After months of redesigning, the O’Connor Group has announced changes to its proposed Gunbarrel Town Center (GTC) on 9.6 acres at 6685 Gunpark Rd., Boulder.  The development, located in the lot directly east of the Gunbarrel King Soopers and just to the south of Lookout Road, originally was to have 176 units of mixed residential housing over 200,000 square feet of commercial space.  This plan called for a one level underground parking garage for an estimated 500 cars with an additional 200 parking spaces on the street.
     According to Frank Marceau of the O’Connor Group, the next stage is in a preliminary state.  The group released a document called the “Specific Responses to the Comments Received During the Original Concept Review Hearing”  which is a revised plan that calls for between 260 and 290 units of mixed-use housing and 48,500 square feet of commercial space.  The parking configuration has been changed to a four story parking structure, which would be “wrapped” by other buildings. 
     In terms of population, Mike Randall of the City of Boulder estimated the following population projections:
   176 units = approx 390 persons
   260 units = approx 570 persons
   288 units = approx 630 persons
     Randall further stated that some features of GTC would need variations to the development standards.  The first is height.  Since this development is within the City of Boulder, city regulations limit height to 35 feet.  Randall said, “The site review application process specifically allows greater height (up to 55 feet) if the project meets certain design criteria and goals of the city.  In the community business center (this and the adjacent properties) those criteria may include (services) providing retail, … restaurants and entertainment opportunities.  Recently the city council has indicated a strong desire to see a significant residential component in most commercial projects.  The quality of design is very significant and impacts of the project are also considered.”
     Envisioned as a development that would draw residents of all ages, 20 percent of the residential units have been designated as affordable housing.  Also under consideration is a pocket park.  Existing view corridors have been considered in the residential layout as well as “designated preliminary storm-water detention areas” to be incorporated “into landscape areas to clean surface runoff before discharging into the storm sewer…” 
     The O’Connor document requests a variance from the 1,200 square feet of open space required for each residential unit.  The document states, “This is an important variance for this type of mixed–use concept to be successful.  The 1,200 square foot requirement is intended for typical suburban-type developments and is inconsistent with the urban density, which is envisioned to create a vibrant center for the Gunbarrel community.”
     Randall concurs, stating, “The developer is proposing a very dense, high density project of both commercial and residential use.  It is expected that this type of project will not be ‘suburban’ or expected to provide outdoor amenities, which might be found in other, lower density projects.  The required open space is 1,200 square feet per unit.  In certain zones in the City of Boulder, the open space required is only 60 square feet.  The GTC is proposing open space much closer to the lower limit and this would require (if desired) an amendment of the zoning ordinance to accommodate.” 
     Finally, as far as Lookout Road is concerned, the document states, “A successful neighborhood center in this area will reduce the regional automobile trips generated due to the current lack of services in this area….  The additional market rate residential units in this area will reduce the amount of in-commuting, which occurs now.  It is reasonable to assume that on balance, this development will have no significant impact on Lookout Road.  The forthcoming traffic study will investigate this issue in more detail.”
      When asked to comment on the statement that GTC would not have significant impact on Lookout Road, Randall said, “Lookout Road has been consistently on the top of residents concerns – even without this project.  The public works department indicates that there are no further changes to the roadway proposed at this time.  The GTC project will have to make those improvements in the area of the project, which are related to the project but will not be a catalyst for any changes to the roadway beyond the project.  Four lanes are not proposed.”

Due to deadline, the public hearing for the GTC site review on April 4 will be covered in the May issue of the Courier.  For more information contact Frank Marceau at <towncenter@oconnor-group.com> of Mike Randall City of Boulder planner at <randallm@ci.boulder.co.us>