Item 4B - 2nd Rdg Ord 8484 and 8485 Rezoning and Alpine Balsam FBC PresentationPhoto: Christopher Brown, 2004
BOULDER VALLEYCOMPREHENSIVE PLAN
Comprehensive Rezoning and
Alpine-Balsam Form-Based Code
City Council
October 12, 2021
RECOMMENDED MOTIONS
BOULDER VALLEY COMPREHENSIVE PLAN
Motion to:
1)adopt Ordinance 8485, a general revision of the city’s zoning map
consistent with the land use designation changes adopted in the 2020
Mid-Term Update to the Boulder Valley Comprehensive Plan, and setting
forth related details;
2)adopt Ordinance 8484 amending Appendix L, “Form-Based Code Areas,”
and Appendix M, “Form-Based Code,” of Title 9, “Land Use Code,” B.R.C.
1981, creating a form-based code for the Alpine-Balsam Area, and
setting forth related details; and
3)if Ordinance 8484 is adopted, approve amendments to the Alpine-
Balsam Connections Plan, as approved by the Planning Board on
September 2, 2021, to be consistent with the form-based code for the
Alpine-Balsam Area in Appendix M, “Form-Based Code,” of Title 9, “Land
Use Code,” B.R.C. 1981, and setting forth related details.
Comprehensive Plan Mid-Term
Update:
•Spring/Summer 2020 –Initial
screening and community engagement
•Dec. 3 –Planning Board decision
•Dec. 15 –City Council decision
Alpine-Balsam Area Plan:
•Adopted by Planning Board
and City Council in 2019
HOW WE GOT HERE
BOULDER VALLEY COMPREHENSIVE PLAN
Area III Planning Reserve (CAC
Question)
•Baseline Urban Services Study
not prioritized as part of the
mid-term update; if direction to
proceed, prioritize before 2025
Major Update
HOW WE GOT HERE
BOULDER VALLEY COMPREHENSIVE PLAN
Alpine-Balsam Area Plan:
•Four phases of Community Engagement
between May 2018-August 2019
•Hundreds of people participated in a
range of events
•Multiple check-ins with Advisory Boards,
Planning Board and City Council
•Adoption by Planning Board and City
Council
HOW WE GOT HERE
BOULDER VALLEY COMPREHENSIVE PLAN
•Community Briefing –May 24
•Materials available on project website
–discussion draft of the code changes
–summary of the code changes
–May 24 presentation
•Office Hours –Jun. 29 and Jul. 1
•Questionnaire -BeHeardBoulder.org from mid-June to July 25
–Over 190 community members provided feedback
FBC COMMUNITY ENGAGEMENT
BOULDER VALLEY COMPREHENSIVE PLAN
•Housing Advisory Board
–Unanimously and enthusiastically approved on Aug. 25
•Planning Board
–Unanimously approved on Sept. 2
BOARD AND COMMISSION FEEDBACK
BOULDER VALLEY COMPREHENSIVE PLAN
Photo: Christopher Brown, 2004
General revision to the city’s zoning map consistent
with the land use designation changes adopted in the
2020 Mid-Term Update to the Boulder Valley
Comprehensive Plan
•Initiated by: City of Boulder
•Request for Alpine-Balsam:
o Public (PUB) to Mixed Use
Business (MUB) and High
Density Residential (HR)
•Rationale for adoption:
o Consistent with BVCP
Policies and the Alpine-
Balsam Area Plan
A. ALPINE-BALSAM (CITY OWNED PROPERTY)
Current BVCP Land Use
BOULDER VALLEY COMPREHENSIVE PLAN
A. ALPINE-BALSAM
Recommended Zoning:
Change from P to RH-7 and
MU-4
•Consistent with the BVCP
Plan Land Use Designation
of High Density Residential
(HR) and Mixed Use
Business (MUB)
•Aligns with the Alpine-
Balsam Area Plan
RECOMMENDED
Zoning
BOULDER VALLEY COMPREHENSIVE PLAN
•Initiated by: City of Boulder / BHP
•Request for 6500 Odell Place:
o Mixed Use Industrial (MUI) to High
Density Residential (HR)
•Rationale for adoption:
o Consistent with BVCP Policies
o Supports the city’s housing goals and
aligns with The Gunbarrel Community
Center Plan vision for the area as
“characterized by a mix of residential
and compatible light industrial uses…”
B. 6500 ODELL PLACE
Current BVCP Land Use
BOULDER VALLEY COMPREHENSIVE PLAN
B. 6500 ODELL PLACE
Recommended Zoning:
Change from General
Industrial (IG) to Residential
High-5 (RH5)
•Consistent with the BVCP
Plan Land Use Designation
of High Density Residential
(HR)
•Aligns with zoning to the
north
RECOMMENDED
Zoning
BOULDER VALLEY COMPREHENSIVE PLAN
•Initiated by: Property owner
•Request for 3015-3055 47th Street:
o Medium Density Residential (MR) to
Transitional Business (TB)
•Rationale for adoption:
o Consistent with BVCP Policies
o Provides a transition to residential area
and aligns with the existing character
and current uses on the site
C. 3015-3055 47TH STREET
Current BVCP Land Use
BOULDER VALLEY COMPREHENSIVE PLAN
C. 3015-3055 47TH STREET
Recommended Zoning:
Change from Industrial
General (IG) to Business
Transitional 1 (BT-1)
•Consistent with the BVCP
Plan Land Use Designation
of Transitional Business (TB)
•Reflects the existing office
uses in this location and the
intent for these uses to
remain
RECOMMENDED
Zoning
BOULDER VALLEY COMPREHENSIVE PLAN
•Initiated by: Property owners
•Request for Hillside Road:
o Correct for split land use designations
on individual parcels
•Rationale for adoption:
o Consistent with BVCP Policies
o Corrects mapping errors
D. HILLSIDE ROAD (AND NEARBY AREAS)
Current BVCP Land Use
BOULDER VALLEY COMPREHENSIVE PLAN
D. HILLSIDE ROAD (AND NEARBY AREAS)
Recommended Zoning:
Changes:
•Does not change existing
residential of public uses
•Corrects mapping error
•Does not affect any of the
current regulations
regarding historic
preservation
RECOMMENDED
Zoning
BOULDER VALLEY COMPREHENSIVE PLAN
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19
Site
Purchase
$40 M
20
Vision Plan
Site
Purchase
$40 M
“Alpine-Balsam will be a vibrant multi-
generational hub for community life and
local government services—a welcoming
and inclusive new model for equitable,
affordable, and sustainable living.”
21
Vision Plan
Site
Purchase
$40 M
Brenton Renovation
BCH move out
Area Plan Acceptance
22
Vision Plan
Site
Purchase
$40 M
Brenton Renovation
BCH move out
Area Plan Acceptance
The purpose of this phase
is to realize the vision for
Alpine-Balsam in
alignment with the BVCP
and Area Plan.
Implementation of the Area Plan
Pre -Development Activities
23
Hospital Deconstruction:
•2020: interior deconstruction of hospital
•2021 -22: exterior deconstruction of hospital
Regulatory Changes:
•2020: land use changes through the mid-term Boulder Valley
Comprehensive Plan update
•2021: rezoning and adoption of form-based code
Access & Mobility Implementation:
•2021 -2022: strategy development and exploration of a
General Improvement District (GID)
Flood Mitigation:
•2021: design
•2022: construction
Energy Strategy Development:
•2021: energy feasibility analysis
Western City Campus
24
2021 -22: Programming, design
2022 -23: City review, permitting
2023: Construction
2025: Occupancy
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Schedule
2020 2021 2022 2023 2024 2025+
Interior ExteriorDeconstruction
Program Design Bid ConstructionPavilion
Renovation
Identifying Partner(s)Design Funding / Dev. ReviewHousing
Development
Land Use / ZoningRegulatory
Changes
Parking DistrictAccess &
Mobility
City/ County
Wrkng Group
Design CLOMRFlood
Mitigation Construction LOMR
Construction
District EnergyEnergy
Strategy
Area Plan Site Elements
26
North
Eastern
Residential
Mixed Use
North
Central
Western
South
Central
Residential
Mixed Use
27
What is Planned for the City Site
City Redevelopment Site
Access and Mobility Recap:
•Flood mitigation conveyance
greenway
•New Street at 11th,
Pedestrian and Bike
connections through the site
•Mobility Hub for bike/car
share, pick-up, etc.
•Shared parking in the existing
structure
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What is Planned for the City Site
City Redevelopment Site
East Block Recap:
•Renovation of the
Medical Pavilion for City
Service Center and New
Public Plaza
•“Flex” space –future
civic mixed use and/or
housing (Age Well
Center?)
29
What is Planned for the City Site
City Redevelopment Site
Center Block Recap:
•High Density Housing 2 (3 story
stacked flats) on the Northern
Portion of the block
•Flex Use is now High Density
Housing (4 story stacked flats)
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What is Planned for the City Site
City Redevelopment Site
West Block Recap:
•High Density Housing 1 –
2-3 story townhomes
31
What is Planned for the City Site
City Redevelopment Site
Recap:
•Balanced land uses to
achieve city facilities
consolidation and
affordable housing
•Significant improvements
for public realm and
access and mobility
•Focus on a diversity of
housing types with a
priority for permanently
affordable housing
32
Adopted Area Plan
Building Height Map –only for city-owned properties
Building Height Map (Page 31)
33
Form-Based Code
What is it?
•organized by building form, rather
than use
•more prescriptive design regulations
than conventional zoning
The intent is to provide more
predictable built results with a focus on
a high-quality public realm
34
Form-Based Code
30Pearl –what we learned?
•more prescriptive design
requirements increases upfront costs
•provides more certainty and reduces
the overall risk
•provides the community with a more
predictable built results with a focus
on a high-quality public realm;
•allows the city to require human
scaled buildings; higher quality and
aesthetics; variety of housing types;
adaptable building types; active and
passive recreation in outdoor space
The Commons (3200 Bluff Street)
36
Form-Based Code
Focus future zoning on excellent public realm,
building form, not dwelling units per acre
37
Form-Based Code
•Implements the clear direction of the adopted Area Plan
•Increases the predictability of the built form
•Supports walkable urban design and architectural excellence
Form-Based Code Regulating PlanAlpine-Balsam Area Plan Diagram
38
Form-Based Code
STREETS, PATHS, GREENWAYS & OUTDOOR SPACE Identifies:
•11th Street
connection
•New Street
•Paseos & Paths
•Outdoor Space
•Greenway
39
Form-Based Code
Outdoor Space & Paths:
Developer responsibilities
•Public Plaza (outdoor space)
•Enhanced Paseo
40
Form-Based Code
BUILDINGS Identifies:
•Building Types
•Required
Storefront
Treatment
•Maximum
Building Height
•Base Zoning
determines uses
(as directed by Area Plan)
41
Form-Based Code
Basic Building Form –Developer responsibilities
What we heard from the community: permeability in the
site, durable materials, traditional design, high quality open
space
•Building Location
•Site Coverage
•Courtyards
•Location of Parking &
Refuse
•Active Facades
•Entrances & Windows
•Façade Divisions &
Treatments
42
Form-Based Code
Building Design –Developer responsibilities
Best practice urban design and architectural principles –
simplicity, durable materials, human scale
•High quality façade
materials
•Simplicity of façade
materials
•Definition of entrances
•Building articulation
•Building massing
•Building proportions
43
Form-Based Code
Remember: Form-Based Code Implements the Area Plan
Potential Refinements:
•add kink to 11th Street
•modify Connections Plan
Next Steps
•Nov. 11 Effective date if approved
•2021-22 Continued coordination on
implementation
44
RECOMMENDED MOTIONS
BOULDER VALLEY COMPREHENSIVE PLAN
Motion to:
1)adopt Ordinance 8485, a general revision of the city’s zoning map
consistent with the land use designation changes adopted in the 2020
Mid-Term Update to the Boulder Valley Comprehensive Plan, and setting
forth related details;
2)adopt Ordinance 8484 amending Appendix L, “Form-Based Code Areas,”
and Appendix M, “Form-Based Code,” of Title 9, “Land Use Code,” B.R.C.
1981, creating a form-based code for the Alpine-Balsam Area, and
setting forth related details; and
3)if Ordinance 8484 is adopted, approve amendments to the Alpine-
Balsam Connections Plan, as approved by the Planning Board on
September 2, 2021, to be consistent with the form-based code for the
Alpine-Balsam Area in Appendix M, “Form-Based Code,” of Title 9, “Land
Use Code,” B.R.C. 1981, and setting forth related details.
Questions?
46
Back pocket: Area Plan Engagement
•AREA PLAN
•From May 2018 through August 2019, community engagement for the Alpine-Balsam Area Plan included several phases. Throughout the
process, purposes of engagement included raising awareness about the project, getting feedback on goals, sharing draft site scenarios to
get feedback on key policy choices, learning about preferences for the Alpine-Balsam area around land use, character, access and mobility,
and getting feedback on options and area plan components.
•Events for the entire Area Plan process included:
•10+ Kickoff events
•Pop-ups
•Neighborhood office hours
•Focus group for under-represented groups
•Information sessions
•Meetings with property-owners and nearby residents
•Online questionnaires
•Community meeting with presentation, guided scenario walk, key-pad polling
•Small group workshops
•Open Houses
•Walking Tours
•Public Hearings
•Hundreds of people participating in-person in each phase and hundreds of written comments
Platform at S’PARK (3350 Bluff Street)
3200 Bluff Street
51
Form-Based Code
Starting on
page 238
of packet
52
Form-Based Code
Starting on
page 262
of packet
Area III-Planning Reserve
Process for Considering a Service Area Expansion
•Criteria for feasibility of efficient
urban service provision and
contiguity
•Baseline Urban Services Study
•Identify Priority Community Needs
/ Finding of Unmet Needs within
the Service Area
•Community Val•Initiation of a Service Area
Expansion Plan
•City and County Approval of
Expansion Plan
53