5A - Concept Plan (LUR2010-00069) for 6685 Gunpark Dr Gunbarrel Community Center
CITY OF BOULDER
PLANNING BOARD AGENDA ITEM
MEETING DATE: March 10, 2011
AGENDA TITLE:
Public hearing to consider Concept Plan, LUR2010-00069, for a location within the Gunbarrel
Community Center at 6685 Gunpark Drive to develop an existing 8.7 acre site with 250 residential
attached dwelling units and 19,440 square feet of new retail uses. An existing 28,000 square foot
office building is proposed to remain.
Applicant: Peter Wolff, The Wolff Company
Property Owner: Gunbarrel City Centre, LLC
REQUESTING DEPARTMENT:
Community Planning & Sustainability
David Driskell, Executive Director
Charles Ferro, Land Use Review Manager
Karl Guiler, Planner II
OBJECTIVE:
1. Hear applicant and staff presentations
2. Hold public hearing
3. Planning Board discussion of Concept Plan. No action is required b Planning Board.
SUMMARY:
Proposal: Concept Plan proposal to develop an existing 8.76 acre site with 250
residential attached dwelling units and 19,440 square feet of new retail
uses. An existing 28,000 square foot office building is proposed to
remain. New streets are proposed within the development with
connections to Gunpark Drive, Lookout Road, and development to the
west. One street is proposed as a retail, pedestrian-oriented "main street"
in accordance with the Gunbarrel Community Center Plan (GCCP).
Project Name: Proposed Development at Lookout Road and Gunpark Drive
Location: 6685 Gunpark Drive (two properties located at the corner of
Gunpark Drive and Lookout Drive). Refer to the context map on
page 3.
Size of Tract: 8.76 acres gross and 7.25 acres net (per Project Data Fact Sheet)
Zoning: BR-2 (Business Regional - 2)
Agenda Item 5A Page 1 of 68
Comprehensive Plan: Community Business
Project Description:
• Development of an existing 8.76 acre site, composed of two properties, with 250
attached rental units within three and some four story buildings. The applicant is
exploring the feasibiltiy of providing permanently affordable units distributed throughout
the site to meet the city's 20% inclusionary housing requirements. However, the
applicant may opt for in-lieu fees.
• Roughly 19,440 square feet of new ground floor retail is proposed along a new "main
street" with residential above. The existing 28,000 square foot office building on the
corner Lookout Road and Gunpark Drive is proposed to be retained.
• New street connections are proposed per the GCCP with connections proposed to the
property to the west. The city would likely require the streets to become public rights-
of-way.
• Parking is proposed to be accommodated in garages, head-in and on-street parking -
some of which is angled along the proposed main street. Many residential units are
proposed to be alley loaded. A parking reduction may be required at time of Site
Review if the off-street parking requirement is not met.
• Buildings are proposed at 40 feet in height per section 9-7-6, "Building Height,
Conditional", B.R.C. 1981. Height modifications to exceed the 40-foot height limit for
one or several buildings would be required at time of Site Review. This would require
the project to come before the Planning Board for decision and may necessitate County
review for four-story elements per the IGA discussed below.
• Setback modifications would likely be required at time of Site Review to accomplish a
more human-scaled walkable project with buildings situated closer to the street. BR-2
zoning requires greater setbacks than anticipated by the GCCP.
• Mitigation of the previously filled wetland is proposed on the south portion of the site.
• Open space throughout the project is planned to meet the minimum 40% required by
BR-2 zoning.
Attachment B contains the applicant's written statement and Attachment C contains the
concept plan.
ANALYSIS:
Guidelines for Review and Comment
The following guidelines will be used to guide the Planning Board's discussion regarding the site. It
is anticipated that issues other than those listed in this section will be identified as part of the
concept plan review and comment process. The Planning Board may consider the following
guidelines when providing comments on a concept plan.
1) Characteristics of the site and surrounding areas, including, without limitation, its
location, surrounding neighborhoods, development and architecture, any known natural
features of the site including, without limitation, mature trees, watercourses, hills,
depressions, steep slopes and prominent views to and from the site;
Agenda Item 5A Page 2 of 68
Existing Site I Site Context I Site Conditions
As shown in Figure 1, the site is located at the intersection of Lookout Road and Gunpark Drive
within the Gunbarrel neighborhood. The immediate context of the site is non-residential with mostly
retail uses on the adjacent properties to the west (including King Soopers, a gas station and
retail/restaurant uses within an auto-oriented commercial center) and office uses within a two-story
building on the subject site. Office uses predominate along Gunpark Drive, while most development
to the north and west is light industrial in character. Development further east and south is
residential with single-family dwellings within low and medium density neighborhoods to the east
and apartment buildings to the south. A pedestrian multi-use path corridor exists just east of the site
and is the location of Boulder White Rock Ditch, the Boulder and Left Ditch, and the Boulder Supply
Canal.
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Figure 1- Site location and context.
As the Planning Board is aware, portions of Gunbarrel (mostly light industrial and commercial
properties in proximity to the Diagonal Highway) are annexed to the city, whereas there are large
portions of Gunbarrel (mostly residential) that are not. All of the immediately contiguous properties
to the subject site are annexed-, however, the low density residential to the east (i.e., Gunbarrel
Green neighborhood) and the apartments to the south are not annexed to the city (see Figure 2).
Figure 2 also shows the Gunbarrel North neighborhood, which is annexed to the city as a medium
density residential development composed of single-family dwellings.
Agenda Item 5A Page 3 of 68
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Figure 2- Annexed properties in blue.
Figure 3 on page 5 shows a close-up aerial of the site, which is composed of two contiguous properties
totaling approximately 8.7 acres in size. The properties are almost entirely level and vacant with no
significant trees. Approximately 0.165 acres on the site are mapped and regulated as a wetland under the
city's Wetland, Stream and Water Body Protection Ordinance under a pre-development agreement
between the landowner and the city. Although wetlands may or may not exist on the site at this time, the
landowner is required to provide mitigation with any future development.
When the city's wetlands ordinance was originally adopted in the early 1990s, several acres of wetland
existed on the site. Over the years, much of the wetland was filled by the landowner or was destroyed by
adjacent grading. As part of the legal settlement with the city, the landowner is required to comply with the
wetlands protection ordinance requirements and the current wetland mapping whether or not the mapped
area meets the city's wetland definition. Once the wetland acreage is mitigated, the maps may be
amended to accurately reflect wetland conditions on the site.
Agenda Item 5A Page 4 of 68
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Figure 3- Subject site.
Boulder Valley Comprehensive Plan (BVCP) Designation
The BVCP can be found at the following link-.
->http://www.bouldercolorado.gov/files/PDS/BVCP/bvcp.pdf
As Figure 4 on page 6 indicates, the Boulder Valley Comprehensive Plan (BVCP) land use
designation for the property is Community Business. Transitional Business exists across Gunpark
Drive to the immediate east, southeast, and south and to the north across Lookout Road is Mixed
Use Industrial. Further east and south are Low and Medium Density Residential land use
designations buffered from the subject site by Open Space and Public land use designations.
Mixed Use Business exists to the west of the site and reflects the intent to have Spine Road as a
new main street to the emerging town center development envisioned for the area in the GCCP,
which was adopted by the city in 2004. Originally, Mixed Use Business was intended for the subject
site per the GCCP; however, the Community Business land use designation was maintained for its
relative flexibility in accommodating a mix of uses. The areas subject to the GCCP are shown in
Figure 5 on page 7 and are discussed in more detail below.
Agenda Item 5A Page 5 of 68
\ Medium Density Residential _
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Figure 4- BVCP land use designations in the area.
Gunbarrel Community Center Plan (GCCP)
The site is within the Gunbarrel Community Center Plan (GCCP) area - a plan intended to create a
more pedestrian friendly mixed-use "Main Street" type community center in the Gunbarrel
neighborhood. The boundary of the community center is shown in Figure 5 on page 7. The specific
goals of the GCCP plan are as follows:
• Provide opportunities for developing a viable, easily accessible, pedestrian-oriented retail
town center of appropriate scale to serve the Gunbarrel subcommunity, outlying
subdivisions and employment centers.
• Provide safe and convenient vehicular and nonvehicular connections between the
commercial center and the surrounding area and within the center itself.
• Provide a commercial center with a unique identity that is the heart of social and cultural
activity in the subcommunity and supports day and evening activity seven days a week.
Agenda Item 5A Page 6 of 68
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Figure 5- Gunbarrel Community Center area.
To review the GCCP, the following web address is provided:
4http-//www.bouldercolorado.gov/files/PDS/Long%20Range/Final%20PIan%20-
%20Amended%2OMay%202006.pdf
An analysis of compliance with both the BVCP and GCCP is contained within the discussion below
and the attachments to this memorandum.
Intergovernmental Agreement (IGA) between City of Boulder and Boulder County
Given that a large number of Gunbarrel residents are within the county, Boulder County Planning
Commission and the Board of Commissioners took an interest in development of the retail core of
the Gunbarrel Community Center during development of the area plan in 2004. One of the
outcomes of the GCCP process was the adoption of an IGA between the city and county that
requires county review of any development plan in the retail core if any building in the plan exceeds
a height limit of 3.25 stories (the height limitation is based specifically on the number of building
stories and not on feet). As specified in the IGA, the site plan would be reviewed through the
county's development review process concurrent with the city's Site Review. The IGA gives the
county the authority to review and make findings on whether the project meets the city's "Building
Design, Livability, and Relationship to the Existing or Proposed Surrounding Area" criteria in
Agenda Item 5A Page 7 of 68
section 9-2-14 of the Boulder Revised Code. The City Council would review the county's findings
and make a joint determination on the plan. The IGA lays out these parameters and process and
is found within Attachment A.
Zoning
The project site is zoned BR-2, Business Regional - 2. Per the land use code, these are "areas
that are business centers of the Boulder Valley, containing a wide range of retail and commercial
operations, including the largest regional-scale businesses, which serve outlying residential
development; and where the goals of the Boulder Urban Renewal Plan are implemented." While
other zoning districts could have been applied to the site to promote a more walkable "main street"
type project following adoption of the GCCP, some examples being BMS (Business Main Street) or
the MU (Mixed Use) zones, it appears that BR-2 zoning was maintained on the site as there was
intent to have a high open space requirement synonymous with the 40% requirement of BR-2 and
given the fact that BR-2 permits a wide variety of uses (including residential). Further, building
locations can be modified through the Site Review process to be closer to the street promoting a
more walkable, human-scaled environment. Figure 6 below shows the zoning districts in the area.
Areas in light gray are unannexed properties-
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Figure 6- City zoning (described as follows).
BC-1 Business Community -1
Agenda Item 5A Page 8 of 68
BR-2 Business Regional - 2
BT-1 Transitional Business -1
IG Industrial General
IM Industrial Manufacturing
RL-2 Residential Low - 2
RM-1 Residential Medium -1
Development Review history:
Concept Plans for development of the site as a "town center" were reviewed in the early 2000s. A
Site Review application was submitted in 2003 for development of the site as a mixed use
commercial and residential center. During the Site Review process, concerns were raised by
Gunbarrel residents about the amount of residential use recommended for the site and the need for
a "main street" and town center in the subcommunity. These concerns precipitated review of the
site plan and the initiation of a market analysis and area plan for the Gunbarrel commercial center.
During the adoption process for the GCCP, concerns were raised by residents in Gunbarrel about
the allowed heights in the retail core under the existing zoning. The Boulder County Commissioners
became involved in the area planning process at this point and the IGA was developed through a
two-year process. The area plan was amended in 2006 to reflect the provisions of the IGA. After
adoption of the plan and IGA, review of the 2003 site plan submittal was discontinued by the
applicant.
2) Community policy considerations including, without limitation, the review process and
likely conformity of the proposed development with the Boulder Valley Comprehensive
Plan and other ordinances, goals, policies, and plans, including, without limitation,
subcommunity and subarea plans;
Development of the site is subject to the Boulder Valley Comprehensive Plan (BVCP) as well as the
Gunbarrel Community Center Plan (GCCP). Compliance with these plans has been preliminarily
assessed during Concept Plan review and will be ultimately determined as part of the Site Review
application as BVCP compliance is required. Summaries of the Concept Plan's consistency with the
BVCP and GCCP are provided below, with more detailed reviews in the attachments. A discussion
about the IGA is also included.
BVCP: Section V within Attachment D, the Development Review Committee (DRC) comments, lists
BVCP policies that would apply to the proposal. The concentration of a variety of residential units in
a denser, mixed-use, walkable environment with enhanced connectivity (i.e., new streets) to
surrounding properties would be a more efficient land use pattern than that already established in
Gunbarrel and would add to the vibrancy of Gunbarrel consistent with the GCCP, an adopted
subcommunity plan intended to make the area a new neighborhood center. For these reasons, the
proposal is found consistent with the following BVCP policies:
• 1.21 Jobs:Housing Balance.
2.04 Compact Land Use Pattern.
• 2.20 Design of Newly-Developing Areas.
• 2.21 Mixed Use.
• 2.24 Support Services for Subcommunities.
2.25 Subcommunity and Area Planning.
• 2.26 Mixed Use and Higher Density Housing.
Agenda Item 5A Page 9 of 68
• 2.27 Variety of Activity Centers.
• 2.31 Commitment to a Walkable City.
• 2.40 Physical Design for People.
• 4.40 Energy-Efficient Land Use.
• 6.10 Multimodal Development.
• 6.13 Neighborhood Streets Connectivity.
• 6.14 Integrated Design.
7.06 Mixture of Housing Types.
Furthermore, the proposal would enhance pedestrian walkability of the area in proximity to an
existing multi-use path corridor and would remediate a previously lost wetland. These are consistent
with the following two policies:
• 2.32 Trail Corridors/Linkages.
• 4.09 Wetland Protection.
Before conclusions can be made about complete consistency with the BVCP, more detailed
information on the site and building design as well as learning the potential transportation and
parking impacts would be required (at Site Review) before determining consistency with the
following policies, which are important to ensuring a high quality center compatible with the
Gunbarrel neighborhood:
• 2.12 Neighborhoods as Building Blocks.
• 2.13 Support for Residential Neighborhoods.
• 2.19 Compatibility of Adjacent Land Uses.
• 2.19 Compatibility of Adjacent Land Uses.
• 2.42 Enhanced Design for the Built Environment.
• 6.09 Transportation Impact.
GCCP: The applicant's proposal is to concentrate 250 attached units in a variety of townhome and flat
styles in immediate proximity to a new mixed-use main street. Buildings are generally proposed up to
the sidewalk and pedestrian connections are proposed throughout the development and to neighboring
development. New streets are proposed and are generally framed by more urban-scaled buildings
instead of parking. Parking is generally found within a four to five level parking structure, on-street
parking or head-in parking, much of which is accessed from alleys. Overall, the general layout is more
compact as compared to the existing development pattern of Gunbarrel.
Based on the attributes listed above, staff has found the proposed development's design approach
consistent with the GCCP; namely the following goals:
• Would enable "a residential component within the proposed project at Gunpark and Lookout
roads" in efforts "to help building critical mass and support retail absorbtion." (GCCP, page 6)
• Consistent with "basic concept for the center is to create a dense, mixed use retail core."
GCCP, page 7)
• "Breakup super blocks." (GCCP, page 12)
• "Provide public parking that is easily accessible and conveniently located." (GCCP, page 12)
• Creation of "visual order" and "a more human-scale pedestrian friendly environment."
Agenda Item 5A Page 10 of 68
While there are many aspects of the proposal that are consistent with the GCCP, staff has identified
some important areas that should be looked into further prior to Site Review to have a plan that is
more successful. Some of the key areas to consider are:
• The configuration and design of the Main Street area.
• The provision, placement, and quality of common open spaces.
• Building height relative to compatibility with the surrounding area and its compliance with
the GCCP guidelines and Intergovernmental Agreement with Boulder County.
• Building massing - especially in regard to proposed buildings fronting Gunpark Drive to
achieve an appropriate transition to existing development.
• Streetscape treatments within the project (i.e., landscaping, detached vs. attached
sidewalks etc.)
• More information on the quantity of off-street parking (not parking in public rights-of-way).
These issues are discussed in more detail within Attachment D under the "Land Uses" heading.
IGA (Building height): Building height has been a sensitive issue in Gunbarrel with respect to view
protection and ensuring compatibly scaled development. The IGA between the city and county
focuses primarily on the issue of height (see Attachment A). Essentially, the IGA sets up a process
for county review if any building has a fourth floor greater than 25% of that building's footprint.
Buildings that do not exceed this threshold would not require county review. In the event buildings
exceed the 25% limitation, the county would review a project against the "Building Design, Livability,
and Relationship to the Existing or Proposed Surrounding Area" of the Site Review criteria. Per the
IGA, the county would have authority to add conditions or deny a project. The City Council would
have final authority but would be obligated to accept a county decision of denial. For instance,
subsection (b)(iv) of the IGA states, "if either the City or the County finds that the application does
not meet the standards and criteria in Paragraph 7 (refers to the Site Review criteria), the
application will be denied by the City Council."
The concept plan proposal, unless modified, would likely require county review because the 25%
threshold would be exceeded with the inclusion of the four to five story garage. While the applicant
has indicated that the garage would not require a height modification, because of its compressed
levels, it nonetheless would be considered in the calculation for fourth floors by virtue of the IGA
wording that relates to number of floors, not an exact measurement of height. Whether or not the
proposal requires county review is secondary to how well and appropriate buildings with four levels
are designed to minimize impact to views and fit into the lower scaled development of Gunbarrel.
This would be determined at the Site Review stage when detailed elevations, floor plans, and
renderings would be provided for this assessment.
3) Applicable criteria, review procedures, and submission requirements for a site review;
The project would be subject to all the Site Review criteria in Section 9-2-14(h) of the Land
Use Regulations. Submission requirements would be the same as any other Site Review
and would have to satisfy the requirements of Section 9-2-14(d).
Review would follow a three-week review track where comments or a decision would be
rendered at the end of that time. If revisions were required, two additional review tracks
could be scheduled. If the project requires Planning Board review, it would be scheduled
during that time. If the project could be decided by staff, it would be subject to Planning
Agenda Item 5A Page 11 of 68
Board or citizen call-up.
Along with determining compliance with the BVCP as discussed above, the Site Review
criteria focus principally on the quality of the site and building design. Attachment D
contains the DRC comments on the proposal from all reviewing departments. For staff's
preliminary analysis on the site and building design, see the narratives under "Site Design"
and "Building Design" within that document. Other site design comments are found under
the "Landscaping" heading as well.
4) Permits that may need to be obtained and processes that may need to be completed
prior to, concurrent with, or subsequent to site review approval;
Concurrent to a Site Review, a Preliminary Plat application will be required for the subdivision of the
site and dedication of public rights-of-way. Subsequent to a Site Review and Preliminary Plat,
Technical Documents for detailed site construction and final plat would be required. Following
Technical Documents, building permits would be required for construction. Further, a wetland permit
will be required, per the legal settlement of the wetland violation.
5) Opportunities and constraints in relation to the transportation system, including,
without limitation, access, linkage, signalization, signage, and circulation, existing
transportation system capacity problems serving the requirements of the transportation
master plan, possible trail links, and the possible need for a traffic or transportation
study;
Opportunities: Project would enable new connections between properties and breaking up of
superblocks as intended by the GCCP. Enhanced pedestrian infrastructure would occur as a result
of the project. This pedestrian network would connect to the existing pedestrian paths just east of
the site.
Constraints: Future connections can only be ensured by cooperation with owners of adjacent
properties to develop according to the GCCP. Full coordination with properties on the same block
has not yet been achieved and has complicated development of the subject property. For instance,
the owner of a property on Lookout Road in the vicinity of the "main street' entry to the project has
opted to develop the site as a drive-through use with no proposed connections to the subject
property. Although permissible under the Land Use Code, successful coordination between the
property owners could have resulted in a more defined gateway entry to the site and connections
between the properties consistent with the GCCP. Further, a through street connection between the
subject site and the adjacent King Soopers property, which is proposed on the concept plan up to
the property line, would only be realized if and when the King Soopers site redevelops.
6) Environmental opportunities and constraints including, without limitation, the
identification of wetlands, important view corridors, floodplains and other natural
hazards, wildlife corridors, endangered and protected species and habitats, the need for
further biological inventories of the site and at what point in the process the information
will be necessary;
Agenda Item 5A Page 12 of 68
Opportunities: A wetland that previously existed on the site was filled without permits. Development
of the site will enable a restoration of the wetland on the southwest corner, which could be designed
as a protected space, but also a visual amenity adjacent to useable open space.
Constraints: The site is vacant, but is completely surrounded by developed properties. No sensitive
environmental features other than the wetland discussed above have been identified for protection.
7) Appropriate ranges of land uses; and
The project is a mixed-use project consistent with the intent of the GCCP. The majority of the
project is residential, which makes sense from the standpoint that the GCCP envisions the
concentration of units at the subject location to support the ultimate build out of the town center with
peripheral residential to a new "main street" along Spine Road and a secondary, smaller "main
street" within the subject site. See discussion below related to housing.
Concerning retail, the proposal includes nearly 20,000 square feet of new retail along what would be
the secondary "main street." Page 6 of the GCCP notes "there is significant long-term demand for
new retail space in the area," specifically 140,000 to 190,000 square feet for the entire GCCP area.
Page 24 of the GCCP, which is part of the market study recommendations, indicates that "the initial
offering of retail space should be kept to a minimum (40,000 square feet or less)." This provision is
meant to not over-saturate the market such that high frequencies of vacancies occur. The proposal
for nearly 20,000 square feet would comply with this provision, but does raise the question regarding
whether more retail space would be necessary to create a more active "main street." The applicant's
findings are that more than 20,000 square feet may not be feasible under current market conditions,
which are different from when the GCCP was formulated.
8) The appropriateness of or necessity for housing.
The proposal includes high density residential housing, which is within the intent of GCCP to have
nearby residential to a retail core to support and promote a walkable, vibrant center. Specifically the
GCCP notes, "a residential component within the proposed project at Gunpark and Lookout Roads
will help to build critical mass and support retail absorption." The GCCP anticipates a strong
demand for both rental and for-sale attached housing products estimating over 1500 rental units and
5400 for-sale units within the entire GCCP area (see page 6 of the GCCP). Because of this intent, it
is found that the addition of 250 dwelling units would be consistent with the GCCP and necessary
for the overall success of a new mixed-use town center.
At this time, the applicant is proposing to meet the 20% permanently affordable housing units on the
site, but is also alternatively reserving the possibility of paying in-lieu fees. As rentals, the site would
be an appropriate location for housing local workforce employees of Boulder and young
professionals - especially those that work in Gunbarrel. Gunbarrel contains some large high-tech
employers (e.g., Crispin Porter Bogusky, Celestial Seasonings, Covidien) and given the site's close
proximity to these employment bases it has potential to become an appealing location for those that
would like to live close to where they work. Staff and neighbors have encouraged the applicant to
communicate with these employers to learn what would appeal to the local workforce to make the
proposed units more marketable to Gunbarrel workers. Many young professionals that work in
Boulder choose to live in downtown Boulder or in Denver for the urban amenities and lifestyle and
Agenda Item 5A Page 13 of 68
chose to commute into Gunbarrel adding to the traffic. A well-designed project in Gunbarrel could
add to the potential for this demand for a more urban situation to be satisfied in Gunbarrel thus
reducing the amount of commuters traveling in and out of the neighborhood.
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 9-4-3, B.R.C. 1981 have been met. An additional
courtesy notice of the Planning Board public hearing was also sent to neighbors at a range
of 2,000 feet to increase awareness.
The applicant held a neighborhood meeting in November 2010. At that meeting, roughly 30
individuals attended and provided input to the applicant. During the Concept Plan review, a
neighborhood meeting was held on February 2, 2011, where five persons attended. Despite
the lower turnaround, there was an involved discussion and a high quality of useful
comments for the applicant. A summary of the topics discussed is below-
• Appropriateness of residential housing; is it targeted to employers within Gunbarrel
or will it bring a greater number of in-commuters? Applicant should target local
employers first before going out to the general public.
• Will parking be adequately accommodated and not create spillover conditions?
• Will the development be realized as a real "town center" or is it a residential project
with retail as an afterthought?
• Will open spaces be useable and open to the public? Where is a public plaza or
gathering spaces for the greater neighborhood?
• Concerns exist over traffic congestion.
• Building height and scale must be appropriate and compatible with the area.
Concerns over the scale of buildings along Gunpark Drive.
Public comments received by the city related to the proposal are found in Attachment E.
STAFF FINDINGS AND RECOMMENDATION:
No action is required on behalf of the Planning Board. Public comment, staff, and
Planning Board comments will be documented for the applicant's use. Concept Plan
Review and comment is intended to give the applicant feedback on the proposed
development plan and provide the applicant direction on submittal of the Site Review plans.
Approved B
D 'd Oriskell, Ex u i hector
Department of Community Planning and Sustainabitity
Agenda Item 5A Page 14 of 68
ATTACHMENTS:
A: Gunbarrel Retail Core Plan Intergovermental Agreement.
B: Applicant correspondence including written statement dated December 21, 2010 and letter
to Planning Board dated February 23, 2011.
C: Concept Plan dated December 17, 2010 and February 8, 2011.
D: Development Review Committee (DRC) comments dated January 21, 2011 (includes
applicant responses in red).
E: Public comment on the proposal.
Agenda Item 5A Page 15 of 68
Attachment A
GUNBARREL RETAIL CORE PLAN
INTERGOVERNMENTAL AGREEMENT
This Intergovernmental Agreement by and between the City of Boulder, a Colorado
home rule city ("the City"), and the County of Boulder, a body politic and corporate of
the State of Colorado ("the County"); (the collective signatories to be known as the
"Parties") is made to be effective on the `''day of Mme( , 2006.
WITNESSETH:
WHEREAS, Section 29-20-101 et seq., C.R.S. as amended, enables the Parties to
enter into Intergovernmental Agreements to plan for and regulate land uses to minimize
the negative impacts of development on the surrounding areas and protect the
environment, and specifically authorizes local governments to cooperate and contract
with each other for the purpose of planning and regulating the development of land by
means of a "comprehensive development plan' ; and
WHEREAS, the Parties have previously entered into various comprehensive
development plans by Intergovernmental Agreements, including the Boulder Valley
Comprehensive Plan, as amended ("BVCP"); and
WHEREAS, the Gunbarrel area of the City and the County is an area of particular
shared interest, given the juxtaposition between areas that are under land use authority of
the City and the land use authority of the County; and
WHEREAS, Gunbarrel is of shared interest to the City and the County as it is
designated as a planning subcommunity in the BVCP and recognized as a portion of the
Boulder Valley Community Service Area in the Boulder County Comprehensive Plan
("BCCP"); and
WHEREAS, the City adopted "Gunbarrel Community Center Plan" (the
"Gunbarrel Plan"), on April 1, 2004 which covers the land generally bounded on the
north and west by State Highway 119, on the east by the Boulder Supply Canal, on the
south by a line that is generally south of properties that have street frontage on Gun Park
Drive; and
Agenda Item 5A Page 16 of 68
needs and desires of the property owners and residents in the entire Gunbarrel area can be
heard and considered by the City and the County in connection with land development
decisions would be beneficial; and
WHEREAS, the residents of Gunbarrel and the City of Boulder desire to have a
Gunbarrel Town Center developed; and
WHEREAS, creating denser commercial land uses with structures of greater
height and bulk as permitted in the Gunbarrel Plan has caused significant concerns
amongst residents of the Gunbarrel area, and the Parties intend this Agreement and Plan
to provide a process and decision-making method concerning new development which
will respond to these concerns and result in a pattern of compatible land uses and
development; and
WHEREAS, chief among the concerns about future development of the Gunbarrel
area is the potential for tall structures in the Gunbarrel Town Center and other portions of
the Retail Core portion of the Gunbarrel Plan. The limitations upon structures higher than
three stories and the criteria and decision making process in this Plan are intended to
permit flexibility in the development of the Retail Core while ensuring that overly
intensive development does not occur, protecting the character of the area and the
mountain views and open space values in the area; and
WHEREAS, one of the recommendations of the Gunbarrel Community Center
Plan was to make appropriate changes the Comprehensive Plan land use map
designations to allow the rezoning of properties and therefore plan implementation; and
WHEREAS, the City completed the processing of these land use map
designations, however, the County has not taken action on the land use map changes in
other parts of the subcommunity given its concern over the height of buildings in the
retail core; and .
WHEREAS, the Parties desire to enter into this Intergovernmental Agreement to
plan for and regulate the use of the lands within the Plan Area through joint adoption of
this mutually binding and enforceable Comprehensive Development Plan; and
WHEREAS, this Agreement is intended to promote planned, orderly, and
compatible development in the Plan area; and to promote the economic viability of the
Parties; and
WT EREAS, the -functions described in this Agreement are lawfully authorized to
each of the Parties that perform such functions, as provided in article 20 of title 29; part
1 of article 28 of title 30; and parts 2 and 3 of article 23 of title 31, C.R.S., as amended;
and
WHEREAS, Section 29-1-201, et seq., C.R.S., as amended, authorizes the Parties
to cooperate and contract with one another with respect to functions lawfully authorized
to each of the Parties and the people of the State of Colorado have encouraged such
KApIlAx-Gunbarrel IGA Final-7-1 st Heading amendments.lgg doc
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Agenda Item 5A Page 17 of 68
cooperation and contracting through the adoption of Colorado Constitution, Article XIV,
18(2); and
WHEREAS, the Parties have each held hearings alter proper public notice for the
consideration of entering into this Agreement and the adoption of a Comprehensive
Development Plan for the subject lands( the "Plan Area"), as shown on the Exhibit A.
NOW THEREFORE, in consideration of the above and the mutual covenants and
commitments made, the Parties agree as follows.
GUNBARREL RETAIL CORE PLAN
I . Adoption and Purposes. This Agreement, including Exhibit A, is adopted
by the Parties as the Gunbarrel Retail Core Comprehensive Development Plan (the
"Plan") governing the Plan Area.
2. Relationship to Other Plans. Except as expressly provided in this
Agreement, other comprehensive plans applicable to the subject properties shall continue
to apply to the extent they do not conflict with this Plan; to the extent of conflict this
Plan shall govern.
3. B.V.C.P. Land Use Map Changes. County agrees to approve, concurrent
with approval of this Agreement and Plan, the pending land use map changes for the
Gunbarrel Plan area that are shown on Exhibit B.
4. City Approval. All development in the Retail Core consistent with
building height limits in the adopted Gunbarrel Plan as it currently exists will be subject
to City approval only and do not require joint review pursuant to paragraph 6, except that,
notwithstanding subsequent changes in the Gunbarrel Plan, buildings located or
developed along Spine Road in the designated area as shown on Exhibit A shall not be
permitted to exceed 3 stories in height, unless this IGA is amended by agreement of the
Parties.
5. City & County Joint Review. The Gunbarrel Plan permits development of
some buildings with some fourth story elements, on the property shown on Exhibit A as
the area east of the Spine Road properties. Development plans for this area that include
fourth story elements that exceed 25% in area of any building's footprint (for the
purposes of this Agreement, referred to as "3.25 stories") will be subject to review and
determination by the county and review and approval by the City.
6. Approval Process. All development in the Retail Core that exceeds 3.25
stories will be approved pursuant to City development regulations, with separate findings
adopted by the City and County as described below.
a. Application. When an application is made, copies will be provided to both
the City and the County.
KAplIft-Gunburel IGA Final-7-1st reading amendments.lyg doc
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Agenda Item 5A Page 18 of 68
b. Application Review. After receipt of an application, the City will
commence its review process. County staff will concurrently review the
proposal and provide any comments that it may have to the City. The City
will seek to get a decision on the application through its site review
process.
i. If an application is denied in the City's site review process, it will
constitute a final action on the application.
ii. If an application is approved in the City's site review process, the
City Council and the County Commissioners will jointly review
the application and make a joint determination on whether the
application meets the standards and criteria in Paragraph 7 below.
The joint determination may be made at a joint meeting or at
separate meetings of the City Council and the County
Commissioners.
iii. If the County Commissioners determine that the standards of
Paragraph 7 below cannot be met, except through the addition of
conditions, the Commissioners shall supply the conditions to the
City Council for its final approval together with the reasons why
the application should be denied if such conditions are not
imposed. The City Council will either add the conditions to the
approval or allow the project to be denied based upon the action of
the County Commissioners.
iv. If the City Council and the County Commissioners jointly find that
the application meets the criteria in Paragraph 7 below, then the
City Council will approve the application. If either the City or the
County finds that the application does not meet the standards aud
criteria in Para graph 7 below, the application will be denied by the
City Council.
v. The City and the County will adopt findings approving or denying
the application, based upon the standards and criteria described in
Paragraph 7 below. This action will constitute the County's final
action on the application. The City's final action for a denial will
be made if it finds, during the joint determination process, that the
application does not meet the standards and criteria in Paragraph 7
below. The City's final action for approval will be the City
Council's final action on the Application, after the joint
determination.
C. County Review. The County will process the application through its
normal development review process, which will include:
i. Staff review;
ii. Planning Commission for a recommendation; and
K: plMx Gunbaml IGA Final-7-1st reading amendmeats.lgg.doc
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Agenda Item 5A Page 19 of 68
iii. Board of County Commissioners for final action on the
application.
7. Standards and Criteria. The County will apply and make findings upon
D
whether the project meets the City's `Building Design, Livability, and Relationship to the
Existing or Proposed Surrounding Area" criteria in §94-11, Boulder Revised Code, and
make its findings based upon the same. City will retain the right to amend its
development regulations in a manner consistent with this Agreement, using county
referral process outlined in the B.V.C.P. However, conformity of a development Dlan to
e Gunbarrel Plan as it exists on the date of this A ement shall cvntin a an
app ca tenon in a 'oint review pursuant to paragraph 6 of all develo meat ans
in the Plan area.
8. Amendments to the Gunbarrel Plan. If there are any amendments to the
Gunbarrel Plan, the City will refer amendment proposals to the County for its review and
comment in a manner consistent with the referral process in the B.V.C.P. For the
Gunbarrel Retail Core property, such amended provisions of the Gunbarrel Plan, if
adopted, shall apply to required joint reviews only to the extent that the County has
consented to any such amendments that increase the height of buildings beyond those
heights provided for by this Agreement or the Plan.
9. Enforcement of the AMment. As between the City and the County, the
enforcement remedy is an action for specific performance or declaratory or injunctive
relief in Boulder District Court. No other person or entity shall have any right to enforce
the provisions of this Agreement or the Plan.
10. Amendments to this Plan. This Plan contains the entire agreement
between the Parties, but is supplemental to the Underlying Plans. Any proposed
amendment of this Plan must be referred to the Parties. Amendment of this Plan shall
take place only upon approval by resolution or ordinance adopted by the governing body
of each of the Parties, after notice and hearing as may be required by law.
11. Severability. If any portion of this Plan is held by a court in a final, non-
appealable decision to be per se invalid or unenforceable as to either Party, the entire
Agreement and the Plan shall be terminated, it being the understanding and intent of the
Parties that every portion of the Agreement and Plan is essential to and not severable
from the remainder.
12. No Third P Beneficiaries. The Parties, in their corporate and
representative governmental capacities, are the only entities intended to be the
beneficiaries of the Agreement and the Plan, and no other person or entity is so intended
or may bring any action, including a derivative action, to enforce the Agreement or the
Plan.
13. Legal Defense of Decisions. If any person allegedly aggrieved by any
provision of the Plan and who is not a Party to the Plan should sue either Party
K:lpiln'x-Gunbarrel IGA Final-7-1st reading ameudments.1%,doc
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Agenda Item 5A Page 20 of 68
concerning such Plan provision, the other Party shall be notified promptly by the Party
served; the Party served shall, and any other Party may, defend such claim. Defense
costs shall be paid by the Party providing such defense. Notwithstanding the foregoing,
if the claim concerns any approval of a property development plan, or any denial of such
plan as a result of City action, the City shall provide a defense of such action, and pay
any resulting monetary judgment If the claim concerns any denial of a property
development plan as a result of the County's denial, the County shall provide a defense of
such action, and pay any resulting monetary judgment.
14. Governing Law and Venue. This Agreement shall be governed by the
laws of the State of Colorado, and venue shall lie in the County of Boulder.
15. Effective Date. This Agreement shall become effective when signed by an
authorized representative of the governing bodies of Boulder County and the City of
Boulder. Except as provided herein, this Agreement shall remain in effect for a period of
fifteen (15) years from its initial effective date, unless terminated prior thereto by
agreement of all the Parties or pursuant to the terms of section 10 above.
16. Party Representatives. Referrals made under the terms of this Agreement
shall be sent to the Parties' representatives as follows:
ENTITY: REPRESENTATIVES:
CITY OF BOULDER City Manager with a copy
to the Planning Director
P.O. Box 791
Boulder, CO 80306
BOULDER COUNTY Director, Land Use Department
P.O. Box 471
Boulder, CO 80306
Name and address changes for representatives shall be made in writing, mailed to the
other representatives at the then current address.
17. Affect of this Agreement. The parties agree that the joint review process
in this Agreement shall not set a precedent for any future development projects outside
the Gunbarrel Retail Core Comprehensive Development Plan Area.
THIS AGREEMENT made and entered into to be effective on the date as set forth
above.
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Agenda Item 5A Page 21 of 68
CITY OF BOULDER
BY:
Mayor Mark Ruzzin
Attest: Approv as Fo
JA~~ Alisa Lewis, City CIA- 1 Calonne, City Attorney
COUNTY OF BOULDER
* Y: Board of County Commissioners
of Boulder County, Colorado
ATTEST:
C Gam, Ben Pearlman, Chair
J Petersen, Clerk to the Boar, o ayer, Vice-chair
APPROVED AS TO FORM:
H. ence Hoyt, Co ty tt mey Will Toot, Commissioner
KApltrlx-Gunbarrel IGA Final-7-1st reading amendments.lgg.doc
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Agenda Item 5A Page 22 of 68
EXHIBIT A
GUNBARREL RETAIL CORE IGA
ilding heigh s Reta Core K
li ited t 3 st rie
rpm
o heights ve plan
0 h (3.25 st ri s) must be
prove by Ci d County
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K:\pllr\x-Gunbarrei IGA Final-7-Ist reading amendments.lgg.doc
Agenda Item 5A Page 23 of 68
EXHIBIT B
LAND USE MAP CHANGES
Parcel No. 7 Description: Gunbarrel
Existing Land Use Proposed Land Use Existing Zoning
Desi nation Desi nation
a, Performance Industrial High Density Residential IG-D
b, Performance Industrial Mixed Use Industrial IG-D
C, Performance Industrial Community Business IG-D
d, Performance Industrial Mixed Use Business IG-D, CB-D
e, Regional Business Transitional Business RB-D
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UpIlrV-Gunbarrel IGA Final-7-Ist reading amendments.Igg doc
Agenda Item SA Page 24 of 68
Attachment B
THE WOlff C 0 M P H N Y
Since 1949
Date December 21, 2010
To City of Boulder Planning Department
From Peter Wolff, Principal, The Wolff Company and Chris Rebich, O'Connor Group
Subj. Submittal of Application for Concept Review and Comment
Proposed Development of Lookout Road and Gunpark Drive
Dear Planning Board Members and Staff.
We are very pleased to submit our proposed development plan for the site at the Southwest
corner of Lookout Road and Gunpark Drive. It is a mixed use retail/residential development
located on one of the last vacant parcels remaining in the heart of the Gunbarrel community. We
have assembled a world class team of professionals for the design and, with your help, expect an
excellent result.
The project proposes nearly 20,000 square feet of new retail in an exciting "Main Street"
context. Our discussions with residents of the area have revealed a substantial problem with a
lack of services in Gunbarrel. Gunbarrel residents have expressed that they would like to have
immediate access to quality restaurants, personal services, unique boutiques, etc., similar to
services that are readily available outside the community. Our hope is to attract businesses that
will benefit the community and reduce the need for travelling outside Gunbarrel.
Additionally, our request includes 250 leasable dwelling units that will help address an urgent
need for workforce housing. The demand for new quality residential in Gunbarrel is very high,
caused by a very large number of employees in the area who commute every day from outside
the Boulder area. We believe that the wide assortment of styles, rates, great amenities, and
classy close in retail and entertainment will quickly attract tenants and reduce the long distance
travelling for many Gunbarrel business professionals and other workers.
On Wednesday evening, November 17th, we invited the Gunbarrel community to meet with our
design team to discuss the needs of the community and ideas for the site. The comments of
many long time and new residents were revealing and welcome. The design team heard loud and
clear the neighbors' concerns over traffic, height and views, lack of alternatives for a market and
restaurants. This has been a familiar theme which the record of proposals since 2003
demonstrates.
Rather than increasing impacts on streets, parks, or other facilities in the Gunbarrel Community,
we believe that the addition of residences (with a corresponding reduction of commuters); new
retail (with a corresponding reduction of trips for commercial necessities); and, of new open
6770 E. C-F-A- ROAD I SUITE 200
ScOTTSDALE ARIZONA 85251
(v) 490.31 5.9595 I W) 460.31 5.1 739 Agenda Item SA Page 25 of 68
mvw.AVVDLer.eDm
THE W011F C 0 M P H N Y
Since 1949
spaces, sidewalks and streets (completing and joining the existing network), will have a positive
influence on the community. The addition of a substantial number of new residents close to the
existing retail will no doubt have a very positive influence on those businesses.
There is strong market support for the project we are proposing. We hope that you will see that
the input of our neighbors was taken into account in our proposal. A major concern has been,
and continues to be the lack of services within walking distance of the surrounding
neighborhoods.
We, along with our design team., have been encouraged by the participation and excitement
shown by staff for our project. We look forward to an opportunity to discuss these and other
areas of interest very soon.
Sincerely,
r - QPIW
Peter Wolff
1z a 4*0~
Chris Rebich
671 0 E. CAME-A- ROAD SUITE 200
SCOTTSDALE I ARIZONA 85251 Agenda Item 5A Page 26 of 68
W) 480.31 5.9595 I (F) 480.31 5.1 7:39
WWW.AWOLFF-OM
T H I W 9 L F I C 0 M P H Y
Since [949
PROPOSED DEVELOPMENT AT LOOKOUT ROAD AND GUNPARK DRIVE
CONCEPT REVIEW AND COMMENT WRITTEN STATEMENT
DECEMBER 21, 2010
INTRODUCTION
The Wolff Company and the O'Connor Group is proud to present to the Planning Board and
Gunbarrel Community a new development proposed at Lookout Road and Gunpark Drive.
Thank you for this opportunity to bring a wonderful new addition to Boulder and
specifically to Gunbarrel.
Our proposal is for a mixed use project of both retail and residential uses of a high quality.
A world-class team has been assembled to provide an excellent design in both the private
homes and retail spaces but more importantly in the common areas, walkways, and central
amenities for the residents and visitors to enjoy. The team looked to the Gunbarrel
Community Center Plan (GCCP) for guidance and has implemented those ideas in this
design.
Perhaps the most critical theme for the design is the need for the new development to
connect with the adjacent shopping center on many different levels: vehicular, pedestrian,
bicycle, landscape, etc. As demonstrated in the GCCP, these local connections are further
enhanced by numerous connections back into the community at large.
Because no other residential community has been built in Gunbarrel for many years, a
great pent up demand exists for high quality rental units to serve the large employment
base. Many employees will find it very convenient to abandon the long commute from
outside the Boulder area to enjoy the benefits of our new community.
CONCEPT REVIEW AND COMMENT CRITERIA
The Design Team has endeavored to follow closely the full complement of regulations,
plans, and community input that affects this site. Prior proposals, public debate, and the
adoption of development guidelines combined with The Wolff Company's and the O'Connor
Group's own high standards for its communities has actually made the proposed plan
easier to envision. The Wolff Company and the O'Connor Group has a strong desire to
671 O E. C-ELBAOK RaAO SUITE 200
'S.--E I ARIZONA 65257
(PI 46.31 5.9595 (F) 480.31 S.l 739 Agenda Item 5A Page 27 of 68
WWW.AWOLFF. COM
implement the development criteria in an effective and meaningful way that will make it
simpler for the Board and community to accept as part of the City's planned Gunbarrel
community.
NEIGHBORHOOD MEETING
On Wednesday evening, November 17th, the Gunbarrel community was invited to meet
with our design team to discuss the needs of the community and ideas for the site.
The comments of many long time and new residents were revealing and welcome.
The design team heard loud and clear the neighbors' concerns over traffic, height and
views, lack of alternatives for a market and restaurants. This has been a familiar
theme which the record of proposals since 2003 demonstrates. There is however
strong support for a project of the scope and promise which we have proposed.
A major concern was for the lack of public services, such as a library, which of course
we cannot provide. However, there will now be available exciting new tenant space
on our Main Street where we would welcome such services as the City or County may
like to provide in the future.
SITE CHARACTERISTICS
At 8.76 acres, the proposed development site is easily the largest vacant parcel within the
GCCP area. Although an office building exists on the NE corner of the site, the property has
no significant attributes. The site is centrally located between a large residential
community and a very large industrial/employment district. Directly adjacent and
surrounding the site are commercial buildings of varying nondescript designs and most
more than 20-40 years old. No single style emerges as a statement of character of the
'center' of Gunbarrel.
Unfortunately, the site is featureless with no trees or natural areas. Provision has been
made for the recovery of a small wetlands area. There are however magnificent views of
the Rocky Mountain front range from the site although those views are over the adjacent
shopping center. The design team has considered both the views of and from the site and
has tried to respect those view corridors.
Perhaps the most telling sign of an imbalance between the residential and industrial
communities surrounding the project is the very large weekday influx of commuters to jobs
in Gunbarrel, very disproportionate to the relatively small population of actual residents. A
significant increase in residential units for employees of the area would incrementally
decrease this traffic and improve on opportunities for better services to all residents.
Agenda Item 5A Page 28 of 68
Discussions with both commercial and residential neighbors have revealed that there is a
distinct lack of basic services in both sectors, inviting an opportunity for new business to
fill those areas.
ARCHITECTURAL AND MASTER PLANNING CONCEPTS
The Architectural and Master Planning Concepts for the Proposed Development is based on
providing two distinct experiences, a commercial district along Main Street; and a
residential district bordering both sides of Gunbarrel Avenue. Main Street will provide an
active, outdoor experience by concentrating the retail in a contained environment. Housing
above the retail will create a sense of activity and density that will make the
shopping/outdoor experience more enjoyable. Public open spaces, such as outdoor
seating, near the Main Street entries and a centrally located open space at the end of
Gunbarrel Avenue will provide multiple gathering spaces along Main Street area to be used
by tenants and residents for a variety of purposes such as market, art fair, music, festival or
other community activities. The prominent location near the corner of Lookout Road and
Gunpark Drive will provide great visibility and opportunities for project identity.
With angled parking along Main Street and surface/garage parking nearby, the retail will
also be easily accessible. Angled parking increases the number of convenient spaces in
front of the tenants and provides a greater opportunity and incentive for the types of
business most desirable in Gunbarrel. Our Main Street is a slow, less crowded roadway but
similar in many respects to the road system around the Pearl Street Mall and to the
diagonal parking located along the new 29th Street north of Canyon Boulevard in the 29th
Street Shopping Center. Employee and longer term visitors will be able to park in the
adjacent garage.
Residents will enjoy a variety of enhanced outdoor areas ranging from small and private
garden-like settings to larger, more public park spaces. Their rental homes and common
areas will be designed to maximize views of the mountains, foster an outdoor lifestyle, and
promote community. A wide assortment of units types from single bedrooms flats,
townhomes, and upper lofts; and of varying cost from affordable to exclusive. Visitors will
take pleasure in the comfortable scale of the residential streets and sidewalks which will
connect and enhance the broken and fragmented patterns which now exist The
architectural character and scale of the buildings will best be described as 'comfortable,
elegant, and appropriate'.
The retail (with housing above) along the south side of Main Street will not only create a
screen to the quieter residential district, but will also form an entry gateway. Upon
entering Gunbarrel Avenue the experience will quickly shift from the activity of Main Street
to the more intimate character of the residential development. Gunbarrel Ave will provide
Agenda Item 5A Page 29 of 68
multiple experiences as the residential buildings are organized into clusters, each having its
own character. The northwest portion emphasizes linear parks and alleys, perpendicular
to Gunbarrel Avenue, that provide access to the units as well as visual and physical
connectivity to the existing retail development to the west. The southwest portion
addresses most of the units to look "outward", either to the Wetlands, Gunpark Dr., or
Gunbarrel Avenue The central east portion is designed to provide a sense of density and
enclosure around a common courtyard. It will also have units that address Gunbarrel
Avenue and Gunpark Dr. to enhance the street experience.
There are strong connections from these various portions of the site, with major
landscaping elements, crossing Gunbarrel Avenue. These connections will tie the project
together and provide view corridors and common outdoor spaces for everyone to
experience. Similar connections to the shopping center on the west side will make
movement between the residential and commercial areas easy and pleasant.
OPEN SPACE AND PUBLIC PLACE CONCEPTS
The open spaces and public place concepts for this site build from the goals and
planning concepts of the Gunbarrel Community Center Plan. First, the project is
conceived as a pedestrian oriented development that provides convenient, safe and
unique pedestrian connections within the site as well as connections to outlying
development areas and public pedestrian facilities. The site plan accommodates a
direct pedestrian connection between itself and the existing pedestrian sidewalks that
surround the property and most importantly the pedestrian areas on the Gunbarrel
shopping center, an important goal of the Gunbarrel Community Center plan.
Second, the project will provide a variety of open spaces and public places including a
retail Main Street which is modeled after contemporary tree-lined retail streets that
provide an urban scale, character and set of outdoor amenities such as a small plaza's
and pocket parks. Complementing the Main Street, the site design provides a
signature residential street that is similar to an urban residential street where front
porches, stoops, front cottage gardens, garden courts, detached sidewalks and tree
line streets provide a comfortable and interesting public realm for pedestrian and
residents.
Third, the site design provides useable open space spaces and landscape buffers
between itself and the adjacent development areas especially the grocery store/ retail
area in order to provide nice passive landscape zones for new residents. Additionally,
the site design incorporates a small wetland park at the south end of the park that will
provide an ecological landscape full of wet meadow and aquatic plants. The 0.16 acre
wetland park is to mitigate some disturbance to a former low valued wetland that the
Agenda Item 5A Page 30 of 68
previous owner impacted in the past. The wetland park will be designed downstream
of the main storm water detention area as a place where residents and office workers
can walk on a soft gravel trail and site along edges of cat tails, native dogwoods and
narrow leafed cottonwoods that create an important ecological and aesthetic amenity
for the community.
Fourth, the site plan is provide a series of private open spaces within the residential
areas that connect with the public opens spaces so there is visual and physically
connectivity and continuity between the private and public domains of this
development.
Finally, the site plan has been designed to create a viable, pedestrian oriented mixed-
use development that becomes a landmark in-fill development for Gunbarrel and more
importantly, the first piece of implementing the beautiful, unique and sustainable
open space and pedestrian network that achieves the goals of the community.
CONCEPTS FOR UTILITIES AND DRAINAGE
It is anticipated that new domestic, irrigation, and fire service lines will tap into the
adjacent existing public water mains located in Gunpark Drive and to the west of the
site. An 8" water main extension into the site may be required to provide for
additional water service connections and fire hydrants. Likewise, it is anticipated that
sanitary sewer services will connect to the adjacent existing sanitary mains in
Gunpark Drive and to the west of the site. No offsite public water, sanitary, or storm
main upgrades or extensions are anticipated at this time.
Due to the anticipated increase in impervious areas, it is assumed that stormwater
runoff quality enhancement and detention facilities will be required. It is our
assumption that the project's proposed water quality/detention facility outfall pipes
will connect to the adjacent existing public storm pipes located in Gunpark Drive and
to the west of the site. The design team will attempt to limit the amount of developed
impervious areas directly connected to public right of way. As we have successfully
done at other projects, the development team will design the landscaping and water
quality/detention facilities in a safe, aesthetically pleasing way so that portions of the
detention areas may be used for open space/ recreational purposes. Given the urban
nature of the project, the design team would like to further discuss with the City the
possibility of using unique sustainable drainage features (such as porous paver
systems, below grade water quality/detention facilities, infiltration bioswale areas,
etc.) at certain areas of the project.
Agenda Item 5A Page 31 of 68
COMMUNITY POLICY
The site is governed in several different ways: The Boulder Valley Comprehensive Plan, the
Gunbarrel Community Center Plan, and the Land Use Regulations. In addition, there is an
Intergovernmental Agreement (IGA) between the City of Boulder and Boulder County
regarding future development of the GCCP and specifically this site.
BOULDER VALLEY COMPREHENSIVE PLAN
The site is designated CB, Community Business, and shares that land use with a few
adjacent parcels at the core of the Gunbarrel community. As stated in the BVCP,
"Community Business areas are the focal point for commercial activity serving a
subcommunity or a collection of neighborhoods." The proposed development intends to
become an essential part of this focal point by providing additional services complimentary
to the adjacent grocery and retail outlets. But beyond that, the GTC will incorporate an
important sense of place which is severely lacking within the core.
The residential component of the project sustains the new retail area and significantly
improves the economic viability of the existing retail by providing a large block of new
customers. By providing the amenities of a Main Street urban design, boutique retail and
restaurant, great landscape, architecture and walkable, interesting areas, the GTC will draw
more customers to the core, thus strengthening area business and providing greater level
of service.
The BVCP contains goals for "creating opportunities for mixed use centers incorporating
retail, entertainment, office and residential uses served by transit." As the first mixed use
development in Gunbarrel in 30 years, the GTC can be the standard bearer for future
redevelopment of major parcels. As the FasTracks plan is implemented over the next 5 - 20
years, we may have a commuter rail station near our doorstep. Balancing our employment
base and residential will greatly improve the effective use of mass transit.
Gunbarrel Community Center Plan (GCCP)
The GCCP provides guidance for the redevelopment of properties and new development of
vacant sites. Generally, the GCCP envisions a new viable core area with business
benefitting both the industrial and residential communities of Gunbarrel. At issue are the
impacts of development vs. the potential benefits. To deal with traffic there are strong
rationale for lowering dependence on the auto, increasing availability of residential uses to
reduce commuters and provide more retail and personal services locally to aid in reducing
trips by residents to services outside of Gunbarrel.
Agenda Item 5A Page 32 of 68
The proposed development cannot be the complete answer to the many needs of the
community but does make significant in-roads on those problems with little in the way of
adverse impacts back. First, the addition of approximately 250 new residential units will
reduce the impact of outside commuters. Employees leasing in the GTC will enjoy the
benefits of living and working in very close proximity, using alternative transportation such
as walking, biking, ride sharing, and the extensive available transit. Employees remaining
in the center will no doubt strengthen the local economy by spending in existing and new
retail outlets.
Secondly, the addition of new commercial space of approximately 19,440 square feet will
bring new retail and personal services to the commercial core, strengthen other existing
businesses, and provide much needed variety to neighborhood shopping. The scale and
location of the site does not lend itself to new major retail tenants (such as an alternative
grocery or department store). However, as the tenants mature and learn the needs of the
community more services will become available than there are currently.
The proposed development takes seriously the need for a sense of place within the core
area of the GCCP. Provision has been made for a gathering place on the Main Street as well
as other opportunities within the proposal. Main Street will be designed with dining,
walking, viewing, visiting, and hanging out in mind. Easily accessible by walking or biking,
it is hoped that the GTC will become a destination place for just such visitors.
LAND USE REGULATIONS
The basis for development opportunity and control is found within the Land Use
Regulations of the City of Boulder. Presently, the site is zoned BR-2, Business Regional -2.
As noted above, development of the site is also governed by the GCCP and the IGA.
" 12 5" LEVELS PROPOSED
The GCCP focuses on the provision of fourth floor areas within the core. Significantly, the
plan provides a small opportunity to provide limited area above the third floor not
exceeding 25% of the coverage of any building. The proposed development plan does not
exceed the 25% threshold, or in the vernacular of the IGA not more than "3.25." This is
important for several reasons:
1. The 25% above the third level, or 3.25, represents only 15 dwelling units or b%
of the requested units. However, the provision of these units promotes both cost
effectiveness of the project and benefits the urban design and allows for financing of
special improvements that promote a better project and community enjoyment.
Agenda Item 5A Page 33 of 68
2. A small amount of 3.25 greatly improves the architectural character of the
project, eliminating a monotonous line of 3 story buildings. It is safe to say that the
Gunbarrel core suffers from a great amount of monotony. We are not proposing
"too much of a good thing" - the GCCP limits that extra floor to only 25% of each
building, and only one of the buildings (none at the edge) will have the 3.25 level.
3. Without the 3.25 the development would have to spread out a bit to recoup the
loss of square footage and preserve the quality of the ground level common spaces.
The proposed site plan is not a solution for everywhere in the community but is
uniquely tailored to this specific site within the core of Gunbarrel.
4. There is no request for open space reduction. The proposed development has an
overall open space equal or greater than 40%. Most of those spaces are high quality,
accessible and useful to the tenants and community.
5. The proposal is below the threshold requiring a separate approval by the
Boulder County Commissioners under the IGA.
HEIGHT MODIFICATION REQUESTED
Because of the fourth level, the structural height of the top of roof will be about 50'
above the lowest point distant (as defined in the Zoning Code). This dimension will
only exist over the 25% fourth level, all other parts of the building are three story and
will be no more than the permitted 40'.
Agenda Item 5A Page 34 of 68
a
THE WO TIF cc MPH NY
51- -
February 23, 2011
City of Boulder
Planning Board Members
Park Central Building
1739 Broadway, 3~d Floor
Boulder, CO 80302
Re: Proposed Development at Lookout Road and Gunpark Drive
LUR 2010-00069
Dear Planning Board Members:
We are excited about the opportunity to finally bring new life to the southwest corner of Lookout Road
and Gunpark Drive in Gunbarrel. We appreciate the warm welcome we have received from Boulder
and look forward to the Planning Board meeting on March 10, 2011 to discuss the project in more detail
with all of you. With input from City staff and from the neighborhood meetings, we think we have
arrived at a plan that is much improved from our original pre-application meeting, and one that is
appropriate to the region and complimentary to the goals set forth by the City of Boulder and the
neighborhood.
We have reviewed the Concept Plan application comments and have responded to each as shown in
your packet from staff. There are some critical items that we would like to address with you:
1. Timing -This is a very challenging project economically, but we are confident we can make it a
reality if we act quickly. We have a very short timeframe to take advantage of currently
available debt rates and construction pricing that creates a window of opportunity for this
development. If we miss this opportunity, it could be years before it is again economically
feasible to make this kind of investment in Gunbarrel. We would request that you help us
streamline the review process to the extent possible to obtain all approvals necessary to start
construction of the development by year's end. If there are any opportunities to expedite, we
would appreciate your consideration.
2. Angled parking along Main Street - We know that staff has concerns about the angled parking
along Main Street. Angled parking increases the number of convenient spaces in front of the
retail tenants and provides a greater opportunity and incentive for the types of retail businesses
proposed. We cannot overstate the difficulty of leasing those spaces without the parking
proposed. While we fully appreciate the desire for parallel parking from an urban planning
perspective, and understand the reasons why, the inability to lease those retail spaces would
critically wound the project as a whole. A key component of planning this site is creating an
environment where retailers can succeed. We cannot set them up for failure by rigidly adhering
to a planning ideal without regard for market realities.
3. Right-of-way dedication - Staff has highly encouraged us to dedicate Main Street and Gunbarrel
Avenue as public right-of-way. We have some concern on this dedication and losing effective
control of the parking spaces within the right-of-way and request that a) those parking spaces
6710 E. Camelback id.. ste 100
Scottsdale, az 85251
P: 480-315-9595 f: 480-315-1739
Agenda Item 5A Page 35 of 68
count toward the parking spaces required to be provided by the developer, and b) the developer
be allowed to establish and implement a parking management plan for those spaces. Without
active management by the developer, there is a significant risk that the new parking spaces will
not turnover appropriately and will be used by under-parked neighborhing properties on a long-
term basis instead of serving to foster a vibrant, Main Street environment in the project. To
construct the street improvements only to inherit the regional parking problem that now exists
would be unreasonable. We are agreeable on the right-of-way dedications as long as we receive
credit and have the ability to manage the use of those parking spaces.
4. Open Space -The existing BR-2 zoning district requires 40% useable open space per lot. The site
plan, as submitted, would have 4 lots with the proposed public right-of-way dedications but
each lot would not meet the 40% open space per lot requirement individually. We would
request that the open space be calculated on an average over the entire site and not on a per lot
basis.
We look forward to our discussions and thank you in advance for your consideration on these issues.
Sincerely,
I
Peter Wolff
The Wolff Company
6710 E. Camelback Road, Suite 100
Scottsdale, Arizona 85251
Main: 480.315.9595 Direct: 480.993.0472
Cell: 480.205.1326 I Fax: 4803315.1739
www.awolff.com
Housing Capital Wisely
Agenda Item 5A Page 36 of 68
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GENERAL INFO OPEN SPACE CALCULATIONS COMMERCIAL
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Attachment D
CITY OF BOULDER
Planning and Development Services
+ 1739 Broadway, Third Floor • P.O. Box 791, Boulder, CO 80306-0791
j_ phone 303-441-1880 • fax 303-441-3241 • web boulderplandevelop.net
CITY OF BOULDER
LAND USE REVIEW RESULTS AND COMMENTS
DATE OF COMMENTS: January 21, 2011
CASE MANAGER: Karl Guiler
PROJECT NAME: Proposed Development at Lookout Road and Gunpark Drive
LOCATION: 6685 GUNPARK DRIVE
COORDINATES: N10E03
REVIEW TYPE: Concept Plan Review 8+ Comment
APPLICANTS RESPONSES TO REVIEW COMMENTS ARE NOTED IN RED
REVIEW NUMBER: LUR2010-00069
APPLICANT: PETER WOLFF
DESCRIPTION: CONCEPT PLAN REVIEW AND COMMENT: Request for citizen, Planning Board,
and city and county staff comment on a proposal to develop an existing 8.7 acre
site with 250 residential attached dwelling units and 19,440 square feet of new
retail uses. An existing 28,000 square foot office building is proposed to remain.
New streets are proposed within the development with connections to Gunpark
Drive, Lookout Road, and development to the east. One street is proposed as a
retail, pedestrian-oriented "main street" as provided for the Gunbarrel Community
Center Plan (GCCP). This concept plan will neither be approved or denied, but
rather is an opportunity for the City, County, and residents to comment on the
general aspects of the proposal.
IDENTIFIED MODIFICATIONS FROM THE LAND USE REGULATIONS:
BR-2 zoninq:
• Section 9-7-1, B.R.C. 1981- Various setback modifications to achieve urban form.
• Section 9-7-6, B.R.C. 1981- Condition height - 40 feet
• Section 9-2-14, B.R.C. 1981- Height modification - 50 feet
• Section 9-2-14, B.R.C. 1981- Open space averaging
1. REVIEW FINDINGS
The comments below reflect a review of the conceptual plans submitted for the development of the 8.76 acre site. This
plan will neither be approved or denied, but rather is an opportunity for the city staff and the public to comment on the
general aspects of the proposal. These comments and neighborhood correspondence will be forwarded to the Planning
Board to review. The Planning Board hearing on this item is tentatively scheduled for March 10. 2011. The applicant is
welcome to submit a written response to these comments prior to that hearing. This does not mean a revised plan, but
rather any written clarification of issues raised within this document.
The following key issues have been identified for the project:
1. Is the proposal consistent with the Boulder Valley Comprehensive Plan (BVCP)?
2. Is the proposal consistent with the Gunbarrel Community Center Plan (GCCP)?
3. Beyond compliance with the adopted plans, what general design improvements could be made to create a more
successful plan?
Overall, staff has found that the conceptual design of the project, as revised since the pre-application review, responds
Address: 6685 GUNPARK DR Page 1
Agenda Item 5A Page 42 of 68
well to the previous comments and creates a plan more consistent with the GCCP. This documents outlines the many
areas the proposal is consistent with the GCCP, but also discusses important areas that should be revised prior to Site
Review to have a plan that is more successful. Some of the key areas of improvement discuss are:
• The configuration and design of the Main Street area.
• The provision, placement, and quality of common open spaces.
• Building height relative to compatibility with the surrounding area and its compliance with the GCCP guidelines
and Intergovernmental Agreement with Boulder County.
• Streetscape treatments within the project (i.e., landscaping, detached vs. attached sidewalks etc.)
• More information on the quantity of off-street parking (not parking in public rights-of-way).
Furthermore, staff is concerned that the overall quality of the plan may change at time of Site Review in response to
meeting the technical requirements below:
• High groundwater
• Location of stormwater detention
• Results of traffic study
• Public rights-of-way dedications
• Location of service/loading areas and/or emergency access
• Configuration of parking
• Accommodation of wetland and associated buffer
These are important issues to consider as the project moves forward.
These comments and a memorandum evaluating the Concept Plan will be forwarded to Planning Board for their
comment. If the applicant has any questions about these comments, please contact the Case Manager, Karl Guiler, at
303-4414236 or the specific reviewers identified throughout the document. Staff is happy to meet to discuss the
comments as well if desired by the applicant.
II. INFORMATIONAL COMMENTS
Affordable Housing (Marc Cittone, 303-441-4187)
We are aware of the affordable housing requirements and will be working with Marc Cittone as we proceed forward with
the development.
The proposed goal of providing 50 units (20% of total) as permanently affordable rental units, distributed throughout the
site, and proportionate to the various unit types in the project, generally meets the requirement of the Inclusionary
Housing Ordinance (see below).
Each new residential unit developed on the property is subject to 9-13, "Inclusionary Housing." B.R.C. 1981. The general
inclusionary housing requirement is that each new development contribute at least 20% of the total new units as
permanently affordable housing. Because the City of Boulder does not set rental rates for privately-owned rental housing,
the Inclusionary Housing requirement for rental projects may be met in a number of ways, including: provision of on-site or
comparable off-site permanently affordable units; dedication of land; or payment of a cash-in-lieu contribution. There are
challenges to providing affordable rental units on-site; however, several possible solutions exist and city staff would be
happy to work with the applicant to achieve this goal.
For developments of 5 or more units, cash-in-lieu amounts are calculated, for the calendar year 2010, as the lesser of
$25,663.39 per market rate detached unit or $106.93 multiplied by 20% of the total floor area of the market rate detached
units; and $23,578.02 per market rate attached unit or $98.24 multiplied by 20% of the total floor area of the market rate
attached units, for the first half of the requirement. (This means that if the cash-in-lieu amount due declines when the
average floor area of market rate units is under 1,200 square feet.) If the second half of the requirement is met through
the cash-in-lieu option, the calculation is 50% more than that for the first half of the requirement.
Per 9-13 B.R.C. 1981, and associated regulations, permanently affordable dwelling units must be proportionate in type
(such as detached, attached or stacked units) and number of bedrooms to the market rate units. Attached permanently
affordable units must have a floor area equal to at least 80% of the market-rate units, up to a maximum required floor area
of 1,200 square feet. Affordable detached dwelling units must have a floor area equal to at least 48% of the floor area of
Address: 6685 GUNPARK DR Page 2
Agenda Item 5A Page 43 of 68
market rate units, to a maximum required floor area of 1,200 square feet. Permanently affordable units should be
distributed throughout the development to achieve integration. Permanently affordable dwelling units must be functionally
equivalent to market rate units and must meet the "Livability Guidelines and Standards for Permanently Affordable
Housing."
Covenants to secure the permanent affordability of the units must be signed and recorded prior to application for any
residential building permit and any applicable cash-in-lieu payments must be made prior to receipt of a residential building
permit. Permanently affordable units must be marketed and constructed concurrent with market-rate units.
Area Characteristics and Zoning History Karl Guiler, Case Manager, 303-441-4236
Two concept plans that envisioned the site as a town center development were reviewed in the early 2000s. A more
specific Site Review application was submitted to redevelop the property in 2003, however, no approvals were obtained.
The Gunbarrel Community Center Plan (GCCP) was approved in 2004 and amended in 2006. Any redevelopment of the
site is subject to consistency with the GCCP.
Building Design Karl Guiler, Case Manager, 303-441-4236
The following comments on building design are general and should be considered by the applicant as part of the
preparation of the Site Review plans. Site Review plans can only be approved if all of the criteria within section 9-2-14(h),
B.R.C. 1981, which relate to superior design in layout, architectural quality, compatibility with surroundings, attractive
landscaping, useable open space, etc., are met in their entirety. Building design comments specific to landscaping and
relative to compliance with the GCCP are found within the 'Landscaping' and `Land Uses' comments below respectively.
Staff finds that the architectural approach indicated within the `Architectural/Landscape Images' sheet is appropriate for
the project in creating a more urban center with a sense of place. Some of the pictures show buildings over three-stories.
Great care will be required at the Site Review stage to ensure that buildings over that height are compatible with the area
and will minimize impact to views etc.
Staff strongly recommends a diversity of building materials for the center as a whole with a focus on masonry materials
over stucco or efis to give the project a greater sense of permanence. Building massing must be appropriate to the
context of the center and the greater area and should contribute visual interest without appearing overly complicated.
Visual interest can be achieved by alternation of materials and appropriately proportioned windows without excessive use
of materials and abundance of building modules. Emphasis on simplicity and rhythm and on how buildings meet the street
such that they are conducive to a pedestrian friendly environment with building entries, ample fenestration, and attractive
landscaping. The provided pictures appear to show this well. There should be attention on how the parking garage relates
to the street in its entrypoints along Gunpark and Main Street. Retail/commercial wrapping along the ground floor of the
garage should be considered to meet the Site Review criteria on a pedestrian friendly design and attractive streetscape.
We have studied wrapping the garage, and we've already narrowed the garage to minimize its impact on Gunpark Drive.
Open space and parking are both critically close. After careful study we found that we can't afford to lose the open space
or parking spaces lost as a result of adding the suggested wrap units. Our intention is to blend the garage architecture on
its exposed side with the surrounding new residential buildings using architecture and landscape
The provided renderings also appear to be consistent with the intent of the GCCP with the diversity of building heights and
designs and an emphasis on the walking experience within the project. One area that may require particular attention is
the height and expanse of the buildings along Gunpark Drive. Conditional height over the 35 foot height limit may not be
appropriate along this part of the project as it is an area intended to transition down to the lesser intensive uses and
smaller building forms on the east side of Gunpark Drive. Other comments within this document speak to the length of the
buildings along Gunpark Drive which exceed the limitations within the GCCP.
The buildings along Gunpark Drive will not exceed the 35 foot height limit, and will be designed to create an appropriately
scaled pedestrian environment that is sympathetic to the surrounding setting.
Drainage Heidi von Waldburg, 303-441-4276
1. The applicant is advised that groundwater levels are historically high throughout the proposed development site.
Existing soils on adjacent sites have been found to be highly corrosive. At time of Technical Document Review, the
applicant shall submit information (geotechnical report, soil borings, etc.) regarding the groundwater conditions on the
property, and all discharge points for perimeter drainage systems must be shown on the plan. The applicant is
notified that any proposed groundwater discharge to the city's storm sewer system will require both a state permit and
a city agreement. Noted. We will have a geotechnical report prepared as we proceed forward with the development.
Address: 6685 GUNPARK DR Page 3
Agenda Item 5A Page 44 of 68
2. Storm water quality enhancement and detention ponding are issues that must be addressed during the Site Review
Process. A Preliminary Storm Water Report and Plan in accordance with the City of Boulder Design and Construction
Standards must be provided by the applicant at time of Site Review application. Additional items that must be
considered when developing a drainage plan include but are not limited to:
• Adequate space to accommodate drainage and water quality facilities
• Offsite drainage infrastructure improvements
• Evaluation of negative impacts to downstream properties from existing offsite flow
• Water quality for surface runoff using "Best Management Practices"
• Groundwater discharge
• Erosion control during construction activities
Noted.
3. Discharge of groundwater to the public storm sewer system is anticipated to accommodate construction and operation
of the proposed development. City and/or State permits will be required for this discharge. The applicant is advised
to contact the City of Boulder Storm Water Quality Office at 303-413-7350 regarding permit requirements. All
applicable permits must be in place prior to building permit application. The applicant is advised that groundwater
levels are historically high through this area and special design considerations for the property to handle groundwater
discharge as part of the development may be necessary. Noted.
4. Projects that disturb one acre of land or more are required to provide Water Quality Capture Volume and a Water
Quality Outlet in accordance with the UDFCD Drainage Criteria Manual unless other storm water quality facilities are
approved by the Director. Noted.
5. A construction storm water discharge permit is required from the State of Colorado for projects disturbing greater than
one acre. The applicant is advised to contact the Colorado Department of Public Health and Environment.
(http://www.cdphe.state.co.us/wq/PermitsUnit/stormwater/index.html) Noted.
6. The applicant is notified that detention and water quality ponds intended to detain and treat stormwater runoff for the
entire property (not each individual lot) shall be located in "Outlots", with maintenance responsibilities detailed in the
subdivision agreement. Noted.
7. The applicant will be required to utilize best management practices to help mitigate stormwater quality impacts
associated with the development of the site. The city requires that the applicant minimize directly connected
impervious areas on the site and construct and maintain structural best management practices. Directly connected
impervious areas can be minimized by routing roof and parking lot runoff through landscaped areas rather than
directly to a storm sewer facility. Structural best management practices typically include features like water quality
ponds, constructed wetlands, treatment channels, and sand filters. Detailed water quality requirements can be found
in Section 7.13 of the city's Design and Construction Standards and in the Denver Urban Drainage and Flood Control
District's Drainage Criteria Manual Volume 3. Water quality requirements must be addressed at a conceptual level in
the Preliminary Stormwater Report and Plan submitted at the time of Site Review. Noted.
Fees
Please note that 2011 development review fees include a $131 hourly rate for reviewer services following the initial city
response (these written comments). Please see the P&DS Questions and Answers brochure for more information about
the hourly billing system. Noted.
Fire Protection David Lowrey, 303.441.4356
No issues with the concept or use of this area. Hydrant placement, more detailed road widths and turning radius will be
looked at and commented on in the future submittals. Noted.
Land Uses Karl Guiler, Case Manager, 303-441-4236
The Boulder Valley Comprehensive Plan (BVCP) land use designation for the property is Community Business. The site
is also subject to the adopted Gunbarrel Community Center Plan (GCCP), which is discussed below.
Efficiency units
The application indicates 79% of the dwelling units would be efficiency units. Use Review is required for efficiency
dwelling units. Please note the definition for efficiency dwelling units below:
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"Efficiency living unit" means a dwelling unit that contains a bathroom and kitchen and does not exceed a
maximum floor area of four hundred seventy-five square feet.
Use Reviews may be approved if the criteria of section 9-2-15(e), B.R.C. 1981 are met. Please inform staff if is the intent
to provide efficiency units per the definition above or if the term is used in a different context.
There are no efficiency units proposed. The 79% efficiency rate shown on the site plan is the calculation between the
gross building area vs. the leasable building area. There may have been some confusion that this calculation was
represented to efficiency dwelling units.
BVCP Policies
Applicable BVCP policies to the proposal have been identified and are listed within Section VI of this document. A
comprehensive analysis of the projects conformity with the policies will be provided within the subsequent staff
memorandum to Planning Board. A more detailed assessment of the projects conformity to the Gunbarrel Community
Center Plan (GCCP) follows:
Gunbarrel Community Center Plan (GCCP)
The site is within the Gunbarrel Community Center Plan (GCCP) area - a plan intended to create a more pedestrian
friendly mixed-use "Main Street" type community center to the Gunbarrel neighborhood. The specific goals of the GCCP
plan are as follows:
• Provide opportunities for developing a viable, easily accessible, pedestrian-oriented retail town center of
appropriate scale to serve the Gunbarrel subcommunity, outlying subdivisions and employment centers.
• Provide safe and convenient vehicular and nonvehicular connections between the commercial center and the
surrounding area and within the center itself.
• Provide a commercial center with a unique identity that is the heart of social and cultural activity in the
subcommunity and supports day and evening activity seven days a week.
The applicant's proposal is to concentrate 250 attached units in a variety of townhome and flat styles in immediate
proximity to a new mixed-use main street. Buildings are generally proposed up to the sidewalk and pedestrian
connections are proposed throughout the development and to neighboring development. New streets are proposed and
are generally framed by more urban-scaled buildings instead of parking. Parking is generally found within a four to five
level parking structure, on-street parking or head-in parking, much of which is accessed from alleys. Overall, the general
layout is more compact as compared to the existing development pattern of Gunbarrel.
Based on the attributes listed above, staff has found the proposed development's design approach, particularly including
the revisions since pre-application review, consistent with the GCCP; namely the following goals:
• Would enable "a residential component within the proposed project at Gunpark and Lookout roads" in efforts "to
help building critical mass and support retail absorbtion." (page 6)
• Consistent with "basic concept for the center is to create a dense, mixed use retail core."(page 7)
• "Breakup super blocks." (page 12)
• "Provide public parking that is easily accessible and conveniently located." (page 12)
• Creation of "visual order" and "a more human-scale pedestrian friendly environment."
Below are some areas that would require further refinement and/or additional consideration to be more consistent with the
GCCP:
Main Street- One of the objectives of the plan (page 12) is to "create a pedestrian-friendly and community-oriented retail
district with an identifiable `main street."' The GCCP contemplates two main streets within its Retail Core District; the
principal main street along Spine and a secondary main street within the development (see Figure 8 on the page 27).
Page 26 of the GCCP notes that "the district will emphasize the pedestrian environment through the design, massing, and
placement of the buildings and the streetscape design." Staff is concerned that because of a combination of factors, the
secondary main street may not be `identifiable' per the plan and may not be an optimal pedestrian environment, because
it may not provide a consistent urban character along its length. Some contributing factors are the following: The proposed
configuration of Main Street was quite deliberate; in fact the team evaluated several site plan options which tried to match
the GCCP plan more closely before arriving at the current scheme. The primary factor making it difficult to situate retail as
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shown in the GCCP is the Location of the Parking Garage. To achieve necessary density and architectural character,
while staying within open space and height restrictions, only one garage structure is feasible. The location of this garage
must be close to the existing office building and higher density apartments, as the parking lot which now serves the
existing office building will be replaced by more retail. A retail strip running north to south as shown in the GCCP would
require another garage, which is not feasible.
• The use of angled parking necessitates a greater separation between the buildings. We have discussed
the angled parking with some potential retail users for this particular development. The feedback we have
received is that it is imperative to the success of the retail to have angled parking. Angled parking
increases the number of convenient spaces in front of the tenants and provides for a greater opportunity
and incentive for the types of business most desirable in Gunbarrel.
• The decision to retain the existing office building, which is set back from the street, has no ground floor
retail or pedestrian friendly uses, and has a drive-through; all of which would be counter to the intended
pedestrian-orientation of the area. The existing building has current tenants with valuable local community
uses and existing leasing obligations extending out several years. These valuable and viable businesses
would create a positive impact to Main Street and would be a catalyst to attract other new retail
businesses.
• The configuration of the mixed-use main street with a curve connecting from Lookout to Gunpark differs
from that envisioned in the GCCP, which shows a north-south street lined with retail and connecting to
the existing commercial uses to the east. The proposed design appears to be somewhat of a "watered-
down" main street area based on its abbreviated extent and could potentially feel detached from other
parts of the GCCP without the retail lined connection to the east. The conceptual plan within the GCCP
contemplated considerable more retail than is shown in the conceptual plan that was submitted with the
application. We feel that the amount of retail shown in the plan submitted is appropriate for the
development to be successful. Given the reduced retail and parking issue noted above, we could not
make the suggested north/south retail street work. Also, the proposed retail situated near the corner of
Lookout Road and Gunpark Drive will provide greater visibility and opportunities for project identity and
success.
• The placement of the park, while having potential to be a useable space, may not be well placed
considering the factors discussed above. Also see comment below. See the comment below under
"Public open space."
2. Public open space- It appears that there has been attention given to creating useable open space for residents.
However, Page 12 of the plan also indicates the intent into to "provide a central public open space area that will
be the focus of the village center and courage community-wide activities." While it is not yet agreed where this
central open space should be within the GCCP, the project site should include an accessible open space that is
accessible to all users of the development and not just residents. Review of page 27 of the plan anticipated a
space along the secondary main street at a key corner. This location would be central in the plan area and would
likely be a more effective location because it would be framed by urban styled buildings. Page 25 of the GCCP
also speaks of the connection and public open space location: "This connection would be adjacent to a potential
urban park which may provide amenities such as grassy areas, benches, and a children's play area.
The central open space depicted in the GCCP assumes ownership and control of portions of land that are not
owned or controlled by the applicant. We believe the success of such a space (as shown in the GCCP) is
predicated on a higher intensity of retail located around the plaza area, which is also difficult for us for reasons
stated above as our retail uses do not extend into that area. The adjacent land owner, Tom Hamilton, is willing to
discuss the improvement of the area for the mutual benefit of both parcels, however he will not sell the property
and the improvement of that area would be complicated and costly for a variety of reasons. Since the subject area
is not owned by the applicant it cannot count toward the required open space for the project; this creates an
insurmountable challenge for the applicant. If there were a method of giving credit for open space, then there
would be incentive for reconsideration.
We will be providing various public open spaces, the two most 'intensive' being a small pocket-park along Main
Street central to the retail, and another park at the southern end of the site along Gunpark Drive.
3.Public rights-of-way- As stated elsewhere in this document, it is unclear the extent of future public dedications
within the development. Traditionally, planned street connections that are anticipated by plans are fulfilled through
the dedication of public rights-of-way, which include public amenities like on-street parking, street trees etc. Page
13 of the plan is clear in this intent: "Provide public right-of-way improvements that enhance the character of the
commercial center and make it easy and enjoyable to walk or bike around the center." This intent is part of the
GCCP's focus to break up superblocks. The applicant agrees with the dedication of Main Street and Gunbarrel
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Agenda Item 5A Page 47 of 68
Avenue as public right-of way and expects to do so, but raises the issue of parking. The applicant is unwilling to
lose effective control of the parking spaces within the right of way, and requests that those spaces count toward
the parking required to be provided by the developer. Furthermore, the applicant wishes to establish and
maintain an effective parking management system to ensure that parking spaces turn over appropriately and
serve to foster a vibrant Main Street environment in the development. To construct the street and improvements
only to inherit the regional parking problem that now exists without having been given credit for those spaces
seems unreasonable.
4. Gateways- One of the prime objectives of the GCCP is to "enhance the major gateways into the commercial
center to distinguish the character of the center and draw people into the area." Unfortunately, without control of
the 6580 Lookout property to the immediate northwest of the site, the opportunity to provide a framed entry into
the development is weakened. This may require focused attention on the architecture and placement of the
building on the corner of Lookout and Main Street and landscaping within the development to create a unique
sense of entry. Unfortunately we do not own or control the 6580 property but have been in contact with that
property owner. At this time there probably isn't an opportunity to plan the properties jointly. We will keep the
architecture and landscaping themes in mind as we proceed to site review.
5. Building height- Page 27 of the GCCP, "no more than 25% of a single building coverage may be above three-
stories tall." As evidenced by the GCCP and the Intergovernmental Agreement (IGA) between the City of Boulder
and Boulder County, height within any development subject to the GCCP has been a prominent issue. The IGA
indicates any development that has more than 25% of any buildings footprint as a fourth story, review and
determination by the Boulder County Commissioners would be required prior to final action by City Council. From
a glance, it appears that only 25% or less of centralized flats would abide by the limitation; however, it must be
determined if this would be combined with the garage or not as the garage is shown as greater than four stories.
Inclusion of the garage as a four story structure may require county review. It also appears there may be intent to
have subterranean levels for the garage. Note the engineering comments in this document relative to the
challenges of subterranean development at the location because of a high water table. Please also note the
additional criteria on page 27 of the GCCP that relate to anV buildings over four stories. The garage will be no
greater than four stories. The amount of residential units above the three stories is limited to 15 units and is
located central to the development thus having the least amount of impact on the adjacent properties. The
provision of these units benefits the urban design and eliminates the monotonous line of three story units.
6. Building massing- The GCCP emphasizes the need for appropriately massed human-scaled buildings. It notes
particular attention to buildings along Gunpark Drive such that buildings appropriately transition from the higher
intensity in the retail core to the less intense Transitional Business district. Page 29 of the GCCP notes that the
"pedestrian environment along Gunpark Drive will be enhanced by breaking up the existing superblocks to blocks
or building masses of no more than 150 to 200 feet long." The plan, as proposed, would not comply with this.
Noted and agreed. It will be the applicant's intent to provide sufficient detail to meet the requirements of this
provision through architectural massing, scale and modulation
Landscaping Elizabeth Lokocz 303.441.3138
The concept plan appears generally consistent with the goals of the Gunbarrel Community Center Plan (GCCP) and
makes some significant improvements from the plan previously submitted during the pre-application review. Specific
comments on consistency with the GCCP are found within the `Land Uses' comments above. The following comments
need additional attention prior to reviewing the project against the complete Site Review criteria list and additional details
of the GCCP.
1. Streetscape treatment varies by street.
a) The plan illustrates Gunbarrel Avenue with an attached sidewalk and parallel parking. Staff is very supportive
of the parallel parking vs. the head-in parking previously shown, but attached sidewalks are not an acceptable
solution in the proposed residential context. As described in the GCCP, page 37 and required in the Design and
Construction standards, a detached walk with an eight foot tree lawn is the appropriate standard. See additional
transportation comments. We would propose a narrower street cross section and will provide alternatives to the
standard streetscape treatment that may blend better with the concept of the site plan.
If the parallel parking is likely to have a high turn-over rate, evaluate an alternative solution to a continuous
planted strip that incorporates pedestrian connections from the parking to the sidewalk. The images below
illustrate possible solutions that could work in the overall streetscape design. Planting, vs. hardscape, should still
be the dominant element. The treatment of the landscape strip can be different between retail and residential
uses, but the width of the planting strip should be consistent. Noted.
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Agenda Item 5A Page 48 of 68
77
Several of the images included in the concept application show great examples of row and townhouse
developments with street trees and small planting areas between the sidewalk and building. These planting areas
and a minor grade change from the sidewalk to first floor can provide the privacy and private-public transition
needed for residential use. We will evaluate.
b) Main Street is illustrated with angled parking, street trees in grates and special corner treatments. Although
this is generally consistent with the GCCP, staff still has concerns regarding conflicts with the angled park. The
resulting width of the street cross section and pedestrian environment are at odds. Parallel parking, although
yielding fewer on street spaces, remains a better design solution. If angled parking is to remain, opportunities to
mitigation the 60 foot road width need to be identified and presented at the Site Review submittal. Noted. We
appreciate the comment and request flexibility here. Retail leasing success will depend on parking. Parallel
parking, although better from an urban planning standpoint, can be fatal to leasing and tenant retention. The
project and the Gunbarrel community cannot afford such a challenge.
c) The existing attached sidewalk on Gunpark Drive between Main Street and Lookout Road should be replaced
with a detached walk (see transportation comments) and an eight foot tree lawn consistent with the other
streetscape treatments of the project. Noted.
d) In the event that the site plan is revised and the proposed Main Street_ t
becomes the primary north-south street (currently Gunbarrel Ave.), any ;
retail located on that street should be adjacent to the more urban sidewalk
cross-section of an attached sidewalk and tree grates or large planters.
2. Alley treatment has become an important aspect of higher density
development and should be taken into consideration at the next submittal.
Although alley trees are not required by the land use code for this zone, s t
they are typically provided for multi-family/townhouse development. Staff
strongly recommends incorporating planting areas into the alleys whenever
possible. Large maturing trees offer significant benefit through shade, but
"
any amount of planting can help to aesthetically improve the alleys
appearance, provide open space and potentially contribute to storm water
management. The image to the right illustrates one enhanced alley design -
with adjacent planting and several pavement types. Noted.
3. Open space appears to be well integrated into the overall site plan. The quality of the open space will require
additional information to determine if it meets Site Review criteria. Staff recommends providing as much
illustrative information as possible through the use of plans, perspective drawings and images at the Site Review
submittal. It is important to note the progression of design development at the Site Review stage which does not
require open space to be fully detailed, but does need to clearly demonstrate the level of quality. Noted.
Staff suggests evaluating the retail development for restaurant use or other uses that may desire outdoor seating.
In some cases, open space adjacent to the retail development should be adequately sized to accommodate patio
uses, rather than using limited right-of-way. Parking kiosks, light poles, bicycle racks, newspaper boxes, etc. are
and sidewalk amenities, such as patios, compete for this space. Noted.
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4. Stormwater Management - No detention area is indicated on the plans- Numerous opportunities exist for water
quality within the landscape including, but not limited to, porous paving, green roofs and bioswales. Contact staff
with any questions regarding possible options. Noted.
5. Modifications - please be aware that per the Site Review criteria, this project should exceed the by-right
landscaping standards of section 9-9-12 Landscaping & Screening and section 9-9-13 Streetscape Design in
quantity and size. Any requested modifications should be called out and an explanation of how the project
continues to meet the Site Review criteria included. Noted.
Legal Documents
The Applicant must address the current lot line configuration through a lot line elimination or the equivalent. The lot line
will be eliminated with the platting of the development.
Neighborhood Comments Karl Guiler, Case Manager, 303-441-4236
A neighborhood meeting has been arranged for February 2, 2011 to solicit feedback from the public on the plan. At this
time, staff has received some written comments from neighbors that are concerned about height at the subject property
and the proposed density. These comments will be faxed to the applicant. We think the neighborhood meeting went well.
Good comments were received and are being considered.
Review Process Karl Guiler, Case Manager, 303-441-4236
Due to the size of the property over three acres and a proposal greater than 50,000 square feet of floor area, a Concept
Plan is required per Table 2-2 within Section 9-2-14(b), B.R.C. 1981. The Concept Plan is also an opportunity for the
applicant to get comments from the community about the proposed plan before moving forward. "Concept Plan Review
and Comment" requires staff review and a public hearing before the Planning Board. Planning Board, staff and
neighborhood comments made at the public hearings are intended to be advisory comments for the applicant to consider
prior to submitting any detailed "Site Review" plan documents.
The Planning Department and Planning Board will review the applicant's Concept Review & Comment plans against the
guidelines found in Section 9-2-13(f), B.R.C. 1981. The proposal will also be reviewed against the policies within the
Boulder Valley Comprehensive Plan (BVCP) and the GCCP referred to above. Per the Intergovermental Agreement
between City of Boulder and Boulder County, Boulder County Planning Commission and Board of Commissioner review
may be required if buildings over the 25% limitation of stories above three stories are proposed. Detailed comments
regarding this are within the 'Land Uses' section above.
Site Design Karl Guiler, Case Manager, 303-441-4236
The following comments on site design are general and should be considered by the applicant as part of the preparation
of the Site Review plans. Site Review plans can only be approved if all of the criteria within section 9-2-14(h), B.R.C.
1981, which relate to superior design in layout, architectural quality, compatibility with surroundings, attractive
landscaping, useable open space, etc., are met in their entirety. Site design comments specific to landscaping and relative
to compliance with the GCCP are found within the 'Landscaping' and 'Land Uses' comments above respectively.
Overall, the general layout of the development is consistent with that contemplated in the GCCP. However, there are
some key issues related to the design and configuration of the Main Street that should be addressed prior to Site Review
and are discussed in more detail the 'land uses' section above. The comments below are other questions/suggestions to
be considered:
1. One design aspect that would improve the plan is consideration of sight lines along street vistas. For example,
attention to building and site design details in creating focal points is advised at intersections like Main Street and
Gunbarrel Avenue and Gunbarrel Avenue and the connection to the east; all of which would enhance the pedestrian
experience within the development and overall sense of place. This approach promotes more of a fine grained, urban grid
as opposed to a suburban curvilinear layout. Noted and we agree. The site size and shape and external determinants
(existing street connections) make it difficult. We believe that given the circumstances the proposed layout tries to
address the 'grid' as best it can.
2. As stated elsewhere in this document, sidewalks should be detached along Gunbarrel Avenue given the residential
context and cross-section of that street. However, should the street be modified to be more mixed-use as suggested
in the 'Land Uses' section, a more urban sidewalk network may be more appropriate. Noted.
3. Prior to Site Review it would be useful to understand the applicant's intent of phasing the development. No phasing is
anticipated at this time.
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4. Conceptually the general layout is appropriate. The applicant should consider how service areas, such as loading
spaces, trash enclosures, emergency access) may affect the site design and may diminish the quality of open space.
This would be a key consideration in the review of the Site Review application. Noted.
5. Beyond the necessary subdivision for the street dedications, is any additional subdivision of the property proposed?
No.
Transportation Heidi von Waldburg, 303-441-4276
Vehicular Connectivity/Circulation
1. All proposed public streets included in the Gunbarrel Community Plan (Main Street, Gunbarrel Avenue, and the west
connector) must be dedicated within public right-of-way. All other streets internal to the development site (contingent
on no internal subdivisions) must be designed in accordance with Table 2-13 of the City of Boulder Design and
Construction Standards. Also see comments in the `Land uses' section related to dedicated rights-of-way. Noted.
2. The portion of Lookout Road along the property frontage is classified as a minor arterial. Per the Gunbarrel
Community Plan (GCCP), an 8-foot sidewalk with an 8-foot landscape buffer would be required to be installed along
Lookout. A public access easement which extends one foot beyond the back of sidewalk would be required to be
dedicated for any portion of the sidewalk located outside the public right-of-way. Noted.
3. The portion of Gunpark Drive along the property frontage is classified as a local road. Per Table 2-12 of the City of
Boulder Design and Construction Standards, a 5-foot sidewalk with an 8-foot landscape buffer would be required to
be installed along Gunpark. A public access easement which extends one foot beyond the back of sidewalk would be
required to be dedicated for any portion of the sidewalk located outside the public right-of-way. Noted.
4. With the information staff has at this time, the proposed Gunbarrel Avenue that extends south of the Main Street
intersection internal to the development will at a minimum be considered a residential collector. This proposed street
section will be reviewed again after submittal of the Traffic Impact Study. Per Table 2-13 of the City of Boulder Design
and Construction Standards, Gunbarrel Avenue must have a minimum right-of-way width of 60 feet, a 32 foot
minimum pavement section (flow line to flow line), an 8-foot landscape strip, and a 5-foot detached sidewalk. This
section will adequately accommodate the parallel on-street parking shown on the Concept Plan. We would propose a
narrower street cross section and will provide alternatives to the standard streetscape treatment that may blend better
with the concept of the site plan.
5. With the information staff has at this time, the proposed Main Street must have a minimum pavement width (flow line
to flow line) of 52 feet if 45 degree on-street parking is pursued. If parallel on-street parking is proposed along Main
Street, a minimum right-of-way width of 60 feet, a 32 foot minimum pavement section (flow line to flow line), an 8 foot
landscape strip, and a 5 foot detached sidewalk is required. The proposed street section will be reviewed again after
submittal of the Traffic Impact Study. Since Main Street is adjacent to the commercial/retail portion of this site, a 15
foot sidewalk with tree grates is required adjacent to Main Street. Tree grates must be in accordance with Section
3.03 of the City of Boulder Design and Construction Standards. Adjacent to the existing building on site, and 8-foot
landscaped strip and 8-foot sidewalk must be constructed adjacent to Lookout Road and Gunpark Drive. Noted
6. The street connection to the existing King Soopers development west of the site must have a minimum right-of-way
width of 60 feet, a 32 foot minimum pavement section (flow line to flow line), an 8 foot landscape strip, and a 5 foot
detached sidewalk per Table 2-13 of the City of Boulder Design and Construction Standards. This street section
width can potentially be decreased based on site layout and proposed on-street parking along this street section at
the time of Site Review submittal Noted.
7.
In order for "Main Street" to be shown to be in alignment with the future connection on the north side of Lookout Road,
the property lines on the north side of Lookout Road will need to be illustrated. The street alignment will be required
to be centered on the property line between 6590 Odell Place and 6655 Lookout Road. Trying to align Main Street
with a future connection to the north along Lookout Road creates a large useless land area from our western property
line to the western edge of the proposed Main Street right of way. If and when the adjacent neighboring property is
developed, the proposed `no-man's land' condition creates an awkward relationship between our parcels. We know
this isn't what the City wants. We request that we be allowed to proceed as proposed, and suggest that any plans for
future alignment be required to align with our plans. It seems irrational to handicap the proposed project unnecessarily
to accommodate ideas that may never occur (the parcels north of Lookout Road are already developed with no
existing access point to Lookout Road), or at least it makes more sense to make it a requirement of other parcels to
align with ours in the future if and when that should ever occur.
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8. Per section 9-9-5(c)(1) of the Boulder Revised Code, one access point or curb cut per property will be permitted,
unless a site plan or traffic study, approved by the city manager, demonstrates that additional access points and curb
cuts are required to adequately address accessibility, circulation, and driveway volumes, and only where additional
accesses and curb cuts would not impair any public use of any public right-of-way, or create safety or operational
problems, or be detrimental to traffic flow on adjacent public streets. Staff finds that three access points for the
proposed parking structure create an unnecessary amount of conflict points for pedestrians and for vehicles. A
minimum number of driveways is essential to mitigate the inevitable conflicts between vehicles and pedestrians. Staff
believes that the parking structure can be designed in such a way that would allow for a single point of access.
Reduction of pedestrian/vehicular conflict points is also a key criterion of Site Review. Noted. We will evaluate
reducing the number of access points to the parking garage.
9. The proposed Concept Plan shows a vehicular "U"-shaped access at the northeast corner of the development site for
the existing office building. Access Spacing Requirements, as outlined in Table 2-1 of the City of Boulder Design and
Construction Standards, specifies an access spacing requirement of 50 feet between an access and a corner.
Therefore, the easternmost driveway of the "U"-shaped access must be located at a distance of 50 feet from the
intersection of Main Street with Gunpark Drive. The "U" shaped access is an existing condition. We will work with the
City's transportation department on this issue.
10. All alleys and driveways must have an unobstructed sight triangle measured as 15 feet along the right of way line of
the alley or edge of driveway and 15 feet along the right of way line of the street, with a line connecting these two
lines. Exceptions are made for trunks of trees whose branches are higher than 8 feet above the roadway, objects less
than 30" tall, or objects that are no less than 75% visually permeable. If 100 percent visibility is not provided, a
diagram clearly showing how the 75 percent visibility requirement is being met must be shown. All public street
intersections must meet the sight triangle criteria outlined in section 9-9-7 of the Boulder Revised Code (BRC). The
Landscaping Plans must clearly illustrate and dimension the required sight triangles as outlined in Table 9-8 of the
BRC. Noted.
11. Per conversations with Western Disposal, trash dumpsters larger than 3 cubic feet must be accessible by a trash
truck. Trash dumpsters 3 cubic feet (64 inches long) or less should be expected to be manually moved to the curb for
distances of no more than 10 feet due to ice conditions, etc_ The plans must clearly label the size of the dumpsters
proposed to be used. If dumpsters larger than 3 cubic feet are proposed, the plans would be required to demonstrate
adequate turning radii which allow service vehicles to make all necessary movements into and out of the site and all
backing movements on site. Per section 9-9-9 of the Boulder Revised Code, the location of the service vehicle area
must not obstruct any public street, parking area, parking area circulation, sidewalk, or pedestrian circulation area.
The applicant should contact Western Disposal for plan feasibility/approval prior to Site Review submittal. Noted.
12. Per section 9-9-9 of the Boulder Revised Code, an off-street service vehicle delivery/loading area may be required
dependent on the specific uses proposed- The space(s) must be large enough to accommodate all vehicles which will
serve the use (including trash trucks). The location of the service vehicle area must not obstruct any public street,
parking area, parking area circulation, sidewalk, or pedestrian circulation area. At the time of Site Review, the plans
must be revised to meet this standard. Noted.
13. Per Section 2.04 of the City of Boulder Design and Construction Standards, the initial access grade (to a point 10 feet
beyond the ROW) must be at a positive 1%-6% slope and the final grade must be between 1 % and 8%, with a
maximum grade break of 6%. At the time of Site Review submittal, clearly label and dimension the proposed
garage access ramp slope on the plans to verify adequate accommodation of the proposed site layout. Noted.
14. All internal streets to the development must be shown to accommodate an SU-30 turning template. The turnaround
dimensions should be in conformance with Figure D103.1 of the 2006 International Fire Code. Noted
15. All public right-of-way and easements are required to be dedicated concurrently with the final engineering submittal
and prior to the time of building permit. All public right-of-way and easements required to be dedicated to the city
must be reviewed and approved through a separate Technical Document Review application. Application materials
and requirements are located on the 3rd Floor of the Park Central Building, and can also be found on the city's web-
site at: www.bouldercolorado.gov Noted
16. Final engineering plans will be required for street and sidewalk construction. The engineering plans must include, but
are not limited to street plan and profile drawings, cross-sectional drawings, detail drawings, a geotechnical soils
report, and a pavement design report in accordance with section 1.03 of the City of Boulder Design and Construction
Standards. The engineering plans must be reviewed and approved through a separate Technical Document Review
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application. Application materials and requirements are located on the 3rd Floor of the Park Central Building, and can
also be found on the city's web-site at: www.bouldercolorado.gov Noted
Parking
17. There are locations on the submitted Concept Plan where proposed parking spaces are shown in close proximity to
adjacent intersections, crosswalks, and future traffic control devices. All parking must be located.
• a minimum distance of 5 feet from driveways;
• a minimum distance of 30 feet from traffic control devices (signage, etc);
• a minimum distance of 20 feet from an intersection x-walk (anytime pubic sidewalk extends through an
intersection);
• and a minimum distance of 30 feet from street intersections (unless a sidewalk bump-out is present, which allows
the pedestrian to be seen at the edge of the bump-out, rather than behind a parked car).
The plans must clearly dimension these standards being met. In addition, a preliminary signage plan must be
submitted with Site Review submittal to verify these requirements are met. Noted.
18. The Concept Plan shows angled parking along Main Street adjacent to where the street both curves and intersects
with Gunbarrel Avenue. As stated above, parking is not allowed within 20 feet of an intersection cross-walk. Clearly
dimension and label the diagonal parking stall location to ensure that 20 feet separation between the parking and
crosswalks is maintained. As affirmed by the 'Site Design' comments, staff finds that angled parking may not be the
most appropriate parking configuration for the "Main Street" area. See comments above.
19. At the time of Site Review, accessible spaces per section 9-9-6(b) of the Boulder Revised Code will be required to be
shown on the plans. Per section 4.6.2 of the ADA Accessibility Guidelines, accessible spaces must be dispersed and
located closest to the accessible entrances. Per section 9-9-6 (d)(2)(C) of the Boulder Revised Code, accessible
parking spaces are to be 8 feet wide with an additional five foot wide diagonally striped aisle. Section 4.1.2(5)(b) of
the Federal ADA Accessibility Guidelines requires that one in every 8 accessible spaces be 8 feet wide with an
additional 8 foot wide diagonally striped aisle for van accessible spaces. Illustrate the accessible entrances on the
plans and show the above requirements being met. Noted
20. Per section 9-9-6(d) (3) (B) of the Boulder Revised Code, turnaround spaces must be provided for dead-end parking
bays of eight stalls or more. Turnarounds must be identified with a sign or graphic and marked "no parking". At the
time of site review, all required turn-around spaces must be clearly labeled and dimensioned. A signage and striping
plan in conformance with MUTCD standards will be a requirement at the time of final engineering submittal or building
permit submittal. Noted
21. Bicycle parking is required to be provided in accordance with sections 9-9-6(b) and 9-9-6(g) of the Boulder Revised
Code and section 2.11(E) of the City of Boulder Design and Construction Standards. The proposed bicycle parking
locations and number of parking spaces must be shown on the plans at the time of Site Review. The necessary
spacing between all proposed bike racks and any adjacent walls, accessible routes, required clear sidewalk/multi-use
path widths, etc, must be clearly dimensioned in accordance with City of Boulder Standard Detail number 2.52B. Per
section 9-9-6(g) of the Boulder Revised Code, bicycle parking is required to be located in convenient, highly visible,
active, well-lighted areas but shall not interfere with pedestrian movements. Per section 2.11(E) (2) of the DCS,
bicycle parking should generally be provided within 50 feet of the main building entrance. Noted.
Traffic Impact Study
22. A Traffic Impact Study is required at the time of Site Review submittal. Study intersections shall be the intersections
of Lookout Road and Gunpark Drive, Spine Road and Gunpark Drive, Spine Road and Lookout Road, and all project
access points. All project access intersection analysis must include adjacent accesses. Accident analysis must be
completed at the intersections of Spine Road and Gunpark Drive and Lookout Road and Gunpark Drive. Noted.
Traffic Demand Management (TDM) Plan
23. At the time of Site Review, a Travel Demand Management (TDM) plan is required to be submitted which outlines
strategies to mitigate traffic impacts created by the proposed development and implementable measures for
promoting alternate modes of travel. The TDM plan must be submitted as a separate document with Site Review
submittal. To meet TDM Site Review criteria, the following comments should be addressed:
a. Staff recommends the provision of eco-passes for employees and residents. If eco-passes are proposed
as part of the final TDM plan, a financial guarantee will be required prior to building permit application.
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b. The applicant should contact Chris Hagelin (303-441-1832), Senior Transportation Planner with GO
Boulder, to discuss additional TDM options.
c. The TDM plan must be submitted as a separate document with Site Review submittal.
Noted.
Amenities
24. Street lights are required at public street intersections. Street lights must be located on the opposite side of the
streets, ideally in alignment with the intersecting street's centerline and should be a minimum of 3' behind the curb
face or 5' beyond the edge of pavement. Xcel must coordinate final location with Joe Paulson. An existing street light
along Lookout Road adjacent to the project may need to be relocated to the proposed intersection of Lookout Road
and Main Street. Noted.
Utilities Heidi von Waldburg, 303-441-4276
1. Due to known soil conditions on adjacent property, all water mains and hydrant runs shall be PVC Class 200 AWWA
C900 DR14, unless analysis is provided to demonstrate that Class 52 Ductile Iron will not be affected by corrosive
soils. Make the necessary revisions to the Utility Plan at time of Site Review. Noted.
2. All proposed public utilities for this project shall be designed in accordance with the City of Boulder Design and
Construction Standards (DCS). A preliminary Utility Report per Sections 5.02 and 6.02 of the DCS will be required at
time of Site Review application to establish the impacts of this project on the City of Boulder utility systems. Noted.
3. In all areas other than single family residential, there shall be no more that 350 feet of fire access distance between
hydrants. No exterior portion of any building shall be over 175 feet of fire access distance from the nearest hydrant.
Fire access distance means the distance between two hydrants, or the distance from a hydrant to any external
portion of any building, measured along public or private (but accessible to fire equipment) roadways or fire lanes, as
would be traveled by motorized firefighting equipment. Noted.
4. In streets where there are water mains, sewer mains, storm mains and/or piped ditches it can be a problem
maintaining necessary utility-utility and utility-tree separations. Take this into account when designing the
underground utilities, easements, streets and street tree landscaping for the Site Review application. Separation
requirements are addressed in Section 4.06 of the City of Boulder Design and Construction Standards. At Site
Review, the applicant will need to demonstrate that their plans can meet both landscaping and utility requirements.
Noted.
5. The applicant is advised that any proposed street trees along the property frontage may conflict with existing utilities,
including without limitation: gas, electric, and telecommunications, within and adjacent to the development site. It is
the applicant's responsibility to resolve such conflicts with appropriate methods conforming to the Boulder Revised
Code 1981, the City of Boulder Design and Construction Standards, and any private/franchise utility specifications.
Noted.
6. Landscape irrigation systems require a separate water service and meter. A separate water Plant Investment Fee
must be paid at time of building permit. Service, meter and tap sizes will be required at time of building permit
submittal. Noted.
7. All water meters are to be placed in city R.O.W. or a public utility easement, but meters are not to be placed in
driveways, sidewalks or behind fences. Noted.
8. Floor drains internal to covered parking structures, that collect drainage from rain and ice drippings from parked cars
or water used to wash-down internal floors, shall be connected to the wastewater service using appropriate grease
and sediment traps. Noted.
Wetlands Katie Knapp, 303-441-3273
1. In accordance with the Pre-development Agreement for 6685 Gunpark Drive, the owner shall either complete 0.165
acre on-site wetland mitigation or obtain a City Wetland Permit with a financial guarantee to perform the wetland
mitigation work off-site. The applicant has indicated that the wetland mitigation work will be provided on-site. Please
show the extents of the proposed wetland area and the associated 50-foot wide wetland buffer on the site plan.
Proposed walkways, stormwater management ponds and landscape features should also be shown on the site plan.
Noted.
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2. Since wetland mitigation is proposed on the site, the applicant should avoid constructing basements and underground
dewatering systems. The naturally fluctuating groundwater levels are critical to the protection of the wetland
ecosystems on the property. Permanent dewatering of the site for basements or other underground development
would potentially have a detrimental impact. Noted.
3. The written statement indicates that the applicant is proposing to plant cattails in the wetland areas. Cattails are not
considered a desirable wetland species because they tend to form a dense monoculture that crowds out other
species. Please refer to the "City of Boulder Wetlands Protection Program: Best Management Practices -
Revegetation Rules" adopted July, 1998 for plant suggestions. This guidance can be found at
www.boulderplandevelop.net under the Wetland Protection Program Other Information. Noted.
Zoning Karl Guiler, Case Manager, 303-441-4236
The project site is zoned BR-2, Business Regional - 2. These are areas that are business centers of the Boulder Valley,
containing a wide range of retail and commercial operations, including the largest regional-scale businesses, which serve
outlying residential development; and where the goals of the Boulder Urban Renewal Plan are implemented.
Lot size
The project fact sheet indicates that the size of the site is 8.76 acres gross and 7.25 acres net. For the purposes of
zoning, this must be affirmed with the survey at time of Site Review. Prior to Site Review, it would be helpful to clarify
which streets within the development (including alleys) would be dedicated to the city as public rights-of-way. The project
data section implies a resultant number of 3 lots compared to the 2 existing lots. If the three streets within the project were
dedicated this would create at least four lots. Public rights-of-way for all streets would be a strong factor in the approval of
the project to ensure connectivity and the provision of public services to the neighborhood. Dedication of rights-of-way will
likely impact how the project complies with the zoning requirements discussed below. Noted. See comments above on
dedications of rights-of-ways and parking requirements.
Density
Based on the gross and net land acreages from the project fact sheet, the gross density of the site would be 28.5 dwelling
units per acre and the net density would be 34.5 dwelling units per acre. This is within the High Density Residential range
where high density is considered greater than 14 units per acre. The BR-2 zoning district does not have a limit on density.
Zoning/Setbacks
The applicant has elected to retain the existing zoning of BR-2 despite staff suggestions for zoning districts more
conducive to more urban "main street" type development (e.g., BMS, MU) where buildings are closer to the street. This
will likely necessitate numerous setback modifications at time of Site Review, because the setbacks for BR districts are
generally suburban in nature. If the modifications enable a more urban human-scaled development pattern consistent
with the GCCP (and the Site Review criteria of section 9-2-14(h), B.R.C. 1981), than approval of the modifications would
be supportable. Staff understands the decision to retain the BR-2 as it appears there was intent to have a high open
space requirement synonymous with the 40% requirement of BR-2. Due to the anticipated complications to rezone the
property to a better suited zoning classification, given the past history on this particular site, the applicant believes it is in
its best interest along with the City's best interest to keep the existing zoning in place and apply for modifications as
needed for the proposed site plan.
Building Heights
A height modification to permit a building at 50 feet would be required at time of Site Review. This is subject to Planning
Board review and approval subject to the Site Review criteria of section 9-2-14(h), B.R.C. 1981. The application also
indicates a preliminary request for conditional height up to 40 feet. As the property does not directly abut any residential
zoning districts or areas that are intended for residential uses, it appears this provision could be met. At time of Site
Review, consistency with the criteria of section 9-7-6(b), B.R.C. 1981 would be evaluated and confirmed. Height has been
a prominent issue with regard to development within Gunbarrel_ A more detailed discussion of the issues related to height
are found within the 'land uses' section above. Noted.
Building Mass
The BR-2 zoning district has no floor area ratio (FAR) limit. Nevertheless, the massing of buildings would be accessed for
compatibility with the surrounding area and consistency with the GCCP. Please also see the discussion of 'building
design' above. Noted.
Development Standards
Please be advised that the project would be subject to all of the development standards of Section 9-9, Development
Standards. Noted.
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Parking
Off-street parking in the BR-2 zoning district is determined by number of bedrooms for residential and square footage for
non-residential as follows:
4 Residential- 1 for 1-bedroom DU, 1.5 for 2-bedroom DU, 2 for 3-bedroom DU, 3 for a 4 or more bedroom DU_
4 Non-residential- 1 for 300 square feet of floor area. Restaurant uses would be require 1 parking space per every 3
seats.
At this time, the proposed amount of non-residential floor area would require 158 parking spaces. However, it is unclear
what the parking requirement would be for the residential as the number of bedrooms is currently unknown.
Further, it should also be analyzed what parking would become off-street parking after any streets are dedicated, as what
becomes on-street parking or parking within the public right-of-way would not be included in the required parking
numbers. The Site Review application may have to include a parking reduction request if not all the required off-street
parking is provided. Parking reductions can be approved through the Site Review process if the criteria of section 9-2-
14(h)(2)(K), B.R.C. 1981 are met. Staff encourages parking reductions for areas that can benefit from use of transit
and/or walkability as alternatives to automobile use, so long as it is adequately demonstrated that parking for the
development can be accommodated through on-street parking and there is demonstration that there will be no spillover
impacts on adjacent properties. See parking and street dedication comments above.
Please also note the requirements for bicycle and accessible parking and the parking design standards within section 9-9-
6, "Parking Standards," B.R.C. 1981. Noted.
Open Space
The BR-2 zoning district requires 40% useable open space per lot. If lots are joined through a Site Review, this may be
averaged in cases where some lots may have more than 40% and others less than 40% per lot. However, as the Site
Review criteria are specific to the BR-2 zoning district open space requirements ep r lot, as listed below, the specific
criteria of section 9-2-14(h)(2)(1)(ii), B.R.C. 1981, would have to be met to reduce open space per lot. Although some lots
may be reduce by up to 50% per lot, the entirety of the project must retain 40% useable open space to be consistent with
the BR-2 zoning district and to be compliant with the GCCP. See discussion on open space in 'Land Uses' above. Please
also be aware that subdivision of the property and dedication of land into public rights-of-way may affect the total open
space on the site. For instance, the zoning calculations in Concept Plan indicate meeting the 40% useable open space for
the gross land area, not the net land area of 7.25 acres. The applicant should ensure this provision will be met at time of
Site Review. Site Review can only permit 10% of landscaping in the public right-of-way to be included in the total
calculation if the areas are not anticipated to be converted to public or private highways, streets, or alleys within the next
ten years. The applicant requests that the open space be calculated over the entire development rather than on a per lot
basis.
Please also note that the requirements for what qualifies as useable open space are found within section 9-9-11, "Useable
Open Space," B.R.C. 1981.
Outdoor Lighting
Please note that development of the lot will require compliance with Section 9-9-16, Outdoor Lighting. Noted.
Solar Access
The site is part of Solar Access Area III - Permits. SA Area III includes areas where, because of planned densities,
topography, or lot configurations or orientations, uniform solar access protection for south yards and walls or for rooftops
may unduly restrict permissible development. Solar access protection in SA Area III is provided through permits. Noted.
Occupancy of Dwelling Units
Please note the occupancy limits set forth in Section 9-8-5. Noted.
III. NEXT STEPS
1. Neighborhood meeting- February 2, 2011 Neighborhood meeting was held on February 2, 2011.
2. Planning Board meeting - March 10, 2011. Written responses to these comments are advisable prior to the
meeting. No revised plans are necessary at this time.
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IV. CITY CODE CRITERIA CHECKLIST
Guidelines for Review and Comment
The following guidelines will be used to guide the Planning Board's discussion regarding the site. It is
anticipated that issues other than those listed in this section will be identified as part of the concept plan review
and comment process. The Planning Board may consider the following guidelines when providing comments on
a concept plan.
1. Characteristics of the site and surrounding areas, including, without limitation, its location, surrounding
neighborhoods, development and architecture, any known natural features of the site including, without
limitation, mature trees, watercourses, hills, depressions, steep slopes and prominent views to and from
the site;
The site is composed to two adjacent properties totaling approximately 8.7 acres in size. The properties are
almost entirely level and vacant with no significant trees. A wetland previously existed on the site but was filled
without permits. This will require a 2:1 mitigation at time of Site Review. The site is located at the intersection of
Lookout Road and Gunpark Drive within the Gunbarrel neighborhood. The immediate context of the site is non-
residential with mostly retail uses on the adjacent properties to the west (including King Soopers, a gas station
and retail/restaurant uses within an auto-oriented commercial center) and office uses within a two-story building
on the subject site. Office uses predominate along Gunpark Drive, while most development to the north and west
is light industrial in character. Development further east and south is residential with single-family dwellings within
low and medium density neighborhoods to the east and apartment buildings to the south. All of the immediately
contiguous properties are annexed to the city; however, the low density residential to the east and the
apartments, along with a large percentage of the Gunbarrel community, are not annexed to the city.
2. Community policy considerations including, without limitation, the review process and likely conformity
of the proposed development with the Boulder Valley Comprehensive Plan and other ordinances, goals,
policies, and plans, including, without limitation, subcommunity and subarea plans;
Development of the site is subject to the Boulder Valley Comprehensive Plan (BVCP) as well as the Gunbarrel
Community Center Plan (GCCP). Compliance with these plans will be assessed during the Concept Plan review
and will be ultimately determined as part of the Site Review application.
3. Applicable criteria, review procedures, and submission requirements for a site review;
The project would be subject to all the criteria in Section 9-2-14(h) of the Land Use Regulations.
Submission requirements would be the same as any other Site Review and would have to satisfy the
requirements of Section 9-2-14(d).
Review would follow a three-week review track where comments or a decision would be rendered at the
end of that time. If revisions were required, two additional review tracks could be scheduled. If the
project required Planning Board review, it would be scheduled during that time. If the project could be
decided by staff, it would be subject to Board or citizen call-up.
4. Permits that may need to be obtained and processes that may need to be completed prior to, concurrent
with, or subsequent to site review approval;
Concurrent to a Site Review, a Preliminary Plat application will be required for the subdivision of the site and
dedication of public rights-of-way. Subsequent to a Site Review and Preliminary Plat, Technical Documents for
detailed site construction and final plat would be required. Following Technical Documents, building permits
would be required for construction.
5. Opportunities and constraints in relation to the transportation system, including, without limitation,
access, linkage, signalization, signage, and circulation, existing transportation system capacity problems
serving the requirements of the transportation master plan, possible trail links, and the possible need for
a traffic or transportation study;
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Opportunities: Project would allow new connections be made between properties and breaking up of Superblocks
as intended by the GCCP. Enhanced pedestrian infrastructure would occur as a result of the project. This would
connect to the existing pedestrian paths just east of the site.
Constraints: Future connections can only be insured by cooperation with owners of adjacent properties to develop
according to the GCCP. Full coordination with properties on the same block has not yet been achieved.
6. Environmental opportunities and constraints including, without limitation, the identification of wetlands,
important view corridors, floodplains and other natural hazards, wildlife corridors, endangered and
protected species and habitats, the need for further biological inventories of the site and at what point in
the process the information will be necessary;
Opportunities: A wetland that previously existed on the site has been filled without permits- Development of the
site will enable a restoration of the wetland on the southwest corner.
Constraints: The site is vacant, but is completely surrounded by developed properties. No sensitive
environmental features in addition to the wetland discussed above have been identified for protection.
7. Appropriate ranges of land uses; and
The project is a mixed-use project consistent with the intent of the GCCP.
8. The appropriateness of or necessity for housing.
The proposal includes a high density residential housing, which is within the intent of GCCP to have nearby
residential to a retail core to promote a walkable, vibrant center. At this time, the applicant proposes to meet the
20% permanently affordable housing units on the site.
V. Applicable Boulder Valley Comprehensive Plan (BVCP) policies
1.21 Jobs: Housing Balance.
Boulder is a major employment center, with more jobs than housing for people who work here. This has resulted
in both positive and negative impacts including economic prosperity, significant in-commuting, and high demand
on existing housing.
The city will continue to be a major employment center and will seek opportunities to improve the balance of jobs
and housing while maintaining a healthy economy. This will be accomplished by encouraging new mixed use
neighborhoods in areas close to where people work, encouraging transit-oriented development in appropriate
locations, preserving service commercial uses, converting industrial uses to residential uses in appropriate
locations, and mitigating the impacts of traffic congestion.
2.04 Compact Land Use Pattern.
The city and county will, by implementing the comprehensive plan, ensure that development will take advantage
of existing urban services, and avoid, insofar as possible, patterns of leapfrog, noncontiguous, scattered
development within the Boulder Valley. The city prefers redevelopment and infill as compared to development in
an expanded service area in order to prevent urban sprawl and create a compact community.
2.12 Neighborhoods as Building Blocks.
The city and county will foster the role of neighborhoods to establish community character, provide services
needed on a day-to-day basis, foster community interaction, and plan for urban design and amenities. All
neighborhoods, whether residential areas, business districts, or mixed land use areas, should offer unique
physical elements of neighborhood character and identity, such as distinctive development patterns or
architecture; historic or cultural resources; amenities such as views, open space, creeks, irrigation ditches, and
varied topography; and distinctive community facilities and business areas.
2.13 Support for Residential Neighborhoods.
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In its community design planning, the city will support and strengthen its residential neighborhoods. The city will
seek appropriate building scale and compatible character of new development or redevelopment, desired public
facilities and mixed commercial uses, and sensitively designed and sized rights-of-way.
2.19 Compatibility of Adjacent Land Uses.
In order to avoid or minimize noise and visual conflicts between adjacent land uses that vary widely in use,
intensity or other characteristics, the city will use tools such as interface zones, transitional areas, site and
building design and cascading gradients of density in the design of subareas and zoning districts. With
redevelopment, the transitional area should be within the zone of more intense use.
2.20 Design of Newly-Developing Areas.
The city will encourage a neighborhood concept for new development that includes a variety of residential
densities, opportunities for shopping, nearby support services and conveniently sited public facilities, including
roads and pedestrian connections, parks, libraries and schools.
2.21 Mixed Use.
The city will encourage well designed mixed use development that incorporates a substantial amount of
affordable housing in appropriate locations, including some commercial centers, corridors and industrial areas.
In reviewing mixed use projects, the city will consider impacts to adjacent neighborhoods. (See Policies 5.06,
5.07 and 6.10.)
2.24 Support Services for Subcommunities.
In each of the subcommunities, the city and county will encourage the development of shopping and community
facilities and associated programs that are tailored to the particular needs of that subcommunity, such as child
care, schools, parks and recreation, library, and transit facilities and programs. The availability, location,
accessibility and design of these facilities and programs will foster self sufficiency in day-to-day support
services.
2.25 Subcommunity and Area Planning.
Subcommunity and area planning and other efforts will be geared toward defining the acceptable amount of infill
and redevelopment and standards for design quality in order to avoid or adequately mitigate negative impacts
and enhance the benefits of additional infill and redevelopment.
2.26 Mixed Use and Higher Density Housing.
The city will consider mixed use and higher density housing along certain multi-modal corridors through an area
planning process that engages the public and addresses issues such as the urban design, street network, and
compatibility with the surrounding area.
2.27 Variety of Activity Centers.
The city and county support a variety of regional, subcommunity and neighborhood activity centers where
people congregate for a variety of activities such as working, shopping, going to school or day care, recreating
and residing. Activity centers distributed throughout the community in focused nodes of concentrated activities
at three scales-regional, subcommunity and neighborhood-are key elements of the overall city structure (see
description at the beginning of this chapter). Activity centers should be located within walking distance of
neighborhoods and business areas and designed to be compatible with surrounding land uses and intensity and
the context and character of neighborhoods and business areas. Good multimodal connections to and from
activity centers will be encouraged. (See Policy 6.10 Multimodal Development.)
2.31 Commitment to a Walkable City.
The city and county will promote the development of a walkable city by designing neighborhoods and business
areas to provide easy and safe access by foot to places such as neighborhood centers, community facilities,
transit stops or centers, and shared public spaces and amenities.
2.32 Trail Corridors/Linkages.
In the process of considering development proposals, the city and county will encourage the development of
trails and trail linkages for appropriate uses such as hiking, bicycling or horseback riding, so as to provide a
variety of alternative recreation and transportation opportunities. Implementation of this goal will be achieved
through the coordinated efforts of the private and public sectors.
2.39 Sensitive infill and Redevelopment.
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Overall, infill and redevelopment will be expected to provide significant benefits to the community and the
neighborhoods. The city will develop tools such as neighborhood design guidelines to promote sensitive infill
and redevelopment. The city will work with neighborhoods to protect and enhance neighborhood character and
livability.
2.40 Physical Design for People.
The city and county will take all reasonable steps to ensure that new development and redevelopment, public as
well as private, be designed in a manner that is sensitive to social, physical and emotional needs. Broadly
defined, this will include factors such as accessibility to those with limited mobility; provision of coordinated
facilities for pedestrians, bicyclists and bus-riders; provision of functional landscaping and open space; and the
appropriate scale and massing of buildings related to neighborhood context.
2.42 Enhanced Design for the Built Environment.
Through its policies and programs, the city will encourage or require quality architecture and urban design in
private sector development that encourages alternative modes of transportation, provides a livable environment
and addresses the elements listed below.
a) The context.
Projects should become a coherent part of the neighborhood in which they are placed. They should be preserved
and enhanced where the surroundings have a distinctive character. Where there is a desire to improve the
character of the surroundings, a new character and positive identity as established through area planning or a
community involvement process should be created for the area. Special attention will be given to protecting and
enhancing the quality of established residential areas that are adjacent to business areas.
b) The public realm.
Projects should relate positively to public streets, plazas, sidewalks and paths. Buildings and landscaped
areas-not parking lots-should present a well-designed face to the public realm, should not block access to
sunlight, and should be sensitive to important public view corridors.
c) Human scale.
Projects should provide pedestrian interest along streets, paths and public spaces.
d) Permeability.
Projects should provide multiple opportunities to walk from the street into projects, thus presenting a street face
that is permeable. Where appropriate, they should provide opportunities for visual permeability into a site to
create pedestrian interest.
e) On-site open spaces.
Projects should incorporate well designed functional open spaces with quality landscaping, access to sunlight
and places to sit comfortably. Where public parks or open spaces are not within close proximity, shared open
spaces for a variety of activities should also be provided within developments.
f) Buildings.
Buildings should be designed with a cohesive design that is comfortable to the pedestrian, with inviting entries
that are visible from public rights of way.
4.09 Wetland Protection.
Natural and human-made wetlands are valuable for their ecological and, where appropriate, recreational
functions, including their ability to enhance water and air quality. Wetlands also function as important wildlife
habitat, especially for rare, threatened and endangered plants and wildlife. The city and county will continue to
develop programs to protect and enhance wetlands in the Boulder Valley. The city will discourage the
destruction of wetlands, but in the rare cases when development is permitted and the filling of wetlands cannot
be avoided, new wetlands will be created or degraded wetlands will be restored.
6.09 Transportation Impact.
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Traffic impacts from a proposed development that cause unacceptable community or environmental impacts or
unacceptable reduction in level of service will be mitigated. All development will include strategies to reduce the
vehicle miles traveled (VMT) generated by the development. New development will be designed and built to be
multimodal and pedestrian-oriented. Strategies to reduce the VMT generated by new development will include all
modes of travel as well as travel management programs such as the Eco Pass. The design of new development
will especially focus on providing continuous modal systems through the development, on connecting these
systems to those surrounding the development and on providing connections between the modes. (See Policy
3.05 Growth to Pay Fair Share of New Facility Costs.) The city will provide tools and resources to help
businesses manage employee access and mobility and support public-private partnerships such as
transportation management organizations to facilitate these efforts.
4.40 Energy-Efficient Land Use.
The city and county will encourage the conservation of energy through land use policies and regulations
governing placement, orientation and clustering of development and through housing policies and regulations.
The conservation of energy is served by the development of more intense land use patterns; the provision of
recreation, employment and essential services in proximity to housing; the development of mass transit
corridors; and efficient transportation.
6.10 Multimodal Development.
The transportation system will accommodate the planned land use pattern, which includes higher densities and
mixed use in the core area and activity centers, a variety of densities in the fringe areas, compact community
size, and the possibility of one or more city auto-free zones in the future. Three intermodal centers will be
developed or maintained in the downtown, the Boulder Valley Regional Center, and on the university's main
campus to anchor these three activity centers to regional transit connections and to serve as hubs for
connecting pedestrian, bicycle and local transit to regional services. The land along multimodal corridors will be
designated as multimodal transportation zones when transit service is provided on that corridor. In these
multimodal transportation zones, the city will develop parking maximums and encourage parking reductions. To
minimize the negative impacts from automobiles, the city will develop strategies to facilitate and encourage the
use of small, fuel efficient automobiles, particularly for urban commuting.
6.13 Neighborhood Streets Connectivity.
New neighborhood streets will be designed in a well connected and fine grained pattern of streets and alleys to
effectively disperse and distribute vehicle traffic and to promote bike and pedestrian travel.
6.14 Integrated Design.
The city and county will design all transportation facilities to contribute to a positive and attractive visual image
and the desired community character.
7.01 Local Solutions to Affordable Housing.
The city and county will emphasize locally developed solutions to meet the housing needs of their low and
moderate income households, including those who work but may not live in Boulder County. The city and county
further recognize that such needs may not be met solely through private development. To facilitate availability of
housing for this segment of the population, appropriate federal, state and local programs and resources will be
used both locally and in collaboration with other jurisdictions. The city's pursuit of additional affordable housing
programs will include an analysis of the unmet need for such programs as well as an analysis of the financial,
social, demographic and community resources and constraints.
7.04 Populations with Special Needs.
The city and county will encourage development of housing for very low and low income populations with
special needs including facilities for the older adults, people with disabilities and other populations requiring
group homes or other specialized facilities where appropriate. The location of such housing should be in
proximity to shopping, medical services, entertainment and public transportation. Every effort will be made to
avoid concentration of these homes in one area. (See Policy 2.40 Physical Design for People and Policy 6.05
Accessibility.)
7.06 Mixture of Housing Types.
The city and county, through their land use regulations and incentive programs, will encourage the private sector
to provide and maintain a mixture of housing types with varied price ranges and densities, which attempt to meet
the affordability needs of a broad range of the Boulder Valley population. This includes families, essential
workers, older adults, persons with disabilities, at-risk children and adults and vulnerable, very low income
residents. (See Policy 2.18 Mixture of Complementary Land Uses and Policy 2.42 Enhanced Design for the
Address: 6685 GUNPARK DR Page 20
Agenda Item 5A Page 61 of 68
Built Environment.)
VI. Conditions On Case
Not applicable to Concept Plan reviews.
Address: 6685 GUNPARK DR Page 21
Agenda Item 5A Page 62 of 68
Attachment E
Guiler, Karl
From: jmichels@ecentral.com
Sent: Wednesday, January 19, 2011 8:32 AM
To: Guiler, Karl
Cc: jmichels@ecentral; Michels, Janet
Subject: 6685 Gunpark Drive
LUR2010-00069
Dear Mr. Guiler,Planning Department and Planning Board, City of Boulder,
We strongly oppose the proposal to include 250 residential attached dwelling units to this
development. We are City of Boulder citizens, real property owners and tax payers. We are the
owner/occupants of a home in the Gunbarrel North subdivision, just northeast of the proposed
site.
While we support the commercial and retail addition to this site, the site and the
neighborhood are inappropriate for an additional 250 residential attached units. You cannot
dispute that these attached dwelling units will negatively impact the surrounding residential
property values. There will be a significant increase in traffic that impacts the residential
neighbors. Rental properties or attached dwellings always, without exception, decrease the
property value of neighboring single family, owner-occupied homes.
Most importantly, the addition of residential units is not consistent with
BR-2 zoning.Pursuant to BRC 9-5-2(c)(2)(I), Business - Regional 2 authorizes "Business
centers of the Boulder Valley, containing a wide range of retail and commercial operations,
including the largest regional-scale businesses, which serve outlying residential
development; and where the goals of the Boulder Urban Renewal Plan are implemented." The Code
does not authorize residential units in a BR-2 zone.
Please keep us apprised of this development. Thank you for your attention.
John and Janet Michels
5419 Indian Summer CT
Boulder, CO 80301
jmichels(aecentral.com
mail2web LIVE - Free email based on Microsoft® Exchange technology -
http://Iinl<.mail2web.com/LIVE
1
Agenda Item 5A Page 63 of 68
Guiler, Karl
From: Tom Harrington [tomharringtonboulderc@gmail.comj
Sent: - Thursday, January 20, 2011 1:57 PM
To: Guiler, Karl
Subject: 6685 Gunpark
Mr. Guiler,
My name is Thomas Harrington and I am an owner and the managing member of Gunbarrel Square Center
LLC, which has owned the property immediately West of the proposed development at 6685 Gunpark Dr. for
the last 18 years. I support the development of this site to benefit the community, but I think it is crucial that
you keep in mind three items.
First, this site was nearly a marsh in years past before it was filled in. This makes it necessary to make certain
that all areas of the project have complete usage of the storm sewer system, including the West side of the
development which shares a road/easement with us (behind our existing parking spaces). This area has had
issues with flooding since the ground to the east of us was raised with fill dirt. The fact that this development
site property was a "low" area means the soil conditions can be challenging. Please make sure the the applicant
takes into account the bentonite in the soil. This makes for more dramatic movement in the ground level
through the seasons of the year (in excess of an inch for some of our concrete areas despite our property having
most of the original soil removed), and also this soil "eats" pipes. We have replaced all of our water mains
which were galvanized pipe into our three buildings, despite the fact that some of them had been replaced
before ...and our buildings are only 25 years old. I suggest that the developer would be wise to invest in
stainless steel, plastic wrapped, and sand bedding of all pipes which will be in the ground.
,Second, it is important to make this "core" area of Gunbarrel as walkable as possible. Please make certain that
there are pedestrian accesses to every part of the Gunbarrel sub-community, and that they are wide enough for
bike usage wherever possible. One of the biggest benefits to the community will be if more people ride bikes to
our neighborhood amenities rather than get into cars to head into Boulder.
Third, to make the Gunbarrel community fit with the extensive and valuable Gunbarrel Community Center
Plan, this new project should be "faced" towards all directions with no un-aesthetic "back" of the project. It
might be cheaper in the short run for the developer to spend less money on sides of the project which don't face
the street, but if this is going to be a walkable city center then it is important for the community to have all sides
of the building to be well designed, well landscaped, and provided with good alternate modes of travel. In the
long run this should help the project to retain and gain it's livability and value for the owners and neighborhood.
Thank you for helping to design this crucial part of the Gunbarrel neighborhood.
Thomas J. Harrington
We also support four levels of development if the project uses architectural methods (step back, change in
facade materials, etc.) to minimize the visual impact the scale of the project, particularly if the additional level
was used for residential units. Current Gunbarrel, and City of Boulder, seniors have need for additional
inventory of residential units which have elevators and covered parking.
i
Agenda Item 5A Page 64 of 68
To: Guiler, Karl
Subject: Question
Dear Mr. Guiler,
Related to the Development of 6685 Gunpark. Drive.
I live across Lookout in Gunbarrel North. My work schedule prevents me from attending the community meeting next
week (the notice came far too late for me to arrange to take the evening off!).
Is there any way I can make my concerns known?
I have tremendous concerns about traffic, especially on Lookout, but also on 63rd and on Spine. It is already untenable
with the massive increase of people working in the large offices on the west side of Spine. Has anyone from the Boulder
Planning and Development Services even bothered to visit the area recently? Tried to drive around?
It can take me several minutes even during non-peak times to turn left onto Lookout from my neighborhood. The
crosswalk at Lookout and ldylwild is a death trap for pedestrians.
am very concerned not only for safety but the quality of life in Gunbarrel.
Thank you,
Laura Guy
Colorado School of Mines
Iguy at mines dot edu
303-384-2355
"It is the characteristic of the magnanimous man to ask no favor but to be ready to do kindness to others." (Aristotle)
z
Agenda Item 5A Page 65 of 68
Guiler, Karl
From: suzi hendrix [hendrixsuzi@hotmail.com]
Sent: Monday, January 31, 2011 7:51 PM
To: Guiler, Karl
Cc: Chuck Simmons
Subject: Gunbarrel Project on Lookout Rd/Gunpark
Hello,
We are residents that live on Idylwild Trail in Gunbarrel. Our backyard views directly east onto Gunpark nearest to
Lookout Rd. We are terribly concerned over the LIGHT POLLUTION and noise pollution DAILY AND NIGHTLY from
this project. Our world is polluted from light and noise to an unbelieveable rate and I would appreciate consideration to
keep it at the bare minimum. Low stories would not be a problem. But the proposed parking structure would pose LIGHT
POLLUTION AND NOISE POLLUTION from generators. As it is, we can hear the refrigerator generators from King
Soopers. Do not ASSUME that all residents stay inside at night; we are outside as many evenings as possible even
in winter!!!rsr!!!!!!!i!! If the structure would not be like downtown Boulder, which has become a CITY! with TALLLLL
buildings way over the heights originally allowed in the town, it may be more user-friendly. This is a town area in
Gunbarrel with low buildings, NOT tali structures as in downtown Boulder! !!!!!111111!!!!1111
This will most likely fall on deaf ears in regard to the almighty dollar, but having voiced these same opinions to the late
Mr. O'Connell who stood on our back deck and observed in person our concern, I must now transfer these same concerns
to the new project.
We live in this area for a reason and it is NOT for more STUFFFFFFFFFF, noise and tall structures.
I am not sure we will be able to attend this meeting, however, we will try. We just wanted you to know our opinion.
Thank you,
Suzi and Brad Hendrix
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Agenda Item 5A Page 66 of 68
Guiler, Karl
From: rwrites@comcast.net
Sent: Friday, January 14, 2011 4:36 PM
To: Guiler, Karl
Subject: Gunpark development
Follow Up Flag: Follow up
Flag Status: Flagged
Dear Mr. Guiler,
We are responding to your e-mail as owners of the office building at 6658 Gunpark Drive.
We are pleased that the property opposite our building is being developed. It has been an
eyesore for many years and any suitable development would be an improvement. The site plan
we saw accomplishes that need.
However, as we pointed out to the late Terry O'Connor some years earlier, many people in the
area, both the residential and commercial, are concerned that four story buildings are
inconsistent with the Gunbarrel area's characteristics. Furthermore, they will impact on our
tenants' view of the mountains; a key asset in their choice of our building. At a time when
commercial real estate is encountering high vacancy problems, such an impediment might
have a serious financial impact.
Another concern, albeit a minor one, is that the address - 6685 Gunpark - maybe confused
with 6658 in terms of mail, resulting in delivery errors. Hopefully, an appropriate name for the
project will be chosen.
We look forward to this significant neighborhood improvement and trust that our concerns will
be given due consideration in future planning.
Sincerely,
Rudy and Sarah Wright
i
Agenda Item 5A Page 67 of 68
Guiler, Karl
From: Sandra Brown [sandyjae@comcast.net]
Sent: Tuesday, February 08, 2011 12:25 PM
To: Guiler, Karl
Cc: McLaughlin, Elaine
Subject: Gunbarrel Town Center
Follow Up Flag: Follow up
Flag Status: Flagged
Karl,
My name is Sandy Brown, and I am a friend (and former colleague) of Elaine McLaughlin. She forwarded the
Gunbarrel Town Center package to me (site plan, two perspective sketches and visioning/image collection). As
a resident of this part of Boulder, please know how pleased I am to see the project move closer to fruition!
She mentioned that the project was in the Concept Review stage, and that you were accepting comments. I have
just one comment: the plan notes a'future vehicular connection' from Lookout Road onto Main Street. This
seems vague and non-commital. Will the Planning Board insist on this connection once the project is close to
build-out, or is it a desire on the part of the developer, if adjacent landowners concur? Regardless of conditions,
this connection is extremely important because it's the only portion of the Town Center development that
'touches' Lookout Road. It would be a shame if this project was so internalized that it was never seen from
Lookout, which is a hugely important conduit in Gunbarrel. I would love to see this connection area enhanced,
with a view into the project, and I would like to see the architecture and the landscape at this key area to be
prominently featured.
Sincerely yours,
Sandy Brown
Sandra ,Brawn, ASLA
Sandra ,Brown, Planning & Landscape Architecture
5330 Pinehurst Court, Boulder, CO 84301
343.618.9262 sandviaeAcomcast.net
1
Agenda Item 5A Page 68 of 68