03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft PlanC I T Y O F B O U L D E R TRANSPORTATION ADVISORY BOARD
AGENDA ITEM MEETING DATE: March 14, 2022
AGENDA TITLE: Review and Feedback on the Draft East Boulder Subcommunity Plan
PRESENTER/S: Department of Transportation & Mobility Erika Vandenbrande, Director of Transportation and Mobility
Natalie Stiffler, Deputy Director of Transportation and Mobility Jean Sanson, Principal Transportation Planner Planning & Development Services
Charles Ferro, Planning Senior Manager
Jean Gatza, City Principal Planner /Engagement Specialist Kathleen King, City Principal Planner Holly Opansky, Planning and Zoning Specialist
EXECUTIVE SUMMARY:
In January 2019 City Council identified East Boulder as the first subcommunity since North
Boulder to go through a planning process as part of a re-established subcommunity planning
program. The East Boulder subcommunity encompasses approximately 1,600 acres, generally located east of Foothills Parkway and north of Arapahoe Avenue. The two- and half-year planning process is now in the final phase of the scope of work, Plan Documentation and Adoption. The Draft East Boulder Subcommunity Plan is available for community review and
feedback. Transportation Advisory Board (TAB) feedback on the draft plan will inform final
updates to the draft plan and be shared with Planning Board and City Council, the two bodies responsible for adoption.
KEY ISSUES:
1. Does the Transportation Advisory Board support the Connections Plan and Access and
Mobility Recommendations included in the East Boulder Subcommunity Plan and 55th and Arapahoe Station Area Plan? 2. Does TAB have feedback to further refine recommendations in the East Boulder Subcommunity Plan or the 55th and Arapahoe Station Area Plan?
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 1 of 232
BACKGROUND:
Subcommunity Planning
A Subcommunity Plan is a tool for residents, landowners, 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 intended to identify how an area of the city can contribute to citywide goals outlined in the Boulder Valley Comprehensive Plan (BVCP).
The Draft East Boulder Subcommunity Plan In July 2021, the TAB held a joint session with the Planning Board to review the 60% Draft plan. The TAB provided feedback, including a high level of support for the Connections Plan identified in East Boulder Subcommunity Plan and the vision for the 55th and Arapahoe Station
Area Plan. Staff and East Boulder Working Group used boards and community feedback to
refine recommendations and complete the draft plan.
An overall summary of engagement during the 60% Draft engagement window can be found here and results from the recent BeHeardBoulder.org community questionnaire is located here.
The draft plan includes the following major deliverables:
(1) Land Use Plan – The East Boulder Subcommunity land use plan recommends key changesto the BVCP Land Use Map to achieve the vision statements. These recommended changes are
intended to be implemented through amendments to the BVCP, including the land use map and
land use map descriptions. The land use plan can also be used to guide changes to the city’s landuse code. The BVCP land use map guides future zoning decisions. The East Boulder Land UsePlan can be found on page 24 of Attachment A.
(2) Connections Plan – The East Boulder Connections Plan is created alongside the Land Use
Plan to support proposed land uses and contribute to citywide goals for access and mobility. Theplan includes two key components: (1) New Connections; and (2) System Enhancements. NewConnections serve as a right-of-way plan for land development and transportation connections asdescribed in the Boulder Revised Code Section 9-9-8. New Connections will be incorporated
into the TMP and replace portions of earlier network plans that cover East Boulder. System
Enhancements are projects recommended for consideration in the next TMP update to improveexisting facilities, Transportation improvements included in the Connections Plan will be builtby property owners as part of redevelopment and through city projects or a combination of thetwo. The Connections Plan can be found on page 62 of Attachment A.
(3)Recommendations Matrix – The East Boulder Recommendations Matrix identifies keypolicy, program and project recommendations to implement the key deliverables listed above.The matrix represents a collection of community ideas for making changes to East Boulder thatwill result in a resilient future. The Access and Mobility matrix can be found on page 79 of
Attachment A.
(4) The 55th and Arapahoe Station Area Plan – The 55th and Arapahoe Station Area Planprovides more detailed recommendations for redevelopment feasibility and implementation
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 2 of 232
strategies for this key area of change in East Boulder. The station area plan is a part of the East Boulder subcommunity plan and can be found as Attachment B.
NEXT STEPS:
Community Review and Engagement Window The draft plan will be posted for community review and feedback the week of March 14, 2022. Community comments will be collected through a Be Heard Boulder questionnaire. A
community meeting to present the draft plan and answer community questions will be held on
March 16. This engagement window will be open through April 6.
Planning Board and City Council will review the latest draft plan on March 31 and April 12, respectively. The board and council will provide feedback on the draft document. City staff will
use boards, council and community feedback to make final updates to the East Boulder
Subcommunity Plan.
Adoption Process City Council and Planning Board will hold a joint public hearing in May to consider adoption of
the final East Boulder Subcommunity Plan. Planning Board will then consider approval of the
Subcommunity Plan. Should Planning Board approve the East Boulder Subcommunity Plan, the plan will be considered for adoption by the City Council. If Planning Board does not approve of the plan, city staff will continue to iterate the plan and return to Planning Board for approval.
Once adopted, the East Boulder Subcommunity Plan will serve as a regulatory document for
redevelopment in East Boulder and provide city staff with guidance on work planning to implement strategies identified in the plan.
ATTACHMENTS: A. DRAFT East Boulder Subcommunity PlanB. DRAFT 55th and Arapahoe Station Area PlanC. East Boulder Engagement Scrapbook
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 3 of 232
1 2EAST BOULDER SUBCOMMUNITY PLAN ACKNOWLEDGEMENTS
IMAGE
EAST BOULDERSUBCOMMUNITY PLAN
DRAFT March 2022
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 4 of 232
3 4EAST BOULDER SUBCOMMUNITY PLAN ACKNOWLEDGEMENTS
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
ACKNOWLEDGEMENTS
The East Boulder Subcommunity Plan process launched in 2019 and has greatly benefited from the generous contributions,
passion, and commitment of the community that have navigated complex topics without easy solutions. Community input
has been immeasurably valuable to the collaborative process of this project and offers a plan with targeted solutions
that can bridge the gap between the citywide policies of the Boulder Valley Comprehensive Plan and the on-the-ground
challenges and opportunities of East Boulder. Thank you to all who have contributed!
CITY COUNCIL
Aaron Brockett, Mayor
Rachel Friend, Mayor Pro Tempore
Matt Benjamin
Lauren Folkerts
Junie Joseph
Nicole Speer
Mark Wallach
Tara Winer
Bob Yates
PLANNING BOARD
David Ensign, Chair
Peter Vitale, Vice Chair
Jorge Boone
John Gerstle
Sarah Silver
Lisa Smith
TRANSPORTATION
ADVISORY BOARD
Tila Duhaime, Chair
Robert Hutchinson
Mark McIntyre
Ryan Schuchard
Alex Weinheimer
CITY BOARDS AND
COMMISSIONS
The City of Boulder would like to
thank the members of the City
Boards for their ongoing contribution
and participation in meetings and
the review of the East Boulder
Subcommunity Plan.
Design Advisory Board
Brendan Ash
Rory Bilocerkowycz
Todd Bryan
Lauren Folkerts, Chair
Matthew Schexnyder
Housing Advisory Board
Michael Leccese, Chair
Daniel Teodoru - Vice Chair
Juliette Boone
Jacques Juilland
Masyn Moyer
Terry Palmos
Open Space Board of Trustees
Michelle Estrella
Hal Hallstein
Karen Hollweg
Dave Kuntz
Caroline Miller
Parks & Recreation Advisory
Board
Charles Brock
Elliott Hood
Raj Seymour
Mary Scott
Jason Unger
Tara Winer
Pamela Yugar
Pedestrian Action Committee
Amy McCormick
Ann Moss
Brent Halsey
Craig Towler
Elzbieta Nolan
Lisa White
Mark Rosenstein
Paul Wallick
Spenser Havlick
Stephen Haydel
Summer Puente
THE BOULDER COMMUNITY
City staff is grateful for the participation,
advice and wisdom of many members
of the Boulder community, with
particular thanks to those working
or living in the subcommunity, who
generously shared their perspectives
on the subcommunity’s future in
person, online and at community
events over the years.
East Boulder Working Group
Matt Appelbaum
Peter Aweida
Erin Bagnall
Lori Call
Ana Karina Casas
Lucky Conklin
Aaron Cook
Julia Dullien
Leticia Garcia
John Gerstle
Jill Grano
Aaron Johnson
Laura Kaplan
Adam Kroll
Ken MacClune
Kirsten Millar
Ben Molk
Tim O’Shea
Judy Renfroe
Patti Smith
Dawn Williams
Jeff Wingert
CONSULTING SERVICES
FOR THE EAST BOULDER
SUBCOMMUNITY PLAN
Darcy Kitching
CDR Associates
ESRI
Fox Tuttle
Growing Up Boulder
CONSULTANT TEAM FOR
THE 55TH AND ARAPAHOE
STATION AREA PLAN
MIG, Inc.
Apex Design
Economic and Planning Systems, Inc.
(EPS)
Group14 Engineering, PBC
COMMUNITY CONNECTOR
ENGAGEMENT
El Centro Amistad
TRANSLATION &
INTERPRETATION
SERVICES
Angela Maria Ortiz Roa
Elena Klaver, CLACE
Marina LaGrave, CLACE
Participation and assistance
from local organizations:
Baby Goat Coffeehouse
Ball Aerospace
Better Boulder
Boulder Chamber of Commerce
Boulder County
Boulder Community Health – Foothills
Hospital
Boulder Housing Partners
Boulder Jewish Community Center
Colorado Department of Transportation
Denver Regional Council of
Governments
Eisenhower Elementary
Habitat for Humanity
Humane Society of Boulder Valley
OZO Coffee
Palo Park Community Center
PLAN Boulder
Rocky Mountain Blueprint
Thorne Nature Experience
The Spark: A Performing Arts
Community
Spruce Café
University of Colorado at Denver,
College of Architecture and Planning
Vision Quest Brewery
Via Mobility
Youth Opportunities Advisory Board
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 5 of 232
5 6EAST BOULDER SUBCOMMUNITY PLAN WELCOME TO EAST BOULDER
01
Welcome to
East Boulder
BACKGROUND AND PROCESS
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 6 of 232
7 8EAST BOULDER SUBCOMMUNITY PLAN WELCOME TO EAST BOULDER
Boulder is nationally recognized as one of the best
places to live in the United States. Often cited for a
high quality of life and incredible access to outdoor
resources, Boulder has been able to maintain its
status as a highly desirable community because of
its commitment to core values and goals.
Over the course of two years, community members have
been considering how the East Boulder subcommunity
can push the city towards its goals for access and mobility;
housing affordability and diversity; design quality and
placemaking; resilience and climate commitment; arts and
culture and local business. East Boulder encompasses
approximately 1,600 acres, generally located east of Foothills
Parkway and north of Arapahoe Avenue.
The area includes some major community assets, such as
Foothills Medical Campus, Valmont City Park, the Eastern
City Campus and the Boulder Municipal Airport. It is also
home to many local businesses and today, those businesses
support approximately 17,000 jobs. There is one residential
community in the area, San Lazaro Mobile Home Park,
where 460 residents live just outside city limits. This makes
East Boulder the least populated subcommunity in the city,
although proposals for new developments have begun to
recognize the great assets of the area that make it ripe with
potential.
THE EAST BOULDER SUBCOMMUNITY
The subcommunity is located along Arapahoe Avenue, a
state highway, planned for significant investment and bus
rapid transit in the future. The subcommunity has a robust
jobs market and has historically been home to many local
start-ups and a network of diverse businesses. East Boulder
is bisected by Boulder Creek and the creek path, which
connects to downtown Boulder and beyond. It’s also home
to the city’s largest urban park and the site of the future
Eastern City Campus. The East Boulder Subcommunity plan
draws on these strengths to define a community vision for
the subcommunity and uphold a place worthy of its national
reputation.
PROJECT CONTEXT
In January of 2019, City Council identified East Boulder as
the first of ten subcommunities to go through an updated
subcommunity planning process. East Boulder was selected
as a priority for the program to address the high level of
change occurring in the area as well as the potential for
the plan to improve land use regulations and the quality of
public and private improvements, particularly in industrial
zones.
Jewish Community Jewish Community
Center (JCC)Center (JCC)
Valmont Power Valmont Power
StatioStationn
ReSourceReSource
CentralCentral
BCH Foothills BCH Foothills
Medical Medical
CampusCampus
Corden Corden
PharmaPharma
Boulder County Boulder County
JailJail
Boulder Municipal AirportBoulder Municipal Airport
BoulderBoulder
ValleyValley
Humane Humane
SocietySociety
San Lazaro San Lazaro
Mobile HomeMobile Home
ParkPark
Lake Center Lake Center
Office ParkOffice Park
Vista Village Vista Village
Mobile Home Mobile Home
CommunityCommunity
Kings RidgeKings Ridge
Arapahoe RidgeArapahoe Ridge
Flatiron Business Flatiron Business
ParkPark
Naropa Nalanda Naropa Nalanda
CampusCampus
Pearl East Pearl East
Business ParkBusiness Park
USPSUSPS
BVSDBVSD
Municipal Service Municipal Service
CenterCenter
Valmont RdValmont Rd
Pearl Pk
wy
Pearl Pk
wy
55th Street55th StreetArapahoe AveAirport RdAirport Rd63rd StIndependence Rd
Foothills PkwyBNSF Railroad
Pearl StPearl St
48th48th CtCt49th St49th StPearl E CirPearl E Cir
Walnut StWalnut St
Sterling DrSterling Dr Sterling CtSterling Ct47th St47th StAirport BlvdAirport Blvd
Airport RdAirport Rd
Sterling DrSterling DrSterling CirSterling CirFlatir
o
n
P
k
w
y
Flatir
o
n
P
k
w
y
Central AveCentral Ave
Central AveCentral Ave S
F
l
a
t
i
r
o
n
C
t
S
F
l
a
t
i
r
o
n
C
tN 57th CtN 57th Ct56th St56th StConestogaConestoga CtCt
Conestoga StConestoga StWestern AveWestern Ave
Range StRange StCommerce StCommerce St48th St48th StPeak AvePeak Ave
Old Tale RdOld Tale RdCherryvale RdCherryvale RdMacArthur DrMacArthur Dr
Patton DrPatton DrEisenhower DrEisenhower Dr55th St55th St1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
A glimpse into activity in East Boulder
KOA Lake
Valmont Reservoir
Hillcrest Reservoir
Pit “D”
Upper
Cline Fish
Pond
Lower
Cline Fish
Pond
Leggett Reservoir
Valmont Bike Park
Gerald Stazio
Ballfields
Flatirons Golf Course
Boulder
Cr
ee
k
Goose Creek
South Boulder CreekNorth B
o
ul
d
er
F
ar
m
er
s
Ditc
h
Boulder and Lefthand Ditch
Dry Creek No. 2 DitchW
o
n
d
e
r
l
a
n
d
C
r
e
e
k
Bear Canyon CreekValmont City Park
Ball Ball
AerospaceAerospace
Hayden Lake Reservoir City Limit
East Boulder
Subcommunity
EAST BOULDER
PLACES & SPACES
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 7 of 232
9 10EAST BOULDER SUBCOMMUNITY PLAN WELCOME TO EAST BOULDER
WHAT IS A SUBCOMMUNITY PLAN?
A Subcommunity Plan is a tool for residents, landowners,
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.
There are several key deliverables included in this plan
document:
1.Vision Statements
The 2015 major update to the Boulder Valley Comprehensive
Plan (BVCP) identifies key issues that need to be addressed
in the community. Subcommunity plans consider how to
address these issues at a local, neighborhood-level and
implement the goals of the BVCP. The East Boulder Vision
Statements describe how the community would like to
see each of these issues addressed in East Boulder. East
Boulder Vision Statements can be found on page XX.
2.The Land Use Plan
The East Boulder Subcommunity land use plan recommends
key changes to the BVCP Land Use Map to achieve the
vision statements. These recommended changes are
intended to be implemented through amendments to
the BVCP, including the land use map and land use map
descriptions. The land use plan can also be used to guide
changes to the city’s land use code. The BVCP land use map
guides future zoning decisions. The East Boulder Land Use
Plan can be found on page XX.
3.The Connections Plan
To achieve the goals of the vision statements and support
future land uses described in the East Boulder Land Use
Plan, an East Boulder Connections Plan recommends
updates to the Boulder Transportation Master Plan (TMP)
including new facilities and key improvements to existing
facilities. The East Boulder Connections Plan can be found
on page XX.
4.The Implementation Matrix
The East Boulder Implementation Matrix identifies key
policy, program and project recommendations to implement
the key deliverables listed above. The matrix represents a
collection of community ideas for making changes to East
Boulder that will result in a resilient future. The Matrix can be
found on page XX.
HOW WILL THIS PLAN BE USED?
The East Boulder Subcommunity Plan (EBSP) is intended for
implementation and the success of the plan depends on the
collaboration of all community members to realize its vision.
This plan represents the future vision for the subcommunity.
It is not intended, in the near term, to prevent property
owners and users from improving or using the property in
a manner that is consistent with the underlying zoning until
the property is rezoned or redeveloped. Any additional
construction will be done in a manner that does not conflict
with the Connections plan. The East Boulder Subcommunity
Plan is adopted by the Planning Board and City Council. The
plan serves as a tool for various community members:
Boulder Residents, Property Owners and
Business Owners
Subcommunity Plans are created in collaboration with
the community and offer Boulder residents, property
owners and business owners an opportunity to consider
how changes in land use, transportation, policies or
programs could impact their local properties, investments
or businesses. They also offer community members a
commitment from the city to make changes that will
implement the vision statements included in the plan.
City of Boulder Decision-Makers
The East Boulder Subcommunity plan will be used by
decision-makers and city leadership, such as city Boards
and Council to inform a myriad of decisions, from funding for
future capital projects to regional collaboration for potential
recommended policies, programs or projects.
City of Boulder Staff
As a tool, city staff will refer to the plan to inform staff
work plans and department budgets for future programs
or projects. Within the city’s Planning and Development
Services department (P&DS), a subcommunity plan offers
guidance for planning staff when considering projects in
the development review process and other planning related
applications. CLICK H ERE
CLICKH ERE
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
The Boulder Valley Comprehensive Plan Land Use Map
There are ten subcommunities in Boulder
The East Boulder Subcommunity Plan is informed by the BVCP and Department Strategic and Master Plans. The EBSP offers direction for the CIP
and Development Standards and Zoning.
Priority- Based
Budgeting
Department
Strategic / Master
Plans
Subcommunity
& Area Plans
Operating
Budget
Capital Improvement Program
(CIP)
Development
Standards & Zoning
BOULDER VALLEY COMPREHENSIVE PLAN (BVCP)DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 8 of 232
11 12EAST BOULDER SUBCOMMUNITY PLAN WELCOME TO EAST BOULDER
COMMUNITY PROCESS
COLLABORATIVE ENGAGEMENT
How Community Input Drives the Plan
East Boulder Subcommunity planning process operated in
the collaborate space of the Boulder Engagement Spectrum
with the participation goal: “to partner with the public in
each aspect of the process including the development of
alternatives and identification of a preferred solution.” This
type of engagement requires employing multiple methods
for outreach, education, communication and participation
to achieve successful outcomes through a transparent
and democratic process. This project represents a “pilot”
for this level of engagement in a long-range plan. As part
of the project close-out phase, following plan adoption,
city staff and community participants will evaluate the
success of the pilot and identify methods for improving
collaborative engagement in long-range planning to inform
future processes and continual improvement of citywide
engagement practices.
Objectives of Engagement
The subcommunity planning program includes four
objectives for engagement:
1.Build capacity of city stakeholders
2.Provide inclusive, context-based participation
opportunities
3.Deliver memorable experiences
4.Offer consistent and clear communication
To achieve these objectives, the East Boulder
Subcommunity Plan was developed over a 30-month period
that involved both frequent, continual engagement as well
as several significant engagement windows. Key features
of the continual engagement strategy included the East
Boulder Working Group and Community Connectors.
East Boulder Working Group
The East Boulder Subcommunity Plan was guided and
informed by a 21-person working group of community
members, who represent a unique blend of interests. The
To see the full capture of the East
Boulder Subcommunity Plan
engagement process, check out
the Engagement Scrapbook. CLICKH ERE
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
The East Boulder Working Group at a meeting in 2019
working group included 20 members, who were chosen
through an application process, and a City of Boulder
Planning Board member, to serve as a liaison. This dedicated
group met monthly for over two years. Members identified
areas of change and helped develop the plan’s vision
statements, land use concepts, and final recommendations
for land use, urban design, mobility and implementation
priorities. Working group members provided leadership for
community outreach and were instrumental in generating
community interest.
Community Connectors
As part of the East Boulder Working Group, two Spanish-
speaking Promotoras from local organization, El Centro
Amistad, served as Community Connectors. Community
Connectors are natural relationship builders who are trusted
within their own neighborhoods and partner with the
city in connecting with residents from underrepresented
communities, sharing the lived experiences of their
neighbors, and co-designing programming and materials
with the Working Group and city staff. The Community
Connectors helped facilitate conversations, share ideas
and communicate concerns from community members
in the San Lazaro Mobile Home Park, Columbine Mobile
Home Park and Vista Village neighborhoods in or near
the East Boulder subcommunity as well as local business
owners. Their work and input throughout the process was
extremely valuable and led to key recommendations of the
subcommunity plan.
Citywide Engagement Windows
In addition to some of the continual engagement that took
place throughout the engagement process, the planning
process also included four significant engagement windows
for sharing project information and progress and collecting
key feedback from stakeholders citywide.
•East Boulder Inventory : Summer 2019
•Concept Development: Winter 2019-2020
•Scenario Testing and Alternative Futures: Winter 2020-
2021
• Plan and Implementation: Fall 2021-Winter 2022
Community members dedicated quality time and effort
to these engagement windows. Ideas and input from the
community are incorporated throughout the plan and
inspired many of the plan’s recommendations.
PLANNING IN UNCERTAIN TIMES
How the COVID-19 Pandemic Impacted
Collaborative Planning
This plan was developed amid the COVID-19 crisis. Concern
for safety from COVID-19 required that the engagement
process become an entirely virtual, online experience
between March 2020 and Winter 2022.
Recognizing that the global COVID-19 pandemic occurred in
the middle of this planning process, the Boulder community,
and the Working Group members, rallied to help shape the
future of their community. The Working Group members
elected to keep meeting and conducted their monthly
meetings virtually after March 2020. Similarly, all community
events and meetings transitioned to a virtual space, with
options for both English and Spanish speakers.
Participation at virtual events and through online feedback
tools was tremendous. The process included high levels of
participation from community members who were new to
planning processes in Boulder. The plan reflects diverse, yet
consistent feedback from residents: city-wide and nearby
neighbors including English and Spanish speakers; people
who work in East Boulder, business- and property-owners,
youth, and many who hope to call East Boulder home in the
future.
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 9 of 232
13 14EAST BOULDER SUBCOMMUNITY PLAN WELCOME TO EAST BOULDER
DELIVERING EQUITY IN EAST BOULDER
East Boulder has long been an area primarily
focused on non-residential uses, spaces and
activities. The only residents of the subcommunity
are those of San Lazaro, a mobile home park that
provides relatively affordable housing for a largely
Latinx community – but is currently outside city
limits. Approximately 17,000 people work in East
Boulder and commute to the area daily. This
population of existing residents and workforce
has very limited, walkable access to goods and
services.
Boulder’s Racial Equity Plan challenges us to examine the
city’s past and current plans and practices, to take action
to end racial disparities in city services, and to build and
maintain trust, expanding the influence of community
members of color through inclusive and responsive
engagement. The Boulder Valley Comprehensive Plan
outlines a vision to promote a healthy community and
address social, cultural, racial and ethnic inequities by
providing infrastructure and services that will encourage a
diverse community to both prosper within and connect to
the larger community.
Rising awareness of racial equity provides the city with
a contemporary opportunity to scrutinize past decisions
through a new lens. Boulder is in a position to consider both
socio-economic and racial factors while correcting harms
that originated in the past, training a critical eye on past
policies and considering their impacts in future decision-
making as the city actively promotes measures to help
resolve inequity.
Recommendations in this plan were evaluated through
the lens of racial and socio-economic equity to ensure
neighborhoods in the East Boulder area (and their residents
or workers) can achieve the BVCP vision of dynamic,
inclusive, and complete 15-minute neighborhoods.
Equity considerations in this planning effort were two-fold:
focusing on engagement and outcomes.
ENGAGEMENT
The Community Connectors model was established in the
spring of 2018 to better meet community members where
they are. Connectors strengthen the relationship between
community and city government by partnering to serve as
a trusted voice within their neighborhood or circles. Two
Community Connectors served on the East Boulder Working
Group, one of whom is a resident of San Lazaro, the only
resident of the East Boulder Subcommunity on the Working
Group.
The connectors participated in the working group meetings,
bringing the views of the Spanish-speaking community to
the group. They co-designed and co-facilitated outreach and
engagement opportunities for the San Lazaro, Vista Village
and larger Latinx community.
OUTCOMES
The existing conditions in East Boulder were evaluated
to assess if opportunities for change could create better
outcomes. The recommendations in the plan are designed
to ensure future changes in East Boulder do not further
systematic disparities between groups with different levels
of underlying social advantage or disadvantage. Plan
components and recommendations for investment focus
on outcomes that ensure all groups have the opportunity to
access wonderful places to live, work, play and visit.
Outcomes include:
• Expanding opportunity for housing affordability
and diversity in East Boulder. This will be achieved by
adding residential and mixed-use development options
at key, well-connected locations and implementing
the annexation of local mobile home parks, allowing
residents to gain equitable access to city services and
programs.
• Improving access to services that benefit health
and wellbeing, such as parks and recreation facilities,
transit facilities and mobility hubs, food and retail, health
services, schools, and jobs. This will be achieved by
both improving access and mobility infrastructure and
creating opportunities for new types of services to locate
in East Boulder.
• Providing options for residents and businesses
vulnerable to involuntary displacement due to
increasing property values and rents. This will be
achieved by offering new kinds of business and
residential spaces in mixed use neighborhoods and
implementing key programs that can aid businesses
who want to stay in East Boulder.
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
A Working Group meeting in 2020 infogr
a
p
hi
c:
e
x-isting
v
s
pr
oj
e
ct
e
d
new h
o
u
si
n
g infogr
a
p
hi
c:
pr
oj
e
c-tion for
n
e
w
aff
or
d-
able u
nit
s
infogr
a
p
hi
c:
w
al
k
s-
core f
or
S
L
b
ef
or
e
+
after
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 10 of 232
15 16EAST BOULDER SUBCOMMUNITY PLAN THE VISION FOR EAST BOULDER
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
02
The Vision
for East
Boulder
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 11 of 232
17 18EAST BOULDER SUBCOMMUNITY PLAN THE VISION FOR EAST BOULDER
EAST BOULDER TOMORROWEAST BOULDER TODAY
HAVE YOU BEEN TO EAST BOULDER
LATELY?
Community members have described the East Boulder
subcommunity today as a collection of “islands;”
disassociated and disconnected areas that are generally
active during the work week daytime hours and dormant
in the evening and on weekends. It is an area of town that
many might not have explored yet or ventured beyond the
boundaries of some key destinations, like Valmont Bike Park
or Foothills Hospital. Many folks probably get here by car for
quick appointments or arrive to work at Flatiron Business
Park in the early morning and then head out at 5:00pm.
What others know, and many are about to learn, is that
East Boulder has been quietly humming with activity, ideas
and excitement. In East Boulder, scientists, engineers and
researchers invent new technology that gets launched
into space; chefs and entrepreneurs create delicious food
that is enjoyed by local customers and shipped all over
the country; and artists weld incredible sculptures from
abandoned treasures found at Resource Central. Visitors are
coming to East Boulder to dance, to learn to ski (indoors!?)
and even fly from a hanging trapeze. All the while, Boulder
Creek and South Boulder Creek flow through and across
the subcommunity, providing habitat for diverse plant and
animal life and offering natural respite and recreational
passage for the locals. East Boulder today is… pretty cool.
Change is coming and the Boulder community has spoken
on what the future of East Boulder should look like. In the
future, East Boulder will continue to be a hub for invention,
creativity and resourcefulness. It will be a place where a
great idea can grow into a small business and that small
business can grow into a bigger business. But in the future,
you won’t have to drive here all alone. You might live here
and walk to your favorite tent repair shop on your way to the
office. You may continue to live east of town but have started
coming to work with a friend on the Arapahoe BRT, grabbing
a locally roasted coffee and hopping on a scooter to meet
your team at the plaza. Maybe you’re a west-sider and are
headed to a disc golf tournament at Valmont City Park. Be
sure to hop off the Goose Creek Trail at 48th Street to refuel
with a beer on your way home. These methods and more
reduce trips and greenhouse gas emissions, improving our
environment.
Through city investments, local partnerships and community
member initiatives, East Boulder will evolve to be a better
place for businesses, a new home for new residents and an
artful community that is well connected to the surrounding
city and the region.
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
Boulder Creek in East Boulder Creating opportunities to live and work in East BoulderINFOG
R
A
P
HI
C
S I
N INFOG
R
A
P
HI
C
S I
N
PROG
R
E
S
S
PROG
R
E
S
S
REND
E
RI
N
G I
N
REND
E
RI
N
G I
N
PROG
R
E
S
S
PROG
R
E
S
S INFOG
R
A
P
HI
C
S I
N INFOG
R
A
P
HI
C
S I
N
PROG
R
E
S
S -
PROG
R
E
S
S -
PROJE
C
TI
O
N
S
PROJE
C
TI
O
N
SDRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 12 of 232
19 20EAST BOULDER SUBCOMMUNITY PLAN THE VISION FOR EAST BOULDER
What We Heard
The Boulder Valley Comprehensive Plan identifies six Focus Areas that
need to be addressed on a citywide level. East Boulder Working Group
members drafted a vision statement for how each of these focus areas should
be addressed in the East Boulder Subcommunity. Through focus group
sessions and an online questionnaire, community members helped shape and
revise the statements to align with community expectations about the future
of East Boulder. These Vision Statements guide the plan’s recommendations
and will continue to guide implementation of the plan.
VISION STATEMENTS
BOULDER’S
S.T.E.A.M. ZONE
SCIENCE.
TECHNOLOGY.
ENGINEERING.
ARTS. MEDICAL.
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
In the future, East Boulder will include a well-connected network of 15-minute neighborhoods
Arts & Culture
The city will play an active role in
supporting East Boulder’s development
of art spaces and experiences,
installations, businesses and venues
for professional and amateur creatives
that reflect the subcommunity’s local
culture.
Local Business
The city will protect affordable
business space, support a wide variety
of businesses and deliver attractive
neighborhoods for employers,
employees and customers in order to
help local businesses thrive in East
Boulder.
Resilience & Climate
Commitment
Land uses, (re)development and
transportation systems in East Boulder
will support the city’s climate action
plan to reduce emissions, become net-
zero and carbon-positive, and will be
designed to respect and enhance the
integrity of the area’s natural resources
and to minimize impacts of natural
disruptions, including flood events.
The subcommunity’s numerous public
and health care facilities will provide a
strong network for resilience in the face
of future health crises.
Access & Mobility
People and goods will easily and
safely travel to, from, and through East
Boulder by a variety of efficient and
affordable modes, employing advanced
transportation technology where
appropriate.
Design Quality & Placemaking
East Boulder will evolve to include
walkable neighborhoods, for all
ages and abilities, whose aesthetic
character reflect the subcommunity’s
unconventional personality and
industrial identity. The area will
welcome experimentation in design
and construction to build enduring and
engaging places.
Housing Affordability &
Diversity
East Boulder will be home to new and
affordable housing that complements
existing uses, includes a diverse mix of
housing types and ownership models
and extends live-work-play choices to
those interested in living in Boulder.
A COLLECTIVE IDENTITY
The East Boulder Subcommunity Plan maintains
and enhances the subcommunity’s industrial
energy while integrating new uses to prepare for
the changing dynamics of a work/life balance in
Boulder.
East Boulder is large – the land area makes up ten
percent of the city’s total. With a disparate series of
industrial neighborhoods, office parks and large campuses,
community members searched for a unifying theme to
connect those East Boulder “islands” under one idea.
Reflecting the subcommunity’s industrial nature, the
businesses that make up the subcommunity and the
community’s hopes for a future full of creativity and
innovation, the concept of East Boulder’s S.T.E.A.M. zone
was developed.
Science. Technology. Engineering. Arts. Medical. or S.T.E.A.M.
is the collective identity intended to unify the subcommunity
and create a signal that invention has been and will be the
heart of East Boulder.DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 13 of 232
21 22EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
03
Evolving
Neighborhoods
LAND USE
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 14 of 232
23 24EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
THE LAND USE PLAN
How will industry evolve in Boulder? How can
the city integrate new residential opportunities
without displacing the space for local businesses?
How can we move both people and goods through
working areas of the city and keep everyone safe?
These questions were essential to the East Boulder
planning process and the community wrestled
with these topics over the past two years. One of
the city’s most valuable tools for guiding the future
of places is the BVCP Land Use Map. The East
Boulder Land Use Plan recommends updates to
that map and identifies both a vision for evolving
land uses into the future and a path to resolution of
the subcommunity’s great challenges.
WHAT IS A LAND USE PLAN?
The BVCP Land Use Map depicts a plan of the desired
land use pattern in the Boulder Valley. The map and land
use descriptions are used to guide future land use and
transportation decisions in conjunction with the policies
outlined in the BVCP. These tools are also used to guide
future zoning decisions.
The Land Use Plan recommends changes to the land use
map and land use descriptions in the BVCP to help achieve
the vision for East Boulder described in the East Boulder
Vision Statements. The Land Use Plan identifies key areas
for long-term redevelopment and well-connected, mixed-use
neighborhoods where options for living, working or playing
are offered within close proximity. Each neighborhood has
its own character and unique features that celebrate the
subcommunity’s industrial past while welcoming new uses
and users.
Valmont City Park
Valmont
Bike Park
Boulder
Cr
e
e
k
Valmont RdValmont Rd
Pearl Pk
wy
Pearl Pk
wy
55th Street55th StreetArapahoe AveAirport RdAirport Rd63rd StIndependence Rd
Foothills PkwyBNSF Railroad
Pearl StPearl St
48th Ct48th Ct49th St49th StPearl E CirPearl E Cir
Walnut StWalnut St
Sterling DrSterling Dr Sterling CtSterling Ct47th ST47th STAirport BlvdAirport Blvd
Airport RdAirport Rd
Sterling DrSterling DrSterling CirSterling CirFlatir
o
n
P
k
w
y
Flatir
o
n
P
k
w
y
Central AveCentral Ave
Central AveCentral Ave S
F
l
a
t
i
r
o
n
C
t
S
F
l
a
t
i
r
o
n
C
tN 57th CtN 57th Ct56th St56th StConestoga Conestoga
CtCt
Conestoga StConestoga StWestern AveWestern Ave
Range StRange StCommerce StCommerce St48th ST48th STPeak AvePeak Ave
Old Tale RdOld Tale RdCherryvale RdCherryvale RdOreg AveOreg AveEisenhower DrMacArthurMacArthur
DrDr
Patton DrPatton Dr55th St55th St63rd St63rd StValmont RdValmont Rd
Gerald
Stazio
Ballfields
South Boulder CreekEAST BOULDER LAND USE
MAP
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
Legend
LAND USE
Very Low Density Residential
Low Density Residential
Manufactured Housing
Medium Density Residential
High Density Residential
Community Business
General Business
Transitional Business
Community Industrial
Light Industrial
General Industrial
Open Space - Acquired
Open Space - Dev Rights
Open Space - Other
Park, Urban and Other
Public
Environmental Preservation
DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDD
DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDD
City Limit
East Boulder Subcommunity
Rail
Mixed Use Residential
Mixed Use Business
Mixed Use Industrial
Mixed Use TOD
CLICKH ERE
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 15 of 232
25 26EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
What We Heard
“I live in the King’s Ridge area,
and while it’s great, one of the
things it lacks is a local shopping
district like outlined in the
concept for the “main street” area
west of Valmont Park. Already,
this area is home to a brewery, a
bike shop, and a great food truck. It’s trending in
this direction, but a little nudge would help.”
- BeHeardBoulder Participant
“I wholly approve redeveloping with more housing
which we need in boulder, and always green
spaces are what bring us to Boulder. Lots of
residential will help ease the housing shortage
and then maybe my family will be able to move
to Boulder where we work instead of living in
Lafayette and commuting which isn’t good for the
environment.”
- BeHeardBoulder Participant
“I think it is important to preserve the industrial
and commercial zones of East Boulder. I realize
this must be balanced with providing housing...
One thing I love from all the plans is the TOD area
around Arapahoe and 55th.”
- BeHeardBoulder Participant
WHAT IS CHANGING?
MAP CHANGES
The East Boulder Land Use Plan proposes changes to the
current BVCP land use map. Approximately 250 acres that
are currently designated as “Light Industrial” are proposed
to change to Mixed Use neighborhoods. This modification
will bring new opportunities for integrating residential,
commercial, and retail spaces and places with existing
subcommunity businesses and workplaces. The plan also
makes some modifications that will better align the BVCP
land use map with existing conditions, protecting small
business space through Community Industrial designations,
and identifying important natural areas and wetlands with
Environmental Preservation designations.
EXPANDING MIXED USE OPPORTUNITIES
The BVCP includes several policies to encourage, support
and realize the development of compact, 15-minute
neighborhoods that offer a variety of uses and services.
Similarly, community members have described a desire for
more convenient, walkable neighborhoods and destinations
in East Boulder. To address concerns about impacts to
the loss of light industrial spaces or displacement of local
businesses, the Land Use Plan includes the following
components:
To address these kinds of impacts, the East Boulder land use
plan includes the following components:
• Proposed Updates to the BVCP Land Use
Descriptions for Mixed Use Industrial (MUI) and a new
designation, Mixed Use Transit-Oriented Development
(MUTOD)
• Areas of Change: East Boulder Neighborhoods:
illustrative descriptions of what is intended for each
unique area
• Guiding Redevelopment: East Boulder Place Types-
fine-grained detail and performance standards to guide
redevelopment
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2 Valmont RdValmont Rd
Pearl Pk
w
y
Pearl Pk
w
y
55th Street55th StreetArapahoe AveAirport RdAirport Rd63rd StIndependence Rd
Foothills PkwyBNSF Railroad
Pearl StPearl St
48th Ct48th Ct49th St49th StPearl E CirPearl E Cir
Walnut StWalnut St
Sterling DrSterling Dr Sterling CtSterling Ct47th St47th StAirport BlvdAirport Blvd
Airport RdAirport Rd
Sterling DrSterling DrSterling CirSterling CirFlatir
o
n
P
k
w
y
Flatir
o
n
P
k
w
y
Central AveCentral Ave
Central AveCentral Ave S
F
l
a
t
i
r
o
n
C
t
S
F
l
a
t
i
r
o
n
C
tN 57th CtN 57th Ct56th St56th StConestoga CtConestoga Ct
Conestoga StConestoga StWestern AveWestern Ave
Range StRange StCommerce StCommerce St48th St48th StPeak AvePeak Ave
Old Tale RdOld Tale RdCherryvale RdCherryvale RdOreg AveOreg Ave
EisenhowerEisenhower DrDrMacArthur DrMacArthur Dr
Patton DrPatton Dr55th St55th StValmont City Park
Valmont
Bike Park
Gerald Stazio
Ballfields
AREAS OF CHANGE
General East Boulder
areas proposed for land
use changes and updates
to the BVCP Land Use
Designation Map
Flatirons Golf
Course
The 2021 BVCP Land Use Designation Map and areas recommended for a change in land use by the EBSP
VALMONT VALMONT
PARK EASTPARK EAST
55TH & ARAPAHOE 55TH & ARAPAHOE
STATION AREASTATION AREA
FLATIRON FLATIRON
BUSINESS PARKBUSINESS PARK
VALMONT VALMONT
PARK WESTPARK WEST
LAND USE CATEGORY
ACRES
CHANGING USES
EBSP Land Use
BVCP Land Use
Planned Uses
Comparison of BVCP and EBSP planned land uses describes how changes in land designated for industrial and business use is reallocated for
residential and mixed uses.
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 16 of 232
27 28EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
MIXED USE LAND USE DESCRIPTIONS
MIXED USE INDUSTRIAL
The Mixed-Use Industrial land use category describes the
types of neighborhoods and redevelopment the community
desires in East Boulder. The plan recommends an update
to the BVCP Land Use Description for Mixed Use Industrial.
See box to the right for revised definition.
Mixed Use Industrial neighborhoods could help Boulder
achieve city goals for Sustainable Urban Form outlined in
the Boulder Valley Comprehensive Plan by creating:
•Compact development patterns with density in
locations guided by the Land Use Map to create and
support a variety of housing types, viable commercial
opportunities and high frequency public transit
•A coherent and recognizable structure of paths, edges,
landmarks, nodes and centers
•An integrated multimodal transportation system with
affordable, accessible and pleasant ways to get around
on foot, bike and local and regional transit service
•Opportunities for people to connect to nature and each
other
•Daily needs met within easy access from home, work,
school, services or recreation without driving a car
•A quality of life that attracts, sustains and retains diverse
businesses, creative entrepreneurs and investment in
the local economy
MIXED USE TRANSIT-ORIENTED
DEVELOPMENT
Planned transit and multi-modal facilities for the East
Arapahoe corridor present an opportunity for changes that
make significant contributions to the city’s goals for compact
redevelopment, housing affordability and diversity and
local business. When such redevelopment is complimented
by excellent access to high-frequency transit and other
mobility options, the spaces, urban form and requirements
for accessories like parking, can take a different shape
than in other mixed-use neighborhoods without that
level of transportation access. To take advantage of these
future investments and create a place that responds
to and interacts specifically with high-access mobility
infrastructure, the Land Use Plan includes a Mixed-Use TOD
(MUTOD) designation. Refer to call-out box to the right for a
recommended definition.
RECOMMENDED LAND USE
DEFINITION FOR MIXED USE
TOD (MUTOD)
Characteristics and Locations: MUTOD areas
pair existing or planned transit facilities with
residential and commercial development
opportunities. The goal of MUTOD areas is to
transform existing, disparate uses into mixed-
use, transit-oriented, 15-minute neighborhoods.
MUTOD areas should be strategically located at
regional or local mobility hubs and/or along key
transit corridors.
Uses: Uses should be vertically and horizontally
integrated in MUTOD areas. Residential will be
the predominate use. Supporting uses allowed
include office, retail, service, commercial and
light industrial.
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
RECOMMENDED
DEFINITION FOR MIXED USE
INDUSTRIAL (MUI) LAND USE
Characteristics and Locations: MUI areas should
integrate diverse housing, commercial and retail
options into industrial areas to create vibrant,
walkable, working neighborhoods that offer
employers, employees and residents a variety of
local services and amenities. MUI areas will often
provide a transition between existing or planned
residential or mixed-use neighborhoods and
Light, Community or General Industrial land use
areas.
Uses: Light-industrial use will be predominate.
Supporting uses allowed include residential,
retail, service, office and commercial. Image Credit: Adam CoppolaMixed Use Industrial neighborhoods can offer residents and workforce inspiring places for creative exchange MUTOD neighborhoods give residents and workforce easy access to a myriad of mobility choices
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 17 of 232
29 30EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
55TH AND ARAPAHOE STATION AREA
The 55th and Arapahoe Station Area will include a variety of
new destinations and housing into the fabric of an important
working, industrial area. The corner of 55th and Arapahoe
will include a mobility hub connecting new residents to
places outside of East Boulder and bringing people from
other parts of the city and the region to East Boulder by bus,
bike, foot, car and even scooter. The neighborhood character
will mix high- and low-density buildings with flexible
industrial spaces whose doors open to the street, fostering
an exchange of people, goods and ideas in this live/work
neighborhood.
The 55th and Arapahoe Station Area Plan, provides a
more detailed study outlining the vision, feasibility, and
implementation strategies for this catalytic project. The
Station Area Plan is part of this plan and can found as
Appendix B.
KEY RECOMMENDATIONS
OF THE 55TH AND
ARAPAHOE STATION AREA
PLAN INCLUDE:
• Revise zoning in the station area to align with
the mix of uses proposed. This may require the
development of new zones to accommodate the
community vision for the area
• Add form based code standards for the Station
Area to the land use code to accommodate the
vision for the 55th and Arapahoe Station Area
• Develop an organizational structure, such
as a general improvement district, through a
public-private partnership that will allow for the
following:
‒Ownership and/or management of affordable
commercial space
‒Curation of ground-floor activity in station
area redevelopment
‒Transportation Demand Management and
Parking management
‒The creation of a cohesive branding strategy
for the area
• Determine levels and types of financial
subsidies and/or incentives to be made
available to developers looking to redevelop
properties in accordance with the 55th and
Arapahoe Station Area Plan
• Add proposed mobility network connections
and improvements to the city’s Transportation
Master Plan
• Establish and operate a Privately Owned Public
Space (POPS) program
• Increase urban canopy throughout the station
area
* Area Capacity Metrics provided by consultant team as part of the
55th and Arapahoe Station Area Plan. Capacity analysis is based on a
conceptual scenario.
Area Capacity Metrics*
Residential: 100 Townhome/Attached
1,950 Multifamily Unit
Office: 616,000sf
Retail: 136,000sf
Entertainment: 138,000sf
Light Ind/Maker Space: 390,000sf
Light Ind/Production 156,705sf
Structured Parking 645,000sf
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
Key Map: 55th and Arapahoe Station Area
Vision for Conestoga connection at the 55th and Arapahoe Station Area
Vision for the intersection at 55th and Arapahoe
AREAS OF CHANGE: EAST BOULDER NEIGHBORHOODS
Check out the 55th
and Arapahoe
Station Area PlanCLICK H ERE
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 18 of 232
31 32EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
55TH AND ARAPAHOE STATION AREA
* Area Capacity Metrics based on one conceptual scenario for
redevelopment and do not represent maximum build-out potential.
Area Capacity Metrics*
Residential:
20 Townhome/Attached
20 Live/Work Large Unit
40 Large Apartment
630 Mid-Sized Apartment
600 Small-Sized Apartment
Light Industrial: 320,900sf
Retail and Sales: 103,300sf
Entertainment: 52,850sf
Parking:70,000sf
ILLUSTRATIVE SITE PLAN
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
55th and Arapahoe Station Area Plan The site plan represents a conceptual layout for
how a transit-oriented neighborhood might take
shape through buildings, public spaces, and the
transportation network.
VALMONT PARK WEST
A mixed-use industrial neighborhood on the west side of
Valmont City Park will offer some of East Boulder’s most
creative combinations of structures and materials, green
spaces and waterways, and streetscapes and corridors.
The “Valmont Park West” neighborhood will maintain its
industrial character and unique businesses while filling a
hole in Boulder’s missing middle housing by offering new
live/work options, attached homes and vertically mixed-
use buildings. The neighborhood will become much easier
to navigate, with new streets and connections that better
link the diverse businesses in this area to each other, the
surrounding community and an amazing amenity, Valmont
City Park. A 2015 Concept Master Plan for Valmont City
Park describes new programming, recreation facilities and
connections. Investment in this, the city’s largest urban
park, will help support the vision and give neighborhood
residents, visitors, and workforce access to a beautiful
outdoor space with options for both active and passive
recreation.
Project: Goose Creek
Greenway
Today, the Goose Creek path is a multi-use path
connecting Central Boulder neighborhoods to
the East Boulder subcommunity and Boulder
Creek Path. The segment between 47th Street
and the path’s connection with the Wonderland
Creek Path offers a great opportunity to create
a beautiful amenity and inviting place in the
Valmont Park West neighborhood. The Goose
Creek Greenway project envisions this pathway
and surrounding landscape as a vegetated
greenway to include:
•New tree planting that will increase the area’s
urban canopy
•The creation of a new pollinator corridor
•Places along the pathway to rest and observe
the surrounding businesses, architecture, and
pedestrian activity
•Improved entrance/exit ramps at the 48th
Street bridge
The Goose Creek Greenway could play an
important role in the redevelopment of the
Valmont Park West neighborhood, offering
an important, safe connection to destinations
both east and west; as an active green space
connecting the neighborhoods north and
south of East Pearl Street and as an aesthetic
improvement to the community.
Key Map: Valmont Park West
Need updated Need updated illustrative from MI
G
illustrative from MI
G
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 19 of 232
33 34EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
Vision for attached housing along Valmont City Park
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 20 of 232
35 36EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
Vision for activity and redevelopment along the Goose Creek Path
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 21 of 232
37 38EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
* Area Capacity Metrics based on one conceptual scenario forredevelopment and do not represent maximum build-out potential.
Area Capacity Metrics for redevelopment*
Residential:
55 Live/Work Large Unit
360 Mid-Sized Apartment
160 Small-Sized Apartment
Light Industrial/Flex: 53,800sf
Parking: 90,620sf
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
VALMONT PARK EAST
The Valmont Park East neighborhood is all about the views.
New mixed-use and residential opportunities in the area
will have incredible views across Valmont City Park to
Boulder’s iconic western landscape. As another opportunity
site for missing middle housing, this area may integrate
new vertically mixed-use buildings, attached homes and
live/work structures. A new east-west connection through
the neighborhood will give area residents, workers, and
visitors a less common opportunity to take in one of the
subcommunity’s eastern landmarks: Valmont Butte.
This mixed-use industrial neighborhood will evolve to
include small, local retail options that better connect the
San Lazaro Mobile Home community and the King’s Ridge
neighborhood to goods and services and compliment the
existing office and flex users in the area. The neighborhood’s
topography offers an opportunity to integrate interesting and
creative landscape and architectural features that offer vistas
from both the indoors and outside social spaces.
Project: The East Side
Paseo
The unique structures and great small local
businesses at 55th and Arapahoe offer an
excellent opportunity for a coordinated effort to
create a neighborhood paseo connecting 55th
Street to the proposed north-south connection in
the Valmont Park East neighborhood. This project
is proposed as a “POPS,” a privately owned
public space. The paseo would create both a
connection and a great pedestrian space to allow
local businesses, shops and galleries to connect
with the local community and draw customers to
this hidden local asset. The paseo should offer
these unique businesses space to showcase their
talents and products, allow for the movement
of people and goods and create a special visual
connection, that to the East, towards the geologic
and cultural feature of Valmont Butte.
Key Map: Valmont Park East
FLATIRON BUSINESS PARK
The Flatiron Business Park neighborhood will continue to
offer high-quality light industrial, flex and office spaces to
support local businesses but the neighborhood will also
evolve to inspire innovation, encourage active lifestyles and
create a local destination district that exemplifies a finely
tuned work-life balance. New retail, restaurant and shopping
options will support a more active district and allow area
workers to walk or bike short distances to meals, drinks and
shopping.
Key sites located adjacent to green spaces along Boulder
Creek offer opportunities to create new residential homes
that are well-connected to not only the Business Park
but also regional transit at the 55th and Arapahoe station
area to the south and the rest of the city through the
subcommunity’s robust system of multiuse paths and
mobility hubs.
Program: East Side Eats
A lack of dining options and a desire to stay local
for a quick lunch in East
Boulder is a commonly
described issue by
the area’s workforce.
Flatiron Business Park is
already zoned to allow
food trucks in the area,
however, there is no
central place for people to
gather, sit or eat outside.
Many workers eat while
walking back to the office,
carry their food back indoors to eat or try to enjoy their
meal while sitting in their car. Outdoor dining offers
people an opportunity to spend time outside, creates
activity on the street and fosters networking and
socialization among diners and passers-by.
The city should collaborate with local property and
business owners to identify a centrally located, under-
utilized parking area that can accommodate temporary,
outdoor dining space to pilot an “East Side Eats”
dining plaza. Pending the success of the pilot, future
considerations for a permanent plaza installation
could provide the business park with a placemaking
opportunity and fill a need in the area for outdoor
gathering space.
Project:
Flatiron
Greenway
The city’s
Transportation
Master Plan includes
a proposed Multi-
Use Path, called the
Flatiron Greenway
(Project ID 10196). This
greenway would offer an off-street option to connect
new residents and local workforce in East Boulder to
the 55th and Arapahoe Station Area along Dry Creek
No. 2 ditch. The project also offers a recreational
amenity to the area, improving the quality of life for
users and future residents.
Key Map: Flatiron Business Park
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 22 of 232
39 40EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
A unique viewplane to Valmont Butte in the east is an important feature of the neighborhood
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 23 of 232
41 42EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
A unique viewplane to Valmont Butte in the east is an important feature of the neighborhood
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 24 of 232
43 44EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
SAN LAZARO MOBILE HOME PARK
The existing mobile home community located at corner of
Valmont Road and 55th Street includes approximately 213
homes and currently lies outside city limits. To include this
residential community into the city that surrounds it, deliver
San Lazaro residents improved facilities, and grant the
community access to city services and programs, the East
Boulder Subcommunity Plan recommends the annexation of
the San Lazaro Mobile Home Park.
San Lazaro residents are important contributors to the
Boulder community but are outside the city limits in the
Boulder Valley Comprehensive Plan Service Area II. The
neighborhood is eligible for annexation and residents have
expressed keen interest in joining the city, provided that the
area continues to offer an affordable housing option.
What We Heard
“Include us in Boulder City... Have
our children count as part of the
city”
- San Lazaro Resident
“We want to belong to the City of
Boulder.”
- San Lazaro Resident
“We need more housing in Boulder, simple as
that... We also need to protect San Lazaro as an
essential neighborhood for low-income housing.”
- Questionnaire Participant
What We Heard
INSERT INFOGRAPHICS:
Number of touches with San Lazaro
residents
Number of events conducted in Spanish
Number of meetings with Community
Connectors
RECOMMENDED ANNEXATION
Valmont RdValmont Rd
Pearl PkwyPearl Pkwy55th St55th StValmont City ParkValmont City Park
Valmont Bike ParkValmont Bike Park
Valmont Park East Valmont Park East
NeighborhoodNeighborhood
Sterling CircleSterling Circle
KOA LakeKOA Lake
San Lazaro San Lazaro
ParkPark
Flatiron Flatiron
Business ParkBusiness Park
Recommended revision to city limit
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
Proposed annexation and revisions to city limits
San Lazaro Park
East Boulder subcommunity boundary
Existing city limit
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 25 of 232
45 46EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
OUTSIDE AREAS OF CHANGE
Valmont RdValmont Rd
Pearl Pk
w
y
Pearl Pk
w
y
55th Street55th StreetArapahoe AveAirport RdAirport Rd63rd StIndependence Rd
Foothills PkwyBNSF Railroad
Pearl StPearl St
48th Ct48th Ct49th St49th StPearl E CirPearl E Cir
Walnut StWalnut St
Sterling DrSterling Dr Sterling CtSterling Ct47th St47th StAirport BlvdAirport Blvd
Airport RdAirport Rd
Sterling DrSterling DrSterling CirSterling CirFlatir
o
n
P
k
w
y
Flatir
o
n
P
k
w
y
Central AveCentral Ave
Central AveCentral Ave S
F
l
a
t
i
r
o
n
C
t
S
F
l
a
t
i
r
o
n
C
tN 57th CtN 57th Ct56th St56th StConestoga CtConestoga Ct
Conestoga StConestoga StWestern AveWestern Ave
Range StRange StCommerce StCommerce St48th St48th StPeak AvePeak Ave
Old Tale RdOld Tale RdCherryvale RdCherryvale RdOreg AveOreg AveMacArthur DrMacArthur Dr
Patton DrPatton Dr55th St55th StINDUSTRIAL LAND USES
EisenhowerEisenhower DrDr1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
Much of East Boulder will remain reserved for industrial land uses
Legend
INDUSTRIAL LAND USE
Community Industrial - 75 acres
Light Industrial - 300 acres
General Industrial - 180 acres
Proposed City Limit
East Boulder Subcommunity
Rail
Mixed Use Industrial - 215 acres
Flatirons Golf
Course
Boulder Toyota, located along Pearl Parkway (top left) | Boulder Valley Humane Society located off of 55th Street (top right) | Pearl East Office Park (middle) | XYZ (bottom left) | XYZ (bottom right)
ADD I
M
A
G
E
ADD I
M
A
G
E
The land use changes proposed in the East Boulder
Land Use Plan are intended to guide redevelopment and
identify needs for investments in strategic locations of
the subcommunity that have gained community-wide
support. This does not mean, however, that the rest of East
Boulder will be stagnant into the future. The land use plan
maintains 300 acres of land for Light Industrial use, 75 acres
for Community Industrial use and 180 acres for General
Industrial use. East Boulder is the only subcommunity in
the city with land designated for General Industrial use. As
other areas of the subcommunity evolve to more mixed-use
environments, the value of the industrial lands and how they
continue to contribute to the city becomes more precious.
Today, the uses of these industrial areas offer a wide variety
of businesses, including everything from car mechanics to
research and development offices. Community members
have described the value these places offer to the city as
employers, industrial service providers and contributors
to the local economy. As the city continues to evaluate
and guide change across the city, future subcommunity
and area planning may utilize the Mixed Use Industrial
(MUI) land use designation to indicate priority areas for
integrating residential uses into industrial neighborhoods,
while preserving Community, Light and General Industrial
designations for areas of the city that will continue to offer
primarily industrial, manufacturing, flex, and supporting
service uses. Directing residential density to key areas
of the city that can be well served with amenities and
transportation options will help to balance housing and jobs
in the community while still offering local business the space
to operate.
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 26 of 232
47 48EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
GUIDING REDEVELOPMENT: EAST BOULDER PLACE TYPES
Valmont RdValmont Rd
Pearl Pk
wy
Pearl Pk
wy
55th Street55th StreetArapahoe AveAirport RdAirport Rd63rd StIndependence Rd
Foothills PkwyBNSF Railroad
Pearl StPearl St
48th Ct48th Ct49th St49th StPearl E CirPearl E Cir
Walnut StWalnut St
Sterling DrSterling Dr Sterling CtSterling Ct47th ST47th STAirport BlvdAirport Blvd
Airport RdAirport Rd
Sterling DrSterling DrSterling CirSterling CirFlatir
o
n
P
k
w
y
Flatir
o
n
P
k
w
y
Central AveCentral Ave
Central AveCentral Ave S F
l
a
t
i
r
o
n
C
t
S F
l
a
t
i
r
o
n
C
tN 57th CtN 57th Ct56th St56th StConestoga Conestoga
CtCt
Conestoga StConestoga StWestern AveWestern Ave
Range StRange StCommerce StCommerce St48th ST48th STPeak AvePeak Ave
Old Tale RdOld Tale RdCherryvale RdCherryvale RdOreg AveOreg AveEisenhower DrMacArthur MacArthur
DrDr
Patton DrPatton Dr55th St55th St63rd St63rd StValmont RdValmont Rd
EAST BOULDER PLACE TYPES
63rd StOreg Ave
Westview Dr1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
Residential
Restaurants and Dining
Retail
Personal Services
Manufacturing
Auto Service
Indoor Recreation
Office
S
Parking
X
PLACE TYPE USES
Hands On IndustrialParkside Residential Main Street Live/Work Destination Office
Park-Side Residential
Main Street Live/Work
Destination Workplace
Hands-On Industrial
Innovation TOD
Neighborhood TOD
Innovation TOD (Non-Residential)
Innovation TOD Innovation TOD
(Non-Res)
Neighborhood TOD
WHAT ARE PLACE TYPES?
What are Place Types? The East Boulder Place Types
describes the design intent and performance expectations
for these evolving neighborhoods.
The Place Type descriptions and performance measures
can be used to guide redevelopment options and help
future phases of implementation of the East Boulder
Subcommunity Plan through the adoption of potential land
use code amendments, re-zonings and the creation of new
zones. The Place Type performance standards also describe
elements that tie land use to important mobility features,
such as access and parking and streetscape character. DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 27 of 232
49 50EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
Description
The Park-Side Residential Place Type takes advantage of adjacencies to public green space and outdoor recreation sites
to provide new/potential residents with the benefits of access to the outdoors. This adjacency allows for a reduction
in on-site open space requirements. Park Side Residential neighborhoods will accomodate a mix of unit types, provide
affordable housing options and integrate visual and physical access to the outdoors as much as possible. Density
allowances are intended to offer new opportunities for a mix of unit types and income levels great access to a city park.
Allowed Uses Ground Floor
•Residential such as townhomes, triplex and fourflex,
courtyard apartments and multiplex units;
•Dining and Entertainment that would support local
neighborhood and park users such as restaurants, coffee
shops, deli, icecream shop
•Retail Sales and Personal Services that would support local neighborhood and park users such as gyms, dog wash/grooming, recreation-oriented shops (bikes, disc golf, etc.), barber shops, alcohols sales;
•Commercial Service
Non-residential ground-floor uses should provide an active and transparent environment that visually engages pedestrians. Mix of uses is allowed.
Conditional Uses Ground Floor
Retail must be street-facing or park-facing; Uses must
be engaging to users of the park and residents in the
neighborhood; Encourage ground floor uses that will
be open in evenings and on weekends to contribute to
neighborhood vitality
Allowed Uses Above Ground Floor
Attached residential
Useable Open Space
Minimum 10% of total land area
Building Character
Buildings should be treated as “four-sided” architecture.
Park-side building faces should have similar treatments to
street-side building face. Key design features in this place
type include a varied roofline and consistent set-backs from
the street.
Street Level Activation
Residential homes should provide “eyes on the street,”
facilitate front-porch conversations and offer sense of activity.
Buildings with commercial and/or retail on the ground-floor
should provide transparency and create social exchange
between ground-floor spaces and passers-by.
Streetscape Character
Streetscapes should offer a park-like atmosphere, with consistent tree canopy and high quality landscape material. Streetscape amenities may include places to “park” with benches, recepticles and dog clean-up stations or bicycle parking.
Access + Mobility
Side and rear vehicular building access; Transportation connections should offer safe, comfortable pedestrian and bicycle access and slower speed vehicular movement to minimize conflicts with vehicles; centrally placed mobility hubs with high frequency transit should offer micromobility (e-bike, e-scooter) options for first and last mile connections; curbs should be managed to allow for different uses by time of day and/or loading/drop off based on adjacent land uses.
Parking
Promote efficient use of parking areas through unbundled, flexible and shared use
MAIN STREET LIVE/WORK
Description
The Main Street Live/Work Place Type creates opportunities for a greater exchange between local Boulder business
customers and workforce by infusing new residential opportunities into working, light industrial neighborhoods. Adaptive
reuse of existing buildings and redevelopment should offer new living and office spaces as well as a “front-door” to great,
local businesses located along key streets, trails or greenways in East Boulder. These areas are envisioned to include a
mix of light-industrial, retail, arts studios and education spaces, office and residential uses along active passageways.
Allowed Uses Ground Floor
• Light Industrial such as arts studio and maker space,
performance, breweries or distilleries, coffee roasters and
small-scale manufacturing;
• Dining and Entertainment such as restaurants, cafes and
taverns;
• Service uses such as autobody repair, computer repair,and bicycle mechanics;
• Personal services such as salons, indoor recreational or
athletic facilities;
• Professional office
Conditional Uses Ground Floor
The following uses should not exceed 4,000sf in floor area:
Retail sales; Professional Office
Allowed Uses Above Ground Floor
Residential (attached); Office; Personal services; Retail Sales;
Useable Open Space
Minimum 10% of total land area
Building Character
Aesthetic choices will be industrial in nature with large
ground-floor openings for loading/unloading that may serve
multiple purposes. Buildings should orient “front-door”
facades to adjacent trails or greenways, when present. Expect
tall ground floor ceiling heights to accommodate industrial
uses. Accommodate height flexibility to allow for residential
above the ground floor.
Street Level Activation
Building frontages along streets should offer front-door
environments, transparency along block-faces and interactive
exchanges between buildings and the street, which may
include café space, outdoor retail space, market space,
etc. When development is adjacent to trails or greenways,
prioritize the trail-facing sides of buildings for activation.
Streetscape Character
Streetscapes will support the industrial context of these
places and facilitate ease of movement for goods and
services in the area. Incorporating tree planting and
landscape into streetscapes where possible is strongly
encouraged.
Access + Mobility
Street-side access should balance vehicular access and needs with a supported environment for pedestrians and cyclists. Trail-side access is prioritized for pedestrians and cyclists. Particular attention required to connecting this place type between trail access and on-street networks in the area. Transportation connections should offer safe, comfortable pedestrian and bicycle access and slower speed vehicular movement to minimize conflicts with vehicles; centrally placed mobility hubs with high frequency transit should offer micromobility (e-bike, e-scooter) options for first and last mile connections; curbs should be managed to allow for different uses by time of day and/or loading/drop off based on adjacent land uses
Parking
On-street parking for ROWs that can accommodate; Promote efficient use of parking areas through unbundled, flexible and shared use
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
PARK SIDE RESIDENTIAL
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 28 of 232
51 52EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
DESTINATION WORKPLACE
Description
The Destination Workplace Place Type incorporates modern principles of creating flexible, active and engaging work
places to serve Boulder business and industry. These places will offer industrial and office space with indoor/outdoor
work space, excellent connections to a variety of mobility options and local destinations dining and entertainment. This
place also expands opportunities for existing or new industrial businesses to create retail space and engage potential
customers in an exciting environment. Flexibility in these neighborhoods also includes allowing for residential infill
providing area employees with local housing options.
Allowed Uses Ground Floor
• Office such as technical, financial, professional;
• Light Industrial such as small-scale manufacturing, flex-
space, breweries, distilleries, coffee roasting;
• Dining and Entertainment such as restaurants, cafes and taverns;
• Retail sales such as on-site retail for manufacturing
businesses or other industrial businesses
Conditional Uses Ground Floor
n/a
Allowed Uses Above Ground Floor
Office; Light Industrial; Attached Residential
Useable Open Space
Minimum 20% of total land area
Building Character
Buildings should offer modern amenities to Boulder employers and employees that support an indoor/outdoor exchange of air and light. Aesthetic choices should express innovation, creativity and Boulder entrepreunerism. This place type prioritizes energy conservation in both new and re-development.
Street Level Activation
Transparency along both streets and key pedestrian pathways
should create an active ground-floor environment. Work
places should offer on-site outdoor space for employee use
as work space and non-work space. Streetside dining and
entertainment space is encouraged.
Streetscape Character
Streetscape environments should incorporate high quality
landscaping including a consistent tree canopy, offer off-street
space for pedestrians and cyclists and provide moments for
pause and repose.
Access + Mobility
Transportation connections should offer safe, comfortable
pedestrian and bicycle access and slower speed vehicular
movement to minimize conflicts with vehicles; centrally
placed mobility hubs with high frequency transit should offer
micromobility (e-bike, e-scooter) options for first and last mile
connections; curbs should be managed to allow for different
uses by time of day and/or loading/drop off based on adjacent
land uses.
Parking
Parking in the Destination Workplace Place Type should
strive for consolidation. It is envisioned that parking structures
are well-connected to local work places and retail/dining
destinations through a network of the highest quality
pedestrian environment.
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
HANDS ON INDUSTRIAL
Description
The Hands-On Industrial Place Type are key places for Boulder’s makers, artists, mechanics, musicians and fixer-uppers.
The place type is envisioned to be a little gritty, a little funky and build opportunities for the collective of local artisans
and specialists. Adaptive reuse and redevelopment should provide affordable commercial space when possible and
provide an interactive ground floor environment that contributes to neighborhood character.
What is Unbundled
Parking?
Unbundled parking is the practice of
selling or leasing parking spaces separate
from the purchase or lease of a commercial
or residential use. Detaching the cost of a
home or commercial space from associated
parking spaces allows buyers or renters to
pay for parking only if they need it.
Allowed Uses Ground Floor
• Light Industrial such as manufacturing, maker space, performance, breweries or distilleries, coffee roasters
• Vehicular Services and Auto-related businesses
• Personal services
• Indoor recreation
• Retail sales
• Arts/Performance Studio
• Maker Space
Conditional Uses Ground Floor
Greenhouse and plant nurseries
Allowed Uses Above Ground Floor
Accessory or administrative office
Useable Open Space
Minimum 10% of total land area
Building Character
Aesthetic choices will be industrial in nature. Smaller scale
buildings are anticipated. Expect tall ground floor ceiling
heights to accommodate industrial uses.
Street Level Activation
Building facades should have clear “front-door” entries.
Creative facades and signage are encouraged.
Streetscape Character
Streetscape character and local wayfinding should feature and celebrate local businesses, integrate local art and incorporate a pedestrian environment that welcomes customers and visitors to the experience of Boulder’s community of makers.
Access + Mobility
Transportation connections should offer safe, comfortable pedestrian and bicycle access and slower speed vehicular movement to minimize conflicts with vehicles; centrally placed mobility hubs with high frequency transit should offer micromobility (e-bike, e-scooter) options for first and last mile connections; curbs should be managed to allow for different uses by time of day and/or loading/drop off based on adjacent land uses.
Parking
Promote efficient use of parking areas through unbundled, flexible and shared use
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 29 of 232
53 54EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
Allowed Uses Ground Floor
•Dining and Entertainment;
•Light Industrial;
•Residential such as attached dwellings, townhomes, and live-work units;
•Retail;
•Personal services
Allowed Uses Above Ground Floor
Attached Residential; Structured parking
Conditional Above Ground Floor
Second stories may incorporate a mix of office (including medical office) and residential; third, fourth and if plausible, fifth stories, should be reserved for residential uses
Minimum FAR
3.5
Useable Open Space
Minimum 20% of total land area
Building Character
Buildings may have large ground-floor openings for
loading/unloading that may serve multiple purposes.
Architecture should express innovation, creativity and
Boulder entrepreunerism. This place type prioritizes energy
conservation and activation.
Street Level Activation
Building frontages along arterial and collector streets should
offer transparent and engaging front-door environments,
which will likely include roll-up doors, loading and unloading
areas, outdoor dining, etc. Traditional window displays should
be limited in favor of sharing what is happening inside the
spaces.
Streetscape Character
Streetscapes accommodate small, medium and some
large sized delivery trucks while also encouraging a transit-
supportive and active pedestrian and bicycle environment.
Consistent elements should include landscape with integrated
stormwater elements, street trees, seating, and designated
areas for bike/scooter parking.
Access + Mobility
Side and rear vehicular building access; Transportation
connections should offer safe, comfortable pedestrian and
bicycle access and slower speed vehicular movement to
minimize conflicts with vehicles; centrally placed mobility
hubs should offer micromobility (e-bike, e-scooter) options
for first and last mile connections; curbs should be managed
to allow for different uses by time of day and/or deliveries/
loading/drop off based on adjacent land uses; pedestrian
paseos (especially through larger blocks) enhance pedestrian
connectivity
Parking
On-street parking for ROWs that can accommodate; rear or alley parking; Promote structured parking and transition away from large surface parking lots; Promote efficient use of parking areas through unbundled, flexible and shared use.
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
INNOVATION TOD (RESIDENTIAL)
ADD I
M
A
G
E
S
ADD I
M
A
G
E
S
Description
The Innovation Transit-Oriented Development (TOD) Residential Place Type intends to maintain opportunities for light
industrial and flex uses while integrating public-facing retail and providing transit supportive, attainable housing options.
The area should prioritize energy conservation, urban rewilding strategies and creativity in new and re-development.
INNOVATION TOD (NON-RESIDENTIAL)
Allowed Uses Ground Floor
• Light industrial;
• Office;
• Dining and Entertainment
Conditional Uses Ground Floor
Retail uses should be accessory to on-site businesses
Allowed Uses Above Ground Floor
Light industrial; Office; Structured Parking
Minimum FAR
4.0
Useable Open Space
Minimum 15% of total land area
Building Character
Aesthetic choices will be both of industrial in nature with
large ground-floor openings for loading/unloading that
may serve multiple purposes and/or more commercial with
active office, retail, lobby or studio space on on ground
floor. Architecture should express innovation, creativity and
Boulder entrepreunerism. This place type prioritizes energy
conservation, building rehabilitation and adaptive reuse of
existing buildings.
Street Level Activation
Building frontages along arterial and collector streets should
offer transparent and engaging front-door environments.
Street facing ground floor space prioritize active use. Work
places should offer on-site outdoor space for employee use
as work space and non-work space. Streetside dining and
entertainment space is encouraged.
Streetscape Character
Streetscapes accommodate small, medium and some
large sized delivery trucks while also encouraging a transit-
supportive and active pedestrian and bicycle environment.
Consistent elements should include high quality landscape
treatments with integrated stormwater management features,
street trees, seating, and designated areas for bike/scooter
parking.
Access + Mobility
Side and rear vehicular building access; Transportation
connections should offer safe, comfortable pedestrian and
bicycle access and slower speed vehicular movement to
minimize conflicts with vehicles; centrally placed mobility
hubs should offer micromobility (e-bike, e-scooter) options for
first and last mile connections; pedestrian paseos (especially
through larger blocks) enhance pedestrian connectivity
Parking
On-street parking for ROWs that can accommodate; rear or
alley parking; Promote structured parking and transition away
from large surface parking lots; Improve remaining surface
lots with landscape stormwater features and pedestrian
pathways; Promote efficient use of parking areas through
unbundled, flexible and shared use.
Description
The Innovation TOD (Non-Residential) Place Type prioritizes opportunities for light industrial and commercial uses.
These areas are envisioned to integrate public-facing retail for light industrial, office, and commercial users. DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 30 of 232
55 56EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
FUTURE OPPORTUNITIES
Allowed Uses Ground Floor
• Dining and Entertainment such as restaurants, taverns, cafes, performance space;
• Neighborhood-hood serving retail such as grocery store,
convenience store, pharmacy;
• Residential such as attached dwellings, townhomes, condos and apartments
• Neighborhood-serving public or institutional uses such as daycare, nonprofit offices
Allowed Uses Above Ground Floor
Attached residential; Retail sales; Office
Minimum FAR
3.0
Useable Open Space
Minimum 10% of total land area
Building Character
Building facades should have a high level of articualtion
and transparency, especially facing pedestrian and bicycle
facilities (sidewalks, pathways, paseos and breezeways).
Building materials may be eclectic, but of high quality. Varied
rooflines and architectural detail are important design
considerations to align with community vision for the area.
Street Level Activation
Building frontages along streets should offer front-door environments, transparency along block-faces and interactive exchanges between buildings and the street, as well as pedestrian-oriented internal circulation. Buildings in this place-type will orient “front door” facades to higher order streets and pedestrian paseos/courtyards. It is anticipated that most “back of house” loading, service and parking are provided in the rear of properties.
Streetscape Character
Streetscapes should encourage a safe and active pedestrian environment, including consistent tree canopies, landscaping, seating and designated areas for bike/scooter parking.
Access + Mobility
Side and rear vehicular building access; Transportation connections should offer safe and comfortable pedestrian and bicycle access separated and buffered from vehicular movement when possible; curbcuts should be managed and consolidated where possible to limit potential conflicts between vehicles and pedestrians/cyclists; pedestrian and bicycle connections should provide access to nearby residents and employees.
Parking
Promote efficient use of parking areas through unbundled,
flexible and shared use; manage parking supply to encourage
use of transit and active transportation.
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
ADD I
M
A
G
E
S
NEIGHBORHOOD TOD
Description
The Neighborhood Transit-Oriented Development (TOD) Place Type reimagines existing auto-oriented commercial and
retail areas as highly walkable and transit-supportive environments. Active ground floors may have mixed income housing
above when development is multi-story.
Boulder Municipal Airport
East Boulder is home to a number of unique sites
within the city that offer future opportunities for
implementing citywide goals. In concert with the
proposed land use changes described for East
Boulder, the following areas have been identified
by community members as having great potential
for change:
Boulder Municipal Airport
Today, the Boulder Municipal Airport is a key resource
for aviation-related businesses and will continue to serve
the local business and recreational aviation community.
The airport also acts as an important regional asset for
emergency response and services. Many community
members have expressed interest in the potential for the
airport to serve multiple community benefits in the future.
As the city collaborates with community members on the
Airport Master Plan, which will launch in 2024, the following
community recommendations may be considered:
What is Urban Air Mobility?
Urban air mobility (UAM) is an emerging
system of transportation comprising aerial
vehicles, either crewed or automated, with the
capability to maneuver in and across cities in
low-altitude airspace. UAM technologies have
applications in both passenger and freight
transportation. Policy and planning efforts need
to keep up with technological advances to take a
pro-active role in understanding the both the
benefits and the disruptive potential of UAM.
• Identify space at the airport that can act as affordable
business space for small, local businesses. Explore a
pilot program for incubator space or pop-up business
space with affordable rents. This will allow the city to test
different options for an affordable commercial program
while also offering community members the opportunity
to access commercial space for small businesses.
• Plan for new food service at the airport. A café or
restaurant at the airport would offer a local food option
for local workforce and residents in an area considered
a food desert today. It would also provide community
members who may not be involved in aviation an
opportunity to participate in activity at the airport and
engage with this community resource.
• Plan for space at the airport to accommodate affordable
rental or free space for community events and meetings.
• Consider storage needs and distribution infrastructure
for the future of “urban air mobility,” particularly for
the movement of goods. As new technology offers
options for freight and delivery, the airport may serve an
important function in the city’s management of urban
air space, particularly in the evolving business and
industrial community of East Boulder. DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 31 of 232
57 58EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
Valmont Power Station
The Valmont Power Station is located outside city limits, in
Area II, and currently serves Xcel Energy’s overall electric
grid through a high-voltage switch yard. This site will
continue to operate as a power station beyond the planning
horizon of the East Boulder Subcommunity Plan, however,
many community members have expressed interest in
exploring the future of the site as a gateway feature of East
Boulder and community cultural resource. The following
recommendations were generated by community members
for near-term consideration:
•Work with Xcel Energy to develop a site master plan that
considers phasing and financial implications to evolve
the site in a way that aligns with community vision and
citywide goals
•Work with Xcel Energy to implement a long-term
remediation program for areas of the site that may be
suitable for future access
•Work with Xcel Energy to explore ecological restoration
opportunities for the site’s three reservoirs and
surrounding landscapes
•Explore the potential for annexation of the site into city
limits
An Alternative Future
for the Valmont Power
Station
In 2021, two graduate students from the
University of Colorado’s Masters of Urban
Planning program conducted community
engagement exercises to help envision an
alternative future for the Valmont Power Station.
Some ideas for the future site included:
•Adaptive reuse of the existing structures
•Alternative energy generation
• Community space
• Trails connecting the power station to other trail
networks and cultural assets, such as Valmont
Butte
• A loop trail connecting the site with area
reservoirs
• Interpretive signage programs
• Connections to local and regional
transportation networks
Valmont Butte
Valmont Butte is a basalt dike that runs east-west above
Valmont Road. The ridge and rocky outcrops are a unique
natural feature in the area. The site is located in Area III of
the BVCP’s Comprehensive Planning areas. In 2000, the City
purchased the land.
The city recognizes the significant spiritual, cultural
and historical importance of Valmont Butte and intends
to discuss the future of the site in consultation and
collaboration with the community including American Indian
Tribal Nations, Indigenous community members, Valmont
community descendants and the local historic community.
Eastern City Campus and Valmont City Park
In 2021, Boulder City Council adopted the Facilities Master
Plan , which recommends a consolidation of roughly 15
city buildings to an Eastern City Campus at the current
Municipal Service Center (MSC) site. The MSC is located
at the end of Pearl Street and 50th Street, just south of
Valmont City Park. The creation of an Eastern City Campus
will provide eastern residents with closer access to city
services. There is also a great opportunity to understand
the site in proximity to the recreational opportunities at
Valmont City Park. As the park considers new programming
and redevelopment, city departments should plan for close
coordination to evaluate opportunities for shared resources,
such as parking, mobility access, and district energy. Site
design and redevelopment should identify opportunities for
exchange between the two city-owned sites and consider
how the overall city campus can holistically offer multiple
benefits for users, visitors and city operations.
The vision for the proposed Valmont Park West and Valmont
Park East neighborhoods is dependent on high quality
recreational programming, facilities and landscapes at
Valmont City Park. Access to these amenities and resources
will be an important component of developing 15-minute
neighborhoods in East Boulder. Funding for the design and
development of the city’s only city park should be prioritized
to help realize this vision in the near-term.
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
The Valmont Power Station as seen from Legion Park
Valmont Butte
2020 Conditions at the Eastern City Campus and Valmont City Park
sites
Valmont Bike Park
Pearl StPearl St
Pearl Pk
w
y
Pearl Pk
w
y
Valmont RdValmont Rd
Sterling CtSterling Ct49th St49th StChristensen
Park
Goose CreekGoose Creek
W
o
n
d
e
r
l
a
n
d
C
r
e
e
k
W
o
n
d
e
r
l
a
n
d
C
r
e
e
k
Eastern City Eastern City CampusCampus
Valmont Valmont City ParkCity Park
Vista Village Vista Village
Mobile Mobile
Home ParkHome ParkDRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 32 of 232
59 60EAST BOULDER SUBCOMMUNITY PLAN MOBILITY AND CONNECTIONS
04
Mobility and
Connections:
TRANSPORTATION
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 33 of 232
61 62EAST BOULDER SUBCOMMUNITY PLAN MOBILITY AND CONNECTIONS
THE CONNECTIONS PLAN
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
Valmont City Park
Valmont
Bike Park
1A
1B
1D
1F
1J
Valmont RdValmont Rd
Pearl Pk
wy
Pearl Pk
wy
55th Street55th StreetArapahoe AveAirport RdAirport Rd63rd StIndependence Rd
Foothills PkwyBNSF Railroad
Pearl StPearl St
48th Ct48th Ct49th St49th StPearl E CirPearl E Cir
Walnut StWalnut St
Sterling DrSterling Dr Sterling CtSterling Ct47th St47th StAirport BlvdAirport Blvd
Airport RdAirport Rd
Sterling DrSterling DrSterling CtSterling CtFlatir
o
n
P
k
w
y
Flatir
o
n
P
k
w
y
Central AveCentral Ave
Central AveCentral Ave S
F
l
a
t
i
r
o
n
C
t
S
F
l
a
t
i
r
o
n
C
tN 57th CtN 57th Ct56th St56th StConestoga Conestoga
CtCt
Conestoga StConestoga StWestern AveWestern Ave
Range StRange StCommerce StCommerce St48th St48th StPeak AvePeak Ave
Old Tale RdOld Tale RdCherryvale RdCherryvale RdOreg AveOreg Ave
EisenhowerEisenhower DrDrMacArthur DrMacArthur Dr
Patton DrPatton Dr55th St55th St63rd St63rd StValmont RdValmont Rd
CONNECTIONS PLAN
Legend
Existing Connections
Roads/Streets
Off-Street Bike/Ped Facility
On-Street Bike/Ped Facility*
EBSP Proposed Connections
Street
Off-Street Bike/Ped Facility
City Limit
Rail
Proposed Area of Change
Parks & Recreation
Water Body
Gerald
Stazio
Ballfields
Flatirons Golf
Course
1C
1E
1G
1H
1I
1L
1K
TMP Planned Connections
Off-Street Bike/Ped Facility On-Street Bike/Ped
Facility Upgrade
*For visual clarity, not all on-street facilities are
displayed
A hallmark of any great city is that its
transportation system is designed with
consideration for all people and designed in
support of community values. Mobility is not
a means in and of itself, but rather a function
that supports a vital, healthy, and sustainable
community.
Today, East Boulder is an area that, over the years, has
largely been designed for motor vehicles. Options to travel
by any mode other than a vehicle are limited. Dispersed
patterns of development have grown up around the car and
street blocks are typically long and disconnected. As land
uses change, and infill and redevelopment bring a greater
mix of jobs and housing to the area, the transportation
network and the mobility options will evolve to support this
transformation.
In the future, traveling in East Boulder will look remarkably
different than what it does today. East Boulder residents,
employees and visitors of all ages and physical abilities will
safely navigate multi-use paths, public transit, protected bike
lanes, and roadways as they make their way around the
community. Future infill and redevelopment will enhance
streetscapes to create places where people want to be,
while businesses have reliable access to move goods and
freight through the subcommunity.
WHAT IS A CONNECTIONS PLAN?
The East Boulder Connections Plan is created alongside
the Land Use Plan to support proposed land uses and
contribute to citywide and local goals for access and
mobility. The plan includes two key components: (1) New
Connections; and (2) System Enhancements. The plan
serves as a right-of-way plan that will be land development
and transportation connections as described in the Boulder
Revised Code. The plan will be incorporated into the TMP
and replace portions of earlier network plans that cover
East Boulder. Transportation improvements included in the
Connections Plan will be built by property owners as part of
redevelopment and through city projects or a combination
of the two.
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 34 of 232
63 64EAST BOULDER SUBCOMMUNITY PLAN MOBILITY AND CONNECTIONS
NEW CONNECTIONS
To create new access that supports proposed land uses
and build a complete and comprehensive mobility network
in East Boulder, the following new connections are
recommended:
Street/Roadway Connections
1A. Southern extension of Sterling Court (Park West)
Sites, buildings and parcels located south of Sterling Drive
and north of Pearl Street are currently accessed through a
series of parking lots. To support redevelopment, potential
residential access and create safe walking/biking/scooting
options residents and visitors, Sterling Court should be
extended south of Sterling Drive. The proposed connection
is located along 4850 Sterling Dr. and 4840 Sterling Dr.
The blockface distance between Valmont City Park and the
proposed connection is approximately 325 feet, creating an
easy-to-walk block size. The proposed street type is Local.
1B. New East-West Street (Park West) Install a new
east-west street between 47th Street and Valmont City
Park, connecting to recommended extension of Sterling
Court described in 3A. Currently three parcels, five buildings
and a variety of businesses located in this area can only
be accessed through a series of parking lots. There is no
pedestrian or bicycle access and parking is haphazard. To
support planned land uses in the area, increase access,
and provide local businesses with a safe environment for
workforce and customers, a Local Street should be installed.
The proposed connection would connect 2500 N 47th
Street, 4840 Sterling Drive and 4843 Pearl Street and create
a northern blockface of about 450 feet and a southern
blockface of approximately 365 feet.
1C. New North-South Street (Park East) Install a new
north-south street, connecting Pearl Parkway to Sterling
Drive (The street will support surrounding land uses by
creating multimodal access to the Park East neighborhood
from the south and providing existing workforce and future
residents with a safe route to access the neighborhood). The
proposed Commercial Street would create walkable blocks
and connect the following parcels: 5378 Sterling Drive, 2935
55th Street, 2907 55th Street, 5401 Pearl Parkway, 5395
Pearl Street.
* Refer to Appendix A for proposed street design
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
Proposed connections for the 55th and Arapahoe Station Area.
The graphic represents a conceptual layout for how a transit-oriented neighborhood might take shape.
1D. Sterling Drive Park Connection (Park East) A
planned north-south connection is included in Phase One of
the Valmont City Park Concept Plan. This connection would
tie access from the Park East neighborhood into the planned
park street. Based on the concept-level drawings for the
park improvements, this would require about a 200 foot
extension of Sterling Drive to the west. The connection will
require additional coordination with Parks and Recreation
plans for construction and phasing. Street design for the
extension should match the existing right-of-way design for
Sterling Drive.
1E. New North-South Street (Station Area)* A planned
new north-south street from Arapahoe Avenue to Western
Avenue, between Conestoga Street and 55th Street, is
included in the 55th and Arapahoe Station Area. This new
connection would support a pedestrian-scale street grid
and additional access to the core area businesses and
place-making amenities. The street would provide on-street
parking and more connectivity to the planned BRT stations
at the corner of 55th Street and Arapahoe Avenue.
1F. Conestoga Court Extension to the East and West
(Station Area)* A planned extension of Conestoga Court
west to Range Street and east to 56th Street would be the
“main street” of the core TOD area at 55th and Arapahoe.
Pedestrian plazas and outdoor restaurant seating are
planned along Conestoga Court between Conestoga
Street and 56th Street. This street is expected to be a
vibrant hub that supports planned land uses and draws
residents, employees, and visitors to the area. The 55th
Street intersection will be enhanced to provide safe crossing
options for all users.
1G. Western Avenue Extension to 56th Street (Station
Area)* The extension of Western Avenue across 55th Street
to 56th Street will facilitate mobility options for travelers
and redevelopment in the northern portion of the TOD. The
intersection with 55th Street will be enhanced to provide
safe crossing options for both motorized and non-motorized
users.
1H. 56th Street Extension to Western Avenue (Station
Area)* A planned extension of 56th Street will connect to
Western Avenue. This short new connection will complete
the street grid in the northeastern portion of the Station
Area. The connection will allow residents, employees, and
visitors convenient options to travel to and from and around
the area and support redevelopment.
1I. Conestoga Street Extension to Rail (Station Area).
This planned extension of Conestoga Street to the northern
limits of the station area will utilize a 40-foot wide public
access easement. The extension of the street will provide
connectivity between northern businesses and the core
station area activities and BRT station.
Non-Vehicular Connections
1J. Park East Multiuse Path The existing 12-foot trail
easement connecting 55th Street and Valmont City Park
offers an excellent opportunity to provide area residents
and visitors with a walking or cycling option to move
through their neighborhood and connect to other parts of
the subcommunity. It may also foster greater connectivity
between park visitors and the emerging neighborhood.
1 K. Conestoga Connector (Station Area) This
pedestrian-bicycle-emergency access road is a planned
extension of Conestoga Court from 56th Street east
to connect to the planned north-south multi-use path
connecting the Flatirons Golf Course to the Flatirons
Business Park.
1L. Patton Connector (Station Area) A pedestrian-
bicycle-emergency access road is planned as an east-
west connection along the border of the station area and
Arapahoe Ridge neighborhoods. The connection will provide
access to uses on the south side of Arapahoe and facilitate
connections to 55th Street for the area residents and visitors.
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 35 of 232
65 66EAST BOULDER SUBCOMMUNITY PLAN MOBILITY AND CONNECTIONS
SYSTEM ENHANCEMENTS
To improve safety and access for a variety of mobility
options in East Boulder, the following projects are
recommended for consideration in the next TMP update to
improve existing facilities:
Pedestrian Facility Improvements
Complete Missing Sidewalks TMissing sidewalks in
East Boulder should be completed, particularly in areas of
change.
Enhance Crossings Along Key Corridors As
redevelopment occurs and opportunities for increasing
walkability between existing and redeveloping
neighborhoods, pedestrian crossings, especially along
Arapahoe Avenue and Valmont Road, should be evaluated
and constructed to support ADA-infrastructure and high-
quality crossing experiences for all ages and abilities. For
example, at signalized crossings, curb bulb-outs, pedestrian
refuges, shorter crossing distances and longer walk cycles
should be considered.
Increase Pedestrian Lighting Today much of East
Boulder doesn’t experience a great deal of pedestrian
activity after daylight hours. Lighting along new residential,
commercial and activity streets as well along connectors to
the regional mobility hub at 55th and Arapahoe should be
features of streets.
Street Upgrades
Sterling Drive Sterling Drive in the Park West
neighborhood should be considered for redesign as an
Activation Street to better facilitate exchange between local
businesses and an active pedestrian environment.
Pearl Street Pearl Street, east of Foothills Parkway should
be considered for redesign to better facilitate access for all
modes along local businesses, improve on-street parking
conditions and enhance safety.
Conestoga Court The existing Conestoga Court in the
55th and Arapahoe Station Area should be considered for
redesign as an Activation Street and align with proposed
extension of street facilities.
55th Street Conduct a corridor study for redesign of 55th
Street to improve conditions for pedestrians, cyclists and
new area users traveling along 55th Street to and from
redeveloped areas at 55th and Arapahoe, Flatiron Business
Park and 55th and Valmont.
Mobility Hubs
Pilot and deploy mobility hubs as places where people
can connect to multiple modes of transportation for safe,
convenient, and reliable trips. Bicycle and micromobility
parking, car share vehicles, and wayfinding and real
time information are all potential components of mobility
hubs. The following locations should be considered in
collaboration with local businesses and property owners:
• 55th St and Arapahoe Ave
• Conestoga Ct and Conestoga St intersection
•Western Ave between Range St and Conestoga St
•Arapahoe Ave and 48th St
•Boulder Creek Path access at 48th St
•Northern entrance to Valmont City Park off of Valmont
Rd
•Valmont City Park entry at Sterling Dr (Park West
neighborhood)
•Goose Creek Path entry on Pearl St
•Foothills Parkway Path connection at Sterling Dr
•Sterling Dr park entry (Park East neighborhood)
•At a central location along Airport Blvd
•55th St and Valmont Rd near San Lazaro entrance
•Planned transit stop at 55th Street and Pearl Pkwy
•Central Avenue at KOA Lake Connection
•Central Avenue at Flatiron Ct
•Stazio Ballfields
•55th St and Flatiron Pkwy
•Near Arapahoe Ave and South Boulder Creek path
Bridge Improvements
48th Street Bridge Consider improvements to the 48th
Street bridge over Goose Creek between Pearl Street and
Park West neighborhood to provide better circulation for
pedestrians and cyclists. Safety measures, such as a railing
or fencing should be considered. Additionally, the bridge
may offer an art intervention opportunity.
Valmont RdValmont Rd
Pearl Pk
wy
Pearl Pk
wy
55th Street55th StreetArapahoe AveAirport RdAirport Rd63rd StIndependence Rd
Foothills PkwyBNSF Railroad
Pearl StPearl St
48th Ct48th Ct49th St49th StPearl E CirPearl E Cir
Walnut StWalnut St
Sterling DrSterling Dr Sterling CtSterling Ct47th St47th StAirport BlvdAirport Blvd
Airport RdAirport Rd
Sterling DrSterling DrSterling CtSterling CtFlatir
o
n
P
k
w
y
Flatir
o
n
P
k
w
y
Central AveCentral Ave
Central AveCentral Ave S F
l
a
t
i
r
o
n
C
t
S F
l
a
t
i
r
o
n
C
tN 57th CtN 57th Ct56th St56th StConestoga CtConestoga Ct
Conestoga StConestoga StWestern AveWestern Ave
Range StRange StCommerce StCommerce St48th St48th StPeak AvePeak Ave
Old Tale RdOld Tale RdCherryvale RdCherryvale RdOreg AveOreg Ave
EisenhowerEisenhower DrDrMacArthur DrMacArthur Dr
Patton DrPatton Dr55th St55th St63rd St63rd StValmont RdValmont Rd
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
Flatirons Golf
Course
The Activation Street type includes two lanes of traffic, on-street parking, a landscaped buffer with trees and wide sidewalks
SYSTEM ENHANCEMENTS
Valmont City Park
Valmont
Bike Park
Gerald
Stazio
Ballfields
Missing Sidewalk
Street Upgrades
Mobility Hub
Legend
System Enhancements
City Limit
Rail
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 36 of 232
67 68EAST BOULDER SUBCOMMUNITY PLAN MOBILITY AND CONNECTIONS
IN THE WORKS
There are exciting projects already in the works
to create a more safe and walkable East Boulder,
where people can easily travel by bike, foot, or
scooter and access high frequency transit and
ridesharing at a number of mobility hubs.
EAST ARAPAHOE COMPLETE STREET AND
BUS RAPID TRANSIT (BRT)
The 2040 vision for East Arapahoe transforms one of our
city’s busiest travel corridors into a complete street with
better travel options for commuters, as well as for the greater
number of people who will be working and living in East
Boulder. A cornerstone of this transportation investment
will be high frequency, high quality regional Bus Rapid
Transit service along Arapahoe/SH7 connecting Boulder
to communities to the east and I-25. In the future, East
Arapahoe will include the following features:
• Two general-purpose traffic lanes in each direction
• Curbside business access and transit lanes to
accommodate local and regional transit, right-turning
vehicles, high occupancy vehicles and new technologies
such as shared autonomous/connected vehicles
• Raised protected bike lanes with a multi-use path create
safe, comfortable places for people to walk and bike
• Amenity zones enhance the street character and
improve urban canopy
People will connect to the regional BRT and local transit
system via centrally located mobility hubs that provide
access to other parts of the community and region. The
regional mobility hub at 55th and Arapahoe is envisioned
to incorporate many options for first- and last- mile
connections. This hub will be smaller-scale in size.
Neighbors can anticipate enhanced bus stations with micro-
mobility options and pick-up and drop-off zones for public
and private service providers.
55TH STREET REGIONAL MOBILITY HUB
AND SATELLITE MOBILITY HUBS
One of the keys to attracting people to transit and other
sustainable modes of travel is creating places where a
variety of transportation options are centrally located.
Designed to connect transit passengers to adjacent
neighborhoods and destinations, a regional mobility hub at
Arapahoe Avenue and 55th Street will create a convenient,
safe and accessible place to access walking and biking
paths, shared modes of travel like e-bikes, e-scooters, car
share, and other local transit services. This regional mobility
hub will be significantly smaller in scale than existing
mobility hubs throughout the city, such as Boulder Junction
or the Boulder Downtown Transit Center, that offer features
such as parking and off-street bus platforms. At this mobility
hub, BRT will be accessed via a curbside station that will
include a comfortable shelter, seating, lighting and signage
for passengers. The station itself will be part of the larger
mobility hub and well-integrated with public, commercial,
or residential amenities. It will be a place where commuters
to Boulder Community Health or the Flatiron Business
Park can get off a bus, grab a shared e-bike or scooter, and
reach their destination on comfortable paths. Similarly, it is
a place where current and new residents to the area access
destinations within East Boulder or throughout the city and
the region via high frequency transit services.
Throughout the East Boulder subcommunity, and
connecting to the larger 55th Street Regional Mobility Hub,
will be a network of strategically located mobility hubs
offering access to shared e-scooters, e-bikes, car share,
and local transit service. These hubs will be distributed
throughout East Boulder and located at key intersections,
transit stops and at key destinations, either within or
adjacent to buildings, parking garages and public spaces.
In addition to being points where travelers can access
transit and micromobility, these hubs can offer a variety
of additional transportation amenities, such as electric car
charging, parcel delivery lockers, public Wi-Fi, and signage
and wayfinding. Refer to page X for a list of potential mobility
hub locations.
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
2040 Vision for East Arapahoe Avenue Vision for 55th and Arapahoe Mobility Hub
KK to
u
p
d
at
e
wit
h
f
i
nal
KK to
u
p
d
at
e
wit
h
f
i
nal
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 37 of 232
69 70EAST BOULDER SUBCOMMUNITY PLAN MOBILITY AND CONNECTIONS
HOP TRANSIT SERVICE EXPANSION
The HOP bus service provides frequent and reliable transit
connections throughout much of central Boulder today.
Plans to extend the HOP into East Boulder are underway,
and in the future, residents, employees and visitors can
conveniently travel via HOP between East Boulder and
destinations throughout the rest of the city. Whether
traveling to downtown shopping, dining, or recreation
destinations, or connecting to RTD’s airport bus at Boulder
Junction, the HOP will provide an easy way for travelers
to quickly reach their destinations within and outside East
Boulder. The plan to extend the HOP currently calls for
extending the 15-minute electric bus service from Boulder
Junction, east along Pearl Parkway and south along 55th
Street to Arapahoe Avenue in 2022. COVID-19 however,
has severely impacted employee travel patterns and transit
ridership throughout the city and in particular, East Boulder,
given the concentration of office employment. The City, will
therefore be closely monitoring travel patterns and ridership,
and will evaluate the benefit of fixed route HOP service
and/or the concept of extending the HOP as a microtransit
What We Heard
“We need e-scooters, e-bikes, and lots of
micro-mobility options that are affordable.”
- Focus Group Participant
“It must be recognized that roads are the
backbone for moving goods. Keeping roads in
good shape is a priority.”
- BeHeardBoulder Participant
“I’ve worked in east Boulder for 8 years
(Conestoga & Central)
and would love the area
to become less car-
dependent and for solid
neighborhoods to be able
to grow up in the area. ”
-BeHeardBoulder
Participant
service. Whether the HOP is extended to East Boulder as
a fixed route, or a more flexible microtransit service, the
opportunity to create convenient and reliable HOP service in
the area is a key ingredient to supporting the planned mix of
new employees, residents and visitors to East Boulder.
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
What is Microtransit?
Microtransit uses a smartphone app to match
trip requests in real-time to flexible routes
throughout an area. For users, it is similar to
using ride-hailing services such as Uber or Lyft
with the ability to request a trip within a short
timeframe, like 15 minutes or less, and be picked
up and dropped off a block or two from their
origin and destination. Microtransit typically
operates with smaller vehicles, such as cars,
vans, or shuttle buses.
Valmont City Park
Valmont
Bike Park
Gerald
Stazio
Ballfields
Valmont RdValmont Rd
Pearl Pk
wy
Pearl Pk
wy
55th Street55th StreetArapahoe AveAirport RdAirport RdIndependence Rd
Foothills PkwyBNSF Railroad
Pearl StPearl St
48th Ct48th Ct49th St49th StPearl E CirPearl E Cir
Walnut StWalnut St
Sterling DrSterling Dr Sterling CtSterling Ct47th St47th StAirport BlvdAirport Blvd
Airport RdAirport Rd
Sterling DrSterling DrSterling CtSterling CtFlatir
o
n
P
k
w
y
Flatir
o
n
P
k
w
y Central AveCentral Ave
Central AveCentral Ave S
F
l
a
t
i
r
o
n
C
t
S
F
l
a
t
i
r
o
n
C
tN 57th CtN 57th Ct56th St56th StConestoga CtConestoga Ct
Conestoga StConestoga StWestern AveWestern Ave
Range StRange StCommerce StCommerce St48th St48th StPeak AvePeak Ave
Old Tale RdOld Tale RdCherryvale RdCherryvale RdOreg AveOreg AveMacArthur DrMacArthur Dr
Patton DrPatton Dr55th St55th St63rd St63rd StValmont RdValmont Rd
Flatirons Golf
Course
208
208FF6
JUMPFLEXHOP Arapahoe BRT
Legend
Regional
City Limit
Rail
FLEX
FF6*
Arapahoe BRT
Boulder Local
206
208
JUMP
HOP Extension
*At time of plan production the FF6 is discontinued
63rd St63rd StMICROMOBILITY
People generally choose to travel by foot, bike or transit
when they have safe, convenient options to do so. Today,
these kinds of facility options are lacking in East Boulder. Yet
in the future, high frequency regional and local transit, paired
with micromobilty options such as shared electric scooters
and bikes, will offer convenient ways for people to travel to
and from transit stops and between local destinations. For
example, one of the thorniest problems travelers have when
deciding whether to take a bus, is the issue with how to get
to transit (first mile) and to your final destination (last mile).
Or, when deciding how to travel between destinations in
East Boulder – for example between the Flatiron Business
Park and Ozo coffee – the distance can feel too far to walk.
In 2021, the City of Boulder began implementing a Shared
Micromobility Program to provide community members
safe, equitable and sustainable forms of transportation to
improve quality of life, provide connections to transit and
key destinations; and replace motor vehicle trips to reduce
traffic congestion and transportation-related greenhouse gas
emissions. These shared devices will be easily accessible
and affordable – and are expected to be deployed
throughout the East Boulder Subcommunity.
CURBSIDE MANAGEMENT
As a hub for industrial and commercial facilities, a large
number of goods and freight vehicles move through and
load/unload in the East Boulder Subcommunity each day. In
addition to ensuring freight and goods vehicles can continue
to safely navigate the roadway network today and into the
future, it will also be important for the city to address the
growing competition for curbside space.
Conditions in the area are beginning to change as
Transportation Network Companies, such as Uber and
Lyft, require pick up and drop off areas and on-demand
deliveries are on the uptick. Demand for curbside space
will only increase as the mix of land uses in the East
Boulder Subcommunity change and more people are
living, and working. Learning from early pilots in the city’s
general improvement districts, best practices for curbside
management should be applied to East Boulder as the
subcommunity experiences redevelopment.
PLANNED TRANSIT
REGIONAL TRAIL CONNECTIONS
Creating regional trail connections between East Boulder
and surrounding communities will expand the range of travel
options available to people traveling longer distances to
and from East Boulder. Boulder County, in partnership with
the City of Boulder and Town of Erie, is currently evaluating
options for the creation of a new soft-surface regional trail
connection between 61st Street in Boulder, along the RTD-
owned rail corridor, linking to County Line Road in Erie. At
the same time, the City of Boulder is incrementally designing
and building three multi-use path projects to provide a
much-needed multimodal connection between Gunbarrel
and the city. The projects include the Andrus Road to Airport
Road Multi-Use Path Project, Valmont Road Multi-Use
Path Project and 61st Street Multi-Use Path Project, at the
confluence of Boulder Creek and South Boulder Creek and
Boulder Creek and Fourmile Canyon Creek.
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 38 of 232
71 72EAST BOULDER SUBCOMMUNITY PLAN MOBILITY AND CONNECTIONS
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
Considering connections during a 2019 EBWG meeting The future Flatiron Greenway will run alongside Dry Creek No. 2 Ditch through Flatiron Business ParkEBWG Member and city transportation intern learning more about biking and busing in East Boulder
IMPLEMENTING THE TRANSPORTATION
MASTER PLAN IN EAST BOULDER
As part of the Concept Development phase of work,
Transportation staff evaluated all 87 of the Proposed
Transportation Projects identified in the city’s TMP that
are located within the East Boulder subcommunity.
Projects were evaluated for feasibility, compatibility with
proposed land uses and overall value to the network.
The following ‘Proposed Transportation Projects’ included
in the TMP are examples of planned projects that will
provide important mobility benefits and options for
existing and new users in East Boulder:
Foothills Parkway and Valmont Road Transit Stop
(TMP Project ID 53,084) The land use changes
proposed at the “Park West” neighborhood are projected
to provide opportunities for new homes and jobs. The
proposed transit stop would provide area residents and
workforce with a significant connection to three routes
serving local and regional connections. A mobility hub
type Y should be considered for this site to support
first- and last-mile connections and provide a variety of
mobility options for nearby residents and workers. The
proposed stop would replace the existing stop at 47th and
Valmont. Enhanced service along Valmont Road should also
be considered to best serve growth in the area.
55th and Pearl Parkway Transit Stop (TMP Project ID
51,415) The land use changes proposed at the “Park East”
neighborhood are projected to provide opportunities for
approximately 1,300 residents and 600 jobs. The proposed
transit stop would provide area residents and workforce with
a significant connection to three routes serving local and
regional connections, included the planned extended HOP
service. A mobility hub type should be considered for this
site to support first- and last-mile connections and provide a
variety of mobility options for nearby residents and workers.
This project would occur in sync with the extension of the
HOP service to East Boulder.
Connection to Flatirons Business Park (TMP Project ID
10,297) This connection provides a southern multiuse entry
point into and out of Flatiron Business Park from the South
Boulder Creek Path, providing commuters and visitors an
option for accessing the area from the east.
Flatiron Greenway – Flatiron to Boulder Creek
Greenway Path (TMP Project ID 10,197) The planned
Flatiron Greenway provides a direct, off-street, multi-use
path option connecting the employment district at Flatiron
Business Park to the East Boulder Subcommunity Plan
recommended transit-oriented development and regional
mobility hub at 55th and Arapahoe. The planned greenway
path provides an excellent opportunity for placemaking in
the recommended Destination Workplace area in Flatiron
Business Park and could offer a variety of benefits beyond
mobility, such as providing access to nature encouraging
physical fitness and healthy lifestyles.
Valmont Park Multi-Use Path (TMP Project ID 10,097)
The planned multi-use path will complete a connection
between the Valmont City Park and the Valmont to Andrus
multi-use path. The connection will link commuters to East
Boulder from the north.
Elements Removed from the TMP Thirty elements are
recommended for removal due to constructability issues,
TMP mapping errors, or they had not been fully vetted with
the community or accepted by City Council. See Appendix
C for the complete list.
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 39 of 232
73 74EAST BOULDER SUBCOMMUNITY PLAN MOBILITY AND CONNECTIONS
PROJECTS FOR FUTURE STUDY
The following projects may be located outside the areas
of change in East Boulder but have been identified
by community members through the subcommunity
engagement process and city staff as potential projects
warranting further study for future consideration
or investment. Implementation of the East Boulder
Subcommunity Plan should consider when and how
these proposed studies are incorporated into future city
departments’ work plans.
2A. Network Connectivity between Pearl Street and
Pearl Parkway The area bounded by Pearl Parkway,
Foothills Parkway, Pearl Street and Valmont City Park will
continue to offer light industrial and public space. Today
many of the properties, businesses and city facilities in
this area are accessed through a series of parking lots and
driveways. The need for safer and more legible access to
these businesses warrants future study. Additionally, as
the city expands its presence at the future Eastern City
Hub, identifying access management strategies and easy
navigation for community members and public service
workers will be a key effort for the future success of the area.
A study may include but would not be limited to: new east-
west and north-south connections to create greater access,
opportunities for non-vehicular access, creating a “front
door” entrance to city facilities off of Pearl Parkway and
better connecting city facilities to Valmont City Park and the
Goose Creek Path. Many community comments support the
addition of sidewalks along Pearl Street in this area as well
as connecting 48th Court north to Pearl Street.
2B. Transit Service and Routing to/from Flatiron
Business Park To support the planned “Destination Office”
area at Flatiron Business Park and help increase the local
and regional ridership to and from this location, high-
frequency fixed route HOP service flexible and/or a micro-
transit service should be studied. Community feedback
indicates that lack of frequency and limited service hours are
key factors that have led commuters in the area to choose to
drive single-occupant vehicles over riding a bus.
2C. Northwest Rail Line and Potential East Boulder
Station Recently, study of a potential for the 2004 voter-
approved FasTracks plan commuter rail service between
Denver and Longmont (known as the B Line or the
Northwest Rail Line) has been re-initiated by RTD. The
city should continue to participate in the regional study of
this potential commuter option. Early concepts for the rail
line included a station at 63rd Street. Future studies should
consider moving the 63rd Street station to a location at 55th
Street to better align with the Transit-Oriented Development
and regional mobility hub included in the recommendations
of this East Boulder Subcommunity Plan. Additionally, the
Transportation Master Plan (TMP) includes a proposed
multi-use path along this rail line. The local and regional
need and feasibility for this facility should be studied with
attention to the potential duplicative multiuse facilities
planned for the East Arapahoe corridor.
2D. San Lazaro Street Network With the recommended
action for future collaboration and annexation of the San
Lazaro Mobile Home Park into the City of Boulder, additional
study will be needed to evaluate the potential upgrade of the
mobile home park’s existing facilities to streets that meet city
codes and goals for access and mobility.
2E. Industrial Access off of East Arapahoe The East
Boulder Subcommunity Plan recommends a continued land
use of Light Industrial in the area located between Flatirons
Golf Course and the existing rail. The plan also recommends
a future for transit-oriented development at 55th and
Arapahoe and recognizes the Mixed Use Residential future
of the site at 5801 Arapahoe Ave (commonly known as
Waterview). To accommodate Light Industrial operations
and access in this area as well as increase safety for new
residential and mixed use development of surrounding
properties, this area should be pursued for further study.
Potential issues to evaluate include increased network
access through the area and consolidation of curb cuts
along Arapahoe Avenue.
2F. State Highway 7/East Arapahoe Preliminary
Engineering and Environmental
In 2022, the Colorado Department of Transportation (CDOT),
in coordination with the City of Boulder, will be advancing
the East Arapahoe Transportation Plan from a conceptual
design to preliminary engineering drawings. The intent of
the project will be to advance the key tenets of the East
Arapahoe Transportation Plan vision so that the City, in
partnership with CDOT and the Regional Transportation
District (RTD) can seek funding for the roadway
reconstruction. This next phase of the design process will
involve robust community engagement.
Valmont RdValmont Rd
Pearl Pk
wy
Pearl Pk
wy
55th Street55th StreetArapahoe AveAirport RdAirport Rd63rd StIndependence Rd
Foothills PkwyBNSF Railroad
Pearl StPearl St
48th Ct48th Ct49th St49th StPearl E CirPearl E Cir
Walnut StWalnut St
Sterling DrSterling Dr Sterling CtSterling Ct47th St47th StAirport BlvdAirport Blvd
Airport RdAirport Rd
Sterling DrSterling DrSterling CtSterling CtFlatir
o
n
P
k
w
y
Flatir
o
n
P
k
w
y
Central AveCentral Ave
Central AveCentral Ave S
F
l
a
t
i
r
o
n
C
t
S
F
l
a
t
i
r
o
n
C
tN 57th CtN 57th Ct56th St56th StConestoga CtConestoga Ct
Conestoga StConestoga StWestern AveWestern Ave
Range StRange StCommerce StCommerce St48th St48th StPeak AvePeak Ave
Old Tale RdOld Tale RdCherryvale RdCherryvale RdOreg AveOreg Ave
EisenhowerEisenhower DrDrMacArthur DrMacArthur Dr
Patton DrPatton Dr55th St55th St63rd St63rd StValmont RdValmont Rd
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
PROJECTS FOR FUTURE
STUDY
Valmont City Park
Valmont
Bike Park
Gerald Stazio
Ballfields
Flatirons Golf
Course
Legend
Project for Future Study
City Limit
East Boulder Subcommunity
2A 2B
2C
2D
2E
2F
Caption
Caption
ADD I
M
A
G
E
ADD I
M
A
G
E
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 40 of 232
75 76EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
05
Achieving the
Vision
IMPLEMENTATION
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
INSERT A
RPA
H
OE AVE REN
DE
RI
N
G
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 41 of 232
77 78EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
COLLABORATING FOR EAST BOULDER’S FUTURE
What We
Heard
Over the past two
years, community
members have submitted
hundreds of ideas and
recommendations for
policies, programs and
projects that would help
East Boulder contribute to
citywide goals in the six
focus areas. Throughout the
project process, city staff
have poured over these
incredible and thoughtful
concepts to match
community innovation
with implementable
recommendations. The
recommendations for
achieving the vision
of the East Boulder
Subcommunity Plan
included in the following
pages represents the
outcome of collaborative
planning and the value of
civic participation in long-
range planning processes.
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
TERMS TO KNOW
Policy
A policy is a deliberate principle or
course of action that the city uses to
make decisions on topics or issues.
Policy recommendations of the East
Boulder subcommunity plan are
context-sensitive to East Boulder but
may influence citywide policy in the
future.
Program
A program is a set of activities or
actions with a long-term goal. Program
recommendations of the East Boulder
subcommunity plan are context-
sensitive to East Boulder but may
influence or be applicable for citywide
implementation or use in the future.
Project
A project is a specific action requiring
investment by private or public
entities or implementation through
a partnership of public and private
entities.DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 42 of 232
79 80EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
Recommended Policies
Policy M1 In East Boulder areas of change, the city will
work with property owners to ensure the installation of
new connections and street upgrades deliver high-quality
facilities that will improve access and mobility in the
subcommunity.
Policy M2 The city will work with property owners and
developers, business owners and residents to develop
Transportation Demand Management (TDM) programs
suited to the unique needs of East Boulder neighborhoods
and align with the city’s principles for shared, unbundled,
managed, and paid parking (SUMP).
Policy M3 The city will work with mobility service providers
and East Boulder property and business owners to develop
a network of mobility hubs throughout the subcommunity
to provide multimodal travel options and provide safe and
convenient first- and last- mile pedestrian and bicycle
connections to transit.
ACCESS & MOBILITY
People and goods will easily and safely travel to, from, and through East Boulder
by a variety of efficient and affordable modes, employing advanced transportation
technology where appropriate.
Planes, trains and automobiles (and buses and bikes and scooters and feet!) Transportation
in East Boulder will accomodate many ways of moving
Improvements to the 55th Street corridor will improve safety, provide mobility options for travelers and create pleasant travel experiences.
Policy M4 The city will continue to advocate for East
Boulder access to transit that can provide area workforce
and residents with high-quality, reliable and frequent trip
options.
Policy M5 The city recognizes the value and importance of
freight access to commercial and industrial areas of the city.
Future coordination between land use and transportation
will safely and efficiently accommodate the movement of
goods into, out of, and around East Boulder and support
local business.
Policy M6 Redevelopment in East Boulder will be done in
accordance with the city’s Airport Influence Zone and FAA
rules that guide safe and compatible development near an
airport. DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 43 of 232
81 82EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
ACCESS & MOBILITY
People and goods will easily and safely travel to, from, and through East Boulder
by a variety of efficient and affordable modes, employing advanced transportation
technology where appropriate.
M7 Program Update the Transportation Master Plan
to align with recommendations of the
East Boulder Connections Plan
The recommendations of the East Boulder Connections
Plan identifies key connections and facility improvements to
offer area users more options and improved experiences for
traveling in the subcommunity.
ID RECOMMENDATIONTYPE DESCRIPTION
M8 Program Implement the East Arapahoe
Transportation Master Plan The East Arapahoe Transportation Plan sets a long-range
vision that will be implemented over time with safety,
access and mobility improvements that can be phased
incrementally to improve conditions for people working and
living in the corridor. The city will continue to work with state
and regional partners and local property owners to improve
corridor streetscape, install raised, seperated bike lanes and
multiuse paths and implement Bus Rapid Transit facilities
and stations along Arapahoe Avenue.
M9 Project Complete Missing Sidewalks in East
Boulder
The city will continue to look for opportunities to install
missing sidewalks in East Boulder, including working with
property owners and developers to incorporate missing links
into redevelopment plans.
M10 Project Develop Access Management Plans for
East Arapahoe and 55th Street Today, many community members describe one of the
biggest challenges of traveling these major streets by bike
or by foot as a lack of continuity along facilities and conflicts
with vehicles. Frequent driveway cuts interupt travel. Access
management plans for Arapahoe Avenue and 55th Street
can identify safe, convenient ways to consolidate access,
reduce curb cuts and improve safety along the corridor.
(1) Approval of the East Boulder
Connections Plan by COB Transportation
Advisory Board (2) Adoption of the East
Boulder Subcommunity Plan by City Council
(3) Include East Boulder Connections Plan
recommendations in the next update of the
TMP (2023-4)
COB: P+DS and
Transportation &
Mobility; TAB
1 Transportation Master Plan
KEY STEPS CHAMPION PRIORITY REFERENCE
(1) Collaborate with CDOT, RTD and local
property owners to complete preliminary
engineering for the East Arapahoe
Transportation Plan (2) Continue to pursue
funding opportunities to implement the East
Arapahoe Transportation Plan
COB: P+DS and
Transportation &
Mobility; TAB; CDOT;
RTD
1 East Arapahoe Transportation
Plan
COB: Transportation
& Mobility
3 BVCP policy 6.15 Complete
Missing Links
Produce access management plans for East
Arapahoe and 55th Street in conjunction
with further design and preliminary
engineering for the corridors.
COB:
Transportation &
Mobility; CDOT
1 East Arapahoe Transportation
Plan
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 44 of 232
83 84EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
M12
M14
Program Phase in shared parking in East
Boulder business areas Identify surface parking lots in key distributed locations
through the subcommunity and work with owners to
establish shared parking agreements as part of the shared
parking phasing in advance of construction of parking
garages in locations like the 55th and Arapahoe Station Area
and the Flatiron Business Park.
(1) Identify underutilized parking lots in
East Boulder (2) Coordinate with property
owners to establish shared parking
agreements
COB: Community
Vitality;
Transportation &
Mobility
2
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
M11 Project 55th Street Corridor Design As the only continuous north-south street through the
East Boulder subcommunity, 55th Street serves as a key
link in subcommunity connections. To better align street
conditions with envisioned land uses and encourage a more
active streetscape, the city will pursue a 55th Street corridor
design plan to evaluate potential re-design options with
the community. The city’s preferred design for 55th Street
should be implemented over time and include the city’s
green infrastructure guidance for transportation landscapes.
ID RECOMMENDATIONTYPE DESCRIPTION
M13
Project Develop Mobility Hub standards A mobility hub is a convergence point that seamlessly
integrates various modes with a focus on improving traveler
experience through high-quality infrastructure and amenties.
While these hubs should provide context-sensitive solutions
that are adaptable to a variety of locations, the city should
establish standards for the design and operation of mobility
hubs to ensure hubs provide safe, equitable access to
facilities and enhance the public realm.
Program Update parking code requirements and
establish parking maximums Update off-street parking standards to create less
complicated parking requirements that meet, but do
not exceed, the parking needs of area uses. Parking
requirements for some uses in East Boulder are
disproportionate to their parking needs. Establishing parking
maximums can offer a better balance of off-street parking
needs with the market while promoting the use of more
sustainable forms of transportation and more efficient use of
land.
(1) Include a 55th Street Corridor Study as a
workplan item for Transportation Planning
(2) Develop a project scope and community
engagement strategy (3) Complete
the corridor design for approval by the
Transportation Advisory Board and adoption
by City Council
COB: Transportation
& Mobility; TAB
1 55th Street is identified
as the 7th highest priority
transportation landscape for
improvement in the 2020
Boulder Green Infrastructure
Plan
KEY STEPS CHAMPION PRIORITY REFERENCE
(1) Include Mobility Hub standards as a
workplan item for Transportation Planning
(2) Develop a project scope and community
engagement strategy (3) Coordinate
with local and regional service providers,
business and property owners to identify
standard and optional features
COB: Transportation
& Mobility;
Community Vitality
2 BVCP Policy 6.19
(1) Include parking code updates in the
P+DS workplan
COB: P+DS;
Transportation &
Mobility
1 City of Boulder Access
Management & Parking
Strategy
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 45 of 232
85 86EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
Project HOP Extension to East Boulder The plan to extend the HOP currently calls for extending
the 15-minute electric bus service from Boulder Junction,
east along Pearl Parkway and south along 55th Street to
Arapahoe Avenue in 2022. COVID-19 however, has severely
impacted employee travel patterns and transit ridership
throughout the city and in particular, East Boulder, given the
concentration of office employment. The City, will therefore
be closely monitoring travel patterns and ridership, and will
evaluate the benefit of fixed route HOP service and/or the
concept of extending the HOP as a microtransit service.
(1) Monitor East Boulder travel patterns
and ridership as the community develops
new commuting patterns coming out of
COVID-19
COB: Transportation
& Mobility
1
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
M15
ID RECOMMENDATIONTYPE DESCRIPTION KEY STEPS CHAMPION PRIORITY REFERENCE
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 46 of 232
87 88EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
Make Space to Make Art
Like other small and local businesses in East Boulder, art-makers are challenged to
find the right space at an affordable price. See page X for recommendations about
affordable commercial programs.
ARTS & CULTURE
The city will play an active role in supporting East Boulder’s development of art spaces
and experiences, installations, businesses and venues for professional and amateur
creatives that reflect the subcommunity’s local culture.
A1 Project Install and design an artistic feature
or signage to identify entry into and
out of the City of Boulder along East
Arapahoe Avenue
Many community members requested a gateway feature
be incorporated into eastern city limits along Arapahoe
Avenue. The intention is for the feature to welcome travelers
to Boulder, celebrate views to the west and feature local
artisans.
ID RECOMMENDATIONTYPE DESCRIPTION
A2 Program Offer cultural and spanish-language
programming at Valmont City Park As Parks and Recreation considers updates the Parks and
Recreation Master Plan and plans for the future design and
programming for Valmont City Park and Valmont Bike Park,
offerings for cultural programming, and spanish-language
programming should be considered for East Boulder parks
with an emphasis on youth and after-school activities, such
as the Youth Services Initiative programs.
A3 Program Develop privately owned public space
(POPS) program Redevelopment will play an important role in providing new
residents as well as workforce with access to gathering
spaces to socialize, eat a meal, see a performance, attend
a market or engage with nature. A variety of publicly-
accessible outdoor space will be important to the success of
future 15-minute neighborhoods in East Boulder.
A4 Program Expand the Creative Neighborhood
Mural Program to the business
community in East Boulder
Industrial buildings and uses in East Boulder provide large,
often windowless, facades. Today, many of these buildings
are not accessible or oriented to the street so passers-by
are faced with non-transparent, faceless buildings. The city
should consider expanding the Creative Neighborhood
Mural Program to the business community and work with
local owners to identify potential sites for new murals in East
Boulder.
(1) Work with CDOT and local property
owners to identify potential sites (2) Identify
funding source (3) Work with the office of
Arts and Culture to plan and commision the
work
COB: Arts & Culture
Transportation &
Mobility;
2 BVCP Policy 8.23
KEY STEPS CHAMPION PRIORITY REFERENCE
COB P&R 2
(1) Incorporate useable open space
guidelines provided in place types to
local code updates (2) Identify key
characteristics to define POPS in Boulder
(3) Pilot a POPS program in East Boulder
by identifying and mapping existing POPS
(4) Create a hierarchy of POPS (5) work
with local property owners and developers
to contribute to the East Boulder POPS
network
COB: CV/Arts &
Culture; P&R; P&DS
2
(1) Identify key corridors in East Boulder that
would offer the best opportunities for mural
integration (2) Invite business and property
owners along key corridors to participate (3)
Work with local owners to select artist and
fund mural
COB Arts and
Culture
1
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 47 of 232
89 90EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
A5 Project East Boulder Arts and
Artists event There are a wide variety of artists making, selling, collecting
and sharing art in East Boulder but it is somewhat unknown
to those outside the community that artistic life is so vibrant
in East Boulder. The city should consider a future event to
showcase and celebrate the East Boulder arts community.
ID RECOMMENDATIONTYPE DESCRIPTION
A6 Project Increase the amount of public art in
East Boulder by considering city-
owned sites for future permanent and/
or temporary artwork installation
Today, there three public art installations in East Boulder.
The city may consider the following city-owned locations
as potential sites for future installations, using the percent
for art allocation during capital improvements: 48th Street
Vehicular Bridge over Goose Creek, Valmont City Park,
Boulder Municipal Airport, the future Flatiron Greenway and
the future Eastern City Campus.
A7 Project Include art enhancements along the
future SH7/Arapahoe Ave corridor and
a site-specific piece at the 55th and
Arapahoe bus stations
RTD’s Art-N-Transit program is based on RTD’s belief that
public art helps provide a stronger connection between
neighborhoods and transit. Installing artwork at transit
facilities creates a sense of community and provides
opportunities to celebrate the diverse cultural, ethnic and
historical richness of the many communities RTD serves.
Work with CDOT and RTD to incorporate “Art in Transit”
along the SH7/Arapahoe Ave Bus Rapid Transit corridor.
COB CV 3
KEY STEPS CHAMPION PRIORITY REFERENCE
COB: Arts & Culture;
P&R
2 City of Boulder Public Art Policy;
2020-2022 Public Art Program
Implementation Plan https://
boulderarts.org/wp-content/
uploads/2021/12/CMO-
Memo_2021-PA-Imp-Plan-
Updates.pdf
COB CV 1DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 48 of 232
91 92EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
KK INS
E
R
T I
M
A
G
E -
VARIED
R
O
O
F
LI
N
E
S
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
Maintaining an industrial heritage while incorporating new uses
Comfortable spaces in the public realm
DESIGN QUALITY & PLACEMAKING
East Boulder will evolve to include walkable neighborhoods, for all ages and abilities,
whose aesthetic character reflect the subcommunity’s unconventional personality and
industrial identity. The area will welcome experimentation in design and construction to
build enduring and engaging places.
Recommended Policies
Policy D1 East Boulder is open and accessible to everyone.
Subcommunity structures, streetscapes and public spaces
should balance the needs of users and offer high quality
design, materials, and construction to create welcoming
environments.
Policy D2 The city will work with property owners and
development teams to create walkable blocks in East
Boulder. Today East Boulder neighborhoods lack the street
grid and building pattern that most supports a walkable,
15-minute neighborhood. Future redevelopment and infill
projects will catalyze a more active public environment
through the installation of new connections and activated
streetscapes.
Policy D3 Development and design in East Boulder
should reinforce the subcommunity’s identity as a
creative, working and industrial area. The design of future
structures, streetscapes and public spaces may reference
the subcommunity’s history and culture of innovation and
entrepreneurialism.
Policy D4 Public space, both public and privately owned,
should be programmed to encourage socializing, play and
respite. Public spaces in East Boulder should be oriented
to maximize physical comfort (consider solar exposure and
shade, wind and noise), provide seating or active elements
such as play features, and incorporate landscape and trees.
Policy D5 The city will work with property owners and
developers to protect Boulder’s quintessential views to the
west from key corridors and the public realm. Designs for
future structures should consider impacts to view corridors
from public spaces. New buildings may consider providing
publicly accessible roof areas to exhibit the western skyline.
Policy D6 Future redevelopment should strive to restore,
enhance and celebrate the natural features of East Boulder,
such as waterways, water bodies, wetlands and geologic
features. Support for the natural environment contributes
to local management of climate impacts and provides site
users with visual and physical connections to nature.
Policy D7 Future structures in East Boulder should offer
varied rooflines. Building roofs inform the image of the
city from afar and shape the experience from the street.
Roof forms should be integral to the building’s overall
composition. When possible, rooftop utilities and mechanical
equipment should be minimized and integrated into the
overall building architecture or screened.
Policy D8 The city will support innovation in architecture
and work with development teams to advance the potential
of new materials and methods that will contribute to the
citywide goals for climate resilience.DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 49 of 232
93 94EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
DESIGN QUALITY & PLACEMAKING
East Boulder will evolve to include walkable neighborhoods, for all ages and abilities,
whose aesthetic character reflect the subcommunity’s unconventional personality and
industrial identity. The area will welcome experimentation in design and construction to
build enduring and engaging places.
ID RECOMMENDATIONTYPE DESCRIPTION
D9 Project East Boulder Zoning and Form Based
Code Study Implementing the vision of the East Boulder land use plan
will require code updates, zoning changes and possibly, the
creation of new zones. The East Boulder Place Types Map
and Place Type Performance Standards will be used as a
guide to develop code recommendations to implement the
plan and deliver design quality and placemaking described
in the EBSP.
D10 Program Establish a 55th and Arapahoe Station
Area General Improvement District Given the growth potential of the 55th and Arapahoe Station
Area, there is an opportunity to engage public financing
mechanisms for infrastructure and services that benefit more
than one property to support the goals of the EBSP and the
55th and Arapahoe Station Area Plan.
D11 Project Goose Creek Greenway revitalization Improve landscape character and quality of the Goose
Creek Greenway from Foothills Parkway to Valmont City
Park. Greenway should strive to improve habitat quality and
diversity, provide shade for travelers of the multi-use path
and create a landscape that acts as a centerpiece between
the neighborhoods north and south of Pearl Street.
D12 Project Flatiron Greenway This TMP project would offer an off-street option to connect
new residents and local workforce in East Boulder to the
55th and Arapahoe Station Area along Dry Creek No.
2 ditch. The project also adds a recreational amenity to
the area, improving the quality of life for users and future
residents.
KEY STEPS CHAMPION PRIORITY REFERENCE
(1) Include code study in the P+DS workplan
(2) Develop scope of work, schedule and
community engagement strategy (3)
Propose revisions to Title 9 and the BVCP
Zoning Map
COB: P+DS 1 B.R.C. Title 9 Land Use Code
(1) City staff works with property owners
petition city council to form the district,
establish district boundaries and authorize
any property taxes or debt (2) City council
holds a public hearing on the petition
COB: CV and P&DS 1 BVCP Policy 5.01 Revitalizing
Commercial and Industrial
Areas
(1) Consolidate ownership and management
of the greenway under one department (2)
Develop a scope, schedule and engagement
plan (3) Develop a design concept (4)
Identify potential funding sources
COB: Parks
and Recreation;
Transportation;
Public Works/
Greenways; OSMP
2 BVCP Policy 2.23
(1) Develop a scope, schedule and
engagement plan (2) Develop a design
concept (3) Identify potential funding
sources
COB:
Transportation;
Public Works/
Greenways
2 BVCP Policy 2.23
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 50 of 232
95 96EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
D13 Project Park East Paseo This project is proposed as a “POPS,” a privately owned
public space. The paseo would create both a connection and
a great pedestrian space to allow local businesses, shops
and galleries to connect with the local community and draw
customers to this hidden local asset. The site for this project
is on privately-owned land. Implementation would require
support and guidance from the city to implement this
concept as redevelopment occurs in the area.
ID RECOMMENDATIONTYPE DESCRIPTION
D14 Program East Side Eats The city should collaborate with local property and business
owners in Flatiron Business Park to identify a centrally-
located, under-utilized parking area that can accommodate
temporary, outdoor dining space to pilot an “East Side
Eats” dining plaza. Pending the success of the pilot, future
considerations for a permanent plaza installation could
provide the business park with a placemaking opportunity
and fill a need in the area for outdoor gathering space.
D15 Project Conduct a city-wide industrial lands
study As the city continues to evaluate and guide change across
the community, a comprehensive study of industrial uses,
trends and needs in the City of Boulder would offer decision-
makers a tool to inform updates to the Use Standards of the
Boulder Land Use Code (B.R.C. 9-6) and future updates to
the Boulder Valley Comprehensive Plan.
D16 Project Communicate with Xcel Energy to
explore the potential future of Valmont
Power Plant
While Valmont Power Plant will continue to operate
beyond the horizon of the EBSP, initiating conversations
about the site’s future should begin to establish common
understanding of site operations, timeline and other potential
uses.
(1) Work with local property owners to gage
interest in project implementation, timeline
and investment (2) Develop a design
concept
Community members and
private property owners
3
KEY STEPS CHAMPION PRIORITY REFERENCE
(1) Work with local property owners to gage
interest in project implementation, timeline
and investment (2) Develop a design
concept
Community
members, private
property owners
with help from COB:
CV
3
(1) Add study to the P+DS work plan (2)
Develop and scope and schedule for the
project (3) Identify funding to support the
study
COB: P&DS and CV 1 BVCP Policy 2.21
(1) Work with local property owners to gage
interest in project implementation, timeline
and investment (2) Develop a design
concept
COB: Climate
Initiatives and P+DS
3
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 51 of 232
97 98EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
Housing Investments in East
Boulder
In 2020, a consultant team completed an economic
profile report for the 55th and Arapahoe station area and
surrounding subcommunity (East Boulder). Combining
data analysis with feedback from brokers and developers
active in the area, the report outlines economic and real
estate trends that impact market activity to characterize
the economic context and opportunities for growth in the
area. The report identifies one of the major challenges
to developing new housing in East Boulder: “with high
demand for [existing] space and tenants willing to pay
high lease rates, there is little incentive for new and/or
redevelopment in the area.”
The community engagement process for the East
Boulder Subcommunity Plan has consistently described
a strong desire for a diversity of new housing options
in the subcommunity. To see this kind of change in
the near future, the city will need to incentivize local
property owners and developers, to make new housing
development an attractive option in East Boulder. The
city should explore a full package of incentives as a way
to invest in housing and provide affordable low- and
moderate housing choices and market-rate middle-
income housing choices.
Some potential incentive options to consider for a future
program include:
• Expedited permitting for qualifying projects in East
Boulder where some or all of the units are reserved for
middle or lower-income households. This both reduces
overall project development costs and encourages
the timely delivery of affordable homes. This incentive
would need to be part of a package of incentives as this
alone may not encourage market-rate developers to
include more than the required affordable units.
• Property tax abatements directly reduce the amount of
taxes owed for a specified period, and can be offered as
an incentive to encourage the construction of buildings
that include a share of or all affordable units.
• Property tax exemptions reduce the property’s
assessed value or rate of taxation, thereby resulting
in a lower tax bill. To encourage mixed-income
developments, the city could provide a full or partial tax
exemption on the portion of the property that will be
used for affordable housing.
• Operating subsidies are payments made annually
(or more frequently) to owners of affordable housing
developments that make the housing more affordable
by covering a portion of the ongoing costs of operating
the development Attached housing with varied rooflines and outdoor space Integrating housing into mixed use industrial neighborhoods
HOUSING AFFORDABILITY & DIVERSITY
East Boulder will be home to new and affordable housing that complements existing
uses, includes a diverse mix of housing types and ownership models and extends live-
work-play choices to those interested in living in Boulder.
Recommended Policies
Policy H1 Support the development of new housing in
East Boulder. The East Boulder subcommunity presents
an opportunity to create new housing options for residents
and workforce in Boulder to improve the jobs to housing
imbalance, reduce commuter impacts and increase housing
options in Boulder. Opportunities for the development of
housing in strategic locations will be supported through land
use and zoning updates.
Policy H2 Support the development of a range of attached
housing types and styles in East Boulder. New housing in
East Boulder should contribute to the city’s overall diversity
of housing types. Housing diversity will be supported
through zoning updates.
Policy H3 Support the development of family-sized units
in East Boulder. To support residential diversity in the
subcommunity and address the need for “missing middle”
housing, some new development should include units that
will meet the needs of families, with two or more bedrooms.
Building form will be supported through zoning updates.
Policy H4 Incentivize redevelopment that incorporates
affordable housing units in East Boulder. To increase the
overall supply of housing in East Boulder and encourage
a mix of new uses in the subcommunity that includes
permanently affordable housing options, an incentive
program should be established in concert with future zoning
updates.
Policy H5 Support mixed-use redevelopment to provide
future residents with access to 15-minute neighborhoods.
Allowing for a mix of uses in East Boulder will help create
walkable neighborhoods that offer residents live-work-play
options the subcommunity. Mixed-use redevelopment will
be supported through land use and zoning updates. DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 52 of 232
99 100EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
ID RECOMMENDATIONTYPE DESCRIPTION KEY STEPS CHAMPION PRIORITY REFERENCE
HOUSING AFFORDABILITY & DIVERSITY
East Boulder will be home to new and affordable housing that complements existing
uses, includes a diverse mix of housing types and ownership models and extends live-
work-play choices to those interested in living in Boulder.
H6 Program Update the BVCP Land Use Map to
align with the recommended East
Boulder Land Use Plan
The recommendations of the East Boulder Land Use Plan
expand opportunities for new residential and mixed use
development in the East Boulder Subcommunity
H7 Program Amend Title 9 Appendix L - Form-
Based Code Areas and Appendix
M - Form-Based Code of the Boulder
Revised Code to include the 55th and
Arapahoe Station Area
Appendix L identifies areas of the city where a Form-Based
Code Review process is used instead of Site Review criteria.
The EBSP Place Types Map, Descriptions and Performance
Standards should be used to amend the city’s Form-Based
Code. This will provide a diversity of housing types and form
in area redevelopment that is in line with the community’s
vision for the station area.
H8 Project Annexation of San Lazaro Mobile
Home Park
The existing mobile home community located at corner of
Valmont Road and 55th Street includes approximately 213
homes and currently lies outside city limits. Annexation of
San Lazaro to the City of Boulder will preserve the housing
provided by this local mobile home park, include this
residential community into the city that surrounds it, deliver
San Lazaro residents improved facilities, and grant the
community access to important city services and programs.
H9 Program San Lazaro Pad Rent Stabilization The City of Boulder’s Manufacturing Housing Strategy
identifies the option for agreements between the city and
Manufactured Housing Community (MHC) owners to
stabilize pad rents in exchange for the extension of water
and sewer services to the MHC by the city. An annexation
agreement between the city and the owner of San Lazaro
Park provides the opportunity for the city to implement
this strategy. The strategy would help secure long-term
affordability of San Lazaro and ensure replacement of
infrastructure systems through a voluntary approach.
(1) Approval of the East Boulder
Subcommunity Plan as an amendment
to the BVCP by COB Planning Board
(2) Adoption of the East Boulder
Subcommunity Plan by City Council
COB: P+DS;
Information
Resources
1 BVCP Exhibit B: Amendment
Procedures
(1) Identify funding for code revision
project (2) Add project to the P+DS
Work Plan (3) Engage community
in code update process (4) Propose
Amendments to Appendices L and M
of Title 9 of the BRC to Planning Board
and City Council for adoption.
COB: P+DS 2 Section 9-2-16 B.R.C. 1981
(1) San Lazaro Park Property submits
application for annexation (2) City of
Boulder and property owner negotiate
terms of annexation agreement
(3) Planning Board Ordinance
recommendation (4) City Council
Readings 1 and 2 of Ordinance
San Lazaro
Park Property
Owner; COB
Departments:
HHS; P+DS; PW;
Finance; CAO
1 BVCP Policy 1.17 Annexation and
BVCP Policy 7.08 Preservation &
Development of Manufactured
Housing
(1) San Lazaro Park Property submits
application for annexation (2) City of
Boulder and property owner negotiate
terms of annexation agreement
(3) Planning Board Ordinance
recommendation (4) City Council
Readings 1 and 2 of Ordinance
San Lazaro
Park Property
Owner; COB
Departments:
Housing and
Human Services;
P+DS; Public
Works; Finance
1 City of Boulder Manufactured Housing
Strategy:
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 53 of 232
101 102EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
ID RECOMMENDATIONTYPE DESCRIPTION
H10 Program Expand the Community Benefit
Program Develop a menu of incentives to encourage private
developers in East Boulder to provide affordable low- and
moderate-income housing and market rate middle-income
housing options as part of new residential and mixed-use
projects. The program could serve as a pilot for housing
redevelopment in other transitioning areas of the city.
Developers may negotiate a package of incentives with
the city to allow the city, future residents and the existing
community mutual benefits.
KEY STEPS CHAMPION PRIORITY REFERENCE
(1) P+DS works with HHS to develop
a suite of options (2) Community
engagement process to weigh options
and understand what existing and
potential residents are comfortable/not
comfortable with (3) P+DS and HHS
collaborate on a recommendation to
the Housing Advisory Board, Planning
Board and City Council
COB: HHS;
P+DS;
2 BVCP Policy 2.16 Mixed Use & Higher
Density Development; BVCP Policy 7.01
Local Solutions to Affordable Housing;
BVCP Policy 5.02 Regional Job Center
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 54 of 232
103 104EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
Recommended Policies
Policy B1 The city will support commercial redevelopment
in East Boulder that strives to incorporate ground-floor
spaces suited to small business, shared business space and
mixing of business uses to caters to customers with a mix of
incomes.
Policy B2 The city will allocate space for local businesses in
city-owned redevelopment projects in East Boulder.
Policy B3 The city will pursue an affordable commercial
strategy for city-owned commercial space through the
provision of shared spaces and demising existing spaces
into smaller units.
The city’s primary employers, like BCH, will continue to play an important role in the success of East Boulder
New mixed use districts in East Boulder will
offer opportunities to widen the local customer
base and grow with the neighborhood
INSERT
M
AI
N-
STREE
T I
N
D
U
S
T
RI
A
L
RENDE
RI
N
G
Policy B4 The city will support the development of
new retail, dining, and personal service uses in Mixed
Use neighborhoods of East Boulder. These kinds of local
businesses can help to (1) create 15-minute neighborhoods
where new residents and existing workforce can access
goods and services; (2) reduce the number of daily trips into
and out of East Boulder; and (3) provide job opportunities in
the subcommunity that may not require advanced degrees.
Policy B5 The city recognizes the value and importance of
freight access to commercial and industrial areas of the city.
Future coordination between land use and transportation
will safely and efficiently accommodate the movement of
goods into, out of, and around East Boulder and support
local business.
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
LOCAL BUSINESS
The city will protect affordable business space, support a wide variety of businesses
and deliver attractive neighborhoods for employers, employees and customers in order
to help local businesses thrive in East Boulder.
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 55 of 232
105 106EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
LOCAL BUSINESS
The city will protect affordable business space, support a wide variety of businesses
and deliver attractive neighborhoods for employers, employees and customers in order
to help local businesses thrive in East Boulder.
ID RECOMMENDATIONTYPE DESCRIPTION
B6 Project East Boulder Zoning and Form Based
Code Study Implementing the vision of the East Boulder land use plan
will require code updates, zoning changes and possibly, the
creation of new zones. The East Boulder Place Types Map
and Place Type Performance Standards will be used as a
guide to develop code recommendations to implement the
plan and expand the types of uses and businesses that can
locate and operate in East Boulder
B7 Program Update the Community Benefit
program
B7 Program Create a facade improvement program Develop an incentive program to encourage property
owners and businesses to improve the exterior appearance
of their buildings and storefronts. Can provide financial
incentives such as a matching grant or loan, a tax incentive
and design assistance. Design assistance enables and helps
ensure that building modifications comply with any design
goals for the area.
B8 Project Create incubator space at city-owned
sites.
The city owns significant sites in East Boulder, including
the municipal services center (site of the future Eastern City
Campus) and the Boulder Municipal Airport. As these sites
evolve in the future, the city should consider progamming
incubator space to offer local entrepreuners affordable
commercial space
Update the community benefit program to allow
redevelopment projects to work from a suite of community
benefit options. This allows for a negotiation that would offer
context-sensitive benefits to community members, including
the provision of affordable commercial space.
KEY STEPS CHAMPION PRIORITY REFERENCE
(1) Include code study in the P+DS workplan
(2) Develop scope of work, schedule and
community engagement strategy (3)
Propose revisions to Title 9 and the BVCP
Zoning Map
COB: P&DS 1 B.R.C. Title 9 Land Use Code
(1) Establish scope, schedule and
engagement plan (2) Identify planning
board and council sponsors
COB: P&DS and CV 2
(1) Develop Face Improvement Guidelines
(2) Establish program in P+DS or
Community Vitality? (3) Identify funding
source (4) Establish program administration,
application, etc.
COB: P&DS and CV;
Boulder Chamber of
Commerce
2
COB: FAM 3DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 56 of 232
107 108EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
Why a General Improvement District (GID)?
• Creates revenues through mill levies on properties in the district or rates, fees, tolls
and charges for use of GID improvements and to construct and maintain common
infrastructure and amenities, that in turn benefit the immediate area as well as the
larger community.
• Employs a tool that has been proven within Boulder (e.g. CAGID, BJAGID), utilizing the
GID structure for governance, revenue tools, and partnerships.
• Provides on-going and scalable funding for TDM programs and management of shared
structured or on-street parking.
• Provides common set of services that are relevant to tenants and owners within the
area that are not provided citywide.
• Can tailor to needs and resources of the area.
• Adaptable (e.g. can expand micromobility and art beyond immediate station area).
What would a GID do?
• Centralized, shared parking: enable developers to buy into shared parking within the
district, reducing the parking required to be constructed on individual sites.
• This would involve constructing a parking structure within the district.
• Developers would join the district and buy into this parking structure; in exchange
for joining the district, they would receive lower parking requirements (e.g. through
parking maximums) and increased FAR on their development site.
• In addition to parking, this structure could be designed to accommodate affordable
housing as well as first-floor affordable commercial space (similar to the City’s
approach to parking structures it owns).
• Micromobility and Transportation Demand Management (TDM): subsidize e-bike and
e-scootershare, carshare, as well as transit benefits, such as the EcoPass and other
TDM programs, and provide bicycle parking within the district.
• Art: curate and fund public art throughout the district, and potentially include artist
space within the first floor of the district parking structure, within the overall program
for affordable commercial space.
• Manage funds: depending on the depth of funding sources that are available for this
district (i.e. the size of membership and value of member properties), the district would
manage these funds and deploy them at times when specific partnership opportunities
emerge.
• Affordable commercial space: similar to the City’s approach to first floor space in its
parking garages, the district can develop dedicated affordable commercial space as
a first floor use in the district parking structure.
B6 Program
Establish a General Improvement
District for the 55th and Arapahoe
Station Area
The growth potential of the Station Area presents an
opportunity to use public financing mechanisms for
infrastructure and services that benefit more than one
property to support the goals of the EBSP and the 55th
and Arapahoe Station Area Plan. Public financing through
a GID can leverage the strong market demand to address
community needs.
LOCAL BUSINESS
The city will protect affordable business space, support a wide variety of businesses
and deliver attractive neighborhoods for employers, employees and customers in order
to help local businesses thrive in East Boulder.
ID RECOMMENDATIONTYPE DESCRIPTION
(1) City staff works with property owners
petition city council to form the district,
establish district boundaries and authorize
any property taxes or debt (2) City council
holds a public hearing on the petition
COB: CV and P&DS 1 BVCP Policy 5.01 Revitalizing
Commercial and Industrial
Areas
KEY STEPS CHAMPION PRIORITY REFERENCE
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 57 of 232
109 110EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
ADD I
M
A
G
E
S
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2 Recommended Policies
Policy R1 To combat the impacts of climate change, the city
will work to integrate living, natural systems with the built
environment by working with property owners to implement
green infrastructure strategies.
Policy R2 The city will continue to invest in technology that
can assess and help manage the community’s climate risks.
Policy R3 The city will protect critical habitat in East
Boulder from human disturbance by working with property
owners and development teams to implement mitigation
measures through design that will: minimize lighting
encroachment to open space, minimize impacts to the
viewshed, include fencing to discourage trespass including
pets accessing open space, providing enhanced climate
preparedness and opportunities for floodplain restoration.
Policy R4 The city will continue to work with local partners,
employers and potential districts to expand access to
mobility programs and services to reduce GHG emissions
from single-occupant-vehicle trips.
Policy R5 The city will support pilot projects in East Boulder
to implement energy system resilience strategies such as
microgrid development, active islanding, on-site energy
generation and energy storage, and ground source heating
and cooling services.
Policy R6 The city will stabilize and improve terrestrial and
aquatic ecosystems by protecting natural and riparian areas
and restoring native vegetation; connect to urban plantings
designed and maintained to support biodiversity, improve
soils and drawn down carbon into living systems.
RESILIENCE & CLIMATE COMMITMENT
Land uses, (re)development and transportation systems in East Boulder will support
the city’s climate action plan to reduce emissions, become net-zero and carbon-
positive, and will be designed to respect and enhance the integrity of the area’s natural
resources and to minimize impacts of natural disruptions, including flood events.
The subcommunity’s numerous public and health care facilities will provide a strong
network for resilience in the face of future health crises.
Source: Project Sunroof data explorer (November 2018)
SOLAR POTENTIAL FOR
ROOFS IN EAST BOULDER
Valmont Reservoir
Hillcrest Reservoir
Leggett Reservoir
KOA Lake
Pit “D”
Hayden Lake Reservoir
Boulder
Creek
Goose Creek
South Boulder CreekNorth Boulder Farmers DitchBoulder
a
n
d
L
eft
h
a
n
d
Dit
c
h
Dry Creek No. 2 DitchFlatirons Golf Course
Gerald Stazio Ballfields
Valmont City Park
Valmont Rd
Pearl Pk
wy
55th StreetArapahoe AveFoothills PkwyAirport Rd
63rd StValmont Rd
Independence Rd
BNSF Railroad
y
LEGEND
East Boulder
City Limits
Sunlight on rooftops
Sunny
Shad
¯DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 58 of 232
111 112EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
ID RECOMMENDATIONTYPE DESCRIPTION
R7 Program Create Green Infrastructure
guidelines The city’s Design and Construction Standards require
a stormwater management plan but does not provide
guidance on preferred techniques, construction methods,
etc. to design and construct best practices. Green
Infrastructure guidelines would offer designers and
development teams needed guidance and would help to
create consistent streetscapes, stormwater management
practices and maintenance needs.
R8 Program Establish an Adaptive Reuse Incentive
Program
The reuse of existing building materials saves a high
percentage of embodied energy. It reduces the energy
consumption associated with demolishing a structure
and building a new one to replace it. A large portion of
a building’s carbon emissions comes from its materials,
fabrication and delivery to aseemble it.
RESILIENCE & CLIMATE COMMITMENT
(Re)development in East Boulder will be designed to respect and enhance the
integrity of the area’s natural resources and to minimize impacts of natural disruptions,
including flood events. The subcommunity’s numerous public and health care
facilities will provide a strong network for resilience in the face of future health crises.
R9 Project East Boulder Canopy Improvement
Project
East Boulder’s urban canopy coverage today is less than
five percent. To achieve the needed increase in canopy
coverage, the city should intentionally plan for new tree
plantings along corridors planned for future investment and
neighborhoods identified in the EBSP as “areas of change.”
R10 Project East Boulder Pollinator Loop Design and implement a focused pollinator planting project
along the Foothills multiuse path to Goose Creek Greenway
and north along Wonderland Creek in Valmont City Park
KEY STEPS CHAMPION PRIORITY REFERENCE
COB: Public
Works and Climate
Initiatives
1
(1) Establish targets for adaptive reuse
that balance the effects of demolition and
construction with costs for adaptive
(2) Create guidelines for adaptive reuse
(3) Update building code
COB: Climate
Initiatives and P&DS
3
(1) Use the EBSP Areas of Change to assess
opportunities for near- and long- term
canopy investments (2) Work with local
property owners to provide high-quality
growing conditions for new tree installations
to ensure long-term health of the canopy
COB: Urban
Forestry; P&DS
1
Scale and rate of implementaion depends
on securing grant and Xerces Society
support.
COB: Climate
Initiatives; Parks &
Rec
2
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 59 of 232
113 114EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
ID RECOMMENDATIONTYPE DESCRIPTION
R11 Program Expand the Commercial Tree Program
(CTP) to East Boulder The city’s Urban Forestry Strategic Plan recommends
expanding the CTP beyond downtown to maintain and
increase the urban tree canopy, protect property and better
manage public safety issues.
R12 Program East Boulder office parks conversion to
organic grounds management
Work with local business parks to reduce/eliminate lawn
chemicals and convert landscape maintenance to organic
grounds management practices. This will help eliminate
runoff contamination into creek systems and protect insects,.
KEY STEPS CHAMPION PRIORITY REFERENCE
COB: Urban Forestry 2
COB: Ecological
Planning; Climate
Initiatives; PACE
1
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 60 of 232
115 116EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
AMENDING THE EAST BOULDER SUBCOMMUNITY PLAN
1
0
3
4
5
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO EAST
BOULDER
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING THE VISION:
IMPLEMENTATION
2
AMENDMENT PROCEDURES
Amendments to the Connections Plan for the removal of
any connection will be reviewed by the Planning Board.
The administrative process to relocate connections includes
some flexibility to reflect site-specific considerations while
ensuring that the connections necessary to realize a fully
integrated multimodal network are created.
Elimination of any proposed connection requires an
amendment to the plan by the Planning Board and approval
by the City Council.
Minor variations from the plan can be approved by the city
manager.
Amendment requests can be processed in conjunction with
a Site Review.
Any amendment to the Connections Plan will be permitted
upon a finding that one of the criteria has been met:
1. Such amendment is due to a physical hardship or
practical hardship that would prevent construction of
the connection;
2. The connection is made in a manner that is
equivalent to the connection shown on the Connections
Plan; or
3. Such amendment is consistent with the objectives
of the Connections Plan described above. In those
instances where the standards above cannot be met,
the amendment will be considered legislative in nature
and require approval by the Planning Board and City
Council.
DRAFT
Attachment A
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 61 of 232
Station Area MASTER PLAN
55TH & ARAPAHOE
February 24, 2022DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 62 of 232
CITY OF BOULDER
Project Team
»Jean Sanson
»Kathleen King
»Jean Gatza
»Holly Opansky
CONSULTANT TEAM
MIG
»Jay Renkens
»Mark De La Torre
»Elly Schaefer
»Lauren Oertel
»Evan Lanning
EPS
»Andrew Knudsten
»Rachel Shindman
Apex Design
»Jessica Hernandez
»Josh Mehlem
Group 14 Engineering
»Celeste Cizik
»Taylor Roberts
BOULDER COMMUNITY
East Boulder Working Group
»Matthew Appelbaum
»Peter Aweida*
»Erin Bagnall*
»Lori Call
»Ana Karina Casas
»Lucy Conklin
»Aaron Cook
»Julia Dullien*
»Leticia Garcia
»Aaron Johnson
»Laura Kaplan*
»Adam Kroll
»Kenneth MacClune
»Kirsten Millar*
»Ben Molk*
»Tim O’Shea
»Judith Renfroe
»Patti Smith*
»Elizabeth Dawn Williams
»Jeffrey Wingert
»Jill Grano
(*indicates STAMP Subcommittee Member)
ACKNOWLEDGMENTS
DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 63 of 232
55th and Arapahoe Station Area Master Plan
Chapter 1: Introduction & Background .........................................................................................5
»Station Area and Context .......................................................................................................................6
»Demographics ..........................................................................................................................................8
»What are BRT & TOD? ............................................................................................................................9
»Previous and Concurrent Plans .............................................................................................................9
»Station Area Opportunities and Constraints .......................................................................................11
Chapter 2: The Community’s Vision .............................................................................................17
»Community and Stakeholder Outreach Overview ...............................................................................18
»East Boulder Vision...............................................................................................................................20
»Station Area Vision Statement ............................................................................................................20
»Guiding Principles ..................................................................................................................................21
Chapter 3: Station Area Framework ............................................................................................23
»Framework Introduction .......................................................................................................................24
»3a: Place Types and Land Use ..............................................................................................................26
»3b: (Re)development Opportunities ....................................................................................................43
»3c: Building Form ..................................................................................................................................46
»3d: Transportation and Mobility ..........................................................................................................48
»3e: Inclusivity and Affordability ............................................................................................................74
»3f: Resilience and Climate Commitment .............................................................................................79
»3g: Public Realm ...................................................................................................................................84
»3h: Placemaking .....................................................................................................................................91
Chapter 4: Implementation ..........................................................................................................95
»Implementation Matrix .........................................................................................................................96
»District Creation ....................................................................................................................................99
Appendix ......................................................................................................Under Separate Cover
TABLE OF CONTENTS
DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 64 of 232
DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 65 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 5
1 INTRODUCTION & BACKGROUND
The introduction to the Station Area Master Plan
establishes the Plan’s technical foundation. This
includes a summary of the station area and its
context, highlighting the area’s demographics and
physical characteristics, as well as the influence
from prior and concurrent plans. Additionally,
this section provides an explanation of what BRT
and TOD mean in relation to this project and
the planning process. All of that information is
distilled in station area-specific opportunities and
constraints that informed the concept development
and community engagement process.DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 66 of 232
INTRODUCTION & BACKGROUND
STATION AREA AND CONTEXT
The 55th and Arapahoe Station Area is located on
the east side of Boulder, in the area east of Foothills
Parkway. It is bounded by the railroad on the north,
Range Street on the west, a drainage channel on the
east, and the northern edge of the neighborhood
to the south. The planned BRT stations will be
located on either side of Arapahoe Avenue near the
intersection at 55th Street.
The Station Area north of Arapahoe Avenue is
primarily made up of businesses and light industrial
users and is within the East Boulder Subcommunity
geography as defined in the Boulder Valley
Comprehensive Plan. South of Arapahoe Avenue, the
The area surrounding the 55th Street and Arapahoe
Avenue intersection in East Boulder is currently
served by a few local and regional bus routes, but in
the future the intersection will be the location of a
State Highway 7 Bus Rapid Transit (BRT) station –
connecting Boulder east to Interstate-25 and beyond
with high frequency service. This planned mobility
investment also includes streetscape and multi-
modal improvements and creates an unparalleled
opportunity for transit-oriented development (TOD)
within a critical focus area identified in the East
Boulder Subcommunity Plan.
TOD is compact, walkable, mixed-use development
located close to high frequency transit wherein
development intensity is often higher than in
surrounding areas to support a greater level of
activity and facilitate a greater number of people
having reasons to be in proximity to the transit
station. When paired with multimodal mobility
improvements, TOD areas serve as activity centers
that provide a range of benefits to residents,
employees, students, and visitors in and near the
station area.
Station Area Locator MapCommercial plaza on the south end of station areaDRAFT Attachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 67 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 7
Station Area includes primarily auto-oriented retail
and restaurant uses and is within the Southeast
Boulder Subcommunity.
The Station Area makes up some of the most diverse
employment opportunities in Boulder with its wide
range of light industrial, manufacturing, dining,
public, and health care uses. Only a small amount of
housing exists in the Station Area (in the southeast
corner), but more multifamily and single family
residential exist immediately south and southwest of
the Station Area.
Major nearby destinations just outside the Station
Area include Ball Aerospace’s Boulder Campus,
Boulder Community Health’s Foothills Medical
Campus and the CU Boulder East Campus to the
west; Corden Pharma Colorado, Flatiron Park,
Valmont City Park and the Boulder Municipal
Airport to the north; the Valmont Power Station
to the northeast; and Flatirons Golf Course, the
Arapahoe Ridge Neighborhood and the East Boulder
Community Center to the south.
Plan Area Context DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 68 of 232
DEMOGRAPHICS
In comparison to the entire city, the Station Area
and its surrounding vicinity are comprised of a
active adult community, a concentration of high-
income earners, a smaller proportion of multifamily
housing, strong employment growth in production
and healthcare, and a significant number of in-
commuters. See the 55th and Arapahoe Economic
Profile in the Appendix for more demographic
information.
INTRODUCTION & BACKGROUND
Station Area Boundary
Walking Tour of East Boulder
s DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 69 of 232
Multi-Use Paths
Transit Stations
Amenity Zones
Raised Protected
Bike Lanes
Business Access & Transit
Lanes, HOV, Future
Technologies
General Purpose Lanes
55TH & ARAPAHOE STATION AREA MASTER PLAN • 9
WHAT ARE BRT & TOD?
Bus Rapid Transit (BRT) is a bus service that
operates much like light rail, providing frequent,
rapid service, typically in dedicated transit lanes.
BRT stations also typically feature a high aesthetic
value and more amenities than a typical bus stop.
Transit-Oriented Development (TOD) is
development that typically:
• Includes a dense mixture of housing, office,
retail and/or other uses,
• Is rich with community amenities and
infrastructure,
• Is integrated into a compact, walkable
environment with nearby high quality, high-
frequency public transportation, and
• Serves as an activity center that provides a
range of social, equitable, environmental, and
economic benefits.
PREVIOUS AND CONCURRENT PLANS
East Arapahoe Transportation Plan
The East Arapahoe Transportation Plan vision
for East Arapahoe Avenue is a complete street.
Complete streets include facilities and amenities
for all modes of travel rather than just vehicles.
These facilities and amenities may include
separated bike lanes, buffered sidewalks, safe
crosswalks, bicycle parking, shaded transit shelters
with seating, trash receptacles, and more.
The regional BRT service will connect Boulder
to I-25 and Brighton via State Highway 7/
East Arapahoe Avenue. Planning for BRT along
Arapahoe Avenue and for the potential for TOD
with a mobility hub at the 55th Street station is a
driving force behind this Station Area Master Plan.
Vision for East Arapahoe Streetscape (Source: East Arapahoe Transportation Plan) DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 70 of 232
INTRODUCTION & BACKGROUND
East Boulder Subcommunity Plan
Concurrent with the 55th and Arapahoe Station Area
Master Plan (STAMP) process, the East Boulder
Subcommunity Plan (EBSP) was also developed. The
STAMP is one of several focus areas within the EBSP
and is identified as one of four areas of change within
the subcommunity.
HOW TO USE THIS PLAN
This Plan is intended to articulate a future vision for
the 55th and Arapahoe Station Area that is based on
the community’s goals and values and provide tools
and strategies to implement that vision. STAMPs
provide detailed planning for subcommunities and
distinct neighborhoods. This type of plan provides
a once-in-a-generation (20 years) opportunity to
holistically plan for change, rather than considering
changes incrementally and parcel by parcel. The
City of Boulder doesn’t own most of this land - it
is private property - but the City can use zoning to
allow or disallow various types of redevelopment in
the future. City staff will use this document moving
forward to inform public investment, City staff
work plans, City-led and partnership projects, and
programs to achieve the community’s vision as
recommended by this plan.
Relationship between BVCP and STAMPDRAFT Attachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 71 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 11
STATION AREA OPPORTUNITIES AND
CONSTRAINTS
The following synthesizes key findings from
the analysis of the existing opportunities and
constraints within the Station Area. These key
takeaways, like those from the review of the
EBSP’s Inventory and Analysis, guided community/
stakeholder engagement and set the stage for plan
recommendations that are forthcoming in Chapter
3 of this plan. See the complete Existing Conditions
Report in the appendix of this plan for more analysis
and detail about the Station Area.
Opportunity for Increased Mix of Uses
A variety of land uses can be found in the Station
Area and surrounding vicinity, including primarily
light industrial, office, and medical uses north of
Arapahoe Avenue retail, and low density residential
and recreation south of Arapahoe Avenue. Along the
East Arapahoe Avenue corridor is an area of high-
density residential and commercial and community-
serving uses west of the future station. The existing
land uses in the Station Area are generally consistent
with the current designations for this area in the
BVCP land use map. There is an opportunity to best
leverage the transit investment by increasing the
number of people in the Station Area that may find it
convenient to use the BRT.
Growing Economy without New Development
Economic activity is expanding within the Station
Area and surrounding vicinity, consistent with
trends seen throughout the Boulder area. This is
particularly seen in employment, where nearly 2,900
jobs were added in this area over the past decade,
reflecting growth in health care and industrial flex/
manufacturing. A significant characteristic of this job
growth is that little new construction has happened
alongside the increase in jobs. This indicates that
the area’s economic potential has not been limited
by the building inventory; with more valuable real
estate, tenants are responding to the strong market PopSockets Boulder Office
Medium density residential
Upslope Brewing Company DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 72 of 232
INTRODUCTION & BACKGROUND
and getting more utilization of existing spaces.
There are unique challenge in managing this type of
success; as businesses grow and evolve, they require
different solutions that often involve leasing more
space or require the creative utilization of existing
spaces.
Land Use Policy and Economic Development
Trends over the past decade indicate that growth for
industrial/flex uses in the Station Area generated an
expansion of employment at a rate of approximately
60 new employees per year over the decade.
Based on interviews with community stakeholders,
brokers, and land owners, with changes to the area’s
development regulations additional employment
could increase above these historical trends. Based
on the data and interviews, there is strong market
demand in this area, as evidenced by employment
growth, reinvestment in buildings, strong rents, and
low vacancy rates. Recognizing the older building
product and relatively low building density, there
is significant opportunity for redevelopment and
the City is in a position to help shape the level of
economic activity and leverage this strong market
demand to address other community needs, such
as improvements to transit and expansions to the
affordable housing inventory.
The City of Boulder is in a unique position to adopt
land use policy to allow for economic development
that can help achieve community goals and provide
local benefits. This is an opportunity to explore
adjustments to current land use map and zoning
regulations in order to achieve the community’s
greater vision for the Station Area.
Zoning for TOD
Higher densities and achieving a critical mass are
often essential in the success of transit-oriented
development and would help to meet the BVCP Private patio space in Flatiron Park
Community retail on Arapahoe Avenue
KOA Lake
DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 73 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 13
goals in this area. Current land use designations and
zoning have created constraints to reaching those
goals, but this plan creates a new opportunity to
explore ways to achieve more efficient utilization
of parcels, increased vibrancy, reimagined parking
requirements, accommodation for growth needs,
and to provide opportunities to current and future
residents and employees.
Pedestrian Connectivity and Parking Demand
The northwest section of the Station Area lacks a
complete street grid and block pattern. There are
opportunities to create smaller parcels through
redevelopment in the Station Area that can support
additional pedestrian-scaled infrastructure and
connections. Additionally, if parking demand is
lowered by an increase in employees working at
home, future BRT service, focused Transportation
Demand Management (TDM) strategies, and the
implementation of shared parking, there may be the
potential to reconsider their current use.
Bicycle Connectivity and Facilities
The eastern portion of the Station Area lacks north/
south bicycle connectivity. The identified vertically
separated bike facilities on 55th Street will be a
significant safety and comfort enhancement and
will provide separation from motor vehicle traffic.
Redevelopment in the Station Area provides an
opportunity to implement this improved north/south
connection.
Strategic Mobility Hubs and Increased Transit Use
Potential
The East Arapahoe Transportation Plan calls for a
regional mobility hub at 55th Street and Arapahoe
Avenue. Providing residents, employees, and
visitors with a variety of convenient and affordable
transportation options to and from the station will
support the BRT investment along Arapahoe Avenue Conestoga Court adjacent parking
Crosswalk at 55th Street
Multi-use pathway and bike share station
DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 74 of 232
INTRODUCTION & BACKGROUND
and work toward meeting the City of Boulder’s mode
share and greenhouse gas reduction goals.
Transportation Pilot Projects
The high density of office space in and near the
Station Area offers opportunities to implement
pilot programs to test commuter-focused TDM and
micromobility strategies. Pilot programs are often
a successful technique to allow the community to
provide feedback about a project before it is finalized
based on real experience. They can also be used
to test materials/construction techniques and to
provide a “proof” of market for potential vendors,
such as micromobility operators.
Part of the planned HOP transit service extension
expands service to Flatiron Park. Others could be
e-bike and/or e-scooter pilot projects (which could
provide vendors with the assurance that there is a
viable market within the study area).
Energy and Decarbonization
The energy consumption and greenhouse gas
emissions within the Station Area are typical of
US cities without major heavy industrial sectors.
Some users in the area require a significant amount
of energy due to the specialized nature of their
operations, such as Boulder Community Health,
Ball Aerospace, and Corden Pharma. There are
opportunities for the City to create programs in
response to trends in Boulder related to emissions
per the measures and targets identified in the City of
Boulder’s Community Dashboard.
There are opportunities for decarbonization by
reducing both building and transportation energy
consumption. It is vital to decarbonization of the
neighborhood that these strategies must not only
focus on potential future increased density and new
mixed-use development, but also the existing high
energy intensive areas. Despite a limited amount Anderson Medical Center with rooftop solar
Permeable, soft-surface paths in Flatiron Park
Arapahoe Avenue transit shelter
DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 75 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 15
of greenspace, there are also opportunities for
carbon sequestration in this area. An example of
this may include reducing the heat island effect and
addressing albedo, the ability of surfaces to reflect
sunlight and heat from the sun.
There is also significant potential for building level
solar installations in the Station Area. Programs that
maximize rooftop solar in new development and add
solar installations to existing buildings will be vital to
meet the decarbonization goal.
New Amenities for Current Residents
The potential for redevelopment brings with it the
opportunity to provide new amenities, such as
quality streetscape design, community gathering
spaces, and neighborhood serving retail.
Balancing Concerns of Displacement
Rightful concerns regarding residential and business
displacement due to these positive changes should
be addressed by incorporating policies and programs
to retain current residents, businesses, essential
uses and tenants. This may involve new regulations,
incentives, and partnerships to help facilitate private
development.
Arapahoe Ridge Park
Commercial development at Conestoga Street and Arapahoe Avenue
Existing Commercial and Residential edge conditions south of Arapahoe Avenue
DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 76 of 232
DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 77 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 17
2 THE COMMUNITY’S VISION
This chapter summarizes the community outreach
conducted during the station area planning process.
Community input helped to create the vision for the
future of the station area. DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 78 of 232
SUMMARY OF OUTREACH METHODS
Through the process, the business and resident
communities were asked to provide feedback and
input to aspects of the plan through various activities
and events. Those activities and events included:
• East Boulder Working Group and STAMP
committee meetings and work sessions
• Online Community Meetings and Focus Groups
• Community Questionnaires
• BeHeardBoulder Video Presentations and Open-
comment “Office” Hours
THE COMMUNITY’S VISION
COMMUNITY AND STAKEHOLDER
OUTREACH OVERVIEW
The 55th and Arapahoe STAMP provided an
opportunity to expand upon the existing network
of diverse and engaged community members
participating in the East Boulder Subcommunity
planning process. Members of the East Boulder
Working Group formed a STAMP committee to
help guide the concept development process.
Outreach to the greater community prioritized
key audiences from across the project area and
adjacent neighborhoods, City staff, decision-makers,
and those representing property owners, local
businesses and the community at large.
Digital Wall Graphic Recording from Boulder Chamber Community Affairs Council, October, 2020.DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 79 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 19
• Prioritize a vibrant, mix of uses
(as opposed to a single, predominant
land use)
• Attract more locally-serving commercial
uses
• Incorporate residential development,
including an emphasis on affordable
housing and adjacency to the transit
station
• Maintain a strong sense of community,
character, and the “Boulder mystique”
• Preserve some of the existing uses and
structures
• Create a walkable, bikeable, transit-
accessible environment
• Introduce building forms that set back,
step back and include unique roof design
elements
KEY TAKEAWAYS FROM COMMUNITY AND STAKEHOLDER FEEDBACK DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 80 of 232
THE COMMUNITY’S VISION
EAST BOULDER VISION
The vision for the Station Area reinforces the vision
statements which were established by the East
Boulder Working Group, building from the Focus
Areas of the Boulder Valley Comprehensive Plan. The
vision statements are further contextualized in the
Station Area and set the foundation for Station Area
guiding principles. Those vision statements are:
Local Business
The City will protect affordable
business space, support a wide variety
of businesses and deliver attractive
neighborhoods for employers, employees
and customers in order to help local
businesses thrive in East Boulder.
Arts and Culture
The City will play an active role in
supporting East Boulder’s development of
art spaces and experiences, installations,
businesses, and venues for professional
and amateur creatives that reflect the
subcommunity’s local culture.
Design Quality and Placemaking
East Boulder will evolve to include
walkable neighborhoods, for all ages and
abilities, whose aesthetic character reflect
the subcommunity’s unconventional
personality and industrial identity. The
area will welcome experimentation in
design and construction to build enduring
and engaging places.
Housing Affordability and Diversity of
Housing Types
East Boulder will be home to new and
affordable housing that complements
existing uses, includes a diverse mix of
housing types and ownership models and
extends live-work-play choices to those
interested in living in Boulder.
Resilience and Climate Commitment
(Re)development in East Boulder will
respect and enhance the integrity of the
area’s natural resources and minimize
disruptions. The subcommunity’s
numerous public and health care facilities
will provide a strong network for resilience
in the face of future health crises.
Access and Mobility
People and goods will easily and safely
travel to, from, and through East
Boulder by variety of efficient and
affordable modes, employing advanced
transportation technology where
appropriate.
STATION AREA VISION STATEMENT
The 55th and Arapahoe Station Area is envisioned
as a unique mixed-use center with a blend of
neighborhood-serving retail and restaurants;
a variety of employment with opportunities
prioritized for light industrial users, makers and
creatives; and attainable mixed income housing
that are all set in a highly walkable and bikeable
area with great access to bus rapid transit. The
community’s vision includes more comfortable
and attractive streets and promenades better
organizing and connecting a dynamic tapestry of
buildings, businesses, employees, and residents.
The new transit-oriented development will be
respectful of and well-connected to established
neighborhoods and employment areas nearby.
The transformation of the Station Area over the
next 10-15 years will build on existing assets and
character to enhance this important mixed use
activity center for East Boulder and the broader
community.DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 81 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 21
GUIDING PRINCIPLES
The guiding principles for the STAMP guided the planning process, stakeholder discussions and community
engagement. These principles provided guidelines for the community, working group and staff for plan
development and plan implementation moving forward.
Prioritize Transit-Supportive Strategies
Recommendations for land use, redevelopment
and mobility hubs should leverage the planned BRT
investment and build toward a transit-supportive
activity center in East Boulder.
Focus on Strategic Geographies and
Opportunity Sites
While charged with the implementation of citywide
goals, the direct area of focus should be placed on
the 60-acre Mixed-Use TOD designation area at 55th
Street and Arapahoe Avenue in the East Boulder
subcommunity.
Preserve and Promote Accessible and
Attainable Housing and Employment
Opportunities
Maintaining and/or enhancing affordability across
all land uses will be a key element throughout the
process, primarily when focused on housing and
employment.
Identify and Prioritize Recommendations
with Co-Benefits
As planning and design is completed for the Station
Area, recommendations that achieve multiple
benefits or advance multiple citywide goals should be
prioritized if feasible, understanding that goals and
recommendations will need to be achieved over time.
Facilitate Incremental Change and
Sequencing
Knowing that the Station Area will not transform
overnight, each phase of public and private
investment, if possible, should: 1) contribute to the
vision for the Station Area and East Boulder, 2) be
able to thrive in the interim, and 3) make positive
contributions to existing residential and business
communities.
Protect and Enhance Integrity of Existing
Neighborhood
An important part of this project will be the careful
balance of preservation and progress. Careful
consideration will be given to appropriately scaled
land use and density transitions from areas of
potential change to existing single-family residential
neighborhoods. The Plan should also ensure that
new public and private investments benefit existing
neighborhoods while allowing for naturally evolving
neighborhood character.
Ensure a Flexible Development Framework
This plan should not be overly prescriptive as to
prevent opportunities for advancement or changes
in preferences, approaches and delivery methods
throughout implementation in land use and
redevelopment.
Prepare for Future Innovations
It may be necessary to modify concepts to fully
integrate and leverage future innovations in
technology, transportation, and beyond.
Stay True to Community Input
The plan should reflect a collaborative engagement
process by incorporating community interests and
concerns throughout the process and in the final
recommendations.DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 82 of 232
DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 83 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 23
3 STATION AREA FRAMEWORK
The Station Area Framework for the Master Plan
builds from the technical foundation summarized in
Chapter 1, and the community’s vision highlighted in
Chapter 2, and includes all of the major components
of this Plan. Each component is summarized
through a series of direct recommendations.DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 84 of 232
STATION AREA FRAMEWORK
The Station Area Framework provides the overarching
blueprint for how the Station Area will emerge as a
great transit-oriented district in the coming years. The
overall plan framework for the Station Area is intended
to build upon the existing character of local businesses
in an employment center, while significantly increasing
connectivity and activity in the area to better support
surrounding neighborhoods and districts, contribute
to placemaking, and support expanded transit use to
reduce trips and help achieve climate goals.
Precedent images that describe the character and quality of the future station area
Framework Introduction
DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 85 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 25
The Station Area Framework includes
eight key components:
• 3a: Place Types and Land Use
• 3b: (Re)Development Opportunities
• 3c: Transportation and Mobility
• 3d: Building Form
• 3e: Inclusivity and Affordability
• 3f: Resilience and Climate Commitment
• 3g: Public Realm
• 3h: Placemaking
Illustrative Site Plan This diagram is for illustrative purposes onlyDRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 86 of 232
STATION AREA FRAMEWORK
3a: Place Types and Land Use
PLACE TYPES
While land use offers guidance on key characteristics
and uses of the subcommunity, community
members desired a method for further defining
preferred development patterns for evolving
neighborhoods. The East Boulder Place Types is
a tool that provides the community with a way
to describe the design intent and performance
expectations for these evolving neighborhoods.
This diagram is for illustrative purposes onlyPlace Types and Circulation Diagram This diagram is for illustrative purposes onlyDRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 87 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 27
The Place Type performance standards of the
East Boulder Subcommunity Plan also describe
expectations for elements that tie land use to
important mobility features, such as access and
parking as well as streetscape character. Enhancing
the subcommunity’s mobility network in East
Boulder to create places that are memorable,
inviting, and well-connected can help steer
redevelopment towards success and achievement
of citywide goals in these new kinds of Boulder
neighborhood.
Station Area Place Types
As it relates to the Station Area Master Plan, place
types are further articulated by combining aspects
of future land use, building design, and placemaking
of smaller subgeographies within the Station Area. In
general, future development within the Station Area
is expected to apply the principles of TOD with an
emphasis on creating a vibrant mix of uses, greater
activity, and an engaging pedestrian realm.
Within the Station Area Framework, three place
types are identified.
• Neighborhood TOD
• Innovation TOD (Residential)
• Innovation TOD (Non-Residential)
Innovation TOD (Non-Residential) Precedent
Innovation TOD (Residential) Precedent
Neighborhood TOD Precedent
DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 88 of 232
STATION AREA FRAMEWORK
Neighborhood TOD Precedent Images
NEIGHBORHOOD TOD
DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 89 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 29
Neighborhood TOD: Massing and Building Use Example 55th StreetArapaho
e
A
v
e
n
u
e
C
o
n
e
s
t
o
g
a
S
t
r
e
e
t
Priorities
• Active ground floors may have mixed income
housing above when development is multi-story
• Streetscapes include consistent tree canopies,
landscaping, seating and designated areas for
bike/scooter parking
Office
Residential
Commercial
Flex (Office / Light Industrial)
Legend
This rendering is for illustrative purposes only
PLACE TYPE PERFORMANCE FOR
NEIGHBORHOOD TOD
The Neighborhood TOD Place Type, south of
Arapahoe Avenue and immediately surrounding
the 55th Street and Arapahoe Avenue intersection,
reimagines existing commercial and retail areas
within easy walking distance to transit. Ground floors
have shops, cafes or other businesses and may have
mixed income housing above. Reimagines existing
auto-oriented commercial and retail areas as highly
walkable and transit-supportive environments.DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 90 of 232
STATION AREA FRAMEWORK
Building heights and FAR
• 1-4 story
• Height limit of 45’
• Minimum FAR of 3.0
Predominant Uses
• Residential;
• Retail Sales;
• Dining and Entertainment;
• Commercial
Setbacks
Within Neighborhood TOD Place Types, use
regulatory tools or development agreements to
require a 10’ minimum setback from the right of way.
Public Realm and Ground Floor Activation
In Neighborhood TOD, there should be a prioritization
of physical activation and uses such as retail sales,
dining and entertainment. In these instances, the
adjacent uses should actively engage with the public
realm, providing store signage and café seating in
support of the business and the overall area.DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 91 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 31
Office
Residential
Commercial
Flex (Office / Light Industrial)
Legend
DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 92 of 232
STATION AREA FRAMEWORK
INNOVATION TOD (RESIDENTIAL)
Innovation TOD (Residential) Precedent ImagesDRAFT Attachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 93 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 33
Innovation TOD (Residential): Massing and Building Use Example
Priorities
Reimagines existing auto-oriented commercial and
retail areas as highly walkable and transit supportive
environments
Integrates public-facing retail for light industrial and
flex users while also providing transit supportive
affordable housing option
Prioritizes energy conservation, urban rewilding,
activation, and creativity in new and re-development.
Office
Residential
Commercial
Flex (Office / Light Industrial)
Light Industrial (Maker Space)
Legend
PLACE TYPE PERFORMANCE FOR
INNOVATION TOD (RESIDENTIAL)
The Innovation TOD (Residential) Place Type, central
to the area and further north along 55th, intends
to maintain opportunities for light industrial and
commercial uses while introducing mixed income
residential uses. These areas are envisioned to
integrate public-facing retail for all users while also
providing affordable housing options near transit. Western Avenue55
t
h
S
t
r
e
e
t
This rendering is for illustrative purposes only
DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 94 of 232
STATION AREA FRAMEWORK
Building heights and FAR
• 2-5 story
• Height limit of 55’
• Minimum FAR of 3.5
Predominant Uses:
• Light Industrial;
• Commercial;
• Residential
Setbacks
Within Innovation TOD (Residential) and
Neighborhood TOD Place Types, use regulatory
tools or development agreements to require a 10’
minimum setback from the right of way.
Public Realm and Ground Floor Activation
In the Innovation TOD place types, in both the
Residential and Non-Residential designations,
the priority should be placed on visual activation,
especially for office and light industrial uses at the
ground floor. Visual activation (visual interest due DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 95 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 35
Office
Residential
Commercial
Flex (Office / Light Industrial)
Light Industrial (Maker Space)
Legend
to the design or visual access into certain building
uses) along the ground floor necessitates increased
transparency and strategic floor plan layouts to
locate light manufacturing, conference rooms and
common spaces along the perimeters of buildings.
In both Innovation TOD designations, opportunities
should be sought to integrate these needs, especially
in terms of access and circulation. DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 96 of 232
STATION AREA FRAMEWORK
Innovation TOD (Non-Residential) Precedent Images
INNOVATION TOD (NON-RESIDENTIAL)DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 97 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 37
Innovation TOD (Non-Residential): Massing and Building Use Example
Priorities
Prioritizes light industrial and commercial uses with
public-facing retail for light industrial, office, and
commercial users
Work places should offer on-site outdoor space for
employee use as work space and non-work space
Office
Commercial
Flex (Office / Light Industrial)
Light Industrial (Maker Space)
Legend
PLACE TYPE PERFORMANCE FOR
INNOVATION TOD (NON-RESIDENTIAL)
The Innovation TOD (Non-Residential) Place
Type, along the western portion adjacent to Ball
Aerospace, prioritizes opportunities for light
industrial and commercial uses. These areas are
envisioned to integrate public-facing retail and
customer-facing activities for light industrial, office,
and commercial users. Range StreetArap
a
h
o
e
A
v
e
n
u
e
Co
n
e
s
t
o
g
a
C
o
u
r
t
This rendering is for illustrative purposes only
DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 98 of 232
STATION AREA FRAMEWORK
Building heights:
• 2-5 story
• Height limit of 55’
• Minimum FAR of 4.0
Predominant Uses:
• Light Industrial;
• Commercial;
Set Backs
Within the Innovation TOD (Non-Residential) Place
Type do not require a minimum setback, as buildings
should be encouraged to be built near the street to
create a more urban environment.DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 99 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 39
Office
Commercial
Flex (Office / Light Industrial)
Light Industrial (Maker Space)
Legend
DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 100 of 232
STATION AREA FRAMEWORK
FUTURE LAND USE
Closest to the station, the ideal future land uses
include traditional mixed-use with retail and other
commercial on the ground floor and residential on
upper floors. The area north of that is envisioned to
include a unique mix of light industrial and maker
space, retail, mixed income housing, and limited
office space. The area west of Conestoga Street is
envisioned with a similar look and feel, but with a
heavier office presence and no residential. Ground
floor retail should be prioritized at the intersections
of 55th Street with Arapahoe Avenue, as well as
along an extension of Conestoga Court.
Within the three place types, there are overlapping
future land use allowances. However, each place type
prioritizes certain land uses in order to achieve the
unique character envisioned within different parts of
the Station Area.
Zoning changes to allow for higher density and
an increased mix of uses, as well as requirements
for active ground floors within the Station Area, at
least nearest to the proposed BRT stations, could
enable an increase in activity and critical mass near
the station. Additionally, an expanded allowance
for innovative housing types, such as micro-units
or live/work units, should be explored as this could
create additional affordable housing options while
maintaining defining characteristics of the Station
Area.
ACTIVE AND VARIED GROUND FLOOR
USES
Active uses on the ground floor contribute to sense
of place that makes nearby office or residential
spaces more desirable. Curating ground floors to
contain active uses like retail, restaurants, light
industrial, and community serving uses will increase
vibrancy and provide amenities to the surrounding
residents and employees.DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 101 of 232
CASE STUDY
HYBRID INDUSTRIAL GENERAL PLAN DESIGNATION
Los Angeles, CA
Downtown Los Angeles is a prosperous regional
employment center with many small manufacturers.
As such, housing needs continue to grow in and
near this area, and market demand for converted
industrial land is growing with it. Downtown LA is
experiencing significant new development, adaptive
reuse, and infill projects. This private sector growth
is supported by city-led initiatives such as public
transit investments, density bonuses for affordable
housing, and restoration along the Los Angeles River.
However, this growth and improvement also comes
with the risk of industrial displacement. In the City
of Los Angeles’ Downtown Plan (DTLA 2040), the
city proposed a hybrid-industrial zoning district
(IX3) which is intended to “preserve productive
activity and prioritize space for employment.” Uses
to be preserved include light industrial, commercial,
and creative office. The district also recommends
incentivizing affordable housing for artists and
freelance creatives. The industrial mixed-use zone
aims to create an urban district that provides
industrial employment alongside affordable housing,
while recognizing that without intentional regulation,
increasing entitlements can accelerate the industrial
land conversion process. Lessons learned and
recommendations from the implementation
process suggest that zone districts should require
industrial space in new development; zoning should
be explicit about what industrial uses are permitted
and ensure other code regulations do not prevent
those operations; and land use tools should be
synchronized with economic programs to help
support the viability of these businesses.
Affordable Industrial
Hybrid Industrial
Hybrid Industrial Outdoor Center
55TH & ARAPAHOE STATION AREA MASTER PLAN • 41DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 102 of 232
CASE STUDY
WALKABILITY AND GROUND FLOOR ACTIVATION
Urban ‘walkability’ has connected the fields of
urban planning and design to broader issues
of public health, climate change, economic
productivity, and social equity. Density, functional
mix, and access networks are recognized as key
factors: density concentrates more people and
places within walkable distances; functional mix
produces a greater range of walkable destinations;
and access networks guides the flow of pedestrian
traffic through the area.
Pedestrian friendly zones are defined by three
points: (1) The area should be attractive to
pedestrians. Once they have arrived and are
presented with the functional requirements of
safe and manageably walkable routes, details such
placemaking, wayfinding, and district character
are needed to encourage the pedestrian to walk.
(2) The combination of routes and destinations
throughout the area must be safe and supportive
(friendly) to pedestrians. (3) The destinations in
the area must be within walking distance from
residences, offices, or vehicular connection points,
such as a transit zone.
Station areas are used to create a denser and
more walkable environment around transit
facilities. Typically, a station area is about 1/4 mile
in diameter and centered on the transit center
supplied with a mix of housing, offices, shops,
and services. Adding office and residential uses
in the mix assures a certain level of around-the-
clock activity. Regardless of their form and uses
a pedestrian-friendly community must provide
attractive, safe, and walkable access to these areas.
STATION AREA FRAMEWORK
RECOMMENDATIONS
• Apply zoning that aligns with the uses and
locations of the Place Types to the Station
Area. This may necessitate the creation
of new zoning districts or modification of
existing districts that emphasize or require
mixed use that includes light industrial uses.
• Consider the expansion of the existing
Form Based Code (FBC) to enable targeted
incentives within the Station Area for
development that aligns with TOD principles
as outlined in the STAMP.
• Provide technical assistance for property
managers and engage residential and
business tenants to provide ground floor uses
that serve the local community’s needs.
• Formalize the application of Station Area
Place Types within a larger Citywide Place
Types framework to create an area-specific
FBC.
• Update (or modernize) existing industrial
definitions to include allowances for uses
such as live/work, maker space, etc.
• Potential to repurpose some existing surface
parking into pedestrian-friendly development,
new circulation, and/or supportive spaces.DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 103 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 43
3b: (Re)development Opportunities
When considering redevelopment or change in the
Station Area, there are four primary approaches that
could take place: 1) Renovation and/or Expansion,
2) Infill Development, 3) Redevelopment, and 4) No
Change. These approaches are described in greater
detail on the following pages, and an example
application of these approaches is suggested on the
map below.
This diagram is for illustrative purposes onlyRedevelopment Approach Diagram This diagram is for illustrative purposes onlyDRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 104 of 232
STATION AREA FRAMEWORK
RENOVATION AND/OR EXPANSION
Assuming that some change is desired by the
current or future private building and property
owners, a renovation or expansion may be the
appropriate approach. This approach best allows for
the preservation of some of the physical character
in the Station Area, while allowing for new needs to
be addressed. Within a renovation and/or expansion,
there are three primary types:
Support Current Use
There are some current uses and buildings within
the Station Area that will likely be appropriate in the
future. However, the current private use may wish
to expand to address the evolving needs of their
consumer base. Examples of supporting a current
use may include internal technology upgrades,
public realm enhancements or other improvements
that allows that use to continue to best serve the
community.
Add Use
It may be that a current use and building in the
Station Area is still viable but would benefit by
expending or diversifying its services either with
its existing tenants, or potentially new ones. The
addition of uses will help positively contribute to
the overall user experience in the area, as these new
uses are able to more nimbly address the immediate
needs of internal and external users. An example of
this may be an existing private office use desiring to
incorporate a publicly accessible coffee shop in their
building.
Adaptive Reuse
The fullest form of renovation and/or expansion of
a property would be an adaptive reuse of an existing
building or buildings. This type of redevelopment
has the greatest potential for retaining some of
the existing architecture and character of the area,
while responding to the new needs of the community
and realities of the market. Adaptive reuse should
prioritize interior renovations, with minimal impact
to the exterior, except when greatly contributing to
the quality of the public realm. Examples of this may
include a former warehouse or industrial space that
is now used as an office.
INFILL DEVELOPMENT (ON SURFACE
PARKING)
If a private building owner chooses to reinvest in their
property, but their current building size or quality is
inadequate for future needs, infill development of
existing surface parking is another approach. Given
the shared nature of much of the surface parking
in the Station Area, redevelopment of these spaces
needs to be carefully coordinated and calibrated to
ensure the parking and access needs are still met for
other existing business.
One primary infill strategy would be the construction
of a district-based garage or garage(s). By
consolidating the parking provision for a larger
area, smaller parking lots may become more viable
for infill development in support of the adjacent
businesses and uses.
REDEVELOPMENT
The greatest opportunity for change, however,
likely lies with full redevelopment of individual and
assembled parcels. Given the age, quality and scale
of many of the existing buildings, new development
may be required to fulfill expectations from new
tenants, many of whom will seek more space,
broader amenities, and higher building quality than
is currently provided. Notwithstanding the level
of market demand, it is critical to recognize that DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 105 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 45
current landowners have a disincentive to redevelop.
The dated nature of most of the buildings suggest
financing terms that were structured in the past and
provide reasonably low financial hurdles. Within the
context of a strong market, landowners can raise
rents without significant investment, and the market
data confirm this trend. Thus, there will likely need
to be substantial incentives to motivate developers
to move forward and redevelop structures that
otherwise generate sufficient net operating income
(NOI) to fulfill investment returns.
• Consider financing tools that provide
sufficient incentives to developers to catalyze
development.
• Determine levels and types of financial
subsidies/gap closure assistance to be made
available to developers looking to redevelop
properties in accordance with this plan.
• Review the City’s building and land use
codes and remove unnecessary barriers to
ensure that the scale and type of reuse and
redevelopment envisioned for the Station Area
is not being precluded.
• Encourage adaptive reuse for buildings as
identified on the Redevelopment Approach
diagram that can serve the needs of their users
and contribute to the preserving the existing
Station Area character.
• Create adaptive reuse guidelines to identify
character-defining features of buildings
identified for Adaptive Reuse on the
Development Approach diagram, ensure
renovation projects properly identify risk
NO CHANGE
The adoption of the 55th and Arapahoe Station Area
Plan does not mean that change will or must happen.
It only allows for it, and provides guidance for future
change. Redevelopment of individual properties is
determined by individual private property owners.
They may choose to renovate, expand or redevelop
altogether, or continue to operate in their existing
buildings and with existing uses.
factors, assess existing conditions, account for
structural needs and, establish a work program,
maximize potential uses and usable building
space, and remain sensitive to the surrounding
uses and context.
• Incentivize catalytic (re)development of
buildings near the intersection of Arapahoe
Avenue and 55th Street in particular, as these
are nearest the BRT station and could help
stimulate redevelopment in other parts of the
Station Area. See the Development Diagram for
more detail.
• Assemble a cross-department staff team to
review/guide development in the Station Area.
• Consider regulations for new development
which would require new development to
address community needs and civic amenity,
such as affordable housing, multimodal
connections to transit, and placemaking.
• Concentrate housing, employment, and retail
opportunities near the station to best leverage
the investment.
RECOMMENDATIONS
DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 106 of 232
Diagrammatic step back example, City of Burlington Design Guidelines
STATION AREA FRAMEWORK
3c: Building Form
Though land use prioritization varies throughout
the Station Area, there are four key tenets to
building design that should be addressed in any
redevelopment. The application of these tenets will
ensure that, regardless of use, the end products
are positively contributing to the quality of the user
experience.
VERTICALLY INTEGRATED MIXED USE AND
STACKING
Different place types will naturally result in
some horizontal mixed use development and
redevelopment in the Station Area. In order to
achieve the desired level of density and activity in
the Station Area, development should emphasize
a vertically integrated mix of uses of at least three
stories in support of an activated ground floor. While
commercial/office and residential are assumed to be
the primary uses above the ground floor, the ground
floor can house a multitude of uses.
SETBACKS
With rights-of-way that are relatively constrained and
a desire for active ground floors, 10-foot minimum
setbacks can provide public space in the Innovation
TOD (Residential) and Neighborhood TOD Place
Types. The setback will provide additional space for
amenities, such as café seating, outdoor displays,
micromobility elements, and landscaping. Within
these setbacks, mechanical units, HVAC, etc. should
be screened per design code standards so as to
not negatively impact the visual quality of the user
experience.
STEP BACKS
Concern was voiced throughout the engagement
process of a ‘canyon effect’, where large, monolithic
buildings, with little to no roof articulation,
constructed on both sides of the street edge would
diminish the experience due to a feeling a being
closed in. One primary tool in addressing these
concerns are step backs, where after a certain
height or floor, the upper floors ‘step back’ from the
Third Floor Set Back Example DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 107 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 47
primary façade. This does two primary things – first,
it provides a visual relief by creating a cascading
volume that steps down to the street. Second,
this provides an opportunity to activate the upper
floors as well, offering areas to gather adjacent
to but separate from the public realm. This step
back should occur after the second or third floor
depending on the scale of the development and
should align with the City’s existing form-based code
or with an area-specific form-based code. However,
in the Innovation TOD (Non-Residential) Place Type,
the step back can be minimized or reduced so long
as other elements of the building form contribute to
the positive user experience at the ground floor.
Additionally, given the proximity of established,
single family residential neighborhoods , similar step
backs should be employed in order create a ‘wedding
cake effect’, where buildings step down towards
lower scale developments.
BUILDING ARTICULATION
Along with step backs, attention should be given to
the overall building form and the placement of doors
and windows, especially along street fronts that
continue unbroken for a longer distance. The building
face should not extend more than 300’ along the
same plane without some sort of notable change
in volume, setback or material along both 55th and
Arapahoe. Internal to the development, the building
face should not extend more than 200’ unbroken to
create a greater level of urban ‘texture’ and variety in
the user experience. The expectation is that tenant
improvements are catering towards smaller spaces
within standard floor plate sizes, as opposed to
• Consider expanding Boulder’s form-based
code to the 55th and Arapahoe Station Area
to provide more detailed standards on step
backs and building articulation to enforce
the importance of designing public spaces
at a human scale. Future form-based code
regulations are assumed to supersede specific
numerical recommendations in this section.
• Work with developers to ensure buildings
step back after the third story to mitigate the
‘canyon effect’ and create a more comfortable
human scale. Consider utilizing stepped back
areas for patios, planters, and shared open
space that is accessible for building users.
• Work with developers, create regulatory tools,
or apply design guidelines to ensure that
new buildings within the Station Area provide
regular articulation and detail, such as accent
lines, wall recesses, projections, balconies,
awnings, and material changes, to create visual
interest.
RECOMMENDATIONS
large, industrial, single-use spaces. Floor-to-floor
heights are a critical determinant for industrial uses,
and ground floors above 14’ in height should not
count towards multiple floors if that use still actively
engages the public realm.DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 108 of 232
STATION AREA FRAMEWORK
3d: Transportation and Mobility
The Station Area Framework envisions an inviting
and accessible multimodal network that provides
strong connections within the Station Area and to the
surrounding community for all residents, employees,
and visitors. Implementation of the Station Area
Framework will improve the mobility of people, goods,
and services by improving transportation options
for travelers. The STAMP integrates infrastructure
and policy recommendations to ensure a complete
transportation network that encourages multimodal
travel.
This diagram is for illustrative purposes onlyStreet Types Diagram This diagram is for illustrative purposes only
Note: Dotted Lines in the
Street Hierarchy indicate
street alignments that do not
currently exist today. DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 109 of 232
Precedent Images that describe the character and quality of transportation and mobility in the future station area
55TH & ARAPAHOE STATION AREA MASTER PLAN • 49DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 110 of 232
STATION AREA FRAMEWORK
AN INTERCONNECTED NETWORK OF
STREET TYPES
The proposed street network in the 55th and
Arapahoe Area focuses on providing access to safe
and comfortable streets for all users. The Preferred
Concept - Street Types Diagram details the proposed
street hierarchy and types. These streets are defined
by Boulder’s Design and Construction Standards,
Pedestrian Crossing Treatment Installation
Guidelines, and other Boulder policies and standard
practices in contemporary street design. This
section begins with a discussion of the two arterial
roadways that create the major axes of the Station
Area – 55th Street and Arapahoe Avenue – and then
details each of the four proposed street types with
considerations for specific applications within the
Station Area.
55th Street
55th Street plays an important role in the overall
transportation system and the short and long-term
success of the 55th and Arapahoe Station Area
Master Plan. 55th Street is the main north – south
transportation corridor in this subcommunity
of Boulder and provides connectivity to major
destinations including the Municipal Airport, multiple
neighborhoods, industrial parks, recreational
facilities, other transportation corridors and several
businesses, to name a few. Additionally, 55th is
an important street in the area that supports the
delivery of goods and services to the current and
future land uses.
As redevelopment occurs along 55th Street,
access management should be considered and
new driveways or access should only occur on side
streets like Western Avenue and Conestoga Court.
Access management strategies will improve the
safety and comfort of people walking and biking by
reducing the number of driveways, which create
conflict zones with turning vehicles. Limiting access
points also improves the movement of through traffic
and reduces vehicle conflicts and crashes
An initial analysis of the existing conditions and
traffic volume data was completed, and ideas for
conceptual street cross-sections on 55th Street were
developed. The cross-sections can be found in the
appendix. Below is a list of the cross-sections that
were considered:
• Alternative 1: Multi-use Path within the existing
ROW – Four travel lanes, one center left turn lane,
and two multi-use paths.
• Alternative 2: Multi-use Path with dedicated
ROW – Four travel lanes, one center left turn lane,
amenity zones , and two multi-use paths.
• Alternative 3 : Horizontally Separated Bike
Lanes with dedicated ROW – Four travel Lanes,
one center left turn lane, buffered bike lanes,
amenity zones, and sidewalks.
• Alternative 4: Vertically Separated Bike Lanes
with dedicated ROW – Four travel Lanes, one
center left turn lane, curb and vertically separated
bike lanes, amenity zones, sidewalks.
Based upon the initial analysis and limited resources,
it is recommended that a full Corridor Plan be
completed to develop the vision for 55th Street and
its functionality in the larger transportation system. DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 111 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 51
55th Street, Looking North – Potential Future Condition
55th Street, Looking North – Existing Condition
This rendering is for illustrative purposes onlyDRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 112 of 232
STATION AREA FRAMEWORK
Arapahoe Avenue, Looking West – Proposed Condition
Arapahoe Avenue, Looking West – Existing Condition
This rendering is for illustrative purposes onlyDRAFT Attachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 113 of 232
16-111 C.1.0 042217.jpg
NEW East Arapahoe Renderings 042217
EXISTING CONDITIONS (TYPICAL)A Vision for 2040
The long-term vision for East
Arapahoe describes the desired
future condition of the corridor by
the year 2040.
The vision is dynamic—recognizing
that change will come in phases—
and responsive to evolving
community planning, mobility
advancements, and how private
development shapes the corridor.
The following sections identify the
key vision elements, demonstrate
how the vision knits the character
districts together, and provide
detail about each key element.
20 | EAST ARAPAHOE TRANSPORTATION PLAN
2040 VISION The long-term vision for East
Arapahoe includes:
• Two general-purpose traffic
lanes are maintained in each
direction, except in a portion
of Character District D and in
District E, where the existing
condition will be retained.
• Regional BRT service connects
downtown Boulder to I-25 and
Brighton via State Highway 7.
BRT operates in business access
and transit (BAT) lanes. BAT
lanes also accomodate HOVs,
local buses, right-turning vehicles,
and new technologies such as
shared autonomous/connected
vehicles.
• Raised protected bike lanes,
with a multi-use path, except
in Character District E; the
protected bike lane may be set
back from or adjacent to the
street.
• Amenity zones enhance the
streetscape and public realm.
EAST ARAPAHOE TRANSPORTATION PLAN | 2155TH & ARAPAHOE STATION AREA MASTER PLAN • 53
Arapahoe Avenue
The East Arapahoe Transportation Plan
sets out a long-range vision that will
be implemented over time, with safety,
access, and mobility improvements that
can be phased incrementally to improve
conditions for people working and living
in the corridor now and into the future.
In the future, East Arapahoe Avenue will
include the following features:
• Two general-purpose traffic lanes in
each direction
• Curbside business access and
transit lanes accommodate local
and regional transit, right-turning
vehicles, high occupancy vehicles
and new technologies such as shared
autonomous and connected vehicles
• Raised separated bike lanes with
a multi-use path create safe,
comfortable places for people to walk
and bike
• Amenity zones enhance the
streetscape and public realm
As redevelopment occurs along the
north and south sides of Arapahoe
Avenue, access management should be
considered, and new driveways or access
should only occur on side streets like
Conestoga Street and Range Street.
East Arapahoe Transportation Plan Existing Arapahoe Avenue Section
East Arapahoe Transportation Plan Proposed Arapahoe Avenue SectionDRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 114 of 232
STATION AREA FRAMEWORK
ACTIVATION STREET – CONESTOGA COURT (Conestoga Street to 56th Street)
Activation Street – Conestoga Court (Conestoga Street to 56th Street) Section and Plan Location Diagram
This new street is envisioned as the “main street”
for the Station Area and will provide access to
residential and non-residential Innovation TODs
and accommodate pedestrian, bicycle, and motor
vehicle travel. Conestoga Court facilitates access
to the future multi-use path along Dry Creek Ditch
#2 to the east side of 56th Street. The street
design on Conestoga Court includes wide detached
sidewalks to facilitate active ground floors that
may include cafes, restaurants with outdoor dining,
or commercial space that allows visitors to dwell
and enjoy enhanced pedestrian amenities while
still allowing 8’ of passable space. The roadway is
multimodal and is intended for pedestrians, bicycles,
and slow-moving motor vehicles. No dedicated
bicycle facility, such as a bike lane, is planned as this
street is designed to be a shared environment for
bikes and cars. It has one travel lane in each direction
and curbside parking lanes on both sides. Enhanced
pedestrian facilities, like a raised intersection at 54th
Street, are proposed to keep vehicle speeds low and
improve the experience for people walking or biking
through the area.
Activation Street
Local Street
DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 115 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 55
Running along the westernmost edge of the Station
Area, Range Street will provide pedestrian, bicycle,
and motor vehicle access to the non-residential
Innovation TOD place types. Pedestrians may
utilize the detached sidewalk on the east side of the
roadway as well as the detached multi-use path on
the west side of the roadway. The multi-use path
will serve as part of Boulder’s low-stress network,
offering a facility for people biking who may not
be comfortable sharing the roadway with vehicles,
particularly heavy vehicle traffic. The roadway
design, however, will provide a safe options for
bicyclists who feel comfortable riding in mixed traffic.
One 8’ parking lane on the east side of the roadway
and 8’ wide amenity zones to support street trees
and other amenities are included as well.
LOCAL STREET – RANGE STREET (Arapahoe Avenue to Railroad)
Local Street – Range Street (Arapahoe Avenue to Railroad) Section and Plan Location Diagram (opposite page)
Mountable element, rollover curb example
Range Street, as well as other local streets described
in this section, will be designed with intersections
to allow for delivery and heavy vehicle operations,
such as small curb radii with mountable elements
to allow for large vehicle turning movements to
occur. Prior to implementation of any mountable
element (typically an additional element in addition
to the curb), determination of the design would
want to be agreed upon to determine if a mountable
element is needed. Treatments such as raised
driveway crossings, crosswalk markings, or green
markings at intersections and driveways to reduce
pedestrian conflicts are proposed and reduce
crossing distances, while still creating a comfortable
experience for all users. DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 116 of 232
STATION AREA FRAMEWORK
LOCAL STREET – CONESTOGA COURT (Range Street to Conestoga Street)
Local Street – Conestoga Court (Range Street to Conestoga Street) Section
Plan Location Diagram
Conestoga Court from Range Street to Conestoga
Street is a new street running through the non-
residential Innovation TOD place types connecting
the western edge of the Station Area to the
main activation corridor. Conestoga Court will
accommodate pedestrians and bicyclists with two
12’ multi-use paths detached by 8’ amenity zones, as
well as a shared roadway condition for people biking.
Two 10’ travel lanes should encourage slow vehicle
speeds for bicyclists to be comfortable operating
with motor vehicles. Two 8’ curbside parking lanes
are also proposed.
Additionally, the network of multi-use paths within
the station area will provide a low stress off-street
option for people riding bikes, walking, and riding
other micromobility devices, such as e-scooters,
and make connections to the residential area to the
south or the Boulder Creek Path to the north. DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 117 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 57
Plan Location Diagram
LOCAL STREET – CONESTOGA STREET (Arapahoe Avenue to Conestoga Court)
Local Street – Conestoga Street (Arapahoe Avenue to Conestoga Court) Section
This section of Conestoga Street lies between the
non-residential and residential Innovation TOD
place types and will facilitate access to the Station
Area from the south via the existing traffic signal
at Arapahoe Avenue. Similar to Range Street,
Conestoga Street will support pedestrians and
bicyclists with one 8’ multi-use path on the west
side, as well as a 5’ sidewalk on the east side and
a roadway designed for people biking to share the
roadway with vehicles. The roadway design contains
two 12’ travel lanes and two 8’ curbside parking
lanes.DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 118 of 232
STATION AREA FRAMEWORK
LOCAL STREET – CONESTOGA STREET (Conestoga Court to Western Avenue)
Local Street – Conestoga Street (Conestoga Court to Western Avenue) Section
The northern end of Conestoga Street also sits
between non-residential and residential TOD
place types and has a similar proposed layout to
the segment south of Conestoga Court. The main
difference is that this section will contain two 6’
sidewalks with 7.5’ amenity zones instead of one
sidewalk and one multi-use path. People biking from
the south may continue east or west on Conestoga
Court to access the activation area or Boulder Creek
Path, or they may comfortably share the roadway
with vehicles on this block. The roadway contains
two 12’ travel lanes and two 8’ curbside parking
lanes. Plan Location Diagram DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 119 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 59
LOCAL STREET – CONESTOGA STREET (Arapahoe Avenue to Neighborhood) - New Street
Local Street – Conestoga Street (Neighborhood to Arapahoe Avenue) Section
In the southernmost end of the Station Area,
Conestoga Street connects to the existing multi-use
path leading to Brandt Court in the neighborhood
south of the Station Area. This will be a new street
containing a 10’ multi-use path on the west side and
6’ sidewalk on the east side, both with 8’ amenity
zones, to align with the northern sections. The
proposed roadway will accommodate people biking
and slow-moving motor vehicle traffic with to 12’
travel lanes. Additionally, two 8’ curbside parking
lanes are proposed.
Plan Location Diagram DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 120 of 232
STATION AREA FRAMEWORK
LOCAL STREET – WESTERN AVENUE (Range Street to 56th Street)
Local Street – Western Avenue (Range Street to 56th Street) Section
Western Avenue spans the northern end of the
Station Area from east to west, creating a connection
between the nonresidential and residential
Innovation TOD areas. The proposed layout for
Western Avenue will provide two 8’ multi-use paths
with 7.5’ amenity zones for people walking and
biking, as well as shared 12’ travel lanes for bikes and
motor vehicles. One 8’ parking lane on the south side
of the roadway is also recommended.
Plan Location Diagram DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 121 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 61
LOCAL STREET – 56TH STREET (Arapahoe Avenue to Conestoga Court)
Local Street – 56th Street (Arapahoe Avenue to Conestoga Court) Section
Situated on the eastern side of the Station Area,
56th Street runs north and south serving the
neighborhood TOD and residential Innovation TOD
areas. Narrow existing R.O.W. on 56th Street provides
room for 6’ sidewalks with 6’ amenity zones to
support pedestrians and a 16’ shared two-way travel
lane for bicyclists and slow-moving motor vehicles.
Two 8’ curbside parking lanes are also planned.
Because 56th is further from the industrial land
uses, less heavy vehicle traffic is anticipated, which
should create a comfortable slow street for shared
bicycling conditions.
Plan Location Diagram DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 122 of 232
STATION AREA FRAMEWORK
PEDESTRIAN – BIKE – EMERGENCY ACCESS STREET
Pedestrian – Bike – Emergency Access Street Section
The Pedestrian – Bike – Emergency Access Street
Type is planned for two locations within the study
area. The far east segment of Conestoga Court
(east of 56th Street) and the existing alley south of
the commercial business strip south of Arapahoe
Avenue. This street type will consist of a 14’-wide
shared street flanked by two 8’-wide amenity zones
that would support trees and other pedestrian-scale
features. These streets would only allow bicycle,
pedestrian, micromobility devices, and emergency
vehicles as needed.
Plan Location Diagram DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 123 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 63
New Local Streets (standard sidewalks) – Western Avenue (55th Street to 56th Street), 54th Street (Arapahoe Avenue to Western Avenue), Conestoga Street (Western Avenue to Railroad), 56th Street (Conestoga Court to Western Avenue) Section
New local streets recommended for the Station Area
that do not fall within any of the previously described
sections are designed with a typical section
containing 6’ sidewalks with 8’ amenity zones, two
10’ travel lanes, and two 8’ curbside parking lanes.
The addition of these streets complete the street
network within the Station Area.
NEW LOCAL STREETS (STANDARD SIDEWALKS) – Western Avenue (55th Street to 56th Street),
54th Street (Arapahoe Avenue to Western Avenue), Conestoga Street (Western Avenue to Railroad), 56th
Street (Conestoga Court to Western Avenue)
Plan Location Diagram DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 124 of 232
STATION AREA FRAMEWORK
MULTIMODAL CONNECTIVITY
The street network accommodates several
transportation modes, including walking, bicycling,
micromobility, transit and driving. The supporting
infrastructure proposed for the Station Area is
designed to interconnect safely and facilitate easy
transfers between modes. The following section
identifies the needed infrastructure and respective
considerations for each of the modes.
PROPOSED ENHANCED INTERSECTION
IMPROVEMENTS INCLUDE:
• Signalized Intersection Improvements:
crosswalks, pedestrian refuge islands,
and operational improvements, leading
pedestrian intervals, turn restrictions, and
pedestrian recall.
• Unsignalized Intersection (stop sign)
Improvements: curb extensions, crosswalks,
pedestrian refuge islands, and traffic circles.
• Mid-block Improvements (should be
considered for all long (~400 feet or longer)
commercial and residential blocks): Raised
and/or marked crosswalks for high volume
crossings, curb extensions to enhance
crossing visibility at lower volume crossings.
Proposed Walking Network
A well-connected walking network reduces the
distances people have to travel to reach their
destinations and increases the options for routes of
travel that will ultimately facilitate more walking trips.
The improvements proposed for the Station Area
include detached sidewalks and enhanced street
crossings. These improvements will comfortably and
safely connect people to the places they live, work,
and play.
In addition to sidewalks, well-designed crossings are
a critical element in creating a comfortable and safe
walking experience. In the Station Area, signalized
and unsignalized intersections and marked midblock
crossings will be the primary crossing locations
for pedestrians , as shown on the Intersection
Improvements and Bike Facilities map.
Enhanced intersection pedestrian crossing
Enhanced midblock pedestrian crossing
DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 125 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 65
DEFINITIONS:
Leading Pedestrian Intervals (LPI) provide pedestrians with a 3-7
second head start when crossing an enhanced intersection before
vehicles traveling in the same direction get a green signal. This
provides increased visibility for pedestrians in the crosswalks before
vehicles are allowed to perform turning movements.
Pedestrian Signal Recalls provide a pedestrian walk signal at every
signal cycle. This is used in places where high pedestrian traffic is
anticipated and helps create a more pedestrian, transit, and bicycle-
friendly environment.
This diagram is for illustrative purposes onlyIntersection Improvements and Bike Facilities Diagram This diagram is for illustrative purposes onlyDRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 126 of 232
Proposed Biking and Micromobility Network
The bicycle facilities proposed within the Station
Area Framework are designed to complement
the existing robust system of multi-use pathways
surrounding the Station Area. Additionally, the
proposed biking and micromobility network was
informed by input from the community and City
of Boulder staff, and from recent input received
from the community and City of Boulder staff.
The facilities are shown on the Intersection
Improvements and Bike Facilities map and are a
mixture of on- and off-street facilities to support
comfortable and safe bicycling and for people
utilizing other micromobility devices, such as electric
scooters and skateboards.
As discussed in the street type narrative, the main
arterials, 55th Street and Arapahoe Avenue, are
planned to have separated bicycle facilities. With
the exception of Conestoga Court and the segment
of Conestoga Street between Arapahoe Avenue and
Conestoga Court, a Neighborhood Green Street
approach has been applied for people bicycling or
using micromobility devices on streets within the
Station Area. Traffic calming elements like curb
extensions, median islands, and neighborhood traffic
circles should be considered to keep traffic volumes
and speeds low to provide a safe and comfortable
environment for all users of the roadway. Multi-use
paths on both sides of the street are recommended
for Conestoga Court and the segment of Conestoga
Street between Arapahoe Avenue and Conestoga
Court to provide a dedicated facility, separated from
vehicles, for people accessing the Station Area or
connecting to the Boulder Creek Path north of the
medical campus.
Off street micromobility parking
Multi-use path crossing
STATION AREA FRAMEWORK DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 127 of 232
Proposed Transit Network
A key feature of the Station Area will be the high
frequency, high quality regional Bus Rapid Transit
(BRT) service along Arapahoe Avenue. The BRT
route will connect the Station Area to the Downtown
Boulder Transit Station and communities to the east.
In addition to the BRT, the planned high frequency
HOP transit service connection along 55th Street
to Boulder Junction Station will provide convenient
and regular connections between the Station Area
and another vibrant TOD with additional transit route
connections. The transit service along 55th Street will
provide a convenient connection to walking, bicycling,
and shared micromobility for Flatiron Park employees
and visitors to connect to the BRT on Arapahoe
Avenue. The FF6 Flatiron Flyer route, suspended due
to the pandemic, is expected to be reestablished in
the future and will provide additional connections
to Boulder Junction, as well as communities to the
south and Denver Union Station.
In the Station Area itself, the BRT and transit routes
along Arapahoe Avenue will be accessed by two
enhanced transit stations at the intersection of
55th Street and Arapahoe Avenue. Both eastbound
and westbound stations are envisioned to have
curbside boarding that will include a comfortable
shelter, seating, lighting, signage, and bicycle and
micromobility parking. Additional mobility hub
elements are recommended for the station and
outlined in Chapter 4. These curbside stations are
not envisioned to be Park-n-Rides. Most patrons are
expected to arrive or depart from the stations by foot,
bicycle, or electric micromobility. Vehicular parking
for patrons arriving by personal vehicle, car share, or
vanpool will be available in shared parking lots and/or
parking structures distributed throughout the Station
Area. Notably, the City has completed the design to
enhance the current eastbound transit stop east of
55th Street with a shelter, seating, bicycle parking,
and trash cans and will begin construction in 2022.
Transit stop kiosk
Transit stop bicycle storage
55TH & ARAPAHOE STATION AREA MASTER PLAN • 67DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 128 of 232
SUPPORTIVE STRATEGIES
There are many management strategies
that improve the operational efficiency of a
transportation network and also support and
encourage multimodal travel. This section describes
the curbside and parking management, TDM, and
mobility hub strategies that will support comfortable
navigation throughout the Station Area by people
using any combination of travel modes.
Curbside and Parking Management
Effective, efficient, and easy to use and understand
curbside and parking management in the Station
Area will be critical to support the industrial and
commercial businesses and provide a convenient
location for travelers to park their mode of travel
when not on foot. A district shared parking strategy,
guided by Access Management and Parking
Strategies (AMPS), that follows SUMP principles
– shared, unbundled, managed, and paid – is
envisioned for on- and off-street (surface lot or
garage) parking spaces in the Station Area (see
Chapter 4 for more detail). District parking will allow
parking spaces to be shared among multiple land
uses throughout the day. For example, office and
flex industrial buildings will have a higher demand
during the day while restaurants and bars will see
demand for parking spaces for their employees and
customers peak in the evening. The same parking
space could be used by multiple different land uses
and users throughout the day, rather than sitting
empty after an office employee goes home for the
day.
Parking management strategies such as locating
short-term parking on-street close to high turnover
businesses such as coffee shops and pricing on-
street parking higher than off-street parking will
further support the efficient use of the parking
supply. Encouraging retail employees to park in On street micromobility temporary parking
Curbside delivery zone
STATION AREA FRAMEWORK DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 129 of 232
off-street facilities on the edges of the Station Area
through incentives or lower priced parking spaces
will provide more spaces for customers and visitors
in the heart of the development. By optimizing
parking supply, additional space is freed up for
pedestrian amenities and catalyzing land uses.
In addition to managing the curb for vehicle storage,
space needs to be provided for freight vehicles
to load and unload goods, micromobility parking,
Transportation Network Companies (TNCs), such as
Uber and Lyft, to pick up and drop off passengers,
and more recently, curbside pick-up of goods by
residents and visitors. All of these users must
share the limited space within the ROW and at
the curbside. There are many strategies to use
this space efficiently, such as real-time loading
zone reservations and dynamic on-street parking
pricing. The City has kicked off the development of a
Curbside Management Policy and Program that will
establish guidance for the Station Area to manage
this high demand resource as new development and
people move to the area.
As the Station Area redevelops and more people live,
work, visit, and are employed in the area, the parking
demand will increase. However, it is not anticipated
to be developed at rates seen in other less dense,
more suburban areas in the Front Range because
many people will choose to use the high-quality
multimodal transportation network rather than drive.
There are many surface parking lots in the Station
Area that are likely underutilized at times throughout
the day based on studies of similar surface lots in
Boulder. These unoccupied, but already constructed
parking spaces can provide opportunities to phase
the construction of new parking spaces during
redevelopment. This in turn will support the full
implementation of the District shared parking
strategy and construction of garage(s), as discussed
in Chapter 4. Temporary parking space reuse
Van pool parking
55TH & ARAPAHOE STATION AREA MASTER PLAN • 69DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 130 of 232
Transportation Demand Management
Boulder is well known for its cutting-edge
Transportation Demand Management (TDM) policies
and practices and many of the strategies can be
implemented right away in the 55th and Arapahoe
Station Area. In particular, the TDM strategies
employed at the Boulder Junction development can
provide an excellent model for the developing 55th
and Arapahoe Station Area. At Boulder Junction, all
residents and employees receive an RTD EcoPass,
which is an annual, unlimited ride transit pass, a
membership to Colorado Carshare, and BCycle
bikeshare memberships. These on-going TDM
programs are funded through the TDM Access
District, a general improvement district that collects
property taxes from residential and commercial
developments. See Chapter 4 for more information
about the recommended district approach for this
Station Area.
Mobility Hub Strategies
A critical element in the Station Area will include
mobility hubs at the BRT stations and a suite of
mobility hub features strategically distributed
throughout the area to support adjacent land uses
and the transportation network. A mobility hub is a
convergence point that seamlessly integrates various
modes with a focus on improving traveler experience
through high-quality infrastructure and amenities.
Additionally, mobility hubs provide an opportunity to
prioritize social equity, enhanced sense of place, and
effective partnerships.
Mobility hubs are context-sensitive solutions
that are adaptable to a variety of locations, from
neighborhoods to major urban centers. Each location
requires a unique design and mixture of elements,
but many include the features described in this
section. Some of these mobility hub elements
STATION AREA FRAMEWORK
CASE STUDY
MANAGING PARKING AND INDUSTRIAL
SANCTUARIES
Central Eastside, Portland
The Central Eastside (CES) Urban Renewal Area is
a subdistrict of Portland’s Central City historically
known for industrial services, warehousing and
distribution, and manufacturing. The area is now
considered a major employment center with a
unique character, where preserved historic buildings
exist among new developments. Over time, more
intensive industrial businesses have moved away
from the district because of operational constraints
such as small blocks and the area’s grid pattern.
A majority of CES is designated as an Industrial
Sanctuary which encourages the growth of industrial
activities by preserving land for manufacturing
purposes. Strategies for this preservation that
should be considered for implementation of the
STAMP include the use of several zone districts
that prioritize industrial uses, the provision of
overlays that protect historic resources and
waterfront, and the creation of mixed use zones
that allow for housing, commercial, and industrial
uses to exist together. As the area grows, parking
has been a significant concern for the adjacent
neighborhoods, residents, and business owners. The
plan developed the following key actions to address
parking concerns, beginning with the creation of a
Transportation and Parking Advisory Committee,
which has implemented recommendations such
as permit and meter districts, simplified parking
zones, and customer priority areas. Cohesive parking
management has shown to be an effective strategy
for the area that should be considered for the 55th
and Arapahoe Station Area as well. DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 131 of 232
There are currently six ChargePoint electric vehicle charging stations in the Station Area
function best when distributed throughout a
district (such as wayfinding), while others should
be prioritized at key points (such as Public WiFi
at transit stations). An in-depth analysis of local,
regional, and national best practices for mobility
hubs informed this recommendation and a list of
resources can be found in the Appendix.
Secure Private Bike and Micromobility Parking Areas
Secure bike and micromobility parking areas may
include cages, rooms, or lockers for storage with
access limited to registered users. If shared, such
facilities should also include racks that allow users
to lock their devices via the frame. Secure parking is
recommended at key locations within the 55th Street
and Arapahoe Avenue development, including BRT
Stations and within mixed-use areas for long-term
storage; meanwhile, standard bike racks should be
distributed throughout the development for short-
term storage needs.
Shared Micromobility Access and Parking
Micromobility parking provides designated space
for people to access shared docked and dockless
devices such as e-scooters and e-bikes. The
designated space may be on-street (e.g. a re-
purposed vehicle parking stall) or off-street on the
raised curb adjacent to the sidewalk, in which case,
the micromobility parking area should be designed
to minimize obstruction to the pedestrian area.
Micromobility parking is relatively low-cost and
should be located frequently throughout the 55th
Street and Arapahoe Avenue development.
Private and Shared Micromobility Charging
Private and shared micromobility device charging
consists of infrastructure that can be used to
recharge e-scooters or e-bikes. This may be a
docking station or regular electricity outlets with
explanatory signage and branding. Micromobility
charging is important to locate at busy micromobility
parking locations such as BRT Stations or within
mixed-use areas.
55TH & ARAPAHOE STATION AREA MASTER PLAN • 71
Jump bus in Boulder
Bicycle share in Boulder
DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 132 of 232
Electric Vehicle Charging
Electric Vehicle (EV) Charging consists of
infrastructure that people can use to recharge
electric vehicles. Typically, designated parking
spaces have chargers next to them so that drivers
can leave cars charging while they are away. EV
charging should typically be installed for off-street
parking spaces, such as in the 55th and Arapahoe
district parking garages.
Car Share
Car Share describes a system in which registered
users have access to a shared vehicle or fleet
of vehicles as an alternative to personal vehicle
ownership. Designated Car Share spaces are
recommended throughout the 55th Street and
Arapahoe Avenue development, with the exception
of at the BRT stations where pedestrian and
micromobility travel should be prioritized.
Vanpool
Vanpool is an arrangement where people travel
together in a van, typically for commuting or
connecting to a major transit station. For the 55th
Street and Arapahoe Avenue development, vanpool
spaces should be located in garages throughout the
development and near the BRT stations to support
commuters. The City of Boulder’s TDM Program
(discussed on page 64) provides monthly subsidies
to all vanpool riders.
Wayfinding
Wayfinding connects people to places through a
system of navigation that may consist of signage,
pavement markings, maps, information kiosks, and
other materials. Wayfinding should support travelers
throughout the 55th and Arapahoe Station Area
development, particularly where people transfer
between transportation modes.
Curbside Management
Curbside Management is a collection of policies
and practices put in place to allocate uses of the
public right-of-way for vehicle and micromobility
parking, loading, deliveries, and other activities such
as temporary parklets or outdoor dining space.
Curbside Management is a best practice throughout
mobility hub areas.
Public Information Display
Public Information Displays (PIDs) are screens that
provide real-time travel information to riders that may
include the current time, arrival and departure times,
bus gate locations, car share and micromobility
locations and availability, and other useful details.
PIDs are strongly recommended at transit stations, as
well as other key locations including parking garages
and in residential buildings. For example, PIDs in
elevators or lobbies can assist people in trip planning
on their way out the door.
Public WiFi
Public WiFi offers free access to the internet in
community-oriented places such as transit stations.
Public WiFi can enable travelers to utilize mobile
trip planning, wayfinding, or fare payment. The 55th
Street and Arapahoe Avenue development should
include Public WiFi at BRT stations.
Parcel Delivery Lockers
Parcel delivery lockers are a collection of secure
containers where delivery services may drop off or
pick up packages, typically located in a convenient
and centralized place such as a grocery store or
transit station. Parcel delivery lockers can greatly
increase the efficiency of delivery service trips and
consolidate delivery vehicle traffic onto designated
roadways. Parcel delivery lockers are recommended
to be included in residential buildings and at BRT
stations within the 55th Street and Arapahoe Avenue
development.
STATION AREA FRAMEWORK DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 133 of 232
• Prioritize and initiate a 55th Street
Corridor Study.
• Develop Access Management guidance for
Arapahoe Avenue and 55th Street for reference
during the development process.
• Coordinate with shared micromobility providers
to identify and delineate parking areas both
on and off street in strategic locations as
redevelopment occurs.
• Develop parking management, transportation
demand management (TDM) strategies,
and mobility hub guidance for developers
referencing Access Management Plan guidance.
»Expand the existing TDM programs
established in Central Area General
Improvement District, University Hill
General Improvement District, and Boulder
Junction Access District to the Station
Area district. Ensure that TDM strategies
are implemented by existing and future
developers and employers. Coordinate with
RTD to establish an EcoPass for employees
and residents.
»Develop procedures and/or standards to
ensure mobility hubs are constructed by
new development.
»Establish parking demand triggers to
initiate parking management including
time-limit restrictions, paid parking, and
enforcement.
»Identify surface parking lots in key
distributed locations throughout the
Station Area and work with owners to
establish shared parking agreements
as part of the shared parking phasing in
advance of the construction of parking
garages. Establish programs to encourage
Station Area retail and restaurant
employees to utilize surface lots instead of
on-street parking spaces .
• Identify pilot project recommendations, which
could include:
»Create temporary micromobility parking
areas using paint, rubberized curbs, and
plastic bollards to test location utilization
rates.
»Deploy private and shared micromobility
charging infrastructure at high use
micromobility parking areas.
»Work with local organizations that
manage car share and vanpool to see
if subsidized pilot programs would be
available for the first year of the BRT
station opening.
»Implement pop-up parklets to
demonstrate alternative parking lane curb
lane uses.
• Position mobility hub elements, such as shared
e-bikes and e-scooters, at strategic locations
such as major destinations and employers.
» Deploy “mini” mobility hubs could
encourage to sustainable transportation
modes for first and final mile connection to
transit, especially for in-commuters.
• Explore a microtransit circulator shuttle
that connects to both the BRT and the HOP
extension.
»Consider funding through a public-
private partnership.
RECOMMENDATIONS
55TH & ARAPAHOE STATION AREA MASTER PLAN • 73DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 134 of 232
STATION AREA FRAMEWORK
3e: Inclusivity and Affordability
Market pressure in Boulder is strong and affects all
types of development, including industrial, office,
multifamily rentals, and all types of ownership
residential. Given the degree of pressure, affordable
options throughout the city are limited. Cultivating
inclusivity and affordability has been an important
theme for this plan, and a particular focus among
community stakeholders.
With expanded transit service, improved
micromobility access and a bikeable and walkable
urban fabric, the Station Area will have a strong
framework for inclusive growth. A challenge to this,
though, will be to carve out community amenities
amidst the ever-growing market pressure. Market
research conducted as part of this plan identified
a surge of interest from large tech firms who bring
resources that surpass most local firms. Thus,
affordable commercial options are increasingly
important in addition to the historic residential
affordability challenges that are well documented.
Inclusive and affordable growth strategies will need
to be intentional and encompass both large- and
small-scale efforts.
Given that affordability is a challenge for both
commercial and residential space, if the market is
left to its own devices redevelopment in this area
is unlikely to be affordable at levels desired by the
community. To address this, the following strategies
can be used to promote inclusive and affordable
growth in the Station Area:
Small Scale Development/Affordability by Design
Scale will be a key aspect of maintaining affordability
and inclusivity. Smaller housing units, offices, maker
spaces, studios and retail spaces may be more
costly per square foot, but provide a more affordable
option for individuals, organizations and firms
willing to accept a smaller space in order to enjoy a
better location and attractive amenities. Breaking
larger blocks and parcels into smaller development
opportunities will also provide access to investors
and developers that cannot always compete on
larger projects.
Affordable Commercial
As outlined in the Appendix, the commercial nature
of the Station Area has been changing from primarily
industrial to more flex and office space. With that, the
cost of renting in the area has changed as well. While
historically seen as an “affordable employment”
location, this has not been true of this area for
a number of years. With the City’s employment
landscape continuing to shift towards high tech and
similar tenants, flex and office market is becoming
more competitive, and there is increasing pressure to
adapt old industrial sites to these uses.
There are a number of ways to prioritize affordable
employment space as the station area redevelops;
however, due to the strength of the market, in
general any strategy will require City and/or district
involvement.
One specific area to address affordable commercial
is in ground floor spaces. Many times getting a “first
space” is challenging for a business that is just
starting up, particularly in established markets. A
strategic approach to ground floor spaces can help
provide access for small, new, and less resourced
businesses. There are several mechanisms being
employed successfully in other communities to
provide better curation and management of ground
floor spaces. Ground floor easements, master
leases, shared management and other strategies are
allowing governments and other entities to better
cultivate the mix and type of tenants that they desire.
There are many complexities related to providing DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 135 of 232
District Centered Retail
Small Scale Commercial Storefronts
Ground Floor Retail under Parking
55TH & ARAPAHOE STATION AREA MASTER PLAN • 75
affordable commercial space. The recommended
path forward is to build on the local success
established by the City elsewhere in Boulder, and
to empower a general improvement district to
own and manage affordable commercial within a
parking garage development. Similar to the City’s
approach to parking structures that it owns and
operates in other districts, this district would act as
the landlord and have specifications for how spaces
are advertised and managed as well as the criteria
for tenant selection. Tenants would be identified
consistent with the City’s retail and services strategy,
and would enable the City to replicate its success
within the Station Area at 55th and Arapahoe.
Affordable Residential
There is a strong interest from the community and
stakeholders to increase the supply of affordable
and mixed income housing throughout the Station
Area, providing both rental and ownership housing
at a mix of price points to support a diverse
community. Mixed-income housing communities
are developments that comprise differing levels
of affordability, with some units at market rate
and others available to low- and moderate-income
households through the City’s affordable housing
programs. Affordable and mixed-income housing can
be realized in a variety of housing types including
apartments, townhomes, and mixed-use. Because
mixed-income housing is typically more diverse
and higher density, it is a complementary use to
incorporate within a transit-supportive district, and
access to transit can provide additional benefits to
residents.
While affordable housing is a key goal of this area’s
redevelopment, as an industrial area transitioning
into a mixed-used district, context residential
development is likely to be more of a challenge than
commercial. The plan will “move with the market” – DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 136 of 232
STATION AREA FRAMEWORK
current conditions are more conducive to commercial/
flex development, and residential will follow as the area
changes. Building new housing will likely be difficult in
the early years of plan implementation as amenities
to support residents (e.g. retail, access to open space,
civic areas for residents) are also being developed.
In addition, the strong market means that without
incentives or city subsidy, high costs of land and
development are likely to dictate the type of housing
that is built; as the most relevant comparable property,
Parc Mosaic, demonstrates that high development
costs necessitate high rents. Because of this, the
development of affordable housing will likely need to
be considered separately from market-rate housing.
Incorporating affordable housing sites, set asides,
and/or financing incentives will be important tools to
increase affordable inventory.
One of the most effective tools to address housing
in this area will be land dedication and/or land
acquisition. With land dedications, the City can
land bank for future development and partner with
various local entities to develop a project. This does
not require the City to own and manage a dispersed
set of units, which can be particularly challenging,
and provides an extended period of time between
the dedication and eventual construction, which is
often needed to structure the financing for affordable
projects. Seeking land opportunities should be a high
priority, outlined further in the recommendations.
With the arrival of BRT and high frequency service,
there is an opportunity to leverage public and private
investment along the corridor to support policies
and programs that create and preserve affordability.
Partnerships will also be key, to utilize the expertise
of local agencies (such as Boulder Housing Partners)
who have a proven track record of developing
affordable housing in this market context.Industrial residential with Ground floor Retail
Industrial residential
Multifamily Residential with Ground floor Retail
DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 137 of 232
Curated Public Art in RiNo
RiNo Apartments
Industrial Adaptive Reuse in RiNo
CASE STUDY
CREATING A VIBRANT DISTRICT WHILE
ACCOUNTING FOR PROVISION OF INDUSTRY
AND AFFORDABILITY
RiNo, Denver, CO
The River North (RiNo) Art District in Denver was
once a heavy industrial district along the Platte
River. Since 2016, when the River North Plan
was amended, RiNo quickly evolved into a haven
for local creatives and businesses with studios,
breweries, and shops that occupy old warehouses
and adaptive reuse buildings. This shift retained
the physical history and character while offering
the district a new breath of life and function. The
Plan divided the area into five Primary Land Use
Areas, each emphasizing a different mix of uses
including: Commercial Mixed-Use, Residential
Mixed-Use, Transit Oriented Development,
Industrial Mixed-Use, and River Corridor Mixed-
Use. The Plan however discouraged heavy
industrial uses, which has led to the loss of much
of the industrial and employment in the area.
Additional guidance within the Plan emphasized
improvements to the transportation network,
including recommendations for transit and
multimodal infrastructure that serves the study
area and adjacent neighborhoods, and connects
RiNo to downtown. Monuments, signage, and
artistic urban design features created way
finding for major attractions and a cohesive
district character. The Plan also encouraged the
inclusion of a variety of housing types, prices,
and sizes, including subsidized units. As a result
of these recommendations and an ever-growing
Denver market, residential has become one of the
primary uses in RiNo, although affordability is still
a major issue in the district. The establishment
of district that supports art and culture, the
encouragement of multiple types of mixed use,
and strategic mobility improvements are all
strategies that should be considered for the 55th
and Arapahoe Station Area as well.
55TH & ARAPAHOE STATION AREA MASTER PLAN • 77DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 138 of 232
Commercial
• Support commercial and retail service
diversity that caters to a mix of incomes.
• In conjunction with the development of
a district-serving parking garage, seek to
incorporate affordable commercial space on
the first floor of this structure.
• Support community-serving uses to
give residents proximate access to daily
necessities; to do this, define eligible tenants
who will benefit from affordable commercial
space (e.g. childcare, health services,
nonprofits), consistent with the City’s Retail
and Service Strategy.
• To encourage community-serving retail
development, ensure adequate space for
a commercial anchor (e.g. entertainment,
grocery) to draw traffic to support ancillary
tenants as well as nearby residential areas.
Residential
• Continue existing City programs (development
or preservation, land purchase, community
benefit regulations) and consider new
programs (e.g. tax and/or fee waivers,
expedited approvals or other regulatory
assistance) that provide regulatory and
financial incentives for affordable housing
development.
• Support the development of affordable
housing, on land immediately adjacent to the
proposed district parking structure .
• Create opportunities for developers to fulfill
City housing requirements with “land-in-
lieu” transfers to the City, providing sites
for future affordable housing development
within this area (note that this may require
code changes to allow subdivision of parcels)
Explore utilizing the Boulder Urban Renewal
Authority and Tax Increment Financing to fund
affordable housing development.
• Prioritize partnerships with affordable housing
developers (Boulder Housing Partners and/or
other nonprofit developers).
• Support a Low Income Housing Tax Credit
(LIHTC) (4% or 9%) project in this area if/
when an opportunity arises (public support
may include securing land, gap financing, or
other mechanisms).
All Development
• Implement maximum parking standards
within the Station Area through regulatory
tools. Specifically, the City should update
the development code to include parking
maximums instead of minimums.
• Provide parking standard relief to
developments that can achieve target
densities and affordability rates.
RECOMMENDATIONS
STATION AREA FRAMEWORK DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 139 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 79
3f: Resilience and Climate Commitment
The City of Boulder has for almost two decades
now, made consistent efforts to reduce its climate
impacts and encourage a more sustainable
community. In 2017, the City released the Boulder
Climate Commitment, acknowledging and
addressing the challenges of climate change and
committing to the transition to a clean energy
economy and lifestyle. The commitment addressed
aspects of the urban environment including energy,
resources, ecosystems, and community climate
action. In 2021, the City updated its framework for
climate action to address the renewed urgency
of climate change. The city’s new framework also
includes more aggressive emissions reduction
targets for the community including reduce
emissions 70% by 2030 (Using a 2018 baseline),
become a Net-Zero City by 2035, and become a
Carbon-Positive City by 2040. Boulder also requires
demo/deconstruction projects divert 75% from
the landfill, by weight, of the materials generated
from demolition/deconstruction projects (including
concrete and asphalt). Future plans, including the
55th and Arapahoe STAMP, will maintain and renew
that commitment through more specific design
solutions and recommendations.
LAND USE PATTERN AND
TRANSPORTATION
Resilience and sustainability are characterized by an
area’s ability to deal with a variety of challenges and
operate efficiently. Density and walkability, which
reduce our reliance on vehicles, provide nearby
resources and services, and more efficiently supply
housing and jobs, are by nature more resilient than
sprawling, low-density development. By creating
compact and mixed-use development adjacent to
multimodal transportation options, including the
new BRT route along Arapahoe Avenue, residents
and employees of the Station Area will have more
options to access and meet their needs through a
variety of situations or challenges. The benefits of
walkable, mixed-use areas have been particularly
apparent throughout the COVID-19 pandemic, when
outdoor community spaces, sidewalks, bike paths,
and nearby services were especially valuable.
The ability to use multimodal transportation or to
reach amenities and services close to home is also
a key aspect of an efficient and sustainable region.
Reducing car trips and the demand for surface
parking goes a long way in creating more livable and
environmentally responsible communities. Providing
this access and more abundant transportation
options is a key goal of the Station Area Framework
and future development should aim to maximize
the recommended density, allowed uses, and multi-
modal amenities.
ENERGY USE AND CARBON EMISSIONS
The TOD Place Types set the stage for redevelopment
and adaptive reuse to transform the STAMP area
with Residential (townhomes and multifamily), Light
Industrial (maker and production), Retail (restaurant
and retail), Office, and Structured Parking. Energy
consumption for the business-as-usual approach
was calculated based on the City of Boulder
Energy Conservation Code (current and future)
requirements for each space type and building.
The City of Boulder is on a timeline of Net Zero new
construction energy code by 2031 with the overall
goal of 80% carbon reduction by 2050. The future
code cycles from 2020 until 2031 will require highly
efficient, fully electric, outcome verified buildings
with some amount of renewable energy production
from PV per Boulder’s Climate Commitment. To
meet the decarbonization goals of the project,
recommended energy efficiency measures and
renewable strategies above and beyond the current
City of Boulder energy code goals were applied to the
space types and buildings.DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 140 of 232
STATION AREA FRAMEWORK
For all building types, maximizing the amount of
solar PV is critical to carbon reduction. Rooftop solar
and vertical solar installations need to be utilized on
all the buildings within the STAMP area to provide
emissions reductions.
The results of these measures on energy
consumption and carbon emissions can be seen
below. Please note that these calculations do not
include the Ball Aerospace, Corden Pharmaceuticals,
or Foothill Medical Campuses.
Several municipalities have implemented bonus
menus to help achieve goals. Denver has a voluntary
Green Building Code that requires buildings to be
Net Zero, LEED Platinum, Passive House, or follow
the language of the city written Green Code. Benefits
from following the Green Code include a 50% fee
reduction, enhanced SDP process, and expedited
building log plan reviews within 10 business days.
Seattle also has a Living Building Challenge and AIA
2030 Challenge Pilot Program. If buildings meet
either of those certifications, they are eligible for
25% more floor area and an additional 12.5-30’ of
building height then zoning allows.
Implementing the recommended strategies into the
development bonus menu provides an avenue for
the City of Boulder to achieve the carbon emissions
savings from the analysis. Two additional bonus
items to consider for carbon emission reduction are:
• Net-Zero
»100% of energy used is produced on-site
and the project is fully electric.
»An on-site battery storage system is
installed.
• Embodied Carbon LCA
»10% reduction in embodied carbon of the
building’s materials for new construction.
»Reusing one or more existing structures
and maintaining at least 50% of the existing
building structure, enclosure, and interior
structural elements.
»Reducing the projects embodied carbon
related to structural steel by specifying steel
produced in facilities that operate using
low-emissions (or zero-emissions) energy
sources such as hydroelectric, renewable
hydrogen, and solar.
STORMWATER AND DRAINAGE
Given the 55th and Arapahoe Station Area’s
proximity to Boulder Creek, several waterbodies, and
sensitive wetlands, as well as the amount of surface
parking in the area, stormwater treatment and
drainage is of particular importance to future site
improvements. Both through private development
as well as City-led efforts in public rights-of-
way improvements should be made to the green
infrastructure of the Station Area through both
private redevelopment as well as through City-led
efforts in public rights-of-way, potentially identified
and funded through the CIP.
Benefits of improved stormwater management and
policy include flood mitigation, reduction of the
urban heat island, and restoration and long-term
conservation of wetlands, and water bodies, all of
which contribute hugely to a more sustainable and
resilient Boulder.DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 141 of 232
Flatirons Park Stormwater Drainage
Flatirons Park Stormwater Drainage
KOA Lake
55TH & ARAPAHOE STATION AREA MASTER PLAN • 81
RE-WILDING
Re-wilding is the effort to introduce more biodiversity
into urban environments in an attempt to more
closely function as pre-human habitats. Re-
wilding, which primarily centers around protecting,
conserving, and reintroducing flora and fauna into
places shared by people, has positive benefits
both for ecosystems as well as for people. An
important aspect of re-wilding is acknowledging
that it is impractical if not impossible to return to a
completely untouched original ecology, but steps can
be taken in the urban environment to move in that
direction and better integrate natural and man-made
environments.
There are many documented health benefits
of increased nature within urban areas and
reconnecting people with the natural habitats of their
region. Additionally, re-wilding improves ecosystem
health and introduces more resilience into our
urban environments. Opportunities should be
sought adjacent to existing drainage corridors such
as Dry Creek Ditch #2, within new drainage areas,
and through an increased tree canopy throughout.
Increased tree canopy should be prioritized first in
existing public rights-of-way where significant gaps
exist and then in the construction of new streets
where existing tree canopy will likely not already
exist.
VERTICAL FOOD PRODUCTION AND
ROOFTOP GARDENS
Urban agriculture, or the practice of growing
and distributing food in urban and suburban
environments, provides major benefits to resilience
and sustainability. Common urban agriculture
practices, especially for compact or densifying areas,
include vertical food production and rooftop gardens
as a complementary, accessory use. DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 142 of 232
Green roof
Drainage re-wilding
Boulder pollinator patch
STATION AREA FRAMEWORK
Vertical food production is a recommended method
of farming in urban areas like the 55th and Arapahoe
Station Area. This method grows crops in stacked
layers to reduce the square footage needed to
produce food. Vertical farming is a more technical
practice than many other means but pays off in the
efficiency of the system as well as the resilience to
weather disruptions. Vertical farming is a particularly
good fit for the Station Area’s light-industrial and
maker-space oriented areas that already have an
emphasis on technology and production. Factors
that should be considered in spaces dedicated to
vertical food production include LED lighting, passive
lighting and heating, integration with community
spaces, and techniques such as hydroponics,
aquaponics, and aeroponics.
Rooftop gardens are a major opportunity for
many urban places, and particularly the 55th and
Arapahoe Station Area which currently has, and is
planned to have, many large building footprints and
flat roofs. Rooftop gardens benefit from the use
of underutilized space, consistent sun exposure,
and separation from pests. Important factors to
consider in the creation of rooftop gardens within the
Station Area are the structural integrity of rooftops,
particularly given the weight of soil and water, and
especially for adaptive reuse of older buildings,
community access and education, and protection
from heat and wind.
Both of these means of food production also have
less impact on local ecosystems due to their limited
use of ground space and physical separation.
Overall, urban agriculture improves human health
through access to local healthy food, reduces a
neighborhood’s dependence on outside food sources
and vehicle travel, develops social and economic
community growth, mitigates the urban heat island,
improves stormwater runoff and water quality, and
reduces an area’s carbon footprint.DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 143 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 83
Decarbonization, which requires 1) balance, 2)
flexibility over time, and 3) more analysis, based
on space and building typology:
• Residential: Adopting passive house
certification envelopes for all new construction
residential buildings is recommended to reduce
operational carbon emissions. Implementing
energy recovery, heat pump heating and
domestic hot water heating, and reduced
infiltration measures in adaptive reuse
residential projects is also recommended.
• Office: Redevelopment and adaptive reuse
offices can achieve Net Zero operational carbon
emissions by pushing efficiency beyond energy
code levels. Strategies to get to Net Zero
include Dedicated Outdoor Air systems (DOAS)
with energy recovery paired with highly efficient
heating and cooling systems, high performance
glazing with low SHGC and U-factor, and plug
load reduction strategies.
• Light Industrial: The majority of the energy
use from light industrial buildings comes from
the industrial processes. High performance
heat pump electrification and daylighting
are recommended for general efficiency
improvements.
• Retail & Restaurant: Retail carbon emissions
can be reduced through induction cooking
and high performance refrigeration with
low GWP refrigerant. Optimized daylighting
is also a critical efficiency strategy in retail
redevelopment buildings.
• Parking: large parking structures have the
unique opportunity to have a large solar
carport system that can produce energy for the
neighborhood.
• Renewables: For all building types, maximizing
the amount of solar PV is critical to carbon
reduction. Rooftop solar and vertical solar
installations need to be utilized on all the
buildings within the Station Area to provide
emissions reductions.
Stormwater and Drainage
• Increase the amount of pervious surfaces in the
Station Area through parking areas, pedestrian
paths, plazas, green roofs, parks, and urban
agriculture.
• Strategically locate and utilize sustainable
stormwater detention and drainage
technologies such as vegetated swales and rain
gardens adjacent to streets, parking lots, and
other paved area.
• Prioritize distributed detention such rain
gardens and bio swales over large, suburban,
structural storm water ponds.
• Create a required rain- and wastewater
management program for all re-developed
parcels.
• Conserve water use through use of native and
low-water planting, use of grey-water systems,
rain cisterns, and low-flow faucets, pursuant to
Colorado Water Law regulations.
• Require adherence to Low Impact Development
(LID) best practices for all new development per
the DSC.
Re-Wilding
• Increase urban tree canopy within Station Area.
• Reintroduce native prairie grasses and other
plant materials through landscaping.
• Take steps to mitigate invasive species.
RECOMMENDATIONS
DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 144 of 232
STATION AREA FRAMEWORK
3g: Public Realm
PUBLIC SPACE
In more urbanized mixed-use environments, public
spaces are critical to providing places to gather.
Additionally, these space create opportunities for,
urban respite, organization, and legibility , as well as
placemaking in the built environment. Good public
spaces make people feel welcome and engaged and
evoke feelings of connection that bring them back
again and again. Public spaces of a variety of types
and scales will encourage people to linger, walk and
bike throughout the area, link the public and private
realms, and inform quality development that adds
to the overall character and feel of the Station Area.
Throughout the STAMP process, the community,
time and time again, expressed desire for open
space and places to gather in the area.
Public spaces in the Station Area may be publicly
or privately owned, but all should be publicly
accessible. All development in the area should
contribute to the network and hierarchy of public
spaces in some manner. Recommended public space
types include:
Central Plaza
The City should explore opportunities to work with
private property owners to create a central plaza for
the Station Area immediately adjacent or near the
station, centralized parking, or along the activation
street. The centralized plaza should accommodate
informal and formal events and include hardscape
and landscape elements, with the majority of space
being hardscape to allow for heavy use and active
programming. Building faces fronting the plaza
(including that of structured parking) should include
active storefronts and/or restaurant space.
Paseos and Breezeways
The next most prominent publicly accessible
space in the Station Area should include paseos
and breezeways and be integrated into private
development of larger blocks. Paseos and
breezeways should be at least 22 feet wide to
accommodate safe and comfortable pedestrian
connectivity and emergency access. Where
possible, paseos and breezeways should be
aligned with perpendicular pedestrian connections
(i.e., sidewalks, pathways and other paseos and
breezeways).
Pocket Parks and Plazas
For development that cannot contribute to the
Central Plaza or the supplemental connectivity of
paseos and breezeways, pocket parks and plazas
should be integrated at corners and/or adjacent
to the public right-of-way. Pocket parks and plazas
should be privately owned designed to be openly
accessible. A minimum size of pocket parks and
plazas should be 300 square feet and can be any
combination of hardscape and landscape.
Pathway/Greenway Connection
For development at the north, east or south edge of
the Station Area, publicly accessible space can be
provided by contributing to pathway connections
along the perimeter of the Station Area. Ideally,
a pathway connection will be augmented with
landscaping, seating and other amenities, but a
pedestrian or multi-use pathway connection along
the edge of a constrained site may not include
greenway elements. In certain instances, a pathway
connection may be combined with fire lane access,
but a drive aisle should not satisfy a public space
requirement.DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 145 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 85
Eastern Boundary of the Station Area, Looking North – Proposed Conditions
Eastern Boundary of the Station Area, Looking North – Existing Condition
This rendering is for illustrative purposes onlyDRAFT Attachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 146 of 232
STATION AREA FRAMEWORK
Accessible Rooftops
Although likely to be less common, some
developments may include a rooftop space that is
accessible to the public. In order to be considered
publicly accessible, there should be at least a 200
square foot area of common space with an easy
to navigate path of travel to the space. Accessible
rooftops do not need to be located on the top floor of
buildings. On-structure public space on top of lower
floors can help provide activation and protection.
Programming and activation of public spaces should
be crafted with the intent of unleashing the existing
and future creativity and resourcefulness of the
Station Area’s arts, cultural, and design community
to achieve community building through activation of
the public realm.
PUBLIC/PRIVATE INTERFACE
Ground Floor Activation
There is a distinction between visual and physical
activation of building ground floors, both of which
can contribute to the quality of the user experience.
Visual activation is about transparency and
providing the pedestrian with an engaging visual
experience into active ground floor businesses
as they walk down the street. Physical activation
includes interventions such as outdoor patios and
plazas. Opportunities for physical activation, through
architectural form and in providing opportunities to
gather, should be explored and encouraged as well
through streetscape spaces and architectural form.
The user experience in the Station Area will
largely be defined by the ground floor design and
programming. Ground floor facades and spaces
should be designed to open up onto the street
with transparent facades, roll up doors, operable
wall panels, and café seating. Residential and office
buildings should be designed to provide visual
interest on the ground floor in the short-term
through lobby space or other active space and
provide the potential for conversion to retail and
dining in the longer term when feasible.
Front of House and Back of House
An active ground floor and vibrant public realm is
only achieved through a fully-functional building
envelope and program. ‘Back of house’ functions
are essential to building operations, by addressing
trash services, deliveries and maintenance. Those
needs, however, do not often coexist well with more
publicly-oriented experiences. In the Neighborhood
TOD, traditional separation is encouraged and ‘back
of house’ uses should be visually minimized where
possible to allow for a more public façade along the
major corridors.
Furthermore, four-sided-design, aligned with the
City of Boulder’s standards, should be taken into
consideration when locating and designing service-
oriented areas or facades. DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 147 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 87
Neighborhood TOD Ground Floor Activation Example
Innovation TOD Ground Floor Activation Examples
Garage and roll-up doors
Active internal uses that
are visible from the public
realm
Cafe and patio seating
Traditional storefronts
Signage and wayfinding
key intersections of public
and private intersections
Notable building entries
Cafe and patio seating
Accessible rooftops
Increased visual
transparency along the
ground floor
Additional set-back to
accommodate private
realm gathering spaces
These renderings are for illustrative purposes onlyDRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 148 of 232
STATION AREA FRAMEWORK
SIGNAGE AND WAYFINDING
Signage and wayfinding should work as a common,
visually unifying thread throughout the 55th and
Arapahoe Station Area. Signage character, colors,
design, and materials should reflect the district
character and branding and maintain a similar visual
language to help residents, employees, and visitors
navigate throughout. Wayfinding should direct users
to local businesses and shared amenities. Gateways
should be designed to create a memorable and
recognizable entrance to the Station Area from
Arapahoe Avenue area while keeping in line with
established placemaking and branding.
STREETSCAPE DESIGN
Streets in the Station Area should be designed
with focus on providing an experience for all users
in addition to motor vehicles. Streetscapes are
especially important in TOD as it is intended that
there are more pedestrians and multimodal users
than in auto-oriented environments, who experience
the street at slower speeds and are more likely to
make unplanned stops or to linger in the public
realm. The street type improvements described
and illustrated earlier are intended to calm traffic
and provide safer facilities for all modes of mobility.
The streetscape design elements below should be
implemented with the intention to serve all users
and provide a range of experiences within the public
realm of the street. The “amenity zone” is the typical
location for elements listed below, which generally
exists between the building and open sidewalk space,
or between the sidewalk and the curb. The curb lane
can also be prioritized for public realm amenities
CASE STUDY
PRIVATELY OWNED PUBLIC SPACES (POPS)
San Francisco, CA
POPS are publicly accessible spaces in forms of
plazas, terraces, atriums, small parks, and even
snippets which are provided and maintained by
private developers. Their creation is linked to the
urban planning rules of the City which require
that a certain percentage of sites developed in
Downtown be accessible to all.
In the late 1960s, building codes neither required
nor encouraged development of public space at
street level, and accordingly most office towers
were built right to the edge of the property.
The few exceptions were in buildings where
developers sought density and height bonuses
and created public space as a condition for
approval. In the 1985 Downtown Plan the city
codified the conditions under which developers
had to construct publicly accessible open spaces,
which could be as diverse as plazas, greenhouses,
or atriums, but had to comply with standards of
landscaping, design, seating, and bathrooms.
The San Francisco Bay Area Planning and Urban
Research Association (SPUR) developed an
inventory of POPS, complete with a printable map.
SPUR has also made numerous recommendations
for improving the public’s experience of existing
POPS, including better signage, as well as
recommended standards for future POPS.DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 149 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 89
Conestoga Court, Looking East – Proposed Condition
Conestoga Court, Looking East – Existing Condition
besides parking.
• Lighting: A range of lighting solutions, ranging
from contemporary pedestrian lighting to art
pieces, can help to increase safety and activate
the Station Area after dark.
• Restaurant Patios: Allowing leasing of the amenity
space to restaurants can provide expanded
seating options and increased business, as well as
another options for diners, especially in the warmer
months.
• Outdoor Merchandise Display: Also known as
“sidewalk sales”, allowing businesses to display
merchandise within the amenity zone outside their
building can activate the street and add interest for
pedestrians.
• Play Elements: Creating play spaces within the
This rendering is for illustrative purposes onlyDRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 150 of 232
STATION AREA FRAMEWORK
RECOMMENDATIONS
• Require development in the area to contribute
to the network and hierarchy of public spaces
identified in this plan.
• Activate underutilized spaces in the Station Area
with temporary uses and pop-up activities.
• Establish a Privately Owned Public Spaces
(POPS) program to catalogue, map, identify and
promote POPS throughout the Station Area.
• Consider the creation of a Public Arts Plan
to inform future iterations of the Public Art
Program Implementation Plan or Committee
to ensure art selection and maintenance is
cohesive and consistent. Public Art should be
provided at major intersections and gathering
places within the Station Area.
• Update the existing FBC, or created an area-
specific FBC to strongly encourage active
ground floors along major thoroughfares and
pedestrian routes in this area.
• Identify secondary elevations/streets
(elevations that do not contain primary points
of entry or face primarily public spaces) where
back house services are appropriate.
• Develop a consistent look and feel for
signage and wayfinding so that messages are
recognizable, easy to read, and supportive of the
overall Station Area character.
• Provide wayfinding for all users including to/
from the BRT station, along bicycle routes, to/
from parking areas.
• Identify funding for streetscape improvements
within the Station Area and consider
opportunities for improvements and amenities
to be provided with new development.
• Design a flexible public realm that can
accommodate a variety of design elements
depending on how and where redevelopment
happens over time.
• Engage the community as streetscape designs
are created/expanded upon.
public realm ensures the street provides desired
uses and gathering spaces for people of all ages.
• Landscaping: Tree-lined streets provide shade
and other environmental and aesthetic benefits to
the streetscape.
• Art: Public art contributes to the sense of place
and can be an opportunity to showcase local
artists from within or near the Station Area. Art
can also contribute to business branding and
recognition.
• Passive Plaza Space: Other seating and gathering
spaces without direct programming provide
value for informal gathering or relaxing within the
streetscape as well.
• Micromobility Elements: As outlined further
in the Transportation and Mobility section, the
streetscape provides opportunities for bike
parking and other micromobility amenities. DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 151 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 91
3h: Placemaking
While the Station Area is full of successful uses
today, many community members identified the lack
of a cohesive identity and that there is no “there”
there. This generally means that there is currently
a lack of organization and activation of the Station
Area. This is exacerbated by the fact that there is
almost no housing in the Station Area today and
most businesses are operating from approximately
8 am to 5 pm. The vision for the Station Area
expressed by community members helps to remedy
these challenges with a diverse mix of uses that
includes retail, light industrial, mixed income
housing, and office. It includes new and improved
streets, as well as distributed mobility hub elements,
that will be comfortable and inviting for pedestrians,
cyclists and other micromobility users. These private
and public investments should be tied together with
a strong placemaking strategy.
Placemaking comprises a host of strategies and
interventions, including site design, architectural
design, public and quasi-public space, landscaping,
furnishings, public art, signage and wayfinding, and
branding. Elements related to experiential design are
addressed here while other supporting strategies are
included later in this and the next chapter.
GATEWAYS
Gateway elements can contribute to identity and
sense of place in the Station Area through arrival
and departure experiences. Gateways may include
signage, public art, and wayfinding elements. Key
locations of arrival and departure to the Station Area
include:
• At the proposed BRT stations
• Intersection of Arapahoe Avenue and Range
Street (entering from the west)
• Intersection of Arapahoe Avenue and 56th Street
(entering from the east)
• Intersection of 55th Street and Railroad (entering
from the north)
• Intersection of 55th and Tobys Lane (entering
from the south)
DISTRICT BRANDING
With the potential creation of a district for revenue
generation, design control, and other benefits comes
a major opportunity for branding and marketing as
well. Creating a cohesive and desirable place requires
a recognizable identity. For the 55th and Arapahoe
Station Area this should include a name, logo, and
placemaking strategies that are integrated with the
district branding.
District Branding Example DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 152 of 232
STATION AREA FRAMEWORK
55th and Arapahoe, Looking Northeast – Proposed Condition
55th and Arapahoe, Looking Northeast – Existing Condition
This rendering is for illustrative purposes onlyDRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 153 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 93
CASE STUDY
BLUEBIRD DISTRICT CASE STUDY
Denver, CO
The Bluebird District along Colfax Avenue in
Denver is an excellent example of a place that is
attractive and recognizable to people. Strategies
adopted by this district (Business Improvement
District, or a BID) that should be considered for
the 55th and Arapahoe Station Area include:
• Creation of a logo and color palette that is
relevant to local businesses and character;
• A website with information about the
businesses, events, and destinations within the
district;
• A statement of intent and tagline for the
district based on community values;
• Trashcans, sidewalk painting, and street
light banners with the logo and branding
incorporated;
• Sidewalk and landscaping maintenance and
cleanup to create the perception of a clean and
safe place to spend time;
• Provide support to arts programs in the form of
financial resources or organizational/ capacity
resources;
• Holiday lighting to create a festive atmosphere;
and
• Organization and promotion of district-wide
events to draw people to the area, create
district recognition, and bring revenue to local
businesses.
RECOMMENDATIONS
• Create a cohesive branding strategy with
input from the community for the 55th
and Arapahoe district. The strategy should
include a district logo, color and material
palette, and furnishings strategy.
• Implement recognizable and highly visible
gateways into the district that are in
alignment with and complementary to the
established district branding.
• Create a website, mission statement,
branded events in alignment with and
complementary to the established district
branding.
Bluebird District in Denver
DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 154 of 232
DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 155 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 95
4 IMPLEMENTATION
All of the various recommendations
illustrated in the Station Area Framework
require further consideration as to how they
will be achieved. Implementation strategies
are summarized in a comprehensive
matrix in this chapter and organized by
prioritization (phasing). One key element
to implementation will be the creation of a
district. The strategies and considerations
related to district creation are described in
greater detail as well.DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 156 of 232
IMPLEMENTATION
IMPLEMENTATION MATRIX
To achieve the various recommendations illustrated
in Chapter 3, numerous partnerships and funding
strategies will be required. The following matrix
further breaks down and prioritizes those
recommendations. Each priority recommendation
has an associated priority level, champion,
magnitude of order cost, measures of success, and
governing bodies likely required for approvals.
The priority levels are broken into four categories:
• Priority Level 1: Immediate, Near Term
• Priority Level 2: 5 – 10 years
• Priority Level 3: 10 – 20 years
• Priority Level 4: +20 years
$=$0-$99K; $$=$100-499K; $$$=500-$2M
Priority
Level Priority Recommendation Champion(s)Magnitude of
Order Cost
Measure of
Success
Place Types, Land Use, and Building Form
1
Consider expanding Boulder’s
form-based code to the 55th
and Arapahoe Station Area to
implement the envisioned Place
Types, active ground floors, and
building form characteristics.
City Departments: Planning
and Development Services,
PD&S
$Land Use Code Update
2 Create adaptive reuse guidelines
specific to buildings identified for
adaptive reuse in the Station Area
City Departments: PD&S,
Historic Preservation, Climate
Initiatives
$Adoption of Guidelines,
Land Use Code Update
(Re)development Opportunities
2
Consider financing incentives
to encourage developers to
follow redevelopment approach
as envisioned by the STAMP
(renovation/expansion, infill, or
redevelopment)
City Departments: PD&S,
Planning and Development
Services; Economic Vitality
$
Adoption of policy, Land
Use and Building Code
Updates
Transportation and Mobility
1 Initiate a Corridor Study on 55th
Street
City Departments: PD&S,
Transportation and Mobility $$$Completion of Corridor
Study
1
Identify and initiate transportation
pilot project opportunities in the
station area
City Departments:
Transportation and Mobility $$Completed pilot project
work plan DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 157 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 97
Priority
Level Priority Recommendation Champion(s)Magnitude of
Order Cost
Measure of
Success
1 Conduct Parking Study for the
inventory and management of on-
street parking in the station area
City Departments:
Transportation and Mobility $$Completion of Parking
Study
2
Develop Access Management Plan
for Arapahoe Avenue and 55th
Street
City Departments:
Transportation and Mobility,
Planning and Development
Services Engineering Review
$
Adopt updated policy
for the Station Area
within the citywide
Access Management
and Parking Strategy
(AMPS)
3
Develop Curbside Management
Plan for transportation network
companies
City Departments:
Transportation and Mobility $Completion of Curbside
Management Plan
Inclusivity and Affordability
1
Develop an organizational
structure to enable ownership and/
or management of affordable
commercial space (whether through
a district or other entity), and define
eligible tenants who will benefit
from affordable commercial space
(e.g. childcare, health services,
nonprofits) to support community-
serving uses
District and/or City for support;
Economic Vitality; Boulder
Chamber
$$$
Affordable commercial
spaces; new community-
supporting uses
2
Enable fees in lieu for affordable
housing paid by development in this
area to be channeled back to local
affordable developments (this may
be done through a district or other
entity that can use these funds to
buy down residential units in market
rate developments)
City Departments (for policy
change): Housing and Human
Services, PD&S; District for use
of funds $$
Investment in buy-down
of market rate units
(ownership and rental)
2
Implement maximum parking
standards and provide parking
standard relief to developments that
achieve target affordability rates
and densities. Discourage financing
that would not allow for shared
parking.
City Departments:
Transportation and Mobility,
Planning and Development
Services
$Land Use Code Update DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 158 of 232
IMPLEMENTATION
Priority
Level Priority Recommendation Champion(s)Magnitude of
Order Cost
Measure of
Success
Resilience and Climate Commitment
3 Apply decarbonization strategies
based on space and building
typology
City Departments: Climate
Initiatives, Planning and
Development Services
$Energy/ Building Code
Update
4 Increase the urban tree canopy
within the station area
City Departments: Urban
Forestry $$$Tree Canopy Coverage
Increase
Public Realm
2
Provide wayfinding for all users
including to/from the BRT station,
along bicycle routes, to/from
parking areas.
City Departments:
Transportation and Mobility,
Communication Vitality
$$Construction of
wayfinding elements
3
Establish a Privately Owned
Public Spaces (POPS) program
to catalogue, map, identify and
promote POPS throughout the
station area
City Departments: Planning
and Development Services,
Community Vitality
$Establishment of POPS
program
4
Design flexible streetscapes that
can accommodate a variety of
streetscape elements depending
on how and where redevelopment
happens over time.
City Departments:
Transportation and Mobility,
Planning and Development
Services
$$$
Completion of
conceptual streetscape
designs
4 Develop a Street and Pedestrian
Lighting Plan for the station area
City Departments:
Transportation and Mobility,
Public Works
$Completion of Lighting
Plan
Placemaking
1 Create a cohesive branding strategy
with input from the community for
the 55th and Arapahoe district.
City Departments: Community
Vitality, Arts and Culture;
Boulder Chamber
$
Completion of branding
strategy with community
consensusDRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 159 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 99
Priority
Level Priority Recommendation Champion(s)Magnitude of
Order Cost
Measure of
Success
2 Implement recognizable and highly
visible gateways into the district
City Departments: Community
Vitality, Arts and Culture,
Transportation and Mobility
$$Construction of gateway
elements
District Creation
1
Establish General Improvement
District and structure therein
including: funding mechanisms,
community benefits targets, land
use policy, and parking strategy.
City Departments: Community
Vitality PD&S, Finance $$
Establishment of
a District prior
to significant
redevelopment
DISTRICT CREATION
Given the growth potential of the Station Area,
there is an opportunity to use public financing
mechanisms for infrastructure and services that
benefit more than one property to support the
Plan goals. Public financing through a general
improvement district (GID) can leverage the strong
market demand to address community needs,
including parking provision and micromobility. As an
emerging theme within industrial mixed use areas,
there is also an opportunity to incorporate arts and
cultural amenities in the area. For example, similar
to the RiNo neighborhood in Denver, the GID can be
used to fund arts in the district and support artists
and/or maker space. This would allow the area to
develop and redevelop while adding some of the key
community benefits and amenities that draw people
to—and keep them in—the area. GIDs are formed for
specific public purposes that are not provided city
wide. Services that could be included in a GID include
structured parking, TDM programs, and transit
connections (microtransit).
Why a General Improvement District?
• Creates revenues through mill levies on properties
in the district or rates, fees, tolls and charges for
use of GID improvements and to construct and
maintain common infrastructure and amenities,
that in turn benefit the immediate area as well as
the larger community.
• Employs a tool that has been proven within
Boulder (e.g. CAGID, BJAGID), utilizing the GID
structure for governance, revenue tools, and
partnerships.
• Provides on-going and scalable funding for TDM
programs and management of shared structured
or on-street parking.
• Provides common set of services that are relevant
to tenants and owners within the area that are not
provided citywide.
• Can tailor to needs and resources of the area.
• Adaptable (e.g. can expand micromobility and art
beyond immediate station area).DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 160 of 232
IMPLEMENTATION
What Would a GID Do?
• Centralized, shared parking: enable developers
to buy into shared parking within the district,
reducing the parking required to be constructed
on individual sites.
• This would involve constructing a parking
structure within the district.
• Developers would join the district and buy into
this parking structure; in exchange for joining
the district, they would receive lower parking
requirements (e.g. through parking maximums)
and increased FAR on their development site.
• In addition to parking, this structure could be
designed to accommodate affordable housing
as well as first-floor affordable commercial
space (similar to the City’s approach to parking
structures it owns).
• Micromobility and Transportation Demand
Management (TDM): subsidize e-bike and
e-scootershare, carshare, as well as transit
benefits, such as the EcoPass and other TDM
programs, and provide bicycle parking within the
district.
• Art: curate and fund public art throughout the
district, and potentially include artist space within
the first floor of the district parking structure,
within the overall program for affordable
commercial space.
• Manage funds: depending on the depth of funding
sources that are available for this district (i.e.
the size of membership and value of member
properties), the district would manage these
funds and deploy them at times when specific
partnership opportunities emerge.
• Affordable commercial space: similar to the
City’s approach to first floor space in its parking
garages, the district can develop dedicated
affordable commercial space as a first floor use in
the district parking structure.
Key Benefits
• Enable developers to increase utilization of parcel
(through centralized parking, TDM programs to
reduce parking demand, height allowances)
• Provide community benefits (e.g. art,
micromobility)
• At a minimum, the district boundary would
encompass the Station Area. There is an
opportunity to expand beyond that boundary,
particularly for micromobility and art. In this case,
developers outside of the core district area could
opt into the GID to use its services
DISTRICT IMPLEMENTATION
1. Establish GID (property owners, staff, council)
»Property owners circulate petition signed
by a specified majority of property and
assessed value in the district area. The
petition asks city council to form the district,
specifies the purposes of the district (which
must be improvements and services not
provided throughout the city), the boundaries
of the district, and states whether any
property taxes or debt will be authorized.
»City Council holds a public hearing on the
petition. If the petition requests debt or tax
authorization, it is subject to a vote within the
district at a November election.
2. Identify available funding mechanisms /
sources of funds (district management)
»Mill levy - annual, ongoing funding for the
GID through a mill levy paid by property
owners as specified in the petition (which
may be when redevelopment plans are
entitled).
»Fees, rates, tolls and charges – levy fees on
services provided by the GID which are paid
to the GID to support community amenities
(e.g. art and micromobility/TDM).DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 161 of 232
55TH & ARAPAHOE STATION AREA MASTER PLAN • 101
»Explore creation of an urban renewal
district (in accordance with HB 15-1348) or
business improvement district (BID), which
would be distinct from the GID (although it
could have the same boundaries), to utilize
property or sales tax increment financing
(TIF) revenues to support GID expenditures
on community amenities.
»Potential for specific expenditures to
be supported by larger revenue sources
(e.g. General Fund allocations or CIP
commitments from the City), which could
be particularly important in the early years
of the GID prior to the district generating
sufficient funds to pursue its activities.
3. Establish targets for community benefits (uses
of funds) (staff, district management)
»Micromobility/TDM – subsidize shared
micromobility (e.g. e-bike and e-scooters,
carshare) and TDM programs (e.g. transit
passes) within the district.
»Arts – fund public art, explore opportunities
to provide affordable space for local artists
»Parking – building a parking structure,
purchase spaces in privately owned garages,
and other strategies as determined on a
case-by-case basis.
»Affordable commercial – enable affordable
commercial spaces on the first floor of the
district parking garage, utilizing a similar
model to what the City undertakes in its
parking structures.
»Affordable housing – secure a land
set-aside to enable affordable housing
development as part of the construction of
the district parking garage, partnering with
BHP or a similar organization to own/manage
this housing.
4. Establish land use policy as it relates to the
district (staff, council)
»To encourage membership in the district,
development allowances should be
maintained at current levels in the area;
then as developers entitle projects, increase
development potential with greater height
allowances in exchange for joining the
district.
5. Establish parking strategy for the district
(staff, council, district management)
»Establish land use categories with parking
maximums, in line with shared, unbundled,
managed, and paid (SUMP) principles.
»Maximize shared parking opportunities
between commercial and residential
developments.
»Require that parking be unbundled for new
residential multi-family developments.
»Manage all public on-street parking
demand through pricing.
6. Pursue development of parking structure with
affordable housing and affordable commercial
components
»Identify development site to acquire
(detailed soft parcel analysis).
»Establish funding agreement with
Council (to allow for site acquisition and
development while GID is still in early stages
of membership and generating lower levels of
revenue).
»Identify partner for affordable housing
(BHP or other similar entity).
»Establish guidelines for affordable
commercial space, using City’s existing
strategy for its parking structures as a guide.DRAFTAttachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 162 of 232
IMPLEMENTATION
Station Area MASTER PLANDRAFT Attachment B
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 163 of 232
• v
East Boulder
Subcommunity
Plan
Engagement Engagement
ScrapbookScrapbook
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 164 of 232
Engagement Scrapbook 1
Table of Contents
This scrapbook provides community members interested in engagement
in the East Boulder subcommunity planning process an opportunity
to follow along, to see what fellow participants are saying, and to
understand how this input is shaping next steps. Essentially, a diary
of completed engagement, this document includes details about
engagement events and activities, as well as key measurements of
participation and summaries of what the city heard. It will be updated
frequently throughout the 18- to 24-month process, with new versions
posted following engagement and outreach activities.
PURPOSEPURPOSE
How do I contact Subcommunity Planning Staff? Email us at subcommunityplanning@bouldercolorado.gov
INTRODUCTION ENGAGEMENT STAGES
Subcommunity Planning offers the opportunity for the city to work with community members in the collaborate space of Boulder’s Engagement Spectrum:
Subcommunity Planning in Boulder 1
Welcome to East Boulder 2
Tenets of East Boulder 3 Community Engagement
Integrated Engagement 4
Stakeholder engagement aligns with East Boulder subcommunity planning in three stages that aim to answer the following big-picture questions:
Who Is East Boulder? 6 (February - October 2019)
Who Do You Want To Be?46
(November 2019 - May 2021)
How Do We Get There? 113
(June 2021 - 2022)
Summary 135
INTRODUCTION
East Boulder is home to some of Boulder’s great businesses, urban parks and green spaces. This subcommunity is one of the city’s primary employment centers, with many local businesses specializing in scientific, research and technology sectors. There are also important local businesses in East Boulder, including construction industry professionals, warehousing and small-scale manufacturing.
With the community, this planning process will explore three questions: Who are we? What do we want to be? How do we get there?
It is important to be clear that this process is a path toward implementing the communitywide goals set out in the Boulder Valley Comprehensive Plan (BVCP). These goals are:
•Increase the diversity of housing types and the numberof affordable housing units throughout the city,including in commercial and industrial areas;
•Increase access to alternative modes oftransportation;
•Ensure that redevelopment and infill development
deliver buildings and public spaces of high-quality
design and create pedestrian-oriented neighborhoods;
•Achieve energy system resilience;
•Improve community capacity and resilience to naturaland economic disruptions;
•Reduce carbon emissions;
•Support climate stabilization;
•Support arts and cultural experiences as essential to
community well-being; and
•Support and retain small local businesses.
The city recognizes that residents, landowners and neighborhood groups likely have their own goals for their subcommunity. The planning process will seek to capture strategies that address both communitywide and local goals and provide a forum for discussion and decision-making in cases where these objectives may conflict.
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 165 of 232
2 Introduction
Tenets of Engagement
There are a number of different objectives that can apply to a collaborative
process. For this project, the city has adopted these basic tenets:
Build capacity of city stakeholders. Stakeholders in the subcommunity
planning process include residents, land owners, business owners, community organizations and public entities. Not all these groups or individuals share a common understanding about the city’s decision-making process and their own role in decision-making within the community. The subcom-munity planning engagement program will include educational opportunities that build stakeholder capacity to play a meaningful role in subcommunity and citywide
futures.
Provide inclusive, context-based participation opportunities. Not all
methods of engagement are appropriate for all subcommunities, neighborhoods or stakeholders. The subcommunity planning engagement program includes multiple strategies for participation that respond to stakeholder interests,
availability and facilities.
Deliver memorable experiences. Subcommunity planning creates a
comprehensive picture of an area of the city at a moment in time and produces a vision for longterm futures of community neighborhoods. Producing the material for this endeavor affords a lot of room for creativity in each phase of work. Participants in the subcommunity planning process should find the
process engaging and memorable.
Offer consistent and clear communication. It is critical that communication
about subcommunity planning maintain a consistent voice that connects stakeholders with information. Coordination among city leadership, staff and community members to deliver clear communication is a key component of the program.
Engagement
Welcome
East Boulder Community
The East Boulder Subcommunity plan will operate in the collaborate space of the Boulder Engagement Spectrum. This indicates that our participation goal is to “partner with the public in each aspect of the process including the development of alternatives and identification of a preferred solution.” As defined in the Engagement Strategic Framework, working in the collaborative space makes the following promise to the public: “we will work together with you to formulate solutions and to incorporate your advice and recommendations into the decisions to the maximum extent possible.” This type of engagement requires employing multiple methods for outreach, education, communication and participation to achieve successful outcomes through a transparent and democratic process.
Interested in learning more about the team’s approach to community engagement? Check out the community engagement plan on the project website!
As Boulder itself has changed and evolved over the years, so has East Boulder. As one of the industrial and business centers of the city, East Boulder serves as an incubator of small local businesses that have gone on to great success. Residents and council noticed that East Boulder is on the cusp of change, where community and businesses needs are different from the past. And so, we are embarking on the first subcommunity plan in over twenty years! Through a subcommunity plan, we as a community can be more intentional and play a role in the type of change that we would like to see in East Boulder and map out how East Boulder might look in 25 years. The BVCP goals will be at the forefront of our community discussions and subcommunity planning process.
The East Boulder Subcommunity Plan will set the stage for evolution and innovation in East Boulder to achieve citywide goals and celebrate the subcommunity’s unique identity.
to East Boulder
- 3 -
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 166 of 232
4 Introduction
WHO
STAGE 1
WHAT
STAGE 2
HOW
STAGE 3INTEGRATED INTEGRATED
ENGAGEMENTENGAGEMENT
A collaborative process requires that community
input is integrated into the plan throughout
the scope of the project. While there are six
phases that make up the scope of work for a
subcommunity plan, stakeholder engagement
aligns with this program in three stages that aim
to answer the following big-picture questions:
PROJECT PROJECT
TIMELINETIMELINE
The project’s timeline directly coorelates and was
planned for community engagement throughout
the process.
- 5 -
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 167 of 232
6 Wh0 is East Boulder?
Stage 1: This stage of engagement is intended
to be an opportunity for data collection as well
as reflection. Engagement efforts will collect
information about the subcommunity history
and stories, special places, character and unique
attributes. This stage will also look to community
members to identify sites, spaces, and issues
within the subcommunity that are valued or
that need improvement. Staff inventory and
analysis will be vetted with community members
to confirm or critique data-based assumptions
about the area.
WHO IS
EAST
BOULDER?63rd StThe subcommunity boundaries include Arapahoe Avenue on the south, Foothills Parkway to the west, Valmont Road, Lake Center Office Park and the Municipal Airport on the north end and 63rd Street to the east.
LEGEND
City Limits
East Boulder
Sources: Esri, Airbus DS, USGS, NGA, NASA, CGIAR, N Robinson, NCEAS, NLS, OS, NMA, Geodatastyrelsen, Rijkswaterstaat, GSA, Geoland, FEMA, Intermapand the GIS user community
Always ON and TOP
City Limits
Subcommunities.lyr
SUBCOMMUNITY
East Boulder
Base Layers - DO NOT
EDIT
Railroads
Streets
ROADCLASS
ALLEY
HIGHWAY
LOCAL STR
MAJOR ROAD
MINOR ROAD
PED MALL
<all other values>
Wetlands Group Layer
Active/Proposed
Category
High Functioning Wetland
High Functioning Wetland
- 25' Buffer
High Functioning Wetland- 50' Buffer
Low Functioning Wetland
Airport Rd
Independence Rd
Arapahoe Ave
Valmont Rd
Pearl Pkwy
55th StFoothills PkwyAttachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 168 of 232
8 Wh0 is East Boulder?
Valentine’s Day Campaign 2019
What Do You LOVEWhat Do You LOVE
The Valentine’s Day campaign posed the question, “What do you LOVE about
East Boulder?” Using a brightly decorated comment box and heart shaped
comment cards, we placed boxes at several locations to hear what people
love about East Boulder. We received a variety of responses.
What We Heard
The city received 106 unique comments (including quite a few people with great sense of humor and some with wonderful dogs). Of these, 71 of the 106 comments fit into key themes about the East Boulder area, including:
1.Sense of Community2.Scenic Quality3.Open Space and Parks4.Recreational Trails and Amenities5.Accessibility6.Lack of Traffic Congestion7.Rural Character8.Area Businesses9.Affordability
How will we use this input?
The input provided informs our understanding of important local landmarks, key area features, and the subcommunity’s identity. These are captured in the project Inventory and Analysis Report, Chapter Three, Community Identity.
- 9 -
about East Boulder?
Date: February 13 - 20, 2019
Number of Comments: 106
Locations: Vision Quest Brewery, Baby Goat Coffee House, Humane Society of Boulder Valley, Foothills Hospital, and Ozo Coffee Co. at 5340 Arapahoe Ave.
Advertising: social media postings on February 14 and project website
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 169 of 232
10 Wh0 is East Boulder?
- 11 -
Citywide Open House:
East Boulder Subcommunity Plan Table
What’s Up Boulder?What’s Up Boulder?
The What’s Up Boulder event is a citywide open house event held once
a year. This event allows the public to learn about the city’s top projects
and services, see clear timelines and hear how community members can
impact decisions about our future, all at one time and location. The East
Boulder Subcommunity Plan hosted a booth at the event. This was a venue
to allow community members to share general comments and concerns
about the subcommunity with the project manager.
What We Heard
•Interest from local residents and workers in improving sidewalks and bikeaccess in the area
•Area residents who experienced the 2013 flood wanted to know how the
plan might impact mitigation strategies
•Some local residents mentioned the importance of being able to find good
rental options in the area
•Valmont Dog Park is a popular and cherished destination
There were a few comments about perceived needs, such as a grocery store, recreation center, and no parking zone. A few expressed concerns about noise from the road and rail and new housing or office buildings in the area.
How will we use this input?
The input provided informs our understanding of what subcommunity features are frequently utilized by the community and suggestions on improvements. For example, comments on the lack of pedestrian/bike access supported the idea of hosting a walkabout to further explore and understand connectivity.
Date: April 4, 2019 from 5:00 - 7:30pm
Number of Participants & Comments: 20
Location: Jewish Community Center, 6007 Oreg Ave.
Advertising: All City Email, Advertisement in community newsletter, Advertisement in P&R Guide, Library Guide, Facebook Ads, Twitter, Daily Camera ad, 200 hardcopy flyers posted around the city, and Nextdoor
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 170 of 232
12 Wh0 is East Boulder? 13
Call for Collaborators for the East Boulder
Date: Applications opened April 4, 2019 and closed April 22, 2019
Number of Participants: 26 applicants, 20 were selected, and 19
accepted. Two community connectors were selected and a Planning Board
liaison was elected.
Advertising: East Boulder website, Planning newsletter, What’s Up
Boulder, physical flyers (at Ozo coffee in Flatirons, Baby Goat, Spruce Café),
direct email, social media (Nextdoor, Facebook, Twitter), staff participation
in East Boulder Leadership Committee meeting, word of mouth
Working GroupWorking Group
The East Boulder Subcommunity Plan is using a working group to help
develop a collaborative process between Boulder community members and
the subcommunity planning team. The group is charged with representing
diverse stakeholder interests, sharing information with their communities,
and encouraging the participation of other stakeholders in the planning
process.
About
The Call for Collaborators launched at the What’s Up Boulder event with hard-copy and online application opportunities. The application period was open for 18 days and staff received 26 applications. Staff used a rated ranking system to rate application responses and made recommendations to the planning director for the appointment of working group members.
This was also a pilot for the Community Connector Program. Community Connectors are natural relationship builders who are trusted within their own neighborhoods. These individuals partner with the city in connecting with residents from underrepresented communities, sharing the lived experiences of their neighbors, and co-designing materials for the East Boulder Working Group. This is a paid position with the city and their Community Connector workload is in addition to their Working Group responsibilities. The city team collaborated with AMISTAD to identify and invite two Community Connectors to participate in the program.
To learn more about the East Boulder Working Group, you can check out their website.
Erin BagnallPeter AweidaJulia Dullien
Matt Applebaum
Ben Molk
Kristen Miller Laura Kaplan Patty Smith Aaron Johnson
Kenneth MacClune
Lori Call
Not pictured:Ana Karina CasasLucy ConklinAaron CookLeticia GarciaJustin HartmanAdam KrollTim O’SheaJudith Renfroe Elizabeth Dawn WilliamsJeffrey Wingert
- 13 -
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 171 of 232
14 Wh0 is East Boulder?
Two members of the East Boulder Working Group are part of the city’s
Community Connectors Program. Community Connectors are community
members who are contract employees with the city, working to ensure that
the voices and perspectives of underrepresented communities are heard
and integrated throughout the East Boulder Subcommunity Plan process.
For the East Boulder process, the city engaged El Centro Amistad to identify
excellent community connectors for this project.
Working Group Working Group
Community Connectors Community Connectors
About
As part of the East Boulder Working Group, Ana and Lety, two Spanish-speaking Promotoras de Salud, serve as Community Connectors – natural relationship builders who are trusted within their own neighborhoods. Community Connectors partner with the city in connecting with members of underrepresented communities, sharing the lived experiences of their neighbors, and co-designing programs and materials with city staff.
Reflecting a commitment to racial equity, city staff have contracted with El Centro AMISTAD to ensure that Ana and Lety receive compensation for their time, expertise, and established Latino community networks. To support fuller participation, interpretation and translations services are also provided.
Ana and Lety have been instrumental in engaging members of the San Lazaro and Vista Village communities through co-designed and culturally-relevant focus groups, sessions, and discussions, helping to integrate the voices and perspectives of underrepresented communities throughout the Working Group process.
Reflections
“Being part of the East Boulder Working group has been both eye opening and a rewarding experience. Working with and voicing out the needs, worries, and the experience of the Spanish speaking residents of this specific area has been a humbling and rewarding experience. Working in the project has being a learning experience and has giving me insight into the working mechanism the leads to change and development in our city. Having this experience has made me realize how the voices of the working class immigrant community have been left out in the past, but now the city of Boulder has a resolution to change this and bring the voices of our most vulnerable community members to the table.” - Ana Karina Casas Ibarra
“I believe my community feels, well, we feel a bit important, because -honestly- we recognize that we have been taken into account. Not only myself in this group. Now that I was offered to be part of it and participate, that is very important to me because ... the Latino Community is being considered and, in this case, to get to know their needs. And that, was truly very important.” - Leticia Garcia
East Boulder Working Group
- 15 -
Leticia Garcia Ana Karina Casas
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 172 of 232
16 Wh0 is East Boulder?
- 17 -
On-site, In-person Outreach
WalkaboutWalkabout
The city engaged Walk2Connect to host a “Walkabout” of the area
northwest of 55th and Arapahoe. The event helped staff to work with
engaged community members on identifying areas of interest and concern
that may impact the planning process. The Walkabout explored the Ball
Aerospace and Boulder Community Health areas. Walking a predefined
route through the study area, community members were able to share
thoughts about the space and provide guidance for staff and note the
locations of environmental issues and hazards.
What We Heard
Participants wrote down their observations and the key themes included:
•Missing links include bike lanes, crosswalk striping, ADA infrastructure,
sidewalks, bus stops, bus shelters, and bus signage.
•Wayfinding and public space were scarce while ugly, unpleasant facades
and litter were abundant. While there were many benches, the placement
seemed to be inconvenient and not conducive to use.
•The Boulder Creek Path is well-marked, but connecting paths are not clear.
•Many paths through the area are discontinuous.
•There is a lack of uniformity in character throughout the area and too muchsurface parking. Art and murals would be a nice addition to the area.
•Trees are unevenly dispersed and at times lacking.
•Road crossings and parking lot entrances seemed unsafe, oftentimes
because entrances are wide and have fast traffic. Without wide paths,
pedestrians felt unsafe walking near fast moving traffic.
•The area lacked lighting, comfort, and appeal for pedestrians.
How will we use this input?
Participants’ input pinpoints how the subcommunity is lacking in the pedestrian experience and safety. Participants’ observations and thoughts provide a qualitative perspective that supplements the quantitative data in Chapter 8, Transportation, of the Inventory and Analysis Report.
Walking Tour
Date: April 24, 2019 from 11:45 a.m. - 1:15 p.m.
Number of Participants: 8 community members and 6 city staff
Route: The tour started at Blackbelly’s parking lot, cut across the parking
lots to 55th Street, continued on Western Avenue, turned north on Range
Street, down Commerce Street, across to Foothills Medical Campus, and
through the Ball Aerospace campus to arrive back at Blackbelly.
Advertising: Boulder Walks Facebook page
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 173 of 232
18 Wh0 is East Boulder?
- 19 -
East Boulder Working Group (EBWG)
Meeting #1Meeting #1
The first working group meeting included group member introductions
followed by a bus tour of the subcommunity. The tour included four
stops and was intended to provide working group members with a broad
understanding of the variety of land uses throughout the area. At each stop,
staff specialists provided some background information of the area, any
ongoing planning work and identified key features. Working group members
asked questions and shared their expertise among each other.
What We Heard
Key input from working group members was centered around amenities, connectivity, affordability, and character. Some desired amenities identified by the group included more dining options at Flatiron Office Park, a grocery store by Lake Center Office Park, and a bike store and food options by Valmont City Park to accommodate events and uses. Group members described that the area should remain affordable and keep the small business feel. Lack of character and multimodal options was a frequent concern.
Stop #1: At Flatiron Office Park, members described that the business park could use improvements to better support pedestrians. They also identified that improvements such as adding bike lanes and bikes shares will make bike commuting more attractive.
Stop #2: At Lake Center Office Park, connectivity was again a concern, with missing path connections to the multiuse path running along the North Boulder Farmers Ditch. Several members cited the current IM zoning as a barrier to adding food/dining options. Some expressed the potential for housing here because of the presence of great views and a multiuse path.
Stop #3: Excitement was high at Valmont City Park due to the wide range of planned uses. Different modes of transportation to access the park and dealing with parking congestion during high-use days/events were concerns.
Stop #4: At the intersection of 55th Street & Arapahoe Avenue, working group members described a need for pedestrian-friendly connections to businesses in the area and more community-serving retail. Improvements such as street trees, sidewalks, and public art will increase the sense of community but the area should remain affordable and accessible.
How will we use this input?
The working group’s input deepened the planning team’s understanding of key areas of the subcommunity from a multitude of perspectives: residents, business owners, and employees. Their input is included throughout the Inventory and Analysis Report. Feedback also offered ideas of improvements and services that working group members would be most interested in seeing.
Welcome & Site Tour
Date: May 20, 2019 (make-up tour: June 12, 2019)
Number of Participants: 16 working group members (4working group
members participated at the make-up tour) and 5 city staff
Tour Route: The starting point was at the OSMP Hub within the Flatiron
Office Park. The second stop was Lake Center Office Park, near the Boulder
Municipal Airport. The third stop was at Valmont City Park. The last stop
was at Blackbelly at the intersection of 55th Street and Arapahoe Avenue
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 174 of 232
20 Wh0 is East Boulder?
- 21 -
East Boulder Working Group (EBWG)
Meeting #2Meeting #2
This working group meeting included a Planning 101 presentation by
the city’s planning director that covered decision-making in planning, the
Boulder Valley Comprehensive Plan as a guiding document, and how zoning
regulates the built environment through the Boulder Revised Code. The
city’s engagement manager moderated a discussion on communications
commitments among the working group and between the working group
and the public. View the full meeting notes here.
What We Heard
The group made some key decisions about communication among the working group:
• A majority of the working group decided that an email group would be the
preferred way to share information and discussion among each other, where
members of the public can sign up to observe, similar to the Council Hotline.
• Group exercises will include time for reporting out.
The group also made some key decisions on communications between the working group and the public:
• Several members expressed the desire for separate seating for members of
the public to observe and allow working group members to sit together.
• A majority of the working group would like the public to reach them through
a variety of methods, including BeHeard Boulder and an online comment
form on the working group webpage. Staff will compile all comments and send them out to the working group; working group members can choose to respond on the group email or address comments at meetings.
• A majority of the working group would like to set aside 10 minutes for open comment at the beginning of each meeting.
• A member of the public and working group members stressed the importance of acknowledging public comments.
How will we use this input?
The working group and community input directly established how the working group will communicate with the public. Staff set up an email group for community and working group members to communicate among each other, with the sign-up for community members on the project website. In addition, staff set up online opportunities to comment on both BeHeard Boulder and the project webpage. Future working group meetings set aside 10 minutes as the start of each meeting for open comment and an area for members of the public to sit.
Planning 101
Date: June 24, 2019
Number of Participants: 17 working group members,
7 city staff, and 4 members of the public
Location: OSMP Hub, 2520 55th St
Advertising: Project website, Planning newsletter, two consectutive Daily Camera’s Sunday News for City Hall notices, and direct email to East Boulder Working Group members
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 175 of 232
22 Wh0 is East Boulder?
- 23 -
What We Heard
The full summary of the meeting is available online.
1.Small Local Business: East Boulder is valued for its service industrialbusinesses and as a good place for start-up, small, local, nascentcompanies; preservation of these types of businesses is critical. Membersexpressed concern about commercial gentrification.
2.Arts & Culture: East Boulder has many isolated neighborhoods, including theunrealized gateway to the city along Arapahoe Avenue. Local services andretail are critical to the subcommunity’s gritty, quirky, and patchwork nature.
3.Design Quality & Placemaking: The subcommunity is missing a north/south multi-use corridor and typical residential neighborhood featuressuch as parks, schools, grocery stories, and libraries. People working in thesubcommunity tend to not leave their workplaces.
4.Housing Affordability & Diversity: Housing would be more exciting andefficient along transit corridors and integrated into existing light industrialareas, possibly creating future mixed-use areas.
5.Resilience & Climate Commitment: Typically, the places that flood arenot appealing due to their lack of resiliency and vegetation. However,stormwater control can help create beautiful places and public amenities.
6.Balance of Future Jobs & Housing: Issues of getting around East Boulderwere discussed and improvements were suggested for bike connectionsbetween the Foothills Medical Campus and business park north of it,between Airport Road and Valmont Road, and between the South BoulderCreek Path and Flatirons Park. Arapahoe Avenue, Valmont Road, PearlParkway, and industrial streets are unpleasant for pedestrians. Transitwould be improved if there was bus access along Airport and bus serviceto Longmont. With the high volume of cars traveling on 55th Street andCherryvale Road, members were concerned that neighborhoods south ofArapahoe Avenue could be negatively impacted if more amenities wereoffered at 55th and Arapahoe.
How will we use this input?
Working group feedback is included throughout the Inventory and Analysis Report. Six suggested questions from the working group were posed to the community during the engagement events from August 4-10. They were:
•Where do you go to experience art and culture in East Boulder?
•What kinds of businesses would you like to see more of?
•If appropriate housing were available, would you consider living in East
Boulder?
•My experience riding the bus to/from East Boulder is…Excellent/Good/Poor/
Very Poor. What makes your experience either poor or good?
•My experience along the Boulder Creek Path in East Boulder is…Excellent/
Good/Poor/Very Poor. What makes your experience either poor or good?
•How often do you visit Recycle Row (CHaRM, Resource, and Eco-Cycle)?
East Boulder Working Group (EBWG)
Meeting #3Meeting #3
This working group meeting included an overview of the East Boulder
Subcommunity data-based inventory and an Inventory Working Session
conducted by working group members. Members split into six teams,
with each team focused on a BVCP focus area. Each group produced an
inventory map that documented a perspective about East Boulder’s existing
conditions. They also created three questions to ask community members
at upcoming outreach events. There were no public comments at the start
of this meeting.
Existing Inventory
Date: July 24, 2019
Number of Participants: 17 working group members, 7 city staff, and 4 members of the public
Location: OSMP Hub, 2520 55th St
Advertising: Project website and direct email to East Boulder Working
Group members, two consectutive Daily Camera’s Sunday News for City Hall
notices
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 176 of 232
On-site & In-person Outreach Series
24 Wh0 is East Boulder?
- 25 -
Do you live in the City of Boulder?
In-person
Overall Series Summary
Who? What? Where?Who? What? Where?
During this engagement blitz, staff looked to community members to
identify sites, spaces and issues within the subcommunity that are valued
or that need improvement. The Who? What? Where? series included pop-up
sessions to meet stakeholders in the community during their daily activities.
Working Group members and city staff asked participants six questions,
took additional comments, and provided informational handouts about the
project. The group held a total of 9 events in 6 days.
Who We Heard
By meeting members of the community where they visit, eat, recreate and play, we were able to hear a wide variety of voices in the community:55 hospital staff and visitors at the Boulder Community Hospital
Cafeteria over the lunch hour;36 families, cyclists, and dog owners at Valmont Bike Park
32 families, softball players, and spectators during league play at the
Gerald Stazio Softball Fields;22 residents, families, and fans of Zumba classes at San Lazaro Park;
21 members of the workforce at the food trucks in Flatirons Office Park over lunch;20 pedestrians, employees who were out for lunch and performance
cyclists along the Boulder Creek Path;13 theater-goers at the Boulder Dinner Theater before a Sunday matinee performance;13 commuters and pedestrians during rush hour at RTD stops; and,
8 recyclers and reusers at Recycle Row
How will we use this input?
The feedback and results from this engagement phase have been shared with the East Boulder Working Group, City Council, boards and commissions, and the public. Based on topic, both aggregated responses and comments are
included in relevant portions of the Inventory and Analysis Report. The input collected from this exercise helps establish a holistic understanding of the subcommunity’s existing conditions and experiences.
Boulder
Other
Westminster
Broomfield
Arvada
Denver
Boulder
County
Dates: Sunday, August 4 to Friday, August 9, 2019
Number of Comments: 220
Locations: Boulder Dinner Theater (5501 Arapahoe Ave), 48th Street and Arapahoe Avenue bus stop, 55th Street and Arapahoe Avenue bus stop, food trucks at Flatiron Office Park (5775 Flatiron Pkwy), Gerald Stazio Softball Fields (2445 Stazio Dr), Valmont Bike Park (5333 Valmont Rd), Boulder Community Hospital Cafeteria (4747 Arapahoe Ave), Boulder Creek Path (55th Street and Pearl Parkway), and Recycle Row including Resource Central, Eco-Cycle, CHaRM (6400 Arapahoe Ave), and San Lazaro Park
Advertising: Project website, BeHeard, Working Group members,
Planning Newsletter, and the city engagement calendar
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 177 of 232
On-site & In-person Outreach Series
2726 Wh0 is East Boulder?
- 27 -
Online Findings
Who? What? Where?Who? What? Where?
Following the in-person engagement, a similar feedback form on BeHeard
Boulder was posted. This provided an opportunity to capture input
from both daily users and those who live in other parts of the city. We
asked participants about their relationship to East Boulder, the types
of businesses that draw them to the area, arts and culture, recreation,
housing, and transportation. Over half of respondents utilized the freeform
comment space to share their thoughts and concerns about East Boulder.
Who We Heard
By hosting a feedback form on BeHeard Boulder, we were able to hear from those who were unable to make it to an event or preferred to participate online. Participants: 62 members of the community living in Boulder
13 members of the community living within Boulder County; and,
3 members of neighboring communities
Engagement on BeHeard Boulder skewed more towards those who live in the city (79 percent), homeowners (94 percent), those over 55 (53 percent), women (59 percent), white (71 percent), and those who make over $100,000 annually (42.4 percent). This is in line with the general trend for Boulder’s online engagement.The online engagement had more participants who lived in Boulder (79 percent) than in-person events (39 percent).
While we had a handful (six percent) of respondents who live in the subcommunity, most (53 percent) live near East Boulder. 23 percent work or own a business in the subcommunity. Others volunteered, took classes, or visit East Boulder regualarly. Half of respondents visit East Boulder daily, 37 percent more than once a week, and 13 percent less than that.
How will we use this input?
Online input is used in the same way as in-person feedback; they have been be shared with the East Boulder Working Group, City Council, boards and commissions, and the public. Responses are aggregated with in-person feedback when possible to fully represent this phase of enagement. Alongside comments, they are included in relevant portions of the Inventory and Analysis Report.
Hispanic
Prefer not to say Prefer not Asian
2 or more races65+
55-64
35-54
White >$150,000
$100,000-$149,999
$50,000-$99,999
$25,000-$49,999
<$25,00025-34
Age Race/Ethnicity Income
What is your primary interest in the East Boulder subcommunity?
6%15%
17%
6%
I live in the subcommunity
I live near the subcommunity
I work in the subcommunity
I own a business in the subcommunity
I own property in the subcommunity
Other
Do you live in the City of Boulder?
BeHeard (online)BeHeard (online)
Boulder
Boulder County
Dates: Monday, August 12 to Sunday, August 25, 2019
Number of Comments: 79
Location: BeHeard Boulder at www.beheardboulder.org
Advertising: Project website, BeHeard, Working Group, Planning Newsletter, and Nextdoor
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 178 of 232
28 Wh0 is East Boulder?
- 29 -
Arts and culture is a key focus area of the East Boulder Subcommunity
Plan. The subcommunity is home to many art studios, creative businesses,
maker-spaces, and performance venues. To learn more about community
members’ interest and engagement with the arts in East Boulder, we set up
shop at the Boulder Dinner Theater before a matinee show of Beauty and
the Beast. As theater-goers entered the BDT Stage, we asked six questions
and recorded their responses and comments. On BeHeard Boulder, we
asked respondents about arts and culture in East Boulder — both their
perception and where they go to experience it.
What We Heard
We learned that the Boulder Dinner Theater is quite the destination! Families travel as far as Colorado Springs to attend shows in East Boulder.
At the BDT, 85 percent of attendees travelled from outside of Boulder. Other cultural destinations in the area that people visit include the Jewish Community Center (JCC) and churches. We found that 82 percent of participants at the BDT consider East Boulder a destination for arts and culture.
Attendees at the BDT were not the only ones to consider East Boulder an arts and culture destination. We asked the question, “What kinds of businesses do you visit most often in East Boulder?” at six other events during this engagement blitz; one-tenth of the responses said that they came to East Boulder for arts and culture.
However, through the BeHeard engagement, the opposite seemed to be true; 81 percent did not think of East Boulder as an arts and culture destination. “There is no where to go...” one commenter wrote. However, the other 19 percent seemed to know more about the arts and culture scene in East Boulder, listing many destinations: Theatre O, Spark Theatre, a glass studio, musicians at breweries/distilleries, Naropa, Boulder Community Health, Kettle and Spoke, theater camp, artist studios, Coupe Studio, Frequent Flyers, Rocky Mountain Theatre for Kids, Avalon Ballroom, KGNU, and Open Studios. The BDT was mentioned by 23 percent of online respondents.
The comments online generally supported arts and culture, but the chief concern is that rents will rise in East Boulder and price out artists.
How will we use this input?
Responses are incorporated into the arts and culture section within Chapter 10: Community Well-Being and Safety in the Inventory and Analysis Report, and were shared with the city’s Office of Arts and Culture. This input will also inform initial concepts during Phase 3 of the subcommunity planning process, as the working group and project teams work to identify big ideas and small changes to to positively impact East Boulder.
Arts & Culture Findings
Who? What? Where?Who? What? Where?
Do you consider East Boulder a destination for arts and culture?
BDT (in-person)BeHeard (online)
No - 81%
Yes - 19%
Yes - 82%
No - 18%
On-site & In-person Outreach Series
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 179 of 232
30 Wh0 is East Boulder? 31
- 31 -
The unique businesses within East Boulder are a destination for
community members and visitors, from grabbing a meal at a foodtruck
or the hospital cafeteria to shopping and recycling at Recycle Row. To
gain an understanding of what brings people to East Boulder, working
group members and staff asked participants what business types they
visit most often in East Boulder at six events and on BeHeard Boulder.
Throughout conversations with the East Boulder Working Group and prior
engagement events, many people have suggested the kinds of businesses
they would like to see in the subcommunity. Building upon that, a question
was included at two events asking particpants what additional kinds of
businesses they would like to see in the subcommunity.
What We Heard
“What kinds of businesses do you visit most often in East Boulder?” People love their food and restaurants options in East Boulder from coffee shops to breweries (170 responses, 76 percent). Being able to access medical and health services was a key use for 42 percent; this was most critical at the hospital. Some commented that they chose this option because the hospital was their employer while some indicated they were both employee and patient. East Boulder also has a high concentration of auto services that are highly utilized. Arts and culture and recreation are valued by participants. All of these uses help to build a strong, diversified business base in the subcommunity.
At Recycle Row, users fell into two camps: one-third were daily visitors and two-thirds were infrequent ones. Many were shopping at Recycle Row, and respondents at Recycle Row were twice as likely to request more general merchandise businesses than participants at other pop-up locations (11 percent vs. five percent on average).
“What kinds of businesses would you like to see more of?” This question was posed at the Stazio Ballfields, Valmont Bike Park, and San Lazaro; the answer was overwhelmingly Food/Restaurants (43 responses, 56 percent). The second most popular choice was Apparel/Accessories at 23 percent. While responses at all locations were in agreement on food/restaurants, different locations had different responses for other businesses; San Lazaro showed a strong desire for medical/health services while demonstrating little interest in additional arts and culture businesses. At Stazio and Valmont, respondents showed the opposite desire and would like to see more arts and culture. Many write-in comments included: children’s park by San Lazaro, skateparks, sports/bike shops, more biking trails, pools, baseball fields, open space, and low- and moderate- income housing.
How will we use this input?
Based on past community feedback, a lack of food and restaurants was a frequently mentioned complaint. However, many people come to East Boulder for food and restaurant options. Many of the businesses that were write-in responses for food and restaurants were not in the subcommunity, so a misunderstanding of East Boulder’s boundaries could be confusing the issue. Regardless, food and restaurants are highly desired and add vibrancy to the community, and aligns with the 2019 Citywide Retail Study. People would also like the subcommunity to build upon arts and culture organizations that already exist in East Boulder, which can create a regional draw and enhance the subcommunity’s character. It will also be key to preserve the businesses that many already use, such as auto services and medical/health uses.
Business Findings
Who? What? Where?Who? What? Where?
Food/Restaurants
Med/Health
Auto Services
Arts and Culture
Recreation
Profess Services
Gen Merch
Home Improvement
Apparel/Accessories
Banks
Furniture
Education
What kinds of businesses do you visit most often in East Boulder?
On-site & In-person Outreach Series
Darker colors indicate in-person responses.
Lighter colors indicate BeHeard responses.
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 180 of 232
32 Wh0 is East Boulder?
- 33 -
East Boulder has a range of recreation opportunities, from from softball
league games at Stazio to bike races at Valmont Bike Park, that bring
people to the subcommunity from far and wide. Valmont City Park is
the city’s only regional park and is meant to serve the entire regional
community while attracting visitors from outside the community. The
subcommunity has many different multiuse paths running through. It is a
place to play with dogs, bike to breweries, and have fun.
Recreation Findings
Who? What? Where?Who? What? Where?
What We Heard
“What kinds of businesses do you visit most often in East Boulder?”
People are dedicated to recreation and love their outdoor activities. While not a business use, recreation was mentioned by 15 percent of responses, including dog parks, Valmont Bike Park, frisbee golf courses, Peak Physique, trails, open space, exercise facilities, ballfields, parks, and multiuse paths for biking, running and walking. Other recreation spots that are not in the subcommunity but frequently came up were the East Boulder Recreation Center, the Flatirons Golf Course, and birding at Sombrero Marsh and Walden Pond. Stazio and Valmont Bike Park accounted for almost all the recreation responses. One commenter mentioned that they liked to see the diversity of users and recreators around East Boulder; the subcommunity certainly has a plethora of recreation opportunities that members of the community enjoy. Online, a majority (60 percent) considered East Boulder a destination for recreation and 40 percent did not.
At in-person events and online, people added their thoughts for how to improve East Boulder — by adding recreation and open space. Suggestions included: a children’s park by San Lazaro Park, more open space and better disc golf coures (also recommended by the Valmont City Park Concept Plan). Safety was important too, both physical and environmental. Some suggested improving the safety at crossings for both pedestrians and cyclists and correcting for blind spots along multiuse paths for cyclists. Others were concerned about homeless activity along the path.
“How often do you visit this [recreation] area?”
The most frequent recreators are along the Boulder Creek Path. Almost all participants along the Boulder Creek Path said they use it daily or more than once a week. At Valmont Bike Park, almost three-quarters visit the park daily or weekly. At Stazio, half of respondents were daily or weekly users of the ballfields. Stazio also had the most regional draw; people all over Boulder County came to play or watch games, as well as coming from Denver or other surrounding counties. Some only come to East Boulder for the ballfields. How will we use this input?
Feedback is incorporated into Chapter 10: Community Well-Being and Safety in the Inventory and Analysis Report. The information is also shared with the city’s Parks and Recreation, Open Space, and Transportation departments. This input will also inform initial concepts during Phase 3 of the subcommunity planning process.
Daily
> once per week
< once per week
Never
Boulder Creek Path Valmont Stazio
Do you consider East Boulder a destination for recreation?
BeHeard (online)
Yes - 60%No - 40%
On-site & In-person Outreach Series
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 181 of 232
34 Wh0 is East Boulder?
- 35 -
Increasing housing options in Boulder is a key focus area of the East
Boulder Subcommunity Plan. One of City Council’s Affordable Housing
Goals is to increase affordable housing to comprise 15 percent of the
city’s housing stock and address the citywide imbalance between city-area
jobs and the availability of housing. As a primary employment hub, East
Boulder is home to many employers and jobs, but has only one residential
neighborhood in the subcommunity, San Lazaro Park. To gauge community
members’ interest in living in East Boulder, we asked if people would
consider living in East Boulder at eight different events and online. We
also recorded what types of housing would meet their needs or was most
appealing.
What We Heard
Many were excited by East Boulder as an area for future housing and the opportunity to live in Boulder. Boulder’s outdoorsy spirit were echoed in respondents comments about why they would love to live in Boulder: outdoor activities, open space, recreation opportunities, and extensive trail system. In East Boulder, the views and reduced traffic congestion were also factors for why East Boulder is an appealing spot for housing.
At the in-person events, 61 percent of respondents do not live Boulder, and 61 percent said they would consider living in East Boulder. However, the 61 percent that do not live in Boulder are not the same 61 percent that would like to live in East Boulder. All locations were more likely to respond to “yes” to the housing question except for participants at the Community Hospital (43 percent) and Recycle Row (38 percent). Almost 22 percent of online respondents do not live in Boulder and 38 percent would like to; 20 percent might consider it. Responses fell into three camps:
•Yes please! — excited about living in East Boulder, The biggest factorwas affordability. The types of preferred housing ranged widely. Thisdemographic trended towards those in their 30s to 40s working in the area.
•Yes, maybe — might live in East Boulder if they could have their ideal house.These respondents were generally older with families/children.
•No way! — already own their dream home and could not envision moving toEast Boulder. They frequently cited liking downtown/western side of Bouldermore. Others disliked how expensive Boulder is, the smell, trains, the loss
of small town charm, high number of people already in Boulder, and high
congestion in the area. A few brought up their concerns that if multifamily
housing was built, that they should not too expensive or luxury units. Withinthis camp, there were passionate comments about the intensity and densityof current development already being too much and changing the character
of nearby neighborhoods.
Other comments mentioned their preference to buy instead of rent, have more options outside of the Affordable Housing Program, have more places to rent, and create affordable housing without gentrifying East Boulder and pushing out San Lazaro residents. Some respondents would like to see mixed-use housing, senior housing, workforce housing, and housing for younger adults. The most suggested type of housing was affordable housing; however, affordable price points vary from person to person. Some offered suggestions for the area: more transit, creating an RV park, and reusing empty buildings.
How will we use this input?
Responses are incorporated into Chapter 9: Housing in the Inventory and Analysis Report and will help the planning team and working group consider housing concepts for the area. This feedback was also shared with the Department of Housing and Human Services.
Housing Findings
Who? What? Where?Who? What? Where?
If appropriate housing were available would you consider living in East Boulder?
In-person BeHeard (online)
No - 42%Yes - 38%
Maybe -
20%
Yes - 61%No - 39%
On-site & In-person Outreach Series
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 182 of 232
36 Wh0 is East Boulder?
- 37 -
Design Quality and Placemaking is a key focus area of the East Boulder
Subcommunity Plan, and this includes transportation and connectivity. How
are people linked to transit, workplaces, services, and parks? At eight Who?
What? Where? events and on BeHeard Boulder, we sought to answer those
questions. At two bus stops, riders were asked how often they rode the
bus to/from East Boulder, if their employer provided an EcoPass, and their
experiences riding the bus. At Flatiron Office Park, the Foothills Medical
Campus, and on BeHeard, visitors and employees were asked if they felt
safe walking around and if there was enough car parking in East Boulder.
What We Heard
In East Boulder, driving and biking are the easiest options while walking and busing are much more difficult. Both the in-person events and online engagement produced similar results. 84 percent of total participants drove to East Boulder, 12 percent biked, three percent walked, and one percent rode the bus. Some of the comments might explain why so few walked or bused. People like that there are more bike paths and less congestion in East Boulder than downtown Boulder. However, there were comments from the online feedback form that said East Boulder has too much traffic and congestion and that the community could not handle more people.
Respondents would like more bus routes, increased frequency, more hours in the evening, designated bus lanes (which the East Arapahoe Transportation Plan recommends), more EcoPasses or lower bus fares, and first- and last-mile connections. From the pedestrian side, improving the 55th and Arapahoe intersection and reducing the “sketchy” portions along the creek and pedestrian paths would encourage more people to walk. Making the paths more dog-friendly would also encourage people to walk their dogs around the neighborhood instead of going to the dog park. Crossing Arapahoe on foot or on bike should be easier and safer. People like being able to walk to food and restaurants but cannot easily do so in East Boulder.
At the two bus stop events, a majority of participants (69 percent) did not live in Boulder and most (62 percent) rode the bus regularly and were provided a bus pass by their employer. A high percentage (92 percent) rated their experience riding the bus to/from East Boulder as Good or Excellent. The most dissatisfaction centered around the poor condition of bus shelters though it did not seem to impact the rating of their experience. Some were extremely frustrated by how infrequently or late buses came.
At two locations and on BeHeard, we asked about safety and walking around East Boulder. The majority (69 percent) said they felt safe, 20 percent said they did but only during the day, three percent said they did not feel safe, and the rest were unsure. Others added comments about sketchy areas, fear of being alone on the path, bicycle speed, or dangerous intersections. At Flatirons Park, almost all respondents felt safe at all times of the day.
At Flatirons Park and the hospital, responses were very divided on parking. At Flatirons, almost all respondents said that there was enough parking. One said not during peak times. At the hospital cafeteria, 55 percent said there was not enough parking at the hospital. 45 percent said there was enough parking. However, one comment said they would rather deal with the current parking than build more.
How will we use this input?
Much of this feedback reinforces that we’ve heard through other engagement events and through the working group. It supplements the recommendations in the East Arapahoe Transportation Plan, and feedback is captured in Chapter 8: Transportation in the Inventory and Analysis Report. What we’ve heard will also guide conversations about commuting with employers and other community members in the area.
Transportation Findings
Who? What? Where?Who? What? Where?
How did you get here today? How do you most often get around East Boulder?
In-person BeHeard (online)
Yes - 38%
Drove - 82%
Biked - 15%Biked - 10%
Transit
Walked
On-site & In-person Outreach Series
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 183 of 232
38 Wh0 is East Boulder?
- 39 -
San Lazaro Findings
Who? What? Where?Who? What? Where?
San Lazaro Park is both outside the city boundaries and within the East
Boulder subcommunity limits. We looked to community members of San
Lazaro to understand the existing residential community within East Boulder.
During the Who? What? Where? engagement window, the Community
Connector Working Group members asked participants five questions about
residents’ daily lives, took additional comments, and provided informational
handouts about the project.
What We Heard
We heard from 22 San Lazaro residents, almost three-quarters of whom have lived at San Lazaro for over six years and of those, two-thirds have lived at the park for over ten years.
Almost half of San Lazaro respondents travel more than ten miles to their job; only one person traveled less than one mile.
Most children of the respondents (84 percent) take either a school bus, RTD bus, or both to travel to school. Sixteen percent of respondents either drive children to school or carpool with other parents.
“What kinds of businesses would you want to see in East Boulder?”
Some of the results to this question resonated with responses heard from other in-person events. Over half of San Lazaro respondents (57 percent) would like to see more food and restaurant options, including a market/grocery store. However, it is clear that businesses that sell apparel and accessories and medical and health services are as important to the community as more food options as almost half of the respondents would like to see more of these businesses in the neighborhood. A few commenters mentioned Walmart as a more affordable shopping/grocery option. This is in line with the Citywide Retail Study that found apparel and affordable goods to be the top request as well.
“What improvements would you like to see?”
The overwhelming response was clean water. Many respondents shared their thoughts on the water quality in San Lazaro, and that they would like access to city water that can be used for cooking and drinking. Almost as overwhelmingly, respondents desired access to city services (including services for children/youth, and other city programs). There is a strong desire to receive the same services and quality of life as those who live within city boundaries.
Other desires include recreation centers that are nearby and good public transportation.
How will we use this input?
The feedback and results from this engagement phase will be shared with the East Boulder Working Group, City Council, boards and commissions, and the public. The input collected from this exercise helps establish the current conditions and wishes of the residential community within East Boulder and will be included in the Inventory and Analysis Report.
Food/Restaurants
Med/Health
Auto Services
Arts and Culture
Recreation
Profess Services
Gen Merch
Home Improvement
Apparel/Accessories
Banks
Furniture
Education
What kinds of businesses would you want to see in East Boulder?
On-site & In-person Outreach Series
Dates: Monday, August 26 - Friday, August 30, 2019
Number of Comments: 22
Locations: San Lazaro Park, Thursday night zumba classes
Advertising: Communications through Almistdad Community Connectors
Darker colors indicate responses at Valmont and Stazio.
Lighter, hatched colors indicate responses from San Lazaro.
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 184 of 232
40 Wh0 is East Boulder?
- 41 -
What We Heard
The full summary of the meeting is available online.
1. Small Local Business: How do we make improvements to East Boulder without displacing local businesses (Commercial Gentrification)? Create business incubation programs that create opportunities for small businesses to start and thrive in the area, such as subsidies and incentives.
2. Arts & Culture: How do we reveal and celebrate the “underground” creative culture of East Boulder to broader community? Authenticity is key, and we need to include local community members and artists in the process and creation of art. Highlight gateways, transportation corridors (roads and bike paths), and buildings with art tied to the area.
3. Design Quality & Placemaking: How can the sense of East Boulder’s identity/character be strengthened? By creating a gateway experience when you enter Boulder from the east, including improving the Legion Hill Overlook and adding a “Welcome to Boulder” sign on Arapahoe Avenue, similar to the overlook on 36. East Boulder needs to retain its unpolished character, and we should identify places that people are most attached to.
4. Housing Affordability & Diversity: Where would you recommend housing be integrated with existing businesses and land uses? Since the area is mostly designated for industrial/manufacturing uses, members highlighted possibilities for mixed use housing that are near public transit, open space, or great amenities, including office parks and the areas by: 47th Street, west of Valmont City Park; 57th Street, west of KOA Lake; the Humane Society; 63rd Street, near Xcel Energy; Arapahoe from 55th to the eastern edge of the subcommunity. Working group members expressed their limited knowledge of the area and that some of these areas may be unsuitable for housing with more research and consideration.
5. Resilience & Climate Commitment: How do we make sustainable and resilient practices easier for East Boulder businesses and landowners? Embrace density so that parking and housing can be focused near services and transit. Try to build where there are existing buildings instead of new construction that might become flooded. This will preserve also open space and maximize green space.
6. Balance of Future Jobs & Housing: How do we reduce the number of single-occupancy vehicles traveling to East Boulder? Improve the ease of the transportation experience for bike and foot traffic. Improve the transit experience with more buses, routes, and supplemented EcoPasses. Embrace density for both housing and concentrating service-oriented businesses to create destinations.
How will we use this input?
The ideas generated during this session will be shared with project teams and city staff. As an initial brainstorming effort, this input will start the process of identifying potential policies, programs and capital projects that could have positive impacts on East Boulder in the future. These ideas will be refined and further explored as the project moves forward.
East Boulder Working Group (EBWG)
Meeting #4Meeting #4
This working group meeting included three public comments, an overview
of the Municipal Service Center, a discussion of emails the working group
has received to date, an engagement recap of the Who? What? Where?
series, and an hour-long working session. Members split into six teams,
with each team focused on a BVCP focus area and corresponding question
raised at the EBWG Meeting #3. Each group produced a map or matrix with
big ideas that they then categorized based on level of effort and impact it
would take to implement their ideas.
Big Ideas and Major Challenges
Date: August 28, 2019
Number of Participants: 15 working group members, six city staff, and four members of the public
Location: 5050 Pearl St, Municipal Service Center
Advertising: Project website and direct email to East Boulder Working
Group members, and the city’s engagement calendar, two consectutive
Daily Camera’s Sunday News for City Hall notices
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 185 of 232
42 Wh0 is East Boulder?
- 43 -
East Boulder Working Group (EBWG)
Source: Jeffrey Beall, www.commons.wikimedia.org/w/index.
This working group meeting included four comments from members of the
public, an overview of the Boulder Municipal Airport given by the airport
manager, a presentation on the Transportation Master Plan Update, and a
30-minute working session. Members split into four teams, with each team
focused on a mode of transportation (driving, biking, walking and riding the
bus in East Boulder) and corresponding feedback from the EBWG Meeting
#4. Each group produced a map to propose improvements on each mode of
transportation.
What We Heard
The full summary of the meeting is available online. Due to time limitations, working group members did not report out at this meeting. Groups will continue their discussion on the following topics and report out on October 23, 2019.
1.Walk East Boulder: Identify new sidewalks or multiuse path connections,prioritize proposed pedestrian improvements, and identify intersections inneed of pedestrian crossing improvements.
2.Bike East Boulder: Identify routes that need a bike connection and locationsthat would benefit from a shared mobility station. Share your perspective onindoor versus outdoor bike parking and storage for area workers.
3.Ride East Boulder: Identify areas that are underserved by transit/bus service,areas that need a new bus stop, and priority first/last mile connections forarea workers, residents and visitors.
4.Drive East Boulder: Identify addtional north-south and east-west roadwayconnections that would improve the area and mark areas that could useadditional parking and areas that could use less parking.
How will we use this input?
The location-specific ideas generated during this session will be shared with project teams and city staff. This was a deeper dive into different modes of transportation within East Boulder, building upon earlier brainstorming efforts. This input will serve as a starting point for creating a complete transportation network in East Boulder. Working group recommendations will be vetted with Transportation staff. The working group, community and staff will continue to refine and develop these ideas as the project moves forward.
Meeting #5Meeting #5
Transportation
Date: September 25, 2019
Number of Participants: 19 working group members, 9 city staff, and
4 members of the public
Location: 3327 Airport Rd, the Boulder Municipal Airport
Advertising: Project website, direct email to East Boulder Working Group members, and the city’s engagement calendar, two consectutive Daily Camera’s Sunday News for City Hall notices
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 186 of 232
Transportation Follow Up and Process Check In
44 Wh0 is East Boulder?
- 45 -
East Boulder Working Group (EBWG)
Meeting #6Meeting #6
This working group meeting started with a report out of last meeting’s
discussion on transportation improvements (driving, biking, walking
and riding the bus in East Boulder). Senior Transportation Planner Jean
Sanson, was available to answer questions. Kathleen King, the project
manager, provided an update on the project progress and how the working
group’s time will be focused on land use and mobility options for the
next few months. A week prior to the meeting, staff sent out a survey
to working group members about the meeting format and community
engagement, and the survey results were discussed. The group was
interested in extending their commitment from the original 12 meetings to
better align with the project schedule.
What We Heard
The full summary of the meeting is available online.
1.Walk: Signalized crosswalks or similar methods should be installed nearSan Lazaro and along Valmont Road, 55th Street, and Arapahoe Avenue(to access the Jewish Community Center and the Naropa campus) to helppedestrians cross safely.
2.Bike: There is a missing component of the bike network to connectGunbarrel to East Boulder (from 55th to 63rd Street) that is critical tocomplete. Mobility stations for bicycles, e-scooters, and e-bikes could beused for last-mile connections if safe speeds could be enforced. Long-termbike storage might make biking more appealing to bike commuters.
3.Ride: Transit needs to be high-frequency, especially at peak times toencourage ridership. Smaller towns, such as Breckenridge, provide a goodexample of high frequency network in low-density towns. so. Integratingthe bus pass with a bike system that allows 30 minutes of free use wouldbe convenient; current B-Cycle prices are too high. In addition, free parkingincentivizes people to drive; charging for parking or employer cash outincentive programs might encourage behavior change. The working groupmembers acknowledged that future land use would impact transit.
4.Drive: Working group members identified the intersections around 55thStreet and Valmont Road/Pearl Parkway as confusing, as well as creatingdifficulties for San Lazaro residents entering and exiting their neighborhood.Walnut Street is a dead end, and there should be a road connectionfrom Walnut to Pearl. Pros and cons of arterial access were debated,but members considered centralized parking a viable option to reducecongestion by connecting people to buses, bikes, and microbility options.The retail plaza at 55th and Arapahoe has parking issues, and across thesubcommunity, there could be opportunities for shared parking models.
With the update on project progress, it was clarified that the working group will focus on mobility and land use concept development as it impacts the entire subcommunity. Scenario testing will occur in Q2 2020 and a consultant will be hired. There will be a survey during the project’s midpoint, and members debated the merits of a survey and who will be surveyed. Staff and council will be looking for wide public support on one of the scenarios and understand that complete consensus in the working group is unlikely.
There was discussion on the working group meeting format and how to best use the time and working group. Ideas included: more reading/homework, more surveys to the working group, advanced notice on dicussion topics, subcommittees for a deeper dive, summary of key points for reading, and extending the working group meeting commitment to align with the project schedule.
How will we use this input?
The focus area ideas are now posted online and working group members can add more ideas. The mobility ideas will be assessed with city staff and used to develop potential transportation network scenarios. Staff will streamline the meeting format to allow for more group discussion time and generate more discussion from the group.
Date: October 23, 2019 at the Municipal Service Center (5050 Pearl Street)
Number of Participants: 17 working group members, 8 city staff, and no
members of the public
Location: 5050 Pearl St, Municipal Service Center
Advertising: Project website, direct email to East Boulder Working Group members, and the city’s engagement calendar, two consectutive Daily Camera’s Sunday News for City Hall notices
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 187 of 232
46 What Do We Want to Be?
Stage 2: This stage of engagement provides
stakeholders with the opportunity and
freedom to be visionary about the future of
the subcommunity and identify how their
neighborhood will contribute to citywide goals.
Stakeholder input will contribute to the
development of vision statements for each goal
area that will guide assessment of alternative
future scenarios.
Community member participation will provide
essential feedback on tradeoffs and choices
for the future direction of the subcommunity.
Reaching a diverse range of people in this
process, including employees, employers and
current residents of the subcommunity will be
critically important.
All of this feedback will help the Working
Group make recommendations for a preferred
alternatives and shape the components of the
plan.
Airport Rd
Independence Rd
Working Group members iterate concepts with city staff through diagrams and dialog.
WHAT DO
WE WANT
TO BE?
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 188 of 232
- 49 -
48 What Do We Want to Be?
East Boulder Working Group (EBWG)
Meeting #7Meeting #7
Working group members met at the Palo Park Community Center before
the meeting to tour the Palo Park development and visit a Habitat for
Humanity home currently under construction with Flatirons Habitat
Construction Director, Jonah Kinchy. Following the tour, Senior Housing
Planner Jay Sugnet presented information on affordable housing program
and answered questions from the group. The group then worked through a
land use exercise to determine which areas of the subcommunity might be
appropriate for a change in land use that incorporates housing and which
areas should be reserved for industrial uses.
What We Heard
A full summary is available online.
The group considered a number of the subcommunity areas or neighborhoods appropriate for a change in land uses that could integrate housing development. Incorporating new uses along major transit cooridors was a priority for the group, with interest in coordinating new uses at the intersection of 55th Street and E Arapahoe Avenue with the planned regional mobility hub at this location.
Other areas the working group identified for potential change in uses included Flatirons Park, the land west of 55th Street that currently includes the Corden Pharma site, and office and industrial parks on the north and south sides of Pearl Parkway.
Areas identified as unlikely to change or areas that the group did not indicate an interest in changing uses included Flatirons Medical Campus, land surrounding the county jail and San Lazaro Park.
How will we use this input?
The group’s work on changing land uses and integrating housing options will help build overall land use concepts for East Boulder. Three land use concepts will be developed over the coming months to serve as “alternative futures” of what East Boulder might look like in 2040. These alternative future concepts will be tested against citywide goals to learn how changes could impact the future of the subcommunity and the city.
The group will continue to develop and refine land use concepts over the next few months with a focus on integrating commercial and retail uses, arts and cultural uses and considerations for floodplain management.
Housing
Date: November 20, 2019
Number of Participants: 19 working group members, 8 city staff, and 1 member of the public
Location: 3295 Palo Pkwy, at the Palo Park Community Center
Advertising: Project website, direct email to East Boulder Working Group
members, and the city’s engagement calendar, two consectutive Daily Cam-
era’s Sunday News for City Hall notices
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 189 of 232
- 51 -
50 What Do We Want to Be?
Eisenhower Eisenhower
Elementary SchoolElementary School
Growing Up Boulder (GUB) at
What We Heard
Growing Up Boulder’s Report on East Boulder Subcommunity Planning is available here.
Analysis revealed that many students and parents (96%) spend time in East Boulder. Their favorite places to visit in the area include Arapahoe Ridge “Rock” Park, Boulder JCC, and Boulder Creek/South Boulder Creek. Their favorite types of activities include Nature & Trails, Parks & Playgrounds, and Arts & Culture.
Student recommendations for improvements in East Boulder centered around play, nature, and inclusivity. They advocated for better bike paths, parks, and playgrounds, as well as environmental amenities (more trees, gardens, and organic farms). Students also suggested increasing wheelchair-friendliness of paths and recreational equipment in parks and recreation centers.
In terms of introducing new facilities into East Boulder, students advocated for indoor and outdoor play spaces (ex. parks), as well as facilities for learning (ex. museums) and animal interaction (ex. cat and dog parks).
Through the family homework, parents advocated for safety and quality of life improvements, such as increasing the number of public bathrooms and creating wider, separated bike paths.
How will we use this input?
The plan will consider the student prioritization of play, nature, and inclusivity in shaping East Boulder’s future. Student ideas and recommendations will be shaped with the working group, public, and city staff for consideration during the concept development phase of work.
As as part of their “Communities” unit, 2nd grade students at Eisenhower
Elementary School learned about East Boulder and participated in weekly
engagement sessions to inform the EBSP. Students were asked what they
liked and what could be improved about East Boulder. They researched
ideas and crafted recommendations for East Boulder. During the last
engagement session, students presented their recommendations for the
subcommunity to city staff, East Boulder Working Group members, and
community residents.
Date: February 13 - 20, 2019
Number of Comments: 106
Locations: Vision Quest Brewery, Baby Goat Coffee House, Humane
Society of Boulder Valley, Foothills Hospital, and Ozo Coffee Co (5340
Arapahoe)
Advertising: Twitter, Instagram Stories
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 190 of 232
- 53 -
52 What Do We Want to Be?
Growing Up Boulder (GUB) at
San Lazaro San Lazaro
Park PropertiesPark Properties
What We Heard
Growing Up Boulder’s Report on East Boulder Subcommunity Planning is available here.
Parents and children at the event were both interested in seeing the improvement and addition of parks and playgrounds in East Boulder. Older children hoped to see more frequent bus service and better connectivity in their community. Parents were concerned about water quality.
Seventy-five percent of children at the event spent time in East Boulder. Favorite places amongst children included Valmont Bike Park, Valmont Dog Park, and Boulder Creek/South Boulder Creek Paths. Their favorite types of activities included Parks & Playgrounds, Sports, and Arts & Culture.
Sixty-six percent of adults at the event spent time in East Boulder. One reason given for not spending time in East Boulder was, “I like to go (to) places or cities where there is more cultural diversity.” The list of parents’ favorite places included Avalon Ballroom, Boulder Creek and Paths, and Valmont City Park.
How will we use this input?
The plan will use this input to identify more culturally relevant activities in East Boulder. San Lazaro children and parent interests will be shared with the working group, public, and city staff. Ideas and recommendations will be considered during the concept development phase of work.
GUB hosted an engagment session about the EBSP for residents of San
Lazaro Park, located in East Boulder. Following dinner and an introduction
to the EBSP, families completed worksheets and engaged in discussion
about East Boulder. Children and parents were asked if they spent time in
East Boulder, what they liked about East Boulder, and how East Boulder
could be improved.
Date: October 23, 2019
Number of Participants: 12 children and youth (ages 4 - 15), five parents, one GUB staff member, one GUB/CU undergraduate intern, one Boulder High School student/member of the Youth Advisory Opportunity Board (YOAB), one project assistant/EcoArts Promotora, one City of Boulder staff member
Location: 5505 Valmont Rd , San Lazaro Park Community Center
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 191 of 232
- 55 -
What We Heard
Growing Up Boulder’s Report on East Boulder Subcommunity Planning is available here.
Seventy-one percent of Thorne youth spend time in East Boulder. When asked, “why not?,” the one reply we gathered was, “I don’t live near here, but come every once inawhile.” They selected these top five favorite places to visit in East Boulder:
1. Boulder Creek/South Boulder Creek Paths2. Thorne Nature Experience3. Coffee (Ozo and Baby Goat)4. Snarf’s Sandwiches5. Valmont Bike Park
Student recommendations for what East Boulder should add varied widely and expressed youth’s growing interests and passions. They included:
1. Build a Teen Hangout Space2. Create a Wildlife Preserve3. Add more Public Art4. Add a Progresh Store (indoor sports)5. Make East Boulder more lively to walk through6. Expand Snarf’s Sandwiches7. Put money towards conservation of creeks, rivers, lakes, and ponds8. Add a store specializing in reptiles9. Improve bike trails10. Allocate more money for historical site preservation11. Include more interactive gaming locations, such as Time Warm Video andComic store12. Add a Young Eagles program
How will we use this input?
The plan will use this input to align potential land uses and future recommendations with youth interests. Student recommendations will be considered for the development of a preferred alternative concept as well as future recommendations for programs and projects in the area.
54 What Do We Want to Be?
Growing Up Boulder (GUB) at
Thorne Nature Thorne Nature
ExperienceExperience
GUB and Thorne Nature Experience co-hosted a two-hour event in which
students participated in a bird-banding session for the first hour, and EBSP
engagement for the second hour. During the EBSP engagement, students
filled out worksheets and discussed what they liked, what they would like
to see, and what could be improved in East Boulder. Students also gave
suggestions for improving East Boulder based on the six focus areas of the
Boulder Valley Comprehensive Plan (BVCP).
Date: October 16, 2019
Number of Particiants: 15 students (ages 11-18), 2 Thorne staff members, 1 GUB staff member, 2 GUB/CU undergraduate students, and 2 city staff
Location: 1466 63rd St, Thorne Nature Experience
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 192 of 232
Overview and 2020 Roadmap
- 57 -
56 What Do We Want to Be?
East Boulder Working Group (EBWG)
Meeting #8Meeting #8
Working group members met at the OSMP Hub. Manager of
Comprehensive Planning Jim Robertson and Engagement Manager Sarah
Huntley presented on the role of the working group in the creation of the
East Boulder Subcommunity Plan (EBSP), including accomplishments and
what is to come. Group members learned about the Station Area Master
Plan (STAMP). The group then worked through an exercise with Senior
Planner Jean Gatza to consider ways to improve group operations.
What We Heard
A full summary is available online.
Working in small discussion groups, members considered ways to improve the working group’s process which were later reported out to the entire group. The subject of ideas ranged from content, decision-making, and logistics to advertising and engagement.
Regarding the the 55th & Arapahoe STAMP project, members requested staff create a timeline showing milestones and deadlines pertinent to the working group process, as well as greater explanation of the similarities and differences.
How will we use this input?
The working group’s ideas will be organized into areas of items for immediate action and items for more consideration. Members and staff will continue to prioritize ideas and evaluate how best to implement ideas.
Staff will increase efforts to ensure that working group members and the public understand the purpose of each working group meeting, and how the group’s input will help inform the East Boulder Subcommunity Plan.
Date: January 22, 2020 at the
Number of Participants: 14 working group members, eight city staff,
one consultant, two members of the public
Location: 2520 55th St, OSMP Hub
Advertising: This project’s working group webpage, the city’s website home page calendar, the city’s website engagement calendar, the Planning and Development calendar on the Planning Board webpage, email to the East Boulder Working Group members, and in The Daily Camera’s Sunday paper for City of Boulder Public Meetings on January 19 and 26, 2020
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 193 of 232
- 59 -
58 What Do We Want to Be?
BeHeard Boulder
Community Ideas BoardCommunity Ideas Board
As part of the What Do We Want To Be phase of engagement, an “Ideas
Board” was created on BeHeard Boulder to collect ideas from community
members. Participants are asked to answer the question “What would
you like to be able to do/see/visit/experience in East Boulder in 2040?”.
Community members are able to post ideas for their neighbors and other
visitors to the website to react to. There is also a comment option which
allows participants to comment, like or share each posted idea.
What We Heard
Participants have been submitting a range of great ideas! We’ve heard great interest in building out a more comprehensive transportation network in East Boulder as well as support for the development of 15-minute neighborhoods and mixed use, walkable communities.
Community members have also expressed a desire to maintain affordability for businesses in the area and making sure that Boulder still has space for important service-oriented industries.
How will we use this input?
The ideas and comments submitted are informing land use and transportation concepts during the concept development phase of work. Ideas that include policy, program or project recommendations will be included and evaluated with other community, stakeholder and staff recommendations.
Online Findings
Date: February 2020 to present on BeHeard Boulder
Comments: 13 ideas submitted, 10 comments and 41 “likes”
Advertising: BeHeard Boulder; project website, social media channels
(Facebook, Twitter, Nextdoor)
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 194 of 232
- 61 -
60 What Do We Want to Be?
East Boulder Working Group (EBWG)
Meeting #9Meeting #9
The Working Group met at the Spark Theater in East Boulder. At the
beginning of the meeting city staff from the Office of Arts & Culture
presented an interactive survey to working group members that contained
many different types of public art. Members could vote instantly on how
they felt about that type of art, and if they felt it was a good fit for East
Boulder. After this, the group broke out into discussion groups, where they
spoke about examples of other cities with public art, how to integrate public
art into East Boulder, and other questions.
What We Heard
A full summary is available online.
The working group was clear about art and artists being a defining characteristic of the East Boulder neighborhood. The group supported maintaining and supporting East Boulder as a place to create art; view art; purchase art; and display art in public.
The Working Group discussed how the patchwork nature of East Boulder and it’s poor transportation options made it difficult to know that certain creative businesses existed, and to access them.
The combination of art with other retail and food amenities was a large point of discussion. Co-locating creative businesses with other types of businesses would create a destination that would draw people to East Boulder, and support the success of the creative businesses.
However, balancing new uses without pushing out existing small businesses through rising commercial rents was a large group concern. The group was interested in a number of potential policies and redevelopment opportunities that could support the low cost of living and commercial spaces that artists require.
The group also wanted to retain the existing cultural aspects of the neighborhood: the multicultural communities, connection to nature, and patchwork of gritty, quirky, industrial/service/artistic identity.
How will we use this input?
Staff will research case studies of transitioning industrial areas and useful policies that can be used to prevent commercial gentrification and displacement.
The subcommunity planning process will also review potential land use options that can support a mix of creative businesses, increased retail and food uses, and artist housing while retaining the character of East Boulder. The process will also work to develop new transportation connections through the neighborhood and improved wayfinding.
Arts and Culture
Date: February 26, 2020 at the
Number of Participants: 15 working group members, nine city staff, and
one members of the public
Location: 4847 Pearl St, The Spark Performing & Creative Arts
Advertising: This project’s working group webpage, the city’s website home page calendar, the city’s website engagement calendar, the Planning and Development calendar on the Planning Board webpage, two consec-tutive Daily Camera’s Sunday News for City Hall notices, email to the East Boulder Working Group members
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 195 of 232
14- 63 -
62 What Do We Want to Be?
The purpose of this meeting was to continue developing land use
concepts and hold a discussion about the future of the floodplain. City
of Boulder Floodplain Administrator, Christin Shepherd, P.E., CFM shared
information about understanding flood zones and development. This
was the first meeting held in a virtual enviroment via video and phone
conference call, based on members willingness to meeting during the
COVID-19. (Due to the City of Boulder’s committment to its core value of
community safety and it proactively took steps to limit potential social
spreading of COVID-19 by offering engagement in safe ways.)
Meeting #10Meeting #10
East Boulder Working Group (EBWG)
What We Heard
•Support for smart (re)development in and near the floodplain: balancing
safety, nature, and beauty with multi-use areas, and thoughtful structures.
This might include encouraging creative flood control measures that are
also amenities for public spaces and emphasizing natural-looking greenspaces. This might also include focusing residential or increased density /focused redevelopment in the 500-year floodplain (or no floodplain) instead
of 100-year floodplain. Consideration of high groundwater.
•Interest in considering opportunities in and near Flatirons Business Park.
The area is located near the confluence of Boulder and South Boulder
Creeks, yet the business park did not experience significant damage during
the 2013 flood. Working group members envision potential reuse of existingparking lots and structures to meet goals.
•Support for increasing residential housing options and 15-minute
neighborhoods, especially along Arapahoe Avenue ensuring flood mitigationand safe design is addressed.
•General consensus that the 100-year floodplain regulations should not beextended to the 500-year floodplain, but that redevelopment in the 500-year floodplain should be well-tailored to the site and prioritize safety and
protection of property.
How will we use this input?
There are many areas in East Boulder that are in or near floodplains. The group’s discussion about redevelopment in and near the floodplain will inform the locations and type of uses proposed in forthcoming land use concepts. Feedback around creative and functional flood mitigation design, infrastructure, public spaces, natural areas, and other considerations may inform policy, program or project recommendations in the future plan. The working group, community, and staff will continue to refine and develop these ideas as the project moves forward.
Floodplain
Dates: April 15 and 17, 2020
Number of Participants: 18 out of 21 working group members, 10 staff, and 3 members of the public
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: This project’s working group webpage, the city’s website
home page calendar, the city’s website engagement calendar, the Planning
and Development calendar on the Planning Board webpage, two consectu-
tive Daily Camera’s Sunday News for City Hall notices, and email to the East
Boulder Working Group members
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 196 of 232
- 65 -
64 What Do We Want to Be?
What We Heard
Of the 10 areas identified by working group members, the greatest amount of support for siting retail and 15-minute neighborhoods through smart (re)development were at these 3 intersections: 55th & Arapahoe, 55th & Valmont/Pearl Parkway, and 47th & Valmont
Not too much prescriptive direction was offered on the types of uses or types of structures that could locate in a neighborhood retail amenity, as much as enthusiasm for a good fit with the specific location that is unique and authentic, reinforcing a possible form-based approach. However, the functional combination of uses was encouraged for things like the groceries and basic needs close to residences; and restaurants, cafes, bars near employment.
There was consensus about locating high intensity retail options for 55th and Arapahoe location.
There was emphasis on retaining existing use and structures to support current businesses and character, to integrate a sense of place
To create a sense of place and community, housing (people living in proposed re-developed areas) must be a part of it.
Connectivity, walkability, and safety of the entire subcommunity is currently challenged; the group considers mobility and access a high priority for the success of creating 15-minute neighborhoods in East Boulder
Weaving in affordable housing options for workers and students was supported.
How will we use this input?
In the development of land use concepts, the three sites (55th and Arapahoe; 55th and Valmont/Pearl Parkway; and 47th and Valmont) will be considered priority areas for considering uses that would allow more retail in East Boulder. Future concepts will include housing at these locations to test the working group’s ideas about creating new housing at these locations that could support the potential retail needs. Pairing land use with improved mobility connections to and from these sites will be studied and tested as part of future concepts for changes in land use and transportation.
East Boulder Working Group (EBWG)
Date: April 29 and May 1, 2020
Number of Participants: 20 out of 21 working group members, 10 staff, and no members of the public participated
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: This project’s working group webpage, the city’s website
home page calendar, the city’s website engagement calendar, the Planning
and Development calendar on the Planning Board webpage, two consectu-
tive Daily Camera’s Sunday News for City Hall notices, and email to the East
Boulder Working Group members.
Meeting #11Meeting #11
The purpose of this meeting was to discuss retail potential in East Boulder
and identify areas for 15-minute neighborhoods. City of Boulder Community
Vitality Coordinator, Sarah Wiebenson shared information about citywide
retail strategy, GIS Technician, Kate Gregory shared topical maps, and staff
elaborated on the meaning of 15-minute neighborhoods. This meeting was
also held online in response to COVID limitations.
Retail and 15-Minute Neighborhoods
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 197 of 232
- 67 -
66 What Do We Want to Be?
In the winter 2019-2020 focus group sessions were held to capture the
vision for East Boulder and to generate tangible ideas for the policies,
programs, and projects that support the fulfillment of that vision. Diverse
stakeholders offered input and ideas to further the engagement efforts of
this project to create an adoptable subcommunity plan.
CDR Associates facilitated
Focus Group SessionsFocus Group Sessions
What We Heard
Focus groups covered topics including arts and culture, climate commitment, local businesses, transportation and housing affordability. Participants contributed many hours of ideas, needs and interests to the subcommunity planning process. There were several areas of general agreement among participants, as well as areas identified for future inquiry and analysis.
Key areas of general consensus reflects broad conclusions drawn from focus group discussions. These topics can serve as a springboard for future alternatives evaluation, scenario planning, community engagement and improvements. Areas of general consensus include:
•Increasing the walkability of and multi-modal transit options within East
Boulder
•Providing options for a commuting workforce
•Holistic approach to support equity, access and affordability
•Supporting small local businesses and nonprofits.
•Promoting development that compliments the industrial character of East
Boulder
•Protecting natural spaces and views
•Infill and addition of small homes, tiny houses, mixed zoning and multifamily
buildings
•Creating spaces for arts and culture
•Mitigating impacts to preexisting communities in East Boulder
•Improving access to and amenities near Arapahoe Ridge High School for a
diverse range of ages and interests
How will we use this input?
Focus group input will be used to help define the vision for East Boulder, answering the question, “What do we want to be?”
The next phase of the subcommunity planning process will include evaluation and testing of different concepts. In this phase the community will begin to explore tradeoffs, primary and secondary impacts and feasibility. Ideas generated by focus group participants about policies, programs and projects will be tested for impacts and viability. Participants’ expression of their concerns for impacts will help inform the indicators used during scenario testing.
Dates: There were nine, 2-hour long Focus Group Sessions held between
December 2019 and February 2020
Number of Participants: 84 participants
Comments: 519 comments recorded
Locations: city office buildings at OSMP and Center Green, Arapahoe Ridge High School and San Lazaro Park properties
Advertising: A broad range of diverse stakeholders were emailed via the
consultant, CDR, plus this information was posted on the project webpage
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 198 of 232
- 69 -
Accomplishments, Themes, and Vision
68 What Do We Want to Be?
The purpose of this meeting was to review what has been heard through
the process over the past year and discuss the draft vision statements
for the future of East Boulder. Facilitated by project staff team members,
Jean Gatza and Kathleen King.
Date: May 27, 2020
Number of Participants: 18 out of 21 working group members, 8 staff,
and 5 members of the public
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: This project’s working group webpage, the city’s website home page calendar, the city’s website engagement calendar, the Planning and Development calendar on the Planning webpage, two consectutive Daily Camera’s Sunday News for City Hall notices, and email to the East Boulder Working Group members.
Meeting #12Meeting #12
East Boulder Working Group (EBWG)
What We Heard
• Top priorities among the group include the following focus areas: Housing, Design & Placemaking, and Small Business
• Arts & Culture and Access & Mobility were second tier priorities, followed by
Resilience & Climate.
• Things not directly addressed that may need further investigation: 1) Water
to San Lazaro Village and 2) the possibilities for the Valmont Power Plant site.
• There is a desire to find creative solutions through flexibility of use when it
comes to fitting housing with light industrial
• There is a desire to support and continue the existing aesthetic, without
adding “cookie cutter development” (multi-level apartment buildings without relation to surroundings).
• There is interest in creating housing solutions that solve more than one
problem, possibly through partnerships.
• Finessing the intent or the actual words for Small, Local, Diverse, to make
them more universal / applicable as well as specific to this subcommunity.
How will we use this input?
The key themes and vision statements will be shared with the community for feedback on BeHeard Boulder and included in a memo to City Council and Planning Board. The East Boulder Working Group (EBWG) will use Vision Statements as a tool to make decisions about the value of potential recommendations to land use or transportation options.
Working Group summary of activities and
accomplishments for the last 12 months:
Participated in:
• 12 Working Group meetings
• 7 Different venues: OSMP, MSC, Airport, Palo Park Community Center, Spark Performance, Zoom!
• 1 Bus tour
• 11 Outreach events
Influenced these documents:
• 1 Inventory and Analysis report
• 1 Growing Up Boulder report
• 1 Focus Group report
• 1 Council and Board memo
• 1 Themes document for the year!
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 199 of 232
- 71 -Resilience & Climate Commitment
70 What Do We Want to Be?
At this Working Group meeting, the members provided feedback on the
draft Vision Statements and agreed they were ready to share more widely
with the community, discussed how the they can help with engagement,
and refined plans for the July virtual workshop to revise draft
land use concepts.
Date: June 24, 2020
Number of Participants: 17 out of 21 working group members, 5 staff, 1 Spanish language translator, and 1 member of the public
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: This project’s working group webpage, the city’s website
home page calendar, the city’s website engagement calendar, the Planning
and Development calendar on the Planning webpage, two consectutive Daily
Camera’s Sunday News for City Hall notices, and email to the East Boulder
Working Group members
Meeting #13Meeting #13
East Boulder Working Group (EBWG)Small Local Bus
iness
Housing A
f
f
o
r
d
a
bili
t
y
&
Di
v
e
r
sit
yDesign Quality & PlacemakingArts & Cu
l
t
u
r
a
l
S
p
a
c
e
s
Ac
c
e
s
s
&
M
o
b
i
l
i
t
y
What We Heard
In group discussions, working group members expressed some concern about the Visions Statements being too generalized but the group reached concensus that these draft statements could move forward to sharing with the wider community for feedback. Other thoughts about the draft vision statements included thoughtful consideration around certain terms, such as “substantial amount of new housing,” “culture,” “diversity.” There were also considerations about prioritizing flood safety, incorporating language that recognizes the need for amenities that support families and a discussion of how working group members could share out the vision statements with neighbors, coworkers and other stakeholders.
The full meeting capture and materials can be accessed online here: East Boulder Working Group
What We Heard How will we use this input?
Feedback on the vision statements were used to make final tweaks to the statements before sharing on BeHeard Boulder for community-wide feedback.
Working group members also discussed the July land use workshop and provided thoughts about helpful materials, offering spanish translation and putting the concepts in the context of the BVCP focus areas. This input is helping the staff team prepare materials for the workshop, which will be held virtually.
Vision continued...
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 200 of 232
- 73 -
- 73 -
72 What Do We Want to Be?
BeHeard Boulder
Date: July through September 2020 on BeHeard Boulder
Comments: 113
Advertising: BeHeard Boulder; project website, social media channels
(Facebook, Twitter, Nextdoor); working group members messaging to
friends, neighbors and networks, Planning E-Newsletter
Vision Statements Vision Statements
QuestionnaireQuestionnaire
East Boulder Vision Statements will guide decision-making, objectives
and strategies for the East Boulder Subcommunity Plan. Working Group
members worked with city staff to create draft statements. A community
questionnaire was provided on the BeHeard Boulder website to invite
community members to review and provide feedback on the draft Vision
Statements. Participants were asked to what degree they supported
each of the six Vision Statements by answering with a “yes!”, “kinda”, or
“nope!” -- followed by an opportunity for comment. Participants were
also asked about how each East Boulder vision should be prioritized. The
questionnaires were offered in English and Spanish.
What We Heard
In general, a majority of community members support the six Vision Statements. Each statement received important comments and feedback. The Housing Vision Statement feedback included the greatest range of sentiment, from fervent support to strong opposition. Participants expressed concerns about increased traffic resulting from an increase of residential density. Others want to see diverse, affordable options in East Boulder that would allow for for-sale products serving a range of households: families, workers, low and middle income. Other issues with a wide range of viewpoints include subcommunity character, the need for industrial and commercial space and density.
Some of the feedback indicates that some community members still are not clear about the boundaries of the East Boulder subcommunity.
Other consistent themes about the vision statements include a general support for providing access to nature and green spaces and open areas with views to the mountains; a range of views about desired future density and a desire for new and enhanced connections in East Boulder to support any new uses.
For a full capture of responses, see the BeHeard Boulder report online.
How will we use this input?
Working group members, Planning Board and the Transportation Advisory Board will review survey results and feedback. The working group will work with staff to make any final revisions to the statements. Many of the comments can be brought forward for consideration as a potential recommendation. Other comments will weigh on decisions related to land use choices, mobility options and final recommendations.
Revised Vision Statements will help shape the range of options considered about where, what and how East Boulder’s future might evolve – to achieve citywide goals established in the Boulder Valley Comprehensive Plan (BVCP).
- 73 -
Online Findings
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 201 of 232
Test Concept Comparison
Test Concept 1
Test Concept 2
Test Concept 3 - 75 -
74 What Do We Want to Be?
In lieu of the planned in-person, half-day workshop to develop and
iterate land use concepts for the East Boulder subcommunity, working
group members members met via Zoom for two sessions over a week
in July. Group members were given a variety of materials to prepare for
the workshop including online, recorded videos describing some “test
concepts,” and a hard-copy packet that included concept maps, BVCP
land uses and floodplain mapping for the subcommunity. Working in small
groups, members developed recommendations for revising the land use
concepts to meet citywide goals and
East Boulder vision statements.
Date: July 22 and July 29, 2020
Number of Participants: On July 22, 17 out of 21 working group mem-bers, 7 staff, and 2 translators attended; and on July 29, 14 of 21 working group members, 5 staff, 3 translators, and 2 members of the public
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: This project’s working group webpage, the city’s website
home page calendar, the city’s website engagement calendar, the Planning
and Development calendar on the Planning webpage, two consectutive Daily
Camera’s Sunday News for City Hall notices, and email to the East Boulder
Working Group members
Meeting #14Meeting #14
East Boulder Working Group (EBWG)
What We Heard
Working Group members provided a range of recommendations to revise test concepts, including a desire to test a greater variety of uses along Arapahoe Ave, wanting to focus higher intensities at the 55th and Arapahoe “node,” and an interest in testing change in uses at Valmont Power Plant and the Municipal Airport. The group also wanted to see options with more intensity of uses and more changes at the 47th and Valmont road “node.”
The full meeting capture and materials can be accessed online here: East Boulder Working Group
How will we use this input?
The feedback and recommended revisions for land uses will be used to refine the Test Concepts for review by the working group at the August meeting prior to finalizing them for further analysis.
Feedback regarding additional analysis needed, desired character, floodplain impacts, and other concerns or ideas will be considered as the Test Concepts are refined into final land use scenarios that will be evaluated and shared for wider community review and feedback.
Land Use
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 202 of 232
0 1200600 2400
Feet
0 1200600 2400
Feet
Test Concept 1
Valmont Rd
Pearl P
k
w
y
55th StreetArapahoe AveAirport Rd63rd StIndependence Rd
Foothills PkwyBNSF Railroad
Pearl St
48th Ct49th StPearl E Cir
Walnut St
Sterling Dr Sterling Ct47th STAirport Blvd
Airport Rd
Sterling DrSterling CtFlatir
o
n
P
k
w
y
Central Ave
Central Ave S
F
l
a
t
i
r
o
n
C
tN 57th Ct56th StConestoga Ct
Conestoga StWestern Ave
Range StCommerce St48th STPeak Ave
Old Tale RdCherryvale RdOreg Ave
Westview DrEisenhower DrMacArthur
Dr
Patton Dr55th St63rd StValmont Rd
EBWG DRAFT
8/21/2020
- 77 -
76 What Do We Want to Be?
During this virtual meeting, working group members provided feedback
on the next iteration of land use concepts, dicussed the opportunity
for committee work and learned about the next phase for the 55th and
Arapahoe Station Area Master Plan.
Date: August 26, 2020
Number of Participants: 14 out of 21 working group members, 5 staff,
3 translators, and 3 members of the public
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: This project’s working group webpage, the city’s website home page calendar, the city’s website engagement calendar, the Planning and Development calendar on the Planning webpage, two consectutive Daily Camera’s Sunday News for City Hall notices, and email to the East Boulder Working Group members
Meeting #15Meeting #15
East Boulder Working Group (EBWG)
What We Heard
After reviewing the next iteration of the land use concepts, working group members shared general consensus that with a few modifications, they were OK with these concepts moving forward to boards and council for feedback.
The working group discussed committee opportunities and a few members have expressed interest in participating in one of the three committees.
The full meeting capture and materials can be accessed online here: East Boulder Working Group
How will we use this input?
Feedback on the land use concepts will inform modifications to the concepts before they are shared with boards and Council. Other input received about the concepts will continue to be explored and evaluated in the next phase of work. Working group members who have volunteered for committees will be contacted to help move the following topics forward into the next phase of work (1) Indicators and Metrics; (2) Community Engagement and (3) Station AreaMaster Planning.
Land Use continued...
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 203 of 232
- 79 -
78 What Do We Want to Be?
Date: Transportation Advisory Board on September 14, 2020 and Planning
Board on September 17, 2020
Number of Participants: 5 TAB and 7 PB members and 2 staff
Location: Meetings held online via Zoom’s video conferencing platform
Advertising: News for City Hall and city website
During the week of September 14, Planning Board and the Transportation
Advisory Board (TAB) both received an update on the East Boulder
Subcommunity Plan project. Boards provided input to guide the next
phase of work, which is Scenario Testing. The Scenario Testing process
will consider a range of options for land use changes in the East Boulder
subcommunity and test these concepts against a set of measurable
indicators, such as population, housing and trips generated to help
community members understand how changes to land use could
impact citywide goals.
Planning Board & Planning Board &
Transportation Advisory Transportation Advisory
Board MeetingsBoard Meetings
What We Heard
On Sept. 14, Transportation Advisory Board asked staff to consider adding bike access, transit access and density measures to the list of indicators being considered. Meeting minutes found here.
On Sept. 17, Planning Board members asked for indicators that would provide a more comprehensive understanding of key issues including affordability, diversity and climate adaptability. Meeting minutes found here.These included:
•A housing unit index that would measure the potential for a mix of housingtypes
•An indicator that considers the potential for affordable units
•An indicator that considers the potential for affordable industrial and
commercial space
•An indicator measuring CO2 emissions whose source is vehicles
•An indicator that consider the types of jobs created or reduced
How will we use this input?
City staff will work to identify potential methods for calculating the requested metrics and move forward with the next phase of work.
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 204 of 232
- 81 -
80 What Do We Want to Be?
This working group meeting focused on the a future mobility hub,
development opportunities and challenges surrounding the 55th Street and
Arapahoe Avenue intersection. The meeting was facilitated by consultants
from MIG, who have been hired by the city to direct more detailed design
for this catalytic site. Funding for consultant work was provided through
a DRCOG grant to conduct a station area master plan. Group members
discussed “What could mixed-use, transit-oriented development (TOD)
be for 55th & Arapahoe?”
Date: September 23, 2020
Number of Participants: 17 out of 21 working group members, 5 staff, 2 spanish language interpreters, 2 consultants and 1 Boulder County staff member
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: This project’s working group webpage, the city’s website
home page calendar, the city’s website engagement calendar, the Planning
and Development calendar on the Planning webpage, two consectutive Daily
Camera’s Sunday News for City Hall notices, and email to the East Boulder
Working Group members
Meeting #16Meeting #16
East Boulder Working Group (EBWG)
Station Area Master Plan with consultants, MIG
What We Heard
• When considering a TOD, there is support for an area that is safe and accessible
• Connecting to and creating multi-use pathways will be important for the
multi-modal success of this site
• Support for building community with permanent affordable residential
(would like to see products besides just multi-family apartments), flexible business uses, and an entertaining environment (during the day and evening).
• Integrate the information the working group has created to date regarding
housing and density.
• Not interested in creating the “highest and best use” economic scenario. Want to see “high enough and best for the community use.”
• The boundary for the Station Area Master Plan (STAMP) will be wrefined.
• Prioritize supporting businesses with affordable for-rent commercial space.
• Develop ways to solicit input from residents south of Arapahoe as well as
employers and employees in the area.
The full meeting capture and materials can be accessed online here: East Boulder Working Group
How will we use this input?
The consultant team will use the input provided by the working group to refine the study area boundary and develop a summary of area opportunities and constraints to inform the existing conditions analysis for the STAMP. The input will also continue to refine the options and engagement planning for the East Boulder Subcommunity Plan process and outcomes.
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 205 of 232
- 83 -
82 What Do We Want to Be?
At this October Council meeting, city staff presented progress on the
subcommunity plan including the three alternative land use scenarios and
potential impacts. Council members discussed the project’s next steps
for engagement and discussed other potential impacts the team should
consider.
Date: October 20, 2020
Number of Participants: 9 City Council members and 2 staff
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: News for City Hall and city website
City Council City Council
MeetingMeeting
What We Heard
Council members described other types of data they would like to see as part of the discussion on alternative scenarios, including:
•Vacancy rates
•Provision of service industrial space
•Threats to space for start-up businesses
Council members expressed enthusiasm for the engagement plan and look forward to hearing community feedback. Meeting packet and minutes can be found here.
How will we use this input?
Council input will inform analysis of the alternative scenarios and will provide community members with additonal factors to consider when weighing trade-offs.
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 206 of 232
- 85 -
84 What Do We Want to Be?
This working group meeting provided engagement, indicators, and STAMP
committee updates and reviewed draft materials in preparation for
upcoming public engagement window. The engagement plan includes a
variety of tools to ask community members about trade-offs and land use
choices. The input offered direction on the overall approach as well as
specifics about the videos, indicatiors, and questions to be used.
Date: October 20, 2020
Number of Participants: 19 out of 21 working group members, 5 staff, 2 spanish language interpreters, and 1 Boulder County staff
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: This project’s working group webpage, the city’s website
home page calendar, the city’s website engagement calendar, the Planning
and Development calendar on the Planning webpage, two consectutive Daily
Camera’s Sunday News for City Hall notices, and email to the East Boulder
Working Group members
Meeting #17Meeting #17
East Boulder Working Group (EBWG)
Planning for Winter Engagement Window
What We Heard
In general, the group was pleased with the progress of the committee work to date.
The group appreciated seeing the 3D modeling of the Test Concept Scenarios. They offered input on staging and translating the information to share with the community. In particular, they suggested aiming toward providing feasible scenarios instead of maximum capacity and communicating the full extent of the proposed changes (even if they are not feasible) to be transparent and credible; providing existing information compared to proposed; expressing numbers in relation to relatable factors, instead of using absolute numbers; translating the land use changes into a narrative, instead of just numbers and masses; providing clarity about the purview of the two part engagement to initially solicit the community needs of “this” or “that” land use categories (housing, commercial industrial, retail, etc.) in the winter, followed by soliciting the community’s interest in potential design / the “look and feel” preferences in the spring.
The full meeting capture and materials can be accessed online here: East Boulder Working Group
How will this input be used?
This information will be integrated into the community engagement materials (online materials, survey and communications messaging) for the Winter Engagement Window.
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 207 of 232
86 What Do We Want to Be?
This working group meeting focused on learning about the opportunities
and limitations for redevelopment in East Boulder based on the market and
economic analysis developed and presneted by consultants EPS. Discuss
2021 project schedule.
Date: December 16, 2020
Number of Participants: 18 out of 21 working group members, 4 staff,
2 MIG consultants and 2 EPS consultants, 2 spanish language interpreters,
and 1 community member
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: This project’s working group webpage, the city’s website home page calendar, the city’s website engagement calendar, the Planning and Development calendar on the Planning webpage, two consectutive Daily Camera’s Sunday News for City Hall notices, and email to the East Boulder Working Group members
Meeting #18Meeting #18
East Boulder Working Group (EBWG)
Market and Economic Analysis
What We Heard
Priorities from the group include maintaining diversity in the types of businesses and jobs in the area. The group supports housing and affordable housing including for-purchase, co-housing, and family-oriented options that do not exist today in the subcommunity. The group was amenable to considering building up, making opportunities that would benefit the community and make it manageable/doable for developers. The group supported mixed uses with existing shops and create sense of place with an attractive / arts draw as well as make it walkable.
The full meeting capture and materials can be accessed online here: East Boulder Working Group
How will we use this input?
Feedback and insight from this meeting will inform the next draft of the Market Study for the STAMP, initial concepts for the MU TOD area at 55th and Arapahoe (STAMP) and will influence recommendations for the East Boulder Subcommunity.
2021 Working Group Schedule
There are 5 more meetings to complete the Working Group commitment on the 4th Wednesday of each month from 2:30 to 5:00 p.m. January 27, February 24, March 24, April 28, May 26
- 87 -
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 208 of 232
2%6%
15%
6%4%0%
50%
6%9%
1%
5%
11%
2%2%1%
56%
6%
18%
3%4%
19%
6%1%0%
62%
3%0% 0%
11%
20%
13%
0% 0%0%
56%
0%0% 0%
0%0%
East Boulder Subcommunity Plan January 2021East Boulder SubcommuntiyComparing Concepts
Concept 1
New Neighborhoods
at Key Nodes
Concept 2
Residential Redevelopment
Along Major Corridors
Concept 3
Mixed-Use Redeveopment
and New Green Spaces
East Boulder
Residential
Population
2040
City of Boulder
Residential
Population
2040
New Homes
Overall
New Homes
Types of
Housing
Jobs Jobs
Breakdown of
Job Types
Existing 466 108, 091 313 16,984
1,319 123,000 605 35,198
6,182 127,863 2,736 33,985
13,709 135,390 6,117 33,302
13, 272 134,953 5,908 33,477
.91%
1.26%
1.24%
annual pct. growth
.69%annual pct. growth
annual pct. growth
annual pct. growth
Current Trend
Industrial Area with
Destination Recreation 52%
48%
88 What Do We Want to Be?
This meeting focused on the results of scenario modeling and discussed
methods for sharing this information with the community. To prepare for
the upcoming engagement window about land use choices and trade-offs,
Working Group members provided input on the draft format, content, and
questions to ask the community. Following up from the previous month’s
meeting, staff shared more information on the Economic / Market analysis.
Meeting #19Meeting #19
East Boulder Working Group (EBWG)
Land Use Choices and Trade Offs Community Meeting prep
Date: January 27, 2021 from 2:30 - 5 p.m.
Number of Participants: 18 out of 21 working group members, 5 staff, 1 MIG consultant, 3 Spanish language interpreters
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: This project’s working group webpage, the city’s website
home page calendar, the city’s website engagement calendar, the Planning
and Development calendar on the Planning webpage, two consectutive Daily
Camera’s Sunday News for City Hall notices, and email to the East Boulder
Working Group members.
What We Heard
The Working Group and staff did a dry run of the planned Community Meeting which provided good insight on how to best share the information including the following:
• Informational videos being shared with the community via website and social media, pointing to the upcoming outreach event.
• These concepts are a way to project, but not predict the future, and to highlight the differences between the concepts so that the community can understand and provide input.
• Simplify the questions, imagery, and digital tools to make it easier to share with the community.
• Since the concepts can look similar, find ways to distinguish the concepts. Description of job types was highlighted as a distinguishing characteristic.
The full meeting capture and materials can be accessed online here: East Boulder Working Group
How will we use this input?
Feedback and insight from this meeting would hone the Community Meeting event to improve participants experience and understanding, as well as improve feedback.
- 89 -
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 209 of 232
90 What Do We Want to Be?
Following a presentation of the project, land use concepts and potential
impacts, this outreach event solicited the community’s input on the draft
concepts in small discussion groups (3 to 6 people) facilitated by Working
Group members and recorded by staff. Project staff were available
throughout sessions to answer questions. This was the first large-format
community meeting held via Zoom for this project.
Community MeetingCommunity Meeting
Community Engagement Event
Land Use Choices and Trade Offs
Date: February 1, 2021 from 6 to 7:30 p.m.
Number of Participants: nearly 70 community members, 10 working group members, 13 city staff, 1 county staff, 2 MIG consultants
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: Written content about the event was posted on the city’s
project webpage and the home page calendar, the Planning and Develop-
ment calendar on the Planning webpage, two consectutive Daily Camera’s
Sunday News for City Hall notices, on Facebook and NextDoor posts that
were also provided to working group members for distribution, and an email
was sent to the East Boulder Subcommunity Plan mailing list via MyEmma;
visual content was created via a Subcommunity Planning 101 video posted
on the BeHeardBoulder and the project website, and a Channel 8 segment
was broadcasted; and a phsyical postcard was mailed to area residents.
What We Heard
What people like about the Concepts:
•Support for new housing, especially if affordable for workforce in the area
•Opportunities for mixed-use: housing close to work, walkable retail,
services and transit – 15 minute neighborhoods
•Opportunities for new businesses, accessible neighborhood-serving retail
and food
What people had concerns about the Concepts:
•Potential for increased traffic
•Displacement of important businesses and services
•Consider issues around parking, electric cars, transit access, flood anddrainage, water supply
Observations about Balancing Trade-Offs
•Support changes in use near transit corridor to offset increased traffic
•Work to match housing with workers
Building Height Considerations
•Views are really important! Balance allowing higher buildings withmaintaining view
•Some feedback not in support of allowing flexibility in building heights
•Allowing flexibility and taller buildings could be ok:
- with good design, attractive buildings, nice plazas and places gather
- along corridors, not impacting residential views,
- with sufficient open spaces, landscaping, setbacks so it doesn’t seem like a tunnel
- if provides community benefit – like more housing that is affordable
The full meeting capture and materials can be accessed online here: Community Meeting - Summary Report
How will we use this input?
Community input shared during this meeting will be shared with the East Boulder Working Group, Planning Board and City Council. The input will be used to help design a preferred land use concept for the East Boulder subcommunity.
- 91 -
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 210 of 232
Group 1
Boulder Chamber Discussion
What do you like about the concepts and proposed changesand what concerns you?
What considerations are most important regarding trade-offs?
If we make these changes, do you foresee a positive or negative impactto your business or other businesses? How does this affect you?
Group 2 Group 3 Group 4Lori Call + KKing Ben Molk + Jean Sanson Peter Aweida + Jean Gatza Jeff Wingert + Holly Opansky
LIKES CONCERNS
LIkes concept 3 becauseit seems to move landtowards its approapraiteuse. Questions about costbut likes the ideas
55th Street doesseem like a greatarea for more density
Good to see thatwe're thinking aboutredevelopment andplanning for it
Maybe getting the inlieu of option foraffordable housing isa good option.
Mixedneighborhoods
San Lazaro serving asan anchor foradditional affordablehousing
Density density density.There might be a way to findsome middle-ground. Don'twant to give industrialbusinesses reason to moveout
Getting in the door is thehard part for getting intothe housing market andhome ownership.
Down-zoning will create a lot ofangry property owners. It's kind of ataking. There's a legal componentand a cost component. There's atremendous amount of park area.Would suspect that the city has tobuy those properties.
We shoo people awayat the end of the daywhen they could bepart of our community
If housing units aregoing in that couldhelp people get intoa market rate home.
50 year vestige of Euclidean zoning; assumingyou'll always be able to drive. OOOPS wegoofed. Our industrial zones are the bestopportunities that exist for our broken urbanfabric. We have land that has lots of room on it.All we need to do to get affordable housing anda mix of uses that doesn't exist today is to re-mixit and say to the owners that are there, that wewould like you to build housing.
Light industrial is that remainingliving wage type of job thatsustains a family. Worried aboutgetting rid of that kind of job andwage. That kind of infrastucture isimportant to support those level ofwages and jobs.
Boulder Lumber is changedin all three scenarios. They'rebeing changed in all threescenarios. The companyprovides lumber for a LOT ofprojects
Having an area inBoulder that isprimarily for businessis an important thing
Looks at different perspectivesof parks and greenspaces andneed to be realistic about whatthe costs associated are withdriving towards true feasibility
That area of EB and North Boulder are theonly two areas where you still see services(auto shops and repair) and those are thesame jobs contribute to a mmiddle class.So much of it has already been pushed outof Boulder. Those jobs have a lot of dignityand are an important part of a healthycommunity.
What level ofoutreach have youdone to the tenants inthese areas?
If you say to a landowner we're going to upzoneyour land so you can add 10 dwelling units peracre, but you have to build them andpermanently restrict them as affordablie andmiddle income units, it's pretty low risk. If theybuild under those terms, permanent restrictionsmay be imposed. If nothing happens, back to thedrawing board ...
HOw are youconsidering COVIDimpacts to office?
Concepts 2 and 3 concern withthe reduction in industrialspace; Concerns about drivingthese services into Louisville,Lafayette where things can besupplied
Has the outreachbeen done to thetenants?
Taking an industrial zone andredeveloping it as a completeneighborhood. We don't know wherethe tipping point is. If you went toUpslope and said you can build 15units next to your business. Whatwould the outcome be?
EFFA does a ton of rental assistance.There is a lack of jobs that are lowerincome. There's a risk of eliminating oflight industrial and manufacturing whichare better paying for less education;restaurant and retail jobs don't on averagepay living wages in our community. Thoseworkers will need subsidity.
Does it all need to turninto housing? It shouldbe a collection ofbusinesses ANDneighborhoods
Needs to be very carefullyconsidered. Want to make surewe're not taking or de-valuingproperty but if there is a way tofinance it, open to looking atideas. There is value in theseexisting uses now.
The area that TRADdesign was in -everyone is stillworking
Before we design any homes, we need toask the current employees in the areawhat it would take for them to stopcommuting in because they want to LIVEhere. Not just number of bedrooms, butquality of neighborhood and potential tocreate a thriving community.
San Lazaro is a key location wherethe latino population lives. Wouldfind it poetic if the area couldacknoledge the ethnic history ofthe area. It's important and it'smaintained a minority populationfor a long time.
If we reduce theindustrial by 50%, wheredoes that business go?That has to happensomewhere
There's a way to dosome coolplacemaking withsome density and finda middle ground
Allowing going above 55'to allow for new roofs.Non-living space topenetrate the 55' barrierto improve architecture.
We’ve been studying this abit Downtown and that isconsistent with ourassessment (regarding officespace returning)
Height!! Some are allowed up tothe 55'. The most expensivepart of a building is a top floorand the bottom floor. If you cango taller and get a 4th or 5thstory. We have things that are55' and they're not intrusive.
Boulder Chamber Discussion
What do you like about the concepts and proposed changesand what concerns you?
What considerations are most important regarding trade-offs?
If we make these changes, do you foresee a positive or negative impactto your business or other businesses? How does this affect you?
LIKES CONCERNS
55th & Arap is groundzero bc we need to dealwith traffic coming intoBoulder; good it's acommon denominator
C2: balance betweencommercial andresidential is preferred;need 15-min nbhd tobuild affordable housing
C3: like mixed use at FBP,but would take a lot longerbecause leases are verylong; also allow greaterheights
More of BCH has tocommute, so mobilityhub would assisthospital
C2: like amount ofincreased housing
C3: prefer this conceptbc of mixed use at FBP;could offer greatestenvironmental benefits
Retail sales and econvitality are highlydependent on in-commuters
C2: preferred by BCHbecause it housesmore medical uses
C2: Coverting Cordento housing may takelonger; and won'tappreciate the benefituntil much later
C3: majority of green spacenorth of Arap is high hazard,but contained north ofrailroad; but work could bedone to bring area out ofhigh hazard conveyance
C3: area shown asopen space north ofArapahoe could bebetter used for housing
More residential willhelp achieve jobs-housing balance
Live, work, playenvironment withoutcommuting can checka bunch of Boulderboxes
Would be in favor ofexceeding 55' heightlimit; doesn't impactviewsheds; and wouldhelp meet all city goals
Ensure Mixed Useallows medical uses; aimportant resourcesthat's not allowed inmany other zones
Should allow greaterheights bc you have abetter shot atattainable housing
Lowering or eliminatingparking requirements willhelp improve quality ofspace for people andallow more intensity
BCH would prefer toadd greater intensityon their current site;much easier thanfinding other areas
If you're doing groundfloor commercial,allowing an extra flooror two can help withresidential
Form based codewould create greaterpredictability and useby right
Ensure it's not aneighborhood retailservices desert; integrateinto E Boulder soresidential is successful
Consider convertingFBP to mixed use,given COVID impacts
Hospital would likemore space at 55th &Arap for medical uses
Allow Ball to do whatthey need to do, andnot get in their way
Boulder Chamber Discussion
What do you like about the concepts and proposed changesand what concerns you?
What considerations are most important regarding trade-offs?
If we make these changes, do you foresee a positive or negative impactto your business or other businesses? How does this affect you?
LIKES CONCERNSstaying the course is amissed opportunity. this area presentsfertile way to addressbig challenges.
worry about takingaway from industrialarea and pushing moreretail. these areimportant jobs.
medical is importantfor this area. retaillikely in transition.
important to get specificproperty-owner feedback. e.gcorden pharma - get a sense offuture build out plans. may notwant residential nearby /nuisance complaints
drawn to concept 1for mixed useapproach.
EB is one of the lastindustrial strongholds, imptindustrial economy; thereare more practical places toput open space.
Dinner Theater site is key andpoised for redevelopment. Likethe concepts 1, 2 - higherdensity on the corner w transit.transition to residential to theS.
important to have bigvision. bring peopletogether for change.
adverse reaction toHDR on 55th - addinga bunch of people andtraffic to Arapahoe
opportunity withtransit corridor.
supportive of mixeduse at 55th and arap -dinner th
appreciate the process:the more granular wecan be - better to sell thevision to those with mostangst
concern about losingservice industrial,repair opportunities
more work on the TOD sopeople can plan accordingly -redevelopment plans take afew years to come together.faster.
question about what areappropriate buffers toindustrial uses / manuf? artsvenues? arts and cultdestinations - adds to neigh.
Ball - industry isn't superdirty but have aspects thatmay not align with nearbyresidential. Significantconcerns about nearbyuses, access and security
traffic flow for newdestinations (culturalvenutes) would have to bewell considered / parking -security concerns
IDEA: take 48thacross to Pearl -emerg access
traffic impacts -consider traffic on Arapesp peak, rush, needemergency access;
keep manuf andhousing separated
need conversationswith smallercompanies as well aslarge employers
oppportunity to create spacesthat allows for more efficient usefo the land. "catywompus" funkyfit today - maximize. can mixtypes of uses - service usesintegrated with office/others. yes, and
keep natural traffic flow - keep residential trafficw residential - out ofmanuf areas wherethere is risk
important to consider detailsof types of uses andbusinesses -overall needs inboulder - mix of medical,manuf, others needed in thecity - not lose key businesses
Boulder has many CBD, growfacilities, has been leader in theindustry but has impacts -driving up value of ind spaces -wondering if consideringlimiting these types of uses?interested in ideasabout power plant andfuture. excitementabout long term vision
some types of manufhave low human density -consider types ofindustrial in regard topotential traffic
change paradigm aboutzoning - (FARs, energy) -to allow owners to getmore creative, betterspace overall.
Boulder Chamber Discussion
What do you like about the concepts and proposed changesand what concerns you?
What considerations are most important regarding trade-offs?
If we make these changes, do you foresee a positive or negative impactto your business or other businesses? How does this affect you?
LIKES CONCERNS
Preserve existing jobs and business (createaround that), esp. light industrial and crafttrades. However, do not do it by somehowlandmarking or limiting options, but rather byoffering more opportunity, a variety of landuse options and/or programs that are flexibleand area-wide (not parcel by parcel), and letthem evolve.
Support green space(but not eliminatingthe light industrial)
Supportingaffordability so thatinnovation can occur
Does the plan includethe types of jobs /business that willevolve?
Arapahoe and 55th isa good spot forsomething (like aTOD) to occur
Support for moreheight & density in EastBoulder for thepurpose to achievegreater affordability
Wendell - excited toabout the proposed 317housing with 1,900 sq. ft.retail of WaterviewDevelopment
Support for housing inall the concepts
Support for bus rapid transit -transportation from the east and thatone property owner (Ben @ Cresent)that can transform the area, to addloft style housing, Rayback East,activate area, great parking,breweries, coffee roasters, micro-modal
Give the property owner / businessowner (additional FAR, height, zoneoptions) so they have the flexibilityto build and create; in particiularmake the options broader, and notso perscriptive, parcel by parcel
Becky - What is theTOD?
Would prefer todiscuss characteristicsof each instead of aconcept
A distinct need to support forArtists, Craftsman, Rehersal,Maker, Live-work space, ANDcommunity venues to draw folksto the area (create a compelingreason to draw folks to the area)
Offer the ability to adapt todifferent evolving needs like thecurrent state of pearl streetCOVID options with out doordining and closing streets.- abilityto be flexibility; outdoor theater
Where would businesses go,if Concept 3's removed lightindustrial in place of housingor green spaces?
A lot of businesses have comeout of these light industrialspaces (Avery Brewing); so howdo you support new businessesif they do not have a space tostart.
Demand for a vibrantcommunity meetingand performancespaces isunderrepresented.
Be realistic and identifyareas of change /recognizing what's notgoing to change (storageunits - bc they are moneymakers)
Support increasing in density(residential and commercial), butbe flexible and do notinstitutionalized it by making itfederally mandating regulations,just "attainable", not necessarily"affordable")
Supported the idea ofintroducing morehousing / residential
Provide flexibility, don't force oroverly prescribe options, let themarket create demand anddevelopers offer solutions
If light industrial is reducedfor housing/mixed use orgreen space, it would highlyimpact the areas thatcannibas companies couldoperate, if at all.
How will propertiesbe allowed to evolve?
Group 4 Tim O'Shea + Mark De La Torre
Boulder Chamber Discussion
What do you like about the concepts and proposed changesand what concerns you?
What considerations are most important regarding trade-offs?
If we make these changes, do you foresee a positive or negative impactto your business or other businesses? How does this affect you?
LIKES CONCERNS
Support for housing,but concern fortraffic/transportaiton
Exciting oportunity to do"something" over there -when I think of EastBoudler, I don't think ofanything, I get a blank
East Boulderconcepts representlive/work possibilities
"As a restaurantowner in this area,more residential isgood for me!"
Check out Black Belly
Propent of density for:affordability, sustainabilityand making it easier tocreate walkablecommunities
"So exciting what youguys are doing!"
Whatever we can do to sustainaffordable housing in EastBoulder will not only keepdiversity, it will help us keepentry level workers around forsmall businesses
Encouragingrepurposingcommunities to newneeds arises with timechanging
Are Concepts 2 and 3showing too muchhousing growth?
I’m curious about thetransit hub
Where is densitymost appropraite?
When we talk about peopleliving and working in thesame place (traffic benefits),the job to population ratiogets better, but it's notenough
We need the little fix-itshops that exist today(not too many choicesleft for thosebenuiness)
Hard to communitybuild without change
Concerns regardingoverbhilding as itrelates to housing
We graduate great talentout of the university, butthey have to leavebecause they can't affordto live here.
Difficult to managepeoples dislike ofchange
Addressing mobilehome communityneeds - don't want tosee them kicked out
Comp Plan policiesspell out a need forhousing, but the codechanges hasn't caughtup yet
Housing for young families istoo expensive. The 5 personhousehold is now a couple inthe house and 3 solooccupants of apartments
Housing andtransportation gohand and hand
Something toincorporate the arts
What is missing (thoughtsfrom downtown): Foodtrucks. Things to walk to. Trnasportation. Housing.
Subsidiziation tomaintain smallerneeds along withallowing for growth
As dense as NorthBoulder is (thearmory), somethinglike that
Deed-restricted units are onecategory. We also need unitsthat are affordable by nature,like smaller market rate units.
Value to thecommunity to have aplace where you getyou things fixed
Need to expand lightindustrial - how surehow you balancerising land values
Affordable Housing andthe challenge of realizingappreciation of value.
Subdistricts tomaintain key usesthen allow for changeelsewhere
How do you keep landvalue down? Voluntarydeed restrictions? Annexation to drive thevalue down?
Currently, East Boulderdoesn't make tme thingof anything - change willbe positive
East Boulder is full ofopportunity
Broken economic link ofBoulder - 24 to 35 movingto Denver (goes beyondaffordable housing, there'sa lifestyle to it)
We need to find away to talk aboutdensity that desn'tscare people away
Ball Aerospace is closingwatching the EBS - want tobe in sync. Wants to respectsmall business, but largerinstitutions need to grow,connect.
I don't see us becomingfewer people, so whatever that looks like, weneed to be prpared forthat
"I love the momentumand the conversation"
Diversity is important,but the universitypipeline doesnt' helpbecause it's notdiverse
Deborah Malden, Boulder Chamber (Arts); Alana Malone (Green Dot Labs), Andrea Meneghel, Boulder Chamber; Adrain Sopher (Sopher Sparn Architects, Sean Maher (RRC Market Research), Becky Callan Gamble (Dean Callan Commercial Real Estate), Wendell Pickett (Frontier Companies)
C1: least favorite bc missingopportunity for affordable housing;residential at Valmont and Foothillsalready has a lot of investment;residential upzoning wouldn't beenough for properties to redevelop;resid wouldn't be highest and best use
There's a greatvisualization in thelink there showinghow Arapahoecould look
important to havespace for "dirty shop"service
really like transit hub. Ball -2000 employees, manyneed to come in for manufjobs. last mile is difficult inthis area of town
“the Brooklyn ofBoulder” - moreindustrial, a bit moreaffordable, andcontains moreopportunity thandowntown
East end ULI study still hasvalue - ideas that resonate,follow creek that flows intoFlatirons... use asconnection - access
area-serving andneigh-serving retailwould do well in thisarea. food options
people would LOVE tohave a groceryopportunity in the area- would reduce trafficmiles
like Mixed Use thatencourages new businesses- restaurants are needed bythose who work here. would reduce overall traffic.
I believe in theMarket, but Ialso believe ingood planning,good zoning
From a public policy perspectiveand opportunity for personalwealth building (home ownershipis the single most common wealthbuilding opportunity for averagefolks - how they fund, forexample, college tuition) I thinkdeed restrictions are a bad idea.And as CU can attest, annexationis a long embattled slog.
We're buildinga lot ofhousing butwe're notgrowing
Most of my hourly staffcannot afford Boulderany longer - so theycommute
Thank you for thisdiscussion. It’s exactlywhat I was looking forto begin to understandthe work done so far …and the work there isstill to do.
Those whowere here, haveleft. Those whowork here arecommuting
The university has beenincreasing it's diversity annuallyfor at least 5 years and workingvery hard at continuing thattrajectory as we look to whothe future workforce is. As acommunity, CU is more diversethan the Boulder community.
Conversation focused more on goals, aspirations and general thoughts.
Stephen Sparn(Architect), John Tayer, Karl Gerber (Ball), Ted Rockwell (CU),Rick Johnson (rep for Dinner Theatre prop), Iffie Jennings (Xcel), MichalDuffy (Out Boulder), Nikhil Maneker
A robust arts & culturecommunity creates foran over all vibrant andattractive community
92 What Do We Want to Be?
Policy Roundtable Policy Roundtable
DiscussionDiscussion
Boulder Chamber of Commerce
Date: February 11, 2021 from 4:30 to 5:30 p.m.
Number of Participants: approximately 75 chamber members, 4 working group members, 4 city staff, 2 MIG consultants
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: This meeting was hosted and advertised through the Boulder
Chamber of Commerce and the city’s staff and consultants were guests.
Staff shared information about the event with working group members for
observation purposes.
Land Use Choices and Trade Offs
What We Heard
What people like about the Concepts:
•Support for transit and access improvements at 55th & Arapahoe – a keyopportunity area
•Support for new mixed-use neighborhoods and opportunities for 15-minutewalkable food and services for those who work in East Boulder
•Support for green space
What people had concerns about the Concepts:
•Be mindful of existing businesses development plans for the future
•Include arts / cultural / performance area (as well as space for artists/artisans) to support vitality and compliment community-building
•Too limiting having parcel by parcel land use designations, allow moreflexibility so that demand drives solutions (instead of limited by city code)
•Provide flexibility for that jobs and businesses can evolve
Observations about Considerations about Trade-Offs:
•Be strategic about adjacencies of new residential and established industrial
uses to minimize negative impacts (I.e. security, noise)
•Support for increased amount of housing and jobs, but keep it affordable for
businesses
•Impacts on Businesses
•Need for startup, nascent, small business, and light industrial space that isaffordable and/or attainable
The full meeting capture and materials can be accessed online here: Chamber of Commerce, Policy Roundtable - Summary Report
How will we use this input?
Chamber member input shared during this meeting will be shared with the East Boulder Working Group, Planning Board and City Council. The input will be used to help design a preferred land use concept for the East Boulder subcommunity.
Following a presentation of the project, land use concepts and potential
impacts, this outreach event solicited the Chamber member attendees’
input on the draft concepts in small discussion groups (3 to 6 people)
facilitated by consulants and staff. Project staff were available throughout
sessions to answer questions. During this project, this was the third update
shared with the Chamber of Commerce community.
- 93 -
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 211 of 232
94 What Do We Want to Be?
San Lazaro Park San Lazaro Park
Properties’ Community Properties’ Community
Date: February 23, 2021 from 6 to 7:30 p.m.
Number of Participants: 20 community members, 3 working group members, 5 city staff, and 2 Spanish language interpreters
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: Written content about the engagement event was shared
directly through the two community connectors working on this project via
social media and hardcopy flyers and working group members’ networks
Land Use Choices and Trade Offs
Community Engagement Event in Spanish
This event was delivered in Spanish and included a project overview
presentation, Q & A, and break-out rooms for discussion. Participants
shared feedback about key concerns, as well as the hopes and needs for
the future of the area, especially for residents who live in the East Boulder
Subcommunity at San Lazaro Park Properties.
- 95 -
What We Heard
What people liked & disliked about the Concepts:
•Concern that with redevelopment of any of the concepts there will be gentrification
of housing and commercials space.
•Support for concepts that prioritize new housing. Want to see housing types that
will support homeownership of affordable units. Many people who work in Boulder
have to live in other communities and commute long distances.
•Access to recreation space is a priority for the community – like the concepts that
add green space and locate housing near parks and open spaces, concept 3 for
green spaces, areas to walk.
•Suggestions around examples of affordable commercial space for businesses
owned by people of color (e.g. the new Hispanic Marketplace in Aurora).
What people had concerns about the Concepts:
•People were happy to hear that all concepts for the future preserve and maintain
SL as mobile home neighborhood in plan.
•Several expressed serious concerns about the water quality at San Lazaro and
their desperate hope to be connected with city water.
•esidents want the part to be annexed to enable them to receive city benefits, city
services like recreation center access, other programs.
•There were question about rents going up if the park is annexed. People inquiredabout the possibility of rent control? Or other ways to keep rent affordable.
•Several people expressed concerns about keeping the low-key character ofthe area and that if there is a lot of redevelopment in the area it would push up
housing prices and result in other gentrification.
General Comments and Questions:
•Hope that the city will really consider the feedback from the Spanish-speakingcommunity.
•What is considered “affordable housing”? 15% affordable housing seems toolow; new development is typically more expensive and may drive up rents in San
Lazaro.
•What control does the city have around redevelopment of private property?Concern about big companies buying up large areas of property.
The full meeting capture and materials can be accessed online here: Community Meeting in Spanish - Summary Report
How will we use this input?
Community input shared during this meeting will be shared with the East Boulder Working Group, Planning Board and City Council. The input will be used to help design a preferred land use concept for the East Boulder subcommunity.
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 212 of 232
96 What Do We Want to Be?
This meeting focused on recent engagement activities’ key themes heard
from the 2/1 Community Meeting, 2/11 Boulder Chamber of Commerce’s
Policy Roundtable, 2/23 Community Meeting in Spanish, this month’s
BeHeardBoulder Questionnaire, and City departments. The group reflected
upon them, then discussed how this community input could translate into
ideas for land use recommendations.
Meeting #20Meeting #20
East Boulder Working Group (EBWG)
Reflecting on community engagement input
Date: February 24, 2021 from 2:30 - 5 p.m.
Number of Participants: 15 out of 21 working group members, 4 staff, 1 community member, and no Spanish language interpreters because not needed at this meeting
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: This project’s working group webpage, the city’s website
home page calendar, the city’s website engagement calendar, the Planning
and Development calendar on the Planning webpage, two consectutive Daily
Camera’s Sunday News for City Hall notices, and email to the East Boulder
Working Group members.
What We Heard
Many working group members participated in at least one event and/or opportunity and found the efforts fruitful.
Of the eight big ideas that came out of the engagement efforts, on the topics of housing, local business, and floodplain, there were diverse views that supported, suggested, and opposed these ideas. Some input included support for:
•Housing priorities, as long as it provides options for families (something with
access to grass and ownership), as well as high-density options
•Annexation of San Lazaro Mobile Home Park
•Local business priorities, as long as it retains flexibility
•Floodplain priorities, as long as it provides affordable commercial space,
investment growth, flexibility to use the space in different ways (orienting towardthe creek, building on stilts, mobile options)
The full meeting capture and materials can be accessed online here: East Boulder Working Group
How will we use this input?
The input will help revise the “big ideas” for East Boulder recommendations and influence ideas for the other three focus areas. Input will also influence the next iteration of a preferred land use concept to be reviewed by the working group during a March meeting.
- 97 -
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 213 of 232
98 What Do We Want to Be?
Trade-Offs and Trade-Offs and
Opportunities Opportunities
QuestionnaireQuestionnaire
BeHeard Boulder
Online Findings
This community questionnaire was hosted on BeHeardBoulder.org for five
weeks and paper copies were delivered and collected through Community
Connectors. The questionnaire was available in both English and Spanish.
The questionnaire responses provide quantitative and qualitative data
about community choices impacting decisions about change in land use.
What We Heard
The questionnaire included descriptions of proposed land use concepts, including a “no change” option, and analysis of the differences between choices for key indicators like number of homes that could be generated, types of jobs, and land use mix by area. Participants were also asked to prioritize outcomes based on tradeoffs and about priorities for the 55th & Arapahoe Station Area. Many participants also offered critical feedback and comments through open-ended questions included in the questionnaire.
For a full capture of responses, see the BeHeard Boulder report online.
How will we use this input?
The input will help revise the “big ideas” for East Boulder recommendations and influence ideas for the other three focus areas. Input will also influence the next iteration of a preferred land use concept to be reviewed by the working group during a March meeting.
- 99 -
Date: January through February on BeHeard Boulder
Comments: 329 total respondents, 30 responses in Spanish, 55% nearby neighbors, 14% East Boulder Subcommunity employees and business owners
Advertising: BeHeard Boulder webpage; project website, social media channels (Facebook and Nextdoor), Planning & Development Services Newsletter, and Working Group members messaging to friends and neighbors, Boulder Chamber, direct email to stakeholder list, project notice on all city utility bills for month of January
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 214 of 232
100 What Do We Want to Be?
This meeting focused on reviewing and providing input on the draft
Station Area Master Plan (STAMP) concepts developed by the STAMP
subcommittee (some working group members, staff, and MIG consultants).
Meeting #21Meeting #21
East Boulder Working Group (EBWG)
Discussed STAMP draft concepts
Date: March 8, 2021 from 2:30 - 5 p.m.
Number of Participants: 15 out of 21 working group members, 4 staff, 2 consultants from MIG, 2 community members, and 2 Spanish language interpreters
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: This project’s working group webpage, the city’s website home page calendar, the city’s website engagement calendar, the Planning and Development calendar on the Planning webpage, two consectutive Daily Camera’s Sunday News for City Hall notices, and email to the East Boulder Working Group members.
What We Heard
•Supporting existing (and/or small local) businesses’ ability to remain andthrive is a priority
•Identify regulatory tools (policies and/or programs) i.e. Community Benefitsthat could support non-profit, affordable commercial spaces. Look into therecent Keyser Marston Associates’ study on community benefit.
•Retain EPS to investigate options if existing STAMP businesses weredisplaced to greater East Boulder Subcommunity area.
•Acknowledge that commercial gentrification is already starting to occur insome spaces like life science business. Recognize that if this project didnothing, commercial gentrification would still be occurring. Embrace that
this subcommunity plan may shape the direction of this trend, instead of
initiating it. Find data that recognizes this displacement trend and how the
preferred concept will address issues.
•Define the difference between change and displacement, and the affects
and how the concepts could address any issues.
•Implementation sequencing key to making an effective subcommunity plan
•Connectivity is a key element
•Concept C seems to be the style of most interest, with elements of A and Bpeppered in
The full meeting capture and materials can be accessed online here: East Boulder Working Group
How will we use this input?
This input will refine the draft concepts to be shared with focus groups at the end of March. Then the STAMP committee will draw and prioritize information from the focus group input to develop a draft preferred concept to share at a subsequent working group meeting.
- 101 -
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 215 of 232
What We Heard
A summary of all community input this winter, can be found here.
•The group supported the big ideas shared in the presentation.
•There was interest in seeing what changing to Mixed-Use Industrial would
provide in housing options in all the areas of change and seeing the amount
of housing that could be achieved.
•There was interest in seeing what Mixed-Use Residential land use
designation adjacent to Valmont Park, while keeping the rest Mixed-Use
Industrial, would provide in housing options.
•There was interest to learn more about the direct benefits or lack thereof in
“affordable housing” and “cash-in-lieu” programs. There was a request formore information about how cash in lieu is calculated. This information isavailable here: https://bouldercolorado.gov/housing/cash-in-lieu-calculator
•Flatiron Business Park: Support for MUI (and housing), expanding theboundary to the west, including buildings / sites west of 55th Street, likeHuman Society, and Flatiron Lane (but not Corden Pharma), and preserving
existing structures by allowing residential above and utilizing surface
parking lots.
•Missing Middle-Income Housing: need to provide complex and workforce
family housing options that include ownership, grass, multiple bed / bath for
children and/or grandparents near green space and or adjacent to park(s).
•NW of KOA Lake: Not much support for changing this Light Industrial to a
park.
•Conveyance /High Hazard N of Arapahoe: Not much support for changing
existing use.
•Waterview development: Support for waiting for official approval before
placing updates on map.
•Car dealerships to Naropa area: Strong opposition to some support for
changing this Commercial / Service Industrial and Public to allow for other
uses.
The full meeting capture and materials can be accessed online here: East Boulder Working Group
How will we use this input?
Staff will mockup the areas of change to see how much housing might be accommodated as well as draft a preferred alternative. Jean will document gaps, items not planned to be included, neighborhood characteristic descriptions.
102 What Do We Want to Be?
This meeting focused on recent engagement activities’ key themes
heard from the 2/1 Community Meeting, 2/11 Boulder Chamber of
Commerce’s Policy Roundtable, 2/23 Community Meeting in Spanish,
this month’s BeHeardBoulder Questionnaire, and City departments. The
working group reflected upon them, discussed the big ideas generated
from the community input, and how this could translated into land use
recommendations.
Meeting #22Meeting #22
East Boulder Working Group (EBWG)
Reflected on community input, discussed Big Ideas & Land Use
Date: April 2, 2021 from 12 - 2:30 p.m. (This meeting was originally sched-uled for March 24, 2021, but due to the shooting tragedy 2 days prior, the meeting date was postponed)
Number of Participants: 11 out of 21 working group members, 4 staff, 1 MIG consultant, 2 Spanish language interpreters, and 0 community members
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: This project’s working group webpage, the city’s website
home page calendar, the city’s website engagement calendar, the Planning
and Development calendar on the Planning webpage, two consectutive Daily
Camera’s Sunday News for City Hall notices, and email to the East Boulder
Working Group members.
- 103 -
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 216 of 232
104 What Do We Want to Be?
Date: April 5, 2021
Number of Participants: 7 PB and 5 TAB members and 11 staff
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: News for City Hall and city website
This is joint-board work session brought together members of the City’s
Planning and Transportation Advisory Boards to consider key land use
changes and align land use planning with important transportation
decisions in the subcommunity. The two boards worked together to
create a “Mural Board” documenting key design qualities and mobility
improvements that will guide subcommunity recommendations.
Planning Board & Planning Board &
Transportation Advisory Transportation Advisory
Board Joint MeetingBoard Joint Meeting
What We Heard
The boards offered the following as key qualities and characteristics of East Boulder:
• Human-scaled design
• Diversity in use
• Diversity of housing types
• Provision of neighborhood destinations
• Near- and long-term programming
• Parking considerations
• Experimentation and removing barriers
• Increasing the urban canopy
• Consideration for OUT commuters as well as IN
The boards highlighted the following mobility improvements for consideration in East Boulder:
• Pedestrian and Bike Access
• TDM
• Micromobility and new technology
• Roadway Design
Meeting materials can be found here.
How will we use this input?
This input will be shared with community members and the EBWG to help guide recommendations in the subcommunity plan.
- 105 -
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 217 of 232
106 What Do We Want to Be?
Special Special
City Council City Council
MeetingMeeting
At this study session, staff presented the latest community feedback
and a preferred alternative concept for land use in East Boulder. Council
made recommendations for updates to the concept and offered
additional considerations for the team to incorporate into the plan’s
recommendations.
Date: April 13, 2021
Number of Participants: 8 City Council members and 5 staff
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: News for City Hall and city website
What We Heard
City Council considered the community feedback and provided direction on land use and mobility recommendations to guide the project team and East Boulder Working Group into the next phase of the project including support for annexing San Lazaro, creating a mixed-use transit-oriented development at 55th Street and Arapahoe Avenue, further investigation of innovative mixed-use industrial with housing, improved mobility connections, integrating the airport, diverse and middle-income housing options, forward-thinking options for the Valmont power plant, and the idea of “STREAM”.
The meeting materials can be found here.
How will we use this input?
Council feedback will inform the next iteration of the alternative land use plan, the East Boulder Connections Plan and recommendations to be incorporated into the 60% draft plan.
- 107 -
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 218 of 232
55th and Valmont (East Park)
WHAT DO YOU LIKE ABOUT THESE IMAGES?Description Building HeightsMassing and
Density
Street Level
Activation Connectivity Public Space Parking
Looks "hot" - lackingthe streetscapeelements that we'vedescribed. Creategreenspace throughthe streetscape.
Flavor is moreheavier industrial.Not sure that theyare as appropriate -not sure who theywould appeal to
Might beappropriateanywhere - wherebuildings arereaching end of lifebut might not beready to invest yet
Likes thecontaineraesthetic
Fits nicely in anindstrialneighborhood.Would like to seecafe on the ground
the sidewalk.
I've seen shipping
in Stockholm.
likes the gray industrialbuildings, the casitas(thanks for the new tome word), even the
structures (for the rightcontext).
Also at 25th and Larimerin Denver; restaurants,coee shop, commercial
and Class restaurant)
47th and Valmont (West Park)
Looks like
Likes the style -"casitas"combinedtogether. Variedheights
Nice
the STAMParea
Likes thelight colors -maybe o ofan alley
Might beattractive toyoungprofessionals
And the light
colors will bebetter withclimate change.
context, working class
no examples ofcourtyard, quadplexes
GENERAL COMMENTSon attached residential
likes Holidayneighborhood fordiversity
All of these have somethinggoing for them in one way oranother - particularly in the twoareas along Valmont. Would liketo see dierent areas ordierent clusters of those
How does this get integratedinto Flatirons Park? Into the
a hodgepodge. Integration iscritical
lives in a HOA that hasa pvt / public parkGENERAL COMMENTSCourtyard - Landscaping -Pvt / Public space
Iris & Folsom creates walkingpathways the buildings, insteadof a walled garden - pocket park,noto putting - cautious aobutthe design to make sure it is
10
11
All in the samecontext (not 10dierentarchitectural styles) -looks very Human;Trees in thestreetscape.
supports anything thataddresses missingmiddle
human lookingin that it is incontext (orconsistency?)
likes the foliage- provide"green-ness" tosoften thearchitecture
supports an even / consistency of pacing ofbuildings and space between them to makeit walkable
wants an image of themissing middle
Tim: At the risk of citing an examplefrom Palo Alto, this is less of'traditional garage' and more of'what the space can represent'https://homedesignlover.com/wp-content/uploads/2013/07/12-palo-alto.jpg
GENERAL COMMENTSon Mixed-Use
Mixed Use with MultiFamily
this goes in theSTAMP area (notother areas ofchange), as well asmajor arterialcorridors along 55thnear TOD Zone.
bc of roof lines(sense of massreduction) and likesthe light colors
likes thetrees out infront
Comment: need to addressthe building height / FAR, bcregulations combined with
for developers to get themost out of a structure, and
it (making it look boxy)
Doesn't likesquare-ishblockyness1
2
3
4
5
6
7
8
9
likesactivatedstreet front likes thedensity andaordability
Would like acombo of #6and #2
likes the massreduction,created by theangled roof line
likes thetransparency
has a lot of glassand is transparent -would like to seethe process; invitesyou in.
Likes the densityto support retailand getting moreunits to supporthousing.
Unattractive. likes structures tosupport an enjoyable walkableexperience that creates spacesthat have some level ofconsistency. Doesn't have to beexactly the same. Someconsistency within a walk (as ifyou're walking through anecosystem); Would like to see avisual example of the "missingmiddle"
likes staggered setbacks;esp. along arterials. Couldhave more height up tostreets once you're into aneighborhood (not as muchas a visual shock).
likes the mass reductionis nice (tiers from thestreet)
likes #7 

Doesn't want "deadplaces" on theweekends - ground
Avoid the Texas Donut - reallyunattractive from the street. Spaces arenot that big inside (Don't want to buildsomething that would be a "slum" - wantsomething that will feel permanent,builds community. Ex/Curtis Park historicdistrict (near RiNo Denver)
Attached Residential
12
Looks moreappropriatefor industrialareas/artful
13
14
15
doesn'tt likethis bc itlookssuburban
likes the classic workingclass community essencethat is also walkable. Densebut looks like an industrialpart of town. Alleywayaccommodates variety ofmobility types. Likes thewindows at the top level -sense of people watchingover the neighborhood
My favorites in theattached residential are#12 and #19. This kind ofdenser townhome wouldbe good to have in themix of diverse housingtypes.
16 housing within asingle area (could seeit near Valmont Park) -also likes Holidayneighborhood
17 not bad; Inthe spirit ofthe inventoryout there
18
19
Looks moreappropriatefor industrialareas/artful
Representscurrent Bouldervalues andspeaks todensity
likes that thewindowsconnect tosense ofpresence andoutdoors
likes that itresonates withthe history oftheneighborhood.
Not sure aboutgarages - maybethere should be adierent design than atypical garage door toactivate the space for"tools and toys"
Think about
other use in the"garage" space
Seems likethis wouldgo with thearea
this one seemsmore appealingand that wouldgo more withthe area
In the spiritof what's outthere
Extremelyfancy andupscale($$$)
too low ofdensity with 1-story structuremight beimpractical
likes theattractivequalities
likes this aesthetic bc it can beaccomplished with densities that aren't soobvious: 1) Flat with townhome above; 2)Multifamily implementation in a "lowerdensity looking" neighborhood couldappeal to the types of renters or owners
Been done at S'Park West (mix oftownhomes for families and then 3-
in the MUI zone of Steelyards
doesn't like thatit's a bit more ofexpensivehousing stock
Tim: likes the garages bc theycan be used as utility/maker/neutral space; it can be a shop,work space (less about the carand more about how you coulduse that space for "tools andtoys"
dislike that thealley might betight for Firetrucks.
doesn't likethis bc itlookssuburban
doesn't likethat theseareexpensive
doesn't likethis bc itlookssuburban
likes the landscaping;it's a clever uses ofspace and createsdiversity of ownershipsimilar to Iris Hall oof Folsom -
20 almost likesthis, as it is"on the vergeofappropriate".
Pleasant View
could be agoodinspiration
Likes themodernaesthetic
doesn't like Parkingunderneath andbelieves it isinappropriate (andugly) - Parking is "inyour face"doesn't like littletoo high-end /higher dollar (likesome newdevelopments inLongmont ).
Someone: Likesthe utility ofspace -integratingparkingunderneath
Could be scatteredalong the twoareas alongValmont. Wouldappeal to the"missing middle"
doesn't likethis bc itlookssuburban
Favorite
Favorite
Favorite
What We Heard
The working group highlighted the following as key characteristics of potential redevelopment:
• Green Space; Streetscape plantings, integrated landscapes and tree canopy
• Consistency in building aesthetics along a blockface
• Incorporate context with surrounding structures into new development
• Continue to refine how to integrate housing with light industrial
The full meeting capture and materials can be accessed online here: East Boulder Working Group
How will we use this input?
The team is currently working on the development of “Place Type”
performance measures that will bridge the gap between land use and
zoning and provide further direction on the desired neighborhood
What We Heard
Working Group members highlighted the following as key characteristics for Mixed Use Industrial neighborhoods in East Boulder: Structures
•Angled roof-lines (not flat)
•Building “layers” – upper floors set back from lower floors
•Windows that tie bring outside to the inside
Ground floor of new buildings
• Transparency
• Active Uses
Streetscape
•Consistent set-backs
•Consistent tree canopy and landscape treatments
•Consistent building materials on a block
Considerations for new housing
•Access to outdoor space
• Proximity to parks, open space, transit
•Temporary/Transitional Structures
• Industrial material / shipping container structures are appealing for transitional business space
The full meeting capture and materials can be accessed online here: East Boulder Working Group
How will we use this input?
Member input will be used to create the performance measures and describe Place Types in the final plan. Place Types provide guidance beyond the BVCP land use categories for future redevelopment and gives the community a greater level of detail on expectations for evolution in the area.
108 What Do We Want to Be?
- 109 -
Meeting #23Meeting #23
East Boulder Working Group (EBWG)
Neighborhood Character: Mixed Use Industrial areas
This meeting focused on defining the neighborhood character for the
areas of change. For the most part this discussion addressed a new type
of land use catagory, Mixed-Use Industrial. Working Group members
submitted photos and images they thought represented a good style for
the area for discussion. Members highlighted the character and design
qualities that they felt would be a good precedent for Mixed Use Industrial
neighborhooods in East Boulder.
Date: April 28, 2021 from 2:30 - 5 p.m.
Number of Participants: 16 out of 21 working group members, 4 staff, 2 Spanish language interpreters, and 4 community members
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: This project’s working group webpage, the city’s website
home page calendar, the city’s website engagement calendar, the Planning
and Development calendar on the Planning webpage, two consectutive Daily
Camera’s Sunday News for City Hall notices, and email to the East Boulder
Working Group members.
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 219 of 232
What We Heard
Working Group members interests and goals for housing in the area and who it could serve was diverse. Following are some key take aways:
Housing is tough. There are many challenges to creating affordable housing. Some things can be influenced or managed by the city and other forces cannot. The East Boulder subcommunity plan can make great contributions to creating new housing opportunities. It is not an expected outcome that the EBWG will solve Boulder’s housing crisis through this plan.
There is a range of housing products and programs (affordable rental to ownership) desired.
There is still a conflicting desire for low-medium density (middle income, ownership), low-medium density (low-income, ownership and rental), as well as medium-high density (with a mix of options) - but all want high quality building materials and execution, views, access to outdoor space, and a handsome pedestrian experience.
Need to clarify the amount of potential new housing for some to justify their support for the land use recommendations.
The full meeting capture and materials can be accessed online here: East Boulder Working Group
How will we use this input?
This group’s feedback will be used to further define area Place Types and performance measures for areas of change.
Sharing information and discussing key issues to ensure Working Group
members would be well-positioned to focus on draft plan at June meeting
was the goal. ``The plan outline and implementation matrix approach were
reviewed. The housing topic was further investigated with help from senior
housing planner, Jay Sugnet. Jay presented information and answered
questions about low, moderate, and middle-income resources and options
that make up the overall affordable housing program in the city.
Meeting #24Meeting #24
East Boulder Working Group (EBWG)
Housing Revisited and Prep for Draft Plan
Date: May 26, 2021 from 2:30 - 5 p.m.
Number of Participants: 17 out of 21 working group members, 6 staff,
2 Spanish language interpreters, and 1 community member
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: This project’s working group webpage, the city’s website home page calendar, the city’s website engagement calendar, the Planning and Development calendar on the Planning webpage, two consectutive Daily Camera’s Sunday News for City Hall notices, and email to the East Boulder Working Group members.
110 What Do We Want to Be?
- 111 -
- 111 -
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 220 of 232
The vision for the East Boulder includes walkable neighborhoods with mixed-use redevelopment and a variety of mobility improvements to better connect the subcommunity to the surrounding city and the region.
112 How Do We Get There?
In Stage 3 of the engagement process
stakeholders will collaborate with staff, city
leadership and community partners to discuss
potential implementation strategies as well as key
programs and projects that will help realize the
vision for East Boulder. The work will help define
a path towards plan implementation. This phase
is intended to create stewards of the plan within
the community who will carry its goals forward.
HOW DO
WE GET
THERE?
- 113 -
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 221 of 232
What We Heard
Working Group members provided key feedback on the Draft Plan:
• The amount of housing projected in the concept - is it too little? too much? just enough?; solicit board and council input in July on this topic;
• Some members concerned that the place types are too vague and need info
on specific unit types, others recommend including example images to help convey what each place type could look like, and who might live there;
• Some members concerned the mixed-use land use designation doesn’t offer enough incentive for change;
• There was support & opposition for the east border of STAMP land use
designation to allow residential
• The draft land use plan does represent a combination of interests from
community and working group members;
• Is the plan visionary enough?
For the fall engagement plan there was support for:
• Targeted outreach, that translates the complex information to things people
can understand.
• Use of images that are pedestrian-centric and highlight the changes/
amenities/benefits to existing users.
• Using online platforms versus in-person to reach a wide range of people and
interests.
The full meeting capture and materials can be accessed online here: East Boulder Working Group
How will we use this input?
Group feedback will be used to prepare for next steps with boards and council in July and public engagement in the fall.
114 How Do We Get There?
Meeting #25Meeting #25
East Boulder Working Group (EBWG)
The Working Group reviewed key features of the Draft Plan including the
updated Land Use Plan and Connections Plan as well as the 55th and
Arapahoe STAMP concept and provided guidance on strategies for the
upcoming Engagement Window in the fall. Significant contributions to
the creation of the Draft Plan and two years of collaborative engagement
were important deliverables of the group’s charter and a milestone
accomplishment. As the original commitment of this group has been
completed, staff acknowledged this milestone and solicited interest in
continuing to the next phase of engagement and implementation. In July,
the Draft Plan will be shared at a joint Transportation Advisory Board and
Planning Board meeting, as well as a City Council Study Session.
Draft Plan and Engagement
Date: June 30, 2021 from 2:30 - 5 p.m.
Number of Participants: 13 out of 21 working group members, 5 staff, 2 Spanish language interpreters, and 1 community member
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: This project’s working group webpage, the city’s website
home page calendar, the city’s website engagement calendar, the Planning
and Development calendar on the Planning webpage, the preceding Sun-
day’s Daily Camera’s Sunday News for City Hall notice, and email to the East
Boulder Working Group members.
- 115 -
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 222 of 232
116 How Do We Get There?
What We Heard
Overall Planning Board (PB) and Transportation Advisory Board (TAB) members supported the 60% Draft Plan and provided refining feedback on the key elements that included some of the following topics:
• Regarding the land use plan, members offered input that ranged from
refining details about light industrial, mixed-use flexibility, balancing housing
to address missing middle options, long-term airport planning, to greater emphasis on climate commitment.
• Regarding the connections plan, members offered input that ranged from focusing more on bigger impacts on greenhouse climate initiatives sooner, welcoming multimodal curculation while de-emphasising single occupancy
vehicles, connecting the area to the rest of the city, identifying existing
gaps, to the integration of isolated communities like San Lazaro, and how it
(public transit) could better serve families.
• There was support for targeted engagement options like in-person at local
churches or with artists groups, as well as clarifying housing topics, and
highlighting Council Study Sessions.
• Emphasising climate initiatives, clarifying place types, jobs housing balance
were some additional items noted to further refine the plan’s success.
The meeting materials and recording can be found here.
How will we use this input?
Along with the forthcoming City Council will feedback on the draft at a July 27, 2021 Study Session, Boards and Ccouncil input will be used to make revisions to the 60% Draft prior to the Fall Engagement Window.
Additionally, the input will be used to help develop the engagement strategy and tactics to provide boards with the most useful community feedback so board members are able to confidently make community-supported recommendations about future drafts of the plan.
At this Joint-Board Work Session, the Planning and the Transportation
Advisory Boards reviewed the 60% Complete Drafts of the East Boulder
Subcommunity and 55th and Arapahoe Station Area Plans to provide
recommendations for any updates or changes to the drafts for city
council’s consideration.
Date: July 15, 2021
Number of Participants: 5 Planning Board and 4 Transportation Board-
members, 11 staff, and 4 consultants from MIG
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: News for City Hall and city website
Planning Board & Planning Board &
Transportation Advisory Transportation Advisory
Board Joint MeetingBoard Joint Meeting
- 117 -
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 223 of 232
118 How Do We Get There?
What We Heard
Overall Council members supported the 60% Draft Plan and provided refining feedback on the key elements that included some of the following topics:
• Regarding the land use plan, input ranged from support to concern about mixing idustrial with housing, having enough housing, affordable
commercial space, 15-minute neighborhoods, San Lazaro annexation,
adaptive reuse policy, and additional land use changes.
• Regarding the connections plan, there was addtional support for
improved pedestrian and bike connections throughout the subcommunity,
empahsising micro-mobility options and extending the Goose Creek path
straight across to 55th Street to complete that important connection.
• Addressing building eight descriptions and using before and after images to
better communicate changes could take the STAMP to the next level.
• Request for a guided field trip of the area before the next discussion of the
plan.
The meeting packet can be found here and the presentation here.
How will we use this input?
This input will be used to make revisions to the 60% Draft prior to the Fall Engagement Window and to help develop the engagement strategy and tactics to provide council with the most useful community feedback so members are able to confidently make community-supported recommendations about future drafts of the plan.
City Council City Council
Study SessionStudy Session
Date: July 27, 2021
Number of Participants: 8 members and 7 staff
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: News for City Hall and city website
At this council study session, staff presented the 60% Complete Draft East
Boulder Subcommunity and 55th and Arapahoe Station Area Plans. Staff
also presented key feedback from Planning and Transportation Advisory
Boards. Council discussed potential impacts of the plan and how East
Boulder may offer opportunities to implement citywide goals, particularly
an increase in housing options.
- 119 -
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 224 of 232
Top 10 Things to Know
The recommended plan highlights the best things about East Boulder today – thriving industry, access to
parks, trails and open space and a creative spirit. The plan will guide change over the next decade-plus to
create housing and make mobility and other improvements for East Boulder to carefully evolve with even
more wonderful places to live, work, and play.
1 Business Ensure East Boulder will still be the place for businesses, start-ups, industry, healthcare,
and services to thrive and grow. Much of the land use will remain in place to protect local
businesses and jobs.
2 Housing House more people by adding up to about 4,500 new housing units for people to live
close to where they work. New housing will be in a variety of housing types (townhomes, condos,
apartments and live/work units) in key areas of change and will be aor dable to a range of income
levels.
3 15-minute Walkable Places Create lively destinations for new residents and existing works
with strategic mixed-use redevelopment at key areas. These will be walkable from nearby business
parks and residential neighborhoods. Focused areas for this change include both the east and west
sides of Valmont City Park, the 55th and Arapahoe area and Flatirons Business Park.
4 55th and Arapahoe Station Area Re-envision the area around this important intersection as
a unique mixed-use center with a blend of neighborhood-serving retail and restaurants; a variety of
employment, and a ainable mixed income housing that has great access to transit.
5 East Arapahoe Bus Rapid Transit Emphasize the cornerstone of transportation investment
in high frequency, high quality regional Bus Rapid Transit service along Arapahoe/SH7 connecting
Boulder to communities to the east and I-25.
6 Mobility HUB! Provide new access throughout East Boulder to a network of strategically located
mobility hubs with shared electric scooters and bikes, Ly and Uber pick up and dr op o , car share,
and local transit service.
7 Annexation Seek annexation of the San Lazaro Mobile Home Park to ensure the residents have
access to city services and benefits of being city residents.
8 Climate Commitment Reduce transportation-related greenhouse gas emissions through trip
reduction, housing for workers, improved walkability.
9 Ped & Bike Connections Make improvements and new connections throughout the
subcommunity including protected bike lanes along 55th Street and a finer grained network of
streets and paths needed to support a more compact urban form and mix of uses.
10 Green Areas & Resilience Improve connections to Valmont City Park and identify opportunity
sites to increase urban tree canopy and improve pollinator habitat.
What We Heard
Working Group members provided key feedback on the Draft Plan and Engagement Strategy:
• Support for refining the engagement strategy to definitely send a hard copy mailing in the and around the subcommunity while advertising city-wide, and considering the best way to address business and property owner issues and including the community.
• Support equal treatment of home owners, whether they own a mobile home or a traditional home.
• Support for easily tracible and criteria for decision making especially regarding the areas of change.
The full meeting capture and materials can be accessed online here: East Boulder Working Group
How will we use this input?
Staff planned to revisit the engagement strategy, especially regarding addressing property owners and reschedule the Monday, October 4 meeting. Staff planned to document the decision making process to be able to track how things evolved, i.e. why certain areas requests were taken out or selected for the catalytic sites.
120 How Do We Get There?
Meeting #26Meeting #26
East Boulder Working Group (EBWG)
In July, the draft plan was shared with Planning Board and Transporation
Advisory Board, as well as City Council to solicit their input and direction.
This information was shared with the working group members for their
impressions. Working group members also dove into engagement strategy
and question refinement for the BeHeardBoulder questionnaire.
60% Draft Plan and Engagement #2
Date: September 22, 2021 from 1 to 2:30 p.m.
Number of Participants: 13 out of 21 working group members, 5 staff, 2 Spanish language interpreters, and 1 community member
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: This project’s working group webpage, the city’s website
home page calendar, the city’s website engagement calendar, the Planning
and Development calendar on the Planning webpage, the preceding Sun-
day’s Daily Camera’s Sunday News for City Hall notice, and email to the East
Boulder Working Group members
- 121 -
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 225 of 232
¯
BBBBBBBBBBBBBBB uuuuuuuuuuuulllllllllllllllddddddddddddddddddduuuuuuuuuuuuuuuulllllllllllldddddddddddddoooooooooouuuuuuuuuuuulllllllllllldddddoooooooooouuuuuuuuuuouldeeeeeeeeeeeeeeeeeeeeeeeeeeerrrrrrrrrrrrrrrrrrrrr
CCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCoooooooooooommmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmuuuuuuuuuuuuuuuuuuunnnnnnnnnnnnnnnnnnnnnniiiiiiiiiiiiiittttttttttttttttttttyyyyyyyyyyyyyyyyyyyyy mmmmu yun
HHHHHHHHHHHHHHHeeeeeeeeeeeeeeeeeeeeeeeaaaaaaaaaaaaaaaaaaaalllllllllllllllllttttttttttttttttttttthhhhhhhhhhhhhhhhhhh eaea
VVVVVVVVVVVVaaaaaaaaaaaaaVVVVVVVVVVVVVVVVVVVVVVVVVVVaaaaaaaaaaaaaaaa mmmmmmmmmmmooooooooooooooonnnnnnnnnnnnnnnntttttttttttmmmmmmmmmmmmmmmmmmooooooooooooooooooooooooooonnnnnnnnnnnnntttttttttttttt aaaaaaaaaaaaaaaallllllllllllllllllllllmmmmmmmmmmmmmmmaaaaaaaaaaaaaaallllllllllmmmmmmmmmmmmmmmmmmaalm
BBBBBBBBBBBBBiiikkkkkkkkkkkkkkkkkkkkkkeeeeeeeeeeeeeeee kkkkkkkkkkkkkkkkkkeeeeeeeee PPPPPPPPPPPPPaaaaaaaaaaaaarrrrrrrrrrrrrkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkkeeeeeeeeeeeeeeeeeeekeke
VVVVVVVVVVVVVVVVVVVVVVaaaaalllllllmmmmmmmmmmmmmmmmmmmoooooooooooooonnnnnnnnnnntttttttttttt m
CCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCiiiiiittttttttyyyyyyyyyyyyyyyyyyy PPPPPPPPPaaaaaaaaaarrrrrrrkkkkkkkkkkyy
AAAAAAiiiiiiiirrrrrrrrppppppppooooooooooopppppprrrrrrrttttttt
VVVVVVVVVVVVVVVVVVVVaaaaaaaaaaaaaaaaaaalllllllllllllllllllllmmmmmmmmmmmmmmmmmmmmmmmmooooooooooooooooonnnnnnnnnnnnnnnnnnnnnnnttttttttttttttttttt
PPPPPPPPPPPPPPPPPPPPPPPPoooooooooooooooooooowwwwwwwwwwwwwwwwwweeeeeeeeeeeeeeerrrrr rr
SSSSSSSSSSSSSSSSStttttttttttttttaaaaaaaaaaaaaaattttttttttttiiiiiiiiiiioooooooooooooooonnnnnnnnnnnnnnnnnnnntioatio
FFFFFFlllllllaaaaaaattttttttiiiiiirrrrrooooooonnnnnnssssssssro
GGGGGGoooooooolllllllfffffff CCCCCCCooooouuuuuuurrrrrrssssssseeeeeeeC
BNSF Railroad
Valmont Rd
Pearl P
k
wy
55th StreetArapahoe AveAirport Rd63rd StIndependence Rd
Foothills Pkwy61st StValmont Rd
BNSF Railroad
3
4
1Draft - M ajor Areas of Ch an g e
What We Heard
Community members offered a wide-range of feedback including new ideas, comments, questions and concerns regarding and not limited
to the following:
• Greater range and mix of uses to increase vibrancy and activity, dining, walkability
• New housing, esp if viable for those who work in the area
• All the mobility improvements, multi-modal focus, car-light area
• Maintaining charm, human-scale of buildings, careful consideration about where to allow taller buildings, setbacks comfortable at street
level
• Enhanced green spaces and landscaping.
• Transit, mixed of uses, and other recommendations that address climate crisis
• Ability for existing businesses to remain
The full meeting capture and materials can be accessed online here: Open Houses, Community Meeting, and Office Hours - Summary Report
How will we use this input?
This information will refine the content of the 90% draft plan that will be shared boards and council in the winter of 2022.
Check out the future vision for !
Pre-sorted StandardU.S. POSTAGEPAIDBoulder, COPermit No. 909
City of Boulder Planning & Development Services1739 Broadway Boulder, CO 80302
FoothillsValmont
Arapahoe55th 63rdPearl
H
bouldercolorado.gov/projects/east-boulder-subcommunity-plan
Check out the future vision for east boulder!
Listed below are several opportunities to
engage - Find the one that’s right for you,
then visit and provide feedback on the city’s engagement website:BeHeardBoulder.org
Open Houses
If you are a property-owner,
business, or resident, learn
about what this plan offers
you and ask questions
specific to your area.
Wed., Nov. 3, 12 to 1 p.m.
Tues., Nov. 9, 5 to 6 p.m.
Community MeetingLearn about the plan, ask questions and walk through how to provide feedback.Mon., Nov. 15, 6 to 7:30 p.m.
Office Hours
Drop-in for one-one time with
staff to ask questions and share
feedback. Check the webpage
to book a time with staff.
The East Boulder Subcommunity Plan draft is 60% complete and we
would like your input! This draft plan focuses changes in key areas to
create mixed use, walkable neighborhoods, add housing, and improve
mobility throughout the subcommunity. It will inform decisions for
decades.
east boulder Subcommunity plan
122 How Do We Get There?
Open Houses, Open Houses,
Community Meeting, Community Meeting,
and Office Hours and Office Hours
Community Engagement Events
In November, the 60% Draft Plan was shared by staff highlighing the major
areas of change at two Open Houses, a Community Meeting, and multiple
Office Hours events. The locations for these areas of change reflected
community desire for increasing housing with 15-minute neighborhoods,
better transportation, and support for local business. Attendees listened,
and some voiced their point of view during these events and were also
encourage to elaborate more via the BeHeardBoulder questionnaire.
60% Draft Plan
Date: 11/3, 12-1 p.m.; 11/9, 5-6 p.m.; 11/15, 6-7:30 p.m.
Number of Participants: 11/3: 21 community members, 7 staff; 11/9: 20 community members, 7 staff; 11/15: 40 community members, 14 staff; 10 community members attended Office Hours on different days
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: The city’s website calendar, this project’s webpage, Sun-
day’s Daily Camera, postcard mailed to 5.5K people in and around the sub-
community area, Planning E-Newsletter, press release, Next Door (citywide)
and other social media, Channel 8’s Inside Boulder News, email to the East
Boulder Working Group members, city boards & commissions: DAB, HAB,
PB, TAB, OSMP, P&R, OSMP, WRAB, Pedestrian Advisory Board, a range of
civic and community groups, and East Boulder mailing list
- 123 -
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 226 of 232
CCCCCCCCCCCCCCCoooooooooooommmmmmmmm
AAAAAAAAAAiiiiiiiiirrrrrrrrrrppppppppppppooooooooorrrrrrrttttttt
VVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVaaaaaaaaaaaaaaaaallllllllllllllllaaaaaaaaammmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmoooooooooooooooooooooooooooooooooooooooont
PPPPPPPPPPPPPPooooooooooooooowwwwwwwwwwwwwwweeeeeeeeeooooooooooooweeeerrrrer
SSSSStttttttttaaaatttttiiiiiiiiiiioooooottttSSSSSSSSSStttttttttttttaaaaaaaaaaaaatttttttttttttiiiiiiiiiiiiooooooooooooonnnnnnnnoooooonnnnon
mmmmmmm
BBBBBBBBBBBBBBBoooooooouuuuuuuuuuuulllllllllllllllldddddddddddddddduuuuuooooooooooouuuuuuuuuuuuulllllllllllddddddoooouuuuuuuu
mmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmuuuuuuuuuuuuuuuuuunnnnnnnnnnnnnnnnnniiiiiiiiittttttttttttttttyyyyyyyyyyyyyyyyyyyy mmmmmmmmmmmmmm
VVVVVVVVVVVVVVaaaaaaaaaaaallllllllllllmmmmmmmmmmoooooooooonnnnnnnntttttttt mmmmmmmmmmmmmmmmmmmmooooooo
BBBBBBBBBBBiiiiiiiiiikkkkkkkkkkkeeeeeeeeeeeee PPPPPPPPPPPPPaaaaaaaaaaarrrrrrrrrkkkkkkkkkkkkeeeeeeeeeeeeeeeePPPPPPBBBBBBBBBBBiiiiiiiiiiikkkkkkkkkkkkkkkkeeeeeeeeeeeee PPPPPPPPPPPPPPPPaaaaaaaaaaaaaaarrrrrrrrrrrrrkkkkkkkkkkeeeeeeeeeeeeeeeeeeeePPPPPPPPP
VVVVVVVVVaaaaaaaaaaalllllllllllmmmmmmmmmmmmoooooooooooonnnnnnnnntttttttttttttt VVVVVVVVVVVVV
CCCCCCCCCCiiiiiitttttttyyyyyyyyyy PPPPPPPPaaaaaaarrrrrrrrkkkkkkkkkkkkkCCCCCCCCkkkkkkkCCCCCCCCC
FFFFlllaaaaatttriioooonnnnssssss at
GGGGGooooolllff CCCCCoooouuuuuurrrrsssseeeeo
Valmont Rd
Pearl Pk
w
y
55th StreetArapahoe AveAirport Rd63rd St61st StIndependence Rd
Foothills PkwyDraft - Transportation & C o n n e ctio n s P la n What We Heard
Community members offered a wide-range of feedback, but not limited to the following:
• Affordability of micro-mobility options
• Importance of transit options in this area and
need to increase frequency of routes (esp. 206)
• Questions about mixed-use, types and
affordability of housing proposed, annexation for San Lazaro
• Desire for 15-minute neighborhood amenities like a grocery and pharmacy
The full meeting capture and materials can be accessed online here: Open Houses, Community Meeting, and Office Hours - Summary Report
How will we use this input?
This information will refine the content of the 90% draft plan that will be shared boards and council in the winter of 2022.
124 How Do We Get There?
Community Meeting Community Meeting
in Spanishin Spanish
Community Engagement Events
60% Draft Plan
Date: December 3, 2021 from 5 to 6:30 p.m.
Number of Participants: 15 community members, 1 Spanish interpreter,
5 staff
Location: 5000 Butte St., Boulder Vista Village Community Center
Advertising: Written content about the engagement event was shared directly through the two community connectors working on this project via social media and hardcopy flyers and the information was shared with working group members.
- 125 -
This event was delivered in Spanish and included a summary of the 60%
draft plan, Q & A, and group discussions. Attendes shared key concerns
about transportation and housing, as well as desired amenities for the area,
especially for residents who live in the East Boulder Subcommunity at San
Lazaro and Vista Village mobile home parks. They were also encouraged to
to elaborate more via the BeHeardBoulder questionnaire in Spanish.
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 227 of 232
126 How Do We Get There?
Policy Roundtable Policy Roundtable
DiscussionDiscussion
Boulder Chamber of Commerce
Staff shared major highlights of the 60% draft plan and solicited input
from the Chamber of Commerce. Attendees offered their perspective on
the issues that impact them the most like transportation, housing, and
cost of commercial space. They also invited to elaborate more via the
BeHeardBoulder questionnaire, if desired.
60% Draft Plan
- 127 -
Date: December 7, 2021 from 11:30 to 1 p.m.
Number of Participants: 16 chamber members, 3 working group mem-bers, 4 city staff
Location: 2440 Pearl St., Boulder, the Boulder Chamber of Commerce
Advertising: This meeting was hosted and advertised through the Boulder
Chamber of Commerce and the city’s staff and consultants were guests.
Staff shared information about the event with working group members for
observation purposes.
What We Heard
Chamber members offered a feedback, but not limited to the following:
• Integration of housing to be compatible with industrial uses will need close consideration
• Timing and responsibility for infrastructure improvements
• Support for 15-minute walkable neighborhoods and new ancillary retail to
serve existing workers and new residents
• Suggestions for continued communication with and involvement of
business and property-owners in implementation
• Finding ways to support local existing businesses and commercial space
affordability and use
• Support for frequent, reliable, convenient public transportation
The full meeting capture and materials can be accessed online here: Open Houses, Community Meeting, and Office Hours - Summary Report
How will we use this input?
This information will refine the content of the 90% draft plan that will be shared boards and council in the winter of 2022.
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 228 of 232
128 How Do We Get There?
BeHeard Boulder
Date: end of October thru mid December 2021
Number of Participants: 170 total respondents, ?? responses in Span-
ish, 48% nearby neighbors, 11% East Boulder Subcommunity employees and
business owners
Advertising: The city’s website calendar, this project’s webpage, Be-
HeardBoulder webpage, Planning E-Newsletter, press release, Next Door
(citywide) and other social media, Channel 8’s Inside Boulder News, email
to the East Boulder Working Group members, city boards & commissions:
DAB, HAB, PB, TAB, OSMP, P&R, OSMP, WRAB, Pedestrian Advisory Board,
Boulder Chamber of Commerce, a range of civic and community groups,
and East Boulder mailing list
60% Draft Plan 60% Draft Plan
QuestionnaireQuestionnaire
Online Findings
“What do you think of the recommendations in the 60% Draft Plan?” online
questionnaire on BeHeardBoulder.org provided context on how 60% draft
plan was influenced by community input to date regarding the the vision
and recommendations. To complement the input gathered at these fall
2021 engagement events, participants answered 17 robust questions that
provided quantitative and qualitative data about the plan’s big ideas on
new mixed-use neighborhoods and imporvemetns, the balance of land use
recommendations and options, and the mobility and connections plan. The
questionnaire was available in both English and Spanish for six weeks.
What We Heard
• Generally, more respondents are supportive of the overall direction of the plan for East Boulder and each of the areas of change than those opposed.
• Those in support generally noted support for walkable 15-minute neighborhoods, a diversity of housing types, and mobility improvements.
• Those with mixed feelings expressed a range of viewpoints: some want to see a lot more change to integrate housing and others expressed concerns with certain aspects of the plan and hope impacts can be mitigated (i.e. parking, building heights, public spaces).
• Those opposed raised concerns about loss of businesses, more traffic and congestion, incompatibility of residential and industrial uses.
• Respondents were split on the balance of land uses – the highest number of respondents want to see more areas change to residential and mixed- use, followed by those wanting fewer areas to change, and those who think the
balance is right.
• A majority of respondents support the vision for the 55th and Arapahoe
Station Area
• There is a high level of support for the mobility plan, pedestrian, bike and transit improvements.
For a full capture of responses, see the BeHeard Boulder report online.
How will we use this input?
This information will refine the content of the 90% draft plan that will be shared boards and council in the winter of 2022.
- 129 -
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 229 of 232
130 How Do We Get There?
Meeting #27Meeting #27
East Boulder Working Group (EBWG)
The purpose of this meeting was to review the draft summaries of the
community input on 60% Draft Plan from recent engagement: Open Houses
for Property Owners, a Community Meeting in English and a seperate
one in Spanish, Office Hours, Boulder Chamber of Commerce, and a BHB
Questionnaire. The Working Group members provided input on themes and
key take aways of this information. Staff shared the upcoming schedule
and tasks to get to a 90% draft plan.
Impressions of Community Engagement and Planning for 90% draft plan recommendaitons
Date: December 16, 2021 from 1 to 2:30 p.m.
Number of Participants: 13 out of 21 working group members, 5 staff, 2 Spanish language interpreters, and 1 community member
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: This project’s working group webpage, the city’s website
home page calendar, the city’s website engagement calendar, the Planning
and Development calendar on the Planning webpage, the preceding Sun-
day’s Daily Camera’s Sunday News for City Hall notice, and email to the East
Boulder Working Group members
- 131 -
What We Heard
Working Group members provided key feedback on
• Discussion about feedback – not surprising and illustrated the range of viewpoints about the future of East Boulder; representative of the complexity of balancing future land uses
• Issues around airport impacts and recommendations were clarified by new Airport Manager.
• Additional analysis or information requested for the January meeting to review and finalize the land use map includes: a break-down of future unit types; staff recommendations for or against additional areas of change and
rationale; height limitations or allowances; information about what can be
recommended in the plan about housing affordability and tenure (rent/own).
The full meeting capture and materials can be accessed online here: East Boulder Working Group
How will we use this input?
This information will refine the content of the 90% draft plan that will be shared boards and council in the winter of 2022.
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 230 of 232
132 How Do We Get There?
Meeting #28Meeting #28
East Boulder Working Group (EBWG)
The goal of this meeting was to finalize the Land Use Plan and consider
other locations for land use changes in response to the community’s
feedback from recent engagement. Working Group embers discussed the
merits of removing and / or adding areas of change, place types, density
and / height variations, as well as other topics. Staff shared the schedule
and roadmap to adoption through boards and coucnil.
Finalize 90% Recommendations
Date: January, 2021 from 1 to 2:30 p.m.
Number of Participants: 13 out of 21 working group members, 5 staff, 2 Spanish language interpreters, an additional Planning Board member and 2 community members
Location: Meeting held online via Zoom’s video conferencing platform
Advertising: This project’s working group webpage, the city’s website
home page calendar, the city’s website engagement calendar, the Plan-
ning and Development calendar on the Planning webpage, the preceding
Sunday’s Daily Camera’s Sunday News for City Hall notice, and email to the
East Boulder Working Group members
- 133 -
What We Heard
Working Group members discussion highlights:
• Agreement to keep the areas of change.
• Wide-ranging discussion regarding place types with diverse housing types,
as well as about height that inspired further refinement via a subcommittee in the upcoming weeks.
• Housing and Commercial structure density should be around diversity
of options that would be mindful and demonstrate a beautiful look and feel with letting light through and not tons of shade and dark cavernous experience
• Many members expressed support for building heights above 3 stories. And to ensure Boulder can allow industry to grow along with integrating new
housing into these areas.
• Several members expressed concerns about exceeding 3 stories and up to 55’ across the board – describing issues with shadows, bulky buildings, and
wanting to see a greater level of detailed plan before supporting additional
heights.
• Several members expressed that it would be a mistake not to allow higher
density in the STAMP area to support those investments.
• Acknowledge concerns and do not want to take away any ability there would
be today to grant a height modification esp for a community benefit like
permanently affordable housing.
The full meeting capture and materials can be accessed online here: East Boulder Working Group
How will we use this input?
This information will refine the content of the 90% draft plan that will be shared boards and council in the winter of 2022.
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 231 of 232
To learn more, visit:To learn more, visit:
www.bouldercolorado.gov/planning/east-boulder
Email: subcommunityplanning@bouldercolorado.gov
Questions? Comments?Questions? Comments?
Attachment C
03.14.22 TAB Agenda 5 East Boulder Subcommunity Draft Plan Page 232 of 232