Gunbarrel Community Center Plan Revised   March 2011
BY MARY WOLBACH LOPERT
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The O’Connor Group, along with the Spokane, Wash. based Wolff Group, presented a concept plan to neighboring homeowners for the development of the vacant lot at Lookout Road and Gunpark Drive.

The O’Connor Group, originally headed by Terry O’Connor, tried to develop this property beginning in 2001, with revised plans in 2002, 2003 and 2004.

Concerns over a proposed fourth floor for some residential buildings, and parking issues, caused him to put the development on hold. O’Connor passed away in September, 2005, bringing the project to a halt.

According to the new concept plans, the development is slated to be a high-density living area of 250 units, with a parking garage, storefronts and green space.

In a letter submitted by both the O’Connor and Wolff Groups, the plan will address “an imbalance between the residential and industrial communities surrounding the project (and) the very large weekday influx of commuters to jobs in Gunbarrel, very disproportionate to the relatively small population of actual residents.”

The letter continues, “A significant increase in residential units for employees of the area would incrementally decrease this traffic and improve on opportunities for better services to all residents.”

The proposed development would include approximately 47,400 square feet of commercial area, with 19,440 square feet of new retail and office space added to the 28,000 square feet of existing commercial space now occupied by Boulder Community Hospital’s Gunbarrel Medical Center and Compass Bank. The proposal would also add 250 residential units and over 480 parking spaces.

The letter further states that the project is “conceived as a pedestrian oriented development.” Additionally, the “approximately 250 new residential units will reduce the impact of outside commuters,” according to the proposal. “Employees leasing in the development will enjoy the benefits of living and working in very close proximity, using alternative transportation, such as walking, biking, ride sharing, and the extensive available transit.”
While building heights were not set forth in the letter, a provision for a fourth floor for one residential building is included.

The letter states, “Significantly, the plan provides a small opportunity to provide limited area above the third floor not exceeding 25 percent of the coverage of any building. The proposed development plan does not exceed the 25 percent threshold. In fact, the number of residential units being proposed above the third level represents only 15 units or six percent of the requested units.”

The developers wrote, “[A] small amount of fourth floor greatly improves the architectural character of the project, eliminating a monotonous line of 3-story buildings. It is safe to say that the Gunbarrel core suffers from a great amount of monotony.” Only one of the buildings, which is not at the edge, would have a fourth floor.

The Intergovernmental Agreement between the City of Boulder and Boulder County states that anything over this 25 percent threshold of fourth-story development triggers a county review.

The IGA also states, “... [T]he limitations upon structures higher than three stories and the criteria and decision making process in the Plan are intended to permit flexibility in the development of the Retail Core while ensuring that overly intense development does not occur, protecting the character of the area and the mountain views and open space values in the area.”

Peter Fogg, planning division manager for Boulder County, said that the county had received a referral letter concerning the development. “Based on the IGA we have no veto power. In this case there is only one element which would involve the county and that is the 25 percent threshold [for a fourth story]. It won’t trigger a direct county role in approving [the project]. We can review and comment, but it has no binding affect or mandatory response.”

He added, ”I want county transportation to take a look at this. Lookout Road is a city road. But the volume of traffic has changed since 2004-05.”
Two community meetings have been held so far. According to Chuck Simmons, president of the Gunbarrel Greens Homeowners Association, there are many issues to address. In his opinion, Gunbarrel residents don’t want high-density living. He also thinks the proposed 1.4 parking spaces per residence is too low.

According to Karl Guiler, a City of Boulder planner, parking regulations are based on the number of bedrooms. That number is not known yet.

Other issues that have not been addressed yet are the impact on schools, police, fire protection and the traffic on Lookout Road. Guiler said that the project is in the concept stage so that no traffic studies have been done yet. A traffic study would be necessary if and when the project reaches the site review stage.

There will be further public hearings on the proposed development. Guiler said that based on the turnout for the November and February meetings he is looking at enlarging the contact radius for notice to residents. There will be a public hearing about the Gunbarrel Community Center concept plan at the planning board meeting on Thursday, March 10, at 6 p.m. City Council Chambers 1777 Broadway, Boulder CO. For more information, call 303-411-1880.