5 - Amendments to Citys zoning district mapCITY OF BOULDER
PLANNING BOARD/CITY COUNCIL AGENDA ITEM
MEETING DATES: July 16, 17, 23, 24, 30, 1997
(Agenda Item Preparation Date: July 11, 1997)
AGENDA TITLE: Public hearing concerning an ordinance amending Title 9, B.R.C.
1981 by adopting by reference a zoning district map of the City of Boulder and making
associated changes in the Boulder Revised Code to conform therewith and setting forth
details in relation thereto.
REQUESTING DEPARTMENT:
Community Design, Planning and Development
Bob Cole, Acting Director
Peter Pollock, Director, Community Planning Division, Presenter
Susan Osborne, Senior Planner
Brent Bean, Senior Planner
Charles Zucker, Senior Urban Designer
Gary Kretschmer, Zoning Administrator
Tim Devlin, Implementation Specialist
Susan Richstone, Comprehensive Planner
Ruth McHeyser, Planner
Margaret King, Planning Associate
Jean Hagen, Planning Associate
Terry Stonich, Senior GIS Specialist
City Attorney's Office
Joseph N. deRaismes, City Attorney
Jane Greenfield, Deputy City Attorney
David Gehr, Assistant City Altorney
OVERVIEW: Planning Board and City Council are holding a series of joint public
hearings concerning an amendment to the City's zoning district map. This memo forwarda
a copy of the proposed changes to the zoning district map as well as the proposed
ordinance implemendng ffie rezoning.
The following schedule has been set and noticed (June 29, 1997 Boulder Daily Camera) for the
rezoning public hearings:
DATE AREA
Wednesday, July 16 Industrial zones and industrial-to-residential conversions
(IS, IM, IG).
Thursday, July 17 North Boulder and Boulder Junction.
Wednesday, July 23 Downtown commercial area.
Thursday, July 24 Residential neighborhoods azound the downtown
(MXR-E), Kalmia-Juniper area (RRl-E).
Wednesday, July 30 Transitional Business zones (TB-E to TB-D), the Uni-Hill
commercial area, the Mixed Use -Redeveloping (MU-X)
zone along Peazl Street east of downtown, and the area
along Pearl Street west of Ninth Street (BMS-X).
On August 7, the Planning Board will consider a recommendation to City Council on the
proposed amendments to the zoning district map. The City Council will consider the first
reading of the rezoning ordinance on August 19 and second reading on September 2. The
public hearing on second reading will be limited to new issues or information raised after the
July public hearings.
The attached map indicates those areas only where rezonings are proposed. The zoning
district map that will be adopted by City Council will be the entire, new zoning map.
Background and justification for the proposed rezoning is provided in the notebook materials
of May 20, 1997. Information packets describing the proposed rezoning along with the
relevant land use regulation provisions have been forwarded to Planning Board and City
Council.
Approved By:
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i
Bob Co e
Acting Director, Community Design, Planning and Development
Attachment A: Proposed comprehensive rezoning map
Attachment B: Proposed ordinance
ATTACHMENT B
ORDINANCE NO.
AN ORDINANCE AMENDING TITLE 9, B,R.C. 1981
BY ADOPTING BY REFERENCE A ZONR~IG
DISTRICT MAP OF THE CITY OF BOULDER AND
MAKING ASSOCIATED CHANGES IN THE
BOULDER REVISED CODE TO CONFORM
THEREWITH AND SETTING FORTH DETAILS IN
RELATION THERETO.
WHEREAS, THE CITY COUNCIL OF THE CITY OF BOLTLDER, COLORADO, FINDS
THE FOLLOWING:
A. The comprehensive rezoning proposal is an outgrowth of the Integrated Planning
Project (IPP) that was completed in 1993. In simple terms the IPP asked the question "WhaYs best
for whaYs left" for future growth in the Boulder Valley.
B. The IPP resulted in, among other things, the adoption of goals by the City Council
that included the following: (1) A population target of 98,000 to 103,000 for the year 2020, the
projected year of build out; (2) A goal of maintaining an employment to population ratio of .8 jobs
to each resident, and (3) A resul6ng goal for employment in the year 2020 in the range of 78,400 to
82,400 jobs.
C. The planning staff developed a Data Source book (December 1993), a quantitative
base for subsequent decisions about changes to land use and the implementation of growth
management techniques, which included a low-and medium-growth scenario for both the city limits
(Area I of the Boulder Valley Comprehensive Plan (BVCP)) and the city's service azea (Area I and
II of the BVCP). The refined projection for population at build out for the city was estimated at
104,009 to 108,199 and the refined employment build out projection was estimated at 108,789 to
121,789. For the service area, the population build out projection was estimated at 120,836 to
126,227 and the employment build out projection was estimated at 109,972 to 123,026.
D. The City Council expressed increased concerns about the scale of Boulder's potential
build out and the following policies concerning build out were added to the BVCP:
Policy 1.13 GROWTH PROJECTIONS. In order to ensure that past and
projected growth impacts can be better mitigated or avoided, and to maintain
a desirable community size, the city shall set projections for population and
dwelling units for the year 2020. Residential growth projections include a
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range of 3,350-4,900 additional new dwelling units within the 1994 city
boundaries. Projected growth will be limited unless sufficient progress is made
in reducing the cumulative negative growth impacts to an acceptable ]evel and
other significant community benefits can be achieved.
Policy 5.02 BALANCE OF EMPLOPMENT AND HOUSING. The city
and county recognize that there is an imbalance between population and
employment in the Boulder Valley, with jobs significantly exceeding the
workforce residing in the Valley. Projections of future growth in the Boulder
Valley indicate an increasing imbalance between population and employment.
To reduce the magnitude of this imbalance in the future, the city intends to
reduce potential non-residential development while maintaining the city's
industrial, research and development base, and maintaining the city's retail
position in the region. It is the city's intent to accomplish this through a
combinarion of changes to the Comprehensive Plan land use map, possible land
acquisitions, revisions to the city's non-residential zoning categories, and
rezoning appropriate areas.
E. The City and the County adopted BVCP land use map changes in April, 1996 (City)
and November 1996 (County) to implement the North Boulder Subcommunity Plan and other
recommendations of the IPP such as stabilizing the density in the residential neighborhoods
surrounding the downtown.
F. The City Council started discussions concerning commercial, industrial, and retail
growth in June 1994 and considered various options for managing this growth starting in August
1994. The policy options ranged from rate control to rezoning to travel demand management
programs.
G. In the winter of 1994, the City, the University of Colorado, and the Chamber of
Commerce participated in a joint project to develop an economic baseline for Boulder and Boulder
County. The Economic Base Study helped to define current economic conditions and to suggest
factors that should be monitored over time. The report was completed at the end of 1994 and results
were discussed in January of 1995.
H. An Economic Round table was held on August 27,1996 and the following economic
themes relevant to consideration of the comprehensive rezoning emerged:
1. It will be increasingly difficult to site new, large manufacturing firms in
Boulder due to a tight land supply and the lack of affordable housing for manufacturing
workers. Existing manufacturers aze valuable employers to maintain due to the relatively
high wages paid and the need to keep Boulder's economy diversified.
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2. Boulder, due to the presence of the University and the federal laboratories and
a well-educated workforce, is an attractive location for start-up businesses in various stages
of research and development, product development and manufacturing.
3. Service industrial businesses in particular have felt increasing pressure from
rising land costs. Higher value uses such as offices will tend to displace them.
4. Boulder is a strong market for office uses which are permitted by right in the
business zones and through use review in the industrial zones. The spread of speculative
office development in the industrial zones has come at the expense of the other uses of
industrial zones.
5. Boulder's position in the regional retail market is firm, but could slip if other
regional retail centers are developed nearby. The Boulder Valley Regional Center needs to
be able to expand to solidify its regional position. The Downtown is going through a
planning process to balance expansion potential with parking needs and impacts, impacts on
surrounding neighborhoods, and historic preservation.
I. In September 1995, City Council adopted Chapter 9-6.5, "Non-Residential Growth
Management," B.R.C. 1981, (NRGMS) an ordinance which limits the rate of nonresidential growth.
In this ordinance, a decreasing annual amount of new nonresidential building square footage is
specified for each year through 2000. The purposes of NRGMS are set forth in Section 9-6.5-1,
"Legislative Intent and Scope ofthis Chapter," B.R.C. 1981.
J. In May 1996, City Council passed Resolution 752 directing staff to develop a
program to decrease projected job growth that "would, in the aggregate, reduce the incremental
non-residential development potential in the Boulder Valley." The resolution directed that this
project be complete by July 1997.
K. Over a series of study sessions (May 14, July 30, and September 24, 1996) staff, the
Planning Board and City Council got more specific about the means by which a reduction in future
job growth could be accomplished and the level of job growth reduction that would be desirable.
The project took on the name: Future Employment Project.
L. The Future Employment Project focused on the use of three strategies to reduce
projected job growth:
1. Conversion of land zoned for commercial or industrial use to residential uses;
2. Changes in the uses allowed in commercial or industrial zones to less
intensive uses;and
3. Changes in the amount of building square footage permitted in commercial
or industrial zones.
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M. As a result of the passage of a Parks bond issue in November,1995 and the purchase
of the large pazk site on land designated for industrial development along the Valmont comdor, a
significant reduction in projected employment has occurred.
N. Staff presented an initial proposal for a comprehensive rezoning to Planning Board
and City Council on December 10, 1996 and Planning Board and City Council indicated that the
proposal was ready for public review and comment.
O. Approximately 3,SOO letters to the individually affected property owners went out
in early January 1997 and more than 400 people attended a series of eleven public open houses that
were held between January 23 and February 8, 1997.
P. City Council passed Resolution No. 775 on January 28, 1997, defining the set of
conditions based upon which they would repeal the non-residential growth management system
(NRGMS). In suuunary, the City Council directed staff to explore other methods of regulating the
amount of non-residential growth. The resolution also states that a majority of the City Council may
decide to repeal the NRGMS even if the conditions aze not met.
Q. The Planning Board held a series of public hearings on the Comprehensive Rewning
on February 25, 26, 27 and March 5 and 6, 1997 resulting in a set of issues and questions for further
staff analysis.
R. Planning Boazd again met on the proposed changes to the Land Use Regulations and
initiation of the rezoning on April 23, May 5 and 8, 1997 and made recommendations to City
Council.
S. The Planning Board met on May 15 and June 5 and 12, 1997 to approve changes to
the BVCP land use map and the North Boulder Subcommunity Plan. The City Council approved the
proposed changes to the BVCP land use map and the amendments to the North Boulder
Subcommunity Plan on June 3, 1997. The County Planning Commission approved the proposed
changes to the BVCP land use map on June 18 and the Board of County Commissioners approved
them on June 24.
T. The City Council received a briefing from staff on the entire comprehensive rezoning
package on May 20, 1997 and asked questions associated with the first reading of the amendments
to the land use regulations. The City Council introduced, read on first reading, and order published
by title only Ordinance No. 5984, an ordinance amending Title 9, "Land Use Regulations," B.R.C.
1981 that, among other things, created new categories of zoning districts, created new use
categories, and reclassified existing use categories (the Revised Land Use Code).
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U. City Council held a public hearing on June 2 and 3 with over fifty speakers testifying
on the rezoning project and the adoption of Ordinance No. 5984, the Revised Land Use Code. The
City Council read on second reading, amended, and order published by title only Ordinance No.
5984, the Revised Land Use Code on June 10, 1997 and moved to initiate the comprehensive
rezoning. The City Council read on third reading, amended, and adopted as an emergency measure
Ordinance No. 5984, the Revised Land Use Code on June 17.
V. As a result of all of the studies completed, testimony and information supplied, and
revisions to both Title 9, "Land Use Regulations," B.R.C. 1981 and the Boulder Valley
Comprehensive Plan, it is necessary to revise the zoning map for the City of Boulder.
W. The Planning Board, held a public hearing on , and after
considering public testimony, recommended that the City Council adopt the proposed comprehensive
revisions to the zoning map.
X. This ordinance represents a comprehensive revision to the zoning map of the City of
Boulder. All of the changes in the zoning map contained herein are incidental to a general or
comprehensive revision of the zoning map. Further, it is necessary and in the public interest to
revise the zoning map for the City of Boulder.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
BOULDER,COLORADO,THAT:
ection 1. The City Council adopts the comprehensive map attached as Exhibit A and
incorporated herein by this reference as the Zoning Dishict Map for the City of Boulder, Colorado.
ection 2. This ordinance is necessary to protect the public health, safety, and welfare of the
residents of the city, and covers matters of local concern.
ection 3. The council deems it appropriate that this ordinance be published by title only and
orders that copies of this ordinance be made available in the office of the city clerk for public
inspection and acquisition.
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INTRODUCED, READ ON FIItST READING, AND ORDERED PUBLISHED BY TITLE
ONLY this day of , 19_
Mayor
Attest:
Director of Finance and Record
Ex-Officio City Clerk
READ ON SECOND READING, PASSED, ADOPTED, AND ORDERED PUBLISHED
BY TITLE ONLY this day of , 19_
Mayor
Attest:
Director of Finance and Record
Ex-Officio City Clerk
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