City of Boulder, CO Planning Board, 25 Jun 2020

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From YouTube: City of Boulder Planning Board Meeting 6-25-2020

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City of Boulder Planning Board Meeting 6-25-2020

A

If you want to change him to co-hosts and I will share.

B

My screen I was just going to wait on the applicants until we're clear to that part of the meeting and I just tear, so we're good I think we're good on record. So actually, why don't I.

C

Call the meeting to order if we're gonna start the tape and then I'll turn it over to Eugene. So I'm gonna call to me to call the the planning board meeting for the city of Boulder Planning Board for June 25th 2020 to order the time is 6:05 p.m. and because this is a zoom meeting and we have relatively new protocols. I'm gonna turn over to gene data who's, our moderator for tonight and gene. Take it away great.

B

Thank you Harmon, as you mentioned, I'm gene Watson at the planning department and serving as the technical host for the meeting tonight, and we thank everyone for being here and also for your grace and patience as I'm learning about all of the zoom technicalities and we work through all of the nuances of being in an online environment. We have a few rules in place to balance, to find a balance between transparency with community members and security that minute minimizes disruptions and to make sure that we have a fair and respectful meeting.

B

Cindy is going to pull up a couple of slides and walk through those rules and then I'm going to talk a little bit about some of our protocols.

A

Okay, are you seeing these slides now? Yes, okay, as Jesus said we're pleased to have you join us. We do need to strike a meaningful balance between transparency and online security, so these rules have been in place since we began our virtual platform. The meeting has been called to conduct business or the city of Boulder. Oops. Excuse me activities that disrupt delay or otherwise interfere with the meeting are prohibited. A time for speaking or asking questions might be limited. No person shall speak, except when recognized by the person presiding, which might be gene or Harmon.

A

In this case, nope person, chef speaking longer than the time allotted each person, shall register to speak at the meeting using that person's real name, which means that we don't like to have any pseudonym. So we might ask if you've logged on as Tom's iPad or any other pseudonym that you have sometimes, when you log on assume you have different names.

A

We might ask you to actually type in your real name, because we do need that for the record and no video will be permitted, except for city officials, employees and invited speakers such as applicants, all others will participate by voice. Only the person presiding at the meeting shall enforce these rules by muting.

A

Anyone who violates these rules if the chat function is enabled it will be used for individuals to communicate to the host, which would be Jean in this case, it should be used for technical online platform related questions only not for the public hearing for any questions related to the public hearing, because those are not recorded and the board is not going to be looking at chat. That's not what they're going to do.

A

They're going to be focused on the discussion if an attendee attempts to use chat for any reason other than seeking assistance from the host, the city reserves the right to disable that individuals access to chat. Only the host and individuals designated by the host will be permitted to share their screen during this meeting, and that's that.

B

Great Thank You Cindy when we get to the public hearing for folks. You are muted at the moment, but when we get to the public hearing, as you are recognized for the oken of public comment, I will unmute you and so you'll be able to make your comments and as a room as Cindy said, we're not able to permit you to use your video. If you are on the phone you may press star six to unmute and I can help with that too.

B

As we watch the participants, so I'll have a few more instructions when we get to the public hearing but I think we're back to Harmon a.

C

Great thanks, Jean and thanks to Andy for getting us set up. So the first matter of business is the approval. In minutes we have one set of minutes. Cindy did a great job getting that out on the 18th, and so we've had a week to look at him.

C

Cindy have there been any changes that have been sent in to you? There.

A

Were a few changes and they are up to date and on the website at this time, with all of the edits incorporated great.

C

Then let me call for a vote on approval of the June 4th 2020 minutes. Do I have a motion to approve.

D

C

Move to approve them. Anybody want a second John Gertz tools, motion to approve I'll, second, okay and David n Stein seconds. So we have a motion by Gerstel. Second, by ensign. The motion is to approve the June 4th 2020 minutes any discussion, yeah I'll call the roll call vote, David ensign, all.

D

E

C

Batali hi Lisa Smith, hi, Lupita, Montoya hi.

F

C

Gerstel all right there, a silver, hi and I say I, so we approved the minutes. Seven to nothing. Next item on the agenda is public participation.

C

Anyone who is on the call who is a member of the public who wants to speak to an item that is not a public hearing item tonight tonight. The public hearing item is consideration of a site review to redevelop 1727 in 1737 Pearl Street as a three-story mixed-use building. If you want to speak to that item, you'll have to wait until public comment on that public hearing item.

C

But if you want to speak to any other item that is up for for Planning board's consideration feel free to speak now and each member the public would get three minutes. I'm gonna turn it over to Jean to manage the public participation portion of the meeting Jean. Do we have anybody Thanks.

B

Harmon so because we don't have registration for open and public comment tonight, you can indicate you would like to participate, but with the raised hand, function the raised hand. Button is in the participants box, which can be found in the menu by hovering over the top or the bottom of your screen and clicking on the participant icon. When the box opens, you will see the raised hand button at the bottom. By clicking that button, you can indicate that you would like to participate in an open or public comment and again.

B

If anybody has joined us by phone, you can press star 9 to raise your hand. I'm also going to reiterate that for me to unmute you for public comment, if your hand is raised, we need to have your full name displaying so I'm, seeing Ray, Wrigley and Lynn Lynn I'm going to ask you I, think I'm, pretty sure. I know this know this Lynn but I'm going to ask you to rename yourself with your full name per our rules and again just to be fair and respectful in the meeting.

B

We don't allow video during the public comment, and this is because you may think that the poster behind you is totally awesome but I'm not in a position to judge whether that's offensive to anybody else or not. So we're gonna ask ask you to make sure that you keep your video off once you're unmuted, so we have Lynd seagull and Ray Wrigley, so Lynn I'm, gonna um unmute. You now I think.

B

Okay, then, can you unmute yourself Cindy, you have the timer up great. Thank you.

G

Yeah you hear me: yes, we can lean, you can go ahead. Yeah I always put my last name on there, but then it doesn't come up each time, um yeah first longer, um I I, don't believe in this video business and the chat and the QA and the participants. Those are all things that I need to know as a member of the public and in the times of Koba. Now for four months we don't have any connection between ourselves within the community, so we need the chat to connect between each other.

G

We also don't have video I. Don't think that is a good excuse of what picture you haven't background. That is not that does not hurt anybody. That is not a physical problem with anyone, so it should be removed. I'm sure that there is no place in the country that has such onerous rules about the video being on, and if that's so, then why?

G

Don't you remove your videos between yourself and see what that feels like have some empathy for others and for your community in times of COBIT, when they are self isolated and when they cannot see each other when they need to and when they cannot communicate between each other? When they have chat, they can do that. They can debrief on issues and also you don't need to end the meeting at the end. You can leave it open and people can chat between themselves.

G

There's no harm in that there's never been any harm in the community members convenient within themselves. So please change those rules now. The other issue that I want to bring up is the passionate desire that there appears to be on the part of this community in the endless building of high-end condominium and the the inclusionary zoning.

G

That's only 20%, which needs to be at least 50% in order to accommodate for the rising costs that you are chasing as you drive up the value of land in Boulder and of construction materials and labor you're fighting an endless battle to get affordable housing on the on the back end, and you can't do that when you've got 20% because you're just generating higher and higher prices and increasing the Gini index or the Gini coefficient G ini, which is the wealth disparity which is what you're trying to fight in Boulder as you're, trying to accommodate the masses of lloyd in this very long-term virus situation, and and even if there is a vaccine at some point, you need to consider what we have now how we're living now.

G

Unemployment is way up. Homelessness is way up and we need to accommodate for this by working on helping pre-existing housing and not building so much high-end. However, you manage to do that. Thank you. Thank.

B

You Lynn next up is really ray. You should be able to unmute yourself and go.

H

I was a quick on the draw I'd like to comment on the 1727 that 1737 pearl, so do I understand correctly. I need to wait until later. Yes,.

B

H

You shut up. This is a good ComTech, though thank you.

B

Okay, any other raised hands at the moment.

B

If anyone else would like to speak during open comment to things that are not scheduled for the public hearing, could you please raise your hand now.

B

Okay, seeing none Harmon I think back to you. Okay,.

C

Thanks Jean, so next up in the agenda is the discussion of dispositions planning board call ups and continuations and the first call up item we have two: is a site review amendment for 26:55, north 63rd Street for phasing plan revisions to a previously approved campus for Western disposal, services that includes a waste transfer building for sorting and transferring solid waste for both public drop-off and Western disposal, trucks off site, a gatehouse for public weigh in and weigh out a new corporate office building that also provides leasable space for future tenants in the same slash similar in the street, a shop building that serves as the command center for the fleet of waste collection vehicles and vehicular service, bays for maintaining the vehicles, a container building for construction servicing and repairing of the various waste recycle compost container units used for commercial and residential use.

C

This decision may be called up before us, the Planning Board on or before June 26th, to look 2020, which is tomorrow before we go to any questions or decisions or anything about whether we're going to call it up. I'm gonna ask if there are any members of the Planning Board that need to disclose any relationships around this particular call up. Item.

C

Okay, then, is any planning board member interested in asking a question about this or would like to call it up?

C

Okay, that item will not be called up. The second call out item is minor site review amendment for 59.95 Arapahoe Avenue for a 7103 square foot addition to expand the service area of the existing Flatiron Subaru automobile dealership. The decision may be called up before the Planning Board on ER before tomorrow, June 26 2020 again. Are there any planning board members who have any disclosures or conflicts that they need to disclose about this matter?

C

Does anyone want to call this up or have any questions for staff around this matter? Yeah, it looks like this matter is not going to get called up so we'll move quickly on to the public hearing items.

C

This is our only public hearing for the night. It's a public hearing and consideration of the site review to redevelop the properties at 17, 27 and 17 37 Pearl Street, with a 28,000 222 square-foot three-story mixed-use, building containing nine thousand four hundred and thirty nine square feet of commercial space.

C

On the first floor and fourteen residential units on the second and third floors case number L, you are 2018 triple o 73, divided round parking with important vehicle er parking spaces before I turn it over to Charles to turn it over to the planner who's going to handle this matter. Are there any planning board members? Can we take this site the screenshare down for a second? Are there any planning board members who need to disclose any conflicts or potential conflicts, make any disclosures regarding this matter.

C

Okay, well I'm, going to be the engineer who has helped to submit this application is Scott Cox and associates, and Scott Cox and associates is working on a development project in gilpin County doing some engineering analysis for due diligence. They actually haven't done any work on the project for over a year I'm. The attorney, who is handling entitlement for the project.

C

I have no contractual relationship with Scott, Cox and associates. Each of us are agents of the applicant in that matter, but pursuant to paragraph two point, seven eight or two seven, eight of the Boulder Revised Code, if read broadly enough, I think that could be a personal or professional relationship with any company or individual who has or is seeking to have a business relationship with the city and therefore I'm going to disclose that I have that relationship with Scott Cox and associates hella.

C

Did you want to ask me any questions around that you'll have to unmute.

I

Herman, as you know, we talked about the situation and I advised you that it does not amount to a conflict under the code. This relationship, but in addition to what you've disclosed, can you be fair and impartial in the decision in this project and make your decision solely based on the evidence, that's being presented to you for this project? Yes,.

C

I

Thanks John do.

D

You have any yeah I, just realized that this may sound silly, but in the disclosure aspect, I worked for the predecessor, firm of Scott Cox and associates in high school as a surveyor surveyors assistant I have not had any contact with them since then, and I believe I can address this in a fair and objective manner. Thanks.

C

John Lisa: did you raise a hand? Okay, anybody else before we get moving? Okay, then I will turn it over to Charles Farrow Charles. Would you take it away from here and help us through this process right.

J

Thanks so much good evening, members of the board I'm going to turn it over to Sloan Walberg. She has served as the case manager on this project and she'll. Take you through staffs analysis and recommendations.

F

Okay, good evening, everybody, yes, sorry, I sort of jumped the gun on that. So, as you just right, the proposal tonight is for a.

K

Minute, rescue building.

F

At 17 27 and 1737 Pearl Street Sloan.

K

I'm sorry I'm gonna interrupt you we're getting a little echo I'm, not sure if it's on your end and if it's only happening to me, I just wanted to mention it. I.

E

Heard the echo as well at first.

B

When we're not seeing your screen just yet are.

F

You not okay, it says your screen sharing. Let me try again sorry about that and the.

K

Echo is resolved all right, good, okay,.

F

Can you see this yes, okay, awesome, okay, so to start off tonight and now I won't go to the next slide, maybe not! Oh goodness,.

F

F

All right and everybody see that okay, there we go all right so for an overview. I'm gonna cover the state review process, the existing context and background information. I will describe the proposed project and bring out two key issues for discussion that were identified by staff and then end with word.

F

So in terms of review process, the applicant has elected to go through the site review process. It is not required based on the size of the property and the amount of for you know that they're proposing as part of site review, they are proposing a couple of modifications to the land use code as part of the review process. The first is to allow for three stories where two is allowed by right.

F

The second is allowing 50% of the ground floor area to be transparent materials where 60% is required. The third is to allow a 10-foot front yard step back from the street for the third story in portions of the third story, where 15 feet is required and the last one is for the side yard setback from an interior lot line for that third story to allow for a 0 foot where 12 feet would be required by rights.

F

um So the site is also within the interface area of downtown Boulder and is subject to the downtown urban design guidelines. So it also requires review by the design and misery board and.

F

It is within the interface area of downtown, which is the edges of downtown and is composed of the blocks that link the downtown core to the surrounding residential neighborhoods, and the guidelines states that this area requires special design sensitivities for buildings that are constructed adjacent to residential uses and reviewed the proposal twice in 2019. The reason for that was the initial proposal was just for the property at 1737 pearl and through the design process.

F

They acquired the adjacent property, and so it went back to dab for an additional review and a summary of the comments made at that meeting were provided in the memo for a review.

F

So there's a little picture showing where the site is located within the boundaries of the area in terms of public notification and the project has met all of the requirements of the code. Written notice was sent to property owners twice to inform neighbors of the change in the scope of the projects. A sign has been posted on the property. The applicant also hosted two neighborhood meetings to introduce the concepts and start a conversation with the neighborhood which the applicant and we did receive a number of public comments.

F

Letters which were afforded to the board for consideration.

F

So in terms of location, the site's just over a quarter acre and is located just north of Pearl Street. It's located approximately two and a half blocks from the pedestrian mall on the eastern edge of downtown. It's not within a historic district, but it is within the central area. General Improvement District, also known as Kay Jed and the downtown Boulder Business Improvement Districts kaija does provide parking and other improvements within the downtown area.

F

In terms of land use, the site is designated as regional business. On the land-use map of the comprehensive plan, which is covers the regional activity areas within the city, which includes the downtown area and is the highest level of intensity within the city.

F

Right there go, the corresponding zoning district is downtown too, which is a little bit of a unique zoning, because in the description it does articulate that there does need to be a balance between developments and also balancing that with historic neighborhoods and the urban design in terms of site history. The property at 1727 pearl contains a one and two story structure that was built as two separate structures and it was constructed pre-1940 and the buildings contained retail, which is Little, Buddha imports, top hat supply and some office uses property at 1737.

F

Pearl contains a single story structure built in 1966 the original useless office, which some of these historic photos are showing I think these are circa 1970s. um Today the building contains retail, which is red-letter books and a restaurant use.

F

Preliminary staff research does indicate that the historic integrity has been compromised as a result of a number of inappropriate changes to the building and the actual demolition of the buildings would be reviewed through the historic preservation demolition review process for all buildings over fifty years in age. It does look like the building at seventeen. Thirty seven would be a staff level review. However, the building at seventeen twenty seven is constructed before 1940. It appears so the landmark design review committee would need to review that application before they could move into subsequent steps in the process.

F

So, to give some more context, the project site as I described, is located on that eastern extension upholstery known as Perle, and it is within the downtown zoning. This portion of Pro Street contains a variety of retail restaurants, residential and office uses office uses and is characterized by a compact urban character. This view shows the Cascade of building mass scale and intensity as Pearl Street moves to the east and the 15th streets and Pearl parking garage is located about two blocks to the west of the site.

F

There's also a metered parking on 17th, 18th and Pro streets adjacent to the site. The building immediately to the east moving on is a one-story brick building, which contains retail in a restaurant, which is full cycle. The building immediately to the west is three stories and 38 feet in height and contains retail apartments and the restaurant use and also offices there. um The boss also contains a two-story structure on the corner of 17th and M.

F

Cross pearl are both two and three-story buildings which contain a mix of restaurant office, financial institution and also residential uses, and to the east of the sites along Pearl Street is that East pearl district, which has a mix of use through the mu3 zoning and the Whittier neighborhood, is located to the north of the sites within the residential mixed one district. It is a historic residential. Neighborhood is characterized by mostly single-family homes constructed in the late 1800s and early 1900s.

F

There are two single-family homes, both two-story and Heights, immediately across the site, immediately across the alley from the site. So moving on to the proposal, the proposal is for a mixed-use development with round four commercial. It's about 9,500 square feet of commercial uses and residential units would be located on the 2nd and 3rd stories.

F

The current proposal is for a retail use which is allowed in the zoning. However, those commercial spaces could also use be used by uses like restaurants or financial institutions, as long as they meet the criteria in the land use code and the development would also contain 14 dwelling units, 8 would be one-bedroom units and six would be two-bedroom units, um as I mentioned, the site is within cage ed, which means that one parking space is required for each dwelling units, but no parking is required for the commercial uses.

F

So that is a total of 14 required spaces.

F

They are proposing a below grade parking brush, which we would be accessed from the alley by an auto elevator, so they would have 14 spaces in the garage and for tandem spaces, provided um the benefit of the auto elevator is that it reduces the amount of lands necessary for the ramp and also allows for additional parking spaces in terms of bike parking.

F

They are proposing 40 long-term, secured bike parking spaces in the parking garage which would be used both by the residents and by employees of the commercial uses, and they wouldn't be providing any short-term bike parking on sites. But they are proposing to install new racks in the Pearl Street right away, which would be 12 spaces and those would be accessible to those who are visiting the site.

F

So the proposal in terms of intensity is for about 28 thousand square feet of floor area, which amounts to 2.0 for area ratio. The base FA are allowed in the land. Use code is 1.5, however, this project does qualify for an additional 0.5, because the project rates residential uses and also provides parking entirely within the structure. So they are at the allowed amount of intensity in terms of the site plan, as I mentioned, they are proposing access from the alley into that auto elevator.

F

The alley would also have areas for loading, rain, garden and detention areas in the back of the site. The building is set back 15 feet from the alley on the Pro Street frontage, the design fellows more of a traditional building orientation, which was established as sort of the Main Street type of development along Pearl Street.

F

It is designed to enhance the pedestrian experience with storefront windows and that pedestrian scale level of detailing um the facade is broken up by a Paseo which connects to an interior courtyard that Paseo passes underneath the third storey of the building.

F

hmm Another thing to mention is that overhead power lines in the alley would be under grounded on their site.

F

Also, each residential units has either a private balcony or a rooftop patio, either facing the Le or upholstery or this interior courtyard.

F

um In terms of building design, the building is three stories, as I mentioned and 38 feet in height, it is contemporary with some new traditional elements. There are those storefront windows which is compatible with that Pearl Street character. This third story is set back from that front facade to help reduce the perceived height of the building, the mass I step back 10 feet from Pearl Street on the east and west edges and then 15 feet in the center portion.

F

The proposed building materials would be to be constructed out of past in place concrete. There would also be some use of stucco and CMU, and some detailing with wood look laminate, cladding and cement board siding in select locations. The concrete is intended to give a stone like quality or depth to it.

F

Here's the perspective along that Pearl Street frontage, so moving on to key issues identified by staff, the first would be whether it meets the site review criteria and the second would be whether it's consistent with those downtown design guidelines that I described so in terms of the site review criteria. Staff does find that it meets the intent of the regional business, land, use, designation and also a number of comprehensive plan policies which are listed here.

F

It is compatible, contextual and in character with those interface areas along the East End East, East End of downtown along pearl streets, the below grade parking garage and auto elevator makes efficient use of the land and also ensures for safety, convenience and separation of pedestrians and bicyclists from vehicular movement.

F

It is an in urban configuration which enhances the pedestrian experience. It also helps to establish continuity and the asset in that human scale along Pearl Street. The open spaces are appropriate, given the urban context and proximity to the Pearl Street Mall, the building's Heights mass and scale and overall appearance is compatible with the surrounding character and while the existing urban design character is eclectic, there are buildings that in the surrounding area that have compatible characteristics, they're sort of a survey provided in the staff memo to show the variety and building heights within the area.

F

um There are a number of three-story 38 feet, high buildings to the east and west along pearl streets and is in the general proportion of the heights of buildings in the immediate area.

F

Moving on to the design guidelines, the urban design objectives for these interface areas, among others, is to reinforce the character of downtown as a pedestrian place by encouraging architectural solutions that are visually pleasing reflective of contemporary times, yet stylistically appropriate to the context and compatible and scale and character with our streets. So with that in mind, this proposal is consistent with those applicable design guidelines. The building is reflective of the character, but also reflective of its own time. It's respectful of the integrity scale and massing of historic buildings and the surrounding areas.

F

It also meets the design objectives by promoting human scale development, and it is a Main, Street type mixed-use building which, with the port in place concrete, helps to give give references to that historic character.

F

So in conclusion, staff does recommend approval at the proposal and with the following motion on the screen and I'm happy to answer any questions you might have.

C

All right, Thank, You Sloan, thanks for a good presentation like to just let planning board members, ask questions of you. Now raise your hand. If you got one Peter convened Sarah, then John, then Lupita start out out Peter. Thank.

L

You very much, and that was great Sloan. Could you give a couple quick minutes to review again the solar shadow component.

F

Sure um so the site itself is in the downtown district, which is in solar area three, where shadows or rooftops are not protected. However, the district across the alley to the north is, in our part, mx1 district and the code does state if you are shading a district that is protected, that you need to demonstrate that you need the requirements of that district.

F

So at this point they have provided a solar shadow analysis which shows that they meet the criteria of not shading the adjacent properties to the north, more than the code would allow, and as they move into the tech dock and building permit process, they would have to provide a very detailed analysis.

F

But at this point with that 15 foot setback from the alley they are meeting their requirements. Thank.

L

You, okay, Sarah I'm,.

M

Gonna follow up on that question, so you asked you know: I think it was a 20-18 staff memo.

M

You asked the applicant to show the shadow analysis from the lot lines of the are mx1 properties and I looked at page 63, which is where the shadow analysis is in the proposal we're looking at today, and it wasn't really clear to me if, in fact, the shadow analysis they've provided meets the request that you made it looked to me like it was actually from their lot line rather than the lot line of the property across the alley.

M

F

So I don't have those in front of me, but I think the intent of that comment was that they needed to show what the shadow of the prescribed solar fence was at the neighboring property line, and you compare that to what the actual building would be shading so I on the plans that they're providing they're, showing shadows that would be cast based on that perspective, sense vs. shadows that are cast by the building and showing that they are not going over. That amount. Does that make sense.

M

Can you repeat that I just wanna make sure I'm absorbing it okay, so.

F

The code states that there is a proscribed, solar fence that is come, that applicants are comparing their shadows against. They can't go over what the prescribed shading is I. Think it's 12 feet in this district, but I can't remember off the top of my head. So on those plans are showing what the shadow would be from the proscribed fence and then showing what the shadow would be from the proposed building and those plans are showing that they're not exceeding what would be allowed.

M

Okay, um I have one other question: I just wanted to understand what the purpose in the code is of the 12-foot side, yard setbacks.

F

That's a great question: um I mean I, think on the Pearl Street the front yard setback. It was really to reduce the perceived massive scale of buildings on the side yard. It's not as clear to me. I, don't know what Charles hasn't me background that I'm not aware of but I think it was just sort of provide some visual connections through blocks.

J

Great explanation: behind the rationale or how that I'm gonna be the setbacks on the code.

M

All right, thank you.

K

Yeah my question I just wanted to understand a little bit more about the auto.

F

Elevator or you know, I didn't quite give that and how is gonna be salt and.

A

Anyways, the electricity is gonna run it. You.

K

Talking understand that a little bit better.

F

It will be great, sir, so essentially it would be just like an elevator that you use in a hotel or something like that. You would drive up to a door, use your code or Flickr. It would open you drive your car in.

F

It would bring you down to the next level and staff has asked for a lot and we don't see a lot of them across the city at this point, and but staff has us for a lot of detail about what happens when someone is waiting for the elevator or what happens if power goes out? What happens if it breaks, so they do have there's a lot of detail in the memo of with the specs on that, and they have a description of who they have contracted to fix it.

F

If there's ever an issue, the funds that they have put aside as part of either the rent or the condominium association to fix it in a timely manner. But if you want more detail, probably the applicant would be a better person to ask actually.

K

The follow-up question is: yes, do we have experience with this sort of technology in the city and how do they.

F

You know work out here, yeah um our transportation engineer reviewing it is familiar, but in terms of like how its operates in the city, this would I think there may or may be one more that's been proposed. I, don't know if it was ever constructed.

M

F

Yeah Charles: what's that is there one of the daily camera? Oh I,.

L

Hope not I hope you're not talking about the same one because I don't know what happened to that one I.

F

Know there was one intended there, but I don't know if it was.

J

Yes, there was one intended I'm sure that that's what wound out there, but I can look I. Think.

L

There's a lawsuit against that company, but I'm sure the developer wouldn't be following in the same footsteps: he does a different system, yeah.

F

I mean this would be a much smaller system.

F

All right done.

D

Yeah, thank you. So thanks for that presentation, I was wondering what the significance of the classification of this area is. A transition area is with respect to the you know, the residential area, to the north. What what? What does that mean in terms of requirements and in terms of actual practice, sure.

F

um So you know, has I kind of describes. Their urban design guidelines speak a lot to this of these sort of edge areas and how the downtown is going to transition into more residential, lower scale developments.

F

Also, the zoning speaks to that as well, and I do think that there is a balance between what the established character and building design is and how it can transition to the residential. And so if the code does allow you to go to three stories and 38 feet, and you could also, there are buildings that are 38 feet with two stories and that is sort of the established, at least for most of that part of downtown.

F

That is the established character, and if you were in a buy right projects, they would be able to build to 38 feet at two stories and just meet all the setbacks which you'll see in some parts of the block. So I think the intent of that was just really to keep in mind that it should be sensitive in the way that it's built and the impacts of neighbors that there are knows prescriptive review criteria to measure that against. So it is very discretionary.

F

D

I, don't answer.

F

D

Okay and so staff finds that what is being proposed here satisfies that objective.

D

Do I understand correctly, though. That's.

F

Correct and- and it was reviewed by dab and they had the same- they also found that it meant that intent of the design guidelines thank.

N

C

N

Else are granted.

C

Were to have a question for staff if.

J

I could just chime in Harmon the URLs.

C

J

Did install their automated parking system and apparently it's working quite well.

C

Okay, glad to hear it Lisa, you cannot meet yourself, oh cool.

K

Our Sloane I was hoping. Could you speak a little more about the focal feature and the courtyard and the open space and kind of how that's changed since maybe the last time dad saw it hmm I'm.

F

Trying to remember.

J

F

That may be a good one. I can tell you problem or design oriented answer, we'll.

K

Come back here, thank you thanks.

C

Does anybody else have any any other questions? Okay, then, we'll go back to Sarah Thanks.

M

So I just I I'm quite concerned about the the existing housing. That's on the alley and I'm just curious how the staff thought that, through I realized that the letter of the code is met but I, don't think we I think it's. We want to try to protect the livability of existing housing, so I'm just sort of curious. How you all thought that, through.

F

Sure so you know kind of how I described our analysis was really looking at the balance between what the existing character is: I'm, Pro, Street and also meeting those intents of being respectful, I. One point: the applicant was asking for a setback modification on the alley and after he remember if it was the first or second neighborhood meeting, they did decide that they were gonna. Do the requirements and provide Street trees on the alley, so sort of provide a buffer and I think from staffs perspective. It's just her.

F

You know continuing the character pearl and that downtown storefront sort of character and also ensuring that there's not undue impacts. I. Think in this case it you know it's 14 units, it's not an office use. That's gonna have a high amount of traffic generated so I. We, you know again, I think we find that it does meet that criteria. In this case.

M

Thank you that helps that is insightful. Thank you.

M

E

um I just wanted to confirm, with the setback on the alley is 15 foot required.

F

E

Is the requirement okay? Thank you.

C

D

I'm trying to understand a little bit more about the setback along the east and west boundaries or the internal lot line setback requirement. That confuses me a little bit that in in the staffs decision about about that was it decided that it was probable that the buildings on either side of this building were likely eventually to be modified, to have three story to 38 foot high buildings and therefore no setback was appropriate and no windows along those walls were appropriate.

F

um I definitely think that was a consideration that you know if you're looking at this being a project with a lot of longevity, is you know over time? Those probably will redevelop and I think that those would be individually analyzed on what the appropriate height and scale is.

F

You know the guidelines say that there should be a variety of heights and that should be maintained. So I can't give you an answer on what would be approved there unless they did the by right standards, but I can't say in terms of having the zero lot line. Setbacks is. That is the pattern that has been established and all of the buildings on this I am North Side in the south side of pearl had those shared walls, so the assumption can be that that would probably be how they would be constructed. So I'm.

D

Just trying to understand why that, third, why that setback is is in the guidelines when it appears never to be imposed on any applicant.

F

Through the site review process, but if they were going through it by right projects, they would have to meet that criteria and again Charles and I. Don't know the backgrounds why that was adopted, but I think it was again just to provide those visual connections through the blocks and provide some relief to the density on the upper storeys.

F

C

If I can jump in the the internal, the internal lot setback for side yards in the setback table for the dt2 zoning district actually says zero or twelve. Do you have any any background on that.

F

That's correct, except for I, believe the third story and then does further on and just say that the third story, but yes that again, that's like either you're building to zero or you're, providing that visual connection and I don't have the background on why it was an either/or, except that maybe they determined that anything less than twelve feet would not be beneficial.

C

Any other questions for staff before we move on to the applicant presentation.

C

Okay, last chance already I'm gonna turn it over to Sloan now Sloan. If you want to help the applicant get their presentation going, they're gonna have 15 minutes sure.

F

um So we have Jeff Dawson and Chris Russell and Adam works here. I don't know, are they able to unmute themselves gene? They are okay. So if you guys want to go ahead and kick it off, I'll bring up the presentation.

O

Everybody, this is Adam words, I'm gonna do a little intro and use myself before we get started. Everyone hear me: okay, yes and I'll uh share my video too. So you can see how long my hair is. Since this whole kovat thing started so so yeah I want to first kind of start. Let me just pull up something real, quick.

O

Having some technical issues here, one second guys.

O

Can you unshare that screen for one second slum.

O

Perfect money, if I'd be bent like that, while I just kind of do my brief intro um first of all, I'd like to thank all the city staff and the boulder residents for the time and consideration that everyone's put into this project. It's been two years in the works now I know kind of as a Cu alum local business owner and a boulder resident for the last 20 years. This is a project that is definitely near and dear to my heart.

O

It's one that I'm definitely taking serious, not some out-of-state developer who's, just looking to come in here and develop Pearl Street. You know personally, over the last 20 years. You know if Whitner witness boulders transformation. I've, always you know kind of often wondered. Why has an East pearl developed and why doesn't East pearl?

O

Have its own identity and I think as a result, I personally wanted to get involved and provide East pearl with a project that I as a local resident and the community could actually be proud of, and that could actually set the stage, for you know other promotion of other businesses and in development and architectural design. On that end of pearl, so you know in designing this building.

O

It was really our goal to create a building that would promote vitality of East, pearl business sector it and provided the much-needed kind of downtown housing and residences to support these local businesses. I do feel personally that you know the resident. The the businesses on the East End of pearl are a little bit of a disadvantage compared the walking resident, walking ball and on the west end of pearl and I feel like we have a good opportunity here.

O

As you know, local bolder residents to develop something and promote a place that people really want to be and really want to walk around and really want to hang out and I. Think that that's one of our goals. So in order to really kind of achieve these goals, I mean we took the steps of conducting, as Sloane mentioned, to neighborhood meetings, and we also went through to dad meetings and we incorporated many of these rule comments and our design plan.

O

Specifically upon like hearing the city staff and the neighbors comments, you know we were lucky enough to kind of have the opportunity to expand. The project onto the adjacent site comes to the 1727 1725 site, which allowed us to redesign the entire project to include the recommendations from staff and the neighborhood directly into the project that you will see today. You know I think Sloane's mentioned previously. Initially we were not, we didn't have.

O

We were asking for a setback reduction towards the neighborhood and when we came back and redesigned the building, we've moved the building all the way back, 15 feet from the alley to meet the requirements and provide more spacing for the neighbors and so I. Think now, as you like review the project, I think we really have designed a really beautiful building that we're calling the Navy, building and I think that it will modernize the East in the pearl and you know, I think it has a design aesthetic.

O

That will definitely stand the test of time and I. You know at this point I think I would like to just kind of hand this over to Chris, Russell or architect, and he can walk you guys through the architectural presentation and then we'll be available for questions. Thank you.

P

Thanks Adam, can everybody hear me now? Yes, okay, thanks Sloane and thank you Adam, and thank you to the board members for the opportunity to present this project virtually to you this evening. The project you before you this evening was, as Adam mentioned, conceived by the owners vision to provide something truly exciting and beneficial to the city. They call home I can't do a better job summarizing the project in the few minutes that I have than what staff prepared for you in their memo and in their presentation.

P

So I will try to share with you a bit of history of the project, how it was first presented how it evolved and how it was adapted to meet the needs of the city and neighborhood, and why we believe it's going to be an exciting, lasting, beneficial addition to downtown Boulder.

P

How can you go to the next slide? Please home.

P

Thank you over the past two years is kind of was mentioned. We work closely with staff really closely with staff. We presented the project twice to dab, we helped to neighborhood meetings, to gather ideas and to hear concerns, and we redesigned the project a number of times to respond to those ideas and concerns. We initially brought the project to staff in 2018, as Sloane mentioned, as a redevelopment to the 1737 property only and in order to provide as much retail and residential space as possible.

P

As both Sloane and Adam mentioned, we were asking for a large open space modification and a rear yard setback. Modification from the alley.

P

Thanks, so we were, we were asking for a large open space modification and a rear yard setback modification from the alley in the previous design, and we quickly learned from staff and the neighbors that not providing a proper open space amenity on site was a major concern and the alley setback modification raised a number of concerns from the neighbors, some of which you've touched on our in some of which being privacy, the solar access, the automobile congestion and the lack of space to properly landscape the alley and make it beautiful.

P

We listen to this feedback and took a tough look at the obstacles that they presented in 2009. As Adam mentioned, he saw an opportunity to secure the adjacent property which really allowed us to expand the project and properly respond to these concerns and the design, and we were able to design the incredibly dynamic project that you see here tonight. We believe that this design supports the intent of the dt2 zone.

P

A vision of the downtown does design guidelines and is consistent with the surrounding higher density development and provides the neighborhood and the city with what a mixed-use project in Boulder should truly be Sloane. Are you able to share yeah.

F

Sorry I lost my connection to the network, so I'm working on sorry about that. All.

P

Right so I can kind of talk through the next slide, a little bit so kind of building on what a mixed-use project in Boulder should truly be. We asked ourselves that question. You know what what should it truly be, and how do we marry it to this location on East Pearl? Our answer was that this building needed to first identify and then respond to the needs of both the neighborhood and the city as a whole and also provides something unique, and you know quote Boulder asked for the project.

P

We knew that this meant that they would have to be that we would have to support the city's need for housing. By providing a third floor to maximize the number of units, we would have to support and promote the economic vitality of East Pearl by maximizing the amount of retail space in making that retail space as inviting as possible, we needed to respond to the concerns over the alley and provide an alley that was useful.

P

That was beautiful and minimized impacts to the neighbors we needed to meet the intent of the design guidelines by providing more architectural presence along Pearl. That was compatible to its context. We needed to meet the intent of the dt2 zone by providing an appropriate density and massing for the build, and we needed to provide different types of open space within the project, for both the public and residents to use and enjoy I.

B

Can interrupt just a second slow and I? Have it up from the email you had sent me? Do you want me to share screen that.

F

Would be great it's yes, it's not.

B

Working for me, okay,.

F

B

Just let me know where I should be.

F

I think we're on the third page, correct.

P

Chris we'll be on page five: okay,.

P

We should be on the image of the ground floor plan.

P

And I'm not sure if I can share my screen, though, but let me know if I can help.

P

And just to fill in a little bit of time, I know there were some questions from.

F

P

Trying but yeah there are some questions from the members of the board about the auto elevator, which I'm happy to you know, walk you guys through a little bit of that kind of you know what that looks like I, think I think the project's at the Boulder Daily Camera was more of an auto matrix. So like an automated parking system- and somebody can correct me if I'm wrong there, which kind of shuffled the cars kind of took them in up and around ours, is not that sophisticated or.

P

Or kind of intense it's just an elevator, as you know, like a person elevator just for a car that would go down.

B

Are you all seeing that yet it says I'm sharing screen.

F

No, you might want to ensure and share again that's what I had to do. Okay and if it's on our server I think our server is dumb. I.

B

Was just I just opened it through email.

P

And just because it looks like we have a little bit of time here. The other question for board members from the board. Was you know? How do we maintain that the manufacturers actually Mei elevators? They have a? They have a boulder I'm.

P

Sorry, a denver presence, so maintenance and repair would be relatively quick and I can kind of go into more of that detail a little bit later, as there would be funds set aside through the HOA to provide that service, and if it were to go down that money could also go to reimbursing the tenants for a rideshare program if they need to take over left or whatever it was. I can go into more detail if you like me to after this I'm.

B

Sorry, I, don't if it's not coming up I, don't know what else to do. It says that I am Cindy. Is this thing that you could pull up or if you have it I think you have it I couldn't.

E

F

Did you stay on this tab? We can see it great.

P

All right it uses come on up just a little bit Jean. If you could yep there. We go. That's perfect. Thank you very much sure so, just to kind of recap, where we were, we kind of, we were identifying the needs that we needed to provide through this truly mixed-use building to respond to the needs of both the city and the neighborhood as a whole, and on this slide, as you can imagine, fitting, all of this stuff on a small site was challenging and required a lot of coordination from staff.

P

The image that is now on screen is the ground floor plan and really show us our dynamic and compact. Just this one level is at the alley. We'll start at the alley. There there's a lot going on there. We pulled the building further back than what we were initially proposing to reduce the neighborhood privacy concerns we added landscaping. We reduce the traffic impacts by providing a larger delivery and queuing area for the residents and kind of as a sidebar there.

P

We also performed queueing analysis and their probabilities through the analysis that they did LSC, provided that for us who was a traffic specialist, their probabilities suggested that during the typical afternoon peak hour, this is the peak hour in the afternoon. There would only be about 15 seconds 15 seconds when two vehicles are queued at the auto, auto elevator entrance at the same time, so 15 seconds out of the high peak hour.

P

So if that happens, the the provided delivery space would allow for the car to pull off of the alley kind of moving forward on this. On this slide, the retail shown in blue represents roughly 95 hundred square feet of new retail space space, most of which has access to light air and public storefronts.

P

The paseo and the public courtyard shown in grey pulls the retail frontage into the project, extending the public realm and creating a unique public amenity, and that is what also allows us to provide more store fronts, light and air into more of the retail space.

P

Above this on level 2, we are providing 10 for rent users for rent units of different sizes and, above that, on level 3. We are providing for larger for sale units. All of the units facing the alley were redesigned to include translucent glass balconies. Instead of the open pickets and all of the railings were I'm. Sorry, all of the windows facing the alley were reduced in size to help respond to the privacy concerns of the neighbors across the alley.

P

Also, on the third floor, we notched back a couple of our balconies on those two units that face the alley to reduce the impacts of the shadows. If you could scroll down gene to the next slide. Thank you. This image is a good overview of just how dynamic the massing of the project is, while still being consistent with the surrounding development in the interfaces own.

P

The void that you can see in the center of the project brings light and air down to the public courtyard and to the retail and residential spaces below the strong two-story facade along pearl continues. The massing of the adjacent developments to the west and to the south, the dark blue retail base, provides for a human-scale pedestrian experience and relates to the massing of the building to the east.

P

The third floor is recessed, which is typical of many of the surrounding buildings, and although we are still asking for a modification in some parts on the two edges, it will still remain hidden from view if you are walking along the north side of pearl gene, if you could scroll down to the next one, please.

P

This image shows the quiet rhythm of the facade, that is, a modern interpretation of a more traditional architecture of the historic downtown. The blue retail base will have more traditional detailing on the columns and the cornice, with more modern openings glazing and warm with detailing and I know. The base looks a little washed out here, but the last image, the last rendering will show that a little bit better, the two upper floors will be clad in a white concrete panel.

P

So it's a little different Sloane from what you said that the cast-in-place this will be a fiber reinforced concrete panel. It's a lot lighter, which will require a little less structure, to put it up and be a little more sustainable, so that concrete panel will be utilized and on the second and third floor we introduce more modern window opening proportions, the paseo gateway and the center of the project will provide a more modern insertion to the facade and will become a recognizable element along Pearl Street.

P

This gateway will lead to the public courtyard and what this is what we would believe to be the unique kind of hidden gem for the project. It will become a destination for those who know it's there and a great discovery to those visiting Pearl, Street and gene. If you could go down one more page, this is a revised rendering of the public courtyard. Then I think you guys saw in your memos.

P

The vision for this courtyard was to provide a unique and Boulder asked moment along Pearl Street, where the public in tenants alike, could shop could rest. They could gather with friends the water and the fire feature will draw people into the space and the landscaping the seating and the lighting will create a comfortable and inviting space that will be received well received and become such a huge benefit to the neighborhood and the last slide. Please.

P

So hopefully, I've given a bit of insight into the project where it started how and why has evolved and how we've responded to neighborhood concerns to deliver a project that encompasses the owners vision to provide an exciting, lasting, beneficial addition to downtown Boulder, and so with that I. Thank you for your time and I'm. Looking forward to hearing any of your thoughts and answering any further questions that you guys might have.

C

Hey, thank you very much.

C

Let's bring down the the screen share for for now, so I can see all the members of the Planning Board okay. This is a time where Planning Board gets to ask questions of the applicant and then, when we're finished, asking our questions we'll go to public comment. So I'll take hands right now from Planning Board, Lisa, Smith,.

K

All right so I'm going to ask about that central courtyard and kind of special shared public-private space, so I was curious. First of all, the furniture that's shown on that rendering is that built in and like part of the architectural design, or is it envisioned that that'll be movable furniture I.

P

Believe the the vision for that is to be movable furniture. We haven't exactly designed that yet, but there will be you know, spaces for kind of you know passive activities. Rest. You know moments like that. Great.

K

And then um could you tell me a little bit more about the water feature? Please yeah.

P

I would love to that's going to be pretty exciting when we really design it in full here that the vision for that is to provide you know kind of perform, dual function there as a kind of a cooling feature.

P

You know in the summer and a warming feature in the you know in the cooler days, it'll also provide you know when the water is running a little bit of acoustic isolation with the residences to the north and also provide kind of a warm and nice backdrop to anybody who's kind of pausing in that in that space, okay,.

K

Thank you, mm-hmm.

C

John's can go up next, yeah.

D

Several questions, but just to follow up on Lisa's with that is the intent for that public space could be completely open and accessible to the public 24 hours a day or what sort of limits or controls are you thinking? That's.

P

Yep, that's a great question. This is a discussion that we had with staff about the security there. So we've talked about cameras. We've talked about you know in the future, maybe providing a gate there that might be closed and only accessible to the tenants. I, don't know if you noticed, but there's a tenant resident Lobby in the north of that courtyard, so they would be the only ones accessible to pass through that gate after the retail spaces have closed.

P

But for now we are considering cameras in that in that area to keep it safe and secure. So.

D

Are you willing to make some sort of commitment to regarding public access there or or what? How do you intend to deal with them? Well,.

P

I believe in the the application is submitted, we've provided cameras. We will provide cameras in that area.

D

But otherwise it would be fully accessible to the public at all times, correct.

P

D

I see doesn't sound like you're committing to anything, though well.

P

I think this was this was an ongoing kind of discussion. We had you know with staff as to how to exactly do that to provide that a level of security there.

O

Yeah and I think that's I'm in on that real quick, Chris I think it's hard for us, I mean I. Think we're as as the owner is having at answer your questions for us a commitment as far as access to the public.

O

The question is yes, the public will have access to that quarter, but then the question ability comes is during what times we also do have a responsibility to the resonances for security purposes in the evening in the early morning, hours and so I think you know we have to ask ourselves okay, if, let's just say for hypothetical, if those are restaurants in there and the restaurants are by code, have to close at 10:00 p.m. and everyone needs to be out of there regardless, you know. Is it really safe to have that?

O

You know gateway completely open to that courtyard to allow people to congregate in there at 12 o'clock at night two o'clock in the morning, and my answer to that would probably be not. You know, I think that there needs to be some type of security put in place to protect the rep. You know the residents that live there and to actually you know, protect the building from any type of trespassing and so I think. That's the reason why we're really trying to contemplate it's like.

O

Is there some way that that gateway closes in the evening to prevent some type of prevent vandalism and protect the residents so I think it's safe to say that it will be open during normal business hours? But the question is: is it only open it? Is it only accessible in the late evening, hours after business hours to the residents? It really comes down to security safety, concern for us and that's kind of where we're at.

D

Thank you can I need to follow up with just one question: Harmon.

C

I want to follow up on your last question. So, if you're going to change the subject.

D

Whatever same same topic, so with respect to the the square, I can imagine that, for example, a restaurant might find it very attractive to fill to fill it with tables and having sort of alfresco, dining and so on. If that were to happen, it might exclude other uses of the square.

D

Is that something you've considered? Yes,.

O

I mean we have considered, there is a possibility of their restaurant in there and that there could be restaurant tables in that courtyard. That said, you still need to have room for just casual sitting and and so forth. They anticipated design of the inside of that space is those all those glass panels lining the inside of the courtyard or actually potentially could be retractable sliding out, and so therefore, instead of giving the restaurants full access to, you know just load up the courtyard with tables which we wouldn't allow them to do. We're now.

O

Creating this indoor/outdoor space through retractable windows and through actual doors, provide that outdoor feel without necessarily having to provide additional seating. So there is a kind of a way for us to handle it. That way. Thank.

C

You so I just wanted to follow on and- and you know, ask about the the public, the the open quality of the courtyard and whether that's gonna remain question that John brought up. You know in in your your conditions of approval, you're required to build to the approved site plans, and so there were to be you know, security gates or something I'm, not sure that those wouldn't have to be some sort of a modification.

C

I would ask the question: are you prepared to leave it open and and see how it works, because one of the great things I think about some urban projects that just work so well, is that they managed to create the feeling of public space but with a respectful privacy at the same time, and we've got an example, just seven block nine blocks away on Pearl Street on the 700 block, where the Spruce confections is and where the wine shop is and they've got a courtyard that they have no way of closing off, and yet it just remains this kind of open two storey space that is open to the public.

C

You can walk along those balconies, unmolested and unstopped, and there's never been any kind of security problem that I'm aware of there. So that's a bit of background than the simple question is: are you prepared to just leave it be until you see how it works? It's.

O

Yeah I mean I in my opinion, it's our intention to leave it, be and see how it works. I. Think that said, when we're designing, you know our CD Docs I mean we definitely need to make sure to think of all possible scenarios. So if we had to say put in some clear class glass doors that you can close at the front there, so it's still you can still see through it like. How do we need to do?

O

We need to design the connections for those to make sure that if we had to do a minor mod in a request down the line that we didn't have to, you know rip up the building in order to do something like that, it's my intention and it's my hope, and we do live in a very safe place. We've all lived here for a long time, but I think you have to as a developer, think about every possible situation and be like okay. How do we plan for this?

O

If this happens, because our intention all along wasn't actually, we personally had developers, may be to our fault? We didn't think about having the potential for putting doors or anything there until staff brought it up to us. Staff was like hey. Have you guys thought about security reasons? Have you thought about having a way to lock this down and we're like? No? Actually, no. We didn't really think about that.

O

It was our intention to have it open, but now that you've brought it up, it is something that's on our radar and something that we need to think about. In case it becomes a likely possibility down the road. Okay, I think yeah.

C

M

I have a question about the internal courtyard and then I have a question about the alley. So to continue the conversation about the courtyard did. I hear you correctly that the access to the store is the only access to the stores is through the courtyard or.

P

Did I miss you nope yep? Sorry, if I, if I led you astray there, no, we have to have store access to Pearl. Street I think is part of the code. There front door yeah so that their.

M

P

Is off of yeah.

M

That's great because I was worried a bit that this be sort of this, even though it's glass, it would be sort of an impermeable length of glass and also I, may sound like Peter on with this question, but I was really concerned about it. The design guideline that requires pedestrian areas to be free of ice and and have sunshine during the winter and I was just concerned about the impact or what?

M

What is the reality for that courtyard in the months when the Sun is further to the south and the 38 storied 38 foot building is blocking sunlight coming into that courtyard sure.

P

And that's something that I think will have to be maintained. It will see a fair amount of light and you know most days, but in those darkest days you know, maybe not so I think that's you know Adam. You might want to speak to this too, but I think that would be an operation and maintenance item yeah.

O

I think I think for us I mean it's definitely something that we're considering regarding I mean I, mean we're gonna, have people there maintaining that area and making sure that it's free of you know snow and so forth year round.

O

But one of the considerations that we're taking in effect is because that's such a the thing I like about it personally, is that it shields the patrons and the public from wind and I think the nice thing about, and so, as you guys all know like, we in Boulder have these beautiful, 45 35 degree days in the winter, and you know: if it's not windy out windy outside then you know you can sit outside all day long, and so what we're trying to figure out is how can we provide additional heating, whether it's through you know some type of integrated heat system built into that lower level, to provide a more comfortable environment in the winter when you don't have the sunlight, so those are something that and I think it's important for us to take that into consideration or when we're trying to think of who is going to be that end user?

O

On the first floor you know I mean for restaurants. Putting in you know, heating elements and so forth that are built into the space goes a really long way. If it's retail, you know, maybe not so much, and so those are all things that we're taking into consideration and that will definitely have implemented before we start to build.

M

All right, thank you and then just the question about the alley. The so I realize that you all accommodated the required 15 foot setback but, as I said earlier, I am concerned about the existing housing. That's already on the alley, and you mentioned Chris that you pulled back the balconies on the third floor. A little bit, I think I heard you say that what would be the?

M

How challenging would it be to pull back the third floor by five feet just to open up the alley? A little bit more in terms of that solar, shading sure.

P

And- and we kind of think about this as a balloon- this is kind of been. You know our crux of how much retail and how much residential- and you know what we do so you know you think about it as a balloon. When, when you squeeze the top, it's got to go somewhere right, so we kind of balance that, to the best the best way, we know how right now, with the design and so that courtyard to to make it viable and and usable.

P

You know if we squeeze the top, it's got to go somewhere, so we didn't want to I, guess: squeeze the you know put that floor area. You know down to the bottom where it would negatively impact. You know such a great amenity of the of the courtyard well.

M

You have to squeeze you have to that. Balloon analogy works if you want to. If you aren't willing to give up a little bit of square footage.

P

True and that square footage is also paying you know for some of that, the niceties of the project- you know that's expensive square footage up there. So five foot over you know a hundred feet. You're talking a lot, a lot of potential money there that you could put elsewhere into the into the project.

M

Okay, I appreciate that.

C

Did I see John wanting to ask and question yeah.

D

I wanted to pursue the the question of the setback along the sides of the building and and the decision not to put any windows along the sides, meaning that the east and west sides have you had conversations with the neighbors there to see what their intentions are with respect to. You know them wanting to build 38-foot buildings on either side of your building.

O

Personally, I have had conversations with the neighbors. We already have a three-story building to our West. The folks who own the place in the corner, I, don't think, have any immediate intentions to develop. That building I think it's it's just one of those things that when you have people who have owned property in Boulder for a really long time- and you don't have any debt on it, why are you gonna, tear it down and redevelop it? It doesn't make any sense to do that.

O

So I think the only way that those buildings and some point this will happen once they sell. Someone will come in and and redevelop them and take them up. But until then I bet you, the current owners are probably going to keep it the way it is.

D

Well, yeah I mean who knows I mean what can happen, but uh you you that that thinking is what resulted in your decision a not to have a setback and B not to have windows along those walls. So I'm just trying to think understand what you can do to make them more attractive because they will be visible.

D

P

Sorry yep, if I could jump in there a little bit, there's a fire code, zero to three feet from a property line. You can't have openings. So that's it's kind of a fire issue there and kind of to address your concern, and we thought about that. Too, is more of an opportunity right. We have this East and West facade that have to remain blank.

P

So what do we do there and something that I do cover, but was in the staff memos on the east side, where there's more of a blank wall above the fullcycle, we have contacted the city arts department about doing a mural there. You might have noticed an illustration of an elk I think I put on the renderings there. So that's also a commitment that we've made to provide an opportunity for a local artist to come in. You know and share share some artwork for that for the neighborhood as as yet another community benefit.

C

Any other questions I see, Peters hands up, Lisa looks like she's leaning in so let's go Peter first event: Lisa could.

L

You touch on that again, please, the commitment to the blank walls.

P

Sure so in our application, part of our submittal- we are talking to the Chris I- can never remember his name. It was so long ago, Sloane. You might be able to help me out there, but the boulder arts department, I've talked to a few.

K

P

An ski that's right, yeah, I'm,.

L

Really interested in hard commitments that you're willing to make today not save you time.

P

No, that's an art! That's an hour. Submittal. Okay,.

L

So it will not be in no way shape or form. Will there be a ugly blank walls, I'm sure the art will be controversial and many people won't like it. But are you saying that in no way well there will be ugly blank walls well.

P

I'm not gonna, commit to myself going up there and drawing something, but if you know we're kind of leaving it up to the arts department, you know if they for some reason want to drop. You know, drop that opportunity. I can't guarantee. You know there will be art there, but we that's a commitment that we made to pursue. Do not need.

L

Them to do it, do you you can Commission artists, the applicant can correct I.

P

Believe it has to go through a review process Sloane, and is this is kind of I think why we're taking that step to talk to mr. Suzanne ski yeah.

F

I mean I, think I think Peters right, it's art and we don't regulate art. So if you wanted to Commission someone on your own, that would be fine. I think we had recommended that you reach out to arts just to see if there was any grants or initiatives going on I'm.

L

I'm worried that you take that encouragement and you go for it and then the city doesn't follow through and then you don't do anything because you feel you have done your part and you're not required to do any further, whereas you committing to doing working the city plan. But if it fails using your own creativity to locate muralist who can provide art for these walls that will be I. Think shockingly apparent and bare to anyone on Pearl. So.

O

Peter I mean, as the property owner like I, feel comfortable coming out and saying that we will there will be art on those walls. Thank.

L

O

It's gonna happen: yeah.

L

It's a it's a great opportunity: yeah.

O

I mean: why would I not do it? I, don't want to look at that wall no.

L

An artist love to to be artists, so I.

O

Don't know what it's gonna be, but there will be something on that wall. Oh.

L

I'm not about to say what it should be as long as there's something my.

O

Wife will have a say in that one yeah.

C

Great okay, Peter yep cool.

K

So I'm just learn to quickly touch on parking, so I think it was 13 standard, tight spaces. One compact we already talked on the about the Auto elevator and then it's also in cages and in the bed- and you mentioned the NPP to the north, so I guess I was just curious. You know. Do you first see some of these units having more than one car and if so, do you imagine that they and forgive me, I'm totally forgetting and should remember, but do you picture them trying to get a permit under the NPP?

K

Do you picture them looking for long-term parking in 15th and Pearl I'm, just thinking about that street parking on there and and hopefully not ever we'll, have a car have two cars. But how do you see managing that if we do have units that are that are dealing with that.

P

Well, we do provide two spaces, even though they're not technically counted per code, but there are for tandem spaces, so we're actually providing 18 and with the robust TDM plan that we've put in place, I, don't anticipate that being a problem.

K

And maybe that's also a staff question and we might I might be something to pitch to parking I'm, not sure, but Sloane can they can even get into the MPP if they're in there or would they be looking at long term overnight parking in 15th and Pearl? Do you know my.

F

Understanding is that they could apply for a permit as part of the neighborhood parking program. I, don't know about the garages, I don't know if Charles knows.

J

Yeah least I'll have to look let's.

C

Give Charles a minute and we can I did anybody else, have their hand up before I go back to John, nothing from you, David, okay, John yeah,.

D

Just to follow up on the parking question you intend to have unbundled parking and apartments, that is to say charging separate rent for a parking space then and from you know, separately from the apartments.

O

The the parking for the apartments will there will be a fee to have a parking spot for the apartment residences. So.

D

Someone could imagine that one apartment might want three spaces and another apartment might not want any.

O

We're only going to allow one space per apartment and we're allocating two spaces for the third or each third storey unit. But.

D

It but it will be unbundled in the sense that there's a separate fee charge for a parking space. Yes,.

O

But we're not going to permit one person in one apartment to pay for three spots: that's not going to be committed.

D

Okay, well, thank you any.

C

Other questions all right great, thank you to Planning Board in the applicant for that colloquy I'm, gonna turn it over to Sloan, I'm, sorry, I'm, gonna turn over to Jean Gatz, our moderator and Jean. If you can handle the public comment portion of this public hearing each member, the public who wants to speak to this item will get three minutes.

C

B

Correct thanks Carmen, so for folks, just as a reminder, because I think some folks have come onto the meeting come into the meeting after original instructions before we don't have a registration for open and public comment for this item. But you can indicate that you would like to participate by the raised hand. Function the raised hand. Function is in the participant box, and I will also have to ask for folks that want to speak.

B

If, if you haven't already, we need to have your full name displayed before I can unmute you you'll have three minutes: Cindy will display the timer and if I can just ask for folks to out of fairness to everybody, please please pay attention to that timer and keep your comments efficient.

B

H

D

See the David and watch good yeah.

E

Could I just jump in and say that um we I don't know just in case some planning board members didn't notice, we were sent and all correspondences PDF on the website that has a couple of presentations that the public who's gonna, be speaking to us, sent in advance and those aren't allowed to be shown during the meeting. But if planning board members want to bring those up, it might be nice to look at what that. Well, the public member is speaking.

B

Okay, all right, so our first I've seen the first race hand is Ray Wrigley right. You can go ahead and unmute and and address the board, go ahead. Hello.

H

I'll just quickly mention that the participant Laurie hunter has mentioned. She can't raise hands so I'll. Leave that to you to consider okay, I'd like to address the concept of the interface zone in which this development sits. This feature of downtown's called out in the urban design guidelines and it urges that new development in this zone transition with sensitivity to the adjacent residential use as planned. This building's Northside is an unbroken wall. 100 feet wide 38 feet tall, just 15 feet off the alley.

H

The practical reality is that the alley residents will lose significant sunlight with total loss of warning Sun for most of the year for the South windows of 1722 and 1728 spruce in the weeks around the solstice. Even at noon, the second-floor windows of the resident adjacent to the north will be 90 percent shaded. This alley is icy and winter. As designed, the shadow of the building will cover the alley completely from September 30th, until March 13th increasing the setback to 30 feet will add 52 days of sunlight to the alley floor in winter months.

H

Next, the current plan only allows a 50-foot long strip for all garage access and standing traffic behind the buildings. One large vehicle blocks this alley. Chris Russell mentioned the cueing analysis. This analysis neglects the fact that there will be 14 new units all needing to be served by Amazon UPS FEDEX US Postal Domino's, all of whom will likely choose the alley over double parking on Pearl Street, add friends of the residents stopping by and the occasional rubra pickup, and you have an ally that will be oversubscribed.

H

A 30 foot setback would allow 1737 pearl to have the benefits that 1637 pearl enjoys with its ample room for short-term parking. The 3d renderings of this property show it's significantly bulkier than Jason Searle streets structures. Pardon me by pushing the size to the limit. The applicants have induced the need for a car elevator, because there isn't enough room for a ramp. I suggest this building has room to shrink by 15 feet in the north/south dimension. Consider that the front condominiums on the third floor each have 500 more square feet than my adjacent four-bedroom house.

H

This building pushes a size limit in every dimension and has three stories or two are preferred by development standards. What the design lacks is compromise with its surroundings. This is a case where less could be more in the same building. Nudged back 10 or 15 feet on top of the minimum setback would better respect the intent of the interface zone and would be a better long-term, long-term addition to downtown. Thank you.

B

Thank you, okay, we do see Laurie hunters hand, so next up is Laurie hunter and then lens seagull and then Zak and I'm, not seeing the last name just right now, so just to queue up so Laurie. You can go ahead.

B

Or you can go ahead and unmute okay,.

Q

So, with my time, I'd like to build on Ray's points about the transition zone and I want to thank those of you. Who've really asked great questions about this. I felt like this zone has really meant nothing through this process. It makes me sad not just for myself, but for the city, the developers and and snap keep talking about how the building supports and respects the neighborhood, and they have made minor adjustments, but there are really really really important concerns that remain about noise, exhaust, commercial access and shadows.

Q

Please don't be swayed by these minor adjustments when these really big questions remain. John also noted the precedent-setting nature of this. The building's neighbors will develop and asking this project to be really responsive to the neighborhood in this zone will better ensure that those future developments will. If we let this go now, the whole block is gone and others in similar situations across the city are gone. So a central requirement of this zone is to discourage adverse impacts from noise, night lighting and commercial service areas on adjacent neighborhoods.

Q

The only mention about adjustments in the document is to require after-hours deliveries in the alley. It's hard to imagine how that's really sort of discouraging adverse impacts. I also want to say, I, think the packet is knit a disingenuous. They show pictures of adjacent neighborhoods, but their neighbors, but they're, not the actual alley. Neighbors in the PowerPoint I sent you, you can see the Stars which are the actual alley, neighbors and then I thought.

Q

Well, maybe they don't think there's adverse impacts, but in the document itself they said that they designed the residential units on the second and third floors to separate them from noise and exhaust they're worried about separating their residential units from noise and exhaust. But we've never heard that never heard that as related to the neighbors I also want to bring in parking. Thank you, Lisa, for bringing this up. I actually haven't thought about this till now, but I didn't think they'd be eligible for the MPP, but they on were squeezed to the limit.

Q

I already sometimes bought Park two blocks from home. This would represent a hundred and fifty percent increase in those trying to squeeze on our block for parking, and that's especially gonna, be the case. Like John, you said you notice, they're gonna charge a fee for parking at the apartments you can get an in PP permit for like 20 bucks a year, who's gonna pay a fee for an elevator that goes up down up down when you can buy an MPP for 20 dollars a year would be a nightmare for those of us living next floor.

Q

So I don't know how my time is doing I'm not watching I have 33 seconds. Let me also say that another consideration is design sensitivity. Please have a look at the PowerPoint. If you, you know the title 9 building it is responsive. It is responsive in scale and design in mass to the neighborhood. This building is just simply not. Please don't be swayed again by minor adjustments that they've done to respond respond quote-unquote to the neighbors. There is a lot more work to be done to really respect the fact that this is a transitional zone.

Q

G

Whimsical, can you hear me, okay, is the audio patching through okay.

G

K

G

Sub Lin, we can hear you, okay, yeah I. Don't see any reason that this project should be three stories: that's not allowed and the city shouldn't be allowing it. We have an affordable housing crisis. Audio team is on the list of people. Here would better Boulder. They want more density. Well, they want more density of these high-end places like this, because this is driving up the cost of housing in Boulder and increasing dynamically. The demand for lower end housing for affordable housing.

G

So when you bring the thing to two stories, you can set back the second story, and you can also avoid the car elevator, which is another expense that drives up the cost of housing. Once again, all these high-end elements drive up the cost of land and the cost of housing in Boulder, and then the Planning Board scrambles around to accommodate all of the people that can afford to be here, and that includes my favorite store top hat wears top hat. Is there space for top hat on the body? Chris?

G

Are you gonna put top hat back in there, because I like that store I? Put my little green squidgy things that I clean my dishes with there and um the the charm of Boulder is gone. You know, Harmon, are you gonna put the integral center in one of these businesses? On the bottom floor, are you gonna put Richard Freeman yoga from 21st and pearl? What happened to you know? You're gonna have another high-end restaurant on the bottom and we can't even have restaurants anyway and in the winter.

G

All these restaurants are gonna have to be closed, because you can't have a picnic table out when there's two feet of snow or it's ten degrees face up. We've got issues with a virus. You know the high end. People are just driving the Gini index further and further apart. um Let's see what my notes.

G

The elevator for the cars can have the ramp if you're doing two storeys, that's a an energy expense. No one brought that up here, we're paying electric bills for cars to be elevated up and down to save space. No, um this is just driving up the expense. All those people that are renting a car space are gonna, be paying through the nose to have their car space and their elevator.

G

Let's see as far as the public space in the center, you can probably increase that when you've got two levels and that public space, if it's going to be used up with dining well I can't afford to dine out I I live in Boulder. You know, I have to pay my property tax. That's going up all the time from these high-end developments, cut it down to stories.

G

C

Hey Jane, are you there.

C

We may have lost Jean Cindy. Do you know if we have any other public numbers about.

B

That I had I'm sorry about that. Next up we have Zac's elder and then crystal gray Zac. You can go ahead.

R

Can you hear me okay, yes,.

B

We can okay.

R

Thanks I'm a Whittier resident, my wife and I live two blocks away from the site with our two young kids. We walked on the uppers every evening. I wanted to first compliment the development and the design team, I think they've done a great job, both aesthetically with the building and also functionally with the building. I.

R

Think the center courtyard is an excellent design feature and a really welcome addition to East pearl similar to what we see at seventh and Pearl, with spruce, confections I think it's you know, potentially gonna create a very nice base to gather outside there the third floor. It looks like it's been set back pretty well from the street and is not nearly as visible from the street and I. Think. That's a that's a very nice feature.

R

You know, I think that we've seen on East Pearl, the majority of recent development has been strictly residential and not necessarily a lot of mixed-use. We heard we hear the term mixed use a lot, but we don't really see it on on East, Pearl and I.

R

Think that what this building will offer is, you know, excellent space for for restaurants, great space to gather in a really nice timeless addition to the neighborhood, so I just wanted to compliment the the team who put this together and and I think it'd be a welcome addition to East Pearl into the Whittier neighborhood.

R

That's all thank you for having me and thanks.

B

Thank You Zach um next up is crystal gray, I.

C

Have to say crystal this is your first time met in front of planning boards, since you went off the board of welcome back.

S

Thank is you harmony? Can you hear me.

N

S

Great okay, yeah I'm back after a year off not being able to address the board, so I live within 600 feet of the project and receive notice of the project. It's unfortunate that notice. This only sent a property owner surrenders in the residential zone as well as reducing the commercial zone receives no. No yes, I know you're. Aware of this. Please advocate to changing this.

S

I must also say it seems inequitable and an applicant make to make a pre-loaded visual application, but a resident cannot I am in support of mixed use at this site, including residential. This block on Pearl has no residential it'd, be an asset, as was the retail I love living a block from East pearl and do much my shopping eating drinking in the area and I hope they attract good retail and I welcome new neighbors.

S

So the biggest issue with this project or the modifications have been requested, including the third third storey step back from Pearl the setback of 15 feet to zero on the third level and two stories instead of three or three stories. Instead of two which drive the Manson scale and impact properties to the north, these modifications create incompatibilities with the interface guidelines, as well as lack of medium side, review criteria, 9 2, 14, f, I, or one that addresses building height mass scale, etc.

S

The large heating and cooling equipment at additional height and do not meet 9 214 as 11 or x1, which sets buildings, minimize or mitigate energy, use, support on-site renewable energy generation in our energy management systems, we're in a climate crisis. Let's take action on this for every site review. Here's!

S

What I would do I grant the requested setback reduction in the front, but transfer it to the back and reconned reduce the third floor by five feet: make it smaller, I transfer the requested setback of the interior side effects from 15 feet to zero same thing transferred to the back. So you can see what I'm doing I'm trying to reduce the impact to the neighbors across the alley. The heating and cooling equipment should not be on the roof.

S

It should be replaced by PV if by previous reference or transferred to the ground, like the project in the 1600 block of Perl. And finally, if you only allow two storeys problems will be lessened. The design would be better with more compatible materials. What exists on East Pearl. Yes, these pearl has character, but I'm not sure it is Mike Spector stucco, and you should also recommend that the city manager not allow the applicant to buy out of the second 10 percent of inclusionary housing requirement.

S

You know very well that Planning Board cannot mandate date this, but you can add this to an emotion. It's just a suggestion to the manager and no one should be excluded from living downtown in affordable housing. Finally, they interface zone in d2 zones were a result of the downtown Alliance, which was the community process and the 80s that led to the downtown sounds 1 through 5. It was highly negotiated on where density should be and how zones a budding neighborhood should be treated. So good luck, I hope, I was under three minutes.

B

Almost thank you Thank You, crystal okay. Is there anyone else who would like to address the board about this item I'm, seeing no more raised hands just as a reminder, the race you can raise hands from the participant box which can be found on the menu by hovering over the top or the bottom of your screen and on the participant icon. When the box opens, you can see the raised hand button at the bottom Gina.

C

I'm, seeing a David Foster with his hand up okay,.

B

Yep we've got one more all right, all right, David.

M

B

B

There we go David go ahead, alright.

N

Thank you I'll, be brief, but appreciate the time I'll just echo a couple of comments that have been made about the interface zone and specifically, there was a comment that Sloane had made to start with the guidelines where there's a required special sensitivity to the adjacent residential area and I. Think that's that's my main question as a resident across the alley from this proposed development is what what evidence of special sensitivity is there in this proposed development.

N

I think the exchange between Sarah and Chris, with the balloon analogy, was indicative, where all of the modifications are geared toward increasing the square footage for the benefit of the development, with an eye toward economics and given its location in the interface zone and and what Sloane said to start I would just encourage the board to recognize the fact that there is an impact on the adjacent homes here in the community and that it's important to consider that as this projects evaluated. So thank you.

B

Thank you, David, okay, see no other raised hands. Harmon I'll turn it back to you and.

J

Herman, if I could provide some clarity on some of the discussion about parking that we've been having. Please.

C

Thanks Charles, though,.

J

We don't currently offer any project products specifically for downtown residents for overnight parking in our garages. I wanted to clarify that and I want to make sure that I understood the question about the NTP, so this particular property is not located within the Whittier NPP. So our resident of this building wouldn't be eligible to apply to park in the Whittier NPP. So I just wanted to make sure that both of those were clear. Okay,.

C

Thank you very much for that clarification. That's really important to correct that all right! Well, this is the the portion of meeting where Planning Board deliberates after hearing all the presentations in the public comment, but it's also no.3 and everybody's been sitting in their chairs for over two hours, so I'm going to call a break till 8:10, we'll be back in seven minutes.

C

Yeah, it's 8:10, you know reconvene the meeting of the Planning Board and we'll we'll go straight to planning board comment and deliberation on the first key issue, which is: does the project meet the applicable site review criteria in the section 9 to 14 H of the boulder Revised Code I'll take hands Peter I.

L

Would just like to make sure the solar shadow and design components are thoroughly walkthrough tech Docs? Now more than ever, if we really have short staffing situations, this is a to be a significant development for Pearl, Street I. Think a positive one. I'd lament the situation for the folks who live behind Pearl Street, but did you live behind Pearl Street? That was always the case, so I'm, but I want to make sure that the everything is done to conform to what's required.

C

Yeah Peter I I want to direct you and everyone else to the conditions of approval and condition. One is the applicant shall ensure that the development should be in compliance with all plans prepared by the applicant. That goes on and condition. Number two H is a detailed shadow analysis to ensure compliance with the city, solar access requirements, so if they don't, if they submit plans that are not in compliance with what we've seen or failed to show, the shadow analysis is in compliance with solar access requirements and they won't be approved at Tech Talk.

C

M

Question is: does the project meet the applicable site, review criteria and I would actually argue that it does not, and that is not meant to be a I think it's actually a quite an interesting development but I the mass and this, the mass and the height I think do do not ultimately meet the site criterion.

M

I will reference a 9-2, 14, H, f, Roman, numeral, small one on building design, the building height mass scale orientation are compatible with the existing character of the area or the character established by adopted design guidelines or plans for the area. Since the use table is very clear, d2 has a maximum number of storeys of two, and this is three stories and those that third story does create a real problem for it's, not just people who live on the other side of the alley.

M

There are homes on the alley that will be directly impacted by this third floor and I have quite some concerns. I am very concerned about that and I think there's a solution, but we'll get to that later.

M

I'm also concerned about the solar access, the violation or that it doesn't meet the Land Use Code, section 9 917 D 1 B, which is about solar access. Specifically no person shall erect an object or structure on any other lot. That would shade a protected lot in solar access area to a greater degree than the lot would be shaded by a solar fence, 25 feet in height between solanine, on a clear winter solstice day so from I'm also concerned.

M

I also think it doesn't meet the site criteria, site review criteria, 9 2, 14, H, f, Roman, numeral, 11, building, design, livability and relationship to existing or proposed surrounding area. Buildings should minimize or mitigate energy use and support on-site, renewable energy generation or energy management systems and I didn't get any sense from the proposal that there was any minimizing or mitigating of energy use on the site. So those are my three concerns specific to the site. Criteria and I will have concerns than key issue number two as well. Okay,.

C

M

C

D

I think Sarah did a beautiful job of getting into the chapter and verse of the details of her concerns. My primary concern is that I think this is a reasonable project. The long pearl but I think that the impact in the alley and to the north is on the residential neighborhood is unacceptable. So I don't think that the requirement to to deal with adverse impacts from shade and poor building design have been met in on the Northern Exposure.

D

C

E

Well, I will try to address some of those concerns that John you and Sarah, both both expressed and then, of course, in the second key issue, will probably have a very in-depth discussion on the interface areas, so I'm sure we're trying to say that the key issue number two. So when I go through the the the site review criteria, I I'm, looking at it through the lens of business, Pearl Street, it is right in the center of Boulder and thing.

E

There's things that are built along the alleyway are in the you know, they're in the the backs of the properties that face on on to spruce and so I I want to look at it through that lens and really look at exactly what the criteria say. So then, going through I'll just start with them.

E

They just go through a very high level through the criteria with the bowler belly comp plan when I look at regional business I do think that the description of the regional business land use that this matches it quite well for for the for that land use its and and the the nice thing about it, too, is that it also brings in the house.

E

So when I think about the impact on surrounding areas, you know you know that are near this regional business. I. Think of the housing is kind of moderating some of that by creating some nice human life in that area. So I'm but yeah I thought that from a BBC P standpoint it was fine from site design, I love the courtyard there's open space considerations done.

E

There is green green planned for the setbacks in both the front and the back. So that's I think that's gonna help and some landscaping circulation I'm glad we got that that clarification on the MPP I think that is, you know. It is important that a lot of thought went into accessing that elevator a little bit uncharted territory for this type of look and size of the development.

E

But it's interesting because of course it pulls the cars off the street and and and gets them kind of out of the way and not not necessarily competing with the neighbors. So from that standpoint, I think it's it's it's nice that that was done so parking so yeah that that covers parking and livability in relationship to the existing proposed surrounding area. Again.

E

I think we need to talk about that in this sort of transition zone area, so that so, let's go ahead and do that, but in general I only ni g management concerns that sarah brada. I wonder if you know I guess we didn't hear an awful lot about the standards to which this is going to be built.

E

What level of energy efficiency and whether we're going to whether there are opportunities for solar and things like that might be worth discussing that a little bit I, don't know that a elevator is going to be an enormous amount of energy usage. There was a huge amount of technical information provided to us about that elevator, so I could probably go in and find the wattage of that, but yeah they might might be a little bit of a discussion on that.

E

Let me see, but I do think that in general this is an area for mixed use. It's an area to take advantage of it's running on Pearl Street, and so there is a trade-off between being able to just have zero impact on residential neighborhoods nearby versus what is appropriate for this particular block and I I do think it's a it's quite a beautiful design.

C

Leave it at there thanks for those comments, David Lisa.

K

Yeah, so thank you so much Charles and others for the clarification on the parking. I think that there's always kind of externalities parking. So it's good to know what is allowed and what it's not I appreciate that too. Second one, some other folks have said I like the site design I'm, not as troubled by the third story, especially with that kind of layer, cake setback, I think that's a really elegant solution. At the same time, I am there's no way that it's going to not affect neighbors across the alley, I sort of wish.

K

We had more of a setback on that side too, on the third store and the third story I'm not as much about getting it down to two stories necessarily, but there might be a way to do that. That might create a little less impact.

K

Although I appreciate that cuts into the value of the space and the size of the units, I also would love to see, and perhaps something that has been considered, but on that big flat roof I wish there were solar panels and I realize you know we have to take all that into consideration, but I think that's a selling feature I mean I, think that's exciting and I'd love to see more of that integrated and looking over my notes. I also really appreciated all the trees. The bike racks on the street side, I thought were nice.

K

The you design, love the courtyard I like the idea of trying to keep it open and then, if there are major issues we can deal with it, then if there's a way to do that, and then I also really appreciate that it has that mix juice and retail, especially on the Pearl Street side. And it's not just you know a block that people you know can't get into that building. So that's my feedback.

C

Yeah thanks for those comments, Lisa who's. Next anybody have any other comments. Not everybody has to comment. If you don't want okay, seeing that on out David, you want to say something again: Peter.

E

I can go after you, I had two things: I was I forgot to bring out under key issue.

C

Okay, that's fine, I'm gonna, go to Peter and then I'm gonna call him myself and then I'll go to you my figure. The.

L

Project will be required to meet the 2020 city of Boulder Energy Conservation code, which, as we know, is 20% more efficient than the national code. Someone had asked what it would fall under, so I wanted to clarify that. That's.

J

Correct Peter will need to meet the IECC plus and.

L

One last thing in was a meeting at wrong. Regional Business is the most intense of the business categories for BB, CP density and intensity, which is something David had said. Someone had mentioned had mentioned questions before.

C

I saw jeans hand and since jeans, the BBC peas are czarina, speak to that different.

B

Different ask: it's long had asked me to put up the King issues, slides and I'm happy to do that. If that would be helpful for the board.

C

Okay, that's fine, okay, we're, okay! Without him. Alright,.

I

C

The reason why is because I like to it's easier, if we can all see- and we have there only two t issues so unless there's some additional information besides the I think we've all got them in mind. Okay,.

B

Just let me know I'm happy to pull that pull any of those slides up. Okay,.

C

Great alrighty, thank you I'm just gonna, say I agreed with so much of what I from other planning board members I, like the the analysis that David went through and I'm, not going to repeat it as well as Lee, says, I. Think it's it's important to note that this is a buy right.

C

38 foot zone and reducing the the building from a three-story building to a two-story building might have no impact whatsoever on the the actual Balkan mass of the building could still come in by right at two storeys of 38 feet and I sympathise with neighbors across the alleyway I'm satisfied with the way that the building is articulated on the north side, as well as the adherence to the 15 foot setback. As far as the solar issue that was brought up.

C

If it fails to meet the solar fence requirements, it can't be approved at the way that it's been proposed. It doesn't encroach on the solar fence and so I, don't know how we can apply a standard that is, is not written in the code when there's one that is written in the code that the application needs and finally, with the issue of minimization of energies. If we do get to a point where we're recommending approval.

C

Sorry, where we're voting to approve this, this item, I would certainly be interested in having an additional condition requiring at least the wiring for first PV panels on the roof to meet that that site, review criteria, David.

E

Yes, so um when Lisa mentioned wedding, cakes I just had to I realize that I forgot to mention that that is a great concept for reducing the kind of visual height perception, but sometimes it can also create kind of not so pleasant overall designs and I.

E

Think in this case it's really beautiful and one of the reasons that it is beautiful is that the side offset beside setbacks were not done, because I think that that would act make it look kind of weird in the middle of the block and then it would really look like a wedding cake, whereas this way it's kind of terraced back and so I'm, actually I actually forgot to mention when I was talking earlier.

E

That I think the side off the side, setbacks being waved are actually results in a better design and then finally, I was just gonna mention with I. Don't know if anybody on the board and stop more about crystals comment on inclusionary housing. When we get, let me get cash in lieu. It does a lot to help our affordable housing program in Boulder. So I tend to just kind of realize that those those mechanisms have been put in place to the best of our ability. It's always nice.

E

When we see on-site, affordable, I, wasn't sure what was meant by the additional ten percent. I know that the you know, if you read through things that that the amount the incentives can change based on the size of the project, but I thought that, with this being over eight units that it's a clearly in the 25 percent, inclusionary housing fee or 25 percent homicide, affordable, so I I wasn't sure. If, if I understand fully what the ten percent was I don't know. If anybody knows that or staff.

C

David, you may not get your answer to that. Color.

I

I'm gonna try to answer it and I haven't actually reviewed the standards very recently, but I think what crystal was referring to. It was at least until the last update. There was a standard in the code that said 10% of the required. Affordable housing requirement has to be provided on site, but then there's a way through a city manager rule to provide all of it off-site and it's and it's approved by staff that way and I.

I

Remember Krista Krista, asking in the past that that that not be applied in the way it's being applied and that 10% actually be required to be on-site versus the requirement being met. Alternatively,.

E

Okay, okay, thank you, and that does still exist in the in the code.

I

I'm gonna take a look: okay.

E

C

You you have I, think you have Charles Charles's seal of approval because he was gonna dive in and then he just turned off his video and audio Charles.

L

C

And he only gives it to special people, yeah.

J

No I'm gonna, look it up. Okay,.

C

Thanks Charles Sara can do you have something good so.

M

I just want to respond to something Hartmann that you said about getting rid of the third floor. That's actually not my recommendation. My recommendation and I'm gonna have to figure out with hellas help how to propose it is to request a setback on that northern end. On the third floor. Okay, I, don't have a problem with it being three storeys I have a problem with the mass, the mass on the north end and it's I don't think it's appropriate, given the interface zone, so I just wanted to clarify, know what I was trying to say.

M

L

Join Sara in that line of inquiry for the record. If we get to it and item two.

K

I just wanted to add on do a couple things focus. It said so in addition to being wired for PDC I'd love to see, but if it works to be wiring for electric cars. So for that to be the case throughout the parking structure and then I loved. What David said about the wedding? Cakes that can be a bit of a figurative, so I should have said elegant, modern way, it's very pretty from the pro Street side and then and then just off of crystals comment.

K

Thank you for that from the public and then David I I'm, not necessarily I, don't know they think it's a good matter, of course to for me to try to oppose a specific development because they're not putting.