City Council Minutes 2018 06 12 SP

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City Council Meeting Minutes June 12, 2018 Page 4of6 documents with the regulatory documents. He likes requiring articulation and set backs on buildings that front streets in some areas. Mayor Pro Tem Lipton stated the design guidelines have never fully addressed height and what 35 feet will actually get you. He noted building practices have changed a lot since the guidelines were written. All three-story buildings now need more vertical space. If we want attractive three-story buildings we need more flexibility in the height. He asked what tools the City needs to make sure we get proper aesthetics. He noted the tools we have can influence the design by not allowing use by right. He wants to enforce good, innovative, and creative architecture if we allow taller building heights. Director Zuccaro stated the goal is to have more enforceable standards in the policies; we want to quantify the rules so applicants know what regulations they have to meet. We want everyone to know three stories is not limited to 35 feet any more. Regarding process, Zuccaro stated the Special Review Use was designed to address uses not design and it is likely not appropriate for standards that are not use related. He stated waivers create a lack of predictability for the developers but can be good when it allows the City to ask for higher quality development to justify the waiver. Use by right regulations give predictability in the process but give staff little ability to negotiate on community character in the process. One option is to align the underlying zoning to allow a maximum height to facilitate a three-story building but have other design requirements if the building goes above a certain height. Councilmember Maloney stated that when the South Boulder Road Small Area Plan discussed stories it didn't include height, but rather discussed transition zones. We need help in the transition zones so they are the right height for the transition area with respect to the neighbors. He stated he would also like some architectural articulation in the transition zones. He asked how do we build something that adds to the community character and not distract from it. The intention in these areas needs to be defined better; the more processes we can define in the rules that don't need a Special Review Use the better. Councilmember Stolzmann stated the intent in the South Boulder Road Small Area Plan was to have transition zones with height buffers next to the residential areas. It was intentional to have lower heights next to the road and the residential areas. Mayor Muckle agreed that was the intent, at the time. Director Zuccaro stated the policy intent will be clarified in the new draft and should include height limitation in the transition zones. Mayor Pro Tem Lipton asked if the heights we are contemplating would allow for additional height for the mechanical systems on top of a building. Dean stated the current regulations allow for additional heights for the parapets to shield mechanical