5 - Zoning - Central Area ResidentialCITY
OF
BOULDER
iartment of Community Design, Planning and Development
r.u. Box 791 Boulder, Colorado 80306 (303)441-3270 Fax#: 441-3241
June 20, 1997
Dear interested properry owner,
In September, the Citv Council will take action on a rezonin~ that mav affect your pronerty.
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 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 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 bookleYs 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-Estab(ished 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 call 441-1900 and press #S. All hearings will begin at 6:00
P.M. in the Ciry Council chambers located in the Municipal Building at the southwest corner
of Broadway and Canyon Boulevard.
Following the hearings, the Planning Board will make a recommendadon on the new zoning
boundaries to the City Council. Iu consideration will be on August 7, beginning at 7:00 p.m.
There will be no public hearing. ,
The first reading by the Ciry Council will be August 19. At ttus meeting, the Council will ask
questions of the staff about We 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 Planning Boazd's recommendation,
and the Council will vote on the rezoning. If significant changes are made to the original
proposal, a third heazing 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.
Regazds,
~ ~j/ ~
~r~ / G
Robert O. Cole, Acting Planning Director
2
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Proposed Rezonings
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MXR-E Rezoning Proposal - 6/17/97
DEFINITION
Mixed Dens'ity Residential-Established: Mixed density residential areas wilh a variety of singfe tamily, detached,
duplexes and multi-family units that will be maintained; existing structures may be renovated or rehabilitated.
CONCEPT
Medium density residentiai redeveloping areas in the process of changing to a residential use or, if already
residentiai, to a higher density of attached residential development where each unit generally has direct access at
ground level, and where complementary uses may be permitted under certain conditions. The intent is to preserve
the existing mix of housing types within the neighborhood, by requiring 6,000 square feet of lot area per unit built.
Existing residences wiii be permitted to remain as they currently exist to preserve the mixture of housing types
found within these areas. Limited office and commercial uses such as personal service outlets, retail uses of less
than 2,000 square feet and art and craft studio's may be allowed within this area, subject to a Use Review
requiring neighborhood notification.
USES
Allowed Uses:
• Detached dwelling units
• Attached dweliing units
• Duplexes
• Public elementary, junior and senior high schools
• Parks, p{ay fieids, ptaygrounds, and goif courses operated by a public agency, neighborhood, or
homeowners' association.
• Recreationai or athletic facilities operated as part of and for the sole use of the occupants of a
development.
• Small day care centers
• Congregate care facilities
• Accessory buildings and uses
• Crop production, orchards, flowers, production and forest land
Conditional Uses:
• Religious assemblies
• Group home facilities
• Residential care facilities
• Antennae for wireless telecommunications
• Cooperative housing units
• Owner's accessory units
Use Review Uses:
• Boarding and rooming houses
• Recreational buifdings and uses open to the public
• Large day care centers with less than 50 children
• Large day care centers with more than 50 children
• Private elementary, junior and senior high schools
• Adult education facilities and vocational schools
• Custodial care facilities
• Offices, professional and technical
• Medical or dental clinics of offices
• Personal service outlets not exceeding 2,500 square feet in size
• Personal service outlets exceeding 2,500 square feet in size
• Establishments for the retailing of convenience goods meant primarily for the residents of the
neighborhood, provided the total square footage devoted to retail uses does not exceed 2,000
square feet in size
• Art or craft studio no larger than 2,000 square feet in size
• Antique store no larger than 2,000 square feet
~
• Automobile parking lots and garages as a principal use
• Car pool lots
• Essential municipal and public utiliry services
• Governmental facilities
• Temporary shelters
• Broadcasting and recording facilities
MXR-E BULK REQUIREMENTS
Minimum Ouen Soace P~C ~ ~$L$ ~:
Concept: Provide a minimum amount of open space per unit for use by occupants of the units and
to assure that lot do not become dominated by buildings.
Proposed standard: 600 square feet per unit
Minimum 2fL-$1f~i Parkina;
Concept: Meet the needs for parking of the specific unit based on the number of bedrooms
provided within multi-family units.
Proposed Standard:
Minimum off-street parking residential:
Minimum off-street parking non-residential:
for detached dwelling units, one space; for
attached dwelling units, one bedroom requires
one space; two bedrooms require 1.5 spaces;
three bedroom two spaces; and four or more
bedrooms require three spaces
one space per 300 square feet of floor area
Setbacks/ Build-to Llnes:
Concept: Maintain setbacks from previous zone districts where possible.
Proposed Standard:
Principal buildings: Minimum Front Yard
landscaped setback for all
Principal Building and Uses 25 feet
Minimum Side Yard
Landscaped setback from a
street for all buildings and uses 12.5 feet
Minimum Side Yard setback
from an interior lot line for
all principal buildings and uses 5 feet
Minimum Total Side Yard
setback on the same lot for
both side yards 15 feet
Minimum Rear Yard Setback
for all principal buildings and
uses 25 feet
Major Street Setback Standards (See major street setbacks map,
appendix C to the Land Use regulations)
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Accessory buildings:
Minimum Front Yard Setback
for all accessory buildings and uses
Minimum Side Yard Setback
from an interior lot line for
all accessory uses
Minimum Rear Yard Setback
for all accessory uses
55 feet
3 feet, if any side yard provided
3 feet, if any rear yard provided
Maximum ¢y1LL~1.0$ Heiaht;
Concept: Maintain setbacks from previous zone districts where possible.
Proposed Standard: Maximum Height for all Principal Uses (ft.)~°~~~ 35 feet
Maximum Height for all Accessory Uses (tt.)~°~ 20 feet
H:IDATAILONGRANG\SPPROJW OBS~ZON ESUM.MXE
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OWNER'S ACCESSORY UNIT ADDITIONAL INFORMATION
Accessory Dwelling Unfts (ADUs): The general consensus of the Planning Board was that the
concept of an ADU within an existing owner-occupied single-family home or as a small
detached unit on a conforming lot was acceptable without limitation in the mxr~ area, but that
the concept required another name and new standards. As adopted by the City Councll on
June 17, 1997, these units are called "Owner Accessory Units" (OAU's) and must meet the
following standard:
A. An OAU may be approved only if one single family detached unit exists on the lot, not
including accessory structures.
B. An OAU may be approved on a conforming lot (6,000 square feet or larger).
C. An approved OAU may only be occupied by up to two persons. No more than four unrelated
people may occupy a property with an approved OAU. A restrictive covenant shall be
recorded putting all future land owners on notice of this provision for use of the OAU.
D. The OAU may not be occupied unless either the OAU or the principal unit on the property is
owner occupied.
E. An OAU contained within an existing residence may not exceed 1,000 square feet or 33
percent of the size of the existing residence, whichever is less.
F. A detached accessory building containing an OAU may have a buiiding coverage of no more
than 500 square feet and an OAU unit size of no more than 450 square feet.
G. One additional on-site parking space meeting city standards for the use of the OAU must be
provided, for a minimum of two (2) on-site parking spaces.
H. An approved OAU shall be placed on a three-year rental license review and renewal
program.
I. Design criteria for a detached OAU:
1) If garage doors are placed on the unit, they shall be single car doors (no two-car-
wide doors).
2) All units shall be designed to have a pitched roof of 6:12 or greater. No flat roofs or
lower pitched roofs shall be permitted unless cpnsistent with the architecture of the
existing house on the property.
3) Maximum height of an OAU shall not be greater than 20 feat unless a roof pitch is
greater than 8:12 and the resulting ratio of the height of the roof (measured from the
eave line to the top of the roo~ to the height of the side walls (measured from the
low point of grade to the eave line) is less than a 1:2 ratio. In no case may a building
be taller than 25 feet.
4) An OAU shali have a minimum of 60 square feet of private open space provided for
the exclusive use of the occupants of the OAU. Private open space may include
porches, balconies and/or patio areas.
5) Architectural design and materials shail be consistent with the existing residence on
the site or the adjacent building(s) along the side yards of the lot requesting an OAU.
J. Setbacks shall comply with accessory building setbacks.
This guideline does not preclude a person from removing an existing residence from the property and
rebuilding a new residence and an OAU.
2. A small portlon of the area west of third between Pearl Street and Canyon Boulevard has been
recommended to be removed from the MXR-E designation and rezoned to TB-E Transltional
Business Established. This area has been historically zoned I-E Industrial-Established and the TB-
7
E designation was found by both the Staff and Planning Board to be the best zone for the existing and
future uses supported in this area.
3. Planning Board supported the addition of 842 Pine into the area to be designated MXR-E. The
owner of this properly requested the Pianning Board inciude 942 Pine in the MXR-E zone. The new
boundary for the MXR-E zone was along the south and east property lines of this property and the
zone made the properly less non-conforming then the LR-E zone currently present on the property.
Planning Board supported this change from LR-E to MXR-E .
ZONE SUMMARIES:
Summary Sheets outlining the proposed uses and standards in the Mixed Density Residential - Established
(MXR-E) zone are provided on the previous pages.
8
Kalmia Area Zoning Proposal - 6/17/97
Proposed Rezonings
500 0 500 Feet
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DEFINITION
Rural Residential areas primariiy used for large lot detached residential development at a density lower than
that customariiy found in urban areas;
CONCEPT
Increase the minimum lot size to 30,000 square feet while maintaining existing ER-E bulk standards.
USES
Allowed Uses:
• Detached dweliing units
• Public elementary, junior and senior high schools
• Parks, play fields, playgrounds, and golf courses operated by a public agency,
neighborhood, or homeowners' association.
• Smali day care centers
• Crop production, orchards, flower production and forest land
Conditional Uses:
• Accessory dwelling units
• Religious assemblies
• Group home facilities
~sg v ew Uses:
• Cooperative housing units
• Private elementary, junior and senior high schools and adult education facilities
• Recreational buildings and uses operated as part of and the for the sole use of the
occupants of a development.
• Large day care centers with 50 children or less
• Large day care centers with more than 50 children
• Car pool lots
• Essential municipal and public utility services
• Governmental facilities
RR1-E BULK REQUIREMENTS
in u Off-Street Parkina:
Residential: one space per dwelling unit
Non-residential: 1 space per 300 square feet of building
Setbacks/ Build-to Lines:
Concept: Keep the existing setbacks for ER-E
Proposed Standard:
Principal buiidings:
25 feet minimum front yard
10 feet minimum side yard
25 feet minimum total side yard
25 feet minimum rear yard
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Accessory buildings: 55 feet minimum front yard
10 feet minimum side yard
3, if any rear yard
Non-standard Lots:
Lots which are smaller than the minimum lot size but larger than one-fourth of the minimum
lot size may be developed if the building meets the setback requirements.
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