6B - Regional 2030 Urban Growth Boundary/Area, Discussion and direction DRCOGs questionnaireCITY OF BOULDER
PLANNING BOARD AGENDA ITEM
MEETING DATE: January 9, 2003
(Agenda Item Preparation Date: December 27, 2002)
AGENDA TITLE:
Discussion and direction regarding DRCOG's questionnaire on the Regiona12030 Urban
Growth Boundary/Area (UGB/A)
REQUESTING DEPARTMENT:
Planning Department
Peter Pollock, Planning Director
Ruth McHeyser, Manager of Long Range Planning
Louise Grauer, Planner
FISCAL IMPACT:
None
INTRODUCTION:
Attached is a copy of the survey from DRCOG, including a memo on the reasons for the request.
DRCOG has included some data on three scenarios for the size of the urban growth
boundary/area (UGB/A) for the 2030 Plan. Staff will ask for your direction at your January 9,
2p03 meeting.
STAFF'S DRAFT RESPONSE
Which one of the three 2030 UGB/A scenarios provides the best vision, as portrayed by
Metro Vision, for the region?
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The city of Boulder recommends that DRCOG adopt alternative 1: 2020 UGB/A
held constant through 2030-747 square mile scenario, Analysis by DRCOG, given
current trends, indicates that the existing urban growth area would not be used up
until 2028-2029, giving adequate time to come back in the meantime to expand the
area if needed.
• Which of the three 2030 UGE/A scenarios best fits your community's vision?
Scenario 1, see above, best reflects the city of Boulder's vision. We have not
expanded our urban growth boundary, except for one or two small modi~cations,
since the inception of the Boulder Valley Comprehens'ive Plan, and in fact we have
contracted the area.
• Are you anticipating a major change in your community's need for allocation as the
region moves from the 2020 UGB/A to the 2030 UGB/A?
Our current UGB contains very little vacant land. At some time iu the future, t6e
city may want to add land from the Planning Reserve, an area approximately 500
acres in size identified in our Comprehensive Plan as potential area for future urban
development.
• If all of the three scenarios are not appropriate enhancements for the region, are there
additional scenarios or assumptions that you would like to see considered?
No, we feel that holding the line on the 2020 urban growth boundary is a good
strategy for the future of the region.
If the total UGB/A for the region were increased, would you support the concept of a
UGB/A bank? (See attachment 3)
Since we do not support the scenario to increase the UGB/A, we would not support
the concept of a bank.
Approved By:
~ '
;~~' ~
Peter Polloc c, anning Dir or
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Memorandum
To: Members of the DRCOG Board of Directors, Chief Administrative Officers, Ptanning
Directors, and Lead Planning Staff
From: 2030 Urban Growth Boundary (UGB/A) Workgroup
Re: Request for Comments on a Regiona12030 UGB/A
Date: December 23; 2002
The Ad Hoc Committee on Updating Metro Vision is working on the task of updating Metro
Vision to the year 2030, It has established a workgroup to study what a 2030 Urban Growth
Boundary or Area (UGB/A) would be for 2030. This memorandum provides information abouY
the workgroup's efforts and reguests input from local governments concerning some initial
concepts. The workgroup requests your comments by January IS so that they can complete their
charge of recommending a 2030 UGB/A by early 2003.
This recommendation will then be examined by the Board and used in the development of the
2030 Regional Transportation Plan (RTP) and the 2005 - 2010 Transportation Improvement
Program (TIP). This effort is a part of DRCOG's regular schedule for updating the regional
plans, with the Board committed to reviewing the UGB/A at laast every fve years. Attachment
describes alternatives that the workgroup is considering.
In preparing its recommendations, the workgroup was asked to focus specifically on the amount
of urban land needed for 2030 and the allocation process for each community's UGB/A. These
recommendations are to be considered within the context of the six core Metro Vision elements,
which are included in Attachment 2 with the cunently adopted UGB/A map.
Since the process far allocatir~g any additiartal 2030 UGB/A to ca-nmuntCies has not 6een
determined, it is impossible at this stage to spell out the implications of each scenario on each
community. Once a regional total is proposed, the next steps will be to work with communities
to determine the best method for allocation.
You recentiy received a survey from another group that is working on UGB/A issues at DRCOG.
The Ad Hoc Committae on Urban Growth Boundary/Area (UGB/A) Criteria is working on
issues regarding the amendment process once a UGB/A is established for any forecast year, such
as 2020 or 2030. This survey, from the 2030 UGB/A workgroup, is addressing a different aspect
- the expected urban land needs in the year 2030. While the two efforts both deal with the
UGB/A, the DRCOG Board will address them as separate items - the 2030 UGB/A as part of the
update of Metro Vision and the criteria as part of the regular review of the 2020 UGB/A.
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Your comments should specifically address the following:
+ Which one of the three 2030 UGB/A scenarios provides the best vision, as portrayed by
Metro Vision, for the region?
• Which of the three 2030 UGB/A scenarios best fits your community's vision?
• Are you anticipating a major change in your community's need for allocation as the
region moves from the 2020 UGB/A to the 2030 UGB/A?
• If all oFthe three scenarios are not appropriate enhancements for the region, are there
additional scenarios or assumptions that you would like to see considered?
• If the total UGB/A far the region were increased, would you support the concept of a
UGB/A bank? (See attachment 3.)
DRCOG staff would be glad to discuss the workgroup's proposals with your community. If you
would like to meet with the staff, please contact Larry Mugler at (303) 480-6759 or
lmugler@dreog.org to arrange a meeting. In addition, information is available on the DRCOG
web page about the process. We look forward to your comments in order to make this effort ,
truly collaborative.
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Attachment 1
2030 UGB/A Background Information
To provide a starting place for the consideration of a 2030 UGB/A, three alternative 2030 growth
scenarios were identified. The UGB/A scenarios ranged from 747 to 860 square miles. Each
scenario depicted a total amount of future urban growth and associated regional impact
measurements for the year 2030. Each of the three scenarios was selected based on the following
criteria:
• Observed and proposed growth trends
• Proposed rates of infill growth
. Proposed rates of greenfield growth
• Increases or decreases in regional population density
Each of the scenarios is more fully described below. For the scenarios the following definitions
apply:
Rural (greenfield development): land characterized by prairie, fami or ranct~ land, forests, or
steep mountain slopes with a residential density averaging 1 dwelling unit per 35 or more acres,
and incidental commercial and industrial uses supporting the local market. (See Board Adopted
definitions for remainder.)
Urban (urbanized area): land that is predominantly covered by structures and public facilities
(roads power lines, etc.) Includes residential land use in those areas that appear to have more than
one dwelling unit per acre (this would not include accessory buildings, barns, etc.). Includes any
commercial, office or industrial land use except gravel pits and quatties.
I. Alternatives Under Consideration
2020 UGB/A held constant through 2030 - 747 sq. mi. scenario
Based on staff analysis, the trend in urban growth between 1990-2000 indicates that if the region
continued to grow at a similar pace the communities of the region would collectively use up the
current allocation (747) by approximately 2028-2029. The 747 square mile option would also
hold the region's population density very close to the cunent levels (inereasing by 4.2 percent).
The currently urbanized portions of the region would absorb 43 percent of the new househoids
undar this scenario.
Trend Growth Rate - 770 +/- sq. mi. scenario
This scenario uses the observed growth rate of approximately 90 square miles of urbanized
growth that occurred between 1990-2000 and extrapolates the growth out far the next three
decades. The 2000 urbanized area stands at approximately 500 square miles. Thus, the result is
an UGB/A in 2030 that stands at approximately 770 +/-,
The 770 +/- scenario assumes strong infill growth (34 percent of additional growth) in the
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currently urbanized portions of the region and greenfield growth (1,100 housing units per square
mile) on the outskirts of the region. The work group viewed this scenario as promoting the use
of existing resources at the interior of the region but also allowing room for expansion at the
fringe. This scenario would result in almost no change (0.6 percent) in regional population
density from today's level.
Accelerated consumption of 747 sq. mi. allocation - 860 sq. mi. scenario
The 860 square mile scenario assumes that the region will completely use the 747 square mile
UGB/A allocation by the year 2020 and then continue that rate of urban expansion into the next
decade (2020-2030). This scenario represents the high projection in relation to what might be
observed in the next 30 years. Under this scenario infill development is assumed to occur at rates
(21 percent) less than observed between 1990-2000 (approx. 38 percent of all growth was infill).
Greenfield development is assumed to occur at rates similar to today's observed rate of growth
at the edges of the region (995 housing units / square mile). The 860 square mile scenario for
2030 reduces the region's population density from its current levels by approximately 9.4
percent.
The following graph represents the three scenarios.
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Attachment 2
Growth Scenarios
soo
eoo
a~
~oo
soo
500
400
To provide an initial assessment of the effects of each of the scenarios, a number of impact
measures were selected. A selection of these measures and the modeled results are shown in
Table 1 for your information.
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1990 2000 2010 2020 2030
Attachment 3
Distribution Process Option
The workgroup is also interested in comments from member governments concerning the
methodology for distributing any additional UGB/A among communities. The workgroup is
requesting your comments regarding a concept of placing a portion of any additional square miles
in an UGB/A "bank." If the UGB/A alternatives 2 or 3 are chosen, portion of the increased
2030 UGB/A allocation could be placed in a bank. This bank would be available to the DRCOG
member governments for future distribution to specific communities based on a set of criteria
adopted by the Board. These criteria might include: rate of urbanization in the community,
consistency of the community's plan to Metro Vision core elements, impacts of the addition on
regional systems such as transportation, water and wastewater, eta The bank could include all of
the new 2030 UGB/A allocation or could include only a portion.
Table 1
The following are selected measurements examined in considering the 2030 Urban Growth
Boundary/Area (UGB/A). The measurements are intended to provide a comprehensive overview
of regional performance under each of the three scenarios. Each measurement was chosen to
specifically attempt to measure performance against the core elements of the Metro Vision
regional plan. The measurements are as follows:
IL Additional In~II Development
Measures the growth of additional population and employment that will occur within the
currently urbanized portion of the region. Reported as additional population and jobs within
the current urban area geography.
III. Measurement of Total Vehicle Miles Traveled (VMT) on the Regional Highway
Network
Measures the impact of different urban growth boundazies/ areas on the total regional VMT
on an average weekday. Reported as percentage increase in daily VMT as compared to the
current 2001 estimates for the region. Measurements of 2030 VMT increase are provided for
the region, the urban core, and the rural / suburban areas.
IV. Impact on Water Quality
Measures the water quality impacts from urban runoff for each scenario. Reported in
additional percentage above the cunent loads. Higher loads increase the likelihood of
exceeding stream standards.
V. Promotes Transit Development
Compares the extent to which each scenario would provide land use patterns that
support Metro Vision transit alternatives. Reported as additional population and jobs
within 0.5 and 2.0 mile radius of existing and planned transit stations. Does not assume
transit-oriented development characteristics.
VI. Growth in the Central Business District (CBD) and Activity Centers
Measures additional jobs and population within the CBD and other activity centers. Reported
as additional population and jobs within the CBD and the collective activity center.
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Re ional 2030 UGB Scenario Performance Measurements
Constant 747 Trend 770 Accelerated 860
Additional Infill Develo ment
Po ulation 318 300 307 300 284 000
Em lo ment 131 200 126,500 116 700
V T TOt I I HI hWe S 62.2% 62.2% 63.2%
Urban Area 122% 12.2% 11.3°/a
Rural Area 23.3% 23.6% 24.7°/a
Im ac on e
ZII1C ~6% 8~% 9~%
Phos horus 36% 39% 46%
P o o es ' D men
Po ulation within a 0.5 mi radius ' 70% 68% 64%
Em lo ment within a 0.5 mi radius 45% 45% 40%
Po ulation within a 2 mi radius 35% 34% 33%
Em lo ment within a 2 mi radius 36% 36% 32%
G th in CBD Ac' i Cen
CBD o ulation 66 300 65 900 64 800
CBD em lo ment 71 400 71 300 69 700
Activit Centers o ulation 355 300 348 100 333 200
Activit Centers em lo ment 330 000 328 800 304 100
Percent growth over current daily VMT levels; Transportation networks were held constant, only the size of
lhe UGB and the distribution of population and employment varied.
z Percent growth above current yearly loads
3 For comparison, regional population growlh 2001-2030 = 45% / employment growth 2001-2030 = 48%
Total additonal populalion or employment in each defined area; Activity Centers defined 6y areas of high
concentration employment
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MEMORANDUM
TO: Members of Planning Board
FROM: Peter Pollock, Director, Planning Department
Ruth McHayser, Director of Long Range Planning
Bohdy Hedgcock, Planning Associate
DATE: Dacember 27. 2002
SUBJECT: DRCOG Urban Centers Applications
On June 21, 2001, Planning Board held a discussion about the Denver Regional Council
of Government's (DRCOG) Metro Vision 2020 Plan and discussed whether the city
should apply to have areas of the city recognized as "urban centers". Planning $oard's
recommendation at that time was to apply to include at least the downtown, University
Hill, and Crossroads areas for designation.
Attached are the applications for urban center designation submitted to DRCOG by city
staff. Four areas were idantified by staff as meeting the urban center criteria: downtown,
Crossroads, University Hill, and the Gunbarrel Town Center. The applications will be
reviewed by the Metro Vision Update Ad Hoc Committee over the next few months, who
wilI then make a recommandation to DRCOG's Board of Diractors.
DRCOG is a voluntary association of 51 county and municipal governments, including
the city of Boulder, in the Denver metro area working together to address regional issues.
Metro Vision 2020, the long-range growth plan far the Denver region, is designed to
preserve and enhance the metro area's quality of life. It gives each participating
community an opportunity to make its own decisions, within a larger fi-amework of
regional principles. It is organized around six core elements, or building blocks, that
focus on the region's devalopment pattern, necessary transportation system, and actions
needed to preserve environmental quality. The plan was adopted by the DRCOG Board
of Directors in March 1997 and originally used the year 2020 as its planning goal.
The Board of Directors of DRCOG is currently updating Metro Vision to:
^ Extend it to the year 2030.
^ Review and refine Metro Vision's six core elements, including urban centers, by
clarifying and expanding the definition of each, if necessary.
^ Consider adding a jobs/housing connection core element or including it in an existing
core element.
^ Create a way to regularly measure the progress being made to implement Metro
Vision.
^ Review and examine semi-urban development.
City of Boulder
Urban Center Designation
Downtown Urban Center
The goal is to have the updated plan ready for public comment and action by the Board of
Directars in late 2003.
Urban centers are one of the six care elements of Metro Vision. They are defined as:
"Activity centers in the region that will serve as transit destinations; support
retail, employment and housing; contain higher densities than the regional
average; and encourage pedestrian travel. The centers will be pedestrian-
oriented, mixed-use locations of high intensity, providing a range of retail,
business, civic, cultural, and residential opportunities for their surrounding trade
areas. From the Denver central business district to the neighborhood
supermarket, centers can serve as focal points for social, business and
community activity, while enabling transit to better serve the community."
The Urban Centers Workgroup has established a series of criteria and definitions for
urban centers that are listed below. The criteria and definitions draw from the concepts
described in Metro Vision conceming the physical form of urban centers. From these, the
workgroup has established the process for establishing and defining urban centers.
Identifying the location of developing urban centers is important to DRCOG because it
allows them to plan better for the future. Regional plans could reflect future urban center
locations and support the strategic investment of available regional resources.
Because urban centers contribute to the overall goals oFMetro Vision they have higher
priority for regional funding. Boulder can benefit from the recognition of our urban
centers through eligibility for these additional regional resources, primarily in the form of
transportation funding. In addition to public funding, recognition will also send signals
to the private sectar to invest and develop in these areas.
Planned Urban Center Hierarchy Guide
Planned Planned:;. - Ul'4Kn Center, , PI'~nn~d:' -Planbed ~'otal lyumber of:
Center Types ~ Grqwth FUCUS Ch~Yaoter ' ~ Tuial Size ~~mp~oyment* ' P~anned= ."
=Examplgs ' ; -ip Acres* Nousing'; ,
~ Unite*-'=~
Large'Centcal Regional DenverCBD 2,000+ 15Q000 5,000+
Business'
District °
4:Large „ Regional Cherry Creek 500-2,000 10,000+ 2,000+
i: ! Medium Sub-regional Boulder CBD 200-500 5,000-1Q000 1,000+
Golden CBD
i Sma1L:' Local Old S. <Z00 500-5,000 500+
Gaylord
32nd/Lowell
City of Boulder
Urban Center Designation
Downtown Urban Center
Minimum Urban Center Checkiist Criteria:
1. Meets some level o~olitical muster (a locally recognized plan is part of a comprehensive
plan, PUD, PBG or sub-area plan and can be creaYed by a development authority, local
government or public/private mechanism).
2. Defined by streets or other physical features (streets, creeks or parks).
3. Has a mix of uses (i.e. commercial, retail, industrial, civic, entertainment, open space and
residential).
4. Built at higher densities than sunoundine area (residential and employment densities
within the center are higher than the areas surrounding the center).
5. Supnorts transit and alternative mode opportunities (i.e. bus, light rail, shuttle services,
bicycle facilities and pedestrian access), ,
6. Formed around pedestrian scale desiQn (i.e. buildings moved up to streets, grid street
system, short blocks and wide sidewalks).
7. Has a compact urban form (a wide range of high-density uses ranging in center sizes
from less than 200 acres to over 500 acres).
S. Focused on a central activity center (area has highest densities in the center and has a
pedestrian orientation).
9. Sunnorted bv local codes (i.e. mixed use zoning, pedestrian zone overlay districts or
urban center design standards).
10. Connects well with existine road netwark and service utilties (easy access to, and traffic
flow through the urban center; Maximizes service infrastructure capacity.
City of Boulder
Urban Center Designation
Downtown Urban Center
Urban Center Designation Application
City of Boulder
Downtown Urban Center
Introduction
The downtown area is the heart of Boulder - it is the community's hub of economic,
civic, cultural and social activity. It provides specialty shopping and restaurants, a center
for civic activities, a central place for professional offices and banking, spiritual and
educational facilities, an active area for the arts, and a growing number of residential
opportunities.
Criteria
1. Meets some level of political muster
Boulder's downtown is defined by an overlapping of several political entities and
designations,including:
^ The Downtown Historic DisMct, designated in 1999
^ The Downtown Boulder National Register Historic District, which was listed on the
National Register of Historic Places in 1980
^ The Central Area General Improvement District (CAGID) was created September 23,
1970 for the purpose of providing parking and related improvements to the area.
• The Downtown Boulder Improvement District provides services, facilities and
improvements for owners of real and personal property in a 34 block area including
CAGID plus contiguous blocks to the east and west.
^ A concentration of the city's highest-intensity mixed use zoning districts, the
Regional-Business (RB) zones, which encourage a mix of retail, office, residential
and public uses.
2. Defined by streets or other physical features
The specific area proposed for designation as an urban center is defined by the 2002
Downtown Urban Design Guidelines as that area within the boundaries of the Downtown
Historic District, the Non-historic area, and the Interface Area. The boundary is shown
on the accompanying map.
In general, the area is bordered by Spruce and Pine Streets on the north, 17`" and 18`~
Streets on the west, Arapahoe Avenue to the south, and 8`h and 9`h Streets to the east.
3. Has a mix of uses
Downtown Boulder includes a strong mix of retail, entertainment, office, residential and
public uses. Surrounding residential neighborhoods as well as an increasing amount of
residential uses within the downtown itself supports the traditional commercial aspects of
City of Boulder
Urban Center Designation
Downtown Ueban Center
the area. Many of the city's municipal buildings surround the downtown, including the
municipal building and the main branch of the Boulder Public Library. Additional
government facilities in the area include the post office and Boulder County courthouse
and offices. Boulder Creek and City Park offer open space to downtown visitors and
residents alike. The downtown is focused on the Pearl Street Mall, a unique combination
of open space and retail shopping that serves as the heart of downtown.
4. Built at higher densities than surrounding uses
Downtown Area 2001 2025 ro'ected)
Area (acres 165 165
Em lo eas 8,493 10,510
Em loyees er acre 51.5 63.7
Housing Units 484 624
Housin Units er acre 2.9 3.8
Boulder's RB zones that make up the majority of the downtown area allow for the highest
intensi4y of commercial and mixed uses in the city. Most of the downtown is made up of
2 and 3 story buildings, with some newer developments rising even higher when
residential uses are included.
Sunounding uses include traditional residential neighborhoods, high density residential
developments, Boulder Creek and city parks, and less intense commercial and mixed use
development.
5. Supports transit and alternative mode opportunities
Boulder's "mobility grid", the system of roadways, transit corridors, bikeways, and paths
that tie the city together creates a lacework of movement within which regional centers,
neighborhood centers, and residentia] areas are located. Major transit corridors connect
the city to the region, primary streets, high frequency transit corridors, and major
bikeways connect the city within itself, and trails and paths connect the city to its natural
sunoundings.
Downtown is particularly well connected in every aspect. A multi-modal regional
transportation center is located within the downtown area; high-frequency buses provide
excellent local connections, and an integrated system of bike and pedestrian trails allow
downtown residents and visitors to use altemative modes to reach all areas of the city and
surrounding region. The attached map illustrates the large number of transit route that
serve the area, as well as the pedestrian and bicycle routes. This combination of services
has resulted in a high percentage of all downtown trips utilizing alternative modes.
6. Formed around pedestrian scale design
Boulder's commitment to pedestrian scale design in downtown is best evidenced by the
success of our 25-year old pedestrian mall. In addition to the city-wide design standards
City of Boulder
Urban Center Designation
Downtown Urban Center
and comprehensive plan policies that support pedestrian scale design citywide,
development within the downtown is also reviewed by the Downtown Design Advisory
Board. The Board uses the Downtown Urban Design Guidelines to guide their decisions.
Those Guidelines further support quality pedestrian scale design.
Grid or modified grid patterns maximize connectivity within the downtown and allow for
connections to surrounding neighborhoods and the city. All blocks within the downtown
incIude sidewalks, the majority ofwhich are detached and include pedestrian amenities
such as ample pedestrian and vehicular lighting, benches, trash receptacles, street trees
and grates. Typical blocks are very walkable at 300' by 300'. Buildings are largely built
to the front property line to create an interesting pedestrian environment.
7. Has a compact urban form
Downtown meets the quantitative criteria for DRCOG's Small or Mediixm Urban Center
designation.
Total Size (Acres): 165 acres
Planned Total Employment: 13,720
Number of Planned Housing Units: 624
S. Focused on a central activity center
Downtown is focused on the Pearl Street Mall. The Mall creates a"people place" that is
unique within the region. Its overall success is due in large part to the fact that it is a
"real" downtown with historic buildings, a compact pedestrian-oriented size, and a
relaxed atmosphere of shops and restaurants surrounded by historic residential
neighborhoods.
9. Supported by local codes
In 1996, the Downtown Alliance was formed. The alliance consisted of representatives
from city boards and commissions, non-profit organizations, and neighborhood groups.
Recommendations from that group led to:
^ The creation of new zoning districts in the downtown. The new zones established
Floor Area Ratios (FARs) consistent with the desired scale, provide for transitions to
the surrounding neighborhoods, and include incentives For developing dwelling units
downtown.
^ The designation of downYown as a local historic disYrict.
^ The revision of the 1986 Downtown Urban Design Guidelines.
^ Review of new development and redevelopment, in both historic and non-historic
areas, by the Downtown Design Advisory Board.
City of Boulder
Urban Center Designation
Downtown Urban Center
10. Connects well with existing road and utility networks
Downtown is well integrated with the existing road netwark, continuing the gridded
pattern seen throughout the city. Broadway, a major multi-modal corridor, bisects the
downtown. Bike and pedestrian paths also connect within and through the downtown.
All utilities are integrated with surrounding city utilities.
City of Boulder
Urban Center Designation
Downtown Urban Center
Urban Center Designation Application
City of Boulder
Crossroads Urban Center
Introduction
The Crossroads Urban Center serves as a regional shopping and commercial center for
the Boulder Valley and includes stores, hotels, offices, city parks, a community arts
facility and residential properties. The Urban Center is distinct from the Crossroads Mall
and includes the Boulder Valley Regional Center (BVRC). The continued upgrading and
redevelopment of the area is a priority of the city. Redevelopment efforts aim to
reinforce the area's role as a major commercial center, particularly through the
redevelopment of Crossroads Mall. A goal of that redevelopment is to better integrate the
area into the Boulder community by developing a broader range of land uses, pariicularly
housing, strengthening the pedestrian and bicycle networks, building a more complete
transit system and enhancing the area's aesthetic image.
ThaY effort will be supplemenfed fhrough the developmenf of the Boulder Transit Village
at Pearl and 30~~' Street, an integrated transportation and mixed-use project that wili take
advantage of proximity to existing heavy-rail lines to become a hub for future regional
commuter rai] and bus rapid transit. The Village's proximity to the Crossroads site will
allow the two centers to support one another and the surrounding community.
A number of additional infill and redevelopment projects are anticipated throughout the
Crossroads area that wi11 also contribute to the strengthening of the area as a mixed use
center for Boulder.
Criteria
1. Meets some level of political muster
The Crossroads area is one of nine subcommunity planning areas recognizad by the
Boulder Valley Comprehensive Plan. The subcomunities are areas defined by natural or
physical separation or by existing character. While functionally interrelated, the
subcommunities are somewhat independent areas for purposes of planning on a more
detailed level than the Comprehensive Plan.
In 1979, the city created the Boulder Urban Renewal Authority (BURA) and adopted the
Boulder Valley Regional Center Urban Renewal Plan. The creation of BU12A provided
for the redevelopment and master-planning of the 300-acre Boulder Valley Regional
Center. Bi JRA has used bond financing for public improvements, development
guidelines and area plans to promote redevelopment and improvements to the Boulder
Valley Regional Center for more than 20 years.
Recent efforts have focused on the redevelopment of Crossroads Mall, resulting in tha
Crossroads Framework Response Plan. While, the future of Crossroads is still in flux,
City of Boulder
Urban Center Designation
Crossroads Urban Center
the Framework Response Plan remains the best estimate of the city's goals for future
development on the site.
The Transit Village concept grew out of the city's 28`~' Street Corridor Planning Project
in 2000. That project included nearly two years of planning and extensive public
involvement and completed the "first phase" of site selection for an intermodal center to
accommodate future transit. A supplemental effort in 2001 evaluated four potential sites
and created some conceptual site plans for a preferred site. The city is currently in
negotiations with the property owner of the preferred site, and the City Council has
passed a condemnation ordinance for the site.
Z. Defined by streets or other physical features
The Crossroads Urban Center is generally bordered by Folsom Street on the west, Iris
Avenue and the Diagonal Highway on the north, the Burlington Northem Santa Fe rail
tracks to the east, and Boulder Creek to the south.
3. Has a mix of uses
The existing mix of uses within the BVRC area includes considerable retail, office and
industrial space, along with city parks, mixed use and residential developments. Those
uses will be supplemented in the future through the redevelopment of the Crossroads
Mall site and the development of the Boulder Transit Village as well as a variety of
smaller mixed use redevelopment projects throughout the area.
Crossroads:
The Framework Response Plan calls for a diverse mixture of uses on the Crossroads site,
including approximately 690 residential units, over I million square feet of commercial
space, and 3.7 acres of public and private open space.
Boulder Transit Village:
Concept plans call for a range from 200 to 450 residential units and up to 17,500 square
feet of commercial space within the Transit Viilage. All plans include an additional 3.5
acres for the intermodal bus and commuter rail facility and associated parking.
4. Built at higher densities than surrounding uses
Crossroads Subcommuni 2001 2025 ro'ected
Area (acres) 874 874
Em lo ees 17,744 23,996
Em lo ees er acre 203 27.5
Housin Units 3,693 6,410
Housin Units er acre 4.2 7.3
City of Boulder
Urban Center Designation
Crossroads Urban Center
The Crossroads Urban Center is bordered by less-intensive industrial uses to the east, The
University of Colorado campus to the south, and lower-density residential neighborhoods
to the west and north.
5. Supports transit and alternative mode opportunities
Boulder's "mobility grid", the system of roadways, transit corridors, bikeways, and paths
that tie the city together creates a lacework of movement within which regional centers,
neighborhood centers, and residential areas are located. Major transit corridors connect
the city to the region, primary streets, high frequency transit corridors, and major
bikeways connect the city within itself, and trails and paths connect the city to its natural
surroundings.
The area is includes several majar multi-modal corridars, including 28`h Street, 30`h
Street, Pearl and Arapahoe. Future development in the BVRC will strengthen existing
connections by reintegrating the street grid through the Crossroads Mall site, including
significant bike and pedestrian route improvements. The recenUy adopted BVRC
Connections Plan requires planned right-of-ways to be reserved and constructed when
necessary by developers.
The North 28th Street Transportation Network Plan (TNP} addresses the transportation
system needs for moving to and through the area azound 28th Street, from Folsom on the
west to 30th Street on the east and between Pearl Street on the souYh and Iris on the north.
The TNP defines goals for all varieties of transportation in the area. It will help land
owners and developers plan the infrastructure to improve safety and mobility for people
using a variety of travel options.
The Transit Village will serve as a multi-modal center for regional and local transit,
eventually offering heavy rail, bus rapid transit, and local bus service.
6. Formed around pedestrian scale design
In addition to the general development standards and comprehensive plan policies that
support pedestrian scale design citywide in Boulder, development within the Boulder
Valley Regional Center is governed by Design Guidelines. Those guidelines will help to
assure future development in the area enhances pedestrian connectivity and provides
pedestrian amenities, including adequate sidewalks, bike routes, lighting, street furniture
and landscaping.
7. Has a compact urban form
The Crossroads subcommunity meets the quantitative criteria far DRCOG's Large Urban
Centar designation.
Total Size (Acres): 874 acres
Planned Total Employment (Zoning Capacity): 26,675
City of Boulder
Urban Center Designation
Crossroads Urban Center 10
Number of Planned Housing Units (Zoning Capacity): 6,410
8. Focused on a central activity center
The focus for the area is on the Crossroads Mall site at the intersection of Canyon
Boulevard and 28`h Street.
9. Supported by local codes
Current zoning in the Crossroads subcommunity allows far the continued redevelopment
of the area into a mixed use area that supports transit use and increases housing
opportunities. The city is currently considering changes to our commercial and industrial
zoning districts, including those within the Crossroads area, that would increase the
mixed use character of that area.
10. Connects well with existing road and utility networks
The BVRC is well integrated with the existing road network. Future improvements will
strengthen these connections even further for auto, bike and pedestrian traffic. Major
streets will continue the gridded street pattern, even through the mall site. An extensive
bike and pedestrian network supplement that system.
All utilities are integrated with surrounding city utilities.
City of Boulder
Urban Center Designation
Crossroads Urban Center 11
Urban Center Designation Application
City of Boulder
Gunbarrel Urban Center
Introduction
The Gunbarrel Urban Canter is focused around the anticipated development of the
Gunbarrel Town Center (GTC). The GTC is a proposed mixed-use development on
approximately 10 acres in northeastem Boulder. The development will serve as a focus
for the entire Gunbarrel area, offering retail and residential uses. While the city has long
recognized its other three urban centers - Downtown, Crossroads and University Hill -
the Gunbarrel Town Center will be a fourth focus of activity for the city and region. The
urban center includes the GTC site and surrounding employment uses.
Criteria
1. Meets some level of political muster
The GTC site is zoned Regional Business - Developing (RB-D). That zone allows for
mixed use development, including residential uses. City planning staff recently prepared
and proposed changes to that zoning district in order to allow reductions in open space
requirements for mixed use projects. The change is proposed to allow for more urban
scale development, consistent with the goals of the center.
The GTC development is currently in the approval process. The concept plan received
generally Favorable comments. Pending approval of the RB-D zoning changes, the
project will be submitted for formal site review.
During this past summer, at the request of several residents of the Gunbarrel
subcommunity, the Planning Department put together an ad-hoc committee on the future
of the Gunbanel Town Center. The desired outcomes for this group were to hear the
issues and concerns of the Gunbarrel community regarding development of the Gunbarrel
Town Center; provide rasponses to those issues and concerns; disseminaYe that
information to all stakeholders and determine what means of ongoing communication
should be established, if any. Several meetings have been held. One of the key issues
that was identified was the need to better assess whether the proposed development was
taking full advantage of the retail market and that the proposed residential was not
replacing some of that demand.
A market analysis was commissioned from Citiventure Associates, LLC, and Leland
Consulting Group. The report found that there is substantial demand for residential
development and significant demand for retail space as well. Of the total 140,000 to
190,000 square feet of new demand, 40,000 to 6Q000 is estimated to be specialty retail
and 100,000 to 13Q000 as convenience retail. In this light, the development program
being contemplated for the Gunbarrel Town Center takes advantage of the specialty retail
City of Doulder
Urban Center Designation
Gunbarre] Urban Center 12
and residential demand. There is, however, additional retail and residential demand in
the Gunbarrel trade area.
Out of this finding staff has initiated a discussion with the neighborhood representatives
and property owners about the possibility of doing further planning work for the
commercial area of Gunbarrel that would look at a broader geographic area, coincident
with the urban center boundary, and look at possible zoning changes to take advantage of
the retail demand while improving the urban design character of tha area, increasing
housing opportunities, and improving transportation connections.
2. De~ned by streets or other physical features
The Gunbarrel urban center is bounded by 63`d Street and the Diagonal Highway to the
west and north, the Boulder Supply Canal and the city limits to the east, and Spine Road
Yo the south.
3. Has a mix of uses
The Gunbarrel area of Boulder has traditionally been an employment center, hosting
many of the cities industrial uses. In addition, the area includes a large number of
housing units, both within the city limits and in the surrounding county. A limited
amount of retail space currently supports the area. The Gunbarrel Town Center project
will help provide more urban amenities and provide a focus for the area. As proposed,
the GTC will include apporoximately 260 dwelling units and 76,500 square feet of retail
space. Those uses will supplement the existing retail, office and industrial uses, as well
as a large amount of residentiai development in the surrounding area. Continued
redevelopment sunounding the GTC site is also expected that will contribute to the more
urban feel of the center.
4. Built at higher densities than surrounding uses
Gunbarrel Town Center 2001 2025 ro'ected
Area (acres) 142 142
Em lo ees 4,000 6,000
Em lo ees er acre 28.2 423
Housin Units 0 260
Housin Units er acre 0 1.8
Surrounding development includes industrial and office uses, single- and multi-family
residential units, and development in Boulder County. All of that development is
generally lower in intensity than the proposed urban center area.
5. Supports transit and alternative mode opportunities
Gunbarrel is connected to the rest of Boulder and the region through bus service. The US
36 Environmental Impact Statement will include a study of a rail line along the Diagonal
City of Boulder
Urban Center Designation
Gunbarrel Urban Center
13
Highway, terminating in Longmont. If approved, that future heavy rail commuter line
may offer an additional regional transit connection in the area. The mix of uses within
the Gunbarrel urban center will offer increased opportunities for travel via transit and
other alternativa modes.
6. Formed around pedestrian scale design
The continued redevelopment of the Gunbarrel Urban Center, including the GTC project,
will help to make Gunbarrel a more pedestrian-friendly area. The GTC project will
include a high level of pedestrian amenities, including pedestrian lighting, wide
sidewalks, street furniture and trees, all designed to make tha pedestrian experience in the
area more pleasant.
7. Has a compact urban form
The Gunbarrel Town Center meets the quantitative criteria for DRCOG's Small Urban
Center designation.
Total Size (Acras): 142 acres
Planned Total Employment: 6,000
Number of Planned Housing Units: 260
8. Focused on a central activity center
The Gunbarrel urban center is focused on the Gunbarrel Town Center development at the
intersection of Lookout Road and Gunpark Road.
9. Supported by local codes
The GTC site is zoned Regional Business - Developing (RB-D). That zone allows for
mixed use developmenY, including resic3ential uses. An amendment to the zoning district
was recently proposed to allow for higher density development. Surrounding zoning
includes a variety of industrial designations and county land.
10. Connects well with existing road and utility networks
Both roads and utilities in the Gunbarrel area integrate with the surrounding networks.
City of Boulder
Urban Center Designation
Gunbarrel Urban Center 14
Urban Center Designation Application
City of Boulder
University Hill Urban Center
Introduction
The University Hill Urban Center consists of the campus of the University of Colorado,
the small commercial area adjacent to the campus known as "The Hill" and the
surrounding residential neighbarhood.
Criteria
1. Meets some level of political muster
The University Hill Area Plan was adopted in 1996. The plan's vision is to make the
University Hill commercial area a safe, comfortable and attractive place to shop, work,
visit and live. Implementation of the plan has included a package of civic improvements,
totaling $1,2 mil]ion to date, and ]and use regulation changes.
Tha University Hill General Improvement District ([7HGID) was created July 21, 1970
far the purpose of providing shared parking and related improvements. A 1985 ordinance
expanded the scope to include pedestrian, bicycle, mass transit, and aesthetic
improvements. A five member Board appointed by City Council administers the
business affairs of UHGID.
The City and University of Colorado jointly fund a full time University Representative
and Program Coordinator. The Representative/Coardinator warks with the University, the
residential neighborhood, and the City to initiate and implement muCually beneficial
programs and policies.
A portion of the University of Colarado, the Norlin Quadrangle, is a designated National
Register Historic District. An application far the designation of the University Hill
residential neighborhood as a local historic district has recently been submitted for City
Council consideration.
2. Defined by streets or other physical features
Tha University Hill Urban Center is composed of the University of Colorado's main
Boulder campus, the commercial area adjacent to the campus, and the surrounding
residential neighborhood.
The area is generally bordered by Grant Place to the west, University Avenue and
Arapahoe Avenue to the north, Folsom Street and 28`h Street to the east, and Baseline
Road to the south.
City of Boulder
Urban Center Dasignation
University Hill Urban Center
15
3. Has a mix of uses
In addition to the numerous educational, recreational, and residential facilities of the
University of Colorado, the area is home to a commercial area and an historic residential
neighborhood.
4. Built at higher densities than surrounding uses
Universit Hill Area 2001 . Ca acit
Area (acres) 632 632
Em lo ees 28,465 30,000
Employees per acre 45 47.5
Housin Units S,b34 5,934
Housing Units er acre 8.9 9.4
The University of Colorado's main campus is built at an overall FAR of about 0.45,
though the density of campus sub-areas varies considerably. The Grandview area, at the
northern edge of the campus, is expected to develop at a much higher density, with a
build-out FAR of 1.47. Overall, the main campus is expected to reach a maximum of
0.50 FAR over the next 10 years.
The residential neighborhood within the University Hill area includes a substantial
number of multi-family units, primarily student housing. Surrounding neighborhoods are
primarily single family.
5. Supports transit and alternative mode opportunities
Boulder's "mobility grid", the system of roadways, transit corridors, bikeways, and paths
that tie the city together creates a lacework of movement within which regional centers,
~ The University of Colorado at Boulder is one of the largest employers in Boulder County. Approxmately
6,500 employees work on the Boulder campus, not including student employees. An additional 1,000
employees are estimated to work at surrounding businesses in the University Hill commercial area. In
addition, 75% of the university's total enrollment of 27,954 is also included in the employee number
(20,965). This'percentage is an estimate aimed at gauging the number of students visiting the area on any
given weekday. While students are not entirely analogous to typical employees, they do impact the area
similarly. By calculating only a percentage of the total enrollment we are attempting to recognize some of
those differences. The percentage also hopes to discount some of the overlap that undoubtedly exists, since
some students are also employed in the area and/or live on the campus. The estimate and all figures are
based upon conversations with James Sailey, Campus Planner for the University of Colorado at Soulder,
and the Campus Master Plan. Estimates for fuhue employment growth at CU are related to projected
increases in both enrollment and research funding and the associated need for additiona] stafE Increased
employment in the commercial district is expected to be nunimal.
Z The University of Colorado has 802 family apartments on the main campus, all of which are counted as
housing units. The University also has 5,641 beds in group quarters (residence halls). That number is
converted to housing units by dividing it by 2.45, the average number of persons per household in Boulder,
resuhing in an additiona12,425 units. Those University units are than added to the 2080 units and 802
group quarters (327 housing units equivalent) in the surrounding residential neighborhoods for a total of
auuroximatelv 5.634 units in the area.
City of Boulder
Urban Center Designation
University Hill Urban Center 16
neighborhood centers, and residential areas are located. Major transit corridors connect
the city to the region, primary streets, high frequency transit corridors, and major
bikeways connect the city within itself, and trails and paths connect the city to its natural
surroundings.
The University Hill area is served by both local and regional bus service, including high-
frequency transit such as the HOP, SKII' and DASH services. An extensive system of
bike and pedestrian trails integrate the University campus with the surrounding
commercial and residential areas as well as the city as a whole.
6. Formed around pedestrian scale design
As a result of the 1996 University Hill Area Plan, $1.2 million dollars in street and
streetscape improvements were completed, including new pedestrian and vehicular
]ighting, new sidewalks, benches, trash receptacles, street trees and grates, and public art,
all designed to make the pedestrian experience in the area more pleasant.
The campus itself is very pedestrian friendly, with multi-use paths connecting all areas of
the campus.
7. Has a compact urban form
The University Hill Activity Area meets the quantitative criteria for DRCOG's Medium
Urban Center designation.
Total Size (Acres): 632 acres
Planned Total Employment: 30,000
Number of Planned Housing Units: 5,934
8. Focused on a cenCral activity center
The University Hill urban center is focused on the University Hill business district
(BMS-X zone). The district is located in central Boulder, bordering the western edge of
the University of Colorado main campus. The 3-block business district, as defined by the
University Hill General Improvement District, includes the Broadway Avenue and 13th
Street commercial corridors from College to University Streets.
13th Street is the heart of the district and provides a°Main StreeY' ambiance with two- to
three-story historic commercial structures, wide sidewalks and a recently redesigned
streetscape. Many buildings date from the 1870s. The district includes 100 businesses and
29 stores and restaurants.
City of Boulder
Urban Center Designation
University Hill Urban Center
17
9. Supported by local codes
Development on the campus is directed by the Campus Master Plan. That plan includes
several Principles for Community Interface that encourage cooperation between the city
and the university on issues of mutual concern.
The surrounding commercial area is zoned Business Main Street, allowing for a mix of
uses and a high-quality pedestrian environment. The residential neighborhood is zoned
with a mixture of high, medium, mixed and low-density residential.
Should the residential area be adopted as a local histaric district (as expected), they will
be subject to an additional level of review for new development and exterior alterations to
ensure the historic character of the area is maintained.
10. Connects well with existing road and utility networks
University Hill is well integrated with the existing road network. The gridded street
pattem connects the residential neighborhood to the rest of the city, while major straets
continue through the campus. Broadway, a major multi-modal corridor, bisects the area.
An extensive bike and pedestrian network supplements that system.
All utilities are integrated with surrounding city utilities.
City of Boulder
Urban Center Designation
University Hill Urban Center
I8
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