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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.

September 6, 2018

A.  AGENDA TITLE: Public hearing and consideration of a Site Review Amendment to construct Red Oak Park Phase II, a 41-unit 100% permanently affordable development at 2625 Valmont and 2637 Valmont including 11 one-bedroom, 19 two-bedroom, and 11 three-bedroom units (LUR2018-00006). Amends Site Review LUR2008-00007.

On a motion by C. Gray seconded by D. Ensign the Planning Board voted 5-0 (B. Bowen recused; H. Zuckerman absent) to approve Site Review Amendment case no. LUR2018-00006 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 J. Gerstle that the building design be revised to simplify the materials and/or colors used along the Valmont Street elevation. C. Gray and D. Ensign accepted.

 

B.  AGENDA TITLE: Public hearing and recommendation to City Council on the following two ordnances:

  1. An ordinance amending Title 9, “Land Use Code” by the addition of development standards restricting residential uses in the Business Community – 1 (BC-1) and Business Community -2 (BC-2) zoning districts, and
  2. An ordinance amending Title 9, “Land Use Code” by correcting and clarifying provisions in the recently adopted code changes to the Mixed Use – 3 (MU-3) zoning district.

On a motion by D. Ensign, seconded by B. Bowen, the Planning Board voted 4-2 (C. Gray and P. Vitale opposed; H. Zuckerman absent) to recommend approval of the draft ordinance found in Attachment A related to the BC code changes with the restriction of the ground floor use in the BC-2 zone for the Basemar area to be non-residential otherwise by Use Review only.

On a motion by L. Payton seconded by B. Bowen the Planning Board voted 6-0 (H. Zuckerman absent) to recommend approval of the draft ordinance language presented to the board related to the MU-3 code changes with the minimum depth of 20 feet.

 

August 16, 2018

A.  AGENDA TITLE: Public Hearing and Recommendation to City Council for Acceptance of the Boulder Public Library Master Plan and Action on the Proposed Amendment to the Boulder Valley Comprehensive Plan (BVCP) Library Master Plan summary.

On a motion by H. Zuckerman seconded by D. Ensign the Planning Board voted 7-0 to approve the Boulder Valley Comprehensive Plan, Boulder Public Library Master Plan summary.

On a motion by J. Gerstle seconded by C. Gray the Planning Board voted 7-0 to recommend to City Council for acceptance of the Boulder Public Library Master Plan.

 

B.  AGENDA TITLE: Public hearing and consideration of a site review amendment to construct a new 7,830 square-foot Boulder Reservoir Visitor Services Center to replace the existing 7,424 square-foot building, including locker rooms, concessions, and staff offices in the P (Public) zoning district. Due to prior grade modifications, the proposal includes a height modification request (LUR2018-00013). Amends Height Review #H-83-15.

On a motion by B. Bowen seconded by C. Gray the Planning Board voted 7-0 to approve Site Review case no. LUR2018-00013 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 condition:

  • To minimize and mitigate energy use and to offset the parking lot heat island effect, the final site plan shall include electric vehicle charging stations based on the parking count of 288 stalls meeting the requirements of Title 10, B.R.C. 1981, and a photovoltaic system sized to meet the projected energy demands of the building, electric vehicle charging stations, and site lighting.

H. Zuckerman made a friendly amendment that the applicant be required to provide adequate EV charging stations for bicycles and monitor the utilization of bike parking and increase the number of bicycle racks to meet demand if bike parking is found to be insufficient.  The amendment was accepted by B. Bowen and C. Gray.

 

August 2, 2018

A.  AGENDA TITLE: Public hearing and consideration of a motion to recommend to the City Council that the Phase I concept evaluation for the South Boulder Creek Flood Mitigation project is consistent with the Boulder Valley Comprehensive Plan including the CU South Guiding Principles.

On a motion by D. Ensign, seconded by H. Zuckerman, the Planning Board voted 3-3 (L. Payton, C Gray, J. Gerstle opposed; P. Vitale absent) to recommend to the City Council that the Phase I Concept evaluation for the South Boulder Creek Flood Mitigation project is consistent with the Boulder Valley Comprehensive Plan including the CU South Guiding Principles.  Motion failed.

On a motion by J. Gerstle, seconded by B. Bowen, the Planning Board voted 6-0 (P. Vitale absent) to recommend to the City Council that the Phase I concept evaluation for the South Boulder Creek Flood Mitigation project will be consistent with the Boulder Valley Comprehensive Plan including the CU South Guiding Principles with the following modifications: that the final project be designed for the 500-year flood, that upstream detention be considered in the preliminary design provided that such consideration does not unduly delay the project, and that impacts to state natural lands be given weight in preliminary design.

 

July 19, 2018

A.  AGENDA TITLE: Public hearing and consideration of a recommendation to City Council on the proposed 2019-2024 Capital Improvement Program (CIP).

On a motion by C. Gray, seconded by L. Payton, the Planning Board voted 6-0 (H. Zuckerman absent) to recommend to City Council approval of the 2019-2024 proposed Capital Improvement Program, including the list of CIP projects to undergo a Community and Environmental Assessment Process, as outlined in the staff memorandum.

On a motion by C. Gray, seconded by L. Payton, further recommended to City Council that in conjunction with a CEAP on Boulder Creek flood mitigation projects, to update the hydrological project and meteorological assumptions behind the flood studies. The Planning Board voted 6-0 (H. Zuckerman absent).

On a motion by J. Gerstle, seconded by D. Ensign,  further recommend to City Council that it create a contingency fund within the CIP or a reserve fund for historic property acquisition. The Planning Board voted 6-0 (H. Zuckerman absent).

 

June 7, 2018

A.  AGENDA TITLE: Public hearing for consideration of a Concept Plan proposal (LUR2018-00012) for Lake Centre Campus, a proposal to annex two parcels with a proposed initial zoning of IG (Industrial - General) in an effort to construct a research and laboratory facility in two phases, including construction of a new 115,000 sq. ft. building with surface parking and elevated parking deck, and renovation and additions to two existing single-story structures (5600 Airport Blvd, 0 Airport Blvd, 0 Valmont Drive).

Since this is a Concept Review, no action is required on behalf of the Planning Board.

 

B.  AGENDA TITLE: Public hearing and Planning Board review and comment on a proposal to annex the Ponderosa Mobile Home Park. The proposal includes the phased installation of utility and transportation infrastructure and redevelopment of the property. The long-term concept (10+ years) includes approximately 68 permanently affordable residential units on fixed foundations. The goal is non-displacement of existing residents and mobile homes would remain in the development until the final build-out. Case number LUR2018-00033.

Since this is a Concept Review, no action is required on behalf of the Planning Board.

 

May 31, 2018

A.  AGENDA TITLE:  Public hearing and consideration of the following applications for the redevelopment of a 15.77-acre property located at 311 Mapleton Avenue and 2025 and 2525 4th Street:

  1. Rezoning for that portion of the property currently zoned RL-1 (Residential – Low 1) to P (Public) (case no. LUR2017-00028), consistent with BVCP land use designation of Public;
  2. Site Review for a proposed Congregate Care Facility (Academy at Mapleton Hill) that includes 93 independent living residential units and 12 memory care units, along with a 42-bed subacute rehabilitation facility with a warm water therapy pool open to the public (case no. LUR2016-00065); and
  3. Use Review for the Congregate Care Use and Parking as a Principal Use in the “P” zoning district (case no. LUR2017-00027).

On a motion by H. Zuckerman seconded by B. Bowen the Planning Board voted 5-1 (C. Gray opposed, L. Payton recused) to recommend City Council approve Rezoning case no. LUR2017-00028 to rezone any portions of the property known as 311 Mapleton, 2025 and 2525 4th Street from the RL-1 (Residential Low – 1) to the “P” (Public) zoning district, incorporating the staff memorandum and the attached rezoning checklist as findings of fact.

On a motion by H. Zuckerman seconded by B. Bowen the Planning Board voted 4-2 (J. Gerstle, C. Gray opposed; L. Payton recused) to approve Site Review case no. LUR2016-00065 and Use Review case no. LUR2017-00027 incorporating the staff memorandum and the attached Site Review and Use Review criteria checklists as findings of fact.

  • Adding a condition requiring that the on-site energy efficiency features described in the packet actually be constructed be part of the approval.

Friendly amendment by B. Bowen, accepted by H. Zuckerman, that the project meet current City of Boulder Energy Codes.

Friendly amendment by P. Vitale, accepted by H. Zuckerman and B. Bowen, that the ECO pass requirement for employees be extended from three years to five years.

On a motion by C. Gray seconded by J. Gerstle the Planning Board voted 2-4 (H. Zuckerman, B. Bowen, D. Ensign, P. Vitale opposed; L. Payton recused) to amend the main motion to exclude portions of Buildings B2 and B3 from the OS-O area.

 

May 17, 2018

A.  AGENDA ITEM: Public hearing and recommendation to City Council on an ordinance amending Title 9, “Land Use Code” by amending the outdoor lighting regulations to extend the amortization period for an additional three-years to June 1, 2021.

On a motion by H. Zuckerman seconded by D. Ensign the Planning Board voted 5-1 (P. Vitale opposed, B. Bowen absent) to recommend that City Council adopt the proposed ordinance to extend the amortization period of the outdoor lighting regulations to correspond with the initial 2021 deadline of replacing lighting fixtures as required by Chapter 10-7.7, “Commercial and Industrial Energy Efficiency,” B.R.C. 1981 to June 1, 2021.

Friendly amendment proposed by C. Gray that Planning Board further recommends that City Council explore shortening the time frame for the extension of the amortization period.  Not accepted by H. Zuckerman and D. Ensign.

 

B.  AGENDA ITEM: Public hearing for consideration of a Concept Plan proposal (LUR2018-00014) for Shining Mountain Waldorf School to consolidate and redevelop the campus on the approximately 5-acre parcel west of 10th Street and north of Locust Avenue, and to subdivide and entitle the remaining approximately 6.4 acres owned by the school for redevelopment by others as residences subject to design guidelines (999 Violet Ave, 1100 Violet Ave, 1101 Union Ave, 1179 Union Ave, 0 Locust Ave, 934 Locust Ave, 4395 Broadway).

Each board member gave a summary of their recommendations. Since this is a Concept Review, no action is required on behalf of the Planning Board.

 

May 3, 2018

A.  AGENDA TITLE:  Public hearing to consider a recommendation to City Council to adopt an ordinance amending Section 9-2-3, “Variances and Interpretations,” Section 9-6-3, “Specific Use Standards – Residential Uses”, Section 9-16-1, “General Definitions” and Section 10-3-19, “Short-Term Rentals,” B.R.C 1981, regarding the regulations and requirements for accessory units, and setting forth related details.

On a motion by B. Bowen seconded by D. Ensign the Planning Board voted 6-0 (H. Zuckerman recused) to recommend City Council adopt an ordinance amending standards for accessory dwelling units and owner accessory units including Section 4-20-43, “Development Application Fees,” Title 9, “Land Use Code,” and Section 10-3-19, “Short-term Rentals,” B.R.C. 1981, and setting forth related details as discussed and modified during the board deliberations.

On a motion by C. Gray seconded by L. Payton the Planning Board voted 6-0 (H. Zuckerman recused) to further recommend that City Council consider incentives for permanently affordability, landmarking and net zero opportunities within the OAU/ADU revisions within a time frame City Council finds appropriate.

On a motion by J. Gerstle seconded by L. Payton the Planning Board voted 6-0 (H. Zuckerman recused) to further recommend that City Council to move ahead with Subcommunity Plans in an expedited way to deal with many issues in direct concern with ADUs and OAUs. 

 

April 5, 2018

A.  AGENDA TITLE: Public hearing and recommendation to City Council on an ordinance amending Title 9, “Land Use Code” by amending the building height regulations and requirements for certain areas of the city and removing or extending the July 19, 2018 expiration date clause of the height standards in Ordinance 8172 and setting forth related details.

On a motion by C. Gray, seconded by D. Ensign, the Planning Board voted 4-3 (B. Bowen, P. Vitale and H. Zuckerman opposed) to recommends that City Council adopt the draft ordinance found in Attachment A making the provisions related to height modifications permanent until a new ordinance is brought forward to change the regulations.

On a motion by J. Gerstle, seconded by B. Bowen, the Planning Board voted 6-1 (C. Gray opposed) to adopt the language suggested by staff related to the number of stories in a topographically interesting area be changed to read “up to the greater of two stories or the maximum number of stories permitted” rather than “the greater of two stories or the maximum number of stories permitted” as it currently exists.

 

B.  AGENDA TITLE: Public hearing to consider a recommendation to City Council on Ordinance 8244 amending Title 9 “Land Use Code” B.R.C. 1981 by the addition of development standards for ground floor commercial uses in the Mixed Use-3 Zoning District that includes property located along Pearl Street from 18th Street to Folsom Street; and setting forth related details.

On a motion by H. Zuckerman, seconded by C. Gray, the Planning Board voted 7-0 to recommend to City Council adoption of Ordinance 8244 amending Title 9 “Land Use Code” B.R.C. 1981 by the addition of development standards for ground floor commercial uses in the Mixed Use-3 Zoning District that includes property located along Pearl Street from 18th Street to Folsom Street; and setting forth related details including a mechanism for an exception process to allow for a minor adjustment in the minimum commercial depth on the first floor.

 

March 15, 2018

A.  AGENDA ITEM: Concept Plan Review and Comment: Proposal to redevelop the former Fruehauf's retail site at 1665 33rd Street with a mixed-use development that includes a congregate care facility with approximately 100 affordable dwelling units and associated community amenity features, along with restaurant, office, and retail uses. Case number LUR2017‑00090.

Each board member gave a summary of their recommendations. Since this is a Concept Review, no action is required on behalf of the Planning Board.

 

March 1, 2018

A.  AGENDA TITLE: Public hearing and Planning Board consideration of an action to correct a Boulder Valley Comprehensive Plan Land Use Map designation at 311 Mapleton Avenue.

On a motion by B. Bowen seconded by H. Zuckerman the Planning Board voted 4-2 (L. Payton recused) that a discrepancy exists within the BVCP regarding the land use map designation on the 311 Mapleton property that is clearly the result of a drafting error, mapping discrepancy or a clerical mistake and to correct the land use map and designate the entire 311 Mapleton property as Public.

 

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.

 

 

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