5 - Zoning - Business NeighborhoodsCITY
OF
BOULDER
~artment of Community Design, Planning and Development
Y.U. Box 791 Boulder, Colorado 80306 (303)441-3270 Fax~t: 441-3241
June 20, 1997
Dear interested property owner,
In September. the City Council will take action on a rezoning that may affect your nroperty.
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 fmd 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 fmd
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 Department, 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 Industrial 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 Hill 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 JlS. 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 Ciry Council. Its consideration will be on August 7, beginning at 7:00 p.m.
Ttiere will be no public hearing.
The first reading by the Ciry 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 informadon and Planning Boazd'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,
~ ~
~G~= " _..
Robert O. Cole, Acting Planning D'uector
2
East Pearl Rezoning Proposal - 6/17/97
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West Pearl Zoning Proposal - 6/17/97
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DEFINITION
Mixed Use Redevelbping areas in the process of changing to a mix of residential and commercial uses.
CONCEPT
A varied retail, office and high density residential area where uses and building scale are compatible with
residential uses that may be nearby.
USES
Allowed Uses:
• Detached dwelling units
• Duplexes
• Attached dwelling units
• Smali day care centers
• Large day care centers with 50 children orless
• Pubiic elementary, junior, and senior high schools
• Parks, play fields, playgrounds and golf courses
• Recreational buildings and uses for a development
• Recreational buildings and uses open to the public
• Congregate care facilities
• Personal service uses not exceeding 2,500 square feet in size
• Establishments for the retailing of convenience goods; retail use does not exceed 2,000 square feet in
size
• Restaurants and taverns no larger than 1,000 square feet floor area, and close no later than 11 P.M.
• Art or craft studio space less than 2,000 square feet
• Antique store no larger than 2,000 square feet
• Religious assemblies
• Crop production, orchards, flower production and forest land
• Accessory buildings and uses
Mtxed Uses:
• Efficiency living units less than 20 percent of total
• O~ces, professional and technical
• Medical or dental ciinics or offices
• Personal service uses over 2,500 square feet in size
• Establishments for the retailing of convenience goods; retail use is greater than 2,000 square feet in size
• Art or craft studio space greater than 2,000 square feet
• Financial institutions
• Establishments for the retailing of goods - no storage or repair
• Broadcasting and recording facilities
Conditlonal Uses:
• Group home facilities
• Residential care facilities
• Antennae for wireless telecommunications services
• Cooperative housing units
Use Review Uses:
• Boarding and rooming houses
• Fraternity and sorority houses and dormitories
• Hostels
• Efficiency living units equal to or greater than 20 percent of total
• Bed and breakfasts
7
• Adult education facilities and vocational schools
• Large day care centers with more than 50 children
• Custodial care facilities
• Retail establishments, including pharmacy, books, deli, stationery, liquor
• Retail establishments in a building no larger than 5,000 square feet in totai floor'area
• Restaurants and taverns greater than 1,000 square feet in floor area
• Automobile parking lots and garages as principal use
• Car pool lots
• Essential municipal and public utility services
• Government facilities
• Private elementary, junior and senior high schools
• Temporary shelters
BULK RECIUIREMENTS
Minimum O~pace pgr dwelling unit:
Concept: Urban residential living, where private open space is emphasized rather
than on-ground open space
Standard: Fifteen percent of the overall lot area whether residential, non-residential or
a mix, with at least 60 square feet of private open space per dwelling unit.
Individual balconies, decks, and patios count up to 100 percent toward this
minimum.
Minimum Off-Street Parkina:
Concept: The shared parking benefit of a mixed use project should be more fully
recognized.
Standard:
Min. off-street parking residential: 1 per dwetling unit
Min. off-street parking non-residential: 1:300 square feet of floor area, unless more than 50
percent of square feet is residential - then 1:400
Setbacks:
Concept: A traditional urban street pattern is desired. This often means buildings built
to the street. A side yard setback for corner lots, which is inconsistent with
the urban street pattern, is proposed to be eliminated.
Standard:
Principal buildings: front yard: 0 feet for first and second stories, 20 feet non-landscaped
setback for third story and above; 0 feet or 5 feet side yard setback if
interior or corner lot; 15 feet rear yard setback.
Accessory buildings: 55 feet front yard setback; side and rear: 0 or 3 feet if interior lot; if corner
lot, then 1 foot landscaped side yard required for every 2 feet of buiiding
height, but no less than 10 feet.
Concept: Parking should not be allowed in the front of the primary building, or if
alongside of the primary building, it should be setback.
Standard:
Parking Setback: 20 feet
Maximum Building Helaht:
Concept: This standard is unchanged and is the community standard for building
height. Adjacency to residential neighborhoods suggests that the standard
should be maintained.
Standard:
Principal buildings: 35 feet
Accessory buildings: 18 feet
S
Maximum Floor Area Ratio:
Concept: The ability to exceed a 1:1 FAR has been eliminated in keeping with
citywide goals for job reduction and to encourage a scale compatible with
residential uses that may be nearby.
Standard: 1:1 (inciudes total square feet of all uses-residential and non-residential).
Covered parking (garage, under building) does not count toward the FAR.
OtherCode Changes:
Concept: Described above.
9-4-11(j)
The density of a project may be increased
reduction in the open space requirements. ..
... or in the RB-X end-iA-l~ie-AM1d- districts through
9-4-11(k)(2)
Concept: Non-residential uses in the MU-X zone are now required to be approved by
the Planning Board. This proposed change acknowledges that mixed use
zones arejust that, and non-residential uses are expected and encouraged.
9-4-9~
The city manager will review applications for use review of a non-residential use in a non-residential
or public zones or a non-conforming use and will submit an application to the planning board for its
final action. For all other use review applications (ncludfng t6ose (n the mfxed use zones (MU-D,
MU-X, RMS), the city manager will review and decide the application in accordance with the
provisions of Subsection 9-4-3 ...
-I
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 buildings built 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 inciude retail, office and residential.
USES
Allowed Uses:
• Establishments for the retailing of goods (clothing, grocery, sporting goods, hardware, variety,
specialty stores) located in buildings that are no larger than 20,000 square feet'
~ Hotels and resorts
• Motels
• 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
• Recfeational or athletic facilities
• Restaurants and taverns no larger than 1,500 square feet in floor area, which may have meal
service an an outside patio not more than one-third of the floor area, and which c{ose 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 vehicles
• Financial institutions
• Dwelling units above or below the first floor; otherwise by use review only
• Efficiency living units (ELU) when the number of ELUs is less than 20% of the total 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 raoming houses- above or below the first floor; otherwise by use review only
• Vocational, business, and private schools 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
• Governmental facilities
• Parks, piay fields and playgrounds
• Accessory buiidings and uses
*Because of the building size limitation of 15,000 square feet., retail buildings between 15,000 and 20,OOQ
square feet may be considered only through site review. Retail buildings larger than 20,000 square feet
may be considered only through use review.
Conditional Uses: (Conditions are the same as required for these uses in other zones).
• Residential care facilities
• Group home facilities
• Congregate care facilities
~~
• Small recycling collection facilities
• Antennae for wireless telecommunications services
Use Review Uses:
• Restaurants and taverns over 1,500 square feet in floor area, or which close after 11pm, 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
• Fraternity and sorority houses, and dormitories
BMS BULK REQUIREMENTS
Concept: Urban residentiat living within walking distance of parks a~d open areas. For
residential units, emphasis is on useable private open space. Private open space
will be more useable to residents; it will be directiy associated with each unit.
Standard: Minimum useable open space per lot :15%; minimum private open space per
dwelling unit: 60 square feet. Individual porches, balconies 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.
J(~I'nimum 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 floof 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 affordabte
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
~onresidential uses.
Standard:
Residential: 1 per dwelling unit
Non-residential: 1:400 square feet of floor area, if residential uses comprise less than 50 percent
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Concept: ar
na:
Ensure that parking lots are not allowed to dominate sites in the Viilage Center.
Standard:
Non-residential: 1:300 square feet of floor area
Setbacks/ Build-to L(nes:
Concept: Create buildings along the street in a traditional pedestrian-oriented pattern.
Standard:
Principal buiidings: 0-15 feet front yard build-to line for interior lots; 0-10 foot build-to line for 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
N~imum Bufldfna Frontaae:
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.
~~
Maxlmum Buildina He iaht:
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 Siz e:
Concept: Create pedestrian-scale buildings and flexible building spaces to allow for
changes in use over time. Most buildings in Uni-Hill 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.
Primary Entrance Loc ation:
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 Ar ea:
Concept: Create pedestrian-interestwindows 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 building that is nine feet above finished grade.
Transparent glass shall possess a minimum of sixty percent transmittance factor.
No portion of the facade shall be of a highly reflective glass, with a reflectance
factor of .25 or greater.
12
Transitional Business areas primarily used for commercial and complementary residential uses, including without limitation
temporary lodging and o~ce uses.
CONCEPT
A buffer between residential areas and larger commercfal areas or major streets. A few changes have been made to the use
chart, although no fundamental changes are proposed at this time.
USES
Allowed Uses:
• Offices
• Medical ar dental clinics or offices
• Parks, play fields and playgrounds
• Recreational or athletic facilities
• Personal services uses
• Automobile rentai establishments with no on-site storage of vehicles
• Dwelling units
• E~ciency living units when the number of e~ciency living units is less than 20 percent of the
total number of dweliing 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 iater
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
• Efficiency living units when the number of efficiency living units is equal to or greater than 20
percent of the total number of dwelling units in a development
• Hostels
• Custodial care facilities
• Museums
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TB-D BULK REQUIREMENTS
Mlnimum 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, two
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 dwelling
units), one foot for every two feet of building height, but no less than five feet (detached
dwelling unit); 45 feet [ear yard setback.
Accessory buildings: 55 feet front yard setback; 20 feet fnterior side or rear setback
Maximum Bullding Height:
Standard:
Principal buildings: 35 feet
Accessory buildings: 18 feet
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