6C - Additional information, Boulder Valley Comprehensive Plan Land Use MapCITY OF BOULDER
~~~~ ~ Planning and Development Services
~'~ 1739 Broadway, Third Floor • P.O. Box 791, Boulder, Colorado 80306-0791
~ phone 303-441-1880 • fax 303-4413241 • email plandevelop@ci.boulder.co.us
www.ci. boulder.co.us/pwplan/
TO: Planning Board
FROM: Peter Pollock, Planning Director
Ruth McHeyser, Directar of Long Range Planning
Susan Richstone, Seniar Planner
DATE: July 27, 2001
SUBJECT: Additional Information for the August 2 Planning Board Meeting - Agenda Item
6C (a) consideration of additional changes to the Boulder Valley Comprehensive
Plan Land Use Map
At the August 2 meeting, we will be asking the Planning Board to consider making a motion to
amend its previous action on parcel 16a (east of Cherryvale Road, south of Arapahoe Road).
The parcel report for 16 is attached (Attachment A). Parcel 16a is currently designated
Performance Industrial. The Planning Board and City Council approved site 16a for Medium
Density Residential. On July 18, the County Planning Commission approved 16a for Low
Density Residential for the following reasons:
• Capacity concerns on Arapahoe Rd.
• Very low density character of adjacent residential neighborhoods in the county
• The city and county open space boards did not support the Medium Density designation.
• It is not clear what the impacts of the Jewish Community Center proposal will be.
On July 26, the Board of County Commissioners stated that they agree with the Planning
Commission and gave preliminary approval to a Low Density Residential designation for this
parcel. The Board of County Commissioners is expected to finalize their action on July 31.
If the Planning Board and City Council do not amend their previous action on this parcel, the site
will remain Performance Industrial.
Attachment
S. of Aranahoe Rd.
Pr~osed
Land Use Designation(s):
16a: Medium Density Residential (MR)-6.5
acres
16b: No change (Open Space-Other)-10 acres
Potential Housing Types: Sing~e family -
small lot, townhouses, duplexes/triplexes
Existine
Land Use Designation:
16a: Performance Industrial (PI)
16b: Open Space (OS)
Acreage: 16.5 acres
Existing zoning: County - Rural Residential
Proposal
16a is proposed for medium density residential for the following reason:
• To allow enough density to provide a significant amount of affordable housing and provide
compatibility with adjacent land uses.
Site Description and Surrounding Context
• This site includes one vacant 16.5 acre parcel. The site is located southeast of Arapahoe and
Cherryvale roads. Approximately half of the property has significant development constraints
due to the location of Sombrero Marsh at the south end of the parceL A ditch crosses the
middle of the property and also defines the approximate break in the watershed. The ditch is
proposed as the dividing line between land use designations.
• The site is bordered on the south and southwest by very low and low density residential
development in the county. Three vacant parcels directly west of the site have been annexed
to the city. These parcels have a low density residential land use designation and are zoned
Estate Residential (ER-E). Existing industrial uses are located north and east of the site.
• Sidewalks along Arapahoe Rd. are incomplete and offer limited protection for pedestrians at
intersections. The parcel has limited access to bicycle routes.
• High frequency transit service (NMP) is provided neaz the pazcel. RTD stops in the area
offer few amenities for riders.
Analysis
• Staff proposes that the existing Open Space land use designation (OS) remain on the south 10 .
acres of the site and the Performance Industrial land use on the northern portion of the site be
changed to medium density residential.
Parcel No. 16 Description: E. of Cher
• Although there will be impacts to tlie neighborhood to the west and to the wildlife habitat of
Sombrero Marsh from more residential uses in the azea, the ditch will provide a partial buffer
between the land uses.
• This site is not served by a neighborhood park. Although access to Sombrero Mazsh will be
restricted to protect the sensitive wildlife habitat, the marsh will provide an open space and
visual amenity to the site.
• This parcel and the three parcels to the west are all under the same ownership. A concept
plan for development of a religious assembly on the four parcels went to the Planning Board
in December 2000. The proposal is to develop the 31.12-acre parcel for a religious campus,
including a recreation center, education building, four synagogues, and 49 elderly housing
units. The board supported the general concept but requested that the proposed attached
residential uses be moved to the west portion of site, currently zoned ER-E. The proposed
land use map change would be consistent with the uses proposed on these parcels.
• The proposal would eliminate a potentia1376 jobs and result in an expected net reduction of
89 vehicle trips. The signalized intersection nearest to this site at Arapahoe and Cherryvale
roads operates at a fairly high Level of Service (LOS), with an LOS of D in the a.m. peak and
B in the noon and p.m. peak. At all times, the northbound and eastbound left tuming ~
movements having the poorest LOS. There aze a number of strategies that could improve
these movements, including addition of another left turn lane. Any proposed development
would require a traffic impact report and be expected to mitigate traffic impact as part of the
city's development review process.
• Arapahoe Rd. is identified in the city's Transportation Master Plan (TMP) as a multi modal
corridor, and is also a state highway. The TMP calls for completion of the pedestrian, bike
and transit systems along the corridor to accommodate additional travel demand and
efficiency improvements at a number of intersections. The NMP service started in January
of this year and is a major capacity addition to the corridor. The Colorado Deparhnent of
Transportation (CDOT) is also studying the corridor for improvements, and the city and
county are working with CDOT to implement the recommendations of the Regional
Transportation Task Force to add transit service and efficiency improvements at the
intersections such as turn lanes.
View of site looking south from Arapahoe Rd.
Planning Assumptions (for parcel 16a)
Under existing land use Under proposed land use
Future estimated dwelling units 0 78
Future estimated jobs 376 0
Objectives and Criteria
OBJECTIVES (BVCP Policies)
Criteria for Measurement Positive (-~+ or +),
Negative (-- or-),
Neutral (N), Not
Appticable (NA)
A. LAND USE
1. Provides the opportunity for increasing Boulder's housing diversity and
affordability including permanently affordable housing +
a. Adds higher density affordable residential uses including 25%
permanently affordable units to !ow and moderate income households
and 25% permanently affordable units to middle income households ++
adds 78 dwelling units;
39 permanently
affordable r0 50%
2. Encourages new housing in convenient locations close to jobs and shopping -
a. Within 1/4 mile of convenience shopping -
b. Within 1 mile of grocery store -
c. Within 1 mile of employment center +
3.Improvesjobs/housing balance ++
a. Adds higher density aftordable housing + adds 78 units
b. Reducesjobs ++
eliminates 376 jobs "
4. Encourages the revitalization and economic viability of the city's commercial
areas (5.06, 2.19) NA
a. Adds a mis of residentlal and retail uses NA
5. Shows compatibility with adjacent land uses through transitions between land
uses that vary in intensity (2.15) +
a. Is compatible with adjacent land uses +
6. Respects eaisting neighborhood character and encourages sensitivtty to existing
contezt +
a. Reflects eaisting neighborhood character (residential) +
7. Promotes a compact communily through redevelopment and infill -
a. Is in area I NA
b. Is in area II Yes
B.LOCATIONAL/SERVICES
1. Adequate services and facilities are available ar planned +
a. Fire +
b. Police +
c. Vehicular access +
d. Neighborhood park accessibility -(not served)
e. School accessibility/ capacity +
2. Impacts to the city's operating budget Neutral
C.TRANSPORTATION
1. Encourages increased use of alternative travel modes and avoids auto
dependency
a. In a transit-oriented/ pedestrian friendly area? Not with current
infrastructure
b. In an area with a rich mix of complementary land uses? No
c. Directly served by high frequency transit? Yes
d. Aow many net additional daily vehicle trips will be generated? DUs: 78 x 5.6 = 437
Jobs: (376) x 1.4 = (526)
Tota1= (89)
e. Will this change add vehicle trips to an arterial intersection that is (now No - reduces traffic
or in future) con~ested? (LOS F)
f. Can the vehicular traffic impact of this site be readily mitigated NA
through strategies that are part of the city's transportation plan? (TMP)
D. ENVIItONMENT
1. Preserves and protects environmental resources Neutral
a. Open space adjacency/ access impacts --
b. Wetlands +
c. Wildlife or native plant habitat/ natural ecosystem -
d. Species of cancern -
e. Flood hazards NA
f. Airport influence zone NA