C I T Y O F B O U L D E R PLANNING BOARD AGENDA ITEM MEETING DATE: July 19, 2018
AGENDA TITLE: Public hearing and consideration of a Use Review application (case no. LUR2018-00008) for a change in the operation of the Colorado Chautauqua Cottage 1 (aka Galey Cottage) which is part of the Chautauqua use and located near the Chautauqua Auditorium. Proposed are a small events and meeting space venue as well as a short-term rental for lodging at Chautauqua. No change to the square footage of the building is proposed. Exterior improvements and maintenance are proposed as approved through HIS2017-00369. Minor landscape changes are also proposed.
Applicant: Shelly Benford, Executive Director Colorado Chautauqua Association Property Owner: Colorado Chautauqua Association
REQUESTING DEPARTMENT: Planning, Housing and Sustainability Jim Roberson, Executive Director Charles Ferro, Development Review Manager Elaine McLaughlin, Senior Planner
OBJECTIVE: 1. Hear Staff and Applicant presentations 2. Hold Public Hearing 3. Planning Board discussion 4. Planning Board action to approve, approve with conditions, or deny SUMMARY: Proposal: Colorado Chautauqua Cottage 1 (aka Galey Cottage) located near the Chautauqua Auditorium as small events and meeting space venue as well as a short-term rental for lodging at Chautauqua. No change to the square footage of the building is proposed. Exterior improvements and maintenance are proposed as approved through HIS2017-00369. Minor landscape changes are also proposed. Project Name: Chautauqua Cottage 1 (Galey Cottage) Location: 900 Baseline (Colorado Chautauqua); Cottage 1 address: 1 Chautauqua Park aka 1 Chautauqua Drive aka 1 Goldenrod Drive Size of Tract: 40 acres overall, Cottage 1: approximately 5,750 square feet Zoning: Residential Low – 1 (RL-1) Comprehensive Plan: Low Density Residential
KEY ISSUE: Staff has identified the following key issue: does the proposed project meet the Use Review criteria of the Land Use Code section 9-2-15(e), B.R.C. 1981?
I. INTRODUCTION AND BACKGROUND
The proposed Use Review is for a change in operating characteristics from an owner occupied residential use to a small events and meeting space venue; as well as a short-term rental for lodging at Chautauqua. The Use Review was approved by Planning and Development Services staff on May 4, 2018 and the decision was called-up during the 14-day call up period on May 17, 2018.
As shown in Figure 1, the 40-acre Colorado Chautauqua is located off Baseline Avenue at 9th Street on the west side of the city and at the base of the Flatirons. It is regarded as one of the primary visitor destinations in the city for entertainment, culture, education, and recreation with numerous hiking trails originating from the site. Figure 1 illustrates an aerial of the site context.
Agenda Item 5A Page 1 of 50
The Colorado Chautauqua has a long, well-known history. It was established in 1898 as part of the national ‘chautauqua’ movement for education and culture. At the height of the original movement, around 1915, approximately 12,000 communities had hosted a chautauqua. According to the Colorado Chautauqua,
“Founded in the spirit of the original New York Chautauqua, the Colorado Chautauqua embraced the vision of a “university experience” for all. This was the beginning of adult education. Courses offered during the early years ranged from training in science and the arts for teachers, to literary lectures for general visitors. From the start: a true summer retreat intended to uplift and enlighten.”
The Colorado Chautauqua originated from Texas educators and officers of the Colorado and Southern Railroad who came to Colorado searching for a location for a Chautauqua as a summer school for teachers by the Texas Board of Regents, it was originally called the Texas-Colorado Chautauqua. Boulder city leaders offered land, facilities, and public utilities to the Texas educators and partnered with them to create the cultural and educational summer retreat. According to the Chautauqua Network website notes, “at its height, the Chautauqua movement attracted millions to hear educators, preachers, explorers, travelers, scientists, politicians and statesmen, singers, violinists, pianists, bands and orchestras.” And, “Theodore Roosevelt hailed it as, “them most American thing in America.”
Over the past 118 years, the auditorium has also hosted variety of speakers from William Jennings Bryant, Al Gore and the Reverend Jesse Jackson to TEDx talks; with a diverse array of performers including Wynton Marsalis, Lyle Lovett, Boulder Philharmonic, Joan Baez, BB King and Ziggy Marley. Figure 4 illustrates several posters for events over the decades that illustrates the long-term variety of cultural, entertainment and educational events that have occurred at Chautauqua, in keeping with the original vision.
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Today, the Colorado Chautauqua is one of only 17 remaining in the country and is also one of only 25 National Historic Landmark Districts in the State of Colorado as well as a local Landmark Historic District, with both designations occurring in 1978. Additional historic photos of the Colorado Chautauqua are available on the website. The subject Galey Cottage 1 (Figure 4) was constructed in 1925 and is considered a contributing structure to the National Historic District. A separate Landmarks Alteration Certificate was approved earlier this year and the improvements to the building are pending approval of this Use Review. Figure 4: Front of Galey Cottage Build out of the site occurred overtime, with tents replaced by cabins and fixed foundations. Figure 5 illustrates how the site was infilled over time, provided by a landscape study of Chautauqua done in 2003. Since that time, the site has remained static in terms any addition structures. The exception being a small restroom building added to the west side of the Auditorium.
Figure 5: Figure Ground Map of Chautauqua’s Urban Form Overtime
As shown in Figure 6, there are a number of different types of functions on the 40-acre property ranging from the large Chautauqua Auditorium, to the Dining Hall, Community House, Missions House Lodge and Columbine Lodge, along with the park ranger station, a small gift shop (referred to as the “General Store”) and 99 cottages, most of which have existed on the site since the turn of the last century.
The Colorado Chautauqua is owned by the City of Boulder and the applicant, the non-profit Colorado Chautauqua Association (CCA), is the 501(c)(3) organization that operates as the stewards of the site. The City of Boulder owns three of the site’s buildings: the Auditorium, the Dining Hall, and the Academic Hall which the CCA leases from the City. The CCA owns the Community House, the Missions House Lodge, the Columbine Lodge and 61 of the 99 cottages on the premises; the remaining 38 cottages are privately owned with land subleases that are executed through the CCA. Under the city’s lease agreement, the CCA has first right of refusal on the sale of any private cottage in the leasehold, and in early June of 2017 the CCA purchased the Galey Cottage which was the first cottage acquisition the CCA made in 16 years. On Jan. 18, 2018 the CCA was granted a Landmarks Alteration Certificate for replacement of non-historic windows and doors on a contributing structure through its association with Chautauqua and its well-preserved Craftsman design.
Agenda Item 5A Page 3 of 50 Subject Site
Figure 6: Chautauqua Grounds and Uses
Agenda Item 5A Page 4 of 50 Hiking Trails. Chautauqua is also a staging area for a number of hiking trails that lead to the Flatirons. The subject Cottage 1 (Galey Cottage) is located adjacent to the trail access to the Enchanted Mesa and McClintock Upper Trail and a parking area for both the picnic pavilion as well as the trails.
Land Use and Zoning. The BVCP land use designations at Chautauqua are “Park, Urban and Other” and Low Density Residential (Figure 8). The zoning on the site is Residential –Low 1 (RL-1) refer to Figure 9; and the overall use of the site is considered a “governmental facility.” According to the Chautauqua Design Guidelines,
“while the site is zoned RL-1, the average lot sizes is only one-half the size of lots within the zoning district. Because it was originally platted for tents, the average lot size was increased somewhat with the shift in emphasis to more permanent cottages. The buildings are typically set back 15 feet from the street and five feet from the side property lines. There are no lots that delineate individual properties, in the same way that the densely planted landscape materials are unrelated to property. This creates the effect of a summer camp…”
Figure 8: BVCP Land Use Designations Figure 9: Zoning
PROCESS. Given the that the build out of the site occurred well over 100 years ago, there is no specific overall development plan, and because of the ownership and management of the property, it is considered a “government facility” use. In 1989 Design Guidelines were adopted, and in 1996, the city established protocols for evaluating modifications and updates to structures. In a memorandum prepared by Deputy City Attorney Jane Greenfield (Attachment A) it stated,
“it is our understanding that housing of various types were commonly associated with Chautauquas of the late 19th and early 20th century as providing housing for performers, teachers and guests.” In addition, it was noted, “each individual structure will not be reviewed for its conformance with particular use category, but rather as part of the entire Chautauqua use.”
Agenda Item 5A Page 5 of 50 At that time, an as-built plan was created at that has been utilized as a means to assess any changes on the site, typically through Minor Modification and Landmarks review process. That overall Chautauqua site plan as updated is provided in Attachment D.
II. PROJECT DESCRIPTION SUMMARY
Cottage 1 was a residential cottage that was owned by Mary Galey since the 1970s, until the recent purchase by the CCA. With the cottage’s proximity to the parking and larger public event spaces of the Auditorium, the Academic Hall, and the Mission House and picnic pavilion, and given the larger size of the cottage, the applicant (CCA) is requesting to operate the cottage as a smaller venue meeting space and short-term lodging rental.
Because of the planned change in the operating characteristics of Cottage 1, which is located adjacent to a residential building, staff determined that a Use Review application would be important to evaluate any potential impacts. The changes to the building itself that are exterior include maintenance and repairs, along with interior remodeling of the structure. The planned replacement of non-historic windows and doors was evaluated under the LAC process. Because the entire Chautauqua operates as a “government facility” there is no change of use proposed with the cottage, only the operating characteristics would change from being owner-occupied to being rented on a short- or long-term basis for lodging or rented as a small meeting/event space. The proposed use of the cottage for nightly lodging or small private events is described as follows:
• Nightly Lodging: o Maximum of 10-12 individuals: two in first bedroom; two in second bedroom; two on pull-out sofa and 4- 6 in sleeping loft. o 4-night minimum (May – September) o 4-night minimum (Special weekends and Holidays) o 2-night minimum (October – April) o Potential month-to-month rental (November – March)
• Private Events: o Receptions, celebrations of life, non-profit and corporate meetings, workshops, classes and/or lectures, and “green room” space for visiting artists and conductors associated with Auditorium and Community House events; o Maximum of forty seated guests; maximum occupancy - 50 people o Hours of operation: 8:00 a.m. to 11:00 p.m. daily no events may extend past 11:00 p.m.
• Operating Characteristics: o Interior sound levels may not exceed 90 decibels; o No amplified live music, no live combos of more than three (3) pieces, and no drums at any time; o DJs and live music must be approved by the Private Events Department before the event; o Music must be turned off by 9:45 pm sharp; o Guests and/or vendors must comply with the City of Boulder’s residential zoning noise level restrictions; o Persistent problems with music and/or noise at a private gathering will cause the event to be shut down; o Fines received by CCA for any event in violation of the noise ordinance shall be promptly reimbursed by the client or may be deducted from the security deposit; o On-site staff will be available 24/7 for any complaints or issues
As noted in the applicant’s Written Statement,
“the use of the cottage will fluctuate as historically no CCA lodging or meeting facility is booked 100 percent of the year. Private Event use will depend on both market interests in booking a new venue and CCA operations needs (e.g., needed support for artists performing in the auditorium). Use on any given day will also vary since rental for one purpose typically excludes rental for other purposes. If, for example, Cottage 1 is booked for nightly lodging, it cannot be booked for meetings and social occasions during that time, and conversely if it is booked for a meeting or social
Agenda Item 5A Page 6 of 50 occasion, it cannot be booked for nightly lodging. If booked for green room use, which can tie the space up for the entire day and into the evening, it cannot be used for either meetings or social events.”
Key Issue: Is the proposed project consistent with the Use Review Criteria of the Land Use Code section 9-2-
15(e), B.R.C. 1981
Staff finds that this application meets the Use Review criteria set forth in Subsection 9-2-15(h) B.R.C. 1981. In evaluating the use against the criteria, staff finds that the change in operating characteristics will be mitigated by the applicant’s management, and that the CCA has effectively managed similar both meeting spaces (such as the Community House and the Missions House) and the majority of the cottages within Chautauqua. Given the types of requirements for leasing put in place in these examples and as expressed in the management plan, the criteria for compatibility can be met. The response to each criterion follows.
√ (1) Consistency with Zoning and Non-Conformity: The use is consistent with the purpose of the zoning district as set forth in Section 9-5-2(c), "Zoning Districts Purposes," B.R.C. 1981, except in the case of a non-conforming use;
The Colorado Chautauqua was established well over 100 years ago by the City of Boulder it is considered a governmental facility use within the RL-1 zoning district. As such, the use is permitted in the RL-1 zone district through Use Review.
√ (2) Rationale: The use either:
√ (A) Provides direct service or convenience to or reduces adverse impacts to the surrounding uses or neighborhood;
The proposed use of the cottage as a green room space for visiting lecturers and performers; as a small meeting/event venue; and as a lodging opportunity for guests experiencing Chautauqua would provide a direct service and convenience to the Chautauqua and would be in keeping with the overall Chautauqua model of education, culture and entertainment. In that regard, the use meets the criteria. Further, to reduce adverse impacts to the surrounding uses, it is important to reiterate what the specific surrounding uses are:
• to the south, the privately-owned Chamberlain cottage; • to the west, the open park and the CCA management offices with 24/7 staff; • to the north, the picnic pavilion along with the Auditorium; • to the east, parking and the Upper McClintock and Enchanted Mesa trail and open space.
Given the concerns voiced by the neighbor to the south and with long-term management of two thirds of the cottages by the CCA staff researched any code compliance cases such as noise complaints that were filed against the Colorado Chautauqua Association management for the other public venues and cottage lodging facilities and found none. Further, strict adherence to rules and regulations including noise and hours of operation for use of the space are required through both the lease agreement and through the proposed Use Review management plan.
Agenda Item 5A Page 7 of 50 The concern from the neighbor to the south was with regard to noise given the close proximity of the cottages as shown in Figure 10. In that regard, the applicant intends to mitigate interior noise from both private events and lodging, by insulating the walls of Cottage 1 (maximum R-value) and replace the current inefficient single pane windows with historically appropriate replacements with a significantly higher thermal value. The insulation, combined with replacement windows and frames and Figure 10: Side Yard Between Cottages 1&2 air conditioning for summer use, will more effectively seal the building, both attenuating sound transmission from the interior of the building and increasing energy efficiency.
The neighbor to the south also expressed concerns about the use of the outdoor deck adjacent to their cottage (Figure 11). Staff notes that the deck is proximate to the north wall and side entrance to the adjacent cottage. The neighbor had commented that the applicant should restrict the use of the outside deck during the quiet hours of 1:00 to 3:00 p.m. from June 15th to August 15th. The applicant has noted that there are established quiet hours for which all guests, residents and visitors regardless of use or activity are required to abide by. Figure 11: East-Facing Rear Deck To ensure greater compatibility given the outdoor deck, staff has added a condition of approval (#4) that restricts the use of the east-facing outdoor deck at night as is common within other areas of the city where outdoor decks, that are a part of a venue, are adjacent to residential. The condition reads, “The east-facing outdoor deck shall be closed from 10:00 p.m. until 8:00 a.m. seven days per week.”
n/a (B) Provides a compatible transition between higher intensity and lower intensity uses;
n/a (C) Is necessary to foster a specific city policy, as expressed in the Boulder Valley Comprehensive Plan, including, without limitation, historic preservation, moderate income housing, residential and non-residential mixed uses in appropriate locations, and group living arrangements for special populations; or
n/a (D) Is an existing legal non-conforming use or a change thereto that is permitted under subsection (f) of this section;
√ 3) Compatibility: The location, size, design, and operating characteristics of the proposed development or change to an existing development are such that the use will be reasonably compatible with and have minimal negative impact on the use of nearby properties or for residential uses in industrial zoning districts, the proposed development reasonably mitigates the potential negative impacts from nearby properties;
As shown in figures 12a and 12b, the Galey Cottage is located centrally within Chautauqua near the picnic pavilion, parking and trailhead, the waterwise garden and open greenspace, the Auditorium, the Mission House and the Academic Hall. The entire city- owned Chautauqua is considered “governmental facility” use that has functioned in much the same manner for well over 100 year as an educational, entertainment and lodging facility. In the immediate context, the cottage is located adjacent to another cottage that is privately owned but not currently owner occupied, rather it is being rented. The planned use of the cottage as a small event space or short-term rental will be operated in a strict manner as are all cottages owned by the CCA.
Agenda Item 5A Page 8 of 50
Figure 12a (above) looking east Figure 12b (below) looking west of Public Context of Cottage 1
√ (4) Infrastructure: As compared to development permitted under Section 9-6-1, "Schedule of Permitted Uses of Land," B.R.C. 1981, in the zone, or as compared to the existing level of impact of a non-conforming use, the proposed development will not significantly adversely affect the infrastructure of the surrounding area, including, without limitation, water, wastewater, and storm drainage utilities and streets;
Infrastructure, including the utilities, streets and parking has been in place in Chautauqua for decades. The change in operating characteristics will not impact the infrastructure. With regard to parking as part of the street infrastructure, there is no increased parking demand with this use as compared with private residential use. As noted in the Management Plan, the CCA estimates that there will be approximately two to three vehicles associated with the use of the cottage as a short-term rental, similar to the parking demand from a privately owned cottage. Given the central location of the cottage, there are a number of parking spaces close by as shown in the figure to the right including ADA accessible spaces directly across the street from the cottage.
In addition, the city recently adopted the Chautauqua Access Management Plan (CAMP) that manages the parking within Chautauqua, where paid parking is located in some areas, a free shuttle service is available to satellite parking and there are incentives for employees to carpool or use alternative transit. In all cases, there is adequate parking and access for the change in operation of Cottage 1.
For small meetings and private events, the applicant has indicated that catering deliveries will come from the Dining Hall and will be accommodated with small golf cart shuttles, as is done in other areas of Chautauqua. The applicant has also indicated that if there is a private event that coincides with an event in the auditorium, private event guests would be required to be shuttled to cottage 1. For private events that don’t coincide with an auditorium event, guests would be required to either utilize nearby guest parking in the Half-Moon or Tennis Court parking lots (just north of the auditorium) or take the shuttle from the satellite parking, or take the HOP bus.
Agenda Item 5A Page 9 of 50 √ (5) Character of Area: The use will not change the predominant character of the surrounding area or the character established by adopted design guidelines or plans for the area; and
Cottage 1 is within the center of Chautauqua where the entire 40 acres are considered a “governmental facility” use that has functioned in much the same manner for well over 100 years: as an educational, entertainment and lodging facility that is owned by City of Boulder and managed by the CCA. In the immediate context, the cottage is located adjacent to another cottage that is privately owned but not currently owner occupied, rather it is being rented. The planned use of the cottage as a small event space or short-term rental will be operated in a strict manner.
n/a (6) Conversion of Dwelling Units to Non-Residential Uses: There shall be a presumption against approving the conversion of dwelling units in the residential zoning districts set forth in Subsection 9-5-2(c)(1)(a), B.R.C. 1981, to non-residential uses that are allowed pursuant to a use review, or through the change of one non-conforming use to another non-conforming use. The presumption against such a conversion may be overcome by a finding that the use to be approved serves another compelling social, human services, governmental, or recreational need in the community including, without limitation, a use for a day care center, park, religious assembly, social service use, benevolent organization use, art or craft studio space, museum, or an educational use. Not applicable.
PUBLIC COMMENT AND PROCESS: The required public notice was given in the form of written notification mailed to all property owners within 600 feet of the subject property and a sign posted on the property for at least 10 days. All notice requirements of Section 9-4-2, B.R.C. 1981 have been met. There were comment letters received from two individuals, one of whom lives in a neighborhood outside of Chautauqua who was concerned excess traffic, trash and noise from short term rentals. Another commenter is owner of the cottage adjacent to Cottage 1 who leases the cottage to tenants and was concerned about the operating characteristics of the cottage. This same commenter also spoke during the call-up consideration. The comment letter and the applicant’s responses along with the other comment letter are provided in Attachment B.
STAFF FINDINGS AND RECOMMENDATION
Planning staff finds that the application meets the Use Review criteria found in Land Use Code section 9-2-15(e), B.R.C., 1981. Therefore, staff requests Planning Board consideration of this matter and action in the form of the following motion:
Motion to approve Use Review (no. LUR2018-00008) incorporating the staff memorandum and the attached Use Review Criteria Checklist as findings of fact, and subject to the recommended conditions of approval.
RECOMMENDED CONDITIONS OF APPROVAL
4) The Applicant shall ensure the east-facing outdoor deck shall be closed from 10:00 p.m. until 8:00 a.m. seven days per week.
Agenda Item 5A Page 10 of 50
Attachments: A: Chautauqua Operations Policy Statement B: Comments Received C: Management Plan and Written Statement D: Updated Chautauqua Site Plan E: Cottage 1 Plans
Agenda Item 5A Page 11 of 50 Attachment A: Chautauqua Operations Policy Statement
Agenda Item 5A Page 12 of 50
Agenda Item 5A Page 13 of 50 Attachment B: Comments Received
______From: Shelly Benford
Dear Georgia, Ms. Elaine McLaughlin, Senior Planner, City of Boulder, passed along your email of March 15, 2018 regarding the Use Review for Cottage 1 and requested that CCA respond and copy her on the response. Please find the contents of your email below, with CCA’s response in red.
I have read through the Application for Land Use Review, the Conditions for Use for the Community House, and the comment letter from a neighbor. I did not find a couple of attachments that are referenced in the application: The Attached Project Narrative and the accompanying Management Plan. Would it be possible for you to email me those? Without those documents we cannot adequately comment on the application.
Please see the attached Management Plan for Cottage 1, which includes a narrative about the project.
The proposed use of Cottage 1 is more consistent with the use of the Missions House (lodging and private events) than the Community House (events with 100 guests). It would be helpful to also see the conditions for Use for the Missions House.
Information about the Missions House Lodge and a copy of the Missions House contract are attached to this response. Please note that the contact prohibits amplified music and requires the observance of Quiet Hours. Use of Cottage 1 will also be subject to these same restrictions (See attached Management Plan).
Prohibiting the use for social events of the outside deck during the quite hours of 1 – 3 pm from June 15 – August 15 should be noted in the hours of operation.
All guests, residents and visitors, regardless of use or activity, are required to abide by Colorado Chautauqua’s Quiet Hours of 1 – 3 PM from June 15 – August 15.
Agenda Item 5A Page 14 of 50 I feel the estimate of 1 – 10 vehicle trips to the site per day is a low estimate considering the possibility of 40 – 50 social guests, and/or 10 – 12 overnight guests.
Private Events: The estimated number of vehicle trips presented in the Management Plan (1-10 per day) is based on CCA’s actual experience with private events and nightly lodging Chautauqua. Guests typically car pool, shuttle, use services such as Green Ride, Lyft or Uber, or bike to Chautauqua.
Short Term Rental: Although Cottage 1 can technically accommodate 12 overnight guests (with a pullout sofa and two roll away beds), the more likely scenario is that Cottage 1 will attract vacationing families of 4 to 5 people, who typically rent one vehicle. This is consistent with CCA’s experience with our larger three-bedroom cottages. Cottage 1’s floor plan, with two bedrooms on the first floor and an open second floor, make it particularly suitable for families.
I am not clear as to the location of the 8 existing parking spaces and the 8 proposed parking spaces. Parking is already a nightmare before adding this dramatic proposed increase in usage.
We are unclear about the reference to 8 existing and 8 proposed spaces. As far as we know, this information was not included in our Management Plan or in any of our application materials.
With the proposed use of Cottage 1 there are definite increases in noise pollution, vehicular traffic and on-street parking that will adversely affect the neighborhood. The Association’s quest to raise more funds as dictated by the City of Boulder has changed the atmosphere and residential environment of the Park and has caused our daughter and her children to move out. Cottage 1 and our cottage are very close to each other, too close for a family residence and event venue to be compatible.
The largest contributor to traffic circulation at Chautauqua are visitors to Open Space and Mountain Parks. Circulation issues are not generated by lodging and private events guests at Chautauqua. The traffic circulation problem was largely addressed this past summer by the City’s Chautauqua Access Management Plan (CAMP) pilot, which required Chautauqua guests and employees to have a permit to park on campus. This past summer, there was ample parking for residents and guests on campus (see attached Management Plan). City Council recently approved a five-year extension of CAMP in response to positive comments from neighbors, cottagers, and the larger community.
As articulated in the Management Plan for Cottage 1, CCA proactively addresses noise, parking, and vehicle circulation issues. Because of Cottage 1’s proximity to Cottage 2, CCA has gone beyond the typical use and operations restrictions, and are proposing physical changes to the building and site to address potential concerns (see attached Management Plan). In addition, CCA participated in the cost of replacing the water line to Cottage 2 and also replaced the shared sewer line between the two cottages.
Disturbance issues from short-term nightly rentals have dramatically increased in all areas of the Park, so it seems inappropriate to replace a family residence with an event venue, which will bring in more noise, more people, and more cars. The complaints will be constant.
Agenda Item 5A Page 15 of 50 Every summer, when CCA is at peak capacity, we receive a handful of complaints about various types of disturbances. In 2016, CCA had six complaints, and in 2017 there were three complaints.
I am concerned that the City has not received more comments. From the one letter that was received, it is evident that information as to the full scope of the project is not easily attainable. The Land Use Review is happening when the majority of the cottage owners is out of town, cannot see the posted notice and is not available for comment. Who was notified by mail of this Land Use Review?
According to Elaine McLaughlin, 216 surrounding property owners were sent a Public Notification regarding the Cottage 1 Use Review. Additionally, CCA held two open meetings last summer to share plans for Cottage 1 and to listen to cottager concerns. CCA has also kept the cottager community updated about plans for Cottage 1 through quarterly newsletters.
I hope this information is helpful, Georgia. Please do not hesitate to contact me if you have any additional questions.
Best,
Shelly Benford Executive Director Colorado Chautauqua Association 303.952.1617 From: Georgia Chamberlain
Dear Elaine and Shelly,
Thank you both very much for sending me information (Application Form, Management Plan, Mission House Lodge Specifications and the 1 comment letter) on the Land Use Review Application for Chautauqua Cottage 1 Conversion of Use. Also, I appreciate you both sending me written answers to my questions. I am attaching my response to those documents.
Please contact me if you have any questions. I would like to know when the Planning Board will discuss this application, and I wish to receive notice of the Board’s decision.
Thank you again,
Georgia Chamberlain 970-618-1353 [email protected]
Agenda Item 5A Page 16 of 50 ______The Colorado Chautauqua Association’s purchase of the Galey Cottage and the proposed change of use for that cottage dramatically alters and compromises the residential use of our cottage next door, the Alamo Cottage. An event center (Galey Cottage) and a family residence (Alamo Cottage) 15 feet apart are difficult uses to reconcile, and in order for the Planning Board to make an informed decision, the changes that Chautauqua is proposing and their consequences must be presented accurately without sugarcoating.
At our insistence we have had a couple of meetings with the Chautauqua staff and we are appreciative that the Association has incorporated in their Management Plan some positive solutions that will help mitigate the impacts of the proposed change of use for the Galey Cottage. The Association has already upgraded the shared sewer line at their expense and contributed money to help defray some of the cost of a new waterline to our cottage. The Association is proposing landscaping, additional insulation and “historically appropriate replacement windows” (whatever that is) to help buffer sound. Also they intend to eliminate the southern access to the Galey Cottage that is directly across from our back entrance.
There are adjustments to the Management Plan that can help diminish the negative impacts on our cottage, most importantly limiting the frequency and type of use, as well as the number of people using the cottage. I am also looking for clarification on several things.
The last sentence on Page 1 of the Management Plan, “With the acquisition of Cottage 1, CCA not only has management control of the cottage, but also the three lots between the picnic shelter and the main entrance to the cottage further “extending” the buffer zone between public and residential spaces.” I disagree. The buffer zone is being eliminated, not extended. Even before purchase of the Galey Cottage, CCA had management control of those three lots near the picnic shelter. With the Galey Cottage hosting events, the cottage will no longer provide a buffer but instead will bring noise and activity closer to the residential cottages along Goldenrod Drive.
Page 9 of the Management Plan has several things that need further discussion. Paragraph 1 says “limit daytime events to 30 events per month” (that is every day of most months). Excluding 7 days out of 365 days a year is not a “limit”. Also, 15 evening events per month (1 every other night) is also excessive. The types, times and frequency of allowable events need to be clarified in the Management Plan. Practicing in the Green Room or having a book club meeting is different than hosting a celebration of life or a dinner and cocktail party serving alcohol.
The proposed capacity of 40 seated/50 mingling guests in 755 square feet at the Galey Cottage as compared to 24 seated/35 mingling guests in 725 square feet at the Mission House is too many, especially with only 2 bathrooms, 1 downstairs and 1 upstairs. The Mission House Specifications recognizes the 420 sf of front porch as additional usable space whereas spilling out onto the east deck (1st floor) or the use of the upstairs deck (2nd floor) of the Galey Cottage are not mentioned. Those 2 decks are extremely pleasant areas with spectacular views, and they WILL be used, weather permitting. Since the outside use of these areas greatly impacts the Alamo Cottage and the other residential cottages on Goldenrod Drive, the hours, frequency and type of use needs to be specified and limited.
The last paragraph of Page 9 states “lodging guests or long-term rental occupants will be limited to a maximum of 10 – 12 individuals.” That is an unrealistically high number, especially if it is for any time more than just a couple of nights.
Agenda Item 5A Page 17 of 50
Parking at Chautauqua is a nightmare, and although CAMP Pilot has come up with some successful solutions, each new use, such as the proposed changes to the Galey Cottage, adds new challenges. I do not agree that the impacts of having events with 40-50 people or 10-12 lodging guests “are minor and easily manageable” (page 10) or (page 11) “is substantially the same as when the previous owner lived there with family” (between 3-5 people). I am also confused by the 8 existing and 8 proposed parking spaces mentioned on page 3 of the Project Fact Sheet under Parking but are not mentioned in the Management Plan. I feel that the statement on page 10 of the Management Plan that “CCA expects a maximum of 8 to 10 vehicles associated with a private event (40-50 guests) misrepresents what the true vehicle and traffic impact will be. There are only several parking spaces alongside the Galey Cottage so vehicles will be parking elsewhere, only a few if any in the usually filled parking area in front of the Administration Building. Uber drop offs and pickups double the vehicles “associated” with the event. Where will the catering “golf carts” park for loading and unloading? Currently a landscaping staff member parks a truck all day in front and off to the side of our cottage. Also housekeeping staff for cottages 3 & 3A park in front and off to the side of our cottage, although not for all day. Housekeeping will increase with events and nightly lodging at the Galey Cottage as will their need to park close by. I am not questioning that staff for landscaping and housekeeping (as well as construction) need their vehicles close by. I just want to correctly include those vehicles in the full impact of this change of use.
The use of amplified music and alcohol needs to be specifically addressed for each type of event.
The “open house” to be scheduled in the next month or two can be very informative for the year- round residents of Chautauqua and the residents of the neighborhood to the northeast of Chautauqua. To be meaningful the electronic newsletter updating the cottager community needs to provide in depth details of the project especially to those summer cottagers that will not be able to attend the open house. According to the City, 216 surrounding property owners were sent a Public Notification regarding the Cottage 1 Use Review. Can I assume that the other 38 cottage owners were included in that mailing? I am surprised that none of them chose to either support or challenge the change of use for the Galey Cottage.
No information has been provided that shows that there is a need for more space to hold events in addition to the space already available in the Community House and the Mission House. The proposal several years ago to tear down the picnic shelter and build an event center was turned down. How have the needs and wants of the neighborhood changed since then? Where is the support for this change of use?
This change of use for the Galey cottage will bring more noise and activity, and will bring that noise and activity closer to the residential cottages on Goldenrod Drive. In response to my comment that complaints will be constant if partying at the Galey Cottage is not limited and monitored, Shelly Benford commented that in 2017 there were only three complaints. I am confused because last fall I was covered on emails that included more than 3 people complaining about a late night party, and my daughter told me that on a separate occasion in the fall she had called in another complaint for late night carousing at the Mission House. I was also told by other cottagers that loud partying had occurred several times earlier in the spring and summer. Perhaps people are not calling in their complaints, and perhaps Shelly is referring to individual incidents, regardless of the number of people that call in to complain about a particular incident.
How would Edwin Chamberlain feel about what is happening next door to his cottage which was the
Agenda Item 5A Page 18 of 50 first cottage built at Chautauqua? And what would he do to maintain the tranquility of the neighborhood?
Agenda Item 5A Page 19 of 50
Agenda Item 5A Page 20 of 50
From: Olivia Foulkrod
TO: Boulder Planning Board
FROM: Olivia Chamberlain Foulkrod
RE: Thoughts on Change of Use Application for Galey Cottage, Chautauqua Park
Date: July 3, 2018
I have lived in the Alamo Cottage off and on for over 15 years. I am a 6th generation Chautauquan, and my children 7th generation. Most recently, I lived there for 2 years as a single mother with my 2 young children.
I propose that the Planning Board deny or postpone their decision on the change of use for the Galey Cottage. Using the Galey Cottage as presented in the application would negatively impact the quality of life for my immediate family, the neighborhood, and Chautauqua as a whole.
The Alamo Cottage and the Galey Cottage are two of the oldest cottages in Chautauqua Park, with the Alamo Cottage being the first one built there. Generations of educators came in the summer to escape the heat and enjoy the serenity and beauty of the park. What better place for Mr. Chamberlain’s (founder of Chautauqua) great great granddaughter to live with her children than Chautauqua? I too am an educator and enjoy the Flatirons. In April 2017 this dream was threatened when we were told that our neighbor’s cottage had sold and that Chautauqua was planning on changing its use. We had not been notified prior to this and had to investigate on our own what was happening.
Almost a year later I moved out of Chautauqua. One of the biggest catalysts for this move was the lack of certainty and open communication about the uses of the Galey Cottage. The idea of a party house or event center loomed in my mind. Imagine having your children in the yard and fifteen feet away from random strangers hanging out at an event, milling around, and drinking. Every other night of the month even during the school year?
Additionally, An old time Chautauqua family wanted to buy the Galey Cottage for the use as a residence. This purchase would have preserved the integrity of the park, the cottage, and maintained the history of Chautauqua. Now the Association appears to have an alternative agenda which is not in the best interest of the Chautauqua community.
Love and Light Olivia
Agenda Item 5A Page 21 of 50
From: Georgia Chamberlain
Here is the attachment I forgot on my previous email.
Begin forwarded message:
From: Georgia Chamberlain
Hi Elaine,
I have some information that I hope you will be able to include in the Board’s packet for the Public Hearing.
Please let me know if you need more information from me.
Sincerely,
Georgia Chamberlain ______
Chamberlain Family long-term goals for the Alamo Cottage (Cottage #2): (1) Maintain ownership of the cottage (2) Continue using cottage as residence.
The location of the Galey Cottage is inappropriate for an event venue. It is located closer to a residence (15 ft) than it is to a public area (85 ft to Picnic Area).
The need for another venue for events has not been demonstrated in the application for change of use of Cottage #1.
Adding another event venue in a residential area will only exacerbate the already existing problems of noise and traffic.
Several years ago the concept of the Arbor House (in approximately the same location) was turned down.
The frequency and size of the events are too often and too large for the cottage and the neighborhood.
Use of the back decks needs to be restricted. Boulder noise regulations would be exceeded with only a small group of people outside on the deck.
Using space at the auditorium would be more appropriate for a Green Room.
The summer Quiet Hours of 1 – 3 pm should be noted and observed. Daytime (8 – 5) and evening (5 – 11) hours need to be spelled out in the Management Plan.
Restrictions need to be in place to protect the cottage from being used as a maintenance or laundry facility, a retail space, check in/check out office for lodging, ticket sales, etc.
It is the returning families who are the heart and soul of the Chautauqua community, not venues hosting
Agenda Item 5A Page 22 of 50 destination events for people not participating in the Chautauqua experience.
Adequate information on the proposed change of use for the Galey Cottage has not been provided to the Colorado Chautauqua Association Board nor to all cottage owners. Other than the two meetings my family had with the Director of Operations, I cannot find that there has been any input from the CCA Board or cottage owners.
Procedures for the change of use of cottages and buildings, and for adequate notification to stakeholders of changes would benefit everyone.
I encourage the Board to deny the Change of Use as proposed in the Management Plan, or at a minimum, delay a decision until more thorough research can be done. The decision on the Galey Cottage will put practices in place that could potentially adversely affect the core of the Chautauqua experience and its future sustainability. From: Joanne Pack
As a lifelong Chautauqua cottage renter, I am strongly opposed to the Galey Cottage becoming an Event Center. An ongoing mission of Chautauqua is to maintain the historical significance. To turn a residential cottage into a public use facility goes against this. Many issues would arise in connection with such a plan—parking, congestion, and noise being just a few. Please consider the views of cottage owners, as well as renters. Thank you. Joanne Pack Cottage 314 Dear Planning Board Members,
I am writing to voice my opposition to the Colorado Chautauqua Association’s application for change-of-use of Chautauqua Cottage 1 from residential to commercial event usage, to be considered at the July 19, 2018 meeting. The reasons for my opposition are elaborated in the attached document.
Sincerely yours,
Chris van den Honert Year-round Chautauqua resident Former CCA Board member 303-690-5643 A case for maintaining Chautauqua Cottage 1 as a residential facility
This position statement is written in opposition to the Colorado Chautauqua Association’s Change-of- Use Application for Cottage #1 (also known as the Galey cottage) which will be considered at the July 19, 2018 Planning Board meeting. In brief, changing this cottage from residential-only to frequent event venue will constitute one more step in the inexorable march toward transformation of the Colorado Chautauqua into a vacation resort co-located with an unrelated concert venue. It will contribute to the ongoing erosion of the Chautauqua community that is the essential life-blood of the cultural residency upon which the institution was founded.
Agenda Item 5A Page 23 of 50 SOME CONTEXT
Simply put, a true chautauqua is not a vacation resort, or a wedding venue, or a corporate retreat site. It is a gathering of people - a community - who come together to share pursuit of common cultural values and interests. The residential nature of this assembly is a key aspect of its identity. It is telling that the terms “spirit,” “community,” and “cultural residency” appear throughout CCA’s Mission Statement and Strategic Plan. Some examples (with emphasis added) are presented below.
CCA Mission Statement: (https://www.chautauqua.com/wp-content/uploads/2014/08/CCA_Mission_Values.pdf)
The mission of the Colorado Chautauqua Association is to preserve, perpetuate and improve the site and spirit of the historic Chautauqua by enhancing its community and values through cultural, educational, social and recreational experience.
CCA Strategic Plan excerpts: (https://www.chautauqua.com/wp-content/uploads/2014/08/Strategic-Plan-FINAL-BOD- approved-10-16-15.pdf
Strategic Focus: Historic Preservation
2. Perpetuate the spirit and cultural residency traditions of Chautauqua • Maintain approximate proportion (60:39) of CCA-owned and privately-owned cottages • Preserve year-round curfew, seasonal quiet hours and seasonal no-construction period to support quiet enjoyment • Support continued return of long-time guests • Foster sense of community between newcomers and long-time Chautauquans • Continue non-summer resident self-programming
A View of Chautauqua in 2030 [coauthored, ironically, by the current CCA Executive Director]
Spirit - The camp-like character and sense of community that is a part of Chautauqua’s enduring spirit is alive and well. New generations of Chautauquans cherish this reminder of a by-gone time, seeking respite in a serene natural setting, while also celebrating a world of ideas generated at the intellectual crossroads of great literature, the arts, lively civil discourse, and the latest in cultural entertainment.
Heritage - The traditions and multi-generational friendships of the summer community, developed over more than a hundred summers, remain a valued component of Chautauqua’s heritage. Cottage owners, long-time renters, and short-term visitors all blend seamlessly into a lively and welcoming community. Children are regularly introduced to Chautauqua’s place in Boulder’s history through field trips, entertainment, and educational programs, and visitors can tour a pristinely preserved cottage museum.
Agenda Item 5A Page 24 of 50 THE PROBLEM
The reality is that CCA is moving steadily away from the very Mission and Goals articulated above. An actual “View” of Chautauqua in 2018 looks more like this:
• The camp-like character and sense of community that is a part of Chautauqua’s enduring spirit has eroded over time • There is no linkage between renting a cottage and participating in CC programming, activities, or community • Nightly renters and event attendees rarely engage with neighbors outside of their own groups • The number of long-stay returning renters is dwindling • The average length-of-stay for nightly renters is very brief (~ 3 nights) • Private and corporate events are entirely inward focused, and do not contribute to the community, to the cultural residency traditions, or to the historic mission of the Colorado Chautauqua
The Colorado Chautauqua has gradually morphed into two essentially unconnected components: a concert programming venue, and a tourist lodging/resort operation. I believe that changing the use of Cottage 1 from residential-only to event-venue will contribute to and accelerate this undesirable transformation, and should be disapproved.
July 4, 2018 Chris van den Honert Year-round Chautauqua resident Former CCA board member From: Claudia Roeser
I am opposed to the Change of Use application for the Galey Cottage at Chautauqua Park which your board will consider on July 19. The natural setting and peace and quiet of this beautiful and restorative place attracts our renters, picnickers, hikers and visitors of every interest. There is no mention of requirements the events follow the tradition of “quiet hours” (1-3 pm) and (11 pm to 8 am.) The cottages here, as I’m sure you know, have screened-in porches that allow the sound to penetrate. There are no restrictions on music, live or otherwise. Small children, older guests and all those who want to hit the trails early in the morning will not appreciate the noise of 40 to 50 people at receptions and parties. The negatives far outweigh the positives from additional revenue...... therefore I oppose the change.
Claudia Roeser Summer visitor to Chautauqua since 1983
Agenda Item 5A Page 25 of 50
From: John Kenyon
Boulder Planning Board,
To Whom it May Concern,
I am writing in favor of the proposed changes to the zoning of Chautauqua Cottage 1.
I am a full time Chautauqua Resident, one of the very few. I have lived here since 2009. What drew me to Chautauqua- besides the fact that my family and I had stayed in Chautauqua many times over the years- are three things:
1. The lively community that is so apparent when one visits Chautauqua in the summer. A community with a symphony orchestra or a pop band serenading the grounds, a constant flow of people and children walking, playing tennis, or just fooling around.
2. The juxtaposition between the city and the open, wild areas, a community that embraces that juxtaposition not just through the way the park is situated, but with its philosophy of life.
3. A community that thrives on non-conventional beliefs, which means the community is here with open arms welcoming strangers, (a daily occurrence), except, during quiet hours. (Everyone needs to be quiet between 1 pm and 3 pm, for a nap?) which underscores the unconventional atmosphere.
All this is to say- I knew what I was getting into when I moved here. I accept and expect that a cottage may have a group of people who are having a great time and may not be quite following the rules. I expect that the auditorium music can be heard across the park. I expect and enjoy the lively, loud guests at the picnic shelter. I expect that the tennis court will have cheering people walking in and around cottages and children will be playing in the street. This ‘life’ is what Chautauqua is. If you live in Boulder and have never experienced Chautauqua in the summer, you are missing a highlight of Boulder.
In the nine years I have lived here, there has only been one time that a CCA cottage got really out of hand, that was last year. The office received several complaints and they immediately sent out a staff that scouted the area, police were called and it was dealt with. Unfortunately, there were problems with the CCA SOP so it was reviewed and changed significantly, which to me showed how CCA operates.
CMF, a hallmark of summer in Chautauqua, has space uses that need to be met. In past years CMF has used the Community House for practice and Green Room as well as social and patron gatherings. This year they are using one of the rental cottages and the Community House for some of this. CMF’s uses would be ideal for the Galey Cottage, allowing the cottage they are using to again be used as a rental cottage and even more important, the Community House to be more available for the community.
I am in favor of the changes that CCA is proposing for Cottage #1, The Galey Cottage. This cottage sits directly between the Auditorium, Picnic Shelter and the cottages and, thus, acts as a natural buffer
Agenda Item 5A Page 26 of 50 to the very loud sounds of people and music that we have all enjoyed for generations. I have read the proposal and have spent time in the Galey Cottage when it was a private residence. I feel more than confident that not only will the CCA proposed use be done in a mindful way, with continual review, but it will be for the betterment of the cottage community and Chautauqua mission.
John Kenyon Ph 805 798 08867 Cottage #18 Chautauqua Park Boulder, CO 80302
Sincerely, John Kenyon 805 798 0886 900 Baseline Rd #18 Boulder CO 80302
Attachment is redundant of the above letter. To: Boulder Planning Board
RE: Cottage #1, the Galey Cottage, Chautauqua Park
July 6, 2018
To Whom It May Concern:
The value of the purchase of Cottage #1 to CCA is its proximity to not only the auditorium, but also the picnic pavilion. This corner of the park historically is used for social and entertainment events. Additionally, by creating a new venue for Chautauqua events, Cottage #1 will free up and preserve the Community House’s traditional purpose of servicing the Boulder and Cottager community. I support the proposed changes in zoning to Chautauqua Cottage #1.
Cottage #1 is approved for three uses:
1. Green Room for CMF
2. Small Events
3. Residential Cottage with 3 bedrooms. Its residential usage is limited to 10 guests maximum, and most likely will number 6 tenants without the use of cots for extra tenants.
With 3 bathrooms, Cottage #1 can accommodate groups not to exceed 28 for a sitting event and 40 for standing room only. Responsive to resident input, CCA is aware Chautauqua neighbors want the use of Cottage #1’s porch to end at 10:00p.m. rather than 11:00 p.m. Alcohol would not be served after 9:45 p.m. I agree with this proposed change.
It will be limited to three events per week throughout the year. This includes one daytime event, limited to only one per day. Despite complaints to the contrary, Cottage #1 has de facto public exposure and use, clearly defined by its location.
Agenda Item 5A Page 27 of 50
CCA, since purchasing the cottage, has updated the sewer system by installing a new sewer line to Cottage #1 and to Cottage #2 . This relieves previous problems in their joint sewer system, thus, improving service to both cottages.
Better insulation, windows and general repair of Cottage #1 will add to its preservation as a historic structure. These improvements will assist in decreasing noise and energy usage. Increased energy efficiency while maintaining historic integrity is in line with Chautauqua’s mission.
In 9 years of being a year round resident of Chautauqua Park, I have only once experienced a noise disturbance from tenant partying. Several complaints were issued the next day and Chautauqua administration responded immediately with a new policy of informing tenants upon check in, about consequences for after hours noise disturbance.
This track record and the already existing physical improvements, lead me to believe Cottage #1’s use will be in accordance with the historic mission of Chautauqua- that is its use will serve “to preserve, perpetuate and improve the site and spirit of the historic Chautauqua. through cultural, educational, social and recreational experiences.”
In short, Cottage #1 has been purchased by CCA and construction improvements have been made. It is to no one’s advantage to suspend its use and improvements as long as neighbors and the community have input into its use which this forum seems to prove.
Its use, as a back up to the Chautauqua Association’s use of other buildings on site, will service the entire Chautauqua community at large. To move forward with Chautauqua’s mission requires cottagers and its neighbors alike to take the long view of moving history into the future.
Sincerely,
Maud Huey Kenyon, MA, MS, MFT Owner and year round resident, Cottage #18, Chautauqua Park, Boulder CO Cell # 805-798-3417
Agenda Item 5A Page 28 of 50 Attachment C: Management Plan and Written Statement
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Agenda Item 5A Page 42 of 50 Attachment E: Cottage 1 Plans
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