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5 - Future Growth Land Use Map, North Boulder Village~ ~ ~~ o ~2°~~ ~~ f}~C ~ TO: CENTRAL RECORDS FROM: ~' ~ ~~G%r.n~ (Name/ Bo r Or Com~' sion) PLEASE add these items to Meeting Packet of: ~~ ~ ~~v~ (Date of Meeting) ~ , , l ~ UTURE GROWTH: ~~ ..i- D~~' ~~°N~// I P Land Use Map This map summarizes the recommended Land Uses for the North Boulder Subcommurrity. It is not a land use designatio» or zoning map, though in some cases changes in the Boulder Yalley Comprehensive Plan Land Use Designations and rezoning may be considered to implemennt this Subcommunity Plan. ~lvocado Rsl i . . . ~,, , ~ o • . • 1 ~~ Cl. . ! , Persimmon D~ - ~ ~~~~ 9 `. , . : ~ € ' v - _ ~ ~ , _ , ~ 3 ' ,.. ~ ? ~ - :~ ': c ~ P ~ :. :. .: ~ . -. ~~ . ~ .. ~ - .. ~ 3 ^ ~ ~ ~ 3 , . :: :. I . ... ~.... .~~ .. ., ::»; « k +~a+~5#" .. ...... ~ . . .p ymeya.rd St' ;..~ ~ • . . . . . ~ .. ; ~_ i . . .... . . ..... ~~ ~ , ~ t' , : :~ ~. : ~ .. ~ ..f , ~ ~ ~ ~p u ~ t~ , ..~: ~ ! ~ ~~ . ( '. . . . ~ i ~ 1 , I ; ~ ,: ; c~~., r ~ Qumc~ Aqe ,~ ' _ ~ 1_. i _ ~ ~e1~ :;,' ~ t , . .. , :.. ~ , ~ ~ , ~ ~ 1 r ~ ~ ~ ~- , -~ ~: ~' ~ay C~r . t}~~~ .. ... i ' ~ _: f... . '.... ~ I. . i .... ~ l , : .. . . ~ . .,~ `?:' ~ ~ ~ • Pesriwir5kte'Rrl ~ .. , I . . _ ~ . ; . ~ -` . i •' i ~ ~ 1y 0 ;I A , o , ; m, ` ~ `~~~ _ i NeherLn' I N ~.Keller ~ ~ ~~, _.. :: ~ ; . ~ ; ' ~ ~ ' ~etl0at~~: : i ~ i N ~~. W ~arm ~r i ~\~,q_ ~y ., , .. . ~. ~ • `c: . . o~ Pqe _ ~ ~ , k PI . ' ' -. r ~ .. ' I ~, a ~ ....._.. Q ~~ . . _ Winding Treil F . . . . . . . _ ~ : .... : . . . ~ ~ o .: . . . . ~ ..~.loss R6~ ; . .. ~.,~ P... ~ Lc~rr~bardy C~r .. g ,: ; ` ~~. -'_..: _ ... ! ....I .. .. ~ ^ ; . ~ . 3. ~~ I .:~ ~ aqrpy .._. I , .. ,.: ~ _ ~. _ ( . ~ ~ .~ 0 . .... ' . ... ... 6inden Ave ~ . . ; ; i i 9 ~ o ... 3 .. ~ .- . n . Q ..... n r1 "_ t ... `~ ' .. : . , .. ~ .~Dogwood~Ln ... ~ . ..... ._ ~ ~ . ._ _.._. ~ "' " . .. .. Kh~wma Fl : ~ .... ~ . . . IEelmia Ave' _ .. ! O` . _~ . i .: i .... .... " ~ i . .._. ~ ' ~ ..... ~ ~:, .:.... Kalmia Ave _. ~ ~ ~ ~ ~, _ i~ d ~ ( . I. '. ~ I~c ~ ~ ! ~ i ~.. , t ~ E.~~ ~e : ~ i l o ~ ~ V ~ ~e ` 1 i ~ ~ v' Kinca~tl pl ! ! i: ~ K' ~. iV _.. . f ., } . '., , i ,:l ~ ,~ -. ._. ~ , (: L . J~ r tl a n P l ~... ua... ~ 3 ~ . ' :.. N I ~: ~ R ~~ mson Ct J :. ~ J~tfian PI ~ i _2 ~ I ~ J~ i ~ -... " i : ~ ~, Iric . i ... I ... t .! . .! ~ PROPOSED LAND USE VC VILLAGE CENTER: mixed use retail, o~ce, residential, park (see p.16 for specific densities and mix of uses). MU MIXED USE: office and residential with some limited neighborhood-serving restaurant uses at Broadway & Violet (see p. 12 and p. 16) I INDUSTRIAL MR MEDIUM DENSITY RESIDENTIAL: mixed density residential uses at an overall average of 8-12 dwelling units/acre MH MOBILE HOMES LR LOW DENSITY RESIDENTIAL: densities at an overall average of approximately 5 dwelling units/acre ER ESTATE RESIDENTIAL: densities at an overall average of approximately 2 dwelling units/acre RR RURAL RESIDENTIAL: densities at approximately 1 dwelling units/acre (see p.10 for possible higher densities along Broadway corridor). ELKS ELKS CLUB SITE: four options can be considered for this area. Appropriate uses include: recreation, park, education and/or residentiai. P/S PARKS/SCHOOL P PARKS White areas indicate no changes to existing land use! zoning 34 N.B.S.P. Reprinted August 2001 ' ~ This map illustrates the recommended land use pattern in the Counry enclaves. Crestview Wesl is the area between Broadway and 19fh Street, Crestvtew Eost is the area between /9th Street and 26th Streets north of Sumac, and Glthens Acres is /ocated south of Crestview Eas1. ~ ~ RECOMMENDATIONS The key development sites in North Boulder are shown on the map on page 9. New residential areas must comply with the Development Guidelines listed on the left, as well as those listed in the gray boxes for each area. ' County Enclaves The North Boulder Subcommunity includes several ]arge residentiai County enclaves (i.e., areas in the County completely surrounded by land in the City). The bulk of the area is shown on the map below. The enclaves should annex to the City for two main reasons: • The area needs public water and sewer service: some properties have groundwater contamination, and/or shallow wells, and are served by failing septic systems. • The enclaves have been part of the City's "Service Area" since 1978 and have devel- oped at urban densities. The patchwork of properties in and out of the City is confus- ing and inefficient for the provision of urban services such as police, fire, and environ- mental enforcement. When people talk about North Boulder's "rural character," the enclaves are typically the area of which they speak. While they are not literally rural in that most of the homesites are one acre or less, they possess qualities that are generally associated with rural areas includ- ing: unimproved roads with borrow ditches (no curb and gutter or "hard edges"); mailbox- es placed at the end of g'ravel driveways; farm animals; equipment stored on the property; no street lighting; large setbacks; modestly scaled residential and accessory buildings; and a gen- eral sense of quiet. From the perspective of the enclave landown- ers, the desire for the future ranges from keep- ing the area "the way it is now" to establishing City zoning that would allow additional homes to be built. Through the public hearing process on the Plan, different gaals/ objectives emerged for each of the areas and are listed in the box on the right. Githens Acres and portions of Crestview West are not appropriate for further development, for they are•located in flood zones and possess a rural character woRhy of preservation. Crestview East and other portions of Crestview West, on the other hand, are located adjacent to planned transit and a higher densi- ty neighborhood to the north, and are appro- priate for higher densities for affordable and diverse housing. The land use pattern to sup- port the goals for each area is shown on the 10 N.B.S.P. Reprinted August 2001 I ~ ~ ~ A ~ ~1 DEVELOP1v9ENT• LOFTUS DEVELaPMENTS, L.L.C ARCNI7ECiURE & f1RB,4N DESIGN: VAN METER WILLIAMS POLLACK, L.L.P. San Francaco Denver 44' mpx. above qrade tANDSCAPE ARCHITECTUf~E. STUDIO 2 DE51GN 29' mca. above grpde GVIL ENGINEERING: MB CONSULTING I^ SITE REVIEW SUBMITfAI MARCHIB,2D02 23 SCALE' 1/ib"=1'-0" a~5 ifanding Seam Metaf Roof =ormed Metal Comice IAetpl Siding ~onugated Fiber Cement Siding 1Aetp1 Panel ~oursed Split Faced Cement Block iteel Channel ~re-Casf Concrete e Block 3 Mixed Use Building Design ; ~'`' I ~reet Front Elevafiion Building~ Block 3 ~(r~~~3 Public Street Side Elevation ~ ~' ~--'` ~ C ~ +~o~ ^1111~ 1~ ~ 1 yotiday Drive fn Redevetopment Standards and Guidelines 1 1 MU-D Office & Personal Services DEFINITIONS :ing underbuilding takes r o~grade change ding /omtron shields vrew a( :ing (rom streets ~en parking from view wi[h land- rirtg ~ary entnes should be orienied 7eet 0 . . "~'r . . . . ~. ll~ ~ ~ .. Outdoo~ fmphas faor walkways and passages i sidewalk through buildings are ~uraged lscaped, shared open space Primary entrance to site YELLOW PINE .~ ~r~~~ ~'~ BARRETT STUDIO architects Balconies ond rooRaP 9ardens are encuuraged Awnings, trellises and signage h~ 6reak down stale - Voriation in building mass and jc are enmuraged MU-D Office/Persona( Service buildings shall be defined as those in the MU-D zone con- taining office and/or personal services on(y. These u~its will be located along Broadway and on both sides of Yellow Pine and form the primary entry to the site. Given their (ocation and use, these buildings are intended to be urban in scale and character while providing for a comfortable pedestrian expenence. • Stondards • Guidelines ~ ~ ,.~, a ~ ~ ~y ~! I ~~II',~y ~ . .~ " ti. ,~ ~_L_` ~.\^\ .:~ i i~~n ii ~ ~ ~ ` ~~z ~'",.~ ~~ , ~ . o~ .~il ~~ ~ `` ~ ~ ~ ~- r, ~. ,I ~ : I ~ ~ i ~~~~ ~ ( ~ J ~ ~ ~ ~ ~ ~~ ~` Siting and Massing • The main /toorshall be as leve! with the adjacent side- walk as possible, whi[e providing positive drainage. • The building shal! exfend to the build-to line and abut the sidewalk on both Broadway and Yellow Pine (ront- ages. • Building and shop entries can be stepped back from the front elevation and wil( not be conside~ed in conflict wlth the build-ta requirements • ~lariation in buiiding massing and form is encouraged to refate to human scale and help enliver the pedestrian ?nvi- ronment. • Outdoor walkways and passages from the sidewatk through the buildings are encoura;ed. • Emphasis of :he corners forming the entry *.o the siie i=_ encouraged. Parking • eetause the parking requirement for fhis block is tn besatisJ'ied co[ledively, parking counts s6a!! be coordi- nated with adjocent properties. • Al( off street porking sha!! be screeneA from Sroadway aad YeUow Pine with building placement, anAshared in small parking courts. • Screening of parking is requlred This may be caom- plished with landscoping, building placement and the use of garoges ond carports. Lighting • Llghting shall be soft in nature highlightTng the store- fronts. • Lighting behind the buildings ond in parking areas sholl be sa ffitient to provide de,~ensible saoce during nlght- fime houis. Howave , care shouid oe token ta ovoid gta~e impocting neighboring residenfiol or Mixed Use unlts. Landscape • Secause the open syace requirement for this blatk in the MU-D zone is to be wtisfied co(fedively, londscap- ing tn the rear o/ the bui(dings sha!! be cnotdinoted with odjacent properties. • tandscape e(ements shall be plated in order to screen off street parking from buildings artd sidewalhs. • Landscape elementr shall be placed in orCer tu shnde parking. • ?he design or common outdoor spaces should form usable areas such as south facing plazas, provide comfortabte places io sit, create landscaped transitions from parking to buildings and link pedestrian circulation to passa~eways. sidewalks and parking. ~lrchiteciurai Eiements and Materiais + Primary entries shol[ be oriented to the street • The ground floor shal! be tronsporent towa-d the street with store(ront-llke windows o(ong the sidewalk. • Raoftopsystems(m.echonicol/e(ectricol/ teletommunications) shall be incorporated in the build- 7ng so os to be integral to the architecture and fully screened so as not to be visible fiom the street or from any nelghboring building. • Entries to the ground floor spaces should be direc: and numerous to emphasize the connection to the pedestrian environment. • Variations in the facade are encouraged. This may be a variation in materials and/or variation in the planes that make up the walls of the facade. Variety can also be achieved with architectural detailing, color, patterns, size of window openings etc. • Awnings, signage, sun-control efements, trellis', etc. are encouraged. • Buitding materiats should be selected co reinferce .he scai? of buildings, provide for durability, achieve the goals of affordability, and enliven the pedestrian enviranment. • Mezzanine spaces in the second smry are ericouraged. • Balconies and rooftop gardens are encou2ged. • . _ . . ~ - . . . . . : . . . . : . • ~ • • • • ~ ~~ . • . e • . ~II ! 1 l li~l I I 111 II III~`IIII ~~1111 ~ Z11~IJJJ_JI ; J ~ ~ I ~~ + ~ I~ -~~i ~ ~ _~ C, ~ ~ ~ For the Housing Authority of the City of ~Boulder ~I I IIII I I I~III ~ :.,.;~ .~, . . ~~~ °~ .:;. ~~_~ Ho[idoy Drive ln Redeve[opmenf Sfandards and Guidelines Locate work, Workspace should be archirect~ Building ta address both sheets at AAowpedestnans acress through block bybreak;ng build;ng moxs\ tpe N+II dong Lee Nilt ~ Orient bwldings to treare outdoor walk or muRyard ta the soaN i 'r. ( ~elwusing entries as fQ+a~Yh~m LeeHill as possible ~'~ Zone building use so work/~~ice /unctions and p • ~ ;~ ~ entriesarelomtedalongLeeHillandlivingspares ;D~ ~• I tothewuth ~' Pravide shade in rourts with trees, wnopies en... Q I :•n , OQ I Lacate common autGoor rrork or rocrtyardsF°~~' to the south and bujfer /ram Lee Nill ~ alley ~ ~ „ ~Bu((er view o( pa~'ng /rom courryards with landsmphg orsmall alleystructures Locate parking ulong alley and provide sbade wifh /andscaping ,, i '~~' - :'' BARRETT STUDIO architects ~ ~t~ . ~ -:~ .,~ .:~ , ,i.,, ~., ~,~ .~~ - ~~~~~i~ff~~{~k~~~~k~~",~-~~~F~~~~t~~~i~ri~~ For the Housing Authority of the City of Boulder DEFINITIONS A Mixed Use building located along lee Hill Drive shall be defined as a residential use• built over or behind a work/office or studioJ shop space. These Mixed Use units might be occupied by one user or orgaoized for sepa- rate live and work users. It is anficipated that the "work" portion in this unit type might indude teaching or office, craft or art produo- tion or perFormance art space. ~ Standords • Guidelines Siting and Massing • fliemossingo(theMixedUsebaildingsha(frejlecttbe mix o~uses wlthin and ks rtlotionship fo thcstreet. • Variationinbuildingmassing,archi[ecturaldetailingand pattern should relate to the human scale and character of the pedestrian envimnment • The"work"spaceonthefirstfloorshouldbearchitectur ally distinguishable from the residences above. Parking ~ Allparkingshall6eocressedJromtheplleys. Pa~kteg which o6utsastmt shaG be screened from view wlth a porkingstmdure, wollorlanduaping. ~ Ecteriorworkspacesodjoceuttothe6uildingshallbe irtrorporotcAirtto the pcrking areox • Scrceningo/parkingisrcqulrcd. Tbismoybeouom- plis6ed with londs~oping; 6uilding ploremmt ond the use o/gorages ond coryorts. Lee Hiil Mixed Use ~ >•. ~ '~ "~~ ~~'m _ ~ . ~ ', i - ~ -~~. ~ .~ ~~ ~~fb.. ', ~ ~~ ~~~~ ! ~ I i ~~ y .~ ~ ~. Architectural Elements and Materiats . . . ~IF~ht10$ . ~ • Lightingbehindfhebulldingsa~Jnparkingoreosshull , 6esu/fldmtroprovlded%nslblespaceduringnight- . tJmebours. Nowe~r,carcshouldbelokentoaroid glore impading neighboring rcsidmfiol orMixed Use units. Landscape . Providelanduopedementslomhonce,ween,or shode outdonr workspoas • Landscape elements along lee Hilf Drive should be placed such tliat privary within the units is enhanced. • Landscapescreeningelementsprovidedalongthealley should be designed in conjunction with the a~eyKape guideline. _ A~l bnildJngssbMl provide primaryentries oriemed W the street /oreoch inAividuol spoa ortluster o~ spoca wlthln (botb residential rtnd "work'~. Sernnd- oryentrles maya(so be provided /rom the rear or court- yords, Roo(top systems (mechaniral, electricaG ~elecommuni- cotlons)sholl be inrorporated in the 6ufldingso as to beinteymltotheorchitedunand juUyweenedwas irot to be visi6le from the street or from any neighboring bui[dfng. The creative use of affordable industrial materials such as concrete,steel, asphaltshingle, etc.isencoura;ed. Balconies and rooRop gardens are encoureged. Building materials should be selected to reinforce the scale ofbaildings, provide for durabiliry, achieve ihe goals of afforda6iGty and enliven the pedestrian environme~t. Loate any rear eniries so that they are adequately sepa- roted from dumpster locations, storage units, utility loca- tions, bike racks, etc, so as to be easily visible and unencumbered by secondary and service ciralation. The ground Floor should be transparent toward the street with smreFront-like windows along the sidewalk. The use of applied elements to the bui~ding facade, such as awnings, signage, and sumconhol elemenu, is encoureged I and should reFlect the scale and rhy[hm ofthe building. i ~~~~~~1' ~ ~ ; ,. , ~.~~~,.~~:_ ~_~v_.~-__~~..