May 8, 2024 — Design Advisory Board Regular Meeting

Transcript

Captions from City of Boulder YouTube recording.

[0:00] Good. Thank you. And I will share my screen. Great! Thank you all for joining oh, wrong slide the city has engaged with community members to co-create a vision for productive, meaningful, and inclusive civic conversations. This vision supports physical and emotional safety for community members, staff and board and commission members as well as democracy. For people of all ages, identities lived experiences and political perspectives. For more information about this vision and the community engagement processes, you can visit our website. The following are examples of rules of decorum found in the Boulder revised Code and other guidelines that support the this vision these will be upheld. During this meeting all remarks and testimony shall be limited to matters related to city business. No participant shall make threats or use other forms of intimidation against any person. Obscenity, racial epithets, and other speech and behavior that disrupts or otherwise impedes the ability to conduct the meeting are prohibited

[1:11] participants are required to identify themselves, using the name they are commonly known by, and individuals must display their whole name before being allowed to speak online. We are only virtual right now. So we'll open it up for public participation here shortly. And if anybody would like to speak, you have 3 min, and you can do that by raising your hand on Zoom, I will call on you in the order that I see hands raised. I don't think I see anybody on the phone. So we'll skip that just a quick. Oh, I'm sorry. Just a quick little reminder. In Zoom Meeting. You can also raise your hand using the reactions button. and I'll turn it back over.

[2:01] Okay. Thank you. Yeah. So the next item on the agenda is the minutes from the previous Dab Board meeting, and there are no minutes to approve this month. So we're we're holding off on those until next month. so we'll move on to public participation. And Amanda says there's nobody nobody here. I'm sorry. Participation for general, not related. Yeah. Project. I'm sorry there was nobody here on the phone, so I kind of skipped over that part. But if anybody that is attending right now would like to S to talk about anything other than the item on the agenda today. Now's your chance to raise your hand. Okay. Give them just a moment, but I don't see any hands raised. Okay? Alright. So the next item on the agenda is the

[3:01] is the discussion item for the project review and the project review this evening is 1155 Alpine Avenue. There's 2 buildings. and before we start I need to ask if any Dev members need to make any disclosures for potential conflicts of interest. Anybody need to raise that concern. Okay? Good. So then, The next item on the project review is the overview brief, overview by the staff, and then a 15 min summary by the applicant. So is the applicant, Anya. It. Adam is part of the applicant team, but I think they maybe wanted someone from Cgf to do the presentation. And I'll start adding them now.

[4:01] Yeah, that's that's right. And Michelle Crane, deputy director of facilities. Looks like she's an attendee she may have some opening remarks, if she could be promoted to a panelist, there. Is the architect available. Yeah. The the full team is also standing up. Okay. great. So why? Why don't we start with with someone from the applicant's team sort of introducing themselves and their teammates before we get into this brief summary. We still have the staff introduction. Todd. The staff for. City staff introduces the project. Okay. To do some background around it. Let's start there, then. So the staff members who are involved in the project. Okay, I'm gonna

[5:01] share my screen. You're seeing presentation deal. Yes. Okay? So I'll just briefly go over the project where it is in the process and then provide a bit of context and background. As requested by some board members during the agenda meeting. so the project before you today is 1155 Alpine Avenue. It's in for Site Review. This is the city of Boulder Western City campus this is part of the broader implementation of the Alpine balsam area plan. The site encompasses the former Boulder community hospital pavilion building and parking garage.

[6:01] And this is one of 4 development review applications that are currently under review for redevelopment of oh, Charles just told me, I'm in notes view. Okay, hold on. There we go. one of 4 development review applications that are under review for redevelopment of the Boulder Community hospital site. The other buildings under review are all subject to form based code. This project is subject to site review with form based code overlay. The project includes 2 buildings. the Pavilion Building and the parking garage. The Pavilion Building is proposed to be a governmental facility and office building. Housing the new city offices. The building size is roughly 117,000 square feet, which is 4 stories above grade in a basement level. There's a public plaza planned on the north side of the building, and a Paseo that runs from Broadway to North Boulder Park, East West through the site.

[7:06] The as I mentioned in building a subject, a site review with form based code overlay. The existing parking structure is a total of 6 stories, with 426 parking spaces, and 119,000 square feet. 6 stories doesn't seem right. Believe it's 3 stories now, and it's proposed to be 4 with an underground this, the parking garage is intended to provide shared parking for the entire development. So both the office uses and the residential uses. this slide just shows the overall site plan of the Boulder Community hospital site. So the buildings that are shaded in gray are the ones that we are. Well, the 2 of the 3, not the building mark number 7 is not included in the review today. But the other 2 buildings that are shaded in gray are what we are looking at today. And then you can see the outlines of the other residential and mixed use buildings proposed on the remainder of the site

[8:00] you can see Eleventh Street, which is proposed to connect Through the site north, south, and then, as mentioned before, which isn't really shown very well. On this is there will be a paseo that runs to the north of the Pavilion building and crosses to North Boulder Park. So just some context, using some renderings. These are the other buildings in the project that are subject to form based code review, and which are all kind of nearing completion in terms of development review. They're gearing up to go to planning board sometime this summer. So this is a view looking east along Balsam Avenue that includes buildings A, B and C Buildings A and B are entirely residential buildings. C is proposed to be mixed. Use that would be on the corner of Balsam and Broadway. This is another rendering just showing kind of the entire development. Propose, Bill out. I'm looking east again along balsam and kind of showing the flood improvements along balsam there.

[9:05] You can see here the boulder. The Pavilion building is just a massive model, and is not shown with any architectural detail, but that's roughly the size. This is a view looking south along 11 Street, the new 11 street connection that includes buildings B and C, and then the massing model of the pavilion there. So this is kind of what it would look like if you were coming down Eleventh from Balsam. This is a view looking east along Alpine Avenue that includes building D and the Pavilion Building again, just shown as a masking model, but for scale. And then this is just an aerial view of the entire project. Looking south. I'm showing the general site layout. Again. The dark gray building is the port building which we're discussing today in the park garage, south across Alpine there. and that's really it. For my presentation. I just wanted to show some general context project.

[10:05] Okay. thanks. Chandler. Okay. So the applicant has about has about 15 min, and when we're sort of constraining you on time. But we'd like to get kind of an overview summary of the of the project and But I'd like also like, for who who's ever gonna make that presentation to introduce your Team members who are here with you. Certainly. Justin Brooks from Zgf. Architects here, representing Zgf. Architects on behalf of the design team. I do want to ask Michelle or Adam. If you did have any opening statements or or comments you wanted to make for, I introduce this of my team, that I am able to see online.

[11:01] Thanks, Justin. This is Michelle Crane, deputy Director of Facility Fleet, and I'll be very brief, but we are very excited to bring the project forward to you today for some review and and feedback. This has been a project many, many years in the planning phases. As we look to really address a lot of infrastructure needs in our city buildings. To meet our climate goals better serve our community than what we are doing today, and take good care of our assets moving forward. So we're pretty thrilled with what we've we've got to share with you. And with that I'm gonna go ahead and turn it over to Justin to present the project to you. Thanks. Excellent. I'll introduce my team at least those I can see. I apologize if I miss somebody Keegan Raleigh is an architect with Cdf. Architects on on the phone here as well. Chris Smith, architect with Cdf. Architects, Jeff Dawson, with studio architect architecture.

[12:04] out of older. He is here as well today and we may have Carol Adams as well on the phone, though I'm unable to to see if she's in attendance. I'll go ahead and share screen before I do that. Just a quick audio and video check that you're able to both hear and see me. Good great oops. If it's possible for the host to enable participant sharing for me, that would be fabulous.

[13:01] Thank you. Alright. Let's go ahead and jump in alright, just confirming. Everybody has a Powerpoint up on their screen. Just give me a quick thumbs up great, perfect! Alright! So, as Michelle said, we're really excited to be here today and I'll share a little bit about the project. Just to give sort of some approach context to how we've arrived where we are but most interested in hearing from you all. And hearing your advice and thoughts. So as Chandler introduced, we're here to share our work on the Western boulder. Western City campus and Chandler did a great job of of introducing the sort of whole campus context, including the housing projects, and, as indicated at the North. Here, just south of Awesome and north of Alpine. Today, my team and I are gonna focus on the pavilion and the parking garage and the Associated Site context within the dash line. Here

[14:10] the Brenton Building exists within that. However, we're not proposing any major excel changes to the printing buildings. It will not be a major part of our conversation today. by way of just sort of understanding that there are both the projects guiding principles that have led us in our design direction, that being providing connection to the community through the architecture, the site and the programming connection to workplace and a connection to nature holders, an incredible place to be to work, to live. And so we've striven to create opportunities for that engagement with the natural environment. The city's guiding pillars and principles are also in play around environmental sustainability, social responsibility and financial stewardship. as Chandler mentioned the north, half more or less. The north side of Alpine also falls under the form based code overlay.

[15:04] and at the bottom of this chart we won't go. We don't need to go through this just to say There, as as you are all very well familiar some requirements under the form based code that we are working to adhere to best we can below that. Important to note, this project is really highly driven by energy and carbon energy performance and carbon reduction so many of the design moves and strategies have been couched around making a very high performance. We're excited. Do that for the city of Boulder as a community that's really leading the charge and being responsible for climate change. Positive outcomes indicated. On the left are the 2 primary buildings we'll talk about today. The pavilion at the top of the site, with the solar panels represented on the roof and the parking garage to the south. I'll act as Mc. And take primary questions on the pavilion, and I'll ask Jeff Dawson to lean in where appropriate on the parking garage content.

[16:04] I do want to acknowledge that. We have submitted twice prior to this meeting on this project through the site review. Process. And we know that there has been ongoing design development and adjustment through those submissions. So I wanna clarify where we are in the process, the image on the screen. I'm not gonna go through all of the images submitted. We have those as backup for our discussion. but the images the image represented on the screen, the design direction indicated there was our initial application. We have taken some adjustments that we, as we had moved forward, those being primarily to detailing around windows. Representation of stone use of stone on the upper white volumes, as well as our use of solar shading primarily around the south and east corner. Here primary in the view and some reduction of the visual impact of Pv panels. the second submission started to indicate that reduction of the visual impact of those Pd panels, but also begins to show ideas around a scrimming or screening system that creates both visual privacy for staff workspaces in the upper volume of the building at this corner.

[17:14] while creating really important solar shading for this class edge I'll get into in just a moment. Why, this corner is very important to us, and expressed in a certain unique and and potentially iconic way. We feel like we've done a lot of work in the last weeks and months. As we've gone through those submissions. So the images you're going to see today are the latest and I think, most representational of where we are at in the design, including the development and representation of the materials within making up the building form. I'll just step back from that for one moment. And I saw that this is in the package that you were delivered. But we did come at this from a a really important point, that the Pavilion building on the current site, the the hospital Offices Pavilion building is to remain. And and the charge here was to adapt that building into something that can be really powerful and expressive

[18:09] as a piece of architecture, but also create some really good civic spaces and maintain a really low impact on this building's carbon impact as it's put together, both embodied and operational. We explored a range of options for expanding the building. Ultimately we sort of settled on a combination of all 3 of these, including some vertical expansion, horizontal expansion and infill around the courtyard area so represented here is that we have expanded vertically a single floor worth noting that the existing Pavilion building just lets us in under the zoning code limitations on building height. So there is a little bit of compression on that upper floor. But we do get in under those limits. We also took some expansion towards the West in plan. and then there are 2 sort of civic or interactive moments at the 2 major civic corners of the building. At least those that we think are the major big corners of the building, those being intersection of the Alpine and Broadway to the right of the screen. Here in yellow, and the presence on the newly created courtyard within the campus itself, on the left.

[19:21] the state of that design is started to develop in something that has a, I think, a really interesting integration with landscape forms, building forms, and tries to create a campus frontage along Broadway as well as a gateway moment. quickly just acknowledging that we do have the pleasure of using the pavilion building, but also the challenges of the Florida floor heights and existing structural and really importantly, grade limitations. The relationship of grade to first floor of that building grade is significantly lower at the entry point. That we are adapting that existing structure with the use of cross, laminated timber or other mass timber elements to again reduce that carbon impact.

[20:04] Those 2 buildings seen here in their current state. Essentially major renovations here, both being rescinded and in the case of billions significantly restructured the material palette tries to pull from both regional and locally inspired motifs. The use of stone in compliance with form based code for the major building volumes, secondary materials in the form of metal accent panels, appropriate metal in the case of the sunscreens and really, sort of grounding rusticated stone elements in the landscape. So I mentioned, performance is critically important. That's not just in the envelope. It's also in the building systems. It's in the native and adaptive landscaping, the use of stormwater. So it is a guiding and driving principle. Here in this section you can see the public space of the building is intended to connect from north to south, from Alpine to the Paseo, through the building's internal public spaces.

[21:04] in plan that starts to sort of shape up in a format of a building in L. Form 2 volumes, left and right, with these primary sort of interaction pieces at the Alpine Broadway corner, as well as on the the pose on Plaza the piece on the Paseo and Plaza is a is a multi use space so flexible, convening and conferencing space. Connected to a terrace on the right bottom side of the image is a 2 story space housing public art as well as some gallery and function space. I take you for a quick walk around the site. So, starting from the southeast corner, looking back at the intersection of Alpine and Broadway. We are working through landscape walls expressed in the stone on the left, the more rustic expression to manage grade and bring us up to the existing floor level for the pavilion. We're using a stacked horizontally stacked stone on the grounding elements. I call them those pieces the lighter brown or the darker brown, more rusticated ground here that touch the ground

[22:08] with vertical windows and then the lighter use of limestone at the top. So as we move from the ground plane to the sky, there's sort of a smoothing and remote refinement of the material starting from the most rustic ground plane and stepping up to smoother as we move forward. Sunshine is imagined as a perforated and folded metal panels. We are also exploring the idea of fins that may have some angle or bend in plan. From this view we can identify the major entry visually. We're trying to bring both people and visual connection there, through the use of steps and terraces. Intentional use of transparency, the ground floor to the point where we can manage the transition from grade level up to first flight existing first floor elevation. Looking at that in elevation, you can see this language of stepped retaining walls rich and locally inspired materials, including that sort of angular geometry reflected at the ground plane and in the fins and shapes above

[23:10] and transparency at the entry to move around to the courtyard, looking at the what we call the gem, so that public convening or meeting space sitting within that landscape the intent is that we have this sort of lifting expression with geometry, sort of inspired by the angularity and expression of the Platt irons to reveal that convenience space within. While the workspace within these lighter, smoother stone volumes is more simply expressed, though we've introduced a gradient in the window sizes to create some visual interest and break up with that facade. We hope this is a place place that people really enjoy daytime and evening time, and engage with, not just for events, but for recreation, relaxation, reflection, and community engagement

[24:00] coming to another important sort of civic presence moment, looking at this new frontage with the Paseo so, looking west here, West and Southish we've used one of these grounding volumes to really set the edge of Broadway while managing the glazing transparency to the corner, to acknowledge that this is an important civic presence, those secondary to the 2 primary intersections at the Court heart, Alpine and Broadway. both of those sort of more expressive skin systems being seen on the left and right of the image here, as sort of guide, points to where the primary energy of the building is entry on the north side again, managing grade with retaining walls. So really that convening space. And it's architectural expression being sort of your your way, finding billboard to the civic space and building entry as we come down with the sale and turn and look to that again, we're managing up to existing first 4 conditions for the use of integrated landscape seating and planting areas, retaining walls and associating this great civic space with the building entry. So again, trying to create connection, transparency, and openness

[25:12] around to the back. If there is a back, though this is a building that is blessed with not having a backside, but it does create the sort of challenges of managing access and services so we are reskinning the building entirely, looking at a language. So in the bottom, right existing pavilion architecture. Using vertical windows as taken from the guidance of the form base code, with express lintels, top and bottom, though there is an adjustment in size of those windows as we move up in the building, the fourth floor being the one with the lowest for the floor height, so that maximize on daylight, trying to take advantage. Larger windows there can see the ramping language that is creating our accessible, integrated landscape approach again, meeting that existing grade condition

[26:01] form based code has been a key driver. If you like. We're in pretty good compliance, really good compliance here, and I'm happy to go into this in more detail. As we keep going. Materials are locally and regionally inspired, natural in tone, though, punctuated through the use of we finding and graphics that are intended to be really piped upon and reflect the culture and community of older balanced by a a very naturally inspired landscape palette. I'll come around the building lastly, and say that if there is that sort of backside service side, it is against eleventh, where we have perp. Manage loading by parking, as well as some ingress and egress for building services and bike rooms. using these 2 stone volumes to break down the scale at this corner as we shift to the housing projects just behind us. Out of you here to the West. I'll turn right quickly here and introduce the parking garage, which is intended to work in concert with the pavilion building

[27:02] setting transparent, inviting in vertical corners, clearly identifying circulation and wayfinding. You can see a change from the existing condition there in the bottom, right? Feel like these 2 buildings are working well in con in concert. Here at the Broadway intersection, both of them creating sort of larger aggregated openings of curtain wall or glazing to acknowledge a campus gateway and borrowing through the use of perforated metal panel and other materials to create really a a campus. Feel to the 2 projects really excited about where this is headed. I really look forward to hearing your feedback. So thanks for hanging with me as I chuck through this. And yeah, look, look forward to the discussion. So I'll leave it there. Hopefully. I made it under time. You did. Thank you, Justin. Chris. So. I think we need to also, right now see if there are any if there's any public participation around the project.

[28:05] So Amanda are there? Is there anybody out there. Yeah. So we just have a few attendees. If anyone would like to speak about this project as a chance to raise your hand in zoom. but I think 2, 2 of our attendees are part of all of this, so I don't see any hands raised. Okay? All right. So Moving on into the discussion, the Dab discussion, we decided to start with the Site Review criteria. They're a little more specific. and they have to do, I think, primarily, with looking at the sort of welcoming aspects of the of the project. So the first one under the site review. Criteria is building, citing and public realm interface.

[29:00] And it's focused on the entry. And I think we're looking at both buildings so could we start with A with a graphic. That sort of shows the entry starting with the pavilion. Yeah, why don't I? Would it be alright if I started planning just as a way to sort of Orient where that is? And then. Yeah. Move to either perspective or or elevation just guide me. I have both the previous submissions as well as the material we just reviewed. Do we have a model available like a 3D model. Absolutely. Yep. In fact, if you'd like, I'm happy to bring that up right now. Yeah, let's let's go to that cause. That's that's usually the most helpful for us. Alright. So in terms of the pavilion there are 2 major entries identified. For the project, one being on Alpine. Bear with me while I get my employee. I'm not making anyone seasick while I do this.

[30:01] One on outline, which is just to the west of this glazing zone, and in a position that lets us meet existing building elevation with a set of stairs that works within the building setbacks and site limitations to bring us up to sort of this break in the building form, and that entry is intended to be well glazed, and the landscape interventions part of that sort of architectural expression that brings you up to the building. Let's start there. So we have about 15 min to kind of talk about this and maybe make some recommendations. So who wants to start? And if you're I, I would say, if if you're comfortable with this design,

[31:03] and don't have any particular recommendations. we can get through this fairly quickly, and then move to the next one. And Jessica. Can you? Tell us which design criteria specifically were? Are we talking about the entries? Were we talking about the. Yeah, so this is, this is dealing with the building entries. Yeah. So I've you know, when I was kind of I mean, I think I think overall that this is like a huge. You know. It's just as a on a positive note. I think that this is a huge improvement on on sort of engaging pedestrians in the community and the traffic that's going down Broadway and just in general both. I think both the pavilion space and the garage is just a huge improvement.

[32:02] But I do. When I was looking at the floor plans of the pavilion. Specifically, I I was trying to create or or trying to kind of identify the all the entries that are in this building, and, like you said that there's not there. There are quite a few entries, and there's there's maybe a lack of hierarchy. and these entries, and I think, by just stating that the entry on the north to the Paseo is the primary entry, I think, is maybe not the in my mind, the most logical place to enter this building, maybe programmatically, it needs to be on the north side, but I guessing that most people you know whether they're coming off the bus on Broadway or they're coming from the parking garage that they're going to be going on through onto that.

[33:02] You know what's sort of considered a secondary entrance on that south side of the building. So I just I think. Brandon, you're talking about the pavilion right. Yes. So the isn't. The entry is on the south side, isn't it? There are 2 we would call 2 primary entries, and and one of those is here indicated against on on Alpine, and is intended to have a dialogue. I I don't know if this plan cut helps a little bit. I'm happy to go to to the the other views as well, but that is intended to have a relationship with the parking cross walk and that flow of people coming from that side of the street. We anticipate. That's probably a pretty well used, if not, the main use entry given. That parking is to the south. That said, there is a second and I would still see primary entry given the the development of this. The I think it's called Super Bus stop and bus stop at the end of the sale

[34:02] that will bring people up the Paseo and into a an entry facing more. Those 2 entries are linked in the space visually connected through the building. So if that helps just clarify where those 2 points are. Bam. please very interested in your in your feedback on that. Yeah. So you know, when you're driving down Broadway, I think that corner where your cursor is right now is not is not as visually interesting or or like a corner feature element. And I so one of the recommendations, I think, in the from planning staff was to create better wayfinding to that north entry. I I I'm just not sure I don't know. I just want the South entry to be the entry, the primary entry, and you have that corner glass feature element. That is, that is your way, finding it is your guiding and I just think that that north entry is is.

[35:07] would need a lot of maybe signage or landscaping, or but architecturally, I think it's not as prominent of a of a of a guide to where the entrance needs to be. Is that for reference? Or is that view looking down the sale? And then Chuck's supposed to catch the view, looking the. Brandon. On, one. First for clarification. You're saying that this South entry feels like the main entry because of the parking and if the north entry is the is the primary entry. You feel like there needs to be more wayfinding

[36:00] for that entry. Or we've just abandoned the idea that that's the primary, and and say that the South entry is the primary. Right. If I could just chime in. I just had 2 comments. And there's they're related so hopefully it can inform that it's discussion. I think the South entry in terms of wayfinding the sort of geometry of the gallery having a lot of transparency. It does tend to work as a the south entrance again, I just in the current condition that also feels like the primary entrance to me. Because this is similar to what we're discussing is I I'm just having trouble at the moment, imagining that Paseo, the north side being very activated. I'm not sure what is pulling people through the site east to West. In other words, I'm not quite sure what is west of the development.

[37:06] But I I'm trying to imagine how that Paseo is, gonna be, you know. as populated as we'd want it to be or activated unless there is an active event going on of some kind, and in that sense it feels ultimately as a secondary entrance, just because I don't see people transiting the full site east to west. Given the program to the west. Yeah. And with that said, there's a additional West vestibule entry going into that multi-purpose space just like a double height you go in, you know, it's it's also pretty prominent. You know. You could argue that that's maybe the secondary exit. And then that north vestibule wants to be the tertiary, and in which case, I think, like landscape, and architecturally, that North Vestibal needs to sort of have.

[38:08] like a tertiary, feel to the ex, to the entry. But all that said, not to muddy the waters. but I also wanna acknowledge, you know. the teams dealing with an existing building geometry. And so I would say, you know, exploiting that inside corner to create the pavilion, those are strong moves. Extending the building to the west to get programmed square footage. All of those seem like necessary moves. So I do appreciate that in addition to just plugging in those empty spaces, there is really nice landscape design, a lot of thought put into the circulation. So just want to. you know, temper my comments with an acknowledgement that I I wouldn't discount the attempt to create an open sort of circulation and and access to the whole program.

[39:13] Rory. Yeah, I think it's tricky, because I tend to agree. I mean, I I had the benefit of sitting on a very early multi board sort of envisioning of this site 5 or 6 years ago. So it's kinda interesting to kind of see how it went from sort of pie in the sky to pretty legitimate design development here. And I I think I'm struggling with the concept of the Paseo as well, just because it it kind of barely touches to the west. Matthew North Boulder Park, right? And so like. That's kind of the the argument, I guess, is that it's it's kind of creating a link from North Boulder Park. But then to what it kind of just terminates, head on into the edge of Broadway, which is not a very pedestrian friendly location where it's terminating. Now, it does sound like there's some sort of super bus station or something that's gonna be there. So maybe we're we're generating a place for this to terminate.

[40:09] And then ultimately, I guess you know, as we continue to evaluate the success of Trans, the transit center and and other developments that are doing these kind of wondroof concepts. You know, there's a ton of residential that's eventually coming in here that in theory will engage this Paseo in a way that might create some of that energy that I tend to agree, at least at this point feels hard to imagine but the goal is to encourage it, I suppose. And and you know, the bodies in the buildings will eventually maybe allow for that. And you know, you imagine a world where there's a ton of folks coming in and out of this civic building, and you know, having lunch in the park, or you know, whatever it may be. And and activating this to say so, I guess I don't wanna dismiss that we that this couldn't have a celebrated connection.

[41:01] particularly to North Boulder Park cause. It's a pretty sweet park over there. I guess, with the entry questions. I'm kind of just reading through the detailed agenda notes. Specifically, just kind of looking at a billing entry should be emphasized by architectural features. Right? And and are they doing a good enough is, does this design do a good enough job of emphasizing the entries? Particularly, you know, from the public realm? And I guess the question I'm hearing my cohorts debate here is whether or not we need multiple entries. And I guess I'm not necessarily questioning that that I mean, there's gonna be an eager. This is a large occupant building like there's gonna be egress requirements. There's gonna there's gotta be a lot of, you know, porosity through the skin of this building, and to encourage multiple access points to me is not a bad thing, I don't think. And so I guess for me, what's more important is. can we spend some of the architectural detail dollars, if you will, that are clearly hyper focused on this southeast corner and thread them

[42:10] to the north, to the West, like, wherever you want to identify entry, what in your mind identifies entry is because right now it just feels like the site, plan and stairs. Is there more architectural detail? Is it the fins? Is it the? Is there some sort of canopy that's consistent? Is there a landscape move like Brendan was suggesting. That's out towards Broadway, but brings some of those perforated, you know, whatever is an identifying entry monument out to the sidewalk, even though it's not attached to the building in a way that very quickly we understand. These are the beacons of entry based on the architectural detailing, and I think it could be quite simple. And I wonder, too, programmatically looking at the plan. Like, if they're because because part of the program is for public

[43:03] use. and part of the plan is for you know, city staff or off, you know more office space. That's. Services. City services. It's a little more private. I wonder? Programmatically. You know, one of the entrances could be kind of designated like. enter here for Pu. You know public services, and the other entry could be clarified as being more of a like Paseo progression to your office space, and it's more of a private office entry. I don't know the way of distinguishing you know where you where you want to direct the public to enter into this building unless the intent is for them to just be able to for it, to be porous and just, be able to circulate and enter enter wherever. Yeah, that's a great question. As far as like, are there security concerns, I think, what you've done well, here is that all of the entry points essentially lead to these thorough ways. So it's like, it's a central arrival point, regardless of the entry.

[44:09] And I'm assuming, obviously, that's intentional. And then, as as long as we're quelling security concerns, because in boulder, as is probably similar in Portland. public realm, and civic buildings tend to attract vagrancy, so you know, this north courtyard, as beautiful as it's rendered, may have, quite a few different looking characters. In reality. So going back to the south entrance, I think one of the first comments was that the south entrance appears to want to be the main entrance because of the proximity to the parking garage, and which is where most of the how most of the access is generated. And I think the the south east corner kind of angular feature.

[45:03] Can we? Verb transparent. I I mean, it's like a little jewel right there. But we call it the gym. Yes. Jim. Yes. Who is. Yeah. Is, there are. Are there ways to to make the south entrance more welcoming? Or or Brendan? Are you suggesting that it it already is. Well, my understanding is that if if we're trying to call out the North as the being the primary entry, it needs better way finding, but I think that that should be flipped, and just that the South entry has the wayfinding, and I I think it has all the necessary elements. Right? Okay, so kind of wrapping up here. What would what would our recommendations be then. if any. can you.

[46:00] You swing. So you are using Justin on the north entry, you still have some of this. you you've repopulated this sort of perforated screen elements in that. Yeah. That kind of again sort of dress, with signage as sort of highlighted entry point. That's that's correct. And and the the the intent. And you know this feedback is great. Right? A diagram is is one thing. But the intent is that these gems, as we call them, sort of the the glowy things here do have this unique and and bespoke sort of geometry and express expression, both using the te, the texture of the sun fins, at least on the cell east. and the use of transparency. So when there is entry we're trying to do is combine both that language of those folded planes and the volume of civic space. So here, on the south east, the gallery with the entry point. and that becomes part of the wayfinding condition. Now, I'll swing around to the other side. I I apologize. I lost the model without the plan cut. I can relaunch that, but it'll take me just a moment.

[47:09] So on the south the use of grade management, the use of transparency at the entries of break in the building mass, the use of a canopy, and then these sort of fins are the are the the composition that is intended to provide that way, finding, as we spin around to the north, we'll start, you know, here from the sale view again, those fins on this, the the multi purpose volume are intended to be visible as part of that wayfinding strategy. Right? They're kind of the identifiable volume or thing. And then, as we work into that space again. The use of those sort of fins as part of the architectural way, finding the use of cannot be the use of transparency and the combining of that with that civic or public volumetric space activity that happens within. If that helps sort of at least give you a sense what the

[48:04] the components we're trying to deploy on our. Yeah, the architectural detail, I mean, it's consistent, I think. What I tend to agree with Brendan on is that when you're headed southbound on Broadway. This, and like this, acknowledge? Yeah, this view, this acknowledgement of entry, is so distant, and it's arguably 2 sided like that gem that Northwestern gem is multifaceted, and only one component. Only one edge of it is actually entry. So I think it's a little liberal to say that the gem itself signifies entry because it's actually a mass of a ton of program that is not entry. And so what I'm trying to. I I really like the architectural language, the detail for these, and I'm wondering if it's as simple as bringing elements that may not even be attached to the building. They may be, you know, street furniture that somehow create a threshold at this corner at the public way. That makes it much more obvious.

[49:02] Yeah, I don't know what these blue boxes are, but just trying to kind of track what I think I I hear are there fragments of that that. Totally. Yeah. Can you? Medieval trail of Red Crown. Right like, is there a trail of red crumbs? That kind of makes this a little more obvious? And then, I think semantically, I don't like. I guess, Brendan, I'm trying to resolve your so we can move to the next one. But is it just because they're calling the north entry? The main entry is because like to me, it's like, yeah, vehicularly, if you put it into Google, like into Google Maps and direct yourself in a vehicle, you're gonna park in that parking garage, and you're gonna have easy way finded this Southern access. If you ride your bike to work every day in the summer. I don't know where the bike parking is. I hope it's off this plaza, because that's a great way to invite a bunch of people to kind of activate that plaza. I'm assuming you're gonna enter from the north if you're not coming in a vehicle potentially. And if you're coming from the north. so I guess I don't want to get hung up on like. yeah, I mean to me, I agree that the south entry feels like the main point of entry that most people will likely use in a post occupancy study.

[50:05] But that doesn't to me negate the need for a north entry or a beautiful north entry. If we're gonna try to encourage a future activation with the sale. Yeah. So, Rory, I'm just looking at the architectural site plan in our packet. And there's a big red arrow that says principal entry and it's pointing to the north. So that's. Discuss that. Yeah. So that's where I'm getting that. Got it. I just make the one on the South Red. Justin. Well, that I think that's that's my recommendation. Is that is that either we've acknowledged that the South entries is feels more like the primary entrance. And it's really just a matter of changing the arrow on the Site plan. Yeah, and I will. I I hear that I hear that feedback. Right? It's it's it's it's clearly marked that way here, and I'll just

[51:02] acknowledge that one thing the form based code does ask for is, it defines that the sale as the a frontage which by that code definition. As for the quote, the quote unquote semantics aside, right to be defined as the or a main entry, I would I would posit that both of these entries are important. You're going to see the most day to day use people coming to the customer service programs and other things on the South because of its adjacency to parking. And so there's there's a little bit of language here that's actually reacting to how the form based code is asking for us to define it as opposed to how we're imagining the use. And I and I'm not trying to put that back on the code. Just explain why this Red Arrow is here. Yeah. So the recommendation is to flip the arrows. Then. Yeah, pretty straightforward. And I'm still a fan of like a trail of breadcrumbs in the public way. That just kind of makes that entry a little more available, and not down an alley.

[52:06] Understood. Yeah. And I I I know we we you'll want to move on but one piece we're not getting into here because we haven't pushed it through design far enough. But there's signage components, right? And we started to talk about those is having potentially a language that is related to these sort of angular fins or things that we're sort of defining characteristics of the architecture. And I think that could very easily answer some of that feedback. If that's something of interest. Yeah. And I think it needs just the last piece of that is that it needs to be visible from Broad from Broadway. Understood. So, Rory, when you're talking about the trailer breadcrumbs, are you talking about both the North and south entrances, or. No, I think South is available. Cause the the. Yeah. Gem is, is visible from the corner. So more than yours. Yeah. So the northeast the north east corner should kind of oh, propagate more entry detail to the public realm.

[53:05] Okay. So I'm probably get later on. Gonna ask you to be more specific about trailer breadcrumbs. Propagate more architectural, deep entry detail to the public realm. Okay. Maybe we drop the breadcrumb Monica. The analogy, but but. Thank you for that. That's really constructive and insightful feedback and reaction. Okay, so move. So if you if you guys are ready, we'll move on to the second one. We're a little bit behind on that one, but not too badly. So. The second one is building design and it it refers to windows. Windows create visual interest connection to the public realm.

[54:02] and transparency kind of the main. Yeah, I'm trying to determine. Kylani is there? Which facades are questionable as far as. Fix it for sure. Sort of working awesome part. Sorry, I mean. Along the parking garage along Broadway. Got it. So it may be that because it's an existing building. You'll review with the applicant on the constraints. So it may be that the visual. It it can't be, you know, glass, but there may be other architectural detailing at the ground plane there that help to meet that site. Review criteria for visual interest on the pedestrian realm. Yeah, I was. Generally I didn't want to open this can of worms. And I'm gonna I'm gonna save it till the end. But just in case any other dad member has the same thought. Like I'm I I think it's a missed opportunity to not figure out how to preserve and or embellish the existing sort of retail that populates here, especially as we're going to continue to make this a nicer place to be

[55:05] but that's more of a planning board issue, I suppose, as far as use of this building and the different plates, but that very clearly would have kind of led led the horse to water as far as activating this facade. Cause. It's currently it's activated with, you know, kind of retail and and struggling F and B stuff. So before we move on to the next item, are there any issues around the entrance to the parking garage? Since we're talking about entrances colony was that is that something that was on your radar. No, it was primarily the 1 billion building. Right. Because of the assortment of entry, the hierarchy of entry, some of the grade. and then just identifying you know what is the primary one. If there were the breadcrumbs around these other ones that were.

[56:06] Okay. So we'll move on to The bread crumbs, but. But obviously like, obviously, if you have more, if you have recommendations for those parking structures, one parking structure entries, we didn't want to keep you from looking at those, but we picked out the ones that were the most prevalent for us, and and from a staff perspective on urban sign. We were looking at it from walking speed. driving, you know, and on a bike. So imagining that areas around the building, we're also going to be activated. Once the full development came online. Right. We look at the Broadway renderings of this parking garage. You can. Well, that model reloads. I'm gonna give you the stills, but I am. Stills are working. I'm working on it, on the digital. So it's interesting because technically, we're probably meeting the transparency requirement technically.

[57:00] just metrically, it's just a matter of is the expression of it. Where are you talking about windows now? Well, yeah, I'm on the second, you know, they're basically talking about windows create visual interest and transparency. And they're talking about best practice. I guess so, Kailoni, just so I'm understanding the comment. It's really the 60 of the ground floor. That's the issue here. The 20% moving up. you know you could argue is is is easily maintained because it's an open parking garage. So we're just looking at. Yeah. You know, arguably, an 80% opaque ground level. Yes. What is happening in that ground level. Yeah, exactly. That's what I'm doing now. So yeah. So if you're if you look at the floor plans on our packet like the the architectural site plan is. This is just a suggestion for future dabs and middles, or what or whatever. But there's no the Site plan has north oriented

[58:05] up the page, and then on the next few plans. There's no north arrow, and it's rotated, and it's it took me a minute to kind of figure out where we're where we're. how it, how it relates to that site plan. But if you're looking at it, it's just programmatically. It's just the same parking. you know that you see kind of along Broadway. anyway. And I and I would argue that I don't necessarily you know, like the parking on Walnut and eleventh is sort of has those half those low, half walls, stone masonry, half walls, or whatever, and then it's like a a balcony or a rail height, and then you can see into the parking. I don't necessarily need to see

[59:02] into the I don't need to have full transparency into that parking. So I don't. I don't think bye. I I I don't think it's it needs the full, you know. I think 20 maybe is okay. It does have a big like plinth very heavy base feel, for if you were talking about human scale and somebody walking on a pedestrian level, so, but there's so much landscaping in front of it. And I and that's the way it currently is as well, and I don't think I've ever noticed how opaque it it. It's not. It's not right now. There's a noodle joint that you can walk in. It's like a super narrow, and then there's like an ATM vestibule. And then there's some sort of community space on the corner. They're actually removing. Oh! Access retail. I my office used to be right across street now. I didn't frequent the noodle joint, you know. I don't know if it's the result of the urban design or the quality of the noodles. But it's

[60:09] I. I'm confused. When we talked about this site at a high program level. 5 6 years ago, they were talking about like, do we even need parking like everyone's gonna be, you know, in self driving cars that pick you up. And like they're like really forward thinking. And, you know, somewhat kind of sci fi. But to to kind of unwind all the way back to actually removing existing street activating program. And and I hear the argument that it's offsetting, parking for elsewhere on the site and etc, etc. But this is broadly. This is a main thoroughfare. So I'm I'm still kind of confused, and I think this is an opportunity to kind of tear open a seam using the transparency credential to kind of a ask the question programmatically, do we have any opportunity to actually express a program in here that we want to be transparent, because right now I'm under the impression it's just parking beyond these walls.

[61:02] And one more thing, so that helps clarify, was I? I was also wondering what happened to the that low retail. I didn't. Actually, I just looked at Google. I realize now it's like a one story kind of sound, bad retail. Retails were used that much. I mean it was a. I guess. Sharp in there. Question for the applicant is, if that's being removed, is there anything going in its place, or is that just a further landscape setback. No, I. I think it's Parka sidewalk. I think they're consuming it from the interior as parking. That. That's that's correct. It's it is being consumed as as parking. And, Jeff, I'll let you lean in for for further. What about the corner? Somebody Carla you mentioned? Maybe there was like a community space. I'm having trouble. There's so many documents guys. So bear with us. But is the corner like a community room or something? Is there any anything on this site within the existing structure that is

[62:06] a heated envelope for gathering. So I I'd ask the applicant because the the the drawing do you indicate? It looks like there might be police substation on the south corner in green that corner, and then whatever is going at the north corner. So if you could explain how you might be activating those faces. Happy to Rory Brendan. Good to see you. It's been a long time. Yeah. Yeah. So you're all correct. The existing exist existing parking structure actually has noodle Chinese in a restaurant in the southeast corner in the northeast corner right now. It's a bank. So it has. you know, very little pedestrian activity. But there is a bank office space in there. And then you'll if you look at the street view on Google, what you'll see is actually an extension of the glass facade from those spaces

[63:10] toward the center of the building. And those are. On the north you're talking about on the north. It's actually on the well, it's partially on the north, and it's primarily on the east side, facing Broadway. There's actually only about a 3 or 4, in some cases 5 foot wide. glazed space on the first floor that extends up, I want to say. you know, 40 feet beyond each of the usable spaces. They've tried to activate it. By S, you know, shoving in small tables. There's actually a set of stairs on the south side. So. It, it. It doesn't. It doesn't actually function as a as a a reasonable retail space. In about, you know, 50% of the space that's there with that's shown with glazing.

[64:04] So the actual restaurant is focused in this corner right there flower pepper. There's actually only one bay that's wide enough to actually allow kitchen, and then a counter, and then they try to squeeze in some some tables that run up to the north there where the the cursor is, and that extends a couple of you know bays to the north and then on the on the north side, you've got one bay of. Real quick, Jeff, before you leave this flower pepper like I don't know. Am I off base here? Like to me like if we're getting the opportunity to reskim this building. And we have some like micro funky restaurant space like, aren't those like the epic destinations and urban environments that like have the cute little 4 seats like Super top us like I don't think the size and shape of it

[65:00] is would suggest a failure of use. I think it's the business model and the menu. Well, I I would maybe argue, Rory, it's actually the location. That's the problem. Because there's very little pedestrian traffic in the center of this block. We're about to delegate. Traffic is actually on Alpine and broad. We're about to build a 250 plus person office building directly north of it. Here! What's your. Saying right, it's so. No, Strock. It's still mid block, and we have plenty of retail spaces scattered throughout Boulder that don't function very well in mid block conditions. So I hear you, we're bringing a lot of people in here. But I also want to emphasize the fact that there is a significant lack of supply parking for all of the uses that are proposed north of Alpine. We've got hundreds of residential units, and we've got, you know.

[66:02] tens of thousands square feet of office space in in the north side of Alpine. Here that are only served. I shouldn't say only, but the vast majority, 97% of the parking is focused on this on this parking structure. So the city's point of view is that the parking is more valuable than these small retail spaces that haven't functioned very well over a long period of time. So our our perspective and we'd love your feedback on this is maybe a treatment of more artistic. You know, stonework on the base. potentially some, some interesting artwork, some enhanced landscaping near these entry points rather than you know, creating these kind of retail spaces, and I will say that the northeast corner

[67:00] will remain, and and actually is, being sort of transitioned into a primary entry for the parking structure. So it was a bank which has very little pedestrian traffic. It will now have a significant portion of pedestrian traffic entering the parking structure now. So I think that's actually going to improve the activity. At the corner of Alpine and Broadway. So. Right. I I hear your I hear your your point about the retail space, and But taking note, I appreciate that perspective. Balance the parking needs for all of these uses with the viability of a 400 square foot retail space in the parking structure. I can't make that decision, but I can tell you what the city's position is in terms of the priorities. No, it makes sense. And I appreciate that background and history again. It's just interesting to me because I I have like a 6 year time. Jump with it where they were talking about like Waymo dropping you off here and there were well, there wasn't. They're gonna turn this in the housing. You know what I mean like with ramped, you know, floors in the house. So it's very different that we've gone. Actually, we've consumed more parking.

[68:17] and you know some of that's the fault of a larger master plan. In my opinion that you're gonna like this one bay of parking. These 12 spots on Broadway are somehow like more important than when we have the opportunity to fresh eyes. This entire master plan. So like. I don't know, I'm not really buying the the 12 spaces that we've consumed here is is justifying the means of creating what could become a very active corridor, particularly with an anchor tenant like the civic use anthem branding, or whoever's in that building down there. Now, I mean, this is, you know, this is a very active with whole foods across the street. I mean, if there, if there were destinations that were worthy of arriving at, people would go there. But back to the code section.

[69:02] I guess it's about creating visual interest and transparency. It's not about programming it as retail or food and beverage. And I guess you know, I I I appreciate this idea of potentially, you know, articulating the facade in a way that's more graphic. That kind of alludes, maybe to kind of window penetration and things. I'm also wondering. Is there a way to just provide almost like store front sort of shopping windows that become art installation, where you're actually literally meeting the transparency criteria with a 30 inch deep display that's like on rotation with community artists that's epic and lit at night, and something interesting to walk by instead of like a different color brick every 3 feet, and actually provides safety cause. There's light. And you see what I'm saying, like you can achieve that transparency, I think and create like a wonderful opportunity to make like a community engagement piece. So yeah. I think that's a great idea, Rory. Sorry, Brendan, I was just gonna

[70:03] I think that's exactly what the the kind of feedback that we're looking for here is that I think that idea of of creating sort of an art gallery on the street, you know, facing facade would be spectacular in that area. And I think that's a really interesting idea that we could explore. So I think I'm okay with. we have such a commercial hub right across the street with Santos. And you know, restaurants and liquor stores and whole foods, and that I. Aimed. I I do think that's a a fun little restaurant. And I actually do like their food. But I but I don't think as a dab. We're here necessarily to reprogram this garage, because that's necessary. But I I wonder if the recommendation might be to sort of keep the grounding plain of that stone base.

[71:03] But you have all the elements, Rory, that that we were that you were just suggesting of sort of the the glass and the the storefront elements, and sort of the the permeable metal or metal mesh, or whatever that material is, is sort of in. Set in that storeframe, if can you zoom in on that elevation a little bit. and and just maybe bringing that whole language down, you know, so that it's 3 feet off the ground instead of, you know, a full story so that you're just getting the base grounding element. And then you're you're getting the transparency and the language that's already there. It's just a little high up, and then it'll give it a little more of a human scale and then get, you know, if you're walking past that anthem building which

[72:01] I was surprised to see, that wasn't as one of the kind of precedent projects or buildings in proximity to this, because this design on both the pavilion and the garage, I think. ties in nicely with the existing architecture there. But if you're walking down, you know you have this sort of private office, and then you're walking by a you know. a garage with a facade with absolutely no public engagement. you know, to get to this pavilion building. I think that I do agree that architecturally something needs to happen. To give it some human scale, you know, for the pedestrian experience. It could be epic. I mean, you could have these things go up 2, 3 stories, and they could be transparent on both sides, like getting out of your car. You're like experiencing one side of it. They don't need to be big. These things could be 12 inches deep. They're like little shadow box art exhibits, or something of that nature that, again, is kind of like a

[73:05] tricky way of of literally meeting the transparency requirement, even though the depth of it is so shallow to preserve the parking consumption, but still activate the street. I I think those are I love how you're getting all fired up, Rory. I love that I think that's a great idea. And Brendan. I think I think your idea of maybe lowering the frame and that facade treatment so that it feels a little less like it's been elevated above the street, but kind of participates at the street level. So some of those. you know more intricate detailed materials can kind of come down and and sort of interface with the stone base, I think, is a is a great idea, and we can. It's a little bit like what's happening more at the center of the building, Brendan right over to the left side, where that base has been kind of compressed a bit because of the sloping of the of the street, so we can definitely look at the proportions of that base

[74:06] with the frame, as I kind of call it. That's, you know, pitched up above there. So I think those are great ideas, and and we'll continue to explore that. Yeah, I mean, I saw that that dropped in in Hi, as you're going south. But I but I mean like still height, or you know. Something that's a little more relatable. Yeah, no, I I hear you. Yeah. The problem is is, you don't want to open up that facade and and stare at basically headlights and you know, license plates. Definitely, not. So do we want to spend more time on the Pavilion building, talking about this particular issue. I'm I'm. I don't think this is an issue. And garage, but. Is it, Kalani? My understanding was. This is directed particularly at this. Beside, we've been focused on.

[75:00] It is primarily at the parking structure. But if the board feels like there's other areas you want to take a sense through the model on the pavilion and double check for transparency, please we We have opportunities to also take recommendations on that. We need, we need to move on to the third issue as well. And we. So have a fourth one. Yeah. And I will say, too, that we programmed in time for open discussion at the end of the like, about 20 min. Do you want to wrap back around on anything that we felt? Staff did not identify. Well, let's move on to the third one, then. So the third one is building. Design is more materials, color, reform, style. and I assume we're talking about in this case, about both buildings.

[76:03] Are there? Is that a question for me? Mark. So it's for it's for Dan. unless you want to clarify this particular. Yeah, I'm just curious. Again, Kalani, for efficiency. If you've got a headlight, you wanna focus as far as relative to the source of this comment. You might be muted. Yeah, I'm sorry. And you get so in particular, this one is specifically referencing the area plan. So there in the Site Review criteria, what happens? Is it? It links you back to any approved area plan. This particular area plan. the Alpine Baltim area plan talked about welcoming public buildings. And that was with that site review criteria. Why it was identified is to take a look at these buildings. at the at the area plan level and at the public use

[77:03] level and the Board's chance. Take a look at it from a community perspective on the welcoming nature, because there are public uses in here, outside of staff. So colony we're we're on the building design. So I'm a little confused about the area. Oh! Just. Yeah, we're talking about material and character. Is there anything in particular? I think? I mean, it looks like Colorado Buff. My apologies. Well, it says the consistent with a character in adopted area plans or guidelines. And so that's that's the one where we wanted to make sure that this. the design of this building, the materials. the color, the blue form, or the style meets the intent for the area plan of the that it kind of looks like a public building. It feels like a public building, and that the board got a chance to weigh in, and it could be that it it does, and the board

[78:10] appreciate the design as it is, or it could be that you have some suggestions on the public nature of the building, and some of the style on the design that might help communicate more of the public use. Yeah, I love when people reuse all the old pink stone in boulder and do it in a way that looks fresh with like new blazing and and structural technology. I just think that there, that's a clear fabric of civic and institutional buildings in this town in this city. I think, looking at. If I I'll just this might really my only comment. I I actually, I really like the project. This is an incredible project. Guys. I know we're here to kind of throw darts at the things we don't like. But I think it's important to remind ourselves. This is a fantastic contribution. I know, Brendan, you mentioned that earlier? I just wanna reiterate that I'm I'm really stoked to see this come together.

[79:01] Is there a little bit more sharing between the 2, like again. I don't, wanna, you know, spend the dollars where they don't necessarily make sense. But we're we're playing pretty hard into this like entry needs to be detailed in a way. And and maybe the parking structure deserves a little bit of that treatment. And particularly if we're gonna kind of skirt some of the maybe transparency and activation along Broadway. Can we embellish that corner a little bit more and pull some of those screens, or whatever it may be across the site here, so that you further that sort of campus rhetoric that you were spitting earlier, Justin, and then also just kind of further the the design guidelines trying to kind of articulate these entries in a way that creates uniformity and consistency. I've I I think there's there's certainly opportunity to do that. We we have to, to your comment, been trying to be judicious, and how we.

[80:01] how we spend the resources. But I think within the context of welcoming and engaging ground plan, I mean, I'd invite Jeff to react as it as it relates to the garage. But I think that's that's a really strong thought. Like this, somewhat like Alpine to me, like turning off a Broadway like, I wanna feel like I'm going into a threshold where, like the 2 buildings are book, ending like a welcome to the heart of the civic center. And there's a beautiful park at the end of the perspective. You know what I mean like, and you're getting there. I just think it could. You could share a little bit to the south. Yeah, what we tried to do, Rory, is, pull that that metal panel expression cross into more of the facade. So that pavilion kind of took precedence right? There's a little bit of prioritizing here, because we also don't want the parking structure to distract from the public nature of the pavilion, even though we know it's sort of the foyer, right? Everybody's gonna drive into the parking structure. They're gonna land there. And then they're gonna walk across the street and then enter the pavilion. And so it wants to be the, you know, a little sister. To the pavilion.

[81:12] Not, you know, distract too much from it. So we tried to pull some of that, some of the same materials in, but also, you know. not as I think you know. Justin's comment was a great one. Be judicious with the use of the resources right where you know. They'll have the greatest impact on both guests and and staff in the building. So I like your idea. It's come, you know. It's certainly been a thought of mine to maybe pull that that screen system across Alpine to the corner, you know, northeast corner of the parking structure. But I also wonder, and I'd be interested in Dab's feedback on this, if maybe just integrating it into the facade in a more subtle way, maybe less dynamic, so that

[82:03] the pavilion gets an opportunity to really shine at the intersection. But there's this interesting use of similar materials without emulating it. Too dramatically, might be a more subtle approach. I'm curious to hear what your thoughts are. But yep. Yeah, I think it could be a symbol. To be like definitely a hierarchy of this parking garages like you, said the little sister, and I I think this accomplishes it. And going back to that to the design. The buildings designed as a whole within this campus or the site. You know, both of these buildings are kind of completely maxing out on, especially on their masking on their the height of the buildings. I'm sure they're the pavilion especially. I kind of wonder if the garage needs to have that roof element to make it Max out this the height or if it could, if it would help, kind of with some more of a feeling of it stepping down and

[83:10] I I just wonder if you know you're sitting at at the coffee shop across parking lot, and you're like mad that you're part of your views are blocked because of this architectural feature, that unless it's for shading I'm not. I'm not sure but in terms of like maxing out on this site and making sure that the that these buildings are have a civic feel. And you know, I I, these 2, these gems that are kind of at the corners. I think that you've this project has definitely accomplished all that. What I think is gonna be the challenge for for the future. Development is the residential component of this that that is, gonna you know. There, those residential

[84:01] Pete buildings are gonna have to be designed in a way that is is not is not in the, you know, even remotely, in the same language of this civic use building. That it's, you know, programmatically. There's a lot happening on this campus and a lot of it. If a lot of it is residential. I I just think you're gonna have to take care of the residential component to to make sure that these are sort of stay as a featured You know, civic public building, and that the residentials, the architecture, feels like residential architecture. Yeah, well, and and to maybe going back to your comment about the the sort of roof extension. We actually looked at it without that component. And and and, to be honest.

[85:05] the the stairs are going to be enclosed. And and so those stair elements on the corners are actually going to take the building to this height, and the idea behind this extension to the right and left of the corners is really to just tie the building together because it's just a lot of ribbons of concrete right? And so the the concept was to try to tie the massing of the of the parking structure back a little bit more to the massing of the pavilion. So it didn't feel like a series of these vertical elements, you know, with these adjacent horizontal volumes that didn't quite mesh with the very civic, powerful massing of the pavilion. Right? And what these do when you're you know walking around the building is, they kind of

[86:02] create a more volumetric expression for a parking structure that you wouldn't get other bias. Otherwise you would have at these corners, these glass towers with these kinds of lower you know volumes for the parking deck. I hear what you're saying. And and we actually looked at it both ways, and we felt like this expression tied back a little bit more appropriately to the massing of the pavilion than not, but we could certainly look at it again. If the board feels strongly about it. I think it does. It achieves everything you just described. I think it. It takes like a whole garble of existing pile of stuff and efficiently unifies it, and also kind of creates the scale that I think you know in these sites, these downtown sites, these urban sites, like we want at least to kind of express the density that they deserve. And if this particular building is better left

[87:09] kept at least we're kind of achieving sort of that density of this is an urban. This is like the urban core. So we've got some sort of presence on the street. So I I'm less concerned there. But back to just again the comment with the architectural detailing and the material usage, I don't think it needs to like. Try to. I I guess I'm not advocating for creating ambiguity as far as who who's the head Honcho here? And where's the entry? I just think something as simple as potentially folding the plane once, or an angled installation on the mesh components that make it over, that they actually, you know, so that they feel like they kind of received one more level of the articulation, but not quite. And I think it's that simple like they could open up like gills, and they could still be flat and just installed in a way that they kind of open like gills or something. But just to kind of create cause it. You also don't want to like see that material used so exceptionally, and sort of like embodied with movement. And then, all of a sudden, that same materials just flat on a wall, right.

[88:14] I mean she's been I I Rory, sorry to interrupt, but I wish I had my sketch up model cause. That's act exactly the way we originally designed. It was almost like a vertical Louver system, so that the transparency, you know, as you move past, it changes right. It's more opaque and some angles, and it's less opaque, almost it entirely transparent from other angles. we will go back to that. I think that's a really strong. And I think, like Brandon was saying earlier people, someone's gonna experience that at 40 miles an hour, which is gonna be pretty cool. Yeah, yeah, it's kind of you're gonna get this interesting, you know, sort of cadence as you as you drive past it. That'll be really cool. So we'll we'll revisit that. I think that's a strong comment.

[89:00] Yeah, yeah. I was wondering in Justin's introductory introduction. One of the slides said that the parking garage was 6 floors 6 stories. and he said. That's that can't be right. 2 levels. 10 or 4 up. They're what. 2 levels down for up. It's 6 total floors. So is so is the building above ground higher than the existing structure. is the. Is this the new building? No, we're not adding like another Just rescinning it. But you're not adding anything on. Correct. Yes, hopefully, that explains what you're asking. Yeah, cause I there is. There is a view there. There's not much of a view there, but there is a view there, because right across the street from the parking structure is basically where you would sit outside

[90:00] in this block in this particular block. Correct. Yeah, all the MOS frontage and and. Oh! See what you're saying. Order from blues. Proceeding. Is there. Yeah, yeah. over from most. Yeah. it's It's it's not going to be. The height isn't going to be increased except at the corners, where we need to enclose the. So Canada. Verse. because the the problem is is right. Now the stairs are falling off the building. They were left exterior and the primary goal behind this project is to enclose those stairs and make them, you know, more structurally sound and give them some longevity. That they don't have today. Right? Okay? So other other comments or recommendations from from dab sort of generally. Generally or specific to this criteria.

[91:03] Well, we've sort of bled over into this open discussion about the the last. The last item, which is the area plan. Yeah, I think. Number 3. We were talking about kind of compatibility with the character of the area and and kind of consistency and material use and forms and stuff. And I think we did a good job covering that. I don't know if, Matthew you had anything you wanted to add to that. No, I mean I I think my my feelings are tracking with that same discussion. So then, the the next is this area plan, local government services, basically creating a centralized local government customer hub that feels safe, efficient welcoming like? Does this actually feel like an epicenter of like centralized government? The way that, like, you know, I guess at the State level when you arrive on Colfax and whatever. And you got

[92:02] the Capitol building and this massive civic lawn, and you know, fucking State Congress, and like Whoa, we have arrived clearly somewhere, no matter where you got dropped off from on the planet in that zone you realize you're somewhere important. are we achieving that? Here is kind of the way I'm reading this. And Kylan. I don't know if that's kind of the spirit of what this criteria is. In the spirit of that a welcoming public building. Pump. It would be good to get the board sense of, and I think you may have covered it by covering the other criteria too, so it may be a reiteration of some of that some of the criteria overlap. And because we have 3 layers of criteria here. they're all kind of playing with each other a little bit. For sure, for sure. I think. My, it's just. It's fortunately unfortunate for this project that we are leveraging the existing structure of the Pavilion Building, because I guess

[93:03] this North west facing courtyard in this like forced Paseo. Like Boy, I hope it's successful in 15 years, but it's it's a relic and an artifact of sort of the foundational structure you guys have to work off of. I would think if this was if we were doing a ground up building. We would want to flip this diagram north, south, and we would want to have this wonderful sun pocket. That's clearly, you know, when you pull in from the street. It's visible from a vehicular and sort of a pedestrian standpoint, and it's not this sort of hidden tucked against the residential sort of background of what could be the foyer of the civic experience and entry gateways through this plaza? So I think that's just the nature of you leveraging the existing building. So, Kalani. I'm I'm guess I'm Ca kind of curious about the uses of the building, and whether that's whether the

[94:01] the offices and the uses inside the building suggest that it's sort of the Central Government location. I. I don't know if I completely understand the question, but I would say, Michelle cranes here, and she's able to talk about the Western city campus, and somebody uses. Okay, I guess I'm wondering if so well, my question is more like, is this, is this, gonna be sort of staff that does all the work, or is it going to be a higher level of of government? It's just repl. It's replacing the city offices that were. Oh, Jeff, why didn't you just plug Mustard's last stand into that flower pot dude that would have been perfect. Yeah, but. That feels a little like a third rail. I

[95:01] so chime in a little bit on on some of the the consolidation. And so this goes a bit back to our recent facilities. Master Plan. Currently. we have city services scattered throughout the city. All kinds of different customer service hubs places where you know P. And DS. And HS. Deliver services. and we still have, you know, the civic area and our our historic municipal building downtown. And so a lot of what this site has been working to achieve. a certain amount of consolidation of city services to deliver those services more effectively to the community. The way, Rory you described it is that down in Denver was was never quite the like. How we conceive this site in this location. where it is like the kind of end all be all. And there it's it's really sort of part of. I think, a greater fabric. Of how we deliver services in the community. And so this site that the city purchased back in 2,015, and one of the drivers was to address kind of the scattered nature and of of our current delivery of a lot of our services that happen out of office buildings.

[96:13] We also realized we just can't fit all of the city services in this one location. So we've started to look at other opportunities to create some consolidation. And so we have an Eastern campus that was identified as well. And looking at how we do continue to support our downtown civic area, the historic kind of civic core, and that's going through its own kind of process right now to really assess that. So what this is accomplishing is right now nearly consolidation of services and staff, who primarily do office work, but also deliver a lot of customer services across 10 buildings right now into this one location. So we like, we'll say. Yeah, like. Services here. but also still deliver those services in some other locations.

[97:03] Sounds. It sounds like there wouldn't be like evening public meetings that Dab wouldn't meet there. That is actually so. That is an intention with the programming. Here is acknowledging that actually, we have a huge lack of of engagement space. So we. Commonly rent spaces. You know, transportation utilities. They all do community engagement. So that's a lot of that intention for that that northwestern corner in January. Right? Okay. Bye, thanks for the community. So I think, as we see. And and I really appreciated the discussion. But as we see people coming in the evening, maybe by bus, or, however, that you know there, there are several ways to access and use the building, particularly at the ground floor, so that permeability has been actually a pretty core concept for us to really feel like you can access city government at some of our buildings today. That's not

[98:01] a lot of the experience. But that is the intention is that we actually do have on that ground floor. And at that layer that we access the ability to have boards, commissions, and those kinds of meetings, as well as on all those upper floors. We're consolidating some 600 staff to do office work. Yeah, for sure. Okay, that's helpful. I feel like in our discussion that we had about the the entries we've we've really established that there's good poracity on this first floor. That I do feel like it. You know. Maybe it's too welcoming to the public. And and there needs to be like some element of I I don't know. I'm sure that there's gonna be security, you know, cause otherwise, like that third floor patio looks pretty rad to me, and I would go hang out there for sure. Board there. Yeah, you guys gonna do happy hour up there. Right? I mean pretty cool views and stuff. But I do think that that first floor it it, you know, if we're talking about the public buildings in Denver, like the Wellington Web building, it's has that same like open, you know, corridor lobby space. And it just it does feel very public, and in the same way I think it, I think.

[99:23] and it has achieved that. This comments interesting cause architecturally, I think we are saying that we think it's achieving it as far as the architecture can. And then I think a lot of it is programming and customer service. As far as addressing this, I mean walking into mustard glass, stand mistakenly trying to get to the plans office? Do I take the stairs that are definitely not to code? Do I take the elevator, which I hope I don't get stuck? In which floor. Do I get out at? Am I in the right building? Like? Hopefully, you guys are solving for all this, and it looks like programmatically you are. And the floor plan of this kind of main entry level with sort of a central lobby and hub.

[100:04] where ideally you will interact with a person. That is certainly the intention is to do all the things that you described today that are a challenge, and and to try to within an existing building in a constrained site. Try to achieve those things and and acknowledging we'll still be looking for other places in the city to provide services. And we will have a hot dog cart in the plaza. Yeah. Dude. Okay, I think we've kind of covered all the bases unless there's unless any dad members have anything else you want to raise. I'm not quite sure how to summarize this. It doesn't seem like we came up with a whole lot of recommendations. I think there's more kind of praise of what you're doing. and maybe some slight tweaks. But any any dab members have any

[101:00] any other comments before we sort of wrap this up. It's like, we're gonna maybe break before sick. So so let me so help me with this summary. So I I think on the first issue. the the the main comment was that there's sort of a lack of hierarchy in the entry ways among the entrances and the south entrance feels like the sort of the natural entrance, even though the north one is much more inviting. but the south entrance is more probably the main entrance because of the parking structure. and because that's maybe the primary access. Hard to hard to tell, though at this point so the main, I I think the main recommendation there was to just to flip the the north and south entrances and make the south entrance sort of the main one.

[102:02] Yeah, yeah, just indicating, just indicate the South as well. Indicate. Indicate. Well, yes, indicate that the South is primary, but also you know, to acknowledge the North, if we want to acknowledge it as as one of the primary entrances that it needs some feature, monumental sign, wayfinding. Right. Some feature elements that are you know, closer to the East Broadway. Yeah, the trail of breadcrumbs. I I like love it. When Rory comes up with these things. Yes. I just don't know how to translate them, so. Don't just don't put it in the minutes. And then we the the next issue. We talked more about the the parking structure and and the idea of I guess there are a couple of things there. But there. nothing very, Major. I don't think there was a

[103:00] Brendan mentioned keeping the grounding the base of the parking structure. maybe maybe lowering the facade at the at the that one end. The more the north end of that Lowering the base. Yeah. Right and There was some sadness around the loss of the commercial spaces there. So but Rory mentioned Po, the possibility of the the concept of the art gallery on the street. I don't know if you wanna elaborate on that. I think if we're if we're if the intent is for a summary that we can, you know, kind of put a bow on here. I think it's just that we agree with Staff's concern, and we would encourage incorporation of additional transparent elements that reach down to the pedestrian scale. They don't necessarily have, and we can just leave it at that. We don't have to get into the program behind it, or my personal feelings about flower pepper.

[104:01] Okay, alright, and then the other issue. Those 2 were sort of tied together. One was the had more to do with. let's see, the the building design. including materials, color, reform, style. It's yeah. It's like material use and character. Can't care. Yeah, material is in character consistency. And I think. I don't think there was any recommendation there, as far as. I think the recommendation was at least from my perspective, was to share a little bit more from the pavilion. The parking structure, and we need to get specific in exactly how to detail that. But I think an encouragement sharing a little bit more of the detail and materiality, richness from the pavilion to the parking structure. Right? Okay?

[105:03] And then the final one was dealing with the with the area plan making it safe, efficient and welcoming to the community. and that, and with the acknowledgement that it's a a central public government location somehow sort of emphasizing that. I mean, this is the most incredible example of a civic building in the city of Boulder. I think they've done a great job. I the security piece real quick. We could tag into this. I'm curious, the other dev members, this northeastern courtyard, like again, I'm just picturing where we used to hold our dad meetings right where you know the bike paths under, but like it's and that's like a multi poris building where you come from. The parking adjacent to the library. You've got. The pedestrian crossing from Eleventh and Rio Grandin from Pearl Street. And then you've got, you know, the bike path feeding in from Central Park. That is a mess

[106:07] as far as vagrancy and scary, and not safe, and particularly if it's nighttime, and I guess I would just want to go on record, saying, we are creating a northeast facing courtyard. And let's do what we can programmatically, electronically, whatever it may be to somehow not make this turn into some sort of vagrancy garden. Yeah. And I that comment that I made about the massing of the residential, I think, is, is gonna be really key to that Paseo and that courtyard, that if you have these towering, you know, fully built out residential units, just making that Paseo more of a a cap, you know a canyon that that that does sort of create. it doesn't have that, you know it. It also has to have some kind of a human feel cause. We're just talking about one side of thatase. And I think how these additional buildings tie in is gonna be really key to the functioning of that

[107:17] plaza space and the pose and the entry. So I I do think you know, we're looking at it from this like the site plan. But you know I'm thinking of it more like, more more holistically of the whole development of that block. Oh, I if I can just offer just just to to be fair to our colleagues who are working on those buildings, what I have represented on the screen is clearly a a, an abstraction of of the the floor plates as opposed to trying to suggest. This is where they're. Their design is is headed. So I just I just wanna be fair and acknowledge that what's illustrated here?

[108:01] deserves their their ability to to sort of illustrate what their intent is. And and. Buildings, Justin Buildings, the same roughly the same height as the pavilion. They have. They have a a variation in height somewhere, taller somewhere a bit lower, I believe, as you shift west on the site, and and I think the the staffing trail actually had some imagery that that referenced some of the the work in process. Aha! So I I would very hesitant to misrepresent somebody else's work, but I think there is some some variation in roof, pitch, and height and and density of those as opposed to the sort of very consistent flat blocks that we're showing in some. When are those coming through Deb colony. They're not their form based code. So they are represented as residential development. With the exception of the one facing Broadway, which is the mixed use building. And I believe that the 1 billion and that that particular building and the parking structure for the only flat rebuildings because the area plan stipulates that the rest of them need to be pitched roof based on community input

[109:11] and planning board input over at time. But Chandler. Yeah. More about that middle. If you want details. Yeah, if if you guys want me to just pull up that one slide that shows the buildings kind of in scale, I'm happy to do that real quick, just for fun. So all those wild ideas about the flood channel, like going right through the property, and like elevated Paseo and all that, none of that stuck to the border. Huh! No, because the alter the flood plain into the center of the site was not gonna be a possibility. Engineering wasn't possible. Got it. Okay? So that's the north edge. Yeah, we're looking at Paseo.

[110:02] We're looking down balsam. So the the Paseo is kind of hidden from you right now. Help. Do you have that shot of the Paseo, though where it's like looking into what essentially is the courtyard? I think, Brandon, that's what you're after. Right is, what is the other defining? You know what creates the fourth wall of the. None of these. None of these really show the Paseo terribly well. It's right there. I see it, though. It's that L shape building on the lower left. Right. Yeah. A sort of residential wing that sort of put turns its head onto that plaza. So some of the units will look down into it. Yeah. That'll that may help. And the height is lower. Yeah. Yeah, and the Paseo. So they they came in with a separate infrastructure plan. So the Paseo is kind of designed as part of the overall siloed infrastructure plan. And there are a bunch of

[111:03] seating areas and landscape areas like, it's a it's a pretty cool design for them to say it's not just a straight shot path, or anything like that. Hmm. Is there any acknowledgement when it hits the plaza? Does it like, create an eddy into that, or carve any sort of move into the residential mixed use building? Or is that just like a flat facade for 4 stories. which I guess is out of per. There's entryways. So there's there's entryways, ground floor, residential units all along at the sale. Okay, got it? So we only have a couple of minutes left before 6, which is kind of our hard stop. So Any any dab members have any other ideas or thoughts you want to share before we wrap this up and let the applicant go for the evening.

[112:03] No? Okay. well, thank you. we appreciate your presentation. And I think you've kind of picked up on the idea that this looks like a really incredible project. And so congratulations on that. And hopefully, we've given you some ideas and food for thought and all that stuff. So thank you again. Pre really appreciate the feedback and the comments. There's some actionable stuff here, and frankly enjoyed the conversation. So again. Okay. Likewise, yeah. Thank you for all your time. Everyone. Sorry. We have a couple of more things to do as a board, so we'll just let you guys sort of thank you and We did it. Do we get 2 min early? Is that right? Or are we supposed to get through board matters by 6.

[113:05] Well, I think we're supposed to get through the the project. We have about an hour and a half after the presentation, so I guess I had a kind of a feeling that we wouldn't have a huge amount to talk about, because they've really thought through this project. you know. Obviously So plus we're missing Steven. So we don't know what he would have added to it. Eric. So the next item on the agenda is just matters from the board. Yes, Staff does not have any matters for you unless the Board has any other matters. I guess they'd like to grant. Okay. And I just, I asked Alani. This, I think, earlier today, or maybe it was yesterday. I can't remember. But there's you said. There's 6 applicants for the.

[114:02] Yeah, we 5, 1, 6. Well, there's 6 total where it there was an additional 5 in this new opening round of applications for dab. So we completed for an interview. So far there is one remaining interview next week. and then I believe that we'll be looking to a point sometimes in sometime in June. I don't know if it'll be inclined through Zoom Meeting or not. They're looking at schedules. Right. Well, I'm happy to stay on if needed, but otherwise I'll so I'll see you all at at Rory and Mike's den and my dinner right. We would love to have you for June if you don't have if we don't have a board member as a that particular date. But I'll be in contact with you, too, to let you know. Kind of the schedule for that. Okay. Are you doing dinners again? Is that back on, or did they. There was one. It's. No, it's. They owe us a dinner. Now they owe you one.

[115:01] Yeah, wait. Are they not doing that anymore, Melanie? As far as. No, we have a group appreciation like board volunteer dinner. I believe. Amanda, is that correct? It's an annual larger group thing that had happened. Wow! So the pandemic really shook all the nickels out of the couch. Huh! It's going into this building. I'm not aware of my first vision like board and commission. It may have been a one time right after Covid was like a group thing when we weren't doing you know, private events or anything like that. I think. We did one for Lauren. Maybe. And we don't. That's my day, one for Our last one was for Jim. and it was actually like maybe 2 weeks before they shut down and. Yeah, where was that? I was at Corelli's. No, we did another one after that I think that one was.

[116:03] can we do one more and like this? And. We don't. Those aren't on the. Get it. But we can do them on our own. Right. So, Scott, if we wanted to get together. We did something at the Rio. but maybe that was. Did. That was the Rio right before Covid. Right. Yeah. I think Jim was there. I believe so. Yeah. I think that the Corelli's was on Amason last. Jamison, yeah. where he got his sweet framed piece of photographic history. Part of the party and Zapier for folks, so. Well, we'll do. We'll do something. Yeah, we are planning on something. So I will be in contact with you quite to see if you could still do June. If you're available, if we don't have a

[117:01] new board members seated at that point. But we also have a new planning board member that's going to be sitting in. Right. So that should also be starting next month. Okay. Alright. Well. this was a good review. So thank you. Everybody. Thank you. Very much. Yokes right. Thanks. Meeting is over, I guess. Okay. Thank you. Thanks, Amanda. You're welcome. Take care!