Item 4A BVCP 2020 Mid-Term Update
CITY OF BOULDER
PLANNING BOARD AGENDA ITEM
MEETING DATE: Dec. 3, 2020
AGENDA TITLE: Public Hearing and Planning Board consideration of Land Use Map, Planning
Areas Map, policy and text changes as part of the 2020 Mid-Term Update to the Boulder Valley
Comprehensive Plan.
REQUESTING STAFF:
Chris Meschuk, Interim City Manager
Jacob Lindsey, Director, Planning and Development Services
Charles Ferro, Development Review Manager / Interim Comprehensive Planning Manager
Hella Pannewig, Assistant City Attorney III
Jean Gatza, Senior Planner
Boulder County Staff:
Hannah Hippely, Boulder County Long Range Planning Manager
Alberto de Los Rios, Boulder County Planner I
EXECUTIVE SUMMARY
The purpose of this item is for the Planning Board to deliberate and vote on city-initiated and public
requests for changes to the Boulder Valley Comprehensive Plan (BVCP). Provided in this memo is the
staff analysis and recommendations for Land Use Map; Area I, II, III Map; Policies, and Text.
The Boulder Valley Comprehensive Plan, jointly adopted by the city and county and updated at least
every five years, guides development and preservation in the Boulder Valley. The BVCP articulates a
vision for the future and details policies that represent long-standing community values. The Land Use
and Area I, II, III Maps define the desired land use pattern. The key purposes of the Mid-term Update
include the public request process, land use and policy and text changes to reflect adopted processes
since the 2015 major update.
The webpage for the project, https://bouldercolorado.gov/pages/2020-mid-term-update, includes maps
and descriptions of proposed changes, background and analysis, and links to the 2015 plan and maps.
The Intergovernmental Agreement between the city and county 1(BVCP Appendix B) provides
1 “city” means Planning Board and City Council
“county” means County Planning Commission and Board of County Commissioners
“city and county” means Planning Board, City Council, County Planning Commission, and Board of County
Agenda Item 4A Page 1 of 112
direction on the approval procedures and approval bodies for the different types of changes to the plan
proposed in this update including:
• Area I land use changes = city
• Area II land use changes along the western edge of the service area below the blue line = city
• Area III land use changes = city and county
• Minor adjustments to the Service Area (Area III-Rural Preservation to Area II) = under 5 acres:
city
• Service area contractions (Area II to Area III Rural – Preservation) = city and county
• Policy changes = city and/or county depending on the entity(ies) described in the policy
• Text changes (plan and program summaries, subcommunity and area plan section) = city
Several proposed changes reflect changes to the Blue Line. In 2016 Boulder voters approved the
clarification and amendment of “blue line” water provision. The purpose of the ballot measure was to
more accurately describe the location of the Blue Line in a manner that continues to prevent further
development on the mountain backdrop but does not exclude existing developed areas.
STAFF RECOMMENDATION
Suggested Motion Language:
Staff requests Planning Board consideration of this matter and action in the form of the following
motions:
For Area I properties that require two-body review
A motion to approve the following Land Use Map and Planning Areas Map changes to the Boulder
Valley Comprehensive Plan as shown and described below and in Attachments A - G:
A. Properties in the area described as Phase 2A of the Transit Village Area Plan along 30th Street and
Valmont Road: Change to Mixed Use Business as described in Attachment A.
B. Alpine-Balsam City-Owned Properties: Change to Mixed Use Business and High Density
Residential as described in Attachment B.
C. 1345 S. Broadway / Mt. Hope Church: No change
D. 6500 Odell Place: Change to High Density Residential as described in Attachment D.
E. 3015-3055 47th St.: Change to Transitional Business as described in Attachment E.
F. Hillside Road: Correct errors and change portions of parcels to Low Density Residential and Public
as described in Attachment F.
G. Minor Adjustments to the Service Area to reflect the 2016 voter approved Blue Line, including Area
I, II, III Map changes from Area III-Rural Reservation to Area II and Land Use designation
Commissioners
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assignment in of Low Density Residential as shown and described in Attachment G.
For Area II and III properties that require four-body review
A motion to approve the following Land Use Map and Planning Areas Map changes to the Boulder
Valley Comprehensive Plan as shown and described below and in Attachments H - I:
H. Service Area Contraction to reflect the 2016 voter approved Blue Line including Area I, II, III Map
changes from Area I to Area III – Annex and Area II to Area III – Rural Preservation for city Open
Space and Mountain Parks properties as described in Attachment H
I. Land Use changes for recently acquired city Open Space properties as described in Attachment I.
Policy and Text changes:
A motion to approve the following policy and text changes to the Boulder Valley Comprehensive Plan
as shown and described below and in Attachment J:
J. Policy and Text changes to reflect adopted policies and plans since the last update as shown and
described in Attachment J.
PUBLIC FEEDBACK
The city and county have requested public feedback on all proposed changes and have received
feedback in virtual office hours, via BeHeardBoulder online platform, email, letters, and phone calls.
BeHeardBoulder hosted information, Q&A, and feedback forms for the proposed changes from
Oct. 4 – Nov. 18, 2020.
On multiple dates in October staff held virtual office hours to provide information and listen to
feedback about the parcels with land use change requests.
Notice of the process, office hours, BeHeardBoulder, public hearing opportunities was mailed to
property owners whose properties would be affected by the proposed changes and property
owners, residents and businesses within 600 feet subject properties and notice was published in the
Daily Camera 10 days prior to the first public hearing. Notice of the process was also shared via
the Planning E-Newsletter, Nextdoor, and direct contact with neighborhood stakeholders.
Comments received are documented in the staff report for each request.
The Open Space Board of Trustees (OSBT) and Boulder County Parks and Open Space Advisory
Committee (POSAC) reviewed the proposed changes to areas designated Open Space. The OSBT
approved motions to recommend the proposed changes related to Open Space.
BACKGROUND
The BVCP states, “The Boulder Valley Comprehensive Plan is a joint policy document
legislatively adopted by the City of Boulder and Boulder County. The plan is updated
periodically to respond to changed circumstances or community needs.” The BVCP
Intergovernmental Agreement outlining amendment procedures describes the intent of a major
update is to consider requests that reflect changes in circumstances and community desires. The
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intent of a mid-term update is to provide an opportunity for changes that align with BVCP
policies and plans.
The primary purposes for the mid-term update include:
1. Provide an opportunity for the public to request amendments to the BVCP;
2. Amend the BVCP to reflect policy and text amendments stemming from policies and
plans accepted by the council since the last update; and
3. Amend the BVCP Land Use and Area I, II, III Maps to reflect amendments resulting
from the Blue Line revisions, open space property acquisitions and annexations, and
other miscellaneous amendments.
The city and county conducted a major update during the period 2015 to 2017, with the update
adopted by the approving bodies in 2017. The next major update will be initiated in 2025.
The Planning Board and City Council provided feedback on the scope and schedule of the update
in December 2019 confirming the staff recommendation to keep the scope and update process
streamlined, not include amendments that explore new policy direction, and complete the update
in 2020.
In March 2020, the city and county received 13 public requests to change the BVCP land use
designation on individual properties as part of the Boulder Valley Comprehensive Plan update
(“map-based change requests”). The screening process for public applications was conducted in
June 2020. The purpose of the request process is to include an opportunity for landowners and
the general public to submit for specific amendments to the plan. The Planning Board and City
Council confirmed the list of proposed changes to receive further study in the midterm update
process as described in detail in the Analysis section below.
Several proposed changes reflect the revised location of the Blue Line approved by voters in 2016.
The purpose of the ballot measure was to more accurately describe the location of the Blue Line in a
manner that continues to prevent further development on the mountain backdrop but does not exclude
existing developed areas.
ANALYSIS
The 2020 Mid-Term update includes the following types of proposed changes:
I. BVCP Land Use and Area I, II, III Maps
II. Policies and Text
Changes to the Land Use and Area I, II, III Maps
The BVCP Land Use and Area I, II, III Maps define the desired future land use pattern for
the Boulder Valley regarding location, type and intensity of development. Land use designations provide
a generalized picture of desired future uses in the Boulder Valley and guide zoning decisions.
The Area I, II, III Map delineates the following three major areas within the Boulder Valley Planning
Agenda Item 4A Page 4 of 112
Area:
Area I is that area within the City of Boulder which has adequate urban facilities and services
and is expected to continue to accommodate urban development.
Area II is the area now under county jurisdiction where annexation to the city can be considered
consistent with plan policies. New urban development may only occur coincident with the
availability of adequate facilities and services.
Area III is the remaining area in the Boulder Valley, generally under county jurisdiction. Area III
is divided into the Area III-Rural Preservation Area, where the city and county intend to preserve
existing rural land uses and character, Area III – Annex for areas within city limits intended to
preserve rural land uses and character, and the Area III-Planning Reserve Area, where the city
and county intend to maintain the option of future Service Area expansion. No changes to the
Area III-Planning Reserve are proposed in this update.
Staff’s approach to analyzing public requests for map-based changes is consistent with previous BVCP
Major Updates (i.e. achieving diverse and affordable housing, furthering climate action goals, improving
jobs and housing balance). Each proposed change has been analyzed for alignment with BVCP policies,
alignment with adopted area plans, compatibility with nearby neighborhoods, and adequacy or impact
on urban facilities and services. Staff reports for each proposed change are included in Attachments A –
I.
The role of the comprehensive plan is to provide policy guidance to attain Boulder Valley’s future goals
and address many topics of importance and need to the entire community; therefore, some policies
seemingly compete with each other, and can be cited in support of or against a proposal. The final
decision should be consistent, on balance, with the policies and goals of the BVCP. It should not be a
weighting, zero sum analysis, or scorekeeping exercise. Therefore, staff considered different change
requests on balance with the overall intent of the plan, unique property context and issues, and concerns
and policies highlighted by the public. Ultimately, staff used professional judgment and precedent to
guide the evaluation in support of policy decisions by elected and appointed officials.
A brief summary of staff recommendations is described below and the attached staff reports.
Recommended Land Use and Area I, II, III Map Changes:
City Approval (2 Body)
Land Use Map Changes
A. 30th Street / Valmont
– Phase 2A TVAP
Land Use change from Mixed Use Industrial and Service
Commercial to Mixed Use Business to implement the
recommended land use changes from the 2007 Transit Village
Area Plan for this phase of the plan. The change supports
redevelopment of 30th Street into a lively and engaging
corridor with a mixture of residential and commercial uses.
B. Alpine-Balsam Land use change from Public to High Density Residential
and Mixed Use Business on portions of the site that are not
Agenda Item 4A Page 5 of 112
intended for future city services. The recommended changes
reflect direction from the 2019 Alpine-Balsam Area Plan.
Implementing the BVCP Land Uses is one of the first
regulatory steps to achieving the vision outlined in the Alpine-
Balsam Area Plan.
C. 1345 S. Broadway /
Mt. Hope Church
Not recommended for a land use change at this time.
Analysis explored potential land use changes from Low
Density Residential to another land use that might support
business, residential, or mixed use.
Community feedback indicates cautious support for changes to
this site for neighborhood-serving retail or commercial and
potentially housing as mixed-use. Staff recommends further
exploration of a potential land use change in conjunction with
or through other processes that might include:
(1) Neighborhood-serving retail uses through the potential
code-changes for 15-minute neighborhoods anticipated
early next year.
(2) Application for land use, rezoning, and concept plan
for a more detailed development concept.
D. 6500 Odell Place Land Use change from Mixed-Use Industrial to High
Density Residential. The change supports housing goals and
aligns with The Gunbarrel Community Center Plan vision for
the area characterized as a mix of residential and compatible
light industrial uses.
Residential uses at this location would be compatible with
surrounding land use designations and uses, particularly the
existing high density residential to the north.
E. 3015-3055 47th Street Land Use change from Medium Density Residential to
Transitional Business. This change reflects the existing office
uses in this location and the intent for these uses to remain.
F. Hillside Road and
nearby areas
Land Use change for portions of parcels to accurately reflect
Public land use and Low Density Residential
Area I, II, III Map Changes
G. Properties now below
or partially below the
Blue Line
Planning Area changes: Area III – Rural Preservation to Area II
to ensure that the planning areas and their provision of city
water services are in alignment with the new location of the
Blue Line
Land Use designation of low density residential (LR) for
selected parcels (200 and 211 Hawthorne, 3360 2nd St.) that did
not previously have a land use designation.
City and County Approval ( 4 body)
H. OSMP properties
now above the Blue
Area I to Area III – Annex
Area II to Area III – Rural Preservation
Agenda Item 4A Page 6 of 112
Line
I. OSMP new
properties
Land Use changes to reflect recently acquired OSMP properties
(not shown on the map below. See staff report for map of
locations)
Agenda Item 4A Page 7 of 112
Policy and Text Changes
City and County staff are recommending policy and text amendments to reflect recently adopted master
plans, area plans and other confirmed new policy direction. See Attachment J for the recommended
policy language for new policies and changes to existing policies in redline/strikeout.
Section / Policy Purpose / change Approved Policy, Plan, or
Process
City Approval (2 Body)
Chapter III
Section 1 –
Intergovernmental
Cooperation
New policy: Consultation with
federally recognized American
Indian Tribes
Memorandum of Understanding
and direction in the 2019 Open
Space Master Plan recognizing
consultation with indigenous
people about cultural resources
on OSMP/city land
Chapter III
Section 1 –
Framework for
Annexation &
Urban Service
Provision
Amend Policy 1.16 Annexation,
to reflect intent of 2016 Blue Line
changes regarding annexation of
parcels now eligible for
annexation.
Based on ballot language
approved by voters in 2016
Chapter V
Subcommunity
and Area
Planning
Subcommunity and Area
Planning descriptions
Direction provided by Planning
Board and City Council in
January 2019
Chapter V
Subcommunity
and Area
Planning
Summary of the Alpine-Balsam
Area Plan
Plan Adopted by Planning Board
and City Council, Sept 24 and
Oct. 1, 2019
City and County Approval (4 Body)
Chapter III
Section 6
Transportation
Amend and add new policy
language to reflect 2019
Transportation Master Plan
direction, add new policies for
Transportation Equity and the
Low-Stress Network, and
updating other policies
City of Boulder Transportation
Master Plan (TMP) – Accepted
Fall 2019
Vision Zero Goal
Low-Stress Walk and Bike
Network Plan
Chapter III
Section 7
Housing
Amend and add policy language
to reflect the new affordable
housing goal to secure 15 percent
of all residential properties within
Boulder as permanently
affordable to low-, moderate-,
and middle-income households
by 2035
Adopted by City Council in 2018
Agenda Item 4A Page 8 of 112
Chapter III
Section 8
Community Well-
Being & Safety
Amend Human Services policies
to reflect direction from the
adopted Homelessness Strategy
Adopted by City Council in 2017
NEXT STEPS
The City Council will hold a public hearing, deliberate and vote on city-initiated and public requests for
changes to the Boulder Valley Comprehensive Plan (BVCP) on Dec. 15, 2020.
Public hearings and consideration of changes by Boulder County Planning Commission and Board of
County Commissioners will be scheduled in January.
Rezonings to implement land use changes approved in the mid-term update will be further analyzed and
considered in 2021. Rezoning next steps specific to the area are described in the staff reports.
By:
Charles Ferro, Secretary to the Planning Board
ATTACHMENTS
A: Staff Report: TVAP Phase 2A: 30th St. and Valmont
B: Staff Report: Alpine-Balsam
C: Staff Report: 1345 S. Broadway
D: Staff Report: 6500 Odell Place
E: Staff Report: 3015-3055 47th St.
F: Staff Report: Hillside Road
G: Staff Report: Properties now below or partially below the Blue Line
H: Staff Report: OSMP properties now below the Blue Line
I: Staff Report: Recently acquired OSMP properties
J: Staff Report: Policy and text changes
Agenda Item 4A Page 9 of 112
A. Transit Village Area Plan
(TVAP) Phase 2A 30th /
Valmont
City -Initiated
TVAP Phase 2A includes the following parcels:
2995 30th. (Gas Station)
2960 Valmont
2885 30th St.
2875 and 2751 30th St. (Fire Station Site)
2691 30th St.
2633 30th St.
2555 30th. St.
2445 30th St.
Currently the west side of 30th Street is predominantly
automobile-oriented retail or storage uses. Most are one-
story buildings with large parking lots. The city purchased
two parcels for the new Fire Station #3 relocated from 30th
& Arapahoe.
Request Summary for 30th Street /
Valmont
• Requester: City-initiated to
implement Phase 2A
recommendations of the Transit
Village Area Plan
• Type of Request: BVCP Land Use
Map change
• Brief Description of Request:
Mixed Use Industrial (MUI) and
Service Commercial (SC) to Mixed
Use Business (MUB)
• Approval Required: City Approval
- Two body
Existing Conditions
• BVCP Designation: Service
Commercial (SC) and Mixed Use
Industrial (MUI)
• Zoning: Service Commercial
(BCS) and Transitional Business
BT-1)
Jobs and Housing Assumptions
• Housing: There are no existing
housing units the area.
• Jobs: Current number of jobs in the
area is not available.
• Projections: The 2015 BVCP
Update projections were based on
TVAP recommendations and
estimated up to approximately 110
new housing units and up to 450
additional jobs in this area. These
projections did not factor the new
Fire Station in this location.
Fire St. #3
New Location
Attachment A - Staff Report: TVAP Phase 2A: 30th St. and Valmont
Agend Item 4A Page 10 of 112
Site Photos
West side of 30th St. looking south Fire Station Site
Attachment A - Staff Report: TVAP Phase 2A: 30th St. and Valmont
Agend Item 4A Page 11 of 112
STAFF RECOMMENDATION – A. TVAP Phase 2A – 30th Street and Valmont Road
Staff is recommending changing the current land use
designation from Mixed-Use Industrial and Service
Commercial to Mixed Use Business to implement the
recommendations in the Transit Village Area Plan and
facilitate redevelopment to an engaging diversity of uses.
These recommendations include:
• Land Use changes will implement the Transit Village
Area Plan (TVAP) Land Use Plan recommendations
for this area:
o Mixed-Use 1 Land Use Prototype as
described in TVAP
o BVCP Land Use: Mixed-Use Business
o Zoning: Business Main Street (BMS)
• Developing the new Bluff St. connection on the west
side of 30th Street in conjunction with Fire St.
Development and in partnership with adjacent
property owner will contribute to the access and
mobility vision for a more pedestrian-friendly 30th
Street with new transportation connections, wide
sidewalks, first-floor storefronts, and pedestrian-
scale architecture.
• Building on the progress in new housing that has
occurred in TVAP Phase 1, the land use change may
encourage the addition of new housing. The plan
describes the intent for “new housing will most likely
be located internally to properties, away from 30th
Street, and will range from townhouses to higher-
density apartments.
• The site can be served by city services and is within walking distance of transit and retail
services. The change would not negatively impact provision of urban services.
COMMUNITY INPUT
Property owners, residents, businesses within 600 ft. of the properties proposed for changes and nearby
neighborhood groups were mailed notification and encouraged to provide feedback to staff or through
BeHeardBoulder. Staff talked with several neighbors who either had no feedback or were in support of
the changes.
Feedback from BeHeardBoulder:
• I'm worried that there will be parking minimums rather than parking maximums and that the
city will pat itself on the back for allowing more mixed use zoning further from downtown
while continuing to only allow single family low density right next to downtown (mapleton hill
and chatauqua) The city needs a city wide mixed used policy, to reduce minimum lot size
throughout, allow up to 4 dwelling units on any lot on the city, up to 3 stories on any city lot,
enforce parking maximums, and allow small scale commercial spaces on any lot (provided they
Two- to three-story mixed-use
buildings. Predominant use may be
business or residential. Tuck-under,
structured and/or surface parking.
1.0 Floor Area Ratio
Who would live here: Mixed use can
range in price and types of
households served, from affordable
to higher-end.
Who would work here: Retail
workers would be those associated
with small- and medium-sized retail
stores, restaurants, and personal
services. Office workers would be
those associated with professional,
corporate or technical fields.
Attachment A - Staff Report: TVAP Phase 2A: 30th St. and Valmont
Agend Item 4A Page 12 of 112
have no more than one parking spot if within one mile of downtown (which should be ada) and
no more than 3 if outside of that. It seems like right now you are taking away the already
limited industrial space in order to avoid having to densify near downtown (you know, where
the jobs are and where people want to live.) I support this, and the transit villiage is good. but
its part of boulder's general policy of 'yes we'll densify, but only way way over there '
ANALYSIS
Criteria for Land Use Map Changes
To be eligible for a Land Use Map change, the proposed change:
a) On balance, is consistent with the policies and overall intent of the comprehensive plan;
b) Would not have significant cross-jurisdictional impacts that may affect residents, properties or
facilities outside the city;
c) Would not materially affect the land use and growth projections that were the basis of the
comprehensive plan;
d) Does not materially affect eh adequacy or availability of urban facilities and services to the
immediate area or to the overall service area of the City of Boulder;
e) Would not materially affect the adopted Capital Improvements Program of the City of Boulder;
and
f) Would not affect the Area II/Area III boundaries in the comprehensive plan.
Evaluation:
a). On balance, is consistent with the policies and overall intent of the comprehensive plan;
The recommended change is consistent with BVCP Policies and the Transit Village Area Plan.
Implementing the Transit Village Area Plan (TVAP)
This plan was developed to outline the city’s vision for
the future of the 160-acre Transit Village (now typically
referred to as Boulder Junction) and guide long-term
development of the area. An area planning process
provides the opportunity for the community to evaluate
and shape its expectations and goals for the area in
anticipation of significant changes. It also ensures
public improvements will be in place.
The Vision outlined in the plan describes “The Transit
Village area will be:
• A lively and engaging place with a diversity of
uses, including employment, retail, arts and
entertainment, with housing that serves a diversity
of ages, incomes, and ethnicities.
• A place that is not overly planned, with a
“charming chaos” that exhibits a variety of
Attachment A - Staff Report: TVAP Phase 2A: 30th St. and Valmont
Agend Item 4A Page 13 of 112
building sizes, styles, and densities where not everything looks the same.
• A place with both city-wide and neighborhood-scale public spaces. A place that attracts and
engages a broad spectrum of the community, not just people who live and work here or come to
access the transit in the area.
• A place that emphasizes and provides for alternative energy, sustainability, walking, biking and
possible car-free areas.”
• The vision for the 30th Street corridor describes: “with a change to a mixed-use designation, the
district will evolve to take on the character set by the Steelyards project: a mixture of
commercial and residential uses in two-to three-story buildings located along the street, with
parking behind, supported by a network of new streets and alleys. The vision is to transform
30th Street into a business main street, with neighborhood and community-serving retail,
restaurants, commercial services and offices.”
Other BVCP Policies that inform this recommendation include:
2.16 Mixed Use & Higher-Density Development
The city will encourage well-designed mixed-use and higher-density development that
incorporates a substantial amount of affordable housing in appropriate locations, including in
some commercial centers and industrial areas and in proximity to multimodal corridors and
transit centers. The city will provide incentives and remove regulatory barriers to encourage
mixed-use development where and when appropriate. This could include public private
partnerships for planning, design or development, new zoning districts, and the review and
revision of floor area ratio, open space and parking requirements.
2.33 Sensitive Infill & Redevelopment
With little vacant land remaining in the city, most new development will occur through
redevelopment in mixed-use centers that tend to be the areas of greatest change. The city will
gear subcommunity and area planning and other efforts toward defining the acceptable amount
of infill and redevelopment and standards and performance measures for design quality to avoid
or adequately mitigate negative impacts and enhance the benefits of infill and redevelopment to
the community and individual neighborhoods. The city will also develop tools, such as
neighborhood design guidelines, to promote sensitive infill and redevelopment.
b) Would not have significant cross-jurisdictional impacts that may affect residents, properties or
facilities outside the city;
No cross-jurisdictional impacts are anticipated from this change.
c) Would not materially affect the land use and growth projections that were the basis of the
comprehensive plan;
BVCP Projections included consideration of this change as the vision for the Transit Village /
Boulder Junction. The projections include up to approximately 110 new housing units and up to
450 additional jobs in this area. These projections did not factor the new Fire Station in this
location.
Attachment A - Staff Report: TVAP Phase 2A: 30th St. and Valmont
Agend Item 4A Page 14 of 112
d) Does not materially affect the adequacy or availability of urban facilities and services to the
immediate area or to the overall service area of the City of Boulder;
Assessment of adequacy and availability of urban facilities and services includes:
• Full range of urban services: Analysis of future impacts and mitigation on city facilities and
services was completed in the TVAP planning process. The city has the capacity to serve
redevelopment as infill in Area I by existing facilities and services. Appropriate impact fees and
development excise taxes will be applied to new development to contribute to funds for
mitigation of impacts on city facilities and services due to growth.
• While TVAP Phase 1 included development of the Boulder Junction Parking and Access
Districts, Phase 2A sites will not be required to join the district but will be encouraged to join
the districts to provide access benefits for future residents, workers and visitors to the area.
• The TVAP recommended a vision for 30th Street that included on-street parking and a
landscaped median to be examined after plan adoption. Staff recommends reconsideration of
these recommendations due to existing size and configuration of the 30th Street right-of-way. It
is recommended to conduct further studies to develop a new recommended 30th St. design in
conjunction with future rezoning
e. Would not materially affect the adopted Capital Improvements Program of the City of Boulder;
TVAP Phase I includes areas on the east side of 30th Street to the railroad tracks; Valmont Road to
Walnut Street. Redevelopment of Phase I largely complete. The TVAP Implementation Plan
indicates Phase 2A can move ahead when evaluation of alignment options and design of a Bluff
Street connection west of 30th Street has been completed and funding identified. The city and
neighboring property-owners are currently working together to finalize design for the Bluff St.
connection and secure funding.
f. Would not affect the Area II/Area III boundaries in the comprehensive plan.
This change will not affect the Area II/Area III boundaries in the comprehensive plan.
Implementation and Future Zoning
Most of the area is currently zoned BT-1. The three parcels at the corner of 30th & Valmont are zoned
Service Commercial (SCB). The TVAP Implementation Plan indicates the future zoning associated
with the Mixed Use Business Land Use would be Business Main Street (BMS). BT-1 and BMS both
allow a mix of residential and commercial uses. BMS has a more urban character.
Staff is recommending allowing rezoning for properties in this area to occur with redevelopment. This
will avoid non-conformities of existing development and an affordable housing project currently in the
design and permitting process be completed. A rezoning from BT-1 to BMS will not significantly
increase the development potential of the properties in this area. The urban design goals intended for
this area can still be achieved through either zoning via the TVAP, so utilizing form based code or a
required rezoning for these properties is not necessary and does not have the same level of impact as in
other areas of Boulder Junction. Several potential permanently affordable housing projects in this area
are in the design and permitting process. Staff is working with those property owners to facilitate
successful projects that meet the urban design goals in TVAP.
Attachment A - Staff Report: TVAP Phase 2A: 30th St. and Valmont
Agend Item 4A Page 15 of 112
B. Implement Alpine -Balsam
Area Plan for City-Owned
Properties -
City Initiated
Summary of Proposed Changes for
Alpine-Balsam
• Requester: City of Boulder as property
owner to implement direction from the
Alpine-Balsam Area Plan
• Type of Request: Land use map
changes
• Brief Description of Request: Public
(PUB) to Mixed Use Business (MUB)
and High Density Residential (HR)
• Approval Required: Two body
Existing Conditions
• BVCP Designations: Public (PUB)
• Zoning: Public
• Lot Size: Approx. 8 acres
• Existing Buildings:
o Renovation of Medical Office
Pavilion
o Existing Brenton Building
o Existing Parking Structure
o Planned demolition of hospital
Jobs and Housing Assumptions
• Housing: There are no existing housing
units on the site.
• Jobs: Limited existing jobs in the
Brenton Building and retail space of
the parking garage. The site will be the
future location for relocated city
service center and potentially small-
scale commercial spaces.
• Projections: The area plan estimates
future dwelling units ranging 210 –
260.
Site Description
The Alpine-Balsam area is a lively and well-loved
neighborhood center located north of downtown
Boulder with a thriving commercial center, diverse
array of housing, close proximity to North Boulder
Park and western Open Space, and access to high-
frequency transit along Broadway.
The city’s 2015 purchase of the property that formerly
housed the Boulder Community Health (BCH)
Hospital was an investment for the community,
motivated by the desire to shape the redevelopment of
an area that has been focused around a major
healthcare facility for decades, to address the city’s
decentralized service challenges by creating a City
Service Center, and to address critical affordable
housing needs.
The Alpine-Balsam Area Plan was adopted in 2019.
The plan serves as a guide for decisions about land use
and redevelopment of the city-owned properties and
public facilities and services in the area.
Attachment B - Staff Report: Alpine-Balsam
Agend Item 4A Page 16 of 112
STAFF RECOMMENDATION
Staff is recommending land use changes for the city-owned site for the following reasons:
• Implementing the BVCP Land Uses is one of the first regulatory steps to achieving the vision
outlined in the Alpine-Balsam Area Plan.
BVCP land use designations are less specific than those outlined in the area plan but they must
be updated to proceed with the next steps to develop zoning and other regulatory tools to ensure
the desired outcomes described in the plan. See the analysis below for a comparison of the Area
Plan Land Use Prototypes and BVCP Land Use Categories.
The city’s approach for Area Plan implementation has been to:
1. Adopt the Area Plan
2. Change the BVCP land use designations
3. Create and implement zoning that is appropriate for achieving the goals and objectives
described in the Area Plan
4. Develop other regulatory and implementation mechanisms to implement the plan (e.g.
Access and Parking Districts, Urban Design Strategies, etc.)
• No other changes to land use are proposed in the Alpine-Balsam area (i.e. privately -owned
properties).
Area Plan Land Use Concept Map Recommended BVCP Land Uses
Attachment B - Staff Report: Alpine-Balsam
Agend Item 4A Page 17 of 112
See below for a comparison of the Area Plan Land Use Prototypes shown in the Concept Map and the
BVCP Land Use Categories.
COMMUNITY INPUT
Community engagement processes for the Alpine-Balsam Vision Plan and Area Planning processes
included hundreds of people over four years.
Vision Plan: An in-depth community engagement process informed the vision plan process resulting
in the adopted plan in 2017. This included an open house, four “pop-up” events out, an online
questionnaire, and a community design workshop attended by over 100 people. Altogether, over 600
people provided input, and thousands of written comments were submitted.
Area Plan: From May 2018 through August 2019, community engagement for the Alpine-Balsam
Area Plan included several phases. Throughout the process, purposes of engagement included raising
awareness about the project, getting feedback on goals, sharing draft site scenarios to get feedback on
key policy choices, discerning community preferences for the Alpine-Balsam area regarding land use,
character, access and mobility, and getting feedback on options and area plan components.
The full summary of engagement to date is provided on the project website and included as a
supplemental document to the Area Plan.
For the BVCP Mid-Term Update, property owners, residents, businesses within 600 ft. of the city-
owned site were mailed notification and encouraged to provide feedback to staff or through
BeHeardBoulder. Notification also included direct messaging through Next Door and other
neighborhood contacts. BeHeardBoulder Feedback and e-mail received are attached below.
Concerns raised include:
• Ensuring the plan’s recommendations for decreasing density across the site with the highest
buildings along Broadway.
• Choices for relocating city services in this location.
• Assurances that the city achieve affordable housing goals at this site.
Attachment B - Staff Report: Alpine-Balsam
Agend Item 4A Page 18 of 112
ANALYSIS
Criteria for Land Use Map Changes
To be eligible for a Land Use Map change, the proposed change:
a) On balance, is consistent with the policies and overall intent of the comprehensive plan;
b) Would not have significant cross-jurisdictional impacts that may affect residents, properties or
facilities outside the city;
c) Would not materially affect the land use and growth projections that were the basis of the
comprehensive plan;
d) Does not materially affect eh adequacy or availability of urban facilities and services to the
immediate area or to the overall service area of the City of Boulder;
e) Would not materially affect the adopted Capital Improvements Program of the City of Boulder;
and
f) Would not affect the Area II/Area III boundaries in the comprehensive plan.
Evaluation:
a). On balance, is consistent with the policies and overall intent of the comprehensive plan;
The recommended changes area consistent with BVCP Policies and the Alpine-Balsam Area Plan.
In 2019 the Planning Board and City Council adopted the Alpine-Balsam Area Plan. The Area Plan
outlines the desired future development of an area – its character and scale, mix of land uses, and the
locations of streets, paths, parking, public spaces and urban services. The Vision Statement describes
the vision for the former Boulder Community Health site:
“Alpine-Balsam will be a vibrant multi-generations hub for community life and local
government services – a welcoming and inclusive new model for equitable affordable, and
sustainable living.”
The Area Plan’s Chapter 2 describes the Key Components of City Site Redevelopment in detail,
summarized:
East Block: Recommended BVCP Land Uses: Public (PUB) and Mixed Use Business (MUB)
City service center in the renovated Medical Office Pavilion and flexible mixed-use for the
northern part of the East Block to be determined at a future time. Uses could include additional
consolidated city services and community uses (e.g. relocated Older Adult Services/ Multi-
cultural Center) or could become housing or some combination of ground-floor commercial
with housing above.
Center Block: Recommended BVCP Land Use: High Density Residential (HR)
The center block is designated high density residential to support affordable housing projects
that might include a variety of rental housing, Permanently Supportive Housing and middle
income for-sale housing that could meet the city goals for a wide diversity of affordable
housing types and price ranges.
The Area Plan included flexibility to allow for a process to determine the feasibility of
Attachment B - Staff Report: Alpine-Balsam
Agend Item 4A Page 19 of 112
relocating Boulder County’s Service Hub to A lpine-Balsam in the Center Block. The viability
for Boulder County to relocate services from their campus at Iris and Broadway to Alpine-
Balsam was evaluated by a joint City-County Working Group that met several times in late
2019 and found unsurmountable challenges to bring county services to Alpine-Balsam –
specifically the inability to meet both city and county parking needs in the existing structure.
The plan indicates if relocation is determined to be infeasible, HDR3, High Density Residential
3 land use would be applied in that location.
West Block: Recommended BVCP Land Use: High Density Residential (HR)
Housing is envisioned in the West Block in the form of two to three-story town homes or
apartments. Directly adjacent to North Boulder Park and furthers from Broadway, this area is
environed as the least dense of the high-density residential prototypes.
South Parcels: Recommended BVCP Land Use: Mixed Use Business (MUB)
Two small vacant parcels on the north side of North Street are owned by the city. These will be
evaluated for potential future city needs or future sale.
The area planning process and final plan were developed with attention to the surrounding
neighborhood context as reflected in:
• decreasing building heights and density from Broadway to North Boulder Park,
• significant flood mitigation buffer along Balsam,
• connections improved connections to, through, and from the site.
• Urban design strategies for a significant amount of new public and private green space.
b) Would not have significant cross-jurisdictional impacts that may affect residents, properties or
facilities outside the city;
No cross-jurisdictional impacts are anticipated from this change.
c) Would not materially affect the land use and growth projection s that were the basis of the
comprehensive plan;
BVCP Projections from the 2015 major update did not account for changes in land use at this site
from a major health care facility to a mix of civic, residential and small-scale business uses. The
area plan projects up to approximately 260 new housing units. Generally these changes will result
in a slight improvement of the overall jobs:housing balance.
d) Does not materially affect the adequacy or availability of urban facilities and services to the
immediate area or to the overall service area of the City of Boulder;
For several decades the site has been fully developed as a regional hospital and health care facility.
The impact of redevelopment on urban facilities and services was evaluated in the planning process
and minimal impacts are anticipated.
e) Would not materially affect the adopted Capital Improvements Program of the City of Boulder
Attachment B - Staff Report: Alpine-Balsam
Agend Item 4A Page 20 of 112
• The existing roadway network in the area is well-developed and estimated to be able to
adequately serve projected residents, employees and visitors to the site. System improvements
for all modes of access and mobility are recommended and will be programmed in the CIP as
the site develops.
• Several areas within the areas are impacted by the 100-year, Conveyance, and High Hazard
flood zones. Flood mitigation improvements are programmed in site design to provide flood
conveyance for the 100-year flows so that development occurs outside the 100-year floodplain.
f) Would not affect the Area II/Area III boundaries in the comprehensive plan.
This change will not affect the Area II/Area III boundaries in the comprehensive plan.
Attachment B - Staff Report: Alpine-Balsam
Agend Item 4A Page 21 of 112
Comparison of Area Plan Prototypes and BVCP Land Use Designations
Alpine-Balsam Land Use Prototypes BVCP Land Use Designations and
Descriptions
High
Density
Residential
1 (HDR1):
Least dense of the high-density
residential prototypes.
Characterized by 2-3 story,
alley-loaded townhome units
and/or low-rise, smaller
footprint apartment buildings.
High
Density
Residential
(HR)
The areas are generally
located close to the University
of Colorado, in areas planned
for transit-oriented
redevelopment and near major
corridors and services.
Consists of attached
residential units and
apartments. More than 14
dwelling units per acre
High
Density
Residential
2 (HDR2):
Characterized by 3 story, low-
rise apartment buildings.
Building heights would be
within 35’ with any exception
over the 35’ to allow for
appropriately proportioned
pitched roof forms.
High
Density
Residential
3 (HR3):
Characterized by 4 story, mid-
rise apartment buildings.
Building heights would be
between 35’ and 55’ to allow
for a fourth floor and any
appropriately proportioned
pitched roof forms. This will be
applied to the Center Block
southern section that is no
longer being considered for
Boulder County services (see
below)
Mixed-Use
2: (MU-2):
Characterized by mid-rise
buildings up to 4 stories and
Mixed Use
Business
MUB development may be
appropriate and will be
Attachment B - Staff Report: Alpine-Balsam
Agend Item 4A Page 22 of 112
including flexibility for either
mixed or single use of
commercial and residential
uses. Strictly mixed-use with
active, ground floor uses, with
residential or office uses above.
Building heights would be
generally between 35’ and 55’
with an exception over 35’ to
allow for a taller first floor for
mixed-use buildings. The
density would allow up to 2.5
floor-area-ratio.
(MUB) encouraged in some business
areas. Specific zoning and
other standards and
regulations will be adopted
which define the desired form
intensity, mix, location and
design characteristics of these
uses.
Consists of business or
residential uses. Housing and
public uses supporting
housing will be encouraged
and may be required.
Public
(PUB):
Characterized by mid-rise
buildings up to 5 stories, with
flexibility for renovation of the
medical office pavilion for a
city service center. Buildings
will be designed to complement
and integrate with the public
realm. Building heights up to 5
stories and 55’.
Public
(PUB)
PUB land use designations
encompass a wide range of
public and private non-profit
uses that provide a
community service. They are
dispersed throughout the city.
Alpine-Balsam Implementation Next Steps
Information about hospital deconstruction and other implementation work can be found on the Alpine-
Balsam Implementation Project website: https://bouldercolorado.gov/planning/alpinebalsam and
community members can sign-up to receive the Alpine-Balsam newsletter.
Zoning Analysis and Community Engagement to Follow BVCP Land Use Changes
Analysis is underway to determine if the objectives in the plan can be achieved with existing zoning
districts and to assess the benefit of developing Form Based Code (FBC) for the city-owned properties
at Alpine-Balsam. FBC is a type of legal design regulation that describes the desirable physical
characteristics of buildings and is established to create a sense of place in the area being developed or
redeveloped. Boulder has employed Form Based Code Form in Boulder Junction area to further
implement the goals of the Transit Village Area Plan.
This approach is potentially attractive for Alpine-Balsam to craft specific urban design and character
regulatory tools prior to review of development applications. The process to develop Form Based Code
would include community engagement to identify preferences for a range of urban design topics such
as building mass, scale, bulk, orientation, configuration, and architecture character. It is anticipated
that the community process to guide zoning options and decisions will commence later this year or in
early 2021:
• Kickoff and Baseline Information Sharing – late 2020 or Q1 2021
• Community Engagement – Q1 – Q2 2021
• Adoption – Q3 2021
Attachment B - Staff Report: Alpine-Balsam
Agend Item 4A Page 23 of 112
Alpine-Balsam
BeHeardBoulder Q&A Feedback and Compiled E-mails (through 11/24/20)
10/11/2020 07:18 AM
The higher density, the better!
10/11/2020 10:51 AM
yes I support this. it should be high density mixed use. parking maximums! get rid of the flat open parking lots, they're a
hideous eye sore. if there must be parking, one small structure in the back should be adequate rather than rolling tarmac as
far as the eye can see. you say you aren't changing the land use of any of the private property around this lot, well you
should! it should all be medium density mixed use!! all. of. it. no more single family only zoning, especially not this close to
downtown!! it's classist and racist.
10/26/2020 07:49 AM
Please require more affordable housing for families as a requirement for sacri ficing views and space.
11/09/2020 10:21 PM
It makes no sense that the city purchased the most expensive land in the city and then forced the highest level of density to
justify their overpayment. this purchase was made with the purpose of city offices (w hich also made no sense at the highest
priced real estate in the city) and then the city shifted plans. Why isn't the Holiday development model being pursued here?
So much more livable and in keeping with the neighborhood.
Comments Via E-mail
10/7/2020
Hi Jean,
Thanks for running the show with the Alpine Balsam development! I'm excited to see what goes there.
My wife and I live on the east side of North Boulder Park at 2816 9th st. We moved here because we
recently had our first child, and we had dreams in a few years of our kids walking across the street and
playing in the park before dinner.
I'd like to express my concern for HDR2/HDR3 in the Alpine-Balsam area for the part not
directly off Broadway for the following reasons:
The entire perimeter of the park is currently wonderfully safe, with very little traffic. I see bikers every
morning. I see countless parents pulling over to pick up and drop off their kids on the side of 9th
street. Frisbees and soccer balls roll into the street non-stop, and no one is nervous and getting killed
picking one up. I feel safe walking across the street into the park every evening with my newborn in
my arms.
If the city tries to shoe-horn in HDR2/HDR3 density into the Alpine-Balsam development, the quiet
safety of 9th street will be over. In the last month, I've personally seen the trucks coming from the
Mapleton site hit the telephone pole once and the street sign twice. I'm not sure what happened last
week, but they seemed to hit something that required a day's worth of construction to fix. The point is
that the roads aren't designed for fluid traffic. A real estate developer will pretend the roads don't need
expanding, but whether it is done immediately or a couple years later when the congestion has caused
frustration, the city will expand the roads, and we'll have turned North Boulder Park into Denver.
Additionally, the real winners in big high density residential development are wealthy real estate
developers. I've worked with Blackstone and Broomfield and many real estate firms in my previous
financial life in NYC, and they're always the ones who get the better end of the deal, and the public
loses. Additionally, the state and federal tax treatment they get is basically to pay not taxes, so the
public loses again. It would irk me to see North Boulder Park ruined so another real estate developer
can make an extra $100 million.
Attachment B - Staff Report: Alpine-Balsam
Agend Item 4A Page 24 of 112
I'm not one to protest but offer no solution, so I'd suggest the following.
1.) Patience with the decision. Covid is a big deal, but a temporary one. Retail and storefront
will come back, but making economic decisions for 2023 based on 2020 will be costly for the city.
2.) Fade HDR3/HDR2 from Broadway to HDR1 on North Boulder Park. Place 2-3 retail
stores/cafes off North Boulder Park to add additional revenue for the city.
3.) Boulder is a wonderful place, and it's important that all types of people can enjoy it. Enforce
that developers must offer a significant chunk of equal-opportunity housing. This will enable
you to zone HDR2/HDR3 near Broadway as an opportunity zone, which will result in developers
bidding up more the property driving additional city revenue, and allowing you to keep HDR1
near the park. Additionally, the tax treatment requires all profits are reinvested in the area, so it
will keep the buildings and properties nice for all residents. And it will help reduce Boulder
yuppiness.
Oliver
Attachment B - Staff Report: Alpine-Balsam
Agend Item 4A Page 25 of 112
C. Public Request 1345 S. Broadway
Request Summary for 1345 S.
Broadway
• Requester: Property Owner – Mt.
Hope Church
• Type of Request: Land use map
change
• Brief Description of Request:
Low Density Residential (LR) to
another land use that might
support business, residential, or
mixed use.
• Approval Required: Two body
Existing Conditions
• BVCP Designation: Low Density
Residential (LR)
• Zoning: Low Density Residential
RL-1
• Lot Size: Approx. 4 acres
• Existing Buildings:
Jobs and Housing Assumptions
• Housing: There are no existing
housing units on the site.
• Jobs: Not available
• Projections: The 2015 BVCP
Update projections did not identify
growth for this site.
1311 – 1345 S. Broadway
The site is the location of Mt. Hope Lutheran Church.
Approximately 2 acres of the property are undeveloped.
The property is bounded by Broadway, Greenbriar Blvd.,
and Chambers Dr. There is low and medium density
housing nearby as well as the Fairview High and Southern
Hills Middle schools.
STAFF RECOMMENDATION
Analysis explored potential land use changes from Low Density Residential to another land use that
might support business, residential, or mixed use.
Staff is not recommending a land use change at this time. There is cautious support in the
neighborhood and policy support in the comprehensive plan for neighborhood-scale retail, housing, or
mixed use in this area. Due to the limitations with only virtual meetings and online participation there
was not the ability to have more robust engagement with neighbors, students and staff of the nearby
schools. While the feedback we received is thoughtful and detailed, we were not able to engage deeply
enough to make a recommendation for a future land use and effectively address people’s concerns.
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 26 of 112
Community feedback indicates cautious support for changes to this site for neighborhood-serving retail
or commercial and potentially housing as mixed-use. Staff recommends further exploration of a
potential land use change in conjunction with or through other processes that might include:
(1) Neighborhood-serving retail uses through the potential code-changes for 15-minute
neighborhoods anticipated early next year.
(2) Application for land use, rezoning, and concept plan for a more detailed development concept.
COMMUNITY INPUT
Written notice of the proposed change and update process was sent to property owners, residents and
businesses within 600 feet subject properties. Notice of the process was also shared via the Planning E-
Newsletter, Next Door, and direct contact with neighborhood contacts.
On multiple dates in October staff held virtual office hours to provide information and listen to
feedback about the parcels with land use change requests.
Summary of Feedback and Key Themes
Forty eight participants provided feedback through the BeHeardBoulder questionnaire. The majority of
respondents were people who live nearby (65%) and are highly supportive of a land use change in this
location.
The questionnaire asked about people’s level of support for three general land uses: neighborhood-
scale retail or commercial uses, housing, or a mix of commercial and housing as mixed use. Their
responses are shown in the charts below.
People are much more supportive of neighborhood-scale retail than housing or mixed use. Support for
housing and mixed use was quite evenly split between people who would support that new use there
and people who would not support it. However as expressed in the comments, many may be more
supportive of changes if a higher level of detail could be provided about the development concept.
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 27 of 112
Many people described support for uses such as cafes and restaurants, small-scale retail, mixed use and
affordable housing. The full report from the BeHeardBoulder questionnaire and compiled e-mail
comments attached below provides more detail about the types of uses people would like to see.
Concerns
People’s concerns mainly focused on traffic, safety and parking. Some expressed concern about a
change in this location negatively affecting the character of the neighborhood. Key issues include:
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 28 of 112
• A high level of concern about safety and accessibility at the intersection of Toedtli and
Greenbriar as well as Greenbriar and Broadway, especially during peak school and community
hours. This includes high speed, inconsistent signals, long waits for pedestrian signals, and
• Suggestions to explore changes to the intersection to make it more functional, safer, less noisy,
more attractive and appropriate as a welcome point to the city.
• Request for consideration and improvements for access and parking for Fairview and Southern
Hills populations in conjunction with land use changes and/or access improvements on this site.
This information has been shared with Transportation and Mobility staff for consideration in capital
planning for these areas regardless of a land use change.
Feedback from Nearby School Populations
Staff worked with Growing Up Boulder to reach out to faculty, staff and students at Fairview and
Southern Hills Schools. Due to remote learning environment the ability to interact with classes was
limited and the level of response was only about 10 individuals. Feedback was generally supportive of
retail or café/restaurant uses that would serve students. People commented that this area is heavily
youth-centric and keeping it safe needs to be a high priority.
ANALYSIS
The Mt. Hope Lutheran Church at 1345 S Broadway has requested consideration of a land use change
from Low Density Residential (LR) to another land use designation that allows the vacant portions of
the site (approx. 2 acres) to provide more benefit to the community.
Staff is not recommending a specific change to the land use at this time, however recognize that a
change could be supported in the future with a more specific development plan.
Community input indicates a lot of support within the neighborhood for neighborhood-serving
commercial uses. There is also support for housing, especially if it would include a high level of
affordability. Based on the feedback received:
• The addition of neighborhood-scale and serving retail uses at the site are potentially
supportable. Some commercial uses in conjunction with housing could be supportable.
• The addition of housing at a medium or high density could potentially be supportable at the site
if issues around access and views could be addressed.
Code Amendments to Encourage 15-Minute Neighborhoods
A project is underway to amend city codes to further diversify uses within neighborhood centers and
potentially identify areas that that would encourage 15-minute neighborhoods by allowing retail and
service uses to encourage greater levels of walkability. Staff are working to assess options and
additional community engagement is expected in 2021. More information on the project can be found
here: Code Amendment: Use Tables & Standards Phase 2 (bouldercolorado.gov)
Transportation and Mobility
There is a lot of concern about potential traffic impacts to an already busy intersection and area.
If potential land use changes move forward for this site, staff recommends further traffic studies and
attention to access and safety.
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 29 of 112
Feedback on proposed
land use change at
1345 S. Broadway
SURVEY RESPONSE REPORT
01 October 2020 - 17 November 2020
PROJECT NAME:
2020 BVCP Mid-Term Update: 1345 S. Broadway (Mt. Hope Church)
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 30 of 112
SURVEY QUESTIONS
Page 1 of 18
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 31 of 112
Q1 Could you support a land use change in this location?
6 (12.5%)
6 (12.5%)
20 (41.7%)
20 (41.7%)
22 (45.8%)
22 (45.8%)
No Way!Maybe, but it depends.Yes!
Question options
Optional question (48 response(s), 0 skipped)
Question type: Emoji Question
Feedback on proposed land use change at 1345 S. Broadway
Page 2 of 18
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 32 of 112
Q2 Let us know your thoughts on new future uses at this site
20
20
15
15
15
15
12
12
7
7
10
10
2
2
2
2
1
1
5
5
5
5
8
8
9
9
17
17
13
13
Definitely disagree
Somewhat disagree
Neither agree nor disagree
Somewhat agree
Definitely agree
Question options
10 20 30 40 50 60
I support land
use changes
to allow new
neighborhood
scale or
commercial
uses
I support land
use changes
to allow more
housing
I support land
use changes to
allow a mix of
housing and
commercial
(mixed use).
Optional question (48 response(s), 0 skipped)
Question type: Likert Question
Feedback on proposed land use change at 1345 S. Broadway : Survey Report
Page 3 of 18
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 33 of 112
Q2 Let us know your thoughts on new future uses at this site
Feedback on proposed land use change at 1345 S. Broadway :
Page 4 of 18
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 34 of 112
Definitely agree : 20
Somewhat agree : 12
Neither agree nor disagree : 2
Somewhat disagree : 5
Definitely disagree : 9
2 4 6 8 10 12 14 16 18 20 22
Feedback on proposed land use change at 1345 S. Broadway : Survey Report for 12 March 2018 to 17 November
2020
Page 5 of 18
I support land use changes to allow new neighborhood-scale retail or commercial
uses.
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 35 of 112
Definitely agree : 15
Somewhat agree : 7
Neither agree nor disagree : 2
Somewhat disagree : 5
Definitely disagree : 17
2 4 6 8 10 12 14 16 18
I support land use changes to allow more housing.
Feedback on proposed land use change at 1345 S. Broadway :
Page 6 of 18
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 36 of 112
Q3 What are your ideas about a land use change in this location?
Definitely agree : 15
Somewhat agree : 10
Neither agree nor disagree : 1
Somewhat disagree : 8
Definitely disagree : 13
2 4 6 8 10 12 14 16
I support land use changes to allow a mix of commercial and housing (mixed use).
Feedback on proposed land use change at 1345 S. Broadway : Survey Report for 12 March 2018 to 17 November
2020
Page 7 of 18
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 37 of 112
Anonymous
10/08/2020 04:05 PM
I live in the Mountain Shadows complex. I like the idea of a coffee shop and
a place or two to eat.
Anonymous
10/11/2020 08:30 AM
Would especially love to see food/beverage retail (e.g., coffee shop, deli,
pizza place, brewery, ice cream shop), perhaps a small convenience
store/grocery/market, to have these things walkable from home.
LetsFicks
10/11/2020 10:58 AM
this whole area should be medium density mixed use! form based zoning
rather than use based zoning please! we desperately need more housing in
this city, but we need to keep an eye towards complete neighborhoods, so
there should be corner stores, small scale grocery stores, etc. also it should
be allowed to be 3 or 4 stories by right. the whole neighborhood. the whole
city should be medium density mixed use, except downtown which should be
highdensity mixed use, and industrial areas, which should be industrial. all
this single family zoning is ruining our city and making us look like 60 year
old rich white nimbys who are terrified of minorities moving in. it's not 1950
anymore!!!
Anonymous
10/16/2020 10:52 AM
I would love a small amount of housing on top of some great retail. Maybe a
cafe or two that's affordable for kids and teachers and families? Or a
skateboarding shop?
Anonymous
10/17/2020 09:42 PM
I am opposed to any land use change in this location.
BoulderJ
10/21/2020 11:15 PM
I and most LR-1 neighbors adjacent to the church lot can be supportive of
some well-planned MIXED-USE development (vs. housing-only, which would
be much more contentious). It can certainly include some affordable housing
options for a limited number of new residents, though also should include
some local, 15-minute walkable shops/services/amenities for existing
residents, including the large student/teacher populations that the schools
draw on a daily basis. One seemingly ideal aspect would be a "Rayback Lite"
portion of the development that would feature a multi-functional
gathering/coffee/bar space with regular food truck service. This would allow
the greatest variety and highest benefit of services to the community in a
confined amount of space. Along with ANY development, a significant
revision of the intersections and traffic control for cars/bikes/peds needs to
occur. I feel that all of the above can be combined synergistically with
thoughtful and integrated planning.
Anonymous
10/25/2020 06:55 PM
I would be supportive of truly affordable housing, possibly a mixed use
development with retail/amenities.
Anonymous
10/26/2020 04:20 PM
Underpasses or bridges from the vacant lot across Broadway. Turn it into a
park. Or a neighborhood garden. Bike park. WALKABLE services only. NO
CARS.
SoBoNeighbor This space should be used to solve a social issue, not to just financially
Feedback on proposed land use change at 1345 S. Broadway : Survey Report for 12 March 2018 to 17 November
2020
Page 8 of 18
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 38 of 112
10/26/2020 05:15 PM benefit the church or developer. Such issues it could benefit are diversity and
low income support within Boulder, or elder care. However, given the financial
strain on churches during the pandemic, I am concerned that financial goals
will trump the social benefits. Possible uses could be a small number of town
homes designated for low income BIPOC families (not college students) that
would allow them to take advantage of the school system, a low-income
daycare to benefit workers who travel in to Boulder from more affordable
neighborhoods, or a senior center/housing which would allow elder
generations to live near their extended families. I do not see any benefit to
using it for retail as there is space available at the Table Mesa Shopping
Center. I also think college housing would be detrimental to the
neighborhood and dangerous for the large number of young children that
frequent the area.
Anonymous
10/26/2020 07:25 PM
The Broadway/Greenbriar intersection and nearby streets are already
overwhelmed with residential and Fairview/Southern Hills traffic.
Anonymous
10/26/2020 07:48 PM
I think this would make a nice community center with housing. The density
and scale of the housing should not be greater than the Mountain Shadows
and other townhomes on the south side of the property, and could provide for
a good mix of middle-income/workforce affordable housing. (60-100% AMI)
Anonymous
10/26/2020 08:15 PM
I’d like to see the land used for expanded community gardens. Local
residents could rent one or more garden plots for a modest fee to be used to
pay for water needed to nurture plants. By growing their own vegetables,
herbs and/or flowers, gardeners would be improving the environment around
our neighborhood, while at the same time improving their health, building
community by developing relationships with other gardeners and perhaps
collaborating on what to grow and how to grow the plants. The land would
need cultivation and the soil would need amendment in order to be ready for
gardening. In this area, such soil preparation takes years of work (as I know
from my own gardening experience in the Table Mesa neighborhood).
Anonymous
10/26/2020 09:33 PM
I recommend this land be used for school parking. Alternatively, a community
garden. A community garden would be beneficial to the health and well-being
of our community. It could be integrated into the school education and
provide both the community and students with access to healthier food
choices if a food stand was integrated as part of the design. I definitely
oppose the use of this land for commercial / retail use.
Doug Bachman
10/27/2020 10:15 AM
I'd like to see a plan for the entire property instead on pieces. The Church
doesn't appear to be doing very well. Residents are worried the
developer/agent isn't being transparent.
Anonymous
10/28/2020 01:39 PM
I live on Chambers Dr. facing the south side of Mt. Hope Lutheran church.
The very south end of Boulder desperately needs a bit of commerce! A
restaurant or two and a small grocery would serve the entire neighborhood as
well as the students at both Southern Hills Middle School and Fairview High
School who must now drive during their free periods. It would decrease car
Feedback on proposed land use change at 1345 S. Broadway : Survey Report for 12 March 2018 to 17 November
2020
Page 9 of 18
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 39 of 112
traffic and provide WALKABLE SERVICES to residents which is something
we desperately need and want! Boulder is such a wonderful place to live in
so many ways but it is NOT a walkable city and that's a detriment.
Anonymous
10/29/2020 08:22 AM
A local coffee shop and convenience store with a community meeting room
would be helpful. Also, affordable housing would be a good use of the weed-
strewn vacant lots.
Anonymous
10/31/2020 12:43 PM
Please use it to provide an underpass for bikes, hikers, school and church
attendees. Please don’t change the zoning until after there are plans that
better solidify its use. It seems like a poor use of time and money to make a
zoning change without knowing what you want to do with the land. How
about you provide a plan for what you’d do with the land using its current
zoning designation, along with an alternative for how you might alter that plan
if the zone were to change?
Anonymous
11/01/2020 01:38 PM
I think it would be great to have a cafe or restaurant there, specifically for
students of Southern Hills Middle School and Fairview High School. But I
also think that more housing would benefit our community.
Anonymous
11/01/2020 01:39 PM
Restaurant
Anonymous
11/01/2020 02:20 PM
The corner could have a convenience store or an apartment complex
Anonymous
11/01/2020 02:25 PM
Don't change it
Anonymous
11/01/2020 02:26 PM
Needs a cafe, that would be a great spot for high schoolers!
Anonymous
11/01/2020 02:28 PM
I think the most beneficial and most urgent need would be for affordable
housing. Something like a cafe would probably be frequented by middle
schoolers (such as my child), but that would be ok. I think having a "hangout"
space for them to buy drinks and pastries and such would be fine.
Anonymous
11/01/2020 05:32 PM
I would like to see a place for the teens in middle school and high school to
hang out and spend time together, a place where they can meet and spend
time together.
MountainMel
11/01/2020 05:50 PM
There is an INSANE amount of affordable housing programs and condos and
mixed use homes being built all over central, north and east Boulder. At
some point the scales will be tipped and there won't be any place for those
residents to move up to because nobody is building normal homes anymore
in Boulder. So either consider normal single family homes or bring in some
fun retail because everything is incredibly congested around the King
Soopers. There isn't even any retail along Table Mesa anymore. As one of
the LARGEST areas for middle school and high schools students, consider
something that would engage them. Even a skate park or community center
Feedback on proposed land use change at 1345 S. Broadway : Survey Report for 12 March 2018 to 17 November
2020
Page 10 of 18
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 40 of 112
for our youth. DON'T CAVE TO DEVELOPMENT FOR CONDOS. DON'T DO
IT! We are over fun with condos, the views which we all LOVE would be
ruined and you'd be just another spot in Boulder like Boulder Junction, East
Arapahoe, etc. BE CREATIVE - PLEASE PLEASE PLEASE! It's one of the
first things people coming/going from the South would see and or use so
please give long term consideration to that aspect of the community.
Anonymous
11/02/2020 07:38 AM
Medium Density housing. Plenty of retail at Broadway and Table Mesa, close
enough to support more housing.
Anonymous
11/02/2020 08:13 AM
It would be great for the students attending Southern Hills and Fairview high
school to have a walkable place to get lunch, or snacks before/after school in
the way that Boulder HS and Casey Middle school so, thus I support the idea
of either commercial (restaurant/cafe) or mixed use that includes some food
options.
Anonymous
11/02/2020 09:34 AM
I OK with doing something to the location. I think the right plan would be good
for the neigborhood.
Anonymous
11/02/2020 10:44 AM
I think there should be a cafe
Anonymous
11/02/2020 12:16 PM
Perhaps something that benefits students at Southern Hills and Fairview.
Anonymous
11/02/2020 12:21 PM
It's be nice for Fairview high school students, as well as nearby
neighborhoods and eventually CU Boulder South campus, to be able to walk
to a local pizza or coffee shop without walking 20-25 minutes to Table Mesa.
Also an art/pottery/music teaching studio would be nice there. Might need to
make Chamber Dr. a one-way direct (only exit onto Broadway) to reduce
traffic problems and force people to use the Greenbriar Blvd traffic light.
Anonymous
11/02/2020 02:45 PM
Prefer small retail or commercial office space. Concern with more housing.
Anonymous
11/02/2020 02:49 PM
No multi family units. Local business only.
Anonymous
11/02/2020 05:55 PM
I believe that having a multi-family build in the community along with
affordable housing will be a great advantage for us here to be able to provide
more diversity which we need during these un-optimistic times. We have
these big schools that have the ability to project a larger number of student
enrollment.
Anonymous
11/03/2020 08:31 AM
Too much development as is.
Anonymous I think it would be a good idea, however not housing
Feedback on proposed land use change at 1345 S. Broadway : Survey Report for 12 March 2018 to 17 November
2020
Page 11 of 18
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 41 of 112
11/09/2020 03:07 PM
Anonymous
11/09/2020 03:12 PM
Another bar or restaurant that ISN’T Under The Sun, a skate shop, bike shop,
soccer store would be great.
Anonymous
11/09/2020 03:40 PM
Icecream shop, sandwhich shop, or other restaurants.
Anonymous
11/09/2020 06:10 PM
This would be a great commercial location. A restaurant or cafe would be
ideal.
Anonymous
11/09/2020 08:07 PM
The city of Boulder has very little middle-income housing options through its
permanently affordable housing program. Why not add more of that? Many
teachers could benefit and actually live in Boulder.
Anonymous
11/10/2020 04:51 AM
This would be a great spot for mixed use development. SHMS, Fairview, and
South Boulder residents would really benefit from having a restaurant here.
Also, this could be a really prominent spot for Boulder. It would serve as a
bookend to the city. Many people arrive in Boulder via 93 and the first thing
they see is the red balls at the animal shelter. Could be interesting to think
about how this site gesture "welcome to boulder".
Anonymous
11/10/2020 09:09 AM
I would most support mixed use development - retail on the bottom and
medium density housing on the top.
Anonymous
11/10/2020 07:10 PM
I think a locally owned retail shop would be great. Or a soda fountain -
gathering place for kids
Anonymous
10/08/2020 04:05 PM
I'd like there to be consideration for parking needs. I am open to mixed-use
but think adding only adding higher density housing will be too much for the
area to sustain.
Anonymous
10/11/2020 08:30 AM
Would need to consider impact on Broadway/greenbriar intersection for
pedestrians wanting to access new establishments. Intersection would likely
benefit from new crosswalk on south side of light and changed timing
pattern.
LetsFicks
10/11/2020 10:58 AM
that you will cave to pressure and just put single family on it. or an office park
(office parks are terrible for the economy and the traffic), or more of those
awful swastika townhomes. the swastika houses are such a waste of land!! if
everywhere we had swastica houses we instead had sensible row houses
Optional question (43 response(s), 5 skipped)
Question type: Essay Question
Q4 What are your concerns about a land use change in this location?
Feedback on proposed land use change at 1345 S. Broadway : Survey Report for 12 March 2018 to 17 November
2020
Page 12 of 18
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 42 of 112
with small back gardens, we'd have so many more townhomes on the same
amount of land, they wouldn't be so weird looking, and they'd be nicer places
to live.
Anonymous
10/16/2020 10:52 AM
None--it seems like a perfect location for mixed use.
Anonymous
10/17/2020 09:42 PM
Any change that would allow either retail or commercial uses or more
housing (or both) would drastically alter the character of the neighborhood. I
moved and purchased a home here because it was quiet and residential.
There is no need for walkable food or other services when the Table Mesa
shopping center is just a mile away, is easily reachable on foot or by bus, and
has lots of shopping options and where a Whole Foods Market is about to
open. Also, we don't need to bring more traffic to an area that has seen
significant traffic increases in recent years. Moreover, with three HOAs just
south of the proposed site, the last thing this area needs is more residential
density. Additionally, these HOAs would not benefit from drawing more
school population traffic when too many students are already trespassing and
causing problems in their common areas (including smoking pot and skate-
boarding).
BoulderJ
10/21/2020 11:15 PM
While the land to the S and E of the church has elevated density/usage
(major street & MR-1 zoning), that to the N and W does NOT and is squarely
low-density, low-traffic, quiet LR-1 properties. Allowing the higher density to
creep N may create some community benefit, though the boundary between
high/low MUST be upheld to include strict containment and management of
the inevitable traffic/light/noise increases.
Anonymous
10/25/2020 06:55 PM
Having lived on Ludlow St just around the corner from the location for 22
years, I have serious concerns about how traffic would flow. In this
neighborhood we call the intersection 'the guillotine'. It is nuts trying to get out
of this neighborhood during school arrival and departure times. We have
struggled with teen drivers and speeding parents year after year. It will be
hard for many to support development of this location without an extremely
robust traffic flow/mitigation plan. Some years ago Gillespie was a route to
take to head North on Broadway. That was mitigated due to accidents. The
Broadway?Greenbriar Guillotine intersection became worse after that.
Anonymous
10/26/2020 04:20 PM
Any development should NOT include ANY car access... it would be a hazard
for both traffic on Broadway and Greenbriar. It is well known in this
community there are significant traffic issues at this corner currently
(Broadway, GreenBriar) - a pedestrian was killed at that intersection in 2011.
I have been nearly run over multiple times by a car traveling northbound on
Greenbriar trying to get onto Broadway. There is a HIGHWAY on one side
and a MAJOR thoroughfare on the other (which attracts a TON of new
driver/high school traffic - with a tendency of SPEEDING to make the light). If
any development is made at this corner the traffic patterns MUST be
addressed intelligently. Think pedestrian underpasses or bridges over
Broadway and Greenbriar. Additionally, Toedtli is the only street that allows
Feedback on proposed land use change at 1345 S. Broadway : Survey Report for 12 March 2018 to 17 November
2020
Page 13 of 18
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 43 of 112
neighbors an exit from their neighborhood. Any development at this corner
impacts that community and emergency services from getting in and out of
the neighborhood.
SoBoNeighbor
10/26/2020 05:15 PM
A detailed plan on what the land should be used for is imperative PRIOR to
changing the land designation. I will not support any initiative that
circumvents this. It is potentially a very dangerous location to increase traffic
and population given the number of minors there with the two adjacent
schools and the complex traffic flow at that intersection. Changing the
designation without an agreed upon plan limits any recourse the city or
neighborhood has in directing the land use to beneficial and safe purposes.
The traffic flow along Toedtli is already extremely dangerous with near
accidents at the intersection, constant speeding, and young, inexperienced
drivers. There are many young children that walk, ride bikes, or skate alone
along that road. I have not heard any plans from the church or city to address
the danger so any land use that increases traffic will be a problem. This also
must be addressed before land use change is initiated. I also worry that the
church is being taken advantage of by developers as they have financial
constraints. This problem is significant enough to warrant entire departments
in state justice departments to review development of church properties. Has
anyone reviewed this in regards to this request? Finally, I am concerned that
without a legally binding agreement on direction of the project before land
use designation change, all the suggestions of using the land for low income
housing, limiting college usage, or engaging with the neighborhood will
disappear. The church showed no plans to engage with the community prior
to their request to change the land use designation a few months ago at the
council meeting. Our community only found out about the request through
personal contacts within the city offices. The realtor presenting the plan was
unprepared and did not appear interested in community engagement until
after the council demanded it. I am also curious as to who will be maintaining
the property that is developed. Will the community be working with Mt Hope
to ensure the property is maintained to a livable standard or will it be
effectively sold to a developer? Overall I think this land could be put to good
use but I have little faith that it will be given the current state of planning.
Anonymous
10/26/2020 06:48 PM
I am concerned about additional light, noise, and traffic, especially in the late
afternoon and evening. I am very concerned because that is already an
unsafe junction and I can't imagine adding to the traffic there.
Anonymous
10/26/2020 07:25 PM
More traffic, congestion, noise
Anonymous
10/26/2020 07:48 PM
Visual impact and access. The eastern elevation should be built to create a
noise buffer and wrap, and community amenities - like community gardens -
should be retained. If the market allows, a community cafe space would also
be nice.
Anonymous
10/26/2020 08:15 PM
I don’t believe our section of Boulder needs any further commercial or
residential development. We have plenty of businesses in the Table Mesa
Feedback on proposed land use change at 1345 S. Broadway : Survey Report for 12 March 2018 to 17 November
2020
Page 14 of 18
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 44 of 112
shopping center. Our neighborhood has more than enough residences, as
evidenced by the amount of traffic flowing through our streets. The
intersections near Mt. Hope Church are clogged with all kinds of traffic
because of the crowdedness of the neighborhood and because of the two
main schools nearby (Fairview and Southern Hills). There is also a lot of
pedestrian traffic and bicycle traffic, largely emanating from the schools and
the bus stop across from the property in question. Adding more car traffic to
the mix would only increase the danger to all people in the area.
Anonymous
10/26/2020 09:28 PM
Further expansion of medium density housing without immediately adjacent
services is unprecedented in south boulder. Neighboring Mountain shadows
more closely resembles bear creek apartments. We don’t need more senior
housing or higher density without transit solutions. The skip only goes one
way across the street and adding density of housing would increase
ped/bike/vehicle conflict
Anonymous
10/26/2020 09:33 PM
Parking and traffic are my primary concerns. Parking on Longwood Avenue
and a section of Gillaspie Drive have been limited to 2 hours pushing the
traffic, safety and parking issues to Greenbriar, Toedtli, Knox, Grinnell,
Hastings and Ludlow. By making this land into school parking, the
neighborhood roads around the schools would be safer and less congested.
We don't want to encourage more student driving to school so in addition to
converting this land into a parking lot, the 2 hour parking limit should be
implemented on all neighborhood roads around the school. Entrance and exit
to the parking lot would be on Chambers in order to spread out the traffic flow
from Greenbriar and Broadway, which is already high. The Table Mesa
Shopping center has many sections of the property that are unused, which
could be used for further commercial / retail development and affordable
housing. We definitely DO NOT need more commercial / retail businesses in
this area. Let's use existing commercial / retail property in the Table Mesa
shopping center more effectively. The Baseline shopping center also has
high vacancy that could be used more effectively.
Doug Bachman
10/27/2020 10:15 AM
Mostly traffic. The intersection of Broadway, Greebriar, and Toedtli gets really
crazy during rush hour and school start/end. It's already dangerous and I
worry how the new traffic will impact the intersection. That's my main concern
about retail there. I can't see cars coming and going all of the time being a
positive.
Anonymous
10/28/2020 01:39 PM
Very few if any. Please do not allow a building that could in any way
compromise residents' views with a building of several stories.
Anonymous
10/29/2020 08:22 AM
I hope changes reflect the needs of the neighborhood and not the
developer(s).
Anonymous
10/31/2020 12:43 PM
That intersection is a choke point for multiple schools and half of table Mesa.
Any changes would require a review and redesign of the traffic patterns going
into and out of that intersection. It is already a traffic jam due to the school,
and is a risky intersection with pedestrians and bikers dealing with teenage
Feedback on proposed land use change at 1345 S. Broadway : Survey Report for 12 March 2018 to 17 November
2020
Page 15 of 18
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 45 of 112
drivers and busy parents, as well as visitors to the rec room and park. By the
way- why is the zone for the entire church block being changed when the
claim is to develop only the vacant two acres?
Anonymous
11/01/2020 01:38 PM
I don’t have any concerns about it!
Anonymous
11/01/2020 02:20 PM
Adding additional road outlets on Broadway could be dangerous. It's
otherwise hard to get access to the northern part of the land.
Anonymous
11/01/2020 02:25 PM
I don't think we need to build on every vacant piece of land in Boulder. There
is hardly any land left that doesn't have something crammed onto it. All
buildings that have been built over the last 20 years look the same, are the
same height and go right up to any set back that is involved. It would be nice
if at least one gateway into Boulder is a little less commercial or filled with
buildings. Plus, less than a mile down the road is the Table Mesa Shopping
center with shops, restaurants etc.
Anonymous
11/01/2020 02:26 PM
The traffic patterns already around the school area-no more housing with
parking issues!
Anonymous
11/01/2020 02:28 PM
If it's just so someone can make money, I'm against it. If it's truly to benefit
the neighborhood or humanity in general (such as through affordable
housing), I would support it.
Anonymous
11/01/2020 05:32 PM
i do want to have any housing, stores or apartment that could put the kids' in
danger ot strangers.
Anonymous
11/02/2020 07:38 AM
Don't need more retail here.
Anonymous
11/02/2020 08:13 AM
Traffic in and out of this area from Broadway and the neighborhoods.
Anonymous
11/02/2020 09:34 AM
Additional traffic
Anonymous
11/02/2020 10:44 AM
I don't really have any
Anonymous
11/02/2020 12:21 PM
More traffic problems (congestion, accidents) during the weekdays. Might
increase homeless people soliciting.
Anonymous
11/02/2020 02:45 PM
Housing
Anonymous Decreasing my home value
Feedback on proposed land use change at 1345 S. Broadway : Survey Report for 12 March 2018 to 17 November
2020
Page 16 of 18
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 46 of 112
11/02/2020 02:49 PM
Anonymous
11/02/2020 05:55 PM
It is such an enclosed area in the community that having a business on there
is not the best because of traffic.
Anonymous
11/03/2020 08:31 AM
The roads can't handle the extra cars. The schools can't handle the extra
kids.
Anonymous
11/09/2020 03:07 PM
No housing. We are very crowed already
Anonymous
11/09/2020 03:12 PM
N/A
Anonymous
11/09/2020 03:40 PM
We do not want any housing to be added.
Anonymous
11/09/2020 06:10 PM
None
Anonymous
11/10/2020 04:51 AM
Morning traffic and parking at Fairview & SHMS is already pretty challenging.
Wouldn't want this development to compound that.
Anonymous
11/10/2020 09:09 AM
I would *not* support development where traffic is primarily routed to
Greenbriar - during the morning rush hour, especially, where school and work
times converge, traffic on Greenbriar (and in South Boulder overall) are
already horrendous. So, along with this development, there needs to be
better access to Broadway.
Anonymous
11/10/2020 07:10 PM
Safety of kids
Optional question (41 response(s), 7 skipped)
Question type: Essay Question
Feedback on proposed land use change at 1345 S. Broadway : Survey Report for 12 March 2018 to 17 November
2020
Page 17 of 18
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 47 of 112
Q5 To help us understand who is providing feedback please choose the option below that
best describes your relationship with the area.
31 (64.6%)
31 (64.6%)
7 (14.6%)
7 (14.6%)
3 (6.3%)
3 (6.3%)
2 (4.2%)
2 (4.2%)
5 (10.4%)
5 (10.4%)
0 (0.0%)
0 (0.0%)
0 (0.0%)
0 (0.0%)
0 (0.0%)
0 (0.0%)
I attend services or events at Mt. Hope I don't frequent the area I work nearby (not school)Other (please specify)
I frequent the area for hiking, visiting friends, etc.I work at a nearby school I go to school nearby I live nearby
Question options
Optional question (48 response(s), 0 skipped)
Question type: Radio Button Question
Feedback on proposed land use change at 1345 S. Broadway : Survey Report for 12 March 2018 to 17 November
2020
Page 18 of 18
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 48 of 112
S Broadway
Compiled E-mail through 11/24/20
10/31/2020
Hello, Jean,
I live across the street from the lot at 1345 S. Broadway, and I’d like to offer my thoughts and input on
the proposed zoning change there at Mt. Hope Lutheran Church. I have been a Boulder
homeowner/resident since 1991, and I have owned and occupied this home across from Mt. Hope
Church since 1998. As a longtime resident of the neighborhood in question, I have an excellent
understanding of traffic and pedestrian patterns in our area.
Our neighborhood has several traffic and pedestrian issues. These already need to be addressed
anyway, but they especially need to be addr essed if the city proposes to develop the lot in question.
South Broadway from Greenbriar south to the city limit currently behaves more like a highway than a
neighborhood street. Cars drive fast through that stretch of road; please take this into account as you
propose to bring new residents—with their pets and their children!--to live a few steps away from that
fast-moving traffic. Yes, there are many neighborhoods already along that stretch of road, but the
homes on the eastern side have the buffer of th e multi-use/bike trail between them and the Broadway
traffic. And the homes on the western side have the buffer of the vet’s office and some vacant
land/vegetation. The lot in question, however, sits directly on Broadway with no buffer at all.
Whether the city decides to use the lot for residential or business use, I would submit the following
thoughts to help make the new construction (and the area in general) safer:
--There is already a general shortage of sidewalks in the area anyhow (especially along Br oadway),
making it both dangerous and inconvenient to be a pedestrian in our neighborhood. There are
currently no sidewalks or curbs along the eastern edge of that lot (the edge that runs along
Broadway). If the city does decide to develop this lot, then a t the very minimum, I would urge you to
provide continuous sidewalks around the entire lot’s perimeter.
--In proposing to develop that lot, the city will most likely need to consider adding a driveway to
allow traffic to enter the lot from Broadway. The fast traffic speeds along Broadway need to be taken
into account when planning for how to make this work; people turning left into the lot from the
northbound side of Broadway will have to cross some pretty fast-moving traffic, without the benefit
of a traffic signal.
--A median along Broadway—ideally from the traffic signal at Greenbriar to the southern city limit--
would help to slow the traffic through that stretch, making it safer for everyone involved. If said
median had pedestrian refuges in it, that would be even safer.
--There is currently no safe way for pedestrians to get across Broadway south of the traffic signal at
Greenbriar. If those living in the neighborhoods west of Broadway want to access the bike/multi -use
trail, they are forced to either make a dash for it across Broadway without the benefit of any traffic
control, or to walk all the way up to Greenbriar to cross the street safely. A safe crossing of some sort
(or better yet, a traffic signal) at the intersection of Chambers and Broadway wo uld be a wonderful
addition to the neighborhood—again, especially if the city proposes to bring more people to live in
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 49 of 112
this area. And as the cars heading up the hill into Boulder from Hwy 93 will not have much warning to
slow down before they reach the top of the hill, some sort of signage on the northbound side of
Broadway at the bottom of the hill would be very helpful (“pedestrian crossing ahead,” or “traffic
signal ahead,” or some such).
--If this lot is developed, there would be more pedestrian traffic (not to mention vehicular traffic) at
the Broadway/Greenbriar intersection. A pedestrian refuge in the middle of that intersection could
be a very helpful addition. That intersection already sees a fair amount of vehicular traffic as well;
this would need to be considered when planning where to place a driveway for cars to enter the lot
from Greenbriar—if the driveway is too close to the intersection, it could cause undue congestion in
an already busy area, especially at certain times of day.
Finally, traffic and pedestrian safety issues aside, if the city decides to build residences on the lot in
question, I would urge you to make these residences permanently affordable. Boulder has plenty of
homes for the affluent, and rather a shortage of nice homes that are within reach for people of more
modest incomes.
I very much appreciate the city’s consideration of my thoughts and input. Boulder is a wonderful place
to live, and I’m sure the city will make a decision that will enhance the lives of existing resident s as well
as any potential new residents in our neighborhood.
Raven and Rob Moore Amerman
1536 Chambers Drive
303-499-3789
Attachment C - Staff Report: 1345 S. Broadway
Agend Item 4A Page 50 of 112
D. Staff-Initiated Land Use
change
6500 Odell Place
Request Summary for 6500 Odell Place
• Requester: Boulder Housing Partners
(potential property owner in
conjunction with current property
owners)
• Type of Request: Land use map
change
• Brief Description of Request:
Mixed Use Industrial (MUI) to High
Density Residential (HR)
• Approval Required: Two body
Existing Conditions
• BVCP Designation: Mixed Use
Industrial (MUI)
• Zoning: Industrial General (IG)
• Lot Size: 47,893 sq ft
• Existing Buildings: vacant
Jobs and Housing Assumptions
• Housing: There are no existing housing
units on the site. A change to HR might
yield between 20-35 new units.
• Jobs: The site is currently vacant.
• Projections: The 2015 BVCP Update
projections were based on the current
IG zoning and estimated up to an
additional 65 jobs and no housing units.
6500 Odell Place
The site is located in the Gunbarrel Green subdivision
in the northeastern corner of Odell Place and Spine
Road, a block north of Lookout Road. It is currently
vacant. Adjacent land uses are mainly light industrial
and commercial to the east, south and west with a
multifamily residential development directly to the
north. The King Soopers grocery is located one block
to the south. The site is within the planning area for
the Gunbarrel Community Center Plan.
Staff is proposing this land use change in partnership
with Boulder Housing Partners (BHP). BHP has an
interest in the property and is pursuing a permanently
affordable housing project on the site.
Attachment D - Staff Report: 6500 Odell Place
Agend Item 4A Page 51 of 112
Site looking northwest toward adjacent residential Site looking south toward the commercial center
Attachment D - Staff Report: 6500 Odell Place
Agend Item 4A Page 52 of 112
STAFF RECOMMENDATION
Staff is recommending changing the current land use designation from Mixed-Use Industrial to High
Density Residential for the following reasons:
• High Density Residential Land Use would support the city’s housing goals and align with The
Gunbarrel Community Center Plan vision for the area as “characterized by a mix of residential
and compatible light industrial uses. It is intended to provide a transition between the more
intense commercial areas and the established residential areas to the northeast.”
• Residential uses at this location would be compatible with surrounding designations and uses,
particularly the existing high density residential to the north.
• The site can be served by city services and is within walking distance of transit and retail
services. The change would not negatively impact provision of urban services.
COMMUNITY INPUT
Written notice of the proposed change and update process was sent to property owners, residents and
businesses within 600 feet subject properties. Notice of the process was also shared via the Planning E-
Newsletter, Next Door, and direct contact with neighborhood contacts.
On multiple dates in October staff held virtual office hours to provide information and listen to
feedback about the parcels with land use change requests.
Feedback received from community members include:
• Concern about parking and further impacting on-street parking in the area that is utilized by
Apex residents and customers of nearby businesses.
• Opposition to the change in land use to residential since the Gunbarrel Community Center Plan
calls for Mixed Use Industrial.
• Support for the change in land use to residential to provide affordable housing.
• Questions about improvements to paths and connections to trails.
• Concern about growth in Gunbarrel generally and not having a more detailed plan for the
subcommunity and frustration that many aspects of the vision for the area outlined in the
Gunbarrel Community Center Plan have not been realized.
• Concern about lack of access to developed parks in Gunbarrel.
• Concern about this staff initiated change not following process for public requests.
ANALYSIS
Criteria for Land Use Map Changes
To be eligible for a Land Use Map change, the proposed change:
a) On balance, is consistent with the policies and overall intent of the comprehensive plan;
b) Would not have significant cross-jurisdictional impacts that may affect residents, properties or
facilities outside the city;
c) Would not materially affect the land use and growth projections that were the basis of the
comprehensive plan;
d) Does not materially affect eh adequacy or availability of urban facilities and services to the
Attachment D - Staff Report: 6500 Odell Place
Agend Item 4A Page 53 of 112
immediate area or to the overall service area of the City of Boulder;
e) Would not materially affect the adopted Capital Improvements Program of the City of Boulder;
and
f) Would not affect the Area II/Area III boundaries in the comprehensive plan.
Evaluation:
a). On balance, is consistent with the policies and overall intent of the comprehensive plan;
Overall, the recommended change to High Density Residential the change is consistent with BVCP
values and policies regarding mix of uses, balancing housing supply and employment, and would
further the goal of increasing housing opportunities.
The immediate area is a mix light industrial and residential uses with high density residential adjacent
to the site to the north and other light industrial uses adjacent to the east, west and south. The site is
within walking distance of retail services and transit. While a change to purely residential land use
reduces space for general industrial uses in this area it achieves the overall intent to better allow
housing in a logical pattern.
Relevant BVCP policies that inform the recommendation include:
2.21 Light Industrial
“The city supports its light industrial areas, which contain a variety of uses, including technical
offices, research and light manufacturing. The city will preserve existing industrial areas as
places for industry and innovation and will pursue regulatory changes to better allow for
housing and retail infill. The city will encourage redevelopment and infill to contribute to
placemaking and better achieve sustainable urban form… Housing should occur in a logical
pattern and in proximity to existing and planned amenities, including retail services and transit.
Analysis will guide appropriate places for housing infill within areas zoning Industrial General
(IG) (not those zoned for manufacturing or service uses) that minimize the potential mutual
impacts of residential and industrial uses in proximity to one another.”
7.02 Affordable Housing Goals
“The city will study and consider substantially increasing the proportion of housing units
permanently affordable to low-, moderate-and middle-income households beyond our current
goal of at least ten percent of the housing stock for low and moderate incomes.”
As part of this Comprehensive Plan update, an amendment is proposed to Policy 7.02 reflecting
the 2018 adoption by City Council increasing the goal from 10 to 15% permanently affordable
homes.
7.10 Balancing Housing Supply with Employment Base
“..The city will explore policies and programs to increase housing for Boulder workers and
their families by fostering mixed-use and multi-family development in proximity to transit,
employment or services and by considering the conversion of commercial-and industrial-zoned
or -designated land to allow future residential use.”
Attachment D - Staff Report: 6500 Odell Place
Agend Item 4A Page 54 of 112
Gunbarrel Community Center Plan
The site is within the “Mixed Use Industrial/Residential District” of the Gunbarrel Community Center
Plan (GCCP) and is envisioned as follows:
“This area will be characterized by a mix of residential and compatible light industrial uses. It
is intended to provide a transition between the more intense commercial areas and the
established residential areas to the northeast. Development in this area would be less intense
than in the retail areas with mainly 2-3 story buildings. The development in this area w ould be
pedestrian-oriented, with minimal building setbacks, parking to the rear of or underneath the
buildings, detached sidewalks and tree lawns. The first floor or street front uses would be
predominantly industrial in character while the uses above the first floor may include
industrial, residential, or limited office uses.”
The Mixed Use Industrial land use described in the GCCP intended for there to be a mix of housing
and light industrial uses in the area. Mixed Use Industrial Land Use with the current Industrial General
zoning cannot result in a mix of uses for this site due to the size of the parcel. While housing is allowed
under the current Industrial General (IG) zoning subject to a use review and conditional use standards,
the site is does not meet the 2 acre minimum lot size for residential development in the IG zoning
district.
Creation of mixed uses on each parcel is the ideal, the combination of non-residential uses in an
affordable housing project is extremely difficult due to current funding mechanisms. Vertical mixed
use with live/work or ground floor industrial uses has proven difficult to achieve especially for
Attachment D - Staff Report: 6500 Odell Place
Agend Item 4A Page 55 of 112
permanently affordable projects. The vision for a mix of uses may need to be realized as a mix of uses
in separate buildings but within the general vicinity.
While some residents object to redevelopment and new housing, key objectives of the plan include:
• Provide opportunities for adding more housing to the commercial area of a size, character, and
density that will help support the retail uses and bring day and evening activity into the
commercial center.
• Provide an appropriate mix of housing densities and types that is compatible with the
surrounding neighborhoods and provides affordable housing to workers in the area.
Redevelopment of key areas in the planning area has not yet occurred which would facilitate the
investment in infrastructure and public amenities described (i.e. public open space and play area
identified in the SW corner of Spine, pedestrian and bike connections and infrastructure).
b) Would not have significant cross-jurisdictional impacts that may affect residents, properties or
facilities outside the city;
No cross-jurisdictional impacts are anticipated from this change.
c) Would not materially affect the land use and growth projections that were the basis of the
comprehensive plan;
The change would not materially affect BVCP projections and would slightly improve the
jobs:housing balance. The zoning capacity for housing units in Gunbarrel is much more limited
than zoning capacity for jobs. Future growth on the site is anticipated to be up to an additional 65
new jobs, that would be reduced and the number of new housing units would increase by
approximately 20-35 units.
Several community members have raised the concern that 2015 BVCP set the “carrying capacity”
in Gunbarrel at 12,300 residents or 5,800 housing units. This is not an accurate characterization of
the BVCP 2015-2040 Projections that describe zoning capacity. The BVCP projections are
estimates to provide “a broad sense of what type, location, and pace of housing and jobs might
occur communitywide based on current adopted policies (e.g., current zoning).” This analysis does
not represent a maximum number of residents and employees above which services cannot be
provided or would degrade level of service. It is merely the number of housing units, population
and jobs anticipated by 2040 under the current regulations. These projections did not account for
changes to the development code that were made to encourage additional residential development
in industrial areas which have resulted in approval and permitting of a high number of residential
units than was projected in 2015.
d) Does not materially affect the adequacy or availability of urban facilities and services to the
immediate area or to the overall service area of the City of Boulder;
Assessment of adequacy and availability of urban facilities and services includes:
• Utilities and Public Safety: The site is within the city’s urban service area and is served with
city utilities and police, fire, and EMS.
Attachment D - Staff Report: 6500 Odell Place
Agend Item 4A Page 56 of 112
• Access and Mobility: While most of Gunbarrel has limited walkability to services and
amenities, this site is within walking distance to retail services and transit. There are wide
sidewalks, bike lanes and connections with regional paths along Lookout Road.
• Planned Transportation and Mobility Improvements: In regard to transit, the SH119 BRT
project has a planned station at 119 and 63rd Street, which is within walking distance of the
site. Planned improvements for Spine Road include a buffered bike lane south of Lookout
and a neighborhood green street (which would include enhanced signing and striping) north
of Lookout. There are also planned sidewalk connections through the Gunbarrel Center and
planned multiuse path connections to the Cottontail path. These improvements are not yet
included in the Capital Improvement Program (CIP).
• Schools serving the area have capacity for additional students: Heatherwood Elementary,
Platt Middle, Boulder or Fairview High School.
• Parks and Open Space: The site is within walking distance to nearby trails that connect to
neighborhood and regional parks and open space. The current CIP includes funding for
undeveloped park land including Eaton park in Gunbarrel. Development at Eaton Park
considers the level of service in that area, with many green spaces provided by
Homeowners Associations (HOAs) as required when these areas were developed in
unincorporated Boulder and is tentatively planned for 2024 to allow for a capital campaign
with a community partner hoping for amenities at that site not normally provided in a
smaller neighborhood park.
e) Would not materially affect the adopted Capital Improvements Program of the City of Boulder;
No impact to the CIP is anticipated resulting from this change.
f) Would not affect the Area II/Area III boundaries in the comprehensive plan.
The change would not affect the Area II/III boundaries.
Rezoning
Staff will initiate rezoning to implement land use changes in the BVCP Mid-term update in 2021.
Analysis to determine the appropriate High Density zoning would occur at that time.
Attachment D - Staff Report: 6500 Odell Place
Agend Item 4A Page 57 of 112
6500 Odell Place
BeHeardBoulder Q&A Feedback and Compiled E-mails (through 11/24/20)
BHB Q&A
1. Are there other improvements to transit being considered in the project area boundary? Improvements to
the bicycle lane and pedestrian experience along Spine and Lookout would greatly improve the area's
walkability.
asked about 1 month ago
Planned improvements for Spine Road include a buffered bike lane south of Lookout and a
neighborhood green street (which would include enhanced signing and striping) north of Lookout. There
are also planned sidewalk connections through the Gunbarrel Center and pl anned multiuse path
connections to the Cottontail path. These improvements are identified but not yet scheduled in the
capital budget. In regard to transit, the SH119 BRT project has a planned station at 119 and 63 rd Street,
which is within walking distance of the site.
2. I am a resident of Gunbarrel North and I wholeheartedly support the proposed land use change from
industrial to residential, especially for affordable housing. I am curious if there is a timeline on a the
proposed multi -use path connecting the Odell residential area to the trails and underpass? It would
improve the connection between the two neighborhoods as well as access to green space.
asked 14 days ago
These improvements are not yet scheduled in the capital budget. If rede velopment occurs in the area,
the city may have greater ability to prioritize these and/or partner on improvements that can be made in
conjunction with a development project.
3. While I think adding affordable housing in Boulder is needed, the area is alrea dy pretty congested with 3
apartment complexes. I currently live in Apex and am aware that people in my complex park their cars
along Odell Place. If a new development were to be built on the vacant lot, parking availability would be
further decreased, whi ch is a problem. I would prefer that vacant lot be rezoned into a green space. This
side of Spine is dedicated to a lot of parking lots and having a green space there would be good for the
environment and people living in the area. Research has shown that having the availability of green
space on a community is beneficial to resident's mental health and physical health and provide social
benefits as well. Read more about the research: https://www.mdpi.com/1660 -4601/16/3/452/htm Thank
you for taking the time to read my comment.
asked about 1 month ago
Great question and interesting article. We agree that green space in the community is essential to
quality of life and useable open space is required on -site for residential developments. Also, there is
nearby access to multi-use paths that connect with city and county -owned Open Space. This site is
privately-owned and changing the future use for a park or other open space would require the city to
identify funding and purchase the site.
4. Please specif ically address what the Land Use Code demands for off -street parking. Is the apartment
developer required to provide parking for just 1 car per unit as Apex 5510 does? If so, that will create
even more of a street parking shortage in this very concentrated area, which is detrimental for both
residents and businesses.
asked about 1 month ago
Parking requirements vary by zone district. Typically, there is a minimum requirement of 1 space per
unit and some zones require more depending on number of bedr ooms. On-street parking is a way for
those with more vehicles to park in the public right -of-way. Neighborhood Parking Permit programs is a
tool that can be evaluated for use should there be an increased need to address on -street parking.
Attachment D - Staff Report: 6500 Odell Place
Agend Item 4A Page 58 of 112
5. Will this building offer parking for its residents? Currently, there is not enough parking for residents or
Apex, especially when Finkel and Garf is busy.
asked about 2 months ago
Off-Street Parking is required by the Land Use Code for any future use on the site – whether it remains
under the current Mixed -Use Industrial Land Use and Industrial General zoning or is changed to a
residential zoning.
6. How is parking being considered? I live at 5510 Apex and there is only room for 1 parking pass per unit
in the complex, which means I park on the streets around 6500 Odell Place every day. When the
brewery Finkel & Garf (right across from the lot) is even slightly busy my parking options are already
severely diminished. I worry that if this lot has 20 -35 units there will be no street parking left for me and I
don't know where else to go.
asked about 2 months ago
Off-Street Parking is required by the Land Use Code for any future use on the site – whether it remains
under the current Mixed -Use Industrial Land Use and Industrial General zoning or is changed to a
residential zoning.
E-Mail Received
From: Gwynneth Aten
Sent: Thursday, October 29, 2020 5:17:09 PM
To: gatzaj@bouldercolorado.com <gatzaj@bouldercolorado.com>; boulderplanningboard
<boulderplanningboard@bouldercolorado.gov>; Council <council@bouldercolorado.gov>;
planner@bouldercounty.org <planner@bouldercounty.org>; Commissioners@bouldercounty.org
<Commissioners@bouldercounty.org>
Subject: 6500 Odell Ct-Land Use change
This is to address the proposed land use change from Industrial General (which allows some residential
use on 2 acres, where Odell is only 1) to Hiigh-Density Residential...quite the leap.
The 2015 BVCP set Gunbarrel's population carrying capacity at 12,300 residents.There were 10,800 of
us at the time. Since then over 550 new units have been built. Modestly multiplying by 2.3 persons per
unit, that's an increase of 1265, bringing the total to 12,065 at least . WE are strapped to deal with more
population.
Since May of this year attempts to increase population in Gunbarrell include Celestial seasonings (268
units/ 616 residents/ 536 more cars?). And now this with a planned attempt at up ticking unit numbers
through rezoning after the land use change. It is inappropriate to make this change when the public can
not see the PLANS proposed. I also wonder how it is allowed that THIS HOUSING PARTNERS'
project skipped to the front of the line, avoiding timing and submission requirements met by all
citizen's initiatives, that shortened the public's response time!!.
All this with not a whisper of expanded services. The only Open Space shown on the proposed map is
a strip along the farmer's ditch. Gunbarrell needs to expand on it's limited open spaces. Gunbarrel could
really use a branch library. (We were here before the expansion of N Broadway.) RTD is Inadequate.
Our small King Soopers has expanded as much as it can and falls short in servicing 12K people. We've
only one gas station. If you think new "locals" won't need cars you,ve got another think coming
,
Attachment D - Staff Report: 6500 Odell Place
Agend Item 4A Page 59 of 112
Gunbarrell is on the edge of sustainability. DO not approve this land change!
Gwynneth Aten 4870 Twin Lakes Rd, Apt 1, Boulder 80301
Attachment D - Staff Report: 6500 Odell Place
Agend Item 4A Page 60 of 112
E. 3015-3055 47th Street Public Request
Request Summary for 1345 S.
Broadway
• Requester: Property Owner
• Type of Request: Land use map
change
• Brief Description of Request:
• Medium Density Residential (MR) to a
business or mixed use land use
designation
• Approval Required: Two body
Existing Conditions
• BVCP Designation: Medium
Density Residential (MR)
• Zoning: General Industrial (IG)
• Lot Size: ~31,900 sq. ft.
• Existing Buildings: ~12,000 sq. ft.
Jobs and Housing Assumptions
• Housing: No existing or projected
units
• Jobs: Current jobs estimates are
unavailable
• Projections: The 2015 BVCP
Update projections were based on
the current IG zoning and
estimated up to an additional 40
jobs and no housing units.
Site Description
This property is at the northeast corner of Valmont Rd. and
Foothills Pkwy. From the original annexation in 1979, this
parcel was intended for industrial use, but the land use for
all of the annexation was Medium Density Residential
(MR).
The current office buildings were approved and built
between 1986 and 1993. In 1997, there was a
comprehensive rezoning of areas in the city and this piece
of land was assigned Industrial General based on historical
zoning. The existing uses on the site include including
dental, administrative and professional offices.
Attachment E - Staff Report: 3015-3055 47th St.
Agend Item 4A Page 61 of 112
STAFF RECOMMENDATION
Staff is recommending a land use change to Transitional Business (TB) for the following reasons:
1. Transitional Business Land Use purposefully is shown at the intersection of and along certain
major streets and areas that provide a transition to residential areas. The current development
provides a buffer between the residential area to the east and Foothills Parkway.
2. Transitional Business in this location aligns with the existing character and current uses on the
site. It would also allow for housing in the future.
COMMUNITY INPUT
Written notice of the proposed change and update process was sent to property owners in the area.
Staff received questions from several nearby property owners. No addition feedback was received.
Feedback on BeHeardBoulder:
I don't know why we don't just zone it medium density multi-use to allow it to be anything? I'm
worried it will have large setbacks (ugly, encourages speeding) or large parking lots/ parking
Attachment E - Staff Report: 3015-3055 47th St.
Agend Item 4A Page 62 of 112
minimums (ugly, encourages driving). This minute lot by lot euclidean zoning is stupid. please
switch to form based zoning. This lot should not be allowed to be industrial. that's the end of
my requirements.
ANALYSIS
Criteria for Land Use Map Changes
To be eligible for a Land Use Map change, the proposed change:
a) On balance, is consistent with the policies and overall intent of the comprehensive plan;
b) Would not have significant cross-jurisdictional impacts that may affect residents, properties or
facilities outside the city;
c) Would not materially affect the land use and growth projections that were the basis of the
comprehensive plan;
d) Does not materially affect eh adequacy or availability of urban facilities and services to the
immediate area or to the overall service area of the City of Boulder;
e) Would not materially affect the adopted Capital Improvements Program of the City of Boulder;
and
f) Would not affect the Area II/Area III boundaries in the comprehensive plan.
Evaluation:
a). On balance, is consistent with the policies and overall intent of the comprehensive plan;
Transitional Business Land Use purposefully is shown at the intersection of and along certain major
streets and areas that provide a transition to residential areas. The current development provides a
buffer between the residential area to the east and Foothills Parkway. The existing uses on the site,
including dental, administrative and professional offices, are inconsistent with the current Medium
Density Residential land use designation.
b) Would not have significant cross-jurisdictional impacts that may affect residents, properties or
facilities outside the city;
No cross-jurisdictional impacts are anticipated from this change.
c) Would not materially affect the land use and growth projections that were the basis of the
comprehensive plan;
No effect on growth projections is anticipated from this change.
d) Does not materially affect the adequacy or availability of urban facilities and services to the
immediate area or to the overall service area of the City of Boulder;
No effect on urban facilities and services is anticipated from this change.
e) Would not materially affect the adopted Capital Improvements Program of the City of Boulder;
No impact to the CIP is anticipated resulting from this change.
Would not affect the Area II/Area III boundaries in the comprehensive plan.
The change would not affect the Area II/III boundaries.
Attachment E - Staff Report: 3015-3055 47th St.
Agend Item 4A Page 63 of 112
Rezoning
Staff will initiate rezoning to implement land use changes in the BVCP Mid-term update in 2021.
Analysis to determine the appropriate Transitional Business zoning would occur at that time.
Attachment E - Staff Report: 3015-3055 47th St.
Agend Item 4A Page 64 of 112
F. Hillside Road Properties Public Request
Request Summary for 1345 S.
Broadway
• Requester: Property Owner of 1590
Hillside Road. Staff recommended
including several other properties in
the area with similar conditions
• Type of Request: Land use map
change
• Brief Description of Request:
Land Use amendment from Public
(PUB) to Low Density Residential
(LR) on a portion of the parcels where
applicable.
• Approval Required: Two body
Existing Conditions
• BVCP Designations: Public (PUB) and
Low Density Residential (LR)
• Zoning: RL-2
Jobs and Housing Assumptions
• The proposed change will have no
effect on existing or future housing
units or jobs.
Site Description
The area is a developed single-family
neighborhood. The area is within the Hillside
Historic District and this change will not affect any
of the current regulations regarding historic
preservation.
Addresses included:
• 1590 Hillside Rd.
• 0 Hillside Rd.
• 1610 Hillside Rd.
• 1670 Hillside Rd.
• 1810 Hillside Rd.
• Also includes 2 small portions of parcels owned
by the University of Colorado
Attachment F - Staff Report: Hillside Road
Agend Item 4A Page 65 of 112
Entrance to Hillside Road View from Hillside looking uphill toward CU buildings
Attachment F - Staff Report: Hillside Road
Agend Item 4A Page 66 of 112
STAFF RECOMMENDATION
Staff is recommending changes to remove the Public (PUB) designation on residential parcels and
remove the residential land use on parcels owned by the University of Colorado (CU) and the Boulder
Valley School District (BVSD) with public uses.
• This change does not represent a change in policy or vision for Low Density Residential areas or
the public uses.
• Correcting this error does not signal a change the low-density residential character of the area. The
Public Land Use designation is typically used for all CU and BVSD properties.
• The area is within the Hillside Historic District and this change will not affect any of the current
regulations regarding historic preservation.
COMMUNITY INPUT
Written notice of the proposed change and update process was sent to property owners in the area.
Staff received questions from several nearby property owners. No addition feedback was received.
One question was submitted on BeHeardBoulder: why is it low density residential? we shouldn't have that.
no more euclidean zoning. if it needs to be low density for ecological reasons (preventing it sliding into the
creek or something) then it should be low density mixed use. otherwise it should be me dium density mixed
use.
ANALYSIS
Criteria for Land Use Map Changes
To be eligible for a Land Use Map change, the proposed change:
a) On balance, is consistent with the policies and overall intent of the comprehensive plan;
b) Would not have significant cross-jurisdictional impacts that may affect residents, properties or
facilities outside the city;
c) Would not materially affect the land use and growth projections that were the basis of the
comprehensive plan;
d) Does not materially affect eh adequacy or availability of urban facilities and services to the
immediate area or to the overall service area of the City of Boulder;
e) Would not materially affect the adopted Capital Improvements Program of the City of Boulder;
and
f) Would not affect the Area II/Area III boundaries in the comprehensive plan.
Evaluation:
a). On balance, is consistent with the policies and overall intent of the comprehensive plan;
• It appears the Public (PUB) land use designation is an error as applied on several parcels in this
area and should this request move forward for further consideration, nearby properties should
be included to remove the Public (PUB) designation on residential parcels and remove the
Attachment F - Staff Report: Hillside Road
Agend Item 4A Page 67 of 112
residential land use on parcels owned by the University of Colorado (CU) and the Boulder
Valley School District (BVSD) with public uses.
• This small area is non-controversial and can be done with existing staff resources during this
update.
• This change does not indicate a change in policy or vision for Low Density Residential areas.
b) Would not have significant cross-jurisdictional impacts that may affect residents, properties or
facilities outside the city;
No cross-jurisdictional impacts are anticipated from this change.
c) Would not materially affect the land use and growth projections that were the basis of the
comprehensive plan;
No effect on growth projections is anticipated from this change.
d) Does not materially affect the adequacy or availability of urban facilities and services to the
immediate area or to the overall service area of the City of Boulder;
No effect on urban facilities and services is anticipated from this change.
e) Would not materially affect the adopted Capital Improvements Program of the City of Bould er;
No impact to the CIP is anticipated resulting from this change.
f) Would not affect the Area II/Area III boundaries in the comprehensive plan.
The change would not affect the Area II/III boundaries.
Attachment F - Staff Report: Hillside Road
Agend Item 4A Page 68 of 112
G. Planning Area, Map I, II, III, and Land Use Changes
Related to the 2016 Blue Line Amendments for Private
Properties
Background
The Blue Line was created by voters in 1959 as part of the city Charter to prohibit city water from
being provided above a certain location. The goal was to protect the foothills backdrop by discouraging
new development in this natural area. The Blue Line was set along a specific elevation which did not
recognize parcel lines.
In 2016 Boulder voters approved the clarification and amendment of “blue line” water provision. The
purpose of the ballot measure was to more accurately describe the location of the Blue Line in a
manner that continues to prevent further development on the mountain backdrop but does not exclude
existing developed areas. The amendments intended to recognize existing water service agreements,
recognize existing development and not expand opportunities for additional or expanded development.
Regarding properties divided by the line, the city will provide water service as follows:
• The water service shall be to the entire building that is within the existing footprint and square
footage on Nov. 8, 2016,
• No additional water service shall be supplied west of the line for such property,
• No portion of the building with water service west of the line shall be expanded beyond the
existing building footprint or floor area.
Area I, II, III Map Amendments to Reflect Voter-approved Blue Line Amendments
Voter-approved changes to the location of the Blue Line resulted in several areas where changes should
be made to Boulder Valley Comprehensive Plan planning areas (see BVCP Figure 1-1, Policy 1.12
Definition of Comprehensive Planning Areas I, II, III, Policy 2.07 Delineation of Rural Lands). These
changes are being proposed to ensure that the planning areas and their provision of city water services
are in alignment with the new location of the Blue Line. The BVCP defines several “Planning Areas.”
These indicate the location and extent of urban development and services provided in the Bo ulder
Valley. The BVCP defines:
• Area I as that area within the City of Boulder city limits where city services are provided.
• Area II as the area now under county jurisdiction where annexation to the city can be
considered consistent with plan policies.
• Area III – Rural Preservation Area as under county jurisdiction where the city and county
intend to preserve existing rural land uses and character.
• Area III – Annex as areas within the city limits where the city and county intend to preserve
existing rural land uses and character.
Attachment G - Staff Report: Properties now below or partially below the Blue Line
Agend Item 4A Page 69 of 112
Description of Location for Service Area Expansions
Location Recommendation Description
a. 200 Hawthorne
b. 211 Hawthorne
c. 3360 2nd Street
Change from Area III
Rural Preservation to Area
II
Change BVCP Land Use
to Low Density
Residential (see below for
land use change criteria)
These parcels are developed with single family
homes and do not currently have city water or
wastewater services. These parcels are now below
the Blue Line. In alignment with the intent of the
Blue Line amendments, staff is proposing this
change to make these developed properties
eligible for annexation and thereby city service
provision. The intent is that they would not be
eligible for additional development potential upon
annexation.
These parcels do not have a BVCP Land Use
assigned and are recommended to be assigned
Low Density Residential (see evaluation below).
Attachment G - Staff Report: Properties now below or partially below the Blue Line
Agend Item 4A Page 70 of 112
Description of Location for Service Area Expansions
Location Recommendation Comments
d. 845 5th St.
e. 915 5th St.
f. 933 5th St.
g. 947 5th St.
h. 951 5th St.
i. 955 5th St.
j. 973 5th St.
k. 1033 5th St.
Change from Area III
Rural Preservation to
Area II
These parcels have Low Density Residential BVCP Land
Use. They are developed with single family homes.
Some of these parcels have city water, wastewater, and/or
stormwater services.
These parcels are now below the Blue Line. In alignment
with the intent of the Blue Line amendments, staff is
proposing this change to make these developed properties
eligible for annexation and thereby city service provision.
The intent is that these properties would not eligible for
additional development potential upon annexation.
Attachment G - Staff Report: Properties now below or partially below the Blue Line
Agend Item 4A Page 71 of 112
Description of Location for Land Use Changes
NOTIFICATION AND COMMUNITY INPUT
An official letter was mailed to all affected property owners on Oct. 29, 2020. The letter provide
information about the proposed changes, steps in the approval process, dates for the public hearings,
and contact information for city staff.
Staff received phone calls from property owners with questions and feedback supporting keeping the
large lot, rural character of the area but also supportive of properties having the ability to receive city
services if they don’t already.
ANALYSIS
Revisions to the BVCP Area I, II, III Map are guided by the Amendment Procedures in Appendix B of
the Boulder Valley Comprehensive Plan. Minor adjustments to the Service Area are intended to be
small, incremental changes to creates a more logical Service Area boundary. Changes in designation of
Attachment G - Staff Report: Properties now below or partially below the Blue Line
Agend Item 4A Page 72 of 112
land from Area III to Area II may be approved as a minor Service Area adjustment based on criteria
listed in Sec. A.2.a.i of the BVCP Amendment Procedures and outlined below.
Minor Adjustment to the Service Area (Area III – Rural Preservation to Area II)
Applicability
a. Maximum size: The total size of the area must be no larger than ten acres.
None of the proposed parcels are larger than 10 acres.
b. Minimum contiguity: The area must have a minimum contiguity with the existing Service Area
of at least 1/6 of the total perimeter of the area.
Each of the proposed properties has the minimum contiguity.
Criteria
a. Logical Service Area boundary: The resulting Service Area boundary must provide a more
logical Service Area boundary (Area III/II), as determined by factors such as more efficient
service provision, a more identifiable edge to the urbanized area or neighborhood, a more
functional boundary based on property ownership parcel lines or defining natural features.
These areas are adjacent to the city limits and were moved below the Blue Line in Nov.
2016, which means the property is now located in an area eligible to receive city water
services. The properties are fully developed and adjacent to established residential
neighborhoods. Inclusion in the Service Area would create a more logical Service Area
boundary.
b. Compatibility with the surrounding area and the comprehensive plan: The proposed change
of Area III to II must be compatible with the surrounding area as well as on balance, the
policies and overall intent of the comprehensive plan.
Changing the Planning Area designation for these properties is consistent with the
surrounding area. The properties are fully developed and within the fabric of existing
neighborhoods.
Several of these properties are included in the Boulder County View Projection Overlay
District. The purpose of the district is to provide for reduced height in areas potentially
affecting significant views. At the time of annexation application of the protections
described in the district should be addressed.
c. No major negative impacts: It must be demonstrated that no major negative impacts on
transportation, environment, services, facilities, or budget will result from an expansion of
the Service Area.
These parcels are fully developed. In conjunction with the intent of the 2016 Blue L ine
changes, additional policy language is proposed for Policy 1.16 Annexation to clarify the
intent to limit additional development capacity when and if these properties apply for
annexation. See Attachment J Policy and Text changes.
Attachment G - Staff Report: Properties now below or partially below the Blue Line
Agend Item 4A Page 73 of 112
d. Minimal effect on land use and growth projections: The proposed change of Area III to II
does not materially affect the land use and growth projections that were the basis of the
Comprehensive Plan.
The Comprehensive Plan Land Use Designation Map categorizes these areas as Low
Density Residential, so the existing state of the neighborhood is anticipated to stay the same
in the future and will not materially affect the land use and growth projections of the BVCP.
e. Minimal effect on service provision: The proposed change of Area III to II does not
materially affect the adequacy or availability of urban facilities and services to the
immediate area or the overall Service Area of the City of Boulder.
The proposed changes to Area II will not affect the adequacy or availability of urban
facilities and services to the immediate area or the overall Service Area. Several of the
properties already are served by city water and/or sewer.
f. Minimal effect on the city’s Capital Improvement Program: The proposed Area III to II
change does not materially affect the adopted Capital Improvement Program of the city of
Boulder.
The proposed changes do not affect the adopted CIP.
g. Appropriate Timing: The proposed Area III to II change will not prematurely open up
development potential for land that logically should be considered as part of a larger
Service Area expansion.
Timing for the proposed changes is appropriate and will not prematurely open up
development potential for land that logically should be considered as part of a larger
Service Area. These properties are substantially developed with single-family houses. This
proposal is being made as a part of implementing the Blue Line changes that brought these
properties below the Blue Line, indicating intent and eligibility to include the neighborhood
in the Service Area boundary.
Land Use Map Changes
Several parcels (200 Hawthorne, 211 Hawthorne, and 3360 2nd Street) recommended for a service area
change to Area II do not currently have a BVCP Land Use assigned. These are recommended to be
assigned Low Density Residential similar to the nearby neighborhood.
Criteria:
To be eligible for a Land Use Map change, the proposed change:
a) On balance, is consistent with the policies and overall intent of the comprehensive plan;
b) Would not have significant cross-jurisdictional impacts that may affect residents, properties or
facilities outside the city;
c) Would not materially affect the land use and growth projections that were the basis of the
comprehensive plan;
d) Does not materially affect eh adequacy or availability of urban facilities and services to the
immediate area or to the overall service area of the City of Boulder;
e) Would not materially affect the adopted Capital Improvements Program of the City of Boulder;
and
Attachment G - Staff Report: Properties now below or partially below the Blue Line
Agend Item 4A Page 74 of 112
f) Would not affect the Area II/Area III boundaries in the comprehensive plan.
Evaluation:
a). On balance, is consistent with the policies and overall intent of the comprehensive plan;
These properties are fully developed as single fam ily residences. The proposed land use
designation aligns with the existing context and neighborhood.
b) Would not have significant cross-jurisdictional impacts that may affect residents, properties or
facilities outside the city;
No cross-jurisdictional impacts are anticipated from this change.
c) Would not materially affect the land use and growth projections that were the basis of the
comprehensive plan;
No effect on growth projections is anticipated from this change.
d) Does not materially affect the adequacy or availability of urban facilities and services to the
immediate area or to the overall service area of the City of Boulder;
No effect on urban facilities and services is anticipated from this change.
e) Would not materially affect the adopted Capital Improvements Program of the City of Bould er;
No impact to the CIP is anticipated resulting from this change.
f) Would not affect the Area II/Area III boundaries in the comprehensive plan.
The change would not affect the Area II/III boundaries.
Further Analysis Needed
There are several locations along the western edge of the city at Boulder Canyon where changes to the
Blue Line will need further study to determine if changes to BVCP Land Use or Area I, II, III map
would be recommended. Staff recommends delaying action in these areas until the next BVCP update
to allow for further evaluation and analysis.
Attachment G - Staff Report: Properties now below or partially below the Blue Line
Agend Item 4A Page 75 of 112
H. Planning Area, Map I, II, III Changes Related to
the 2016 Blue Line Amendments for City-Owned
Open Space and Mountain Parks (O SMP) Lands
Background
The Blue Line was created by voters in 1959 as part of the city Charter to prohibit city water
from being provided above a certain location. The goal was to protect the foothills backdrop by
discouraging new development in this natural area. The Blue Line was set along a specific
elevation which did not recognize parcel lines.
In 2016 Boulder voters approved the clarification and amendment of “blue line” water provision.
The purpose of the ballot measure was to more accurately describe the location of the Blue Line
in a manner that continues to prevent further development on the mountain backdrop but does
not exclude existing developed areas. The amendments intended to recognize existing water
service agreements, recognize existing development and not expand opportunities for additional
or expanded development.
Area I, II, III Map Amendments to Ref lect Voter-approved Blue Line Amendments
Voter-approved changes to the location of the Blue Line resulted in several areas where changes
should be made to Boulder Valley Comprehensive Plan planning areas (see BVCP Figure 1-1,
Policy 1.12 Definition of Comprehensive Planning Areas I, II, III, Policy 2.07 Delineation of
Rural Lands). These changes are being proposed to ensure that the planning areas and their
provision of city water services are in alignment with the new location of the Blue Line. The
BVCP defines several “Planning Areas.” These indicate the location and extent of urban
development and services provided in the Boulder Valley. The BVCP defines:
• Area I as that area within the City of Boulder city limits where city services are provided.
• Area II as the area now under county jurisdiction where annexation to the city can be
considered consistent with plan policies.
• Area III – Rural Preservation Area as under county jurisdiction where the city and county
intend to preserve existing rural land uses and character.
• Area III – Annex as areas within the city limits where the city and county intend to
preserve existing rural land uses and character.
Advisory Board Feedback
Under the provisions of the City Charter [Article XII, Section 175 (e)], the OSBT is required to
review and make recommendations on all Open Space-related changes to the BVCP. As such,
the OSBT plays an advisory role to the four decision making bodies who ultimately approve the
BVCP. The OSBT unanimously passed a motion recommending to Planning Board and City
Council approval of the proposed changes to the Land Use Map relating to city Open Space and
Mountain Parks lands.
Attachment H - Staff Report: OSMP properties now below the Blue Line
Agend Item 4A Page 76 of 112
ANALYSIS
Revisions to the BVCP Area I, II, III Map are guided by the Amendment Procedures in
Appendix B of the Boulder Valley Comprehensive Plan. Service Area Contractions (Area II to
Area III – Rural Preservation) removes land from the city’s service area due to a change in
circumstances. Changes in designation of land from Area II to Area III may be approved as a
Service Area Contraction based on criteria listed in Sec. A.2.a.iii of the BVCP Amendment
Procedures and outlined below. Changes from Area II to Area III-Rural Preservation are a city
and county decision.
There are several areas of city-owned open space that were previously below the Blue Line and
designated as Area I and Area II and are now above the Blue Line. These include small portions
of larger parcels and two parcels on the western edge of the city within city limits. Staff is
recommending planning area amendments for these areas to reflect the long-term intent for city-
owned Open Space to preserve existing rural land uses and character and designate them Area
III. Changes for Open Space properties from Area I to Area III – Annex will be considered with
the same criteria as Area II to Area III service area contractions.
Applicability
a. Minimum size: no minimum or maximum size.
b. Minimum contiguity: No contiguity required.
Criteria
Proposed changes from Area II to Area III-Rural Preservation Area must meet the following
criteria:
a. Changed Circumstances: Circumstances have changed that indicate either the
development of the area is no longer in the public interest the land has or will be
purchased for open space or for utility-related reasons, or the City of Boulder can no
longer expect to extend adequate urban facilities and services to the area within 15 years.
All proposed changes are on city-owned Open Space. The circumstances changed with
the relocated Blue Line in 2016.
b. Compatibility: Any changes in proposed land use are compatible with the surrounding are
and on balance, the policies and overall intent of the comprehensive plan.
The changes do not suggest a change in use, but affirmation of the intent for rural
preservation on city-owned Open Space lands.
Description of Locations
OSMP Property Names Location Proposed Change
1 Mann - West 0 N Foothills Hwy Area I to Area III - Annex
2 Parsons 0 Lee Hill Dr. (sliver) Area I to Area III - Annex
3 Mary Moore II North and
South
0 Broadway - parcel
0 Broadway – portion of parcel
Area I to Area III - Annex
4 0 Linden 0 Linden – within city limits
0 Linden – outside city limits
Area I to Area III – Annex
Area II to Area III
Attachment H - Staff Report: OSMP properties now below the Blue Line
Agend Item 4A Page 77 of 112
5 Summers
Shonkwiler Donation
0 Forest – within city limits Area I to Area III - Annex
6 Hutchinson 3555 4th St. Area II to Area III
7 Boulder Memorial
Hospital
0 Sunshine Canyon Dr. Area I to Area III - Annex
8 Austin-Russell 650 Baseline Area II to Area III
9 Enchanted Mesa Area near Belleview Dr. / NIST Area II to Area III
Attachment H - Staff Report: OSMP properties now below the Blue Line
Agend Item 4A Page 78 of 112
Maps of Areas with OSMP lands showing existing planning area designations and proposed
changes
1. Mann - West - 0 N. Foothills Hwy – Area I to Area III – Annex - for small portion of
southwestern sliver of the parcel.
Attachment H - Staff Report: OSMP properties now below the Blue Line
Agend Item 4A Page 79 of 112
2. Parsons - 0 Lee Hill Dr. – Area I to Area III Annex – for small portion of northeastern corner
of the parcel
Attachment H - Staff Report: OSMP properties now below the Blue Line
Agend Item 4A Page 80 of 112
3. Mary Moore II North and South – 0 Broadway, 0 Broadway - Area I to Area III – Annex
for eastern portion of the large parcel and all of small parcel.
Attachment H - Staff Report: OSMP properties now below the Blue Line
Agend Item 4A Page 81 of 112
4. 0 Linden – Area I to Area III – Annex for parcel within city limits and portion of adjacent
parcel; Area II to Area III – Rural Preservation for eastern portion of larger parcel.
Attachment H - Staff Report: OSMP properties now below the Blue Line
Agend Item 4A Page 82 of 112
5. Summers, Shonkwiler Donation – 0 Forest Ave.- Area I to Area III - Annex for both parcels
Attachment H - Staff Report: OSMP properties now below the Blue Line
Agend Item 4A Page 83 of 112
6. Hutchinson – 3555 4th St. - Area II to Area III – Rural Preservation for eastern edge of parcel
that is Area II and was previously below the Blue Line
Attachment H - Staff Report: OSMP properties now below the Blue Line
Agend Item 4A Page 84 of 112
7. Boulder Memorial Hospital – 0 Sunshine Canyon Dr. Area I to Area III – Annex for full
parcel now above the Blue Line
Attachment H - Staff Report: OSMP properties now below the Blue Line
Agend Item 4A Page 85 of 112
8. Austin-Russell – 650 Baseline - Area II to Area III Rural Preservation for portions that are
Area II and previously below the Blue Line
Attachment H - Staff Report: OSMP properties now below the Blue Line
Agend Item 4A Page 86 of 112
9. Enchanted Mesa – Area II to Area III Rural Preservation for small portion of parcel that is
Area II and now is above the Blue Line
Attachment H - Staff Report: OSMP properties now below the Blue Line
Agend Item 4A Page 87 of 112
I. Map Changes Related to Open Space and Mountain
Parks (OSMP) Acquisitions
Proposed changes to the Land Use Map relating to city Open Space and Mountain Parks
(OSMP) lands
Proposed updates to the land use map are shown in the map below with notes highlighting changes
pertaining to OSMP that reflect past decision-making by Open Space Board of Trustees (OSBT) and
City Council. Land use categories that pertain to open space are shown in the BVCP excerpt below.
Land Use Category Characteristics, Uses & BVCP Density/Intensity
Open Space Categories
Open Space designations include the following three categories: Acquired Open Space,
Open Space with Development Restrictions and Other Open Space. Open Space
designations are not intended to limit acquisition but to be indicative of the broad goals of the
open space program. Other property that meets Open Space purposes and functions should be
considered and may be acquired. Open Space designations indicate that the long-term use of
the land is planned to serve one or more open space functions. However, Op en Space
designations may not reflect the current use of the land while in private ownership.
Open Space,
Acquired (OS-A)
This applies to land already acquired by the city or Boulder County for
Open Space purposes.
Open Space,
Development
Rights (or
Restrictions) (OS-
DR)
This designation applies to privately owned land with existing
conservation easements or other development restrictions.
Open Space, Other
(OS-O)
This designation applies to other public and private land designated
prior to 1981 that the city and county would like to preserve through
various preservation methods, including but not limited to
intergovernmental agreements, dedications or acquisitions. By itself,
this designation does not ensure open space protection.
When the mapping designation applies to some Area I linear features
such as water features or ditches, the intent is to interpret the map in
such a way that the designation follows the linear feature. OS-O may
be applied to ditches; however, the category should not be used to
interfere with the operation of private irrigation ditches without
voluntary agreement by the ditch company.
Attachment I - Staff Report: Recently acquired OSMP properties
Agend Item 4A Page 88 of 112
Newly Acquired Open Space—Proposed Designation of Open Space Acquired (OS-A) and Open
Space Development Rights (OS-DR)
Five hundred ninety-two acres of open space were acquired in fee by the city since the last BVCP
update. Approximately 1.15 acres of Open Space were acquired through a conservation easement. All
of the properties listed below have been acquired with the authorization of the OSBT and City Council.
Property Disposal: Remove Open Space Designation of OS-A
Portions of properties totaling 5.6 acres were disposed of in the interval between the previous BVCP
update and now, listed in the table below. Portions of the Coleman and Suitts Trust
properties totaling about five acres, and including three residences and several outbuildings, were
disposed of after OSBT and Council approval because they were in Area II of the BVCP and identified
by City and County staff as being more appropriate for annexation and development and were not
consistent with the needs of the city and the purposes of open space. The 0.58 acres on the St.
Walburga Abbey property were part of a complex land exchange approved by OSBT and City Council
that resulted in a net benefit to OSMP. All disposals listed below have been approved by the OSBT and
City Council in accordance with the appropriate provisions of the City of Boulder Charter.
Newly Acquired Open Space—Proposed Designation of Open Space Acquired (OS-A)
and Open Space Development Rights (OS-DR) – See Map Below for Locations
Property Name Year
Closed
Acres Current LU Proposed LU
Boulder Valley Farm 2018 191.5 OS-DR and None OS-A
Centennial Trail 2019 0.19 OS-A and OS-O OS-A
Fort Chambers / Poor
Farm
2018 113.26 OS-O and None OS-A
Hogan Pancost 2019 2.73 EP OS-A
Liu CE 2019 1.15 None OS-DR
Pearl Parkway ROW 2015 25.79 None OS-A
Rosenblatt-Ryan 2018 49.21 OS-O and None OS-A
Shanahan, North 2020 60.08 OS-DR OS-A
Shanahan, South - Circle
Enclosure
2020 3.99 OS-DR OS-A
Shanahan, South 2020 114.31 OS-DR OS-A
Snyder 2017 5.26 OS-O OS-A
Stengel II Pond 2018 1 OS-DR OS-A
St. Walburga Abbey
Expansion
2019 0.57 OS-DR OS-A
Suitts Trust 2017 24.75 LR and None OS-A
LU = Land Use; OS-O = Open Space Other; OS-A = Open Space Acquired; OS-DR = Open
Space Development Rights; EP = Environmental Preservation; LR = Low Density
Residential; CE = Conservation Easement
Attachment I - Staff Report: Recently acquired OSMP properties
Agend Item 4A Page 89 of 112
Property Disposal: Remove Open Space Designation of OS-A
Property Name Year
Disposed
Acres Current
LU
Proposed
LU
Coleman Disposal 2020 2.55 OS-A LR
St. Walburga
Abbey Disposal
2019 0.58 OS-A None
Suitts Trust
Disposal
2020 2.45 LR and
None
LR
LU = Land Use; OS-A = Open Space Acquired; LR = Low Density
Residential
Attachment I - Staff Report: Recently acquired OSMP properties
Agend Item 4A Page 90 of 112
Advisory Board Feedback
Under the provisions of the City Charter [Article XII, Section 175 (e)], the OSBT is required to review
and make recommendations on all Open Space-related changes to the BVCP. As such, the OSBT plays
an advisory role to the four decision making bodies who ultimately approve the BVCP. The OSBT
unanimously passed a motion recommending to Planning Board and City Council approval of the
proposed changes to the Land Use Map relating to city Open Space and Mountain Parks lands.
Criteria for Land Use Map Changes
To be eligible for a Land Use Map change, the proposed change:
a) On balance, is consistent with the policies and overall intent of the comprehensive plan;
b) Would not have significant cross-jurisdictional impacts that may affect residents, properties or
facilities outside the city;
c) Would not materially affect the land use and growth projections that were the basis of the
comprehensive plan;
d) Does not materially affect eh adequacy or availability of urban facilities and services to the
immediate area or to the overall service area of the City of Boulder;
e) Would not materially affect the adopted Capital Improvements Program of the City of Boulder;
and
f) Would not affect the Area II/Area III boundaries in the comprehensive plan.
Evaluation:
a). On balance, is consistent with the policies and overall intent of the comprehensive plan;
These changes directly implement BVCP Policies on rural lands preservation including:
2.06 Preservation of Rural Areas & Amenities
The city and county will attempt to preserve existing rural land use and character in and
adjacent to the Boulder Valley where environmentally sensitive areas, hazard areas,
agriculturally significant lands, vistas, significant historic resources and established rural
residential areas exist. A clear boundary between urban and rural areas at the periphery of the
city will be maintained, where possible. Existing tools and programs for rural preservation will
be strengthened and new tools and programs will be put in place.
2.07 Delineation of Rural Lands
Area III consists of the rural lands in the Boulder Valley outside of the Boulder Service Area.
The Boulder Service Area includes urban lands in the city and lands planned for future
annexation and urban service provision. Within Area III, land is placed w ithin one of two
classifications: the Area III-Rural Preservation Area or the Area III-Planning Reserve Area. The
boundaries of these two areas are shown on the Area III-Rural Preservation Area and Planning
Area I, II, III Map. The more specific Area III land use designations on the Boulder Valley
Comprehensive Plan map indicate the type of non-urban land use that is desired as well as
recognize those county developments that have or can still develop at other than rural densities
and uses. The Area III-Rural Preservation Area is intended to show the desired long -term
Attachment I - Staff Report: Recently acquired OSMP properties
Agend Item 4A Page 91 of 112
rural land use. The Area III-Planning Reserve Area is an interim classification until it is decided
whether or not this land should be placed in the Area III -Rural Preservation Area or in the
Service Area.
a) Area III-Rural Preservation Area
The Area III-Rural Preservation Area is that portion of Area III where rural land uses and
character will be preserved through existing and new rural land use preservation techniques, and
no new urban development will be allowed during the planning period. Rural land uses to be
preserved to the greatest possible extent include: rural town sites (Eldorado Springs, Marshall
and Valmont); existing county rural residential subdivisions (primarily along Eldorado Springs
Drive, on Davidson Mesa west of Louisville, adjacent to Gunbarrel, and in proximity to Boulder
Reservoir); city and county acquired open space and parkland; sensitive environmental areas
and hazard areas that are unsuitable for urban development; significant agricultural lands; and
lands that are unsuitable for urban development because of a high cost of extending urban
services or scattered locations, which are not conducive to maintaining a compact community.
b) Would not have significant cross-jurisdictional impacts that may affect residents, properties or
facilities outside the city;
No cross-jurisdictional impacts are anticipated from this change.
c) Would not materially affect the land use and growth projections that were the basis of the
comprehensive plan;
No effect on growth projections is anticipated from this change.
d) Does not materially affect the adequacy or availability of urban facilities and services to the
immediate area or to the overall service area of the City of Boulder;
No effect on urban facilities and services is anticipated from this change.
e) Would not materially affect the adopted Capital Improvements Program of the City of Boulder;
No impact to the CIP is anticipated resulting from this change.
f) Would not affect the Area II/Area III boundaries in the comprehensive plan.
The change would not affect the Area II/III boundaries.
Attachment I - Staff Report: Recently acquired OSMP properties
Agend Item 4A Page 92 of 112
J. Policy and Text Changes City Initiated
BVCP Mid-term Update Recommended Policy and Text Changes
City and County staff are recommending these policy and text amendments to reflect recently
adopted master plans, area plans and other confirmed new policy direction.
There are no new policy questions proposed as a part of this update, but only changes that reflect
already adopted or accepted policy guidance since the last BVCP update. Where there are new
policies included to reflect adopted policy direction, the policy numbering will be adjusted in the
final plan. Additions are shown in teal and deletions in red.
A. Chapter III Section 1 –Intergovernmental Cooperation – New policy: Consultation with
federally recognized American Indian Tribes to reflect existing Memorandum of
Understanding and direction in the 2019 Open Space and Mountain Parks Master Plan
recognizing consultation with indigenous people about cultural resources on OSMP/city
land
B. Chapter III Section 1 – Framework for Annexation & Urban Service Provision – Amend
Policy 1.16 Annexation, to reflect intent of 2016 Blue Line changes regarding annexation
of parcels now eligible for annexation.
C. Chapter III Section 6 Transportation – Amend and add new policy language to reflect
2019 Transportation Master Plan direction, add new policies for Transportation Equity
and the Low-Stress Network, and updating other policies
D. Chapter III Section 7 Housing – Amend and add policy language to reflect the new
affordable housing goal to secure 15 percent of all residential properties within Boulder
as permanently affordable to low-, moderate-, and middle-income households by 2035;
reflect direction from the adopted 2017 Homelessness Strategy
E. Chapter V Subcommunity and Area Planning, to reflect revisions approved in early 2019
by City Council and to add a summary of the adopted Alpine-Balsam Area Plan.
COMMUNITY INPUT
Proposed policy and text changes were available on the BeHeardBoulder online platform for
review and comment. Feedback received includes:
• I'm fine with the changes though [I] don't think they go far enough. [W]e need to be
having larger housing policy shifts a la Portland or Minneapolis to reflect our current
housing crisis. [A]lso eliminating parking minimums city wide. [E]nforcing parking
MAXIMUMS city wide. [A] switch to mixed use throughout the city to allow for better
more walkable neighborhoods.
Attachment J - Staff Report: Policy and text changes
Agend Item 4A Page 93 of 112
• Why does City Council knowingly move forward to build low to middle income housing
where multi-million dollar homes exist nearby? Does this not even suggest the obvious
rise in neighborhood crime? In these uncertain times of security especially when 2nd
amendment rights are being challenged (City of Boulder specifically) It’s just plain
wrong.
A. Policy/Text Topic: Intergovernmental Cooperation, Consultation with
federally recognized American Indian Tribes (Chapter III, Section 1)
Section 1 Intergovernmental Cooperation & Growth Management focuses on
intergovernmental cooperation and how vital it is to successful planning and implementation
within the Boulder Valley. The addition of a new policy around engagement with American
Indian Tribes and Indigenous Peoples is intended to highlight that federally recognized
American Indian Tribes are another group we engage with on a government-to-government
basis, reflecting the City of Boulder’s existing commitments in the 2002 Memorandum of
Understanding and the 2002 MOU amendment as well as the Indigenous Peoples’ Day
Resolution: https://www-
static.bouldercolorado.gov/docs/Indigenous_Peoples_Day_Resolution_1190_-_no_seal-1-
201608230837.pdf
Proposed New or Changed Policy / Text:
New Policy: Consultation with federally recognized American Indian Tribes
In the pursuit of shared responsibility and of promoting knowledge about American
Indian Tribes, unifying communities, combating prejudice and discrimination against
Indigenous Peoples, the city supports actions that encourage understanding and
appreciation of Indigenous Peoples, their traditions, culture and our shared history in
these ancestral lands known as Boulder Valley.
The city has long-standing government-to-government relationships and agreements
with a number of federally recognized American Indian Tribes. The city respects Tribal
sovereignty and self-determination and follows federal and state consultation guidelines.
The city follows a formal government-to-government consultation process to
receive input on important topics from Tribal Nations including:
• Supporting American Indian Tribes’ connections to their ancestral homelands;
• Encouraging understanding and appreciation of Indigenous People, their
traditions, culture and our shared history in the Boulder Valley;
• Protecting areas of religious and cultural significance and
establishing procedures to notify Tribal Nations of cultural resources discovered;
• Providing opportunities for ceremonial practices;
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• Helping fulfill the city’s Indigenous People’s Day Resolution, which requires the
city to correct omissions of the Native American presence in public places, resources
and cultural programming; and
• Advising on land acquisition and land management efforts.
The city recognizes that meaningful engagement with Tribal Nations needs to also
happen at a regional level, and that the city is committed to partnering and participating
with other local governments on this regional approach.
B. Policy/Text Topic: Framework for Annexation and Urban Service
Provision
Proposed New or Changed Policy / Text:
Chapter III Section 1 – Framework for Annexation & Urban Service Provision – Amend
Policy 1.16 Annexation, to reflect intent of 2016 Blue Line changes regarding annexation of
parcels now eligible for annexation.
Policy 1.16 Annexation
The policies in regard to annexation to be pursued by the city are:
a. Annexation will be required before adequate facilities and services are furnished.
b. The city will actively pursue annexation of county enclaves, substantially develop ed
properties along the western boundary below the Blue Line and other substantially
developed Area II properties. County enclave means an unincorporated area of land
entirely contained within the outer boundary of the city. Terms of annexation will be
based on the amount of development potential as described in (c.), (d.) and (e.) of this
policy. Applications made to the county for development of enclaves and Area II lands in
lieu of annexation will be referred to the city for review and comment. The county will
attach great weight to the city’s response and may require that the landowner conform to
one or more of the city’s development standards so that any future annexation into the
city will be consistent and compatible with the city’s requirements.
c. In 2016, the city adopted Ordinance 8311 which changed the location of the Blue Line.
This change to the Blue Line was intended to clarify the location of the Blue Line and
permit water service to existing development in the area, while reinforcing the protection
of the foothill’s open space and mountain backdrop. Both entire properties which and
properties where the developed portions (1) are located in Area II and (2) were moved
east of the Blue Line in 2016 shall be considered substantially developed and no
additional dwelling units may be added. No water services shall be provided to
development west of the Blue Line.
b.d.Annexation of existing substantially developed areas will be offered in a manner and on
terms and conditions that respect existing lifestyles and densities. The city will expect
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these areas to be brought to city standards only where necessary to protect the health and
safety of the residents of the subject area or of the city. The city, in developing
annexation plans of reasonable cost, may phase new facilities and services. The county,
which now has jurisdiction over these areas, will be a supportive partn er with the city in
annexation efforts to the extent the county supports the terms and conditions being
proposed.
c.e. In order to reduce the negative impacts of new development in the Boulder Valley, the
city will annex Area II land with significant development or redevelopment potential only
if the annexation provides a special opportunity or benefit to the city. For annexation
consideration, emphasis will be given to the benefits achieved from the creation of
permanently affordable housing. Provision of the following may also be considered a
special opportunity or benefit: receiving sites for transferable development rights (TDRs),
reduction of future employment projections, land and/or facilities for public purposes
over and above that required by the city’s land use regulations, environmental
preservation or other amenities determined by the city to be a special opportunity or
benefit. Parcels that are proposed for annexation that are already developed and which are
seeking no greater density or building size would not be required to assume and provide
that same level of community benefit as vacant parcels unless and until such time as an
application for greater development is submitted.
d.f. Annexation of substantially developed properties that allow for some additional
residential units or commercial square footage will be required to demonstrate
community benefit commensurate with their impacts. Further, annexations that resolve an
issue of public health without creating additional development impacts should be
encouraged.
e.g. There will be no annexation of areas outside the boundaries of the Boulder Valley
Planning Area, with the possible exception of annexation of acquired open space.
f.h. Publicly owned property located in Area III, and intended to remain in Area III, may be
annexed to the city if the property requires less than a full range of urban services or
requires inclusion under city jurisdiction for health, welfare and safety reasons.
g.i. The Gunbarrel Subcommunity is unique because the majority of residents live in the
unincorporated area and because of the shared jurisdiction for planning and service
provision among the county, city, Gunbarrel Public Improvement District and other
special districts. Although interest in voluntary annexation has been limited, the city and
county continue to support the eventual annexation of Gunbarrel. If resident interest in
annexation does occur in the future, the city and county will negotiate new terms of
annexation with the residents.
C. Policy/Text Topic: Transportation (Chapter III, Section 6)
As a result of direction in the 2019 Transportation Master Plan, staff propose new policies to
reflect Equitable Transportation and the Low-Stress Walk and Bike Network. Staff also
proposes minor changes to several policies and text in this chapter to align with city and
county adopted Transportation Master Plans. The information below contains only policies
and text within Section 6 where there are proposed changes, not the entire section.
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Proposed New or Changed Policy / Text:
Section 6. Transportation
The vision is to create a safe, accessible and sustainable multimodal transportation system
connecting people with each other and where they want to go. The system should be safe,
equitable, reliable, provide travel choices and support clean air and the city, county, and
state’s ’s and county’s climate commitment.
to create and maintain a safe and efficient transportation system that meets city and county
sustainability goals. The transportation system should accommodate increased person trips
by providing travel choices and by reducing single-occupant automobile trips and vehicle
miles traveled (VMT). Plans should also prepare the community for future technology
changes, such as electric/low emission vehicles, autonomous vehicles, and demographic
and social shifts, such as an aging community, and increasing bicycle, micromobility and
car sharing.
A mature community like Boulder has little opportunity or ability to add road capacity, as
widening streets and building new roads would have significant negative environmental,
community character and financial impacts. Consequently, the strategies of the city’s
Transportation Master Plan (TMP) center on maintaining a safe and efficient system.
The policies in this section generally reflect the focus areas of the city’s TMP Action Plan
and the adopted Boulder County T Transportation Master Plan (TMP), including:
• Complete Transportation System;
• Regional Travel;
• Funding & Investments;
• Integration of Land Use & Transportation with Sustainability Initiatives; and
• Other Transportation Policies.
Complete Transportation System
6.01 All-Mode Transportation System & Safe and Complete Streets
The Boulder Valley will be served by an integrated all-mode transportation system,
developed cooperatively by the city and county. The city’s and county’s transportation system
focuses on moving people, and is will be based on complete streets reflecting the unique
contexts of urban, suburban, and rural areas. in the urban area,These streets include
including completed networks for each mode, making safe and convenient connections
between modes, providing seamless connections between the city and county systems and
promoting access and placemaking for the adjacent land uses and activities. Improvements
to urban travel corridors will recognize pedestrian travel as the primary mode of
transportation and preserve or improve the safety and efficiency of all modes of
transportation. For more suburban and rural parts of the Boulder Valley, the transportation
system is focused on sustainable mobility through development of a safe, multimodal system,
creating the complete trip and investing in key regional transportation corridors.
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New Policy: Equitable Transportation
The city and county will equitably distribute transportation investments and benefits in
service of all community members, particularly vulnerable populations, ensuring that all
people benefit from expanded mobility options. Providing more transportation options—like
walking, biking, transit and shared options — in areas where people are more reliant on
various modes will have a greater benefit to overall mobility. New transportation
technologies and advanced mobility options provide Boulder with an opportunity to expand
affordable transportation choices to those who need them the most, including those who
cannot use existing fixed route transit such as service and shift workers.
New policy: Low Stress Walk and Bike Network
The city and county will create a connected walking and cycling network for people of all
ages and abilities to travel along and across streets safely and comfortably. The county has a
goal to develop a low stress bike network between communities within the county. Low
stress walk and bike networks will attract a broader population of people as confident and
comfortable pedestrians and cyclists. These walk and bike networks also support the city and
county Vision Zero safety goals.
6.02 Renewed Vision for Transit
The city and county will integrate transit investments and improvements to address service,
capital infrastructure, policies, programs and implementation. These will expand the
Community Transit Network (CTN) and improve regional transit service and connections
outside the city, such as bus rapid transit (BRT) along state highways and regional key corridors,
bus services as identified in the Northwest Area Mobility Study.
6.03 Reduction of Single Occupancy Auto Trips
The city and county will support and promote the greater use of alternative multimodal travel
optionss to reduce vehicle miles traveled (VMT) and single-occupancy automobile travel. The
city will continue progress toward its specific objective to reduce vehicle miles of travel (VMT)
20 percent from 1994 levels through the year 2035 2030 within the Boulder Valley to achieve
transportation and GHG reduction goals. The county’s goal is to reduce VMT to 2005 levels,
and to achieve regional air quality goals and state greenhouse gas reduction targets. The city
and county will include other communities and entities (especially origin communities such as
Longmont, Lafayette, Louisville and Erie) in developing and implementing integrated travel
demand management (TDM) programs, new mobility services and improved local and
regional transit service. The city will require TDM plans for applicable residential and
commercial developments within the city to reduce the vehicle miles traveled and single-
occupant vehicle trips generated by the development.
6.04 Transportation System Optimization
The transportation system serves people using is used by all modes, and maintaining its
efficient and safe operation benefits all users. The city and county will monitor the performance
of all modes as a basis for informed and systematic trade-offs supporting mobility, safety, GHG
reduction and other related goals.
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6.05 Integrated Transportation Demand Management (TDM) Programs
The city and county will cooperate in developing comprehensive Transportation Demand
Management (TDM) programs for residents and employees, which include incentives, such
as developing a fare-free local and regional transit system; universal community transit pass
program; promoting shared-use mobility, ridesharing, bikesharing, carsharing, vanpools and
teleworking; and supporting programs for walking and biking, such as secured long -term bike
parking. The city will employ strategies such as shared, unbundled, managed and paid parking
(i.e., “Shared Unbundled, Managed, and Paid” – “SUMP” principles) to reflect the real cost
of Single Occupancy Vehicle (SOV) travel. The city will require TDM plans for applicable
residential and commercial developments.
6.07 Transportation Safety
The city and county recognize safety for people of all ages using any mode within the
transportation system (i.e., walking, bicycling, transit riding and driving) as a fundamental
goal. The city’s and county’s’s Vision Zero policiesy “Toward Vision Zero” aims to eliminate
traffic deaths and severe injuries reduce serious injury and fatal collisions involving people
using all modes of travel, focusing on crash trends and mitigation strategies identified in the
Safe Streets Boulder Report and on-going local, regional and statewide safety assessments.
Improving travel safety is based on a holistic combination of the four E’s: Engineering,
Education, Enforcement, Evaluation and relies upon our whole community to keep people safe.
To achieve Vision Zero, the four E’s approach helps ensure we are addressing travel safety
from all angles. This means dangerous travel behaviors, such as distracted and impaired travel,
can be countered through enforcement efforts and safety education outreach, while engineering
treatments and innovative street design can help prevent intersection conflicts for example.
Applying all four E’s is the most comprehensive way to help prevent crashes.
Regional Travel
6.08 Regional Travel Coordination
Local transportation and land use decisions have regional transportation impacts.
The city and county will work to develop regional consensus for multimodal
improvements to regional corridors through working with the Colorado Department
of Transportation, the Regional Transportation District (RTD), Denver Regional
Council of Governments, US 36Northwest Mayors and Commissioners Coalition
and other providers to develop high- quality, high-frequency regional transportation
options, including improvements identified in the Northwest Area Mobility Study
(NAMS), FasTracks arterial bus rapid transit (BRT) service, managed lanes and
commuter bikeways between communities. The city and county will continue
development of first- and last-mile connections to local syste ms and longer-term
transit planning.
6.09 Regional Transit Facilities
The city will develop and enhance the regional transit anchors that serve the
primary attractors of Downtown Boulder, the University of Colorado and Boulder
Junction adjacent to the Boulder Valley Regional Center. Developing “Mobility
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Hubs” and first and last mile connections to these facilities is a priority to support
employees commuting into and throughout Boulder and Boulder County and to
reduce single-occupancy auto travel and congestion on regional roads.
Funding & Investment
6.10 Investment Priorities
To protect previous investments and ensure safe and efficient use of existing travel
corridors, the city and county will prioritize investments for travel safety for people
using all modes, such as Vision Zero improvements; system maintenance, such as
street and bridge repair; and system operations, such as signal enhancements.
improvements to safety and maintenance for all modes of the existing transportation
system. The city and county will give medium priority to system efficiency and
optimization, such as enhancement of pedestrian, bicycle and transit systems;
electrical vehicle charging infrastructure and electrification of fleets; neighborhood
speed management, and person carrying capacity improvements (rather than adding
capacity for vehicles). second priority to capacity additions for non-automotive
modes and efficiency improvements for existing road facilities that increase person
carrying capacity without adding general purpose lanes. Lower priority will be
given to investments in quality of life improvements, such as sound walls. The
county will prioritize transportation investments based on several criteria, including,
multimodal operational efficiency, safety, partnership opportunities, maintenance,
and resilience. The city and county will manage and price any additional significant
regional single-occupancy vehicle road capacity to provide reliable and rapid travel
times for transit, high-occupancy vehicle lanes and other carsharing options.
Other Transportation Policies
6.20 Improving Air Quality & Reducing Greenhouse Gas Emissions
Both the city and county are committed to reductions in GHG emissions, with the city
committing to an 80 percent reduction from 2005 levels by 2050 and the county committing to
a 45% reduction by 2030 and a 90% reduction by 2050. The city and county will design the
transportation system to minimize air pollution and reduce GHG emissions by promoting the
use of active transportation (e.g., walking and bicycling) and low-emission transportation
modes and infrastructure to support them, reducing auto traffic, encouraging the use of fuel-
efficient and clean-fueled vehicles that demonstrate air pollution reductions and maintaining
acceptable traffic flow.
Relevant Plans & Policies
• Boulder County Transportation Master Plan
• Boulder County Multimodal Transportation Standards
• Transportation Master Plan (City of Boulder)
• City Climate Commitment Strategy (City of Boulder)
• Airport Master Plan (City of Boulder)
• Access Management and Parking Strategy (City of Boulder)
• Northwest Area Mobility Study (NAMS)
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D. Policy/Text Topic: Housing (Chapter III, Section 7)
Policy revisions reflect the new affordable housing goal to secure 15 percent of all residential
properties within Boulder as permanently affordable to low -, moderate-, and middle-income
households by 2035.
Proposed New or Changed Policy / Text:
7.02 Affordable Housing Goals
The city will secure 15 percent of all residential properties within Boulder as
permanently affordable to low-, moderate-, and middle-income households by 2035 study
and consider substantially increasing the proportion of housing units permanently affordable
to low-, moderate- and middle-income households beyond our current goal of at least ten
percent of the housing stock for low and moderate incomes. The city will also increase the
proportion of market-rate middle -income housing, as described in the Middle Income
Housing Strategy. These goals are achievable through regulations, financial subsidies and
other means. City resources will also be directed toward maintaining existing permanently
affordable housing units and increasing the stock of permanent affordable housing through
preservation of existing housing.
______________________
As a result of the City adopting the Homelessness Strategy in 2017, Housing & Human
Services staff propose a new policy to reflect the strategy’s vision and guiding principles.
Staff also proposes minor changes to policy 7.05 to reflect the emergence of the Homeless
Solutions for Boulder County (HSBC) and the demise of the 10 Year Plan to Address
Homelessness.
Proposed New or Changed Policy / Text:
New Policy in Section 7 Housing: Addressing Homelessness
The city and county will work to ensure that residents, including families and individuals,
have opportunities to achieve or maintain a safe, stable home in the community. The city and
county will effectively use resources within a coordinated and integrated system. Solutions
will consider the diversity of people experiencing homelessness and their unique needs in
community planning and support the advancement of resilience, self-sufficiency and
independence.
7.05 Strengthening Regional Housing Cooperation
Affordable housing is a regional issue that requires the city and county to work with
neighborhoods and other public and private partners to develop and innovate regional
housing solutions. The city and the county will work to enhance regional cooperation on
housing issues to address regional housing needs and encourage the creation of housing in
proximity to regional transit routes. Such efforts include the Regional HOME Consortium,
the Boulder County Consortium of Cities, the County Regional Housing Partnership, and the
Homeless Solutions for Boulder CountyTen Year Plan to Address Homelessness.
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Relevant Plans & Policies:
• Comprehensive Housing Strategy (City of Boulder)
• Analysis of Impediments to Fair Housing Choice (US Department of Housing and
Urban Development)
• Boulder Broomfield HOME
• Consortium Consolidated Plan
• Boulder County Regional Housing Plan
• Boulder County 10-year Plan to Address Homelessness
• Homelessness Strategy (City of Boulder)
• Middle Income Housing Strategy (City of Boulder)
E. Policy/Text Topic: Subcommunity and Area Planning (Chapter V)
Based on direction from the Planning Board and City Council about the future of the
Subcommunity Planning Program for Boulder in 2019, staff propose multiple revisions and
additions to the subcommunity and area planning descriptions. Also proposed is a brief
summary of the adopted Alpine-Balsam Area Plan.
Proposed New or Changed Policy / Text: See following pages
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CHAPTER V
SUBCOMMUNITY & AREA
PLANNING
Subcommunity and area planning bridgeprovide localized opportunities to implement s the gap between the
broad policies of the comprehensive plan and site-specific project review (development applications or city
capital projects). Subcommunity plans address one of ten subcommunity regions identified in Figure 5-1. Area
plans typically address a group of adjacent parcels or a corridor ranging in size from ten acres to 200 acres
planning issues at a more detailed level than subcommunity plans. The planning horizon is the same as that for
the comprehensive plan—15 years. Such plans are prepared through a process that requires residents,
neighbors, businesses and land owners and city (and sometimes county) departments to work together toward
defining the vision, goals and actions for an a subcommunity or area, as described below.
Subcommunity and area plans are intended to:
• Establish the official future vision of an area;
• Create a common understanding among the parties involved regarding the expected changes in the
area;
• Determine the appropriate density, character, scale and mix of uses in an area and identify the
regulatory changes needed to ensure or encourage appropriate development compatible with its
surrounding area;
• Define desired characteristics of an area or neighborhood that should be preserved or enhanced;
• Define the acceptable amount of infill and redevelopment and determine standards and
performance measures for design quality to avoid or adequately mitigate the negative impacts of
infill and redevelopment and enhance the benefits;
• Identify the need and locations for new or enhanced pedestrian, bicycle and vehicular connections;
• Identify the need and locations for new public or private facilities, such as shopping, child care,
schools, parks and recreation, transit facilities and mobile and virtual library services and facilities so
that daily needs are close to where people live and work and contribute to the livability, enjoyment
and sense of physical and social identity of a subcommunity or area;
• Identify and prioritize community benefits from developments that are a priority for the area; and
• Develop implementation methods for achieving the goals of the plan, which may include:
neighborhood improvement, trail, park or street projects; changes to the land use regulations or
zoning districts; or changes to the comprehensive plan Land Use Map.
• Identifying opportunities to address comprehensive plan goals;
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• Developing criteria for decision-making that balance local area interests with those of the broader
community;
• Involving interested groups and individuals to identify issues and opportunities to be addressed by
the plan and establish a common vision for the future;
• Identifying a range of appropriate techniques for determining the priority of and means of financing
and plan elements; and
• Establishing a planning framework in which to review public projects, land use changes and
development proposals to implement or ensure compliance with the plan.
Boulder County is involved in the development of plans that affect land in Area II or III.
Subcommunity and area plans are adopted by the Planning Board and City Council and amended as needed
with the same legislative process as originally adopted. Boulder County is involved in the development of plans
that affect land in Area II or III. Land Use Map changes proposed in subcommunity and area plans may be
incorporated into the comprehensive plan concurrent with the adoption of the area plan. Subcommunity, area
and neighborhood planning efforts are processes in which all are given opportunities to collaborate and
innovate in achieving local, city and regional as well as wider community goals.
Subcommunity Planning
There are ten subcommunity planning areas within the Service Area: Central Boulder, Central Boulder -
University Hill, Crossroads, the University of Colorado, East Boulder, Southeast Boulder, South Boulder, North
Boulder, Palo Park and Gunbarrel.
When the subcommunity and area planning program was instituted in 1990, the idea was to develop plans for
all of the subcommunities. The North Boulder Subcommunity Plan was the first because the area had the
largest amount of vacant land in the city at the time, and a significant amount of change was anticipated. While
much of the city planning focus in the years since has been on developing area plans rather than subcommunity
plans, should resources permit and council and planning board decide, subcommunity plans which meet the
criteria for selection called out below may be undertaken. It is anticipated that each subcommunity plan will
be evaluated as needed and monitored annually through CIP and the Boulder Valley Comprehensive Plan
Action Plan.the community interest in localized planning identified in the 2015 BVCP Major Update, adopted
in 2017, led to a renewed interest to offer targeted solutions for different community geographies and bridge
the gap between broad policies and site-specific project review. At the January 2018 City Council Retreat,
subcommunity planning was identified as a priority program for the year to address this interest and implement
goals of the BVCP update.
With an expressed interest from residents and council in re-establishing a subcommunity planning program,
City Council revised subcommunity and subcommunity planning definitions, subcommunity boundaries, and
prioritization criteria on Jan. 15, 2019.
The Boulder Valley Comprehensive Plan describes the city’s core values, principles and policies to be
implemented across Boulder. How these initiatives get applied to areas throughout Boulder is dependent on
localized conditions of the built and natural environments as well as the motivations and desires of residents,
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land and business owners. Dividing the city into subcommunities creates more focused areas of study and
provides a framework for managing change and implementing policy.
A subcommunity is an area within the service area of the city (Area I and II) that is defined by physical
boundaries such as roads, waterways and topography. Each subcommunity is composed of a variety of
neighborhoods and has distinct physical and natural characteristics. There are ten subcommunities in the
Boulder Valley: Central Boulder, Central Boulder - University Hill, Crossroads, Colorado University, East Boulder,
Southeast Boulder, South Boulder, North Boulder, Palo Park and Gunbarrel.
A Subcommunity Plan is a tool for residents, land owners, business owners, city officials and city staff that
communicates expectations about the future of a subcommunity and guides decision-making about
subcommunity resilience and evolution into the future.
The subcommunity planning process is a collaborative effort among members of the public and the city to
develop recommendations for achieving local, city-wide and regional goals. The process will:
• Supplement the Comprehensive Plan by providing a further level of detailed direction for the future
of Boulder subcommunities
• Integrate city-wide planning efforts at a neighborhood scale
• Establish a forum for subcommunity residents to share ideas and concerns about the future of their
area
• Provide residents with opportunities to play a role in the planning, design and implementation of
future preservation and change in their neighborhood
• Define desired characteristics of a subcommunity that should be preserved or enhanced
• Identify gaps and opportunities in city services and resources
• Identify gaps and opportunities in the private market for features like housing and retail
• Prioritize projects for preservation and/or change within the subcommunity
• Identify implementation tools to realize the vision of the plan
• Help shape critical capital budget decisions and public investment priorities
• Communicate expectations about the future of a subcommunity to residents, local businesses, the
development community, City Council and staff
• Identify and describe and how each subcommunity can implement city-wide goals
Once City Council adopts a subcommunity plan, the work of implementing the plan’s vision begins. City staff,
Boards and Council will update applicable policies, regulations, and financing strategies guiding day-to-day
decision making across the City. These updates are the primary means in which the subcommunity plan is
realized.
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Potentially included in the scope of change related to a newly adopted plan are changes to the City’s
Comprehensive Plan, Land Use Regulations, Design and Construction Standards, and Capital Improvements
Program. Table X below provides an overview of the potential scope of changes that can result from the
implementation of a subcommunity plan. Precisely which changes and the scope of those changes depends
entirely on the goals as laid out in the subcommunity plan itself.
Table X: Mechanisms for Implementing a Subcommunity Plan
Policies (Plans) Boulder Valley
Comprehensive Plan
(BVCP): May include
map, policy, and other
updates to the BVCP
Departmental Plans
(e.g. Transportation or
Flood Plans): Update
to coordinate plan
goals and objectives
Guideline (e.g. Design
Guidelines): Create
and/or update
guideline documents
Regulations (Land Use
Code)
New or Modified Zone
District and/or
Rezoning: May include
(1) introduction of new
zoning districts or
overlays; (2) changes to
existing geographic
boundaries of zoning
districts; (3)
modifications to zoning
district criteria such as
height; setback; FAR;
dwelling units/acre;
use
Codified Review
Criteria: May include
updates and revisions
to annexation,
subdivision, site
review, use review, and
other codified review
criteria.
Regulatory Plans (e.g.
ROW or Stormwater
Plans): May include
updates to planned
improvements and
maintenance schedules
Regulations (Design
and Construction
Standards)
New or Major
Modifications to
Standards: May
include introduction of
new street sections,
and other standards
Codified Review
Criteria: May include
updates and minor
revisions to existing
standards
Regulatory Plans ?
Financing Strategies Capital Improvements
Program (CIP): Updates
to the allocation of the
General Fund to City-
owned property (such
as street
improvements)
Public-Private
Partnerships: Create a
joint financing plan for
meeting plan goals
when City/Private
funds independently
are insufficient
Private Development:
May include updating
property owners and
developers of new
entitlement allowances
Each of the possible changes noted above will be recommended by Staff, reviewed and adopted by
Planning Board, the City Council and/or the City Manager.
The key indicators for prioritizing subcommunities are:
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1. Area with evidence of change. These areas across the city have data-based evidence of change. The
city-wide data that wasmay be considered includes recent property sales, residential demolitions, new
certificates of occupancy and planned capital improvement investments.
2. Areas planning for change. These areas include parts of the city undergoing current long-range
planning efforts or have recently going through a long-range planning exercise.
3. Areas of described change. These are areas of the city that have been described by council as currently
undergoing change
While key indictors and metrics may be used to evaluate subcommunities, City Council will not rely exclusively
on measurement-based criteria for the prioritization of subcommunities for planning. The selection and
prioritization of subcommunities for planning will be at the direction of City Council.
Area Planning
Area plans are developed for areas or corridors with special problems or opportunities that are not adequately
addressed by comprehensive planning, subcommunity planning or existing land use regulations. Area planning
is initiated as issues or opportunities arise. Area plans are generally of a scale that allow for developing a
common understanding of the expected changes, defining desired characteristics that should be preserved or
enhanced and identifying achievable implementation methods. While area plans generally focus on mixed-use
areas of change, they may be developed for residential neighborhoods if such areas meet the criteria for
selection below.
Subcommunity Plan Area Plan
Scale Addresses one of 10
subcommunity regions;
Subcommunity size ranges from
500acres to 10,000acres
Addresses a group of adjacent
parcels or a corridor ranging in size
from 10acres to 200acres
Scope Defines a long-term vision for
resilience and evolution in a
subcommunity
Envisions short and long-term
physical changes to the built
and/or natural environment for a
small area or corridor.
Impetus for Planning Council identifies subcommunity
for planning.
Opportunity sites or key issues
arise that require a city planning
process; The pursuit of an area
plan for a small area or corridor
may be a recommendation
included in a subcommunity plan.
Planning Horizon 250 Years 2-15 years
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Criteria for Selection
The criteria for selecting the priority for the development of subcommunity and area plans are:
• Extent to which the plan implements the comprehensive plan goals;
• Imminence of change anticipated in the area;
• Magnitude of an identified problem;
• Likelihood of addressing a recurring problem;
• Cost and time effectiveness of doing the plan; and
• Extent to which the plan will improve land use regulations, the development review process and the
quality of public and private improvements.
Criteria for Determining a Neighborhood Planning/Infill Pilot Project
Outcomes of a neighborhood infill or planning project may include, but are not limited to, area plans,
regulations, new residential building types or other outcomes. The criteria for establishing a neighborhood
planning/infill pilot include:
• A high level of interest on the part of the neighborhood residents and an organization that will work
with the city and sponsor the plan or project;
• Recent trends that have created changes in the neighborhood and identified imminence of change
anticipated in the future;
• Desire to address neighborhood needs and/or improvements through creative solutions;
• Agreeableness to identify solutions for community-wide goals and challenges as well as to address
local needs;
• Interest in addressing risk mitigation (e.g., addressing potential hazards) and in building community
capacity and the ability to be more self-sufficient and resilient; and
• Demonstrated interest on the part of the neighborhood residents and organization to test and apply
innovative, contextually appropriate residential infill, including but not limited to duplex
conversions, cottage courts, detached alley houses, accessory dwelling units or small mixed-use or
retail projects, while considering areas of preservation.
Adopted Subcommunity & Area Plans
The city has adopted the following subcommunity or area plans as shown in Figure 5-1:
• Boulder Plaza Subarea Plan, 1992;
• North Boulder Subcommunity Plan, 1995;
• University Hill Area Plan, 1996;
• Crossroads East/Sunrise Center Area Plan, 1997;
• Gunbarrel Community Center Plan, 2004;
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• Transit Village Area Plan, 2007; and
• Junior Academy Area Plan, 2009; and.
• Alpine-Balsam Area Plan, 2019.
North Boulder Subcommunity Plan
The North Boulder Subcommunity Plan was adopted in 1995 to develop a vision for an area that had
considerable development potential. The plan aims to preserve the present character and livability of the
existing residential neighborhoods and ensure that future changes are beneficial to both the subcommunity
and the city as a whole. A new mixed-use village center along Broadway is envisioned to become the heart of
subcommunity activity. New neighborhoods in the northern portion of the subcommunity are meant to create
a strong edge to the city and an attractive entrance into Boulder.
Implementation of the Plan
The North Boulder Subcommunity Plan was the basis for re-zoning of a portion of the area in 1997. Five new
zoning districts were created to implement the design guidelines in the plan, including: a business main street
zone, patterned after historic ‘Main Street’ business districts; three mixed-use zones that provide a transition
between the higher intensity business ‘Main Street’ and surrounding residential or industrial areas; and a mixed
density residential zone district. The plan also established a street and pedestrian/bicycle network plan, to
which developing or re-developing properties must adhere.
Alpine-Balsam Area Plan
The Alpine-Balsam Area Plan was adopted in 2019 to outline the vision for the Alpine-Balsam property,
formerly the Boulder Community Health (BCH) hospital that was purchased by the city in 2015 and the
approximately 70-acre area surrounding the city’s property. The vision includes building on the thriving nature
of the area as a community center, redeveloping the site to include a new city service center and new housing
to serve a range of housing types and price ranges. Redevelopment in the area presents opportunities to create
a range of travel choices and to prepare for future transportation trends and technologies. New development
at the site will incorporate sustainable solutions for infrastructure and buildings.
Implementation of the Plan
Implementation of the Alpine-Balsam Area Plan is a multi-phased process to ensure efficient and effective city
investment to redevelop the city’s site and implement community infrastructure. The pace of redevelopment
in the broader planning area will be determined by, if and when private property owners voluntarily choose to
redevelop their properties.
Gunbarrel Community Center Plan
The Gunbarrel Community Center Plan, adopted in 2004 and amended in 2006, provides a blueprint for
transitioning the Gunbarrel commercial area from mostly light industrial uses to a viable and vibrant,
pedestrian-oriented commercial center serving Gunbarrel subcommunity residents and workers. This will
involve: expanding the amount of retail and allowing more density in the retail area; adding new residential
and some offices uses in proximity to the retail core; and providing more vehicular, pedestrian and bicycle
connections to and from and within the center. The new connections will improve access, break down the
existing “superblocks,” provide better visibility to shops and promote more pedestrian-scale architecture and
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outdoor spaces. Spine Road between Lookout and Gunpark roads will become the ‘Main Street’ for the retail
area.
Implementation of the Plan
Implementation of the Gunbarrel Community Center Plan will occur over a long period of time through a
combination of actions from both the public and private sectors. Business associations, such as the Gunbarrel
Business Alliance, and neighborhood groups will play an important role in promoting collaboration to
successfully implement the plan. Land use changes were made in the 2005 Boulder Valley Comprehensive Plan
update to reflect the plan vision.
Transit Village Area Plan/Boulder Junction
The Transit Village Area Plan guides development of an area that is within walking distance of a transit hub
near 30th and Pearl Streets. The plan recommends land use changes to transform this mostly industrial, low-
density, automobile-oriented area into a more urban, higher-density, pedestrian-oriented environment with a
mixture of uses, including new retail and office space and new residential neighborhoods for a diversity of
incomes and lifestyles. Many of the existing service, commercial and industrial uses on the north and east side
of the area, respectively, will continue. The plan also focuses on developing new, high-quality public spaces
and streets, creating a new home for the historic Union-Pacific train depot and protecting and enhancing Goose
Creek.
Implementation of the Plan
After adoption of the plan, the area was renamed Boulder Junction. Implementation entails significant public
investment in the transit facilities, the adjacent pocket park and civic plaza, the new north-south collector road,
rehabilitation of the Depot, Goose Creek enhancements and the city-owned site at the northeast corner of the
30th and Pearl intersection. Property owners will contribute to construction of new streets, sidewalks and
bicycle facilities when they develop their properties. In 2010 and 2011, land use and zoning changes were made
on the west side of the area, and a general improvement district was formed to manage parking and provide
Transportation Demand Management services. The Boulder Junction Form Based Code (FBC) pilot, now
Appendix M of Title 9 – Land Use Code, was completed in 2016 and establishes building-specific form and design
requirements for the west side of the area (Boulder Junction Phase I). Land use changes and public
improvements on the east side of the area will occur later, after substantial redevelopment of the west side.
Central Area
Downtown, the University and the Boulder Valley Regional Center areas constitute the three primary activity
centers within the Boulder Valley’s Central Area, as shown in Figure 5-2.
See also the Central Broadway Corridor Design Framework in Section 2 Built Environment (Figure 3-5).
Downtown
Downtown is the heart of Boulder—a hub of civic, social, cultural, entertainment, spiritual, professional and
commercial activity. The Pearl Street Mall provides a unique pedestrian experience, with surrounding historic
residential neighborhoods, newer commercial and mixed-use buildings, the city’s civic center and Boulder
Creek in close proximity. Several documents and districts work to maintain and enhance the Downtown
environment:
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• The Downtown Urban Design Guidelines, adopted in 1986 and revised in 2002, 2011 and 2016, guide
the design quality of new construction, preservation and renovation projects located downtown.
• The Central Area General Improvement District (CAGID), formed in 1970, provides parking and related
improvements and maintenance in a 35-block area encompassing Downtown.
• The Downtown Boulder Business Improvement District (BID), formed in 1999, provides enhancements
and services (economic vitality, marketing and enhanced maintenance) in the roughly the same area
as CAGID to supplement services provided by the city.
• The 2005 Downtown Strategic Plan recommends near-term strategies to keep Downtown Boulder
vibrant and successful, for example, supporting small businesses and simplifying parking.
Boulder Valley Regional Center
The Boulder Valley Regional Center (BVRC) is a primarily commercial area, providing retail at a range of scales,
restaurants, offices and hotels in the geographic center of Boulder. There is also some high-density housing,
two parks and the Dairy Center for the Arts. The BVRC was established as an urban renewal district in 1979 to
revitalize the area, with public improvements financed by bonds that were paid off in 2002. The following plans
and guidelines continue to guide redevelopment and evolution of the area into a more attractive and
pedestrian-, bicycle- and transit-friendly place:
• The Boulder Plaza Subarea Plan, 1992, and the Crossroads/Sunrise Center Area Plan, 1997, provide
guidance on specific improvements to circulation, the public realm and building design in each area
when redevelopment occurs.
• The BVRC Transportation Connections Plan, adopted in 1997 and updated in 1998 and 2002, shows
where pedestrian, bicycle and vehicular transportation facilities should be constructed or improved
through redevelopment or the Capital Improvements Program.
• The BVRC Design Guidelines, adopted in 1998, establish design goals and guidelines for development
proposals in the BVRC, including site layout, circulation, buildings, landscaping and open space,
streetscape and signs.
University of Colorado & University Hill
The University of Colorado-Boulder (CU-Boulder) is an important part of the Boulder Valley’s intellectual,
cultural, social and economic life. The University’s plans for expansion are set forth primarily in these
documents:
• The Flagship 2030 strategic plan seeks to position CU-Boulder for global leadership in education,
research and creative works by the year 2030. It envisions an increase in the number of
undergraduate, graduate and professional school students and a corresponding increase in faculty.
• The 2011 Campus Master Plan provides guiding principles for developing facilities over the next ten
years in support of the Flagship 2030 vision. The plan proposes development of the East Campus
(generally bounded by 30th Street, Colorado Avenue, Arapahoe Avenue and Foothills Parkway) as a
full campus, with higher-density building and a broad mix of programs. The Williams Village property
will also continue to be developed. Growth on the Main Campus will be limited, and the South
Campus will continue to be reserved as a land bank for future generations.
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The University Hill (“The Hill”) business district, to the west of the Main Campus across Broadway, serves both
the university population and the surrounding neighborhood, with restaurants, shopping and entertainment.
Efforts to revitalize and diversify uses on The Hill to include more housing, some office, a broader range of
retail offerings and increased cultural activities are guided by the following:
• The University Hill General Improvement District (UHGID), created in 1970 and expanded in 1985,
provides parking, maintenance and aesthetic improvements to the business district and also has
played a leadership role in facilitating revitalization and redevelopment on The Hill.
• The 1996 University Hill Area Plan initiated streetscape improvements and land use regulation
amendments to enhance the appeal and safety of public spaces, encourage mixed-use development
and support and strengthen The Hill’s pedestrian-oriented, urban village character.
• Direction from City Council in 2010 to explore strategies for The Hill revitalization, including creation
of a general improvement district for the surrounding high-density residential neighborhood and an
“innovation district” in the commercial area.
Surrounding Neighborhoods
Goals for specific Central Area neighborhoods near the Downtown and the University are as follows:
• The Pearl Street Corridor between 18th Street and Folsom links Downtown with the BVRC. The
corridor is half-a-block wide along both sides of Pearl Street and is separated from established
residential neighborhoods by alleys. The vision for the corridor is an interesting and varied mix of
uses, combining urban-density housing with small-scale retail uses and office space. The scale of
new buildings will be sensitive in use and design to adjacent residential uses. The challenge is to
strengthen the pedestrian environment along the street from Downtown to the BVRC and beyond to
Boulder Junction.
• The Alpine-Balsam/Community Plaza neighborhood just north of the downtown along Broadway
includes the hospital, medical offices and two shopping centers. The design of commercial
expansions and physical improvements in the area must incorporate special considerations to
minimize impacts to adjacent residential neighborhoods. In 2015, the City of Boulder purchased the
hospital campus at the corner of Broadway and Balsam Avenue. In 2017, City Council accepted the
Alpine-Balsam Vision Plan. Additional planning efforts will continue to ensure that future
redevelopment of the site fits the community’s vision and goals and enhances the character of the
neighborhood.
• No additional changes are proposed for the rest of this section.
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