Meeting Packet - Planning - 10/20/2011
CITY OF BOULDER
PIX*P~ PLANNING BOARD MEETING AGENDA
DATE: October 20, 2011
TIME: 6 p.m.
PLACE: Council Chambers, 1777 Broadway
1. CALL TO ORDER
2. APPROVAL OF MINUTES
3. PUBLIC PARTICIPATION
4. DISCUSSION OF DISPOSITIONS, PLANNING BOARD CALL-UPS/CONTINUATIONS
A. Subdivision of the property located at 1685 38th Street, TEC2011-00004. 1685 38th Street
5. PUBLIC HEARING ITEMS
A. Site Review and Preliminary Plat for RTD bus rapid transit station, 78 permanently affordable
housing units, 390 space parking structure, a 140 room hotel and renovation and repurposing of
historic depot building, along with associated plaza space and public arts display.
Applicant / Owner: Scott Pedersen/Regional Transportation District (RTD) and City of
Boulder
B. Public hearing and recommendation to City Council on proposed amendments to Title 9, "Land
Use Code", B.R.C. 1981, regarding use standards and for breweries, brewpubs, distilleries and
wineries.
6. NIATTERS FROM THE PLANNING BOARD, PLANNING DIRECTOR, AND CITY
ATTORNEY
7. DEBRIEF MEETING/CALENDAR CHECK
8. ADJOURNMENT
For more information call (303) 441-1880. Board packets are available after 4 p.m. Friday prior to meeting, online at www.bouldercolorado.gov, at the Boulder
Public Main Library's Reference Desk, or at the Planning and Development Services office reception area, located at 1739 Broadway, third floor.
1
CITY OF BOULDER PLANNING BOARD
MEETING GUIDELINES
CALL TO ORDER
The Board must have a quorum (four members present) before the meeting can be called to order.
AGENDA
The Board may rearrange the order of the Agenda or delete items for good cause. The Board may not add items requiring public notice.
PUBLIC PARTICIPATION
The public is welcome to address the Board (3 minutes* maximum per speaker) during the Public Participation portion of the meeting regarding any item not
scheduled for a public hearing. The only items scheduled for a public hearing are those listed under the category PUBLIC HEARING ITEMS on the
Agenda. Any exhibits introduced into the record at this time must be provided in quantities of ten (10) to the Board Secretary for distribution to the Board
and admission into the record.
DISCUSSION AND STUDY SESSION ITEMS
Discussion and study session items do not require motions of approval or reconmiendation.
PUBLIC HEARING ITEMS
A Public Hearing item requires a motion and a vote. The general format for hearing of an action item is as follows:
1. Presentations
a. Staff presentation (5 minutes maximum*)
b. Applicant presentation (15 minute maximum*). Any exhibits introduced into the record at this time must be provided in
quantities of ten (10) to the Board Secretary for distribution to the Board and admission into the record.
c. Planning Board questioning of staff or applicant for information only.
2. Public Hearing
Each speaker will be allowed an oral presentation (3 rnninnutes maximum*). All speakers wishing to pool their time must be present, and
time allotted will be determined by the Chair. No pooled time presentation will be pennitted to exceed ten minutes total.
• Time remaining is presented by a Green blinking light that means one minute remains, a Yellow light means 30 seconds remain,
and a Red light and beep means time has expired.
• Speakers should introduce themselves, giving name and address. If officially representing a group, homeowners' association, etc.,
please state that for the record as well.
• Speakers are requested not to repeat items addressed by previous speakers other than to express points of agreement or
disagreement. Refrain from reading long documents, and summarize continents wherever possible. Long documents may be submitted
and will become a part of the official record.
• Speakers should address the Land Use Regulation criteria and, if possible, reference the rules that the Board uses to decide a case.
• Any exhibits introduced into the record at the hearing must be provided in quantities of ten (10) to the Secretary for distribution
to the Board and admission into the record.
• Citizens can send a letter to the Planning staff at 1739 Broadway, Boulder, CO 80302, two weeks before the Planning Board meeting,
to be included in the Board packet. Correspondence received after this time will be distributed at the Board meeting.
3. Board Action
a. Board motion. Motions may take any number of forms. With regard to a specific development proposal, the motion generally is to
either approve the project (with or without conditions), to deny it, or to continue the matter to a date certain (generally in order to
obtain additional information).
b. Board discussion. This is undertaken entirely by members of the Board. The applicant, members of the public or city staff
participate only if called upon by the Chair.
c. Board action (the vote). All affirmative vote of at least four members of the Board is required to pass a motion approving any
action. If the vote taken results in either a tie, a vote of three to two, or a vote of three to one in favor of approval, the applicant shall
be automatically allowed a rehearing upon requesting the same in writing within seven days.
MATTERS FROM THE PLANNING BOARD, DIRECTOR, AND CITY ATTORNEY
Any Planning Board member, the Planning Director, or the City Attorney may introduce before the Board matters which are not included in the formal
agenda.
ADJOURNMENT
The Board's goal is that regular meetings adjourn by 10:30 p.m. and that study sessions adjourn by 10:00 p.m. Agenda items will not be commenced after
10:00 p.m. except by majority vote of Board members present.
*The Chan may lengthen or shorten the time allotted as appropriate. If the allotted time is exceeded, the Chair may request that the speaker conclude his or her connuents.
2
MEMORANDUM
To: Planning Board
FROM: Jessica Vaughn, Planner I
DATE: October 13, 2011
SUBJECT: Call Up Item: 1685 38th Street
SUBDIVISION of the property located at 1685 38th Street
(#TEC2011-00004) is being replated to merge two lots into one:
the 0.267 acre parcel of the Peloton located on the east side of
Exposition Drive (Peloton construction staging area) will be
merged into Lot 1 Eastpark (Redstones). The lot will maintain its
split zoning as Residential High-3 and Industrial General. This
approval is subject to call-up on or before October 27, 2011.
Attached is the disposition of the approval for a Subdivision request to merge two lots
into one: the 0.267 acre parcel of the Peloton located on the east side of Exposition Drive
(Peloton construction staging area) will be merged into Lot 1 Eastpark (Redstones)
(Attachment A, October 13, 2011 Notice of Disposition). Please refer to Attachment B,
Eastpark II Replat.4 Preliminary Plat, and Attachment C, Eastpark II Replat A Final
Plat, for a site map reference.
Background and Existiniz Conditions:
Currently, the Lot 1, Eastpark II Subdivision, which in its entirety is known as the
Redstones Development. A Site Review, Rezoning, Land Use Designation Change
resquests were submited in 2008, for the Redstones Development and was comprised of
multi-family residential attached units, including 26 townhouses, and 216 one and two
level condominiums on an approximately 10 acre site; and to change the zoning from
Industrial General to Residential High-5. The application was not pursued given the
development constraints on the site, including floodplain; and the inability for staff to
support a request for a land use designation change for increased density outside of a
formal area planning process as stipulated in the Boulder Valley Comprehensive Plan
(BVCP) policy 2.26. Today, the site remains zoned Industrial General (IG).
The 0.267 acre parcel, located east of Exposition Drive was originally included as part of
the Peloton Development and was utilized as the construction staging area for the
development. Completed in 2004, a Site Review, Use Review and Rezoning approval
were all granted for a residential project for 354 dwelling units, including a 12,000 square
foot Community Center and 23,830 square feet Neighborhood Center use to include
office, retail and restaurant uses. The site is zoned Residential High-3.
3
Proposal:
The applicant is proposing to merge the 0.267 acre parcel of land that originally belonged
to the Peloton subdivision to be utilized as a construction staging area, located east of
Exposition Drive, with the existing Lot 1 (1.11 acres) of Eastpark II Subdivision known
as the Redstones, resulting in one large lot, Lot IA, 1.38 acres.
Conclusion:
Staff finds that this application meets the criteria for final plat set forth in section 9-12-8,
"Final Plat," B.R.C. 1981 and the lot standard criteria set forth in subsection 9-12-
12(a)(1), "Standards for Lots," B.R.C. 1981.
This proposal was approved by Planning and Development Services staff on October 13,
2011 and the decision may be called up before Planning Board on or before October 27,
2011. There is one Planning Board meetings within the 14-day call up period on
October 20, 2011. Questions about the projector decision should be directed to Jessica
Vaughn at (303) 441-4161 or vaughnjk),,bouldercolorado.gov.
Exhibits:
Attachment A: October 13, 2011 Notice of Disposition
Attachment B: Eastpark II Replat A Preliminary Plat
Attachment C: Eastpark II Replat A Final Plat
4
CITY OF BOULDER
Planning and Development Services
1739 Broadway, Third Floor • P.O. Box 791, Boulder, CO 80306-0791
phone 303-441-1880 • fax 303-441-3241 • web boulderplandevelop.net
CITY OF BOULDER PLANNING DEPARTMENT
NOTICE OF DISPOSITION
You are hereby advised that the following action was taken by the Planning Department based on the standards and
criteria of the Land Use Regulations as set forth in Chapter 9-12, B.R.C. 1981, as applied to the proposed development.
DECISION: APPROVED with condition
PROJECT NAME: Eastpark 11 Replat A
DESCRIPTION: FINAL PLAT to create one lot from a portion of Lot 1, Eastpark (a 0.267 acre parcel on
the east side of Exposition Dr, owned by Peloton) and Lot 1, Block 1, Eastpark II (owned
by Redstones)
LOCATION: 168538 th Street
COOR: N03W03
LEGAL DESCRIPTION: See Exhibit A
APPLICANT: Redstones Land, LLC
OWNER: Cityview Peloton, 390 L.P. and Redstones Land, LLC
APPLICATION: TEC2011-00004 (Subdivision/Final Plat)
ZONING: Residential High-3 (RH-3) and Industrial General (IG)
CASE MANAGER: Jessica Vaughn
THIS IS NOT A SITE SPECIFIC DEVELOPMENT PLAN APPROVAL AND NO VESTED PROPERTY RIGHT IS
CREATED BY THIS APPROVAL.
Approved On: October 13, 2011
Date
By:
TviDd D , Executive Director of Community Planning and Sustainability
This decision may be appealed to the Planning Board by filing an appeal letter with the Planning Department within two
weeks of the decision date. If no such appeal is filed, the decision shall be deemed final fourteen days after the date
above mentioned.
Appeal to Planning Board expires: October 27, 2011
CONDITIONS OF APPROVAL
1. The subdivision is approved subject to the terms of the Subdivision Agreement.
Address. 1685 38th Street
5
EXHIBIT A
Legal Description
The portion of Lot 1 of "Eastpark" (Plat recorded 04/04/1971 in Plan File P-4, F-3, #29-39) lying
east of Exposition Drive (deeded to City of Boulder by Deed recorded 09/24/1991) at Reception
No. 1131623;
along with:
Lot 1, Block 1 of "Eastpark II" (Plat recorded 03/22/1977 in Plan File P-5, F-4, #37) excepting
therefrom that portion deeded to City of Boulder by Deed recorded 09/24/1991 at Reception No.
1131627 for Exposition Drive.
r
t
P:ILANDLINK\AITACHED\201107\TEC20110.000\4\REC DOC.DOC
6.
6
r
C AND LOT BLOCK 1, EASTPARK 11
1 TO WNSHIP ~ NOR TH, RANGE 70 WEST Of
• •f f BDULDBR, STA TE OF COLORADO
ACRES
III ~ PEARL PARKWAY ~ ~ 3 '
e ~ I
1 3 i i~
I ~ I '
i 1 3 EASTPARK !t
EASTPARK 6a ) 88.6a~
"LOT 3 REMNANT LOT 9 BLOCK 1 : g8• ZONED IG g' tP ,29, (p.
y ;ZONED IG y-((Q),2 U o V 0 250 500 000 ~ nE LEGAL DESCRIPTION:
j ~~1 THE PORTION OF LOT 1 OF "EASTPARK" (PLAT RECORDED 04/04/1974 IN PLAN
eu 61 , 3" 1 inch = 500 ft. RL~NGTON N ~ N FILE P-4 F-3 #29-39) LYING EAST OF EXPOSITION
DRIVE (DEEDED TO CITY OF
ORTHE RN RR BOULDER BY DEED RECORDED 09/24/1991 AT RECEPTION N0. 1131623);
S89776'f0"E 1 ' 3 ~ 20.46 ALONG WITH:
~ % (P: 112.55' LESS 25.00' ROW. 87 ' wAL , i .55) '~(P; 33.64)= NUl SI' - - -
~ 1 j
REE? a ~ ~.s.a ~~.4. •M 5'(~ 8~11,~NG) LOT 1, BLOCK 1 OF "EASTPARK II" (PLAT RECORDED 03/22/1977 IN PLAN FILE
95 3S 5.~6 P-5 F-4 #37) EXCEPTING THEREFROM THAT PORTION DEEDED TO CITY OF ~6 $ BOULDER BY DEED RECORDED 09/24/1991 AT RECEPTION
N0. 1131627 FOR
- - s~ (C~~tE~ EXPOSITION DRIVE;
~ ~ S? LOCATED IN THE SOUTHEAST QUARTER OF SECTION 29, TOWNSHIP 1 NORTH,
s? ASPHALT 3 S PARKIN G RANGE 70 WEST OF THE 6TH P.M., CITY OF BOULDER, COUNTY 4F BOULDER,
~S 5 ~ I 3 STATE OF COLORADO, CONTAINING 1.38 ACRES, MORE OR LESS.
T O ; N N
w O N 1'7" ~ y ~ I N~
EASTPARK 11
M FISHER DR. e y ~ I D' ~ ~ , EASTPARK ll o~ LOT 2 BLOCK 1
s , v~ I _ _ _ LOT 1 BLOCK 1 cn ZONED I G
PR ,~3~; , zoNED rG w / 5 5 f i K P ~ 9 6 ~1
~ ~ ~ n
a B~ 4 ~ c+ ~ 1 % , O 5 3 N y i/ / ~ ' '
M ARNOLD DR. a ~ / M ~ LOT 1 A, BLOCK 1 EASTPARK 1! REPLA T A 'o NOTES• .AT A
` ' 1) NOTICE: ACCORDING TO COLORADO LAW, YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON
EASTPARK SUB~I41510N 2 ~i 1.38 Acres z i EES ~ ~ ~ ~ ~ % / v ~ ANY DEFECT IN
THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN
tNgSR ~ ~ a" DoT , 3a G~~~~ ~ ~ ~ NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN
THIS SURVEY BE COMMENCED MORE THAN
~ N ! N ; o~~ , ! ~ TEN YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON. 0
o~`;~ L=225.03 . ~ ~ i ~ ~ ~ 2) THE PURPOSE OF THIS REPEAT IS TO CREATE ONE LOT FROM LOT 1, BLOCK 1 OF
EASTPARK II
e, R=390.00 AND THE PORTION OF LOT 1, EASTPARK WHICH LIES EAST OF EXPOSITION DRIVE.
ARAPAHaEAVENUE d=333'36" , 4 3) BEARINGS ARE BASED ON THE SOUTHERLY LINE OF LOTS 1-5, BLOCK 1, EASTPARK II (ALSO
CN=N1079'02" N ~ Y ' / /T~ , ~ r i! BEING THE NORTHERLY RIGHT OF WAY LINE OF 38TH STREET),
BEARING 867'17'00"W BETWEEN THE
1.9 ' ' 22 2 'l ~ a r , ANGLE POINT WEST OF THE SOUTHEASTERLY CORNER OF LOT 1 AND THE SOUTHERLY
POINT OF 1 CURVATURE OF LOT 5, BOTH BEING REBAR AT BACK OF WALK.
~ / a° ~'E : 1 PORTION OF MARINE STREET
' I LOT 7, EASTPARK " a 4) NO RIGHTS OF WAY OR EASEMENTS ARE CREATED BY THIS REPEAT.
' D ~ / N ZONED RH-3~ f 1 5) TOPOGRAPHIC INFORMATION BASED ON AERIAL PHOTOGRAPHY COLLECTED 08/11/2006.
~ /
`i ij'~~ 6) CONTOURS ARE AT 1 FOOT INTERVALS
~ 7) BENCHMARK: CITY OF BOULDER BENCHMARK "V-438", BEING A NGS BRASS CAP ON THE EAST
m x 1 .~1 'f ~i'S 1 END OF THE NORTHERLY HEADWALL OF THE BRIDGE FOR ARAPHAHOE ROAD OVER BOULDER CREEK.
j i, CITY OF BOULDER DATUM: 5250.30'
v ;
~ ~ s N's `l , ~ , a - ' ~ szso 8) LOT 1A OUTSIDE OF HATCHED AREA IS ZONED IG (INDUSTRIAL-GENERAL).
HATCHED AREA IS
E1 ;i, ~ ~ ,'a' ZONED RH-3 (RESIDENTIAL HIGH-3). ZONING OF ADJACENT LOTS ARE NOTED ON DRAWING.
4 , 4 ~'4"f 9) PROPERTY IS LOCATED IN SPECIAL FLOOD HAZARD AREA ZONE AE (INUNDATED BY 100-YEAR
~ ~ ~ 9s s Sanifar Sewer Manhole y~ \ °a ROCK ~ ~ FLOOD, BASE FLOOD ELEVATIONS DETERMINED)
ACCORDING TO FLOOD INSURANCE RATE MAP NUMBER swn~E ~'2, 08013C0415 F WITH AN EFFECTIVE DATE OF JUNE 2, 1995. SAID FIRM SHOWS A BASE FLOOD
O y ~ ~
# Li ht ole / a 9 P e• N82' ' / s 5 ELEVATION INDEX LINE OF 5252' (NGVD 29) CROSSING
THROUGH MIDDLE OF PROPERTY AND THE 32004 w;~,~„~~"V'~6s) BOULDER CREEK FLOOD HAZARD AREA DELINEATION STUDY PREPARED BY MULLER ENGINEERING
~ , ~ Fire Hydrae f a ; ~ / SG1 ~1(p'• 56isj'~ / F~ OD NNFORMATION EDS SUBJECT T08CHANGEA FLOW
RATE OF 1,500 C.F.S. ACROSS PROPERTY. ALL
~ ~ ° POND
N Water Valve ~ \ ° ,o" E / t /t j~ 10) UTILITY LOCATIONS BASED ON FIELD LOCATES BY UNDERGROUND CONSULTING
SOLUTIONS
~ Telephone Pedesfa! ~ ~9 s ~ S ' r / MARKED 08/25/2006, CITY UTILITY DRAWINGS AND INFORMATION ON
PRIOR SURVEYS.
P: Platted Distance s `'p ~ ~ 11) CITY UTILITY DRAWING DOES NOT SHOW SANITARY SERVICE LOCATIONS,
e. sa - sa so L-115 L=115.66 J 12) NOT ALL TELECOMMUNICATION LINES ARE SHOWN DUE
TO INABILITY TO REFERENCE LINES SHOWN
-w-w- Water Line , ass ` sa ~ _ L=79.57 ~ ~ R-24! ~ R=246.24' % ON UTILITY
PROVIDED PLANS AND EXISTING CONDITIONS, THERE ARE NUMEROUS LINES CONTAINED
- ~ - ~ - Sanifar Sewer Line ~ 's ~ t d=26': y R=175.00 / ~ d=26'54'43" 5~
IN THE RIGHTS OF WAY OF EXPOSITION DRIVE AND 38TH STREET.
" ~ , CH=S; - ST - ST - Storm Sewer Line d=26b3 03 ~ ~~s \ / CH=853'49'37"W ~'(I~
13) TREE SYMBOLS DO NOT REPRESENT CROWN SIZE, ONLY TO SHOW APPROXIMATE LOCATIONS OF
_ " 11 114.60 ~ TRUNKS,
~s CH-N40~225 ~ ~q ~,4 Gas Line 78.88' ~ \ s
- r - ~ - Tele hone Line r ~ ~ ~ P ~ s c 1'4"
q R ~ , f - - PORTION OF s / \ =30. j
E E - Electric Line r L 22 LOT 7, EASTPARK - ~ ~ R-20.00 ~ ~ / / APPROVAL:
Index Contour (TNE PELOTON CONDOMINIUMS) / c"s ~ d=86'33'48" E EASTPARK fl!
Interval Contour ZONED RN-3 ~ CH=S83'39'10"W + / LOT 7 BLOCK 2
27.42 i ZONED BC-1
,D" Decidious Tree ~ , s % _ i
with Trunk diameter ' DIRECTOR OF PLANNING
~qS ~~q^ Evergreen Tree i ~
with trunk diameter ~
°',~`i onion o Lot ' ~'%i zoned RH-3 ~~i/, I 0 15 30 60
1 inch = 30 ft.
EASTPARK 1/ REPLA T A
PRELIMINARY PLAT
BOULDER, COLORADO
VERT. N/A
SCALE R N/A0' HURST & ASSOCIATES, INC. VE
DESIGN/APPR. CONSULTING ENGINEERS
REV: 10/08/10 RE DRAWN BY BO 1350 Pine Street, Suite 1 1/03/10
REV: 03/01/11 DATE 03/15/11 Boulder, Colorado 80302 (303)449-9105 REV: 03/15/11 [FILE G: 23941 EASTPARK 11 RPA EASTPARK 11 RPA PRELIM
PLAT SHEET 1 OF 1
7
PEARL PARKWAY
I ATI N'
KNOW ALL MEN BY THESE PRESENTS THAT THE UNDERSIGNED, BEING THE OWNERS OF THAT REAL
PROPERTY SITUATED IN THE CITY OF BOULDER, AND BEING LOCATED IN THE SOUTHEAST QUARTER OF SECTION 29, TOWNSHIP 1 NORTH, RANGE 70 WEST OF THE 6TH P.M.,
CITY OF BOULDER,
COUNTY OF BOULDER, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
THE PORTION OF LOT 1 OF "EASTPARK" (PLAT RECORDED 04/04/19741N PLAN FILE P-4 F-3 #29-39) LYING EAST OF EXPOSITION DRIVE (DEEDED TO CITY OF BOULDER
BY DEED RECORDED 0 250 500 1000
09/24/1991 AT RECEPTION N0. 1131623);
ALONG WITH: 1 inch = 500 ft.
I EASTPARK AND BURLINGTpN NORTHERN RR
LOT 1, BLOCK 1 OF "EASTPARK II° (PLAT RECORDED 03/22/1977 IN PLAN FILE P-5 F-4 #37)
EXCEPTING THEREFROM THAT PORTION DEEDED TO CITY OF BOULDER BY DEED RECORDED 09/24/1991 AT RECEPTION N0. 1131627 FOR EXPOSITION DRIVE;
S TPARK ll w~NUrSrRE~r
HAVE CAUSED SAID PROPERTY TO BE LAID OUT, SURVEYED, SUBDIVIDED AND PLATTED UNDER THE NAME OF "EASTPARK II REPEAT A", A SUBDIVISION IN THE CITY OF
BOULDER, COUNTY OF
BOULDER, STATE OF COLORADO, OF SECTION 29, TO WIV SHIP 1
FOR THE APPROVAL OF "EASTPARK II REPEAT A" AND THE DEDICATIONS AND CONDITIONS WHICH APPLY THERETO THIS DAY OF 20___.
1 `f CITY OF BOULDER, COUIU T Y OF
OWNER: REDSTONES, LAND, LLC, A DELAWARE LIMITED LIABILITY COMPANY T
f COL ORA D 0 ~
BY: BCAB REDSTONES, LLC, A DELAWARE LIMITED LIABILITY COMPANY ITS: MANAGING MEMBER x N
ACRES FISHER DR. s 9~~
BY: BC REDSTONES, LLC, A DELAWARE LIMITED LIABILITY COMPANY ` ITS: MANAGING MEMBER w s ~ s s v~
~ ~PS.~pPR ti 5
BY: MCDONALD LIVING TRUST DATED 1/11/2000 1 N 5 3 9 4 O
ITS: MANAGING MEMBER ~ ARNOLD DR. a m
EASTPARK SUBOIV1510N 2 /
LOT 1 ',a~~ G~~~~
BY:
NAME: DOUGLAS J. McDONALD TITLE: TRUSTEE SITS' OoJ~a~;..
EASTPARK EASTPARK It ACKNOWLEDGMENT LOT 9 BLOCK 1 LOT 3 REMNANT $ ARAPAHOE AVENUE
STATE OF ZONED IG ZONED !G aa,6 8 68) CORNER NOT MONUMENTED, ~T~
) SS ~ (P.
29 COUNTY OF 8 2g, (P; S ~ FALLS INSIDE BUILDING / MARINE5TREET
p"E THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF . 1'p
20___, BY DOUGLAS J. McDONALD, T ~ ~6
I 1 S89~6'f0"E 120.46' 2 3
WITNESS MY HAND AND OFFICIAL SEAL. / (P: 112.55' LESS 25,00' ROW.• 87.55) ~-(P: 33,64'' ~ ~ NOTES; VICINITY MAP
P: 121.19' / MY COMMISSION EXPIRES: 1) NOTICE: ACCORDING TO COLORADO LAW, YOU MUST COMMENCE ANY LEGAL ACTION BASED
UPON
NOTE: P=PLATTED DISTANCE ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED
UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN
(SEAL) TEN YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON.
NOTARY PUBLIC 2) THE PURPOSE OF THIS REPLATIS TO CREATE ONE LOT FROM LOT 1, BLOCK 1 OF EASTPARK II AND THE PORTION OF LOT 1, EASTPARK,
WHICH LIES EAST OF EXPOSITION DRIVE.
N 3) BEARINGS ARE BASED ON THE SOUTHERLY LINE OF LOTS 1-5, BLOCK 1, EASTPARK II (ALSO
N BEING THE NORTHERLY RIGHT OF WAY LINE OF 38TH STREET), BEARING S67'17'00"W BETWEEN THE ~ ANGLE POINT WEST OF THE SOUTHEASTERLY
CORNER OF LOT 1 AND THE SOUTHERLY POINT OF
v: CURVATURE OF LOT 5, BOTH BEING REBAR AT BACK OF WALK. o EASTPARK !1
BY: ~ NAME: HILARY B. McDONALD ~ ~ LOT 2 BLOCK 1 4) NO RIGHTS OF WAY OR EASEMENTS ARE CREATED BY THIS
REPEAT.
TITLE: TRUSTEE 1
ACKNOWLEDGMENT N ZONED 1G 5) PROPERTY IS LOCATED IN SPECIAL FLOOD HAZARD AREA ZONE AE (INUNDATED BY 100-YEAR ~ FLOOD, BASE
FLOOD ELEVATIONS DETERMINED) ACCORDING TO FLOOD INSURANCE RATE MAP NUMBER
'p 0801300415 F WITH AN EFFECTIVE DATE OF JUNE 2, 1995. SAID FIRM SHOWS A BASE FLOOD
STATE OF ELEVATION INDEX LINE OF 5252' (NGUD 29) CROSSING THROUGH MIDDLE OF PROPERTY AND THE
SS COUNTY OF LOT lA, BLOCK 1, EASTPARK 11 REPL r. BOULDER CREEK FLOOD HAZARD AREA DELINEATION STUDY PREPARED
BY MULLER ENGINEERING
'K U REPLA T A ~ COMPANY, INC., DATED JANUARY 1983 HAS A FLOW RATE OF 1,500 C.F.S. ACROSS PROPERTY. ALL N FLOOD INFORMATION 15 SUBJECT
TO CHANGE.
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF 1.38 Acres 20___, BY HILARY B. McDONALD. , 0 .0
6) THE FOLLOWING DOCUMENTS WERE USED IN THE PREPARATION OF THIS PLAT:
L=225.03 -EASTPARK PLAT RECORDED 04/04/1974 IN PLAN FILE P-4 F-3 #29-39
R=390.00' WITNESS MY HAND AND OFFICIAL SEAL. 4=33b3'36" -EASTPARK II PLAT RECORDED 03/22/1977 IN PLAN FILE P-5 F-4 #37
-"ALTA/AGSM LAND TITLE SURVEY OF LOTS 1-9, BLOCK ONE, EASTPARK II" BY DREXEL BARRELL,
MY COMMISSION EXPIRES: CN=N1079'02" PORTION OF LOT 1, EASTPARK LOT 7, BLOCK )T 7, BLOCK 7 INC., JOB NO.
4646-14G DATED 06/03/1999 -"TOPOGRAPHIC SURVEY OF LOT 2 AND A PORTION OF LOT 1, EASTPARK" BY DREXEL, BARRELL &
SEAL 221'92 ZONED RH-3 EASTPARK It ( ) EASTPARK !1 CO., JOB N0. 3118-42R5 DATED 05/24/2005 RECORDED WITH
THE BOULDER COUNTY SURVEYOR AT
ZONED !G ZONED 1G LS-O6-0106 -"ALTA/AGSM LAND TITLE SURVEY LOTS 1-9, BLOCK 1, EASTPARK II" BY HURST
& ASSOCIATES,
FOUND; INC., DATED 10/24/2006 RECORDED WITH THE BOULDER COUNTY SURVEYOR AT LS-07-0098
NOTARY PUBLIC REBAR W/ ILLEGIBLE ALUMINUM CAP N26'36'31"E, 0.39' FROM 7) LOT LINE LOCATION BASED ON WORK PERFORMED IN ABOVE MENTIONED ALTA/AGSM
LAND TITLE
CALCULATED POINT OF CURVATURE SURVEY BY HURST & ASSOCIATES. THE BOUNDARY FOR BLOCK 1 AS SHOWN ON THE EASTPARK II
OF LOT 5 BLOCK 1 PLAT DOES NOT FORM A MATHEMATICALLY CLOSED FIGURE AND THE BOUNDARY OF BLOCK 1 WA5
OWNER: CITYVIEW PELOTON 390, L.P., A DELAWARE LIMITED PARTNERSHIP \ CALCULATED USING FOUND MONUMENTATION AND THE ABOVE MENTIONED DOCUMENTS.
BY: CITYVIEW PELOTON, LLC, A DELAWARE LIMITED LIABILITY COMPANY, ITS GENERAL PARTNER
00 I SURVEYOR'S CERTIFICATE:
~0 N I, BO BAIZE, A DULY REGISTERED PROFESSIONAL LAND SURVEYOR IN THE
BY:------------------- o NAME: SEAN BURTON Z 0 STATE OF COLORADO, DO HEREBY CERTIFY THAT THIS PLAT
OF WINEGLASS
AS: MANAGING DIRECTOR SURVEY MADE BY ME OR UNDER MY DIRECT SUPERVISION AND HAS BEEN
56 ~2 RANCH SUBDIVISION TRULY AND CORRECTLY REPRESENTS THE RESULTS OF A 06 0 '~0~"~68~) EPR1~16~~G~~P~( 68' ROW PERFORMED IN ACCORDANCE
WITH COLORADO STATE LAW.
ACKNOWLEDGMENT N8?'4,3'OQ"w \ Bp,51 ~Y ~I~~ RIGr+162~.p9
STATE OF 50' ROW g 56~~ (P ~ 56 OF B DF OE 37.00
SS 5o T~~E 56R~9 00 ~ BO BAIZE,
COUNTY OF FOR AND ON BEHALF OF HURST AND ASSOCIATES, INC. UI~IE)• COLORADO PLS N0. 37990
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF
20___, BY SEAN BURTON, AS MANAGING DIRECTOR OF CITYVIEW PELOTON, LLC, A DELAWARE LIMITED LIABILITY COMPANY, GENERAL PARTNER OF CITYVIEW PELOTON
L=1'15 L=115.66' APPROVALS:
390, L.P., A DELAWARE LIMITED PARTNERSHIP. _ , R=24! R=246.24'
L-79.57 PORTION OF R=175.00' d=26': d=26'54'43" C
WITNESS MY HAND AND OFFICIAL SEAL. LOT 1, EASTPARK d=26b3'03" CH=S: CH=S53'49'37"W DIRECTOR OF PLANNING
MY coMMlssloN EXPIRES: (THE PELOTON CONDOMINIUMS) CH=N40b2'25" 11' 114.60 ~ 5
ZONED RH-3 78 88'
(SEAL) 8 7
\ DIRECTOR OF PUBLIC WORKS AND UTILITIES
L=30.22'
NOTARY PUBLIC R=20.00' 100' RoW 100' ROW 0 15 30 60
d=86'33'48"
CH=583'39'1 D"W EASTPARK 11 OWEST CORPORATION
LENDERS CONSENT AND UBORDINATION: LENDER CONSENT AND SUBORDINATION: 2742' LOT 7 BLOCK 2 1 inch = 30 ft.
THE UNDERSIGNED, A BENEFICIARY UNDER A CERTAIN DEED OF TRUST ENCUMBERING THE THE UNDERSIGNED, A BENEFICIARY UNDER A CERTAIN DEED OF TRUST ENCUMBERING
THE ' ZONED BC-7
PROPERTY, HEREBY EXPRESSLY CONSENTS TO AND JOINS IN THE EXECUTION AND RECORDING PROPERTY, HEREBY EXPRESSLY CONSENTS TO AND JOINS IN THE EXECUTION AND
RECORDING OF THIS SUBDIVISION PLAT, DEDICATION AND EASEMENTS SHOWN HEREON AND MAKES THE OF THIS SUBDIVISION PLAT, DEDICATION AND EASEMENTS SHOWN HEREON AND
MAKES THE PUBLIC SERVICE COMPANY OF COLORADO
DEED OF TRUST SUBORDINATE HERETO. THE UNDERSIGNED REPRESENTS THAT HE OR SHE HAS DEED OF TRUST SUBORDINATE HERETO. THE UNDERSIGNED REPRESENTS THAT HE OR
SHE HAS
FULL POWER AND AUTHORITY TO EXECUTE THIS LENDER'S CONSENT AND SUBORDINATION ON FULL POWER AND AUTHORITY TO EXECUTE THIS LENDER'S CONSENT AND SUBORDINATION
ON CITY MANAGER'S CERTIFICATE:
BEHALF OF THE LENDER STATED BELOW. BEHALF OF THE LENDER STATED BELOW. IN WITNESS WHEREOF, THE SAID CITY OF BOULDER HAS CAUSED ITS SEAL TO
WELLS FARGO BANK, NATIONAL ASSOCIATION PCI INVESTORS FUND II LLC, A DELAWARE LIMITED LIABILITY COMPANY BE HEREUNTO AFFIXED BY ITS CITY MANAGER
THIS DAY OF
A.D. 20---•
CLERK AND RECORDER'S CERTIFICATE: ATTEST:
BY:___________________ BY: CORNER MONUMENTATION: AUTHORIZED REPRESENTATIVE AUTHORIZED REPRESENTATIVE
1) FOUND 1.5" ALUMINUM CAP IN CONCRETE LS 23529, S27'19'52 '3529, S27'19~52"W, STATE OF COLORADO )
ACKNOWLEDGMENT ACKNOWLEDGMENT 0.58' FROM CALCULATED CORNER SS
2) FOUND REBAR W/ ILLEGIBLE ALUMINUM COLLAR IN ASPHALT, STATE OF STATE OF S03'14'33"E, 0.44'
FROM CALCULATED CORNER Z IN ASPHALT, COUNTY OF BOULDER) CITY CLERK ON BEHALF OF THE CITY MANAGER DIRECTOR OF FINANCE AND RECORD
) SS ) SS 3) SET NAIL/SHINER IN ASPHALT, LS 37990
COUNTY OF COUNTY OF 4) SET REBAR W/ 1" PLASTIC CAP, LS 37990 I HEREBY CERTIFY THAT THIS INSTRUMENT WAS FILED IN MY OFFICE
AT
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF 5) FOUND
REBAR W/ ILLEGIBLE ALUMINUM COLLAR N27'03'51"E, C CALCULATED CORNER 2 N27'03'51'E, 0.40' O'CLOCK __.M., THIS DAY OF EASTPARK 11 REPLA T
A 20--_, AND IS RECORDED AT RECEPTION
20---, BY AS OF 20---, BY AS OF PCI FROM 6) FOUND CALCULAE W/ ILLEGIBLE ALUMINUM COLLAR N31'22'10"E, 0 ~ N31'22'10"E,
0.40' FINAL PLA T
WELLS FARGO BANK, NATIONAL ASSOCIATION. INVESTORS FUND II LLC, A DELAWARE LIMITED LIABILITY COMPANY. FROM CALCULATED CORNER FEES PAID:
BOULDER, COLORADO
7) FOUND 1" PLASTIC CAP, LS 37990 ? S67'39'29' W, 0.68'
WITNESS MY HAND AND OFFICIAL SEAL. WITNESS MY HAND AND OFFICIAL SEAL. 8) FOUND REBAR W/ ILLEGIBLE ALUMINUM COLLAR S67'39'29"W, I
FROM CALCULATED CORNER
MY COMMISSION EXPIRES: MY COMMISSION EXPIRES: 9) FOUND 1.5" ALUMINUM CAP IN CONCRETE LS 23529, S28'16'3C '.3529, 528'16'30"W,
0.67' FROM CALCULATED CORNER (SEAL) (SEAL) SCALEVER.1"=30' HURST & ASSOCIATES, INC.
CLERK AND RECORDER DEPUTY oRG: 10/13/10 DESIGN/APPR. CONSULTING ENGINEERS REV: 03/01/11 DRAWN BY BO 1350 Pine Street, Suite 1
REV: 03/15/11
NOTARY PUBLIC NOTARY PUBLIC REV: 03/21/11 Boulder, Colorado 80302 (303)449-9105 DATE D4~D4~1 REV: 04/04/11 FILE G: 23941 EASTPARK
11 RPA EASTPARK 11 RPA FINAL PLATSHEET 1 OF 1
8
CITY OF BOULDER
PLANNING BOARD AGENDA ITEM
MEETING DATE: October 20, 2011
AGENDA TITLE:
Site Review, Use Review, and Preliminary Plat for a Regional Transportation District (RTD) bus rapid
transit (BRT) station, 71 permanently affordable housing units, 390 space parking structure, a 140 room
hotel, along with the renovation and repurposing of the historic depot building, and provision of plaza
space with public art displays.
Applicant/ Owner: Scott Pedersen/Regional Transportation District and City of Boulder
REQUESTING DEPARTMENT:
Community Planning and Sustainability_:
David Driskell, Executive Director
Charles Ferro, Land Use Review Manager
Elaine McLaughlin, Senior Planner
Sam Assefa, Senior Urban Designer
OBJECTIVE:
1. Hear applicant and staff presentations
2. Hold public hearing
3. Planning Board decision on Site Review and Preliminary Plat applications.
Proposal: Site Review, Use Review, and Preliminary Plat for a Regional Transportation District
(RTD) bus rapid transit station, 71 permanently affordable housing units, 390 space
parking structure, a 140 room hotel and renovation and repurposing of the historic depot
building, with associated plaza space and public art displays. The plan is the result of a
competitive bid process procured by RTD in partnership with the City of Boulder.
Project Name: Depot Square at Boulder Junction
Location: 3151 Pearl Street
Zoning: Mixed Use - 4 (MU-4)
Comprehensive Plan: Mixed Use 2
EXECUTIVE SUMMARY
The Planning Board is asked to consider Site and Use Review applications for development of a 3.28 acre site located
in Boulder Junction. Based on an evaluation of the proposed project with the Site and Use Review criteria of the Land
Use Code Section 9-2, B.R.C., 1981 and the goals and guidelines of the Transit Village Area Plan (TVAP), staff is
recommending approval of the applications. A public hearing on the Concept Plan for the proposed project was held by
Planning Board on April 21, 2011 and was reviewed by the Boulder Design Advisory Board (BDAB) on
May 11, 2011. Since that time, the applicant has refined the project plans based on the comments received from staff,
the public, BDAB and Planning Board.
9
BACKGROUND
Both the Concept Plan of April 2011 and the Site Plan currently under consideration are the result of the RFP (request
for proposal) award to Pedersen Development for the RTD bus rapid transit facility and mixed use center at the heart of
Boulder Junction. The inception of this project was a product of the Transit Village Area Plan (TVAP) and the long term
goal for a transit anchor near the Boulder Valley Regional Center. To that end, the property was jointly purchased by
the City and the Regional Transportation District (RTD) in Sept. 2004. In 2006, RTD applied for, and received, a grant
from the Denver Regional Council of Governments (DRCOG). The grant was to partner with the city to master plan an
11-acre area for a transit facility that would support the goals of TVAP for multi-modal transportation; affordable
housing-, along with development that would be environmentally and economically sustainable.
In 2008, a Concept Plan for the site was presented to the city for an RTD park-n-ride bus facility with a surface parking
lot and bus turn around. That plan raised significant concerns from staff, Planning Board and City Council with the
perception that the plan fell short of the vision of TVAP and the city's desire for a new pedestrian oriented, mixed use
center for the site. Subsequently, RTD, in cooperation with the city, initiated the RFP (request for proposals) process
that was necessary to meet the DRCOG time line, but which opened the potential for a more creative design solution.
The resulting plan is a mix of uses that includes the below grade RTD bus facility, the rehabilitation and repurposing of
the historic depot into an active use, 71 apartments, and a 140-room boutique hotel. With the buildings planned to be
built to the street and the creation of a significant public space linking the various uses, the Site Plan meets the intent
and goals of the Transit Village Area Plan (NAP), as well as many of the comments provided from Concept Plan
reviews from Planning Board and City Council.
Existing Site Character. The project site is located within the 160-acre Boulder Junction area, centrally located in the
City of Boulder. The 3.2 acre site is a flat, vacant parcel bound by the Burlington Northern Santa Fe (BNSF) railroad line
on the east, the future alignment of Junction Place on the west, and Goose Creek on the north. Because of the flat
topography and vacant and underdeveloped lots, there are prominent Flatirons and foothills views from the site. There
is some vegetation along Goose Creek,- otherwise the site is denuded of any significant trees.
Existing Historic Depot Building. The recently relocated historic depot building is shown to be an integral part of the
Concept Plan. The depot was relocated to this permanent location on Oct. 3, 2008 from a site across 30th Street at
Crossroad Commons Shopping Center in the location of the new Barnes and Noble Booksellers building.
Architecturally, the depot is considered a fine example of a Richardsonian-Romanesque style. It was built in 1890 and
served as a railroad passenger station until 1957, and from then until 1973, it was used as a bus terminal and travel
agency. In 1973, under threat of demolition, the Boulder Jaycees purchased the building and moved it to the northwest
corner of 30th and Pearl Streets, at that time the site of the "Pow Wow Grounds" of the Boulder County Fair. After the
building was moved and rehabilitated, it was designated as a local individual landmark in 1979. In 2006, the city
purchased the Depot from the Boulder Jaycees, and in 2008 the depot was relocated to the Transit Village Area
(Boulder Junction). In Figure 1 (left) below, the depot is shown in its original location in downtown Boulder at the corner
of 14th and Canyon streets, and the current location is shown on right. As part of the RFP process, the city requested a
site plan that would more fully integrate the historic depot into the site design.
f
4
t
Fig. 1 Union Pacific Depot Building: In original location at 141h Street (left) and in
10 Recently Relocated Position within the Boulder Junction and the Subject Site (right)
Surrounding Site Context. As shown in Figure 2, directly west of the site is the City of Boulder property, purchased
with affordable housing funds, currently leased to Pollard's Friendly Motor Company auto dealership through 2016.
Further to the west is the Crossroad Commons Shopping Center that includes
both the Barnes and Noble Booksellers and Whole Foods as anchor tenants.
That shopping center is part of the Boulder Valley Regional Center (BVRC) f
I'
that is considered one of the primary commercial, retail and service centers of L_I 7
Boulder. At the center of the BVRC, approximately'/4 to'/2 mile south of the
site is the Twenty Ninth Street Mall along with the Residences at Twenty
Ninth Street, a 238-unit apartment building that recently completed
construction at the corner of 30th and Walnut streets. The city also recently
completed a below grade pedestrian/bike connection along the Boulder - 1
Slough ditch just north of the apartment complex. i*
- k4
~--per-.
_ . r i : rya, ~ ~ ,j • ! .-t+-~-• w..~.' . - - -
.r-
r Project r`
+ - -1 Site
t : T~.
led
earl arkway~%_ _
i
7AW
s_ {
• 1 _ _ _ • 1'
4 ~ x
its
%
Figure 2: Project Site in Surrounding Context
11
Located east of the project site are Burlington Northern railroad tracks and an industrial area that includes warehousing
and offices that will become phase II of Boulder Junction with a mix of residential, live/work, and industrial uses. Goose
Creek, along the northern boundary of the project site, is currently configured with a straight concrete liner and rock
edging. There are plans for future restoration and replanting of the creek corridor, with the intent to increase the
acreage of native tree communities and wetland habitat, restore in-stream aquatic habitat, and improve water quality.
The Junction Place/Goose Creek Bridge that is illustrated over the creek and the city has initiated a design process for
the bridge and multi-use path in this location. Across Goose Creek is the Steelyards development that contains a mix of
residential and office, with ground floor retail/commercial uses fronting onto 30th Street.
Located directly south of the proposed project is a site that has been developed with service industrial uses for a
number of decades including a former auto dealership, and warehousing. That five-acre site is anticipated to break
ground as a 319-unit apartment complex in the first quarter of next year. It is proposed as a four-story development
with some limited first floor retail, interior courtyard spaces, along with recreation facilities serving the tenants.
DESCRIPTION OF THE PROPOSED PROJECT
The 3.28 acre proposed project has the following components:
Below Grade Bus Rapid Transit (BRT) Facility. The below grade RTD BRT facility is accessed by a garage ramp
from Junction Place and provides seven bus bays along with vertical circulation from the bus facility to the plaza, the
parking structure, and the residential units above. AttachmentA describes the full BRT network of RTD.
Corner Hotel. Anchoring the corner of Junction Place and Pearl Parkway is a proposed 140-room boutique hotel, built
to 54-feet. The hotel is placed up to the street to create an urban context and addresses both Pearl Parkway and
Junction Place with entries into the hotel from the corner and along Junction Place. In conjunction with the recently
approved apartment project across Pearl Parkway, the proposed building configurations will frame Pearl Parkway in a
pedestrian oriented fashion and in a manner that was envisioned in TVAP. Conditions for a Use Review have been
prepared to allow a tavern in the hotel with outdoor seating and with a late closing time.
Residential Units. Approximately 80 attached apartments will be provided as 100 percent permanently affordable
rental units and are proposed to wrap the parking structure on the north, south and west. The east side of the building,
adjacent to the rail line, will appear as "daylighted" parking structure. The ground floor units are configured to open up
to, and address, the street along Pearl Parkway in keeping with the approved 3100 Pearl development, across the
street, and consistent with NAP.
Historic Depot. The depot is integrated into the plan on the north end of the site with dedicated parking and at grade
access to the depot from the planned plaza area. In response to a request by the city for interior and site development
improvements to the depot, the applicant intends to invest approximately $1,000,000 to rehabilitate the building and site
for an active commercial use, such as a restaurant or pub, working closely with Historic Boulder and Landmarks Board
to ensure appropriate adaptive reuse of the building. To facilitate easier leasing of the property, conditions for a Use
Review have been prepared to allow a restaurant use with outdoor seating.
Open Plaza. The Site Plan illustrates an open plaza space between the depot and the access to the RTD facility and
apartments. Designed with a series of five south-facing broad steps, the plaza presents various opportunities for public
uses and events. Included in the plaza space will be several pieces of public art, consistent with the vision of TVAP.
Through contributions from RTD and the City of Boulder, a public arts competition was held and a selection committee
made up of RTD, city, artist, neighbor, and developer representatives selected an artist team. Although preliminary
concepts have been put forth by the artist team, refinements to the concept are currently underway and will be
completed as a part of the Technical Document Review process.
Parking Structure. Proposed behind the residential units is a 390-space, four story parking structure, with 100 of the
spaces provided for the Boulder Junction Access District. The structure is wrapped by the residential on three sides
12
facing Pearl, the hotel and the depot, and is planned to be 54-feet in height. The four levels of the structure will be
visible on the east side of the parking structure adjacent to the railroad tracks. In keeping with suggestions at the
Concept Plan review, the access road to the structure and the depot is located just north of the depot removed from the
plaza and the center of the site.
Extension of Junction Place. The proposed project is planned with the extension of Junction Place from Pearl
Parkway to the planned location of the Goose Creek Bridge, just past the historic depot. The proposed Junction Place
curvilinear alignment was determined through the TVAP process and while the alignment has shifted somewhat from
the original property line to the west to accommodate additional railroad setbacks, the roadway is located consistent
with TVAP. Recently, a city-initiated design charrette with a broad coalition of city participants (including urban design,
transportation, planning, parks, historic preservation and housing) along with developer representatives and community
members have been working to develop the street design for a portion of Junction Place from the RTD bus ramp to the
proposed Goose Creek Bridge. The resulting design, anticipated to be finalized by the end of the year, is envisioned as
a "shared street" that will give pedestrians and bicyclists priority while at the same time accommodating vehicular
access. Shared streets (also called shared space, living streets, green streets, woonerfs, etc.) seek to create a common
space to be shared by various travel modes. The most common trait is the lack of curbs and gutters at the edges of the
automobile travel way. The design of the "shared street" portion of Junction place will incorporate some these
characteristics, but will also incorporate similar paver materials as the proposed Depot Square Plaza, thus extending
the plaza and connecting it to the future pocket park to the west as a unified public place that will serve as the heart of
the Boulder Junction area. Preliminary plans for the character of Junction Place are provided in Attachment F.
Goose Creek Bridge. At the April 2011 Concept Plan review discussion with Planning Board, there was consensus
among the board members about the importance of building the bridge over Goose Creek. While bridge construction
wasn't intended to be a part of this application, Planning Board emphasized that the function of the site along with
previous projects that had contributed pro-rata shares to the bridge should be the catalyst for the bridge's
implementation. Therefore, as a separate city-funded project, preliminary design for the bridge over Goose Creek has
been initiated with multiple departments and input from developers and members of the public. The design and
implementation of the bridge is intended to coincide with the ultimate construction implementation on the site. Funding
for the bridge construction is part of a ballot measure for the city's Capital Improvement Strategy (CIS). Depending on
the outcome of that vote, the project will be funded through that measure or additional funding allocations will need to
be passed by City Council.
Pearl Parkway. The proposed project, along with the 3100 Pearl development, prompted discussions by Planning
Board and staff about the need for on-street parking in the area and the character of the streetscape for Pearl Parkway
as a "threshold" into Boulder Junction. As a result, and as part of the redevelopment of Boulder Junction, the city
established a planning process for Pearl Parkway.
Over the last year, City staff has been developing several design options for Pearl Parkway between 30th Street and the
railroad tracks. These improvements are intended to integrate the multi-modal function of Pearl Parkway with the high-
density mixed-use development proposed for Boulder Junction. At a design workshop on Oct. 20, 2010, staff along with
representatives from the city's Transportation Advisory Board (TAB), Planning Board, Boulder Design Advisory Board
(BDAB), Community Cycles, and developers for both the proposed project and 3100 Pearl, discussed and explored
options for Pearl Parkway. These design options included enhancement of the cross section identified on the TVAP
plan as well as design options for a new "multi-way" boulevard. Based on input from workshop participants, and
subsequent research by staff, four design alternatives were developed (see Attachment E). The four alternatives were
found to have no fatal flows from an operational and safety perspective. Using evaluation criteria as described in a
recent memo to TAB (see Attachment E) that take into consideration function, safety, cost and "place-making", staff
ranked Alt 1 followed by Alt 3 as the most appropriate design options.
13
At a June 29, 2011 meeting with directors of Public Works, Transportation and Planning as well as representatives from
Housing and Parks, a consensus decision was made to move forward with a multi-way boulevard option for further
analysis and public review. Staff is in the process of developing design refinements for a multi-way boulevard, including a
"shared" street option that would accommodate all travel modes. The preliminary concepts for these refinements are
included in the cross sections identified in Attachment E. These preliminary concepts will be further evaluated and
developed through a public process, including a workshop scheduled on Oct. 19 facilitated by MIG, Inc., a planning firm
headquartered in Berkeley, CA that specializes in planning, designing and sustaining environments in support of human
development. Workshop attendees will learn about and discuss potential design treatments to activate the shared street
and public plaza at Junction Place and Pearl parkway. Specific topics will include accessibility, traffic speed and event
programming of the area. Members of our local accessibility, walking and cycling organizations, City Council and the
Planning, Transportation and Parks and Recreation advisory Boards, CU Boulder, RTD as well as handful of local experts
are invited to join us. The workshop is funded as part of a national project focused on the use of streets as public space.
The designs for Junction Place and Pearl Parkway will also be further discussed at the following scheduled public
process:
Pearl Parkway - Multi-way boulevard public process
Monday, October 17th - TAB briefing
Wednesday, October 19th - M I G workshop
Thursday, October 201h - Planning Board
Tuesday, October 25th - Open House / 2nd Stakeholder meeting
Monday, November 14th - TAB Public Hearing on TVAP connections plan changes
Thursday, November 171h - Planning Board Hearing on NAP connections plan changes
December - City Council Hearing on TVAP connections plan changes
As the planned configuration moves forward in charette and workshops, staff prepared an illustrative exhibit to envision
the character of the corner of Pearl Parkway and Junction Place. With the project plans for the 3100 Pearl Apartments
across Pearl Parkway refined and within the Technical Document review stage, the plans from the Site Review for the
proposed project were superimposed together with an image from the proposed project to help envision the ultimate
character of this intersection. Figure 3 below provides this illustrative montage.
7I r ~ s~~ 4
4..iE _ r +r
Figure 3: Montage of Pearl Parkway and Junction Place
Proposed Project (on left) superimposed with an image of a boulevard and 3100 Pearl (on right)
Figure 4 provides an illustration of the proposed Site Plan at the apex of Junction Place and Pearl Parkway. Figures 6a
and 6b are illustrative drawings of key perspectives within the development as provided by the applicant. The complete
submittal package from the applicant is provided in Attachment F.
14
i J~ II COLOR LEGEND
PAY STATIONS & I
9,1965E
GATES
TRASH _ RISER f~ ~Rv 111755E Ers ;s
ENCLOSURE - - - 1
Res vi17 -UniohabifoSle
❑ , T..
a,B75sT W
P.-0.
I TRAS V.6-1 i uv,x - 1,290 SF
TYP.I ~Rc~of .970SF -
r k -~f PARKING GARAGE PAY STATIONS &GATES .2,1033F
TYR.
M 1,94-4 SF
76'•0' 96'-0" n 93.0" 61'-0'
C r . 2,902 5F
I I _ 1% SLOPE •y 2.S7. SLOPE
c T -
191-0" 76'-0" -5,634SF
u
ELEC
ti P 7 I- ' .
I ~I
_ 1YP. c c
1 t. _ CARc c Ij
m CHI N cI .I I _
STATIONS C c
II I 1 2RR ¢ ° Vc0 I - I I~
i ~X c I' ( II i! dfo ,
1 \ I m. UP
~I a .
1~ 4 ax LOPE}aNeflAN'ER E
II
I w. I
"DEPOT" - 0 2BR
- r'
RE.ICEMIAI ~ ~ -
pm LIGHT COURT I. pQ
IBR ' 2BR SL o~
II • , 9 _n I ~ I o
-1 P, . a
REF , ARE ~ I l a ill
P II
- 4A W
SID T1
i l 2RR SIR 1BR 1BR 1BR 1BR _t 1BR 2BR II _,CL li
IGNTYPE A
TEPPED,
~ I
~ S
.~QW STONE HANTE9 BOULDER i
'I I - ~i I . v. - (0 Ip
\1~~ / I RETAIL I I ~~~CCC I', r
V I" I i
L
O Lk
~'1 II i
,
I I I
Y~ ~!1 W
jl -
0
E i POOL Ri
~ I
! 6~ , g d POOL TERRACE HOTEL
u - MEETINGSPACE
r
g ALYMINNTRATION
- d AND SERVICE
-
1 r I 5
HOTEL
% MEETING SPACE u"1A
I t -6 CORNER BAR =1 Z
IGBBY CORNERB,A, TERRA,~F g
d
f\,~ -
Figure 4: Proposed Site Plan r Junction Place
- N
15
' Figure 5a (above):
' - Elevation perspective looking
northwest from Pearl Parkway
~ r
1!~
Figure 5b (below).
-
ra r
lie
Birds Eye Perspective looking
. r. I southeast
• I,r., I~ ~ 9111 1 r.l' ri ~ ' ,,~,~.n,.~P _Jti,
1
IL fi Lill
'V'. p t r 11,7,. p
t y+Y~} ~ ''rl ' •i, ~ ~ 1 ~ ~ II' ~ ~i/I_I!~+ •7JL~'{~n i~A~ _~~y r, f -t,'„~^
fill
~i 'iti ~ t - ~ q„ ,.r'•v~ ..rffii y~! r..;. C,,._lr. . [ .
O
,'+j!',ct ~1 'Vi i n, r:a - i. .~r/,y / IIC` -a+, y:.. S = NY ~tI
'In, .y t t y,~•t - 1U' WI I f t. }j}~~ 1 ..Ir ~t`) ~
~~3 r t~ r~ f 1w}~y, ) I,~1•}~~a ~r~~~_'} INV
• , f. ,.r i , 1 ~r i 5.iv •7 Y ~i'f 9 . ~s r t: J~, r I
411
1 M/)rw~(4~Fi~w^ti4~ ~S 7✓ lr yti i
'g
~,lt r J, r "t tin~W, tt~t x i ti y~ ~Y w t,
t 1 w t rF r + r ~ lr} ti yr- . ~ ...r
tao n r:1,:~1. '~<•s+, w~ ~ y. !~~:,rn: ;yY: ~-~::~~rw~i.as. v -;'J, "t
16
KEY ISSUE #1: Is the proposed project consistent with the Transit Village Area Plan, MU-4 Zoning, and the
Site and Use Review Criteria?
TVAP. With an overarching goal toward creating a new neighborhood and destination within the city, the goals of the
Transit Village Area Plan and guidelines seek to create a lively and engaging place with a diversity of uses that
attracts and engages a broad spectrum of the community. The project plans are substantially consistent with the
vision of TVAP. A consistency analysis with the TVAP guidelines is provided in Attachment D.
Access Districts. Consistent with NAP, the applicant has joined the Boulder Junction Access District (BJAD) for
parking and Transportation Demand Management. In order to realize the goals of the TVAP plan to reduce single
occupant vehicles and promote transit and other alternative modes of transportation, two general improvement taxing
districts were established - Boulder Junction Access District (BJAD)- Parking, and Boulder Junction Access District -
Travel Demand Management (TDM). Based on the successful downtown parking district, the Boulder Junction
Access Districts, in conjunction with zoning regulations for parking maximums, provide the mechanism for district
wide travel demand management programs (Eco Passes, and car and bike share) and shared, paid and unbundled
parking. The districts are designed to work together to create the tools for a transit oriented development (TOD). The
Depot Square Development parcels are within both districts. The developer is working with the Parking District to
include an additional 100 parking spaces for the district as well as strategies to maximize the optimum utilization of
the parking for the other users - RTD, the housing and the hotel.
Zoning. The proposed project is consistent with the MU-4 zoning. The MU-4 zone district has a maximum 2.0 FAR,
and the proposed project equates to 1.99 FAR. The MU-4 zoning district was recently adopted by the city to
implement the goals and vision of TVAP. As defined in Section 9-5-2, B.R.C. 1981, the intent of the MU-4 zoning
district is defined as,
"Mixed Use residential areas generally intended for residential uses with limited neighborhood serving retail and office uses.
It is anticipated that development will occur in a pedestrian-oriented pattern, with buildings built up to the street; retail and
office uses permitted on the first floor; and where complementary uses may be allowed."
Both the transit facility park-n-ride as well as the hotel are allowed uses within the MU-4. The planned use of the
depot as a restaurant or tavern, and the proposed corner tavern use in the hotel (both with outdoor seating within 500
feet of a residential use) require Use Review under MU-4. The Use Review analysis is provided in Attachment C.
One of the criteria of the MU-4 zoning is that the floor area for non-residential uses may not exceed 75 percent of the
total floor area, per land use code section 9-8-2(e), B.R.C. 1981 with the following requirements which the proposed
project meets:
A. The parcel is located within one hundred feet of a major arterial on the transportation master plan or rail road
tracks.
B. The nonresidential floor area of the building provides a buffer to residential uses that are located away from a
major arterial or railroad tracks-
C. The base floor area ratio in table 8-2 shall not be exceeded.
Consistent with this code provision, the proposed floor area for non residential uses on the site equates to 0.74 ( or
74 percent) of the total floor area. Table 1 is a summary of the floor area percentages- Note that the below grade
bus facility is not counted in the floor area ratio, per the definition of floor area in section 9-16, B.R.C. 1981.
17
Table 1
Summary of Floor Area (Residential and Non-Residential
Building Floor Area Percent of Total Floor Area
Parking Structure 121,621 sf 43%
Hotel 86,079 sf 30%
Depot 2,902 sf 1 %
Below Grade Bus Facility n/a n/a
Total Non Residential 210,602 sf 74%
Residential 75,060 sf 26%
Total Floor Area 285,662 sf 100%
Site Review. Through the Site Review criteria of section 9-2-14, B.R.C_ 1981 the city requires a higher quality of
design and development. Staff evaluated the project under the criteria and the analysis is found in Attachment C.
From the analysis, staff finds the application to substantially meet the site review criteria.
Use Review. With the goal of reusing the depot for an active focal point, potentially as a restaurant or a tavern, and
with the project plans illustrating a corner tavern in the hotel, a separate Use Review analysis was prepared for each
planned use, also in Attachment C.
KEY ISSUE #2: Are the proposed heights over the by-right height of 38-feet and building sizes over the
by-right size of 15,000 square feet acceptable in this context?
The planned height of the hotel is 54'-10"; the height of the parking structure/residential building is proposed to be
53'-11" and the by-right height standard for MU-4 zoning is 38-feet. As noted in the Concept Plan review, and as
anticipated by the city in TVAP, heights up to four stories and 55-feet are appropriate for this site- Similarly, within
the NAP, the maximum building sizes were
anticipated in a by-right condition to be 15,000 Mixed Use -2- 1.5 - 2.0 Floor Area'
square feet. With the proposed buildings ranging
in size from 86,000 square feet for the hotel and
J_
approximately 196,000 square feet for the "
residential wrapped parking structure, the sizes of
the building clearly exceed the by-right standard.
However, as shown in Fig. 6 from page 17 of.'"` k.
TVAP, three- to four-story mixed use buildings
with structured parking are anticipated. With care Three- to four-story mixed-use buildings. Predominant use may be
taken by the applicant to ensure an attractive business or residential. Mostly structured or first-floor parking; may
streetscape and public realm, as well as have some surface parking.
interesting and varied building styles, the Figure 6: Excerpt from TVAP page 17
character of the area will be enhanced by the
overall development proposed.
18
KEY ISSUE #3: Does the proposed project address comments from Concept Plan review?
At the April 21, 2011 Concept Plan review hearing, Planning Board overall applauded the efforts of the applicant team
and RTD for the extraordinary efforts to reconfigure and energize the Concept Plan from the earlier iteration of a
surface bus turnaround and park-n-ride facility. A link to the Concept Plan review minutes is provided herein
http:llwww.bouldercolorado.gov/index.php?option=com_content&task=view&id=14270&Itemid=469.
ALM
~ ry ~ f laic cvi~e
a ? _ "1 am 1
1~ 4
Fig. 7 Comparison of original Concept Plan (left) and Current Proposal (right) at the important
Intersection of Pearl Parkway and Junction Place
Plaza Space. Among the issues discussed by Planning Board was that while the design of the plaza space was
acknowledged as very good, it could be improved by minimizing or removing vehicular movement through the space
and maximizing pedestrian accessibility. At the time of the Concept Plan review, the plans illustrated driveway
access into the garage between the depot building and the bus ramp. At the hearing, one solution that was
suggested by the board was to route the access to the north of the Depot building to keep the internal plaza space
from being bifurcated by the access road- Subsequent to that hearing, staff met with the applicant and engineering
on-site and determined that the access north of the depot was feasible. This significantly changed the character of the
internal plaza space such that no vehicular access would occur that would disrupt the pedestrian quality of the space.
Integration of the Depot. At the hearing, the - - - ,
board noted the importance of honoring the
historic depot and felt that it shouldn't stand out i a ~'INN
incongruously, but rather blend in well with the - j all surroundings. It was suggested that the plaza ^ y x
be designed in a way that could relate positively ~t -
to the depot and make the depot more of a;'
centerpiece. With the access road moved to r f=
the north of the depot as recommended, the r 4 ~T+
plaza space was integrated around the depot. z -
Among the constraints and opportunities of the _
existing site is that the depot finished grade is
several feet above existing grade. This was to ' - _
maximize grading opportunities, and
accommodate the desire articulated by the city Fig. 8:
that there be usable space in a basement for Illustration of Depot Integration into Site
the depot building. The set finished floor
19
elevation of the depot in relation to the depth of the bus box created a grade transition. The applicant's solution to the
challenge was to provide several broad seating steps integrated as part of the plaza space to the depot. It is noted
that these steps facing southwest would establish a variety of spaces for the plaza: space for sunny seating areas
that complement the flat surface areas for gathering.
Below Grade Bus Facility. While there was acknowledgment to the applicant and support from the Board to move
the utilitarian function of the bus facility below grade, there were some concerns articulated about ensuring that the
space not become oppressive and dark. The applicant responded by providing more daylighted windows into the
space and proposing brightly colored accents and graphics. The images below, taken from the applicant's submittal
superimpose "light arrows" to illustrate where sources of natural light that would come into the below-grade facility.
_ - -
UM
■ , S+ .
oil N .
Fig. 9: Renderings of interior of below grade parking area with natural light sources
KEY ISSUE #3: Is the proposed architecture of the north wall of the hotel acceptable in the context of
the Depot, Junction Place, and future Pocket Park?
A third Key issue was identified by staff toward the end of the review process. In the initial Site Review Plan
and as part of the Concept Plan the applicant had proposed an unusual approach to covering the north side of
the hotel building: a vinyl screen that was imprinted with large photo imagery of plants. In comments to the
applicant, staff indicated concern that the vinyl screen wouldn't provide a long term, viable design solution. In
response, and in the final set of plans, the applicant has shown the north side of the hotel building to instead
be tinted glass curtain walls. With a more "corporate office" appearance, staff remains concerned that this final
approach may not be a long term solution and is recommending that the final design for the north side of the
hotel building remain an opportunity area, and not a final solution, that can be resolved at Technical
Document Review for architecture. While staff finds the "green wall" proposed on the corner of the hotel (with
plantings such as Virginia Creeper vine) to be attractive and acceptable, both the vinyl photo screen wall and
the glass curtain wall aren't options that would be successful in creating a character that would showcase the
depot building and context.
Green i
Wall with go Green
Plano Wall with
Blow L~' Yin31 Glass Cartaini Plantings
Screen s° Wall
AIII
j t a
~f
}tom - L ~ k
Figure 10: Hotel Design on North Side of Building - Current Alternatives
2
PUBLIC COMMENT
Required public notice was given in the form of written notification mailed to all property owners within 600 feet of the subject
site and a sign posted on the property for at least 10 days. All notice requirements of Section 9-4-10(g), B.R.C. 1981 have
been met. There were no public comments received on this application.
STAFF FINDINGS AND RECOMMENDATION:
Staff recommends that the Planning Board approve Site and Use Review application LUR2011-00046 and Preliminary Plat
application LUR2011-00045 based on the findings provided within this memorandum and with the following conditions of
approval.
Conditions of Site Review Approval:
1. The Applicant shall be responsible for ensuring that the development shall be in compliance with all
approved plans dated Oct. 10, 2011 on file in the City of Boulder Planning Department, except to the
extent that the development may be modified by the conditions of approval.
2. Prior to a building permit application, the Applicant shall submit a Technical Document Review
application for the following items, subject to the review and approval of the City Manager:
a. Final architectural plans, including materials and colors, to insure compliance with the intent
of this approval and compatibility with the surrounding area. The architectural intent and
quality shown on the elevation plans dated Oct. 10, 2011 is acceptable. Planning staff will
review plans to assure that the architectural intent and quality is implemented throughout the
process.
b. A final site plan which includes detailed floor plans and section drawings.
C. A final utility plan meeting the City of Boulder Design and Construction Standards.
d. A final storm water/drainage report and plan meeting the City of Boulder Design and
Construction Standards, which include information regarding the groundwater conditions
(geotechnical report, soil borings, etc.) on the Property, discharge points for perimeter drainage
systems and methods that will be used to protect the existing wetland areas.
e. Final transportation plans meeting the City of Boulder Design and Construction Standards
and CDOT Access Code Standards, for all transportation improvements. These plans must
include, but are not limited to: Junction Place plan and profile drawings, Junction Place cross-
sectional drawings, signage and striping plans in conformance with Manual on Uniform Traffic
Control Devices (MUTCD) standards, transportation detail drawings, geotechnical soils report,
and pavement analysis. In addition to all other requirements, the Applicant shall provide final
drawings that depict:
i. A multi-way boulevard style access plan as provided by the city, that provides for a
shared pedestrian, bicycle, and vehicular access system along the Pearl Parkway
frontage; or
ii. An access plan that includes on-street parking that is consistent with the street section
requirements for Pearl Parkway that are described in the Transit Village Area Plan.
f. A detailed landscape plan, including size, quantity, and type of plants existing and proposed;
type and quality of non-living landscaping materials; any public art (to address safety and
circulation); any site grading proposed; and any irrigation system proposed, to insure
21
compliance with this approval and the City's landscaping requirements. Removal of trees must
receive prior approval of the Planning Department. Removal of any tree in City right of way
must also receive prior approval of the City Forester.
g. A detailed outdoor lighting plan showing location, size, and intensity of illumination units,
indicating compliance with section 9-9-16, B.R.C.1981.
h. A detailed shadow analysis to insure compliance with the City's solar access requirements of
section 9-9-17, B.R.C.
i. A sign program to insure compliance with the intent of this approval and the requirements of
Section 9-9-21, B.R.C. 1981.
3. Prior to Building Permit application the proposed outdoor seating area, as shown on the approved plans, that
projects into the Lot 1 shall be as a right-of-way lease pursuant to section 8-6-6, B.R.C. 1981.
4. Prior to a building permit application, the Applicant shall submit a Technical Document Review
application for a Final Plat, subject to the review and approval of the City Manager and execute a
subdivision agreement meeting the requirements of chapter 9-12, "Subdivision," B.R.C. 1981 and
which provides for the following:
a. The construction of all public improvements necessary to serve the development.
b. The Applicant shall dedicate to the City all of the necessary right of way, including without
limitation the right of way for Pearl Parkway and Junction Place, and all easements needed for
the property with all transportation and utility services necessary to serve the development
c. The Applicant shall construct the following public improvements, at no cost to the City and may
receive reimbursement, for part or all of the cost of such improvements shown on the approved
preliminary engineering plans of Oct. 10, 2011. Any reimbursement arrangement shall be done
in compliance with Chapter 9-12, "Subdivision," as part of a final plat and subdivision agreement
approval.
i. The public improvements shall include Junction Place (including water, storm sewer,
sanitary sewer and dry utilities) from Pearl Parkway to the north side of the depot/parking
structure access roadway for the full east half of roadway to the ROW limits, and the west
half to the back of curb as shown on the project plans. This cross section north of the bus
ramp is currently being refined. The roadway construction shall be concrete to the north
side of the RTD bus access ramp.
ii. The Applicant shall pay the full cost of the multi-use path connection at the northeast
corner of the Property.
d. The Applicant shall pay its pro rata share of the costs of the bridge that crosses over Goose
Creek (which includes additional supporting path connections) near the northern edge of the
Property. The Applicant's pro rata share estimated at the time of this approval is two percent;
e. The Applicant shall pay its pro-rata share for street lights and signalization at the Pearl
Parkway-Junction Place intersection. The Applicant's pro rata share estimated at the time of
this approval is twenty-five percent; and
22
f. The Applicant will be responsible for providing the City with the value of the public
improvements, including construction and design, associated with the standard cross-section
which the Applicant would have been required to build in the Transit Village Area Plan for Pearl
Parkway, also including accommodation for parking that supports the development. The City
will be responsible for any incremental cost associated with upgrading the public improvements
to a multi-way boulevard style access plan. The Applicant will also be responsible for the
ROW/easement dedication for these improvements.
Conditions of Use Review Approval for a Restaurant with Outdoor Seating within the Depot Building:
1. The Applicant shall be responsible for ensuring that the development shall be in compliance with all
approved plans dated Oct. 10, 2011 on file in the City of Boulder Planning Department, except to the
extent that the development may be modified by the conditions of this approval. Further, the Applicant
shall ensure that the approved use is operated in compliance with the following restrictions:
a. Size of the approved interior use shall be limited to 3,000 square feet.
b. Size of the approved exterior use shall be limited to 1,800 square feet.
C. The approved interior use shall be closed from 2:00 a.m. to 8:00 a.m., seven days per week.
d. The approved patio use shall be closed from 12:00 a.m. to 8:00 a.m. seven days per week.
e. Trash and bottles shall not be removed to outside trash containers between the hours of 10:00
p.m. and 8:00 a.m.
2. The Applicant shall not expand or modify the approved use, except pursuant to subsection 9-2-
15(h), B.R.C. 1981.
Conditions of Use Review Approval for a Restaurant or Tavern with Outdoor Seating within the Hotel:
1. The Applicant shall be responsible for ensuring that the development shall be in compliance with all
approved plans dated Oct. 10, 2011 on file in the City of Boulder Planning Department, except to the
extent that the development may be modified by the conditions of this approval. Further, the Applicant
shall ensure that the approved use is operated in compliance with the following restrictions:
a. Size of the approved interior use shall be limited to 3,000 square feet.
b. Size of the approved exterior use shall be limited to 1,800 square feet.
C. The approved interior use shall be closed from 2:00 a.m. to 8:00 a.m., seven days per week.
d. The approved patio use shall be closed from 12:00 a.m. to 8:00 a.m. seven days per week.
e. Trash and bottles shall not be removed to outside trash containers between the hours of 10:00
p.m. and 8:00 a.m.
2. The Applicant shall not expand or modify the approved use, except pursuant to subsection 9-2-
15(h), B.R.C. 1981.
23
Approved B
D id Ddskell, Ex u i irector
Department of Community Planning and Sustainability
ATTACHMENTS:
A. RTD Background
B. TVAP Background
C. Staff Analysis of Project Consistency with Site and Use Review Criteria
D. Staff Analysis of Project Consistency with TVAP goals and guidelines
E. TAB Memo with Pearl Parkway and Junction Place Design Concepts
F. Applicants written description and project plans
24
ATTACHMENT A:
RTD BACKGROUND
The Regional Transportation District (RTD) is a multi-jurisdictional organization providing public transit opportunities
throughout the greater Denver-Boulder metropolitan area. In 2004, RTD was awarded a $7.8 million federal grant to
partner with the City of Boulder to both plan a transit oriented development on the subject property and to design and
construct a new RTD bus transit facility with a park-n-ride. With joint ownership of the subject parcels, the property is
subject to an Inter-Governmental Agreement (IGA) approved by the Boulder City Council and RTD. The project site is
independent of FasTracks rail but is still noted as a part of the Northwest Corridor of RTD for bus rapid transit as well as
future rail. Fig.A-1 illustrates the RTD Northwest Corridor for bus rapid transit and future rail. The proposed project
provides for regional connectivity to the Denver Metro area and Longmont, as well as a transfer point for regional travelers
to other bus routes within the city of Boulder as well as a new, transit oriented development within the currently
underutilized infill site.
~o
- 1 st & Terry
lank @
Diagonal Highway J
Erie ~ - -
Boulder 30th/Pearl LafayeHe
Junction
Boulder isNilfe
North Metro
LoUlsvllle Corridor
US 36 EIRT a
Corri d o r
Flatiron/46th St.
U5 36 &
Church Ranch
71 st Aye/
Lowell
Gold line s ; East
Corridor
''"M~Uiifslir:
?nd Ara
INt3eu? ;i c;ye Union Station
Golden r;rnA.e Vrc,;: -
?,Yh Ave
0 - - Rapid Transit
Commuter Rail
West -
Corridor - - Southeast Corridor
Southwest Corridor park-n-Ride
•
Station without
parking
Figure A-1 Planned RTD Northwest Corridor for 0
Bus Rapid Transit and Future Rail Q
N
25 Not to Scale
ATTACHMENT B:
TVAP BACKGROUND
Transit Village Area Plan (TVAP). Adopted in 2007, TVAP envisions the redevelopment of the 160 acres for which the
subject site is centrally located. The area plan bridges the gap between broad community goals established by the BVCP
and the vision and guidelines for the area recently renamed Boulder Junction. As such, the area plan outlines the desired
future development of Boulder Junction - the character and scale, the land uses, the location of streets, paths, parking,
public spaces and facilities. The plan also has a Transportation Demand Management (TDM) program which combines
land use considerations along with transportation requirements as a key consideration. It also outlines how the desired
future would be achieved through the TVAP Implementation Plan. As described in the area plan, Boulder Junction is
envisioned to be,
"A vibrant, sustainable center in Boulder. Designed in partnership with the community, the Transit Village Area
Plan will be a catalyst for a 25-year revitalization and redevelopment with a new transit center, new
neighborhoods, improved business and industrial districts, transportation improvements, and public spaces."
As defined by TVAP, the overall area in which the project site is located is defined as the "Pearl Street Center District"that
will "become a high-intensity mixture of housing and retail, capitalizing on its central location and the future regional bus
facility." Within Attachment B the entire 160-acre illustrative of TVAP is provided.
TVAP Land Use. The land use for the site as defined in TVAP is Transit Village Mixed Use- 2 (TVMU-2), "where it is
anticipated that three- to four-story mixed use buildings would predominate along with business or residential uses.
Mostly structured or first floor parking is anticipated along with surface parking.
Zoning. The city recently rezoned the site and much of the surrounding area of Boulder Junction from Industrial to Mixed
Use - 4 (MU-4), to implement the TVAP land use plan. Under the recent rezoning, MU-4 is considered a flexible mixed
use zone that allows housing, neighborhood-serving retail uses, and other nonresidential uses. With regard to the MU-4
zoning are the following considerations:
• The proposed RTD bus facility component of the plan is permitted under the MU-4 zoning as a by-right use under
the use categories of "essential municipal and public utility services" and "governmental facilities";
• The attached residential that is proposed is also permitted by-right;
• The non-residential hotel that is permitted to be a maximum of 0.75 FAR (floor area ratio).
• The maximum that can be built on the site is a 2.0 FAR, and the floor area included in above ground parking
structure counts toward the maximum FAR, but the below grade bus facility does not.
The Transit Village Area Plan is intended to guide development and redevelopment within the 160 acre area referred to
as Boulder Junction. The area plan bridges the gap between broad community goals established by the Boulder Valley
Comprehensive Plan and the area specific goals and guidelines. At the outset of the planning process for NAP, the City
Council and Planning Board adopted the following vision to provide direction for the development of the plan.
The Transit Village area will be.
• A lively and engaging place with a diversity of uses, including employment, retail, arts and entertainment
with housing that serves a diversity of ages, incomes, and ethnicities.
• A place that is not overly planned. With a "charming chaos" that exhibits a variety of building sizes, styles
and densities where note everything looks the same.
26
• A place with both city-wide and neighborhood-scale public spaces
• A place that attracts and
engages a broad spectrum
of the community, not just
people who live and work ToMel9h Mows
here or come to access r ~m?c2m?
the transit in the area. - t+a l m o n l
Corridor Rail F*,A
To East
v P I d Z it Boulder
• A place that emphasizes Y 4Nilderness Emp,aymerrt
and provides for E°" 'tit+aF1 ?~t(-s. ' ` Distdtt
c Place
alternative energy, _ r
sustainability, walking, _
biking and possible car-
free areas, e.g."eco-S6
village
. •#-~--d
~ 7o Valmont
Within TVAP, there are eight Character t
Districts" identified primarily based on future I Olcl Pearl District
land use. For each district, guidelines are Toy Pearl 5tire
p rovided that are intended to promote plan ti Center
x
goals related to urban design, publics Pearl ToE04
spaces, and livability. The proposed project Parkway E ao~r
is located within an area defined as the ~~c` Dntr2r
"Pearl Street Center District." 1--'
Within the Pearl Street Center District of`'e"d
TVAP, the location of the regional bus'vanqINodc - speaalsteel l_l.
1-- IMPOrMMOf-Sum .
facility along with a "high-intensity mixture of PmkNodelCMAcSpxcS connecdms
housing and retail" is anticipated.
Staff evaluated the proposed Fig. B-1: Site Location within TVAP Character Districts
project's consistency with the Pearl Street Center District guidelines as a part of the Site Review process. The findings for
that analysis are found within Attachment D.
Transportation Connections Plan. The TVAP also has an adopted Transportation Connections Plan with that portion
affecting the subject property shown in
Fig. B-1.
The proposed project integrates into the specific roadway, multi-use path and sidewalk types and alignments that were
defined within the TVAP Connections Plan. Junction Place is aligned in essentially the same location and configuration as
is shown on the Connections Plan, Fig. B-2, with planned links to the future multi-use path along Goose Creek also shown
on the Site Plan. In addition, the applicant is illustrating the location of a Bike Share facility within the central plaza space
shown on the Site Plan. The complete connections plans can be referenced at
hftp://www. bou ldercolorado. gov/fil es/P DS/Trans it%20Vi l lage/TVAP %20fi nal %20d raft/con nections_fi na 1. pdf
It is anticipated by RTD that this project will increase transit ridership, expand multi-modal connections and alternative
mode share which all support the Boulder Comprehensive Plan, TVAP Connections Plan and TMP goals of reducing
dependency on single occupant automobile use, congestion and emmission reduction. The recently adopted General
Improvement District (GID) for the district will provide transportation demand management (TDM) programs for residents
and employees of Boulder Junction through tax assessments. Programs and strategies will include bus passes and other
27
programs to encourage transit use. A second adopted GID will provide additional parking services for residents and
employees as the need arises.
I I wo r r
II ~ '
ti II
1 I I ~ t+ I I
l
+ J _
/J I I ~ ~ f J
I ~ J J
II ® II
I I ~ I I
I I ~ ! !
II fJ
I II
I I i I
7
I
I II
II JJ
%
J J
II:.
III „
II
"JO
I 51
I 0
S 5
I O 0
I I I r
_ - r
Irljl~~j' -Y-yv_ I 1~ ~ A
i
Y l1 `I_ Y _
5V
'Alllr 4 ~
5 5 '
I I ~ I I l Existing Street Connections Proposed Street Connections Existing Bike and Ped Connections
Collector Street I Collector Street OMulti Use Path
Local Street O Collector Street - Flexible Alignment* ~On Street Bike Lane
Collector Street - Upgrade Existing Designated Bike Route
Railroad Local Street Sidewalk Connection
Plan Area Boundary Local Street - Flexible Alignment* OPaved Shoulder
Proposed Rail Platform _ Local Street - Upgrade Existing
Alley
0 Alley - Flexible Alignment*
Proposed Bike and Ped Connections Existing BikelPed Crossings Proposed Bike/Ped Crossings
Multi Use Path Enhanced Crossing Traffic Signal
_ Multi Use Path Existing Upgrade Underpass Roadway Bridge
On Street Bike Lane
O On Street Bike Lane - Flexible Alignment* Traffic Signal Enhanced Crossing
Designated Bike Route Bridge
® Designated Bike Route - Flexible Alignment* Underpass
Sidewalk Connection Enhanced Access
® Sidewalk Connection - Flexible Alignment*
28 Fig. B-2 TVAP Connections Plan for the Concept Plan Site
ATTACHMENT C:
CRITERIA FOR REVIEW
No site review application shall be approved unless the approving agency finds that:
(1) Boulder Valley Comprehensive Plan:
~ (A) The proposed site plan is consistent with the purposes and policies of the Boulder Valley Comprehensive Plan.
Inherent within the BVCP are policies related to sustainability. The site plan, as a transit oriented development that provides a key
bus rapid transit facility, surrounded by affordable housing, with a hotel anchor, retail, and the reuse of the historic depot,
embodies the notion of the three interrelated components of community sustainability: economic, social, environmental.
The policies of the BVCP also encourage a compact form of development and promote higher density development along existing
and future multi-modal corridors, in compatible surroundings. Policies within the BVCP also aim to mitigate the increasingly
significant in-commuting trend due to the current jobs-to-housing imbalance by requiring development projects to provide
affordable housing. The development pattern established by the relationship of the transit facility to the proposed (and future)
residential, in concert with the mix of uses including retail and nearby office industrial directly fulfills a number of the BVCP policies.
NAP. The site is located within Boulder Junction which was established through the Transit Village Area Plan (TVAP). The NAP
is intended to be a more focused area plan that provides guidance to implement the goals and policies within the BVCP. Adopted
in the spring of 2007, TVAP envisions the redevelopment of a defined 160 acre area. As noted in TVAP the Transit Village is
envisioned to be,
"A vibrant, sustainable center in Boulder. Designed in partnership with the community, the Transit Village Area Plan will
be a catalyst for a 25-year revitalization and redevelopment with a new transit center, new neighborhoods, improved
business and industrial districts, transportation improvements, and public spaces."
The area within NAP in which the 3.2 site is located, is defined as the "Pearl Street Center District" intended as "a high-intensity
mixture of housing and retail, capitalizing on its central location and the future regional bus facility."
In addition, TVAP defines the land use for the site as "MU-2" or "Mixed Use -2" within which "three- to four-story mixed use
buildings" would occur, and the "predominant use may be business or residential, mostly structured or first-floor parking, may have
some surface parking."
The NAP is one among four adopted area plans within the Comprehensive Plan with the stated purpose of the Transit Village
Area Plan being:
"To describe the city's vision for the future of the 160-acre Transit Village area and guide the long term development of the
area. The area is defined as within walking distance to the future FasTracks transit services - commuter rail, bus rapid
transit, and regional bus services."
The goals adopted as part of NAP are included below, with a description of how the proposed BTV-RTD site meets these goals.
The TVAP also outlines how that desired future will be achieved.
1. Create a well-used and well-loved pedestrian-oriented place of enduring value that serves all of Boulder:
The proposed project provides the regional bus rapid transit facility that will stimulate an important level of intensity that will
bring people to the site. That along with the hotel use, the residential units, the repurposing of the historic depot as a
functional and lively gathering place, along with the proposed plaza space and a strong connection across Junction Place to
a new pocket park and the Goose Creek multi-use path, all will help to fulfill this important TVAP goal.
2. Support diversity through land use and travel options that expand opportunities for employees and residents of
differing incomes, ethnicities, ages and abilities:
29
The proposed project will provide affordable apartment units within this area of the city. This, in turn, provides an important
mix for the market rate apartment units approved and anticipated for construction in the next several years, directly across
Pearl Parkway. This mix will help to meet diverse residential housing needs in a context with transit services that support
residents, adjacent neighbors and employers nearby; as well as, provides accessible public spaces to that lay the
foundation for use by all community members.
3. Enhance economic vitality: Increase economic activity for businesses, increase revenues for the city of Boulder,
reduce transportation costs and expand travel options for residents and employees.
The proposed project provides new residential and a regional bus facility along with a visitor-serving hotel and an active use
for the depot within close proximity to the Twenty Ninth Street shopping and entertainment area, and the recent expansion
of Whole Foods and Barnes and Noble directly across 30th Street. The mix of uses, in close proximity to one another, has
been proven elsewhere in the city to provide the much needed "foot traffic" that will further support economic activity and
reduce transportation costs for the area.
4. Connect to the natural and built environment: Create a place that reflects Boulder's commitment to environmental
sustainability and "green" development is integrated with the natural features in the area and connects to the
larger city fabric.
The proposed project includes connections to the Goose Creek multi-use path, that is planned to be upgraded by the city in
the near future. The project itself also includes a number of "green" features, including use of rooftop photovoltaic panels to
help offset energy use.
5. Maximize the community benefit of the transit investment: Locate homes and employment to maximize access to
local and regional bus service, future commuter rail and bus rapid transit, and to allow for a pedestrian-oriented
lifestyle.
The proposed project provides a well defined regional bus service facility that will serve not only the existing Steelyards
residents and employees, but the nearby high density Two Nine North apartments, the anticipated 3900 Pearl apartments,
as well as the significant number of nearby employees surrounding the site to the east, and south.
6. Create a plan that will adapt to and be resilient for Boulder's long term future. Building in flexibility and allowing for
serendipity and changes in use over time and providing for increased density in targeted locations.
While the site has specific programmed uses that will help to establish the density of people necessary to create a vibrancy
of place, there is an inherent flexibility with the use of the depot, and even the hotel on the site that could adapt to changes
of use over time and well into the future.
Additional consistency analysis is provided in Attachment B.
~ (B) The proposed development shall not exceed the maximum density associated with the Boulder Valley Comprehensive
Plan residential land use designation. Additionally, if the density of existing residential development within a three hundred-foot
area surrounding the site is at or exceeds the density permitted in the Boulder Valley Comprehensive Plan, then the maximum
density permitted on the site shall not exceed the lesser of:
~ (i) The density permitted in the Boulder Valley Comprehensive Plan,
The proposed 1.99 FAR is within the permitted density, as defined in TVAP, of 2.0 FAR.
~ (ii) The maximum number of units that could be placed on the site without waiving or varying any of the requirements of
Chapter 9-8, "Intensity Standards," B.R.C. 1981.
_(C) The proposed development's success in meeting the broad range of BVCP policies considers the economic
feasibility of implementation techniques require to meet other site review criteria.
The applicant is acknowledged by staff for their creative response and thoroughness in establishing a new local center for Boulder
Junction that is grounded in the principals, goals, and guidelines of the Transit Village Area Plan. The proposed project
incorporates transit needs and functions along with contemporary architecture, preservation of the historic depot, and provision of
affordable residential units surrounded by public spaces that will help to establish a memorable place with a goal of maintaining
value over time.
30
(2) Site Design: Projects should preserve and enhance the community's unique sense of place through creative design
that respects historic character, relationship to the natural environment, and its physical setting. Projects should utilize
site design techniques which enhance the quality of the project. In determining whether this Subsection is met, the
approving agency will consider the following factors:
~ (A) Open Space: Open space, including, without limitation, parks, recreation areas, and playgrounds:
A large plaza space that includes an open area, a sculpture garden, and broad seating steps is proposed to be located central to
the site and helps to integrate both the depot and the public park across Junction Place.
J (1) Useable open space is arranged to be accessible and functional;
The proposed project includes interesting and useable open space areas in the form of publicly accessible plaza space central to
the site.
~ (ii) Private open space is provided for each detached residential unit;
There is 60 square feet of private balcony space provided for each unit.
~ (iii) The project provides for the preservation of or mitigation of adverse impacts to natural features, including,
without limitation, healthy long-lived trees, significant plant communities, ground and surface water, wetlands, riparian
areas, drainage areas, and species on the federal Endangered Species List, "Species of Special Concern in Boulder
County" designated by Boulder County, or prairie dogs (Cynomys ludiovicianus) which is a species of local concern, and
their habitat;
There are no known special status species within the project site.
~ (iv) The open space provides a relief to the density, both within the project and from surrounding development;
The proposed plaza space adds to the quality of the overall development as well as this area of Boulder Junction. It not only
provides a space to await bus arrivals, but also provides opportunities for gathering space for farmer's markets or festivals.
~ (v) Open space designed for active recreational purposes is of a size that it will be functionally useable and located in
a safe and convenient proximity to the uses to which it is meant to serve;
There are a variety of open space areas within the site plan. There is hotel open space provided for the hotel guests, and space
around the depot that provides for active open areas related to the depot function. The main plaza space is for the use and
enjoyment of the public as well as residents. The design of Junction Place, currently underway by the city, is intended to blend the
materials and openness of the plaza, across Junction Place into the pocket park aligning Goose Creek. With Junction Place
intended to be slow moving, the intent is to allow an openness and public accessibility that bridges from the development side of
Junction Place to the west.
~ (vi) The open space provides a buffer to protect sensitive environmental features and natural areas;
The Goose Creek corridor is currently configured with a straight concrete liner and rock edging. There are plans for future
restoration and replanting of the creek corridor, with the intent to increase the acreage of native tree communities and
wetland habitat, restore in-stream aquatic habitat, and improve water quality. The project provides access to Goose
Creek. There are existing wetlands due east, and across the railroad tracks, from the project site. An extensive wetland
restoration project is being proposed downstream of the project site by the U.S. Army Corps of Engineers. Although the
work does not extend to the proposed project, an analysis of groundwater levels through drilling of two test borings was
conducted on the site to determine if the groundwater table on the project site will have negative impacts on the
groundwater table that feed the wetlands. The report, prepared by Terracon Consultants concluded that the elevation of
the anticipated dewatering of the below grade bus facility will not affect the wetland area.
31
~ (vii) If possible, open space is linked to an area- or city-wide system.
The proposed project has plans to link to the existing multi-use path along Goose Creek, part of the overall city-wide network of
trail corridors.
(B) Open Space in Mixed Use Developments (Developments that contain a mix of residential and non-residential uses)
~ (i) The open space provides for a balance of private and shared areas for the residential uses and common open
space that is available for use by both the residential and non-residential uses that will meet the needs of the anticipated
residents, occupants, tenants, and visitors of the property;
The open space provided includes areas around the historic Depot as public space as well as private plaza space that is publicly
accessible. The residential uses under MU-4 zoning require 60 square feet of private open space - which is provided for each
residential unit. Visitors to the site will be able to utilize the publicly accessible areas, and the hotel guests will be accommodated
with the space within the hotel area.
~ (ii) The open space provides active areas and passive areas that will meet the needs of the anticipated residents,
occupants, tenants, and visitors of the property and are compatible with the surrounding area or an adopted plan for the
area.
The proposed plaza space has a variety of configurations from the broad stair steps that access the depot space, to the open
space plaza space that could accommodate festivals, farmer's markets or other activities.
(C) Landscaping
~ (1) The project provides for aesthetic enhancement and a variety of plant and hard surface materials, and the selection
of materials provides for a variety of colors and contrasts and the preservation or use of local native vegetation where
appropriate;
While much of the plaza space is designed as hardscape, there are opportunities for the landscaping to provide color texture from
plant materials. The applicant has proposed clustering the more vertical elements of the landscaping particularly deciduous trees
to ensure that sight lines are kept of the historic depot. The applicant is also proposing a vertical green wall on the hotel.
n/a (ii) Landscape design attempts to avoid, minimize, or mitigate impacts to important native species, plant
communities of special concern, threatened and endangered species and habitat by integrating the existing natural
environment into the project;
There are no known special status species located within the project site.
~ (iii) The project provides significant amounts of plant material sized in excess of the landscaping requirements of
Section 9-9-10, "Landscaping and Screening Standards" and Section 9-9-11, "Streetscape Design Standards," B.R.C.
1981;
The project site meets and exceeds the landscape and streetscape requirements.
Ni (iv) The setbacks, yards, and useable open space along public rights-of-way are landscaped to provide attractive
streetscapes, to enhance architectural features, and to contribute to the development of an attractive site plan.
The intent in the streetscaping requirements, particularly along Pearl Parkway are to establish an urban character with the
buildings built up to the right-of-way with entries to individual units accessed from the right-of-way, regularly space street trees and
a pedestrian corridor that is embraced within the space. Junction Place will be a slightly different experience because of the
requisite access into the RTD below grade facility. While the corner hotel will establish a streetscape in a similar configuration to
Pearl Parkway, the streetscape is briefly interrupted by the bus ramps. However, a different character of streetscape is then
established beginning on the north side of the bus ramps, where the "kiss-n-ride" drop off area for the transit begins along with the
public plaza space. The design of Junction Place (as a part of a city design process) is intended to blend somewhat seamlessly to
the plaza, to allow a means for traffic to slow in this area and permit pedestrians and bikes to cross safely from the public pocket
park to the plaza.
32
(D) Circulation: Circulation, including, without limitation, the transportation system that serves the property, whether
public or private and whether constructed by the developer or not:
tit (i) High speeds are discouraged or a physical separation between streets and the project is provided;
In a strong and positive departure from the previous concepts, the vehicular aspects of the site have been more clearly defined. In
previous concepts, an internal autocourt interrupted the pedestrian movement internal to the site. At the suggestions of Planning
Board, during the Concept Plan review, the access into the parking structure was recommended to move north of the depot
building. The applicant responded to this request and now the interior of the site is vehicle free. In addition, the intent in the
Junction Place design (currently being configured) in relation to the public plaza is to create a slow moving street adjacent to the
site. Similarly, Pearl Parkway (currently being configured in a separate city design process) is intended to allow for a physical
separation from the high volume and speed of the through portions of Pearl Parkway using a multi-way boulevard approach.
q (ii) Potential conflicts with vehicles are minimized;
As noted above, an internal autocourt previously proposed interrupted the pedestrian movement internal to the site. At the
suggestions of Planning Board, during the Concept Plan review, the access into the parking structure was recommended to move
north of the depot building. The applicant responded to this request and now the interior of the site is vehicle free.
4 (iii) Safe and convenient connections accessible to the public within the project and between the project and existing
and proposed transportation systems are provided, including, without limitation, streets, bikeways, pedestrianways and
trails;
The interior courtyard configuration of the site allows for pedestrian access from Pearl Parkway to the Goose Creek multi-use path.
Similarly, the multi-use paths between the proposed project and the future pocket park, as well as to the 3100 Pearl apartment
project across Pearl Parkway will be easily accommodated and interconnected as illustrated in Figure C-1 below, a composite of
the proposed streetscape concepts along with the proposed project and the 3100 Pearl project.
~ (iv) Alternatives to the automobile are promoted by incorporating site design techniques, land use patterns, and
supporting infrastructure that supports and encourages walking, biking, and other alternatives to the single-occupant
vehicle;
Refer to the responses above and Figure C-1.
N~ (v) Where practical and beneficial, a significant shift away from single-occupant vehicle use to alternate modes is
promoted through the use of travel demand management techniques;
In order to realize the goals of the TVAP plan to reduce single occupant vehicles and promote transit and other
alternative modes of transportation, two general improvement taxing districts were established - Boulder Junction
Access District (BJAD)- Parking, and Boulder Junction Access District - Travel Demand Management (TDM). Based
on the successful downtown parking district, the Boulder Junction Access Districts, in conjunction with zoning
regulations for parking maximums, provide the mechanism for district wide travel demand management programs (Eco
Passes, and car and bike share) and shared, paid and unbundled parking. The districts are designed to work together
to create the tools for a transit oriented development (TOD). The Depot Square Development parcels are within both
districts. The developer is working with the Parking District to include an additional 100 parking spaces for the district
as well as strategies to maximize the optimum utilization of the parking for the other users - RTD, the housing and the
hotel.
~ (vi) On-site facilities for external linkage are provided with other modes of transportation, where applicable;
Refer to the responses above and Figure C-1.
33
I I-
2015+
r z
-17
0 ' f7~.
I - r ~ ~ J114Y~ r I
L U _ Proposed `
Project
. i I ail
A a ~ ..a• i
-1 A'v
K r
XIT
- 31O~& earl
r J
! Apartments ~1
F, Project
g
1
J '
-:r=-~_-r Lam: t1
kr _ - _ t
Figure C-1:
Composite Sketch of the Planned Connections in and around the Proposed Project
34
~ (vii) The amount of land devoted to the street system is minimized;
Approximately 48 percent of the site is designed as open space, particularly related to pedestrian open space. The land devoted
to vehicles is relegated to the below grade RTD facility and the streets of Junction Place and Pearl Parkway.
~ (viii) The project is designed for the types of traffic expected, including, without limitation, automobiles, bicycles, and
pedestrians, and provides safety, separation from living areas, and control of noise and exhaust.
Refer to response to criteria (iii) above.
_(E) Parking
NI (i) The project incorporates into the design of parking areas measures to provide safety, convenience, and separation
of pedestrian movements from vehicular movements;
A 390 space parking structure is proposed to be "wrapped" with residential on three sides. This removes the interface of the
parking with pedestrians and instead creates a more welcoming building face to the pedestrian.
~ (ii) The design of parking areas makes efficient use of the land and uses the minimum amount of land necessary to
meet the parking needs of the project;
The use of a wrapped parking structure makes efficient use of the 3.2 acre site.
~ (iii) Parking areas and lighting are designed to reduce the visual impact on the project, adjacent properties, and
adjacent streets;
The parking structure is well designed and wrapped with residential uses on three sides. On the east side, the parking structure is
enhanced with a louvered, galvanized steel shade structure on the upper floors and metal open grille on first level that will help to
reduce the visual impact of the parking from the adjacent properties to the east.
n/a (iv) Parking areas utilize landscaping materials to provide shade in excess of the requirements in Subsection 9-9-
6(d), "Parking Area Design Standards," and Section 9-9-12, "Parking Lot Landscaping Standards," B.R.C. 1981.
Not applicable to structured parking.
(F) Building Design, Livability, and Relationship to the Existing or Proposed Surrounding Area
~ (1) The building height, mass, scale, orientation, and configuration are compatible with the existing character of the
area or the character established by an adopted plan for the area;
The proposed project is consistent with the building mass and scale envisioned in the Transit Village Area Plan as the excerpt and
images from page 17 of TVAP below illustrate in a side-by-side comparison to project
~ (ii) The height of buildings is in general proportion Mixed Use -2- 1.5 - 2.0 Floor Area"
to the height of existing buildings and the proposed or
projected heights of approved buildings or approved
plans for the immediate area;
fl - ~flr l r r _
The proposed project is in keeping with TVAP where the FW1
city anticipates three-to four story mixed use buildings as 1 IN7
shown to the right in Figure C-2, in the excerpt from page
17 of TVAP, related to the TVAP-MU-2 land use area for
which the project site is a part. Three- to four-story mixed-use buildings. Predominant use may be
business or residential. Mostly structured or first-floor parking-, may
have some surface parking.
Figure C-2: Excerpt from TVAP page 17
35
n/a (iii) The orientation of buildings minimizes shadows on and blocking of views from adjacent properties;
Located within Solar Access Area Ill, as defined in section 9-9-17, B.R.C. 1981, the subject site is in an area where, because of
"planned densities, uniform solar access protection for south yards and walls or for rooftops may unduly restrict permissible
developments." Therefore, future development across Junction Place will not be unduly impacted by shadows from the proposed
hotel.
~ (iv) If the character of the area is identifiable, the project is made compatible by the appropriate use of color, materials,
landscaping, signs, and lighting;
The intent in TVAP is not to dictate style or character. As stated on page 9 of TVAP, "Variety in building styles and sizes is
preferred." The emphasis within the plan is on the public realm, and provision of predominately residential development. The
project utilizes finish materials that would be considered contemporary and yet have some residential appeal (combined use of
brick, stucco). The project materials are combined to "pioneer" a place in an area that has been traditionally industrial, while still
appealing to a broad market of renters. The public realm is well-addressed and is consistent with the more specific streetscape
guidelines in TVAP.
(v) Buildings present an attractive streetscape, incorporate architectural and site design elements appropriate to a
pedestrian scale, and provide for the safety and convenience of pedestrians;
The brick veneer that will be utilized along most of the first and second stories, the areas that will be the pedestrian zones of the
project is a human scale material appropriate to the building.
~ (vi) To the extent practical, the project provides public amenities and planned public facilities;
The project provides for the public realm by establishing a streetscape along Junction Place that is consistent with TVAP.
tit (vii) For residential projects, the project assists the community in producing a variety of housing types, such as multi-
family, townhouses, and detached single-family units as well as mixed lot sizes, number of bedrooms, and sizes of units;
The project provides for 71 permanently affordable apartment units. With 319 market rate units planned at 3100 Pearl across the
street, the project assist in providing variety in the community.
~ (viii) For residential projects, noise is minimized between units, between buildings, and from either on-site or off-site
external sources through spacing, landscaping, and building materials;
The proposed project is planned in an area with an existing noise environment primarily with regard to train noise. The site was
established through TVAP as a Mixed Use zone where residential would be anticipated to be mixed with other uses. The applicant
has intentionally located the parking structure adjacent to the rail line such that it will act as a buffer from direct noise of the train.
However, the units along the south and along the north of the parking structure will be subject to train noise. Landscaping with
street trees will provide some noise attenuation, however, noise in this location is expected. In addition, noise generated from a
future outdoor dining as a part of the restaurant use at the depot as well as outdoor seating at the hotel tavern will be regulated by
limited hours established in conditions of approval for the use as a part of this projects approval.
J (ix) A lighting plan is provided which augments security, energy conservation, safety, and aesthetics;
The lighting plan provided appears to address this criteria. Additional information and review will occur with regard to lighting
during the required Technical Document review.
(x) The project incorporates the natural environment into the design and avoids, minimizes, or mitigates impacts to
natural systems;
The existing Goose Creek adjacent to the site is a concrete lined drainage. While there is some vegetation associated with the
creek corridor, there are future plans (unrelated to the application) to improve the corridor and return it to a more naturalize setting.
The proposed project provides access to the multi-use path along the creek and avoids significant impacts to the creek corridor.
36
~ (xi) Cut and fill are minimized on the site, the design of buildings conforms to the natural contours of the land, and the
site design minimizes erosion, slope instability, landslide, mudflow or subsidence, and minimizes the potential threat to
property caused by geological hazards.
The existing industrial site has already been disturbed and regarded over the years. There are no known geologic hazards that
must be mitigated or avoided.
~ (G) Solar Siting and Construction: For the purpose of ensuring the maximum potential for utilization of solar energy in
the city, all applicants for residential site reviews shall place streets, lots, open spaces, and buildings so as to maximize
the potential for the use of solar energy in accordance with the following solar siting criteria:
The configuration of the residential is such that majority of units wrapping the parking structure face south and west, providing for
passive solar heating. Further, the applicant is proposing photovoltaic panels on the roof of the parking and residential units to
take advantage of the positioning and solar gain in this location.
~ (i) Placement of Open Space and Streets: Open space areas are located wherever practical to protect buildings from
shading by other buildings within the development or from buildings on adjacent properties.
The plaza space has an excellent south facing aspect such that the broad steps facing the plaza will provide maximum solar
access for seating adjacent to the plaza.
N~ _(ii) Lot Layout and Building Siting: Lots are oriented and buildings are sited in a way which maximizes the solar
potential of each principal building. Lots are designed to facilitate siting a structure which is unshaded by other nearby
structures. Wherever practical, buildings are sited close to the north lot line to increase yard space to the south for better
owner control of shading.
The buildings are designed to provide photovoltaic panels on the rooftop, and any shading from the buildings would not impact the
other buildings ability to use the photovoltaic panels.
~ (iii) Building Form: The shapes of buildings are designed to maximize utilization of solar energy. Buildings shall meet
the solar access protection and solar siting requirements of Section 9-9-17, "Solar Access," B.R.C. 1981.
The longest portions of the buildings are sited to be south facing and capture passive solar within the majority of the units.
~ (1v) Landscaping: The shading effects of proposed landscaping on adjacent buildings are minimized.
The proposed landscaping will not create shading effects on any adjacent buildings
n/a (H) Additional Criteria for Poles Above the Permitted Height: No site review application for a pole above the permitted
height will be approved unless the approving agency finds all of the following:
This criteria does not apply to this project.
n/a (1) Land Use Intensity Modifications
This criteria does not apply to this project.
n/a (J) Additional Criteria for Floor Area Ratio Increase for Buildings in the BR-1 District
This criteria does not apply to this project.
n/a (K) Additional Criteria for Parking Reductions: The off-street parking requirements of Section 9-7-1, "Schedule of
Form and Bulk Standards," B.R.C. 1981, may be modified as follows:
This criteria does not apply to this project.
37
ATTACHMENT C:
CRITERIA FOR REVIEW (Cont.)
DEPOT RESTAURANT OR TAVERN
(e) Criteria for Review: No use review application will be approved unless the approving agency finds all of the following:
4 (1) Consistency With Zoning and Nonconformity: The use is consistent with the purpose of the zoning district as set
forth in section 9-5-2, "Zoning Districts," B.R.C. 1981, except in the case of a nonconforming use;
The depot building is located in the MU-4 zoning district that is defined under section 9-5-2, B.R.C. 1981 as,
"Mixed Use residential areas generally intended for residential uses with limited neighborhood serving retail and office uses.
It is anticipated that development will occur in a pedestrian-oriented pattern, with buildings built up to the street; retail and
office uses permitted on the first floor; and where complementary uses may be allowed."
The depot will be rehabilitated as part of the proposed project. With the desire for the depot to become an active use, one of the
opportunities for the depot is to become a small restaurant or tavern. The use of the depot could serve the surrounding proposed
(and future residential) as well as the broader Boulder Junction area and city. The depot building is located within the Boulder
Junction Access District (BJAD) for parking that is proposed to provide 100 district parking spaces within the planned parking
structure that could serve the depot building's use as a restaurant or tavern.
J (2) Rationale: The use either:
n/a (A) Provides direct service or convenience to or reduces adverse impacts to the surrounding uses or
neighborhood;
(B) Provides a compatible transition between higher intensity and lower intensity uses;
The proposed small restaurant or tavern would be located within an existing building, with some limited outdoor
dining available. This use is an appropriate convenience for transit users, hotel visitors, and nearby planned
residential and provides a compatible transition between the active transit facility and hotel, and the future
residential and park.
n/a (C) Is necessary to foster a specific city policy, as expressed in the Boulder Valley Comprehensive Plan,
including, without limitation, historic preservation, moderate income housing, residential and non-
residential mixed uses in appropriate locations, and group living arrangements for special populations; or
n/a (D) Is an existing legal non-conforming use or a change thereto that is permitted under subsection (f) of this
section;
(3) Compatibility: The location, size, design, and operating characteristics of the proposed development or change to
an existing development are such that the use will be reasonably compatible with and have minimal negative impact on the
use of nearby properties or for residential uses in industrial zoning districts, the proposed development reasonably
mitigates the potential negative impacts from nearby properties;
The maximum size of the proposed restaurant or tavern within the depot is limited to 4,800 square feet (3,000 square feet for
the interior space and 1,800 square feet for exterior seating areas). The hours of operation proposed for the use extend from
8:00 a.m. until 12:00 p.m. seven days per week for the outdoor patio and until 2:00 a.m. for the interior. Trash and bottles
shall not be removed to outside trash containers between the hours of 10:00 p.m. and 8:00 a.m. With these management plan
criteria provided, the impacts to proposed residential development will be minimal.
(4) Infrastructure: As compared to development permitted under section 9-6-1, "Schedule of Permitted
Land Uses," B.R.C. 1981, in the zone, or as compared to the existing level of impact of a nonconforming use, the
proposed development will not significantly adversely affect the infrastructure of the surrounding area,
including, without limitation, water, wastewater, and storm drainage utilities and streets;
38
The infrastructure for the 3.28 acre site as planned, including water, wastewater, storm drainage and streets, is intended
to accommodate the use of the depot among the other uses planned on the site including the hotel, residential and transit
facility.
(5) Character of Area: The use will not change the predominant character of the surrounding area;
The anticipated character of the area will enhance the existing setting. The opportunity to provide an active use in the
depot building will contribute to the needed vitality of the new area.
n/a (6) Conversion of Dwelling Units to Nonresidential Uses: There shall be a presumption against approving
the conversion of dwelling units in the residential zoning districts to nonresidential uses that are allowed
pursuant to a use review, or through the change of one nonconforming use to another nonconforming use. The
presumption against such a conversion may be overcome by a finding that the use to be approved serves
another compelling social, human services, governmental, or recreational need in the community including,
without limitation, a use for a daycare center, park, religious assembly, social service use, benevolent
organization use, art or craft studio space, museum, or an educational use.
Not applicable to this case (no conversion of residential to non-residential - the space to be used for a restaurant is an
existing retail space.
39
ATTACHMENT C:
CRITERIA FOR REVIEW (Cont.)
HOTEL TAVERN OR RESTAURANT
(e) Criteria for Review: No use review application will be approved unless the approving agency finds all of the following:
4 (1) Consistency With Zoning and Nonconformity: The use is consistent with the purpose of the zoning district as set
forth in section 9-5-2, "Zoning Districts," B.R.C. 1981, except in the case of a nonconforming use;
The depot building is located in the MU-4 zoning district that is defined under section 9-5-2, B.R.C. 1981 as,
"Mixed Use residential areas generally intended for residential uses with limited neighborhood serving retail and office uses.
It is anticipated that development will occur in a pedestrian-oriented pattern, with buildings built up to the street; retail and
office uses permitted on the first floor; and where complementary uses may be allowed."
The hotel as currently planned, illustrates an approximately 2,100 square foot area indicated for a "corner bar" with an approximately
600-foot "corner bar terrace" for outdoor seating. The hotel is a permitted use in the MU-4 zoning district however the bar requires
use review due to proximity to residential uses.
(2) Rationale: The use either:
n/a (A) Provides direct service or convenience to or reduces adverse impacts to the surrounding uses or
neighborhood;
(B) Provides a compatible transition between higher intensity and lower intensity uses;
The proposed small restaurant or tavern would be located the hotel, with some limited outdoor dining available.
This use is an appropriate convenience for transit users, hotel visitors, and nearby planned residential and
provides a compatible transition between the active transit facility and hotel, and the future residential and park.
n/a (C) Is necessary to foster a specific city policy, as expressed in the Boulder Valley Comprehensive Plan,
including, without limitation, historic preservation, moderate income housing, residential and non-
residential mixed uses in appropriate locations, and group living arrangements for special populations; or
n/a (D) Is an existing legal non-conforming use or a change thereto that is permitted under subsection (f) of this
section;
J (3) Compatibility: The location, size, design, and operating characteristics of the proposed development or change to
an existing development are such that the use will be reasonably compatible with and have minimal negative impact on the
use of nearby properties or for residential uses in industrial zoning districts, the proposed development reasonably
mitigates the potential negative impacts from nearby properties;
Conditions of approval are established to ensure limited impacts.
til (4) Infrastructure: As compared to development permitted under section 9-6-1, "Schedule of Permitted
Land Uses," B.R.C. 1981, in the zone, or as compared to the existing level of impact of a nonconforming use, the
proposed development will not significantly adversely affect the infrastructure of the surrounding area,
including, without limitation, water, wastewater, and storm drainage utilities and streets;
The infrastructure for the 3.28 acre site as planned, including water, wastewater, storm drainage and streets, is intended
to accommodate the use of the depot among the other uses planned on the site including the hotel, residential and transit
facility.
~ (5) Character of Area: The use will not change the predominant character of the surrounding area;
40
The anticipated character of the area will enhance the existing setting. The opportunity to provide an active use in the
hotel will add to the area's vitality.
n/a (6) Conversion of Dwelling Units to Nonresidential Uses: There shall be a presumption against approving
the conversion of dwelling units in the residential zoning districts to nonresidential uses that are allowed
pursuant to a use review, or through the change of one nonconforming use to another nonconforming use. The
presumption against such a conversion may be overcome by a finding that the use to be approved serves
another compelling social, human services, governmental, or recreational need in the community including,
without limitation, a use for a daycare center, park, religious assembly, social service use, benevolent
organization use, art or craft studio space, museum, or an educational use.
Not applicable to this case (no conversion of residential to non-residential - the space to be used for a restaurant is an
existing retail space.
41
ATTACHMENT D:
CONSISTENCY ANALYSIS WITH TVAP GOALS AND GUIDELINES
The goals adopted as part of TVAP are included below, with a description of how the proposed BTV-RTD site meets these goals.
The TVAP also outlines how that desired future will be achieved.
1. Create a well-used and well-loved pedestrian-oriented place of enduring value that serves all of Boulder:
The proposed project includes a mix of transit, housing, the historic train depot, and a pocket park; there are engaging,
convenient and safe pedestrian and bike connections within the area, surrounding neighborhoods, and key nearby
destinations, there is a fine-grained grid pattern of transportation connections, and a variety of community gathering spaces,
including the pocket park, Goose Creek Greenway, and the historic Depot.
2. Support diversity through land use and travel options that expand opportunities for employees and residents of
differing incomes, ethnicities, ages and abilities:
The proposed project includes permanently that will complement the proposed market rate housing across the street at
Junction Place Village, and will help to meet diverse housing needs. The proposed BRT will provide greater travel options
that support residents, adjacent neighbors and businesses both within Boulder Junction as well as throughout Boulder.
3. Enhance economic vitality: Increase economic activity for businesses, increase revenues for the city of Boulder,
reduce transportation costs and expand travel options for residents and employees.
The proposed project will provide expanded bus service within close proximity to the recently developed Twenty Ninth
Street shopping and entertainment area, and the current expansion of whole Foods and Barnes and Noble. Similarly, the
proposed housing on the site will provide more households in close proximity to these surrounding uses. The provision of a
hotel that could serve corporate travelers with the nearby office and industrial uses as well as visitors to Boulder with direct
and convenient access to the city via the Hop bus or to Denver and/or Longmont using the BRT facility.
4. Connect to the natural and built environment: Create a place that reflects Boulder's commitment to environmental
sustainability and "green" development is integrated with the natural features in the area and connects to the
larger city fabric.
The applicant has specifically identified sustainability measures in the development of the site including plans to attain US
Green Building Council LEED (Leadership in Energy and Environmental Design) Gold certification for LEED Neighborhood
Development (ND) and LEED Building Design and Construction (BD&C). LEED is a third-party certification program and the
nationally accepted benchmark for the design, construction and operation of high-performance green buildings and
neighborhood development.
5. Maximize the community benefit of the transit investment: Locate homes and employment to maximize access to
local and regional bus service, future commuter rail and bus rapid transit, and to allow for a pedestrian-oriented
lifestyle.
The proposed project maximizes access to local and regional bus service and ultimately future rail with location of new
households mixed with transit, and will provide maximum access to regional bus service for the existing Steelyards
residents and employees, as well as for all future residents and employees in the area. The location of the BRT in close
proximity to office and industrial areas south and east of the site also supports employment access to transit.
6. Create a plan that will adapt to and be resilient for Boulder's long term future. Building in flexibility and allowing for
serendipity and changes in use over time and providing for increased density in targeted locations. The proposed
project will inject opportunity and vitality into an area that is today, vacant. This will stimulate other areas of Boulder Junction
to develop or redevelop over time.
42
Pearl Street Center District Guidelines. On page 21 of TVAP, the area defined as the "Pearl Street Center District" encompasses
the 3.23-acre project site. The NAP anticipates location of the bus facility within this district and provides design guidelines for the
district, some of which are applicable to the proposed project. These guidelines are provided below, with a description of how the
proposed project addresses the policies.
• Locate buildings and building entries along Pearl and 30th streets, with parking behind the buildings. Large
buildings will likely need multiple entrances.
In an important departure from the previous concept, buildings are now shown to align Pearl Street with multiple entries
along Pearl, with parking located behind in a wrapped configuration.
• Along Pearl and 301h streets, provide active first-floor uses, such as retail, where feasible.
This is also a dramatic departure from the initial concept plan, as formerly there were no active uses along Pearl, just a bus-
turnaround and a surface parking lot. Now, there are active first floor uses, in particular at the intersection of Pearl Parkway
with Junction Place, with the hotel use anchoring this important Pearl Street Center District corner.
• Look for opportunities to create car-free or car-reduced zones.
The bus transit facility lays the groundwork for future car-free zones in the district to occur. With provision of the transit
facility that will provide both local and regional bus connectivity, along with bicycle and pedestrian connections to the Goose
Creek Greenway and beyond, many of the future residents for the housing site as well as visitors to the site could arrive to,
depart from, and circulate within this area without a car.
• Buildings adjacent to Goose Creek Greenway or the North Boulder Farmer's Ditch should orient to the greenway or
ditch amenity.
This guideline applies primarily to future development within that portion of the Pearl Street Center District south of Pearl
Parkway, as well as west of Junction Place. However, as illustrated on the Concept Plan, the depot building was recently
relocated to a site in proximity to the Goose Creek corridor. With the depot's location already established, the proposed
public plaza space, walkways and trail connections are well integrated with the creek corridor.
• Provide direct access from adjacent properties to the future ditch path and the existing greenway, if the grade
difference can be reasonably mitigated.
The proposed project does provides steps down into the Goose Creek corridor from the depot site, and the configuration of
Junction Place will also allow for pedestrian, bike and ADA movements across the street to further access Goose Creek.
Transit Facility Guidelines. The TVAP also provides Transit Facility Guidelines; the following addresses the proposed project's
consistency with those guidelines.
• Provide pedestrian access from multiple directions. To be useful, pedestrian connections to facility must be short,
direct and visually unobstructed.
The site plan illustrates multiple opportunities to access the site and demonstrates permeability into the site from Pearl
Parkway, Junction Place, and along the Goose Creek Corridor. The plan also demonstrates consistency with the TVAP
Connections Plan with a proposal for detached walkways, separated by tree lawns within the residential/mixed use area and
along Junction Place.
• Close to the facility, design roadways at a pedestrian scale and to control vehicular speeds. Do not disrupt main
sidewalks and crosswalks in the immediate transit area with wide turning radii, driveways, or dedicated turning
lanes that require pedestrian refuge islands.
With much of the transit function planned to be located below grade, and with the roadway access into the parking structure
from Junction Place now shown to be north of the depot, this moves much of the vehicular access function away from the
core pedestrian environment located at the center of the site and along Junction Place.
• Ensure clear, unimpeded, signed bike access to the transit facility from the larger bike network. Locate bike
parking where it is highly visible and sheltered. It should be lighted and secure.
While this guideline will be implemented in the designs Pearl Parkway and Junction Place, the project plans dovetail into the
proposed plans for both Junction Place and Pearl Parkway.
43
• To avoid bus loading and staging areas from becoming "dead space" in key pedestrian areas during off-peak
hours, concentrate bus loading and staging areas to minimize their size, even to the point of allowing "cramping"
and spillover during peak times. Besides precluding dead zones, this will save valuable land and facilitate quick,
close regional transit to local transit connections for passengers.
The below grade BRT facility will concentrate the bus loading and staging areas for regional trips within the dedicated bus
facility. For the local HOP bus, a specific staging area is shown to be integrated into the plaza near Junction Place. The
approach to the staging areas saves land, and facilitates quick access to transit consistent with this guideline.
• Provide pedestrian links between transit connections that are direct, short and uninterrupted. Although few transit
connections are expected between the regional bus station and the train, regional to local bus connections will
occur at the bus facility and rail-to-local bus connections will occur at the rail stop.
The site plan illustrates a specific staging area for the HOP Bus that is shown to be integrated into the plaza near Junction
Place. This bus will serve local traffic and will ultimately link the BRT to the rail stop to the north. In addition, dedicated bike
lanes along with detached walkways on Junction Place will also serve as direct links to the rail facility from the BRT facility.
• In waiting/boarding areas, provide lighting, seating, service information (schedules, monitors, maps) and shelter
from the elements.
While the project plans illustrates the below grade BRT facility, the plaza space is intended as an outdoor waiting area. The
broad steps accessing the depot are southwest facing and were designed as seating areas. Additional furnishings will be
provided as the city implements improvements to both Junction Place and Pearl Parkway to create these spaces as "special
streets. "
• Site any transit parking or park'n ride facility so that it and associated automobile traffic do not impair pedestrian
circulation between the transit facility and surrounding area. This may entail siting the parking outside the
immediate transit area where pedestrian activity is most intense. If the walk to the transit facility is safe and
pleasant, it may not be critical to locate a park `n ride in immediate proximity.
Consistent with this guideline, the parking for the bus facility was intentionally placed within a structure that is wrapped by
active uses to remove this function from the active areas of the site, along the streets and within the central plaza space.
• Create a distinctive identity for the transit facility that resonates with the identity of the larger community. Select a
theme that will be universally valued by a diversity of users. For example, an identity may be cultivated by
incorporating art and/or an existing natural or man-made feature unique to the area into the facility. Consider
carrying the theme into the way-finding features discussed in the Junction Place and Civic Design Guidelines.
Some of the thematic elements will be implemented with improvements (currently in design by the city) for Junction Place.
However, some thematic elements related to the RTD function are present within the project plans including sculptural
gateway elements of bright red to ensure clear way finding to the transit. Consistent with the Arts Masterplan, as a part of
the TVAP implementation, several artists were selected to develop public art pieces on the site. The artists will work with the
developer to implement the public art pieces particularly within the plaza space.
• In addition to the street trees, sidewalks and bike facilities specified by the Junction Place streetscape section,
provide seating, planters, art, special pavement and lighting along Junction Place.
Consistent with the Junction Place street cross-sections, the proposed plan illustrates Junction Place with on-street bike
lanes, and wide detached walks. In addition, a thematic approach to seating, planters, special paving and lighting will be
included in the Junction Place planning by the city in cooperation with the applicant.
• Where feasible, place active uses, such as retail or commercial services on the first floor of buildings along
Junction Place.
This guideline applies to the west side of Junction Place and north of Goose Creek. The proposed plan indicates the intent
to plan active uses on the first floor of some of the buildings west of Junction Place. These uses will be further refined as
development plans progress in the five- to ten-year time frame, for the west side of Junction Place.
• Provide way-finding features such as special pavements, signs, or art, to facilitate pedestrian movement between
Junction Place, Rail Plaza, the rail platform and underioverpass, the bus station, Goose Creek Greenway, Pearl,
Valmont, 30th Street and Wilderness Place.
These elements will require coordination with the city and should be developed as part of an overall 'theme" for Junction
Place with use of compatible furnishings and lighting throughout Junction Place. This will be further analyzed through the
44
Site Review application. Pedestrian connections from Pearl and Junction are illustrated with strong visual connections to the
terminal entrance and depot beyond. These visual connections have been proposed on the plans as bright red sculptural
elements that assist in way finding.
RTD Plaza & Overall Design: Page 21 of the TVAP provides guidelines for the proposed Transit Facilities for which staff finds the
project plans to be substantially consistent.
"Create a distinctive identity for the transit facility that resonates with the identity of the larger community. Select a theme that will
be universally valued by a diversity of users. For example, an identity may be cultivated by incorporating art and/or an existing
natural or man-made feature unique to the area into the facility. Consider carrying the theme into the way-finding features
discussed in the Junction Place and Civic Design Guidelines."
Depot Guidelines: On page 26 of TVAP there are guidelines specific to the depot. Staff finds the proposed rehabilitation of the
depot substantially consistent with these guidelines as follows:
• Ensure that the building's historic integrity is restored and preserved for future generations. Consider whether funding
and land should be sought for restoration of the pavilion and porte-cochiere.
• Ensure that that building is an enriching centerpiece for the area with a vibrant use, both day and night. Ideas for uses in
clued: restaurant or cafe; retail/entertainment; public meeting space, possibly in a basement; bike station, or transit-
related function. Other possible uses may emerge. Two or more uses could potentially be combined.
• Place the building in a highly visible, easily accessible location, if feasible given with surrounding land uses and
programmatic needs.
• Try to minimize storage time and restore the building to active uses as soon as possible. Ensure the building is stable,
well-protected from the elements and secure during the movement and storage.
45
Attachment E:
C I T Y 0 F B 0 U L D E R
TRANSPORTATION ADVISORY BOARD
AGENDA ITEM
MEETING DATE: October 17, 2011
AGENDA TITLE:
Staff briefing and Transportation Advisory Board (TAB) input regarding proposed
improvements to Pearl Parkway in the Transit Village Area Plan and associated amendments to
the Transportation Master Plan in that area.
PRESENTERS:
Michael Gardner-Sweeney, Transportation Planning and Operations Coordinator
Bill Cowern, Transportation Operations Engineer
Martha Roskowski, GO Boulder Manager
Marni Ratzel, Bike and Pedestrian Transportation Planner
Alex May, Transportation Project Manager
Susan Richstone, Long Range Planning Manager
Sam AssefaI Senior Urban Designer
EXECUTIVE SUMMARY:
Redevelopment and phasing along the Pearl Parkway corridor in the Boulder Junction area is occurring
differently than originally anticipated, presenting both challenges and opportunities related to design, phasing,
funding and other implementation steps. Pearl Parkway was not originally considered as a significant area of
public investment and change in the adopted Transit Village Area Plan (TVAP); however, with the first
redevelopment submittals occurring on both the north and south sides of Pearl Parkway, staff is seeking to
optimize change to set the tone for a new pedestrian-friendly, multi-modal, mixed-use vibrant area of our
community. These redevelopments present an opportunity to re-create Pearl Parkway in this segment. The
city and the developers are interested in experimenting with new facility design approaches to contribute to
making the Boulder Junction area and the City of Boulder a special place.
The TVAP shows multi-use paths along the north and south sides of the existing Pearl cross-section as the
official anticipated connections serving pedestrians and bicyclists. This is shown in both the Transportation
Connections Plan and the proposed cross section for Pearl Parkway as part of TVAP. A link to the TVAP is
provided below.
http://www.bouldercolorado.gov/files/PDS/Transit°/o20Village/TVAP%20final%20draft/transit_village area
plan low.pdf
There is an existing 12-foot multi-use path facility along the south side of Pearl Parkway. It is continuous
between 28'h Street and Foothills Parkway. During redevelopment discussions, the City's Planning Board
asked the developers and city staff to pursue creating on-street parking on Pearl Parkway to create a different
character for the roadway. In partnership with the developer, staff began investigating different approaches to
providing on-street parking including several options which would re-create Pearl into a "multi-way
boulevard", which provides a main roadway for through-traffic adjacent to a side roadway for local access
46
traffic and parking in the same right-of-way. There are a number of design considerations to assure that all
modes, including bicycling, have safe and efficient connections to and through this area.
At a workshop held on October 20, 2010, staff and members from TAB, Planning Board, Boulder Design
Advisory Board, Community Cycles, and developers for the Junction Place Village (3100 Pearl Parkway) site,
met to discuss and explore options for this section of Pearl Parkway. The design options considered included
enhancements to the proposed cross-section originally identified in TVAP as well as options for a multi-way
boulevard, which would include on-street parking along the land use frontage. Based on input from workshop
participants and subsequent research by staff, four conceptual design alternatives were developed. These
alternatives are provided as Attachment A. Using evaluation criteria looking at various categories, including
economic, social, environmental, function, safety, and cost staff ranked Alternative 2 as the most appropriate
alternative followed by Alternative 4. The evaluation matrix of the conceptual alternatives is provided as
Attachment B.
Based on the desire to experiment/demonstrate new street designs that are pedestrian friendly, multimodal,
integrate parking, and create a enhanced "sense of place" that is more supportive of the adjacent mixed-use
development pattern, staff has moved forward with refined multi-way boulevard options for further analysis,
design development and public review. The cross-section views of these refined alternatives are provided as
Attachment C.
The purpose of this memorandum and discussion item is to brief the TAB on the evaluation process to date
and the options being considered. Staff is seeking input from TAB members on the general concept of a
multi-way boulevard in this section of Pearl Parkway and on the specific "refined" alternatives currently being
considered by staff. TAB member input will be considered along with feedback to be received from
upcoming public meetings in October 2011 (Attachment D). Staff will develop a staff recommendation and
return to the TAB for a public hearing and recommendation, currently scheduled for the November 14, 2011
TAB meeting.
ANALYSIS:
As noted in the Executive Summary, staff initially developed four conceptual design options for the Pearl
Parkway corridor between 301h Street and the railroad tracks to the east. These options are shown in
Attachment A and the evaluation of these concept design options is provided in Attachment B. The
evaluation of the conceptual alternatives yielded fairly similar ratings for all four alternatives (various
evaluation categories had a balancing effect overall), and a conclusion was that there were no significant
identified fatal flaws with any of the conceptual alternatives. The most significant unresolved issues at that
time were how to best accommodate bi-directional bike traffic as well as how to treat the edges near the
buildings in the multi-way boulevard alternatives.
Following this evaluation staff developed three primary "refined" multi-way boulevard alternatives, based on
the two initial multi-way boulevard alternatives. The cross-section views of these alternatives are provided as
Attachment C.
The "refined" multi-way boulevard alternatives are organized along certain significant concepts. One concept
is whether modes of transportation are addressed by providing separate space (noted as Traditional); or by
having them share the public space (noted as Shared Street). "Shared Street", also called shared space, living
streets, green streets, woonerfs, etc...all implies a common space to be shared by various travel modes. The
most common trait of a "Shared Street" is the lack of curb and gutter at the edge of the automobile travel way,
and no change in elevation between the driveable portion of the area and any adjacent sidewalk. Some
alternatives show the "Curb-less" approach where the pedestrian area and the street are at the same level and
are separated from one another by truncated domes (to meet American's with Disabilities Act requirements)
and bollards or other narrow vertical treatments. As previously noted, "Shared Streets" and curb-less sections
do have some connection to one another. "Shared Streets" typically use a curb-less approach, while
47
"Traditional" street sections use curb and gutter. However, this is not an absolute, as not all curb-less streets
are "Shared Streets".
The "refined" multi-way boulevard alternatives also have "Key Attributes" which are similar to each
alternative or unique to individual alternatives. These "Key Attributes" are summarized below. A diagram of
the basic layout of a multi-way boulevard and designation of the boulevard elements is provided in
Attachment E.
Key Attributes (for all Alternatives):
➢ All alternatives provide a "multi-way" boulevard including a "side street" which will provide local
access and parking for the adjacent mixed-use development.
➢ All alternatives provide space for a double row of street trees, though the alternatives with parking on
the main street side orients these additional trees directly adjacent to the primary tree row adjoining
Pearl Parkway and do not provide a separate additional canopy over the sidewalk/path.
➢ Portions of the cross-sections for all alternatives could be constructed with permeable pavers which
provide both aesthetic and environmental (storm water) benefit, or with other combinations of
decorative pavement surfaces. These selections would also be affected by fiscal constraints and
resolution of long-term maintenance issues and responsibilities.
➢ All alternatives provide pedestrian facilities (multi-use path or sidewalk) which are narrower than
current City Standards would require for adjacent land use. In each case, the narrower pedestrian area
limits the opportunities to place signing, bike racks and other street furniture in the pedestrian area
without further decreasing the usable pedestrian space.
Refined Alternative 1: Multi-way Boulevard with Multi-use Path
This refined alternative is not significantly different from the original concept Alternative 1. It provides a
one-lane, one-way boulevard "side street" with parking. Parking could be on the right or left side of the travel
lane, or alternate back and forth. For purposes of discussion and included graphics, we have shown
alternatives which include parking on either side of the boulevard side street. A second row of street trees
would be placed intermittent with the on-street parking wherever it was located. A 10 foot multi-use path
would provide multi-way bicycle and pedestrian through movement and access. The path would be
immediately adjacent to the property line, abutting proposed building stoops and adjacent specialty retail
space entrances. As outlined above, this proposed alternative could be a curb-less section, or include various
types of separator curbs. For the purpose of this discussion and included graphics, we have shown this
alternative with curbs separating the multi-use path from adjoining uses.
Key Attributes:
➢ Separates bicycle and pedestrian traffic from Boulevard side street motor vehicle traffic and parking
by providing a multi-use path adjacent to the property. This will limit conflict between motor vehicles
and bicycles/pedestrians.
➢ The multi-use path would be 10-foot wide (less than the 12-foot wide path that exists today on the
south side) and would be very close to the buildings on the adjacent property, reducing its functional
width. This will create conflict between bikes and pedestrians on the path both with each other and
with persons entering and exiting the adjacent buildings.
➢ The multi-use path would be attached (no setback from the road). If parking is on the building side,
then there will be conflicts between path users and people entering/exiting parked vehicles.
➢ If parking is on the main street side, this provides the potential for wider planting width intermittent
with the on-street parking. The wider space could provide for enhanced transit stop facilities adjacent
to Pearl Parkway.
48
➢ If the roadway section were to be a "Shared" then the 10-foot wide multi-use path would diminish the
opportunity to create a contiguous "public place" by separating the "Shared Street" from where most
activity occurs, i.e., entrance stoops, retail.
➢ Boulevard side street area (10-feet wide) is too narrow for emergency response vehicles to traverse,
requiring penetration of the diverter landscape median to create emergency response access to the
properties adjacent to the boulevard. This would significantly undermine the continuity and function
of the tree-planting in the divider median.
Alternative 2A: Multi-way Boulevard with "Shared" Side Street
This alternative provides an elevated shared-street environment allowing one-way travel for motor vehicles
and two-way travel for pedestrians and bicycles. The shared street would be raised from the Pearl Parkway
roadway like a sidewalk. Motor vehicles entering the area from Pearl Parkway would drive up onto the shared
side street (similar to a residential driveway). The shared street also includes parking adjacent to the
landscape strip. In addition, a 4 to 5-foot wide pedestrian sidewalk at the same elevation would be separated
from the drivable area of the shared street by a 2-foot wide truncated dome strip (or other appropriate
treatment) to meet ADA standards. This sidewalk would be separated from the shared space with bollards, or
other narrow physical obstructions to prevent motor vehicle access, yet allow pedestrians and cyclists to easily
travel between the sidewalk and shared space.
Key Attributes:
- ➢ Creates a wide (13 to14-foot) shared space environment where pedestrians, bicycles and motor
vehicles operate together, with a narrow (4 to 5-foot) pedestrian only area adjacent to the buildings and
stoops.
➢ The elevated surface area slows motor vehicle traffic upon entrance/egress from the boulevard main
street and minimizes conflict with bikes and pedestrians in the shared area.
➢ Since parking is on the main street side, this could provide portions of wider planting width
intermittent with on-street parking. The wider space could provide for enhanced transit stop facilities
and other public gathering places adjacent to Pearl Parkway.
➢ Provides a street character more in concert with proposed fronting land uses, creating potential for a
more distinctive special place.
➢ Space between median and building face reads as a long, hardscape surface without parked cars or
trees to break down the scale.
➢ The Fire Department has indicated that the 13 to 14-foot side street width is adequate for emergency
response vehicles and eliminates the required divider median penetrations.
Alternative 2B: Multi-way Boulevard with Contra-flow Lane
This alternative provides a one-lane, one-way boulevard side street with parking on the side adjacent to the
sidewalk. The sidewalk would be five feet wide. A contra-flow bike lane would be striped along the other side
of the roadway adjacent to the landscape median separating the boulevard side street from Pearl Parkway.
This would provide a facility for bikes traveling in the opposing direction to boulevard side street traffic. As
outlined above, this proposed alternative could be a "Curb-less" section, or include various types of separator
curbs. For the purpose of this discussion and included graphics, we have shown both versions of this
alternative. This alternative could not be a "Shared-Street" due to presence of parking adjacent to the
sidewalk and the pedestrian sight distance safety issues that it would create.
Key Attributes:
➢ Provides a contra-flow bicycle lane which minimizes conflict between motor vehicles and opposing
direction bicycle traffic.
➢ Narrow (10-foot) space shared by motor vehicles and bikes traveling in the same direction creates
potential conflicts when motor vehicles stop to park. This may induce wrong-way bicycle riding in the
contra-flow bike lane.
49
➢ Parking on the building side adjacent to narrow (5-foot wide) sidewalk will result in conflicts between
sidewalk users and people entering/exiting parked vehicles.
➢ The Fire Department has indicated that the combined width of the side street vehicle lane and the
contra-flow bicycle lane is adequate for emergency response vehicles.
Implementation of TVAP Improvements
The improvements along Pearl Parkway are triggered by adjacent redevelopment. However the scope of
improvement being proposed is beyond the City's capability to exact from adjacent property owners.
Therefore, some funding for these improvements will be provided by property owners, consistent with
standard improvements which would be constructed. The remaining funding for these improvements will be
provided by the City of Boulder in accordance with the adopted TVAP Implementation Plan. The City's
source of funding for public transportation improvements per this plan is construction use and development
excise taxes which would be generated in the Boulder Junction Area and would be reinvested into these types
of key public improvements. In addition, funding for some TVAP public improvements and enhancements
has been identified in the upcoming Capital Investment Strategies bond measure, which will go before the
voters in the November election. Should that bond measure pass, additional funding for these improvements
would be available to help fund the public portions of costs of the Pearl Parkway project, added costs for
Junction Place enhancements, and the Junction Place bridge over Goose Creek in addition to providing for
other unfunded transportation connections identified in the TVAP Connections Plan. In addition, the city has
recently received a federal-aid grant for funding portions of public transportation improvements along the
north side of Pearl Parkway.
Other Related Upcoming Projects
In addition to the Junction Place Village (3100 Pearl) project along the south side of Pearl Parkway, the RTD-
owned Depot Square development along the north side of Pearl Parkway, adjoining the railroad tracks is in
the planning stage of the city's development review process. This is a mixed use development including a bus
transfer facility, parking garage, affordable housing, and hotel. Improvements selected for Pearl Parkway will
be integrated on both north and south frontages in conjunction with these private developments.
As a part of the planning of public improvements to support the Depot Square project, planned integration of a
short section (300') of a curb-less shared street is being pursued for Junction Place between the proposed bus
ramp and the Goose Creek bridge. This would result in a modification of the TVAP plan to show the
replacing of a section with bike lanes with a "shared street" section.
The City submitted and received a federal-aid TIP grant earlier this year for the north side of Pearl Parkway.
That project would help fund proposed multi-way boulevard improvements on the north side of Pearl (30th to
railroad), as well as complete a multi-use path along the north side of Pearl from the railroad to Foothills
Parkway. The completion of this project in conjunction with other proposed improvements will result in
contiguous and enhanced multi-modal facilities along this important arterial corridor, linking to other system
connections.
Transportation Master Plan Amendment
Prior to the development of the TVAP, the City's Transportation Master Plan (TMP) showed both on-street
bicycle lanes and multi-use path facilities on both sides of Pearl Parkway through the Boulder Junction area.
The adoption of the TVAP connections plan removed the bicycle lanes from the TMP, with the intent that
multi-use paths on both sides of the street would be appropriate pedestrian and bicycle facilities. For reasons
outlined above, staff is proposing development of a multi-way boulevard section. Should this multi-way
boulevard section not include a multi-use path, then the TVAP connections plan will need to be modified to
show the proposed facilities, which then modifies the TMP. Additional amendments to the TVAP
connections plan will be the modifications to the segment of Junction Place noted above.
NEXT STEPS:
50
The purpose of this memo and discussion item is to brief the TAB on the evaluation process to date and the
options being considered. Staff is seeking input from TAB members on the general concept of a multi-way
boulevard in this section of Pearl Parkway and on the specific "refined" alternatives being considered by staff.
TAB member input will be considered along with feedback to be received from upcoming public meetings in
October 2011 (Attachment D). Staff will develop a staff recommendation and return to the TAB for a public
hearing and recommendation, currently scheduled for the November 14, 2011 TAB meeting. At that time,
staff will also be bringing any associated changes to the TMP and the TVAP connections plan to the TAB for
recommendation.
ATTACHMENTS
Attachment A - Plan and Section views of original four alternatives
Attachment B - Evaluation criteria used to consider original four alternatives
Attachment C - Section views of "Refined" alternatives
Attachment D - Public process diagram
Attachment E - Multi-way Boulevard basic layout
51
ALTERNATIVE I (PARKING BUILDING SIDE)
I I
•
ALTERNATIVE I IPARKING STREETSIDE)
I I
1 1
ALTERNATIVE 2A
I I
x/ :A
ALTERNATIVE 211 (WITH CURBS)
I
1
1
I
-aft
ALTERNATIVE 2B ICURBLESS)
I I
1 1
52
i`
~
szso %/4~w 15' K RIVE DRI 15` WALk
~V. ~ i - - - -
~ ~
:AMP -
~ ~
c / -
i
• ~ ~ • • it c<
_ ~ ~ ! ~ ~ c~
~ i o /
B
`moo
i
i~ ~
. ~ ,
Cr''
~
J
r
l'~~
" • `
68.45 ~ ` - v ~ ~
~ ~ • I - ~ - .
I
~ ~ a ~ ~ r ~ ~ ~
'
S , • ~ ~
• / , _ ~ Q
1\ ~
i
•
• ~ ,
•
O f _ /
- ~
~ , . ; ~ a -
S6AMP
_,v ALL O 3.9a ~ ~
~ PO TUNIT - }
_ ~ ~ AX EIGH~B" ABOVE o u ~
X-W LK m
f
~ F
o
~ ~ ~ 1
~ I I I I I I t i
/ 67 75 m
~ 67.21
i..
.,.~~f~. 1~.. ~ ~ ~ I
i ~ / ~i
I }
•
~ j~
~ li •
t • ~ /~i
• ~
i '
l
- ~
r I
-
1
1 III
.
- ~ ~
~
~ ~ .
I~
~
I -
~ '
, = , ~ , . ~ ~ ~ - ~ °aaaaaaaaaaa° ~ - ~ ~ I
I~
, ~ ;
~ ~ ~ rA~~
.
I
I ~ ~
III I
I'
~ i ~
I
~ ~
_
~ ~ ~I~" ~ -
~q
~ bA ~ 0
~ ~ ~ ~ ~ o a~ o
~ I o~ a ~Z
F ~ _ ~ ~ \ i _
~e
~ CO
i _ ~
I ~ _ _ ~ / i~
c,
1.
ro
A;~ fem.
s
'now
/ v
///lam
i/
Amy - W,
,6
f
~i
Sustainable Streets & Centers Pearl Parkway Pilot (30th - BNSF RR) Evaluation Criteria
Modified 12-07-10, Updated Following 12/10/10 Meeting
Note: It was noted by stakeholders at the 12-6-10 meeting, that some of the various Pearl alternates being considered for possible
implementation along the 3100 Pearl site may not be applicable for other adjoining Pearl frontages pending future development plans (Housing
and RTD parcels).
Categories Weighting Criteria/ Measures Alt 1: Alt 2: Alt 3: Alt 4:
Malay Blvd., Malay Blvd., On-Street Adopted TVAP
Park Bldg. Park St. Side Parking w/ Section
Side Bike Lanes (Enhanced)
Economic Vitality 20% Opportunity for enhancing the economic viability of adjacent
land uses and NAP Area in general. 4 5 3 1
Parking on Pearl (not a part of adopted NAP Plan) provided
to support adjoining land uses and the Parking District.
High = greatest # potential parking spaces. 4 4 5 0
Minimizes initial cost (High=lowest project initial cost)
2 2 3 5
Minimizes lifecycle and maintenance costs (High=lowest
project life-cycle cost). Assume permeable pavers Alt 1 & 2.
2 2 3 4
Social Equity 20% Creates a distinct and memorable place and activates the
street consistent with TVAP goals. 5 5 3 1
Promotes social interaction, multi-mode & ped-friendly
environment 5 5 3 1
Environmental 20% Minimizes urban-heat island effect (maximize soft
Quality surface/planting areas=high). Assume Alt 1& 2 Pavers. 4 4 5 5
Maximizes permeable spaces to minimize storm water
runoff. Assume Alt 1 and 2 with permeable pavers. 3 4 5 5
Sustainable urban forestry opportunities (quality & quantity
of planting spaces) 3 4 2 5
Supports TMP goal to reduce single occupant vehicle trips,
CAP goal of reducing emissions and promotes TMP hierarchy
of Ped-Bike-Transit-Car order of focus. 2 2 2 3
Functionality 20% Accommodates all Travel Modes (transit, peds, bikes and
cars) as well as local "to" and regional "through" traffic.
Best accommodation= hiahest score.
Bike Mode Function
3 2 3 4
Pedestrian Mode Function
3 3 4 4
Transit Mode Function
2 4 3 3
Vehicular Mode Function
3 3 1 4
Safety 20% Overall transportation operational safety for ped, bike &
vehicular modes. Best accommodation= highest score.
Bike Safety
3 3 3 4
Pedestrian Safety
3 3 4 4
Transit Safety
3 3 4 4
Vehicular Safety
3 3 2 4
Emergency vehicle access accommodations (5= best emerg
access configuration, scored from direct feedback from Fire
Dept.) 3 5 3 2
SUBTOTAL 12 13.2 12.2 12.6
Potential Fatal Funding- Source for funding differential identified (5), not
Implementation identified (0) 0 0 0 5
Obstacles or Utility Relocations- Some required (possible funding
Flaws issue). Higher the number- fewer # of issues. Street
Lighting (E)- not significant issue. 1 1 3 3
ROW- Additional Right-of-Way Required (Likely at City
Cost). Current estimates do not assume any added ROW
costs. Lower number = greater ROW need. 1 1 3 4
Phasing- Provide flexibility for a phased implementation
2 2 3 5
Safety- Any significant issues without concept resolutions to
date?
Operational- Any significant issues without concept
resolutions to date?
HIGH - meets criteria well: 5 pts MEDIUM - meets criteria somewhat: 2-3 pts LOW - meets criteria poorly: 1 pt
Pearl Pilot Evaluation Matrix Modified 121010 Page 1 9/14/2011, T21 AM
58
Sustainable Streets & Centers Pearl Parkway Pilot (30th - BNSF RR) Evaluation Criteria
Modified 12-07-10
Updated Following 12/10/10 Meeting
Note: It was noted by stakeholders at the 12-6-10 meeting, that some of the various Pearl alternates being considered for possible implementation
along the 3100 Pearl site may not be applicable for other adjoining Pearl frontages pending future development plans (Housing and RTD parcels).
Categories Weighting Key Evaluation Factors Alt 1: Alt 2: Alt 3: Alt 4:
Malay Blvd., Malay Blvd., On-Street Adopted TVAP
Park Bldg. Park St. Side Parking w/ Section
Side Bike Lanes (Enhanced)
Economic Vitality 20% On-street parking a part of Alts 1-3 (not 4), and
maximized in Alt 3 to support adjoining land uses.
Higher initial and life cycle costs for Alts 1 and 2, no
city cost for Alt 4 (development requirement).
Category Rank 3 2 1 4
Social Equity 20% Alts 1 & 2- creation of distinct place, promoting
sharing of spaces and pedestrian orientation.
Category Rank 1 1 3 4
Environmental 20% Permeable pavers anticipated as a part of possible
Quality Alts 1 and 2, help soften hardscape surfaces for those
alternates. No required center median narrowing Alt
4, and continuous 8' planter strips for Alts 3 and 4
maximize planter areas.
Category Rank 4 2 2 1
Functionality 20% Traditional dual bike facilities (on-street and m/u
path) provide dual facilities for bike "to" and
"through" trips- benefit over Alts 1 and 2. Vehicular
mode function compromised the most by Alt 3 with
on-street parking.
Category Rank 3 2 3 1
Safety 20% General overall safety for all modes deemed better
for Alts 3 and 4, due to separation and defined
spaces for each mode. Safety for vehicular traffic
only, diminished by introduction of on-street parking
for Alt 3. Emergency access options better for Alt 2.
Category Rank 4 2 3 1
Overall Rank 4 1 3 2
6- ra
v,V
:*JF
Depot Sauare Site Review Written Statement-7.18.2015
Overview:
Depot Square will be a dynamic, sustainable, lively place anchored by an exceptional underground
Bus Rapid Transit (BRT) station. Our program is infused with active elements including housing,
lodging, public spaces, and the fully renovated and repurposed historic depot. This design creates a
vibrant development integrating the needs of RTD with the City of Boulder's redevelopment vision
for Boulder Junction.
Depot Square will be located at the northeast corner of Pearl Parkway and the new Junction Place
road - just east of 30th street. The property is bordered on the east bythe rail line, on the south by
Pearl Parkway, on the west bylunction Place and on the north by Goose Creek.
The site was rezoned by the City in November, 2010 to MU-4 which allows for a Floor Area Ratio of
up to 2.0. RTD and the City initiated a nationwide request for proposals in September, 2010 and
awarded the team of Pedersen Development Co./Adolfson & Peterson Construction Co. the project
in February, 2011.
In addition to the underground station, Depot Square will include:
1.71 permanently affordable rental housing units.
2. A 140 room hotel with up to 5,000 square feet of meeting space including a "corner bar" sited at
the confluence of Pearl Parkway & Junction Place.
3. 390 "unbundled" parking spaces within a structure above the RTD station.
4. Coffee/bagel shop fronting on the pedestrian plaza.
5. The renovated Depot which is anticipated to be re-commissioned as a restaurant/entertainment
venue, with the potential for public use of the basement level.
On-street parking will be provided along Junction Place and a wider Pearl Parkway ROW is
accommodated in anticipation ofthis street being reconfigured as expected into a "Woonerf."
Both the Planning Board and the Downtown Development Advisory Board (DDAB) reviewed concept
plans and provided valuable feedback as well as strong support forthe direction of the project.
Upon completion of the board reviews, David Driskell and Charles Ferro initiated bi-weekly meetings
between the development team and key city staff. This innovative collaboration has proved to be
invaluable to the preparation of an exceptional Site Review package, and the development team
appreciates the hard work of staff.
-F'0~ii-a 'd'>i 4lc~i -.9 td liic~ll71: C!~II 1
60
Viol
Meeting the Vision, Goals and Objectives of NAP:
Depot Square will continue the transformation of the Pearl Street Center District into the well-used
and well-loved pedestrian-oriented place envisioned by the City Council and Planning Board. Our
diverse program of uses will have convenient and safe connectivity to key areas of the city and, with
the RTD BRT Station, express transport to Union Station and DIA.
Connectivity between the site and the surrounding areas, including the future pocket park on the
west side of Junction Place, will be excellent. Pedestrian safety is enhanced by locating the bus
facility below grade - accessed via escalators and elevators. The pedestrian will be rewarded as they
move into, around, and through the site, experiencing the architectural variety and use of rich
building materials, the interesting combination of hard and soft surfaces, the artistic forms - all of
which work togetherto create a unique place.
In their reviews, Planning Board and DDAB advocated a philosophy of "quite architecture" with an
emphasis on the use of quality materials. Depot Square embraces these concepts. The housing
facade will be all brick, the hotel a combination of stone, brick, ha rd trowel plaster and glass.
Permeable pavers with sandstone or precast banding will cover all of the plaza area. A water
feature, amphitheater-style seating, bicycle parking and the "kiss and ride" park are programmed
amenities for the plaza.
RTD has committed $100,000 toward the arts master plan and the development team is a member
of the selection committee that will award the grant. Further, the artists will have access to the Site
Review package which will help them understand the environment within which they will design. To
the extentthe winning team presents an exceptional concept that adds value to the project, the
developer intends to supplement the grant.
This project will reduce traffic impact in the Pearl Street Center District through the following
methods:
1. Utilization of the RTD bus rapid transit station and adjacent HOP route.
2. Plentiful weather-protected bicycle parking.
3. Boulder B-Cycle bike share program.
4. Convenient pedestrian and bicycle connectivity to neighborhood shopping
including grocery and other essential services.
5. Managed parking program.
The addition of Depot Sq uare to the Pearl Street Center District will increase the area's economic
vitality. The housing will support area retail, the hotel will generate lodging taxes and bring new
employment and spending to Boulder, and the new RTD BRT station will support the improved
economy, while reducing automotive usage.
L,N,t &4uare
Site Review- Written Statement 7 182011 2
61
"N'l)
We have oriented the buildings on site to be inclusive of the Depot, to take advantage of
outstanding southwest views, to soak up the natural energy of the sun, to connect seamlessly with
the surrounding environment.
Solar energy will be a key component of limiting the carbon footprint of the project, assuming the
economics remain feasible in light of pending changes through Xcel Energy's solar rebate program,
and other federal and state programs. Low Impact Development techniques will be utilized as
appropriate, and upon completion, Depot Square will achieve a LEED-ND designation.
Construction of Depot Square is anticipated to begin in the second quarter of 2012. Necessarily, the
RTD station will be first out of the ground, followed bythe parking structure, housing, hotel and
depot. 100% project completion will occurtwenty months later.
62
0 z a
~~~c~~ PRIME CONTACTS z~ zQ
0 0 ~8s
° o~ ° zo~aLLo~
=0~"oouo
PARKING DESIGNER AO.O COVER ° ~ z ° wo ~a~c~
OWNER ED GONZALES STRUCTURAL ENGINEER 1111~~1 TOM SOEII ,~~~E ~ N W W ~ K ROBMCCONNELI J]~U°w=
` A1.0 PROJECT DIRECTORY Os3Z~~a
p D REGIONAL TRANSPORTATION DISTRICT `J`J`~~~ JVA, INC. CARL WALKER ~ ~ ~ ~ a
1600 BLAKE STREET 1319 SPRUCE STREET 2460 W, 26TH AVE., SUITE 500•C A1.1 PROJECT DATA , W
DENVER, CO 80211 C1.0 GRADING AND DRAINAGE PLAN ~ ~ V1
DENVER, CO 80202 BOULDER, cososo2
303.444.1951 303,894,8800 C2.0 UTILITY PLAN Q
303.299.6000 C3.0 HORIZONTAL CONTROL PLAN s
dVIL ENGINEER SUSiAINABILITY & ENERGY CONSULTANT
DAVE HEINRICH ~ ~ qY Z Q ~
I DARREN JOHNSTON Ll .0 LANDSCAPE PLAN fG (~a ON
JVA, INC. ~ I I~ Z~U~ UHG CONSULTING L2.0 TREE PLANTING PLAN ° ~ Q
ooa
921 WALNUT STREET L3.0 PLANT SCHEDULE, CHART, DETAILS g
DEVELOPER SCOTT PEDERSEN 1319 SPRUCE STREET BOULDER, CO 80302
~ BOULDER, CO 80302 L4.0 STREET CHARACTER AND SECTIONS
PEDERSEN DEVELOPMENT COMPANY 303.444.1951 871,452,5237 A2.0 SITE PLAN & PARKING GARAGE 5TH FLOOR ° -
P.O. BOX 3ZH MECHANICAL ENGINEER
ACOUSTICAL DESIGNER A2.1 BUS GARAGE PLAN
BOULDER, CO 80306 Scanlon SANDRASCANLON ~ DAVID ADAMS
A2.2 FIRST FLOOR PLAN gmaoZ Qoo 0
SCANLON SZYNSKIE GROUP D.l, ADAMS ASSOCIATES A2.3 SECOND FLOOR PLAN ~ z ~ ~ 3 ~ ° ~ z _ ~~a~a~ o
720.352.4794 Szynskie 3025 S. PARKER ROAD, SUITE 1100 ~QUS ICY ~ owe Z(~wU
1101 BOULDER STREET 3 ~ ~ N
AURORA, CO 80014 ' A2.4 THIRD & FOURTH FLOOR PLAN ~ ~~aQ~~~o DENVER,C080211 ~ ~~~~3~g=
303.696.2602 303.455.1900 A3.0 BUILDING ELEVATIONS
DESIGN BUILDER RICK RIITER ELEQRICALENGINEER A3.1 BUILDING ELEVATIONS
AffORDABIE HOUSING PARTNER G ,
ADOLFSON & PETERSON SANDRASCANLON Hou~ing ler STUART GROGAN A3.2 ELEVATION DETAILS o
o 0
to e~ ii BOULDER HOUSING PARTNERS A3.3 ELEVATION DETAILS o ~ ° a
CONSTRUCTION SCANLON SZYNSKIE GROUP Partner~~~ 3025 S. PARKER ROAD, SUITE 1100 4800 NORTH BROADWAY A3.4 BASEMENT FLOOR PLAN Z~°
ono w0 N
797 VENTURA STREET aueo~a, co sooia BOULDER, CO 80304 z m w w x w A3.5 FIRST FLOOR PLAN w°°
°o w~~
Q~JRQ~, CD $QQ~ ~ 303.696.2602 120.564.4610 A3.6 ROOF PLAN
Z ~
303.363.7101 IANDSCAPEARCHITECf A3J EXTERIOR ELEVATIONS ~ aC
_TRAFFIC ENGINEER
JON CARSON 3 CAROL ADAMS A3.8 EXTERIOR ELEVATIONS
STUDIO TERRA, INC. s~,D~~TF~, A4.0 BUILDING SECTIONS W
DESIGN ARCHITECT JAY LARSSON J SHORT ELLIOTf HENDRICKSON INC. ~ ~ sn,o~oTEa~ 3190 LONGWOOD AVENUE
A4.1 BUILDING SECTIONS
LARSSON DESIGN 4840 PEARL EAST CIRCLE, SUITE 2oow BOULDER, CO 80305
2 CORPORATE PARK, SUITE 100 BOULDER, co sosoi 303.494.9138 A5.0 3D VIEWS
A5.1 3D VIEWS
IRVINE, CA 92606 S E H sos.aaL5417 HISTORICAL ARCHITECT
DAVE ANDERSON A6.0 SIGN DRAWING/DETAILS
7 ~ 4.38.05 ~ Z TRANSPORTATION PIANNER
GREG FINSTAD { ANDERSON & HAIIAS ARCHITECTS, PC A7.0 SITE LIGHTING PLAN /DETAILS
SHORT ELl10Tf HENDRICKSON INC. 11514TH STREET A8.0 SHADOW STUDY
100 NORTH 6TH STREET, SUITE 710 C - GOLDEN, CO 80401 A8,1 SHADOW STUDY
303.218.4318 A8,2 SHADOW STUDY g
PRIME/ARCHITECT OF RECORD JEFF PEDERSEN MINNEAPOLIS, MN 55403
612.758.6700
SHORT ELLIOTT HENDRICKSON INC. A8.3 SHADOW STUDY w O. o
TOWER ONE, SUITE 6000 Z A8.4 SHADOW STUDY Q W U ~ ow
w 0 ow
vvvppp,,,,,, t, ~ m N Y
2000 SOUTH COLORADO BOULEVARD . ~F.x ~ ~
r
_ DENVER, CO 80202 y~ : ~ w~ - ~ ~ o -
P 720.540.6800 F 720.540.6801 ~ IMS ~ d ~ .
r.~`. ~o o
i ~~bOSf~~REEK ~ I~~', ` ~ ' _ ~ P
~a ~ o
z o
o w ° 3 ii
Iv1U-4. ( o o - 'Q= 0 0~0~
SITE~Q= E i Q ~
4
f~1°~ H Y.
/ p t ~ ~ PV ~ ~
O
~ E~:~
g~~- h~
r _
- ~ V
r~ w W
r: ~ O
lK?' '~:~.t - ~ a
w
kh. ~1' 1
;Ojo-l
VICINITY MAP
1 300'-0"
C
Z
w w
63
D z a
z~ zQ
0 0 ~8s
a o~ ° wo~aLLo~
~~"-~~z0
o~ZO~=~ =~o~ow= wo
F N W W~~ K o O 0 Z O Q
~ ~ . ~ N h Q d U
W
all numbers are in SF (square feet) unless noted otherwise w ~
V
Q
SITE DATA PA~ICING PROVIDED ZOhllld~
Overall Site Including Depot 142,gg~ Parking Structure °o Project Site U-4 ~ l~lki xed Use 4~
3.28 acres Surface Parking 1~ Adjacent Property w~-p~N
~ ~ Q O
o~ .a ~ orth ~lU-4 ~ Ali xed Use 4~ Z
SPA South NFU-4 ~ Mixed Use 4~ g "
BUIL~IFJ~ ~CdV9tAGE (Fodprints) T~'~ ~ Z
Residential 18,224 East IG Industrial-General ; N
o -
Structured Parking 28,230 P''~~~~7°~~~~'`~~ IS-2 Industrial-Service 2~
9~ Test MU-~4 ~ fixed Use 4~
Hotel 19,197 RTD Parking
1~0 oww~
Depot 2,902 Parking District zm-oo Qoo -
Surface Parking/Drive Aisles/Ramps 5,049 Residential z°a3~o~z _ ~~a~a~ o 71 ~~UP~N~Y` ~LASSIFIC~TI4N ~ ~ v ~ N z
~ry
Open Space (48.49'0 of Site Area) 69,278 Hotel L~ 3~ ~oN ~~pz~~~o RTD Bus Transit Garage S-2 (Storage
Group S; ~ ~ ~ ° s W ~ w 0 Qaa~ogz
u ~_~_3u~,z
Depot ~ ~ Structured Parking S-2 (Storage Group S
TOTAL 142,881 Residential R-2 Residential Group R~
TOTAL 4 Spy Hotel R-1 Residential Group R; G
Z
BUILDING AREAS Notes: O d Depot ~ (Mercantile Group M~
o a Z
R1D Bus Transit Garage 60,414 ~ a O
Zowep ~ o
Structured Parking 121,621 1) ADA parking required = 9 YU CON STRU CT10~J TYPES ~ w ~ ~ N Zmw wxw
~0
Resic~entia~ 75,060 ADA parking provided = 1 1 [including 2 van spaces) RTD Bus Transit Garage II-A ~°o
Hotel /140 Rooms $6,079 2~ 240 compacl spaces {60%of total allowed]
Structured Parking I-B ~ w
Depot 2,902 Residential ~ A ~ aC
Hotel II-B / V A
long term* Depot V-B W
T~i'AL ~,a76 BII~ PARK7i~IG Short term
Retail 1 1
FLOOR AREA RATIO (FA~R~ Restaurant/Cafe 7 1
Total Building Area 346 076 Hotel 14 7
71
less RTD Bus Garage -60,414 Residential (in garage) 8
50
FAR Building Area 285,662 RTD bike parking
23
142,881 site area 1.94 FAR B-Cycle StaFion
5UB TOTAL 30 spamea 1 153 ~p~a~s
RESIDENTIAL DATA
183 ~p~v~s o Q
1 Bedroom/1 Bath Units 27 TOTAL BII~ PARICINCa C91~ SIiE 1 o~
~s ~ ~ ~
2 Bedroom/1 Bahh Units 12 *~ong term bike parking includes bike racks and bike lockers o~
2 Bedroom/2 Bath Units 32 B-CYCLE stations are installed and maintained by vendor (B-( ndor (B-Cycle) ~
W o ~
Z w
w a o~
~ 0] N
TOTAL UhJITS 71
Average Gross Area/Unit 809
Total Gross Unit Area 5h,231
P
Total Gross Common Areas 18,829 ~ ~ ~
Q Q ~
\ ~ SZ_
~ O w ~ j
r~si~Er~n,a~ roT~ moss,, ~s,obo ~ ~ ~ ~
Notes:
1} 2%, or 2 Units will be fully aacesible (Type "A"} with
the balance of units adaptable (Type "g")
2) Gross Unit Area does not include balconies. There is `Q
r a
one recessed balcony or terrace of 60sf for each unit 0
iota Iling 4680 sf of private open space. u
w W a 0
z
w a
•
C
z
w w
64
1 .1 ,I 14~ j , i I 6\ ~ li I i I I I I ~ / - \ r_ J\ .1 ~ ~I I 1
.---tee/ , i r
r ' r ' r + 1 1. I I II I I 1/ E OHU OE ~ r I w I / d
-~-OE ~ r 1 1 -y ~ / Ij1 I I 1 1 ` ~ c I ~ , ~
r 1' i r ~ \ ~ t''-. KO I I I I °i -,v~ ~i' ~i ~ I / \ - ; ti. ; 4
~ 1 I fl1 I I I I ~ J Y' ~ I ~ I `Q ~ a II r I >t " I ~C~. ~ ~ ~
t~ \ r t r ~ z ~ o V\--~J D r r z~ m
~ 1 ~ . k 1 I I { 1 I III ~ 1 ~ ~ - \ ~ ` . ~l U . - ~U r l I I O ~
I l ~ ' y,V( N rr I ~ m d
1 I ~ 1 U (r ( I 1 I 1 I ~ 1 1 1 \ a6 1~ I I
,I \If I/ I X 1 1 1~ Id3 ll 1 ► I .I . I I III / I l ~ N ~ ~ ~ N N I o Q~
r
~ '`-J/ I 1 1 `~-1 I I III I I I I I - ~ c0 / 1 1, 1 \ J Y I 1 4
1 \ ~ ! t~ - ! _ Q ~7 JJJ ~ / ZU ~~0~ Q 1 M ~ =o~NLL V O U
+ cN ~t / U ro~Z~
J IJN I 1 1 I w ~ ~I-, I I I~ I I I I I \ \ 1 J /ll 1-, J U ~ 1 1 1 1 1010
z ( I I I I~ r 1 1 I Y , / ~ ~ 1 ~ I / 'f~' ~ 33 I- ~
1 t I f I"v 1 1, I I ~ III ~ i/ I ~I~~ildM '1H~ N » w ° ~"n ~ ~ ~ w 1 ~ ~ L
O~°oow~ MAO ~ ~ Q / ~n~~vi
.__t 1 ~ 1 _ ~ ~ ~ ~ . I y 1 c 1 ~ I I' I I ; r ;I III , ~ w + 1 _ ~~~oa
V --C: ~ ~ / ~ ~ Q Q- ~ /
/ - / ~ /
I I I N _ j' off; , I in i
~ ~ , . - w ~ ! O ~ ~ - - 1 _ , J_
~~Lil~O.d U I I III ! O M t0 ~ Y ~ i ~ 1 i _
- ~ T
~ - - ~ ( o--
~ ~ pp ~ Z~ ~ ~ II II N ~ II N ` O ~ ~ ~ I ~I n I
T - _ Jl. 0
Ir / , , f~-~ S GRADE ~ . ,
_J'-~ WITHIN 25' OF ~ ' r/
~ _ _ BUILDING ~ '
s _ - _ - _ - ~ _ I ~ _ ~ ~ ~ ~ o ~r.n r ~ N
~ ~ ~ ~&"e_ q
- = ~ WATER UALITY - - ~ ~ ~ J~ ~r J~i J 1 f + ~ _
~ - Q ~ - - OUTLET STRUCTURE WATER QUALITY
- " ~ ~ - - ~ - - POND TYPE 13 - - - - - - - ~ LOW WATER - - - _ - - - - - -
- - - COMBO INLET - _ - - - - - - - Irk om - 1
" ~ ~ ~ CREEK - - ~ 12"PVC - -p . o
- ~ ~ - TW 70.5 - - - - = _ - - - _ _ ~ ~ CROSSING - r-~ i J.
~ _oM
~ _ , ~ ~ BW 66.5 ~ aLL ~ ~ -
~ ~ ' _ ~ . - - - TW 70.5 ~r ~ i~ ~ . ~ CONCRETE BW fi6.5 . ~ L , _ - - J , ~ 1
~ RETAINING WALL i~ ~ ~ / r~
~ ~ I
ili ` jili` I%~~\1 ~
- y 18/ ~`~'~J~l 1 ' - w I II ~l c. ~ /61 N I. \ ~ fill
' 4
Z ~ a _ 1 / ~ I r3:~~.. _ p 18 RCP
+ ' r - cn 1 BW 62'5 I ! W ~ I I_ - - ~ Q ~ ~ ~ - ~ Q ro 6 DEMO EXIST I
70.30 ~ 1 r, ~ ~ _ - o~a~G
~r~ ~ Q I"n i~, I.I. I l 1J p ~ , _ \ I WALLS I TW 70.0 ~ ~ J ~ / I a ~U"Z~a~o
~ i ~ aaa, 0,..
W + \ I I BLDG ACCESS ~ I o1 ~ - ~ , t I I BW 62.5 , t_~=-.:g,~•..
N 1 _ _ ~ If / r I
_ \ _ _ - - ~ ~ CONCRE INING I ~ , - PROPOSED PARKING i 1 f 1 ~ l
SAGE AND APARTMENTS ~ ~'n u~
I ~ TYPE 13 ~ FFE=5269, FFE=5269.50 (APARTMENTS) ,°n c5' ~ ` ~ I~
MB INLET I ~ / I I O / / ~ 52, 5251.00 (GARAGE) I
I r.~I ~ ~ G Z
~ ~ _ Ilr) I ~ ~ a
- - • - - - I I ~ ~ ~ ~ ~ . I I ~ \ et o~ _ I f- O L l I ~1~
~ c ~l ~w ~ ll~~l ~ z o ~ NI ~ `i ~ ~ ~
~ a II I -T o -m@~ I' I 24 RCP \ \ I ~ l~~ ~ ~ : ~ ~
~ w I III (!f~/~~,f I/ /~i~~~ ~/~/~~1`II ~w~ a a Q o l i ~ I ~cJ~~ Ir 1 1 11~/I~%~%i?~II~II~I Q
Y o Z M o
~ ~ . ~ ! IN,I ~ i 72.50
+ I~ ~ .,r \ I III w ~ til - ~ ~ I Op~~. , ~ FFE-5213.00 ~ I ~ ~ z
~ A~ ~ /Ilrf~ rlllll ; ~mw how r N i ~ ~ I rrrr Cclh~l~`~" ~sZ m~
y1~\ TW 70,0 I ~ 1 I \ ~ III ~ ~ Q ~ ~ ii~ i ~ I --J I/~t~.III~J
~V~~~\ ~ ° ~~m
~ I W 60.0 II rr, \ \ . HIGH VOLTAGE ili I ~ I ,~11~~~1 I~t~~~i~~ ~ ~
ELECTRIC LINE ~ ~ I I i~~ II ~
_ i _ ~ ~ I ~ ~ I III ~ I ~I ` \ / ~ LIMITS OF v7 I Q • USE
CAUTION ~ 'i, w I I ~ III II! z ` DURING CONSTRUCTION ~ li ~ ~ I 1 I I L 1i fl ~ i ~ ~ Or!
+ + III ~ ~ / - UNDERGROUND - ~ + III ' I / ~ 69.50 69.50 r _
~ 24 CP I ~ r ~ ~ GARAGE OUND PERMEABLE PAVERS o I I I~\ u
. _ ~ III 5 DIA ~ / ~ ` 7 . ~T~) r~ PLAZA ~ I I ~ ~ III i I~.~'
1 I 00 1/ ~ ~ 5D MH ~ (TYP) I I ~ ~o I I ~
I 1 I` / I ~ I \ , /1 \ fit,,'-l., o 1... LOWEST GRADE ~ ~ I I
~I 1 ~ 69,50 WITHIN 25' OF ! I I BUILDING ~ ~_~~-~;~-nHo-i~---OEr-
i j ~~J~ /f \ f I 5267.2 I ~ ~ ~
o I I ' ~ ~ . 2- 70.50 \ I :a= ~ ' ~ ~ ru Q I
III E \ I y c• ~
_ - - , III . ,~A~1 ~ ti ti ~ \ - ~ _ ,f'f'81 ~ ''I \~V ti ,TRENCH DRAIN ~
~ ~ ~ _ _ __M_ ~I ~ II N• N ~ ~
I ~ \ I ~ \ I I ~ ~ ~ \ ~ ED TO GARAGE I 7 _ \ ~
\ . ~ ~~I C~ I I ~ ~ , ~ SUMP PUMP ~ / I I I I \ N I ~ 1 t
/ I ~ + ~ ~ o r n ~ Z N
~ I ~ ~ ~ ~ ~ ~ .1 RE. PLUMB ~ _ + I IT, ~ \ F - / ~ ) i
68.70 , + Y f ~ ~ O ~C~ \ ~ 31~A~-8 NOIlY15 El / I
i I ~ _ --8-.-~- ---~t~tt1t- I o~ lr
- I w % 1 n ~
I I - U- r I ~ F~ ~ ° I!
I ~ ' \ \ i v I ~ ' ' D ~ I t 1 ~C; i , , . I U
I,~ I, ~ v ~-I'-- t 't v CITY WETLANDS ~ Q ~ ~ ~ I ~ [ I
11 , m li ~ .1 ~-I BUFFER ~ r ~ ~ ~ ~ ~1 ~ p _ _ III J ~
Q I , - + w . ; ' J' ~ , . ~ . ~ , GARAGE R P ~ n N ~ ~ ~ \ o ~
• 1 ~ ~ ' 1 ~ ~ ~ m
~ ~ W SNOWM LT N ~-~T LLf " w G ~ ° a ~ ~ 0~
~ a ~ ~ ~ I rte - N - I ~ , \I ~ iS~~ ~ ~ ~
~ ~ ~ ~ ~ ~ w
I I \ \ U' , 1 / \ 1 ~ t a
r. I z u'___-__ I - 24° RCP ~ ~ ~'t, ~ ~ 1 ~1 + ~ ~ W w w l ~ ~
~I I ~ N w rf~.___ ~ ~ \ ~ ~~`rdL
_T- I , D- ° Y Y - , On ~
I / G e ,
il, ~
_ - _ _ \ 1 I N N
I ~ I S F. f / I ~ \ 't \ . ~ ~
PROPOSED HOTEL \4 ' w ~ ~ ~ /
1 I / _ ~ ♦ 1~ FFE=5269,00 (MAIN) ~ n~Q ~ ~ ~,i w
I _ 7 ~ \ ; ~ ~ TYPE 13 - / 1 ~s ' -TYPE 13 5268.00 (LOBBY) °o ~
_ s
~ ~ CO BO LE COMBO INLET 68,00 ~1 G~ ~ o
\ ~ ~ ~ \ ~ b~ ~-~-G~- c z
o o - 24" RCP ' \ " - I ~ ao C~ d e ~ 18 RI 18" R I ~~G~ ~
3 _ - G SUE ~1 o o
I ~ M o z \ 6L \ + ' e, I ~ oo - 1:1,3 ~ ~ ` - - G ~~UE -~-UE
, 1 ~
N ~ ~ UE G ~G- I ~ ~d n II T ,S -€7~ UE- UE--6-]SUE ~ _ ~ I
~ _ De ' rY _ - _ _ ~ ~ Y _ ~ ~
I S v I C 1, ~ d SS1f °'Y 1 1
3• 0 i p.J;- D I V ,I' D' D : ' ,
~ I ~ ' ~ "
I 10_ 1 . D D\ II I t o I ~ 4 Sg SSA
I I Z j~ I r ~ ' ~ o ~ ~ ~ ° D ' I I ~ I I 24" RCP
D- . W
I I luf I I u I p' _ wD ~.I r e I i " I I I Finish FloorlT.O. Plaza
',D W; • ~ ~ QO ~ I I / ° T , , °
~ n ° ~ 4V-~----1 D I I I T.O. Ramp ~ ~ I D ~ ~ 1 . ,R
~1CTI0~1. o . ~ -
. ° ~ , z
I I I I i` + I / , I ~ I/~ - ~ ~ ids
I I I I Bus Garage Floor I I \ - :i-_ i u
I I I I I ~
_ _ \I I 24"RCP ~ 5%Transition 10 a Ram I I i % p 5% Transition
~ I ~ - _~~f- ~ _ ~ d5 ~ ~ 1 ~ r
(10'•0") (160.10) (100') Z11-~ - - - - HLKMLA1LL NAVLKS ` m o - ~ - - ' @ PARKING Q ' '(TYP) i c
1
a I I TYPE 13 I I
Overall Ramp Length a M I I COMBO INLET (180'•10") ~ d I I I I
I ' a I , I 11 CL- FUTURE
W (D I GARAGE SECTION SEC11ON DETAIL Q + I I 7
1 3 + I ~ N1 ~ I HOUSING
NTS - I 18 F a. ~ I I I 18" RCP
LL30 0 30 60
3 G
SCALE IN FEET
65
~ by ~ i 11 ~%L --T'~_-_ .vim R U
' " ; ~ N ~ Iwi it ~-OE OE oHU OE OE , i I" ~ O ~ W i C B
°
~ a O \ z~ o
i r~ r Q. ~ b. O V % U r` i U61 / I-O~QOw i O p0 d
N r ZUCO`4~~ , U ~ I ~ i WWfAd? , I,I ~ J 1 ~
g
~N I ~~NIAi~\ ~ ~i~ pC6 QY J N ~ pg Y za
N~6~~ ~ ~ ~ iO~N"uo Q U N ~ .-v"OwBZ~
J I w ~~Z~` r ~ J \U Q N , N~ O 0~ ~ <<; Q ~ I~ 310N 33S) ~ ~ ~
a Q ~5z~ow=
J i Q W ~ ~ \ - ~ ~ ~ M m ~ n~ _ W ~ Q ~ N ~ / wO~~N~c? Wow -
p] J / ~$~W° d
w 3 O _ ( ~ S31~d/1 J,b'M -1H 1~ w I wOOa . o' ~~v~0a U --r ~
~ Q
~ o
m j ~r,
~ W - ~ \
_ ~ ~ I` f~ ' _ ''1 ' ~ i ~ ~ 1 _ ~
~ - - ~ ~ ~ N Ol r ° p. i , _ I L ~ ~ ~ J
~ d ~ ~ ~ # t ~ / ' i i
~ ~ _ - ii - T -
O Q N r ~ ,
~ ~ _ ~ J 1 ~ ~
r ~o _ _ ~ r _ ~
_ _ _ ► 1
r 1 ~ w
- . = ~ t - rJ _
~ ~1. - ~ ..0 9 o J
-
1' ~--1 ! _ ;ALL ~ ~ ~
o
1 - ~11 _ ~ BLDG 6"
~ ~ _ I `I FIRE SVC ~ ~ ~ ~
° - _ ~ ~ M S~ 6l u~ 0 ~SD~SD u I o
~ ~ Z ~ I W ~ i w BLDG 3" DOM SVC ► w ~ ~ -
Q , ~ _ II ~s~4 3" DOM METER ~ ~ ~ ~ ~ "
W ~K TRANSFORMER 1 I ~ ~ ~ ~ ~ ~ z ~ o
~ R rn h:
~ W I ANSFORMER - r N - - - ~ ~ W ► ~ ;i
~ ~ ~ ~ o~ I
~ . ~ ~ 6" BLDG SS SVC I
I ~ ~ ~ ~ ~ Q
/ / J JSED PARKING - ~
~ 125 UTIL ~ ' , I d p ~ aND APARTMENTS -
_ I I ♦ E T h, . ' ~ I ~ ~ I- C~ FFE=5269.50 (APARTh 1269.50 (APARTMENTS}
lil ° o
_ ~ ~ ~ 1 0 5251.00 GARp I ( 5251.00 (GARAGE) ~ ~ ~ ~ ~
~ o
I ~ i m
~ III ~"o wWo I Y V p m U
r. i ~ ~ \ ~ I ~ FFE=5273.00 ~ ~ I z n ~II III Q wxrc ~sw poo
o ; ~__°o X4'0 i m
~ I~' ♦ ~ ♦ r, ~ ~ ° Q III ~ Q . a
HIGH VOLTAGE ' ELECTRIC LINE ► ' i, = w
I'I ~ ~ I ` ; ~ ~ ` ~ LIMITS OF USE CAUTION ► ~ II i U) v OC
~ ~ - UNDERGROUND DURING CONSTRUCTION
I , ~ r ~ ~ GARAGE (BY OTHERS) j ~ Q ~ I
II I ~ 1 ' I - ~ o I
l B .,r-m,~ L ~ I . r , I I ~ ~ SS SVC h ~ 14 ~
~ I ~ ~ I ~ 't • ~'I _ ~ --~E~-'-~ nHo-~
- i . ~ ~ ~
I~.: I ~
III ~ h BLD 2 ~
IIIII N
- ~ , - - BLDG 6 ' - z ~ z F- ~ u ~ ZJZ ► I~ W
I I WATER MAIN 1 ~ ~ \ + ~ °o w v w I I~~ IC ,r i I I I I ~
FIRE SVC^~ 1 , I.~= w TO BE EXTENDED 1 . ~ ~ _ - ° w w v~ ~ W U ~ , ~
ACROSS GOOSE ~ ~ r \ ` a~o~o-e Nouvis s+ ~ ~ I 'I ~ > w
CREEK WITH ~ - maw ~ - °-t~St~i_ II J ~ J
FUTURE BRIDGE r z ' • 'o ~ ~
- o CONSTRUCTION - ~ ~ Q~' ` s ~~y , , • JI I 4l TRANSFORMER ► ~ ~
w (BY OTHERS) - Q - Fyn', , • , Qc6 I -w , ~ ~ ~ ~ , ° , ► ~ J ~
~ E ) C f(5 „
Z ~ " ` J LL ' ~ , iy'l ~ ~ ~ l( ~~I
► ~o
- Q p _ 1 0 I 0 ~ Ln 15 ~ ► ~ I
W 1 0 } p METER . 9 t Y , I ~ ~ 1 ~ ~n ~ D 0 ~
m
6V \ ~o, i o~ o
p ~ Q 1 ~ . _ In ~Z~ ~ ~ , ~ I y\ ~ 1 1 ~ W
1 , W ~ II ~ ~ ' ~ ~ w ~ 1 i~~ ~
~ w w
p Z c~ ~ ~ C~ ~ I ~i'~ F'~ ~ ► f`1 U ~ ~
1 . I oaJ ~ , ~ . / i~ 1 1 0 Q 0 H
~ ~ ~ 1
i , '
z cn •ti v L.. -J J~ ~ , ► N 11.,
I ~ ~ ~ ~ - - n - - y 1
, - - - ~I' BLDG 6 FIRE - r 11 Z
V ,P f \ ~ ~ , FH A SY SVC ~ ~ .5 E PROPOSED HOTEL FH ASSY ►
~ ~ + G
_ . \ ~ „ I ~ ~ _ ~ ~ F ~ ' BLDG 3 DOM DOM FFE=5269.00
(MAIN} " 1 ~ ~ W
5 ~ ' v •I ~ • ~ 1. ~ ~ ~ APPRO>< _ _-I_ i' I ~ 1
svc , 1 ~ ~ _ - ~ OF DR APPROX LOCATION 5268.00 (LOBBY} 6 BLDG ~ ~ - OF DRY UTILITIES
SVC ~ ~ ~
- - , ~ . ~ ~ ~ o ~ ~ ° ~ ~ 3" DOM METER
` ~ _ ~ , p 8 PVC • _ V - ~ - DM METER ~ _
o Z
o - SS MAIN ' - - ' I I o ~ c ~ f I ` - ~ o
F`• ~ 0 0
„ ~ z ♦ - , I / X00 - • r - \ r ° - ~1E u
1 1
- I I ~ ~ ' 'V 1 - - r _ _ _ _ II ~ . ~ -
_ ~ ! I ~ ~ 3/4 IRRIGATION ' ~ . _ - ~ I SERVICE AND METER ~ - - ,
- - - Y~, _ _ _ ~ _ _ r _ ~ _ I _ 1 x ►
I I • • ~ . .o - ~ ~ I , , I~ I ° :r ~
. A ~ ~ ~ ` ~~~~~5
/ ~ ~ ~ ° . , , 1- . r
° . 9 ' ° '
- II 8 PVC ° ` ~ 9 0. , 7 I ~ ~ ° ~ ' ~ o' c ~.w~r~
' o, LA. 'o ~ ~ '1 D >Q ~ v e ; r ~ 2 ~ ' li
I WATER MAIN , •V ~ I I ' , .
i ` 3 ~ ,
I WI I f u~ ~ - ~ I rrr I ~ I I~
O r-, I I I I ! ~ ~ < I I ___iLLL I I \ ~ • ~
~ . . I x I ~ • ~ ~ ~ 1 ~ _ • - ~ QS ~ 1 ~
of IZ14-~ I e„I - - - - - . ~~~T1 Q
o I ` m J Q I I 4 DIA SS MH _ I~ I I I
I I
- I I I (TYP) I I WI I FUTURE
o _ ----It Y 11. I II I 4" PVC FROM N I Q MAIN TO METER M cl~
TER `
` O HOUSING • V__ 1 l 11
,W t W OD ~ I . rn ~ l i n I I I
N
c 3 LLU
0 Q
C) 30 0 30 60
SCALE IN FEET
66
I
,
I ~ ~ 1
„1 ' /
rti
~
_._1~ / j ~
~ ~ _
~,-'-7-- J o
I / ,
O I
~ ~ p 1 ~
- ~
~ 1; I ~
v~~ '~V~\~AV'~
~ 4wr / c u. 1 ~~.~wr. ` ■iy
/ / \ • '
I
-1 I
/ / ~ 'o/// \ ~i ~ . ~ ~ 1/
~i ~ / i ~ ~ ~ ~ I '1
/ ' 1 ~
~ ~ a, ~ \ ~
~ 1` r~ 5 / . 1 I
~ / ~ f ~ 6 ~ ~ ~ II '
/ ~ ~ j ° ! ~ ~ f r ~I i ~ II u ~ i~
I
I ~ II
f ♦ I ~ i0i rn' y , Sri i I II u ii ,
P \ ~ / \ r ~ - ~I
' J ~ - ~ _ I _ II ~
~ ~ ♦ _ s~ I it i / / ~ I I~
d ~
. 1 / J ~ rL~ ~ rJ 1_~ ~ , ' ~
~ V I ~--r r~
~
a ~ i ~
` ~ ~ k\
i
r , ~ /
~ \ \ ~i ~i i
i
i
►w .r wr i
~ ~ ii / ~ v I ~ u
o - - I / i ~ ~ i W
, .
.r OC
' f . ~ l
~ 1 ~ ~
1 ~ ~ ~~■■~~■■~~wl{a~ r rrr ruuu r►r►ruriu~rarrnrrarnruuuaururrroa uar► ~i ~I
1 ' ■r_ ranr~n~rr►ovrrva aranrwran►anrarv~nn►vv -rartn~a I I
~ ~ r ' i
a -:I ~ r ~ ~ r I ~ ~ ~ n
I - ~
~ i
~ 'i 1 ~ i ~
' ~ i ' ~ wry
~ ~J I r~ ~I I ~ I: 1 wr
r ~ ~ ' ii i ~
I , it CI i
I r wr ii I i ~ - - I. 4
I I r' I wit ' _ _ ii ' ~ I - ~ wr ~i~. ~ r I
I ~ ~ ' w/ ~
I -1 Ini I i. wr I I /Y ~ I
s ~ w/ 1,_ ~ 6 ~ W
~ . wr _n M - n Irn I ( r.S n IN. ■
I 1 r- u 0
~nr muuwnnruuuu~x~~Nnn., n -r I ...........r....o....o......o... /r' w I ~ • ■ ■ ■ ■ ■
• i. M
I ~ dl 1./t ~1~1~1~1~1~ ~ / ;e i ~ nwr~
I I~u n I I f ~ pt/ I ~ 1 ~ ii t
I ~ 1~// I 1./.I ii
I 1/1r'i ~ w 1 ~~i _rLr - ii
1 J rL ~ V ' i AO~ h I I w/~1' i"
I r I 1./. Iii Ir : ~ •f I wl` r..
I \/.:r:C 11 wl~i. ;i I I - qr o ~
I 1 / / I - 1
I ~ I MIS-. 1 4i ~ _ /
' ~ ` ~r.
1 r I i iii ~
I I ~C ~ ~ {
I ~ ' T 1
I I ~ ' ' ~ ~ 1
I I ~ ° ---_________I 1~ I ~ I ~ I 1..J Ir IIIIII/I/.
! / NNpp ~R ~
r I /1r///CI!/, I . r ~ ~ r\ ~
I ' ~ S. ~ 11 ~ ~ - ~ ~ ~ ~i ~r rrr ~I\ \R~
w ' '
' ~
I ~ ~ 1~1.,,.. _ i
0 I ' , ` ' / I r~l/~ w ~ / 1 L ' , c
I I ~ ~
I I ~
I I ~ ~y ,i l
•
~
•
. • 00 ~4AL
0000
.r
a~~
f
1 ~ ~ ~ _ DECIDUOUS AND ORNAMENTAL TREES
BOTANICAL NAME COMMON NAME HEIGHT SPREAD WATER USE EXPOSURE FLOWER COLOR SEASON
~ ~ ~ .ER PLATANOIDES CRIMSON SENTRY MAPLE, CRIM50N SENTRY NORWARY 20-25' 12-15' MEDIUM SUN TO FS REDDISH-YELLOW
SPRING
/ J. ;ER SACCHARUM LEGACY MAPLE, LEGACY SUGAR 50-60' 30-40' MEDIUM SUN GREEN YELLOW SPRING
~ ' ;ER TATARICUM PATTERN PERFECT MAPLE, PATTERN PERFECTTATARIAN 15-20' 15-20' LOW ADAPTABLE GREENISH-WHITE SPRING
4ELANCHIER X GRANDIFLORA AUTUMN BRILLIANCE SERVICEBERRY, AUTUMN BRILLIANCE 15-25' 15-20' LOW SUN WHITE SPRING
~ ~ ~ ~ ~ :LTIS OCCIDENTALIS HACKBERRY, WESTERN 50-60' 40-50' LOW SUN NIA N/A
iRCIS CANADENSIS REDBUD, EASTERN 20-30' 20-30' MEDIUM FS TO SHADE PINK TO LAVENDER SPRING
~ e iATAEGUS CRUS-GALLI INERMIS CRUSADER HAWTHORN, THORNLESS COCKSPUR 12-15' 12-15' LOW SUN WHITE SPRING
~ / I / ~ PLUS INDIAN MAGIC CRABAPPLE, INDIAN MAGIC 15-20' 15-20' MEDIUM SUN DEEP PINK SPRING
0 i PLUS SPRING SNOW CRABAPPLE, SPRING SNOW 20-25' 2D-25' MEDIUM SUN WHITE SPRING ATANUS X ACERIFOLIA BLOODGOOD PLANETREE,
BLOODGOOD 70-100' 65-80' MEDIUM SUN N/A N/A
~ ~ IUNUS CERASIFERA NEWPORT PLUM, NEWPORT 15-20' 15-20' MEDIUM SUN PINK SPRING
r~~ - IUNUS NIGRA PRINCESS KAY PLUM, PRINCESS KAY CANADIAN 15-20' 10-15' MEDIUM SUN WHITE SPRING
'RUS CALLERYANA CHANTICLEER PEAR, CHANTICLEER 20-30' 15-20' MEDIUM SUN WHITE SPRING
1PHORAJAPONICA'REGENT' REGENT JAPANESE PAGODA TREE 40-50' 30-40' MEDIUM SUN TO FS CREAMY WHITE SUMMER
I/ f , , ■
/ / ~W
~r ~ W c w ~ ~
• ~ r ❑ $0a„°
/ ~ °~o~~~ o
r r /
a# f ~ r a
~ / •
• ,
~ /
i ; / / l v ti ♦ I . , ~
I % ~ ~ I
/ . / • .i ,
/ I ~ / - ~ • ~ ~ / ~
' ~ ' ~ : :
/ • ' V s I
/ , ' ~ ~ I I
r / i I
.o, / t
` r
' ~ / /
✓i, 3 i ~ .n. ~
/ AY.~ .b ~ ~ ~f~~
tl i ~.~P~
, '
H r ~ , .Mio air apo
/ / t
~ ~ I ~ ~ I
/ G` , ' ~ ~
r y ~ ~ I ~C
I I
6' ~ I I
I
~ I ~r ~ I
~ ` f ~ ■
i / r I /
- / t i
I i
~J ,1 _ ~ I
I I I I
I l 1 I 1 - - - I
~ ~ 1 I I 1 I
1 I I
I f I
I , ~ I I r= I I
I f f I ~
~ ~ 1
' I i I 1 i i
I ~ i I I i I ~ ~ i I •
~ I ~ I ~ I i
1 - i I ■
~i ~ ~ ~ , I ~ ~ ~ I
~ I 1 a a
I ~ ~ 1 ~ I
~ ~ II i I ~ ~ I
~ I I I ` - / ~ ~ I
I I ~ I r ~ ~ ~ ~ I
~ I ~ Id ~ n ~ I i ~ I
r ~ ~ i i i
I ' -
I I I 4
i ' ~ ~ I ~ I
I ' .r..n
1 I ' I 1
i I I~ I L
I ' 1 i I I ~ I
i J I
~
I I ~
I I ~ ~
Ir I I I I - -
i '
i ~ ' ~ ~ ~ / ~
i f~' ~ / I i ~ ~ I ~ i t I I'~ E
i i s , ~ ~ I ~ / ~ 0 I I _ ~ /
1 ~ ~ ~
0 ~ I \ ' ~ / ~
~ i
~ ~ ~ r ~
i i~ ,y
~ ~ ~ i~ i
30 15 0 30 F
LANDSCAPE AND BIKE PARKING DETAILS PLANT SCHEDULE
PERENNAILS
BOTANICAL NAME COMMON NAME HE Nl~uy Nwk~s:~~-r 720 AEGOPODIUM PODAGRARIA GREEN BISHOP'S WEED
e-12' E HEIGHT SPREAD WATER USE EXPOSURE FLOWER COLOR SEASON 8.12" 1-2' MEDIUM FS TO SHADE WHITE SUMMER i w
AEGOPODIUM PODAGRARIA'VARIEGATUM' VARIEGATED BISHOP'S WEED 8-12' 8-12" 1-2' MEDIUM FS TD SHADE WHITE SUMMER
z~
hi ,,ti AGASTACHE CANA DOUBLE BUBBLEMINT 2.3' rReFS uNOeR rae~s a~~ AGASTACHE CANA `SONORAN SUNSET'
SONORAN SUNSET HYSSOP 12-1f 2.3' 18-24' LOW SUN RICH PINK MID-SUMMER TO FALL w m o 12-18" 12-15" LOW SUN PINK SUMMER
~ o $
CE a" clr aPANO uv AJUGA CHOCOLATE CHIP DWARF CARPET BUGLE 2.4" EVEAGREEN TREE DECIDUOUS TREE STAKING_PLAN 2.4"
8-12' MEDIUM ADAPTABLE BLUE SPRING ° ~ $ w ~'W nLLp°
AJUGA REPTANS GREEN CARPET BUGLE 4.6" OPPOSITE SIDE SAME oPPOSnT SIDE SAME AJUGA REPTANS'ATROPURPUREA'
BRONZE CARPET BUGLE 4-6" 4.6" 12.15' MEDIUM ADAPTABLE BLUE LATE SPRING = p ~ o v a U m m ° 4-6" 12-15" MEDIUM ADAPTABLE BLUE
LATE SPRING p = w p ~ z
NOTES: ARCTOSTAPHYLOS X COLORADOENSIS MOCK BEARBERRY MOCK BEARBERRY MANZANITA 4.70' A 4.10" 2-4' LOW SUN TO FS SOFT PINK L•WINTER
TO EARLY SPRING 0 v ~ w ~ Wp ~p~,_
p ~ ~ ASTER NOVAE-ANGLIAE'PURPLE DOME' NEW ENGLAND PURPLE ASTER 18-2~ 1. WRAP TRUNK WITH 4" TREE IIII ; ~ WRAP PER SPECIFICATIONS.
A~ ~ AURINIA SAXATiLIS'GOLD BALL' BASKET-OF-GOLD ALYSSUM 8-12' r N w W ~ ~ 18-24" 18-24" MEDUIM SUN PURPLE LATE SUMMER TD FALL
~ ° > ° 3 a 8-12" 12-18" LOW SUN YELLOW EARLY SPRING ~ $ p w ~ 33 0
TRUNK PLUMB AND IIIII~~;,.~~- ~ ~ , ~ e dl A ~ R T T W-IN• -1
I 2. SEE SPECS FOA PLANTING OF ~ ~ CE AS IUM TOMEN OSUM SNO SUMMER 6 2 STAAIGHT q ' alll ~ ~ ~ ~ ~ I
w cvr°a V 6.12" 12-18' LOW SUN WHITE LATE SPRING TO EARLY SUMMER
II. ~ ~ , II VINES AND GROUND COVERS. III A 118 t t ~ CERATOSTIGMA PLUMBAGINOIDES
PLUMBAGO 8-12 III ~ ~ ~ II ~ ~ \ ®~ao~~ ~ ~ 3. DETAIL IS TYPICAL IN INTENT ONLY. AK ~ ®VV~ d e ~ ~
AK TI T IF V 8"GREEN STEEL ,i ~ ~ \ ~ ~ CLEMA S ERN LORA SWEET AUTUMN CLEMATIS INE 8-12" 18-24" LOW
ADAPTABLE BLUE MID TO LATE SUMMER
TEE POSTS WITH , "'~t \ ~ a\ / \ /v ~ ~i' BLADE ON TREE ~9j1 ~ COREOPSISAURICULATA`NANA' DWARFCOREOPSIS
6.72' VINE VINE LOW SUN WHITE LATE SUMMER TO FALL 6.12" 12-15' LOW SUN ORANGE•YELLOW EARLY SUMMER TO FALL
SIDE ~I RUN DOUBLE STRAND 12 GAUGE ~ ~ ~ . ~ IIII - COREOPSISVERTICILLATA'MOONBEAM' MOONBEAMCOREOPSIS
18-2~ WIRE THROUGH GROMMETS IN 2" e ~I GcG H/--- NYLON STRAP. RUN WIRE TO ~ ~ ~d J~ ~ ° 18-24" 18-24" LOW SUN SOFT YELLOW
MID-SUMMER TO FALL ~ W
FRAGARIA `FREL' PINK PANDA STRAWBERRY 6.8" ouull / `s,-.-; ~ POST AND TWIST FORSUGHT /`"e•°~ MULCHED,
T N i N ~ ~ ~ ~ ~ GERANIUM `JOHNSON'S BLUE' BLUE CRANESBILL 18-2~ 6.8" 12.18' MEDIUM SUN TO FS PINK SUMMER w
18-24" 2-3' MEDIUM ADAPTABLE VIOLET-BLUE EARLY SUMMER ~
SOD-FREE E SO ~ ~ ~/~Am~O~A~`~ ~y~ GERANIUMSANGUINEUM BLOODY CRANESBILL 12.1E alll~ - PROTECTIUE CAP ~ ~ / p
V ~ BASE AROUND v ~illl SECURED TO STAKE ~ ®~I~pIVIV66~~\® x 12.18" 18-24' MEDIUM ADAPTABLE REDDISH-PURPLE LATE SPRING TO SUMMER
u
TAEESPER ~ ~ e ~ HEDERA HELIX ENGLISH IW VINE SPECIFICATIONS 8411 ~ , , \ ~
- ~ ,III I ~ ~ \ ~ HEMEROCALLIS'JOAN SENIOR WHITE DAYLILY 18 2 II ~ VINE VINE MEDIUM SHADE NIA
N!A Q 18-24" 18-24" LOW SUN TO FS WHITE LATE SPRING TO EARLY SUMMER
I i IIII DECIDUOUS EVERGREEN ~ s ~ ~ HEMEROCALLIS'LAVENDERSLUSH' LAVENDER DAYLILY 18.2 V~ SHRUB SHRUB PLANT
PIT i IIII ~ ~O 18.24" 18-24' LOW SUN ORCHID SUMMER
TYVO MMES 'IIII HEMEROCALLIS'ROCKETClTY' ORANGE DAYLILY 3-4' it ~ ; BACKFILL R LARGE HEMEROCA
LLIS STELLA DE DRO' DWARF GOLD DAYLILY 1-2 3-4' 2-3' LOW SUN ORANGE EARLY TO MID-SUMMER 1-2' 12-18" LOW SUN GOLDEN YELLOW LATE SPRING TO LATE SUMMER
THAN BALL dll i ~ t ~ III , % ~ FINISH GRADE WITH - DIAMETEA IIIIIIII ~ , ; (IIII
HEUCHERA'CHOCOLATE RUFFLES' CHOCOLATE RUFFLES CORAL BELLS 2a 3f BELLS 24.3D" 24.30' MEDIUM FS TO SHADE WHITE EARLY SUMMER
ROOT BALL TO BE ! I ~ I'~ ~ / ~ SOD OR MULCH, 2" ABOVE ~ (~~"u iii~~ SEE PLAN HEUCHERA `SIVLER SCROLLS' SILVER
SCROLLS CORAL BELLS 1 2' ~ _ ~s~~ III~IIIIIIII 3 1-2' 10-12" MEDIUM ADAPTABLE WHITE SUMMER 8.12" 18-24' LOW SUN WHITE LATE SPRING TO EARLY
SUMMER ~
FMISHED IBERISSEMPERVIRENS EVERGREENCANDYTUFT 8.72' BALL `~l ~"~T~ ~ X60" 11/T GRADE ~ ill I
~ -I' BALL - PLANrPIr ~ LAVANDULAANGUSTIFOUA'HIDCOTE DEEP BLUE LAVENDER 812' 8.12" 8.12' LOW SUN LAVENDER-BLUE EARLY SPRING
TOMID-SUMMER
~'~T =''Y ' Two TIMES LEUCANTHEMUM X SUPERBUM'Ln7LE MISS MUFFET' DWARF SHASTA DAISY 12-1: ~ LARGER N
12-15" 12-15" MEDIUM SUN WHITE EARLY TO LATE SUMMER w ~
~ rHAN BALL LONICERA JAPONICA'HALLIANA' HALL'S HONEYSUCKLE VINE ~ LONICERASEMPERVIRENS'MAGNIFICA' SCARLET
TRUMPET HONEYSUCKLE VINE ~ ~ P DIAMETER. VINE VINE LOW SUN CREAMY WHITE EARLY TO LATE SUMMER ~KLE VINE VINE MEDIUM SUN RED-ORANGE
MID TO LATE SPRING G g ~ „o
f- ' RoorBALL PACHYSANDRA TERMINALIS'GREENSHEEN' JAPANESE SPURGE 6.8" _ ~ -v / - To BF t" PARATHENOCISSUS
OUINOUEFOLIA VIRGINIA CREEPER VINE 6.8" 12-15' MEDIUM FS TO SHADE WHITE MID-SPRING ~ ~ o ^ ~ ~ ~ ] ~ s~~„ 9oao~: ~
BACKFILL UNDISTURBED SUBGRADE ABOVE FINISHED PARTHENOCISSUS TRICUSPIDATA'VEITCHII' BOSTON IVY VINE VINE VINE MEDIUM SUN
TO FS NIA N!A Z F' g ~ . VINE VINE MEDIUM SHADE NIA NIA Q ~ _
REMOVE ALL FOREIGN MATERIALS FROM TRUNKANOBALL GRADE REFERENCE PERSICARIAAFFINIS HIMALAYAN BORDER JEWEL 6.8" FOLD BACKTOP HALF OF UNTREATED
BURLAP OPEN AREA: N/A DESIGNATES MACHINED SURFACE INFORMATION POLYGONUM AUBERTII SILVER LACE VINE VINE 6.8" 12-18' LOW SUN PINK
LATE SUMMER j N ~
VINE VINE LOW SUN WHITE MID TO LATE SUMMER Z a 12-18" 2-4' LOW SUN TD FS BUTTER YELLOW LATE SPRING ~
-
DRAWN BY: DATE LAST REVISED BY: DATE POTENTILLA NEUMANNIANA'NANA' DWARF SPRING CINQUEFOIL 12-1f MRU 09-11-09
SALVIA NEMOROSA'MAY NIGHT' MAY NIGHT PURPLE SALVIA 18.2 u 18.24" 12-18' LOW SUN VIOLET-BLUE EARLY TO LATE SUMMER
cuwx er. JSH issu¢n JULY 2,1998 ~ SEDUM `AUTUMN JOY' AUTUMN JOY STONECROP 18-2~ CITY OF BOULDER, COLORADO ~s~ OCT. n, 2000 GREY
IRON CONFORMS TO °aLanRrw 0-8650 D8L FOUNDRY & SUPPLY cxEamBr: SRW - oa~wuuoev leorroscuel SALES CONTACT # TANACETUM X COCCNEUM'ROBINSON'S HYBRID'
PAINTED DAISY 18.2 18-24" 12-18" LOW SUN SALMON-PINK LATE SUMMER TO FALL 18.24" 12.18' LOW SUN PINK TO CRIMSON LATE SPRING TO EARLY SUMMER
ASTM A•48, CLASS 35B CALIfORNIA IBOOI-a22-0648 VERONICAALLIONII ALLIONI SPEEDWELL 4-6" 4-6" 12-18" LOW SUN PURPLISH-BLUE
EARLY TOMID-SUMMER
TREES AND SHRUBS ImAw~N~~a. MEETS H-2o WHEEL LOaD , WASHINGTON 18881-/~-DOSS .per MADE IN USA uTAH Isool-aea-9602
VERONICA SPICATA TALL BLUE BLUE SPIKE SPEEDWELL 12-1E owcao~av necewcaKS PLANTING DETAIL 3.02 VINCA MAJOR BIG-LEAF PERIWINKLE
6.12` 12-18" 12-18" MEDIUM SUN BLUE MID-SUMMER ° m w ~ Z 6.12" 18-24' MEDIUM FS TO SHADE BLUE EARLY TO LATE SUMMER
a o 0 ~ o z
VINCA MINOR BOWLES VARIETY' BDWLES PERIWINKLE 4-6" 4-6" 12-18" LOW ADAPTABLE BLUE EARLY SPRING TOMID-SUMMER ~
0 ~ 3 p
WISTERIA SINENSIS CHINESE WISTERIA VINE VINE VINE MEDIUM SUN TO FS VIOLET-BLUE MID TO LATE SPRING
= z ~ a ~ a ~ 0 ~ (7 ~av0 x~Y
o: °warw~?F~ a =44a30DIw
5 FOOT RO U N D TR E E GRATE ORNAMENTAL GRASSES TREE AND SHRUB PLANTING DETAIL 1 BOTANICAL NAME COMMON
NAME HE E HEIGHT SPREAD WATER USE EXPOSURE FLOWER COLOR SEASON ~ ~ ~ ? u ~ x
SCALE: not to scale SCALE: not to scale CALAMAGROSTISACUTIFLORA'OVERDAM' VARIEGATED FEATHER REED t-3' CALAMAGROSTIS BRACHYTRICHA KOREAN FEATHER
REED GRASS 3-4' 1-3' 1-3' LOW SUN TD FS PINKISH TAN LATE SUMMER S 3-4' 2-3' LOW SUN TO FS PINKISH TAN LATE SUMMER
MISCANTHUS SINENSIS'ADAGIO' COMPACT MAIDEN GRASS 2.3' 2.3' 2-3' MEDIUM SUN PINK LATE SUMMER
MISCANTHUS SINENSIS "GRACILLIMUS' MAIDEN GRASS 4-5' 4-5' 4-5' MEDIUM SUN CREAMY-WHITE LATE SUMMER TD 4.5' 2-3'
MEDIUM SUN CREAMY WHITE SUMMER
CAST IRON MISCANTHUS SINENSIS'GRAZIELLA' GRAZIELLA MAIDEN GRASS 4.5' EMBED FRAME PER TREE GRATE MISCANTHUS SINENSIS
LITTLE NICKYc"' LITTLE NICKY DWARF ZEBRA GRASS 3-4' RASS 3-4' 2-3' MEDIUM SUN BEIGE SUMMER
NOTES: MANUFACTURER'S SPECIFICATIONS 2' MIN MISCANTHUS SINENSIS "MORNING LIGHT' MORNING LIGHT MAIDEN GRASS 4-5' DIMENSIONS:
SIDEWALK MULCH - 2" MIN MISCANTHUS SINENSIS PURPURASCENS FLAME (PURPLE MAIDEN) GRASS 3.4' iS 4-5' 2-3' MEDIUM SUN BRONZE LATE
SUMMER u iS 3.4' 2-3' MEDIUM SUN BRONZElSILVERYWHITE LATE SUMMER ~ Z
1. HEIGHT-33" FROMiHE GROUND MISCANTHUS SINENSIS'SARABANDE' NARROW LEAF MAIDEN GRASS 4-5' 4-5' 2-3' MEDIUM SUN CREAMY WHITE
LATE SUMMER o
2. CONTINUOUS BEND INSEIERADIUS=7" : • • . MISCANTHUS SINENSIS'SILVER FEATHER' SILVER FEATHER MAIDEN GRASS 4.6' • MISCANTHUS
SINENSIS'VARIEGATUS' VARIEGATED MAIDEN GRASS 4.5' 3S 4.6' 3-4' MEDIUM SUN SILVER WHITE LATE SUMMER z 0 4.5' 2-3' MEDIUM
SUN TO SHADE SILVERYT08UFF LATE SUMMER TO EARLY FALL ~ ~
MATERIALS AND CONSTRUCTION: .•gg o .p MISCANTHUS SINENSIS'YAKU JIMA' YAKU JIMA MAIDEN GRASS 4-5' COMPACTED 'o~ o,
a w 4-5' 4-5' MEDIUM SUN CREAMY WHITE LATE SUMMER ~ ~ ~
t. MINIMUM OR 11/4" SCHEDULE 40 SUBBASE MOLINIA CAERULEA `VARIEGATA' VARIEGATED MOOR GRASS 1.2' y\~0 STEEL PIPE (t s/8° ourslDE DIAMETER)
MUHLENBERGIA CAPILLARIS REGAL MIST REGAL MIST MUHLY GRASS 3-4' 1.2' 12-15' MEDIUM FILTERED SHADE TAN SEED HEADS MIDSUMMER w ~
° N Q f7
~a~J 2. MA%IMUM t 1 /2" SCHEDULE 40 3' AVERAGE DEPTH NASSELLA (STIPA) TENUISSIMA MEXICAN FEATHER GRASS 2-3' 3-4' 3-4' LOW SUN
PINK LATE SUMMER ~ N m° °m 2-3' 1-2' LOW SUN LIGHT BEIGE SPRING Y ~ ~ n ~
1~P0 STEEL PIPE (2" OUTSIDE DIAMETER) AMENDED SOIL PENNISEFUM ALOPECUROIDES FOUNTAIN GRASS 3.4' 3.4' 24-30' LOW SUN TAN
LATE SUMMER z m w ~ m o
3. SOLID ONE-PIECE CONSTRUCTION; ROOT BALL PENNISETUM ALOPECUROIDES'HAMELN' DWARF FOUNTAIN GRASS 1-2' CONTINUOUS BEND; LEGS 14"-te"APART
PENNISEiUM SEfACEUM `RUBRUM' PURPLE FOUNTAIN GRASS 2.8' 1-2' 12-18" LOW SUN WHITE W/COPPER TINT LATE SUMMER ~ $ z ~ 2.3'
12.15° MEDIUM SUN ROSE SUMMER ~ ~ ° a ~ m
4. GALVANIZED WITH BLACK POWDER UNDISTURBED SOIL COAT FINISH
CONTAINER SHRUBS s. FLUSH MouNTED wlrH WELDED BASE BOTANICAL NAME COMMON NAME HE E HEIGHT SPREAD
WATER USE EXPOSURE FLOWER COLOR SEASON w /
m PLATES (6"DIAMETER, 3/16" THICK m AMELANCHIERALNIFOLIA'REGENT' REGENTSERVICEBERRY 6-8' BASE PLATE). HIDDEN ORVANDAL- 6-8' 6-8'
LOW SUN WHITE MID-SPRING V dL
PESISTANTFASTENERS (SCREWS OR MINIMUM 6RATF ARFA BUDDLEJA DAVIDII ADONIS BLUE ADONIS BLUE COMPACT BUTTERFLY BUSH 4.5' EXPANSION BOLTS)
SMALL TREE - 20 SF SLOT OPENINGS SHALL BE CARYOPTERIS X CLANDONENSIS'BLUE MIST' BLUE MIST SPIREA 3.4' EAFLY BUSH 4.5' 4-5' MEDIUM SUN TO FS DEEP
BLUE MID TO LATE SUMMER 3.4' 2-3' LOW SUN BLUE MID TO LATE SUMMER
MEDIUM TREE - 32 SF PEDESTRIAN SAFE CORNUS SERICEA'FLAVIRAMEA' YELLDVVTWIG DOGWOOD 6-8' 6-8' 6-10' MEDIUM ADAPTABLE WHITE
LATE SPRING
LARGE TREE - 40 SF (LESS THAN 1 /2" WIDE) CORNUS SERICEA'ISANTI' ISANTI DOGWOOD 4.5' 4.5' 4-6' MEDIUM ADAPTABLE WHITE
LATE SPRING TO EARLY SUMMER 2-3' 2-3' MEDIUM FS TD SHADE WHITE LATE SPRING TO EARLY SUMMER
CORNUS SERICEA'KELSEYI' KELSEY DWARF DOGWOOD 2-3' I~~ \ ~ COTONEASTERAPICULATUSTOMTHUMB' TOM THUMBCOTONEASTER
1.2' 1.2' 3-6' LOW SUN TO FS PINK LATE SPRING
``1~~IIIII~'~//~ ~ ~ HIBISCUS SYRIACUS VARIETIES ALTHEA 8.10' 8.10' 6.8' MEDIUM SUN NIA EARLY SPRING
co TYP. ~ \ ~ j ~ LONICERA SYRINGANTHA'WOLFII' TINY TRUMPET HONEYSUCKLE 3-4' 3/16 ~o a ~
LONICERA TATARICA'ARNOLD'S RED' ARNOLD'S RED HONEYSUCKLE 6.72' m ~o =o 0 3-4' 4-6' MEDIUM SUN TD FS REDDISH-PINK LATE SPRING 6.12' 6-12'
LOW SUN TO FS REDDISH-PINK LATE SPRING
7- 120, (T1,P) Imo ~ j ~ PHILADELPHUS XBUCKLEY'S QUILL MOCKORANGE, BUCKLEY'S DUILL 3-4' IILL 3-4' 3-4' MEDIUM
SUN WHITE SPRING
6 L~ ~ ~ ~ \ \ ~ PHILADELPLUS SNOWBELLE MOCKORANGE, SNOWBELLE 3 4' ~ ~ ~ r \ ~ POTENTILLA FRUTICOSA JACKMANNII
POTENTILLA, JACKMAN 2.3' 3-4' 3-4' LOW SUN WHITE LATE SPRING TO EARLY SUMMER 2.3' 3-4' LOW SUN YELLOW EARLY TO LATE SUMMER
/jI~IIIlI~111 ~ ~ POTENTILLA FRUTICOSA SNOWBIRD POTENTILLA, SNOWBIRD 2-3' 2-3' 2-3' LOW SUN WHITE LATE SPRING
TO EARLY SUMMER
FLUSH-MOUNT BASEPLATE ~/A~ Illllllll~ e® o~ PRUNUS X CISTENA PLUM, PURPLE LEAF 6.8' 6.8' 4-6' MEDIUM SUN
PALE PINK MID-SPRING 5.7' 3-5' LOW SUN PALE GREEN SPRING
7/16" HOLE ~Syel RHAMNUS FRANGULA FINE LINE BUCKTHORN, FINE LINE 5-T (TYP) INNER GRATE RINGS RISES ALPINUM CURRANT
, ALPINE 3-6' SHALL BE REMOVED IN 3-6' 3-6' LOW SUN TD FS YELLOWISH-GREEN MID-SPRING
12" MIN OPENING ACCORDANCE WITH ROSA WOODSII ROSE, NATIVE PINK 3.6' TREE'S GROWTH ROSA X HARISONII ROSE, HARISON'S
YELLOW SHRUB 4-6' 3.6' 3-6' LOW SUN PINK EARLY SUMMER RUB 4-6' 4-6' LOW SUN YELLOW SUMMER
RASFPI ATF DFTAII ROSA X NEARLY WILD ROSE, SINGLE PINK SHRUB 2.0' 2.3' 2-3' LOW SUN PINK EARLY TO LATE SUMMER
SPIREA JAPONICA ANTHONY WATERER SPIREA, ANTHONY WATERER 2.3' 2.3' 2-4' MEDIUM SUN TO FS ROSE RED EARLY SUMMER 12-18"
18-24" MEDIUM SUN PINK SPRING
SPIREA JAPONICA MAGIC CARPET SPIREA, MAGIC CARPET 12-1E 2.3' 3-4' MEDIUM SUN TO FS RED SUMMER
muwx OY: JSH ssueo: JULY 2, 1998 onawx er: JSH CITY OF BOULDER, COLORADO issuo. JULY 2,1996 SPIREA JAPONICA NEON FLASH SPIREA, NEON FLASH 2.0'
CITY OF BOULDER, COLORADO aens~n OCT 6, 2009 nnnsFn: OCT. 17, 2000 SPIREA JAPONICA SHIR08ANA SPIREA, SHIR08ANA 2-3' 2-3' 2-3' MEDIUM SUN
ROSE, PINK, WHITE LATE SPRING TO SUMMER
a¢a~ner: RJH cnECemer.- RJH TREE GRATE SPIREAXFLOWERINGCHOICE SPIREA, FLOWERING CHOICE 12-1; 12-15" 18-20" MEDIUM SUN
TO FS ROSE-PINK LATE SPRING TO EARLY SUMMER 4.6' 4-6' LOW SUN LAVENDER PINK LATE SPRING
INVERTED Nl In DRAwINeNO. DBAwINCNO. SYRINGAMEYERIPALIBIN LILAC,DWARFKOREAN 4.6' Avmaveo sr. avveoveoar:
VIBURNUM DENTATUM VIBURNUM, ARROWWDOD 6-8' ~~R~a~~w-= ~w<,~~P~~,~= F R SIDEWALK 6-8' 6-8' MEDIUM ADAPTABLE WHITE LATE SPRING
BICYCLE RACKS q VIBURNUMDENTATUMBLUEMUFFIN VIBURNUM, BLUE MUFFINARROWHEAD 3.5' 2,52,/-{ 3,03 VIBURNUMPLICATUMTOMENTOSUMWA
TANABEI VIBURNUM, DWARFDOUBLEFILE 4.6' OWHEAD 3.5' 3-4' MEDIUM ADAPTABLE WHITE SPRING ~ _E 4.6' 6-8' MEDIUM SUN TO FS WHITE
SPRING TO FALL O F
PLANTING VIBURNUM X BURKWOODII VIBURNUM, BURKWOOD 6-8' 6-8' 6-8' MEDIUM FS TD SHADE WHITE EARLY SUMMER
~
WEIGELA FLORIDA RUMBA WEIGELA, RUMBA 2.3' WEIGELA FLORIDA VARIEGATA WEIGELA, VARIEGATED 4-6' 2.3' 3-4' MEDIUM
SUN TO FS DARK RED SUMMER ~ Q~ m 4-6' 4-6' MEDIUM SUN TD FS PINK EARLY SUMMER ~ h
INVERTED - U BIKE RACKS 4 FT X 14 FT TREE GRATE 2 ~ SYM QUAN DECIDUOUS AND ORNAMENTAL TREES E HEIGHT SPREAD
WATER USE EXPOSURE FLOWER COLOR SEASON Z ~ j
SCALE: not to scale SCALE: not to scale BOTANICAL NAME COMMON NAME HE AS 2 ACER SACCHARUM LEGACY MAPLE, LEGACY SUGAR
50.6( W 50.6D' 30-40' MEDIUM SUN GREEN YELLOW SPRING U W W O~
AT 7 ACER TATARICUM PATTERN PERFECT MAPLE, PATTERN PERFECT TATARIAN 15-2( iARIAN 15-2D' 15-20' LOW ADAPTABLE GREENISH-WHITE
SPRING LL' J
AG 4 AMELANCHIERXGRANDIFLORAAUTUMNBRILLIANCE SERVICEBERRY,AUTUMNBRILLIANCE 15-2. NOTFS CO 2
CELTIS OCCIDENTALIS HACKBERRY, WESTERN 50.6( LIANCE 15-25' 15-20' LOW SUN WHITE SPRING ~ ~ 50.6D' 40-50' LOW SUN NIA
N!A a ao V1
EXPOSED CONCRETE suRFACE TO BE BROOM FINISHED. CC 4 CERCIS CANADENSIS REDBUD, EASTERN 20-3( PAD SIZE MAY VARY AS DIRECTED BYTHE
ENGINEER. CCG 2 CRATAEGUS CRUS-GALLI INERMIS CRUSADER HAVJTHDRN, THORNLESS COCKSPUR 12.1; 20-3D' 20-30' MEDIUM FS TO SHADE PINK TO
LAVENDER SPRING
PAD IS TO BE CONSTRUCTED WITH CLASS B CONCRETE. EXCAVATION AND/OR EMBANKMENT REQUIRED FOR PAD CONSTRUCTION MI 3 MALUS INDIAN MAGIC
CRABAPPLE, INDIAN MAGIC 15.21 KSPUR 12.15' 12-15' LOW SUN WHITE SPRING ~ 15.20' 15-20' MEDIUM SUN DEEP PINK SPRING
Q Q
WILL NOT BE PAID FOR SEPERATELY, BUT SHALL BE INCLUDED IN THE COST OF THE PAD. CONCRETE SHALL BE SLOPED AT 2% TO DRAIN. MSS 2 MALUS SPRING
SNOW CRABAPPLE, SPRING SNOW 20-2: 20-25' 20-25' MEDIUM SUN WHITE SPRING k
PAB 17 PLATANUS X ACERIFDLIA BLOODGOOD PLANETREE, BLOODGOOD 70.1( PC 7 PRUNUS CERASIFERA NEWPORT PLUM, NEWPORT
15-2( 70.1 DO' 65-80' MEDIUM SUN NIA NIA ~ m 15-20' 15-20' MEDIUM SUN PINK SPRING m ~
' 3'-a" MINIMUM WHEN INSTALLED PN 7 PRUNUS NIGRA PRINCESS KAY PLUM, PRINCESS KAY CANADIAN 15.2( ~N AN 15.2D' 10.15' MEDIUM
SUN WHITE SPRING w ~
INVERTED U RACK PERPENDICULAR TO A WALL OR PCC 5 PYRUS CALLERYANA CHANTICLEER PEAR, CHANTICLEER 20.3f CURB.
SJR 17 SOPHORA JAPONICA `REGENT' REGENT JAPANESE PAGODA TREE 40-5( 20.3D' 15-20' MEDIUM SUN WHITE SPRING REE 40-50' 30-40' MEDIUM SUN TO
FS CREAMY WHITE SUMMER 3 >
" 3' MINIMUM WHEN INSTALLED 79 W>w
6" CONCRETE PAD PARALLEL TO A WALL OR CURB. 5' EVERGREENS MINIMUM SEPARATION FROM CURB FACE WHEN INSrauED ADJacENT BOTANICAL
NAME COMMON NAME HE W ~ E HEIGHT SPREAD WATER USE EXPOSURE FLOWER COLOR SEASON ~ W
rD A cuR6 wlrH °HEAD-IN" JUNIPERUS COMMUNIS GREEN CARPET JUNIPER, GREEN CARPET e-10' AUTOMOBILE PARKING. 8.10" 4-6' LOW SUN
NIA N!A y ~ a
JUNIPERUS HORIZONTALIS BAR HARBOUR JUNIPER, BAR HARBOUR 8-12' 8-12" 6-8' LOW SUN NIA N!A ~
JUNIPERUS HORIZONTALIS ICEE BLUE JUNIPER, ICEE BLUE 2.4" a ti•wx to MINIMUM IF MORETHAN Two "U' JUNIPERUS
HORIZONTALIS WILTONII JUNIPER, WILTON CARPET 4.6" 2.4" 6-8' LOW SUN NIA NIA ~ ~ ~ Z 4.6" 6-8' LOW SUN NIA WA
w 3
•s, RACKSINASERIES. LANDSCAPE REQUIREMENTS JUNIPERUSHORIZONTALISYOUNGSTOWN JUNIPER, ANDORRAYOUNGSTOWN 12-1f A ~•6-, 2,w ?,a` 6
JUNIPERUS PROCUMBENS GREEN MOUND JUNIPER, GREEN MOUNT 6.12' OWN 12-18" 4-6' LOW SUN NIA N!A ~ \ O O OQ ~
TOTAI NET LOT SIZE: 132,115 SF JUNIPERUSSABINACALGARYCARPET JUNIPER, CALGARY CARPET 12-1f 6.12" 4-6' LOW SUN NIA NIA
12-18" 6-8' LOW SUN TD FS NIA NIA
TOTAL AREA COVERED BY BUILDINGS AND PARKING: 73,300 5F JUNIPERUSSABINASCANDIA JUNIPER,SCANDIA 18.2 18.24" 4-6' LOW SUN TO FS NIA
N!A
INVERTED-u RACK JUNIPERUS SABINA SIERRA SPREADER JUNIPER, SIERRA SPREADER 10.1; SIDE-BY-SIDE TOTAL NET SITE AREA:
58,815 SF 10.15" 6-8' LOW SUN TO FS NIA NIA
2 p.
TYPE OF LANDSCAPE REQUIRED PROVIDED COMMENTS W
1~~,~ 6 STREETSCAPE 30 TREES 33 TREES ONLY JUNCTION PLACE INCLUDED IN THIS PHIS ~ J
COUNT. TREE PLANTINGS IN THE PEARL .B