5 - Zoning - Boulder JunctionCITY
OF
BOULDER
>artment of Community Design, Planning and Development
Y.U. Box 791 Boulder, Colorado 80306 (303)441-3270 Fax~i: 441-3241
June 20, 1997
Dear interested property owner,
In September, the City Council will take action on a rezonine that may affect our property.
In preparation for this rezoning, the City Council has adopted extensive revisions to the land use
regulations. Additionally as a prior step to these rezonings, amendments were made to the
Boulder Valley Comprehensive Plan land use map.
Please find on the next pages an area map or maps that show where rezoning is proposed and
sheets that summarize the newly adopted or revised zones. To understand the effect of the
rezoning, locate your property on the appropriate map and note its proposed zoning. Then find
the summary sheet that matches the zone. If there have been no changes to the applicable zoning
district, no summary sheet will be included. Refer to the existing land use regulations.
The revised land use regulations are available in the Planning Depar[ment, as well as a version
of the regulations that shows where deletions and additions have been made. City planners with
expertise on the proposed rezoning for your area are listed on this booklet's cover. After
reviewing the information in this booklet, call them with any remaining questions about the
effect of the rezoning on your property.
The Planning Board and the City Council will be holding joint hearings on the rezoning and you
are invited to come and speak. The public hearing dates are:
July 16 Industria( zones in East Boulder and Gunbarrel and Industrial to Residential
zone conversions
July 17 North Boulder and Boulder Junction zones
July 23 Downtown Commercial zones
July 24 Mixed Density-Established zone and Rural Residential 1-Established zone
July 30 Transitional Business-Established to Developing zone, the Business Main
Street zones in University Hitl and along Pearl Street west of 9th Street, and
the Mixed Use-Redeveloping zone addition
To schedule a time to speak, please ca11441-1900 and press ~i5. All hearings will begin at 6:00
P.M. in the City Council chambers located in the Municipal Building at the southwest comer
of Broadway and Canyon Boulevard.
Following the hearings, the Planning Board will make a recommendation on the new zoning
boundaries to the City Council. Its consideration will be on August 7, beginning at 7:00 p.m.
There will be no public hearing. ,
The first reading by the City Council will be August 19. At this meeting, the Council will ask
questions of the staff about the rezoning map, the supporting material and other input that
Council members have received. The second reading will be on September 2. At this meeting
there will be a public hearing on any new information and Platu~ing Board's recommendation,
and the Council will vote on the rezoning. If significant changes are made to the original
proposal, a third hearing will be held. This hearing will be on September 16. All City Council
meetings will be televised, and meeting agendas will be printed in the Daily Camera on the
Sunday prior to the meeting.
It is our goal to provide you with the information you need to understand the rezoning. Please
let us know if we help in the understanding of these zoning changes.
Regards,
1~ C-~?~ ~>
Robert O. Cole, Acting Planning Director
Z
Boulder Junction Rezoning Proposal - 6/17/97 ~
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~ Proposed Rezonings
220 0 220 440 Feet
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DEFINITION
Business areas generally anchored around a main street that are intended to serve the surrounding residential
neighborhoods. It is anticipated that development will occur in a pedestrian-oriented pattern, with buiidi~gs buiit up
to the street; retail uses on the first floor; residential and office uses above the first floor; and where
complementary uses may be allowed.
CONCEPT
Primarily retail uses on the first floor, though some office uses may be appropriate and can be considered by use
review. Uses allowed above or below the first floor include retail, office and residential.
USES
Allowed Uses:
• Establishments for the retailing of goods (clothing, grocery, sporting goods, hardware, variety,
speciaity stores) located in buildings that are no larger than 20,000 square feet'
• Hotels and resorts
• Motets
• Offices
• Computer design and development facilities-- if above or below the first floor; otherwise, by use
review only
• Data processing facilities- if above or below the first floor; otherwise, by use review only
• Telecommunications and electronic communications use-- if above or below the first floor;
otherwise, by use review only
• Museums
• Nonprofit membership clubs- above or below the first floor; otherwise by use review only
• Recreational or athietic facilities
• Restaurants and taverns no larger than 1,500 square feet in floor area, which may have meai
service on an outside patio not more than one-third of the floor area, and which close no later than
11 pm
• Personal services
• Accessory retail uses not to exceed 25 percent of the total floor area in which they are located
• Establishments for the retailing of goods located in existing buildings
• Art or craft studio space
• Convenience stores no more than 3,200 square feet
• Automobile rental establishments, with no on-site storage of vehicies
• Financial institutions
• Dweliing units above or below the first floor; othervvise by use review only
• Efficiency living units (ELU) when the number of ELUs is less than 20°/a of the totai number of
dwelling units in a development- above or below the first floor; otherwise by use review only
• Hostels- above or below the first floor; otherwise by use review only
• Boarding or raomi~g houses- above or balow the first floor; otherwise by use review only
• Vocational, business, and private schoois and universities-- above or below the first floor;
otherwise by use review only
• Religious assemblies
• Essential municipal and public utility services
• Small day care centers
• Governmentai facilities
• Parks, play fields and piaygrounds
• Accessory buildings and uses
"Because of the building size limitation of 15,000 square feet., retail buildings between 15,000 and 20,000
square feet may be considered only through site review. Retail buildings larger than 20,000 square feet
may be considered oniy through use review.
Conditional Uses: (Conditions are the same as required for fhese uses in other zones).
• Residential care facilities
• Group home facilities
• Congregate care facilities
7
• Small recycling collection facilities
• Antennae for wireless telecommunications services
Use Revlew Uses:
• Restaurants and taverns over 1,500 square feet in floor area, or which close after 11 pm, or with
an outdoor seating area of 300 square feet or more within 500 feet of a residential zone.
• Automobile parking lots and garages and car pool lots, as a principal use
• Gasoline service stations
• Establishments for the retailing of goods, located in a building that is more than 20,000 square
feet in total floor area
• Service of motor vehicles, mobile homes, campers, boats, motorized equipment, and
accessories for such vehicles, but excluding junk yards
• Efficiency living units when the number of ELUs is equal to or greater than 20% of the total
number of dwelling units in a development
• Mortuaries and funeral chapels
• Large day care centers
• Indoor amusement and entertainment establishments
• Fraterniry and sorority houses, and dormitories
BMS BULK REQUIREMENTS
Concept: Urban residential living within walking distance of parks and open areas. For
residentiaf units, emphasis is on useable private open space. Private open space
will be more useable to residents; it will be directly associated with each unit.
Standard: Minimum useable open space per lot :15%; minimum private open space per
dweiling unit: 60 square feet. Individual porches, balconiea and patios count 100
percent toward this minimum, provided they are not less than 60 square feet in
area and not less than 6 feet in any dimension.
Minimum Off-Street Parkina:
Concept: Reduce existing off-street parking requirement for business zones by 25 percent.
Because the residential uses in this zone will be above the first floor and will be
near transit and extensive bike routes, we believe that this is a zone where
residents might be abte to get around easily without a car. For residents with a
car, on-street parking is an option. For this reason, and to encourage affordable
housing, only one parking space per unit is required in this zone. On Uni-Hill, the
University Hill General Improvement District (UHGID) provides parking for
nonresidential uses.
Standard:
Residential: 1 per dweiling unit
Non-residential: 1:400 square feet of floor area, if residential uses comprise less than 50 percent
of the floor area; otherwise 1:500.
Maximum Off-Stree t Parkina:
Concept: Ensure that parking lots are not allowed to dominate sites in the Village Center.
Standard:
Non-residential: 1:300 square feet of floor area
Setbacks/ Bulid-to Lines:
Concept: Create buildings along the street in a traditional pedestrian-oriented pattern.
Standard:
Principal buildings: 0-15 feet front yard build-to line for interior lots; 0-10 foot build-to line far corner
lots; 0 or 5 feet side yard setback; no rear yard setback.
Accessory buildings: Front: behind the back wall of the principal building; side and rear: 0 or 3 feet.
Parking: Minimum 20 feet front yard setback for covered or uncovered parking
Minimum Building Frontade:
Concept: Create buildings along the street in a traditional pedestrian-oriented pattern.
Standard: At least 70 percent of the lot frontage must have a building along it.
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~llaximum Buildina H elght:
Concept: Create a mixture of one- and two-story buildings along the street.
Standard:
Principal buildings: 35 feet, three story maximum
Accessory buildings: 18 feet, for accessory buildings.
Maximum Floor Area Ratio:
Concept: In redeveloping areas, create sufficient building mass and mix of uses along the
street to create a vibrant center. The maximum FAR for areas within a parking
district reflects a two-story building with zero front and side yard setbacks and a
10 foot rear yard setback. Basements would not count in the FAR. This
maximum could not be varied through a site review.
Standard: 0.67:1 for all non-residential uses; up to 1:1 if the last 0.33 is for residential use.
If located in a parking district, the maximum FAR = 1.85:1(total all uses
combined)
Maximum Building S ize:
Concept: Create pedestrian-scale buildings and flexible building spaces to allow for
changes in use over time. Most buildings in Uni-Hiil range from 2,000 to 13,000
square feet in size. Wild Oats Market, Ideal Market, and North Boulder Market all
range in size from 10,000 to 12,000 square feet.
Standard: 15,000 square feet.
Primarv Entrence Lo cation:
Concept: Orient buildings to the street, not to parking lots, to ensure a vibrant Main Street.
Standard: Front door must face a public street.
First Floor Window A rea:
Concept: Create pedestrian-interest windows lining the Main Street.
Standard: A minimum of 60 percent of a ground floor facade facing a public street shall be
made of transparent materials, or otherwise designed to allow pedestrians to view
activities inside the building or displays related to these activities. "Ground floor
facade facing a public street" means the area of a wall measured across the
facade of a buiiding that is nine feet above finished grade.
Transparent glass shall possess a minimum of sixry percent transmittance factor.
No portion of the facade shall be of a highly reflective glass, with a reflectance
factor of .25 or greater.
6
DEFINITION
Industrial areas on the edge of a main street commercial area, which is intended to provide a transition
between a main street commercial area and established industrial zones. Industrial main street areas are
intended to develop in a pedestrian-oriented pattern, with buildings buiit up to the street; first floor uses are
predominantly industrial in character; uses above the first floor may include industrial, residential, or limited
office uses, and where complementary uses may be allowed.
CONCEPT
Primarily industrial uses in this zone adjacent to the village center commercial and industrial zones, where
residential units are encouraged above the first floor.
USES
Allowed Uses:
• Manufacturing uses not exceeding 15,000 square feet in floor area
• Service industrial uses without outdoor storage
• Service of motor vehicles and accessories for such vehicles, but excluding junkyards,
provided that the use does not exceed 2,500 square feet, there is not outdoor storage of
vehicles for more than 72 hours, and all service activities occur within a fully enclosed
building.
• Small theater for live performances or rehearsal space
• Art or craft studio space
• Technical offices
• Computer design and development faciliHes
• Data processing facilities
• Telecommunications use
• Broadcasting and recording facilities
• Business service uses with less than 10,000 square feet of floor area
•Vocational schools and adult education facilitieswith less than 20,000 square feet of floor
area
• Publishers
• Printers and duplicating services
• Recreational or athletic facilities
• Essentiat municipal and public utility services
• Government facilities
• Caretaker dwelling units
~Attached dwelling units, provided that at least 50% of the total floor area is non-residential;
othenvise, by use review only.
• Live-work dwelling units
• Accessory buildings and uses
Conditional Uses:
• Restaurants
• Smalt recycling collection faciiities"
• Antennae for wireless telecommunications services•*
• Sales from a moveable structure, vacant lot or parking lot
`" conditions are as required for these uses in other zones
Use Review Uses:
• Gasoline service stations
• Service of motor vehicles, mobile homes, campers, boats, motorized equipment, and
accessories for such vehicles, but exciuding junkyards
• Recycling centers
• Business service uses with 10,000 square feet or more of floor area
~
• Vocational schoois and adult education facilities with 20,000 square feet or more of floor
area
• Smali and large day care centers
~Attached dwelling units when the total floor area devoted to residential uses exceeds 50°l0
• Automobile parking lots and garages and car pool lots, as a princidal use
• Temporary shelters
• Museums
IMS BULK REQUIREMENTS
Adinimum ogen soace:
Concept: This will be a live-work industrial zone where residential uses may also be
ailowed.
Proposed standard: Fifteen percent of the lot area as useable open space, with 60 square feet
of private open space per dwelling unit (except for live-work units, which
require no private open space). Individual porches, balconies, decks, and
patios count 100 percent toward this minimum provided they are not less
than 60 square feet in area and not less than 6 feet in any dimension.
Minimum offstreet oarkina:
Concept: Reduce existing off-street parking requirement by 25 percent because of the
proximity to transft, extensive bika roufes, and on-street parking.
Standard:
Residential: for detached dwelling units: 1.5 spaces;
for attached dwelling units: one or two bedrooms require one space; three
bedrooms require 1.5 spaces and four or more bedrooms require two
spaces.
Non-residential: 1:400 square feet if residential uses comprise less than 50 percent of the
floor area; othervuise 1:500 square feet
Shared oarktng between zonfng dfstricts:
Concept: Allow parking to be located across zoning lines on properties with split
zoning.
Standard: Where lots under single ownership contain more than one zoning district,
shared parking belween districts is permitted.
Setbacks and build-to lines:
Concept: Create buiidings along the street in a traditional pedestrian-oriented pattern.
Standard:
Principal buildings: 0-15 feet front build-to line, except for corner buifdings, where 0 up to 10 feet
is required; 0 or 5 feet side yard setback; 10 feet rear yard setback.
Accessory buildings: Front: behind the rearwall of the principal building; side and rear: 0 or 3 feet.
Parking:
Maximum buildin
he Minimum 20 feet front yard setback for covered or uncovered pa~king.
laht:
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Concept and standard: 35 feet for principal buildings (2 stories maximum); 18 feet for accessory
uses. Building height and the number of stories can be varied through site
review.
Maximum Floor Area Ratfo:
Concept: Create sufficient building mass and mix of uses along the streets to create
a vibrant center.
Standard 0.6:1 (includes residential and non-residential)
8
Maximum buildina size (bv-riahtl:
Concept: Create pedestrian-scale buildings and flexible buiiding spaces to allow for
changes in use over time.
Standard: . 15,000 square feet.
Primarv Entrance Location:
Concept: Buildings that orient to the street.
Standard: Must face a public street
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1
DEFINITfON -
Areas primarily used for a wide range of repair and service uses and limited small scale manufacturing uses.
CONCEPT
Assure that service industrial uses are avaitable to the community and are conveniently located as the communiiy
builds out, and protect existing service oriented enclaves, while aliowing for their expansion over time in
appropriate locations.
USES
Allowed Uses:
• manufacturing uses not exceeding 15,000 square feet
• service indusirial uses
• service of motor vehicles, mobile homes, campers, boats, motorized equipment, and
accessories for such vehicles, but excluding junk yards
• lumber yards
• self-service storage facilities
• printers and duplicating services
• art or craft studio space
• broadcast and recording facilities
• business services with less than 10,000 square feet of floor area
• vocational schools and adult education facilities with less than 20,000 square feet of floor area
• automobile parking garages, as a principal use
• essential municipa! and public utility services
• governmental facilities
• recreational or athletic facilities
• caretaker dwelling units
• small theater tor live pertormances or rehearsal space
• autdoor storage
• accessory buildings and uses
Conditionai Uses:
• gasoline service stations •
• restaurants
• smail recycling coilection facilities"
• antennae for wireless telecommunications services"
• sales from a moveable structure, vacant lot or parking lot•"
"' Conditions are the same as required for these uses in other zones
Use Review Uses:
• manufacturing uses exceeding 15,000 square feet in floor area
• business services with 10,000 square feet or more of floor area
• sales or rental of motor vehicies, mobile homes, campers, boats, motorized
equipment, and accessories for such vehicles, but excfuding junk yards
• vocationai schools and adult education facilities with 20,000 square feet or more of floor area
• recycling processing facilities
• recycling centers
• large recycling collection facilities
• small and large day care centers
• automobile parking lots, as a principal use
• live-work dwelling units
• temporary shelters
• museums
• campgrounds
BULK REQUIREMENTS
No change except:
Maximum Floor Area Ratio:
0.5
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Transitional Business areas primarily used for commercial and complementary residential uses, Including without limitation
temporary lodging and office uses.
CONCEPT
A buffer between residential areas and larger commercial areas or major streets. A few changes have been made to the use
chart, although no fundamental changes a~e proposed at this time.
USES
Allowed Uses:
• Offices
• Medical or dental clinics or o~ces
• Parks, play fields and playgrounds
• Recreational or athletic facilities
• Personal services uses
• Automobile rental establishments with no on-site storage of vehicles
• Dweliing units
• Efficiency living units when the number of e~ciency living units is less than 20 percent of the
total number of dwelling units in a development
• Boarding or rooming houses, fraternity and sorority houses, and dormitories
• Congregate care facilities
• Religious assemblies
• Small and large day care centers
• Vocational schools, adult education facilities, nd private schools and universities
• Governmental facilities
• Essential municipal and public utility services
• Accessory buildings and uses
• Broadcasting and recording
• Computer design and development facilities
• Data processing facilities
• Telecommunications and electronic communications uses
• Art or Craft Studio Space
Conditional Uses:
• Residential care facilities
• Group home facilities
• Antennae for wireless telecommunications services
• Sales from a moveable structure, vacant lot or parking lot
Use Review Uses:
• Hotels, and resorts
• Motels
• Nonprofit membership clubs
• Golf courses, outdoor amusement and entertainment establishments
• Restaurants and taverns no larger than 1,500 square feet in floor area and which close no later
than 11 p.m.
• Restaurants and taverns larger than 1,500 square feet of floor area and which close later than
11 p.m.
• Automobile parking lots and garages and car pool lots, as a principal use
• Gasoline service stations
• Accessory retail uses
• Convenience stores no more than 3,200 square feet
• Financial institutions (banks, loan offices and automatic teller machines)
• Mortuaries and funeral chapels
• E~ciency living units when the number of e~ciency living units is equal to or greater than 20
percent of the total number of dweliing units in a development
• Hostels
• Custodial care facilities
• Museums
TB-D BULK REQUIREMENTS
Minimum Open Space per dwelling unit: 1,200 square feet
Minimum Off-Street Parking:
Standard:
Residential: Detached dwelling units, 1.5 spaces; attached units: one bedroom requires one space, iwo
bedrooms require 1.5 spaces, three bedrooms require two spaces, and four or more
bedrooms require three spaces
Non-residential: 1:300 square feet of floor area
Setbacks:
Standard:
Principal buildings: 20 feet front yard; 20 feet side yard setback from a street; if interior lot, 0(attached dweliing
units), one foot for every two feet of building height, but ~o less than five feet (detached
dwelling unit); 45 feet rear yard setback.
Accessory buildings: 55 feet front yard setback; 20 feet interior side or rear setback
Maxlmum Building Height:
Standard:
Principal buildings: 35 feet
Accessory buildings: 18 feet
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