE. /E 17 2,521 Duplex Unit 937 3** 1.75 2 1 A 289 1,226 463 0.5 Accessible ANSI type "A" Affordably ' Affordable SHEET 2 OF 2 PRELIMINARY PLAT R k O y C3 ` 1 n , 18 2,516 Cottage 992 3** 1.75 2 1 A 264 1,256 496 1 Affordabl+ Affordable A m RM-2 RI YI Jr L OutlotA 4,154 Detention, utilities Outlot B 1,632 Drainage, utilities Outlot C 35 Access Control Total 64,489 23,170 4,802 27,972 1,422 26 SITE REVIEW CORRECTIONS * Basement floor areas are illustrated separately and not included in total for purposes of FAR determination VIOLET AVE. n-L4*I. - ; 41 Third bedroom in basement, structure is not located in 100 year flood plain N lY Context Map Project Unit Matrix SR~l Scale: 1" = 200' No Scale 1000 ROSEWOOD AVE. Project Information and Vicinity Plan Ian 10.11.10 BOULDER, COLORADO Scale as Noted Planners - Designers • Builders 3020 Carbon Place # 203 Boulder, CO 80301 303-442-3351 Coburndev.Com Agenda Item 513 Page 47 of 59 epua5V o; uan;aa a(ied aan03 99 W011 N COBURN I 1 ` I \ creating great places'"' 1 ~ '1 1 I j 11 1 I 1 ~ ~ } I 1~ J1 1l ~ 1 I 1 \ ~J 1 1 1 I t \ ~ / l \1 \r FOOTNIL! l 111 ~ FOOTHILLS NtIQHBORHOOt3' bkTEN' / ~ • ~ ; ~ ~ ~ J f _ - _ J _ _ - ~ J ~ DETENTION STRUCTURE,-,,, 11 111' ~ / \ ' cr) 1 - - - - - - - - - - - - - - - - - III ~~I \ t} 1 ~ 1 1 III II ~ ~ ~ ' 85'-4" - 23'-0" 23'-0" 23'-0" 23'-0" 23'-0" 231-0" 23'-0" 23~-t FIRE EQUIPMENT TURN AROUNa 3'-0" 23~-0" 23'-0" 23'-0" 23'-0" 23'-0" 23'-0" 23'-0" 23'-0" ~3'-0" 23'-0" , -23'-0- ~ 3'-0" 23'-0" 23,- ~ 3'-0" 23'-`0" 20'-0" o ~ N i-lw N i-,Ww T . \ \ 4 ~ \ I -W7-0" FRONT - i q TREE LAWN \ 1 l I , 1 TREE LAWN - \ SE RACK SIDEWALK SIDEWALK SIDEWALK } 4 I 5'-0" REAR SETBAC W o - - - - \ PORCH_ _ PORCH_ PORCH PORCH PORCH POC PORCH \ 1 w i wla I- w wl I j~~ I 5 1 1 1 1 6 I F -I I - - i ~ - - J a v 75 m \ -`I I -I I (-~p0 CH I ~rPO CH ° -00 I` I I 1 1: i~ -II I~ -il I I I I: I~ r I~ Lo \ ~I1 61I~, 71I~ II 8111 II 911! 70~ II 7~1 llo - p - 4~j tLj co I I II III III II III II III III ~I I I I~ p I 1" W WAL I w } N a _ w L- ~r~Y nag . I - DRIVEWAY I : I 1 1 : 1 1 : II II : it II : I l l : l Ir•:-1~ ~ - - ~ ` ~ L---ULJ ul"i i U y a } I I DRIVEWAY - ; 1I 1 1 1 l l l l III I I 1 1 1 11 I j°~ iI I D'WAY L 118 ---~~.L-32=7'- 1I 1 1 I I 1 iL J I I IL J I' 1 1 1 1' 1 1 11 L- 0 MAINT. ESMT I n I (m I IDE } ---J I I L L J I. I L J 128'-0" I, 128'-0" I I I L JII I L J! t a MAINT. ESMT. 4 BACK nnain snoinaad abed aano0 89 uaa311 N } AL a' Y 20'-0" I 47'-1 I I _ »4t1'-0"T o' I I 32'-0" 1 32'-0" 1 ) i 32'-0" 15'-0~ I- 5'-0" 1 1 32'-p» I 1 32'-0" I WI 1 74'-0" - WAY 4ROW Q E~NAY -46 y ~I cc cl~ 0 ~I - - - - 24'-0" I 10 I ME I-0„ `f I5,-0" I I 15'-0" 1 ! SIETBACK 1 1 SIETBACK! TI~I5~--0" I I i ~n i i ` _ . _ .t - _ S SIDE p„ I 5,-o" DRI E, A c~ l- I J SE BACK 3,_0» I : ISID''-( } I ' I 1 Sld'-p" I ' 1 SIDE 3'-0"3'-0" 3'-0" 1 JITBAC } - SIDE I SETBACKSIDI ETBACKS ] I SETBACKSIDE SIDE SIDE KS E 1 SIDE 0" 1 z - /J } i W I 20'_0„ FRONT SETBACK _ W O N O TRP -71 7 .FTRAC I I I I SET Lt J Q ° r~ o ~/~p 1 J + a III OUTLOT B a i I Q I 11: 1 1 17 1 r 1 1 r ~I ! 1 r ~I ! 1 r ! 1 r - Y W ~J ° 77~`• N 1 i t I i t I i~1 I III I I III I I I\,\ I ICI I ~,I m r---- _ ~~W I - - - - Y SIDE Lij BAC i I I L - i 1 I. i 1 I. i I I I 1 I. III 1 11 I I i I I Q 14 'cn TIUTY EASEMENT L~j L- o _L_--_-_-___ I N y ,I - W L I o _ a'te' a a ate' z a w o ° f-~.. 20'-0" 18 b ° a \ ° ~ m FRONT SETBACK STREET i!S -40. V / \ N A L~ L E Y -,1:,4 N ~n N -00 af (D w N N 1 DR I!W MIN 1 - 1  79'-G" / 52'-1" f m I / 1 5 ° / 1 In 4 W 0 1 l ~ 4 4 I / l I U) l~ 4 x I YSTING MOBILE,-HOME PARK ACCESS AND PARKINQ l \ Lo EXISTING MC Front setback* 4 20 feet (Lots 1,2 & 3) 10 feet (all other lots) Side setback from a 10 feet (Lots 1 and 12) 5 feet (Lot 15) 7-1 street Interior sideyard 3 feet (Lots 2, 3, 12, 13, 14, and any interior lot lines north of structures.) 1 ' 1 I S setback** 4 2 feet (Lots 16 and 17) and 0 feet where attached. 5 feetfor all other interior sideyards. I y / r Rear setback 5 feet (Lot 2) 2 feet (Lot 4) 1 , 4 8 feet (Lot 17) I ti I y ! J 4 10 feet (Lot 18) Porches may encroach into setback per section 9-7-4, B.R.C. 1981. 1 I * * Approved setbacks do not constitute any waiver to the Solar Access regulations of section 9-9-17, I ti B.R.C. 1981. I y * * * Accessory buildings must conform to RM-1 setbacks. L-j- 1 I I ~ PONDEROS) )NDEROSA MOBILE HOME PARK Principal Building Setback Table IN BOULDE N BOULDER COUNTY ENCLAVE SITE REVIEW CORRECTIONS I I I I Site Development Plan ~l IY SR~2 Scale: I"= 30' CIL 1000 ROSEWOOD AVE. Site Development Plan 10.11.10 BOULDER, COLORADO} Planners • Designers - Builders 3020 Carbon Place # 203 Boulder, CO 80301 303-442-3351 coburndev.com Agenda Item 513 Page 48 of 59 a ~ L } Q ~ O O V M d SHADOW ANALYSIS TABLE: FROM TABLE 1 ACCESS AREA II SHADOW ANALYSIS HAS BEEN DONE ONLY FOR BUILDINGS WITH ROOF ELEMENTS AT ELEVATIONS GREATER THAN 25 ABOVE GRADE, THEREFORE NO ANALYSIS WAS DONE FOR GARAGES. E1M-9 h S7 ET EFT LOT ROOF HEIGHT ABOVE SHADOW LENGTH NUMBER ELEMENT GRADE (FFE) 10 AM NOON 2 PM l ~ ~ r II LOT 1 A 24.72' NA NA NA (5545.5') B 31.72' 17.77' 13.44' 17.77' C 2.0' INA NA NA I 3: I . D 33.5' 17.2' 13.0' 17.2' COBURN , l y I I I I,.\~ I l iI~ iI: I ~I I ' 162, 122, 162' creating great places"` ~I' I ~I I I I I I I \ ' 811! 1 91 101 111 0 / \ F 31.0 i y I I I 4 I 5I' $ I~ 7111 I $ I~ I ~ I~ I I G 23.8' NA NA NA w ,II I I I I - i I j I i i l III I Ilj 111 1 II I I I ~ II I I O ~ / ~1 / LOT 2 A 21.75' NA NA NA _ I I I I I l ~ I -F I I I I I I I I 1 4 1 I I I I I, (5544.26') B 21.55' NA NA NA 1 II Q y L_- I ~s i I I I I I I ~ I I I I _ ~ I X16 / \ ~ / C 29.84' 12.78' 9.68' 12.78' I ~ I III I ~ I ` ► ~ _ I ~ I I I I I I I L / D 21.5' NA NA NA E 217 NA NA NA I I ~ ~I III I I ~ ~ I - I: I I I 1': -4 I I I I ! T': -4 LOT 3 A 23.82' NA NA NA ' ~I~ } y - I ~1 I I '`'hI-I~ II II I II I J (5544,0') B 23.5 NA NA NA I~ I I~ I I~ I I - ~ 1 f C 23.6' NA NA NA I I. I I. I I / 1 " D 23.42' NA NA NA Jul 11 1 1 -4 / I E 30.36' 14.2' 10.72' 142 y y OUTLOT 8 I 4\ \ I I I I I I HIV ! F 23.22' NA NA NA II I III I I~`I~ I I I 14 _ - - ~ I f J G 23.82' NA NA NA II• I I I I- ` J A 22.9' NA NA NA B 22.7 NA NA NA C 29.5' 12' 9' 12' LOT 4 D 22.1' NA NA NA A L E Y rf/ (5W.25') E 22.6' NA NA NA l F 30.0' 12.7' 9.5' 12.7' -l- 1 G 22.3 NA NA NA H 23.1' NA NA NA I ti I ROOFS SUITED ? SOUM FACING SOLAR ARRAYS ARRAYS / I I LOT 5 A 23' NA NA NA / (5548.5') B 227 NA NA NA o ~ f rn 4 I J I I/ ROOFS SUITED TO EAST FACING SOLAR ARRAYS BRAYS C 30.42' 14.4' 10.84' 14.4' D 22' NA NA NA I ti ~ E 22.5' NA NA NA F 31' 15.9' 12' 15.91 Shaded Areal represent extent of Adjusted Shadow Length t Length for Access Area II G 23.2' NA NA NA Note: Final solar analysis shall be submitted at building per ding permit H 237 NA NA NA Solar Shadow Analysis ;s shall comply B 29.5' 11.91 9INA .0' 11,91 N submittal for each individual building. All structures shall c Scale: 1" - 30' with Solar Access regulations of section 9-9-17, B.R.C. 1981 for/ 1981 for Access LOT 6 C 22.0' NA NA NA (5549.5') D 23.0' NA NA NA E 30.5' 14.55' 11.0' 14.55' Area II (25' solar fence) F 23.0' NA NA NA A 22.1' NA NA NA I ' E It1/ 9 h S T ET - B 29.55' 12.0' 9.1' 12.0' O 1 LOT 7 C 22.0' NA NA NA O U y (55503) D 22.8' NA NA NA d I I 111110 111MUMP KC) / j E 30.3' 14.01' 10.6' 14.01' 1 I / / f F 22.8' NA NA NA ~l A 21.6' NA NA NA II U4 B 28.8' 10.1' 7.6' 10.1 LOT 8 C 21.0' NA NA NA 15 t (55513) D 21.5' NA NA NA 4 5 s 7 $ t I III I - 8 9 10 11 1~ 1 E 29.0' 10.6' 8.0' 10.6' w o F 21.5' NA NA NA A 21.8' NA NA NA CO 16 B 28.9' 10.33' 7.8' 10.33' l1 I LOT 9 C 21.0' NA NA NA I II l QC 1 ~ (5552.3') D 21.3' NA NA NA ~.n. / c no n, in r o n- In c  i K-K F 21.81 NA NA NA I ~ III 2 A 22,3' NA NA NA 1 cc /-XI Ix 4j B 29.65' 12.34' 7.3' 12.34' \ f! LOT 10 C 22.0' NA NA NA 17 (5553.3') D 22.8' NA NA NA I , E 30.3' 14.1' 10.6' 14.1' 1 1 / l f rQ F 22.8' NA NA NA f / J A 22.0' NA NA NA B 29.5' 11.95' 9.0' 11.95' LOT 11 C 22.0' NA NA NA A L E Y (5553.5') ID 22.5' NA NA NA -x 7 ~f 4 I ( E 30.25' 13.88' 10.51 13.88' -1- f ~ 1 F 23.0' NA NA NA A 23.0' NA NA NA Usable Open S a6 4b 002 sf B 30.25' 13.88' 10.5' 13.88' LOT 12 C 22.5' NA NA NA / f (5555.0') ID 22.75' NA NA NA ` Useable Open Spo~e in ROW (7,492 sf) 92 sf) ~ E 30.5' 14.55' 11.0' 14.55' 5 1 r l F 23.25' NA NA NA A 25.1' 0.26' .2' 0.26' B 23.1' NA NA NA LOT 13 C 30.6' 14.82' 11.2' 14.82' Open Space Diagram {5554.0') D 23.1' NA NA NA E 25.1' 0.26' .2' 0,26' Scale: I If = 30' a A 22.5' NA NA NA OPEN SPACE Excess Open Space Allocation Table Lot Lot Area %ofTotal Allocation ition B 21.0' NA NA NA )6 LOT 14 C 28.75' 9.93' 75 9.93` Required Open Space 18 units x 3000sf = 54,000 sf 1 4,519 7.7C% 106 L 2 1,982 3.38% 47 37 (5553.5') D 21.5' NA NA NA Useable Open Space on Site 46,002 sf 3 3,162 5.39% 74 74 7,492 s.f, but Open Space in ROW 4 1,952 3.33% 46 51 4 7. 96 E 22.5' NA NA NA SITE REVIEW CORRECTIONS 39 A 23.5' NA NA NA Useable Open Space in R.O.W can only account for 1015c, of Open 6 3,744 6.39% 88 38 B 22.0' NA NA NA Space therefore: 5,400sf 7 3,744 6.38% 88 38 LOT 15 C 30.0' 13.2' 10.0' 13.2' 8 3,276 5.58% 77 77 (5558.0') Total Useable Open Space Illustrated 51,402 SF (4.8% reduction relative to 10 3,744 5.58% 8 n D 23.0' NA NA NA 38 E 24.5' NA NA NA $77 required useable open space 11 3,744 6.38°l0 88 38 LOT 16 THIS LOT DOES NOT REQUIRE SOLAR ANALYSIS AS ALL 32 ROOF ELEMENTS ARE LESS THAN 25' FROM GRADE. Excess Open Space Allocated for Unit 13 32,438 ,922 4.16/ 92 -1,379 SF 57 ,7 THIS LOT DOES NOT REQUIRE SOLAR ANALYSIS AS ALL SR 3 Footprint Expansion * 14 2,298 3.92% 54 34 LOT 17 ROOF ELEMENTS ARE LESS THAN 25' FROM GRADE. 15 4,550 7.76% 107 R 55 * A 24.6' NA NA NA Total Useable Open Space Proposed 50023 SF (7.4 % reduction relative 16 3,048 5.20°1/. 65 Ss * B 23.1' NA NA NA to required useable open space) 17 2,521 4.30% 65 18 2,516 4.29% 59 59 LOT 18 C 30.75' 15.2' 11.5' 15.2' * Excess Open Space Allocation Table For Available space on each lot Total 58,668 1379 79 (5554.5') D 23.4' NA NA NA 10.11.1 1000 ROSEWOOD AVE. Shadow Analysis and Open Space D :ice Diagrams See * Allocation averaged for duplex lots E 24.95' NA NA NA BOULDER, COLORADO Scale as Noted Planners - Designers • Builders 3020 Carbon Place # 203 Boulder, CO 80301 303-442-3351 coburndevxom Agenda Item 513 Page 49 of 59 c v, 3 m o n 0 y < .1 1 / //I i~I/ /I~' ' l r ~.d•!~ III , ~ / / \ + 1 ' FOOTHILLS NEIGHBORHOOD'`, " / / r 1 , 3JI 1 Id DETENT10 ' STRUCTURE 00 - .~-SIGHT TRIANGLES ' , !1 ~ `i ~ ~ a , SIGHT TRIANGLES , \ \ , TYP. TURF TYPE , TYP. \ + ~ \ TURF TYPE \ ,l 1 \ . 2-SHA 2-SWO FESCUE TYP. 3-HAC 3-HAC FESCUE TYP. 2-SHA 3-SWO , __!_.~_•F 1 . f...4 i IiiIF A-.i..f I }._+-r•+ 4+ + ♦ •1•Lrt- y .{.♦-.{.-y. y + Y + Y i 4 _ 4 4 4 110 4 4 4 4 4 4 iii ~ Zed 1l~~ ~sr--r} ♦ • " \ 1 8-POT 8-POT 1-" 1 Q NWR- 17-BLG 17-BLG 8-POT S-POT I---- 40LB pp e- 1 - 40 0 - O-NWR ' LNWR 4()-LBG 40-LBG N,; LANDSCAPE NOTES 1 1 1 4' 1 , 1 • • 1 1 r~ .i 1 • • 1 • • ■ f 1 I / I. • • • • • f / ;4;. A ♦14l 1 I 1. STAKE ALL TREE AND SHRUBS BASED ON THESE DRAWINGS. EXACT 1 ,1 r t_S' 15' - - 1 - 4 4 4 4,17 _ 1 f `r` LOCATIONS OF PLANT MATERIALS TO BE APPROVED BY THE LANDSCAPE "r ARCHITECT IN THE FIELD PRIOR TO INSTALLATION. LANDSCAPE ARCHITECT RESERVES THE RIGHT TO ADJUST TO EXACT LOCATIONS IN THE FIELD. . 4 444 1 2-TAT TURF TYPE FESCUE TYP. , ` ; - '`l♦+~`c ~:•+1~ : ~ s• •4~♦j• L I 7 r a'. ' ~.r `~♦',j♦'t:• 2. ALL TREES TO MEET THE CITY OF BOULDER LAND USE CODE STANDARDS 23-DFG A 6 ` 7 ` j 10 ~0'` FOR SIZE AND SPECIES. .0 4 4 LP-2 14 4 4 l 13' --+-r-- ~1~ / • ' 11 f'•'f••'•♦♦ ` ' `~'i 3. PROVIDE MATCHING FORM AND SIZES FOR PLANT MATERIALS WITHIN EACH 6-OMG Gil I; SPECIES AND SIZE AS DESIGNATED ON THE DRAWINGS. R l 1 - - 13-DFG % EE TO I I 5-DFG / SHADE STRUCTURE EXISTING TREE TO - " - - - - - - 11 - 4. ALL LANDSCAPE MATERIAL TO BE DISEASE AND INSECT FREE. LANDSCAPE BENCHES TYP. BE REMOVED - HAQ (POOR HEALTH) K LARGE SMOOTH.... k 5-DMG JH} ARCHITECT TO REVIEW PLANT MATERIAL AT SOURCE OR BY PHOTOGRAPHS BOULDERS TY ti - t__ $ PRIOR TO DIGGING OR SHIPPING OF PLANT MATERIAL. _ 8-QMG 7-POT - -SWO --1 - 'R 4 5. ALL LANDSCAPE BEDS ARE TO BE MULCHED WITH 4" MINIMUM LAYER OF DRY STACKED BOULDER r1 5-IRS 14-POT " WESTERN SHREDDED CEDAR MULCH OVER PLANTING SOIL, UNLESS 8-DMG ' RETAINING WALLS TYP. ~ • ' • O-BLG )MG 8-DMG ~•'69V_ ` OTHERWISE INDICATED IN THESE DRAWINGS. o ~ 6. ALL SHRUB BEDS TO BE MULCHED WITH LOCAL SOURCE WOOD FIBERS 3" 1-TAT 10 N LA PORCH CONSTRUCTION AT SIGHT TRIANGLE iT TRIANGLE MIN. DEPTH. - • • • • • INTERSECTIONS SHALL PROVIDE A MINIMUM A MINIMUM 21-BLG ' • OF 75% VISUAL PERMEABILITY BETWEEN TH BETWEEN THE 7. ALL PLANTS AND TURF AREAS TO RECEIVE ORGANIC SOIL AMENDMENTS AT 1 - HEIGHTS OF 30" AND 98" ABOVE THE k " ` ! ROADWAY. SEE SHEET SR-4 FOR EXHIBIT )VE THE A RATE OF 5 CY/1000 S.F. OF LANDSCAPE AREA. FOR EXHIBIT { TURF TYPE 2-IMP ILLUSTRATING TYPICAL PORCH CONSTRUCTIC CONSTRUCTION 8. MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING FESCUE TYP. 30'-0" 0!_0 AND VISUAL PERMEABILITY CONSTRUCTION WITH PRIOR APPROVAL FROM THE CITY OF BOULDER, AS W - 6-POT 7-DEG .i • . REQUIRED BY SITE CONDITIONS. OVERALL QUANTITY AND QUALITY TO BE 15-CHP 14 CONSISTENT WITH APPROVED PLANS. 3-IMP 4-Ti 4-TAT 3-NWR % r / 9. STREET TREE LOCATIONS SHALL BE ADJUSTED TO ALLOW FOR A MINIMUM > LARGE SMOOTH 15-CHP 3-CHP EXISTING TREE - ~ ' ' ' / OF A 40' CLEARANCE TO STREET LIGHTS (15' MINIMUM IF THE TREE IS BOULDERS TYP. 15-CHP PROTECT IN PLACE ACCESS AND P~ ORNAMENTAL). EXISTING TREE EX`STI r oLj=, PARK ACCESS A PROTECT IN PLACE } 10. LOCATE ALL UTILITIES PRIOR TO ANY DIGGING OR LANDSCAPE PLANTING. / 11. STREET TREE LOCATIONS SHALL HAVE A MINIMUM SEPARATION OF 10' 10 BETWEEN WATER OR SEWER LINES. + ~ n F-1 F-1 F-1 1 ~ 12. INDIVIDUAL RESIDENTIAL LOTS SHALL BE LANDSCAPES PER THE DCf11 11DC'l1r'AITC !1r TWF rITV nF, Qno rwp  1\L1{V11\LIYI LI\ I J VI 111L. 411 I VI LlVLLI/LI\• 13. ALL LANDSCAPE AREAS SHALL BE WATERED BY AN AUTOMATIC IRRIGATION 7 m m7m7mmo OwLl SYSTEM. LEGEND 0 15' 30' 30' 60' 90' PLANT SCHEDULE SEEDING SCHEDULE EXISTING TREE -ol PLANT TYPE: DECIDUOUS TREES EDING MIX "B"-LOW GROW NO MOW Abbr. No. Genus Species Common Name Min. Size Spacing SEEDING MIX "A"-FOOTHILLS MIX SEEDING M HAC 9 Celtis occidentalis w Western Hockberr 2.5" Per Plan CHARACTERISTICS: CHARACTERISTICS RACTERISTICS: DECIDUOUS SHADE TREE IMP 6 Gladitsia triacanthos inermis Imperial Locust 2.5" Per Plan GROWS 36-60 INCHES AT FULL POTENTIAL GRASSES GROW 5-12 INCHES TALL SHA 4 Gladitsia triacanthos inermis Shad+ Shademaster Hone acust 2.5" Per Plan EXCELLENT NATURAL COVER FOR DRYLAND AREAS GRASSES t SWO 7 Quercus bicolor S Swamp White Oak 2.5" Per Plan REQUIRES REQUIRES LITTLE TO NO MAINTENANCE Tatarian Maple 2" Per Plan SEEDING RATE: GROWS WE GROWS WELL IN ELEVATIONS UP TO 10,000 FT ORNAMENTAL TREE TAT 3 Acer tataricum SBC 3 Amelanchier x grandiflora Atm. Atm. Brilliance Serviceberry 8' CLUMP Per Plan NEW SEEDING - BROADCAST: 35 LBS/ACRE - DRILLED: 40 LBS/ACRE OVERSEEDING - BROADCAST: 15 LEIS/ACRE - DRILLED: 20 LBS/ACRE SEEDING RATE: SING RATE: SHRUBS & GRASSES o + NEW SEEDI NEW SEEDING DRYLAND: 20-25 LBS/ACRE IRRIGATED: 40 LBS/ACRE PLANT TYPE: SHRUBS, GRASSES & PERENNIALS MIX CONTAINS: OVERSEEDI OVERSEEDING DRYLAND: 10-15 LBS/ACRE IRRIGATED. 20 LBS/ACRE IRRIGATED TURF- Abbr. No. Genus Species Common Name Min. Size Spacing 20% ANNUAL RYEGRASS 10% CANADA BLUEGRASS TURF TYPE TALL FESCUE BLG 75 Elymus glaucus Dune Grass 1 Gal Per Plan 15% SLENDER WHEATGRASS 8% INDIANGRASS GLS 19 Sumac aromatics 'Grow-Low' C ' Grow Low Sumac 5 Gal Per Plan MIX CONTAINS: CONTAINS: any' Little Bunny Grass 1 Gal Per Plan 10% MOUNTAIN BROME 7% SIDEOATS GRAMA 30% EPHR 30% EPHRAIM CRESTED WHEATGRASS NATIVE GRASS -MIX "A" ¢ { + 4 +Y LBG 177 Pennisetum alopecuroides 'Little Bunny' Li + + 4. is Yellow Gem Potentillo 5 Gal Per Plan 10% PUBESCENT WHEATGRASS 5% BLUE GRAMA 25% SHEE 25% SHEEP FESCUE BUNCHGRASS SITE REVIEW CORRECTIONS + + + + POT 70 Potentilla fruiticoso 'Yellow Gem' Yell 7 17 7 NWR 30 Rosa x 'Nearly Wild' h Nearly Wild Rose 5 Gal Per Plan 10% HARD FESCUE 5% SWITCHGRASS 15% PEREI 15% PERENNIAL RYE BUNCHGRASS NATIVE GRASS - MIX "B" DFG 65 Pennisetum alo ecuroides 'Hamlen' Dwi I' Dwarf Fountain Grass 5 Gal Per Plan 15% CHEW 15% CHEWINGS FESCUE CHP 48 Ligustrum vulgare 'Cheyenne' Cheyenne Privet 5 Gal Per Plan 10% KENTI 10% KENTUCKY BLUEGRASS BPC} 28 Juni erns chinensis 'Blue Point' BI Blue Point Juniper 7 Gal Per Plan 5% ROCKY 5% ROCKY MOUNTAIN WILDFLOWER MIX PERRENIAL / GROUNDCOVER BOR 49 Persicaria affinis Border Jewell 1 Gal Per Plan DMG 24 Misconthus sinensis 'Yoku Jima' Dy Dwarf Maiden Grass 5 Gal Per Plan LP 1 COLORED CONCRETE IRS 5 Iris sibirica Siberian Iris 1 Gal Per Plan chdstopherhoydesigngroup 08.27.10 1 000 ROSEWOOD AVE. BOULDER, COLORADO LANDSCAPE ARCHITECTS Planners • Designers - Builders 1184 WEST 111TH PLACE 3020 Carbon Place # 203 NORTHGLENN, CO 80234 Boulder, CO 80301 303.451.7986 303-442-3351 coburnClev.Gom Agenda Item 513 Page 50 of 59 c v, 3 m 0 n 0 y < N tG m SHADE TREE E TREE COLORED CONCRETE SIDEWALK ORNAME1 -ORNAMENTAL TREES TREES BOULDER SEAT BENCHES WALL BOUI BOULDERS IN SHADE TURF TURF FOR BENCH COLORED CONCRETE COBURN SHELTER CLIM CLIMBING SIDEWALK creating great places'" SLOPED TURF IN 1 ' DETENTION BOULDER RETAINING WALLS j 1 . WATER QUALITYr CHANNEL o ALLEY ~ - t t DETENTION POND OPEN SPACE SECTION A V ~ sir SCALE1'4-0' Q 2' 4' 8' 12 ' w o' 0 c 0 N fD N ~ y N LEGEND ENTRY PLANTING ENTRY PLANTING _ 4-1 r EXISTING TREE Ex d I 41 00000. 41 -bnprw - A-7  ORNAMENTAL DE DECIDUOUS SHADE TREE GRASSES + LAYERING OF PERENNIALS + + SHRUBS & • PERENNIALS • OF ORNAMENTAL TREE • ORNAMENTAL TREES SF SHRUBS & GRASSES o + I RI -vEl IRRIGATED TURF- o TU TURF TYPE TALL FESCUE _ PE PERRENIAL / GROUNDCOVER 2X2 CONCRETE PAVERS o 0 0 4a4'g4 ' . PRIVACY : • SCREENING r ~ ~ Q 50lT~ SD SD ~.,-S~ SDI-SD SD SD~ SITE REVIEW CORRECTIONS EXAMPLE - INDIVIDUAL LOT LANDSCAPING SCALE:1 "=20'-o' LP~2 0 10' 20' 40' 60' chdstopherhoydesigngroup 08.27.10 1000 ROSEWOOD AVE. BOULDER, COLORADO LANDSCAPE ARCHITECTS Planners • Designers - Builders 1184 WEST 111TH PLACE 3020 Carbon Place # 203 NORTHGLENN, CO 80234 Boulder, CO 80301 303.451.7986 303-442-3351 coburnClev.Gom Agenda Item 513 Page 51 of 59 a ~ L } Q ~ O O V M G d 16'-0" 4'-0" 16'-0" 4'-0" 26'-0" 26'-0" 21'-0" 5'-0" 0 - Bedroom 3 Bath 1 ° O~ Bedroom 1 0 N COBURN creating great places"` 0 ON t12 Q Bed om 2 0 Asphalt E Open _ ____~_Shingle Roof CD Dining o 0 Porch ° Dining iedroo 4 droort~ 3 'T11 •~•1 ~1'' 1 t II I f!II ~,11I Vinyl Vinyl Open ¢ Kitche Windows _ :J+ ~ ~ 111111 I i l~l ~I► :I .,.1~:~, ~ ' . - Windows Metal fJ - Cement Board Lnd 0 I! Mesh l~Cement Board Pwd~ fl ° oN Hall n ryo - - - Siding and UP 0 Siding and 00 -00 ~1 i - • ~ ~ Trim ~ ath 1 - Trim _ LO = Metal Roof CZ) ` _-Metal Roof o o 6=== /Accent - Bedroom 1 - - - i ~ Accent Driving 1 II-_~ • E) F71 Surface 7:J1 LHg ng 1~1.~~I11~11f11►:~11~~f I l~(1~111,►1,~~~~~~ a,~ Ent,,, I(~~~~~~!!,'1:,'I~!1,a,► ►;1~~1,11~11i;~~li~, 111 it Stained Wood ~11fIl~~S~ ~IICI>>>Il~~~~► ~I11~,~ ,E ►„~.i ~ j - Stained Woad N Bed om Z Porch Details Porch Detalls ==MEAN ath 2 oo o' I ;1 uP Jr- 4L -0„ Woven Wire C° :-.1 5' Woven wire L -1711 1~t, } r l~1 lT~ tt Mash , kElZ:l,a?~L Mesh -~-1= Porch rt • - Porch Hatch Indicates obstructed LbL- . area within site triangle MAIN FLOOR UPPER FLOOR STREET ELEVATION kTION MAIN FLOOR UPPER FLOOR STR STREET ELEVATION Total percentage of view triangle obstructed = 23% Medium House Small House TYPICAL PORCH OBSTRUCTION IN SITE 16'-0" 16'-0" TRIANGLE AREA m L > H } O C O U Site Triangle Exhibit a 26'-7 1,4" 26'-7 1/2" Pwd . 4'-6" 16'-0" " 6'-1 112" 6'-1 1/2" 16'-0" 4'-6" 4'-6" 16'-0" 6'-1 112" 6 6'-1 112" 6'-1 1/2" 16'-0" 4'-6" Kitchen P Ij Scale: 1/4 " = 1 `-0" Zed, UP F-Fo- © e& 12'-^U N N N Cement Boats i _CD Dining -T- I Siding and I Bedroom edroom B0 Trim Garage w/ I~~I to S ra is Truss O , 4 O , II Abo Y T Bedro m 1 Bed om 1 T ¢ I Vinyl 1i Ill _ I I Windows Cement Board •I .I 11 I I~ 1.1 I I I i~411 1 I I I I ]h FIJI-- _.~J  Bath 2 Bath //2 nary lU oiuinU 1 -4 IL 0 r Trim ana Bed m 2 Bed M2 O Hall Hall L1 L Ing Smined Wood UP o Mech. UP = Mech. oo - I ~ - - - Porch Details I _ _ Painted - Masonlte Hall DN oN Hall 1 Garage Door 0 `-4 L r - - - - - - W n Wire Bed m 2 Porch LLLA - - Mesh L ` ~1 bath 1 Bath i N - - - - N N MAIN FLOOR UPPER FLOOR STREET ELEVA ET ELEVATION PLAN ALLEY ELEVATION Garage Garage co ©E3 co r F L cottage (porch and side entry variations similar similar) Garage I Kltihen Kitchen I I ~ Crawl Space Slab Above lbove Slab Above Crawl Space ~ L -1 L -1 NOTE: i Dining Dini g Lnd L dry. n Cemen ~-Cem and oard - Window locations illustrated on the floor plans f!~ Slding Trim Trim ding ~Asphal are approximate. Final window locations subject ==7rF Shingle Asphalt -Shingle Roof to revision dependant upon site specific conditions L' ing Living 0 0 - Porch step locations vary. See street elevations for Stsinec -4 Porch 1 -stained Wood illustration of grade specific variations in number of Porch Details steps required to access front porches i V 1111 SITE REVIEW CORRECTIONS Parch Porch k I- -I I L 0 0 0 0 \V O d i MAIN FLOOR BASEMENT STREET ELEVATION Duplex SRIIIIIIIIIIIIIIIIIIIIIIIIIIII 4 1000 ROSEWOOD AVE. Architectural Plans 10.11.10 BOULDER, COLORADO Scale: 1/8" =I 1-011 Planners - Designers • Builders 3020 Carbon Place # 203 Boulder, CO 80301 303-442-3351 coburndevxom Agenda Item 513 Page 52 of 59 a ~ L } Q ~ O O V m G d NOTE: L OTE: L.P. = LOW POINT 25 AWAY COBURN creating great places- 17 8 ® i ® . I CS7 ❑ MUL-i E 4f ❑ N I 67 r' ® x ❑ ❑ CV Ffl a ® ®8 ® 8® + L77 50- 00 ~ oa oo Q ' oo Fli L. P. 554 00 GARAGE R E L. P. SMALL HOUSE ROSEWOOD ST. MEDIUM HOUSE L P. 5545 L. P. 55 L.P. 55 L P. 5 54 L.P. 554 COTTAGE WALL . , . i,_ , ( L.P. 5542.6 L. P. 5541.2 + 5541.2 f-~ D, 1~i1 HO J` L CG17AG TTAC feLLE'' L.P. 5539.5 Y R E3 t vv~ ♦ i LE~f' " New 9th Street Elevation Looking East m L H } ~ O O CJ .y m L ~ d E Q I ni O I N J Cfl ❑ ❑ o o ❑ n a N . P. 5546.4 L. P. 5548.8 L L L. P. 5539.0 GARAGE < s~ ST. COTTAG - f , t; `G ARAGE GARAGE GARAGE ARAGE G/wKA6E GA - , ~ai~.r'.,._GIE R A C~ E r~ ~rw,i~r~~L ARAGE G SMALL HOUSE L L::'`  New 9th Street Alley Elevation Looking West _ o ❑ - r FP C I cv e e I iN "NIEL r~ N O a ~ o 0 IM9 ao a " o0 00 IF RMI L. P. 5547.5 L.P. 5539.5 L.P. 5539.3 L.P. 5539,0 L.P. 5549 + L.P. 5546.4 L.P. 55 L .P. 5' LL 55 9,.5 LP 5548.8 : r`'v';LL,+'YZd!`Yi Y.,Yv"Vrl'iL .;FS'V~'1i`~~L o DUPLEX ti; 1,-.;0 1 . I,AL J.. OTAGE _ D did r y US 9th IKEEi i-A' L~lUr°~ - U E i-y. ',.,HALL HOUSE SMALL -LOUSE MEDIUM DOUSE 9th STREET SITE REVIEW CORRECTIONS Rosewood Ave. Elevation Looking North Rosewood Ave. Elevation LOON n Looking South Cherry Avenue Elevation Looking North Cherry harry Ave. Alley Elevation Looking South SR~5 1000 ROSEWOOD AVE. Street Elevations 10.11.10 BOULDER, COLORADO Scale: 1 '-011 = 20' Planners • Designers - Builders 3020 Carbon Place # 203 Boulder, CO 80301 303-442-3351 coburndev.com Agenda Item 513 Page 53 of 59 Return to Agenda Item 513 Cover Page FLOOD ELEVATION 4 1. FLOOD ELEVATIONS ARE BASED ON G ATION NOTES: 4RE BASED ON GRAPHICAL INTERPOLATION OF CITY OF BOULDER FLOODPLAIN MODELS. 2. FIFE REPRESENTS EXTRAPOLATED C17 TRAPOLATED CITY OF BOULDER FLOODPLAIN ELEVATION PLUS 2.0' TO FLOOD PROTECTION ELEVATION (SEE FL( VATION (SEE FLOOD DEVELOPMENT PERMIT). CITY OF BOULDER C ULDER CONSTRUCTION NOTES: COBURN 1. ALL WORK SHALL BE PERFORMED IP E PERFORMED IN ACCORDANCE WITH THE "DESIGN AND CONSTRUCTION STANDARDS" OF THE CITY OF BOULDER, AND SHALL DER, AND SHALL BE COMPLETED TO THE SATISFACTION OF THE DIRECTOR OF PUBLIC creating great places"" WORKS. IN THE EVENT THAT A DESIGN THAT A DESIGN ELEMENT DOES NOT REFLECT CITY STANDARDS, THE MATTER MUST STORM DRAIN INLET I BE IMMEDIATELY BROUGHT TO THE ATTE INV 5544.50 THE ENGINEER SHALL BE RESPONSIBLE HT TO THE ATTENTION OF THE ENGINEER AND THE DIRECTOR OF PUBLIC WORKS. J ; Ir j / f~11 RIM 5551.60 5 2 512 5 I I I I i'' _ THE CITY FOR REVIEW AND APPROVAL. 1 51 1E RESPONSIBLE FOR RECOMMENDING A SOLUTION OR ALTERNATIVE SOLUTIONS TO kND APPROVAL. ' 1 f ! - 1 1 INV 5549.10 : I I FFE MATCHLINE 2. THE APPROVAL OF A CONSTRUCTIQP I - 15546.80 SEE SHEET C1.1 RESPONSIBILITY OF CONSTRUCTING WOR A CONSTRUCTION PLAN DOES NOT RELIEVE THE CONTRACTOR OF THE ISTRUCTING WORKABLE PUBLIC IMPROVEMENTS. ALL REVISIONS AND/OR CORRECTIONS 50.50 50.50 - I - REQUIRED WILL BE SOLELY THE CQNTRF ELY THE CONTRACTOR'S RESPONSIBILITY, AND AT THEIR EXPENSE. LOT 11 FFE I 3. THESE PLANS HAVE BEEN CHECKED BEEN CHECKED BY THE CITY OF BOULDER ONLY FOR CONFORMANCE WITH THE cli IL MIN FFE 5546.00 I I 1 p5 160 LF 18" RCP "DESIGN AND CONSTRUCTION STANDARD' 'TION STANDARDS," COMPLIANCE WITH DEVELOPMENT AGREEMENT CONDITIONS, AND 5551.50 02.5% FOR GENERAL CONCEPTUAL APPROVAL f UAL APPROVAL OF PUBLIC IMPROVEMENTS AS SHOWN. THE CITY'S REVIEW DOES NOT 0- - - - - J I •1 VERIFY OR ENSURE THE ACCURACY OF ACCURACY OF EXISTING OR PROPOSED DIMENSIONS, LINES, COORDINATES, OR ANG ALL EXISTING UTILITIES SHOWN OR NOT SHOWN. 49 - - I 49 = _ _ GRADES SHOWN, INCLUDING ALL EXISTIN t~ FIFE I u LOT 10 46.05 5545.60 j 4. UTILITY LOCATIONS SHOWN REFLECT SHOWN REFLECT AVAILABLE RECORD DATA. THE CONTRACTOR SHALL TAKE 188 LF 18 ° RCP I S.$ • ( I PRECAUTIONARY MEASURES TO PROTECT ( I MIN FFE RES TO PROTECT ALL UTILITY LINES SHOWN AND OTHERWISE LOCATED. THE ® 3.4% I- 3 L 5551.50 O I I ; CONTRACTOR SHALL CONTACT THE "UTIL NTACT THE "UTILITY NOTIFICATION CENTER OF COLORADO" AT 1-800-922-1987 FOR LEGEND 50.0 _ - MI I L4 50.0 - - - I UTILITY LOCATES 24 HOURS PRIOR TO i BURS PRIOR TO BEGINNING CONSTRUCTION. PROPERTY LINE / ROW ;Ib 63 REMOVE EXIST 4 .3 a; 4 .3 - - - - 5. BEFORE WORK BEGINS, THE CONTRA INS, THE CONTRACTOR SHALL OBTAIN A PERMIT TO WORK IN THE RIGHT-OF-WAY - - - - - - EASEMENT LINE T f 5491 DEAD TREE a I a I LOT 9 FFE I ql, STORM DRAIN INLET FROM THE CITY AND MUST N01IFY THE JST N011FY THE CITY RIGHT-OF-WAY INSPECTION STAFF AT LEAST 24 HOURS IN LIMITS OF WORK NG CONSTRUCTION ACTIVITIES. 3 I I f I STORM DRAIN INLET : I IN I IN FFE 5550.50 554500 I I RIM 5543.65 ADVANCE OF COMMENCING CONSTRUCTI( INV 5540.50 RIM 5546.30 AS-5-0 MH SD I I f1 I INV 5543.30 AaLo - - - - - - - - - - - - - - - - I I = 6, THE CONTRACTOR SHALL OBTAIN AN 'HALL OBTAIN AND MAINTAIN A COMPLETE AND APPROVED SET OF CONSTRUCTION PROPOSED BUILDING RIM:5552,83' 1/ 1 1 i I 8.3 I L PLANS. THESE DRAWINGS, AND ANY REC S, AND ANY REQUIRED PERMITS, SHALL BE AVAILABLE AT THE PROJECT SITE AT EXIST BUILDING INV IN.,±5548.78'(N)(18") I Y' % 1 1 42° FESI STORM DRAIN INLET 1 ..:,...I, r - ALL TIMES AND SHALL BE MADE AVAILAE 3E MADE AVAILABLE TO CITY STAFF UPON REQUEST. IF CONSTRUCTION PLANS ARE AT THE PROJECT SITE, THE DIRECTOR OF PUBLIC WORKS MAY ISSUE A STOP CONCRETE PAVING INV IN:5547.44'(W)(42 1 1 INV:5549'58' RIM 5546.30 - LOT 8 FFE NOT READILY AVAILABLE AT THE PROJEC 5544.30 F ALL CONSTRUCTION ACTIVITIES PENDING COMPLIANCE BY THE CONTRACTOR. - ASPHALT PAVING " 1 1 i INV 5541.61 I I IN INV IN:f554.9.43 (S)18') ~ ' I 1 I i/ IN FFIE 5549.50 I i WORK ORDER AND HALT ALL CONSTRUC 47.70_ _ INV OUT:5546.86(E)(42) Lv RIM~540 s. 47.70 I 7. THE CONTRACTOR AGREES kGREES TO COMPLY WITH THE PROVISIONS OF THE TRAFFIC CONTROL PLAN AND THE CURB & GUTTER (±DO TO SIZE OF MH) f + 1~ /BOX INV OUT:55 .7,5rf(SE)(2 170 LF 18" RCP 7 3 7.3 t07--- FFE 2' ALLEY "MANUAL ON UNIFORM TRAFFIC CONTRO TRAFFIC CONTROL DEVICES," "TEMPORARY TRAFFIC CONTROL," FOR CONSTRUCTION A " I LOT 7 44.8 5543.80 I I SECTION t..~ C SIGNAGE AND TRAFFIC CONTROL. JONTROL. PROPOSED INDEX CONTOUR @ 1.2%~ I IOU! ' 1 I I MIN FIFE i 2 1 - 8. ALL SURPLUS MATERIALS, TOOLS, A 6 "D~t; ;S. 5548.50 50 SHALL BE REMOVED FROM THE PROJEC RIALS, TOOLS, AND TEMPORARY STRUCTURES, FURNISHED BY THE CONTRACTOR, OM THE PROJECT SITE BY THE CONTRACTOR. ALL DEBRIS AND RUBBISH CAUSED BY PROPOSED INTERMEDIATE CONTOUR 1 II/ ~ = I ! I IO'CNP1~~ 5 47.2 47.2 - 149 LF 18" RCP IE CONTRACTOR SHALL BE REMOVED, AND THE AREA OCCUPIED DURING I"' 1 I -STQRM MH 6.50 +~2~5 THE OPERATIONS OF THE CONTRACTOR ® 1.3% CONSTRUCTION ACTIVITIES SHALL BE RE - - - - - - - - - - - - :S SHALL BE RESTORED TO ITS ORIGINAL CONDITION, WITHIN 48 HOURS OF PROJECT EXIST INDEX CONTOUR AQ I I I 1 t RIM:554699~ 1 I' ' 6'50 FFE I COMPLETION, UNLESS OTHERWISE DIREC ITHERWISE DIRECTED BY THE DIRECTOR OF PUBLIC WORKS. jl j 1 INV IN5537.26'(NW)(24")~~~ I LOT fi 5542.90 EXIST INTERMEDIATE CONTOUR K~ I /1 1 ` •IW -0UT5536.96'(S)(24') 32 -FL I MIN FFE I i9. THE CONTRACTOR SHALL PROVIDE T HALL PROVIDE TREE AND LANDSCAPE PROTECTION AS SET FORTH IN CHAPTER 6-6, SAN M ST E ET 5547.50 .50 "PROTECTION OF TREES AND PLANTS," I 46b I DESIGN AND CONSTRUCTION STANDARDS AND PLANTS," BOULDER REVISED CODE (B.R.C.) 1981 AND THE CITY OF BOULDER + 20.50 PROPOSED SPOT ELEVATION IM :5550.1 SE TION 46.5 ~ • - " Previous View Item 513 Cover Page SAN MH TION STANDARDS (DCS). ALL LANDSCAPING SHALL BE PROVIDED AND MAINTAINED IN 3D '(N) (12 S.5 RIM:5542.88 30' RIGHT-OF-WAY PROTECT COMPLIANCE WITH THE APPROVED LAND' 5.5 --E' - - 0- APPROVED LANDSCAPING PLAN, B.R.C. AND DCS. 100 YR FLOQDPLAIN LIMITS v ilv::j~':' i 30'(W)(12' ;y I +I 4 OUT:5540 INV IN:5529.88'(N)(12DEDICATION I Lc e,- r7 FFE 1 EXIST TREE - IS REQUIRED TO PROVIDE AND MAINTAIN EROSION AND SEDIMENT CONTROL ` .95'(E)(12°; INV IN:5531.18 (W)(1 sl I MIP I I LOT 5 5542.3/) 10. THE CONTRACTOR IS REQUIRED TO NCE WITH THE URBAN DRAINAGE AND FLOOD CONTROL DISTRICT „URBAN STORM WETLAND LIMITS m ~'I I MIN FFE MEASURES IN ACCORDANCE WITH THE U WATER QUALITY/ DRAINAGE CRITERIA MANUAL VOLUME 3 IUAL VOLUME 3", THE M STANDARD PLANS OF THE COLORADO DEPARTMENT OF PROPOSED MANHOLE 1f - 30' ADJOINING PROPERTY : ' a I I 55 RIGHT-OF-WAY DEDICATION 1 s 554650 4.10 it = DETENTION POND TRANSPORTATION, AND THE APPROVED E THE APPROVED EROSION CONTROL PLAN. THE DIRECTOR OF PUBLIC WORKS MAY 45.5 i I REQUIRE THE CONTRACTOR TO PROVIDE ' 45.5 _ - - - _ _ - - I HEADWALL EROSION PROBLEMS OR IF THE PLANS FOR TO PROVIDE ADDITIONAL EROSION CONTROL MEASURES DUE TO UNFORESEEN EXISTING MANHOLE INV 5538.00 IF THE PLANS DO NOT FUNCTION AS INTENDED. ® GATE VALVE 70 LF 18 RCP ►ER REQUIRES THAT SIDEWALKS CONSTRUCTED HAVE A CROSS SLOPE OF LESS WATER METER i~ 0 0.3% • . h 43.2 ♦.v ~,'I DOUBLE STORM 11. THE CITY OF BOULDER REQUIRES Tf 43.2 in DRAIN INLET THAN 2%. SIDEWALKS SHALL BE DESIGN HALL BE DESIGNED AND CONSTRUCTED WITH CROSS SLOPES SUFFICIENTLY LESS FIRE HYDRANT r OT 4 ¢ I :RIM 5540.50 THAN 2% TO ENSURE THAT THEY DO N( LA- HAT THEY DO NOT EXCEED THE 2% MAXIMUM. RAISE HYDRANT I MIN F MIN FFE L INV 5538.50 FIRE HYDRANT • ss SS TO GRADE 46 1 15544 ~ 554425 I • SD STORM DRAIN STORM DRAIN INLET r '1 I 1 )N INFORMATION EXIST STORM DRAIN ! R-- f-------------- CC A 'I nrl :z• Az~-- _Io " FLOOD ELEVATION INFOF ~e z(n~ _--1 1-18 &A, 18 LF 18 RCP i~...+~•. ~r f~\PTPU 111A1 ~T~r 'r'1i 1"111/ ~TA►1 Ar' a. '+i u.rnv r+r.urr  023% kMa-)tU UN to l m-uLAI IUD r%ArUL.A11UN ur JHIVIIANT ZtLW C ! I I , INV 5538.80 I _ _ _ 18 FES FOURMILE CREEK FLOODPI :K FLOODPLAIN, EXIST SANITARY SEWER 0,0 }NV 5539.00 INV 5537.60 /i 30 LF 18" RCP rv SEE FLOOD PERMIT MAF PERMIT MAP} WATER a 2.3% 000 RIM:F ~I It j / INV IN:5527.06'0w)li 1 1 N 00 cn - i 4 - 42 LF 18" RCP 100 - YR FLOOD F EXIST WATER FLOOD PROTECTION U DRY UTILITY fl 05% FLOOD ELEVATION ELEVATION N ELEVATION (MIN FFE) DRY UTILITY SLEEVE I ; ! 1 INV IN:55^ n IN ha I Lo I SPILL Y p INV OUT:55 w "2 I LOT 1 5541.00 55 5543.00 r STORM DRAIN INLET 42 d I N 18" FES 42 fl 1 I INV 553 40 LOT 2 5540.00 55 ~4 5542.50 I 1 S-i RIM 5542.00 LOT 3 5539 BO 55 5541.60 EXIST TREE TO BE PROTECTED 1 RIM~`':>_ INV 5539.50 u- AN. SIGN tr iV IN:5532(W)(36 I I LOT I rn MIN FFE A• LOT 4 554225 55 5544.25 IN:t553g2O'(N)(24 1 I I L~ LOT 1 L4- M 15541.64 LOT 5 554450 55 LA- MIN FF 5546.50 OUT:5y2.66'(F)(•36 MIP Lal MIN FFE 5542 5 1 WATER QUALITY ) 5547.50 l -±-DT TO REMOVE 1 55 EXIST TREE •~1 / / !T(P) 5543.00 1 I I LOT 6 5545.50 55 I I 4 DETENTION POND 412 IQ ~40 LOT 7 554650 55 5548.50 NEW TREE L - LOT 8 5547.50 55 40 5549.501 / T- ----i - - - LOT 9 5538.50 55 5540.50 E---~_ • , , r r 8' CROSS PAN - ti LOT 10 5549.50 55 5551.50 STORM 313 a RI ' LOT 11 5549.50 55 5551.50 EXIST TREE (OFFSITE OR TO BE REMOVED) INV IN:5540. )(24") c REMOVE _ • . , r, . EXIST TREE LOT 12 5551.00 55 5553.00 INV IN 5540.6 „ w w w I w --1 w - Y- I RE REMOVE REMOVE LIMITED RELEASE LOT 13 5550.00 55 5552.00 \B 0 5551.5044 INV OUT:55402 ' E)(24") DUCTILE►WL EXIST EXIST EXIST TREE SPILLWAY AND WATER QUALITY j LOT 14 5549.50 55 CHERRY AVENUE MATCH EXIST sD sc)! sb TSD CURB & SIDE URB & SIDEWALK OUTLET STRUCTURE RECONSTRUCT EXIST GUTTER ' )UTTER INV 5537.40 LOT 15 5553.50 55 5555 50PUBLIC WORKS 5s `ss TRIPLE TYPE 16 CURB LOT 16 555150 55 5553.50 OVED ►NLET wj TRIPLE TYPE - LOT 17 5551.00 55 5553.00 TRUCTION DRAWING • C CATV_ N~ 16 PAN INLET - CA-r 40 LF 18 RCP LOT 18 5549.50 55 ATV STORM INL% 012,5% 5551.50 SITE REVIEW CORRECTIONS RIM:5537 Q ENGINEERING REVIEW MANAGER DATE INV OU'i STORM DRAIN APPROVAL EXPIRES ONE YEAR AFTER DATE ABOVE 1 75' STORM K, I I i RIM:5539.7 , I I I I T n.,r7,INV IN:5533.78 (W)(24 STORM MANHOLE (TYP) "dV IN:553359'(S)(18 RIM:553~. INV IN 5532.00 CITY OF BOULDER vj&% / M I INV INL.-Il INV OUT 5530.06 +N PUBLIC WORKS DEPARTMENT HIM i RECOMMENDATION FOR APPROVAL • INV IN:5534.36'(N)(24 INV IN:553452'(S)(24" WATER/SEWER C1 No JVA, Incorporated 1319 Spruce Street N TRANSPORTATION CD N Boulder, CO 80302 Phone: 303.444.1951 co 30 0 3 Fax. 303.444.1957 E-mail. inf0~'jvajva.com 1 30 60 DRAINAGE 08.27.10 1000 ROSEWOOD AVE. 3 SCALE IN FEET SCALE IN FEET BOULDER, COLORADO Planners - Designers • Builders 3020 Carbon Place # 203 U V Boulder, CO 80301 00 IPLAN PRELIMINARY GRADING AND DRAINAGE tD 303-442-3351 coburndev.com Q3 •O V C6 (D Agenda Item 513 Page 54 of 59 Return to Agenda Item 6B Cover Page FLOOD ELEVATION INFORMATION FLOOD ELEVATION N, ATION NOTES: (BASED ON EXTRAPOLATION OF 1. FLOOD ELEVATIONS ARE BASED ON G IRE BASED ON GRAPHICAL INTERPOLATION OF CITY OF BOULDER FOURMII.E CREEK FLOODPLAIN, FLOODPLAIN MODELS. 2. FFE REPRESENTS EXTRAPOLATED CIT SEE FLOOD PERMIT MAP) FLOOD PROTECTION ELEVATION (SEE FL( TRAPOLATED CITY OF BOULDER FLOODPLAIN ELEVATION PLUS 2.0' TO VATION (SEE FLOOD DEVELOPMENT PERMIT). 100 - YR FLOOD PROTECTION FLOOD ELEVATION ELEVATION (MIN FFE) CITY OF BOULDER C LOT 1 5541.00 5543.00 ULDER CONSTRUCTION NOTES: COBURN ~ creating great places"" LOT 2 5540.00 5542.50 1. ALL WORK SHALL BE PERFORMED It E PERFORMED IN ACCORDANCE WITH THE DESIGN AND CONSTRUCTION STANDARDS OF THE CITY OF BOULDER, AND SHALL MER, AND SHALL BE COMPLETED TO THE SATISFACTION OF THE DIRECTOR OF PUBLIC LOT 3 5539.60 5541.60 WORKS. IN THE EVENT THAT A DESIGN THAT A DESIGN ELEMENT DOES NOT REFLECT CITY STANDARDS, THE MATTER MUST HT TO THE ATTENTION OF THE ENGINEER AND THE DIRECTOR OF PUBLIC WORKS. i ~ LOT 4 5542.25 554425 BE IMMEDIATELY BROUGHT TO THE ATTE THE ENGINEER SHALL BE RESPONSIBLE IE RESPONSIBLE FOR RECOMMENDING A SOLUTION OR ALTERNATIVE SOLUTIONS TO LOT 5 5544.50 5546-50 THE CITY FOR REVIEW AND APPROVAL. kND APPROVAL. LOT 6 5545.50 5547.50 2. THE APPROVAL OF A CONSTRUCTIOP A CONSTRUCTION PLAN DOES NOT RELIEVE THE CONTRACTOR OF THE LOT 7 5546.50 5548.50 RESPONSIBILITY OF CONSTRUCTING WOR ISTRUCTING WORKABLE PUBLIC IMPROVEMENTS. ALL REVISIONS AND/OR CORRECTIONS LOT 8 5547.50 5549.50 REQUIRED WILL BE SOLELY THE CONTR/ ELY THE CONTRACTOR'S RESPONSIBILITY, AND AT THEIR EXPENSE. LOT 9 5538.50 5540.50 3. THESE PLANS HAVE BEEN CHECKED ~ • •a~3 F RMP ' 30 BEEN CHECKED BY THE CITY OF BOULDER ONLY FOR CONFORMANCE WITH THE "'TION STANDARDS,` COMPLIANCE WITH DEVELOPMENT AGREEMENT CONDITIONS, AND 1 ;14' INS LOT 10 5549.50 5551.50 "DESIGN AND CONSTRUCTION STANDARD'. FOR GENERAL CONCEPTUAL APPROVAL UAL APPROVAL OF PUBLIC IMPROVEMENTS AS SHOWN. THE CITY'S REVIEW DOES NOT LOT 11 5549.50 5551.50 VERIFY OR ENSURE THE ACCURACY OF ACCURACY OF EXISTING OR PROPOSED DIMENSIONS, LINES, COORDINATES, OR LOT 12 5551.00 5553.00 GRADES SHOWN, INCLUDING ALL EXISTIN )ING ALL EXISTING UTILITIES SHOWN OR NOT SHOWN. LOT 13 5550.00 5552.00 4. UTILITY LOCATIONS SHOWN REFLECT SHOWN REFLECT AVAILABLE RECORD DATA. THE CONTRACTOR SHALL TAKE LEGEND gyp. LOT 14 5549.50 5551.50 PRECAUTIONARY MEASURES TO PROTECT RES TO PROTECT ALL UTILITY LINES SHOWN AND OTHERWISE LOCATED. THE \LOT 15 5553.50 5555 50 CONTRACTOR SHALL CONTACT THE "UTIL NTACT THE "UTILITY NOTIFICATION CENTER OF COLORADO" AT 1-800-922-1987 FOR PROPERTY LINE J ROW II • ~ UTILITY LOCATES 24 HOURS PRIOR TO I LOT 16 5551.50 5553.50 IURS PRIOR TO BEGINNING CONSTRUCTION. - - - - - - EASEMENT LINE NSS mss?"~ 5. BEFORE WORK BEGINS, THE CONTRi INS, THE CONTRACTOR SHALL OBTAIN A PERMIT TO WORK IN THE RIGHT-OF-WAY - - - - - LIMITS OF WORK JST NOTIFY THE CITY RIGHT-OF-WAY INSPECTION STAFF AT LEAST 24 HOURS IN PROPOSED BUILDING N-~eLOT 17 5551.00 5553.00 FROM THE CITY AND MUST NOTIFY THE NG CONSTRUCTION ACTIVITIES. 24 DEC ` EC 2 LOT 18 5549.50 5551,50 o~ EXIST BUILDING ' S UiN30(~N~Y ~~ADVANCE OF COMMENCING CONSTRUCTI( 6. THE CONTRACTOR SHALL OBTAIN AN 'HALL OBTAIN AND MAINTAIN A COMPLETE AND APPROVED SET OF CONSTRUCTION PLANS. THESE DRAWINGS, AND ANY REC ALL TIMES AND SHALL BE MADE AVAILAE S, AND ANY REQUIRED PERMITS, SHALL BE AVAILABLE AT THE PROJECT SITE AT CONCRETE PAVING 3E MADE AVAILABLE TO CITY STAFF UPON REQUEST. IF CONSTRUCTION PLANS ARE ASPHALT PAVING NOT READILY AVAILABLE AT THE PROJEC AT THE PROJECT SITE, THE DIRECTOR OF PUBLIC WORKS MAY ISSUE A STOP a + 61. " "L` WORK ORDER AND HALT ALL CONSTRUC 7 ALL CONSTRUCTION ACTIVITIES PENDING COMPLIANCE BY THE CONTRACTOR. CURB & GUTTER DEC 5 CN 7. THE CONTRACTOR AGREES TO COMF tGREES TO COMPLY WITH THE PROVISIONS OF THE TRAFFIC CONTROL PLAN AND THE PROPOSED INDEX CONTOUR "MANUAL ON UNIFORM TRAFFIC CONTRO TRAFFIC CONTROL DEVICES,- "TEMPORARY TRAFFIC CONTROL," FOR CONSTRUCTION • INV IN-5546._ SIGNAGE AND TRAFFIC CONTROL. )ONTROL. PROPOSED INTERMEDIATE CONTOUR INV OUT:5546.74 • ~ ~ ~ ~ S~ 8. ALL SURPLUS MATERIALS, TOOLS, A TRIALS, TOOLS, AND TEMPORARY STRUCTURES, FURNISHED BY THE CONTRACTOR, 4 "DEC . 18 "D SHALL BE REMOVED FROM THE PROJEC OM THE PROJECT SITE BY THE CONTRACTOR. ALL DEBRIS AND RUBBISH CAUSED BY EXIST INDEX CONTOUR 1 'S'CNPY THE OPERATIONS OF THE CONTRACTOR IE CONTRACTOR SHALL BE REMOVED, AND THE AREA OCCUPIED DURING CONSTRUCTION ACTIVITIES SHALL BE RE :S SHALL BE RESTORED TO ITS ORIGINAL CONDITION, WITHIN 48 HOURS OF PROJECT EXIST INTERMEDIATE CONTOUR 24 FES - • - / 12 "DEC • ,r 4"DEC COMPLETION, UNLESS OTHERWISE DIREC ITHERWISE DIRECTED BY THE DIRECTOR OF PUBLIC WORKS. + 20.50 PROPOSED SPOT ELEVATION 4.. ~1~ 5'CNPY~ • ° 9. THE CONTRACTOR SHALL PROVIDE 1 'HALL PROVIDE TREE AND LANDSCAPE PROTECTION AS SET FORTH IN CHAPTER 6-6, 20 NPY Previous View Item 6B Cover Page 30' E - F "PROTECTION OF TREES AND PLANTS," I AND PLANTS,A BOULDER REVISED CODE (B.R.C.) 1981 AND THE CITY OF BOULDER 100 YR FLOODPLAIN LIMITS . t 004 • DEC v DESIGN AND CONSTRUCTION STANDARDS TION STANDARDS (DCS). ALL LANDSCAPING SHALL BE PROVIDED AND MAINTAINED IN 30'CNPY 14~ DEC ~1 ~'CNPY L' COMPLIANCE WITH THE APPROVED LAND ' APPROVED LANDSCAPING PLAN, B.R.C. AND DCS. ,5 QNPY 4 DAL WETLAND LIMITS 'CNPY 10. THE CONTRACTOR IS REQUIRED TO IS REQUIRED TO PROVIDE AND MAINTAIN EROSION AND SEDIMENT CONTROL PROPOSED MANHOLE 12" STORM - MEASURES IN ACCORDANCE WITH THE U ~4 DEC DRAINAGE CRITERIA MANUAL VOLUME 3 NCE WITH THE URBAN DRAINAGE AND FLOOD CONTROL DISTRICT "URBAN STORM \ `-5'C Y TRANSPORTATION, AND THE APPROVED I IUAL VOLUME 3", THE M STANDARD PLANS OF THE COLORADO DEPARTMENT OF EXISTING MANHOLE THE APPROVED EROSION CONTROL PLAN. THE DIRECTOR OF PUBLIC WORKS MAY ® GATE VALVE A-1 / -~r~ _ 111 Ile CNPY REQUIRE THE CONTRACTOR TO PROVIDE \ . EROSION PROBLEMS OR IF THE PLANS FOR TO PROVIDE ADDITIONAL EROSION CONTROL MEASURES DUE TO UNFORESEEN ' IF THE PLANS DO NOT FUNCTION AS INTENDED. WATER METER MULTI i ( '24"DEC ►ER REQUIRES THAT SIDEWALKS CONSTRUCTED HAVE A CROSS SLOPE OF LESS FIRE HYDRANT /6,0'CNPY ' i cn r'o DEC \ 11. THE CITY OF BOULDER REQUIRES TF THAN 2%. SIDEWALKS SHALL BE DESIGN FIRE HYDRANT HALL BE DESIGNED AND CONSTRUCTED WITH CROSS SLOPES SUFFICIENTLY LESS :~'CNPY 4 THAN 2% TO ENSURE THAT THEY DO N( HAT THEY DO NOT EXCEED THE 2% MAXIMUM. SD STORM DRAIN EXIST STORM DRAIN as CAAIITADV CMA -D  Onlvl In1%I dLTT LI\ 52.0 ' I 13.80 52.60 EXIST SANITARY SEWER WATER I a. I I ~~r. EXIST WATER 5 5 I I\~ U- DRY UTILITY 24" FES 71 INV:5558.44' 5.4,fiff 54.fi'0• I IIa I ° I 11.50 t~ n DRY UTILITY SLEEVE \f k4'f I . LOT 1 ~ I° I I `Q U- c"J t.,_ , , n w IN FFE EXIST TREE TO BE PROTECTED LIMITS OF i 5.50 J z J z i _ u- `n 0 1 I Z r , 100 YEAR FLOODPLAIN 1 I 2.8 .00~ spa I m / (TYP) I w 8' CROSS PAN 52.10 :7 NEW TREE . < _ V ..'!1. 2 9 1 ~ SSSI 31 LF 18 RCP 52 ba), s s S I PROTECT EXIST TREE 00 / \ j 01.6% 3 EXIST TREE (OFFSITE OR TO BE REMOVED) 508 4 / ' ^ \ \ 1 - • 52.0( 52.00 y}` 51.0 5 pF B p~j~O~ -rt---- I r _ _ REMOVE EXIST - I 1 TREE ` Jy 4 fII / 00 I 1 LOT 12 I ~ W- Ln MIN FFE : . /DEPARTMENT OF PUBLIC WORKS f INV IV5`' STORM DRAIN INLET I. : 4 I IQ L j ~ f- w O i APPROVED • t t J / INV OUT: 5 RIM 5551.60 5549 N INV 5548.60 LL_ , 5553,00 ENGINEERING CONSTRUCTION DRAWING I J / L I Q L I J z_ I STORM DRAIN INLET RIM 5547.55 t t J ~ / \ , I x151 `I 51 j 14 I INV 554450 I I I I I - SITE REVIEW CORRECTIONS J J t l / 1 STORM DRAIN INLET RIM 5551.60 ...,.•'.a 51. 5 2 5 III I I ENGINEERING REVIEW MANAGER DATE INV 5549.10 Qom, . b APPROVAL EXPIRES ONE YEAR AFTER DATE ABOVE 1 d f i t J ® / 5548 I ► FFE .3. 1 15546.80 50.50__ MATCHLINE - CITY OF BOULDER MR14 o 150.5( PUBLIC WORKS DEPARTMENT " % i i + /N A LOT 11 FFE I Oro . . RECOMMENDATION FOR APPROVAL • L j MIN FFE 0 5546'00 I I I c.. 160 LF 18" RCP SEE SHEET C1 .C Q I Q 5551.50 - - - - - - - - - J ~ ~ . ®2.5 % WATER/SEWER JVA, Incorporated 1319 Spruce Street N C cD N 30 0 30 30 60 TRANSPORTATION Boulder, CO 80302 Phone: 303.444.1951 co SCALE IN FEET CALE IN FEET DRAINAGE Fax. 303.444.1957 E-mail. inf0@iVdiva.com 08.27.10 1000 ROSEWOOD AVE. 3 BOULDER, COLORADO Planners - Designers • Builders 0 3020 Carbon Place # 203 U V Boulder, CO 80301 00 IPLAN PRELIMINARY GRADING AND DRAINAGE CD 303-442-3351 coburndev.com Q3 'O V C6 (D Agenda Item 513 Page 55 of 59 Return to Agenda Item 613 Cover Page I III I I •l~ 11 III I .I ~ I I - . y = ' ;1 MATCHLINE - I I I I COBURN I L J SEE SHEET --l------- p. creating great places I i i LOT 11 c 1 1, 1 I MIN FFE c 1 5551.50 I 1 3 4" PVC SDR 35 ` SS SERVICE LINE W/CO02%MIN LOT 10 (TYP-16 ) I MIN FIFE I - ~ 1 I 5551 50 I I :Q 1 DRY UTILITY : . V 1 " METER PIT L_-- _J I I 1 W/ SLEEVE 'IT (Typ) • i RIM:555: (TYP-16) 6) ' v I INV OUT LEGEND yy (W)(18 I 1 I I LOT 9 o LIN FFE 5550.50 _ -J I PROPERTY LINE / ROW SEI STORM MH - - - - - - EASEMENT LINE RIM:5552.83' I - I.. co LIMITS OF WORK INV IN:t5548.78'(N)(18") I ; 42" 1 PROPOSED BUILDING INV IN:5547.44'(W)(4 INV:5 1 ' o :1 , 1 LOT 8 INV IN:t5549.43'(S)18") • I 4IN FIFE 5549.50 ~ ' • 1 ~ I--------------------- - 12 ALLEY EXIST BUILDING INV OUT:5546.86'(E)(42") ; RI M:5540.61 12 ALLEY SECTION (±DO TO SIZE OF MH) BOX INV OUT 5537 59'(SE)(24") I------------------- O of A T CONCRETE PAVING 1 , LOT 7 a ASPHALT PAVING 1 1. I I MIN FFE 5 I Z I I I 1 , O 5548,50 CURB & GUTTER = I L-- ---------------J STORM MH TRANSFORMER PROPOSED INDEX CONTOUR 1703 i . ~ , RIM:5546 INV IN:553726'(NW)(' 32' FL40 1 LOT fi I I I I I (m'-3) FL-FLI } 70 1 PROPOSED INTERMEDIATE CONTOUR INV OUT:5536.96'(`'' STREET i I MIN FIFE I 1 BEET 1 L 5547.50 EXIST INDEX CONTOUR SAN MH I I SECTION ;TION T. .7 I--- -~.I' ~sry L EXIST INTERMEDIATE CONTOUR RIM:5550.19' I I SAN INV IN:5541.30'(N)(12") r----------------- - - INV IN:5541.30'(W)(12") INV IN5529.88 (N)(12") 1 + 20.50 PROPOSED SPOT ELEVATION INV OUT:5540.95'(E)(12 I I INV IN:5531.18'(W)(12 1 • ti LOT 5 , 1 • . . D , INV OUT:5529.80'(S)(12 i I I MIN FFE - ~ ..a•.. . 1 554650 100 YR FLOODPLAIN LIMITS Previous View Item 613 Cover Page i 30' RIGHT-OF-WAY 1 VAY 1 j.------ - I DEDICATION WETLAND LIMITS a~ ® PROPOSED MANHOLE EXISTING MANHOLE 3 EXIST FH - I OT 145 4' SAN I MIN FFE LF 8" I ' s PER CITY OFE BOULDER - I fl 3.5% STD DETAILS 6.01, 6.04 ® GATE VALVE 30' ADJOINING PROPERTY RTY 1 '1. 1 15544.25 1 RIM 5541.05 WATER METER RIGHT-OF-WAY DEDICATION TION I 1 INV OUT (W) 5534.42 A FIRE HYDRANT FIRE HYDRANT SD STORM DRAIN EXIST STORM DRAIN I IRRIGATION METER SANITARY SEWER EXIST SANITARY SEWER :.I INV iN:5527.C d' cent cFuF7R ►Au ? ►au 1 r--- - - - OR W WATCO  ~ ~ T .rnr~ NAT*t.r. rnr r INV I1\1:55:- 0 EXIST 12" SS A Tilll LI\ INV OUT:552` PER CITY OF BOULDER LD ER I I I I I U I - EXIST WATER STD DETAILS 6.01, 6.04 I I I 6.04 U DRY UTILITY RIM 5542.39 -2.39 I I ~ • F7 DRY UTILITY SLEEVE I I 7;N " ~iIM' RIFY) LOT RIM:5539.3 SIGN INV IN:5 INV IN 5529.24 (VERIFY) E) 5529.34 I INV T` INV OUT S 552914 INV OUT:S` ~ } (VERIFY) :934 I MIN FFE I s. RIFY) I LOT 1 OT f :JNV 11+!:5526.53 .(~II)(1 SAN MH r MIN FFE MIN FFE I 5541.fi0 i I IN1t QtlT S26 5A'(F)~1.2") : RIM:553 5543.00 I 5542 5 I I I I 1 I I I 1 - ~ - • INV iN:S EXIST TREE TO BE PROTECTED INV IN:55,~----, INV OUl INV OUT:5525a~:. i. CONNECT TO DRY UTILITY 1TILITY' - EXIST TRANSFORMER W/ SLEEVE LEEVE 7P.! (RE: XCEL) (TYP) (n'P) -5S S~ ~ ss 27 NEW TREE STORM ,ta.f 'r FH ASSY PER CITY OF Y OF f RI BOULDER STD DETAILS 5.12 , 5.13 5.13 a I w-----------w--w'-" iNV IN:5540. }(24 tt W L -NV IN:5540.6 w w w w W- 8" DIP 1 Sa______-so----- sv------ 1 „ (24") ~ 8" DUCTILE WL CONNECT TO 8" DIP N u W/ 8"x8" TEE, I" TEE, CHERRY AVENUE ; ; s~------- ST SD SD SLD- Sa so----SD-- 8" SOLID SLEEVE, LEEVE, EXIST TREE (OFFSITE OR TO BE REMOVED) -Tr 2-8" GVS 3" GVS 36" STM _ _ t _ 0 Lo Lo N pF B 40 D Q N c0 N Tf PUBLIC WORKS DEPARTMENT OF APPROVED 00 vrn 3 ENGINEERING CONSTRUCTION DRAWING N U SITE REVIEW CORRECTIONS I C7 N ENGINEERING REVIEW MANAGER DATE U I APPROVAL EXPIRES ONE YEAR AFTER DATE ABOVE 1 V 00 c0 G CITY OF BOULDER ~i / N O U PUBLIC WORKS DEPARTMENT vj&% + A N i i O RECOMMENDATION FOR APPROVAL • U 3 A .y WC200 ATER/SEWER JVA, Incorporated 1319 Spruce Street of 30 0 30 30 60 TRANSPORTATION 2 Boulder, CO 80302 Phone: 303.444.1951 m SCALE IN FEET CALE IN FEET DRAINAGE 08.27.10 Fax: 303.444.1957 E-rr•~ail. info~'jvajva.com 1000 ROSEWOOD AVE. N O O BOULDER, COLORADO Planners - Designers • Builders 3020 Carbon Place # 203 0 Boulder, CO 80301 PRELIMINARY UTILITY PLAN 303-442-3351 to coburndev.com V C6 (D Agenda Item 513 Page 56 of 59 Return to Agenda Item 6B Cover Page •i SAN Mtn RIM:5561.20' COBURN INV IN:5551.20'(N)(12") S t~ INV OUT5551.10'(S)(12") creating great places 1 t 1 V:5 E 1 V.5 6' \ It ~ , 1 14 11 ` 'PA \ \ tt~ ` FES FES ~A • y~Gy \ I05~5 .18' N55 .18' A' :'4 y ' + LEGEND t ~ 1 1 PROPERTY LINE / ROW SAN MH I 11 l1 RIM:5560.01 ' 1 ` - - - - - - EASEMENT LINE INV IN:5546.84'(N)(12") \ 4 t i ~ . ~ LIMITS OF WORK INV OUT:5546.74'(S)(12") it PROPOSED BUILDING 1.111 1 1 EXIST BUILDING / CONCRETE PAVING 24" FES INV:555834' ` i e f \ • ASPHALT PAVING CURB & GUTTER . ` • (Vj 1 e -0~ ` • PROPOSED INDEX CONTOUR GyF'ty• C PROPOSED INTERMEDIATE CONTOUR EXIST INDEX CONTOUR EXIST INTERMEDIATE CONTOUR i + 20.50 PROPOSED SPOT ELEVATION TR p7= EXIST FH 100 YR FLOODPLAIN LIMITS % ER SIDEWALK S C EASEMENT WETLAND LIMITS 0 180 LF i I I 8' DRY PROPOSED MANHOLE 8" C900 PVC 1 I I UTIL ESMT • . Previous View Item 6B Cover Page s, 166 LF % % SDR 35 PVC EXISTING MANHOLE GATE VALVE ®3.0% Q WATER METER u Lo INV:5558.44' 8"x8" TEE W/ LLJ A FIRE HYDRANT 8" GV FIRE HYDRANT j ' MIN FFE -J z Z ln j•..: I 555 50 Lo SD STORM DRAIN CONNECT TO EXIST EXIST STORM DRAIN 16" DIP WATER MAIN • " PVC DR I I I I i z FH ASSY PER CITY OF S SERVI E LIN ` -5~- SANITARY SEWER W/ 16"x8" TEE, BOULDER STD DETAILS 5.12, 5.13 , 16, SOLID SLEEVE, EXIST SANITARY SEWER I.! ~ 8" GV WATER ' 15 Z.R - PI a 8 "x6 " TEE, -7 7 EXIST WATER (f 4' SAN SEWER MH 4.1 8"GV,6"GV 'CD U DRY UTILITY 0 EXIST 12" SS _ _ & 8" PLUG JIM,  PER CITY OF BOULDER 1 1,1 . uKT UIILIIT Z)LttVt STD DETAILS 6.01, 6.04 I RIM 5552.68 00 INV IN (N) 5537.53 (VERIFY) 4' SAN SEWER MH i INV IN (E) 5537.87 PER CITY OF BOULDER EXIST TREE TO BE PROTECTED I INV OUT (S) 5537.36 (VERIFY) STD DETAILS 6.01, 6.04 SIDEWALK co ; I EASEMENT I' RIM 5548.50 )EWALK CEMENT - 1 1 8 STUB-OUT (E) 5543.00 LOT 12 I I M I - - I ; i 1 INV OUT 5542.80 MIN FFE N I L I Ln DRY UTILITY INV IN 5 A :•'I ` inn! 1I IT. 5553.00 I Lo NEW TREE 493 LF O I I O I I, W/ SLEEVE l(TYP) 8" 0900 PVC -I I III I II'I EXIST TREE (OFFSITE OR TO BE REMOVED) I '.l'• ~ I I I I I ~ n~~ ' 1 L J 1 I _ a - - - I----- MATCHLINE LOT 11 i MIN FFE I " . SEE SHEET C20 5551.50 T_ II { 1 L N I ::'•...:•:..L~ a I t D Q N 4 E B O ~C OF f c0 N OF PUBLIC WORKS DEPARTMENT APPROVED 00 vrn 3 ENGINEERING CONSTRUCTION DRAWING N U SITE REVIEW CORRECTIONS I 0 N ENGINEERING REVIEW MANAGER DATE U I APPROVAL EXPIRES ONE YEAR AFTER DATE ABOVE 1 V 00 c0 G O U 0 CITY OF BOULDER Sla i ANIII PUBLIC WORKS DEPARTMENT N i i O RECOMMENDATION FOR APPROVAL • U 3 A .y WC201 ATER/SEWER JVA, Incorporated 1319 Spruce Street aIr 30 0 30 30 60 TRANSPORTATION Boulder, CO 80302 Phone: 303.444.1951 SCALE IN FEET CALE IN FEET DRAINAGE Fax. 303.444.1957 E-mail. infU@iVdjva.com 08.27.10 1000 ROSEWOOD AVE. N O O BOULDER, COLORADO Planners - Designers • Builders 3020 Carbon Place # 203 0 Boulder, CO 80301 PRELIMINARY UTILITY PLAN 303-442-3351 to coburndev.com V C6 (D Agenda Item 513 Page 57 of 59 v m ~ a rn ~ Q ? o ° U E CD a> ~ d Notes PRELIMINARY PLAT 1) ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON. ING THE ROSE'11~wu V OOD SUBDIVISION EAST ,RTES b OF THEBREICORDSBOFRBOULDER R COUNTY LS" - 01E- 0159T A TRACT OF L OF LAND LOCATED IN THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER SD SECTION 13, TOWNSHIP 1 NORTH, RANGE 71 WEST OF THE 6TH P.M., DESCRIBED HEREON. 3) THE LOCATIONS FOR UNDERGROUND UTILITIES ARE BASED UPON VISIBLE SURFACE EVIDENCE AND COUNTY OF BOULDER, STATE OF COLORADO MAPS PROVIDED BY THE APPROPRIATE UTILITY COMPANIES AND MUNICIPALITIES AND ACCURATE Parcel Description UNDERGROUND. LOCATIONS OF UNDERGROUND UTILITIES AND STRUCTURES MAY VARY FROM LOCATIONS (PROVIDED BY SECURITY TITLE GUARANTY CO) TOTAL, AREA - 98, 682 SQ FI', OR 2.27 ACRES, MORE OR LESS SHOWN HEREON. ADDITIONAL BURIED UTILITIES AND STRUCTURES MAY BE ENCOUNTERED. NO EXCAVATIONS WERE MADE DURING THE PROGRESS OF THIS SURVEY TO LOCATE BURIED UTILITIES AND A TRACT OF LAND OF LAND LOCATED IN THE NE 1 /4 OF SECTION 13, TOWNSHIP 1 NORTH, RANGE 71 WEST OF THE 6TH P.M., COUNTY OF BOULDER, STATE OF COLORADO, DESCRIBED SLIEST 1 OF 2 STRUCTURES. ALL UNDERGROUND UTILITIES MUST BE FIELD LOCATED BY THE APPROPRIATE AGENCY OR UTILITY COMPANY PRIOR TO ANY EXCAVATION, PURSUANT TO C.R.S. SEC. 9-1.5-103. AS FOLLOWS: FOUND #5 REBAR l 4) ANY PERSON WHO KNOWINGLY REMOVES, ALTERS OR DEFACES ANY PUBLIC LAND SURVEY MONUMENT COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 13; THENCE S00'10'36"E, W/ 1 1/2" ALUMINUM CAP AND/OR BOUNDARY MONUMENT OR ACCESSORY, COMMITS A CLASS TWO (2) MISDEMEANOR PURSUANT 975.63 FEET ALONG THE EAST LINE OF THE NE 1 /4 OF SECTION 13 TO THE NORTHEAST "LS 32825" TO STATE STATUTE C.R.S. SEC 18-4-508. CORNER OF THAT TRACT OF LAND CONVEYED TO CARL C. GILSTRAP AND IDA MAUDE GILSTRAP AS DESCRIBED IN QUIT CLAIM DEED RECORDED IN BOOK 843 AT PAGE 222 OF l ~ t FOUND #5 REBAR 1 5) THE DISTANCE MEASUREMENTS SHOWN HEREON ARE U.S. SURVEY FOOT. THE RECORDS OF BOULDER COUNTY, COLORADO; THENCE S89°54'50"W, 561.15 FEET ALONG rn W/ ALUMINUM COLLAR _ 6) THE CONTOURS REPRESENTED HEREON WERE INTERPOLATED BY AUTOCAD LAND DESKTOP (DIGITAL THE NORTH LINE OF THAT TRACT OF LAND AS DESCRIBED IN SAID BOOK 843 AT PAGE 222 TO THE NORTHERLY LINE OF THAT TRACT OF LAND CONVEYED TO THE CITY OF BOULDER "LS 17664" TERRAIN MODELING) RELEASE 2009 SOFTWARE BETWEEN ACTUAL MEASURED SPOT ELEVATIONS. AS DESCRIBED IN DEED OF DEDICATION RECORDED ON FILM 2100 AS RECEPTION NO. cn } 1 FOUND #5 I l W/ ALUMINi -FOUND #5 REBAR DEPENDING ON THE DISTANCE FROM A MEASURED SPOT ELEVATION AND LOCAL VARIATIONS IN 01575389 OF THE RECORDS OF BOULDER COUNTY, COLORADO; THENCE NORTHWESTERLY, 7 A W/ ALUMINUM COLLAR TOPOGRAPHY, THE CONTOUR SHOWN MAY NOT BE AN EXACT REPRESENTATION OF THE SITE 67.75 FEET ALONG THE NORTHERLY LINE OF THAT TRACT OF LAND AS DESCRIBED ON SAID "LS 17664„ / IN f IS 17664" TOPOGRAPHY. THE PURPOSE OF THIS TOPOGRAPHIC MAP IS FOR SITE EVALUATION AND TO SHOW SURFACE DRAINAGE FEATURES. ADDITIONAL TOPOGRAPHIC OBSERVATIONS MAY BE NECESSARY IN FILM 2100 AS RECEPTION NO. 01575389 AND ALONG THE ARC OF A CURVE CONCAVE TO s r I I OUTLOT C 35 SQ FT SPECIFIC AREAS OF DESIGN. THE SOUTHWEST TO A POINT OF TANGENT, SAID ARC HAVING RADIUS OF 98.00 FEET, 0.00 AC FOUND FOUND #5 REBAR CENTRAL ANGLE OF 39°36'34" AND BE SUBTENDED BY A CHORD THAT BEARS N70°16'53"W, 34.76'x1.00' Q~ ~T W/ ALI W/ ALUMINUM COLLAR 7) BENCHMARK INFORMATION: CITY OF BOULDER BENCHMARK V-1. DESCRIBED AS AT THE INTERSECTION 66.41 FEET; THENCE S89°54'50"W, 34.68 FEET ALONG THE NORTHERLY LINE OF THAT TRACT OF LAND AS DESCRIBED ON SAID FILM 2100 AS RECEPTION NO. 01575389; THENCE © , .I~rf~ l~DU~Z~ LS 171 "LS 17664" OF BROADWAY & FOUR MILE USGS BRASS CAPQ321 AT SOUTH END OF HEADWALL. ELEVATION 5531.62' S87'22'1 2"W, 164.88 FEET ALONG THE NORTHERLY LINE OF THAT TRACT OF LAND AS (DATUM NAVD 88) . DESCRIBED ON SAID FILM 2100 AS RECEPTION NO. 01575389 TO THE EAST LINE OF PARCEL 8) SUBSURFACE BUILDINGS, IMPROVEMENTS OR STRUCTURES ARE NOT NECESSARILY SHOWN. BUILDINGS II CONVEYED TO DYKE KANAI AS DESCRIBED IN WARRANTY DEED RECORDED ON FILM 1092 6.00' AND OTHER IMPROVEMENTS OR STRUCTURES ON ADJACENT PROPERTIES THAT ARE MORE THAN FIVE (5) AS RECEPTION NO, 371129 OF THE RECORDS OF BOULDER COUNTY, COLORADO, AND THE UTILITY I FEET FROM ANY OF THE PROPERTY LINES OF THE SUBJECT PROPERTY ARE NOT NECESSARILY SHOWN. TRUE POINT OF BEGINNING; EASEMENT THENCE CONTINUING S 87°22'12"W, 167.15 FEET ALONG THE NORTHERLY LINE OF THAT (TO BE 9) FLOOD INFORMATION: PER LOMR 06-08-B289P, THE SUBJECT PROPERTY IS IN FLOOD ZONE AE TRACT OF LAND AS DESCRIBED ON SAID FILM 2100 AS RECEPTION NO. 01575389 TO THE DEDICATED) I AND FLOOD ZONE X, SHADED. EFFECTIVE DATE OF MARCH 28, 2007. THE 100 YEAR FLOW RATE IS WEST LINE OF SAID PARCEL II; THENCE NOO°10'36"W. 643.34 FEET ALONG THE WEST LINE OF SAID PARCEL II TO THE APPROXIMATELY 290 CFS PER THE CITY OF BOULDER FLOODPLAIN MODEL. (INFORMATION PROVIDED BY NORTHEAST CORNER THEREOF; JVA, iNC AUGUST 26, 2010) THE FLOOD BOUNDARIES SHOWN ARE FROM A SCALED DRAWING FROM THE CITY OF BOULDER WEBSITE, THENCE S59°50'36"E, 193.49 FEET ALONG THE NORTHERLY LINE OF SAID PARCEL II TO THE AS RESEARCHED ON FEBRUARY 25, 2010 AND ARE APPROXIMATE. NORTHWEST CORNER THEREOF; CO I~i to LL- L (JI THENCE SOO°10'36"E, 538.46 FEET ALONG THE EAST LINE OF SAID PARCEL II TO THE TRUE CD T 0) 1- 0 < ~I OD 10) THE WORD "CERTIFY" AS SHOWN AND USED HEREON MEANS AN EXPRESSION POINT OF BEGINNING, C (r> v 1 N NS9. Q cn I. cn° H o I ~I F. ¢ in OF PROFESSIONAL OPINION REGARDING THE FACTS OF THIS SURVEY AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE, EXPRESSED OR IMPLIED. COUNTY OF BOULDER, 1 1 rn S2 I ° 0 LJ ro J 0coo STATE OF COLORADO. g ~Gy a N I I o Ln 11) THE TOTAL AREA OF THE SUBJECT PROPERTY IS 98,682 SQ. FT. OR 2.27 ACRES, MORE 1 r) 7 --1 ro C14 OR LESS. 7 37.50' 30.00' 30.00' I 39.50' PUBLIC ACCESS Vicinity Map EASEMENT N89°49'24"E 12) UNLESS OTHERWISE STATED, ALL BEARINGS AND DISTANCES, SHOWN HEREON ARE RECORD AND AS (TO BE DEDICATED) b 6.00' UTILITY EASEMENT MEASURED. EASEMENT a I I o ROSEWOOD AVENUE (TO BE DEDICATED) :ATED) 13) ALL PROPOSED UTILITY AND DRAINAGE EASEMENTS TO BE DEDICATED FOR PUBLIC USE. Boundary Closure Report 40 ROW (TO BE DEDICATED) o Y EASEMENT o U ~p m LEE HILL RD T~ I I I N89°49'24"E 2.00' UTILITY EASEMENT ICATED) 14) TREE PROVISIONS WILL CONFORM TO TO LAND USE CODE 9-12-12(A)(1)(K), B.R.C.1981. CL E y/<<S COURSE: S 87-22-12 W DISTANCE: 167.15 30.0 30.0 53.00' 34.00' 30.00 20'0 (T0 BE DEDICATED) y COURSE: N 00-10-36 W DISTANCE: 643.34 ~y COURSE: S 59-50-36 E DISTANCE: 193.49 75 g~15.65 N N.T.S. U ; COURSE: S 00-10-36 E DISTANCE: 538.46 I ~I S80°21'04 LL- Legend S PAUBJECT RCEL oS~``ty °Q PERIMETER: 1542.45 I I I LL ° o vI LL- d- PUBLIC ACCESS EASE %CCESS EASEMENT FOUND ALIQUOT MONUMENT AS DESCRIBED 0a00 Of YARMOUTH AVE I I o 4 (TO BE DEDICATED) F- a, r~ cn ~Ln F- DEDICATED) N sT m AREA: 98681.79 2.27 ACRES 6.36, o 0 cv o 0 m o° 00 oQ of 5.00 UTILITY EASEMENT EASEMENT FOUND MONUMENT AS DESCRIBED = z MAPCHECK CLOSURE - (USES LISTED COURSES & COGO UNITS) JITS) J° J N o N Qi (TO BE DEDICATED) ATED) FOUND BENCHMARK AS DESCRIBED BM ERROR OF CLOSURE: 0.006 COURSE: N 56-30-40 W -40 W I r~ z , m z I I /~5~ I 30.Oa 34_00,J 3.00' UTILITY EASEMENT r EASEMENT (P) AS PER THE PLAT OF FOOTHILLS COMMUNITY PRECISION 1: 268012.59 CHERRY AVE VIOLET AVE 53.00, Fi- CATED) (T. B. D.) TO BE DEDICATED u N89°49 24 EL - - - - - - (TO BE DEDICATED) w PUBLIC ACCESS w Q o 117.00' o I I EASEMENT ocx a LOT 11 Land Use Chart UNION AVE UPI AND AVF I (TO BE DEDICATED) co N 3744 SQ FT 0.09 AC I ' 5.00 UTILITY EASEMENT ' EASEMENT , ~T i 1rr  I RUIN I OF UUMMLNULMEN I I 4 1 3 pq 00' 1 {TO BE DEDICATED} GATED) L NORTHEAST CORNER E- E- 0 R co I - - - - - - - - - - - - - - - - - - - - - - b m E- '0 LOT 10 °°I C~.9 LOTS1 118 RESIDENTIAL OF SECTION 13 TOWNSHIP 1 NORTH RANGE 71 WEST -H 1 g c~ 3744 SO FT 0.09 AC N 1 I I I z 117.00' 1 Land Summary Chart Control Diagram FOUND #5 REBAR -cD I m I I o LOTS °o I TYPE AREA % OF TOTAL AREA W/ ALUMINUM COLLAR FOUND #5 REBAR I I I 06 3276 SO FT 0.08 AC o01 LOTS 58,668 SF 59% "LS 17664" W/ ALUMINUM COLLAR 117.00' N 0 4 PUBLIC STREET 24,463 SF 25% `ASS IS 17664" ALLEYS 9,730 SF 1D% I © ° °©q o LOT 8 o m OUTLOTS 5,821 SF 6% Q0 I1 a CO 3276 SO FT 0.08 AC 00 r93~ 0706q 3 I I I 117.00 cl~ z s• o s', \78s GRAPHIC SCALE w~ 0 I I Q Description of Outlots 100 0 50 100 200 1 ° LOT 7 I Q W 1 I c~ 3744 SO FT 0.09 AC 1 w OUTLOT DESIGNATED USE MAINTENANCE AND OWNERSHIP I 117.00' O A DETENTION POND HOA B DETENTION POND HOA Z FOUND #5 REBAR \ ( IN FEET ) I 1 I I ° o C ACCESS CONTROL CITY 1 inch = 100 ft. co z W/ ALUMINUM COLLAR N-1. o LOT 6 "b01 O W "L5 17664" 3744 SQ FT 0.09 AC I a r m I I 117.00' Surveyor's Statement z © I r EASEMENT I, JOHN B. GUYTON, A REGISTERED LAND SURVEYOR IN THE STATE I 4 #5 REEBAR I 5.00' UTILITY EASEMENT CATED) OF COLORADO, DO HEREBY CERTIFY THAT THE SURVEY OF 1000 4 \ I I I W/ 1 1/2" I a LOT 5 ~30.00'N 1 (TO BE DEDICATED) I ALUMINUM CAP 4231 SO FT 0.10 AC co ROSEWOOD PEARL SUBDIVISION WAS MADE BY ME OR DIRECTLY m \ r.. I "LS 32825 I UNDER MY SUPERVISION ON AUGUST 26, 2010; AND THAT THE I I I I FOUND N89°49'24"E 87.00' C6 GRAPHIC SCALE ACCOMPANYING PLAT ACCURATELY AND PROPERLY SHOWS SAID SUBDIVISION AND THE SURVEY THEREOF. I # 4 REBAR N 40.83' 76.17' 1 I 40 40 0 20 40 80 M BOULDER BENCHMARK I L------------------- N NI I R=16.00' FOUND V-1 ELEV:5531.62' I I LOT 4 o OUTLOT A ~ I L=25.13' #5 REBAR„ ~ 0 TRUE POINT OF BEGINNING N10 *25'59"E E ~ ~1 Aga°00'00" 1952 SO FT o 4154 SO FT 20. a' ( IN FEET , DRAFT ~ W 1 12 FOUND 46.9 0.04 AC Q 0.10 AC / CH=N44°49'24"E 22.63' "E 22.53' 1 inch = 40 ft. ALUMINUM CAP #5 REBAR W/ 1 1/4" , tom. yLS 32825 ORANGE PLASTIC CAP 40.83- 60.17' _ J 1.00' PUBLIC ACCESS _IC ACCESS (TRUE NORTH) FOUND "LS 24302" \ o N89°49 24 E p EASEMENT {TO BE DEC (TO BE DEDICATED) JOHN B. GUYTON DATE # 4 REBAR FOUND I o o ALLEY, (T. B. 8.35 0 5.00' UTILITY EASEMEN ITY EASEMENT COLORADO P.L.S. #16406 FSI JOB NO. 10-56,821 FOUND #5 REBAR W/ 1 1/2" ALUMINUM CAP i I I 30.0' 30.0' 10.00 - N89 49 24 E- - - {TO BE DEDICATED) -DICATED) CHAIRMAN/CEO, FLATIRONS, INC. #5 REBAR "LS 17508" FOUND 53.65' 24.00' 20.00 39.35' 16,00' I W/ 1 1/2" I E H 4 5 REBAR I Q 1 5.50' PUBLIC A( PUBLIC ACCESS EASEMENT Approved By The City of Boulder ALUMINUM CAP p I W/ 1 1/2' C"i ~-1 "LS 17508" ~ FOUND z (TO BE DEDICAI 11 ALUMINUM CAP r co mL- I u- E DEDICATED) 58722 12 W #5 REBAR W/ 1 1/2" ALUMINUM CAP 88, S87-22'12" W 157.15 16~ _ _ IS 17508" "LS 17508" r oLL- ¢ N U < 00I m ~ a te, TRUE POINT OF BEGI DINT OF BEGINNING ° H Qto v o NI 00 o FOUND I I FOUND # 4 REBAR ( ° M Q ~ DIRECTOR OF PLANNING DATE S89°54'50"W 350.65 T S89°54'50"W 561.15' e 00 o ~ a i © ~R W/ 1 1/4" NOTES & SIGNATURES o o Q #5 REBAR W/ 1 1 /4 z ORANGE PLASTIC CA PLASTIC CAP SHEET 1 OF 2 PROPOSED LOTTING TAC 08127110 FOUND - - -I "LS 24302" X02" DRA WN BY.• Fladrons, Inc. #5 REBAR W/ 2" ALUMINUM CAP 0- - t2:4.02 - T. COLVIN Surveying, Engineering & Geomatics TAC 07130110 I "LS 25379" 11.54' EAST (ON LINE) TAC 06/18/10 R=98.00' CHERRY AVE =ASEMENT DATE: 3825 IRIS AVE, STE 100 IN T.• DATE. I L=67.75' (ROW WIDTH VARIES) (TO BE DEDICATED) TED) JUNE 16, 2010 BOULDER, CO 80301 PH: (303) 443-7001 REVISIONS: I V39°36'34" :5.50' 87'22'12"W 167,15' 20.02 5.00' UTILITY EASEMENT FOUND # 5 REBAR PUBLIC ACCESS EASEMENT FSI JOB NO. FAX: (303) 443-9830 CHECKED BY., I CH=N70°16'53"W 66.41' 10-55,821 wwwYlatironsbw.c om WW/M V/TW/JZG f S89°54'50"W 34.68' (TO BE DEDICATED) . COPYRIGHT 2010 FLATIRONS, INC. Agenda Item 5B Page 58 of 59 a a ~ L } Q ~ _O O V E ICU W d d PRELIMINARY PLAT ROSE 0 0 D S U B D I V I S 10 N A TRA V 1 OF L OF LAND L1 O CA TED I THE O R THEA S T QUARTER OF THE NORTHEAST QUARTER LRTER OF ►SB SECTION 13, TOWNSHIP 1 NORTH, RANGE 71 WEST OF THE 6TH P.M., COUNTY OF BOULDER, STATE OF COLORADO SHFF T 2 OF 2 I ~ •t a 24 DE ~ 24 DE 11 30'CN. TRIPLE > s"DEC TRIPLE 16"DEC 1 -6"DEC 16"DEC cc) 4DEC,., 'C PY 3D'CNPY 1 C~ ~5' NPY` . 4' DEC CNPY 30'CNPY 24"DEC ~l 5 P 24"QEC GRAPHIC SCALE / \\30'CNPY 1 4;DEC... - 18"DEC ~30'CNPY r' 50 0 25 50 100 'CNPY DOUBLE v J DEC 8"DEC PY DOUBLE ~ 2 'CN ul- . ''TRIPLE 5 CNPY ` 8"DEC ` "fRIPL 4' DEC -.0 'CN Y~ 1 'CNPY 0 12"DEC IfRIPL CI';, : CNPY 4 DEC 8"DEC 12" DEC~_ 4"DEfo Z~ -A L, 20'CNP -8'CNPY 4' D E - .4"DE CN~ 1 'CNPY 3'CNPY f TRIPLE ( IN FEET) 30"DEC TRIPLE 20'CNP a'CNPY f 1 inch = 50 ft. ` O'rNI 24"DEO,.\ 8"DEC 30' DNf~f v, 4 DEC 5 NP4"DEC~~~~ `3Q'CNP1_ 15'CNPY / f-- OU DE 8„DEC 3 Q FT C „DEC' DECQ ` ~3 CN~ 15'CNPY (TRUE NORTH) CNPY 30"DEC J i ;4"DEC 0.00 AC I NP CNP 30"DEC 60'CNPY 34.7 00' G~ D 4 DEC 6D'CNPY 9 CEO ~5 C.NPY4"DEC I S CN P ` f MuLTt . ~24 RMP CNP MULTI 411 24"DE .93g 4' DEC ~60' NPY ® :CNPY NZ ti 55 5.0' 5556 n~ N 24"DEC 4"DEC I: 40'CNPY con N 3:. 40'CNPY i y yyc y r OOF S ~ N ~ sss3 I SSS2 4.0' I 15"DECD 5549 ~SS2 IN 15"DE v f ~ m ~ v 20'5NPY 15' DE 25'CN Y o D . 25'CN ,Y• `L > I Vl } I- V V J: 3 o ~ J L y m a 141 L a 3.00 ~ v, a' I o ' I_ 5549 I ~htx Sid 5549 LEGEND I I X2.0 I` I PROPOSED MANHOLE 5548 Legend 5548 1 EXISTING MANHOLE 0 0 E N H 0 GATE VALVE CONCRETE w Ii 5547 N1 rrj / W 5547 ~tD 3' t' n LO 11 3z N y I m EDGE OF ASPHALT E] REDUCER/INCREASER WATER METER Z GRAVEL x LO 10 Y FIRE HYDRANT 00 FENCE y (I \ ~ o w 33: co ~ • SIGN rr-  EXISTING DECIDUOUS TREE I 1 ~o o 36"DEC vv STORM DRAIN 50'CNPY l -yy 1 L 9 O'er ROOF DRAIN ® BOLLARD hY I~ 1 CD qtr a I' ss ss SANITARY SEWER w WATER LINE (PVC UNLESS I N m [ N i 1 r M/ a CD r OTHERWISE NOTED) I t L 8 .r. 1~ w w WATER WATER METER I ` u u DRY UTILITY MAIN Da WATER VALVE - - - - - - - - - - - - - DRY UTILITY SERVICE 42" DOU~E r 11 DOU LE LO 7 T TELEPHONE FIRE HYDRANT RCP I 6"DEC `4' w 6"DECD II W l~ ss SANITARY SEWER LINE (PVC) I 1o'cruPr` DOU s U 10'CNPY"' ~ roc ~ t J - D U L 101, E ELECTRIC 1a"DE S RM WATER 10"1) E L II OVERHEAD ELECTRIC C'! E LO 6 SQ SANITARY SEWER MANHOLE I I X15' NP DETENTI SEMENT 15 NP ii - NP ' I ° tJE UNDERGROUND ELECTRIC sT STORM DRAINAGE LINE (RCP) r GAS 4 I ST STORM DRAINAGE MANHOLE 3 I 30"DEC I 3: 32 30"DEC CATil CABLE TV h 35'CNP L T 5 35'CNP CURB INLET FIBER OPTIC ® GRATE INLET I I Ln 5.0 FLOW LINE rn FENCE E ELECTRICAL LINE - - - - - - - - 55~4 43 55` (E ELECTRICAL MANHOLE 3 S SS -SS ss 12SSPVC cs, ® ELECTRICAL TRANSFORMER I 553 ~ - - - - - .00 ESMT S ss ss ss OT 4 LOT fi' PRIVACY FENCE ' CONCRETE PAVING 3 I ` J o n \ ( POROUS BRICK PAVERS ER ELECTRICAL RISER I oo Io ! s ° ° U & U COBBLES 30. D' 30.0 3D.0' LIGHT POLE I : I- - - • , .~.Js a~~s GRAVEL cTv- CABLE TV LINE d U 0,N t > Iro rf) N SIGN k CR CABLE/FIBEROPTIC RISER SIGN 01 N r I PROPOSED TREE c GAS LINE I < N j lll" RIPL Q ❑ f I TRIPLE J T TELEPHONE LINE -a~ --tie'► .71d"DEI " 8.00~tilf~IL SMT P) U 710''DEI 7~2'1 Z~W 1>b710 "DEC 9 DEC 12" PVC 12 GNPY: 5`~" ~ J ~.9 DEC ;12 CN_PY T I 5~ TR TELEPHONE RISER 5'CNI 3. I ~2 P 5'CN 10"DEC 17'CNP PVC _ 'J7T~ END OF MODULAR HOME J C wv - n II w W w -w• • w SIGN ~w w w 8" DUCTIL - w " PVCw -?N ; w w w-`t w.A-1E--w YV- 81WL ST ST ~w w w w w w ~v w - w 8 WL ST ST X12" PVC 24" RCP (ROW WID VAEIES)ST ST ST sT ~ _ I ST ST S S~ ST ST ST T ST (~RQWSTWIDT- ST << STST~ST ST ST ST I I r ' FLARED END SECTION SS ST ST 24' RCPT 8 ST 36 RCP 2 s1 „ R RsIP 24" R P 40" RCP z s 3'. yy0 } ~ . 77 G CTV - r CTV CTV < f e c, 4 ,I DRAFT e C CTv CTV a. ~ • I I I I I I ` I I 4I SHEET 2 OF 2 EXISTING CONDITIONS TAC 08127110 DRA WN BY.Flatdrons, Inc. TAC 07130110 Existing Con ting Conditions Propose( 'roposed Conditions T. COLVIN Surveying, Engineering & Geomatics TAC os/18/10 DATE: 3825 IRIS AVE, STE 100 BOULDER, CO 80301 INT.- DATE: JUNE 16, 2010 1 PH: (303) 443-7001 REVISIONS: FSI JOB NO. FAX: (303) 443-9830 CHECKED BY.- 10-55,821 www.Ranra Lnc.com WW/MV/TW/JZG COPYRIGHT 2070 FLATIRONS, INC. Agenda Item 513 Page 59 of 59