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07.24.19 HAB Handout 2TABLE OF CONTENTS INTRODUCTION 2 GOALS AND OBJECTIVES 4 HOUSING 6 NEIGHBORHOOD CENTER 8 CIVIC CENTER 10 FLOOD MITIGATION 11 ACCESS & MOBILITY 12 HISTORIC PRESERVATION 14 WHAT WE HEARD 15 LAND USE PROTOTYPES 16 KEY TOPICS BOOKLET Alpine-Balsam Imagine a vibrant neighborhood with expanded commercial services and an amenity-rich public realm. Possibilities come in many forms – from some civic services to small-scale retail that complements neighborhood needs. A mixed-use main street along Broadway with ground floor uses that are active and fun to explore. Or a civic campus to serve both the City of Boulder and Boulder County community. New housing that offers opportunities to enjoy the vibrant Boulder experience could add an inter- generational feeling, where grandchildren and grandparents walk to the park. The future vision for the Alpine- Balsam area will be outlined in the area plan. The plan for both the redeveloping hospital site as well as the nearby areas will outline future changes in the area to achieve the future vision. This includes identifying the wonderful aspects of the area that should remain. The Alpine-Balsam Area Plan has citywide impact and interest, and as such, it is being designed in partnership with the community. Public engagement for this phase of work will be in-person guided open houses, with an array of boards and handouts and a detailed feedback form. The online BeHeard Boulder platform will seek to emulate this format by utilizing visual and written materials alongside a feedback form. VISION PLAN The 2015 purchase of the Alpine- Balsam property (formerly the home of Boulder Community Health, described as “the site”) was a strategic investment for the community, in part motivated by the desire to shape the redevelopment of an area that has been focused around a major healthcare facility for decades, and in part to address the city’s facilities needs by creating a Customer Service Hub in a way that reflects Boulder’s vision and values. The Alpine-Balsam Vision Plan, developed with significant community involvement and accepted by City Council on June 6, 2017, guides redevelopment of the site. WHY PLAN FOR CHANGES BEYOND THE SITE? Change and evolution are healthy for communities. Sometimes there are big changes like redevelopment of the hospital site, and sometimes changes are slower and more incremental as buildings get replaced or renovated. The city creates area plans where change is expected in the near future and looks beyond the borders of any one redevelopment site to ensure areas evolve according to the desired vision and to ensure that public improvements will be in place to support the new development and advance city goals. Changes in land use and zoning don’t require areas to redevelop but provide the vision so that over time, change happens in ways that are expected and appropriate. INTRODUCTION This booklet serves to supplement the open house boards and answer community questions. “Alpine-Balsam will be a vibrant multi-generational hub for community life and local government services – a welcoming and inclusive new model for equitable, affordable and sustainable living.” - Alpine-Blasam Vision Plan 1 WHAT CHANGES ARE BEING CONSIDERED? The area planning process affords the opportunity to develop and evaluate a range of choices for land use, public realm and open spaces, access and mobility, facilities and services, and other infrastructure. The options described in this booklet and in other materials outline key choices for land use. The area plan will inform changes to the Boulder Valley Comprehensive Plan Land Use Map, which in turn informs zoning and more specific site planning. The area plan provides more detailed direction for the area in the form of design guidelines and plans. MAP OR GRAPHIC MAP OR GRAPHICMAP OR GRAPHIC SEE PROJECT WEBSITE FOR LINK TO VISION PLAN HOW AREA PLANNING FITS IN A COMMUNITY PLANNING FRAMEWORK ALPINE-BALSAM AREA PLAN PLANNING BOUNDARY 2 Alpine-Balsam ALPINE-BALSAM AREA PLAN 3 GOALS AND OBJECTIVES At the start of this process, Alpine-Balsam Area Plan goals were shared with the Planning Board, City Council and community. The goals below build upon the initial goals, adding clarifying objectives based on further analysis, option development and community feedback. 2 1 LAND USE & URBAN DESIGN: ENHANCE THE NEIGHBORHOOD CENTER TO SUPPORT A VIBRANT MIX OF USES FOR COMMUNITY LIFE 3 PUBLIC REALM & PUBLIC SPACES: PROVIDE ENGAGING AND WELCOMING PUBLIC SPACES `Provide a mix of uses necessary for the neighborhood center as a destination `Include a mix of uses for day and evening activity `Create ground floor spacesthat are engaging and support a variety of active uses `Provide various scales and types of public spaces `Include high-quality, pedestrian-oriented public realm, including green streets, walkways and indoor and outdoor gathering spaces for public use `Develop multi-functional green space for ecological and community benefit 2 LAND USE & URBAN DESIGN: INCORPORATE DESIGN AND CHARACTER THAT RESPECTS AND ENHANCES THE NEIGHBORHOOD `Include a diverse and varied built form to respond to the neighborhood context `Provide permeability to the surrounding neighborhood and North Boulder Park `Concentrate the tallest buildings toward Broadway `Protect historic qualities and encourage adaptive reuse of historic properties 4 LOCAL GOVERNMENT SERVICES: CREATE A CENTRAL- IZED LOCAL GOVERNMENT CUSTOMER SERVICE HUB `Renovations and/or new construction improves energy performance and advances climate commitment goals for city facilities `Include space for public art and activities to create a welcoming and inclusive community hub 5 HOUSING: CREATE DIVERSE AND AFFORDABLE HOUSING 6 ACCESS & MOBILITY: IMPROVE WALKABILITY, SAFETY AND CONNECTIONS WITH WELL-CONNECTED AND PEDESTRIAN-ORIENTED STREETS AND WALKWAYS 7 ACCESS & MOBILITY: IMPLEMENT A COMPREHENSIVE MULTI-MODAL ACCESS AND PARKING STRATEGY THAT SUPPORTS THE FULL RANGE OF MOBILITY CHOICES 8 ENVIRONMENTAL SUSTAINABILITY & FLOOD MITIGATION : INTEGRATE ENVIRONMENTALLY SUSTAINABLE STRATEGIES INTO THE LAYOUT AND FUNCTION OF THE PUBLIC REALM AND BUILT ENVIRONMENT `Allow for a variety of housing sizes, types and prices including rental and ownership opportunities `Provide a diverse mixture of housing types to balance market-rate and permanently affordable units `Housing serves various community needs and a range of household types `Improve neighborhood connections between the park, retail, services, public spaces, bus stops and other destinations with improved bicycle and pedestrian pathways `Develop safe streets and crossings, especially along Broadway, for all people regardless of ability, and all modes of travel `Integrate vehicular access carefully to minimize conflicts with pedestrians and bicycles `Initiate an Access District (general improvement district) to provide a sustainable source of funding for parking management and Transportation Demand Management (TDM) programs through property taxes, for residents and employees `Plan for mobility hub for bikeshare, carshare and access to mobility on-demand services `Develop sufficient parking for all uses, applying Access Management and Parking Strategies (AMPS) tools and strategies `Include curbside management for ride-sharing and freight pick up and drop off `Plan for inviting transit / multi-modal experiences with active uses near transit, sidewalk connections and transit shelters `Include integrated stormwater and flood management strategies, with a focus on the benefits of green infrastructure `Increase the urban tree canopy and variety of tree species `Flood mitigation improvements balance naturalized systems with cost-effectiveness of mitigation and desired land uses 4 Alpine-Balsam ALPINE-BALSAM AREA PLAN 5 HOUSING IN THE AREA Most properties in the area are privately owned, and any redevelopment in the area would be done by private owners. If current trends continue, most new housing will likely be rental and meet the inclusionary requirement with cash-in-lieu. The funds would then be used to produce a greater number of affordable units (30%-32%) at other locations throughout the city. The primary affordable housing outcome for the area plan will be through the city’s inclusionary housing program (IH) which requires that new residential developments with five or more units contribute 25% of the total units as permanently affordable housing. The program provides four options to meet the requirement: `provide the affordable units on-site; `provide the affordable units off-site at a different location; `contribute cash-in-lieu of affordable units; or, `dedicate land that is equivalent to the value of the requirement. HOSPITAL REDEVELOPMENT SITE The city has more influence over the affordable housing outcomes on the site as a landowner. Density levels of approximately 170 or more units on site is considered the minimum threshold to build affordable housing on site. There will likely need to be a mix of market rate and affordable housing. At this time, all parking is expected to be met in the existing parking structure. HOUSING Affordable housing is a primary goal for the site redevelopment. Creating a community of seniors, urban downtown homeowners and folks getting on their feet with the help of support services could create the envisioned “vibrant multi-generational hub for community life” as outlined in the Alpine-Balsam Vision. 3 HOUSING TRENDS Within the planning area boundary, there are approximately 400 housing units and a range of housing types and tenure including apartments, condos, single-family homes, townhomes, cooperative housing and mixed use. EXAMPLES OF AFFORDABLE HOUSING IN BOULDER; (LEFT) ON-SITE INCLUSIONARY HOUSING AND (RIGHT) NEWER AFFORDABLE SENIOR APARTMENTS. EXAMPLE OF PERMANENTLY SUPPORTIVE HOUSING IN BOULDER. THESE APARTMENTS PROVIDE PERMANENT HOUSING AND SUPPORTIVE SERVICES TO THE CHRONICALLY HOMELESS. The Alpine-Balsam Vision Plan supported affordable housing on the site to meet critical housing needs and an opportunity to serve seniors, people with disabilities, people transitioning out of homelessness, and low/moderate and middle-income homebuyers. Each land use option is summarized in the table below for affordable housing outcomes on the hospital site: HOSPITAL SITE RENTAL HOUSING IH CASH- IN-LIEU TRANSITIONAL HOUSING FOR-SALE HOUSING NOTES OPTION A: EMPHASIZE HOUSING good good better good Flexibility allows for different housing types; density adequate OPTION B: STRONGLY EMPHASIZE HOUSING better better good better Results in the highest affordable housing levels OPTION C: EMPHASIZE MIXED USE good good better good Flexibility allows for different housing types; adequate density OPTION D: MIXED USE WITH A CIVIC PRESENCE poor poor poor good Reduces developable area for residential 6 Alpine-Balsam ALPINE-BALSAM AREA PLAN 7 NEIGHBORHOOD CENTER The Alpine-Balsam Neighborhood Center is well-loved and functions well. The hospital served as an important anchor and with its relocation, it is important to ensure the center evolves to maintain and improve economic and social viability. 4 BOULDER VALLEY COMPREHENSIVE PLAN (BVCP) POLICY The BVCP provides policy direction and guiding principles for neighborhood centers including: A. Encouraging well-designed mixed-use and higher density development that incorporates a substantial amount of affordable housing in appropriate locations, in proximity to multimodal corridors and transit centers. B. Encouraging neighborhood centers to provide pedestrian- friendly and welcoming environments with a mix of land uses. C. Supporting evolution of centers to become mixed-use places and strive to accomplish the guiding principles: 1. Meet everyday needs of neighboring communities. 2. Ensure appropriate scale transitions to neighboring residential uses 3. Encourage a richness of transportation amenities 4. Encourage parking management strategies 5. Ensure comfort and safety WHAT DOES CHANGING THE LAND USE TO MIXED USE 1 AND MIXED USE 2 (MU1 /MU2) ACHIEVE? MU signals the desire for neighborhood centers to evolve by encouraging well-designed mixed-use and higher density development that incorporates a substantial amount of affordable housing. This change doesn’t require redevelopment but may provide more flexibility than the current land use and zoning for commercial or medical uses to evolve over time. The existing commercial and medical uses (i.e. Boulder Medical Center) are highly valued and recommended to remain as anchors of the neighborhood center. MU typically includes a wider range of allowed uses to include more types of retail, professional or personal services that help “complete” a 15-minute neighborhood, and encourages the addition of housing. There are several zoning districts that align with a MU Land Use prototype – the implementation process will help determine what zoning is most appropriate to achieve the goals outlined specifically for the Alpine-Balsam neighborhood center. HOW MIGHT HOUSING BE ADDED IN THE NEIGHBORHOOD CENTER? Currently there are no housing units in the Neighborhood Center district. While the district is largely surrounded by high, medium and low-density residential uses, the district could benefit from the addition of housing units, bringing greater daytime and nighttime vitality to the area. New housing could be located either above the existing (or new) structures or in areas currently occupied by surface parking. FIGURE 2. SKETCH OF NEIGHBORHOOD CENTER (BVCP, 2015) MAP OR GRAPHIC FIGURE 1. SKETCH OF NEIGHBORHOOD CENTER (BVCP, 2015) 8 Alpine-Balsam ALPINE-BALSAM AREA PLAN 9 CITY SERVICE HUB The Alpine-Balsam Neighborhood Center is well-loved and functions well. The hospital served as an important anchor and with its relocation, it is important to ensure the center evolves to maintain and improve economic and social viability. 5 The 2015 purchase of the Alpine-Balsam property (formerly the home of Boulder Community Health) was a strategic investment for the community, in part motivated by the desire to shape the redevelopment of an area that has been focused around a major healthcare facility for decades, and in part to address the city’s decentralized service challenges in a way that reflects Boulder’s vision and values by creating a Customer Service Hub. A consolidated customer service center will co-locate key city services, improving access and better serving the community. The site allows for relocation of city offices out of the high hazard flood plain in the Civic Area, in alignment with the Civic Area Master Plan. The reuse of the Medical Pavilion also offers opportunities for long- term cost savings for operations, maintenance and improved customer service. Land Use Option #5 considers mixed use with strong civic presence, including the possibility of relocating Boulder County’s Health and Human Service Hub at Alpine-Balsam. Staff is working with the County to further assess the viability, impacts and benefits, which will all be presented to City Council in the draft plan in August. All options provide a public plaza with the local government service hub, allowing for increased communal open space for community use and encouraging vibrancy. Key findings include: `New monitoring data show that the very high water table in North Boulder Park impacts the ability to construct detention that maintains usability of the park. `Achieving significant detention of the 100-year flow in the park would result in unacceptable impacts to the park and is not recommended for further consideration. The area plan will continue to evaluate flood mitigation that focuses on site-specific flood mitigation in an approach that regulates to city standards and does not attempt to address the impacts of the 100-year flood in the surrounding neighborhood. It will likely entail some fill and grading to move the floodplain and may require elevating buildings. A conveyance channel is anticipated along Balsam Avenue, mirroring the historic flow path. The added benefit of conveyance along Balsam is the ability to utilize Balsam as an emergency overflow of flood waters greater than that expected of a 100-year flood event. The Upper Goose Creek Flood Mitigation Study will proceed in evaluating potential flood mitigation improvements in the reaches downstream of the Alpine-Balsam site and that will proceed on a different schedule than the area plan. FLOOD MITIGATION The Alpine-Balsam site and immediate area are impacted by the 100-year, Conveyance and High Hazard flood zones. Staff and consultants have explored many options for flood mitigation for both the site and wider area that included constructing flood mitigation in North Boulder Park. 6 10 Alpine-Balsam ALPINE-BALSAM AREA PLAN 11 ACCESS AND MOBILITY The Alpine-Balsam site presents opportunities to leverage investment for an enhanced range of travel choices and to prepare for future transportation trends and technologies. 7 POLICY DIRECTION IS BASED ON THE FOLLOWING: `2017 Alpine-Balsam Vision Plan `Transportation Master Plan (TMP) `Access Management and Parking Strategy (AMPS) and SUMP Principles `Climate Commitment ACCESS AND MOBILITY STRATEGY KEY POINTS (PROPOSED FOR ALL OPTIONS) ACCESS DISTRICT AND PARKING MANAGEMENT `Create a general improvement district to fund on- going transportation demand management (TDM) programs and parking management. This will initially serve the redeveloped hospital site with the potential to expand to adjacent properties. .Shared: parking spaces between commercial, residential, and visitor uses at different times of the day maximize overall use of the infrastructure throughout the day and decreasing the overall need for newly constructed facilities. .Unbundled: parking spaces are leased separately from housing units and priced at market rates. .Managed: all parking is managed by time and/ or cost and enforced regularly. .Paid: no free parking is provided within the management district. `Mitigate the impact of spill-over parking surrounding commercial and residential areas with these strategies and potentially a Neighborhood Permit Program. MULTIMODAL IMPROVEMENTS `The Connections Plan proposes infrastructure changes and improvements suggested by community members to make the area safer and easier to get around. MOBILITY HUB `Create a mobility hub that includes a bikeshare station, carshare vehicles, micro-mobility options, like electric scooters, pick-up and drop-off curbside, electric vehicles or bicycle charging station. `Through Access District funding, all employees and residents would be provided with EcoPasses, bike share and carshare memberships, and potentially other subsidized travel options in the future. `The need to build additional parking in the planning area will be reduced by combining TDM programs with the SUMP principles of shared, managed and paid parking. WHY IS THIS LEVEL OF PARKING PROPOSED? `Implements policy direction from the Transportation Master Plan, Climate Commitment and the Alpine-Balsam Vision Plan. `Is based on current data about citywide parking supply and demand. `Is informed by trends of current use of transportation options and impact of mobility on demand services, like Uber and Lyft. TMP Recommendation 12 Alpine-Balsam ALPINE-BALSAM AREA PLAN 13 HISTORIC PRESERVATION 8 WHAT WE HEARD The January to February 2019 phase of engagement focused on learning about the community’s preferences related to land use goals, character, access, and mobility for the Alpine-Balsam area. 120 people participated at the workshops and 60 participated online through BeHeard Boulder. 9 Staff hosted 10 small group workshops at different times and days. A questionnaire on BeHeardBoulder. org was available; key takeaways incorporated feedback from both venues. `Neighborhood Quality of Life (mix of people and housing, character and safety of residential areas, walkability, and access to park, retail, downtown, and mountains) is high. `The Neighborhood Center functions well and is beloved. People appreciate the current look and feel of the center as well as easy access to a range of retail, commercial and medical uses in the area. `People LOVE North Boulder Park but as the area changes, other green and open spaces will be important for connections and places to gather. Changes for flood mitigation should be carefully considered. `Access and Mobility Hub. People appreciate the current ability to walk, bike, take transit and drive. There are concerns about more traffic and parking. People suggest improvements for safety, ease of moving through the area with or without a car, and all-mode mobility. City-owned site `Mixed views on new housing and density: Because of the area’s close proximity to downtown, jobs, services, and transit, some see the area as an ideal location to add density in order to address critical housing needs in an innovative and attractive way. Conversely, some neighborhood residents have concerns that adding too much housing on the City’s site that is “too big” could negatively impact traffic, parking, services, and visual character. `People want innovative and thoughtful redevelopment that fits in, supports the neighborhood center, adds value, and includes good public spaces. They want some affordable housing for different populations, open spaces, gathering places and a little retail. The Alpine-Balsam Area has a neighborhood character with eclectic mix of building types, styles and vintages. The Area Plan seeks to balance the increased density and the important community value of neighborhood character and preserving sites that are significant to Boulder’s history. HISTORIC PRESERVATION CONSIDERATIONS The existing Historic Preservation Ordinance requires review for any building over 50 years old proposed for demolition to identify potential landmarks and provide time to find alternatives to demolition. The Boulder Valley Comprehensive Plan encourages the identification and protection of historic buildings and sites with input from the community (policy 2.27) and states that significant buildings and sites should be protected through local designation for projects subject to discretionary review (i.e. Site Review) projects. Designated buildings (landmarks and historic district) are subject to design review but they are not static—the design guidelines ensure that changes to the building are compatible with its historic character. Incentives including State Tax Credits, eligibility for grants, and variances in the energy, building and zoning codes are available to owners of designated properties. Initial observations from Historic Preservation staff include: `The southern portion of the area contains a number of early 20th century vernacular frame houses which appear to have potential historic and architectural significance. `There are a number of mid-century, medium density apartment buildings located in the study area that may be of potential historic and architectural significance and reflective of growth in the years following WWII. `Designed by noted Boulder Modernist architect Hobart Wagener, the Ideal Market and Community Plaza are important examples of regional Modernist commercial architecture and potentially eligible for local Landmark Designation and listing on the state and national registers of historic places. 14 Alpine-Balsam ALPINE-BALSAM AREA PLAN 15 LAND USE PROTOTYPES The area plan’s land use prototypes are more detailed than the standard Boulder Valley Comprehensive Plan (BVCP) land uses in order to inform desired urban form and character. These prototypes will inform changes to BVCP land use and zoning when implementing the plan. 10 What’s a Prototype? The land use prototypes described in this section are similar to the land uses defined in the Boulder Valley Comprehensive Plan, but provide more detail and information. This information is meant to provide a greater level of detail to the reader about the desired urban form and character, and will ultimately inform zoning choices in the area. To facilitate consideration of future opportunities and different future visions to meet a range of goals in the area, staff has proposed alternative land use options that suggest new land use prototypes in the area. The proposed prototypes used in the options are described in more detail in the following pages, including a description of the allowed uses, building density and form, who might live or work there, and photos illustrating a range of potential building examples. How to Use Prototypes When looking at the land use options Boards, reference the definitions and descriptions contained within this section for a more detailed understanding of the potential land uses. The boards provide a few example images of the potential character of new development, but ultimate design, materials, and features would be determined at a later time. The prototype pages provide a range images with descriptions of the land uses. Understanding Land Use Prototypes and Options When looking at the boards and listed land use options, refer back to the booklet to get a more detailed description of what a new land use designation entails. Example: For the Option A of the land use options, the area directly east of the Alpine-Balsam site includes both Mixed Use 1 and High Density Residential 1. The two land use prototypes are color coded to help better illustrate where these changes may be taking place and directly relate back to the information contained within this section. Alpine Av ValleyV i e w Dr Dewey Av Concord Av Elder Av BroadwayPortland Pl 9 t h S t Maxwell Av Dellwood Av North St6th StBalsam Av Cedar Av High St13th StJefferson St14th St11th St10th St7th St8th StSunsetB v MUR MUB PUB LR HR PUB TB MR PK-U/O PUB MR MXR HR LR MXR OS-DR HR PK-U/O MXR HR HR TB HR MXR HRLR CB CB LR Legend 300 600 900 1,2001500 Feet Area Plan Boundary TB (Transitional Business) PUB (Public/ Semi-Public) MXR (Mixed Density Residenital) CB (Community Business) MR (Medium Density Residential) HR (High Density Residential) MUR (Mixed Use Residenital) MUB (Mixed Use Business) PK-U/O (Park, Urban and Other) N 14% Community Business 20% <1% 2% 12% 1% Mixed Use Business2% 22% Park, Urban and Othe r 13% Public 12% Existing Planning Area Land Use Distribution16 Alpine-Balsam ALPINE-BALSAM AREA PLAN 17 DESCRIPTION `Least dense of the high-density residential prototypes. `Characterized by 2-3 story alley-loaded rowhouse or townhouse units and stacked flats or apartments. `Generally would have at-grade communal open space or greenspace. Most private open space would be located on balconies or roof decks. WHO WOULD LIVE HERE? `Housing units like this attract couples, singles, or small families. `Townhome units with visible yard space could be particularly attractive to families with kids. `Apartments or stacked flats could provide opportunities for hard to house populations like seniors or people with disabilities or permanently supportive housing. `Pricing can range from affordable to high-end market rate. HDR1 HIGH DENSITY RESIDENTIAL 1 INTENSITY Up to 30 Dwelling Units Per Acre BUILT FORM 2-3 Stories, No More Than 35', Mixed Housing Types from Rowhouses to Stacked Flats SIMILAR ZONING RM-3, RH-3, or Create New Zoning District ALPINE-BALSAM AREA PLAN 17 DESCRIPTION `Generally 1 - 3 story mixed-use buildings with ground floor commercial uses with housing above. `Similar to other mixed-use areas in Boulder like North Boulder Village Center, east and west Pearl Street, and some lower intensity areas of Boulder Junction. `Should include easily discernable entry features, welcoming forecourts to encourage public access and orientation to green spaces. `Should be designed with the pedestrian in mind and programmed with an active ground floor level. WHO WOULD LIVE AND WORK HERE? `Can include a wide range of retail (e.g. stores and restaurants), personal services (e.g. day care, yoga studio), or professional services (e.g. medical or law offices). `Housing would likely attract singles, workforce (if affordable), empty nesters and seniors. MU1 MIXED USE 1 INTENSITY FAR up to 2.5 BUILT FORM Mid-rise Block, Single Use Buildings or a Mix of Commercial, Residential, and/or Public Uses. SIMILAR ZONING BMS, or Create New Zoning District Alpine-Balsam 17 DESCRIPTION `The land use and zoning for the Mixed Density areas were developed to reflect Boulder neighborhoods near the downtown that originated as single family but for a time were zoned for higher densities. These areas developed over time with many types of housing on a single block. `The goal is to preserve the existing character and diverse mix. Some new housing units may be added. `Housing types include single family homes, duplexes, and multi- family in the form of apartments and condos. WHO WOULD LIVE HERE? `Housing units like this attract couples, singles, or small families. `Townhome units with visible yard space could be particularly attractive to families with kids. `Pricing can range from affordable to high-end market rate. MXR MIXED DENSITY RESIDENTIAL INTENSITY 5-50 Dwelling Units Per Acre BUILT FORM 1-4 Stories, Variety of Residential and Commercial Types SIMILAR ZONING Zoning is already Established DESCRIPTION `Least dense of the high-density residential prototypes. `Characterized by 2-3 story alley-loaded rowhouse or townhouse units and stacked flats or apartments. `Generally would have at-grade communal open space or greenspace. Most private open space would be located on balconies or roof decks. `Townhomes would likely self-park (not utilize shared parking in structure). WHO WOULD LIVE HERE? `Housing units like this attract couples, singles, or small families. `Townhome units with visible yard space could be particularly attractive to families with kids. `Apartments or stacked flats could provide affordable housing to serve diverse populations, including seniors, people living with disabilities, or those needing permanently supportive housing. `Pricing can range from affordable to high-end market rate. HDR1 HIGH DENSITY RESIDENTIAL 1 INTENSITY Up to 30 Dwelling Units Per Acre BUILT FORM 2-3 Stories, No More Than 35', Mixed Housing Types from Rowhouses to Stacked Flats SIMILAR ZONING RM-3, RH-3, or Create New Zoning District 18 Alpine-Balsam ALPINE-BALSAM AREA PLAN 19 DESCRIPTION `Characterized by 3-story larger footprint apartment buildings with a height limit of 35’. It could be beneficial to encourage pitched roofs by allowing a height modification to accommodate a different roof form. `Buildings should provide a substantial amount (approx. 50%) of beneficial at-grade open space for residents with a sense of comfort and enclosure to provide a relief to density and increase the types of private and public open space on the site. `With parking reductions or parking accommodated in the other structure, density levels may seem higher than if similar unit types were developed with on-site parking. WHO WOULD LIVE HERE? `Housing units like this attract couples, singles, or small families. `Units with more bedrooms could be attractive to families with kids. `Apartments or stacked flats could provide affordable housing to serve diverse populations, including seniors, people living with disabilities, or those needing permanently supportive housing. `Pricing can range from affordable to high-end market rate. HDR2 HIGH DENSITY RESIDENTIAL 2 INTENSITY 30-60 Dwelling Units Per Acre BUILT FORM Up to 3 Stories, Allows Heights Above 35' for Pitched Roof Forms SIMILAR ZONING RH-3, or Create New Zoning District DESCRIPTION `Characterized by 3-4 story, larger footprint apartment buildings up to a building height limit of 55’. It would be necessary to allow for a height modification to allow an additional floor and to encourage well-balanced pitched roof forms if desired. `Buildings should provide a substantial amount (approx. 50%) of beneficial at-grade open space for residents with a sense of comfort and enclosure to provide a relief to density and increase the types of private and public open space on the site. `With parking reductions or parking accommodated in the other structure, density levels may seem higher than if similar unit types were developed with on-site parking WHO WOULD LIVE HERE? `Housing units like this attract couples, singles, or small families. `Units with more bedrooms could be attractive to families with kids. `Apartments or stacked flats could provide affordable housing to serve diverse populations, including seniors, people living with disabilities, or those needing permanently supportive housing. `Pricing can range from affordable to high-end market rate. HDR3 HIGH DENSITY RESIDENTIAL 3 INTENSITY 60-90 Dwelling Units Per Acre BUILT FORM Up to 4 Stories, Allows for Heights Above 35' SIMILAR ZONING RH-3, or Create New Zoning District 20 Alpine-Balsam ALPINE-BALSAM AREA PLAN 21 DESCRIPTION `Generally 1 - 3 story mixed-use buildings with ground floor commercial uses with housing above. `Similar to other mixed-use areas in Boulder like North Boulder Village Center, east and west Pearl Street, and some lower intensity areas of Boulder Junction. `Should include easily discernable entry features, welcoming forecourts to encourage public access and orientation to green spaces. `Should be designed with the pedestrian in mind and programmed with an active ground floor level. WHO WOULD LIVE AND WORK HERE? `Can include a wide range of retail (e.g. stores and restaurants), personal services (e.g. day care, yoga studio), or professional services (e.g. medical or law offices). `Housing would likely attract singles, workforce (if affordable), empty nesters and seniors. MU1 MIXED USE 1 INTENSITY Floor Area Ratio (FAR) up to 1.5 BUILT FORM Mid-rise Block, Single Use Buildings or a Mix of Commercial, Residential, and/or Public Uses. SIMILAR ZONING Buisiness Main Street (BMS), or Create New Zoning District DESCRIPTION `Generally 2 - 4 story mixed-use buildings with ground floor commercial uses with housing above. `Similar to higher intensity areas of Boulder Junction and Downtown. `Civic buildings should be clearly identifiable and inviting with amenity-rich public spaces. `Should be designed with pedestrian in mind and programmed with an active ground floor level. WHO WOULD LIVE AND WORK HERE? `Can include a wide range of retail (e.g. stores and restaurants), personal services (e.g. day care, yoga studio), or professional services (e.g. medical or law offices), or civic/governmental services. `Housing would likely attract singles, workforce (if affordable), empty nesters and seniors. MU2 MIXED USE 2 INTENSITY 60-90 Dwelling Units Per Acre BUILT FORM Up to 4 Stories, Allows for Heights Above 35' SIMILAR ZONING RH-3, or Create New Zoning District ALPINE-BALSAM AREA PLAN 23 Alpine-Balsam 22