The Planning Board generally meets on the first and third, and occasionally fourth, Thursday of each month at 6 p.m. Below is a summary of their decisions.

Summary of Previous Planning Board Decisions

September 20, 2022

A. Use Table and Standards – Project Update and Module Two Introduction

Since this is a Matters item, no action is required on behalf of the Planning Board. The board provided feedback to staff.

September 6, 2022

A. AGENDA TITLE: Public hearing and consideration of a recommendation on a petition to
annex an approximately 41.7 acre property, generally located at 6500 Arapahoe Road with an
initial zoning designation of Public (P) (case no. LUR2021-00032).

On a motion by J. Gerstle seconded by J. Boone the Planning Board voted 5-0 (M. McIntyre and S. Silver absent) to recommend to City Council approval of the proposed series annexation of the property located at 6500 Arapahoe Road with an initial zoning designation of Public (P) pertaining to case number LUR2021-00032, incorporating this staff memorandum as findings of fact, subject to the recommended conditions of approval for the annexation as provided for in the draft annexation agreement in Attachment D.

Additionally, Planning Board recommends that City Council add the following to the annexation agreement:

1. If owned by BVSD, all buildings on the property will be limited to the City’s chartered height limit.

2. BVSD will work with residents in the abutting residential neighborhoods to establish regular, ongoing communication and a good neighbor agreement including reasonable consideration of noise impacts to the neighborhoods and nearby wetlands and open space.

August 23, 2022

A. AGENDA TITLE: Concept plan review and comment for a proposed redevelopment of an approximately 3.99 acre site with existing office use to a new, 139,330 square foot life sciences building, Pearl East Innovation Building. The property is located in the Pearl East Business Park at 4845 and 4875 Pearl East Circle. Site improvements are proposed for the entire campus. Case no. LUR2022-00010

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

August 16, 2022

A. AGENDA TITLE: Public hearing and consideration of a recommendation to the City Manager and City Council on the recommended draft 2023-2028 Capital Improvement Program (CIP)

On a motion by M. McIntyre seconded by L. Smith the Planning Board voted 7-0 to recommend to the City Manager and City Council the recommended draft 2023-2028 Capital Improvement Program (CIP), including the list of CIP projects to undergo a Community and Environmental Assessment Process (CEAP), as identified in the staff memorandum. Regarding the Alpine Balsam CIP ((3155570119) ‐ Western City Campus at A‐B Development and (3155570221) ‐ Alpine Balsam Implementation), Planning Board recommends approval for CIP years 2023 and 2024 but reserves their recommendation for years and expenditures beyond 2024.

On a motion by L. Kaplan seconded by M. McIntyre the Planning Board voted 7-0 Regarding the scope and scheduling of the Boulder Municipal Airport Master Plan, the Planning Board recommends that staff conduct an alternatives analysis & community engagement process -- equivalent to the level of effort and investment of a CEAP -- to fulfil provision 6.23 in 2020 mid-term update of the BVCP which reads: “At the time of the next Airport Master Plan, the city will work with the community to reassess the potential for developing a portion of the airport for housing and neighborhood-serving uses.”

On a motion by J. Boone seconded by ml Robles the Planning Board voted 7-0 to recommend to the City Manager and City Council that should projects need to be prioritized from the approved CIP to address any unforeseen resource constraints that projects that address community life safety be given highest consideration.

August 2, 2022

A. AGENDA TITLE: Public hearing and Planning Board action on a request to extend the approval of Site Review application no. LUR2017-00081 for redevelopment of the site located at 5505 Central Avenue with an approximately 53,630 square foot, two and a half story office building within the Flatiron Industrial Business Park and Industrial General (IG) zoning district. The proposal also includes improving internal connectivity between the commonly owned properties of 5505 Central Ave., 2108 55th St., 5525 and 5541 Central Ave. along with the addition of bicycle parking, adjustments to parking layout, and improvements to walkways, drainage, water quality, lighting and landscaping. No modifications to the development standards are proposed. The building permit is issued for the proposed building with construction expected to begin in the fall of 2022.

On a motion by M. McIntyre seconded by L. Smith the Planning Board voted 7-0 to approve an extension to Site Review case no. LUR2017-00081 for a period not to exceed three years from the date of the decision on the request, incorporating the staff memorandum as findings of fact, and subject to the conditions of approval recommended in the staff memorandum.

B. AGENDA TITLE: Public Hearing and Recommendation to City Council for Acceptance of the Comprehensive Flood & Stormwater Master Plan (CFS) and Approval of the Boulder Valley Comprehensive Plan (BVCP) Comprehensive Flood & Stormwater Master Plan Summary.

On a motion by L. Kaplan seconded by ml Robles the Planning Board voted 7-0 to recommend to City Council acceptance of the Comprehensive Flood & Stormwater Master Plan and approval of the Boulder Valley Comprehensive Plan (BVCP) Comprehensive Flood & Stormwater Master Plan Summary.

July 19, 2022

A. AGENDA TITLE: Public Hearing and Recommendation to City Council on Acceptance of the 2022 Boulder Parks and Recreation Master Plan and Action on the Proposed Amendment to the Boulder Valley Comprehensive Plan (BVCP) Parks and Recreation Master Plan Summary.

On a motion by M. McIntyre seconded by ml. Robles the Planning Board voted 5-0 (J. Boone and S. Silver absent) to recommend to City Council acceptance of the 2022 Boulder Parks and Recreation Master Plan and approval of the Boulder Valley Comprehensive Plan (BVCP) Parks and Recreation Master Plan Summary.

B. AGENDA TITLE: Public hearing and consideration of the following related to the adoption of the East Boulder Subcommunity Plans:

(1) A motion to adopt the East Boulder Subcommunity Plan, as adopted by City Council;

(2) A motion to amend Chapter 5 of the Boulder Valley Comprehensive Plan

(BVCP) to add a summary of the East Boulder Subcommunity Plan;

(3) A motion to approve the BVCP land use map changes for the Subcommunity Plan area including the new MUTOD land use designation; and

(4)A Motion to recommend to City Council adoption of Ordinance 8544 amending Section 9-2-19 “Rezoning,” B.R.C. 1981, by adding rezoning standards to implement the East Boulder Subcommunity Plan; and setting forth related details.

On a motion by M. McIntyre seconded by L. Kaplan the Planning Board voted 5-0 (J. Boone and S. Silver absent) to adopt the East Boulder Subcommunity Plan, including the incorporated 55th and Arapahoe Station Area Plan, as adopted by City Council minus the amendment that city council added to policy H1.

On a motion by L. Kaplan seconded by M. McIntyre the Planning Board voted 5-0 (J. Boone and S. Silver absent) to amend Chapter 5 of the Boulder Valley Comprehensive Plan (BVCP) to add a summary of the East Boulder Subcommunity Plan as included in the Planning Board packet July 19, 2022.

On a motion by L. Kaplan seconded by ml. Robles the Planning Board voted 5-0 (J. Boone and S. Silver absent) to approve the proposed Boulder Valley Comprehensive Plan land use map changes for the East Boulder Subcommunity Plan area, including the new Mixed-Use Transit-Oriented Development land use designation as proposed in the East Boulder Subcommunity Plan.

On a motion by M. McIntyre seconded by ml. Robles the Planning Board voted 5-0 (J. Boone and S. Silver absent) recommend adoption of Ordinance 8544 amending Section 9-2-19 “Rezoning,” B.R.C. 1981, by adding rezoning standards to implement the East Boulder Subcommunity Plan; and setting forth related details.

June 23, 2022

A. CONTINUATION: Continuation of consideration of a Use Review application for a 3,716 square foot restaurant (Raising Cane’s) at 3033 28th Street with a double drive-thru and 615 square foot outdoor patio and a 23% parking reduction that has been requested pursuant to administrative review #ADR2022-00062. The project site is zoned Business-Community 1 (BC-1). Case No. LUR2020-00061.

On a motion by ml. Robles seconded by M. McIntyre the Planning Board voted 4-0 (J. Boone, S. Silver, L. Smith absent) to deny Use Review application #LUR2020-00061 and Parking Reduction application ADR2022-00062, finding that the applicant has failed to demonstrate that the applications meet the review criteria and adopting the denial findings of fact prepared for the Planning Board’s June 23 consideration of these applications as revised by the board during the June 23, 2022 meeting.

June 16, 2022

A. AGENDA TITLE: Public hearing and consideration of a recommendation to City Council on an annexation of a 0.9-acre enclave property generally known as 1021 Gapter Road with initial zoning of Residential – Rural (RR-2) (LUR2021-00054).

On a motion by M. McIntyre seconded by ml. Robles the Planning Board voted 6-0 (J. Boone absent) to recommend to City Council approval of the proposed annexation of the property located at 1021 Gapter Road with an initial zoning designation of Residential – Rural 2 (RR-2) pertaining to case number LUR2021-00054, incorporating this staff memorandum as findings of fact, subject to the recommended conditions of approval for the annexation as provided for in the draft annexation agreement in Attachment C.

B. AGENDA TITLE: Public hearing and consideration of a Use Review for a 3,716 square foot restaurant (Raising Cane’s) with a double drive-thru and 615 square foot outdoor patio at 3033 28th Street. A 23% parking reduction has been approved pursuant to administrative review #ADR2022-00062. The project site is zoned Business-Community 1 (BC-1). Case No. LUR2020-00061.

On a motion by M. McIntyre seconded by ml. Robles the Planning Board voted 6-0 (J. Boone absent) to continue this item for preparation of denial findings on June 23, 2022.

June 2, 2022

A, AGENDA TITLE: Public hearing and recommendation to City Council regarding proposed Ordinance 8523, amending Title 9, “Land Use Code,” B.R.C. 1981, to update, streamline, and simplify the use table and standards to make them more understandable and legible, as part of Phase Two of the Use Table and Standards project.

On a motion by S. Silver seconded by L. Smith the Planning Board voted 5-0 (J. Boone, M. McIntyre absent) to recommend that City Council adopt Ordinance 8523, amending Title 9, “Land Use Code,” to update and simplify the use table and use standards to make them more understandable and legible, as part of Phase Two of the Use Table and Standards project.

May 26, 2022

A. AGENDA TITLE: Public hearing and consideration of a recommendation to City Council on an annexation of approximately 1.087 acres of land generally located at 302 Arapahoe Ave. and 334 Arapahoe Ave. with an initial zoning designation of Residential Medium - 3 (RM-3) (LUR2021-00003).

On a motion by L. Smith seconded by ml. Robles the Planning Board voted 7-0 to recommend to City Council approval of the proposed annexation of the properties at 304 and 334 Arapahoe Avenue with initial zoning of Residential Medium ‑ 3 (RM-3) pertaining to case number LUR2021-00003, 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 with the following conditions:

  1. Paragraph 18(g) shall read as follows: “Modification of Affordable Housing: The Applicant and City Manager, or her delegate, may agree to modify the requirements set forth in this Paragraph 18 provided that the City Manager finds the proposed development would provide an affordable housing benefit that provides a community benefit at least equivalent to the housing benefit provided by the Affordable Units required herein. The city manager may not accept cash -in -lieu to satisfy the inclusionary housing requirement for any of the units.”
  1. The applicant will inventory the trees removed during construction. These trees will be replaced by the applicant by an equal or greater number of on-site trees, of equal or greater environmental quality, as approved by appropriate City staff.

On a motion by M. McIntyre seconded by J. Gerstle the Planning Board voted 7-0 given the uncertainty of the governance of the existing “driveway or lane” west of the of 302 Arapahoe property (aka Starek Road, aka Viewpoint Trail Access Road), Planning Board recommends that City Council ensures that public access remains unrestricted in perpetuity through confirmation of an existing easement, or an IGA with Boulder County, or the city taking control of the access lane or another mechanism ensuring perpetual public access.

May 19, 2022

A. AGENDA TITLE: Public hearing and recommendation to City Council regarding proposed Ordinance 8515, amending Title 9, “Land Use Code,” B.R.C. 1981, to update the Site Review criteria as part of the Community Benefit code change project.

There was no action by the board. The board provided feedback to staff. The staff will revise the Ordinance and bring it in front of the board for review at a future meeting.

May 5, 2022

A. CONTINUATION: Continued Public Hearing and consideration of a motion to adopt the East Boulder Subcommunity Plan. Planning Board deliberated and considered a motion for adoption on May 5. City Council will deliberate and consider a motion for adoption on May 10.

On a motion by M. McIntyre seconded by L. Kaplan the Planning Board voted 5-0 (J. Boone, L. Smith absent) to adopt the East Boulder Subcommunity Plan, including the incorporated 55th and Arapahoe Station Area Plan with the following changes:

  1. Policy M16 Key Steps shall be edited as follows: (1) Conduct a level of noise study or a Part 150 study (2) Consider whether any changes to BRC section 9-3-10 Airport Influence Zone or other parts of the Boulder revised code are necessary to ensure compatible land use. Changes to the Airport Influence Zone may include expansion of Zone Three and Zone Four, but not Zone One or Zone Two under section 9-3-10 of the BRC, as allowable by law.
  2. Policy D15 Description shall be edited as follows: As the city continues to evaluate and guide change across the community, a comprehensive study of industrial uses, trends, “culture,” and needs, in the City of Boulder would offer decisionmakers a tool to inform updates to the Use Standards of the Boulder Land Use Code (B.R.C. 9-6) and future updates to the Boulder Valley Comprehensive Plan.
  3. Policy D15 Key Steps shall be edited as follows: (1) Add study to the P&DS Work Plan (2) Develop scope and schedule for the project using Valmont Park West as a pilot with the community’s collaboration”, (3) Identify funding to support the study.
  4. Policy D9 Description shall be edited as follows: Implementing the vision of the East Boulder land use plan will require code updates, zoning changes and possibly, the creation of new zones. The East Boulder Place Types Map and Place Type Performance Standards will be used as a guide to develop code recommendations to implement the plan and deliver design quality and placemaking described in the EBSP. “Form-based code will be considered as an implementation option.”
  5. Policy D9 Key Steps shall be revised as follows: (3) Propose revisions to Title 9 and the BVCP Zoning Map. “Propose, model, and evaluate options to achieve job growth for the Destination Office Place Type in Flatiron Office Park that is consistent with the projected 5,000 jobs for that area embedded in the East Boulder Subcommunity Plan."
  6. Policy D8 shall be edited as follows: “Structures in East Boulder should respond to climatic and environmental factors.” The city will support innovation in architecture and work with development teams to advance the potential of new materials and methods that will contribute to the citywide goals for climate resilience.
  7. Change Policy H9 from a priority 2 to a priority 1.
  8. Change Policy B6 from a priority 2 to a priority 1.
  9. Change Policy R8 from a priority 2 to a priority 1.
  10. The Policy R8 Recommendation shall be edited as follows: Establish an Adaptive Reuse Incentive Program “and incentivize the deconstruction requirement”.
  11. A new Policy H10 shall be added to the East Boulder Subcommunity Plan to read as follows:
  • ID: H10
  • Type: Project
  • Recommendation: Homeownership Incentive Programs
  • Description: Explore programs to incentivize homeownership for low, moderate, and middle-income households in East Boulder Subcommunity Plan.
  • Key Steps: (1) Add project to the P&DS and HHS work plans (2) Community engagement process to weigh options and understand what tools would be most attractive to future potential homeowners and the development community (3) P&DS and HHS collaborate on a recommendation to the Housing Advisory Board, Planning Board and City Council
  • Champions: COB: HHS P&DS; Community Vitality; Boulder Chamber
  • Priority: 2
  • Reference: BVCP Policy 7.01 Local Solutions to Affordable Housing

April 28, 2022

A. AGENDA TITLE: Concept Plan review and comment for a proposed redevelopment of a 5.17-acre property located at 3825 and 3675 Walnut St. into a two-story life sciences facility. The proposed development is 112,423 square feet and is zoned Industrial General (IG). Reviewed under case LUR2022-00006.

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

April 21, 2022

A. AGENDA TITLE: Site and Use Review application for the redevelopment of a 9.27-acre property located at 3320 28th St., and 3265 and 3267 30th Street as a mixed-use development with new street connections and ground floor retail along 28th Street and with ground floor amenity space along Street “A”. The project includes 282 residential units. The adjacent Boulder Housing Partners Diagonal Court Townhomes property is included in the proposal and a new park is proposed to be shared between the two properties. Reviewed under case no. LUR2021-00037.

On a motion by M. McIntyre seconded by L. Smith the Planning Board voted 7-0 to approve Site and Use Review case no. LUR2021-00037 incorporating the staff memorandum and the attached Site Review and Use Review Criteria Checklists as findings of fact, and subject to the conditions of approval recommended in the staff memorandum with the following amendment:

  1. Condition 6 shall be deleted; and
  2. The first sentence of Condition 8 shall be revised to read: “Prior issuance of a building permit for new buildings 1, 3, 4, and 5, the Applicant must demonstrate compliance with Section 9-2-14(h)(2)(K)(i)(a), B.R.C. 1981, for bonus units as defined in in Section 9-2-14(h)(2)(K)(i), B.R.C. 1981”.
  3. The conditions shall be renumbered to account for deletion of Condition 6.
  4. The final plans shall be revised to meet the long-term bike parking requirements of the city Code.

April 7, 2022

A. AGENDA TITLE: AGENDA TITLE: Site and Use Review for a redevelopment of the property located at 770 28th St. the former Best Western Plus Boulder Inn, into a mixed-use project that includes a three-story student apartment building with 96, four-bedroom units along with a ground level amenity space, common areas, and below grade parking. The existing five‑story office building located on the east end of the site at 777 29th St. will remain. The proposal includes landscape improvements for shared open space between the apartments and the existing office building. The applicant is proposing a 55 percent parking reduction. A solar exception is requested due to topographic variation from the site to the property to the north and resulting in a minor encroachment of shadows on adjacent property within Solar Access Area II, solar fence. Reviewed under case LUR2021-00024.

On a motion by S. Silver seconded by L. Kaplan the Planning Board voted 7-0 to approve Site and Use Review case no. LUR2021-00024, including the Solar Exception, incorporating the staff memorandum and the attached Site Review and Use Review Criteria Checklists as findings of fact, and subject to the conditions of approval recommended in the staff memorandum.

March 31, 2022

A. AGENDA TITLE: Public Hearing, Review and Discussion of the Draft East Boulder Subcommunity Plan

No action is required on behalf of the Planning Board. The board gave a summary of their recommendations to staff.

March 17, 2022

A. AGENDA TITLE: Public Hearing and consideration of a Use Review #LUR2021-00030 and Administrative Parking Reduction #ADR2022-00033 to legitimize existing non‑residential uses at 777 Poplar Ave. within the Residential - Low 2 (RL-2) zoning district. The site is within the area originally conceived as the "Village Center" of the Wonderland Hill 4 Planned Unit Development (PUD).

On a motion by S. Silver seconded by J. Gerstle the Planning Board voted 5-0 (P. Vitale absent) to approve Land Use Review no. LUR2021-00030 and Administrative Review no. ADR2022-00033 incorporating the staff memorandum, including its attachments, as findings of fact and subject to the recommended conditions of approval.

March 3, 2022

A. AGENDA TITLE: Concept Plan review and comment for a redevelopment of the property located at 2900 E College Ave, into a multi-unit student housing project with 39 dwelling units, which includes a mix of 1-, 3- and 4-bedroom units. Parking is proposed to be provided in a two-level parking structure, primarily below grade. The proposed building is four stories above grade with a rooftop deck. Reviewed under case LUR2021-00046.

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

February 17, 2022

A. AGENDA TITLE: Public hearing and consideration of a recommendation to City Council on a proposed annexation agreement amendment for the property at 1422 55th Street to modify the affordable housing requirements and facilitate the development of the site with for-sale townhomes. Case # LUR2021-00045.

On a motion by P. Vitale seconded by J. Boone the Planning Board voted 5-0 (S. Silver absent) to recommend to City Council approval of the annexation agreement amendment LUR2021-00045 as it is consistent with the overall goals and policies of the Boulder Valley Comprehensive Plan pertaining to annexation as well as the intent that the City Council request and consider additional information on the following prior to final approval:

  • The number and type of dwelling units that would be built
  • Whether the city could maximize the per-dwelling-unit cash-in-lieu amount beyond $25,000 per new dwelling unit, since this is significantly less than would be paid under today’s inclusionary housing program
  • How this annexation could address Boulder’s missing middle goals.

B. AGENDA TITLE: Public hearing and Planning Board consideration of the following:

  1. A Site Review application for a new City of Boulder Fire Station no. 3, located at 2751 and 2875 30th Street. The fire station is proposed to include four apparatus bays, administration offices, exercise, meeting, dining, and living room spaces along with bunk rooms for firefighters and administrative offices. Site improvements include landscaping, parking with a 55 percent parking reduction along with a planned new Bluff Street connection. Reviewed under case no. LUR2021-00017.
  2. Motion to approve an amendment to the Transit Village Area Plan to change the 30th Street cross section so as to remove on-street parking and to replace trees in grates with an eight wide streetscape planting strip and 10-foot-wide detached sidewalk and protected bike lanes per the Transportation Master Plan, including text amendments as provided in the staff memo.

On a motion by L. Smith seconded by P. Vitale the Planning Board voted 5-0 (S. Silver absent) to approve Site Review case no. LUR2021-00017 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.

On a motion by L. Smith seconded by J. Gerstle the Planning Board voted 5-0 (S. Silver absent) to approve an amendment to the Transit Village Area Plan to change the 30th Street cross section so as to remove on-street parking and to replace trees in grates with an eight wide streetscape planting strip and 10-foot-wide detached sidewalk and protected bike lanes per the Transportation Master Plan, including text amendments as provided in the staff memo.

February 3, 2022

A. AGENDA TITLE: Concept Plan Review and Comment for a proposal to develop a multifamily residential project at 3300 Penrose Place. The existing three-story building on the site is proposed to be retrofitted for apartments with four new buildings proposed and a total of 114 permanently affordable dwelling units. The residential units are planned to include efficiency living units and one- and two-bedroom apartments. Reviewed under case no. LUR2021-00044.

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

B. AGENDA TITLE: Public hearing and consideration of the following items related to the proposed Ball Aerospace expansion project at 1600 Commerce Street and 5001 Arapahoe Avenue within the Industrial – General (IG) zoning district:

  1. Recommendation on proposed Ordinance 8499 granting authority to the approving authority under Title 9, “Land Use Code,” B.R.C. 1981, to approve a development at the Ball Aerospace campus that exceeds the floor area ratio standards in the Industrial – General zoning district, granting a 15 year vesting period for the approved site specific development plan, extending the expiration date of a landmark alteration certificate and historic preservation demolition approval related to this development, and authorizing the city manager to execute documents that will secure payment of an increased linkage fee for additional floor area, and setting forth related details, and
  1. Site Review application #LUR2021-00019 which would amend prior approval #LUR2004-00070 to expand existing manufacturing buildings by approximately 390,000 square feet and construct two new administrative buildings and a new parking garage structure with pedestrian bridge crossing Commerce Street. Height modifications for up to 55-feet and a 16.5% parking reduction are proposed.

On a motion by D. Ensign seconded by L. Smith the Planning Board voted 6-0 to recommend approval of Ordinance 8499 granting authority to the approving authority under Title 9, “Land Use Code,” B.R.C. 1981, to approve a development at the Ball Aerospace campus that exceeds the floor area ratio standards in the Industrial – General zoning district, granting a 15 year vesting period for the approved site specific development plan, extending the expiration date of a landmark alteration certificate and historic preservation demolition approval related to this development, and authorizing the city manager to execute documents that will secure payment of an increased linkage fee for additional floor area, and setting forth related details.

On a motion by S. Silver seconded by J. Gerstle the Planning Board voted 6-0 to recommend the following:

  • In recognition of the expanding Ball Aerospace employee population, many of whom will earn salaries within the City's middle-income range (approximately 80% to 110% of AMI), Planning Board encourages Council to consider using some of the significant linkage fees associated with LUR2021-00019 for missing middle housing. This is not a condition of approval.

L. Smith left the meeting

On a motion by D. Ensign seconded by S. Silver the Planning Board voted 5-0 (L. Smith absent) to approve Site Review application #LUR2021-00019, adopting the staff memorandum as findings of fact, including the attached analysis of review criteria subject to the recommended conditions of approval with the following changes:

  • Condition 6.e.iv., v., and vi. shall each be revised so that the reference to “Conditions 1 through 3” be amended to be read “Conditions i. through iii.”
  • A new condition 3(f) shall be added to require that the TDM plan be reviewed to assure the plan has mechanisms to further encourage use of alternatives to the single occupant vehicle through all phases of the project.

December 16, 2021

A. AGENDA TITLE: Public hearing and consideration of the following items related to the redevelopment of a portion of the property located at 1820 15th St. for the main church campus of Grace Commons Church (formerly known as First Presbyterian Church) along with redevelopment of property located at 1603 Walnut Street (church annex property):

1)
Action on a Site Review application for church property that includes a three-story addition to the main church campus of approximately 43,854 square feet for recreation space, meeting rooms, and church offices. Also proposed is a new four-story mixed use building on the annex property with ground floor cafe and assembly space, a parking garage, and 30 permanently affordable residential units on the second and third floor, and an event space on the fourth floor, case no. LUR2020-00064;

2) Action on a Use Review application for the use of the fourth story within the planned building at 1603 Walnut Street as an event space (“indoor amusement establishment” use), case no LUR2021-00001; and

3) Action on a Use Review application for proposed efficiency living unit apartments that are greater than 40 percent of the residential units at 1603 Walnut Street, case no. LUR2021-00015.


On a motion by D. Ensign seconded by P. Vitale the Planning Board voted 6-0 (J. Boone absent) to approve Site Review case no. LUR2020-00064 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.

On a motion by D. Ensign seconded by J. Gerstle the Planning Board voted 6-0 (J. Boone absent) to approve Use Review case no. LUR2021-00001 incorporating the staff memorandum and the attached Use Review Criteria Checklist as findings of fact, and subject to the conditions of approval recommended in the staff memorandum.

On a motion by D. Ensign seconded by S. Silver the Planning Board voted 6-0 (J. Boone absent) to approve Use Review case no. LUR2021-00015 incorporating the staff memorandum and the attached Use Review Criteria Checklist as findings of fact, and subject to the conditions of approval recommended in the staff memorandum.

December 2, 2021

A. AGENDA TITLE: Public hearing and consideration of a proposal to subdivide an existing 19,035 square foot lot within the Residential Low – 1 (RL-1) zoning district at 1865 Kohler Drive into two lots of 8,964 square feet and 10,071 square feet. (Case No. TEC2021-00019).

On a motion by S. Silver seconded by L. Montoya the Planning Board voted 6-0 (D. Ensign absent) to approve Technical Documents application #TEC2021-00019, adopting the staff memorandum as findings of fact, including the attached analysis of review criteria and subject to the conditions incorporated into the attached subdivision agreement.

November 4, 2021

A. AGENDA TITLE: CONCEPT PLAN REVIEW AND COMMENT: Request for citizen, staff, and Planning Board input on a proposal to demolish the existing hotel at 1345 28th Street and redevelop the property with three 4-story buildings up to 55-feet in height. The development is proposed to contain 295 residential apartments, in a mix of studio, one-, two-, three-, and four-bedroom configurations. A 46% parking reduction is proposed to allow for 387 parking spaces, where 712 are required per the underlying zoning. The applicant intends to maintain a portion of the existing tennis facilities on the south side of the creek. Case number LUR2021-00033.

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

B. AGENDA TITLE: Public hearing and recommendation to City Council regarding Ordinance 8514, which proposes to amend Title 9, “Land Use Code,” to add new conditional use standards related to oil and gas operations.

On a motion by J. Gerstle seconded by L. Montoya the Planning Board voted 7-0 to recommend that City Council adopt Ordinance 8514, amending Title 9, “Land Use Code,” to amend Title 9, “Land Use Code,” to add new conditional use standards related to oil and gas operations.

October 7, 2021

A. AGENDA TITLE: Public Hearing and Recommendation to City Council for Ordinance 8512 granting authority to the approving authority under Title 9, “Land Use Code,” B.R.C. 1981, to approve a development that exceeds the minimum open space per dwelling unit standards for a property in the Business Community 1 district (BC-1) located at 3320 28th Street, at Diagonal Plaza, authorizing the city manager to execute documents that will secure affordable housing on the property, and setting forth related details.

On a motion by S. Silver seconded by J. Boone the Planning Board voted 7-0 to recommend to City Council to approve Ordinance 8512 granting authority to the approving authority under Title 9, “Land Use Code,” B.R.C. 1981, to approve a development that exceeds the minimum open space per dwelling unit standards for a property in the Business Community 1 district (BC-1) located at 3320 28th Street, at Diagonal Plaza, authorizing the city manager to execute documents that will secure affordable housing within the project, and setting forth related details; and to recommend to City Council to include into next year’s work plan an Area Plan for the entire Diagonal Plaza.

B. AGENDA TITLE: Public hearing and recommendation to City Council regarding Ordinance 8510, which proposes to amend Title 9, “Land Use Code,” to allow restaurants as limited uses in regional parks within the public (P) zoning district.

On a motion by L. Smith seconded by J. Gerstle the Planning Board voted 7-0 to recommend that City Council reject the Ordinance 8510, which proposes to amend Title 9, “Land Use Code,” to allow restaurants as limited uses in regional parks within the public (P) zoning district, as written due to the following concerns:

  • Desire for individual Use Review;
  • That the three parks are sufficiently different to merit different approaches; and
  • While Planning Board agrees with staff and the community that restaurants may be appropriate in regional parks, further exploration of “accessory” vs. “principal” use is warranted.

C. AGENDA TITLE: Public Hearing and Recommendation to City Council for Acceptance of the Facilities Master Plan (FMP) and Approval of the Boulder Valley Comprehensive Plan (BVCP) Facilities Master Plan Summary.

On a motion by D. Ensign seconded by P. Vitale the Planning Board voted 7-0 to accept the Facilities Master Plan and approve the Boulder Valley Comprehensive Plan (BVCP) Facilities Master Plan Summary.

September 2, 2021

A. AGENDA TITLE: Public Hearing and Concept Plan Review and Comment for the redevelopment of a 2.33-acre parcel that includes the addresses noted below, located primarily at 2504 Spruce Street, with 63 residential units, and an exercise room for residents. The proposal is for a two-phased project. Phase 1 is planned with 16 townhomes and two apartments, two of which are proposed to be on-site affordable units. Phase 2 would include up to 45 apartments of varying sizes and bedroom counts, with six planned as on-site affordable units. Reviewed under case no. LUR2021-00016.

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

B. AGENDA TITLE: Public hearing to:

  1. consider a recommendation to City Council regarding Ordinance 8484 amending Appendix L, “Form-Based Code Areas,” and Appendix M, “Form-Based Code,” of Title 9, “Land Use Code,” B.R.C. 1981, creating a form-based code for the Alpine-Balsam Area, and setting forth related details;
  2. consider initiating a general revision to the city’s zoning map which forms a part of Title 9, “Land Use Code,” B.R.C. 1981, and a recommendation to City Council regarding Ordinance 8485 to adopt a general revision of the city’s zoning map consistent with the land use designation changes adopted in the 2020 Mid-Term Update to the Boulder Valley Comprehensive Plan; and
  3. consider approval of amendments to the Alpine-Balsam Area Plan Connections Plan to be consistent with the proposed Appendix M, “Form-Based Code,” regulating plan for the Alpine-Balsam Area.

On a motion by D. Ensign seconded by J. Boone the Planning Board voted 6-0 (L. Smith absent) to consider this matter and action in the form of the following motion:

  1. initiate a general revision to the city’s zoning map which forms a part of Title 9, “Land Use Code,” B.R.C. 1981, and recommend to City Council adoption of Ordinance 8485 for a general revision of the city’s zoning map consistent with the land use designation changes adopted in the 2020 Mid-Term Update to the Boulder Valley Comprehensive Plan; and
  1. recommend to City Council adoption of Ordinance 8484 amending Appendix L, “Form-Based Code Areas,” and Appendix M, “Form-Based Code,” of Title 9, “Land Use Code,” B.R.C. 1981, creating a form-based code for the Alpine-Balsam Area, and setting forth related details;
  2. approve amendments to the Alpine-Balsam Connections Plan to be consistent with the proposed Appendix M, “Form-Based Code,” regulating plan for the Alpine-Balsam area.

August 19, 2021

A. AGENDA TITLE: Public hearing and consideration of a recommendation to the City Manager and City Council on the recommended 2022-2027 Capital Improvement Program (CIP).

On a motion by D. Ensign seconded by P. Vitale the Planning Board voted 5-1 (J. Gerstle opposed, L. Smith absent) to recommend to the City Manager and City Council the recommended 2022-2027 Capital Improvement Program (CIP), including the list of CIP projects to undergo a Community and Environmental Assessment Process (CEAP), as identified in the staff memorandum.

Friendly Amendment: J. Gerstle offered a friendly amendment that Planning Board should insist on a CEAP study regarding CU South. D. Ensign and P. Vitale did not accept the friendly amendment.

J. Gerstle made a motion to that a CEAP be study done in connection with CU South. There was no second. Motion failed.

August 5, 2021

A. AGENDA TITLE: Public hearing and Planning Board action on a request to extend the approval of Use Review application no. LUR2016-00020 for a residential use in an industrial zoning district located at 3289 Airport Road. Velo Condos is a new neighborhood of 70 homes, located in a five-building condominium (for-sale) community comprised of one, two, and three-bedroom homes, and five live-work condominiums. Construction has been completed on the first three, of five buildings, and the applicant has presold 50 percent of the units. The building permits are issued for the final two buildings with construction expected to begin at the end of 2021.

On a motion by L. Montoya seconded by P. Vitale the Planning Board voted 5-0 (S. Silver, L. Smith absent) to approve an extension to no. LUR2016-00020 for a period of 36 months from the date of this approval to August 2024, incorporating the staff memorandum as findings of fact.


B. AGENDA TITLE: Public hearing and consideration of a Site Review application to redevelop the property at 3485 Stanford Court with sixty permanently affordable apartments for seniors (age 55+) in one new building. The proposed units include 54 one-bedroom units and 6 two-bedroom units. The original sanctuary building is proposed to be landmarked and renovated for the existing childcare (Rainbow Childcare Center) on the lower level and new community space for residents on the upper level. The proposal includes a request for an increase in maximum allowable building height to allow a height of 45’-10” for the proposed building. Case No. LUR2020-00052.

On a motion by L. Montoya seconded by P. Vitale the Planning Board voted 5-0 (S. Silver, L. Smith absent) to approve Site Review case no. LUR2020-00052, incorporating the staff memorandum and the attached criteria checklists as findings of fact, and subject to the conditions of approval recommended in the staff memorandum.

Friendly Amendment: J. Gerstle offered a friendly amendment to add the following additional condition: “The pedestrian connections shown on the plans prepared by the Applicant on June 4, 2021, shall not be gated or fenced off and shall be open for use by residents, occupants, visitors, and other pedestrians to ensure safe and convenient pedestrian connections through the property and between properties connected by these connections.” L. Montoya and P. Vitale accepted the friendly amendment.

July 29, 2021

A. CONTINUATION: Continuation of Planning Board’s consideration and recommendation on a petition to annex a 308.15-acre parcel generally known as CU South at 4886 and 5278 Table Mesa Drive; 718 Marshall Road; 0 Hwy 36 (2 parcels); and 4745 W. Moorhead with an initial zoning designation of Public (P) (LUR2019-00010).

On a motion by C. Gray seconded by S. Silver, the Planning Board voted 6-1 (D. Ensign opposed) to recommend that City Council incorporate the following recommendations from the Recommendations Matrix into the CU annexation agreement for consideration.

Friendly Amendment: B. Bowen offered a friendly amendment to include case number LUR2019-00010 in the motion. C. Gray and S. Silver accepted the friendly amendment.

On a motion by C. Gray seconded by S. Silver, the Planning Board voted 6-1 (D. Ensign opposed) to recommend that City Council incorporate the following recommendations from the Recommendations Matrix into the CU annexation agreement LUR2019-00010 for consideration.

On a motion by D. Ensign seconded by B. Bowen the Planning Board voted 3-4 (S. Silver, J. Boone, J. Gerstle, C. Gray opposed) to recommend to City Council approval of the proposed annexation 4886 and 5278 Table Mesa Drive; 718 Marshall Road; 0 Hwy 36 (2 parcels); and 4745 W. Moorhead with an initial zoning designation of Public (P) pertaining to case number LUR2019-00010, incorporating this staff memorandum as findings of fact, subject to the recommended conditions of approval for the annexation as provided for in the draft annexation agreement in Attachment C, with the additional recommendations that the Planning Board have brought forth consensus in column one in the attached decision matrix.

July 22, 2021

A. AGENDA TITLE: Public Hearing and recommendation on a petition to annex a 308.15-acre parcel generally known as CU South at 4886 and 5278 Table Mesa Drive; 718 Marshall Road; 0 Hwy 36 (2 parcels); and 4745 W. Moorhead with an initial zoning designation of Public (P) (LUR2019-00010).

On a motion by D. Ensign seconded by S. Silver the Planning Board voted 7-0 to, due to the expected length of the public hearing on CU South, approve a continuance of July 22, 2021 agenda Item 5A (LUR2019- 00010) to a virtual public meeting of the board to be held on July 29, 2021 at 6:00PM. The board agrees to limit clarifying questions to city staff to 30 minutes and clarifying questions to the applicant to 30 minutes each in the July 22, 2021 proceedings, and agrees that any additional questions will be accommodated during board deliberation on agenda item on July 29, 2021.

June 24, 2021

A. CONTINUATION: Planning Board consideration of a combined Site and Use Review application (case no. LUR2020-00063) to develop the 9.87-acre site located at 4775, 4725 and 4649 Spine Road with 230 attached residential units, a cafe, library, art space and community areas, as well as a mobility hub and green space. The Site Review is an amendment to the previously approved Celestial Seasonings Planned Unit Development. A Use Review is required for residential uses within the Industrial – Manufacturing (IM) zoning district. Applicant is seeking to establish Vested Rights per section 9-2-20, B.R.C.1981, for elements of the Site and Use Review plans.

On a motion by D. Ensign seconded by J. Boone the Planning Board voted 6-0 (L. Smith absent) to approve Site Review case no. LUR2020-00063 incorporating the staff memorandum and the attached Site Review Criteria Checklist and Use Review Criteria Checklist as findings of fact, and subject to the conditions of approval recommended in the staff memorandum.

With the following modifications to the recommended site review conditions of approval:

A. A new site review condition 3.j. shall be added to read: A final TDM Plan that is revised to require:
(1) That the applicant will contribute $200,000 to fund a first year of a Gunbarrel Shuttle provided the shuttle is established no later than 3 years (instead of 18 months) after issuance of the last certificate of occupancy for the development; and

(2) That the Applicant provide BECO and NECO passes or a city approved equivalent and pay the cost of providing these passes to employees and residents, including all new tenants, for a period of five years (instead of 3 years) following issuance of a certificate of occupancy for each dwelling unit.

B. Revise site review condition 5 by replacing “three” with “five” years.

C. Add a new site review condition 7 to read: No fences shall be constructed, with the exception of the pool area, around the shared open space areas shown on the approved plans that would prevent access to the open spaces.

Additionally, though not a condition for approval, the board acknowledges the commitment of the applicant to apply covenants on the affordable non-residential spaces (currently planned for the café and library spaces) on this site to assure that they are available for the benefit of the community without a base rent charge in perpetuity.

On a motion by J. Boone seconded by S. Silver the Planning Board voted 6-0 (L. Smith absent) to recommend to City Council that Gunbarrel be a top priority for Subcommunity Planning.

June 17, 2021

A. AGENDA TITLE: Public hearing and Planning Board consideration of a combined Site and Use Review application (case no. LUR2020-00063) to develop the 9.87-acre site located at 4775, 4725 and 4649 Spine Road with 230 attached residential units, a cafe, library, art space and community areas, as well as a mobility hub and green space. The Site Review is an amendment to the previously approved Celestial Seasonings Planned Unit Development. A Use Review is required for residential uses within the Industrial – Manufacturing (IM) zoning district. Applicant is seeking to establish Vested Rights per section 9-2-20, B.R.C.1981, for elements of the Site and Use Review plans.

On a motion by D. Ensign seconded by L. Smith the Planning Board voted 6-0 (L. Montoya absent) to approve a continuance of board deliberation on City of Boulder Planning Board June 17, 2021 agenda item 5A (case no. LUR2020-00063) following the public hearing tonight to a second regular meeting of the to be held on June 24, 2021. The public hearing for this item will be closed before the continuance takes effect.

June 3, 2021

A. AGENDA TITLE: Public hearing and recommendation to City Council regarding a draft ordinance, which proposes to amend Title 9, “Land Use Code,” by implementing Phase 2 of the Community Benefit project by adding below market rate non-residential uses as options associated with requests for additional height or floor area in specified areas and setting forth details in relation thereto.

On a motion by J. Gerstle seconded by L. Montoya the Planning Board voted 7-0 to have staff prepare an Ordinance that extends the Appendix J map expiration date to the effective date of Jan. 1, 2022.

On a motion by S. Silver seconded by J. Gerstle the Planning Board voted 7-0 that when Appendix J sunsets, new code language will exclude lower density residential and other zones from the community benefit program where requests for additional height and floor area would not be expected or appropriate considering the lower intensity context. The zones that would be excluded from the program are Rural - Residential (RR), Residential - Estate (RE), Residential – Low (RL), Residential – Mixed (RMX), Business – Transitional (BT), Mobile Home (MH) and Agriculture (A) zones.

On a motion by D. Ensign seconded by P. Vitale the Planning Board voted 2-5 (S. Silver, L. Montoya, L. Smith, J. Boone, J. Gerstle opposed) to recommend that City Council adopt Ordinance 8469, which proposes to amend Title 9, “Land Use Code,” by implementing Phase 2 of the Community Benefit project by adding below market rate non-residential uses as options associated with requests for additional height or floor area in specified areas and setting forth details in relation thereto.

On a motion by S. Silver seconded by J. Gerstle the Planning Board voted 5-2 (L. Smith, D. Ensign opposed) to highlight Planning Board's concerns on the proposed Phase 2 Community Benefit Ordinance. Planning Board supports the idea of a Community Benefit focused on affordable commercial space in exchange for additional height and floor area. However, we had concerns with the proposal brought to us as Ordinance 8469 including:

  1. The complexity of the proposal.
  2. A lack of adequate data on several issues: potential outcomes for the city in terms of actual affordable space created; additional market rate commercial space created; an analysis of the cost benefit for both the city and a developer; consequences for the funds available for affordable housing.
  3. A desire to see alternative ideas pursued such as an evergreen fund that would capture the value of built space over time. This could be an alternative to cash-in-lieu and exit ramp fees.
  4. The absence of a criteria to assure appropriate onsite location of affordable space.
  5. The need for a holistic approach to discount rent from a gross perspective rather than a net perspective.
  6. A lack of community input on proposed density and intensity changes.
  7. A desire to narrow the scope of eligible organizations to best advance the community needs including our racial equity goals.
  8. Concern that the additional market rate commercial space generated by this program would further exacerbate the jobs housing imbalance.

May 20, 2021

A. AGENDA TITLE: Concept Plan Review and Comment for the redevelopment of a 9.27-acre property located at 3320 28th St., and 3265 and 3267 30th Street as a mixed-use development that includes ground floor retail along 28th Street and the proposed Street “A” along with ground floor amenity space with upper story workforce and permanently affordable apartments. There are two options proposed: the first option includes 177 workforce apartments within five buildings and with 9,942 sf of amenity space, a shared deck and a clubhouse, and 58 permanently affordable apartments. The second option matches the first but includes additional residential units with approximately 195 workforce apartments and 64 permanently affordable apartments; it also includes a fourth story on one of the buildings with an additional roof deck. Reviewed under case no. LUR2021-00011.

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

May 6, 2021

A. AGENDA TITLE: Public hearing and Planning Board consideration of Site Review Amendment for a new 11,534 square foot dining and commons building located on the campus of the Boulder Country Day School at 4820 Nautilus Court North. The Applicant is seeking a 62% parking reduction. Case No. LUR2019-00071.

On a motion by D. Ensign seconded by L. Smith the Planning Board voted 7-0 to approve Site Review case no. LUR2019-00071, incorporating the staff memorandum and the attached criteria checklists as findings of fact, and subject to the conditions of approval recommended in the staff memorandum.

B. AGENDA TITLE: Public hearing and consideration of a Nonconforming Use Review to permit renovation and reconfiguration of an existing three-story, 18,469 square foot, 24-unit apartment building at 1024 Marine Street into two, interconnected buildings and 18 attached dwelling units with a new ground floor common area. The existing building and site are nonconforming to density, open space and parking. Reviewed under case #LUR2020‑00020.

On a motion by S. Silver seconded by L. Smith the Planning Board voted 7-0 to deny Use Review application #LUR2020-00020, adopting the staff memorandum as findings of fact, including the attached analysis of review criteria.

April 15, 2021

A. AGENDA TITLE: Public hearing and consideration of the following related to the Shining Mountain Waldorf School properties located at 999 Violet Ave., 1100 Violet Ave., 1101 Union Ave., 1179 Union Ave., 0 Locust Ave., 934 Locust Ave., and 4395 Broadway:

  1. Action on a Site Review application for the consolidation and redevelopment of the school facilities; and redevelopment of the remaining properties with attached and detached dwelling units subject to design guidelines (LUR2019‑00068);
  2. Action on a Use Review application to amend the existing use review and update the management plan for the Private School use within the Residential – Low 1 (RL-1) and Residential Low- 2 (RL-2) zoning districts (LUR2020-00026);
  3. Recommendation to City Council on the proposed Annexation Agreement Amendment for 4395 Broadway to remove the two-story maximum above basement limitation on buildings (LUR2020-00050).
  4. Recommendation to City Council on the proposed disposal of vacated 9th Street right-of-way located between Locust Ave. and Cherry Ave. on the east side of Foothills Community Park and quitclaiming of said vacated 9th Street by the City to Waldorf School Association of Boulder, Inc.

    The Applicant is seeking to establish Vested Rights per section 9-2-20(b)(1), B.R.C.1981, for elements of the site and use review plans.

On a motion by J. Gerstle seconded by L. Smith the Planning Board voted 7-0 to approve Site Review case no. LUR2019-00068 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.

On a motion by J. Gerstle seconded by L. Smith the Planning Board voted 7-0 to approve Use Review case no. LUR2020-00026 incorporating the staff memorandum and the attached Use Review Criteria Checklist as findings of fact, and subject to the conditions of approval recommended in the staff memorandum.

On a motion by J. Gerstle seconded by L. Smith the Planning Board voted 5-2 (J. Boone, L. Montoya opposed) to recommend approval of the Annexation Agreement Amendment for 4395 Broadway to remove the requirement for a two-story maximum above basement limitation on buildings.

On a motion by J. Gerstle seconded by L. Smith the Planning Board voted 7-0 to recommend approval of the disposal of vacated 9th Street right-of-way located between Locust Ave. and Cherry Ave. on the east side of Foothills Community Park and conveyance by the City to Waldorf School Association of Boulder, Inc. of said vacated 9th street right-of-way, with a reservation to the City of the easements described in the staff memorandum.

April 1, 2021

A. AGENDA TITLE: Concept Plan Review and Comment on a proposed expansion of the Ball Aerospace campus located at 1600 Commerce Street and 5001 Arapahoe Avenue within the Industrial – General (IG) zoning district. The proposal includes an expansion of approximately 393,000 square feet, a new parking garage and two new administrative buildings, including a pedestrian bridge crossing Commerce Street.

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

B. AGENDA TITLE: Public hearing and recommendation to City Council regarding Ordinance 8453, which proposes to amend Title 9, “Land Use Code,” by extending the Appendix J, “Areas Where Height Modifications May be Considered” map expiration date from May 31, 2021 to August 31, 2021 and to add Diagonal Plaza and the Ball Aerospace sites to the map as areas where height modifications may be considered.

Original and 1st Motion: D. Ensign, seconded by L. Smith, moved to recommend that City Council adopt Ordinance 8453, which proposes to amend Title 9, “Land Use Code, by extending the Appendix J, “Areas Where Height Modifications May be Considered” map expiration date from May 31, 2021 to August 31, 2021 and to add Diagonal Plaza and the Ball Aerospace to the map as areas where a height modification may be considered.

Friendly amendment: S. Silver offered a friendly amendment to remove “add Diagonal Plaza” from the motion. D. Ensign did not accept the friendly amendment.

Motion to Amend: On a motion by S. Silver, seconded by J. Gerstle, Planning Board voted 4-3 (D. Ensign, L. Smith, P. Vitale opposed ) to amend the original motion to read that Planning Board to recommend that City Council adopt Ordinance 8453, which proposes to amend Title 9, “Land Use Code, by extending the Appendix J, “Areas Where Height Modifications May be Considered” map expiration date from May 31, 2021 to August 31, 2021 and to add Ball Aerospace to the map as an areas where a height modification may be considered, by removing “add Diagonal Plaza”.

Amended Motion: Planning Board voted 7-0 to recommend that City Council adopt Ordinance 8453, which proposes to amend Title 9, “Land Use Code, by extending the Appendix J, “Areas Where Height Modifications May be Considered” map expiration date from May 31, 2021 to August 31, 2021 and to add the Ball Aerospace to the map as an areas where a height modification may be considered.

2nd Motion: On a motion by D. Ensign, seconded by L. Smith, Planning Board voted 3-4 (J. Boone, S. Silver, J. Gerstle, L. Montoya opposed) to recommend that City Council adopt Ordinance 8453, which proposes to amend Title 9, “Land Use Code, by extending the Appendix J, “Areas Where Height Modifications May be Considered” map expiration date from May 31, 2021 to August 31, 2021 and to add Diagonal Plaza to the map as areas where a height modification may be considered.

March 18, 2021

A. AGENDA TITLE: Public hearing and Planning Board consideration of a combined Site and Use Review application to redevelop 1.45-acre site with a 189-room hotel, along with retail and small-scale office located generally at 1313 Broadway (case no. LUR2020-00040).

On a motion by D. Ensign seconded by S. Silver the Planning Board voted 7-0 to approve Site and Use Review case no. LUR2020-00040, incorporating the staff memorandum and the attached criteria checklists as findings of fact, and subject to the conditions of approval recommended in the staff memorandum and adding the following conditions:

Add the following to Site Review condition 2:

  • The final plans shall be revised to show the privacy wall on the western Property line to include additional design details using hard coat stucco finish on the west side of that wall to create a more interesting pedestrian experience.
  • The final plans shall show a gate for safety concerns near the north edge of the alley between the privacy wall and the hotel as far south to not impede truck movement.
  • The outdoor lighting plan shall include lighting of the path connecting the alley with Pleasant Street for pedestrian safety.

    Add a 3rd Use Review condition to read:
    3. Prior to a building permit application for the new buildings, the Applicant shall submit, subject to review and approval by the City Manager, a revised Alley Management Plan that shall include good faith efforts by the applicant to coordinate deliveries and other services provided through the alley with neighboring property owners, managers, and tenants so as to avoid conflicts between deliveries and other services provided to the properties served by the alley.

    Add a 4th Use Review condition to read:
    4. Prior to a building permit application for the new buildings, the plans shall be revised, subject to review and approval of the City Manager, to show the hot tub on the east side of the hot tub deck and planting and screening on the west side of the deck.

    Add a 5th Use Review condition to read:
    5. Prior to a building permit application for a new building, the management plan shall be revised to provide property management be present on the Property 24 hours a day, seven days a week.

March 4, 2021

A. AGENDA TITLE: Public hearing and Planning Board consideration of the following items relating to the 14.88-acre site at 5801 and 5847 Arapahoe Avenue:
1. Site Review application to develop the site with 317 residential units and approximately 15,000 square feet of ground floor commercial space for office, retail, and restaurant uses. The proposal includes constructing ten buildings surrounding a loop drive, with one access from Arapahoe Avenue. Four hundred twenty-one parking spaces are proposed, where 439 spaces are required (4.1% parking reduction). The development includes 25% permanently affordable housing. The proposal requires review by Planning Board for the request for an increase in maximum allowable building height for three buildings (case no. LUR2019-00021).

2. Use Review application to allow for the following uses as part of the redevelopment of the site: residential uses within the IG zone district; professional, technical, or other offices within the RH-4 zone district; convenience retail sales within the RH-4 zone district; and a restaurant, brewpub, or tavern within the RH-4 zone district with 144 indoor and 50 outdoor seats (case no. LUR2019-00022).

On a motion by S. Silver seconded by D. Ensign the Planning Board voted 7-0 to approve Site Review case no. LUR2019-00021 and Use Review case no. LUR2019-00022, incorporating the staff memorandum and the attached criteria checklists as findings of fact, and subject to the conditions of approval recommended in the staff memorandum with one change:

Condition 4.b. There shall be no amplified sound on the outdoor patio after 9:30 p.m., Sunday through Thursday and no amplified sound on the outdoor patio after 11 p.m., Friday and Saturday.

February 18, 2021

CONTINUATION: Continuation of Planning Board’s consideration of a Nonconforming Use Review for the historic restoration and conversion of the former Marpa House group living quarters at 891 12th Street into 16 three-bedroom dwelling units with a maximum occupancy of 48 persons. The project site is zoned Residential - Low 1 (RL-1). Case No. LUR2020-00022.

On a motion by H. Zuckerman seconded by D. Ensign the Planning Board voted 7-0 to approve Use Review application #LUR2020-00022, adopting the staff memoranda as findings of fact, including the attached analysis of review criteria, and subject to the recommended conditions of approval found in the staff memorandum for the Board’s February 18, 2021 meeting with the following changes:

  1. Revise 4.a.ii. to require each tenant to disclose in their parking agreement the motor vehicle license plate, make, model, and type of each vehicle they own or use, and that if a parking space is assigned, the agreement shall record the motor vehicle plate, make, model, and type of the vehicle for which a parking space is assigned.
  2. Change language in all conditions (4.a.vii., b, and e) referring to “5 business days” to “2 business days.”
  3. Change language in 4.a.i. from “no more than 8 motor vehicles” to “no more than 12 motor vehicles” spaces.
  4. Quiet hours: begin 10 pm Sunday through Thursday and 11 pm Friday and Saturday and shall end 7 am on weekdays, and 8 am on weekends.
  5. Delete in 4.b. “Tenants who are present are responsible for the noise generated within the dwelling unit.”
  6. Revise 4.f to require that safety inspection shall occur “at least annually,” instead of “each August.”
  7. Revise 5 to add the term “long-term residents,” after “University,”

D. Ensign friendly motion to change “and subject to the recommended conditions of approval found in the staff memorandum for the Board’s February 18, 2021 meeting” to “and subject to the prior recommended and possible new conditions of approval found in the staff memorandum for the Board’s February 18, 2021 meeting.” H. Zuckerman accepted.

PUBLIC HEARING
A.
AGENDA TITLE: Public hearing and Planning Board consideration of a Site and Use Review application (#LUR2020-00038) to redevelop the property located at 2727 29th Street with a proposed 100% on-site permanently affordable housing development, consisting of 100 attached dwelling units, with on-site leasing office and small community space, and associated site improvements. Use Review approval is necessary for attached dwelling units located along the ground floor facing a street in the Business Main Street (BMS) zone district.

On a motion by L. Montoya seconded by D. Ensign the Planning Board voted 7-0 to approve Site Review and Use Review case no. LUR2020-00038, incorporating the staff memorandum and the attached criteria checklists as findings of fact, and subject to the conditions of approval recommended in the staff memorandum.

February 4, 2021

A. AGENDA TITLE: Rezoning of the property addressed 3303 and 3305 Broadway from Public (P) to Residential - Mixed 2 (RMX-2) and adjacent rights-of-way to bring property into compliance with the underlying Mixed Density Residential (MXR) land use designation on the land use map of the Boulder Valley Comprehensive Plan (BVCP). Case no. LUR2020-00037.

On a motion by L. Smith seconded by D. Ensign the Planning Board voted 5-0 (L. Montoya, S. Silver absent) to recommend to City Council approval of the application to rezone 1.3 acres of land located at 3303 and 3305 Broadway from the Public (P) zone district to Residential - Mixed 2 (RMX-2).


B. AGENDA TITLE: Concept Plan review and comment for a redevelopment of the property located at 770 28th, the existing Boulder Best Western Motel, into a mixed-use project with 90 to 95 student apartment units along with ground level restaurant or coffee shop use, common areas, and below grade parking; along with landscape and shared open space improvements to the site and the existing office building located on the east end of the property at 777 29th Street. The existing five‑story office building will remain. Reviewed under case LUR2020-00060.

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

January 21, 2021

A. AGENDA TITLE: Public hearing and consideration of a Nonconforming Use Review for the historic restoration and conversion of the former Marpa House group living quarters at 891 12th Street into 16 three-bedroom dwelling units with a maximum occupancy of 48 persons. The project site is zoned Residential - Low 1 (RL-1). Case No. LUR2020-00022.

On a motion by D. Ensign seconded by H. Zuckerman the Planning Board voted 6-1 (J. Gerstle opposed) to continue Use Review application #LUR2020-00022, to February 18, 2021.

December 17, 2020

A. AGENDA TITLE: Concept Plan Review for a new two-story fire station at 2751 30th Street. The first floor includes an apparatus bay with four drive through bays and associated support spaces along with Fire Administration offices and a public Community Room. The second floor is proposed to house the living spaces for firefighters, 12 bunk rooms, and a roof patio. The site includes secure parking for firefighters and public parking for Administration staff and public visitors. The site also includes the proposed Bluff Street Extension and rear public alley. Vehicular access to the site will be from the Bluff Street Extension. Fire apparatus will respond to calls from 30th Street. Reviewed under case LUR2020-00043.

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

December 3, 2020

A. AGENDA TITLE: Public Hearing and Planning Board consideration of Land Use Map, Planning Areas Map, policy, and text changes as part of the 2020 Mid-Term Update to the Boulder Valley Comprehensive Plan. Maps indicating where the proposed changes the Boulder Valley Comprehensive Plan are located and a description of each change can be found on the project website.

​On a motion by D. Ensign seconded by J. Gerstle the Planning Board voted 7-0 to approve the Land Use Map and Planning Areas Map changes to the Boulder Valley Comprehensive Plan as shown and described in the staff memo and in Attachments A – C and E – G.

On a motion by H. Zuckerman seconded by D. Ensign the Planning Board voted 6-1 (J. Gerstle opposed) to approve the Land Use Map and Planning Areas Map changes to the Boulder Valley Comprehensive Plan as shown and described in the staff memo and in Attachment D.

On a motion by S. Silver seconded by L. Montoya the Planning Board voted 7-0 to approve the Land Use Map and Planning Areas Map changes to the Boulder Valley Comprehensive Plan as shown and described in the staff memo and in Attachments H and I, excepting H(4).

On a motion by D. Ensign seconded by S. Silver the Planning Board voted 6-0 (J. Gerstle recused) to approve the Land Use Map and Planning Areas Map changes to the Boulder Valley Comprehensive Plan as shown and described in the staff memo and in Attachments H(4).

On a motion by H. Zuckerman seconded by P. Vitale the Planning Board voted 7-0 to approve the policy and text changes to the Boulder Valley Comprehensive Plan as shown and described in Attachment J. In addition, to preserve Boulder’s industrial land use and industrial areas for the sake of the city’s diversity, sustainability, and resilience as a community, Planning Board approves a policy change whereby the word “light” is deleted in Policy 2.21 where it appears before the word “industrial.”

On a motion by D. Ensign seconded by S. Silver the Planning Board voted 7-0 that Planning Board recognizes that several of the proposed mid-term BVCP changes positively address the jobs/housing imbalance and affordability, however they may have the side-effect of reducing the development opportunity for industrial uses. Planning Board recommends that the city prioritize a study of recent and future status and trends in city-wide industrial zoning inventory, potentially informed by the East Boulder Subcommunity Plan, to assure that we can better understand the ramifications of such land-use changes.

November 5, 2020

A. AGENDA TITLE: Public hearing and consideration of a request to determine if the restaurant use River and Woods, located at 2328 Pearl St., is in compliance with its development agreement executed for Nonconforming Use Review LUR2015-00087. This request is considered pursuant to Section 9-2-11, “Compliance With Development Agreement,” B.R.C. 1981. (case LUR2020-00041.

On a motion by S. Silver seconded by H. Zuckerman the Planning Board voted 7-0 to find that the conditions of the development agreement for approval #LUR2015-00087 have not been met, adopting the staff memorandum and its attachments as findings of fact.

On a motion by S. Silver seconded by D. Ensign the Planning Board voted 6-1 (J. Gerstle opposed) imposes the following additional conditions to carry out the purposes of the original approval with the following recommended conditions:

  1. There shall be no amplified sound in the backyard outdoor area except as specified below.
  2. Live music performances in the backyard outdoor area shall be limited to unamplified or amplified acoustic instruments and vocals, no more than three days per week (which would constitute “periodic” music as stated in the previously approved management plan), and no more than a total of three hours per day. The live music shall end no later than 9:00 p.m.
  3. Pre-recorded music during operation hours will be allowed but must be shut off no later than 9:00 p.m.
  4. The site design and the restaurant operation shall be consistent per the approved plans for the use, except that the current site plan may be temporarily operated pursuant to a permit approved under COVID-19 emergency orders.

B. AGENDA TITLE: Public hearing and Planning Board consideration of a motion to amend the North Boulder Subcommunity Plan (NBSP) by adoption of a refined streetscape plan for North Broadway in the commercial area to reflect direction recommended in the public process for the North Broadway Reconstruction Project.

On a motion by J. Gerstle seconded by L. Montoya the Planning Board voted 7-0 to amend the North Boulder Subcommunity Plan (NBSP) by adoption of a refined streetscape plan for North Broadway in the commercial area to reflect the direction recommended in the public process for the North Broadway Reconstruction Project.

October 22, 2020

A. AGENDA TITLE: CONCEPT PLAN REVIEW for redevelopment of the property located at 1820 15th Street, Grace Commons Church (formerly known as First Presbyterian Church) for an addition to the existing church campus along with the redevelopment of the site referred as the church “annex” located at 1603 Walnut Street. Proposed on the main church campus is demolition of an existing addition and construction of new building area for a total of approximately 104,873 square feet on the campus. Planned uses include assembly and recreation space, along with meeting rooms, with building height up to 49 feet. Proposed at the annex property at 1603 Walnut Street is a new four-story, 55-foot tall mixed use building with ground floor non-residential uses including church assembly space, a small café, and ground floor parking, along with 30 permanently affordable residential units on the second and third floors, and an event space and deck on the fourth floor. Reviewed under case LUR2020-00033.

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

September 24, 2020

A. AGENDA TITLE: Public hearing and consideration of a Site Review Amendment to the Twenty Ninth Street Shopping Center to adaptively reuse and redesign the existing Macy’s department store located at 1900 28th Street in the Business – Regional 1 (BR-1) zoning district as an office and retail building; reviewed under case no. LUR2018-00075. The proposal requires review by Planning Board because it includes a modification to the principal building height and the applicant has requested Vested Rights.

On a motion by D. Ensign seconded by H. Zuckerman the Planning Board voted 4-3 (J. Gerstle, S. Silver, L. Montoya opposed) to approve Site Review case no. LUR2018-00075 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.

September 3, 2020

A. AGENDA TITLE: Public hearing and consideration of a Site Review to redevelop the 9,833 square-foot (0.225 acre) property at 1629 17th Street with six attached dwelling units in the RH-2 (Residential – High 2) zoning district (LUR2018-00034).

On a motion by D. Ensign seconded by J. Gerstle the Planning Board voted 6-0 (L. Montoya absent) to approve Site Review case no. LUR2018-00034 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.