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HomeMy WebLinkAboutMinutes - Planning - 11/3/2011 CITY OF BOULDER PLANNING BOARD ACTION MINUTES November 3, 2011 1777 Broadway, Council Chambers A permanent set of these minutes and a tape recording (maintained for a period of seven years) are retained in Central Records (telephone: 303-441-3043). Minutes and streaming audio are also available on the web at: http://www.bouldercolorado.gov/ PLANNING BOARD MEMBERS PRESENT: Aaron Brockett Bill Holicky Tim Plass Danica Powell Andrew Shoemaker, Chair Mary Young Willa Williford STAFF PRESENT: David Gehr, Assistant City Attorney Charles Ferro, Land Use Review Manager Jessica Vaughn, Planner I Debbie Fox; Administrative Specialist III 1. CALL TO ORDER Chair, A. Shoemaker, declared a quorum at 6:09 p.m. and the following business was conducted. 2. APPROVAL OF MINUTES On a motion by M. Young, seconded by A. Shoemaker, the Planning Board approved 6-0, with 1 absent (W. Williford), the October 6 Planning Board minutes, as amended. On a motion by T. Plass, seconded by M. Young, the Planning Board approved 6-0, with 1 absent (W. Williford), the October 20 Planning Board minutes, as amended. 3. PUBLIC PARTICIPATION 4. DISCUSSION OF DISPOSITIONS, PLANNING BOARD CALL-UPS A. Floodplain Development Permit: LUR2011-00067 and Wetland Permit #LUR2011- 00068, Arrow Wood Park Bridge Replacement B. Floodplain Development Permit: LUR2011-00063, Boulder Community Hospital OSB IV C. Use Review: LUR2011-00042, Independent Motors, 5440 Arapahoe Road D. Use Review: LUR2011-00064, Proposal to create a 6,732 square foot indoor athletic facility in existing tenant space in IG zone with hours of operation from 6:00 a.m. to 9:00 p.m., seven days per week. The board did not call up these items. 5. PUBLIC HEARING ITEMS A. Public hearing to consider Site Review, LUR2011-00028, for the proposed residential redevelopment of 1.44 acres located at 955 Broadway and 1715 Aurora Ave. zoned Residential-High 5 (RE-5). The proposal includes two, three-story, 35-foot tall buildings with 39 attached residential units and an independent fraternity meeting space comprised of 2,305 sq. ft. The applicant has requested the following modifications to the Land Use Code: Setback Modifications pursuant section 9-7, "Form and Bulk Standards," B.R.C. 1981: Front Yard Setback from 25 feet to 8.5 feet Side Adjacent to Street Setback from 12.5 feet to 7.5 feet Side Yard Interior Setback from 10 feet to 3.5 feet Rear Yard Setback from 25 feet to 5.5 feet Parking Reduction pursuant section 9-2-14, "Site Review," B.R.C. 1981: 28%; 112 parking spaces are required, 81 are provided Applicant: Mike Boyers Property Owner: Colorado Acacia Fraternity House (955 Broadway) Beta Kappa Association (1715 Aurora) Staff Presentation J. Vaughn presented the item to the board. Applicant Presentation Mike Boyers, applicant for the project, presented the item to the board. Public Hearing 1. Vern Hughes, Highlands Ranch - Adult advisor to Acacia Fraternity. He provided a history and overview of the fraternity. Board Discussion 27% Parking Reduction M. Young felt the new plans are an improvement over the previous plans, but would like to see more in ground landscaping in the courtyard. She related this to parking in that tandem parking would allow more in ground trees. T. Plass, W. Williford and A. Brockett support the parking reduction based on the analysis provided. Landscaping D. Powell liked the current design of the project and supports the urban landscaping in the courtyard. Open Space W. Williford had concerns about the south building elevations, in terms of pedestrian level texture and interest. T. Plass also had concerns. A. Shoemaker agreed the paseo space is important, and as long as it is inviting, finds this design acceptable. A. Brockett agreed and liked that it is open to the public. He sited that the alley between Walnut and Pearl is similar in utilitarian use. D. Powell expressed concerns with the bike racks in the paseo being too messy and out of context for the design. A. Shoemaker and T. Plass were comfortable having this addressed during tech design. B. Holicky noted that the more happening in the paseo the better. Building Design B. Holicky thanked the applicant for the responsiveness to the concept plan comments, in particular with bringing the building to the ground, as opposed to above the street level. However, he expressed concerns with the spare design with the current proposal. The building lacks a difference between the floors. He noted that the walk-ups and porches help on one side of the building, but he would like to see more responsiveness to the human element. W. Williford had concerns with the angular roofs on the entry ways resemble trash receptacle space. D. Powell also had concerns about the base and grounding being lost by bringing the materials from all three floors to the ground. This could be improved by creating a better base. B. Holicky agreed. He suggested more diversity of trim, header course or detail and design. M. Young felt the buildings still read as one, as discussed in Concept Plan and would like to see them look more independent by varying the colors or materials from one building to another. B. Holicky suggested that the windows be the way to create diversity. They want to create latitude to create interest. Fraternity Use D. Powell likes the creative solution to keep the Greeks on campus and the joint venture will create good housing for folks outside of the Greek system. A. Shoemaker agreed. B. Holicky offered a friendly amendment to revise condition 2a. W. Williford accepted the friendly amendment. On a motion by W. Williford, seconded by T. Plass, the Planning Board approved (7-0) Site Review #LUR2011-00028 incorporating this staff memorandum and the attached Site Review Criteria Checklist as findings of fact, subject to the recommended Conditions of Approval, with an amendment to condition 2a to read: Final architectural plans, including material samples and colors, to insure compliance with the intent of this approval and compatibility with the surrounding area. The architectural intent shown on the approved plans dated August 23, 2011 shall be modified to enhance pedestrian features and building details especially at the street level and to incorporate elements such as base treatment, brick and material detailing, awnings and others, as well as modifying the architectural design to differentiate the two buildings. Planning staff will review plans to assure that the comments are incorporated in to the design. CONDITIONS OF APPROVAL 1. The Applicant shall be responsible for ensuring that the development shall be in compliance with all approved plans dated August 23, 2011 and the Applicant's written statement dated August 23, 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. 2. Prior to a building permit application, the Applicant shall submit a Technical Document Review application for the following items, subject to the approval of the City Manager: a. Final architectural plans, including material samples and colors, to insure compliance with the intent of this approval and compatibility with the surrounding area. The architectural intent shown on the approved plans dated August 23, 2011 shall be modified to enhance pedestrian features and building details especially at the street level and to incorporate elements such as base treatment, brick and material detailing, awnings and others, as well as modifying the architectural design to differentiate the two buildings. Planning staff will review plans to assure that the comments are incorporated in to the design. 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 report and plan meeting the City of Boulder Design and Construction Standards. e. Final transportation plans meeting the City of Boulder Design and Construction Standards, for all transportation improvements. These plans must include, but are not limited to: street and alley plan drawings, street and alley cross-sectional drawings, signage and striping plans in conformance with Manual on Uniform Traffic Control Devices (MUTCD) standards, transportation detail drawings, geotechnical soils report, and pavement analysis. f. A detailed landscape plan, including size, quantity, and type of plants existing and proposed; type and quality of non-living landscaping materials; any site grading proposed; and any irrigation system proposed, to insure compliance with this approval and the City's landscaping requirements. Removal of trees 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. 3. Prior to a building permit application, the Applicant shall dedicate to the City, at no cost, the following easements as shown on the approved plans, in accordance with the City of Boulder Design and Construction Standards, as part of Technical Document Review applications, the form and final location of which shall be subject to the approval of the City Manager: a. A public access casement along Broadway, 17 feet off the back of existing curb. b. A public access easement along 17`h Street and Aurora Avenue to include 1 foot beyond the proposed sidewalk. 4. Prior to a building permit application, the Applicant shall submit to the City, at no cost, the following in accordance with the City of Boulder Design and Construction Standards, as part of Technical Document Review application, subject to the approval of the City Manager: a. A lot line elimination or its equivalent to eliminate the lot lines between Lots 1 through 5, Block 2, University Park Addition, City of Boulder, County of Boulder, State of Colorado. 5. Prior to a building permit application, the Applicant shall submit a financial guarantee, in a form acceptable to the Director of Public Works, in an amount equal to the cost of providing eco-passes to the residents of the development for three years after the issuance of a certificate of occupancy for each dwelling unit as proposed in the Applicant's Transportation Demand Management (TDM) plan. 6. The Applicant shall require any occupant that has a motor vehicle(s) that is not accommodated in the on site parking areas to acquire an off-site parking space for vehicle storage. The applicant shall reimburse any occupant who obtains off-site parking spaces from the University of Colorado to comply with this requirement for all of the costs of such parking permits. 7. The Applicant shall maintain a Car Share Program consistent with their Management Plan dated August 23, 2011. 8. The Applicant shall ensure that the approved fraternity use is operated in compliance with the following: a. The Applicant shall operate the use in accordance with the Management Plan dated August 23, 2011 which is attached to this Notice of Disposition. b. One full-time resident advisor shall live in an apartment immediately adjacent to the fraternity meeting space as shown on the approved plans ("Fraternity Meeting Space"). C. At least six dwelling units, or one-half of the active membership, not including the resident advisor's unit, shall be associated with the fraternity use at all times. d. The size of the approved Fraternity Meeting Space shall be limited to 3,165 square feet of interior space and shall also include the associated "outdoor space" generally described as the patio and yard adjacent to the Fraternity Meeting Space, on the west side of the building. e. Social events associated with the fraternity use shall only occur in the area designated as the Fraternity Meeting Space and its associated "outdoor space." A social event is considered to be an event where the number of attendees exceeds 50 persons. Social events in the Fraternity Meeting Space with groups of 50 or greater shall end by 2:00 a.m. There shall be no more than 20 such social events per year. f. Social events in the "outdoor space" associated with the Fraternity Meeting Space shall end by 9:00 p.m. g. The Fraternity Meeting Space shall only be used by fraternity members and their guests or in a manner which is accessory to the residential use. h. The Applicant shall post and continue to provide up to date contact information for the manager of the fraternity use in locations approved by the Director of Planning designed to provide for communication between the fraternity and the surrounding neighborhood. i. Outdoor amplified music shall end at 9:00 p.m. No live outdoor music is allowed. j. If the residential component of the fraternity use ceases to exist, the area designated as the Fraternity Meeting Space shall be used for fraternity uses that meet the requirements of Title 9, Boulder Revised Code, 1981 or as an accessory use to the principal residential use. 9. The parking provided in the on-site parking garages shall remain unbundled from the units at all times and shall not be assigned to any particular use. 7. MATTERS FROM THE PLANNING BOARD, PLANNING DIRECTOR, AND CITY ATTORNEY A. 2012 Board and Commission Questions for Review. The following changes were suggested: (1) Move "What expertise or insight could you bring to the effort?" from 2 to question 1 (2) Update the staff liaison. B. The board requested that staff circulate past CC letters. Drafting of the 2012 meeting will be discussed at future meetings. C. New ex-officio member to the LB will be determined at Nov. 17"' meeting. D. Holiday Party - T. Plass will host. The proposed date is Thursday, January 12t". E. M. Young questioned the criteria for getting larger set of plans. Staff responded that the board can request full plan sets for any project. F. D. Gehr discussed quorum for future meetings, in light of T. Plass' election to City Council. On a motion by A. Shoemaker, seconded by D. Powell, the Planning Board approved (7-0) a request that City Council consider an ordinance to apply similar appointment procedures used by the Landmarks Board to the Planning Board in event of a conflict of interest or an anticipated failure to meet a quorum. 8. DEBRIEF/AGENDA CHECK 9. ADJOURNMENT The Planning Board adjourned the meeting at 7:33 p.m. APPROVED BY Board a' & -ax DATE