January 3, 2023 — Planning Board Regular Meeting

Transcript

[MM:SS] timestamps correspond to the YouTube recording.

[0:17] We'll start out with a public participation. And this is the time as Vivian has mentioned, that the public Address Planning board on any issue except that for which we have a public hearing tonight, and tonight the public hearing issue is a concept plan review and comment or Redevelopment proposal of 2,747 glass So, if you have any Thank just hey to us it that time to to do that, and you'll have an opportunity to make comments about that

[1:05] John, you're just. You're just freezing up. But I think if During the public hearing a little bit so John, if you do turn off your video, it may help You're definitely lagging Yeah, yeah, just turn it off. So on Vivian, would you care to manage the public hearing? Sorry, public public comment. Yeah, yeah, that's fine. So if anybody, if anybody would like to speak at this time again, there will be a chance later. During the public hearing portion for the concept plan. But but now this is a chance to to raise things that are outside of the agenda. So I just ask if anybody wants to speak. Please raise your hand

[2:00] And it doesn't seem like we have anybody for this for this open comment section Okay. John, how's your connection? Oh, good. Sounds pretty clear Can you? Can you hear me? I'll I'll stay off the camera if the Yeah, we can hear you. Yeah, it it for me. It continues to be garbled lagging, even without your video To in this, well, then, we'll move ahead to discussion. John, do you want to, maybe turn it over to Sarah temporarily while you try signing out and signing back in Sarah, can you take over at this point? And I'll sign out, and in Okay, sure. Alright. So there was no public comment, which means, now we go to call up. I did not have my open. So, Vivian, if you can just tell us which the first callups are, I would appreciate

[3:09] Vivian. Oh! Sorry. Okay, thank you. Because I'm I'm here. I'm here. I'm just pulling it up, Devin, if you can find it faster, please go ahead as well. Okay, have it. Have it call up is use review at 1048 Pearl Street Okay? Does anyone have And and we have stuff here as well Okay, does anyone ha want? Have any questions for staff on this? Call up That is, seems like a no, nobody wants to call it up alright, we can move on. Was there a second? I'm still waiting for my computer call to bring up documents. Was it Yeah, no no worries. There's not. The next one is the concept plan. And Carl Gyler is here as well Okay, so we'll go to the public meeting portion of our hearing. Take it away, Carl.

[4:02] Thanks, Sarah. Good evening, Board members. I'm Carl Giller with planning and development services tonight. Hey! We will not be talking about the Site Review criteria we'll be talking about a concept plan at 2747 Glenwood Court. So let me share my screen. And you all see Yes, I think Perfect. Can everybody see the presentation? Okay? Great. Alright. So I'll jump into just the structure of the presentation. It's the same as many of our concept plan presentations. So we'll just start off with the concept, plan and purpose. Talk about the public notification that occurred as part of the project. The project, and then talk a little bit about the surrounding context, and then weave into the regulatory context what we look at and apply to projects when we look at them, at the concept plan phase, we'll give a summary of the proposed project, and then our analysis the staff analysis of the project based

[5:09] On reviewing it against the Boulder Valley comprehensive plan. And then we'll conclude with the key issues which there are 2 tonight, and I apologize for my voice. I'm I'm fighting a bit of a cold tonight. So key issues tonight, number one is is the site in appropriate location for higher density, residential. And then the second key issue is, does planning board have feedback to the applicant on the conceptual site plan and architecture So starting off with concept, plan, the purpose of it. The board is obviously very familiar with concept plans. It's an opportunity to look at a plan more holistically. Looking at the arrangement of uses. The land uses the building locations looking at transportation options, general architecture, opportunities for environmental or historic preservation.

[6:08] These are things that we look at, as far as part of the concept plan process, we use guidelines that are actually in the code that guide the review. We also put the lens of the Boulder Valley Conference of Plan on the project, and then we kind of dip a little bit into. You know whether or not we think it would be a successful pop project going through the Site Review process but it's really at this part of the process is really to enable members of the community city staff and planning board and sometimes city Council an opportunity to provide comments to the applicant before they prepare a more detailed application. Down the road. Usually a site review. So in this case there's no approval or denial of the application As far as public notification, it was the standard public notification of mailed notice going to neighbors within 600 feet.

[7:01] There was notice posted on the property we've we have notice on the website. We also had a neighborhood meeting on the project held on December first. They were about 7 attendees at that meeting. There was a range of topics that were discussed. You, you may hear from some of those neighbors tonight. Part time, concerns based on the size of the project there was some inquiries about bicycle amenities, and how the site attaches or connects to the to my Elmer's two-mile path adjacent to the site or actually that runs through the Site. There were some concerns about the removal of mature trees on the property in recent months there was discussions about opportunities to maybe get rid of the call to sack there which is something we've actually talked about with our transportation department which they're not at this Time open to getting rid of the call to sack, because it does terminate at a private property, so they would have to maintain that cul-de-sac.

[8:06] But it we we, as staff, also brought that up during the course of the review, and you might have saw that in the attached Development Review Committee comments there was also some concerns about traffic based on the queuing that occurred on Glenwood court Based on the the fast food restaurants that exist on 20 Eighth Street, they tend to back out into Glenwood Court. So moving into surrounding context, you can see it's a rectangular site just west of 20 Eighth Street, north of Glenwood Drive. It's already developed. It was developed in the 19 late 19 sixties and early seventies, with 4 apartment buildings that are about 48 units. Presently very seventys design with a big parking lot down by Glenwood Drive. So they're proposing to ultimately raise that entire site and and redevelop it.

[9:00] So you can see the site is about 3.1 4 acres in size. It's just south of the safe way. That's along 20 Eighth Street. It's right behind the Duncan donuts. There a number of other commercial establishments the Elmer's two-mile path crosses through the southwest corner, which you'll see on the site design that southwest corners, actually an outlaw that's devoted to that elmer's 2 Mile, path. So you can see, because Elmer's 2 Mile Creek flows through there. There's wetland buffers, and there's the high hazard zone conveyance zone, and the 100 year flood plane that are basically confined to that triangular outlook. They it's mostly confined to the, To to that area along where the path is there are some buildings that encroach into the wetland buffer, so there are some floodplain permits that they would have to get especially for the subterranean parking Garage on the rest of the site. The the light blue that you're seeing is is 500 year flood plane, which is pretty common throughout the city to have a site that has 500 year on it

[10:12] These are some pictures. Looking south along the Elmer's 2 mile path, or you see the existing buildings on the left side and the path going to the south, you can see also a vantage point of the building looking west from Glenwood Court So just some of the immediate context with the Site plan imposed on it, you can see there's commercial establishments to the east along 20 Eighth Street, the safe way building to the north, with some other restaurants in that area it's actually fairly close to the diagonal plaza project which is north and to the east you can see the site would be served by 2 transit routes. From Rtd, so there's the bolt and the 20. 8 shown in the in the light blue that turns on Glennwood Drive

[11:04] Moving further west. The context changes from high density, residential and medium density, residual that you see on the left. It transitions down to single-family residential, typical of Rl. One zoning, so you can see some of the single family homes that are a little bit further west. This slide shows the safe way to the north, and also the commercial establishments along 20 Eighth Street So getting into the the regulatory context, we start with the Boulder Valley comfortable plan. You can see that the site itself is designated for high density residential in the brown. So that's that permits more than 14 dwelling. Units per acre. It's surrounded by general business, which is kind of an emerging mixed use. Land, use. It's got park, urban, and other, just to the west, which is again the Elmer's 2 Mile Creek path, as it goes to the north, and then, you see, there's a variety of high density and medium density and low

[12:09] Density residential in the area, and that pink color that you see on the right side is the community business, which is the beginning of the area that's diagonal plaza So, the zoning generally matches the the land use context. It's high density. Residential. 5. So our H. 5. So this zone, basically the it, it allows more than 27 dwelling units per acre. The density is determined by dividing the lot area by 1,600 square feet there's also a requirement for 600 square feet of open space per dwelling unit. It permits by right, 3 story buildings. They could go, you know, for a height modification if they wanted to do more. There is actually a interesting special allowance in the code that a lot of developers may not know of or or are aware of is the the allowance to go up to 40 feet if they do, pitched roofs.

[13:03] It's a special allowance in the code that we've alerted the applicant to just. We thought that that would be a design enhancement to try to get some pitched roofs on on this building. So we're we're also this is like something like moving into like for future code changes. Something we've heard might make sense in the future to take what is it can be applied to the r zones, and maybe make it more pervasive throughout the city with the same standards for pitched roofs. So we just wanted to make the board aware of that. So, moving on to the proposed project. These are some old renderings. The applicant will be sharing some updated renderings which we haven't really looked at in depth. We we typically try to focus on what we reviewed in the formal review. They haven't really changed the design other than just a flesh it out and respond a little bit to some of the side and architectural design comments that we provided in the package.

[14:00] But in this case there's a 137 units proposed on the site. But many of them are actually efficiency living units, which means that they're basically units that are no larger than 475 square feet, typically one bedroom. The way the code counts. El use is 2 el use count as one dwelling unit. So in that case, if you add all the different housing types up on the site, it's about 86 dwelling units per the land use code. They're proposing 3 story multiple, 3 story buildings. There's 2 separate townhouse units that or townhouse buildings that front on Glenwood Drive, as well as the Elmer's two-mile path. There's a leasing building, and then the larger building is composed of the elus and some other 2 and 3 bedroom units, and you can see the the overall site plan on the the right side moving here.

[15:00] You gotta think of North as to the to the right-hand side, this just gives it a little bit more color to to understand how it's laid out. So you can see the town homes on the south side of the site. I mean, you can see the multifamily and El user in that larger building on the north side of the site. There's a fire lane. That's proposed on the north side of the site, based on their consultations with the fire department. The leasing office. The entry comes off of Glenwood Drive. There is some surface parking, but most of the parking is within a subterranean parking garage beneath the the larger building on the north side of the site And you can see some of the many spaces that they have with the courtyard and everything on that building and connections to the Elmer's. Too Mile Creek Path, so as far as future processes. If the applicant were to move forward because the site is over 2 acres in size, and is over 20 dwelling units, they would have to go through Site Review because there's more than 40% of the units would be elus.

[16:08] They would also be required to go through the user view process. We would have to determine the affordable housing at time of Site Review. They they basically give us a preliminary sheet to determine whether they're gonna do on-site or meet meet the requirements in lou following any land, use review approvals. They would then have to go through detailed technical documents, construction drawings, flood development permits, and then ultimately built building permits Alright, now moving on to key issues is the site an appropriate location for higher density residential. So we've laid out in the memo that this is a interesting area. That's actually discussed within the Bowl Boulder Valley Conference of Plan. You can see it's called the Tortoise Street Corridor. Just north of the Boulder Valley Regional Center, which is where 20 Ninth Street is the village.

[17:04] A lot of our mercantile part of the city is just to the south of this, but there are some guidelines that I'll show up on a slide briefly here. That also applied to this corridor. I think there is future intent to look at this area potentially as an area plan in the future. But there is some guidance provided in the plan. You can see the subject site is shown in. Yellow and a butts. This Twentieth Street corridor, and in looking at Bbcp policies as it applies to this project with the diversity of housing types proposed within the project, the needs of meaning smaller types of units in the city doing compact development and Trying to you, housing opportunities near mixed use. We've found that this particular proposal is is very much in line with the policies on the screen, as well as additional policies that we outlined in the memo.

[18:01] This is an area where there's a a greater intensity anticipated in the future of mixed use and trying to make it more vital and more more of an area where people might be able to walk, to transit, and things like that in the future. So we found that it is an appropriate location for higher density. Residential. So this is one policy that we wanted to to highlight. It's 2.1 8 Boulder Valley Regional center in 20 Eastern like, I said, it lays out some guidelines to increase housing capacity in areas that are taken business zones and along 20 Eighth Street. So we feel that this proposal would be in line with that. It's also, you know, similar, although the zoning is different. Similar to what we're seeing happening on the diagonal plaza site where we're seeing an intensification and some increased housing capacity in areas that can take advantage of transit and walk ability

[19:03] These are some of the the guidelines I was talking about, so I'm not gonna go through all of these. But encourage mixed use, ensure appropriate scale and transition to neighboring residential uses, encouraging infill and appropriate places, regional multimodal hubs. These are the things that are guiding these particular areas of the Boulder Valley Regional center on a long 28 street So we've also done a an analysis just based on the information we've been given on the site design and the building design. And we've raised it as a key issued does planning board have feedback to the applicant on the conceptual site plan and architecture. We're looking forward to hearing the boards. Thoughts on that. We provided our analysis in the Memo, so we feel that the way they've laid out the buildings is a logical layout. It does connect to the multi-use path and surrounding infrastructure buildings, would address the Plan Realm.

[20:00] There's a lot of Bbcp policies that talk about concealing, parking, preferably under building, so they do have a large parking garage under the building. We find that there's a good mix of open space, and amenity spaces, as you can see on the site plan. We. We did think that maybe there should be some additional options for green space offered just to try to get more lawn greening up the site a little bit more and more options for mature trees in the future, just because like you have a good portion of the site, that's gonna be you Know, subterranean parking garage makes sense difficult for getting mature trees we feel like that. They should maybe look at some other additional ways of greeting it up a little bit more. So yeah, design should be conducive to large, long live trees It's moving on to building design. Again, we we feel the scale is appropriate for the area. It would be buffered to the west by the creek path that exists on that side.

[21:05] So we feel like that helps create a transition there's good articulation shown in the buildings with the Sawtooth design. We did find that the way the better addresses the cul-de-sac area. I don't know if you can see my my cursor, but this particular area we thought needed a little bit more work. Maybe that's all. To design should be like continued along there rather than changing it. It looks a bit awkward. So we thought that there might be some opportunities to upgrade the building in that area. We also feel that it's very important that the the buildings have a have a long lasting in during appearance by using high quality materials simply applied to the project. Not looking overly complicated, and with a large number of different building materials. But that it looks like a high quality project. That'll that'll be there for years, like I said before we we've encouraged the applicant to consider some pitched roof forms on some or all of the buildings based on that our h requirement or allowance where you can go

[22:15] up to 40 feet we think that this is there would be a good site for that. We also wanted to bill reconsider the building front on global court which I already talked about. So, that's that's basically our our assessment of the concept plan. As we've been given again the applicant will be showing some updated renderings that I think, try to respond to some of those things that we brought up. So that concludes my presentation, and happy to answer any questions Thank you. Hmm. Questions for staff Sarah. I just had one question, Carl. The flat space, the roof, the flat roof.

[23:01] That seems to be over part of the swimming pool. I couldn't tell what that is programmed for It is a. It's a cancel levered open space. And you. You could talk to the applicant about that, too, to get more information. But I I think basically the pull I'll try to bring up this Yeah, sorry about that. I think it's just it's an extension of this courtyard area. So, if this is all gonna be open, so I assume it's gonna be amenities for the pool. It's just. It's partially, you know, covered by the the roof structure. But you could point that to the applicant, and they could point that out Okay. Yes. My question was about the roof structure part. So I'll ask the applicant. Thank you.

[24:00] Mark. Carl, could you elaborate a little more on the call to sack and the transportation departments? Reluctant to allow the call to see, at least on the west side, to be straightened out, and just part of the street I I just because it ends in private property, they say private property. Yeah, yeah. Are you referring to the safe way? Or, yeah, okay, so what's could you? I I I don't understand it, sure I mean I I won't be able to speak as an expert on the designing construction standards, but there are Dcs standards that dictate how rights of way, you know, should turn, and you you know, all that stuff like in basically, with a Cul de sack the city has to ensure that there's a way for for trucks and particularly fire trucks to have an ability to turn around, and if the road were to continue in the future onto the safeway site as a public right of way, then there wouldn't be a need for the call to sack, so then we would we would say, yeah.

[25:12] like why do you vacate that right of way and straighten it out? But because it goes on to private land that we, the city, has less control over there. There is a requirement to maintain it as a cul-de-sac Okay, got you? I I was hearing maintain, as in maintenance. And I, I was like, wait, anyway. Okay, that that that's helpful. Emil Emma. Thank you. John. Hi, Carl, I have 2 questions. So, and you mentioned this in the neighborhood meeting with the input from the neighborhood meeting. What is the deal with all the trees that were removed?

[26:02] Were there. In fact, a lot of trees were moved. Were they significant trees? I mean, what and what does the city would we be with? Yeah. I mean I I I don't. I mean maybe some of the neighbors, if they're here tonight, could give some context. But there were larger trees on the site, obviously that have been growing, you know, since the 19 seventies, this city doesn't really have any, you know, tree protection ordinances like heritage tree protection. But if a project goes through site Review, there is a tree preservation plan that's required, and then through the Site Review criteria, the city can try to protect trees. But obviously you just a by right site. That's not going through site Review or isn't subject to site review. There's no protections. They they can remove those trees So those trees weren't removed. As a preliminary part of this project of a developer.

[27:03] Getting the site ready for the next stage or there's no purview. It it could be Are you saying there's no purview in this process for things that are already done Not until they submit a Site review, application. Got it. Okay, let me see. I didn't really, really see any input from traffic regarding the one access point, right? Got kind of on the south side a suburban townhouse area, and then on the north side. We got the dense, multifamily, and all 137 dwellings would be coming and going through that one access point. What was there any? I didn't see any input from Staff. Regarding that seems to me like that's a lot of traffic using one access

[28:01] Yeah, yeah, I don't recall seeing any comments from our transportation engineer on that issue. Typically our policy is to try to minimize the number of curb cuts of the project. So I I would think that that's kind of more in line with our our policies. But I mean, obviously, we have to look at number of trips and things like that. And we're really not at the stage to determine whether or not it should be more access points at concept plan. There's a requirement for trip generation. So basically, they have to like, give us preliminary. Look at how many trips would be generated during the peak hours, and then we just basically look at that. And determine whether or not, if it goes into site review, whether it has to go into a traffic study. So obviously in this case it would. So it's at the Site Review stage that we then look at the detailed traffic study and a traffic study might speak better to whether there has to be multiple entry points or not.

[29:03] I'm just talking more holistically that our policies are to try to minimize as many curb cuts as possible. So there wasn't a conceptual input from traffic folks just given the numbers 100 3,037 family. Not that I can remember. I mean I I could How house households okay, that's a big thing to move, you know. Yeah, I I don't recall seeing any concerns Yeah. If they if they needed to. If if it turns out that that appears to be to too big of a impact to this single, that's a big thing to have to redo, especially because it's an underground party. So I I just wanted at this conceptual stage there was no input. Interesting. Okay? And I heard you also say something about the inclusionary housing.

[30:00] The actual site room is that Yeah, I mean, you could ask the applicant where what their intent is. Obviously our code is that you know, 25% of the total units have to be permanently affordable, either on-site or in lieu or off site or through land dedication. So that's something that, like they generally have to demonstrate to us through the Site review process. But even it could even go like they could even change that after site review. Right. It's not something that Site review, you know, requires. It's just they have to give us an idea of where they're headed with a project And on that 25%, how are El use counted since they're such a significant number of It's it's still one to one. If they're not counted differently. Okay. Okay. Okay. So they're not counted as a happy unit, like they are for, okay, perfect? No, I knew that question would come up Oh, good! Last comment they they are looking at, wanting to set back reductions.

[31:04] Does staff have any? I didn't see any input from staff on. That is that kind of like, not a big deal Yeah, I mean again, it's it's preliminary. It looks like they would meet all the setbacks on the site. The northeastern West, the only setback modifications that we had done were on the south side, but they were like pretty much. You know. The buildings are a little bit closer to Glenn, with court and a little bit closer to, you know Elmer's 2 mile. We didn't think that it looked out of, you know, out of a context Yeah, you're welcome. Nothing of concern. Okay, perfect. Those are all my questions. Thank you so much. Laura Thank you. Ml, and Sarah, you took some of my questions, but I do have a couple left. One is Karl. You mentioned that because of the high percentage of elus over 40%, that they would have to go through used review as well as site Review. Can you just say a little bit more like, Do do the use review? I don't recall seeing anything specific to elus in the Use Review criteria.

[32:05] Is there anything that changes about use review? Because that was the trigger? Was the El use? Or is it just the regular use? Review criteria It's the regular user view criteria. It's been in the code for quite a while. It was loosened up a little bit back in 2019. It used to be. If over, I think it was only 20% of the units were El use it. We changed it to 40% but I think it's just the assumption that you know, with more more units that are smaller. There could be potential impacts to an area that should be assessed. Through a user view. You know, compatibility with the neighborhood things like that Okay, and do staff have any concerns about the high percentage of elus at this time. I'm sure we'll talk more about this at Site Review. But We didn't have any concerns. Just because we know that there's there's a need for smaller, more smaller units, but also because the the applicant is proposing a a good range of of bedroom types and different types of housing. So we we didn't take concern with it

[33:05] Okay, my next question. It says in the staff Memo that there would need to be a modification to the parking style dimensions, because the plans indicate that the vast majority of parking stalls are compact when usually the number of compact stalls is typically no more than 40% of The required spaces. I want to make sure I understand that. And then just see if staff have any concerns about the high number of compact spaces No. So basically a a standard parking stall is 9 feet by 19 feet. A compact space is 7 and a half feet by 15 feet. So we we do have a concern about the high number of compact stalls like they're packing in a lot of spaces in that parking garage, and they also, from what I' looking at the plans and and their written statement, they hadn't yet put in like where the supporting Posts would be, so we anticipated there would be some loss of spaces as well.

[34:00] But we want to make sure that you know there isn't too many compact stalls. I think in this case we we would encourage them, maybe to lower that percentage Okay. I don't know what the stats are for. Boulder in terms of how many people drive compact cars versus larger vehicles I mean, typically, the code is pretty clear, like, based on the number of parking spaces that are required. It's usually a 64 split. So 60% are standard, and 40% are compact. If they're over a certain number of units, which is the case here. So to go more than 40% would require a modification at Site Review. So there'd have to be some sort of compelling reason that the applicant raises that we could consider but it's not something we've seen a lot of. Usually they, they abide by that sixty-fourty split Okay, thank you. And then my last question you mentioned in your presentation great presentation. By the way, very informative. Great memo really appreciate all the info you mentioned that there's a community concern about cars that tend to queue from the fast food restaurants.

[35:04] I'm assuming, like the Duncan and the Taco bell onto. I think it was Glenwood drive. Can you show us that on the map? Just so that we have, like a visual image of what that looks like, and then maybe talk about, you know, is there anything that can be done about that? I know that was a concern with one of our previous projects that we reviewed for a use review was wood Cars back up outside the site. Sounds like that does have sometimes, and just wondering what can be done about that Sure let me just Let me let me make sure I'm speaking correctly. Perfect. That does happen with some restaurants, not necessarily with the one that we reviewed It's productive. It's the Dunkin donuts It's the Duncan. Have you seen it, Sarah? When I go to safe way to do my grocery shopping. That Dunkin donuts is backed up True. Well, we're getting a voodoo. So maybe that will help with some of the rel relieve some tension. There. I'm excited about the voodoo. Non sequitur

[36:00] Yeah, I mean, I I'm not a transportation engineer, so I don't know if I have any like quick responses to that. I mean, I think it's something that we would expect would be addressed in the traffic study, and they there might. I mean, it's it's an off-site thing, cause it's another use I think it's the combination of that queuing with increased trips during the you know. Morning peak hours that could be problematic. So this particular project would have to respond to the existing conditions. So that's I don't know what the solution would necessarily be. Is there a back way into that Dunkin donuts from Glenwood Court? Is that what's happening is it's backing up on Glenn with Court Yeah, it's it's really, it's really like the queuing. I think I I've seen it comes on every now and then. Okay. I have to get my Dunkin donuts fixed so I I have seen it Okay. I've only ever entered from 20 Eighth Street. So so where is? Can you just show us where is the entrance to the parking? You know the one entrance to the site is, is basically just south of where the Duncan queuing happens.

[37:03] Yeah, right? Right to the south. Gotcha. Okay, thank you. I understand that better now. Okay. That was the end of my questions. Thank you very much. Okay, I, I have a just a couple more questions focused on the on the setbacks which are being re gonna be requested or suggested in this concept review. One of them is along Glenwood Street or Glenwood Avenue. I guess it is, and the justification what's being proposed. There is a is a asking for 5 feet less setback. Then is would be normal, and the argument was that this makes it easier to access the street from the from the Row houses that are being proposed. So is the idea that there would be hack individual sidewalks or walkways from Glenwood Avenue direct to the back doors of those.

[38:09] Hmm! Rowhouses! Come on Yeah, they they do have these sidewalks. Can you see the screen here? Yes. Doesn't, doesn't go to the slide. I want it to. For some reason. Yeah, yeah, you can see on the left side here the there are little walkways. They go up to the entrances off of Glenwood Drive. Right. So what I'm wondering is whether the city has any guidelines or regulations dealing with rowhouse access to the city sidewalk, and you know whether there should be some combination of them, or whether there should be whether it should be shown as shown here with so many individual ones So there aren't any specifics on access to the to the sidewalk, or whether it should be consolidated.

[39:05] It's something that we could certainly consider through site Review, you know, if it made more sense to consolidate them. But I'm not aware of any guidelines that would dictate that And then the a similar question along the along the Elmer's 2 Mile Creek and Bike Path. The open space. Looking at those plans. It looks like a very tiny setback is being proposed there. And yeah, I didn't see any comments in the text about asking for a variance from normal setback requirements along the west side of this project, and Yeah, that particular lot line abuts the the outlaw where where it shows the pollinator gardens. So it's actually meeting the side setback that wouldn't be a front setback measurement there.

[40:02] So it's only on that lot lying that abuts Glenwood drive here that there would be a modification based on this design So so this design, and in fact, in this site layout map that we're looking at right now. It. It shows a very small setback along the west side, but but that is what what is. They're not asking for any variance from the normal Yeah. Not along there. And this this plan, I apologize, doesn't show the the full context. There. There is a a bit of a green buffer along that west side I don't know if the applicant might have a plan that that shows that. But there is some green space there. Okay. Yeah, just for trying to fit everything on the slide. You got a little cut off Okay. Well, I'm I'm just trying to get a feel for whether they're asking for variance. There are no

[41:02] Yeah, and it it wouldn't require any modification along that. Setback, as they have it designed. I I think we still looked at it, thinking, you know, it might make sense to get some more of that green space in that area. However, you know what, looking at that western side, that's also where the Elmer's 2 mile is, and there is a lot of open space there, anyway, so that you already have kind of a buffer And has there been any discussion along that west side along owners to Mile Creek? Open space and bike path, whether they would want to build a wall or a fence separating their prom along the property line. We haven't. We haven't heard that at this point. I mean, it's possible that that could come up at at Site Review Which staff have any concerns or thoughts about them. If it is proposed If they were to put up a fence on this particular project, or on the other apartment, projects

[42:03] No. Along along the west side of this project, along the Elmers zoom out Creek. Open space. There I I I don't know that I can speak to that cause that you know the Elmer's 2 mile path is really managed by, you know. Open space and mountain parks, so you know, we'd have to like. Consult with them about whether it would make sense to have any kind of fencing on. There on their property. I think I think I saw some comments about a living fence or a tree fence, or something like that, and they wanted to discuss with that would look like, since it abuts open space. It was in the staff comments. Yeah, I mean, I think it's something that they could certainly talk to open space about Okay. Oh, thank you. Mark. Yeah, I originally thought this might be a question for the applicant, but I'm realizing how it's probably better for you, Carl, and that is, do we allow kind of double duty for fire, Lanes?

[43:09] I I'm not looking for it to be counted it is open space, but you know that Fire Lane on the north side of the property, without any penetration going to the south into the property. Of a softer surface, cool design that becomes a amenity for people who have windows looking out that north side, or a way for people on Glenwood Court after they've gotten their dunkin. Donuts to get back over to Elmer's 2 mile.

[44:02] No. So, anyway, I'd like to know about how the city specifies a fire lane, and whether they what is there some flexibility there for its design? Yeah, we we have pretty specific standards in our development standards on what counts as open space and what doesn't count as open space. This goes beyond just the site review criteria. It's kind of like the baseline. What you have to meet, and then the Site Review criteria. This extra layer of looking at the quality of it, I would say, in most cases any kind of concrete treatment, or even brick treatment. That's largely vehicular is not going to count as open space Right, I'm not advocating that it does. I'm saying we could. Is it possible to make it nicer so that it functioned? Maybe as visual, open space, connection, etc. Not counting towards the open space requirement, but just make it nicer than you know what's drawn there.

[45:00] Yeah. I I I it could easily be built as a great concrete slab, one end to the other, and that's it. I think it's certainly a possibility. We we already look at projects like with wounderfs where there's like a shared vehicular space, you know, with open space, and it, I think, in some limited scenarios. They might have designed it in a way that where it's very, you know, usable by residents or pedestrians and everything. And I think we would have some flexibility through site review to count it. But I think there'd be a pretty high bar and that's that's something that we've also talked about in the past. Maybe we need to be more specific in the open space standards about Warner. So we haven't. We've we've started to develop some standards, but haven't codified him or anything. But certainly something on our mind, but I think I think there is some flexibility in site review to get it into a hybrid space that's a little bit nicer than a typical, you know. Lane. Right? Okay, thank you. So any further questions first. Now I have. I have one more just following up.

[46:06] On Mark's inquiry to what to degree can we can that fire Lane on the north end of the property be turned into a public access point between, as you say, the Donut shop and the in the in the bike way? I mean it depends on it. It depends on how they set it up. Elmer's 2 mile bike path. I don't I mean it would probably be considered an emergency access easement. But if if it were designed as a an amenity that could provide a connection through the Site Review process, we would look at the design of that space and then we would probably try to get a public access. Ement. If the applicant were agreeable to that. Obviously, you know, the city has some limitations of how far it can push to get a public access. Easement unless there's a connections place, but they might be agreeable to that, you know, putting some sort of access easement that could be used as a pedestrian connection when it's obviously hopefully not being used as a fire access at any point

[47:14] Thank you. Okay. Any further questions of staff. Alright, I think we'll move to the presentation by the applicant. Now, and delicate. I see you're ready to resent. Okay. Yes, I am ready. I think our team will pull up the presentation and I just wanted to say, Thank you for rescheduling us so quickly. We were on deck to go a few weeks ago. I think, on the J road project, and we're all waiting. But understood. You had a big night ahead of you, so we're here tonight. We're missing a couple of people are on the road, but we hope to answer all your questions, and I'll try, and I will try and address a couple of them as I can.

[48:01] As we go through the presentation, and I'll be followed up by our architect. So next slide, please. So I don't see the next. There we go. Just wanted to introduce our team most of us are here tonight, so we have obviously get back one more slide. We're still seeing. I'm still seeing the existing conditions So Esa is our local architect. You'll be hearing from Joe in a few minutes. Studio, Tara and Carol Adams is a landscape architect, and we can talk there's a lot of different landscape features going on in this project, so we can address those as we go through the Slideshow Jva, who you're familiar with is our civil engineer trestle. Is my firm we're helping with entitlements and community engagement. We'll talk about the good neighbor meeting. We had a few weeks ago later on in the presentation, and then we have y 2 K.

[49:04] Engineering for traffic, consulting next slide So I it sounds like many of you have been to the site I have happened to live in this neighborhood for last 20 years, so I've been by and through and near here many times my kids went to Columbine elementary, which is the neighborhood elementary school. So this is an old apartment building that was developed in 69. It was annexed after development into the city. It hasn't weird, convoluted history of an old road connection, kind of a county road that went through it. I think we touched on the Glenwood Court cold de sack, and how Safeway got redeveloped later and differently, so that kind of created some road challenges for us, and having to keep that call to sack bowl out. We like you would love to get rid of that, and create a more urban edge.

[50:00] But we can dive into that later. It's not possible for us to vacate that cold desk it's been one owner for the last half century which has meant that the property has a lot of deferred maintenance, and and it's provides housing it is also, been a place, where there's Been a lot of damage recently. There was a fire there. It's very energy and efficient and kind of this. This site of, you know, a lot of different types of activities. So, as we met with the neighbors, there was a real desire from the neighborhood to kind of upgrade the site, make it safer and upgrade the housing. So that's what we hope to do next slide So, as Carl mentioned, this site is owned our H. 5 l. Which is one of the pockets in town, where we have envisioned for very long time to have higher density housing, and not mixed use development.

[51:01] Really housing, but what we're trying to do is provide a diversity of housing. So you saw a lot of different housing types ranging from very large town homes, with private garages. And you know, multiple bedrooms to much smaller elus with a lot of shared amenities that will really nestle in to the neighborhood and provide housing next to the services we do want to be a good neighbor. We want to help support the local businesses. They are doing well Dunkin donuts is doing very well, but this, you know, will hopefully also place more housing and one thing of note, when we got comments back from our concept review boulder Valley school district, has lost a lot of families and across the district and in Boulder It's double digits. And so, having a local elementary school and building housing near Columbine, elementary is also desired by the Community and Boulder Valley School district. So we hope to create some housing that we welcome families as well as other types of housing for employees and other people that are currently working in the city, and the goal is to be a best of older project and design quality character livability.

[52:15] We are at concept review. It is early on. We look forward to your feedback. We will show you, renderings and the extra time that we have had in this delayed hearing, we were able to really put together some renderings and take the time to detail the lived experience of this community. So we'll show those to you in a few minutes. Next slide. So by the numbers 3.1 4 acres, the out parcel is kind of shown, faded up to the upper left corner, so it includes the developed site, and then this out parcel, which will be wetlands and open space. So we are providing 85,000 square feet of open space, which is 65% more than required.

[53:02] A unit mix, as you can see there, walk up town homes. El. Use 2 bedrooms, 3 bedrooms. Parking is provided at a 140 spaces in an underground garage. We in our pre-out process, we were really encouraged to both. Only have one curb cut and hide the parking in an under, you know, in an underground or subterranean way, and so it's just 7.2 8% reduction. We think this is a very careful balance with the unit count and the neighborhood, and things that we've heard from the community. And so underground. A 115 spaces. Those spaces are designed to accommodate a variety of vehicles, including high clearance vehicles like sprinter view sprinter vans and other things that typically sometimes have to get parked on the street because they can't

[54:10] So. Make it into a garage town. Home garages have 14 spaces there are guest parking spaces of 11 near the entrance on the surface, and 364 bike parking, which is 50% more than required, and those are scattered all over the site entrances The garage near bike maintenance stations, and even in the units. So that, I think, is a very careful number that we've tried to balance with the goals to reduce cars while also protecting kind of the neighborhood and some of the parking challenges there. And I I did want to know again the question was whether compact spaces we I don't believe we have any compact spaces. We can plug up the Site plan later in the presentation. And in our preoplication we did ask the question, if we could have 2 access points off of Glenwood, and the design and construction standards and Site review criteria do require properties to only have one access point. So we would have to ask for a variance to get that, and that has been very hard to do in the past.

[55:03] Our traffic guidelines promote one access point off of the lowest denominator. Street, the lowest traffic street. So that's what we are doing here. And then also providing that fire access to the rear of the property. And I'm gonna pass it off to Joe with the next slide Take it on. Okay. Joe Coughlin here with Esa, the architects on the design team. So, looking at the site plan, I know you guys have had a chance to kind of digest it, but kind of walking through from the left side. They had a lot of comments on stuff that I think we can dive into later. But looking at the town homes on the left side. And, John, you are right. We're moving those ord attempting to move those a little bit closer to the street. That's the main entrance directly off of the sidewalk. And then there's also access point to the other town homes that are part and parcel of the bike path over there, go ahead and turn off

[56:15] And to the bottom left corner is that single access point that Danica just spoke about a little bit. And so that is the main entrance going past the leasing office that will take a look at later, which is really a control point of the site and then wrapping around that to the upper portion is the ramp that goes down into that parking garage. And that parking garage really is underneath that larger U Shaped gray mass and courtyard. If underneath there. No, I'm creating the building on top of the podium, which we can touch on a little bit more later as well. So, then circling around is kind of that mix of units. A lot of the saw to design that Carl mentioned. Those are the Elu units, which are less than 475 square feet a more compact living arrangement that we see as a marketable element here in boulder coupled with number of storage scattered throughout the

[57:10] site and then to the north side or the right side of the page, is a number of 3 bedroom, 2 bedroom. Ellus in the center. There, there is kind of the community amenities that will take a look at the rendering for coming up as well. Next slide. So as Danica mentioned, we did hold the community meeting at the at the beginning of December and receive some great input from the community. Could you go back? One slide, please? No. And we received comments from various numbers of the community, both liking the architecture of it, and in support of the unit types in the mix that we were proposing, we did get comments similar to what we've heard on this call regarding the curb bald out

[58:00] Vacation, which is something we explored previously, and did ask in a pre app application, and didn't receive comments back that it was that was feasible at this time. But we're definitely open to exploring that further with planning board, Staff City and the community getting getting number of comments from the community on just the safety of what's there that ballout pre dates the development of the safe way there. If some of you have been in town a long time, you'll recall the Kmart that was there, and I believe the ballout was introduced at that point, or pitch. If you predate that additionally from the community, they urged us that they'd like to see the project fully parked, which was our intent. As well keeping cars off the streets, spilling out into neighborhoods and providing Hi clearance underground parking so that we can get everybody at the project fully parked there to avoid spilling over in front of neighbors, homes so we received just general support for the concept

[59:03] And a lot of great feedback from the neighbors as part of our kind of continuation of ongoing community engagement. The clients have set up a webinar with frequently asked question forms, ways to reach out for us, and we've also had direct communication with additional community members and are more than happy to walk them through any any additional questions and input that come up. We really see a project that has community involvement being the most successful. Bye. So we'll touch on the architectural intent here. This is this is the town Home View off of Elmers. Too mile, John, I think you were mentioning a little bit about the connection to the sidewalk, and although we have that off of Glenwood Avenue to the south off of the Bike path here, we do have our own cell sidewalk Got here. We do have our own sound great So on this area what you're looking at is kind of to the left.

[60:01] There's a pollinator card, and we'll dive a little bit more in here. But the architectural intent is great movement along the street, through various roof forms high quality materials, and also using the buildings and the community. Spaces truly activate that bike path, the interior courtyards and create a permanent, long, lasting hype-quality product on the site next slide So here's a little bit larger view of that town home again. The people in the foreground standing on Elmer's 2 mile path. There, pollinator, garden, lush, landscape, creating kind of Bolton space to to continue network to pollinators, wildlife across and through. There an open space for people to use, and then a series of these walk up town homes with the front door facing directly out onto that open space to connect the community. Howward and inward next slide. This is a view at that single access point that I believe Ml.

[61:03] Spoke a little bit about, and but we were looking to create. Here is not only a control point for for management that's running the site to ensure safety and access to the site and accessibility through this site, but also we're looking at here is a larger community room that would be open to different community members. You having for larger gatherings for a space might not currently exist. So again, using a lot of the similar materials that we have shown on the town homes, creating a more contemporary look in bringing everybody past this this building as you access the site next slide, please And finally a view of that interior courtyard with the Sawtooth design in between a large mix of elus and what's in the background there? And, Sarah, we're happy to speak more about it with you. But you mentioned that pool the whole kind of ethos of this is to create these outdoor spaces that are connecting indoors and outdoors creating rooms for community engagement.

[62:10] But also for solitude and relaxation. At the same time. So we kind of have a series of of highly landscaped areas that sit right above this parking garage. And the idea is to use modern construction techniques in which we can have a large enough platform there so that we can actually develop large mature trees, either somewhat above that or right in that parking garage podium construction Next slide, please. And just to touch a little bit more on the amenities. Some things. We went through, but this whole courtyard is oriented towards the south, so that we could get the solar access directly into those those open spaces. Some people can use them for a variety of of activities. Additionally, what's not shown in some of the renderings, and it's scattered throughout the site from underground parking garages to smaller areas within the buildings is is having storage for people that live all their lifestyle that might have bikes and a number of different elements

[63:16] that they want to have with them, so that there isn't clutter out in community spaces. But private, secure storage, that that many of us have again in the background. Cool areas spot areas. And then, as Danica mentioned, we're trying to orient this towards not just family friendly, but really a diverse amount of people, be they at any point in their life. And then also have pac oriented areas. Now we touched a little bit on the community amenities which are some things that we think will be enjoyed by the broader public from the pollinator Garden. The public arts that actually does relate a little bit to a comment. I think it was Laura you mentioned about the wall there, and that's the intent is to have like a living wall and organic sculpture that creates security.

[64:03] But also it's arts done by local artists and local entities. Along with the open space and meeting rooms that we spoke with a little next slide. Please And down to the underground park, parking garage, parking in circulation throughout, driving that single access point and have the ability to go down into the parking garage. We envision this parking garage being 100% Ev, and each bike charging ready, which is above and beyond the city boulder standards. Having this garage allows us to create all that open space up at surface and eliminates that just the heat effect that we see again noted already. But this is like going to be a high clearance garage, so that you have the ability to get larger vans and items off the street and down into the parking garage for secure storage. There will be a number of surface parking on site that was shown kind of behind the town homes at the access point for visitors for deliveries, for all the things that we see again to keep them off the street.

[65:11] Accessibility wise. We really have a phone on accessibility. So stare towers and elevators directly from that parking garage to your door on any of the levels has been carefully thought out. We're trying to locate everything with an ease of movement at the top of our minds. And then we did take a look at y 2 K. Put together a traffic analysis that was presented with the pre application and the site does receive a 100% bike score and an 89 walk score. And that's why we do want to be transit oriented and up with large bike parking, not secure. You know that this is really a unique site, that you can get around to a lot of local businesses and a lot of community areas via bike with the bike path directly adjacent to the site next slide, please, and to touch a little bit on sustainability again, additional open space than what

[66:13] Is required, but also bringing in the inclusion of renewable energy resources from rooftop. Pv. And also meeting any city boulder, dark sky requirements, and just having energy, efficient fixtures throughout the system Again, the the architecture is really the forms of the buildings, we've we've taken a really detailed look to try to maximize that solar access so that we're not just being energy efficient through appliances, but also passively touching on all the opportunities that boulder Provides us, and the pollinator garden that we spoke about is about a quarter of an acre which is pretty large, and that would be fully dedicated to native plants and and stops for pollinators as they come down the network of spaces

[67:05] Next slide, please. Okay. And finally, the requested considerations which were a couple of elements that we noted in our submittal. John, I think you spoke a little bit about the setback variances, and Carl answered some of those questions. But we're looking at a five-foot setback reduction based on city of boulder standards. Both to the left, south, and to the bottom of the page, which would be east, we see that's creating the ability to push those town homes up, gives you some open space at the site but also creates that walk up on home. Field, second is vacation of the year roundabout on Glenwood Court. There, we do think that it would clean up the architecture in in in many ways to continue that design. Down the street, and we're happy to discuss with the with the city staff further on, how we can achieve something like that and create a great project for drops.

[68:04] And the community, and then finally, the maximizing of the parking on site, pushing it underground. Currently we're showing a 7% reduction in parking. Again. All of those are standard stalls. 9 by 19, understanding that there will be some structure that comes in there, and there will be a mix of compacts. But making sure that we have enough barking for everybody again to get it off the street, and really contain it securely within our building, and have those fully ev ready for the future. Excellent. And now we'll open it up for questions from anybody or Danica. If you have anything further that you'd like to ask No, I think there were a couple of questions about the roof form, and so hopefully, hopefully, with these renderings, you can see that we do have quite the.

[69:01] We have some pitches and some different roof forms different elevations and heights, also trying to preserve views across the site as you. These town homes have the best views, but we want to preserve the views as we go to the north, for the 2 and 3 bedrooms, and elus. Another thing that I think is probably worth discussing is access to the multi-use path, and you brought up the fire access link it's it's a it's again another. How do we solve this? There's, you know, providing access along this path has created some challenges and safety challenges in this area that we heard from the neighborhood. And so we're also trying to protect, you know, all these access points, but provide really good public access. And I think in our community meeting we heard a lot about how people travel through the site with their dog and their bikes. And so we really want to pay attention to how those paths are currently being used and how they're currently not being used because they're unsafe or creating problems.

[70:08] So we can get into that more if you're interested. And I think the living wall is really interesting. So we have proposed a green living wall. Our landscape architect is on the call, but I don't, Carol Adams is here, but she's kind of in transit, so what we've tried to do is again provide this kind of protection and safety, and also buffering from this very large scale commercial use to our North by also creating green spaces. So not putting up just giant fences, being good neighbors, and then the on on top of that, limiting the connections to the multi-use path. We also heard from Staff. We don't want to push a lot of people and dogs and toddlers out onto this very multi or very busy multi-use path where people are going very quickly on their bikes.

[71:00] So we've tried to manage access. So we have some access onto the multi-use path on Belmont, which is a much slower engaged street frontage. And then we've tried to limit our access along the Elmers to Mile, where people are flying through there. And so we're not trying to provide direct connection. And don't people into an area where they're could be conflict. So I just wanted to note, those have been areas of sensitivity that we'd love to hear your feedback on. And I think that's it, for now look forward to your questions Okay, thank you. Some questions. The applicant, Sarah Thanks for the presentation. I have 2 questions. My question was not about what is in the back of the swimming pool. Yeah. My question is about what is above the swimming pool that I couldn't tell what that area was Dustin, could you flip back to that one so above the swimming pool? There's actually and it's it's in development still, Sarah.

[72:01] But there is again, this is kind of indoor outdoor. It might be a little bit hard to see there in the background. But we basically have a a large overhead access door, so that pool comes comes in and out again, so it can be used seasonally in all types of weather. And then there are rooftop amenities up above there as well. So it's kind of a too high a 2 story height within that indoor pool area. And then another rooftop deck on top Okay? So the windows that look out onto that second story are not someone's apartments. No those large windows directly in the back. Can you see some some kind of green living wall back in that pool area? Those are total and thenity, community spaces On the second floor. I'm I'm sorry on the second floor, where we can't really tell what Yes, Yup, Yup! On the second floor, and then the third floor would even be occupied from that So I'm sorry you're considering what I'm looking at. Then you're considering the third floor. I'm sorry we're just make sure we're on the same page on the third floor. Gotcha sorry? Yeah. Yes, yes.

[73:01] Yes, that is What is that is going to be a public space? Those windows are someone's apartments, or are those windows are not okay. No, no, those are not. Those are into indoor community spaces. Okay, so my other question has to do with, and then I only have. These 2 has to do with a location of the leasing office and the location of the entrance to the parking garage. I wonder if that entrance to the parking garage, where it is actually interferes with your. The intention of the programmed open space that you have, because it's gonna put people sitting on those comfortable looking benches right next to where cars are coming and going. Have you thought about other locations? Maybe switching around the Lasing office location with the entrance to the parking group Big double change. We we have actually explored a number of different options and there's a there's a fairly sizable level change.

[74:00] There is, that ramp comes down so the site really slopes from on the right side of your page is higher and kind of slopes, although seems gradual, it is a larger site, and there's a couple of foot difference there, and the ramp would slip underneath that we see pulling the leasing Office directly to the streetfront, creates a much, much more active street front than having a ramp there. So, how screening and fencing, and so people can drop down there so that they're really not. By the time they would get tight to that program. To open space would already be probably 6 or so feet below grade at that point, and then continuing down and May I just follow up that? And so what is the what is going to? What would you imagine will be the divider between the ramp and the open space? Yeah. Is it just a wall? Is it? What? What what you put there to really protect people?

[75:02] Not from getting hit by cars, but from the sense of being next to a garage Right right from being next to all the busy cars. So again providing some form of screening, and probably looking into something similar to a living wall type of thing that might have a buffer. Obviously, we're going to be required to have you know, railings in certain spots as that ramp drops down. But really creating a buffer, so that you are not mixing car traffic with pedestrian relaxation and safety. Honestly. Okay. Laura. I just and I I wanted to point out that He side I think, Sarah, your questions are really good. There's a bike, do you see the there's a bike separated entrance into the garage which is on the I don't wanna say south, but it's not the east, side, and so that I think

[76:03] we're also trying to separate the bike and provide a really easy bike entrance. I don't know from my team. If it's possible to flip those 2. That could be a solution. I don't know if that works from an engineering standpoint, but that bike traveling, maybe, would be better serve next to the open space But we we actually think it is better on the south side of the drive, because, as people come in on the bike, you're not crossing vehicle traffic, so it's much safer to have it on the south side. It's important to note also, I mean on the east side. Yeah, that that plaza in the middle is 3 feet higher than the level of the driveway. So when cars make the turn and start down that ramp, they are sitting below the level of the ramp. There. So you really don't have those vehicles at the same level. They're approaching below the level of the common area in the yeah.

[77:04] Okay, got that makes sense At the bottom of that ramp. We don't have a an image of that lower level garage. I don't think on the Powerpoint, but the parking for the garage under the building is directly below that leasing office, and again the attempt was that they can go down the ramp on the south side turn immediately into the bike storage and not have to cross any vehicle traffic in the garage just in terms of the safety of separating those bicycles from the vehicles Alright! Thank you and thank you to the applicant team for the presentation. Very informative, loved it. I am well, I'll save my comments about being a big fan of this project, but very positively inclined. Love. What your concept is and what you're doing. I do have a few questions, Danica. You mentioned. I think it was in your presentation, Danica, that there is bike parking inside the units.

[78:05] And that's counted in your bike parking spaces. Can you allowaborate on that? Maybe that was Dustin Okay, huh? Well, so it I I did say that there is bike parking all over the site, and there's a very extensive garage as we mentioned as you go down that bike ground. They're also in the little. I think it's the there's little it's hard to see on the side plan. We can pull up our full set of plans to show Dustin, but there is storage units, a a associated with each of the smaller units, so you could put a bike in your storage I'm not sure if we're putting bike racks. In the the small units, but there is parking throughout the site at all. The entrances to the near. The elevators near the outside entrances, and I think I wish we could see our garage plan. I think that would just Okay, we that's okay. Danica. With the garage.

[79:02] We've got a number of a large number of bikes securely stored down there, as well as a bike maintenance area. But outside each of the studio units it's important to note, we've got a storage area dedicated to each studio outside the studio, coming off the main quarter. That's large enough to store bikes, kayaks, cattle boards, those sorts of things. Recognizing that because those units are smaller, those residents will still have storage needs for bikes and those sorts of things that in some cases they may want to have closer to the unit. So in addition to the bike storage under the podium, we've got about 80 square foot of storage space for each individual. Elu unit, as well as 8 by 16 foot decks off of Eclu, as well, just to provide an adequate amount of outdoor living space, combined with all the common amenity spaces within the building

[80:01] Yeah, I think I think that's a great idea. I know that having common bike rooms, some folks have expressed hesitation around putting a really expensive bike in a common bike room where it could accidentally get damaged, or you know, or any anything could happen to so I think having those individual storage. Units, is a great thing. I was just trying to understand how you're counting your bike parking spaces. None of the bike So it sounds like for each of those elus the 100 and some elus that storage locker is counting as a bike parking space No, we haven't counted the storage lockers at all. With respect to bike all the parking counts we have for Biker. In addition to the storage lockers. Okay. Good to know. Thank you. Appreciate that. Cause. Some people may not use it like something with my store, snow tires and other things in there. But the important notice that we have about 80 square feet per unit set aside for individual private storage, for those specific units Yeah, I think it's a great idea. Another question Excuse me, can you say so? Who is just speaking now?

[81:02] I presume it's a member of the applicant team, but I don't see a name, or Hey, sir. Okay. Thank you. I'm sorry. It's it's Eric Smith with Esa architects you just can't see me on the screen Joe's much better looking than I am, too. We'll keep them up on your screen Oh, okay. Are you sitting next to Dustin? Where are you physically located? Up. Yeah, they're right in here turn the camera. That's me right there Excellent John. Thanks for asking that question. I was also mystified Sorry about that. I should have identified myself No, no, that's okay. A little mystery is good in life. Danica. I wanted to follow up on something else that you had talked about. You mentioned that some of the residents currently feel that some of the pathways through the site are unsafe, and that that's something that you're trying to address, and that you could elaborate on that. Can you talk a little bit more about that? What's what's going on out there Yeah. And I'll I'll pass it off to maybe Rob, who the property owners who've owned it now for several years.

[82:03] I believe there's the gate up kind of in the long two-mile. Elmer's you. I don't think you can see it in the Site plan, but there's, you know, as soon as the fence is put up it's taken down and it it starts to become a source of activity and encampments, and and you know, things that the neighborhood is identified as not Feeling safe. I think the property owners have been trying to continuously keep that safe. So you know, there's an element of you know, when we redevelop this, how do we activate it? And make those dark corners less scary, and also understand that people use. There's traffic patterns. People like to come through here to get to safe way. They feel unsafe getting to Safeway and other locations on. Here they come through with their kids or their dogs, so I don't know, Rob, if you want to elaborate on that a little bit. But I I just I do feel there's a delegate balance. The site has 4 sides of kind of public facing areas.

[83:16] Great And so really trying to create operations for the public to continue to travel through the site and not create more dark corners, I will note that there is one area that I don't think we talked about too much, and if Carol was presenting, she would have expanded on this fire Lane that's kind Of going through the middle of the site. Maybe I don't know as a pointer, but it's hatched, and it has it's actually very pro. Yeah, right there, it's very programmed. It's got it's a fire lane. But we're actually showing some pop jets for kids which you could have, you know, in the Fire Lane, because they don't impede access. We're showing, I believe, a little taught lot bouldering area protected and some barbecues. So we're also trying to activate the spaces that are on the multi-use path and create a good interface. So that areas a little bit more public facing, whereas maybe the interior courtyard in the pool is, while open, is more resident, facing.

[84:05] So that seems like a really nice. It connects very well with the curb cut, and allows a path of travel through the site that we think people are using. Now, while also not creating too many small paths through the site. Rob? Do you want to add anything? Yeah, thank you. Danica. And so it can I can. I, just before you do that, can I just clarify? Yeah. So when you talk about travel through the site you're talking about a sort of on the the top edge of our screen here, which I guess is the West. There's the Elmer's 2 mile path with that triangular pollinator garden, and then that's where the entrance to the path is right from the site. And then you're saying people would travel what is downward on our screen from that? From the path, through, actually through the middle of the site, and then out your main access point. Is that? What No, I'd I'd like. I'll step in here and and address this for you. My name is Robert O'day. I'm a consultant for the ownership group of this project.

[85:00] I've been involved extensively from the beginning. The idea here is to keep the pedestrian traffic within the site to primarily residents of the site for safety and and expand living experience within their there are existing access ways in public have connections between over 2 mile and the safeway shopping center that are you know existing Multi-use path that's just to just north of our property site goes in towards the back of Safeway. It's already established. It's a common route. The only connection that's there. Presently is. There's a small gate in the fence on the far northern boundary of this parcel, so it would be the top right corner of the screen, and that gate, as Danica mentioned has been a vector for all kinds.

[86:00] Of community problems we've had a range of drug dealing issues and penny cry and it's been a point where of access control that we've not been able to well secure. So as we're anticipating that North End providing direct access into our units there, we'd like to put a a nice living wall and create a condition that's safe for residents here, but that does not provide yet another public pathway through what is very private space. Very proximate to people's home entries and ground story windows. So, so you're thinking that in the future, and and I'm sorry I did visit the site. But I did. I'm not familiar with how people currently travel through the site. Are you envisioning that in the future the public, not the residents, but members of the public, will travel around the site on. You know the Elmers too much, and Glenwood Court and Glenwood Drive and the fire Lane, but not travel through the site what what are you envisioning okay.

[87:00] That's correct. That would be our. That would be our preferred condition from both the safety and access control and and activating the sidewalks. And existing public. Maltese paths that are there, and one of the things we find often in development like this particular in areas where there are a lot of dark spaces like there are in the Elmers 2 Mile Park, and there have been a range of problems everything that we can do to activate with eyes On those existing paths and encourage the use. Those existing pathways is really beneficial towards community safety and public safety. That is very Jane Jacobs, and I'm in favor. Could you just point out on here? Just so I make sure I'm not great with maps. Where is the access point onto Elmer's two-mile that you do think that your residents will use? I think you mentioned. There is one access point that you intend to remain open

[88:00] Right there. Okay. Correct. It's there where? Where that that curve is or where the arrow is, and then, if you proceed south Dustin, maybe you could go down to the corner. So this intersection here, this is one. During our pre app process we actually had quite a bit of communication with city staff about and it's what informed our design that Joe took you through about how residents will access the units that face that outlawed pollinator garden one of the things we heard loud and clear from staff was a desire to keep people from directly accessing at points other than the corner, so that we've mitigate, mitigate, and minimize. As Danica mentioned, the potential for conflict between cyclists and pedestrians or children. You know, who might be coming or going off on a random access point. So we've really tried to control that to one and place it at a location that maximizes the site line views to minimize conflict between pedestrians and cyclists

[89:04] Okay, so, I I'm sorry if I'm being repetitive, but you do envision that residents will use this one connection. But you're hoping that members of the public will not. Correct. Okay. Great. Thank you. Good to know. You're welcome. Thank you. I have a couple more questions, I'll try to be quick in the memo. It talks about the size of units, and it does say, you know, 475 square feet or less for elus, and about 1,500 for a three-bedroom unit. Okay. I did not see a size for the 2 bedroom units and for the town home units about how big are those The 2 bedroom units are about 900 to a 1,000 square feet. 2 bedroom. Too bad! And the town homes And the town homes are roughly, I think, 3 stories and a few include the garage. I think they're roughly 1,600 square feet

[90:00] Okay. Thank you. Another, a question in in the memo on page 70 it says that El Use will be quote at a price point that can be comfortably sustained by an individual without roommates. Do you have a target for what you think? That price point is either in terms of actual dollars, or am I Hi, sorry problem. That's right. You're dancing here for one camera we don't yet have a number on that. These will be our intended to be a market rate, but our intent, by providing a a variety of of unit types is that we can provide a nice inventory of the smaller units that are attainable for a broad cross-section of this community that right now is challenged for Inventory

[91:00] Yeah, and I know lots of people who would love to be able to have a place of their own without roommates. A 100%. Yeah. For one reason or so I was just curious, you know, if you have a target for what you're thinking, that what is that price point that can be comfortably sustained by an individual without roommates. So if that is something to give us more information about it. Site Review. That would be greatly appreciated That is something we will take under advice when we will work to have that for you. And as I'm sure you guys all appreciate perhaps more than most, we're in a very dynamic market right now. Yeah. 1 one thing I might want to add, this is Eric. There was a question raised earlier about the inclusionary zoning whether that was on site. Our intention at this point is to provide all of that housing by a fee, and Lou, and we do have a credit for the 48 units that are on site. But then there'd be a fee in loop for the remaining requirement. Oh, I'm sorry you have a credit for what 48 units on site

[92:02] Well, there's 48 existing units on site that if we remodeled, would not have would not trigger the inclusionary zoning. So we get a credit for those 48. So we have to pay inclusionary zoning on the remaining beyond 48 units Gotcha gotcha the additional units that you're adding, Thank you. Correct exactly just on the Delta Okay. You anticipated my last question. So it did say in the memo that you were not that you were thinking cash in Lou rather than onsite affordable. And can you give us some insight into? Into? Why, you're thinking cash in lu versus onsite Well, I think just in terms of the trying to provide a project of this nature with all of the podium parking the expense of doing that. I mean we do a lot of affordable housing as well. Our company does. And I have to say we don't have any big affordable housing projects that have all the structured parking, all the amendment. This project has it so from a price point standpoint, it just made a whole lot more sense to do the field

[93:07] Okay, thank you. Those were my questions. Mark. Gonna be true to form and start talking about parking. But you know that's not my only interest. It just happens to be what I ask a lot of questions about. Have you decided? Will the parking be? And and your underground parking? Well designed and very expensive. Will you offer that with a separate rental fee from the units, or will each unit get it's we will be separated and paid Typically, we'll do those with a separate fee Okay. So if I show up without a car and a bike, then I would wreck my unit, and I wouldn't have a parking fee, and if I show up in a 3 bedroom unit with 3 cars, and I want to pay for 3 parking spaces, I would pay the market rate for

[94:18] Those 3 parking spaces. Yeah, right? Correct, but I will add, there's no current plan to have any fee associated with parking of bicycles, just vehicles. Right great, that that that So if somebody wanted to store an Airstream trailer, or you know, if they had a a sprinter vein, a camper down there, they may pay a higher number to park that vehicle, given the fact that we've got to have a twelve-foot clear ceiling to do that. And if they're driving a prius, that parking fee is going to be less Good, good answers, and a good segue into the next question, and this may, since you guys don't have a the parking plan in our packet.

[95:05] Just so. The other planning board members can see at this page 56. In our packet is the parking garage plan, and I'm happy to share my screen if Did you pull it up? Custom? What the parking level plan? We'll see if we can pull it up here to to get it on the screen. Okay, either, either, either, either. I'm misreading the plan or there are a number of tandem parking spaces is that what I'm seeing? Or am I not reading the That no, that is correct by memory. I believe there are about 19 tandem parking spaces in the lower level garage. That that sound. And based on this, based on the studies we've done. If we've got, you know, some of these people that may park a vehicle like leave a camper or a van, or something like that, and use another vehicle, they would rent the tandem spaces Great. Okay, that that explains a lot. Okay? And the accessible spaces on the surface, would those be a mix of of rented spaces or public?

[96:24] Okay. How? How do you handle accessible spaces with separated and paid parking Basically the accessible spaces on site are the open public spaces. You may have guessed that show up to visit somebody in the Broadcast, so we need to have accessible spaces available for the public. The the residents would all have access to the parking underneath the podium inside. So we have accessible spaces there that would be associated with the accessible units in the building.

[97:04] Okay. Alright. And and the last thing I I ask Carl from the city, and and then you touched on the kind of programming of the fire lane with the popup fountain and and that sort of thing. Are you? Oh, there's okay. So That's the parking level. I'm sorry Yeah, yeah, that's okay. But that. But yeah, so just so everyone can see the the the, why, the number of tandem parking spaces which which I'm a an advocate of. So, yeah, you can see it. There. And and mark, it's ravo day again, if I can add one minor comment while we do have the parking plan up. The question had come up earlier about how the bike access works. So you'll if you'll notice in the bottom left corner here. This is a separated bike access that would spin cyclists down into the bike storage and bike maintenance area.

[98:07] And we've worked really hard to keep that design underwear. The leasing office would be, and such that as person coming in on a bicycle would not have to cross paths with either pedestrians or motor vehicles Yes, great, I I I I I'm I'm get. I'm I'm kind of holding fire on many positive comments about that. But for for later. So the last thing again, the last question going back to that North Fire line, have you guys investigated or thought about ways to program that to make it less scary and make it more attractive. If you have a window looking out onto that area, if you are passing through.

[99:02] But something beyond a a straight up fire line. If you guys discuss that Yeah, I. It's a good question, Mark. Before I flip it over to Joe, and from an architectural standpoint Carol Adams studio. Tara has worked very closely with us, and we spent a lot of time studying the the 2 fire or 2 emergency accessor is one to the north. Which you can see here. If you have the screen up. I'm in front of you. We're transmitting it through To the north. So there's the area to the north. With the emergency vehicle access I think that's the one you were directing your question to. Specifically so. Yes, the idea there is to have very high quality a paper type setting on the the ground some sort of permeable paving to the extent we can handle from an engineering standpoint to carry the way to the emergency vehicle that we need to access the the spot.

[100:03] But to do so in a way that's very aesthetically pleasing, and that that has a very, you know, high quality, permanent view. That also maintains well over time, and part of that is planting, and from a planting standpoint Carol's for a lot of time and energy. Into this, we do know that that's on the north side of the building, and the way safe way is located proximate to it. It creates some sunshading so we'll have to be creative about our planting types. But she has a lot of experience in this area in this climate, with similarly situated, you know, type, tight spaces is confident we can do something exceptional. There. Joe also mentioned, you know, from a aesthetic standpoint, the intent of the team to bring in some public art. This is an area that we think would be a natural for that to create some visual interest for the residents who are back there.

[101:00] And and again part of that whole experience on that north side is going to be making sure that it's a very safe feeling environment. And that it's very well lit in in an appropriate way, so that it's easy to transit for residents who may access a unit back through that way, and that discourages any sort of you know. After hours, loitering or hiding, but also in a way that doesn't impact dark sky setting, which we're we're very committed to. So we see that as an exciting area, as Danica mentioned, the second emergency turnaround area, the hammerhead. That's kind of central to the site we have. We've studied that area a lot and think there's there's gonna be some really exciting things we can do there that that make it an exceptional area for kids and families to get out and enjoy, especially in the summer time in the hotter months with some pop jets, water play type

[102:05] Stuff, and then also just to to make it an area that would be a natural, for you know, Little Blue Blue Grass Quartet to come in and play our little jazz for tat to come in and play entertaining in the evening time, and and be kind of a natural community gathering point without Jeopardizing the functionality of of that piece for emergency vehicle, for her Yeah, that's correct. And and rob, just add Sharon's on the call, I think, pointing out to me Jba, that we will have, I think, some rain gardens on the west end of that North Fire Lane, and we're open to making that as cool of a fire lane, as we can so you know Absolutely. Let that we wanna work out. So it's not just a paved, you know, skateboarding ramp, or whatever. So, Sharon, did you want to add anything to that Yeah, so per fire code. Actually, we won't be able to go any deeper into the site that 150 feet per, David, Lowry's requirements with fire for the fire.

[103:02] Marshal, so it only half of what's shown will actually be Fire Lane, and then the remainder will be kind of an area will likely put water quality. By retention it might have walking space room, and at any space on that area, but I think it's kind of open, for you know, how do we make that fire access? Work with the other requirements that we have to meet for the site Yeah. Okay, great. Thank you. Last last quick question. Another parking question. You show 6, you you state that. Correct me if I'm wrong, that all the parking spaces could be electrified for charging. And you show 6. At at the beginning is by the time you get this done, I assume you would read the market and 6 teams, awfully few given current TV sales, etc.

[104:07] But I assume that's just like a holding place. For now for concept, review. Yeah, exactly. We we want to bring service to the building. The the biggest issue with adding these electric charging stations later is the power requirement coming into the building to accommodate those and our plan right now is to make sure we have enough adequate power and circuits in the garage to power Up a 100% of those faces and in the related mark, putting the conduit in place to be able to handle distribution of that power inside the garage at the time that we plan to deliver the project, it's our intent and what was there some middle pack was to have more than more Day one charging stations that are required, and that's you know.

[105:03] That's what we showed in the site. As I recall, we're almost 50% more than are. We're required. I think we're at 9 and 6. We're required. Alright, little little Fuzzy math there for me. But our our intent is to deliver more, and then the other piece that we're watching. And I think this is kind of to where you are going, you know, with an evolving market towards, you know, electric transportation you know one of the things we're very keen on, and and are keeping a really close eye on is the evolution of ebikes. And one of the things we're determined to get as right as 10 be gotten at the time we develop it is providing charging for ebay's in a secure bicycle storage room because ebikes are heavy. They're cumbersome. They're they're expensive, and it's not the type of device or asset that somebody wants to try to lug upstairs or up an elevator simply to charge.

[106:05] Right. So we we kind of put the team to the challenge of figuring out, how do we anticipate a future where 100% of bikes that are in a storage area of this size could could be charged? And make sure that we're anticipating that going in. But I think that is as true as it is for bicycle you know. We're seeing some, some introduction, the market of some creative scooter technology that people are adopting. But it. It ranges out all types of utility, bikes as well, and I think it's just a very rapidly evolving and exciting space. And we're determined to to provide the power to help, encourage its adoption. And the other piece just you know, since Mark, you want to talk about tar parking, and we could talk about it all night. I'll take it advantage of it for just one more second I I think I think some people don't want to talk about it all by

[107:02] Yeah, now, I I just wanna say notionally, you know our intent here. Given, the the location on the path, and it's got such a wonderful walk score and bike score is to create a place in this is one of the drivers for going underground on the parking. We see this more as a vehicle storage area, more than a typical parking garage. We think people part their vehicles here to store them and use my occasionally rather than being dependent on them. As they are in most other developments. And that's why we have such a high number of bicycle stalls. And and, you know, have really focused on the pedestrian connectivity Thank you. Great that answers my questions. Thank you very much. Ml. Thank you, John, and thank you. Applicant team 4 year presentation.

[108:01] And for answering all these questions. So so thoroughly, I will follow up on that parking, how you envision the parking being used as storage. So I read through your what do you call that? The written statement, and and how you are proposing the project. So you talk about close proximity to the largest and fastest growing primary employment center, and I'm guessing that that is part of the thinking as to why people are going to be using their cars on a daily basis because they're close where what primary employment at 10 or do You feel is within that range to have people not be What I think there are. There are several right. We've got a large number of employees who are at the retail center to the north and to the east, and all along the 20 eighth corridor, and then we have a large number of people who are engaged in employment in tech you know

[109:16] in the nearby office headquarters that are just to the south on your twenty-eighth and Pearl, with both the Google campus. And then certainly by connectivity with the bike paths, especially along the Goose Creek path, out into the new flat irons, Business Park development and the jobs that are forecast to be out there. We think this is a natural place that somebody would easily hit on a bicycle, or, you know, an electrode scooter, or some sort of alternative mode that you know we might not even yet understand Okay. So I'm I'm really hearing that the market is the Google campus. And further east, cause. I'm guessing the people that are working in that could donuts or safely, are not gonna afford market rate.

[110:07] Well, there, there's there is! Apartment here, but we haven't heard the price point for the Elu, so maybe they will Right. And there's a very diverse range of employment types that are along that 20 eighth corridor. I think that's an important to acknowledge, and it's certainly something we look at when we think about the unit mix. And young families. I mean, there's there's all kinds of employers that are nearby there that you know, cover pretty diverse range of incomes Okay. So my next set of questions are architecture oriented. You talk about high efficiency construction in your in your overview letter or overview information. So, can you give me a little bit? What do you see? As high efficiency construction? Or how are you using that term? So appliances insulation, quality of the insulation of the windows.

[111:03] The pre wiring for TV panels on the rooftops of these units. Those are all things that impact the energy footprint as well as the heating and ventilating and air conditioning systems. We select and orientation. I mean the other big issue. If you jump back to the site plan. Dustin, with all of the shape of the building and the Sawtooth we've created, maybe go to the go to the Color Site plant top of you would place. We've tried to orient on all of the on all the if studio units we've got those oriented either southwest or southeast, and the whole courtyard is oriented directly south. All of the town. Home units, with the large expanses of glass that they south and southwest. We were really very cognizant of trying to make sure we got a natural store orientation in terms of the layout of these units on site as well.

[112:11] The swimming, pool, that whole courtyard that faces due south takes maximum advantage of the sun, so really a lot of what we were doing was based on the orientation of the buildings on site just to try to take advantage of natural solar. Input to these units. So all of the balconies that are on the the town homes as well as on all of those studio units face either southeast or southwest. So they get even morning or afternoon sun. So that slot air, courtyard, oasis. Have you done a shadow analysis cause it's surrounded by tall building on Well it it is in the morning, of course, that sun comes from the east will cast shadows from that side, but midday, even on December 30 first on the shorter day, shortest day of the year, midday we've got direct sun coming in directly from the south into that courtyard, so that

[113:08] orientation gives us the best possible access from a solar standpoint in terms of of exposure compared to that courtyard going east for West, where it it creates more of a problem with solar orientation in the winter. So solar you're talking about. I only saw one area noted That, said solar array on your. It was on one of your One of yours overall accident metrics it it identified a solar. So what percentage of the site or what percentage of the he electricity that's being required for the project? Do you think you will be able to supply? Propose with photovoltaics?

[114:04] Okay again, if you, if you look at your, it was the axle that showed the whole property, and it identified one wall with affordable pay. Yup, yeah, we're we're still looking at the people and doing the engineering work on that. We're not sure exactly what the size of that array will be on there yet. One of the reasons we've got the roofs laid out as we have, so that we can get solar up there. Take advantage of exposing on that solar without any shadowing from the roof slope. So it's something that currently we're studying. We'll be in a better position to answer that questions, to get further into the project Do you have a percentage of offset that you're looking at meeting, trying to meet with onsite renewal Not at this point. We're still studying that Okay, and just to clarify when you're talking about Ev ready for cars.

[115:00] And bikes. Does that mean that they will be easy ready? Or does that mean that they will actually be available? Well, we wanna make available absolutely as many as we need one of the challenges that we have with how fast that whole world is developing today with the types of chargers and so forth. What we don't want to do is put in charging stations for every vehicle in there, and find that we don't need them in 5 years from now technology is different. We're changing something in there. So we want to make sure that as we come to market with that building we've got conduit into every single parking space so that we can easily run wire and set the charging device depending on what? Where the technology is at the time, on the charging devices. But our intentions. To make sure, we can absolutely provide charging for anybody who wants to charge it. Vehicle. Okay. There, whether it's a car scooter, bicycle, or whatever That makes a lot of sense, you know, to be anticipating that things are gonna change rapidly in the India charging world.

[116:08] Well, and we're we're starting to see electric scooters and electric motorcycles, which obviously are designing for much higher operating speeds in the electric bikes that don't have petals on so all of that technology is changing so much and the charging systems for those we Really, we're seeing those change very quickly as well. So we want to stay out in front of this completely. But not so far at the front that we put stuff in. We have to rip out before it gets used. Well, I look forward to seeing how the onsite renewables play out. Because you know the whole point of going electric vehicles and electric find the buildings themselves is to get onto a cleaner energy source. Yeah. So you do have the roof capacity, I think, and I would encourage that over our, you know, creating fancy shapes just for the sake of fancy shapes.

[117:03] I would rather see that the shape be about maximizing the solar potential on the site. So the next set of questions I have and they're just a couple are around affordability. It would be nice to know the price point for the elus when you come back. I think that that is important, since there's such a big number of them, and it is a and I think I'm a missing component of housing in the city. So that would be interesting to hear. So my question, you have a lot of amenities on the site. The courtyard. Oasis, the grilling chill play, etc. Etc. Are these amenities equally available to any of the residents on the property Yes, yes. Perfect. And you also talked about you're gonna be providing onsite housing for the employees

[118:01] Is, that Yeah, so just just to clarify, those are employees of this project, not employees with in the community in general. Yes. No correct? And are they located in a particular area, or would they? The open to any of the housing Right now. We don't have it specifically assigned. I think that will depend on what employees we hire and what they're situations are. If we end up with a family with kids, they may be in a different unit than if we end up with an individual that is living there on his or her own Right? Bye, okay, those are all my questions. I appreciate your time this evening and thank you for. Thank you for your answers. Thank you. Sarah. Thanks, John. Okay, I have 2 or 3 questions. The first, why do you not have underground parking on the south side of the building of the development

[119:03] We do. It's under the buildings there. If they're in private garages on the south side of the town office. When I'm looking at the garage layout. It's only from the ramp to the north. So what do you Oh yes! That that's where the podium is located. The podium doesn't need to go further south, because we get all the cars we need under the podium from where it starts there were. The ramp goes down and the unit on the south side. The townhouse units have private garages under the under the unit itself, at great in the back of the unit That great, but but That that area is also getting closer to the the panel. Yes. In that location. This is Sharon from Deva. So I just wanted to clarify to the public a podium would be harder to do in that location Correct. In fact, actually, when you start at the very north end of the site, we're at grade at the north end of the site.

[120:00] And as we, as the natural site, slopes down to the south, as you get to the edge of the podium right there, that that courtyard area is a about 4 foot above the driveway, Jason to it, right there Okay. I'm not sure what that happened. Not So, if we were to try to continue continue the podium south, those townhouse buildings would be sitting way up in the air. We wouldn't be able to get pedestrian access out to the sidewalks Yeah. I'll add one other reason, I think, is the we want some surface parking for visitors visiting the leasing center and the office and community space. That was another thing. The community identified is keeping surface parking, you know, off the streets and podium parking is very expensive, as we've mentioned, and also it's difficult to grow large trees over the post so we've tried to split the site and have some underground. Parking as well as no underground parking

[121:00] Alright! My second question is this play area that's at the far end of the southernmost fire. Yes. That's This is for kids. Okay, but it's along a bike path that you've just told us produces has produced thus far some It. It's all fenced off there. Actually, isn't that where the gate is Well, there's an access gate that will be controlled. But then that there's Spence from that gate all the way down to Glenn would drive And is that gate? Is? Is that fence the size of the fence, the height of the fence that was in the drawing Right now we've got that planned at about 4 feet tall. There, possibly higher. We haven't finalized what we're doing. There exactly yet, but we want that fence to be open. In other words, of metal, break, type of offense. Alright, but right now you have it at 4 feet, but you have a kids play area at at that sense area.

[122:02] Just wanna make sure understanding what that is. Oh, that's yeah. Actually, the fence where that player is would be probably 60 call, and then it steps down as you go further to the south, in front of those town homes Okay, so just be be prepared. I'm gonna suggest, make some suggestions about that. When we get to our discussion, and then you mentioned something in a response to one of Ml's questions which made it sound like, you will actually be renovating or maybe it was Laura's question. You're gonna be renovating some of one of these buildings rather than building a new cause. You talked about. Them. Ml, don't take your head yet, because you don't know my question. You said that there you might get a credit for existing. Units when it comes to the Oh, the way that the way the code works is that when we pay the inclusionary fee, if we replace all 48 units on site, come down, those existing buildings are torn down.

[123:07] If we built 48 units back we would not have any requirements. Pay the inclusionary fee, because we get credit for the 48 units on site. We don't have to pay an inclusionary fee for the existing units. Only the increase in the density that we're adding to the site Okay. So it's not. It's not, in fact, renovating. It's you'll be tearing everything down Exactly. None of those buildings stays. Everything on the site is bullshit Okay. Those were my questions. Thank you very much. You bet! Alright! You're more Beautifulora No, you're okay. Am I muted? Can you hear me? Okay? Alright. Sorry about that. Just a quick follow up to the discussion about electric bike charging, following on some of Mark's questions and comments.

[124:06] I don't know if there are folks on your team that have a personal experience with, you know, various models of electric bikes. I only have experience personally with one model of electric bike and the battery charging is extremely finicky, has to be monitored by a human. It says right, you avoid your warranty. If you leave the battery alone. So having bicycle charging over the units, might be challenging. Oh hmm! So I, as I said, I only have experience with one bike model, but with my electric bike I could not just leave it charging in a garage situation without, I think, voiding the warranty. So Now that I'm not familiar with my mind, I just plug into my garage and leave it Yeah, like, I think if you leave it on it, it says, never leave it unattended, and it also has, like times for how long to leave it. And if you leave it charging too long, you shorten the battery, life and stuff like that.

[125:02] Yeah. So it might just be the model that I have. But just making a note I think that's one of those things that is evolving so quickly in my family. We have 2 of them, and they have different charging deals. That plug in you can't interchange the charging from one bike to the other. But that technology is changing so fast it's hard to keep up Agreed. I just don't know if you have someone on your team who can consult about that. Yes. Sort of thing you might run into issues with your residents, with whatever model they have. Thank you. So that was my comment. I'll lower my hand. Thank you. Okay, I I just have a couple of quick questions just to clarify. If I understand what your proposal is to exclude all. Non residents from from the entire area. Is that correct? Not in, not entirely. We don't envision having public access through the sites, but we do want to provide community spaces that could be used by the larger community, including new gathering rooms in areas like that

[126:12] Okay. So because I was a little confused with what Danica was saying about the the thrill, the thrill and chill and the kids play area access to the to the community path. So those gates are intended only for the use of residents of of this project. Is that right? Yes, the grill, the grill and chill, and that play area are really residential. Document. Use only we do anticipate that the leasing, building and community spaces design such that we have rooms in there that can be made available with public to sign out. We just want to avoid. We we want to avoid the concern with safety in terms of the private play areas on site. So if we've got residents, the neighborhood that want to sign out to do a meeting or something in the community room, we totally want to make that available to the broader community.

[127:13] But want to make sure that we don't have people camping out and pitching tents on our property, so to speak, just in terms of living there. Unless they live there Thank you. And I thought I want. I think I was confused. I confuse that issue. I apologize. The pollinator garden up in that western corner is open to the path, and would be available for more public access, which is about, I think, a quarter of an acre. We haven't spent a lot of time talking about, but that is part of the property Right. So you don't propose to fence off that that garden? There No correct. And at some point there was also some mention of providing space for community gardens of some type for for residents, I presume, but it's unclear to me.

[128:07] Looking at this map or plan, we're where that would be. If you can see the cursor moving, it's right. Search in the center of the plan on the upper section. There, adjacent to the path on the inside of the project fence Okay, so so that would happen some some might there given the construction of events to the West to to make it useful as a community garden. Then huh! Yes, that fence would be an open rod arm type fence, so that sun would come through there. And that's on the south and west side, so it gets. Good afternoon, sun. Okay. Thank you. Laura, I see you have another question.

[129:00] Thank you. Just a quick follow-up triggered by by your point, John. That that access point to the Elmer's 2 mile path by the play area. Did I hear somebody say that? That would be a controlled access point like, Are you? Cons? Is there going to be like some kind of a gate with a key card or something for residents? Or how are you going to control the access? There That's our intentions. There'd be a controlled access for the gate. There a key or a couple And the and the gate would have some kind of Key ear code. So only residents can go through that gate That's that's what we're anticipating is the key system on the project. And we're maybe jumping ahead a little bit too far. But we would probably end up with an electronic key system with a fob, and that flop would be used to be able to get people through that gate as well and just to clarify Lauren. The existing access way onto that path that's on the north end of the property today. And historically always has been locked and access controlled

[130:05] Yeah. Okay, I went, yeah. When I visited the site I wasn't looking specifically for Gates, but I remember getting onto the Elmer's 2 mile pretty easily without going through any kind of gate. Maybe the gates been removed Yeah. Well, the the. There's a recurring, persistent problem with the locked gate being broken, removed, destroyed, etc. And and that's something we're we're determined to to make right with this Okay. Thank you. Welcome! Okay. Any further questions of the often Seeing none, I'll say, thanks to the apple, and let's see 15. So we take a 10 min break and come back for public hearings. So we'll come back at the 8 25

[140:24] Okay. See how many people show up here again

[141:03] Hey! Vivian, I think we'll move right into the public comment section of the hearing. Would you like managed Okay. Yeah. Sounds good. We already have a couple of hands raised. So just wanted to thank everybody from the public that's still here with us tonight. And encourage you to go ahead and raise, hand. If you'd like to speak, and I'll I'll call on you in sequential order. You'll have 3 min to share your your comments or questions, or general feedback on the concept plan. Devin, are you ready with the, with the timer? We'll start with Jodi Kagle, and next up is Barbara Middleton. And just give Devin a couple You just indicate Devin. If you're ready with the timer

[142:08] Give me a second. Let me just see if he's here. Yep, we're ready. Just go ahead for the first participant Okay, Jodi, please go ahead. Okay. Good idea. Okay. I have one question that I have not heard anyone address that the neighborhood has been discussed cool You? Can you identify yourself? Please Okay. Okay. Hi! I'm Jody Kagle. Hi live at 31, 75 on Glenwood drive, and I. Many of us were wondering what your plans are for when you have torn down this place during people, where will you be?

[143:02] What is your plan for parking during that construction period? Oh, are we able to respond or be like a response Absolutely. You'll have a chance to respond at the end of the public comment. Section. Okay. Thank you. Bye, I would recommend Jodi. You use the time for any other questions, or or just let us know if you're if you're done I'm done currently. Thank you. Okay. Thank you. John, do you want to listen to all, get all the questions, and then answers at the end, is that right? No. Yeah, okay, next step is Barbara Middleton. Please go ahead. Barbara, you have 3 min

[144:00] Great Barbara Middleton, and I'm at 31, 34 Westwood Court in the Willerbrook section, and I think this sounds like it. Just a wonderful project, and I was at one of the first meetings. My question is, and I came late. I had a had a conflict and so you may have talked about it extensively. When the staff were talking but I didn't hear very much at all. I heard nothing at the Glenwood Court discussion today about any kind of, although I saw some. Ability access for people who are either by age or by some kind of ability, challenge how they're going to work in to the what we usually call handicap parking relative to, I know the underground parking for handicap is near the elevator well, that's great but if you're Resonance is way someplace else, and you have to park, and then you have to go up in an elevator and then, if you have a walker or a cane, or whatever you have to find some kind of you know some way to get to your place, is is there not going to be any place

[145:16] Or even to have a visitor come who might have some challenge that would have to go down to the parking garage. Park, in the in the hand ofcap parking. Take the elevator, and then try to get to your home somewhere for access. Just so many places around Boulder have handicapped challenge parking in it's nowhere near where somebody has to go, especially like dog parks and stuff like that. So it's like, let's not just check off the little thing. Oh, yes, we've got it. Let's make sure that it can be used by people and it's not just about age. It's about anybody who might have some kind of challenge, and especially in a place like Boulder, where there's so much activity and so much skiing, and people can get injured and have some kind of challenges. So I just like to make sure that that is looked at in a way that let's not just mark it off and say, Yeah, we did it.

[146:04] Let's make sure it really works for the people who need it. Thank you, that's all I have Thank you, Barbara. Next we have Barry Erdman, followed by Katherine, Zachary, and Barry. Please go ahead Thank you. I attended the public presentation. My name is Barry Herdman. I live at 31 99, Westwood Court, which is directly across the street in the Willowbrook. Town, home assistant, and was the President for about a dozen years. And they're about 30 years. So my my comment has to do with parking. And I wanted to say overall, I was really impressed with the design and the attention to detail, and trying to make it such a beautiful upgrade.

[147:00] So I'm in in favor of the project as an observer and user in the neighborhood for over 30 years. I want to just point out that The way back. Co-OP is short on parking, and so people park along Glenwood to go down Elmer's 2 Mile Creek to get to Ray back, discount tire on the cross across the street. They have an overflow parking problem, especially when people change from the regular tires and snow tires there is a inadequate parking, so they use the at street parking along Glenwood. The Glenwood parking has been reduced because of the those cool white road barriers that are trying to slow down the traffic along. The wind, so we illuminated some parking spaces. There and then there's no parking along the access to safe way.

[148:00] Everyone's talking about dunkin donuts. There's there's a few other fast food. Entrances there the Dairy Queen, and and so on, and and so that's that road is a on the only south access from Safeway, out of their parking lot. You have the inflow of traffic going to the fast food restaurants and then I'm concerned about if if several people have visitors in the complex and the available visitor parking is filled up, will there be visitor parking underground, or are we relying on street parking for visitors Who have no additional space, because single family units, people have friends over on a Friday night or anytime during the week, and I can imagine the the public spaces might be inadequate and I'm directly across the street and it's a busy thoroughfare in

[149:00] Glenwood. There's, as you all know, limited use west traffic access from Broadway to 20 Eighth Street, and so Glenwood has been a busy cross street. So it just brings attention to me in these 1010 s. I have left to try to address the public issue with the surrounding surrounding businesses, and and the need for parking Thank you. Thank you, Barry. Katherine Sukwin, it is your turn now. Please go ahead. Okay. Thank you very much. Thanks for the presentation, Carl, and also to the applicant. I have 2 2 concerns and 2 requests of the planning board if it's appropriate to make requests out of the planning board in the review process that you're going through.

[150:00] I live nearby. I'm in the Iris Hollow neighborhood, which was also planned to urban development at the corner of Iris and Folsom. The southeast corner, and in conversations with my neighbors of, especially for the last couple of years, when we've had warnings to evacuate for fire. Or the potential to evacuate. It's pretty difficult to get out of our neighborhood, anyway, on a in certain times of the day, but as traffic is moving from the west part of town to get out of town to the east part of town in those access roads it can be difficult to get Out. And I actually started the process of contacting and having a conversation with city council, because in the new legislature the new law, the Boulder County Wildfire, mitigation and emergency Services ballot measures. There really isn't provision for evacuation plan.

[151:04] And just watching what happened last year, in East Boulder County, and what almost happened just a couple of weeks ago. Here. I am concerned about the density of this project in at this time, because we don't have an understanding of how we'll all get out if we need to. Secondly, I know there's a lot of debate about high density and crime, and one side of the argument is, I've done some research. Is, it creates more crime because there's more anonymity. And the other side of debate is that you've got more eyes on the street and you've got more funding for public services, and I can see both sides of the coin. But I went a little further, and I found a study that was done by the city of Little Rock, Arkansas, I think, in collaboration with the University of Arkansas. Literature and I want to ask the city count the planning board to maybe take a look at this data because it was fascinating to me.

[152:03] What they determined is, if you've got, and this is from their executive summary When you have large, which is 5 or more market rate, apartment complexes, and condominiums together, it appears to increase the vulnerability of properties within a 1,000 feet, to violent crime, and if you look at Glenwood, and then our net, you're already at a Headcount of Those large scale buildings that's much higher than 5. And if you go across 28 Street you've got Glen Lake Apartments and all of those buildings as well over there, and I just would like you to take a look at something. Some of this data and see what you think about it in light of adding another high density pattern into this area. Thank you very much. Thank you. Katherine. At this time I just like to ask any other members with us here from the public tonight to raise their hand.

[153:02] They'd wish to be called on to speak. Lauren, I don't have your full name, so please introduce yourself. Please go ahead. You have 3 min Yes. Yes. Can you hear me? Okay. Great. Hi! This is Lauren J. Hammer, and I, too, am one of the Willow Brook residents across the street. Thank you to all of my neighbors for your comments. Overall. I was very impressed by the presentation, and have a great appreciation for the thoughtfulness involved in the presenters. I want to commend them for the foresight to include the 80 square feet of storage for the Eelus. I think that's quite wise. I also appreciate the attention given to the importance of bike storage. Both conventional and electric bikes, and I found that conversation about the different type of bike plugins really interesting.

[154:01] I'll sorry. Appreciate the mindfulness to the growing use of electric bikes and scooters. Lastly, or 2 more things. One is I really want to echo Barry's concerns concerned parking as a nearby resident. That's my greatest concern and issue, that there'd be sufficient parking, because while we have this wonderful aspirational vision of minimal car usage, that's not consistent with the public transit options that we have at this point, although I do see the electric scooters and electric bikes Possibly transforming that in the coming years, in terms of how people get around Central Boulder. So I just want to express concern about sufficient parking. And to me that means a minimum of one space per bedroom, or you per studio. Elu and per bedroom for the other units, plus sufficient visitor parking. I think that's it. Just thank you very much.

[155:00] I appreciate everyone who's shown up, and the obvious thoughtfulness involved in this project Thank you, Lauren We have no other hands raised. Please go ahead and raise your hand. Now before the public, hearing portion of the meeting is closed. Okay, we do have Craig Zimmerman. You have 3 min. Please go ahead. Okay, thank you. Yeah. I just joined a little while ago. I didn't hear the presentation, but I I read through all the information online, and I also think it looks like a good proposal. The one thing, or maybe there are a couple of things. One thing that I'm concerned is that I the cul-de-sac area on the East side, west or not. That's what right? By safe way, I'm thinking, rather than leave that as a call to act, it would be really nice if you bump that out.

[156:04] And so that it remains like a you know the the street with being the same, so that you could add some green space there, and not have the the big asphalt circle right? And just make it into a roadway, and also then it's not straight, either. It's kind of nice to have a little bit of a curve, so that people don't use that as a drag way, and it would. I mean, then you could either put more units in there and continue the soothe. Look where I saw mentioned that going to the flat there was not as desirable, because it wasn't a good transition, so maybe do the Sawtooth there, and add more green space as well, and get rid of some of that asphalt it would be nice. Then, if if the developer paid a little bit into that to allow that which I think is a better look for them, and adds more green space to the area for the city as well, yeah, the other thing I saw in there, that I guess I'm concerned about were the trees being planted because it's

[157:13] Not real clear where the underground parking, be. Exactly. I don't know if it's only underneath the actual. Units themselves, so that the roots need to be able to grow all the way down. So I think that's a valid concern that needs to be washed out for. And I am also concerned in in walking that way quite a bit. Going to safe way. The the increased traffic, and also across the street is the Dunkin donuts. A lot of times people will be in the drive through Lane, and it goes all the way out into the street there, I mean, I've seen 4 cars deep waiting on the street to try and get into Dunkin donuts and that place is packed. So I'm just concerned about that, like at morning rush hour time when people are trying to get in and out of there because that's right.

[158:05] And across from where the entrance is going to be for the, for the, for the development. So other than that. I think it looks pretty good. I'm excited about the space, looking a lot better with a lot of greenery. I like that. There are so many trees that are gonna be put in there. And I just say, do everything we can to keep the green space green roofs would even be better. I saw the suggesting for a slow proof up there. I think that's a good idea, too. So that's it. Thank you. Thanks so much. Craig. Alright! Okay. Looks like no other hands raised Okay, thanks. Very much. Move in. Okay. I'll bring it back to. Oh, should. If if Staff or the applicant has any quick responses to issues raised by in the public hearing, now is the time that they can respond to them, but very quickly, please

[159:06] Good. This is Eric Smith. I'll respond to just a couple of the comments related to construction parking. Our competitive plan at this point is to start the initial construction will be the podium for the buildings on top, which would leave that south third of the site open and available for parking for construction vehicles for story materials and so forth, and then once the podium is complete because Of the tall ceiling height, we'd be able to park construction vehicles in the podium when we finished up and worked on the townhouses, which would be the last thing we've built on the site. As we back out of the site. So from our standpoint, this is sort of an ideal infill site to be able to park on, because we have the South Third let's say, available for parking on the surface while we work on the podium there was a question brought up about accessibility as well, in Terms of placement, of the parking spaces. The code is very specific in terms of the location of the accessible parking spaces to the closest entrance point or elevators. That's what we've done in this plan.

[160:12] We also then would designate the units on each floor, where you get off of the elevator, those accessible units to be located closest to the elevator, to minimize the walking distance for anybody who is mobility impaired to any degree so that we have those parking spaces as Close as we can to the units. There was also a question brought up about the visitor parking, and we've got about 11 or 12 visitor parking spaces on site on the surface as well as obviously somebody coming to visit somebody. They could be led in by a by a unit owner tenant into the underground parking there, but we also have those spaces on site that could be used for guests parking. There was a comment made also about the the bulb out on the street, as we've indicated, we'd love to see that bulb out.

[161:09] Go away, and it seems to us that there are public emerging access seasons on safely. The Fire department police department can drive in an ambulance right onto the Safeway site. They can't stop access there. It would seem like any future redevelopment of the Safeway property could come with a requirement of a through connection. So it would seem to us that with some creative planning, if we could eliminate that bulb out in the road now would really improve the street exposure and the pedestrian access from Glenwood drive up Glennwood Court safeway store we do know There's a Lot of Pedestrian activity that occurs in that area. One other comment on the parking, because we are accommodating a lot of the Paul oversized vehicles in our underground podium. I'm not aware of any of the other apartment projects in Boulder, currently, that have the high clearance vehicle parking.

[162:08] So anytime you go to one of these higher density projects around the residential neighborhoods you see a multiple of Rvs and Vans and so forth. Parked on the street because they won't fit in the typical garages or parking spaces. We want to be able to accommodate that, so we can get them under the building. There were comments raised that we heard at the neighborhood meetings as well. About just the general quantity of parking. We're trying to be sensitive to what we have seen. The city historically do in terms of requiring reductions in parking. We're happy to park this project, one to one. But I think it's just a question of balance. And what planning commission in the city are comfortable with in terms of quantity of parking here. So those are really all of my comments. Okay. Thank you. So I'll bring it to the board now for discussion.

[163:00] Hmm! But we've been faced with, or asked to address 2 questions, and it would be great if we could put them up to talk about them. We won't be taking any sort of a vote on this, because the whole point of concept review is just provide feedback to the applicant to consider before coming back to this for a site review, which is when we do take a formal vote regarding approval thanks for putting those questions let's focus our our discussion on these questions one at a time. And so let's let's begin with talking about whether this site is appropriate for for this high density, residential development Thoughts. Alright!

[164:00] This is a clear yes for me, both based on the underlying land use in the Boulder Valley. Comprehensive plan. The policies that staff highlighted around, you know, wanting more residential density around the Boulder Valley Regional Center and the 20 Eighth Street corridor. It's right adjacent to a shopping center, and commercial uses. It's hard to think of other sites in Boulder that would be more appropriate for high density residential. And this developer hasn't requested more heights they're trying to do the most that they can with the height that is available to the zoning. I mentioned the land, use the underlying land, using the Bbcp. But also the city zoning on top of that is the Rh. 5 high density. It's hard to make an argument that the site is not appropriate for high density, residential I know. Yes, I I absolutely concur. I do believe the site is appropriate for identity.

[165:01] For all the reasons that Laura state, and I like that along with the kind of the number of units that they're looking at, that there is the thinking of different ways storing and accommodating. Transportation on site. You know the Ev. And the for bikes in for cars and and thinking ahead to scooters and all the other all the other ways of getting around. I think that that will contribute to supporting density Okay, let's see, Mark, what do you think So I concur with Lauren and Ml. I hearken back to, I think, the second place I ever lived in Boulder was a college, and 28 in an efficiency unit on a dense transit corridor, and I really can't think of no finer place for this sort of density than

[166:13] than this location. I also wanted to mention that during Mike tenure on Tab, the tab and staff have a little bit of a tussle about the bus. Rapid transit and right turn lanes on 20 Eighth Street, between Iris and Canyon, and I I just want everyone to know that there will soon, soon, in transportation years. I don't know when. Be a project to convert 28 Street, and this is where Tab had some part. A to a full 6 lane, so on the west side of 28 there is intermittently a travel way and a right hand turn lane.

[167:05] A dirt ditch it's it's it's just kind of a haphazard mess along there that will be a continuous bus. Rapid transit and right turn list accommodating what someday, we hope will be bus wrap the transit between lions, boulder long month older, coming in and all coming in onto under 20 Eighth Street. So when I look at this sort of doing one block away, it's not next to, but it's close. That sort of transit that I look at this and say, This is this is transit, oriented development, and it hasn't really been focused on but 28 Street will be a real transit area. More than it is now. So I'm I think the location is a appropriate, in fact, more than

[168:06] Okay. Who? Sarah? What do you think? Okay, that was short and sweet. I agree. I think this is a an appropriate site for the nature of the development that's being proposed. Okay, so let's move on to a discussion of the concept that is actually being proposed here on the the architecture and the aspects of design that are interesting to all. Sarah. Thanks. So I I think the design itself is very lovely. I do have some concerns. I'm concerned about the town home. How close they are to the bike path, not because there's something wrong with being close to the bike path, but because in your design there is bedroom on the first floor, and you've talked about safety issues with regards to folks accessing the current, development from the bike path and

[169:21] I just feel you need to either figure out a taller fence option or go back to the required or the regulatory setback, so that that first floor, that ground floor bedroom is a little more secure, and that town home feels a little bit less right on the path I agree with That Staff's comments about more opens, more usable open space, and making sure that you have figured out how your trees are going to survive into maturity, being planted in boxes.

[170:01] Since you are building your planting them on top of the parking garage rather than in actual, making them, as I call them, free range trees. I do have some concerns about that concerns. I I I personally would prefer that the access, the the car ramp. I I I understand your argument, for where you have placed the car ramp, but honestly, I think I would prefer to have it. The between where you have the the leasing building and the the driveway to into the town homes, so that you could have more open space available to the residents. I mean, you've given up a lot of space to to driveway. Now you may have to. It may not be changeable, but I would love it if you all would look for ways to really make that open space as can large and as contiguous as you.

[171:14] Possibly can, and I just wonder if the moving the ramp might be a way to do that, and Those are my comments. Thank you. Hi to ml Thank you, John. I am. I'm gonna bring up something that I'm not sure we have staff to answer. And this is, hey, Sarah! I was nodding when you were ha making this, bringing this point up, because this is a point about the If somebody on staff could clarify the issue of there being existing buildings on site that are going to be completely deconstructed and removed.

[172:09] So the site will then have 0 housing on it, and then those original what did he say? 46 units that are currently existing will not be counted. Tour. Yeah, in the, in the total count of The required of the percentage taken for inclusionary housing, and I think I know this came up on the Arapaho Annexation project. My understanding at that point was that that's not codified. That is something that is a precedent that's Staff has done. But it's not codify. I would like clarity on that, because I I think we can't give.

[173:03] I don't think we can continue to get give this affordable housing away, if, in fact, it's not caught away I'll I'll take a stab at that. I'm not part of the the Help Inclusionary Housing staff, so I don't have as good of an answer as they would have my my Knowledge of it is that obviously, it's it's based on the amount of units that you're adding to the site. So there is a credit for what was on the site before. But I'm not sure if it's actually something that's codified or not, I can certainly follow up with the Ih staff and and send you an email, or an email, to the board tomorrow, if if that works. Right, and I think that the the caveat here is the units are going to be removed. So they're not gonna remain. They're not gonna be remodeled. They're not gonna be rehab. They aren't existing on site and will remain.

[174:00] They are going to be completely irrelevant. So the project is going to start. I'm dirt, and I think I I I get it. If they were existing, and they're gonna remain. Remove them from the thinking because they're not part of the new construction. But that isn't the case in this sense, and I think that's what happened on Arapaho, and I believe that the answer at that point in time was, it's not codified. I I would like clarity on that, because I I think, give it the need for forwardability. I don't think we can let 46 units walk away from the requirement. If we don't have to. So I would absolutely like clarity on that, and it get that in front of the applicant as well, so that when this comes back we are absolutely clear as to where we stand with with that requirement, so that aside speaking sorry John I I had to bring that up because I think we

[175:13] This is this is Need that clarify but for key issue number 2, go ahead. Did you have a Yeah, I think this is absolutely the appropriate time to raise the issue. Thank you. So I'm glad that you did. In fact, if you hadn't, I was going to so Oh, good! Good! It's not just me hearing these things so regards to key issue number 2 at far be it from me to micromanage. Another architects project. So I I think that we made. We had some good discussions about the concerns and considerations that we're interested in on this project. I would just highlight that, you know in again the statement about the architecture you talked about high, efficiency, construction, and I think there was even a comment highly novel architectural design.

[176:11] I I would suggest that as you develop the project for the Site Review, that you take the that. Intention that goal, and begin to manifest it more than you already have, and and I I'm thinking about the onsite renewable. You talked about the passive qualities you talked about that access to the solar, etc., etc., and it's self shady, awesome content. I would really encourage you to use the roof and create a photovoltaic plan that, in fact, supports that kind of thinking and the amount of electric vehicle charging that you want to put on site.

[177:13] So play it through to the source which I think is the goal of moving to E. That electrification is that we have a cleaner energy source doesn't get cleaner than on site. So that would be my biggest comment to you. Regards to the site and the building design. And just as a reminder, our energy code is not the highest energy code around the town of Superior has got a higher energy code to. We do so as you're developing the project, aspire to a higher standard, I think that would be great as well. Thank you so much, and I do appreciate the project Laura

[178:01] Well, first I wanna thank Ml. And Sarah for your comments. I thought they were very suit and well taken to be considered by the, as I mentioned I gave a little preview earlier. I'm big fan of this project. I think it. I really want to commend the applicant for thinking about what the market needs and what the city of Boulder City Council Planning Board have said that we need. I do think this is a very appropriate spot for the high density I I am supportive of the amount of El use here. I think that is a product that we don't have much of in the city, and there are a lot of people that would like to be able to afford to not have to have roommates. You know. I know people in their thirtys, in their fortys, and you know they they, our single income. And they would like to be able to have their own private space. So I think that there will be demand for this I. And this is an operational consideration. But I would definitely recommend that the applicant, thinking, think about having some portion of these units available either month to month or with a lease that's easy to break for people that need something cool and temporary.

[179:04] And this product would be a godsend for for a lot of situations in life that happen unexpectedly. And there just is no accommodation for that. With the rental market in Boulder. So love the Elu concept. There's a lot more to love about this project. So I just wanna you know, put a marker in the sand to say I love the amount of open space that you have. I love your your thoughts about all of the diverse programming that you're planning the community garden concept, especially some people may have doubts about that, because you're I think you're targeting a rental market rather than an ownership market and people worry well, a community garden requires Commitment and time, and you're not going to plant something if you're planning to leave quickly. I do think that there will be a population of people that would be able to sustain a garden like that. I've seen it happen in other for for rents, properties with high turnover, and they have absolutely just beautiful community gardens. So I love that you have. Excuse me, included that concept, love the pre planning for the electrification for cars and bicycles and the accommodation of the sprinter vans. It's been mentioned several times living in a neighborhood with lots of sprinter vans parked on the streets they don't fit in people's garages.

[180:18] I think that's very insightful of you folks. Good foresight, the subsidized units for the employees. It is so wonderful to have you know the person that does the maintenance live on site, or the person that does your snow removal and your yard care live on site and be able to be there. If there's an emergency or something that happens. So I think that's a really good again, insightful component on your port on your part. I did wanna support an uplift. The comments that Staff made, and the things that they're asking the applicant to think about. Ml's comments are really well taken about maximizing the solar photovoltaic potential of the site. And I also like Staff's idea of taking advantage of that provision in our H.

[181:01] 5 to be able to have a little bit of extra height for pitch roofs. I know you're trying to guard your view sheds and think about solar exposure. So you have a lot a lot to juggle, but I do think it's worth thinking about. The pitched roofs for for a little bit more interesting architecture but I wouldn't say that that takes precedent over like the photovoltaic aspect of it. I agree with Ml. On that 100%. I think those are my major comments for the applicant. I did. I did want to say. Oh, one last thing about the the concern that was expressed by the community for about visitor parking spaces I don't know what the applicants have planned in terms of like people inviting their friends over to use the pool I know that that's a thing in other complexes That I have lived in and visited, that you get, you know, for example, 4 guests can accompany you. So your 11 visitor, parking spaces are going to get rapidly eaten up on, especially on holidays like Labor Day or Fourth of July, where people are inviting their friends over to come hang out in all these beautiful spaces, and you know I remember living in a small apartment and part of the sales

[182:01] Pitch was well, you're not going to be in your very small space all the time. You're also going to use all these beautiful community spaces and people also would want to do that in community with their friends. So I do. I I wonder? Maybe the city staff have something to say about like. Is there a guidance in terms of how many visitor spaces you have to have available per housing unit or per bedroom, or something like that? But I do think it's worth thinking about where those visitors will park. My last comment, and I think that this is broader than this particular project. But I want to again put a marker before we we lose sight of it. One of the public comments was about evacuation in an emergency, and tonight was the first time and I'm new to planning board. And so there's a lot of stuff I don't understand about how the city works, but this was the first time I had heard that there is a deliberate push on the part of the city to say that no matter how large a site is no matter how many units are on it there's a push to have

[183:00] Just one curb cut and one entrance and exit because of our vision. 0, which is a safety concern. But I'm wondering about the wisdom of that policy when you have something like over a 100 units that might be using one exit in the case of an emergency. So, maybe if Staff can make that a a staff information item for us at some point in the future, I would love to have more discussion about that on a broader level than it's just this one project. Those are my comments. Thank you. Mark. Oh, I agree with almost everything. My! Oh, Harts have said, I'll address and else thing in the moment. But in addressing the site and the feedback about the site, I I really feel like, this, you know. Some of these, some of the people on the applicant team are familiar to us, and it's almost like they've been watching some other concept reviews and site reviews, and that taken to heart.

[184:02] Some of the but the planning board has had about parking, about electrification, about a bike and pedestrian access and and bike infrastructure. So I commend you for for those things. And so, moving away from well S. Into parking and and transportation for one more minute I would encourage the applicant as they move along, to investigate. Having a car share and bike, share partner, help them, design bike and car share infrastructure into into the site, so that if I arrive without a car I don't want to pay for a parking space, but I periodically need access to a car truck that I I can have access to that

[185:01] On site. So I, you know, and there are a number of car shared partners out there doing exactly this sort of thing and same thing with a bike scooter shares. So I encourage that, as far as the architecture go, I I really enjoy the passage solar orientation, not just for heating, but just the whole. Feel a being in a small unit with a big window faces southeast, southwest. Getz light, you know it's a it's a wonderful thing, and it's not to be discounted. So I I appreciate that aspect of the design. Well, it's not really evident on the on the plans and their current state. I I really love the idea of the living walls, and and I think that could even be broadened to people's living porches and and kind of some of you. You know there are some in Asia and the European cities where porches and balconies really have these kind of canopies hanging hanging off of them, and so, anyway, that shared space can really be be a literally a green space in terms.

[186:18] Of a sense we're addressing this whole question of whether the 48 units that are there currently should be credited. I would take the opposite view of Ml. And so, if I did, a very put call queue. I said that the current ownership could tear down the units, and if they had to not be credited for those they're going to tear them down, and they're clearly not worth anything other than being torn down. Then my incentive would be to build 48 larger units, more costly units to maximize income and profitability.

[187:02] Which would it yield? 12 units worth if they use if they use the cash and lieu of calculator, but approximately 12 units worth of inclusionary housing, whereas what the the applicant has done? Is, they propose a 137 units, minus the 48, that they get credit for, yielding 89 market units, plus 22 and a half units worth of inclusionary housing. So we've gone from 48 to a total over 137. That doesn't include the 22 and a half that are funded. Yeah, the cash and glue, or the inclusionary house. So. I am curious, though. Is it codified? Is it in the code if it's in the code, then we don't have to debate it.

[188:02] If it's not looking, then yes, it is something worth debating and clarifying, but we I wanna make sure we don't. Kill, the kill, the goose. Is actually yielding us more affordable housing. That's Okay. I'll chime in with my 2 bits. Thanks mark and Ml. For your thoughts on, on what the Code actually says in this respect, without wanting to to affected either way. I think it's just appropriate for us to understand that very clearly. And otherwise, I would say I, I generally agree with all of my colleagues on their positive comments about the the design and layout of this project. I think it is quite attractive. I have a few additional comments, though, that I think, should be carefully considered.

[189:04] One is the question of the the degree to which this is built to be a rental project versus having units for sale, and I think somebody mentioned that in the earlier tonight we've heard on other projects that for sale type arrangements require a different level and different type of Construction, then then rental units for legal legal reasons, and that may well be. But I would encourage the the applicant to consider the long term future of this project, and to build accordingly, so that there's maximum flexibility with respect to potential future sales of individual units. Checkably. I I I'm very concerned with the the concept that has been.

[190:03] Described here tonight about limiting access to residents. This is I I thought, in older we don't build gated communities anymore. And with a single access point available to the public. A huge area along a bike path without any access to that bike path. Except for residents, I find his is not a not an enlightened decision to make, and just for a comparison I look at Iris Hollow, which one of the public speakers tonight mentioned. Iris hollow has 2 or 3 access points to the Elmers 2 mile, creep, bike path, and I'm not aware that there are major problems associated with undesirable activities at those access points. And so that being so near, so comparable in terms of size, makes me think that that this is a factor that should be reconsidered by the applicant, and I would say a logical point would be that North Fire Lane?

[191:21] And the applicant has said that there's undesirable activity happening there, and for that reason they want to eliminate that access. I think that's the wrong response. I think one should rather consider your options to to diminish the undesiredable activity and continue to provide the access to the community bike And then related to that. I I am somewhat concerned about the proposal to build fences. Call them green fences, green walls, living walls, but effectively, I'm aware of very few examples where those still don't turn into fences, and I think that that would be unfortunate because it.

[192:18] It eliminates a positive aspect for the public of going along the path that, and also for the people living along that path, of looking into the open space. So I I would say that I'm first of all the the renderings that we've been shown. Don't show the fences, and those are actually a major architectural and design element. If they're built. So I I think. But I'm happy. They don't show fences, because I would rather not see fences along the south and west sides of the of the project.

[193:06] Let's see what was my. Oh, yeah. And then the other point was the the safety aspect that I think. Ml. Mentioned earlier. I I also wonder if that really meets a city design criteria that have such a big project with only one entrance and exit available. So I I would recommend that the applicant to review that and look into that very carefully to see if it actually meets city requirements So any further comments. Hmm! Members of the Board Seeing none. I'll bring this hearing to a close, and thank the applicant and staff for very interesting presentations.

[194:02] Thank you. Thank you very much for feedback. We appreciate your time. Bye, bye. Happy New Year. Okay, thank you. Okay. And now we can move on. I think our next item is is the information I am from Staff that look forward to hearing about Christopher. Senior hands. Thank you. Mr. Chair. Let me get set up here shortly. Brad will also be available for questions, and hopefully, Carl, as well stick stick on board. But this evening, and I'll I'll get the I can get presentation pulled up here shortly. But I am Christopher Johnson, I'm the comprehensive planning manager, so I will kind of kick us off and and present just literally a few slides, 3 or 4 slides to keep things fairly short.

[195:03] But really the intention of this matters item is to bring you a to speed as planning board conversation that we had at a study session. The City Council back on November tenth, so as we'll discuss, you know, there's a number of counts priority projects that fall within the planning and the development services world, and some of those are are comprehensive planning umbrella number of them Actually fall to Carl and Charles's side side of the team. In terms of land use code updates. So we had a meeting back in November with City Council to discuss this status of all those council priority projects and really work through. Some staffing challenges and schedule adjustments that needed to occur in order for those to continue to move forward successfully into 23. So purpose of this update, for all view is just to bring you up to speed on those conversations.

[196:02] And certainly answering questions that you may have as well. So share my screen shortly. I will get the presentation pulled up, and you can tell me if you're saying that correct Okay, that's what I'm looking for. Are you just seeing the the screen or the presentation slide itself? Terrific. Alright. Well, as I mentioned really, this is just a few, a few quick slides to aient you to the discussion that we have the city council back on December tenth, as I mentioned the the really the the the need for the study session was proper due to changes in the timelines of many Of those priority projects in part, due to just some, you know, sort of natural variations to the project flow, but also particularly, we had a number of staffing challenges that we experience throughout much of the year.

[197:08] We lost some senior staff, both in the comprehensive planning and on the Development Review divisions, so that required a shift of some existing staff to support just our day to day core service delivery of processing development view planning cases for example, overall since then we've been very successful in filling these key vacancies towards the end of the year. So that's great news. But ultimately we lost about 3 months or so in timing of what was anticipated earlier in here So this slide is really just intended to give you a quick overview of the council priority projects that were identified during the Council retreat back in early 22, and that directly involve our department so planning and development services you can see that many of these are sort of citywide

[198:01] or code related projects that such as the Edu code, revisions the Site Review criteria update use table changes, occupancy, reform, etc. And some strategic changes to the zoning code to encourage more affordable housing there's a couple of other projects that tend to fall into our camp that are more geographically targeted. So, looking at Boulder Junction Phase 2 in the area, 3. Planning reserve baseline or Services study, which is noted as G. Up there in northern part of the A. Map, and one other project that was not originally prioritized. If the retreat back in February last year, but really became evident to our staff and leadership later later, this year later, in 2022. So just over the last couple of was really the convergence of a number of different planning efforts that are either currently underway or imminently, will be beginning here in early twenty-twenty-three, in the downtown and civic center.

[199:04] Areas so we made a proposal to city council that we identified a need for some greater oversight coordination of those multiple planning efforts. So we included that in the list of the discussion back in November, as well So the summary table that you see here really lists out each of those projects identifies the current project schedule, and the anticipated completion, and then a few notes just really quickly on the feedback that was provided by city council during that study session as you can see most projects are gonna continue to proceed on the current schedule with several of them reaching completion you know, even as early as quarter one of this year, but certainly into the middle of next year of this year. Quarter, 2 and quarter 3. The most notable change, probably, that I'll call out is is Item G, and the area 3 planning reserve baseline or services.

[200:00] There was agreement on a delay of approximately 6 to 9 months. To the start in that project would be expectation from City Council that it still be completed in coordination with the beginning of the next major update for the Golden Valley. Comprehensive plan with, it's currently scheduled for a 2025 25 update. So Council also did provide feedback and supported the idea. For this strategic coordination oversight of those multiple downtown and civic area planning efforts so that that whole idea is is still being, you know, really kind of scoped and that are understood by our department departments that are involved. But we do anticipate that that will extend into 2,024 And then this is just kind of a, you know, graphic representation of that shows the timeline for completion of each of those various projects.

[201:00] As I noted several of those code update projects are scheduled to be completed over the next 6 to 9 months of this year. Boulder Junction. Phase 2 is is essentially underway. We have interim, modes, goal of a plan, amendment, and the changes to the comprehensive plan land use map later this fall before we would move into the implementation steps, and then, as I mentioned that downtown civic area planning coordination work is still being scoped and better understood across a number of different departments. But we do expect that to really continue through this year and into next year, as well So with that, we're certainly happy to answer any questions and work. You know our request to use just that you provide us, any additional comments on that post sequencing and the scope of work and timing of the the multiple pads projects in 2,023. There's a lot more detail in your stamp packet, so we can certainly dig into some of that information.

[202:00] If you have questions. Thank you. Amel. Okay. I I have a question, Christopher, and it and it might be because I didn't read thoroughly in the package, because I thought you'd be forgetting everything. But my question is, are the details on the scope of work for the AD. You work, and the zoning for affordable housing are those details in the packet for tonight? Can I go see exactly what it is is being looked at for both of those There should be description of the Congress, so we did include as an attachment to our memo the summary document of the study session that we provided back to city council, so that would include all of the sort of the conversations and discussion that came out of that study session so there there will be details about the direction we've received specifically for for those projects. Yes. And on those 2 particular projects do we have, or is there?

[203:05] I'm I'm trying to find it in the packet just now. But will there be a a lake to the process and the progress on that? Somewhere on on any of them, but I'm in particularly interested in Abu and the zoning for affordable housing Yeah. Yeah. Go, ahead. Carl. We're actually, if I could jump in, we're actually coming back to the planning board under matters this month later in the month, to to brief the board on the adu project, we're pretty much, you know. Getting into the the meat of the zoning for affordable housing code change, and so it will probably be coming to planning board. I'm expecting around, you know. Maybe around March or April to talk about that. But we definitely have AD use calendar with the board to discuss

[204:01] So will there be any update, as you do the work. Any place we can go see how the project is moving along, and as opposed to just waiting for the presentation. How can we follow along If I can jump in. If I can jump in on that, there are, there is a set of web pages that are updated as we as we're making incremental progress. Oh! And we can. We can send you the link to that Council priority page that has that. Oh, good! That would be great! So that's that's that's one dashboard, so to speak, where that will be available. Right, though, but I'm particularly interested in both of those, and I would just like to kind of be smarter. By the time you come to come to our board with information. Thank you so much Yeah. Thank you. So I I did read the memo in the packet, and Ml. I suspect that what's in the packet is probably not going to have the level of detail that you're looking for.

[205:03] So I'm really glad to hear that we're gonna have some informational items, some matters, items from Staff about these things, because I'm super curious about them, too. And I'm looking forward to hearing what's being planned. I did notice that there are some study sessions for City Council on occupancy, reform, and zoning for affordable housing. In late. Q. One of this year to refine the scopes and timelines. And I'm curious about what's the sequencing with planning board? Are we going to hear about those before they go to the study session, or is listening on that study session? Our best way to learn about those in the most timely We're still developing the the timeline specifics. I think what we're thinking at this point is getting some initial direction from council and then coming to planning board for feedback on potential options we're we're basically as far as occupancy is concerned. We're looking at other communities right now for some inspiration on some best practices that could be implemented at the city of Boulder.

[206:08] Some teams to the occupancy regs and different ways of going about it. So we're gonna present those to counsel and kind of see what gets traction. And then when we get the the list of options nowed, then we, I think we would come back to planning board to get feedback I think that makes sense. Could I ask a favor which is to give us a heads up when you're going to have one of these study sessions for council, because, like the calendar changes, and it's hard to track sometimes it'd be great just to have like a flag to say, hey, this week we're going To counsel with this item. That is, of relevance to planning board. Sure. If you want to listen in that I would. I totally would do that. I have a couple of other questions, if I may Hmm. Thank you. So I saw in the notes that city council wanted to revisit module. 3 of the use tables. And so I'm curious what it is about that that they wanted to revisit.

[207:07] Would. Yeah. And I'm also curious. I think I remember Lisa, who I hope I'm seeing her last name right talking about how Hood talking about how module 3 of the use tables that you were going to look at single-family zoning and potentially increasing density which sounds like that has some overlap with the zoning for affordable housing project. So I'm just. I'm curious what's going on with use tables, module 3 versus the zoning for affordable housing Yeah, the use tables. Module 3. It was never in the scope to increase density. It was always about keeping it focused on the use tables. There might be changes as part of module. 3 that could look at allowing a diversity of housing types like changing the use table to allow duplicates or triplexes, but not in a manner that would increase the density, because again, there's there's a lot of factors that play into That like land use plan designations might have to be changed. There might have to be, you know, service plans looked at to see if there's infrastructure to increase density in certain areas.

[208:08] So that's something that wouldn't happen as part of module. 3. There was interest of council to include that as part of the zoning for affordable housing. Project. So we're looking at that as well. But again, I think the focus is going to be more on housing types and not increasing density. I think the increase in Denver is gonna take more of a top-down approach from changing BBC, Pvcp land, use designations first in specific areas and then following that up with rezonings. That's a much, you know, more intricate project than what's on the table at this point. But we, we. Yeah, and we, we are looking at that I apologize. I misspoke. When I said increasing density, I meant changing the housing type from single family to potentially allowing duplexes or triplexes, which I think is lay person thinking of increasing density. But but it doesn't actually increase the densities allowed by the underlying land uses in the Bbcp.

[209:05] So I'm I'm sorry that I misspoke about that But those are certainly on the table as part of those projects, so we will report back on those Can I feed you? There. Okay. So you, you tables module. I just wanna make sure I'm clear. So use tables. Module 3 would be potentially looking at changing the kinds of housing types allowed in certain zones, but not changing the density allowed by the Bbcp. But the zoning for affordable housing project could look at changing densities, and recommending that into the Bbcp. Process I sure Okay, can I? Let me go ahead and finish? But let me pick you back down. Okay. I was just gonna say, both projects are going to look at it. I I think any increase in density is, is a much broader scope, and might even be a different project that has to be prioritized. It would change the prioritization of a lot of the work that we're doing you can see there's a lot of code changes on the list.

[210:01] But we are. Gonna look at the the housing types piece. It's probably more likely to occur as part of the zoning for affordable housing project. Right rather than use tables. Module. 3. What we heard from council was that it seemed like the other kind of rose to the top in terms of priority rather than the module 3. So that might be a project that ends up potentially slowing down, so that these other projects could be worked on. So again it it probably is more likely than zoning, and for affordable housing And and just to piggybacks, on what Carl sink. So all of these items and the associated timelines are with a very specific scope. It was defined going back as far as the Retreat Council had in her 2222, and one of the important points of conversation we've had with Council in November was that if in bringing any of these items forward whether it's occupancy or

[211:06] Atus, or zoning for affordability or module. 3. If the scope of those is requested to expand, then the timeline is going to change as well. It'll it'll necessarily be pushed out. So in the case of Module 3. The they timeline that's listed of Q. One and 2 is not too substantively work through that, but rather to just get direction on when when and how much of a priority that might be for later in 2023, similarly, some of the things Carl describe and in Carl keep me keep me honest. On this, but some of the things Pearl described with the zoning for affordable housing and the possibility of some of those changes that you were asking about the those would represent a increase in the scope.

[212:02] What was scoped out again with council with their retreat was a very narrow focus, mostly around the lessons learned from the diagonal plaza project. But if there's a desire for council to expand to some of those other items, so what you're asking about more than that will necessarily change those timeframes and in councils where Thank you. Understood, absolutely. You've got to manage your workload and manage expectations and I know you're juggling quite a bit I do want to just take a minute here and talk about one thing that's important to me in terms of when we make some of these changes kind of having the end game. In mind, or doing it right, and I know that we can. We can be incremental about some of these things. But one concept that that I'm going to bring in whenever I possibly can, is a concept from the missing middle housing book by Daniel Paroleick, which is that when you are thinking about changing what is possible in a single family neighborhood one

[213:08] Concept that can be very powerful and help lead to more community acceptability. To think about. What is the building envelope that is possible. Now with a single family home, and in my neighborhood. What's going up is 7,000 square foot houses like, I'm not exaggerating like literally the last 2 scrape and builds are over 7,000 square feet. What would make sense in terms of how many units you would want to turn that into, to make it more affordable, because just dividing that into a duplex to 3,500 square feet duplexes. That's still gonna be a multi 1 million dollar duplex. Right. So thinking about duplexes and triplexes can make sense with some building footprints. It doesn't necessarily make sense as a way to increase the affordability with very, very large potential. Single-family home footprints, and I know that that would invoke changes to the Bbcp. And density issues and infrastructure, and this is a long term consideration.

[214:08] I'm not an expecting that this is going to happen, maybe even within my term of planning board. But it is something that I want to keep on the table and keep us thinking about is that it's it's not necessarily about just duplexes and triplexes, but about what makes sense with the building envelope that is possible today. Now right like in my neighborhood. If that 7,000 square foot house was changed into a quadplex, or even 5 or 6 units, I'd be pretty happy about it right? Right? And that's nowhere near possible today. So it's something I want to kind of keep on the horizon. Again, understanding that that's not anything imminent. I have one last question, but if folks want to go around and come back to me, John, it's up to you. Go ahead! If you want to. Okay, my last question, something I did not see on your work plan, but I but I think you've talked about it in the past is how planning and development services connects with the airport master plan update.

[215:05] And especially that first phase of considering that provision from the Bbcp. The last update of should a portion of the airport be changed to residential and neighborhood serving uses, which is a planning question more so than a transportation question, and I know that transportation staff are leading the airport master plan update but that is like a phased approach where first You're gonna do a lot of community outreach and consider that question about, should the land use be changed to be more residential and neighborhood serving uses. And I just wanted to check in on where that fits in with your workload and the priorities that you've discussed with Council Yeah, sure. Brad, I'm happy to chat in on that one. So it it wasn't listed or or discussed specifically with City Council just because it it was not identified as one of those council priority projects from the retreat, but it certainly is on the work plan. Kathleen King, who, you know, let these folder sub community plan.

[216:04] She's engaged with our transportation cost to participate is part of the community. Conversation, which is, I understand, is is intended to kick off. I think this as early as this month. So that process will be, yeah, will be occurring over the next 6 to 7 months. As far as I understand And is that something that we'll be getting updates about Yeah, I can add to that. I I I'm sorry if I can just add to that real quickly. So to the kind of bigger picture of the use of that area it's my understanding council plans to start to look into that question on January twelfth. Here at their study session. There's a presentation from transportation staff about that personal question. Which will be discussed by council members as well as an update of the transportation

[217:02] Or airport master plan that that Christopher just alluded to so I think we'll know a lot more based on that study, and and you may want to plan to kind of listen in on that. We we will be, I will be! Thank you for the heads up, and and that is something that's going to come back to us with updates on how that's going Yeah. Oh, we we can do so with that. We probably it. Yes, I mean we. We can certainly do that Thank you so much Sarah. I'm just curious. What is zoning for affordability? Given that affordable housing can is legitimate, allowed in literally any zone in boulder except maybe community business. Just just what does that mean? What is it that what city council means by that Yeah, are you able to kind of give that Gary surgical list of items current?

[218:04] You probably have a memorized by now And, Carl, you're Carl. You're muted, Carl. You're muted, Carl. You're muted Sorry this particular project grew out of a number of things. I I think, partly the Board will recall that when we work on the Site Review criteria we had a number of density bonus provisions in the land, use intensity, modifications, much of which were extracted out because for a number of reasons that there were some state law Changes relative to a affordable housing and rental units and things like that that needed more investigation. So we pulled them out, but there was some interest in from council to like hold on to those, and and bring bring those forward. And then a second example is dialogue, Plaza, where the zoning really didn't match up with what made sense on that property, and that maybe looking at some changes to certain zoning districts where the city wants to see more housing particularly the boulder Valley regional center or that corridor you

[219:12] Know along 2020 Ninth Street, 20 Eighth Street, or or BC. Zones in neighborhood centers. So there was a special ordinance done as part of diagonal plaza to make that happen, but really look at zoning that might match that ordinance that would incentivize the more smaller housing types basically and it could be a density bonus Or it could be just incentivizing, you know, smaller units. We have been hearing from some in the community that zones like the the regional business zone, would be our zone because of the way that that density is calculated, and what the far is it inherently to fill out that far encourages larger units so we're looking at changes to that

[220:07] I'm sorry. Is there? zone that would, you know, try to get more smaller units in that same far. So that that's inherently kind of the the core of that project. Is there an assumption that smaller units are more affordable I think there is an assumption that that it's it's more affordable than these larger units that you know may not be what the community needs. I think it's gonna be a mix of smaller units and working with housing and human services on some sort of density bonuses for deed, restricted forability. Wouldn't it be easier just to increase the requirement for affordable housing and each development Go from 25% to say 35%. Wouldn't that just be a easier solution? I mean, that could be a solution. I mean, there's also, you know, housing is also working on a separate, you know, co-change lists to Chapter 9, 3 of the code which is specific to inclusionary housing.

[221:05] So we're looking at it, in a multi pronged manner to to try to get as much, you know. Affordability through the zoning code Okay, thank you. And I just have one last, just a comment on the occupancy. If you're gonna be doing studying other towns, I would recommend focusing on towns that are college towns, cause that is, that is our. Those are our sister cities, and it doesn't matter what occupancy is in. I don't know Sioux Fall, South Dakota, if it's not a college town. No, we already have, like a root, pretty huge list of cities already, and you'll see there's a lot of college towns on there, so we'll definitely talk about it. Alright, thank you. Good luck getting through this year, guys. Thanks. Thank you. That is probably the common theme in all this I'm thinking I'm hoping Council understands that you're not going to be able to get all this stuff done I will say that they were very understanding of the limitations, and we tried to strike a balance between.

[222:05] Their aspirations and ours, and what we feel we can manage. Great And again gets back to that scope They were, they were understanding that if they changed the you know, level of engagement, remove the goal post, that those timeframe. So we'll see Great thanks. Thank you. Hey, Mark, did you have any? Okay? Okay, I I just have a couple. I I certainly don't disagree with everything you've already heard. Just some, I think. There were 3 suggestions. One is, that it seems to me that in addition to all of this, the study on the that you've described that while they're useful and important, they're incomplete without some study of additional incentives, that some other cities are using and i'm thinking

[223:04] of some of the mountain towns, particularly where there's a taxes or penalties associated with houses standing empty for 10 months a year, or you know, things like that that lead to 2 bad outcomes, and that there are a variety of incentives beyond just zoning and and density bonuses that could could have an impact that might be useful, and that we at least ought to think about. See what other folks are doing in that respect. The second was With respect to both the airport that that Laura mentioned, and also Valmont plant. You know both of those were, should have been included in my opinion, the East older sub community plan and you're probably sick and tired of hearing me whine about it.

[224:02] But I I would love to see explicit consideration being given to the futures of both of those areas. And and you've already mentioned what's happening at the airport. But I think the Belmont power plant something that we need to be thinking about clearly also, and I I didn't see that listed anywhere. But I'm not sure how given manpower constraints and everything else that we're working with, how it happens. But it shouldn't be forgotten. And then the final thing is is the attention given to the planning reserve studies. There urban services, and so on. In my experience it doesn't seem necessary to me for those studies to be carried out and completed before their considered in the Update of the older Valley Comp plan, and that is commonly being given is the excuse why those studies need to be carried out before

[225:06] 25, or something like that, but but in fact, the Boulder Valley Comp plan and its land use maps never has those kinds of studies when it's considering making land use changes. So the urgency, while I understand that before any physical development happens there that that needs to be done, it doesn't seem to me to be so urgent to be done, or the next older valley comp plan update. So for me. You know. My my opinion is that not? That could easily slip without consequences, for for the Boulder Valley Comp. Plan to making on man slots Okay.

[226:01] Go ahead, Brad! If I can just add one last thought which is really just a huge note of thanks to Carl and Lisa and Christopher and his team. Charles. There's just been in a Norden Norden amount of work in trying to manage and advance some very, very complex topics, which I appreciate. You all are acknowledging, but I just want to, for the record state the appreciation that I am any other staff for the hard work that that they've done and continued to do. And you know, Boulder is an exciting place, with exciting possibilities, and and find ourselves doing some very interesting research. That, I think it's really productive and and pretty complex. And pretty, sophisticated, so a big shout out to that group. Carl, in particular, has been doing, as some of you know, from a couple of months ago, a little bit.

[227:03] Well, as you saw tonight, double duty doing some development review. When we had staffing challenges back in September. Merge. And he is close to his ending. That tour of duty as we step back up. But just want to give a huge thanks to Perl in particular, for for caring a couple of buckets of water this last 6 months Thank you. Carl. For all. Okay. And and thank you, Brad, for making sure that you know, in our efforts to be efficient, and to give you the feedback that you have asked for, which generally tends to focus on what would we change or what would we do differently, that we are also celebrating our accomplishments, and our wonderful staff. Who you know, you really really put in the the lion's share of the work, and we just so benefit from your expertise and your guidance and your experience.

[228:05] And so thank you so much for briefing. And thank you, Brad, for making sure that we acknowledge that because it's important to Thank you. Laura Wilson Okay. I think we're moving on to matters again. Are there any other matters from staff You know, just one that'll add, we have not forgotten about the of Education sessions, what we ended up calling that. But the discussion around meeting processes that we committed to last year and work working did that scheduled and other than that as I alluded to earlier, it's fun, full and fantastic year ahead. So abstraction. We gotta we get a full plate for you. Okay, thank you. Matters from the board

[229:05] I can. I can just say one thing that you want to be thinking about potential people. You want to be serving on planning board with my term ends. This in a couple of months, and I think nominations are being sought by the city for new members. So get your friends who wanna serve with to apply Big shoes to fill Okay. Well, if nobody else has anything happy New Year, and to ste you in a week or 2 Thanks, everybody! Good night! Thank you. Good night. Is everyone Thanks. Everyone. Have a good night.