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2 - Planning Board - Draft Minutes - 4/7/2011 CITY OF BOULDER PLANNING BOARD ACTION MINUTES April 7, 2011 1777 Broadway, Council Chambers A permanent set of these minutes and a tape recording (maintained for a period of seven years) are retained in Central Records (telephone: 303-441-3043). Minutes and streaming audio are also available on the web at: http:/hv«<«,.bouldercolorado..ov/ PLANNING BOARD MEMBERS PRESENT: Aaron Brockett Bill Holicky Willa Johnson, Chair Tim Plass Danica Powell Andrew Shoemaker Mary Young STAFF PRESENT: David Gehr, Assistant City Attorney Susan Richstone, Comprehensive Planning Manager Charles Ferro, Land Use Review Manager Elaine McLaughlin, Senior Planner Karl Guiler, Planner a, Jessica Vaughn, Planner Debbie Fox, Administrative Specialist III 1. CALL TO ORDER Chair, W. Johnson, declared a quorum at 6:04 p.m. and the following business was conducted. 2. OATH OF OFFICE A. Brockett read the oath of office for the record. 2. APPROVAL OF MINUTES On a motion by T. Plass, seconded by D. Powell, the Planning Board approved 5-0-2 (B. Holicky and A. Brockett abstained), the February 17 Planning Board minutes. On a motion by A. Shoemaker, seconded by M. Young, the Planning Board approved 6-0-1 (A. Brockett abstained), the March 10 Planning Board minutes, as amended. On a motion by T. Plass, seconded by A. Shoemaker, the Planning Board approved 6-0- 1 (A. Brockett abstained), the March 17 Planning Board minutes, as amended. 3. PUBLIC PARTICIPATION 4. DISCUSSION OF DISPOSITIONS, PLANNING BOARD CALL-UPS A. Wetland Permit, LUR2011-00005, Culvert replacement at Dry Creek Ditch and Valmont Rd. 3 1 B. 855 Juniper Avenue; Site Review, LLTR2011-00009: Request to allow an accessory structure to exceed the 20-foot height limit for accessory structures by roughly three feet pursuant to section 9-2-14(b)(E), "Height Modifications," B.R.C. 1981. C. 1701 Redwood Avenue, Land Use Review, LtTR2010-00066, Minor subdivision review to allow for the replat of three existing lots and a vacated portion of right-of- way into two new lots through the transfer of 15,111 square feet to Lot 3 of the Impossible Subdivision from Lot 2 of the Moore's Subdivision and the adjacent vacated 30' of Riverside Ave. D. 1558 Cress Court, Site Review, LUR2011-00007: Approval of Site Review application for a covered porch addition and the resulting height modification of six inches on an existing residence, due to a change in the low point used for calculation of building height on the property. The board did not call up these items. 5. PUBLIC HEARING ITEMS A. Public hearing and consideration of a request to allow an accessory structure at 855 Juniper Avenue (#LUR2011-00009) to exceed the 20-foot height limit for accessory structures by roughly three feet pursuant to section 9-2-14(b)(E), "Height Modifications," B.R.C. 1981. This item was approved by the Department of Community Development and Sustainabilty on March 1, 2011 and was appealed by a neighbor on March 14, 2011. Applicant/Owner: Christopher Foreman and Laura McCain-Foreman Staff Presentation K. Guiler presented the item to the board. Applicant Presentation L. Eggers responded to questions on behalf of the applicant, but no presentations were made to the board. Public Hearing 1. Joan Nagel, 711 Iris Ave, Boulder - spoke in opposition to the project due to the fact this will set a precedence for the community. 2. John Gerstle, 920 Jasmine Cir. -spoke in opposition since it is an encroachment because of the house size. Board Discussion A. Shoemaker addressed the fact that the change is necessary to allow some diversity since the city has a height allowance that causes a lot of flat roofs. The concern seems to be precedence only, yet the immediate neighbors support it, he will be in support of the project, as well. T. Plass has concerns, as he thinks there are other ways to add interest to the building without adding height. He is concerned this will set precedence incrementally within the code. A. Brockett was not concerned since the immediate neighbors are not concerned. 4 2 B. Holicky is split on this issue. He agreed with T. Plass, but also more driven by the fact that the immediate neighbors are concerned. M. Young reminded everyone this is an accessory building and the primary structure does have architectural interest. She is concerned that code is straightforward about what can and can't be done. W. Johnson found that the project meets criteria, the immediate neighbor is not concerned, and while there may be other solutions, it is an elegant solution for the energy savings, and since the project is not a public realm issue, she can support the change. D. Powell is also split on this issue. She likes the design, Lisa Eggers spoke on behalf of the applicant responded that the applicant loves the cupola based upon a previous design. On a motion by A. Shoemaker, seconded by W. Johnson, the Planning Board approved (5-2) the application #LUR2011-00009 based on the findings provided within this memorandum. M. Young and T. Plass did not support it because it could be met by another form of design. B. Public hearing to consider Concept Plan, LUR2011-00013, for the proposed residential redevelopment of 1.4 acres located at 955 Broadway and 1715 Aurora Ave. zoned Residential High Density Five (RH-5). The proposal includes two, three-story, 35 foot tall buildings with 38 attached residential units, a fraternity use and a 24% parking reduction. Applicant: Mike Boyers Property Owner: Colorado Acacia Fraternity House (955 Broadway) Beta Kappa Association (1715 Aurora) Staff Presentation J. Vaughn presented the item to the board. Applicant Presentation Mike Boyes, partner in the LLC, presented the item to the board. Public Hearing 1. Steve Kobe, 738 14th Street - Spoke in support and highlighted the fact that this will be the nearest site to the new bus stop and underpass and designing in accommodation to the density. Board Discussion Fraternity Use The board is in favor of the project due to the investment into the neighborhood and is confident that staff will figure out the code to support this project. Two board members commented that they liked the innovative solution that has been proposed. 5 3 Parking Reduction There was a general level of comfort with amount of parking reduction. Concern was expressed about a parking reduction precedence being set, so the board would like to see a study to show that reducing parking is consistent with other fraternity houses and to see how it relates to other projects in the zone district. Building Design: Podium Parking There was a lot of concern about the exposed podium, as well as concern that the project is closing off the street and doesn't interact with the rest of the area. One suggestions was to create more interaction between public and private spaces by possibly have the units on 17th have entrances or to have a mid-block connection. Building Design: Quality of Open Space There was consensus that there needs to be a mid-block connection. This would give the building a lively space in the courtyards and create that mid-block connection. Building Design: Streetscape The board agreed that there needs to be attention paid to the Broadway connection and the level of pedestrian activity on all four sides of the block. They would like to create more permeability with the street and the west area, as it would help bring the residents to the street. There was concern about the icy factor on the north side of the building and questions as to why the fraternity room was in the back building, as opposed to a store front location. It was also felt the alley could be used as more of a pedestrian corridor. Safety The board would like to see the buildings support safety in the street as well as within the building courtyards. Architecture There is a lot of support by the board members to break up the buildings and make a clear distinction between the two buildings, so they don't bleed into one another. Some expressed interest in the front building taking material cues off the CU architecture, although others did not. Opaque balconies were suggested to give privacy and shelter from the street. And all the board agreed that there needs to be more attention given to corner of 17th and Broadway. 6. DISCUSSION ITEM A. Chautauqua Strategic Plan S. Richstone introduced the topic. Josh Taxman, President of Chautauqua Association and Susan Connelly, Executive Director presented the item to the board. Board Discussion T. Plass agrees with staff's recommendation of Option 1 for a master plan to bring together the pieces into a coherent vision. 6 4 A. Shoemaker stated it important to address the intersection of all the interests, regulations and comments. He encourages council to streamline the process, as it could be problematic to go in front of a variety of boards with conflicting needs. He recommended a committee that reflects the variety of interests. B. Holicky agrees. He found no concerns with the majority of the projects were presented. He supports the master plan, but concerned about staff time and therefore making it impossible for Chautauqua to get the project started. He recommends a hybrid approach that prioritizes that allows Chautauqua to identify the projects that are more pressing and can be completed within the regular regulatory process. M. Young agrees that most aren't controversial, but the new buildings will need to be brought to the community for comment. A. Brockett noted that the new building is the interface of all the interests and therefore be the project that will bring in that brings everyone together. T. Plass agreed. A. Shoemaker added that the new building will be the item that also brings in the most money and therefore the most interest. W. Johnson agrees with moving along items like the undergrounding, while also moving the project along with a Master Plan process for the other, more public items like the new building. In summary, the board agreed supports a lighter version of the master planning, the process should be streamlined and the projects should be prioritized to ones that can move forward without a master plan in place and then have a more narrowly structured master plan that has a shorter horizon, while including process improvements. B. CU Master Plan Update S. Richstone provided a brief update on the project. 7. MATTERS FROM THE PLANNING BOARD, PLANNING DIRECTOR, AND CITY ATTORNEY A. Greenways Advisory Committee: Greenways Master Plan Update B. Greenways Advisory Committee: 2012-2017 Greenways Capital Improvement Program C. 2011 Retreat Agenda D. Ex Parte: The board discussed with the Asst. City Attorney about Add Quasi-Judicial on the agenda. E. Comp Plan Update - W. Johnson provided an update on the CC meeting. F. DDAB Joint Meeting - The board and staff discussed the upcoming meeting. G. Affordable Housing - B. Holicky provided an update on the task force. 8. DEBRIEF/AGENDA CHECK 9. ADJOURNMENT The Planning Board adjourned the meeting at 10:26 p.m. APPROVED BY 7 5 Board Chair DATE s 6