5C - Consideration of amendments to Title 9, Land Use Regulations, to allow residential uses in induCITY OF BOULDER
PLANNING BOARD AGENDA ITEM
MEETING DATE: May 15, 2003
(Agenda Item Preparation Date: May 9, 2003)
AGENDA TITLE:
Continuance of public hearing and consideration of amendments to Title 9, Land Use
Regulations, to allow residential uses in industrial zones. Staff will provide a brief status report
and request further continuance.
REQUESTING DEPARTMENT:
Peter Pollock, Planning Director
Bob Cole, Land Use Review Manager
Gary Kretschmer, Planner
Bev Johnson, Environmental Pianner
Michelle Allen, Planning Associate
OVERVIEW:
Summary of issues identified to date regarding the land use code amendment to allow
residential uses in the industrial zones.
PURPOSE:
The purpose of this memorandum is to provida a summary of feedback and direction received
during the April 17, 2003 Planning Board meeting concerning the phase I land use code
amendment to allow residential uses in the industrial zones. Staff iecommends not delaying this
item until the phase II land use code amendments but moving forward with it as soon as possible.
We have outlined issues requiring further research and analysis and a proposed timeline for
returning to you with a complete package for recommendation.
Direction to allow residential uses in some industrial zones came from resolution 922 which
provides direction on the next phase of the jobs/housing project. The resolution directs staff to
submit proposed regulations that:
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Add housing as a conditional use review, or by-right use in industrial zones.
Pursue opportunities for mixed use industrial or residential development on
selected sites in Gunbarrel.
On February 27, 2003 two options were proposed as part of the Phase I Land Use Regulation
Amendments. The first would allow residential uses in the general and manufacturing industrial
zones (IG and IM) by use review. The second was to identify sites on an overlay map of those
parcels conducive to residential use and minimally impacted by industrial development.
Residential uses on these sites would be allowed by right if certain conditions were met. Planning
Board directed staff to refine and finalize both options.
On April 17, 2003 staff returned to Planning Board with a proposal to allow residential uses
through site review rather than use review as it currently includes a more appropriate list of
review criteria. Staff recommended additional analysis and study on potential environmental
impacts. Planning Board continued the item and requested information and recommendations on
this and several other issues.
ISSUES FOR FURTHER STUDY:
Outstanding issues identified for further study are organized below into four categories:
• Environmental concerns
• Process and fees
• Development standards
• Projections and proximity
Environmental Concerns
• Determine the extent of health and safety risks from hazardous wastes, air emissions, and
permitted discharges to surface and ground water and if necessary identify possible
remediation either through conditions placed on the use, disclosures, or by identifying
areas where residential uses would not be appropriate
• Determine if industrial standards for noise and lighting aze appropriate
Process and Fees
• Analyze the viability of allowing residential through an administrative site review
process, which would be less expensive than site review
• Clarify how the proposed overlay map would be amended
• Outline a good neighbor process to resolve possible conflicts
Development Standards
• Clarify the increased open space recommendation in light of a recent recommendation to
reduce the required open space for the Gunbarrel town center.
• Analyze proposed two acre minimum lot size
• Recommend a provision to allow only multi-family housing types
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Projections and Proximity
. Analyze proximity of the proposed overlay sites to parks, services, and transit
• Analyze proposal to allow some service uses such as a small cafe or coffee shop in
conjunction with residential uses
• Provide background data: total land under consideration, estimate of number of new
units that could be built over time
TIMELINE:
Staff recommends this item be continued untii the August 7`h Planning Board meeting.
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AGENDA ITEM # 5 C, Paee 3
Approved By: