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5 - Zoning - Downtown Regional Business AreaAdditional lnformation Sources Mail your comments to: Department of Community Design, Planning and Devetopment City of Boulder 1739 Broad'way P.O. 6ox 791 Boulder, CO 80306 FAX your comments to 441-3241. E-mait your comments on the Comprehensive Rezoning Proposal to REZOnE@cLboulder.co.us Cs11441-1900 to get a schedule of events or request Information. Vlslt the Comprehenstve Rezoning Proposai Home Page on the World Wide Web at: tt7"CP://bcn, boulder.co, us/ boulder/planning • Watch Cable TV Channel S for Comprehensive Rezoning Proposal updates. See a color-coded comprehensive rezoning map and get back- ground information on the proJect at: Boulder Municipal Buildtng 1777 Broadway Or Boulder Library 1000 Canyon Blvd. Or City of Boulder Department of Community Design, Planning and Development 1739 Broadway, Third Floor Check out video tapes of City Council discussions on the Comprehensive Rezoning Proposal at the Boulder Llbrary, 1000 Canyon. City of Boulder Comprehensive Rezoning Proposal ~ hat's up with my zoning? Downtown Kegional Business Area Regional Business Established Zones (RB1-E, RB2-E, RB3-E) Regional Business Developing Zones (RB1-X, R62-X, RB3-X) Planner contacts: Charlie Zucker or Tim Devlin at 441-3270 Rezoning Hearing Schedule July 23 loint Planning Board and Ciry Council Public Hearing on the RB zones. Cell 441-1900 and press 5 ro schedule a time to speak. You may also speak to the Board and Council without a pre-scheduled time. August 7 Planning Bosrd consideration and recommendation on the rezoning. (No public hearing) August 19 City Councii first reading of the rezoning ordinance. (No public heazing) ~ September 2 Ciry Council second reading of the rezoning ordinance. September 16 City Council third reading of the ordinanca, if needed. October 3 Effective date of thc rezoning, if approved on sewnd reading. October 16 Effective date of the rezoning, if approved on third reading. - CITY OF BOULDER >artrnent of Community Design, Planning and Development Y.U. Box 791 Boulder,Colorado 80306 (303)441-3270 Faxk:441-3241 June 20, 1997 Dear interested property owner, In Sentember. the Citv Council will take action on a rezoning that may affect your property. In preparation for this razoning, 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 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 Juty 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 115. All hearings will begin at 6:00 P.M. in the City 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 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 pubiic hearing. The first reading by the City Council will be August 19. At ttas 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 wlll 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 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, ~~t > ~Cil~,- Robert O. Cole, Acting Planning pirector ~ Downtown Zoning Proposal - 6/17/97 F~1~~~ 1~.11~~ ~ ~~ ~ ~~ ~~~ ~~ W~ Q Proposed Rezonings n /i.\ N MAP PRODVCED BYTHE CITY OF BOULDER PLANNING GIS LA9 6/97 - , _ ~ ( ~ ~~ ~ ~- ,~ ~ ~~ ~ c~S~.~~m ~ C ~ ~ ~ N ~~ ~ ~ ~ ~ a ~~ ~m~ ~L__~_~ ~ C~ ~ ~~ ~i ~~/~I I I~ I I~ ~~~~. ~ N,~, _ , . ! ~n~s~rn- DEFIMfTION The Regional Busiriess Established area of the Boulder Valley known as the Central Business District, where a wide range of retail, office, residential, and public uses are permitted, and in which many structures may be renovated or rehabilitated. A balance of old and new development with the maintenance and renovation of existing buildings is anticipated, and where development and redevelopment consistent with the established historic and urban design character is encouraged. USES Conce°t: RB1-E is intended to locate the highest densiry of historic and contributing historic structures within one area, to retain the overall balance of business, to allow for and retain smaller businesses, and to protect and preserve the overall historic character and quality of the Mall area. Allowed Uses• • Hotels and resorts • O~ces • Computer design and development facilities • Data processing facilities • • Telecommunications use • Museums • Nonprofit membership clubs • Parks, play fields and playgrounds • Recreational or athletic facilities • Restaurants and taverns no {arger than 1,500 square feet which may have meal service on an outdoor patio not more than 1/3 the floor area, which close no later than 11 P.M. • Restaurants and taverns over 1,500 square feet in floor area or which close after 11 P.M., or with an outdoor seating area of 300 square feet or more within 500 feet from a residential zoning district • Personal services • Establishments for retailing goods which are enclosed 'fn an office, apartment, hotel, or motel building not exceeding twenty-five percent of the total floor area • Establishments for the retailing of goods in a building no larger than 20,000 square feet • Convenience stares of no more than 3,200 square feet • Establishments for the retailing of goods in a building over 20,000 square feet • Establishments for the retailing of goods located in existing buildings • Art or craR studio • Automobile rental establishments, with no on-site storage of vehicles • Financial institutions including, without limitation, banks, loan offices, and automatic teller machines • Dwelling units • E~ciency living units when less than 20 percent of the total number of dwelling units in a devetopment • Religious assemblies • Small day care centers • Essential municipa! and public utitity services • Governmental facilities • Accessory buildings and uses • Braadcasting and recording facility y Conditlonal Uses: • Medica! or dental o~ces and ciinics provided that it is located above or below ihe ground floor; otherwise by use review only • Hostels provided that it is located above or below the ground floor; otherwise by use review only • Residential care facilities • Group home facilities • Congregate care facilities • Antennae for wireless telecommunications services • Sales from a moveable sVucture, vacant lot or parking structure Use Review Uses: • Golf courses, outdoor amusement and entertainment establishments • Indoor amusement and entertainment establishments including theaters, video arcades, and bowling alleys ~ Commercial uses of the following general character, including without limitation, animat hospitals without outdoor kennels, cold storage lockers, appliance repair, equipment rental establishments, and car washes but only if there are adequate safeguards to protect adjoining properties from objectionable or harmful substances, conditions, or operations • E~ciency living units when the number is equal to or greater than 20 percent of the total number of dweliing units in a development • Large day care centers • Vocational schools, adul! education facilities and private schools and universities • Small recycling collection facilities Uses Prohibited: • Motels • Automobile parking lots and garages and car pool lots, as a principal use • Gasoline service stations • Sales or rental of motor vehicles, mobile homes, campers, boats, motorized equipment, and accessories for such vehicles which may have on-site storage of such vehicles, but excluding junk yards • Service of motor vehicles, mobile homes, campers, boats, motorized equipment, and accessories for such vehicles, but excluding junk yards and gasoline service stations • Mortuaries and funeral chapels • Custodial care facilities • Boarding or rooming houses, fraternities and sororities and dormitories • Large recycling collection facilities • Drive-in uses R61-E BULK REQUIREMENTS NJinlmum Ooen S ace oer dwelling unlt: Concept: R61-E is primarily centered on the Pearl Street Mall which mostly accomplishes the purposes of usea6le open space per dwelling unit. Standard: Sixty (60) square feet per dwelling unit NJinimum Off-Street Parkina: Concept: RB1-E is in the CAGID parking district. However, a question remains about whether or not to impose a 1 space per dwelling unit. Standard: Minimum off-street parking residential: One (1) Minimum off-street parking non-residential: Zero (0) Maximum ON-Street Parkina: 5 Concept: RB1-E is in the CAGID parking district. Standard: Not applicable Setbacks/ Build-to Lines: Concept: R87-E is the historic core of the town center. As such its building pattern adheres to in-town standards of zero(0) set backs. There are few accessory buildings in this area. Standard: Principal buiidings: Zero (0) Accessory buildings: 55 feet. Maximum Building Helaht: Concept: Existing 35 feet height was established to accommodate a two-story building. Additions can be made through site review with a proposed standard of 14 feet, Floor to floor, for the first floor, and 12 feet for each subsequent floor. Standard: 35 feet Maximum FloorArea Ratlo: Concept: The Pearl Street Mall is bounded by two- and three-story buildings. Maintaining the current character and scale is dependent upon maintaining exlsting bulk. Standard: 1.7:1 By-right; Up to .5 FAR addition is possible for residential uses only. Primarv Entrence Location: Concept: Downtown buildings should primarily face the street. Standard: Primary building entrance is required to face street.. FI[st Floor Window Area: Concept: A glass ground floor facade facing a public street through which people can see interior activity creates a pieasant pedestrian environment. Standard: Minimum of 60% of ground floor in transparent glass across the building facade. ~O A higher intensity transition area between the downtown and the surrounding residential areas where a wide range ot retail, oifice, residential, and public uses are permitted. A balance of new development with the maintenance and renovation of existing buildings is anticipated, and where development and redevelopment consistent with the established historic and urban design character is encouraged. USES Concent: This area contains similar bulk requirements as the RB1-E area but adheres to the former Interface Block use requirements. It is envisioned as an area that completes the north edge of the area with the added feature of providing a transition from the mall to the surrounding residential areas. Allowed Uses: • O~ces • Computer design and development facilities • Data processing facilities • Telecommunications use • Museums • Medical or dental clinics or offices • Nonprofit membership clubs • Parks, play fields and playgrounds • Recreational or athletic facilities • Restaurants and taverns no larger than 1,500 square feet which may have meal service on an outside patio not more than 1/3 the floor area, and which close no later than 11 P.M. • Personal services • Establishments for retailing goods which are enclosed in an office, apartment, hotel, or motel building not exceeding hventy•five percent of the total floor area • Establishments for the retailing of goods located in a building that is no larger than 20,000 square feet • Convenience stores of no more than 3,200 square feet • Establishments for retailing goods located in existing buildings • Art or craft studio space • Financial institutions including, without limitation, banks, loan offices, and automatic teller machines • Dwelling units • Efficiency living units when less than 20 percent of the total number of dwelling units in a development • Boarding or rooming houses, fraternities and sororities and dormitories • Religious assemblies • Small day care centers ~ Large day care centers • Essential municipal and public utility services • Governmental facilities • Accessary buildings and uses • Broadcasting and recording facitity Conditional Uses: • Gasoline service stations • Residential care facilities • Group home facitities • Congregate care facilities / • Antennae for wireless telecommunications services • Sales from a moveable structure, vacant lot or parking lot Use Review Uses: • Hotels and resorts • Golf courses, outdoor amusement and entertafnment establishments • Restaurants and taverns over 1,500 square feet in floor area or which close after 11 P.M., or with an outdoor seating area of 300 square feet or more within 500 feet from a residential zoning district • Automobile parking lots and garages and car pool lots, as a principal use • Establishments for the retailing of goods located in a building that is larger than 20,000 square feet • Indoor amusement and entertainment establishments including theaters, video arcades, and bowling alleys • Automobile rental establishments, with no on-site storage of vehicles • Mortuaries and funeral chapels • Hostels • Custodial care facilities • Commercial uses of the following general character, including animal hospitals without outdoor kennels, cold storage lockers, appliance repair, equipment rental establishments, and car washes but only if there are adequate safeguards to protect adjoining properties from objectionable or harmful substances, conditions, or operations • Efficiency living units when the number is equal to or greater than 20 percent of the total number of dwelling units in a development • Vocational schools, adult education facilities and private schools and universities • Small recyc{ing collection facilities • Drive-in uses Uses Prohibited: • Motels • Sales or rental of motor vehicles, mobile homes, campers, boats, motorized equipment, and accessories for such vehicles, which may have on-site storage of such vehicles, but exciuding junk yards • Service of motor vehicles, mobile homes, campers, boats, motorized equipment, and accessories for such vehicles, but excluding junk yards and gasoline service stations • Large recycling coliection facilities RB2-E: BULK REQUIREMENTS m~nimum qpen s a~ce ner awamna unrc: Concept: To provide an open space amenity and outdoor opportunity for residents of dwelling Standard: 60 square feet per dwelling unit Minimum Off-Street Parkina: Concept: R82-E is in the CAGID parking district. However, residential parking is required. 6tandard: Minimum off-street parking residential: One (1) Minimum off-street parking non-residential: Zero (0) Maximum Off-Street Parkina: Concept: R62-E is in the CAGID parking district. Standard: Not applicable 8 Setbacks! Build-to Lines: Concept: R82-E is adjacent to the historic core of the town center. As such its building pattern adheres to in-town standards of zero(0) set backs. There are few accessory buildings in this area. Standard: Principal buildings: Zero (0) Accessory buildings: 55 feet. Maximum Buildina Helaht: Concept: Existing 35 feet height was established to accommodate a two-story building. Additions can be made through site review with a proposed standard of 14 feet, floor-to-floor, for the first floor, a~d 12 feet for each subsequent floor. Standard: 35 feet Maximum Floor Area Ratio: Concept: The Pearl Street Mall and the area north of the County Court is bounded by two- artd three-story buildings. Maintaining the current character and scale is dependent upon maintaining existing bulk. The by-right with a small bonus for residential only will allow such bulk to develop without adding to empioyment. Standard: 1.7:1 By-right; Up to .5 FAR addition is possible for residential uses only. Up to an additional .5 FAR is possible for above grade structured parking use only. Prima Entrance Location: Concept: Downtown buildings should primarily face the street. Standard: Primary building entrances are required to face the street. First Floor Window Area: Concept: A glass ground floor facade facing a public street through which people can see interior activity creates a pleasant pedestrian environment. Standard: Minimum of 60% of ground floor in transparent glass across the building facade ~ A lower intensity transition area between the downtown and the surrounding residential areas where a wide range of retail, office, residential, and public uses are permitted. A balance of new development with the maintenance and renovation of existing buildings is anticipated, and where development and redevelopment consistent with the established historic and urban design character is encouraged. USES C~nce°t: The RB3-E area is a small number of blocks in a very low scale section of the downtown characterized by small structures and a mix of uses. This zone is intended to maintain this low scale character and secure the transition area to the surrounding residential areas. Allowed Uses: • Offices • Computer design and development facilities • Data processing facilities • Telecommunications use • Museums • Medical or dental clinics or o~ces • Nonprofit membership clubs • • Parks, play fields and piaygrounds • Recreatio~al or athletic facilitias • Restaurants and taverns no larger than 1,500 square feet in floor area which may have meal service on an outside patio not more than one-third the floor area, and which close no later than 11 P.M. • Personal services • Establishments for retailing goods which are enclosed in an office, apartment, hotel, or motel building not exceeding twenty-five percent of the total Floor area. • Establishments for the retailing of goods located in a building that is no larger than 20,000 square feek • Convenience stores of no more than 3200 square feet • Establishments for reiailing goods localed in existing buildings • Art or craft studio space ~ Automobile rental establishments, with no on-site storage of vehicles • Financial institutions including, without limitation, banks, loan offices, and automatic teller machines • Dwelling units • E~ciency living units when less than 20 percent of the total number of dwelling units in a development • Boarding or rooming houses, fraternities and sororities and dormitories • Religious assemblies • Small day care centers • Large day care centers • Essential municipal and public utility services • Governmentaf facilities • Accessory buildings and uses • Broadcasting and recording facility Conditional Uses: • Gasoline service stations • Residential care facilities • Group home facilities • Congregate care facilities (~ • Antennae for wireless telecommunications services • sales from a moveable structure, vacant bt, or parking lot Use Review Uses: • Hotels and resorts • Golf courses, outdoor amusement and entertainment establishments • Restaurants and taverns over 1,500 square feet in floor area or which close after 11 P.M., or with an outdoor seating area of 300 square feet or more within 500 feet from a residential zoning district • Automobile parking lots and garages and car pool lots, as a principal use • Establishments for the retailing of goods located in a building that is larger than 20,000 square feet • Indoor amusement and entertainment establishments including theaters, video arcades, and bowling alleys • Mortuaries and funeral chapels • Commercial uses of the following general character, including animal hospitals without outdoor kennels, cold storage lockers, appliance repair, equipment rental establishments, and car washes but only if there are adaquate safeguards to protect adjoining properties from objectionabie or harmful substances, conditions, or operations • Efficiency living units when the number is equal to or greater than 20 percent of the total number of dwelling units in a development • Hostels • Custodial care facilities • Vocational schools, adult education facilities and private schools and universities • Small recycli~g coliection facilities • Drive-in uses Uses Prohibited: • Motels • Sales or rental of motor vehicles, mobile homes, campers, boats, motorized equipment, and accessories for such vehicles, which may have on-site storage of such vehicles, but excluding junk yards • Service of motor vehicles, mobile homes, campers, boats, motorized equipment, and accessories for such vehicles, but excluding junk yards and gasoline service stations • Large recycling collection facilities RB3-E: BULK REQUIREMENTS M(n(mum Open Soace ner dwelling un(t: Concept: To provide an open space amenity and outdoor opportunity for residents of dweiling Standard: 60 square feet per dwelling unit Minimum Off-Street Parking; Concept: RB3-E is in the CAGID parking district. However, residential parking is required. Standard: Minimum off-street parking residential: One (1) Minimum off-street parking non-residential: Zero (0) Maximum Off-Street Parkina: Concept: RB3-E is in the CAGID parking district. Standard: Not applicable Setbacks/ Build -to Lines: Concept: R63-E is a low scale development area facing onto a mixed use street. The predominate buildings are set back from the lot line. This pattern should be maintained. Standard: Principal buildings: 0 Accessory buildings: 55 feet. Maximum Build ina Hefaht: Concept: Existing 35 feet haight was established to accommodate a two-story building. Additions can be made through site review with a proposed standard of 14 feet, floor-to-floor, for the first floor, and 12 feet for each subsequent floor. Standard: 35 feet Maximum Floor Area Ratio: Concept: The Pearl Street Mall and the area north of the County Court is bounded by two- artd three-story buildings. Mai~tai~ing the curre~t character and scate is dependent upon maintaining existing bulk. The by-right with a small bonus for residential only will allow such bulk to develop without adding to employment. Standard: 1.0:1 By-right; Up to .5 FAR addition is possible for residential uses oniy. Up to an additional .5 FAR is possible for above grade structure parking use only. Primary Entran ce Location: Concept: R63-E buildings should continue the prevalent development pattern and face the primary street. Standard: Primary building entrances are required to face the street. First Floor Win dow Area: Concept: The low scale character of R83-E does not require specific street facing window treatment. Standard: Not applicable. ~Z The Regional business redeveloping area within the downtown core that is in the process of changing to a higher intensiry use where a wide range of office, retail and public uses are permitted. This area has the greatest potential for new development and redevelopment within the downtown core. USES Conce°t: The RB1-X area includes the WaInuUCanyon area of downtown which contains over 60 percent of the potential site area for redevelopment in the form of surface parking and vacant lots. The area will produce almost entirely new construction. There are few opportunities for additions to existing buildings. The key to this area is to promote development that maintains the predominately two and three story character of the downtown, focuses buildings onto the sidewalk level to maintain a vibrant pedestrian environment, and allow for new infrastructure development as appropriate including multi purpose parking structures that maintain street character. Allowed Uses: • Hotels and resorts • Offices • Computer design and development facilities • Data processing facilities • Telecommunications use • Museums • Medical or dental clinics or offices • Nonprofit membership clubs • Parks, play fields and playgrounds • Recreational or athletic facilities • Restaurants and taverns no larger than 1,500 square feet in floor area which may have meal service on an outside patio not more than one-third the floor area, and which close no later than 11 P.M. • Restaurants and taverns over 1,500 square feet in floor area, or which ciose after 11 P.M., or with an outdoor seating area of 300 square feet or more within 500 feet from a residential zoning district • Personal services • Establishments for retailing goods which are enclosed in an office, apartment, hotel, or motel building not exceeding twenty-five percent of the total floor area. • Establishments for the retailing of goods located in a building that is no larger than 20,000 square feet • Establishments for the retailing of goods located in a building that is over 20,000 square feet • Convenience sores of no more than 3,200 square feet • Establishments for retailing goods located in existing buildings • Art or craft studio space • Automobile rental establishments, with no on-site storage of vehicles • Financial institutions including without limitation, banks, loan offices, and automatic teller machines • Dwelling units • Efficiency living units when less than 20 percent of the total number of dwelling units in a development • Religious assemblies • Small day care centers • Large day care centers • Vocational schools, adult education facilities and private schools and universities ~3 • Essential municipal and public utility services • Governmental facilities • Accessory buildings and uses • Broadcasting and recording facility Conditional Uses: • Hostels provided that it is located above or below the ground floor; otherwise by use review only • Residential care facilities • Group home facilities • Congregate care facilities • Antennae for wireless telecommunications services • Sale from a moveable structure, vacant lot, or parking lot Use Review Uses: • Golf courses, outdoor amusement and entertainment establishments • Automobile parking lots and garages and car pool lots, as a principal use • Gasoline service stations • Indoor amusement and entertainment establishments including theaters, video arcades, and bowling alleys • Commercial uses, of the foliowing general character, including animal hospitals without outdoor kennels, cold storage lockers, appliance repair, equipment rental establishments, and car washes but only if there are adequate safeguards to protect adjoining properties from objectionable or harmful substances, conditions or operations • Efficiency living units when the number is equal to or greater than 20 percent of the total number of dwelling units in a development • Custodial care facilities • Small recycling collection facilities • Drive-in uses • Motels • Sales or rental of motor vehicles, mobile homes, campers, boats, motorized equipment, and accessories for such vehicles, which may have on-site storage of such vehicles, but excluding junk yards • Service of motor vehicles, mobile homes, campers, boats, motorized equipment, and accessories for such vehicles, but excluding junk yards and gasoline service stations • Mortuaries and funeral chapels • Boarding or rooming houses, fraternity and sorority houses and dormitories • Large recycling collection facilities R61-X: BULK REQUIREMENTS Minimum O~nace per dwellina unit: Concept: RB1-X is centered on Walnut and Canyon Streets between 9th and 16th streets. Useable open space per dwelling unit area would provide an amenity in an area predominated by nonresidential uses. Such open space would provide interest to non residential building design and would allow tenants to take advantage of views. Standard: 60 square feet per dwelling unit that could be aggregated in one or more locations for communal uses or used individualiy for each apartment unit. Minimum Off-Street Parkina: Concept: RB1-X is in the CAGID parking district. However, there is a need to accommodate residential parking in this area. The area is not built out and could potentially accommodate such parking. Standard: Minimum off-street parking residential: One (1) space per dwelling unit 1~ Minimum off-street parking non-residential: Zero (0) use CAGID Maximum Off-Stre et Parkina: Concept: R81-E is in the CAGID parking district. Standard: Maximum off-street parking for non-residential: Zero (0) Setbacks/ Build-to Lines: Concept: RB1-X has the greatest potential for new development In the downtown and thus has great potential for changing its character. In order to maintain the current downtown character, buildings should be constructed right up to the sidewalk. This creates a downtown pedestrian environment and allows buildings to be joined along each block in an uninterrupted village-like street. Few accessory buildings are envisioned in this area. Standard: Principal buildings: Zero (0) set-back or build to line. Accessory buildings: 55 feet. Maximum Building Helaht: Concept: Existing 35 feet height was established to accommodate a two-story building. In the R81-X area. New buildings will need to create a downtown character that supports and enhances tha predominate scale of the downtown in arder to create the sense of a central place. In a number of locations corner buildings could provide a visual terminus to each block. To allow for this corner variation, a conditional height review will allow an additional 10 feet. Standard: 35 feet (10 added feet, if conditions are met) Maximum Floor Ar ea Ratio: Concept: The WaInuUCanyon, R61-X area, is presently characterized by its surface parking lots and large, modern looking, office buildings. A smaller scale character is needed than would develop under current FAR and bonuses. Currently a building of up to 3.5 FAR and 55 feet can be built. Development on the scaie of the Pearl Street Mall is anticipated with a mix af predominately two and three story buildings. Due to the need to replace parking and to create new parking locations, in addition to the anticipated retail and office uses, an additional .5 FAR is proposed for residential uses, and an additional .5 FAR is proposed for parking use only. provided to the other areas within the downtown. Standard: 1.7:1 By-right; .5 FAR bonus for residential uses, .5 FAR for parking for a total not to exceed 2.7:1 FAR. Maximum Bulldina Size: Concept: Not applicable when using FAR and building height caiculations. Standard Primarv Entrance Location: Concept: Downtown buiidings should primarily face the street. Standard: Primary building entrance is required to face the street. First Floor Window Area: Concept: A glass ground floor facade facing a public street through which people can see interior activity creates a pleasant pedestrian environment. Standard: Minimum of 60% of ground floor in transparent glass across the building facade. /S Business areas providing a mid-level transition area between the higher intensity downtown commercial area and surroundirlg neighborhood commercial streets and lower intensity residantial areas. Ratail uses are typically found on the ground floor level with residential or o~ces uses located above the ground Floor level. USES Conce°t: The RB2-X area is intended to provide a transition area that acts to step-down the intensity of uses from the Mall area outward toward either end of Pearl Street. These areas have the highest potential for taking advantage of mixing residential uses with the other RB2-X retail and commercial uses. The areas are characterized by greater variety in building set backs and height from one, two and occasionally three stories. A more basic, simple, design style can be seen in many of the buildings, especially at the east ' end of Pearl Street, as distinct from the more heavily detailed buildings located on the mall. Allowed Uses: • O~ces • Computer design and development facilities • Data processing facilities • Telecommunications use • Museums • Medical or dental clinics or offices • Nonprofit membership clubs • Parks, play fields and playgrounds • Recreational or athletic facilities • Restaurants and taverns no larger than 1,500 square feet in floor area which may have meal service on an outside patio not more than one-third the floor area, and which close no later than 11 P.M. • Personaf services • Establishments for retailing goods which are enclosed in an office, apartment, hotel, or motel buiiding not exceeding lwenty-five percent of the total floor area • Establishme~ts for the retailing of goods located in a buildi~g that is no larger than 20,000 square feet • Convenience stores of no more than 3,200 square feet • Establishments for retailing goods located in existing buildings • Art or craft studio • Financial institutions, including, without limitation, banks, loan offices, and automatic teller machines • Dwe!ling un{ts • E~ciency living units when less than 20 percent of the total number of dwelling units in a development • Boarding or rooming houses, fraternity and sorority houses and dormitories • Religious assemblies • Small day care centers • Large day care centers • Essential municipal and public utility services • Governmental facilities • Accessory buildings and uses • Broadcasting and recording facility Conditional Uses: • Gasoline service stations ~~ • Residential care facilities • Group home facilities • Congregate care facilities • Antennae for wireless telecommunications services • Sales from a moveable structure, vacant lot, or parking fot Use Revlew Uses: • Hotels and resorts • Golf courses, outdoor amusement and entertainment establishments • Restaurants and taverns over 1,500 square feet in floor area, or which close after 11 P.M., or with an outdoor seating area of 300 square feet or more within 500 feet from a residential district • AuTomobile parking lots and garages and car poo! lots, as a principal use • Establishments for the retailing of goods located in a building that is larger than 20,000 square feet • Indoor amusement and entertainment establishments including theaters, video arcades, and bowling alleys • Automobile rental estabtishments, with no on-site storage of vehicles • Mortuaries and funeral chapels • Efficiency living units when the number is equal to or greater than 20 percent of the total number of dwelling units in a development • Hostels • Custodial care facilities • Vocational schools and adult education facilities and private schools and universities • Small recycling collection facilities • Drive-in uses • Commercial uses, of the following general character, including animal hospitals without outdoor kennels, cold storage lockers, appiiance repair, equipment rental establishments, and car washes but only if there are adequate safeguards to protect adjoining properties from objectionable or harmful substances, conditions, or operations • Motels • Sales or rental of motor vehicles, mobile homes, campers, boats, motorized equipment, and accessories for such vehicles, which may have on-site storage of such vehicles, but excluding junk yards • Service of motor vehicles, mobile homes, campers, boats, motorized equipment, and accessories for such vehicles, but excluding junk yards and gasoline service stations • Large recycling coliection facilities RB2-X: BULK REQUIREMENTS Minimum Onen Soace per dwellina unit: Concept: R82-X is envisioned as a downtown/neighborhood transition area containing Interface Block use requirements. An area with less intensity than the RBi-E and RB1-X, with opportunities for mixing residential and commercial architectural elements, potential for varying building setbacks, this area should create an easy transition between downtown and surrounQing resident(al uses. Standard: 60 square feet per dwelling unit p(Jinimum Off-Street Parkina: Concept: RB2-X is in the CAGID parking district. The area could gain in residential development which establishes a need to accommodate parking on-site and reduce the potential for residentia! on sfreet parking. Standard: Minimum off-street parking residential: One (1) per dwelling unit ~1 Minimum off-street parking non-residential: Zero (0) Maximum Off-S treet Parkina: Concept: R82-X is in the CAGID parking district. Standard: Maximum off-street parking for non-residential: Zero (0) Setbacks/ Bulld -to Lines: Concept: RB2-X should allow for a variety of residential/commercial/retail mixes in a variety of configurations a~d styles that blend the downtown i~to the surrounding areas. As such its building pattern should allow for a greater play of front yards and sidewalk options, and create a variety of public and semi-public areas related to the sidewalk. Standard: Principal buildings: 15 feeUmaximum front yard setback Accessory buiidings: 55 feet Maximum Build ing Helaht: Concept: Existing 35 feet height was established to accommodate a two-story building. Standard: 35 feet lYlaximum Floor Area Ratio: Concept: The RB2-X area is seen as a less intense area than the immediate core areas of the Pearl Street Mall and the WaInuUCanyon area. Maintaining the current character and scale is dependent upon maintaining existing bulk. A 1.5:1 FAR by-right, with a smail bonus for residential only, will allow such an appropriate character to develop. Standard: 1.5:1 By-right; .5 FAR bonus for residential use or a.5 bonus for parking (not both) for a total not to exceed 2.0:1 FAR. Prima Entran ce Locatfon: Concept: Downtown buildings should primarily face the street. Standard: Primary building entrances are required to face the street. First Floor Wind ow Area: Concept: A glass ground floor facade for those buildings located at zero (0) lot line and facing a public street through which people can see interior activity creates a pleasant pedestrian environment. Standard: A minimum of 60% of ground floor in transparent glass across the building facade. !8 Business areas providing a transition area between a higher intensity regional business area and a lower intensity residential area. Retail uses are typically found on the ground floor level with residential or office uses located above the ground floor Ievei USES Concent• The RB3-X is intended to allow for new development while retaining the existing scale and character of a unique, low-scale, retail/commerciallresidential area. The area's relationship to Boulder Creek and the City Park also requires consideration of access to public open space, the continuation of trails for biking and waiking, and the scale of development adjacent to these functions. At the same time, the area currently serves as a destination for a variety of customers coming to the area from throughout Boulder and beyond. Allowed Uses: • Offices • Medical or dental clinics or offices • Nonprofit membership clubs • Parks, play fields and playgrounds • Recreafional or athlefic facilities • Restaurants and taverns no larger than 1,500 square feet in floor area which may have meal service on an outside patio not more than one-third the floor area, and which close no later than 11 P.M. • Restaurants and taverns over 1,500 square feet in floor area, or which close after 11 P.M„ or with an outdoor seating area of 300 square feet or more within 500 feet from a residential zoning district • Personal services • Establishments for retailing goods which are enclosed in an office, apartment, hotel, or motel building not exceeding twenty-five percent of the total floor area • Establishments for the retailing of goods located in a building that is no larger than 20,000 square feet in total floor area • Convenience stores of no more than 3,200 square feet • Establishments for retailing goods located in existing buildings • Arts or craft studio space • Financial institutions, including, without limitation, banks, loan offices, and automatic teller machines • Dwelling units • Efficiency living units when less than 20 percent of the total number of dwelling units in a development • Boarding or rooming houses, fraternity and sorority houses and dormitories • Religious assemblies • Small day care centers • Large day care centers • Essential municipal and public utility services • Governmental facilities • Accessory buildings and uses • Broadcasting and recording facility Conditiona! Uses: • Gasoline service stations • Residential care facilities • Group home facilities '~ • Congregate care facilities • Antennae for wireless telecommunications services • Sales from a moveable structure, vacant lot or parking lot ~Jses Review Uses: • Hotels and resorts • Golf courses, outdoor amusement and entertainment establishments • Automobile parking lots and garages and car pool lots, as a principal use • Establishments for the retailing of goods located in a building that is over 20,000 square feet. • Indoor amusement and entertainment establishments including theaters, video arcades, and bowling alleys • Automobile rental establishments, with no on-site storage of vehicles • Mortuaries and funeral chapels • Commercial uses, of the following general character, inctuding animal hospitals without outdoor kennels, cofd storage lockers, appliance repair, equipment rental establishments, and car washes but only if there are adequate safeguards to protect adjoining properties from objectionable or harmful substances, conditions, or operations • Efficiency living units when the number is equal ta or greater than 20 percent of the total number of dwelling units in a development • Hostels • Custodial care faciliUes • Vocationai schools and adult education facilities and private schools and universities • Small recyciing collection facilities • Drive-in uses Uses Prohibited: • Motels • Sales or rental of motor vehicles, mobile homes, campers, boats, motorized equipment, and accessories for such vehicles, which may have on-site storage of such vehicles, but excluding junk yards • Service of motor vehicles, mobile homes, campers, boats, motorized equipment, and accessories for such vehicles, but excluding junk yards and gasoiine service stations • Large recycling collection facilities R63-X: BULK REQUIREMENTS mm~mum vnen s ~ace oar awenmqunu: Concept: R83-X is envisioned as a lower intensity downtown/neighborhood transition area that also serves as a citywide destination point. Its proximity to the park and its mix of small businesses in an almost residential setting makes it unique to the downtown. Standard: 60 square feet per dwelling unit Minimum Off-Stre et Parkinq; Concept: RB3-X is also in the CAGID parking district. However, like the R62-X area, it is also an area that could gain in residential development There remains a need to accommodate parking on-site and reduce the potential for residential on street parking. Standard: Minimum off-street parking residential: One (1) per dwelling unit Minimum off-street parking non-residential: Zero (0) Maximum Off-Str eet Parkina: Concept: R63-X is in the CAGID parking district. Standard: Maximum off-street parking for non-residential: Zero (0) e~ Setbacks/ Bulld to L ines: Concept: R63-X should allow for a variety of residential/commercial/retail mixes in a variety of configurations and styles that blend the downtown into the surrounding areas. As such its building pattern should allow for a greater play of front yards and sidewalk options, and create a variety of public and semi-public areas related to the sidewalk. Standard: Principal buildings: Maximum front yard setback is up to 15 feet. Accessory buildings: 55 feet. Maximum Building Helaht: Concept: Existing 35 feet height was established to accommodate a two-story building. Standard: 35 feet, 2 stories Maxfmum FloorAre a Ratio: Concept: The RB3-X area is seen as a low intense area that maintains its current level of business and recreational uses. Maintaining the current character and scale is dependent upon maintaining existing bulk. A 1:1 FAR by-right, with a.5 FAR addition possible for residential uses only and a.5 FAR possible for parking uses only. Standard: 1:1 By-right; .5 FAR addition for residential uses, and .5 FAR addition for parking uses, for a total not to exceed 2.0:1 FAR. Primarv Entrance Lo cation: Concept: Downtown buildings should primarily face tha street. Standard: Primary building entrances are required to face the street. First Floor Window Area: Concept: A glass ground floor facade for those buildings located at zero (0) lot line and facing a public street through which peopie can see interior activiry creates a pieasant pedestrian environment. Standard: A minimum of 60% of ground floor in transparent glass across the building facade. at