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Summary of Previous Planning Board Decisions

Watch Planning Board Meetings

Planning Board meetings will be broadcast live on Comcast channel 8 and streamed lived on www.BoulderChannel8.com.
Recorded versions will also be available on the Channel 8 website.

 

February 1, 2018

A.  AGENDA ITEM: Public hearing and Planning Board recommendation on a request for Annexation and Initial Zoning of Residential – Rural 2 (RR-2) for an approximately 30,840 square-foot (0.71 acre) developed residential property located at 832 Gapter Road in Boulder County (LUR2017-00077).

On a motion by B. Bowen seconded by C. Gray the Planning Board voted 7-0 to recommend to City Council approval of the proposed annexation with initial zoning of Residential Rural – 2 (RR-2) pertaining to request No. LUR2017-00077, incorporating this staff memorandum as findings of fact, subject to the recommended conditions of approval for the annexation as provided for in the annexation agreement in Attachment C.

 

January 4, 2018

A.  AGENDA ITEM: Public hearing for consideration of a Concept Plan proposal (LUR2017-00083) to redevelop a 2.4-acre property in the BR-2 (Business – Regional 2) zoning district in Gunbarrel with a mixed-use development, including: a 14,000 square-foot food hall; 7,000 square-feet of office; 32,900 square-feet of residential; 11,000 square-feet of hotel; 6,800 square-feet of retail, and 31,590 square-feet of structured parking (6700 and 6712 Lookout Rd).

J. Putnam gave a summary of the board’s comments and recommendations. Since this is a Concept Review, no action is required on behalf of the Planning Board.

 

December 7, 2017

A.  AGENDA TITLE: Public hearing and consideration of the following items relating to four properties in Crestview East:

(1)  Recommendation to City Council on proposed amendments to the annexation agreements for 2180 Violet Ave., 2100 Violet Ave., 1917 Upland Ave. and 2145 Upland Ave. to allow the affordable housing requirements of all the properties to be met at 2180 Violet Ave. Proposal includes an amendment to allow an increase in density at 2180 Violet Ave. for a total of 19 dwelling units and amendments to reduce the required dedication of right-of-way for future Vine Street (LUR2017-00010);

(2)  Recommendation to City Council on an ordinance amending the Boulder Revised Code and annexation Ordinance No. 5932 to authorize development of 2180 Violet Ave. in the RM-2 zoning district with 19 dwelling units consistent with the proposed amendment to the annexation agreement for 2180 Violet Ave.; and

(3)  Public hearing and consideration of a Site Review (case no. LUR2017-00011) to develop the three properties at 2180 Violet Ave., 2100 Violet Ave., and 2145 Upland Ave. as follows:

a.  2180 Violet Ave. Proposal for the construction of 19 residential units in five buildings. The development would be 100 percent permanently affordable for-sale residences built by Flatirons Habitat for Humanity. Seventeen of the units are proposed to be two-story, three-bedroom townhouses and two units would be one-story, one-bedroom accessible residences. Thirty parking spaces are proposed.

b.  2100 Violet Ave. Proposal to subdivide the property into 6 lots for single-family development. Design guidelines are proposed to guide the design of the homes.

c.  2145 Upland Ave. Proposal to subdivide the property into 3 lots for single-family development. Design guidelines would be used to guide the design of the homes.

Motion #1:
On a motion by L. Payton, seconded by H. Zuckerman, the Planning Board voted 7-0 to approve Site Review case no. LUR2017-00011, adopting the staff memorandum as findings of fact, including the attached analysis of review criteria, and subject to the recommended conditions of approval.

Friendly amendment by D. Ensign, accepted by L. Payton and H. Zuckerman, to add to Motion #1 to propose a condition that a conduit be provided in each of the residential homes for  PV and that at the technical document stage, the applicant will provide measure to facilitate future installation of EV charges in the carports on Vine Alley. 

Motion #2:
On a motion by L. Payton, seconded by H. Zuckerman, the Planning Board voted 7-0 to recommend to City Council approval of the annexation agreement amendments as they are consistent with the overall goals and policies of the Boulder Valley Comprehensive Plan policies pertaining to annexation as well as the intent of the original annexation terms.

Friendly amendment by L. Payton, accepted by H. Zuckerman, to add to Motion #2 that the Planning Board recommends that the Annexation Agreements for 2100 Violet Avenue, 2145 and 1917 Upland Avenue be further revised to state that the Parties agree to replace Paragraphs 8(h), 7(f) and 6(f), respectively, relating to floor area ratio, with the following:

The compatible development standards of Sections 9-8-2, 9-7-9, 9-7-10, and 9-7-11, B.R.C. 1981, shall be complied with as they apply to the zoning district of the Subject Property.

On a motion by B. Bowen, seconded by H. Zuckerman, the Planning Board voted 4-3 (C. Gray, D. Ensign, L. Payton opposed) to amend the main Motion #2 by deleting the friendly amendment language requiring compliance with compatible development standards. 

Motion #3:
On a motion by L. Payton, seconded by H. Zuckerman, the Planning Board voted 7-0 to recommend to City Council on an ordinance amending the Boulder Revised Code and annexation Ordinance No. 5932 to authorize development of 2180 Violet Ave. in the RM-2 zoning district with 19 dwelling units consistent with the proposed amendment to the annexation agreement for 2180 Violet Ave.

 

November 2, 2017

A.  AGENDA TITLE: Public hearing and Planning Board recommendation to the city manager on a request for occupancy higher than 12 persons for a not-for-profit permanently affordable cooperative housing unit (“Ingram Court Community Housing”) at 4662 Ingram Court. The proposed occupancy for the property is 16 persons. Case no. AUR2017-00047.

On a motion by D. Ensign, seconded by P. Vitale, the Planning Board voted 4-0 (J. Putnam, B. Bowen, C. Gray absent) to continue the Planning Board deliberation until November 30, 2017 at 6:00 p.m. The public testimony portion is closed.

 

B.  AGENDA TITLE: Public hearing and consideration of a Use Review to use an existing 837 square-foot office space at 2961 Broadway as a professional office in the RH-2 (Residential – High 2) zoning district (case no. LUR2017-00054). A previous Use Review approved a professional office with an owner-occupied dwelling on the property. The current proposal does not include owner-occupancy of the dwelling.

On a motion by L. Payton seconded by H. Zuckerman the Planning Board voted 4-0 (J. Putnam, B. Bowen, C. Gray absent) to approve Land Use Review No. LUR2017-00054 incorporating this staff memorandum as findings of fact and subject to the recommended conditions of approval.

 

C.  AGENDA TITLE: Public hearing and Planning Board recommendation on a request for Annexation and Initial Zoning of Residential Estate (RE) for an approximately 38,223 square-foot (0.88 acre) enclave located at 2220 Norwood Avenue in Boulder County (case no. LUR2017-00048).

On a motion by H. Zuckerman seconded by D. Ensign the Planning Board voted 4-0 (J. Putnam, B. Bowen, C. Gray absent) to recommend to City Council approval of the proposed annexation with initial zoning of Residential Estate (RE) pertaining to request No. LUR2017-00048, incorporating this staff memorandum as findings of fact, subject to the recommended conditions of approval for the annexation as provided for in the annexation agreement in Attachment C.

Friendly amendment by L. Payton, accepted by H. Zuckerman, to recommend that language regarding the cash in lieu be modified to implement a sliding scale or a proportional approach to the fee so there is not a cap at 1200 square feet.
 

October 19, 2017

A.  AGENDA TITLE: Planning Board public hearing to consider amendments to the Boulder Valley Comprehensive Plan (BVCP) Planning Area I, II, III Map for Knollwood and Spring Valley Estates.

On a motion by C. Gray seconded by H. Zuckerman the Planning Board voted 6-0 (J. Putnam absent) to approve a Boulder Valley Comprehensive Plan (BVCP) Planning Area I, II, III Map change from Area III-Rural Preservation to Area II for Knollwood as shown and described in Attachment A.

On a motion by D. Ensign seconded by C. Gray the Planning Board voted 6-0 (J. Putnam absent) to approve a Boulder Valley Comprehensive Plan (BVCP) Planning Area I, II, III Map change from outside the Planning Area boundary to Area II and assign a land use designation of very low density residential (VLR) for Spring Valley Estates as shown and described in Attachment B.
 

September 7, 2017

A.  AGENDA TITLE: Public hearing and consideration of a site review application to restore the facade of the existing contributing building at 1911 11th Street in the Downtown Historic District, rebuild the third floor with additional height up to 40’-2 ½” and rooftop deck, enclose lobby area, and replace sidewalks and streetscaping within the DT-5, Downtown – 5 zoning district (case no. LUR2017-00021).

On a motion by H. Zuckerman seconded by C. Gray the Planning Board voted 7-0 to approve Site Review case no. LUR2017-00021 incorporating the staff memorandum and the attached Site Review Criteria Checklist as findings of fact, and subject to the recommended conditions of approval.

 

B.  AGENDA TITLE: Public hearing and Planning Board action on a site review application proposing to redevelop the property at 1831 22nd St. with four attached residential units. The proposal includes a request to modify the lot area per dwelling unit from 3,000 square feet per dwelling unit to 2,075 square feet per dwelling unit within the RH-2, Residential High - 2 zoning district. Reviewed under case no. LUR2016-00044.

On a motion by B. Bowen seconded by D. Ensign the Planning Board voted 7-0 to approve Site Review case no. LUR2016-00044 incorporating the staff memorandum and the attached Site Review Criteria Checklist as findings of fact, and subject to the conditions of approval recommended in the staff memorandum.

Friendly amendment by H. Zuckerman that prior to application for a demolition permit, the applicant shall submit to Landmarks Board for review specifically to determine whether any documentation of the structure is required before demolition. Not accepted by B. Bowen.

 

C.  AGENDA TITLE: CONCEPT PLAN & REVIEW for a redevelopment of the site at 5505 Central including existing office building on the property addressed at 5505 Central Ave. with a new office building that meets form, bulk and density standards of the Industrial General (IG) zoning district. Proposal also includes improving internal connectivity between 5505 Central Ave., 2108 55th St., 5525 and 5541 Central Ave. along with the addition of bicycle parking, adjustments to parking, and improvements to drainage, water quality, lighting and landscaping. No modifications to the land use code are requested; because of the total area within contiguously owned properties, the proposal meets the threshold for mandatory Concept Plan. Reviewed under case number LUR2017-00061.

J. Putnam gave a summary of the board’s comments and recommendations. Since this is a Concept Review, no action is required on behalf of the Planning Board.

 

August 24, 2017

A.  AGENDA TITLE: Public hearing to considering a recommendation to City Council to repeal and replace Chapter 9-13, “Inclusionary Housing,” B.R.C. 1981 and amending and adding related definitions to Chapter 9-16, “Definitions,” B.R.C. 1981. The replacement ordinance includes a middle-income housing requirement, incentives to provide affordable units on-site, requires a new design review process, is reorganized to improve readability and sets forth related details.

On a motion by B. Bowen seconded by L. Payton the Planning Board voted 6-0 (D. Ensign absent) to recommend City Council repeal and replace Chapter 9-13, “Inclusionary Housing,” B.R.C 1981 and amend and add related definitions to Chapter 9-16, “Definitions,” B.R.C. 1981.

Friendly amendment by H. Zuckerman, accepted by B. Bowen and L. Payton, to recommend that 9-13-5 be amended, adding the phrase “distribution within a project” between the words “size” and “design.". B. Bowen and L. Payton accepted.

Friendly amendment by J. Putnam, accepted by B. Bowen and L. Payton, to add that the Planning Board also recommends that City Council directs the City Manager to prepare a data collection reporting plan on the effectiveness of these changes. 

Friendly amendment by H. Zuckerman, accepted by B. Bowen (L. Payton opposed), that Planning Board further recommends that City Council direct the City Manager to study the feasibly of allowing limited short-term rental use for affordable units.

On a motion by H. Zuckerman, seconded by P. Vitale, the Planning Board voted 4-2 (L. Payton, C. Gray opposed, D. Ensign absent) that Planning Board further recommends that City Council direct the City Manager to study the feasibly of allowing limited short-term rental use for affordable units.

 

August 17, 2017

A.  AGENDA TITLE: Public hearing and consideration of a Site Review (case no. LUR2016-00105) to redevelop a seven-acre property at 1550 Eisenhower Drive.  The proposal includes the construction of 226 residential units and an amenity/community center in five buildings over a below grade parking structure.  The buildings are three stories and approximately thirty-five feet in height.  The total unit mix would be 39 efficiency living units (less than 475 square feet), 106 one-bedroom units, 45 two-bedroom units and 36 three-bedroom units.  Request includes an 8.8 percent parking reduction.

On a motion by L. Payton, seconded by B. Bowen, the Planning Board voted 5-1 (C. Gray opposed, P. Vitale absent) to approve Site Review case no. LUR2016-00105, adopting the staff memorandum as findings of fact, including the attached analysis of review criteria, and subject to the recommended conditions of approval including additional conditions.

Friendly amendment by B. Bowen, accepted by L. Payton, to add paving to match that used at the turn-around near the Art Garden in the Eisenhower access drive lane between the property line and setback line.

Friendly amendment by H. Zuckerman that the added pavement be different and raised for drainage. Not accepted by B. Bowen.

Friendly amendment by B. Bowen, accepted by L. Payton, that prior to approval of a Technical Document Review application for the final plans, the project shall be referred to DAB for review and recommendation subject to review and approval by the city manager to improve the design so that the project meets architectural quality requirements found in the site review criteria, in particular the requirements of durability, permanence, and quality of materials: 

  1. Recessing windows in areas of stucco and/or aluminum, with attention to the head, jamb, and sill material return details. 
  2. Extents of brick on the Eisenhower and Arapahoe, whether it should be where it is now, whether it should go up one more story, or whether it should entirely replace stucco.
  3. Request that the applicant model each option for DAB review. 
  4. Evaluate the alignment and presence of the pathways through the great lawn to balance site circulation and permeability and functionality of the green.

Friendly amendment by J. Putnam, accepted by L. Payton, that the applicant conducts and submit to the city a parking study 30 months after issuance of a Certificate of Occupancy for all buildings that would address parking prices, parking utilization, offsite parking, and other factors related to the adequacy of parking and impacts to the neighboring community. To ensure the parking needs of the project are adequately met, in the event that the City Manager determines that the parking needs of the project are not adequately met, the applicant shall submit a revised Transportation Management Plan subject to review and approval of the City Manager that meets the parking needs of the residents and visitors to the property.

Friendly amendment by D. Ensign to modify the circulation design to accommodate moderate to slow speed bicycle permeability, safe access past the south offloading ramp, north/south through the center, and east/west through the center of the property. Motion withdrawn.

 

B.  AGENDA TITLE: Request for citizen, staff, and Planning Board input on a Concept Plan Review to develop a 14.86-acre vacant property at 5801 and 5847 Arapahoe Avenue with a new mixed-use development, including 340 residential units and approximately 19,000 square feet of commercial space. The proposal includes 7 three-story buildings, 3 four-story buildings, and 1 one-story building surrounding a loop drive, with one access from Arapahoe Avenue. Three hundred ninety-five parking spaces are proposed, 215 of which are located in a central parking structure. The development would be up to 40 percent permanently affordable housing. Proposed residential units consist of 60 efficiency living units (less than 475 square feet), 236 one-bedroom apartments, 32 two-bedroom apartments, and 12 two-bedroom townhomes. Case number LUR2017-00037.

J. Putnam gave a summary of the board’s recommendations. Since this is a Concept Review, no action is required on behalf of the Planning Board.

 

August 10, 2017

A.  AGENDA TITLE: Continuation of Planning Board August 3rd public hearing to deliberate and vote on the following applications relating to 5399 Kewanee Drive and 5697 South Boulder Road: Annexation and Initial Zoning (LUR2015-00093) application to annex two properties totaling 22-acres with an initial zoning of Residential Low -2 (RL-2) zoning and associated adoption of wetland mapping; and Concept Plan and Review (LUR2016-00076) application on a proposal to construct 117 attached and detached residential units (50 percent as permanently affordable units) served by new public rights-of-ways and alleys on the properties and including the preservation of the east parcel and portions of the west parcel. (No public testimony will be taken.)

On a motion by B. Bowen, seconded by P. Vitale, the Planning Board voted 2-5 (C. GrayH. Zuckerman, J. Putnam, L. Payton, and D. Ensign opposed) to continue the annexation hearing to a date certain (to be determined) to allow staff to evaluate the feasibility of the many ideas proposed tonight and to give Planning Board members enough time to give the ideas consideration. Motion failed.

Friendly amendment by H. Zuckerman, accepted by B. Bowen and P. Vitale, to remove the language regarding “continuance to a date certain” in the previous motion.

On a motion by H. Zuckerman, seconded by B. Bowen, that the Planning Board recommend denial of the annexation with a set of guiding principles that Planning Board would provide to City Council for what they would like to see in the annexation agreement and those guiding principles would reflect the discussion the Planning Board had tonight. Motion withdrawn.

On a motion by J. Putnam seconded by H. Zuckerman the Planning Board voted 6-1 (B. Bowen opposed) to recommend denial of the annexation to City Council. 

On a motion by B. Bowen, seconded by H. Zuckerman, that the Planning Board recommend to City Council that the following guiding principles inform a future annexation for the Hogan Pancost site. Motion withdrawn.

  1. Use the recommended practice from our storm water engineering 101: install min 3, preferably more, monitored piezometers to understand ground water characteristics for a year min (starting now, extending to building permitting) and then design to avoid adverse impacts on neighboring properties.
  2. Use PIF fees anticipated from this project to rework failed storm water system or other measures to reduce groundwater impacts - I think there is a nexus between the two. 
  3. Consider enlarging the flood control and drainage easement in the current annexation language to establish a no-build boundary that protects the wetlands, the spaces between the wetlands, and that could provide some level of flood volume, but that would allow the soft paths and improvement for passive recreation such as birding. 
  4. Regrade the areas outside of the recognized wetlands to be constructed wetlands with finished grade at a height that would support some flood mitigation impact. 
  5. Before it goes to Council, find out if the ditch company wants to pipe, line, or leave the ditches. 
  6. Requirement to elevate new construction 2' above theoretical BFE and 500-year flood plan, whichever is higher, and to use pervious paving methods for drives, alleys, and non-ROW hardscape. (Staff already included prohibit basements, crawlspaces, and underground parking) 
  7. Incorporate goal of balancing cut and fill on site - lower the west and south to improve wetlands and provide flood volume, and raise grade on the north eastern portion of the site.
  8. Allow uses on site in the RL-2 zone including: live-work, efficiency living units, OAUs, restaurants in all categories through Use Review, Mobile food vehicle on public right of way, convenience retail sales <2000 sf, and neighborhood business centers. All of this only on the eastern half of the property. 
  9. Strike the FAR limits found in TABLE 8-3: MAXIMUM FLOOR AREA RATIO FOR RESIDENTIAL LAND USES to allow for true fee simple townhome units. 
  10. Provide a solar shading exception only for attached housing units, single family detached units would need to meet Solar Area II requirements unless they qualified for a future exemption. 
  11. Avoid direct connection through project to Kewanee. Support Staff's traffic calming language. Prefer a connection, but less direct. I have a sketch for this...
  12. Strike staff's proposed future connection through property to the south - more important to protect wetlands and the property to the south of that property just has a cul-du-sac that's already built out and has no ROW for a future connection. 
  13. Ensure that future Site Review comes to Planning Board.

On a motion by C. Gray, seconded by L. Payton, that the first guiding principle address the restoration of existing natural wetlands and state that wetlands were filled previously on the site before fill was placed and resulted in a county enforcement action should be restored on the property and the wetlands should be connected to flood detention on the property. Motion withdrawn

On a motion by C. Gray to reword #4 in B. Bowen’s proposed guiding principles to state to require a large area of the site outside of the recognized wetlands to be constructed on the site. Motion withdrawn.

On a motion by H. Zuckerman, seconded by B. Bowen, to have a body of three board members including H. Zuckerman, L. Payton and B. Bowen to draft guiding principles. Motion withdrawn.

On a motion by H. Zuckerman, seconded by B. Bowen, the Planning Board voted 5-2 (L. Payton, C. Gray opposed) to provide City Council with a set of guiding principles for a potential annexation agreement for the Hogan Pancost property and these principles would include:

  • That the RL-2 zoning should allow for mixed-use and live-work, Owner Accessory Units (OAUs), to provide additional public benefit beyond affordable housing;
  • That the project must have more cut than fill, more detention than run-off, and not have any negative impacts on the groundwater regime affecting neighboring properties as shown by testing;
  • That there should be a 55th Street underpass for wildlife and to connect the wetland ecosystems from South Boulder Creek, to have the natural systems linked;
  • That there should be a limitation on irrigations so as not to create higher groundwater levels;
  • That there should be state of the art constructed wetlands that serve to connect the ecosystems from the southeastern to the northwestern corner of the property;
  • Kewanee should be redesigned to ensure that it does not become a pass-through street.

Friendly amendment by P. Vitale to remove the Kewanee connection guiding principle. Not accepted by H. Zuckerman.

Friendly amendment by H. Zuckerman to allow mixed-use, live-work, and OAUs by Use Review and allow for townhouse units to be in fee-simple ownership (waiving if necessary minimum lot size and setbacks).

Friendly amendment by J. Putnam, accepted by H. Zuckerman and B. Bowen, to add limited mobile vending to the uses allowed only by Use Review.

Friendly amendment by B. Bowen, accepted by H. Zuckerman, to allow for a solar access exemption throughout the property for attached housing product only.

Friendly amendment by L. Payton, accepted by H. Zuckerman, that all wetlands on the western parcel be required to be connected.

Friendly amendment by L. Payton to not allow any development in the 500-year floodplain. Not accepted by H. Zuckerman.

Friendly amendment by L. Payton, accepted by H. Zuckerman and B. Bowen, that the project is designed to serve a flood mitigation function for the wider neighborhood.

On a motion by L. Payton, seconded by C. Gray, the Planning Board voted 2-5 (B. Bowen, D. Ensign, H. Zuckerman, P. Vitale, J. Putnam opposed) to include in the proposed guiding principles that no vertical development occur in the current 500-year floodplain. Motion failed.

On a motion by C. Gray, seconded by P. Vitale, the Planning Board voted 4-3 (J. Putnam, B. Bowen, H. Zuckerman opposed) that onsite renewables be encouraged.

Friendly amendment by L. Payton to limit the amount of fill on the site. Not accepted by H. Zuckerman.

Friendly amendment by L. Payton, accepted by H. Zuckerman and B. Bowen, for the applicant to explore a security bond to off-set any negative impacts to neighbors of flood or groundwater.

Friendly amendment by L. Payton, accepted by H. Zuckerman, to get an independent review of the analysis provided by the applicant’s expert studies. 

Friendly amendment by D. Ensign, accepted by H. Zuckerman, to include a large buffer on the south and west.

Friendly amendment by H. Zuckerman to add to the Kewanee cut-through guideline “to consider removal of a vehicular Kewanee connection.”

Friendly amendment by J. Putnam, accepted by H. Zuckerman and B. Bowen, that the annexation address improvements to existing groundwater problems on the site and in its vicinity.

Friendly amendment by C. Gray density shall not exceed the density for the surrounding areas. Not accepted by H. Zuckerman.

Friendly amendment by C. Gray that impacts not be exported off-site, such as traffic and groundwater, without being mitigated. Not accepted by H. Zuckerman.

On a motion C. Gray, seconded by L. Payton, the Planning Board voted 4-3 (D. Ensign, B. Bowen, H. Zuckerman opposed) that impacts not be exported off-site without being mitigated.

Friendly amendment by H. Zuckerman, accepted by B. Bowen, that a Site Review be required to be approved by Planning Board.

Friendly amendment by C. Gray requiring permanent affordability of more than 50% of the units on the site. Not accepted by B. Bowen.

On a motion C. Gray, seconded by L. Payton, the Planning Board voted 3-4 (J. Putnam, D. Ensign, B. Bowen, H. Zuckerman opposed) that the applicant strives for 50% permanently affordable housing to meet the permanently affordable low/moderate and middle-income housing.

On a motion by H. Zuckerman, seconded by J. Putnam, the Planning Board voted 7-0 to continue tonight’s meeting and discuss the Concept Plan.

J. Putnam gave a summary of the board’s recommendations. Since this is a Concept Review, no action is required on behalf of the Planning Board.

 

August 3, 2017

A.  AGENDA TITLE: Public hearing and consideration of the following applications relating to 5399 Kewanee Drive and 5697 South Boulder Road: Annexation and Initial Zoning (LUR2015-00093) application to annex two properties totaling 22-acres with an initial zoning of Residential Low -2 (RL-2) zoning and associated adoption of wetland mapping; and Concept Plan and Review (LUR2016-00076) application on a proposal to construct 117 attached and detached residential units (50 percent as permanently affordable units) served by new public rights-of-ways and alleys on the properties and including the preservation of the east parcel and portions of the west parcel.

On a motion by B. Bowen seconded by H. Zuckerman the Planning Board voted 7-0  to continue deliberations to August 10, 2017.

 

July 27, 2017

A,  AGENDA TITLE: Public hearing and consideration of a Nonconforming Use Review for the addition of habitable space with one bedroom in the attic and conversion of an existing recreation room into a bedroom within an existing non-conforming duplex at 802 16th Street. The development proposal includes site improvements, including landscape, bike and vehicular parking, and a new trash enclosure. Case no. LUR2017-00003.

On a motion by D. Ensign seconded by H. Zuckerman the Planning Board voted 5-1 (C. Gray opposed, L. Payton absent) to approve Use Review application #LUR2017-00003, adopting the staff memorandum as findings of fact, including the attached analysis of review criteria, and subject to the recommended conditions of approval.

Friendly amendment by J. Putnam, accepted by D. Ensign and H. Zuckerman to impose an additional condition to read:

Prior to issuance of a building permit, the Applicant shall provide a financial guarantee in an amount of not less than 50% of the costs of implementing the approved landscaping plan to ensure proper installation, establishing, and maintenance of the required landscaping and irrigation for a period of three years which time may be extended if the landscaping plan has not been properly implemented.

 

B.  AGENDA TITLE: Public hearing and consideration of a request for improvements to the Frasier Meadows congregate care facility located at 350 Ponca Pl. and 4950 Thunderbird Dr. within the RH-5 zone district.  The proposal includes renovations to existing buildings; expansion of existing wellness center and arts and education facilities; and a new 5-story, 55’ building with 98 independent living units.  Reviewed under case no. LUR2016-00071.

On a motion by C. Gray seconded by B. Bowen the Planning Board voted 6-0 (L. Payton absent) to approve Site Review case no. LUR2016-00071 incorporating the staff memorandum and the attached Site Review Criteria Checklist as findings of fact, and subject to the recommended conditions of approval.

Friendly amendment by B. Bowen, accepted by C. Gray, that the project certifies in both Leed and Well standards.

 

July 20, 2017

A.  AGENDA TITLE: Public hearing and consideration of a recommendation to City Council to adopt a general revision of the city’s zoning map consistent with the land use designation changes adopted in the 2015 Major Update to the Boulder Valley Comprehensive Plan.

On a motion by J. Putnam seconded by L. Payton the Planning Board voted 4-1 (C. Gray opposed, B. Bowen recused, P. Vitale absent) to initiate a general revision to the city’s zoning map and recommend to City Council adoption of a general revision of the city’s zoning map consistent with the land use designation changes adopted in the 2015 Major Update to the Boulder Valley Comprehensive Plan, including the following properties, however, considering the availability of measures to ensure affordability of any increased density available at 3485 Stanford Court:

  1. 2130 Arapahoe (Naropa -  Arapahoe Campus)
  2. 6287 Arapahoe (Naropa - Nalanda Campus)
  3. 3485 Stanford Ct. (Mt. Calvary Church)

 

B.  AGENDA TITLE: Public hearing and consideration of a recommendation to City Council on the proposed 2018-2023 Capital Improvement Program (CIP).

On a motion by L. Payton seconded by H. Zuckerman the Planning Board voted 6-0 (P. Vitale absent) to recommend to City Council approval of the 2018-2023 proposed Capital Improvement Program, including the list of CIP projects to undergo a Community and Environmental Assessment Process (CEAP), as outlined in the staff memorandum.

On a motion by L. Payton seconded by H. Zuckerman the Planning Board voted 6-0 (P. Vitale absent) to recommend to the City council renewal of the 0.3% sales and use tax to fund a variety of capital improvement projects.

On a motion by H. Zuckerman, seconded by B. Bowen, the Planning Board voted 6-0 (P. Vitale absent), for consistency with amended comp plan policies regarding environmental purchasing and sustainable business practices that call for purchasing of local products and services, as well as policies promoting diversity and resilience, to further recommend that Council develop guidelines for CIP expenditures that encourage procurement from Disadvantaged Business Enterprises and local businesses to promote social and economic equity and community resilience.

On a motion by C. Gray seconded by L. Payton the Planning Board voted 6-0 (P. Vitale absent) to recommend that the city analyze a source of revenue to fund an expanded vision for arts and culture in the community.

 

July 13, 2017

A.  AGENDA TITLE:  Continuation of City Council and Planning Board May 23 public hearing to deliberate and vote on the proposed CU South land use map change and guiding principles as part of the 2015 Major Update to the Boulder Valley Comprehensive Plan (BVCP).  (No public testimony will be taken.)

On a motion by H. Zuckerman seconded by L. Payton the Planning Board voted 7-0 to approve the minor amendments to the 2015 Update to the Boulder Valley Comprehensive Plan approved by City Council on July 11, 2017.

On a motion by H. Zuckerman seconded by B. Bowen the Planning Board voted 7-0 to approve the land use designation for CU South, changing from Low and Medium Density Residential (LR and MR) and portions of Open Space-Other(OS-O) to Public (P) and Parks, Urban, and Other (PK-U) and retaining portions of OS-O and approve the guiding principles and policy language.

 

B.  AGENDA TITLE: Public hearing to consider Form-Based Code (FBC) Review application #LUR2016-00079 to permit two new four-story, 55-foot tall general building type buildings including office, retail and 36 residential dwelling units at 3200 Bluff Street within the MU-4 (Mixed Use – 4) zoning district in Boulder Junction. The total floor area of the development is proposed to be 100,647 square feet and would include a subterranean parking garage. The staff approval for the project was called up by Planning Board on May 18, 2017.

Applicant: Bill Holicky, Coburn Architects
Property Owner: AirGas InterMountain, Inc.

On a motion by H. Zuckerman seconded by D. Ensign the Planning Board voted 5-1 (L. Payton opposed, B. Bowen recused) to approve Form-Based Code Review application #LUR2016-00079, adopting the staff memorandum and its attachments as findings of fact and subject to conditions of approval recommended in the staff memorandum.

 

June 15, 2017

A.  AGENDA TITLE: Public hearing to consider a proposed Boulder Valley Comprehensive Plan (BVCP) land use map change and guiding principles for the property known as CU South and reconsider any changes to the BVCP by City Council.  This meeting is a continuation of the public hearing held on May 23, 2017.  No further public testimony will occur.

On a motion by H. Zuckerman seconded by D. Ensign the Planning Board voted 5-0 (P. Vitale, B. Bowen absent) to approve the City Council amendments to the 2015 Update to the Boulder Valley Comprehensive Plan (as embodied in Attachment A to the staff memo) with the following changes:

  • In Policy 5.20 Support for Living Wage, change “transit passes, health care benefits and a living wage” to “a living wage, health care benefits, and transit passes”;
  • In Policy 7.02 Affordable Housing Goals, change language so that the 10 percent goal only applies to permanently affordable low and moderate-income housing so as not to water down the 10 percent with middle-income units;
  • In Policy 7.06 Mixture of Housing Type, delete “developers and” from the second to last sentence;
  • In Chapter IV—Land Use Map Descriptions, for OS-O, change last sentence in the description to “By itself, this designation does not ensure open space protection.”  And remove the appositive “in those cases” from the italicized paragraph below the description.

 

B.  AGENDA TITLE: Public hearing and recommendation on the Annexation and Initial Zoning for the property at 752 Gapter Rd. (LUR2016-00002) with an initial zoning classification of Residential-Rural 2

Applicant/Owner: Kristopher Reynolds & Samantha Nuttycombe

On a motion by H. Zuckerman seconded by L. Payton the Planning Board voted 4-0 (P. Vitale, B. Bowen, C. Gray absent) to recommend to City Council approval of the Annexation of 752 Gapter Rd., subject to the annexation conditions in the annexation agreement attached to the staff memorandum with initial zoning of RR-2.

 

June 1, 2017

A.  AGENDA TITLE: Public hearing for consideration of a Concept Plan proposal (LUR2017-00029) to redevelop an existing 11 building business park including site improvements and three (3) additional 3-story office buildings in the IG (Industrial – General) zoning district (4780, 4840, 4845, 4875, 4888, 4900, 4909, 4940, 4949, 4990, and 4999 Pearl East Circle).

L. Payton gave a summary of the board’s recommendations. Since this is a Concept Review, no action is required on behalf of the Planning Board.

 

May 30, 2017 (continuation from May 18, 2017)

A.  AGENDA TITLE:  Continuation of May 18 Planning Board meeting to deliberate and vote on the following items related to development review applications for the First United Methodist Church site (including the following properties within RH-2 zoning district: 1440 Pine, 1424/1422 Pine, 1418 Pine, 1414 Pine, 1406-1408 Pine, 2118 14th, 2132 14th, 2124 14th, 1421 Spruce, and 1443 Spruce):

1)  SITE REVIEW (LUR2017-00006): Request to develop an existing parking lot at 1440 Pine Street with a three-story building of roughly 31,000 square feet with 62 underground parking spaces containing 40 permanently affordable rental apartments and associated commons spaces. The units are intended for homeless young adults between the ages of 18 and 24 years old who are in need for supportive services in order to address underlying issues associated with their homelessness. As part of the application the applicant requests the following:

  • Planning Board approval of the proposed density pursuant to Section 9-8-3, “Density in the RH-1, RH-2, RH-3 and RH-7 Districts,” B.R.C. 1981;
  • A height modification to permit the building at 40-feet where 35-feet is the by-right limit;
  • Setback modifications to the front, sides and rear setbacks;
  • A solar access exception to permit shadows greater than a 25-foot solar fence, and
  • A parking reduction of 62% to permit 82 parking spaces where 215 parking spaces are required.

 2)  USE REVIEW (LUR2017-00007):: Request for Use Review approval of the following uses at the subject location:

  • Professional office use for Attention Homes at 1440 Pine Street (roughly 2,825 square feet);
  • More than 20 percent of the units as efficiency living units (<475 square feet) at 1440 Pine Street;
  • A 1000 square foot restaurant space at 1440 Pine Street intended to be used in conjunction with the transitional housing on the site, and
  • Parking as a principal use to permit 33 parking spaces to be leased to other off-site uses during the weekdays when the church requires less parking at 1440 Pine Street.

    3)  VESTED RIGHTS: Requests for vested rights pursuant to Section 9-2-20, “Creation of Vested Rights,” B.R.C. 1981, which requires a Planning Board public hearing.

                        Applicant:      Scott Puffer      
                        Property Owner:   First United Methodist Church

On a motion by J. Putnam seconded by L. Payton the Planning Board voted 6-1 (C. Gray opposed) to approve Site Review no. LUR2017-00006 and Use Review no. LUR2017-00007 incorporating the staff memorandum and the attached Site Review Criteria Checklist as findings of fact, and subject to the recommended conditions of approval with the following modifications:

The following shall be added to Site Review condition 3.a.:  The final site plans shall include additional pedestrian interest on the alley facing elevation of the New Building, refinement of the composition of the gable and porch portion of the façade facing Pine Street to be more compatible with the architectural character of the area, bathroom facilities for the restaurant in the New Building meeting building code requirements, and electrical vehicle charging stations consistent with electric vehicle charging station requirements of ordinance no. 8166.

A new Site Review condition shall be added to read:  Prior to approval of a Technical Document Review application for the final architectural plans, the Applicant shall:

  1. Submit the following items to the Design Advisory Board for review and recommendation to the City Manager:
  1. The final design of the alley elevation of the New Building to add pedestrian interest with features that may include, but are not limited to, window planter boxes; and
  2. The final design of the composition of the porch and gable portion of the New Building facing Pine Street to ensure compatibility with the architectural character of the area.

On a motion by C. Gray, seconded by L. Payton, the Planning Board voted 2-5 (D. Ensign, J. Putnam, H. Zuckerman, B. Bowen and P. Vitale opposed) to amend the main motion to deny the proposed new restaurant use because it does not meet the criteria in Section 9-2-15(e)(2), B.R.C. 1981, in that it does not provide a transition between higher and lower intensity uses. Motion fails.

On a motion by C. Gray to amend the main motion to deny the professional office space use except for any administrative uses supporting the transitional housing use per the transitional housing use definition.  Motion failed for lack of a second.

Friendly amendment by B. Bowen, accepted by J. Putnam and L. Payton, that the signage required under Site Review condition 13 shall allow for timing dependent shared usage.

On a motion by H. Zuckerman, seconded by D. Ensign, the Planning Board voted 6-1 (C. Gray opposed) to recognize the following:

  1. That the staff recommendation regarding parking does not allow the applicant to provide as many leased spaces as are currently available,
  2. That the applicant has provided data showing that there currently is additional parking available for leasing, and
  3. That the completed project will also potentially result in additional parking available for leasing over and above the number of spaces allowed by the approval of the project,

HEREBY RESOLVES that the applicant, after it has received all of its required certificates of occupancy, fully tenanted the project, and recorded at least six months of data to support an updated parking study, is invited to submit to the City an application for amendment of its Use Review approval, specifically to allow for parking that meets Shared, Unbundled, Managed, and Paid (“SUMP”) principles and allows for additional leasing of spaces.

On a motion by L. Payton, seconded by C. Gray, the Planning Board voted 6-1 (H. Zuckerman opposed) to recommend to City Council that they clarify the land use code standards that allow for the density calculations as shown in this project in residential zones.

 

May 25, 2017

A.  AGENDA TITLE:  Continuation of City Council and Planning Board May 23 public hearing to deliberate and vote on the 2015 Major Update to the Boulder Valley Comprehensive Plan (BVCP) including proposed policy, text, and map changes to the plan and to provide feedback on the proposed CU South land use map change, Land Use and Zoning Changes for 3303 Broadway, and guiding principles and the plan amendment procedures.  (No public testimony will be taken.)

On a motion by B. Bowen seconded by H. Zuckerman the Planning Board voted 7-0 to approve the 2015 Update to the Boulder Valley Comprehensive Plan set forth in the May 2017 BVCP adoption draft (Attachment A) as amended by the Planning Board on May 25, 2017 and reflected in the revised draft presented to City Council when they meet.

On a motion by B. Bowen seconded by L. Payton the Planning Board voted 7-0 to approve land use change to Mixed Density Residential (MXR) for the following properties:

- 3303 Broadway – change from Public (PUB);

- 3345 Broadway – change from Public (PUB);

- 1160-1194 Juniper – change from Very Low Density Residential (VLR); and

- 3505-3517 Broadway – change from Very Low Density Residential (VLR).


April 27, 2017

A.  AGENDA TITLE: Public hearing and consideration of a Use Review for changes to the operational characteristics and management plan for an existing tavern use at 2775 Valmont Road (Rayback Collective). Case no. LUR2017-00001.

Applicant:    Justin Riley, Rayback Collective
Owner:         Stephen D. Teb0

On a motion by B. Bowen seconded by H. Zuckerman the Planning Board voted 7-0 to approve the Use Review application LUR2017-00001, adopting the staff memorandum as findings of fact, including the attached analysis of review criteria, and subject to the recommended conditions of approval in the memo.

C. Gray made a friendly amendment that no games and music be allowed outdoors before 8:00 a.m.  B. Bowen accepted.

L. Payton made a friendly amendment that a condition be added to close the garage door after 8:00 p.m. any time live music is playing.  B. Bowen accepted.

L. Payton made a friendly amendment that a condition be added that 100 additional bike parking spaced be provided, subject to City Manager approval.  B. Bowen accepted.

C. Gray made a friendly amendment that the applicant demonstrate with a letter from a photometric engineer compliance of the use’s lighting with the approved plans and city code.  B. Bowen accepted.

 

April 20, 2017

A.  AGENDA TITLE: Public hearing and Planning Board consideration of the following related to an approximately 7.31-acre site located at 90 and 96 Arapahoe Avenue:

1.  Recommendation to City Council on the application for Annexation of the subject site with an initial zoning of Residential – Medium 3 (RM-3) (case no. LUR2015-00057) and Public (P) and associated adoption of wetland mapping;
2.  Action to correct the BVCP Planning Area II/III boundary and land use map designations on the site;
3.  Action on a Use Review, conditioned upon Annexation, of the September School a private high school located on 96 Arapahoe Avenue (case. no LUR2016-00098); and
4.  Request for citizen, staff and Planning Board comment on a Concept Plan to redevelop the existing Silver Saddle Motel property into 52 residential units including on-site, for-sale permanently affordable residential units (case no. LUR2015-00059).

Note:  The Applicant has requested to establish Vested Rights for the Use Review of the September School per section 9-2-19, B.R.C. 1981.

On a motion by B. Bowen seconded by H. Zuckerman the Planning Board voted 7-0 to recommend to City Council approval of the proposed annexation with initial zoning of Residential Medium – 3 and Public pertaining to request no. LUR2015-00057, incorporating this staff memorandum as findings of fact, subject to the recommended conditions of approval for these annexations as provided for in the draft annexation agreements in Attachment E with an additional condition to allow 2000 sf of neighborhood serving convenience retail and food serving establishment and a food truck pad on 90 Arapahoe. And to allow a food truck pad on 96 Arapahoe. 

On a motion by L. Payton seconded by C. Gray the Planning Board voted 2-5 (H. Zuckerman, D. Ensign, J. Putnam, P. Vitale, B. Bowen opposed) to amend the annexation agreement to extend the landmarking boundary area south and uphill to include the first retaining wall on the 96 Arapahoe Property located immediately south of the currently proposed landmarking boundary. Motion failed.

On a motion by H. Zuckerman seconded by C. Gray the Planning Board voted 7-0 to amend the annexation agreement to that the retaining wall immediately south of the barn be maintained with its original materials in proper condition. 

On a motion by B. Bowen seconded by H. Zuckerman the Planning Board voted 7-0 to correct BVCP Planning Area II/III boundary and land use map designations on the site as presented in the staff memorandum.

On a motion by C. Gray seconded by D. Ensign the Planning Board voted 7-0 to approve the Use Review of the September School a private high school located on 96 Arapahoe Avenue (case no. LUR2016-00098) subject to the conditions of approval found in Attachment F.

J. Putnam gave a summary of the board’s recommendations. Since this is a Concept Review, no action is required on behalf of the Planning Board.

 

B.  AGENDA TITLE: Public hearing and actions on the following items related to development review applications for properties identified as 0 Diagonal Highway or 3600 State Highway 119 and commonly referred to as Mackenzie Junction:

1.  Ordinance to permit Meals on Wheels use: Recommendation to City Council on an ordinance to allow a food catering use within the Business Transitional – 1 (BT-1), which is not a permitted use in the BT-1 zoning district;
2.  Site Review, LUR2016-00066: Decision on a request to develop a 20.28 acre (883,503 square feet) site with a mixed-use development entitled Diagonal Crossing with 26 buildings, five carports and storage structure, 357 multi-family residential units, associated community and leasing buildings, including a restaurant, café, Meals on Wheels, and Studio Arts uses. The request also includes a 19 percent parking reduction on the site;
3.  Use Review, LUR2016-00088: Decision on a request to permit a restaurant within a new 3,160 square foot building on Lot 5 of the proposed development to be open from 11am to 11:30pm; and
4.  Vested Rights: Requests for vested rights pursuant to Section 9-2-20, "Creation of Vested Rights," R.R.C.1981, Which requires a Plannign Board public hearing.

On a motion by B. Bowen seconded by P. Vitale the Planning Board voted 6-0 (C. Gray recused) to recommend to City Council an ordinance to allow food catering use within the Business Transitional (BT-1) which is not a permitted use in the BT-1 zone district.

On a motion by B. Bowen seconded by H. Zuckerman the Planning Board voted 5-1 (L. Payton opposed, C. Gray recused) to approve Site Review no. LUR2016-00066 incorporating the staff memorandum and the attached Site Review Criteria Checklists as findings of fact, and subject to the following recommended conditions of approval under Site Review in the memo.

D. Ensign made a friendly amendment that an inverted “U” bike rack configuration be considered for the site. B. Bowen accepted.

J. Putnam made a friendly amendment that the applicant ensures an exterior-interior noise level reduction of 25 decibels to be determined at TEC doc review and certified by an acoustical engineer. B. Bowen accepted.

On a motion by B. Bowen seconded by J. Putnam the Planning Board voted 6-0 (C. Gray recused) to approve Use Review no. LUR2016-00088 incorporating the staff memorandum and the attached Use Review Criteria Checklists as findings of fact, and subject to the following recommended conditions of approval under Use Review in the memo.

H. Zuckerman made a friendly amendment to modify (1d) of the Use Review Conditions such that the use shall be closed from 11:30 p.m. to 11:00 a.m. seven days a week. B. Bowen accepted.

On a motion by H. Zuckerman seconded by L. Payton the Planning Board voted 6-0 (C. Gray recused) to recommend to City Council that they work with CDOT on the Independence Road intersection to advocate for additional safety measures.

 

April 6, 2017

A.  AGENDA TITLE: Public hearing to consider a recommendation to City Council on Ordinance 8167 amending Title 9 “Land Use Code” B.R.C. 1981 by amending Section 9-6-7 “Office, Medical and Financial Uses” and setting forth related details.

On a motion by H. Zuckerman seconded by B. Bowen the Planning Board voted 6-0 (J. Putnam abstained) to recommend to City Council to not adopt Ordinance 8167 as drafted but rather amend the use review table in the Land Use Code to require a use review for financial institutions located in the DT-2, DT-4, and DT-5 zoning districts.

 

March 16, 2017

A.  AGENDA TITLE: Public hearing and consideration of a request to extend Site and Nonconforming Use Review approvals for application no. LUR2013-00001, the Museum of Boulder located at 2205 Broadway, beyond the expiration period as permitted by the Land Use Code.

Applicant:    David Schafer
Owner:         Boulder Historical Society

On a motion by C. Gray seconded by B. Bowen the Planning Board voted 5-0 (J. Putnam absent, L. May recused) to approve an extension of the development approvals of case no LUR2013-00001, adopting the staff memorandum and its attachments as findings of fact and subject to the condition that the applicant begin and substantially complete the construction process within three years of the date of the Planning Board hearing on March 16, 2017  and Planning Board finds that the request to extend the original development approvals beyond the expiration period meets the applicable code criteria.


B.  AGENDA TITLE: Public hearing and consideration of a Site Review application for 1919 14th Street, case no. LUR2016-00097, to install a new 730 square foot roof top patio on the 3rd floor roof, accessed from the 4th floor roof, on the Colorado Building. The roof top patio requires a height modification as it is over the 38-foot height limitation in the DT-5 (Downtown – 5) zoning district at roughly 42.2 feet to top of railing. The request also constitutes an amendment to case no. LUR2013-00053, which permitted the construction of the adjacent Wencel Building at 1301 Walnut Street.

Applicant:    Jeff Wingert
Property Owners: 1919 Street LLC

On a motion by C. Gray, seconded by B. Bowen, that Planning Board find that the proposed application for Site Review meets the Site Review criteria found in Land Use Code section 9-2-14(h), B.R.C., 1981, and that the Planning Board voted 6-0 (J. Putnam absent) to approve Site Review no. LUR2016-00097 incorporating this staff memorandum and the attached Site Review Criteria Checklist as findings of fact, and subject to the following recommended conditions of approval.


February 16, 2017
 

A.  AGENDA TITLE:  Public hearing to consider a recommendation to City Council to adopt an ordinance amending Section 9-2-14, “Site Review” and Section 9-10-3, “Changes to Nonstandard Buildings, Structures, and Lots and Nonconforming Uses,” B.R.C 1981 to allow and regulate the reconstruction and restoration of permanently affordable residential projects that are nonconforming as to density, and setting forth related details.

On a motion by J. Putnam seconded by C. Gray the Planning Board voted 7-0 to recommend to City Council to adopt an ordinance amending Section 9-2-14, “Site Review” and Section 9-10-3, “Changes to Nonstandard Buildings, Structures, and Lots and Nonconforming Uses,” B.R.C 1981 to allow and regulate the reconstruction and restoration of permanently affordable residential projects that are nonconforming as to density.

On a friendly amendment, B. Bowen moved that staff provide additional backup information regarding the 75% requirement and look for an opportunity for a process to allow for a higher number of units under certain conditions. J. Putnam accepted. The friendly amendment was withdrawn.

On a motion by H. Zuckerman seconded by B. Bowen the Planning Board voted 5-2 (L. Payton, C. Gray opposed) to further recommend to City Council to consider the 75% requirement in 4A of the proposed ordinance and decide if that will create the most net affordable housing in the future.

On a motion by B. Bowen seconded by J. Putnam the Planning Board voted 5-2 (L. Payton, L. May opposed) that City Council further consider whether or not the proposed ordinance should address the ability to increase the number of units on sites given certain circumstances and through a public process.

 

B.  AGENDA TITLE:  Public hearing and recommendation to City Council regarding implementation of voter-approved Blue Line changes.

On a motion by L. Payton seconded by C. Gray the Planning Board voted 7-0 to recommend to City Council to support the policy and amendment procedure changes recommended by staff with language changes to reconcile the minor amendment to the service area language with the annexation policy and be limited to apply to the western side of the city.

 

C.  AGENDA TITLE:  Public hearing to consider a recommendation to City Council regarding an ordinance amending the building height regulations and requirements of Title 9, “Land Use Code” B.R.C. 1981 for certain areas of the city.

On a motion by J. Putnam seconded by H. Zuckerman the Planning Board voted 7-0 to recommend to City Council to extend the term of the existing Ordinance No. 8028 to October 19, 2018 of the building height regulations and requirements of Title 9, “Land Use Code” B.R.C. 1981 for certain areas of the city.

On a substitute motion by C. Gray seconded by L. Payton the Planning Board voted 2-5 (L. May, J. Gerstle, J. Putnam, B. Bowen, H. Zuckerman opposed) to amend the main motion and eliminate the date that it would expire and replace it with the work program should include completion of the Comprehensive Plan, the completion of the regulatory structure for Comp Plan policies and creating height modification criteria. The motion failed.

 

January 12, 2016

A.  AGENDA TITLE:  Public hearing and Planning Board recommendation on a request for Annexation and Initial Zoning of Residential – Low 2 (RL-2) for an approximately 19,042 square foot (0.44 acre) enclave located at 994 55th Street in Boulder County (LUR2016-00053).

        Applicant/Owner:       LAF LLC (Leslie Pendergrast and Alexandre Fomenko, Partners)

On a motion by B. Bowen seconded by H. Zuckerman the Planning Board voted 4-0 (C. Gray, L. Payton and J. Putnam absent) to recommend to City Council approval of the proposed annexation with initial zoning of Residential Low – 2 (RL-2) pertaining to request No. LUR2016-00053, incorporating this staff memorandum as findings of fact, subject to the recommended conditions of approval for the annexation as provided for in the annexation agreement in attached to the staff memorandum.

 

B.  AGENDA TITLE:  Public hearing and consideration of a Use Review application, no. LUR2016-00020, for a residential use in an industrial zoning district located at 3289 Airport Road.  Proposed are a total of 70 residential units along with on-site amenities.

          Applicant:  Kyle McDaniel
          Owner:      Airport Adventures LLC, a Colorado limited liability company

On a motion by H. Zuckerman seconded by B. Bowen the Planning Board voted 4-0 (C. Gray, L. Payton and J. Putnam absent) to approve the Use Review application LUR2016-00020, adopting the staff memorandum as findings of fact and subject to the recommended conditions of approval.

Friendly amendment by B. Bowen, seconded by H. Zuckerman, for a condition that the lease agreements reflect that the adjacent properties will have noise impacts of various kinds and that there are sources of noise from adjacent properties and that tenants need to be aware there are sources of noise from within due to the mix of uses from live work. Passed unanimously.

 

December 15, 2016

A.  AGENDA TITLE: Recommendation to City Council on a proposed ordinance amending Section 9-9-12, “Landscaping and Screening Standards,” and Chapters 10-5.5, 10-6, 10-7, 10-7.5, 10-10 of Title 10, “Structures,” B.R.C. 1981, to revise the energy conservation and green building requirements for construction projects, repealing the International Energy Conservation Code and adopting by reference the “2017 City of Boulder Energy Conservation Code,” and setting forth related details.

On a motion by B. Bowen seconded by L Payton the Planning Board voted 6-0 (J. Putnam absent) to recommend to City Council adoption of the proposed ordinance amending Section 9-9-12, “Landscaping and Screening Standards,” and Chapters 10-5.5, 10-6, 10-7, 10-7.5, 10-10 of Title 10, “Structures,” B.R.C. 1981, to revise the energy conservation and green building requirements for construction projects, repealing the International Energy Conservation Code and adopting by reference the “2017 City of Boulder Energy Conservation Code,” and setting forth related details. 

 

December 1, 2016

A.  AGENDA TITLE:  Public hearing and Planning Board consideration of the following items relating to the property at 3303 Broadway:

  1. Consideration of a Boulder Valley Comprehensive Plan (BVCP) land use map change request for the property from Public (P) to High Density Residential (HR) (case no. LUR2016-00089);
  2. In conjunction with the requested land use map change described above, recommendation to City Council on a request to rezone the property from Public (P) to Residential - High 2 (RH-2) (case no. LUR2016-00041);
  3. Consideration of a Site Review application to redevelop the 1.3-acre property with two 3-story buildings containing approximately 57,000 square feet of floor area. The south building would include approximately 12,000 square feet of commercial area for office and retail uses, 34 efficiency living units (less than 475 square feet) and 10 apartments. The north building would include 6 townhomes with attached garages. The proposal includes a request for a 33% parking reduction to allow for 68 parking spaces, where 101 are required per the land use code. The applicant is seeking to create vested property rights as provided for in section 9-2-19, B.R.C. 1981 (case no. LUR2016-00042).
  4. Consideration of a Use Review application for a neighborhood business center and 34 efficiency living units, which is 68 percent of the proposed residential units. The neighborhood business center would include convenience retail uses, restaurants, personal services, offices, and indoor recreational or athletic facilities, which require Use Review approval to operate in the RH-2 zone district. The applicant is seeking to create vested property rights as provided for in section
    9-2-19, B.R.C. 1981 (case no. LUR2016-00090).

Applicant:  Fulton Hill Properties
Owner:      3303 Broadway LLC

Motion by J. Putnam, seconded by H. Zuckerman, that Planning Board not approve the land use change request for the property from Public to High-Density Residential (case no. LUR2016-00089). 6-0 (B. Bowen absent).

Motion by J. Putnam, seconded by H. Zuckerman, that Planning Board recommend to City Council to deny a request to rezone the property from Public to Residential-High 2 (case no. LUR2016-00041). 6-0 (B. Bowen absent).

Motion by J. Putnam, seconded by H. Zuckerman, that Planning Board deny Site Review application LUR2016-00042, incorporating the staff memorandum and the attached criteria checklists as findings of fact. 6-0 (B. Bowen absent).

Motion by J. Putnam, seconded by H. Zuckerman, that Planning Board deny Use Review application LUR2016-00090, incorporating the staff memorandum and the attached criteria checklists as findings of fact as well as the recommended findings of denial in the packet. 6-0 (B. Bowen absent).

 

November 17, 2016

A.  AGENDA TITLE: Planning Board public hearing to consider a public request for map changes to the Boulder Valley Comprehensive Plan (BVCP) for 3261 3rd Street.

On a motion by H. Zuckerman seconded by J. Putnam the Planning Board voted 6-0 (J. Gerstle recused) to approve the following land use map changes to the Boulder Valley Comprehensive Plan:

  • 3261 3rd St. (#25): Change to Low Density Residential and Open Space – Other

On a motion by H. Zuckerman seconded by J. Putnam the Planning Board voted 6-0 (J. Gerstle recused) to approve the following Area I, II, III Map Change:

  • 3261 3rd St. (#25): Change to Area II for a portion of the site

 

B.  AGENDA TITLE:  City Council request for Planning Board to reconsider a Boulder Valley Comprehensive Plan map change for 0, 693, 695 Broadway (Table Mesa Shopping Center). The public hearing on this matter was concluded at the October 13, 2013 Planning Board meeting.

On a motion by J. Putnam, seconded by H. Zuckerman, the Planning Board voted 3-4 to approve the following land use map changes to the Boulder Valley Comprehensive Plan for 0, 693, 695 Broadway (#12) to Community Business. Motion failed.

 

C.  AGENDA TITLE: Public Hearing and Recommendation to City Council for Acceptance of the Boulder Wastewater Collection System Master Plan (WWCSMP) and Action on the Proposed Amendments to the Comprehensive Plan (BVCP) Wastewater Utility Summary.

On a motion by C. Gray seconded by J. Putnam the Planning Board voted 7-0 to recommend to City Council the acceptance of the WWCSMP and to approve the BVCP Wastewater Utility Summary.

 

D.  AGENDA TITLE: Public Hearing and Recommendation to City Council for Acceptance of the Boulder Stormwater Master Plan and Action on the Proposed Amendments to the Comprehensive Plan (BVCP) Flood and Stormwater Utility Summary.

On a motion by C. Gray seconded by L. Payton the Planning Board voted 7-0 to recommend to City Council the acceptance of the Stormwater Master Plan and to approve the revised BVCP Flood and Stormwater Master Plan Summary.

L. Payton made friendly amendment that the Stormwater Master Plan reflect the sources of precipitation data used in the analysis and why.

B. Bowen made a friendly amendment that the BVCP Flood and Stormwater Master Plan Summary to amend the first sentence to read “The Stormwater Master Plan (SMP) was updated in 2016 incorporating new data from the 2013 flood event”.

 

November 3, 2016

A.  AGENDA TITLE: Public hearing for consideration of a Concept Plan proposal (LUR2016-00070) to redevelop the site at 1600 Broadway, an approximate 0.54 acre-property, involving removal of two commercial buildings, development of a new 41,606 square-foot hotel building with approximately 73 hotel rooms, and installation of an underground parking structure. Preliminary consideration of a rezoning from Business – Transitional 2 (BT-2) to Downtown – 3 (DT-3) is also proposed.

Applicant: Julie Eck, Davis Partnership Architects
Property Owner: Stephen D. Tebo

J. Gerstle gave a summary of the board’s recommendations. Since this is a Concept Review, no action is required on behalf of the Planning Board.

 

B.  AGENDA TITLE: Consideration of the following items relating to the properties located at 2010 Upland Avenue and 4270 19th Street

  1. Recommendation to City Council on a proposed amendment to the Annexation Agreement for the Crestview East Neighborhood, in particular for the property located at 2010 Upland Avenue, to remove the requirement to dedicate and construct N. 20th Street (LUR2016-00081);
  2. Recommendation to City Council on a proposed amendment to the Annexation Agreement for the property located at 4270 19th Street to remove the requirement to dedicate and construct N. 20th Street (LUR2016-00081);
  3. Motion to amend the North Boulder Subcommunity Plan to delete the N. 20th Street connection between Upland Avenue and Tamarack Avenue; and
  4. Official notice of vacation of public right-of-way for N. 20th Street adjacent to the properties at 2010 Upland Avenue and 4270 19th Street as required by Section 79 of the City of Boulder Charter (LUR2016-00073).

Applicants: Anne Hockmeyer, Ellen Stark and City of Boulder Public Works
Owner: Anne Hockmeyer and Ellen Stark

On a motion by C. Gray, seconded by B. Bowen, the Planning Board voted 5-1 (J. Gerstle opposed; J. Putnam absent) to recommend to City Council approval of the Annexation Agreement Amendments as they are consistent with the overall goals and policies of the Boulder Valley Comprehensive Plan policies pertaining to annexation as well as the intent of the original annexation terms.

On a motion by C. Gray, seconded by H. Zuckerman, the Planning Board voted 5-1 (J. Gerstle opposed; J. Putnam absent) find the proposed deletion of the N. 20th Street connection is consistent with the NBSP’s intent and goals as identified in the plan and approve this amendment to the North Boulder Right-of-Way Plan.

 

October 13, 2016

DISCUSSION AND CONSIDERATION OF PUBLIC REQUESTS FOR LAND USE MAP CHANGES OF THE MAJOR UPDATE FOR THE BOULDER VALLEY COMPREHENSIVE PLAN (BVCP)

A.  2130 Arapahoe (Request #1A): Change to Public for this parcels – This recommendation recognizes Naropa University as an important public institution.

On a motion by J. Putnam, seconded by C. Gray, the Planning Board voted 6-0 (B. Bowen absent) to approve the designation of Request 1A, 2130 Arapahoe, as Public.

B.  6287 Arapahoe (Request #1B): Change to Public for this parcels – This recommendation recognizes Naropa University as an important public institution.

On a motion by L. Payton, seconded by H. Zuckerman, the Planning Board voted 6-0 (B. Bowen absent) to support staff recommendation to designate 6287 Arapahoe, Request #1B, as Public.

C.  385 Broadway (Request #3): Change to Low Density Residential This recommendation acknowledges the potential loss of existing access through the NIST property and neighborhood’s expressed compatibility concerns.

On a motion by C. Gray, seconded by H. Zuckerman, the Planning Board voted 6-0 (B. Bowen absent) to approve changing the current land use designation at 385 Broadway, Request #3, from Transitional Business and Low Density Residential to Low Density Residential.

D.  0, 693, 695 Broadway (Request #12): No change – This recommendation ensures that potential neighborhood impacts from future use changes in the shopping center are addressed.

On a motion by C. Gray, seconded by L. Payton, the Planning Board voted 4-2 (J. Putnam and H. Zuckerman opposed, B. Bowen absent) to approve the staff recommendation of no change to 0, 693, 695 Broadway (Request #12).

E.  3485 Stanford Ct. (Request #13): Change to Medium Density Residential – This recommendation provides for a greater diversity of housing types and price ranges in the community with a potential benefit for seniors in particular.

On a motion by J. Putnam, seconded by H. Zuckerman, the Planning Board voted 6-0 (B. Bowen absent) to approve 3485 Stanford Ct., Request #13, to land use Medium Residential (MR).

On a motion by J. Putnam, seconded by H. Zuckerman, the Planning Board voted 6-0 (B. Bowen absent) to approve 3255, 3305, 3355, 3405, 3455 Stanford Ave., Request #13, to land use Medium Residential (MR).

On a motion by H. Zuckerman, seconded by L. Payton, the Planning Board voted 6-0 (B. Bowen absent) to request that staff develop a new Comp Plan policy for incentive-based zoning to promote permanently affordable housing and/or a requirement that all or a portion of the additional density resulting from an increase in intensity under a residential rezoning be permanently affordable housing.

 

October 6, 2016

A.  AGENDA TITLE: Public hearing for consideration of a Floodplain Development Permit (LUR2016-00035) and a Stream, Wetland, and Water Body Permit (LUR2016-00034) for a rehabilitation and enhancement project for the Civic Area along Boulder Creek, between 9th Street and Broadway within the conveyance zone, high hazard zone, stream, and buffer zones.

Applicant/Owner:      City of Boulder Parks and Recreation Department

On a motion by J. Putnam seconded by H. Zuckerman the Planning Board voted 7-0 to approve the Floodplain Development Permit #LUR2016-00035 and Stream, Wetland, and Water Body Permit #LUR2016-00034 attached to this memorandum as Attachments B and C, subject to the conditions of approval shown on such permits and adopt this memorandum as findings of fact.

 

B.  AGENDA TITLE: Public hearing and actions on the following items related to development review applications for properties located at 4801, 4855, 4865 and 4885 Riverbend Road within the Riverbend Office Park:

  1. Boulder Valley Comprehensive Plan (BVCP) Land Use Map Change, LUR2016-00038: Decision on proposal to change the underlying BVCP Land Use Designation on the Riverbend Road site from Transitional Business to Public;
  2. Rezoning, LUR2016-00038: Recommendation to City Council on request to rezone the properties from BT-2 (Business Transitional – 2) to P (Public);
  3. Amendment to Ordinance No. 8028: Recommendation to City Council on a request to amend Ordinance No. 8028 to allow consideration of a height modification to up to 55 feet;
  4. Site Review, LUR2016-00040: Decision on request to amend the Riverbend Office Park Planned Unit Development (PUD) to build a new 70,342 sq. ft., 3-story medical center to include inpatient behavioral health, inpatient rehabilitation and neurology facilities as part of the Boulder Community Health functions at the corner of Arapahoe Ave. and 48th Street. The proposal also includes a new, 6-story parking structure containing 406 parking spaces with first floor accessory uses including office and hospital-oriented retail. The proposal would require a height modification to permit the medical and parking garage buildings at 55-feet where 35-feet is the by-right limit, and
  5. Use Review, LUR2016-00040: Decision on request for automobile parking lots, garages or car pool lots as a principal use on the site to permit a parking garage that serves the proposed medical office building and accessory retail uses as well as overflow parking from the Boulder Community Health Foothills Hospital.

Applicant:              Darryl Brown for Boulder Community Health
Property Owner:    Boulder Community Health & Riverbend Sleep, LLC

 

On a motion by B. Bowen, seconded by C. Gray, the Planning Board voted 7-0 to approve the BVCP Land Use Map change (LUR2016-00038).

On a motion by B. Bowen, seconded by J. Putnam, the Planning Board voted 7-0 to recommend to City Council approval of Rezoning (LUR2016-00039).

On a motion by H. Zuckerman, seconded by B. Bowen, the Planning Board voted 7-0 to recommend to City Council the adoption of the proposed ordinance to add the Riverbend project site.

On a motion by B. Bowen, seconded by J. Putnam, the Planning Board voted 7-0 to   approve the Site and Use Review application LUR2016-00040, incorporating this staff memorandum and the attached criteria checklists as findings of fact, and subject to the following recommended conditions of approval.

L. May made a friendly amendment to better integrate the curio and design of the stair elements and north side of the garage. Passed unanimously.

 

September 1, 2016

A.  AGENDA TITLE:  Public hearing and consideration of a Site and Use Review (LUR2016-00056 & LUR2016-00057) proposal to establish a retail store and café use at 1815 Pearl St. The total square footage of the tenant space is 2, 642 square feet with 1,984 square feet of retail and 658 square feet of café space with 40 seats. A concurrent site review has been submitted for consideration of an 89% parking reduction.

Motion by B. Bowen, seconded by J. Putnam, that Planning Board approve the Site Review application LUR2016-00057 and Use Review application LUR2016-00056, incorporating the staff memorandum and the attached analysis of the Site Review and Use Review criteria as findings of fact and subject to the recommended Conditions of Approval in the staff memo. 

Friendly amendment by L. Payton to add a condition requiring that if the space in front of the store is adequate to meet City of Boulder standards, the Applicant shall provide for the installation of additional bicycle parking.

Friendly amendment was accepted by B. Bowen and J. Putnam.

Passed 6:0 (C. Gray recused)

 

B.  AGENDA TITLE:  CONCEPT PLAN & REVIEW - Concept Plan Review and Comment for redevelopment of 1102 Pearl Street (currently the Old Chicago Restaurant) into a 15,380 square foot, three story retail office building of 38 feet. Reviewed under case no. LUR2016-00058.

Applicant:  Jim Bray
Developer: PMD Realty (Phil Day)

J. Gerstle gave a summary of the board’s recommendations. Since this is a Concept Review, no action is required on behalf of the Planning Board.


C.  AGENDA TITLE: Public hearing to consider a proposal (LUR2016-00028) to rezone the AirGas site at 3200 Bluff Street, a roughly one-acre property, from Industrial Mixed Service (IMS) to Mixed-Use - 4 (MU-4) and make a recommendation to City Council.

Applicant:      Kirsten Ehrhardt, Coburn Development, Inc.
Property Owner:   AirGas InterMountain, Inc.

On a motion by J. Putnam seconded by L. Payton the Planning Board recommended approval (7-0) of the rezoning of the property from IMS to MU-4 having met the criteria for rezoning under Section 9-2-19 (e) and (f).


D.  AGENDA TITLE: Public hearing for consideration of a Concept Plan proposal (LUR2016-00059) to develop an existing 1.4-acre property with a residential multifamily permanently affordable housing development consisting of 19 total multi-family units and a central community open space within the RM-2 zoning district at 2180 Violet Avenue. The applicant is also requesting preliminary consideration of amendments to annexation agreements that apply to 2180 Violet Ave., 1917 Upland Ave., and 2145 Upland Ave. to permit the transfer of all permanently affordable units from those sites to the 2180 Violet site and other changes.

Applicant:      Jeff Dawson, Studio Architecture
Property Owner:   Flatirons Habitat for Humanity

J. Gerstle gave a summary of the board’s recommendations. Since this is a Concept Review, no action is required on behalf of the Planning Board.

 

August 18, 2016

A.  AGENDA TITLE: Public Hearing and recommendation to City Council regarding annexation of enclaves in the vicinity of 55th Street and Arapahoe Avenue.

On a motion by J. Putnam seconded by B. Bowen the Planning Board voted 3-3 (C. Gray absent) to recommend denial to City Council of the proposed annexations of the 15 parcels with the initial zoning as shown in the staff memorandum unless staff and Council can develop provisions in the Ordinance that would ensure continuity of existing businesses where consistent with health and safety of the city. This should include more flexibility in the timeline for compliance and potential waivers of existing city rules.  Motion Failed.

Friendly amendment made by L. May to recommend to City Council to approve the proposed annexations of the 15 parcels with the initial zoning as shown in the staff memorandum. Friendly amendment Fails.

On a motion by J. Putnam seconded by L. Payton the Planning Board voted 6-0 (C. Gray absent) to recommend approval to City Council of the proposed annexations of the 15 parcels with the initial zoning as shown in the staff memorandum assuming that staff and Council can develop provisions in the Ordinance that would promote continuity of existing businesses where consistent with health and safety of the city. This should include more flexibility in the timeline for compliance and potential waivers of existing city rules. 

Friendly amendment made by L. May to change the above motion to read “only if” rather than “assuming that”. Accepted by J. Putnam and L. Payton.

 

B.  AGENDA TITLE:  CONCEPT PLAN & REVIEW - Redevelopment of the existing seven-acre apartment site located at 1550 Eisenhower Drive with a new three-story apartment complex Eastpointe Apartment Homes, consisting of 236 proposed units in five buildings with below grade parking and on-site recreational amenities under case review no. LUR2016-00043.
 

                        Applicant:  Jeffrey Smith
                        Developer: Aimco Eastpointe LLC

J. Gerstle gave a summary of the board’s recommendations. Since this is a Concept Review, no action is required on behalf of the Planning Board. The board felt that the proposed plan was generally consistent with the Comp Plan and responsive to the neighborhood. Specifically, it would be beneficial to have grade level entrances and defensive spaces for individual apartments. The board suggested dividing Building #4 into two separate buildings. The board also suggested connecting to south the proposed site to the adjacent site with foot paths. The board had concern about making the egress from the sub-surface garage attractive and usable and at the same time providing daylight to the sub-surface garage. The proposed landscape plans were attractive, but the board asked the applicant to consider innovative energy systems in terms of renewable and in addition to what the Code requires. There was general support for the requested parking reduction. On-site affordable housing should be seriously considered. Building #2 should be moved out of the 100-year flood plain if possible. The board propose the convert the buildings to two-stories along the south and east elevations. Some board members showed a lack of enthusiasm for the proposed “green roofs” and suggested PV roofs. The board expressed concern regarding the multi-use path along Arapahoe Avenue and that it provides sufficient capacity but not making the public go too fast but still regarded as a serious transit corridor. There was a suggestion that a playground be incorporated in the southeast pocket park. Efforts should be made to preserve the mature trees located on site. An implementation of a memorial for Officer Hanes on-site would be beneficial. The board had strong concerns regarding the ground water impact of the sub-surface garage, therefore there needs to be clear studies done. The board suggested possibly enlarging the tree wells above the garage or make sure that they will be adequate. The board encourages the consideration of mixed use on site. The board felt the parking should be unbundled. There was a recommendation that this proposal should go to the Design Advisory Board (DAB) for review. Finally, the board suggested the proposed buildings flood proof beyond the FEMA requirements. 

 

August 5, 2016

A.  AGENDA TITLE:  Public hearing to consider Site Review application, LUR2015-00012, to develop the Armory site (The Armory Community), an 8.55-acre site located at 4750 Broadway (the southeast corner of Broadway and Lee Hill Dr.), with a mixed-use project with up to 200 dwelling units and 8,400 square feet of storefront retail along Broadway and two new street connections (13th Street and Zamia Avenue). The proposal includes a 23 percent parking reduction request to permit 261 parking spaces where 341 are required, but otherwise contains no other modifications to the Land Use Code.

Applicant:              Bruce D. Dierking
Property Owner:    The State of Colorado

On a motion by B. Bowen seconded by H. Zuckerman the Planning Board voted 6-0 (J. Putnam absent) to approve Site Review application LUR2015-00012, incorporating this staff memorandum and the attached Site Review criteria checklists as findings of fact, and subject to the recommended conditions of approval.

Friendly amendment made by L. Payton to remove the “Supplemental Information” pages A through E within the Design Guidelines and replace the interior image for the Loft Building Type B on page 13 to show an exterior picture of an example loft. Passes unanimously.

Friendly amendment made by C. Gray to extend the EcoPasses for a period of five years unless, a community pass is offered sooner. Passes unanimously.

Friendly amendment made by L. May to revise the Design Guideline 2.1 on page 7 to include the following additional statement: “The design should pay special attention to the quality of images provided in this document with respect to simplicity of building form and simplicity of building materials.” Passes unanimously.

 

July 28, 2016

A.  AGENDA TITLE: Public hearing and consideration of a recommendation to City Council on the proposed Capital Improvement Program (CIP).

On a motion by C. Gray seconded by H. Zuckerman the Planning Board voted 6-0 (B. Bowen absent) to recommend to City Council the 2017-2022 proposed Capital Improvement Program, including the list of CIP projects to undergo a Community and Environmental Assessment Process, as outlined in the staff memorandum, dated July 28, 2016.

Motion by J. Putnam, seconded by L. May, to amend the main motion that staff further address whether the south Boulder Creek mitigation project should have a CEAP or not have a CEAP and that Council address that question based on that input. Passed (6-0) (B. Bowen absent).

Motion by L. Payton, seconded by J. Putnam, moved to have staff evaluate to better incorporate climate change into the floodplain planning and to recommend to Council that they consider directing staff to find a way to incorporate climate change assumptions and scenarios that are used to determine needs for flood mitigation master plans. Passed (6-0) (B. Bowen absent).

Motion by H. Zuckerman, seconded by C. Gray, further recommends that Council consider and direct staff to study the potential of creating guidelines for CIP expenditures that encourage procurement from Disadvantaged Business Enterprises and local enterprises to promote social and economic equity and community resilience. C. Gray seconded. Passed (6-0) (B. Bowen absent).

B.  AGENDA TITLE: Public hearing and recommendation on Annexation of Certain City Owned Properties.

On a motion by J. Putnam seconded by L. Payton the Planning Board voted 6-0 (B. Bowen absent) to recommend to City Council to approve the proposed annexations of the city-owned parcels and Elmer’s Two-Mile Park enclave as shown on the map attached with zoning of Public (P).

On a motion by J. Putnam seconded by L. Payton the Planning Board voted 6-0 (B. Bowen absent) approved of a land use designation change from Low Density Residential to Open Space – Acquired for the property at 5893 Baseline Road.

 

July 14, 2016

A.  AGENDA TITLE: Public hearing for consideration of a Concept Plan proposal (LUR2016-00033) to develop an existing parking lot on the corner of Pine Street and 15th Street on the First United Methodist Church site (including the following properties within RH-2 zoning district: 1440 Pine, 1424 Pine, 1414 Pine, 1406 Pine, 2132 14th, 2124 14th, 1421 Spruce, and 1443 Spruce) with a three-story building of roughly 30,000 square feet with 90 underground parking spaces containing 40 affordable rental units and associated office and resident spaces. The units associated uses would be managed by Attention Homes, a non-profit agency, and are intended for homeless young adults between the ages of 18 and 24 years old who are in need for supportive services in order to address underlying issues associated with their homelessness.

       Applicant:      Jeff Dawson, Studio Architecture       
      
Property Owner:   First United Methodist Church

J. Gerstle gave a summary of the board’s recommendations. Since this is a Concept Review, no action is required on behalf of the Planning Board. With respect to Comprehensive Plan issues, the board felt the plan was compatible as outlined by staff in the submitted memo and general agreement with staff’s assessment. Most board members supported the general program in terms of BVCP compliance, however there was concern whether the proposal sufficiently met BVCP criteria with regard to issues around height and scale and neighborhood integration. Many of the uses discussed would only be allowable by Use Review, especially with the regard to certainty with long term affordability. In regards to compliance to the Downtown Urban Design Guidelines, a number of board members mentioned that the proposed design is not reflective of the existing neighborhood character. The board suggested better integration with the existing church architecture on one side and neighborhood architecture on the other. The board suggested a consultation with the Design Advisory Board (DAB). There were mixed opinions from the board regarding the proposed tower and the board did not unanimously approve of the design. The east side of the site, along 15th Street, in terms of the massing and design characteristics faced the most scrutiny of the board’s opinions. There were some height and setback concerns expressed along this elevation. Some board members felt the setbacks should be small and highly vegetated. While other board members preferred larger setbacks and asked the applicant to be sensitive regarding too much vegetation for safety. There was general agreement that along the alley, Lot 1, and the west side of the site, missed opportunities in the design exist. With respect to the proposed uses, the board had mixed opinions, but overall felt that sacrifice of some of the proposed administrative and office space on the first floor may need to be done to keep the living space that is being requested.  It was suggested to relocate the proposed retail space to a point along the alley on the west side. In regards to the height, if sufficient setback from the street exists, perhaps removing the third floor from the 15th Street side of the double level corridor, then the height modification could be acceptable. The board is not asking the applicant to decrease the proposed unit count to 36 by doing this. With respect to the proposed parking, the board suggested the applicant investigate a reduction on Lot 1, to look at leasing to offsite people and to add bike storage. Finally, it was suggested that the applicant consider the landmarking all eligible buildings on the site.

 

June 2, 2016

A.  AGENDA TITLE:  Public hearing and consideration of a motion to recommend approval of an ordinance amending section 9-6-5(d) “Mobile Food Vehicle Sales,” amending section 9-16-1(c) “Definitions” to redefine “Mobile Food Vehicle” to include human powered vehicles, amending section 7-6-28, B.R.C. 1981 “Bicycle Parking” and setting forth related details.  

On a motion by J. Putnam, seconded by H. Zuckerman, the Planning Board voted 6-0 (C. Gray absent) to recommend approval of an ordinance amending section 9-6-5(d) “Mobile Food Vehicle Sales,” amending section 9-16-1(c) “Definitions” to redefine “Mobile Food Vehicle” to include human powered vehicles, amending section 7-6-28, B.R.C. 1981 “Bicycle Parking” and setting forth related details. Planning Board further recommends amending the current draft ordinance to include provisions for off-pavement sales in appropriate locations identified by the city in parks and other such places.

On a motion by J. Gerstle, seconded by L. May,  the Planning Board voted 4-2 (B. Bowen and H. Zuckerman opposed, C. Gray absent) to recommend that staff consider and develop additional proposals that would address the use of push carts in public areas for vending food.

 

B.  AGENDA TITLE:  Public hearing and consideration of a request for a two-story, 766 square foot rear addition to an existing single family home to convert the residence into a tri-plex, located at 2949 Broadway with a request for a 37.5 percent parking reduction and a reduction in lot area per dwelling unit from 3,000 square feet to 2,076 square feet within the RH-2 zoning district. Case no. LUR2014-00097.

Applicant:  Michael Bosma
Owner:      ALR Investments LLC

On a motion by H. Zuckerman seconded by B. Bowen the Planning Board voted 6-0 (C. Gray absent) to approve Site Review application # LUR2014-00097 subject to the conditions of approval listed below and adopting the staff memorandum and its attachments as findings of fact, with the addition of two conditions:

  1. The south sidewalk be extended across the entire property from east to west replacing the "Landscape Area 6” with pavement for bicycle access and pedestrian access.
  1. The addition be located as far west as can be accommodated by site constraints, in particular the back-up area, to create as much separation as possible between the massing of the primary structure and the addition.

Friendly amendment made by L. Payton, that Planning Board recommend a condition that the finishes on the addition be adjusted to be more sympathetic and compatible with the historical structure. Friendly amendment was accepted by H. Zuckerman.

 

C.  AGENDA TITLE: Public hearing and consideration of a NONCONFORMING USE REVIEW (LUR2015-00118) request to amend the approved operating characteristics for the Alpine Modern Café at 904 College Ave. within the RL-1 zone district to allow for beer and wine sales during regular business hours, and to extend the closing time from 7:00 p.m. (existing) to 9:00 p.m. (proposed) Mondays through Thursdays. No other changes to the existing operating characteristics are proposed.

        Applicant: Lon McGowan
        Owner:   James Carter

On a motion by B. Bowen seconded by J. Putnam the Planning Board voted 6-0 (C. Gray absent) to approve the Use Review application LUR2015-00118, adopting the staff memorandum as findings of fact, including the attached analysis of review criteria, and subject to the recommended conditions of approval found in the packet.

 

May 26, 2016
 

A.  AGENDA TITLE:  Consideration of a motion to adopt an additional revision to the 2016 Downtown Urban Design Guidelines.

On a motion by L. Payton seconded by J. Putnam the Planning Board voted 6-0 (B. Bowen absent) to adopt the additional revision to the Guidelines, as adopted by Council on May 3, 2016, removing “Solar panels should be as unobtrusive as possible” from Item 2.1.B.2.


B.  AGENDA TITLE:  Public hearing and consideration of a Site Review (case no. LUR2016-00027) to redevelop a 3.2-acre vacant property at 4525 Palo Parkway. The proposal includes the construction of 44 residential units and a community center in nine buildings surrounding a central park. The development will be 100% permanently affordable housing managed by Boulder Housing Partners, in partnership with Flatirons Habitat for Humanity. The project site is zoned Residential - Mixed 2 (RMX-2).

           Applicant: Lauren Schevets, Boulder Housing Partners
            
Owner: Boulder Housing Partners

On a motion by J. Putnam seconded by L. May the Planning Board voted 6-0 (B. Bowen absent and recused from this item) to approve Site Review case no. LUR2016-00027, incorporating the staff memorandum and the attached analysis of the Site Review criteria as findings of fact and subject to the recommended Conditions of Approval, amended as follows:
 

Condition 2.a. to be amended by adding:
2.a.i. The heights of Buildings D and E shall be limited to 41 feet.

2.a.ii. Simplify the porch design and materials of Buildings F, G and H to address fragmentation, considering, included but not limited to, the continuity of the porch and changes in materials.

2.a.iii. Refine the siding of all buildings to improve texture by measures, including but not limited to, using shake shingles instead of lap siding or reducing the exposure of the lap siding.

2.a.iv. Railings and stone veneer be included on the Palo Parkway elevation of Buildings A, B and C.


Condition 2.b. to be amended by adding:

2.b.iii. To add a pedestrian connection to the multi-use path to the east of the site and internal pedestrian crossing zone to it.


Condition 4 to be amended by adding:
4.a. To include ECO-Passes to five years instead of three years.  The applicant shall undertake good faith efforts to try to establish a Neighborhood ECO-Pass zone. No later than four years after issuance of certificate of occupancy, the applicant will begin work to facilitate an effort to secure RTD approval of the project area as an ECO-Pass neighborhood, opening the process to the neighboring community, if appropriate. Nothing in this condition shall require the applicant to achieve such approval.


A new condition to be added reading:

The applicant shall provide ECO-Passes for the residents of the development for five years from issuance of a certificate of occupancy.

 

Motion by J. Putnam, seconded by L. May, to amend the main motion so as to further modify the recommended conditions of approval, in particular, to add a new condition  2.b.iv. that Building D shall be moved south, along with the northern parking lot, while Building J will be moved west into the site identified as the play area on the Site Plan. Passed 5-1 (L. Payton opposed, B. Bowen absent and recused from this item).

Motion by L. May, seconded by J. Putnam, to amend the main motion so as to further modify the recommended conditions of approval, in particular, that the TDM plan needs to include a program to encourage bike usage and maintenance, which can include  a partnership with a third party non-profit. Passed 6-0 (B. Bowen absent and recused from this item).

 

C.  AGENDA TITLE:  Public hearing for consideration of a Concept Plan proposal to redevelop the AirGas site, LUR2016-00028, at 3200 Bluff Street (a roughly 1-acre property) with a mixed-use development in two buildings totaling 98,000 square feet in size comprised of 43,000 square feet of residential in 36 rental units and 55,000 square feet of commercial space with a 102 space underground parking garage in accordance with the adopted Transit Village Area Plan (TVAP). Preliminary consideration of a rezoning from Industrial Mixed Service (IMS) to Mixed-Use - 4 (MU-4) is also proposed.

                        Applicant:      Kirsten Ehrhardt, Coburn Development, Inc.       
                        
Property Owner:   AirGas InterMountain, Inc.

J. Gerstle gave a summary of the board’s recommendations. Since this is a Concept Review, no action is required on behalf of the Planning Board. Generally, the board’s comments were positive. The board had concern with the scale of the massing along the street and the tunnels being less desirable. The board suggested treating the solar panels as architectural elements by extending beyond the walls. The garage and pedestrian paths were central issues as well. The amount of residential use should be as large as possible. Some board members supported more residential use at the northwest corner, while others supported more commercial at this location. There was some split among the board regarding the tunnel and whether it would be a dedicated paseo.  However, all board members agreed that it must be done effectively and not sterile.

 

May 12, 2016

A.  AGENDA TITLE:  Public hearing and consideration of a Non-Conforming Use Review application, case no. LUR2016-00014 and simple Site Review, case no. LUR2016-00025 for expansion of the Quality Inn Boulder Creek/Basecamp Motel and 33 percent parking reduction with 43 existing parking spaces where 60 are required.  The site is located at 2020 Arapahoe Ave.  Because this is an existing non-residential use within a residential zoning district (Residential – High 1), the use is considered non-conforming. The applicant requests to expand the exterior patio from 159 square feet to 346 square feet, and convert existing floor area to increase the room count from 47 to 50 rooms that includes the addition of one fully compliant Americans with Disabilities Association (ADA) room. The applicant is requesting Vested Rights per Land Use Code section 9-2-7(b)(1), B.R.C. 1981.

           Applicant:  Christian Stroebel
          Owner:      Boulder Motel Group, LLC

On a motion by C. Gray seconded by J. Putnam the Planning Board voted 7-0 to approve the Site Review application LUR2016-00025 and Use Review application LUR2016-00014 adopting the staff memorandum as findings of fact and subject to the recommended conditions of approval in the staff memorandum.

Friendly amendment made by C. Gray to modify the conditions in the staff memorandum to include a new condition 5 to read:

            The patio shall be closed from 11:00 p.m. until 6:00 a.m. seven days per week.

The friendly amendment was not supported by a second.

 

May 5, 2016

A.  AGENDA TITLE:  CONCEPT PLAN & REVIEW – Proposal for a three story, 120-room Holiday Inn Express Hotel.  Case no. LUR2016-00012 located at 3365 Diagonal Highway.

           Applicant: Nathan Anderson
           
Property Owner: Boulder Lodging Group LLC

B. Bowen gave a summary of the board’s recommendations. Since this is a Concept Review, no action is required on behalf of the Planning Board. In regards to Key Issue #1 (land use), the board agreed that the FAA no hazard determination is not the final word. The land use would need to be investigated in terms of impacts on the potential customers. Determine if the final height might limit instrument approach options for the city in the future. The board would like the applicants to work with airport staff to reinforce their suggestion to work with an airport consultant. The noise level was less of an issue for the board members. The board wants to ensure a quality environment to visitors. The board had concerns regarding the discontinuity from the rest of the city. This is not a walkable area and likely to exacerbate the usage of vehicles of guests and employees. The board would like the applicants to come back with a TDM plan. Eco passes, a fleet of bicycles and car share plans were suggested by the board. The board agreed with placing as much parking underground as possible. A suggestion was made to work with staff regarding the arrangement of uses on the site. In regards to Key Issue #2 (design and gateway), the board agreed that the use of a hotel at this location should be guaranteed that it would be safe and reasonable. Regarding community edge and context, the board strongly urged against conventional hotel architecture. The architecture and site should reflect Boulder and transitional in nature. The board suggested the applicant work with DAB for ideas. The board wants to see quality design, durable materials, and a four-sided or three-sided design (to be perceived from all angels).
 

B.  AGENDA TITLE:  Public hearing and Planning Board recommendation on a request to annex a 1.37 acre property located at 96 Arapahoe Ave. with initial zoning of Residential – Medium 3 (RM-3), consistent with the Boulder Valley Comprehensive Plan (BVCP) land use designation of Medium Density Residential. The proposal includes a request that the City correct errors in BVCP mapping affecting the property. Reviewed under case no. LUR2014-00068.

Applicant: Jonathon Warner
Property Owner: 96 Arapahoe LLC

On a motion by J. Putnam seconded by L. May the Planning Board voted 7-0 to recommend to City Council denial of the proposed annexation with initial zoning of Residential – Medium 3 (RM-3) pertaining to request No. LUR2014-00068, incorporating this staff memorandum as findings of fact.

On a motion by B. Bowen seconded by J. Putnam, the Planning Board voted 7-0 to recommend to City Council to not entertain annexation without a concurrent site review. 

On a motion by H. Zuckerman seconded by L. May the Planning Board voted 7-0 to approve the proposed corrections to the Planning Area II/III boundary line and the Medium Density Residential Land Use line errors, to ensure the boundary lines coincide with the alignment of the adopted Blue Line in this location.

 

April 28, 2016

A.  AGENDA TITLE: Public hearing and consideration of a request to annex two properties of a total of 22-acres at  5399 Kewanee Drive and 5697 South Boulder Road with an initial zoning of Residential Low -2 (RL-2) zoning (LUR2015-00093).

On a motion by J. Putnam seconded by H. Zuckerman the Planning Board voted 7-0 to continue the public hearing and consideration of a request to annex two properties of a total of 22-acres at  5399 Kewanee Drive and 5697 South Boulder Road with an initial zoning of Residential Low -2 (RL-2) zoning (LUR2015-00093) to May 23, 2013 beginning at 6:00 p.m. at 1777 Broadway, Council Chambers.

 

April 21, 2016

A.  AGENDA TITLE: Public hearing to consider a recommendation to City Council on an ordinance amending Title 9, “Land Use Code,” B.R.C. 1981, to encourage the creation of more cooperative housing units.

On a motion by B. Bowen seconded by J. Putnam the Planning Board voted 7-0 to recommend approval to the City Council of an ordinance amending Title 4, “Licenses and Permits,” Title 9, “Land Use Code,” and Title 10 “Structures,” B.R.C. 1981 to support the creation of cooperative housing units with recommendations.

 

April 14, 2016

A.  AGENDA TITLE:   Public hearing to consider the following two items:

  1. Recommendation to City Council on an ordinance amending Title 9, “Land Use Code,” B.R.C. 1981, to adopt a Form-Based Code (FBC) for the Boulder Junction Phase I through two appendices to Title 9: Appendix L designating “Form-Based Code Areas” and Appendix M as the FBC regulations, and adopting a Form Based Code Review process, and
     
  2. Action on proposed amendments to the Transit Village Area Plan (TVAP) connections plan to be consistent with and to implement the FBC project

On a motion by C. Gray seconded by J. Putnam the Planning Board voted 7-0 to recommend to City Council adoption of an ordinance amending Title 9, “Land Use Code,” B.R.C. 1981, to adopt a Form-Based Code (FBC) for the Boulder Junction Phase I area and a FBC review process, and setting forth related details.

Friendly by J. Putnam, that Planning Board recommend to amend the notice provision in the ordinance to provide notice in the TVAP Area Phase I to all addresses and property owners and to revise Figure M-1(21) to show yard areas.  Friendly amendment was accepted by C. Gray.

On a motion by L. Payton seconded by C. Gray the Planning Board voted 7-0 to approve amendments to the Transit Village Area Plan (TVAP) connections plan to be consistent with and implement the FBC project

 

April 7, 2016

A.  AGENDA TITLE:  Public hearing and Planning Board consideration of the following items:
     1) Consideration of a land use map change for a portion of the property at 2520 28th Street from Public to Mixed Use Business related to the proposed rezoning;

     2) 2560 28th Street from P (Public) to BC-2 (Business Community – 2) (application no. LUR2015-00072; and

     3) Consideration of Site Review application LUR2015-00104 for redevelopment of a portion of property at 2560 28th St. with 10 attached residential units.  No changes are proposed to the existing commercial building on site. The proposal includes a request for a 25% parking reduction.

     
Applicant: Carrie Bingham for Coburn Development
      
Property Owner: Blizzard LLC

On a motion by J. Putnam, seconded by L. Payton, the Planning Board voted 6-0 (L. May absent) to approve the request for a land use map change for a portion of the property at 2560 28th Street from Public to Mixed Use Business related to the proposed rezoning and incorporating the staff memorandum as findings of fact.

On a motion by J. Putnam, seconded by L. Payton, the Planning Board voted 6-0 (L. May absent) to recommend approval of the rezoning request no. LUR2015-00072 to City Council incorporating the staff memorandum as findings of fact.

On a motion by J. Putnam, seconded by B. Bowen, the Planning Board voted 6-0 (L. May absent), to approve the Site Review application LUR2015-00104, adopting the staff memorandum as findings of fact and subject to the recommended conditions of approval in the staff memorandum with the following modifications:

  1. Adding language to Condition 3.d. as follows: The Applicant shall provide additional practicable soak pits or other measures to the storm water swale to improve storm water quality and further to consult with the city regarding possible coordinated water quality projects on the city property to the east.
  2. Add a condition to read: All of the proposed townhomes will be solar ready with flat roofs and conduit connecting the roof to the house panel of each unit for future solar voltaic systems.
  3. Add a condition to read: All of the townhomes will be provided with the option to be wired with a 240V/30 Amp circuit to accommodate electric vehicle chargers and the unbundled parking shall provide at least one electric vehicle charging station.

 

B.  AGENDA TITLE:  Concept Plan (case no. LUR2015-00106) proposal for expansion of the Frasier Meadows congregate care facility at 350 Ponca Pl. and 4950 Thunderbird Dr. within the RH-5 zone district.  The proposal includes renovations to existing buildings; expansion of existing assisted living and skilled nursing facilities, wellness center and arts and education facilities; and a new 5-story, 55’ building containing 98 independent living units. 

            Applicant: Timothy Johnson for Frasier Meadows Retirement Community
            
Property Owner: Frasier Meadows Manor, Inc.

B. Bowen gave a summary of the board’s recommendations. Since this is a Concept Review, no action is required on behalf of the Planning Board. Overall, the board is comfortable with the proposed 55 foot height. There is some concern with offsite impacts of the flood map and flood wall.  When the applicant returns for the site review presentation, they will need to show what the impacts and modeling of the flood plain map revisions entail and what they would mean for people downstream.

 

March 17, 2016

A.  AGENDA TITLE: Reconsideration of Initial Screening of a Map Change Request at 2801 Jay Road (Request #29) as part of the Boulder Valley Comprehensive Plan Major Update. This is a continuation of the initial screening of public requests and that the public hearing was held on February 2, 2016.

On a motion by J. Putnam seconded by B. Bowen the Planning Board voted 5-1 (C. Gray opposed, L. May absent) to reverse its prior decision not to advance Request 29 related to 2801 Jay Road and instead recommend advancing Request 29 related to 2801 Jay Road for further analysis of possible land uses.

 

B.  AGENDA TITLE:   Public hearing to consider a recommendation to City Council on an ordinance amending Title 9, “Land Use Code,” B.R.C. 1981, to allow for changes to the city’s sign code related to lettering heights in the Boulder Valley Regional Center and compliance with a recent United States Supreme Court ruling regarding content based signage regulations.

On a motion by C. Gray seconded by L. Payton the Planning Board voted 6-0 (L. May absent) to recommend approval to the City Council of an ordinance amending Title 9, “Land Use Code,” B.R.C. 1981 to allow for changes to the city’s sign code related to lettering heights in the Boulder Valley Regional Center and compliance with a recent United States Supreme Court ruling regarding content based signage regulations. The City Attorney shall include considerations for the City Council for the recommendations made orally by Planning Board members.

 

March 3, 2016

A.  AGENDA TITLE:  Consideration of a motion to adopt the 2016 Update to the Downtown Urban Design Guidelines (Guidelines) incorporating revisions recommended by the Planning Board at its February 4, 2016 hearing. Adoption of the Guidelines will result in inclusion of the DT-4 and DT-5 downtown zone districts in the identified areas where height modifications may be considered through the city’s Site Review process, per the height modifications ordinance approved by Council on March 31, 2015.

On a motion by B. Bowen that the Planning Board adopt the updated Downtown Urban Design Guidelines dated February 16, 2016, as attached to the staff memo dated March 3, 2016.  Motion failed.  No second.

On a motion by L. May, seconded by L. Payton, the Planning Board voted 5-0 (J. Putnam absent) to make the following modifications to the Downtown Vision Section, Section 2 – The Non-Historic and Interface Areas and Section 3 – Public Realm:

  • ADD 2.1.B (inserted before the currently proposed 2.1.B) “Views:  Downtown Boulder is blessed with exceptional mountain views and projects should be designed to preserve access to this extraordinary asset from the surrounding area. The south and west edges of downtown offer the most spectacular views.”
  • ADD 2.1.C (inserted before the currently proposed 2.1.B) “Sun and Shade:  In Boulder’s climate, sun and shade are important design considerations for providing natural light in buildings, and creating appealing pedestrian areas that are ice free and sunny in the winter and shady in the summer.”

Renumber clauses following these insertions

  • DELETE 2.2.B.3
  • ADD 3.2.B (inserted before the currently proposed 3.2.B) “Views:  Downtown Boulder is blessed with exceptional mountain views and projects should be designed to preserve access to this extraordinary asset from the public realm and surrounding area. The south and west edges of downtown offer the most spectacular views.”
  • ADD 3.2.C (inserted before the currently proposed 3.2.B) “Sun and Shade:  In Boulder’s climate, sun and shade are important design considerations for creating appealing public realm areas that are ice free and sunny in the winter and shady in the summer.”

Renumber clauses following these insertions

  • CHANGE Downtown Vision (gray bar on the left) bullet point 3 to “Human scale buildings and spaces;”
  • ADD Downtown Vision (gray bar on the left) bullet point 4 “The preservation and celebration of Boulder’s mountain views from the public realm and surrounding area.”
  • CHANGE 3.2.C.1, third bullet point Railings: “Railing designs should reflect an open, transparent feeling. Visually closed-in railings that “box-in” the extension area are not appropriate. No signage, advertising, goods or merchandise may be placed on railings.  Railing design in the Historic District shall be simple.”
  • ADD "2.1.H Rhythm: “Maintain the rhythm established by the repetition of the traditional approximately 25’ facade widths for projects that extend over several lots by changing the materials, patterns, reveals, or building setbacks in uniform intervals or by using design elements such as columns or pilasters."
  • ADD 2.1.I Floor Height:  “Distinguish ground floor height from upper floor heights.  Ground level floor to floor height is encouraged to be taller than upper stories."
  • ADD 2.1.J  Shade:  “Shade storefront glass by appropriate means such as awnings or recesses."
  • MOVE 2.1 (H I and J) move to the 2.2 section that is Commercial Bldgs in the Non-Historic.
  • Add to 2.1.E.2 Parking Lots: “Surface parking is discouraged.”

On a motion by L. May, seconded by B. Bowen, the Planning Board voted 5-0 (J. Putnam absent) to adopt the revised Downtown Urban Design Guidelines dated February 16, 2016 subject to the following additional information:

  • CHANGE 2.1.B.1 Solar Panels – DELETE final sentence and REPLACE with “Skylights and solar panels should have low profiles.  Skylights should not be visible from the public right-of-way.  Solar panels should be as unobtrusive as possible.”

Friendly Amendment by B. Bowen, accepted by L. May, the Planning Board passed 5-0 (J. Putnam absent) to delete the second sentence currently reading: Skylights should not be visible from the public right-of-way. 

 

B.  AGENDA TITLE:  Public hearing and consideration of a Site and Use Review (LUR2011-00071) to redevelop the site located at 4403 Broadway Ave. with a new mixed use development. The western portion of the site, zoned RM-1 (Residential – Medium 1) would include twelve 3-story townhome units divided between two buildings.  The eastern portion of the site, zoned MU-2 (Mixed Use – 2), would include three new mixed use buildings containing an additional 16 attached residential units above 9,207 sq. ft. of commercial and restaurant space. The proposal includes a request for a height modification to allow for both townhome buildings and two of the mixed use buildings to exceed the 35 foot height limit for the zone (requested heights range from 36’3” to 43’6”) as well as a request for a 5% parking reduction to allow for 57 parking spaces where 60 are required.  The proposal also includes a Use Review request to allow for three restaurants which close after 11:00 p.m., two of which are over 1,000 sq. ft. in floor area. The applicant is seeking to create vested property rights as provided for in section 9-2-19, B.R.C. 1981.

On a motion by B. Bowen seconded by L. Payton the Planning Board voted 5-0 (J. Putnam absent) to approve the Site and Use Review application LUR2011-00071, adopting the staff memorandum as findings of fact, including the attached analysis of review criteria, and subject to the recommended conditions of approval, with the following modifications:

Add to Site Review Condition 3.a.: The final site plans shall be revised to show the following:

  • Buildings A, B, and C shall not exceed the 35 ft height limit; only Buildings A and B, but not C, may have three stories;
  • Buildings 1 and 2 shall not exceed the zoning district’s maximum height, the only elements that may exceed that height limit shall be stairway access from each unit to the roof tops;
  • The garages behind Building A shall be unbundled parking;
  • From the proposed concrete  path at the north east corner of Building 1, extend a five foot wide pervious path west to 10th Street with a public access easement;
  • All buildings shall have conduit for future photo voltaic systems from the house panel of each unit to the roof;
  • One dual cord electrical vehicle charging station to serve unbundled surface spots; and
  • The brick on the east elevation of Buildings A and B shall extend up to the third floor and replace the stucco, including grids 4 through 7 of Building A and grids 1 through 5 on Building B on the east elevations, such brick shall wrap around the corners of those buildings as follows: on Building A including grids A through D on the south elevation, and on Building B including grid B-through E on the north elevation.

 

C.  AGENDA TITLE:  Concept Plan (case no. LUR2015-00106) proposal to redevelop the properties located at 4801, 4855, 4865 and 4885 Riverbend Rd. within the Riverbend Office Park with a new 76,000 sq. ft., 55 foot hospital building and a 5-story, 467-stall parking structure with accessory office and retail space. The new facility would house BCH’s relocated inpatient behavioral health, inpatient rehab and neurology department.  The proposal includes consolidating the existing properties into one 2.55-acre project site and rezoning the site from BT-2 (Business – Transitional 2) to P (Public). Changes to the existing access and circulation are also proposed.

Concept Plan Summary:

B. Bowen gave a summary of the board’s recommendations. Since this is a Concept Review, no action is required on behalf of the Planning Board. Overall, the board was in unanimous support for rezoning for the public and for City Council to allow building to 55 feet in height. The board supported the idea of an ordinance to allow additional commercial uses beyond merely “accessory” uses to create more of a rich, urban village that would support employees, neighbors and guests. The board asked to carefully consider parking and to get more serious about a transportation demand management plan. This can start with monitoring and collecting data. The board expressed a strong interest in renewable energy, EV parking, PV shading on the garage at the time of construction. They urged to look at eco-districts and to have a plan for resiliency and to have clear goals for sustainability. The architecture needs to be reviewed. There were mixed comments on the design of the hospital building. The materials for both the parking garage and the facility were acceptable. There was clear inertest in extending the vision beyond and to a master plan by asking what your future growth plans are. The board suggested that the landscaping should be over and above the standards. L. May add that the architecture be more organized. The board supported evolving the architecture in a more organized and refined composition.

 

February 18, 2016

A.  AGENDA TITLE:  Continuation of a Public Hearing to consider a motion to approve findings of fact and conclusions of law for the denial of the application for a Nonconforming Use Review, application no. LUR2015-00073, for the addition of two bedrooms in the basement of an existing nonconforming duplex at 940 14th St.

    Applicant: Lani King, Michael J Hirsch Companies
  
  Owner:    20th Street Apartments 1 LLC and 20th Street Apartments 2 LLC

On a motion by L. Payton, seconded by C. Gray, the Planning Board voted 4-2 (B. Bowen, J. Putnam opposed) to approve findings of fact and conclusions of law for the denial of the application for a Nonconforming Use Review, application no. LUR2015-00073, for the addition of two bedrooms and in the basement of an existing nonconforming duplex at 940 14th St.

 

February 4, 2016

A.  AGENDA TITLE: Public hearing and consideration of a Use Review application to convert an existing skin care use at 2449 Pine Street to a medical office entitled the Alpine Eyecare Center, an optometry clinic. The building, which is not proposed for expansion, is located within the Residential - Mixed 1 (RMX-1) zoning district. Case no. LUR2015-00105.

On a motion by J. Gerstle seconded by J. Putnam the Planning Board voted 6-0 to approve the Use Review application LUR2015-00105, adopting the staff memorandum as findings of fact and subject to the recommended conditions of approval.


B.  AGENDA TITLE:  Public hearing and consideration of a Nonconforming Use Review for the addition of two bedrooms in the basement of an existing non-conforming duplex at 940 14th Street. The project site is zoned Residential - Low 1 (RL-1). Case No. LUR2015-00073

Motion by L. Payton, seconded by L. May to deny the nonconforming use review for the addition of two bedrooms in the basement of an existing nonconforming duplex at 940 14th Street.

On the motion by L. Payton, seconded by L. May, the Planning Board voted 4-2 (B. Bowen and J. Putnam opposed to deny the nonconforming use review for the addition of two bedrooms in the basement of an existing nonconforming duplex at 940 14th Street.

On a motion by L. Payton, seconded by J. Putnam, the Planning Board voted 6-0 to continue the hearing to the next scheduled Planning Board meeting and to ask staff to prepare written findings of fact.

 

C. AGENDA TITLE:  Public hearing to consider a recommendation to City Council on the 2016 Update to the Downtown Urban Design Guidelines

On a motion by B. Bowen, seconded by C. Gray, the Planning Board voted 6-0 to approve the 2016 Update to the Downtown Urban Design Guidelines with the staff proposed change to paragraph 5 on page 3 to add the word “independently” for the second sentence to read “The Landmarks Board independently approves the guidelines for the Downtown Historic District.”

L. May, seconded by L. Payton, moved that the Planning Board amend the main motion to reinstate the original language from the 2002 DUDG from page 9 with regards to views and sun and shade to be included in the sidebar on page 3 of the 2016 revised DUDG.  The board voted 3-3 (B. Bowen, J. Putnam, J. Gerstle opposed). The motion failed.

L. Payton, given that the 2016 revised DUDG do not provide substantially different guidance to design downtown, moved that Planning Board recommend to City Council that those areas north of Canyon Blvd and within the DT-4 and the DT-5 zoning districts not be added to the map designated as “Appendix J” areas where height modifications may be considered of Ordinance 8028J. Putnam, B. Bowen and J. Gerstle objected stating that the proposed motion would be outside the scope of what was noticed to the public and that public notification should be done prior to making this type of motion.  There was no second on the motion. L. Payton withdrew the motion

 

February 2, 2016

A.  Update and direction on the following item related to the 2015 Major Update to the Boulder Valley Comprehensive Plan (BVCP): Initial Screening of Public Requests for Map Changes in Area II and Area III, Policy and Text Changes.

On a motion by J. Putnam, seconded by B. Bowen, the Planning Board voted 6-0 to further consider and analyze the following land use map changes for Area II and Area III properties:

  1. 3261 3rd Street – Request 25

3000 N. 63rd Street & 6650 Valmont Road (Valmont Butte) – Request 26

On a motion by J. Putnam, seconded by B. Bowen, the Planning Board voted 5-1 (C. Gray opposed) to further consider and analyze the following land use map changes for Area II and Area III properties:

  1. 6655 & 6500 Twin Lakes Rd., 0 Kalua Rd., #2 – Request 35

On a motion by J. Putnam, seconded by B. Bowen, the Planning Board voted 6-0 to further consider and analyze the following land use map changes for Area II and Area III properties:

  1. 6655 & 6500 Twin Lakes Rd., 0 Kalua Rd., #3 – Request 36

On a motion by L. Payton, seconded by C. Gray, the Planning Board voted 5-1 (B. Bowen opposed) to further consider and analyze Request 32, a service area contraction request, for 5399 Kiwani Drive and 5697 South Boulder Road Hogan-Pancost to change  the properties from Area II to Area III.

On a motion by L. Payton, seconded by J. Putnam, the Planning Board voted 5-1 (B. Bowen opposed) to recommend that City Council approve further consideration and analysis of Request 32 and approve a motion to ask the Boulder County Planning Commission and Board of County Commissioners to reconsider their decisions on Request 32.

On a motion by L. May, seconded by C. Gray, the Planning Board voted 4-2 (B. Bowen, J. Putnam opposed) to further consider and analyze Request 30, a service area contraction for 2801 Jay Road #2 change the property from Area II to Area III-Planning Reserve.

On a motion by L. May, seconded by L. Payton, the Planning Board voted 4-2 (B. Bowen, J. Putnam opposed) to recommend that City Council approve further consideration and analysis of Request 30 and approve a motion to ask the Boulder County Planning Commission and Board of County Commissioners to reconsider their decisions on Request 30. 

(Note:  The Boulder County Planning Commission supported this request and Board of Commissioners voted did not support additional analysis.)


January 28, 2016

A.  AGENDA TITLE: SITE REVIEW AND REZONING: Applications under case no.’s LUR2015-00042 and LUR2015-00043, with a proposal to rezone properties located at 2170 30th Street and 3000 Pearl Street from Business- Regional 1 (BR-1) to Mixed Use 4 (MU-4) consistent with the Boulder Valley Comprehensive Plan, and rezoning of northeastern portion of property at 2120 32nd Street from Industrial-General (IG) to Business-Regional 1 (BR-1) consistent with the Boulder Valley Comprehensive Plan; and Site Review for a mixed use development of these properties and 2100 30th Street to include a mix of uses with office, retail, restaurant, and multi-family residential apartments.  The proposal includes a request for amendments to the Transit Village Area Plan Connections Plan.

     Applicant: Shane White
     
Property Owners:
      * 
Hollister Properties LLLP, a Colorado Limited liability limited partnership
      * 
Bridge Commercial Partners Fund IV, LLC, a Delaware limited liability company
      * 
Alvin E. Baker and Virginia Ann Baker

On a motion by B. Bowen, seconded by J. Putnam, the Planning Board voted 5-1 (C. Gray opposed, L. May recused) to approve Site Review Application no. LUR2015-00042 along with the proposed amendments to the TVAP Connections Plan, and that the Planning Board recommend to City Council approval of Rezoning Application no. LUR2015-00043, incorporating the staff memorandum and the attached Site Review and Rezoning Criteria Checklists as findings of fact, subject to the recommended conditions of approval as listed in the packet with addition of the following conditions:

  • The Planning Board approves and requires a 15% reduction of motor vehicle parking spaces and that the Applicant provide a TDM plan, subject to approval by staff,
  • Each building shall be pre-wired for future photovoltaic systems, from the roof-top to the primary electrical panel and switch gear building,
  • As part of the TEC doc review, the Applicant shall submit a revised site plan that shows some amount of EV parking.

C. Gray opposed, stating that the project does not meet the site review criteria due to lack of height variance and the TVAP criteria for three and four story buildings is not met. 

J. Putnam encouraged the applicant to consider the pedestrian experience along 30th Street as well as on-site affordable housing. 

L. Payton made a friendly amendment to change the parking reduction to 20% from 15%. 
B. Bowen and J. Putnam accepted the friendly amendment. 

On a motion by C. Gray seconded by L. Payton, the  Planning Board voted 5-1 (J. Putnam opposed by abstention) to further recommend that City Council examine changes to the Inclusionary Housing Ordinance to allow the city to require on-site affordable housing and consider changes to the site review criteria to be able to require on-site affordable housing.

 

December 17, 2015

A.  CONTINUATION FROM THE DECEMBER 15, 2015 JOINT MEETING WITH CITY COUNCIL: The Planning Board will deliberate and take action on screening public requests for Area I and Area II Enclave Properties and policy and text changes to the Boulder Valley Comprehensive Plan (BVCP). A Public Hearing was held on December 15, 2015 during the joint meeting with City Council.

On a motion by L. Payton, seconded by J. Putnam, approved to further consider and analyze the following land use map changes for Area I, Area II enclave properties:
2130 Arapahoe Ave. & 6287 Arapahoe Ave. (Naropa University) (Request #1)

  • 385 Broadway (Request #3)
  • 4801, 4855, 4865, 4885, and 4895 Riverbend Rd. (BCH) (Request #10)
  • 0, 693, & 695 S. Broadway (Table Mesa Shopping Center) (Request #12)
  • 3485 Stanford Ct. (Request #13)

Passed with a vote of 5-0 (B. Bowen absent)

On a motion by L. Payton, seconded by J. Putnam, approved to conduct further analysis of the following policy and text requests made by the public:

  • Enhance public benefit (Chapter 2- Built Environment) (Request #16)
  • Clarification regarding ditches (Chapter 2- Built Environment, Chapter 9- Agriculture and Food, VI- Urban Service Criteria and Standards) (Request #17)
  • Reflect public interest in renewable energy and reduction of carbon footprint (Chapter 4- Energy and Climate) (Request #18)

Passed with a vote of 5-0 (B. Bowen absent)

B.  AGENDA TITLE:  Continuation of a Public Hearing to consider a motion to approve  findings of fact and conclusions of law for the denial of the application for a Minor Amendment to an Approved Site Plan, application no. LUR2015-00092, to amend the approved Dakota Ridge North design standards to allow fences up to 60 inches (5 feet) in height that back onto an alley to be built to within 18 inches of the alley with a maximum of 42 inches of solid fence and a minimum of 18 inches of lattice above.

     Applicant:  John McCarthy for the Dakota Ridge North HOA

Motion by C. Gray, seconded by J. Gerstle, that the Planning Board finds that application no. LUR2015-00092 fails to meet the requirements of the Boulder Revised Code, denies the application, and adopts the staff memorandum dated for the December 17, 2015 Planning Board meeting as findings of fact and conclusions of law. Passed 4-0 (B. Bowen and J. Putnam absent).

 

December 3, 2015

A.  AGENDA TITLE: Public hearing and consideration of a Minor Amendment to an Approved Site Plan (LUR2015-00092) to amend the approved Dakota Ridge North design standards to allow fences up to 60 inches (5 feet) in height that back onto an alley to be built to within 18 inches of the alley with a maximum of 42 inches of solid fence and a minimum of 18 inches of lattice above. The Dakota Ridge North PUD lies within the RL-2 (Residential – Low 2) and RM-1 (Residential – Medium 1) zoning districts.

      Applicant:       John McCarthy for the Dakota Ridge North HOA

On a motion by C. Gray, seconded by L. May, that the Planning Board find that the application for a Minor Amendment does not meet the criteria of section 9-2-14(l), B.R.C. 1981, and therefore denies Land Use Review # LUR2015-00092.  Passed 6-0

On a motion by C. Gray, seconded by L. May, that the Planning Board continue this hearing for the adoption of written findings of fact. Passed 6-0
 

B.  AGENDA TITLE:  Public hearing and consideration of an Amendment to Approved Site Plans to amend the approved fencing standards for the TrailCrossing at Lee Hill residential development located at 820 Lee Hill Drive to allow privacy fences in specific areas. The project site is zoned Residential - Low 2 (RL-2). Case No. LUR2015-00094.

     Applicant:       Scott Chomiak on Behalf of Trail Crossing at Lee Hill Homeowner Association
     
Owner:            KUH-Lee Hill, LLC (Lots 17, 18, 24, 25 and 31 and Outlot A), Jeremy Epstein and Susan
                           
Strife (Lot 1)

On a motion by L. Payton, seconded by C. Gray, the Planning Board approved Land Use Review #LUR2015-00094, incorporating the staff memorandum and associated review criteria as findings of fact and subject to the recommended conditions of approval.  Passed 4-2 (J. Gerstle and L. May opposed)

C. Gray moved, seconded by J. Putnam, to amend the main motion to allow the 6 foot fence along Lee Hill on Lot 1 and Lot 17 have the top panel be a solid panel. Failed 2-4 (L. Payton, J. Gerstle, J. B. Bowen, and L. May opposed)

J. Putnam moved, seconded by C. Gray, to amend the main motion to require that the approval of the 6 foot fence on Outlot A be conditioned on the existence of a nonconforming use on the adjacent property. Passed 4-2 (J. Gerstle and L. May opposed). 

 

November 19, 2015

A.  Public hearing and Planning Board consideration of the following related to an approximately 3.2 acre property located at 4525 Palo Pkwy:

1.  Recommendations on an application for Annexation of the property with an initial zoning of Residential Mixed – 2 (RMX-2) (case no. LUR2015-00081); and

2.  Request for citizen, staff and Planning Board comment on a Concept Plan to develop the property with 100% affordable family housing development by Boulder Housing Partners, in partnership with Flatirons Habitat for Humanity. Proposal includes 44 tri-plexes, townhouses and apartment units in nine buildings (case no. LUR2015-00080).

     Applicant: Lauren Schevets, Boulder Housing Partners
     Property Owner: City of Boulder

On a motion by J. Putnam, seconded by J. Gerstle, the Planning Board voted (4-0, B. Bowen recused himself, L. May absent) to recommend to City Council approval of the proposed annexation with initial zoning of Residential Mixed –2 (RMX-2) pertaining to request No. LUR2015-00081, incorporating the staff memorandum as findings of fact, subject to the recommended conditions of approval for the annexation as provided for in the draft annexation agreement in Attachment C, but making the placement of a multi-use path conditioned on an approved site review and city manager discretion. 

Concept Plan Summary:
L. Payton gave a summary of the Board’s recommendations.  Since this is a Concept Review, no action is required on behalf of the Planning Board.  The Board was unanimous regarding Key Issue #1that the proposed annexation would be consistent with city policies and that the proposal would meet the level of community benefit outlined in the BVCP.  The Board was unanimous regarding Key Issue #2 that the zoning of Residential Mixed – 2 (RMX-2) would be appropriate.  The Board was unanimous regarding Key Issue #3 that the proposed Concept Plan would be compatible with the goals, objectives and recommendations of the BVCP in general.  In regards to Key Issue #4 site design, in general the Board supported the proposed density.  In regards to traffic, the Board supported the need for a robust TDM plan and more analysis regarding a weekend traffic count and traffic calming devises.  The Board was mixed regarding if the site proposal would be over parked.  In regards to the site plan, the Board was in unanimous support for detached sidewalks.  The Board was mixed regarding whether a grid layout would be a better solution.  J. Gerstle added to make sure that the proposed site would not be a closed campus and to be fully integrated with the rest of the neighborhood.   L. Payton continued in regards to the proposed central park, stated that the idea would be supported by the Board.  She stated that the Board made comments regarding the provision of more storage and more covered parking.  In additions, the addition of EV charging stations and sustainable elements were suggested.  In regards to the proposed path, the Board stated it was not so concerned if it runs along the boundaries but to ensure some permeability.  Regarding the point of access and Ridgeway, the Board agreed that they would like more traffic safety analysis.  The Board’s preference would be to not have the access completely lined up with Ridgway and perhaps have it offset.  The Board’s concern would be to have the proposed site integrate into the rest of the neighborhood.  

 

November 5, 2015

A.  AGENDA TITLE:  Concept Plan (case no. LUR2015-00071) for redevelopment of the 15.77-acre Boulder Community Health site at 311 Mapleton Ave. with a Congregate Care Facility consisting of a total of 16 buildings connected by pedestrian walkways or bridges, including 67 dwelling unit equivalents, with 150 independent living units and 83 single assisted living areas, short-term rehab/skilled nursing rooms, and memory care rooms. Proposed parking to be a mix of 199 structured garage spaces and 208 surface parking spaces (407 spaces total). 

          Applicant: Michael Bosma
          
Property Owner: Mapleton Hill Investment Group

Concept Plan Summary:
Since this is a Concept Review, no action is required on behalf of the Planning Board.  Overall, the Board expressed support for the proposed use given the site’s history and context, but expressed a desire to see more diversity of housing and incomes by perhaps obtaining a partner institutionally, more permeability to make it desirable to the public, more of a “village” as opposed to a “campus” feel, better connectivity and improving access to Open Space, and less emphasis on surface parking. The Board also expressed an interest in keeping with the historical context in terms of massing and materials.  Having a strong design focus on the public realm was encouraged.  In addition, there was an interest on behalf of the Board to continue the street grid and to having build that front along 4th Street in the historic pattern.  A strong interest was encouraged in a TDM plan. There was a willingness to consider height modifications.  The Board also expressed strong support adding community service uses such as a new therapy pool and potentially other amenities such as a coffee shop and/or restaurant. Environmental sustainability with the buildings should be considered and analyzed.

 

October 22, 2015

A.  Information Item: Second Review of the Draft Community Cultural Plan

On a motion by J. Putnam seconded by A. Brockett the Planning Board voted (6-0) (J. Gerstle absent) to endorse the Community Cultural Plan.

B.  Information Item: Zero Waste Strategic Plan

On a motion by J. Putnam seconded by A. Brockett the Planning Board voted (6-0) (J. Gerstle absent)  to endorse the Zero Waste Strategic Plan.

 

October 15, 2015

A.  AGENDA TITLE:  Concept Plan (case no. LUR2015-00053) for redevelopment of a 1.85-acre site located at 2751 and 2875 30th Street within the BT-1 zoning district.  Referred to as “The Boulder Junction Rowhouses” the proposed residential development is located in Phase 2 of Boulder Junction and would consist of 32 attached residential units split between four, 4-story, 37’ tall rowhouse buildings totalling roughly 66,000 sq. ft. The proposal also includes a large, central open space feature constructed over a structured parking area containing 70 parking spaces. 

              Applicant: Jason Lewiston
              Property Owner: Greenius Boulder LLC as to 2751 30
th St.; McNeill Family Trust as to 2875 30th St.

Summary of Concept Plan:
No action is required on behalf of the Planning Board.  A. Brockett gave a summary of the Board’s comments to the applicant.  One fundamental point is that several Board members feel this project needs a mixed-use component to be compliant with the main street character vision for 30th Street.  In addition however, several other Board members feel the proposed project with the family friendly component is acceptable. There is openness to rezoning to BMS however there may be some resistance from staff and existing language in the Plan.  It is the applicant's decision whether or not to apply for a rezoning.  In terms of access and layout, issues with regard to the southern access exist, in particular with Bluff Street.  The Board has suggested new site layouts to deal with those issues.  And some issues were raised in regards to permeability and parking reduction.

B.    Public hearing and consideration of Site and Use Review applications for expansion of the Meadows Tennis Club located at 5555 Racquet Ln. within the RL-2 zone district.  The proposal includes the renovation and expansion of the existing clubhouse including enclosure of two existing tennis courts adjacent to the clubhouse; relocation of two existing platform tennis courts and the addition of two new platform tennis courts and two new tennis courts. The applicant is requesting a 39% parking reduction to allow for 92 parking spaces where 151 are required following the proposed expansion. The project is reviewed under two separate cases, LUR2014-00095 and LUR2015-00018.  

Motion by B. Bowen, seconded by J. Gerstle(5-0), J. Putnam absent, C. Gray recused, that the Planning Board approve the Site Review application LUR2014-00095 and Use Review application LUR2015-00018, adopting the staff memorandum as findings of fact and subject to the recommended conditions of approval found in the staff memorandum.

Friendly amendment by L. Payton to add a condition requiring that the Applicant install operable shades on the eastern portion of the enclosed tennis courts. Friendly amendment was accepted by B. Bowen and J. Gerstle.

Friendly amendment A. Brockett to add a condition requiring the Applicant to ensure that no starting guns be used at any event on the property. Friendly amendment was accepted by B. Bowen and J. Gerstle.


C.  AGENDA TITLE: Staff briefing and board input regarding the Access Management and Parking Strategy (AMPS).

On a motion by A. Brockett, seconded by C. Gray, the Planning Board voted 6-0 (J. Putnam absent) to continue the Public Hearing Item 5C to the October 22, 2015 Planning Board meeting.

 

October 1, 2015

A.  CONCEPT PLAN REVIEW AND COMMENT: Request for citizen, staff and Planning Board comment on a proposal to redevelop the property located at 3303 Broadway with an approximately 83,000 square foot 3-story building multi-use building with below-grade parking. The building is proposed to include 94 residential units, coffee shop, community room, fitness center and office space for micro and co-working offices. Proposed residential units will consist of 55 efficiency units (less than 475 square feet), 23 one-bedroom units and 16 two-bedroom units. The applicant seeks to amend the Boulder Valley Comprehensive Plan (BVCP) land use designation and rezone the property to Residential – High 3 (RH-3).

                 Applicant: Margaret Freund, Fulton Hill Properties
                 Property Owner: Mental Health Center of Boulder County

Summary of Concept Plan:
The Board agreed that there is a general interest in seeing residential at the proposed location.  Nearly all Board members were in favor of multi-family residential.  A lower intensity is recommended by the Board for compatibility with the existing neighborhood.  From a flood perspective, the Board felt it was critical to look at those issues carefully.   There was a general feeling that RH-3 was not an appropriate zoning for this site.  The Board agreed that undertaking a study or perhaps policy revisions in the Comp Plan would be necessary; however, this would put this project on hold until the changes could be made.  The Board offered that they are in support of a sub-community plan that included a vision for the Broadway corridor going forward.  In regards to zoning, the Board suggested a zone in which calculations are based on open space or parking, rather than dwelling units per acre.    Overall, the Board was very supportive of staff’s position and, while the Board agreed that this is a suitable place for residential development, it is probably more suited to medium density, not high density development.

B.  CONCEPT PLAN REVIEW AND COMMENT: Request for citizen, staff and Planning Board comment on a proposal to redevelop the property located at 2801 Jay Road with a multi-family residential development consisting of 94 units in eight buildings. The development is proposed as a receiving site to accommodate required affordable housing from a companion development at 3303 Broadway. The applicant seeks to annex the property to the city with Residential - Mixed 2 (RMX-2) zoning and amend the Boulder Valley Comprehensive Plan (BVCP) land use designation.

          Applicant:  Margaret Freund, Fulton Hill Properties
          
Property Owner:  Colorado District of the Church of the Nazarene

Summary of Concept Plan:
In general, the Board agreed with staff’s analysis in the memorandum.  The Board agreed they would support a lower density development, including the property as part of larger Comp Plan strategies and possibly converting the location from Area II to an Area III.

 

September 17, 2015

A. Continuation of the consideration and recommendation to City Council  on the rezoning application for a 0.8 acre portion of land generally located at 385 South Broadway from the Residential - Low 1 (RL-1) to the Business - Transitional 2 (BT-2) under case no. LUR2015-00047 and consideration of a motion to approve findings recommending denial of the application.

Motion by J. Putnam, seconded by C. Gray, that the applicant failed to demonstrate that application no. LUR2015-00047 meets the requirements of the Boulder Revised Code, recommends to City Council denial of the application, and adopts the staff memorandum dated for the Sept. 17, 2015 Planning Board meeting and its Attachment A  as findings of fact and conclusions of law. Passed unanimously 7-0.

B. Public hearing and consideration of a recommendation to Parks and Recreation Advisory Board on the Boulder Civic Area, Phase I Park Development Plan, Community and Environmental Assessment Process (CEAP).

On a motion by A. Brockett seconded by J. Putnam the Planning Board approved the recommendation to the Parks and Recreation Advisory Board approval of the preferred alternative, Phase I Park Development Plan and associated CEAP documentation.  Passed unanimously 7-0.

 

September 3, 2015

A. SITE AND USE REVIEWS: Applications under case no.’s LUR2015-00010 and LUR2015-00011, are for the proposed redevelopment of the 10.9 acre former Sutherlands Lumber site including 3390 Valmont Rd.; and 3085, 3155, 3195 Bluff St. within the northern portion of Boulder Junction to create a new mixed use, mixed income neighborhood comprised of seven distinct areas.

Motion by A. Brockett, seconded by L. Payton, that the Planning Board approve (7-0)  the amendments to the TVAP Connections Plan shown on the Applicant’s plans finding such amendments to be consistent with the objectives of the Connections Plan in that the proposed connections are appropriately spaced and establish a fine-grained, multimodal network of transportation connections.

Motion by A. Brockett, seconded by J. Putnam, that the Planning Board approve (7-0) the Site Review no. LUR2015-00010 and Use Review no. LUR2015-00011, incorporating the staff memorandum and the attached Site and Use Review Criteria Checklists as findings of fact, subject to the recommended conditions of approval found in the staff memo with the following amendments:

  1.  A new condition shall be added to the conditions of approval for the site review to read: 

Prior to a Technical Document Review application for a Final Plat, the Applicant must obtain City Council approval of the amendments to the to the Transit Village Area Plan shown on the Applicant’s plans that eliminate, through connection consolidation or otherwise, stretches of connections, including connections number 9 and 11.

  1. A new condition shall be added to the conditions of approval for the site review to read:

Prior to a building permit application for the S’PARK_west buildings, the Applicant shall submit the following items for the review and approval by the City Manager and review and recommendation by the Boulder Design Advisory Board:

  1. Final architectural plans, including materials and colors, to ensure compliance with the intent of this approval, the site review criteria and the TVAP design guidelines.  The final architectural plans for the elevations of all S’PARK_west buildings shall show a simpler composition with fewer changes in materials and form from the first floor to the roof to ensure compliance with the site review criteria.  Any modification to the design must be approved through this design review process prior to issuance of a building permit.

  1. A new condition shall be added to the conditions of approval for the site review to read:

From 6:00 a.m. to 10:00 p.m. seven days a week, the pocket park shown on the plans as Meredith Park and the open space area in the north-west corner of the Property shall be open to use by all residents of the Property and their guests.  The midblock east-west connection through 3155 Bluff and the east-west connection through the interior courtyard of the Timberlofts buildings shall remain open from 6:00 a.m. to 10:00 p.m. seven days a week for all residents of the Property and their guests.

  1. A new condition shall be added to the conditions of approval for the site review to read: The building permit plans for each building shall show that conduit is preinstalled in each building to support the installation of roof top solar panels and, for buildings providing parking, for future expansion of electric vehicle charging stations.

  1. Conditions 1.b. of the conditions of approval for the use reviews for the three restaurants shall be revised to read:

           1.b. The approved use shall be closed from 11:00 p.m. to 6:00 a.m. seven days per week.

 

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