Boulder Valley Regional Center Design Guidelines 1998A C K N O W L E D G M E N T S
The Boulder Urban Renewal Authority extends special thanks to the members of the
Design Guidelines Citizen Task Force for contributing their time and professional exper-
tise to the 1998 Design Guidelines Revisions Project:
CAROL ADAMS,Studio 2 Design
JIRAIR CHRISTIANIAN,Mike’s Camera
JOAN DRAPER,Ph.D., CU College of Architecture and Planning
VIC FRUEHAUF,Fruehauf Investments
PAUL TERMENTOZZI,Oz Architecture
Prepared by
the Boulder Urban Renewal Authority
Graphic production by
Shapins Associates,Inc., Landscape Architects and Planners
Finley and Friends
Blackwood and Company
Adopted by
Boulder Urban Renewal Authority
Board of Commissioners
December 9, 1998
FOREWORD: A BR I E F HI S T O RY O F T H E BO U L D E R UR B A N RE N E WA L AU T H O R I T Y
SECTION 1:INTRODUCTION
What are the Guidelines? • How are the Guidelines Used? • First Steps
SECTION 2:GENERAL DESIGN GOALS FOR THE BOULDER VALLEY REGIONAL
CENTER
SECTION 3: SITE DESIGN
Site Layout • Vehicular Circulation • Pedestrian and Bicycle Circulation •
Bicycle Parking • Automobile Parking • Useable Open Space • Site
Landscaping • Outdoor Furnishings • Art
SECTION 4:STREETSCAPE DESIGN
S t reetscape Components by Street Type • “A” Streets and “B” Streets •
“C” Streets • Internal Thro u g h - S t reets • Transit Stops
SECTION 5: BUILDING DESIGN
Massing • Facade • Service and Utility
SECTION 6 : SIGN DESIGN
A p p roval Process and General Sign Design •Wall Signs • Other Types of
S i g n s
A P P E N D I C E S :
A: Rule Regarding Site Review • B: Loan and Grants •
C: Sign Program Information • D: Amenities Reference Map •
E: Gateway Location Map • F: Summary of Important Guidelines
ATTACHMENT:BVRC Transportation Connections Plan
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T A B L E O F C O N T E N T S
F o r e w o r d
BO U L D E R VA L L E Y
RE G I O N A L CE N T E R
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In 1979, the City of Boulder established the Boulder Urban Renewal Authority (BURA) to guide the
revitalization and expansion of Cro s s roads Mall, originally built in 1961, and prevent deterioration of
the surrounding area. This entire area is known as the Boulder Valley Regional Center (BVRC).
BURA facilitates private redevelopment and public improvements in the BVRC. The Authority con-
sists of staff members and a board of commissioners, who are community volunteers appointed by
City Council. BURA is governed by the BVRC Urban Renewal Plan and the Boulder Va l l e y
C o m p rehensive Plan (BVCP). The BVCP recommends the use of design guidelines to assist the City
in ensuring high-quality development:
...the City shall encourage or require private sector efforts toward quality architecture
and urban design. Design guidelines will be developed as a tool for new development
and redevelopment. (Boulder Valley Comprehensive Plan, Policy 2.36)
BURA created the BVRC Design Guidelines in 1987 and revised them in 1991. The guidelines were
used for project review along with the 1985 “Streetscape Standards for the BVRC” and the 1988
“BURA Sign Guidelines.” In 1998, the Design Guidelines, Streetscape Standards and Sign Guidelines
w e re revised again and consolidated into one document, this edition of the BVRC Design Guidelines.
F o r e w o r d
A B RIEF HISTORY
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S E C T I O N 1
IN T R O D U C T I O N
W H AT ARE THE BVRC DESIGN GUIDELINES?
The Design Guidelines communicate the Boulder Urban Renewal Authority’s design goals and
objectives for the Boulder Valley Regional Center (BVRC). The guidelines were created to “bring
predictability to the development objectives in the BVRC and allow the Boulder Urban Renewal
Authority (BURA) to take an active role in guiding specific development projects toward these
objectives” (BURA Policy Guidelines, 1987). BURA’s development objectives originate in BURA’s
Mission Statement:
BURA will maintain and enhance a high-quality regional commercial center in the
C ro s s roads area that will optimize current and future tax revenues to the City of Boulder.
BURA will strive to ensure that redevelopment enhances the Cro s s roads area as an integral
part of the community. (BURA Strategic Plan, 1994)
The Design Guidelines articulate, in terms of the physical environment, what a “high-quality
center” means and how the BVRC can be better integrated into Boulder.
Users
The guidelines are used by developers and designers to prepare development plans for property
located in the BVRC. The guidelines are also used by City and BURA staff and boards to evaluate
development proposals during the development review process. The guidelines are meant to facil-
itate the review process by providing clear direction on design issues.
Goals
The first part of this document is the General Design Goals for the BVRC. They are the concep-
tual basis for the specific guidelines, which comprise the rest of the document. The guidelines
suggest how a development project should achieve the design goals in each component of the
development (site layout, parking, etc.). Some guidelines are qualitative, others are quantitative.
All the guidelines are meant to be flexible enough to allow creativity and at the same time specif-
ic enough to avoid misinterpretation and provide decisive direction on design elements of partic-
ular importance to BURA and the community.
Development applicants are urged to read the General Design Goals Section.
S E C T I O N 1 / I n t r o d u c t i o n
HOW ARE THE GUIDELINES USED?
Site Review
The Design Guidelines are used primarily in the Site Review process, a discretionary review
process that all development proposals for the BVRC are required to complete. (See Appendix A
for information on exemptions.) Site Review is administered by the Planning Department.
Through the process, staff from numerous City departments and BURA evaluate BVRC develop-
ment proposals for compliance with: the BVRC Design Guidelines; the Site Review Criteria (listed
in Section 9-4-11 of Boulder Revised Code); all applicable city-wide zoning and development
standards; and any applicable area plan. The Site Review Criteria and the BVRC Design
Guidelines complement each other: For the most part the Guidelines provide more detailed direc-
tion on the design topics that are addressed in a general way by the Site Review Criteria.
Flexibility
Every project, whether it entails new construction, an addition, or rehabilitation of an existing
building, should attempt to meet all the guidelines. However, because Site Review is a discre-
tionary review process, there is some flexibility in the use of the guidelines. Any guideline that
the applicant can demonstrate is unsuitable or inappropriate for a given project, due to existing
conditions or the scope or nature of the project, may be waived or modified through the Site
Review process, as long as the project remains consistent with the General Design Goals. For
example, a minor redevelopment project may not be able to meet guidelines regarding building
and parking lot location. However, it may be able to meet the intent of those guidelines by creat-
ing more street presence using landscape and architectural features.
Most Important Guidelines
Some guidelines are more important than others. The degree to which a proposed project can and
does successfully meet the most important guidelines will be considered heavily in the review
process. The most important guidelines are marked by a double underline ( ) under the
guideline’s number throughout this document. (Appendix F provides a summary/checklist of the
most important guidelines.)
Other Review Processes
In addition to Site Review, the Design Guidelines are used for review of minor modifications to a
previously approved development (Minor Modification Review) and certain changes in land use
(Use Review). Those sections of the Design Guidelines that address the type of modification or
use under review, if any, will apply. For example, when reviewing a proposal for a major facade
change, staff will use the guidelines regarding facade articulation and materials. A proposal for a
parking lot expansion will be evaluated against the guidelines regarding parking lot design and
landscaping. Applicable guidelines also may be used by City staff for designing and evaluating
public projects, such as a park.
Loans and Grants
BURA maintains a fund that provides loans or grants for public improvements that meet the BVRC
General Design Goals and Guidelines, when legitimate financial need can be demonstrated. (See
Appendix B.)
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S E C T I O N 1 / I n t r o d u c t i o n
FIRST STEPS
When considering development, the first step is to check the property’s zoning designation and
the City’s development standards. Zoning and development standards set fundamental develop-
ment parameters, such as allowed land uses and parking space requirements. These land use reg-
ulations must be met in addition to the Design Guidelines and Site Review Criteria. Some BVRC
properties also are subject to compliance with an “area plan.” Information on area plans, zoning,
development standards and other land use regulations, application requirements, and the review
process is available from the Planning Department. Applicants are strongly encouraged to meet
with Planning staff early in the plan development process, that is, at the initial planning stage. A
pre-application conference allows staff and the applicant to discuss the site, various development
concepts, and applicable land use regulations, and to identify any special conditions or potential
conflicts, prior to the applicant’s investing in detailed design work. Start by contacting the
Development Information Office in the Planning Department at (303) 441-3270.
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S E C T I O N 2
GE N E R A L DE S I G N GO A L S
F O R T H E BO U L D E R VA L L E Y RE G I O N A L
CE N T E R
The basis of the guidelines are the following broad design goals for the BVRC. These goals were
derived from BURA’s Mission Statement and Boulder Valley Comprehensive Plan (BVCP) policies
regarding the BVRC and community design. The goals also incorporate ideas from the 1998
Crossroads Community Consortium Report. Although listed separately, these goals are inter-relat-
ed and interdependent.
Continue to upgrade the BVRC through high-quality redevelopment
The Boulder Valley Regional Center serves as a regional shopping and commercial center for the
Boulder Va l l e y... The continued upgrading and redevelopment of the BVRC is a priority for the City.
( B V C P, p.47)
The BVRC must continue to redevelop in order to thrive as a shopping district for Boulder area con-
sumers, remain a significant generator of City revenue, and provide services and activities for the peo-
ple of Boulder. High-caliber redevelopment will help attract patrons and assure the are a ’s vitality.
The City seeks redevelopment that minimizes negative impacts on the environment and human
health. Environmentally sensitive design and construction can also: be financially beneficial to
property owners and the City; provide educational opportunities; attract public interest; reflect
community identity; and increase visitor enjoyment.
Make the BVRC a memorable, people-oriented place
Develop and preserve a distinctive character and visual image for the BVRC that will contribute
to a unique, positive identity for the area. (BVRC Policy Guidelines, p.2)
Image
The image of the BVRC affects the image of the whole city, because the BVRC is in the geographic
center of the city and is where many visitors get their first impression of Boulder. (Highway U.S.
36 feeds directly into and through the heart of the BVRC, and numerous hotels are located near-
by to the south.) The BVRC should have a strong, positive image that reflects Boulder’s unique
i d e n t i t y.
C u r re n t l y, the BVRC is not distinguishable as “a place.” Individual developments look and function
independently of each other. Creating a cohesive image for the BVRC entails cultivating more unity
among individual developments, as they redevelop. The BVRC Design Guidelines are instrumen-
tal in achieving this unity, by addressing site layout, building design, and inter-connections.
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S E C T I O N 2 / G e n e r a l D e s i g n G o a l s f o r t h e B V R C
BVRC Amenities
To create a more unique sense of place, BVRC development should take advantage of and augment
the amenities and facilities that already exist in and near the BVRC, including Scott Carpenter, Sinton
and Bradfield Parks, Mapleton Ballfields, Boulder Creek Path and Goose Creek Gre e n w a y, irrigation
ditches (Whiterock and North Boulder Farmer’s), the Transit Center at Cro s s roads Mall, The Hop
shuttle, and the University of Colorado East Campus and Main Campus. These should be consid-
e red in each development’s land use program, site planning, circulation, and project image.
Streetscape
Since streets and intersections are the BVRC’s most visible and highly used public spaces, they
should be designed to convey a strong BVRC image. The streetscape standards in this document
strive to create a more uniform look along BVRC streets, in effect, a “landscape framework” for the
BVRC. In the future a BVRC Streetscape Plan may be developed to further coordinate landscap-
ing, lighting, paving, signage and furnishings. Such a plan would necessitate re-visiting and revis-
ing the guidelines.
Boulder Character and Values
BVRC development should reflect and capitalize on Boulder’s remarkable natural setting; beauti-
ful views to the west of foothills and peaks; the sunny, dry climate; and residents’ active, outdoor
lifestyles. Development should also respect the high value that residents place on Boulder’s small-
city ambience, protection of environmental resources, and education.
Pedestrian Orientation
Another characteristic valued by the community is its pedestrian orientation. Downtown Boulder
and University Hill (the City’s two other main activity centers) and their surrounding neighborh o o d s
invite walking, and so should the BVRC. The BVRC should become a place where people want to
s t roll and linger, not just do their errands and drive away. To achieve this, development must be less
dominated by the automobile; it should be human-scale and offer ample pedestrian intere s t .
Buildings and public spaces should be more visible, and parking should be less visible. Reducing
the predominance of surface parking lots in the BVRC will necessitate more above-grade and below-
g round parking structures. To make this more financially feasible, the possibility of centralized struc-
t u res should be explored by BURA, the City, and BVRC property owners. A richer layering of arc h i-
tectural forms and details, more landscaping and art, and a greater number of useable outdoor spaces
also will make the BVRC more pedestrian-friendly. Open space should be off e red in a variety of sizes
and with a range of diff e rent uses and activities. Small outdoor spaces dispersed throughout the
BVRC should be balanced with several larger public gathering places or parks.
Walkable Commercial Neighborhoods
As a whole, the BVRC should evolve into an inter-connected collection of distinctive commercial
neighborhoods. Each neighborhood should be a walkable size (max. 1/4 mile across) and have its
own mix of services and activities, its own central open space, and its own physical character.
These neighborhoods should be linked to each other by transit service and pedestrian, bicycle and
vehicular connections. A future BVRC Urban Design Plan will depict possible neighborhood
boundaries, characteristics and land uses.
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S E C T I O N 2 / G e n e r a l D e s i g n G o a l s f o r t h e B V R C
Develop a more fine-grained and complete transportation network
The circulation system should be laid out in a fine-grained grid to maximize circulation opportunities,
to improve accessibility and to minimize walking distances. (Transportation Master Plan, p. 6-59)
Smaller Blocks
A more fine-grained and complete transportation network will provide more convenient circula-
tion within and through the BVRC. Smaller block sizes, established by additional pedestrian, bicy-
cle and vehicular connections, will also create a richer, more interesting pattern of development
and pedestrian-scale public spaces. Presently, the BVRC’s large blocks -- much larger than the 350-
foot block typical elsewhere in Central Boulder -- and the area’s street discontinuities result in cir-
cuitous vehicular circulation, inhospitable walking conditions, and poor access and visibility for
businesses interior to the blocks, and encourages monolithic buildings.
More Connections
To create this more fine-grained network, additional connections are needed for all travel modes:
new public streets, inter-connecting private drives, public sidewalks, off-street paths, on-street
bike lanes, street crossings, and short links between abutting properties, which now are often sep-
arated by walls, fences, and curbs. The network should be augmented by more bike parking and
transit shelters, better transit service, and adequate supplies of automobile parking. In the future
a comprehensive, coordinated pedestrian sign program could be developed for the BVRC, to help
pedestrians (and bicyclists and transit riders) find their way to key destinations within and adja-
cent to the urban renewal district.
30th Street is planned to become an important north-south multi-modal corridor, including fre-
quent shuttle service and bicycle facilities extending from Baseline Road to Iris Avenue. A lively,
more urban streetscape should be developed along 30th Street through the BVRC, to both accom-
modate and stimulate pedestrian activity.
28th Street is a primary corridor for regional transit service, connecting points along US 36 and the
Diagonal Highway to the BVRC. In the future, regional routes will stop at Crossroads Mall and
continue to the Downtown station along Canyon Boulevar d. Regional service on both corridors
should be supported by improvements to traffic flow and pedestrian access and amenities. Rapid
transit (light rail, high-occupancy vehicle lanes, or bus-only lanes) is a possibility along 28th
Street, with service from US 36 terminating at Crossroads Mall.
26th Street should be strengthened as a north-south pedestrian corridor, extending from Boulder
Creek Path to Spruce Street and beyond. 26th Street offers pedestrians lighter traffic, slower car
speeds and a narrower width than Folsom or 28th Street. 26th Street’s pedestrian environment
should be enriched, including wider sidewalks, more landscaping and street furnishings, more
buildings and storefronts close along the street, and development of Sinton Park. The southern
portion, near Boulder Creek, may be an off-street path.
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S E C T I O N 2 / G e n e r a l D e s i g n G o a l s f o r t h e B V R C
Central Pedestrian Spine
A north-south pedestrian and bicycle corridor should be created connecting the Boulder Creek
Path and Scott Carpenter Park to the Goose Creek Greenway and the Mapleton Ballfields. The
logical location for this corridor is between 28th and 30th streets along the “29th Street align-
ment,” much of which is in the Crossroads Mall property. The corridor should be a central off-
street spine for the BVRC, with buildings, useable open space, and recreational and retail activi-
ties organized along it. These elements should take advantage of excellent views to the west.
Portions of the spine may include transit service and vehicular access.
Incorporate a greater diversity of land uses
The development of community-enhancing uses...will integrate the BVRC into the Boulder com -
m u n i t y. (BVCP, p.47)
A wider range of land uses should add more vitality to the BVRC and better integrate it into the
life of the larger city. Housing; civic and public uses; and recreational, entertainment, education-
al and cultural facilities will bring a greater array of activities to the BVRC over a longer span of
the day. These uses should supplement, not overshadow, the area’s primary focus on retail and
commercial uses. Some specific uses sought for the BVRC include affordable and senior housing;
community meeting space; and a greater diversity of stores and restaurants, in terms of size, price,
product, and image.
Mixed-Use Development
In terms of configuration, the mixture of different uses in the BVRC may be tightly woven within
the same development or a single building (for instance, retail on the ground level and office and
housing above; or a transit center that includes retail/ commercial services and parking). Or the
different uses may occur on separate sites but in proximity to each other (for instance, 26th Street
is lined by Sinton Apartments, retail space, WaterStreet offices and restaurant, and the Dairy
Center for the Arts).
Transit Hub
The BVRC should maintain and expand its function as a public transit hub. New transit routes
are planned through the BVRC, as part of the City’s emerging grid of frequent transit service. A
shuttle service circulating within the BVRC should be explored, so that customers can park once
in the BVRC and take a shuttle to multiple destinations. A regional transit center and park n’ ride
facilities should be considered for the BVRC by the City, the Regional Transportation District, and
BVRC property owners. More and better local transit stops should be developed. Commuter rail
service is a possibility for the further future, along the Burlington-Northern Railroad tracks, which
lie just east of the Pearl and 30th Street intersection.
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S E C T I O N 2 / G e n e r a l D e s i g n G o a l s f o r t h e B V R C
Strengthen ties to the Downtown and the University
The Downtown, the University and the Boulder Valley Regional Center constitute the three primary
activity centers in the Central Area, forming three distinct, yet inter- related areas. (BVCP, p. 45)
The Downtown complements the BVRC as a regional center for professional services, small-
scale retail, and cultural and civic activities. The University offers a large customer base (stu-
dents and staff) for the BVRC and hosts events throughout the year that bring many visitors
close to the BVRC. The vitality of the BVRC should be enhanced by creating stronger trans-
portation and land use ties to the Downtown and the University and by providing complemen-
t a ry businesses, services and activities.
Transit service from the BVRC to Downtown and CU should be improved, and specially
designed walking and biking routes should be created between the BVRC and the two other cen-
ters. Pearl Street will be a key link between the BVRC and Downtown, and should be stre n g t h-
ened through streetscape and pedestrian-oriented development. The City may create a plan
outlining the future character, land uses and alternate mode facilities along Pearl Street, fro m
Pearl Street Mall to 30th Stre e t .
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S E C T I O N 3
SITE DESIGN GUIDELINES
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Pa r t 1Si t e Layo u t
Context Plan Require m e n t
A Context Plan helps the applicant, City staff and officials
visualize and evaluate how the proposed project will fit
into and relate to its surroundings. Elements that will be
evaluated using the Context Plan include:
• Transportation connections between adjacent sites
• Visual connections between adjacent sites
• Potential conflicts between diff e rent land uses that may need to be
mitigated or avoided (for example, loading and service areas
adjacent to residential uses)
• Opportunities to share facilities with adjacent sites, such as
parking, curb cuts, open space
• The size and quality of the spaces created between adjacent buildings
• The compatibility with the massing or form of adjacent buildings, &
• The alignment of adjacent building facades along main stre e t s
Each of these elements is addressed by one or more guidelines.
3.1.A.A Context Plan is required
P rovide a Context Plan with the development appli-
cation, showing the proposed development in its
s u r rounding context. It must include:
•Site layout for proposed development:
• Building footprints with all entrances and loading
areas indicated
• Parking and circulation for vehicles, pedestrians
and bicycles
• Open space location(s)
•Layout of abutting pro p e r t i e s :
•Building footprints with all entrances and loading are a s
•Parking and circulation for all modes
•Open space
•Any grade diff e rences where the development site
meets abutting pro p e r t i es
S E C T I O N 3 / S i t e D e s i g n G u i d e l i n e s
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Location of Site Elements
Site elements (buildings, parking, open space) should
located so as to optimize:
• Relationship of buildings to the stre e t
• Pedestrian circ u l a t i o n
• Useability of outdoor open space
• Views to the west, and sun exposure
• Storm-water drainage
• Protection of mature existing vegetation
• Aesthetic value of irrigation ditches
The guidelines below describe how to optimize these fac-
tors through site layout .
3.1.B.Locate buildings close to the street
Locate buildings close to the street, with parking
behind and/or beside the buildings. Streets lined
by buildings rather than parking lots are more
interesting to move along, especially for pedestri-
ans. If the property spans an entire block (fronts
on two parallel streets), try to locate a building
along each street.
3.1.C.Locate buildings at street corners
If the property is located at a street intersection,
place the main building, or part of the building, at
the corner. This will create a more urban charac-
ter and pedestrian interest and reduce the visibili-
ty of parking lots. Second best is placing pad
building(s) at the corner. Parking, loading or ser-
vice may not be located at an intersection corner.
3.1.D.Maximize street-frontage of buildings
To maximize the street-frontage of buildings and
minimize the street-frontage of parking lots, orient
the building so that its long side fronts the street.
If a parking lot is located along the street, orient it
so its short side fronts the street.
s 3.1.B.-C. Place buildings, not parking, along
the street and at corners.
S E C T I O N 3 / S i t e D e s i g n G u i d e l i n e s
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3.1.E.Lay out site to support pedestrian circulation
Pedestrian circulation should be an integral part of
initial site layout, not added after building loca-
tions and vehicular circulation are determined.
Organize the site so that buildings frame and rein-
force pedestrian circulation, and so that pedestri-
ans walk along building fronts rather than along or
across parking lots and drives. Also arrange build-
ings to create view corridors between pedestrian
destinations within and adjacent to the site,
including building entrances, transit stops, useable
open space, and nearby BVRC amenities, such as
parks and greenways (see the BVRC Amenities
Reference Map, Appendix D).
3.1.F.Useable outdoor space should be integral to the plan
The location and size of useable outdoor open
space should be part of the initial site layout, and
not added later. Use building form to define com -
fortable outdoor spaces. See Useable Open Space
guidelines, 3.6.A.-E.
3.1.G. Preserve and capitalize on views to the west
Locate buildings and open space to pre s e rve and
take advantage of views to the west, northwest and
southwest from public spaces on and near the site,
such as from streets and sidewalks. Also capitalize
on sun exposure, especially from the south and west.
Submit photographs with the application showing
views from the site and from adjacent sidewalks.
When the project’s effect on particularly significant
views from nearby streets or properties is in ques-
tion, consider creating a photo simulation, either
by overlaying a to-scale drawing of the proposed
building(s) on a panoramic photograph of the site
or by scanning a photo of the site into a computer
and adding a computer-generated perspective of
the building(s) to it.
3.1.H.S t o rm-water drainage should be integral to the plan
The City requires measures to mitigate develop-
ment impacts on storm-water quality and quantity.
These may affect site design, including: the size
and materials of open space and landscape areas;
grading and drainage; and parking lot layout. See
the 1998 City of Boulder Design and Construction
Standards (DCS), Chapter 7, Storm Water Design.
s 3.1.G. The BVRC offers excellent views of
the Flatirons and foothills west of the city.
s 3 . 1 . E . - F. Align buildings to frame pedestrian
circulation, create view corridors, and form
open space.
S E C T I O N 3 / S i t e D e s i g n G u i d e l i n e s
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3.1.I.Preserve existing vegetation
Arrange site elements to preserve mature existing
vegetation. Also see Guideline 3.7.F.
3.1.J.Use ditches as amenities
If an uncovered ditch exists on-site, consider using
it as a site amenity. Work with the ditch company
to meet their maintenance needs and access rights.
For ditch locations, see BVRC Amenities Map,
Appendix D.
Interface with Abutting Properties
Create a positive, active interface with abutting properties
by meeting the following guidelines:
3.1.K.Provide vehicular and pedestrian links
Provide transportation links to adjacent properties
for automobiles, bicycles and pedestrians. Refer to
Circulation, Parts 2 and 3.
3.1.L.Do not create barriers
Avoid erecting walls, fences or berms that act as
barriers to abutting properties. Remove existing
barriers, or if that is not possible, create breaks in
them to provide cross-access for vehicles and
pedestrians.
In some cases a fence or wall is desired for privacy,
security or parking screening, for example where a
residential use abuts a non-residential use. In
these cases, provide a pedestrian break(s) in the
fence or wall where needed for pedestrian cross-
access.
3.1.M.Match abutting grades
Try to match the grade of abutting properties
where the properties meet. If there is a significant
grade difference, create an attractive transition,
using creative grading and landscaping or a deco-
rative retaining wall. Be sure to incorporate vehic-
ular and pedestrian cross-access. Avoid using a
blank or unscreened concrete retaining wall or a
rock-covered slope.
s 3.1.M. Avoid using blank concrete retaining
walls to handle grade differences with abutting
properties.
s 3.1.K. Provide vehicular and pedestrian links
to adjacent properties.
S E C T I O N 3 / S i t e D e s i g n G u i d e l i n e s
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3.1.N.Avoid “left-over” spaces
Avoid creating oddly shaped, “left-over” spaces
between new and existing buildings; they are
unusable and difficult to maintain. Spaces
between buildings should be at least 15 wide',
which is enough to accommodate a pedestrian
walk if needed and/or landscaping. Altern a t i v e l y,
the new building may adjoin the wall of an exist-
ing building, if a pedestrian cut-through is not
needed (see Guideline 5.1.B.).
Part 2Ve h i c u l a rC i rc u l a t i o n
3.2.A.Internal drives should connect public streets
Wherever possible, internal access drives should be
located to join together existing public streets
and/or connect to adjacent private drives, so that
internal circulation functions as an integral part of
the surrounding transportation network. Some
vehicular connections that may improve the BVRC
s t reet network are shown on the Transit and
Vehicular Connections Plan (Attachment) and
should be considered with major redevelopment of
nearby properties. In certain cases, the
Transportation Department may accept or request
public dedication of an internal drive that fully
connects public streets. (See Guideline 4.2.A. for
Internal Through-Streets streetscape).
3.2.B.Connect with adjacent parking lots or drives
Provide at least one vehicular link to each abutting
property. This is most often accomplished by join-
ing adjacent parking lots. In some cases, full vehic-
ular connection will not be possible unless and
until the abutting site redevelops. In these cases,
provide part of the connection or maintain the
potential for a future link.
s 3.2.A. Provide internal connections that link
public streets.
S E C T I O N 3 / S i t e D e s i g n G u i d e l i n e s
16
3.2.C.Minimize curb cuts
Minimize or reduce the number of curb cuts along
the public street. Where possible, share vehicular
access with abutting properties. Specifications on
minimum spacing of curb cuts can be found in the
DCS Section 2.04.
Part 3Pedestrian &
Bicycle Circ u l a t i o n
3.3.A.Provide a complete pedestrian network
Provide a complete network of paths that inter-
connect building entrances, parking, transit stops,
public sidewalks and crossings, adjacent proper-
ties, adjoining off-street paths, and any other key
destinations on or adjacent to the site. Be sure to
incorporate any pedestrian facility shown on the
BVRC Pedestrian Connections Plan, and correct
any problems identified on the BVRC Trouble
Spots Map (Attachment).
Pedestrian routes should be direct and should
minimize potential conflicts with vehicles. For
pedestrian comfort and safety, where a main
pedestrian route must go along or across a parking
lot or drive lane, provide a separated path with
b u ffer landscaping and other amenities (see
Guidelines 3.3.C.-D.). Avoid locating main paths
on the north side of buildings, where ice develops
easily in the winter.
3.3.B.P rovide interior pedestrian links to adjacent pro p e rt i e s
P rovide at least one interior pedestrian link to each
abutting property (in addition to the public side-
walk). It should be highly visible and convenient-
ly located. Avoid steps; provide curb ramps to
accommodate wheelchairs and bicyclists. In some
cases, a full pedestrian connection between adja-
s 3.3.A. Provide a complete network of inter-
connecting paths.
S E C T I O N 3 / S i t e D e s i g n G u i d e l i n e s
17
cent properties will not be possible unless and until
the abutting site redevelops. In these cases, pro v i d e
the potential for or part of the future connection.
3.3.C.Distinguish and enhance pedestrian paths
Pedestrian paths should be clearly defined and
enjoyable to use. To aid pedestrian navigation and
comfort, provide the following elements along paths:
• Landscaping, such as rows of trees and shrubs, flower
beds, planters
• Pedestrian-scale lighting, such as lighted bollards
• Small, color-coded way-finding signs, or a directory
• Vertical architectural elements, such as markers or
a rc h e s
• Seating and resting spots, and
• Special paving
Specify materials for pedestrian facilities on the
Site Plan or Landscape Plan.
3.3.D.Use distinctive paving
Pavement for pedestrian facilities and areas -- side-
walks, internal paths, crossings, building entries,
plazas -- should look distinctive. Broad expanses
of standard white concrete are strongly discour-
aged. Alternative materials include: colored con-
crete, special scoring or brushing patterns in con-
crete, concrete unit pavers, brick, brick bands in
concrete, and flagstone. Designs can range from
relatively simple to highly decorative, depending
on the use and visibility of the pedestrian facility.
3.3.E.Provide crosswalks
Wherever walkways cross internal drives and curb
cuts, provide a highly-visible crosswalk, made of a
material that provides a strong contrast with the
vehicular surface (e.g. concrete in asphalt, unit
pavers in concrete). Crosswalk stripes are accept-
able, but require frequent re-painting. Consider
elevating the crossing to the level of the connecting
walk. Also use light fixtures and warning signs to
alert drivers to crossings.
s 3.3.D. Distinctive paving encourages walking
and enhances the overall character of the devel-
opment.
s 3.3.E. Provide a crosswalk wherever a walk-
way crosses a vehicular drive.
s 3.3.C. Special lighting and landscaping show
pedestrians where to walk.
S E C T I O N 3 / S i t e D e s i g n G u i d e l i n e s
18
3.3.F.Ensure adequate path widths
The minimum width for an internal pedestrian path
is 5 feet; for an internal multi-use path (pedestrian
and bicycle), 8 feet. Wherever parking abuts a walk-
way (head-in, diagonal or parallel), add 1.5 feet to
the walkway width to accommodate car overhang or
opening car doors. A bumper block may be used to
p revent car overhang instead. (Streetscape Design,
Section 4 addresses public sidewalk widths.)
3.3.G.P rovide bicycle facilities shown on Connections Plan
Consult with Transportation staff about any multi-use
path, bike lane or route specified in the BVRC Bicycle
Connections Plan (Attachment) on or adjacent to the
site. Correct any problem for bicyclists identified on the
BVRC Trouble Spots Map (Attachment).
Besides the Connections Plan corridors, separate
bikeways generally are not needed within the site:
Bicyclists usually use the internal vehicular circ u l a-
tion system to access bike parking.
3.3.H.Provide bicycle links to adjacent properties
P rovide at least one bicycle link to abutting pro p e r-
ties. This may be the same link as that provided for
pedestrians and/or automobiles.
Part 4Bicycle Parking
3.4.A.Ensure bicycle parking is ample and secure
Provide 2 bike parking spaces for every 10 car
spaces (City Transportation Master Plan). After the
first 50 bike spaces, the City will consider lowering
this ratio.
Provide “inverted U” or “Cora”-type racks. (See
description in the DCS Section 2.11[E]. One U-
rack holds 2 bikes.) Other types of racks may be
approved by City staff. In addition, consider bike
lockers for employees and frequent customers.
Specify bike rack numbers and type on the Site Plan.
s 3.4.A. Bicycle parking, such as inverted “U”
racks, is required.
S E C T I O N 3 / S i t e D e s i g n G u i d e l i n e s
19
3.4.B.Locate bike racks where visible and convenient
Bike racks should be located close to the main
building entrance(s) so they are highly visible and
convenient. To facilitate access, install a curb ramp
in any drive near the bike parking.
3.4.C.Provide shelter and lighting for bike parking
For protection from rain and snow, place the bike
racks under the building’s eave, awning or arcade,
or under a free-standing shelter. Provide lighting
for night use and security.
Part 5Automobile Parking
3.5.A.Try to minimize parking needs
City parking regulations allow applicants to
request a reduction in their automobile parking
requirement (Boulder Revised Code (BRC) 9-3.3-
9). BURA strongly encourages applicants to meet
the criteria to request a reduction. Conversely,
applicants are discouraged from proposing more
than the required amount of parking. Criteria for
a reduction include sharing parking spaces with
other properties. This is most feasible when adja-
cent properties have different uses whose peak
hours are off-set from each other .
3.5.B.Try to provide stru c t u red, rather than surface, parking
Consider the feasibility of providing a below-grade
or above-grade parking structure. Structure d
parking is strongly encouraged in order to reduce
the amount of surface parking in the BVRC. (Also
see Parking Structure Guidelines 3.5.F.-I.).
3.5.C.Break large parking areas into smaller ones
Several smaller surface parking lots are preferable
to one or two large parking lots. Any parking area
over approximately 160 spaces should be broken
into smaller parking areas and separated by build-
ings or major landscaped areas at least 20-feet wide
and planted with trees and shrubs.
s 3.5.C. Small parking lots, dispersed around
the site, are preferable to one large lot.
s 3.5.C. Use major landscaped areas to break
up large parking lots.
S E C T I O N 3 / S i t e D e s i g n G u i d e l i n e s
20
When parking is dispersed, careful circulation lay-
out, building facade alignment, signage and other
visual cues should be used to ensure drivers can
easily find their way to all available spaces.
3.5.D.Screen parking from the street
Parking lots along the street must be scre e n e d
f rom the adjacent street and sidewalk. In the
landscape setback provide a wall, opaque fence or
planted berm at least 3.5 feet high, measured fro m
the level of the parking lot, and between 3.5 feet
and 4 feet high, measured from the level of the
sidewalk. These heights are sufficient to ade-
quately screen parked cars from both the stre e t
and the sidewalk. The materials and style of a
s c reening wall or fence should complement the
a rc h i t e c t u re of the buildings. See Guideline 3.7.E.
for more information on berms.
An alternative, though less desirable, screening
device is a planting buffer. It should be planted
with primarily everg reen plants that will form an
o p a q u e screen at least 3.5 feet high within 3 years.
On some sites, existing topography can be used to
meet the screening requirements.
Show screening dimensions and materials on the
Site Plan or Landscape Plan.
3.5.E.Landscape the interior and perimeter of parking lots
The City code requires landscaping on the interior
and the perimeter of parking lots. Standards
include minimum sizes for landscaping areas and
minimum amounts of plant materials. The Site
Review Criteria encourages projects to exceed
these standards (BRC 9-4-11(i)(2)(B)iii).
s 3.5.D. Parking along the street must be
screened, using one of the above methods.
s 3.5.D. This wall, combined with shrubs,
effectively screens the parking lot from the street
and sidewalk.
Planting Buffer
Landscaped Berm
Wall
S E C T I O N 3 / S i t e D e s i g n G u i d e l i n e s
21
Parking Structures
3.5.F.“Wrap” parking structures with active uses
The ground-level of a parking structure must be
wrapped by retail, office or some other active use
along at least the primary street facade.
3.5.G.Design a parking structure like any other building
The guidelines in Building Design, Section 5 relating to
facade articulation, architectural detailing, and mater-
ials apply to parking structure s .
3.5.H.Screen exposed parking from the street
Parking spaces on the ground level that are exposed
to a street, internal drive or path must be scre e n e d
by an opaque wall at least 3.5 feet high and/or ever-
g reen plants at least 3.5 feet high within 3 years.
3.5.I.Entries and exits should be visually unobtru s i v e
The structure’s entries and exits should be located
and designed to be visually unobtrusive from pri-
mary streets and sidewalks.
Parking Lot Lighting
Show the proposed light type and intensity, and light fixture
locations and heights on the Site Plan, Landscape Plan or a
separate Light Plan.
3.5.J.Use high-quality light
Use a low intensity of high-quality light, which will
provide good, uniform visibility while avoiding
light pollution. White light (i.e., metal halide,
compact fluorescent, and inductive) is recom-
mended over orange or yellow light (i.e., low and
high pressure sodium).
3.5.K.Minimize light pollution
The footcandle average for the lot should not to
exceed 2.0. The recommended maximum unifor-
mity ratio (average: minimum light level) is 4:1, in
order to make the light level at different points in
the parking lot uniform.
3.5.L.Avoid excessively high fixtures
Light fixture heights should be proportionate to
the size of the building and parking lot. Light fix-
tures for small buildings should not exceed 15 feet.
The maximum light pole height allowed by-right is
20 feet. Through the Site Review process, lights 25
to 30 feet may be allowed for large developments.
s 3.5.F. This parking garage is wrapped by
retail on the first floor and offices on the second.
s 3.5.L. Parking lot fixtures should be propor-
tionate to the height of the building and size of
the parking lot.
S E C T I O N 3 / S i t e D e s i g n G u i d e l i n e s
22
Consider two separate parking lot lighting systems
for large developments: higher fixtures for safe,
even lighting of parked cars, and shorter fixtures
for pedestrian circulation.
3.5.M.Consider adjacent properties’ lighting
Consider the light levels and fixture heights on
adjacent property parking lots. Area-wide unifor-
mity of light is important not just for aesthetics,
but also for visibility. Abrupt lighting changes
across property lines should be avoided, because
peoples’ eyes adjust to different light levels more
slowly than they drive through an area.
See Guideline 3.8.C. about on-site lights. DCS
Section 2.12 addresses street lighting.
Part 6Useable Open
Space
Indicate useable open space square footage and location on
the Site Plan; show proposed materials and amenities on
the Site Plan or Landscape Plan.
3.6.A.Provide useable outdoor open space
City standards require that useable open space be
provided for commercial buildings over 25 feet
high and some residential projects. (Refer to BRC
9-3.2-6 and 7.) All BVRC projects are encouraged
to provide useable outdoor open space, whether or
not required by the code, even if it is just a small
area. This space may be combined with or adjoin
an adjacent property’s open space
Examples of useable open space include: outdoor
cafe or restaurant seating, a plaza with seating, a
play area, a picnic area, or a wide arcade for stro l l i n g
along store fronts. Public right-of-way, landscaping
filled in around buildings and parking lots, and sim-
ple paths are not considered useable open space.
s 3.6.A. Useable open space is important for
enriching the BVRC environment.
S E C T I O N 3 / S i t e D e s i g n G u i d e l i n e s
23
Rooftop dining and other rooftop activities can be a
l a n d - e fficient way to provide useable open space
and at the same time take advantage of views and
full solar access. (The City code specifies what
rooftop space and indoor open space can be count-
ed toward an open space re q u i re m e n t . )
The type and character of the useable open space
should be influenced by the surrounding land uses
(e.g. retail, office) as well as by the prospective user
group (e.g. workers, shoppers, youth). Program-
ing specific activities for the space will help make
it a lively place.
3.6.B. Locate and design open space to encourage use
To ensure that useable open space is well-used, it
is essential to carefully locate and design it. The
space should be located where it is visible and eas-
ily accessible from public areas (building
entrances, sidewalks). Take views and sun expo-
sure into account as well.
The space should be well-buffered from moving
cars, so that users can enjoy and relax in the space.
The space may be visible from streets or internal
drives, but should not be wholly exposed to them.
Partially enclose the space with building walls,
freestanding walls, landscaping, raised planters, or
curbside parking to help buffer it and create a
comfortable “outdoor room.”
3.6.C. Avoid locating open space at busy intersections
Most street corners are not a good location for use-
able open space, as almost all BVRC intersections
carry heavy traffic. Plazas and other open space
features at high-traffic street corners may be attrac-
tive to look at or pass by, but are not very comfort-
able to use. Street corners that may be acceptable
locations for useable open space are:
• Intersections with light traffic (for example, 26th
and Spruce) or
• Locations where the space can be set above the level of
the street and be well-buff e red with vegetation and/or a
low wall or fence.
s 3.6.C. This outdoor dining area, set above
the level of the intersection, is well-buffered by
shrubs and fabric-covered railings.
s 3.6.B. Useable open space should be
accessible from public areas, buffered from
moving traffic, and framed by buildings or land-
scaping.
S E C T I O N 3 / S i t e D e s i g n G u i d e l i n e s
24
3.6.D. Walking arcades are encouraged
There are a number of successful storefront arcades
in the BVRC, and this is an emerging BVRC theme
that BURA wishes to encourage. For a building
arcade to function as useable open space success-
fully, it should have the following characteristics:
• Storefronts with clear windows
• At least 15 feet width, to create a substantial space
and allow room for strolling, seating, and sidewalk
d i s p l a y s
•A rcade roof at least 10 feet deep, to define the space
and provide shade and protection from rain and snow,
• If adjacent to a parking lot, curbside parking rather
than a drive aisle along the arcade, to buffer moving
traffic and further define the space, and
•Seating
3.6.E. Provide furnishings and landscaping in open space
Enrich useable open space with outdoor furnish-
ings, art, and plant materials. Refer to Part 7, Site
Landscaping; Part 8, Outdoor Furnishings; and
Part 9, Art.
Part 7Site Landscaping
The Preliminary Landscape Plan submitted with the Site
Review application should contain enough information to
demonstrate compliance with the following guidelines:
3.7.A. Exceed City landscaping standar d s
The City code specifies site landscaping re q u i re-
ments, including amount and size of plant mate-
rials, berm dimensions, maintenance, and plant
replacement. The Site Review criteria encourages
p rojects to exceed these standards (BRC 9-4-
1 1 ( i ) ( 2 ) ( B ) i i i ) .
s 3.6.D. Arcades with seating are encouraged.
S E C T I O N 3 / S i t e D e s i g n G u i d e l i n e s
25
3.7.B. Street corners and site entries should have
special landscaping
The corners of street intersections, particularly
BVRC gateways (see Gateways Map, Appendix E),
and site entries (entries from both street and side-
walk) should be distinguished by special landscape
treatments: flower displays, specimen trees and
shrubs, accent rocks, landscaped berms, low walls,
signage, decorative lighting, sculpture, architectur-
al elements, and/or special paving. Features for
vehicular entry points must meet the City’s sight
triangle regulations (BRC 9-3.3-5).
3.7.C. Pedestrian areas should have special plantings
Plantings for pedestrian areas should be designed
with attention to the details of color, texture and
form. Use a variety of trees, shrubs, perennials,
and ground covers, with different shapes and dis-
tinctive foliage, bark, flowers and fruits. Also pro-
vide seasonal plantings in planters, pots, and beds
to add color, beauty and variation.
3.7.D. Vehicular areas may have larger-scale plantings
Areas that are seen from a distance or at vehicular
speeds may have larger scale massings or rows of
trees and shrubs.
3.7.E. Utilize xeriscape techniques
Use drought-tolerant plants and other xeriscape
techniques. These include: amending the soil;
mulching; grouping plants by water-need; and uti-
lizing water- e fficient irrigation equipment and
schedules. It is especially important for berms and
slopes to be planted with drought-tolerant plants
and/or terraced, to mitigate water run-off. Contact
the City Water Conservation Office for information
on xeriscaping and recommended plant materials
(phone (303) 413-7407).
3.7.F.Protect existing vegetation to remain
Protect existing mature trees and shrubs to be
retained by not re-grading or paving within their
dripline. Protect the trunk and roots during con-
struction. Use the tree protection methods in DCS
Section 3.05(B).
s 3.7.C. The Village Shopping Center is pleas-
ant to walk through because of its abundant
landscaping and flower displays.
s 3.7.B. This site entry features a tree and other
plant materials, a low wall with pillar, and signs.
s3.7.B. Special landscape (and architectur-
al) features should embellish BVRC gateway
c o r n e r s .
S E C T I O N 3 / S i t e D e s i g n G u i d e l i n e s
26
3.7.G. Select appropriate walls and fences
Select appropriate materials/ styles for walls and
fences. Chain link fence and other industrial-style
fences are not appropriate for the BVRC. Nor are
residential or rural styles, such as split-rail and
wood picket fences. Wood fences, in general, are
not advised because they are not very durable.
Part 8Outdoor Furn i s h i n g s
Show proposed outdoor furnishings on the Site Plan or
Landscape Plan; show light fixtures on the Site Plan,
Landscape Plan, or Light Plan.
3.8.A.Provide outdoor furnishings
Outdoor furnishings should be provided in loca-
tions where they will both serve and stimulate
pedestrian activity. Consider how the types of fur-
nishings selected and their arrangement will influ-
ence use of a space. Examples of furnishings
include benches, moveable chairs, tables, umbrel-
las, railings, seating walls, children’s play equip-
ment, drinking fountains, water features, shade
structures, newspaper boxes, telephones, and trash
receptacles.
3.8.B. Coordinate furnishings
Chose furniture styles, materials, and colors that
will complement each other (and nearby furnish-
ings on adjacent properties), impart a distinctive
character, and be durable. (Also see transit stop
furnishings Guideline 4.3.D.)
3.8.C. Provide pedestrian lighting
Light fixtures are encouraged in pedestrian areas,
along paths, and by building entries. They provide
pedestrian safety and a sense of security at night,
and contribute to the overall character of the
development.
s 3.8.B. Well-coordinated outdoor furnishings.
S E C T I O N 3 / S i t e D e s i g n G u i d e l i n e s
27
To impart a pedestrian scale, light fixtures should
not exceed 12 feet in height (the pole itself may be
up to 15 feet). Lighted bollards and wall-mounted
lights are other attractive options. Select fixture
styles that will complement the design of the build-
ing and other outdoor furn i s h i n g s .
Pedestrian lights should be directed toward the
g round, not skyward, and should use low voltage.
Consider the overall “light landscape,” including
parking lot light quality and intensity, and avoid
dark spots. The City illumination standards are
found in BRC 9-3.3-17. DCS Section 2.12 addre s s-
es street lighting. For parking lot lighting, see
Guidelines 3.5.J.-M.
Part 9A r t
Proposed outdoor art should be shown on the Site Plan or
Landscape Plan.
3.9.A. Outdoor art is encouraged
BURA strongly encourages property owners to pro-
vide outdoor art on their property or in adjacent
public right-of-way, to enrich the experience of
BVRC visitors and create a stronger sense of place.
The art may be free-standing pieces (for example,
a sculpture, or a water fountain) or it may be inte-
grated into its surroundings (for example, relief
sculpture imbedded in pavement or a wall, a mosa-
ic or mural on a wall, or decorative railing or light-
ing).
Artwork will be reviewed and approved as part of
the Site Review process, using these guidelines. If
art is proposed in the public right-of-way, it must
not preclude meeting sidewalk or planting require-
ments or interfere with safe vehicular, pedestrian
or bicycle movements or maintenance of the side-
walk or utilities. A revocable permit is required if it
is to remain in private ownership.
s 3.8.C. Pedestrian-scale light fixtures.
s 3.9.A. This mural is integral to this seating
a r e a .
S E C T I O N 3 / S i t e D e s i g n G u i d e l i n e s
28
All artwork, including murals, must comply with
the City sign code. Graphic or sculptural symbols
whose primary objective is business recognition
and promotion will be considered signs, not art.
3.9.B. Select appropriate artwork
Artwork should be appropriate for its site. Ideally,
it is custom-made for that particular site. The art-
work should complement and reinforce the char-
acter of the site in terms of its subject, scale, style,
and materials. For example, it may reveal some
historical fact about the site, or draw attention to a
unique physical quality of the site.
3.9.C. The setting is important
Artwork should have a special setting. The setting
should be considered as much a part of the expe-
rience as the art itself.
s 3.9.B. This sculpture is appropriate for its set-
ting, in terms of both appearance and subject.
S E C T I O N 4
STREETSCAPE DESIGN GUIDELINES
29
S t reetscape Pro f i l e
The streetscape guidelines deal with the area between the
back of the curb and the outer edge of the development
(building facade or parking lot edge). Although much of this
a rea is public right-of-way, adjacent development usually
installs and maintains it. Specifically, the guidelines addre s s
the width and treatment of the following street components:
Landscape Strip
•A rea between the curb and the sidewalk
• Typically in public right-of-way
Sidewalk
• Typically in public right-of-way
Landscape Setback
•A rea between the property line (typically abuts sidewalk) and
the building or parking lot edge
Show dimensions and materials for each streetscape com-
ponent on the Site Plan. Also refer to the streetscape stan-
dards in the Boulder Revised Code and the City Design and
Construction Standards Chapters 3 and 10 (Streetscape
Design and Tree Protection, and Streetscaping Standards),
for elements not addressed by these guidelines (for exam-
ple, irrigation requirements).
s Streetscape components.
Street Landscape
Strip
Landscape
Setback
Sidewalk
Building
S E C T I O N 4 / S t r e e t s c a p e D e s i g n G u i d e l i n e s
Pa r t 1S t reetscape Components by
S t reet Type
4.1.A.Identify which type of street(s) the development site fronts
Each street in the BVRC has been designated one of three street types, “A,” “B,” or “C,” as shown
on the next page. The transportation function and design objectives for each street type are out-
lined below. These characteristics influenced the guidelines for the landscape strip, landscape
setback, and sidewalk for each street type. The guidelines are summarized in the Streetscape
Chart on page 32 and are illustrated on pages 34 and 38. (Streets with only a minor portion
within the BVRC boundary are not shown on the Street Type Map and Streetscape Chart, and
are exempt from these guidelines [for example, Goss St.].)
30
“C” Stre e t
FU N C T I O N
Heavy cross-town and regional traff i c
Four or more drive lanes
No on-street parking
Landscaped medians
“A” Stre e t
FU N C T I O N
Good for local automobile and bicycle circ u l a t i o n
Relatively low traffic volumes and low traffic speeds
Two drive lanes
O n - s t reet parking
“B” Stre e t
FU N C T I O N
Important cross-town route for cars and bicycles
Typically four drive lanes, with occasional
turn lane
Bike lanes
No on-street parking
Landscaped median where adequate right-of-way
DE S I G N OB J E C T I V E S
Comfortable, lively and interesting for pedestrians
Buildings line street; minimum of parking lots
adjacent to stre e t
Facades rich in windows and pedestrian-scale
a rchitectural details
Outdoor restaurant/cafe seating and plazas
DE S I G N OB J E C T I V E S
C a reful design needed to make comfortable for
w a l k i n g
Invite more pedestrian activity
Building streetwall is as continuous as possible
DE S I G N OB J E C T I V E S
Special efforts needed to buffer pedestrians from the
high volumes of high-speed traffic, to safely ac-
commodate bicyclists, and to screen parking lots
Wi d e r, heavier street-side planting
Wide sidewalks and/or multi-use paths
L a rge retail buildings and street-side parking lots
a re more likely here than along A and B stre e t s
Concentrate buildings at the corners of intersec-
tions and locate any street-side parking lots
t o w a rd the middle of the lot or block
31
S E C T I O N 4 / S t r e e t s c a p e D e s i g n G u i d e l i n e s
BVRC S TREET TYPES
32
S E C T I O N 4 / S t r e e t s c a p e D e s i g n G u i d e l i n e s
A STREETS
26th Street
Walnut - west of 26th
Spruce
32nd Street
29th Street
Marine Street
28th Street Frontage Road
Culver Court
B STREETS
Canyon Boulevard
Folsom Street
Pearl Street - west of 28th
Arapahoe - west of Folsom
Walnut - east of 30th
C STREETS
28th Street
30th Street
Arapahoe - east of Folsom
Pearl - east of 28th
SIDEWALK LANDSCAPE STRIP LANDSCAPE SETBACK
M i n .
Wi d t h
Tre a t m e n t
12’ east side
(multi-use path)
10’ west side
12’ west side
(multi-use path)
10’ east side
12’ north side
(multi-use path)
10’ south side
10’ north side
12’ south side
(multi-use path)
Row of street tre e s
with grass or, in
some locations,
pavement and tre e
p i t s / g r a t e s
In front of building:
• Landscaping, pavement, and/
or outdoor furn i s h i n g s
In front of parking lot:
• Parking screening, and land-
s c a p i n g
STREET
M i n .
Wi d t h
Row of street tre e s
with grass, gro u n d
cover and/or low
s h r u b s
Row of street tre e s
with low shrubs
( p re f e r red), grass, or
g round cover
In front of building:
• Landscaping, pavement, and/
or outdoor furn i s h i n g s
In front of parking lot:
• Parking screening, and land-
s c a p i n g
C ro s s roads Mall interior “block”
and west side of 28th Stre e t
• Row of street trees with land-
scaping, pavement, and/or
outdoor furn i s h i n g s
All other “C” street sections
In front of building:
• Row of street trees if possible
and /or landscaping, pave-
ment, and/or outdoor furn i s h -
i n g s
In front of parking lot:
• Row of streets trees with park-
ing screening, and landscaping
6 ’
6 ’ - 8 ’
8 ’
8 ’
6 ’ - 8 ’
6 ’ - 8 ’
1 0 ’
8 ’
8 ’
BVRC STREETSCAPE GUIDELINES CHART
S E C T I O N 4 / S t r e e t s c a p e D e s i g n G u i d e l i n e s
“A” and “B” Streets
LANDSCAPE STRIP
4.1.B. Minimum width for “A” and “B” street landscape
strips is 8 feet
The landscape strip along “A” and “B” streets must
be at least 8 feet wide. This width ensures healthy
street trees, precludes tree roots from heaving the
sidewalk, and provides adequate pedestrian buffer-
ing.
4.1.C. A row of street trees must be planted
Street trees must be planted in the landscape strip
30 feet on center. Select large street trees from the
list of approved species in the DCS Table 3-1, right
column. Adjust the spacing for curb cuts, inter-
sections, light poles and trees on abutting lots, as
specified in DCS Section 3.03(B).
4.1.D.Grass should be planted in “A” street landscape strips
The ground plane of an “A” street landscape strip
should be planted with grass (in addition to stre e t
t rees). This will enable people to walk directly fro m
o n - s t reet parking to the sidewalk. Shrubs, gro u n d
covers and raised planters should not be used
because they conflict with on-street parking.
4.1.E.Pavement with tree grates may be allowed instead
of grass along “A” streets
Along “A” streets, a paved surface may be more
a p p ropriate than grass in the landscape strip where
people frequently walk across the landscape strip
f rom on-street parking to building entries. In these
a reas, the landscape strip may be a hard surface
with street trees in planting pits with grates over the
top to protect the tree roots. The City will consid-
er allowing this alternative along “A” streets on a
case-by-case basis.
S t reet trees in pits should be planted 25 feet on cen-
t e r. Unit pavers are pre f e r red over poured concre t e ,
because they allow more water to reach tree ro o t s .
The landscape strip pavement and adjacent side-
walk should be designed together, to create an
attractive “whole.” Also see Guideline 3.3.D. on
distinctive paving. See DCS Section 3.03(C) for
specifications on tree pits and grates.
33
s 4.1.E. Decorative paving and trees in tree
grates may be appropriate on some “A” streets.
s 4.1.B. The landscape strip along “A” and “B”
streets should be wide enough to ensure
healthy growth of street trees.
34
S E C T I O N 4 / S t r e e t s c a p e D e s i g n G u i d e l i n e s
Typical Sections and Plans for “A” and “B” Streetscapes
Non-residential
Building
Parking LotResidential
Building
On-street
Parking
Side
Walk
Land-
scape
Strip
Set-
back
8’6-8’
On-street
Parking
Side
Walk
Land-
scape
Strip
Screen-
ing
8’6-8’
On-street
Parking
Side
Walk
Land-
scape
Strip
Setback
8’6-8’
Building
Entry
Building
Entry
Note: On-street parking occurs only on “A” Streets
S E C T I O N 4 / S t r e e t s c a p e D e s i g n G u i d e l i n e s
4.1.F.Various plant materials are acceptable in “B” street
landscape strips
The ground plane of a “B” street landscape strip
should be planted with grass, ground cover, and/or
low shrubs (in addition to street trees). Consider
using an 18"-wide splash guard along the curb of
“B” streets, to help protect plants from roadway
pollutants and snow plows.
SIDEWALK
4.1.G.“A” & “B” street sidewalks must be 6 to 8 feet wide
The minimum width for sidewalks on “A” streets is 6
feet. On “B” streets it is 6-8 feet, depending on sur-
rounding conditions, such as land uses, level of pedes-
trian activity, traffic volumes, building setback, adjoin-
ing sidewalk widths, and desired street character.
The Transportation Department may wish to install
a mid-block crossing in some locations. Any cross-
ing should be incorporated into the design of the
sidewalk and landscape strip.
LANDSCAPE SETBACK
4.1.H. The code setback may be varied
The minimum width of the landscape setback
re q u i red by the City code depends on the individual
s t reet (BRC 9-3.2-1(a)). This re q u i rement may be,
and often is, varied through the Site Review pro c e s s .
The code setback should be used as a baseline, and
adjustments may be made to it on a case-by-case
basis, taking into account such factors as:
• Setback of other buildings along the street,
• Proposed building use (retail, office, residential),
• Level of pedestrian activity along the street,
• Existing mature vegetation,
• Street tree planting and parking screening require-
ments, and
• Right-of-way dedication or easements required for
transportation improvements, such as street widen-
ing for additional turn lanes or bike lanes.
35
s 4.1.F. The landscape strip along “B” streets
may be planted with low shrubs.
s 4.1.I. This landscape setback treatment
includes stairs, planters and dining patio.
s 4.1.I. This landscape setback includes a din-
ing patio and landscaping.
S E C T I O N 4 / S t r e e t s c a p e D e s i g n G u i d e l i n e s
For example, it may desirable to reduce the
required minimum setback for storefront uses, but
to increase the setback for first-floor residential
uses or an adjacent multi-use path.
Generally, development along “A” and “B” streets
should be brought close to the street to create a
pedestrian environment. However, enough space
should be maintained between the sidewalk and
the development for people to stop and talk,
browse along storefronts, enter and exit buildings,
or wait for a bus, without blocking the sidewalk.
4.1.I.Setback design depends on the context
The treatment for the “A” and “B” street landscape
setback is flexible and may include any combina-
tion of landscaped beds, ground cover, raised
planters, trees in tree grates, pavement, low walls,
benches, other outdoor furnishings, and artwork.
Outdoor cafe seating, a dining patio, or plaza may
be allowed through the Site Review process.
The landscape setback should be designed to:
• Suit the proposed use (retail, office, residential),
• Strengthen the desired overall character of the
development,
• Transition to the setback treatment of abutting
properties, and
• Create a visual transition from the horizontal street
to the vertical building facade.
Avoid using too much pavement, especially if the
landscape strip is hard surface material. Observe
Guideline 3.3.D on distinctive pavement for
pedestrian areas.
4.1.J. The setback must screen streetside parking lots
The landscape setback along a parking lot must
include parking screening -- a low wall with land-
scaping or a planted berm. (See Guideline 3.5.D.
on parking screening.)
36
s 4.1.J. The landscape setback along parking
lots should be wide enough to adequately
screen the cars.
s 4.1.M. Ash trees ( ) are required in the
landscape strip around the interior of the
Crossroads Mall “block” and along the west
side of 28th Street.
S E C T I O N 4 / S t r e e t s c a p e D e s i g n G u i d e l i n e s
4.1.K. Continue open space into the adjacent setback
Where open space, such as a plaza or park, abuts
the street, treat the landscape setback as a contin-
uation of that space. Design the landscape setback
to draw attention to the open space and invite
passers-by into it.
“C” Streets
LANDSCAPE STRIP
4.1.L. Minimum width for “C” street landscape strips is
10 feet
The landscape strip along “C” streets must be at
least 10 feet wide to provide pedestrian buffering.
4.1.M. A row of street trees must be planted
Street trees must be planted in the landscape strip
30 feet on center. Select large street trees from the
list of approved species in the DCS Table 3-1, right
column. Adjust tree spacing for curb cuts, inter-
sections, light poles and trees on abutting lots, as
specified in DCS Section 3.03(B). Where there are
overhead power lines on the east side of 30th
S t reet, a small street tree should be planted
instead. Select a species from the DCS Table 3-1,
left column, and use the recommended spacing .
Ash trees should be planted in the landscape strip
a round the inside perimeter of the Cro s s roads Mall
“block” (28th to 30th, Pearl to Arapahoe) and along
the west side of 28th Street, to maintain and contin-
ue the established tree pattern there. Autumn
Purple Ash and Summit Ash are pre f e r red.
4.1.N. Plant shrubs in “C” street landscape strips
Low shrubs, rather than turf or ground cover, are
recommended beneath the street trees, to provide
additional pedestrian buffering. An 18"-wide
splash curb is recommended to protect the shrubs
and tree roots. Raised planter and low walls also
are permitted, as they help absorb traffic noise and
discourage people from crossing busy streets at
unprotected locations. Be sure to allow room for
the shrubs to grow without infringing on the adja-
cent sidewalk.
37
s 4.1.N. Typical landscape strip along a “C”
street.
ARAPAHOE AVENUE
CANY
ASH TREES
WALNUT
S E C T I O N 4 / S t r e e t s c a p e D e s i g n G u i d e l i n e s
38
Building
Travel
Lane
Sidewalk/
Multi-use
Path
Land-
scape
Strip
Setback
10’10-12’
Building
Entry
Travel
Lane
Sidewalk/
Multi-use
Path
Land-
scape
Strip
Screening
10’10-12’
Typical Sections and Plans for “C” Streetscapes
Parking
Lot
s 4.1.Q. Linden trees ( ) are required in the
landscape setback around the interior of the
Crossroads Mall “block” and along the west
side of 28th Street, in addition to the Ash trees
within the landscape strip.
S E C T I O N 4 / S t r e e t s c a p e D e s i g n G u i d e l i n e s
39
s 4.1.Q. Certain “C” streets have staggered
double rows of trees.
SIDEWALK
4.1.O. “C” street sidewalks must be at least 10 feet wide
On “C” streets, sidewalks must be 10 feet wide.
Designated multi-use paths must be at least 12 feet
wide. (For multi-use path locations, see BVRC
Pedestrian and Bicycle Connections Plan
(Attachment).)
The Transportation Department may wish to install
a mid-block crossing in some locations. Any cross-
ing should be incorporated into the design of the
sidewalk and landscape strip.
LANDSCAPE SETBACK
4.1.P.The code setback may be varied
The landscape setback width along “C” streets
must balance the goal of making BVRC streets
more people-oriented with the reality of large vol-
umes of high-speed traffic. In general, develop-
ments on “C” streets may be set back further from
those on “A” and “B” streets. Refer to Guideline
4.1.H. for factors to consider in varying the set-
back width required by the code.
4.1.Q Street trees are required in the setback of
certain streets
A row of street trees is required in the landscape
setback around the interior of the Crossroads Mall
“block” and along the west side of 28th Street, to
continue the established tree pattern. Linden trees
should be planted 30 feet on center, at a 15-foot
stagger from the row of Ash trees in the landscape
strip. Littleleaf Lindens and Redmond Lindens are
preferred.
Along all other sections of “C” streets, large street
trees must be planted wherever parking or open
space fronts the street. The trees should be plant-
ed 30 feet on center, staggered 15 feet from the
trees in the landscape strip. Wherever a building
fronts all other sections of “C” streets, plant a row
of street trees in the landscape setback if space
allows. Select a large, medium or small tree from
the list of approved species in the DCS Table 3-1,
ARAPAHOE AVENUE
CANY
LINDEN TREES
WALNUT
40
S E C T I O N 4 / S t r e e t s c a p e D e s i g n G u i d e l i n e s
remembering to allow room in front of the facade
for mature tree branches. Use the spacing recom-
mended in the table.
4.1.R. Do not plant trees too close to the sidewalk
All trees should be planted far enough from the side-
walk edge (at least 4 feet for large trees) to pre c l u d e
their roots from heaving the pavement over time.
4.1.S. Setback design is flexible
In addition to trees, the design of the landscape
setback may consist of landscaped beds, ground
cover, raised planters, pavement, low walls, bench-
es, other outdoor furnishings, and artwork. Along
parking lots, parking screening must be incorpo-
rated. Refer to Guidelines 4.1.I.-K. for more infor-
mation on setback design.
Pa r t 2I n t e rnal Thro u g h -
S t re e t s
4.2.A. Internal through-streets should be pedestrian-
friendly
Internal (privately-owned) through-streets should
look and function like “A” streets, that is, pedestri-
an-friendly. This may be challenging if the drive
passes along interior parking lots. Provide a 6
foot-wide walk on both sides of the drive. Ensure
pedestrian interest along the walk by providing
storefronts or windows, street trees, landscaping,
and/or special lighting. Screen or buffer parking
lots if possible. On-street parallel parking is
strongly recommended. Also see Guideline 3.2.A.
s 4.1.S. Parking screening along a “C” street.
FUNCTION
Privately owned, but significant part of BVRC
transportation network
Link together public streets
Provide convenient access to destinations on
the interior of a block
Used by bicycles and pedestrians, as well as cars
Likely to run along interior parking lots
DESIGN OBJECTIVES
Similar to “A” street, pedestrian friendly
Encourage low-speed, local circulation / access;
discourage high-speed, cut-through traff i c
S E C T I O N 4 / S t r e e t s c a p e D e s i g n G u i d e l i n e s
Pa r t 3Transit Stops
Transit stops and improvements to them should be shown
on the Site Plan.
4.3.A. Transit stops may be moved closer to building
entrances
Transit routes and stop locations are determined by
the Transportation Department and the Regional
Transportation District (RTD). Current and possi-
ble future stops and routes are shown on the BVRC
Transit and Vehicular Connections Plan
(Attachment).
Transit stops usually occur in the public right-of-
way, although in some cases Transportation may
negotiate for a transit stop internal to the site,
along with a transit easement. A stop may be
moved at the time of nearby redevelopment to
increase passenger convenience and/or safety. It is
usually beneficial to have a stop close to the
entrances of adjacent buildings. Another consid-
eration in locating a stop is that passengers should
be able to see the bus approaching.
4.3.B.Plan pedestrian access to the stop
Convenient, comfortable pedestrian access
between the transit stop and the building entrance
should be planned as part of the overall pedestrian
network. See Pedestrian Circulation, Section 3,
Part 3.
4.3.C. P rovide wheelchair loading/ passenger waiting are a
Provide a curb-side concrete pad for wheelchair
loading, 10 feet long by 8 feet deep. This area will
also serve as a “clear zone” for passengers to stand
clear of snow plowed off the street and to avoid
splash from passing vehicles.
41
s 4.3.A. This internal transit stop is located
close to the building entrance.
S E C T I O N 4 / S t r e e t s c a p e D e s i g n G u i d e l i n e s
4.3.D.Provide amenities at the stop
Make transit stops attractive and comfortable for
transit users by providing a shelter (standard or
custom-designed), benches, and a trash receptacle.
Also consider adjacent landscaping, extra lighting,
and newspaper racks. The Tr a n s p o r t a t i o n
Department can recommend whether the stop
should have bike racks nearby. RTD will provide
signage and route/ schedule posters, and has infor-
mation on shelters.
42
s 4.3.D. This HOP stop along Canyon
Boulevard is generously proportioned and well-
furnished.
S E C T I O N 5
BUILDING DESIGN GUIDELINES
Pa r t 1M a s s i n g
5.1.A.Break down the mass of the building
For human scale and visual interest, break down
the mass of the building, horizontally and vertical-
ly, into a hierarchy of volumes. Do not create a
large monolithic structure.
If the building exceeds two stories along a sidewalk
or main interior path, consider stepping-back the
upper stories (above the second story) 10 or more
horizontal feet from the facade.
5.1.B.Provide pedestrian breaks in long buildings
Long buildings can act as a barrier to convenient
pedestrian circulation within the site and to adja-
cent destinations. Provide a break or a passageway
in the building where needed for pedestrian con-
venience (in most cases, at least every 350 feet). It
should be located and designed to be visible from
a distance, attract frequent use, and feel safe.
Open-air pedestrian passageways (with or without
overhead cover) are generally more visible and
more inviting than interior hallways. This can be
an attractive, successful location for store entries,
window displays, and/or restaurant or cafe seating.
5.1.C.Transition to adjacent buildings
Consider varying building height and massing to
make a visual transition to adjacent buildings.
Particularly respect the scale and massing of adja-
cent residential buildings (for example, along west
side of Folsom and north side of Spruce).
43
s 5.1.A. Step back upper floors.
s 5.1.B Provide a break(s) or passageway(s)
(k) where needed for pedestrian convenience.
Monolithic
Structure
Vertical Articulation
s 5.1.A. Break down the mass of the building.
Horizontal and Vertical
Articulation
S E C T I O N 5 / B u i l d i n g D e s i g n G u i d e l i n e s
5.1.D.Protect views to the west
Arrange building massing to protect views to the
west from public spaces on and near the site, such
as streets and sidewalks. Also see Guideline 3.1.G.
5.1.E.Inter-mingle the building interior and exterior
Take “the indoors” outdoors by spilling interior
spaces (e.g., dining areas, merchandise displays)
onto walkways and plazas. And bring “the out-
doors” into the building by opening interior
spaces (e.g., atriums) to views and sunshine.
5.1.F.Drive-throughs are discouraged
Free-standing drive-through buildings (e.g., fast
food or banking) are discouraged. If drive-through
service is found to be appropriate, consider incor-
porating the service into a larger building with
other uses.
Pa r t 2F a c a d e
Orientation and Entrances
5.2.A.Orient the building to the street
The building should address the street and not “turn
its back” to the public. Orient the main facade to
the street, and provide an entrance(s) on the stre e t-
side. If the parking is located behind the building,
an entrance may also be needed on that side of the
building. Also consider providing an entrance fac-
ing any activity area, transit stop, or major off - s t re e t
pedestrian path located near the building.
If the building is long or large, more than one
entrance may be needed on the front facade, or
entrances may be needed on a number of building
sides. In general, for walkability, building or store
entrances should occur at least appro x i m a t e l y
every 150 feet.
44
s 5.2.A. Orient the building to the street.
Main Entr y
Entry
s 5.1.E. Spill seating out onto plazas.
S E C T I O N 5 / B u i l d i n g D e s i g n G u i d e l i n e s
5.2.B. Address the street corner
Buildings at street corners, BVRC gateways in par-
ticular (see Gateways Map, Appendix E), must be
designed to address the corner -- that is, to engage
the interest of drivers, pedestrians and bicyclists at
the intersection. Provide a building entry, addi-
tional building mass, and distinctive architectural
elements at the corner. (Also see Guideline 3.7.B.
on corner landscaping).
5.2.C.Emphasize building entrances
Use building massing, special architectural fea-
tures, and changes in the roof line to emphasize
building entrances.
Facade Articulation
5.2.D.Avoid large blank walls
For visual interest, avoid blank wall surfaces longer
than approximately 100 horizontal feet and higher
than approximately 20 vertical feet. Effective ways
to articulate walls include:
• Vary the building mass to reflect interior spaces;
• Modulate the wall plane with a rhythm of thre e -
dimensional f o rms, like bays, pilasters, re c e s s e s ;
• Add vertical or horizontal architectural details, like
bands, cornices, awnings;
• Vary materials and colors (most successful when it re i n -
f o rces structural or architectural components of the
b u i l d i n g )
• Incorporate art work, such as relief sculpture, tilework,
m u r a l s .
5.2.E.Provide pedestrian interest on the ground level
The ground level of the building must offer pedes -
trian interest along sidewalks and paths. This
includes windows, entrances, and architectural
details. Storefront windows should be transparent.
Consider providing a walking arcade along the
facade to facilitate pedestrian circulation and make
the pedestrian experience more pleasant. (See
Guideline 3.6.D. on arcades.)
45
s 5.2.B. Buildings should address the street
corner.
C redit: The Mulhern Gro u p ,LT D
s 5.2.D. Varied massing, change in material
and color, and architectural details (arch, trellis,
awning, cornice) make this building interesting.
s 5.2.E. First level of building should provide
visual interest to pedestrians.
S E C T I O N 5 / B u i l d i n g D e s i g n G u i d e l i n e s
5.2.F.Design all sides of the building
All sides of the building, not just the main facade,
should be attractive and interesting. The side and
rear elevations will be visible from the parking lot,
adjoining properties, and/or secondary streets.
Style and Materials
5.2.G.Standardized designs and foreign styles are
discouraged
To help make the BVRC a special place, obviously
s t a n d a rdized corporate designs are discouraged.
Also, building styles that mimic places or time peri-
ods foreign to Boulder, such as Swiss chalet or
Spanish mission style, are discouraged. While
Boulder citizens highly value the distinctive charac-
ters of the Downtown, the University and the city’s
older central neighborhoods, Boulder’s historic
building styles should not be replicated in the BVRC.
A rc h i t e c t u re in the urban renewal district tends to be
c o n t e m p o r a ry, and experimentation is entire l y
acceptable. In designing the building, keep in mind
t h a t citizens highly value Boulder’s uniquely scenic
setting and the natural enviro n m e n t .
5.2.H.Avoid visual discord with other buildings
To avoid visual discord between buildings, consid-
er the style, materials, fenestration, entrances, and
other design elements of other buildings in the
BVRC, particularly adjacent ones.
5.2.I. Use human-scale exterior materials
Exterior building materials should have a human
scale; this helps people relate to the size of the
building. Examples include stone and brick. Non-
modular exterior materials, such as stucco, and
those in large modules, such as concrete panels,
will need extra pedestrian-scale facade details to
reduce the building’s bulk and create human scale.
5.2.J.Select high-quality exterior materials
Every building in the BVRC should be a notable,
enduring contribution to Boulder’s built environ-
ment. Exterior building materials should convey
solidity and permanence.
46
s 5.2.I Stone, brick and small concrete blocks
are modular building materials that have a
human scale.
S E C T I O N 5 / B u i l d i n g D e s i g n G u i d e l i n e s
5.2.K.Buildings should be environmentally sound
Use environmentally sound building design, con-
struction techniques, and materials. These include
solar power, natural (day) lighting, low-water fix-
tures, recycled materials, recycling of demolition
materials, energy- and sound-insulation, and low
or no VOC materials.
Pa r t 3S e rvice and Utility
Service Areas
5.3.A.Locate service areas to minimize visibility
Locate trash storage, loading, and truck parking to
minimize visibility from the street/sidewalk and
building entrances. This can be difficult to achieve
when the building is along the street and parking
is behind: Creative layout and screening may be
needed. Also avoid locating service areas along
important view corridors.
Since delivery and trash trucks can be noisy, also
do not locate service areas adjacent to residential
units, hotel rooms, and useable open space.
Share or co-locate service areas with adjacent
properties, if possible.
5.3.B. Screen truck areas
Screen loading docks and truck parking from pub-
lic view using building mass, freestanding walls,
and/ or evergreen trees or shrubs.
5.3.C.Enclose trash storage
Enclose trash and recycle storage areas with a 6-foot-
high wall or opaque fence, and/or building mass.
47
s 5.3.B. This truck dock is screened by
shrubs, trees and a wall.
s 5.3.C. This trash storage area is enclosed by
a brick wall that matches the building facade.
S E C T I O N 5 / B u i l d i n g D e s i g n G u i d e l i n e s
Utility Equipment
5.3.D. Utility boxes and meters should be inconspicuous
Consult Public Service and other utility companies
early in the design process about the location of
utility boxes and meters. Work with these agencies
to ensure that utility equipment is located, sized
and designed to be as inconspicuous as possible. It
should not be located in pedestrian pathways.
Utility boxes can sometimes be camouflaged by
painting them a color similar to nearby building
materials.
5.3.E. Minimize the visibility of HVAC equipment
Do not locate HVAC equipment on the street-side
of the building or, since it can be noisy, adjacent to
residential uses or useable open space.
Screening for rooftop equipment is addressed in
BRC 9-3.2-5(4).
48
s 5.3.D. These utility boxes are camouflaged
by earth-tone paint and screened by shrubs.
S E C T I O N 6
SIGN DESIGN GUIDELINES
Pa r t 1A p p roval Process and
General Sign Design
A sign permit must be submitted and approved by the
Planning Department when required by the City sign regu-
lations, BRC Chapter 11 of Title 10. Sign permit applica-
tions will be evaluated for compliance with the sign code
and the following guidelines. Existing signs and proposed
new signs that meet an already approved sign program are
exempt from the sign guidelines.
6.1.A.Multi-tenant buildings must have a sign program
Prior to application for sign permits for multi-ten-
ant buildings, a sign program must be approved by
the Planning Department. This re q u i rement applies
both to new developments and to expansions or
renovations of existing developments that do not
have a sign program and are proposing new signs.
The sign program application should include
drawings and/or descriptions of the following:
• The locations and sizes of all signs and sign bands or
designated sign areas
• The type (wall, freestanding, etc.), material, style,
and color of all signs.
An outline of a model sign program application
appears in Appendix C, along with the administra-
tive procedures for a sign program.
A sign program is not required for single-tenant
buildings.
49
S E C T I O N 6 / S i g n D e s i g n G u i d e l i n e s
6.1.B.Start sign design early
Consider sign design while designing the building,
not afterward. One reason is that sign regulations
and guidelines can affect components of the
facade.
6.1.C.Signs should be attractive and well-coordinated
Signs within the development should be visually
coherent with each other and should complement
the project’s architectural style and exterior light-
ing. They should contribute positively to the over-
all character of the development and the BVRC.
Sign size and style should clearly identify a given
destination without being visually obtrusive.
Pa r t 2Wall Signs
The following guidelines supplement the regulations for
wall signs in BRC 10-11-5 (n). They apply to both multi-
tenant and single-tenant buildings.
Number and Location
6.2.A.One wall sign is allowed per tenant storefront
Each tenant may display one exterior wall sign per
“storefront,” up to three signs total. A storefront is
defined as a side of a building that has display win-
dows and/ or a public entrance (this includes office
uses). A sign may not appear on a wall that is not
a store f ront, unless an exception is granted
through the sign program review or Site Review
process.
6.2.B.Locate the sign on a sign band
Wall signs and graphic symbols must be located on
a sign band or within a clearly defined sign area.
The sign band or area should be incorporated into
the design of the facade.
50
s 6.1.C. Well-coordinated signs on a multi-ten-
ant building.
s 6.2.A. Storefront wall sign.
S E C T I O N 6 / S i g n D e s i g n G u i d e l i n e s
Size
6.2.C.Total sign area allowed is limited
The maximum total wall sign area for each tenant
may not exceed 1.5 square feet for each linear foot
of store frontage, up to the first 200 feet of fro n t a g e .
No single sign may exceed 100 square feet.
6.2.D.Sign length is limited
A sign may not be longer than 60% of either the
length of the sign band or the length of the build-
ing wall where it is located. No sign may exceed
36 feet in length.
6.2.E.Sign height is limited
A sign with a single line of text may not exceed 24
inches in height. (Sign height is measured from the
highest point of copy to the lowest point of copy.)
A sign with multiple lines of text (vertically
stacked) may not exceed 32 inches in height.
If a wall sign is located within 50 feet from the curb
of a public street, the sign may be no more than 18
inches in height for a single line of text or no more
than 24 inches in height for multiple lines of text.
6.2.F.Height of graphic symbols is limited
Any graphic symbol (e.g., a corporate logo) may
not exceed 30 inches in height or 25% more than
the height of the associated text, whichever is less.
(The height of the symbol is measured from the
highest point to the lowest point.)
6.2.G.Light bands may be counted as signs
Unless approved as architectural accent lighting
during the Site Review process, a light band, neon
or otherwise, if located on a wall, will be counted
toward the total allowed sign area and may not
exceed the maximum allowed wall sign length.
51
DASH & DINE
B U R G E R S
s 6.2.E. Allowable sign heights for single line
and multiple lines of text.
DASH & DINE2 4 ”
max.
3 2 ”
max.
s 6.2.C. - D. Sign measurements.
Allowable Sign Area: B x C < 1.5 x A
Allowable Sign Length: B < .6 x A
C
B
A
S E C T I O N 6 / S i g n D e s i g n G u i d e l i n e s
Size for Major Tenants
6.2.H.Major tenant wall signs are allowed additional
h e i g h t
A major tenant may be any single-tenant building
over 20,000 gross square feet or any space over
20,000 gross square feet in a multi-tenant build-
ing. All major tenants must be designated in the
sign program or Site Review application.
The maximum wall sign height for a major tenant,
for single or multiple lines of text, depends on the
square footage of the tenant space:
Square Footage*Max. Sign Height
20,001-80,000 3 feet
over 80,000 4 feet
*gross square footage
Major tenants must comply with the total sign area
limit specified above. The percentage limits speci-
fied above for sign length and graphic symbols also
apply (length -- maximum 60% of length of sign
band or building wall; graphic symbol -- maxi-
mum 25% over the text height).
Materials
6.2.I.Use individual letters
Individual or “pan channel” (closed, open or
reverse) letters should be used. “Light cabinet”
signs are not permitted, except as descriptors. (A
descriptor is a word or phrase that is not part of the
incorporated name of the business.) A light cabi-
net descriptor must be a "logo box" that fits into
the design of a larger individual or pan channel let-
ter sign.
Copy
6.2.J.Limit the amount of copy
A sign may include the name of the business, up to
two graphic symbols, and up to two descriptors.
Any descriptor should be shorter in height than
the business name.
52
s 6.2.I. “Pan channel” letters with “light cabi-
net” descriptor.
s 6.2.J. Business name, graphic symbol and
descriptor.
S E C T I O N 6 / S i g n D e s i g n G u i d e l i n e s
Pa r t 3Other Types of Signs
6.3.A.Freestanding signs should be ground-level
Low, freestanding ground signs are encouraged.
Freestanding signs may display the name and
graphic symbol of the development and the names
of up to two tenants. Requirements for all other
aspects of freestanding signs are listed in BRC 10-
11-5 (f).
6.3.B.Projecting and suspended signs are addressed by
the code
Projecting and suspended signs must meet the lim-
itations described in BRC 10-11-5 (j) and (m),
respectively.
6.3.C.Certain types of awnings are considered signs
Translucent, internally illuminated awnings are
discouraged. With or without text or graphic sym-
bols, they will be counted toward the total allowed
sign area. Non-illuminated or externally illumi-
nated awnings are acceptable. Awnings are further
addressed in BRC 10-11-5(a).
6.3.D.Some types of signs are prohibited
Signs that are prohibited include: signs 25 feet or
more above ground, large windows signs (over 4
square feet in area) displayed 12 or more feet
above ground, flashing signs, and moving signs.
The full list of prohibitions is found in BRC 10-11-
3. Sign types that are not addressed in the guide-
lines or code will be considered in the sign review
process.
53
s 6.3.A. Freestanding ground sign.
s 6.3.B. Suspended sign.
54
55
Per Subparagraph 9-4-11(b)(4)(M), B.R.C., all “projects” in the Boulder Valley Regional Center
(BVRC) must complete a Site Review. However, certain minor improvements and upgrades to
existed developed property do not rise to the level of a “project” requiring Site Review approval.
In order to clarify this policy, the following administrative rule has been developed.
This rule applies only to properties for which there is NOT an underlying, valid Planned Unit
Development (PUD) or Site Review approval.For existing PUDs and Site Reviews, project and site
improvements will require approval as either a Site Review Amendment or a Minor Modification,
as defined by City code. Please refer to Subsection 9-4-11(o), B.R.C. 1981 for the Minor
Modification standards.
The nature and extent of the proposed remodel shall determine whether or it is a “project” requir-
ing Site Review within the meaning of Section 9-4-11(b)(4)(M), B.R.C.. If the Planning
Department staff finds that all of the following conditions exist, the remodel may be processed as
a building permit application, not requiring Site Review:
1.The existing building floor area is not increased, and
2 Only minor exterior changes to the existing building(s) are made, and
3.The basic layout and intent of the existing site plan is not changed, including pedestri-
an and vehicular circulation and access. Repaving, minor changes in lighting and land-
scaping, and parking area restriping may be made if they are consistent with the layout
of the existing plan and the Planning Department staff finds that the changes cause only
minor visual impacts on the site and adjacent properties and streets, and
4. All proposed building and site improvements, including without limitation landscaping,
signs, parking area restriping, and lighting, comply with all current City code require-
ments and BVRC guidelines, including the land use regulations, sign code, Design
Guidelines, and any applicable adopted area plan. While full compliance with these
codes and guidelines may not be “triggered” by proposed improvements, the intent is
that the level of improvements that are proposed must comply.
Applicants are advised to schedule a Conceptual Review meeting with the Planning Department
(phone (303) 441-3270). A planner will review the proposed improvements and determine
whether they meet the administrative rule.
B V R C D E S I G N G U I D E L I N E S
APPENDIX A:
ADMINISTRATIVE RULE REGARDING SITE REVIEW FOR
BVRC D EVELOPMENT PROPOSALS
5 6
BURA maintains a fund that provides loans and grants to projects in the BVRC that will benefit the
public. The fund, known as the “BVRC Revolving Loan Fund,” was established in 1993 from the
proceeds of the re-sale of land BURA purchased for the redevelopment and expansion of
Crossroads Mall in 1979. Loans and grants are provided for unusual situations where the proposed
project provides clear public benefit and relates to BURA’s mission and goals and the applicant has
demonstrated a legitimate financial need.
BURA assumes that the majority of the BVRC’s property owners and developers are capable of
independently providing the improvements required by the City’s land use regulations, the BVRC
Design Guidelines, and BURA area plans. However, interest-bearing loans of variable terms are
available to developers and property owners who demonstrate genuine hardship in their ability to
provide public improvements that meet or exceed City or BURA standards and guidelines.
Grants are available to non-profit groups who are developing a broad-based community use (e.g.,
cultural facility, childcare, social services center), affordable housing, or employment opportuni-
ties for youth or the elderly. Applicants should be able to show that the project would not be fea-
sible within the BVRC without a grant from BURA, that a location in the BVRC is critical to the
success of their operation, and that their presence will enhance the BVRC as a whole. Commercial
development projects are not eligible for grants.
The BURA Board of Commissioners makes the final decision on loan/grant applications. The appli-
cation form outlines the criteria the Board considers. For example, the following criteria should be
addressed for the “public benefit” portion of the application:
• Proposed improvements are located within publicly accessible portions of the site.
• The project will redevelop an underutilized site and/or an area that currently lacks
amenities, and/or is located at a major entry to or major intersection within the BVRC.
• The proposed improvements are designed according to BURA standards and guidelines.
They are of a quality that will enhance the image of the site and the BVRC as a whole.
• The project will increase sales and property revenue to the City.
• The project will diversify land uses within the BVRC.
• The project implements high-priority recommendations in a BURA area plan.
For additional information and an application form, contact BURA at (303)441-3276.
B V R C D E S I G N G U I D E L I N E S
AP P E N D I X B :
LO A N S A N D GR A N T S
57
Sign Program Administrative Procedures
A sign program is required for all multi-tenant developments. The program must be approved by
the Planning Department before sign permits will be issued. The property owner or owner’s agent
should submit a sign program proposal to the Planning Department, either with the proposed
development plans or after the plans have been approved.
After the sign program is approved, the property owner or agent must approve applications for
tenant sign permits before they are submitted to the City. The proposed sign should comply with
the approved sign program. The owner or agent may request an amendment to the sign program
at any time. The sign program requirements are described in more detail in BRC 10-11-12, and
sign permit procedures are addressed by BRC 10-11-8.
Model Sign Program Outline
Applicants may use this outline as a model for their sign program proposal. It may be modified to
suit the particular development. The elements listed below should be described in text and/or
drawing.
1. General description of development - uses, site layout
2. Signs on Exterior of Building (Wall-Mounted, Projecting, Suspended, Awning, etc.)
2.1 Number
2.2 Location
2.3 Size of Sign Bands or Sign Areas (Area, Height and Length)
2.4 Size of Copy (Area, Height and Length)
Copy (text and graphic symbols)
2.5 Materials, Style and Color
2.6 Illumination
2.7 Number of Tenants and Linear Footage for each tenant frontage
2.8 Gross Square Footage (for whole development)
and Number of Designated Major Tenants Allowed
2.9 Names of Major Tenants
3. Freestanding Signs
3.1 Number
3.2 Location
3.3 Size (Area, Height and Length)
3.4 Copy
3.5 Materials, Style and Color
3.6 Illumination
B V R C D E S I G N G U I D E L I N E S
AP P E N D I X C :
SI G N PR O G R A M IN F O R M AT I O N
58
B V R C D E S I G N G U I D E L I N E S
AP P E N D I X D:
AM E N I T I E S RE F E R E N C E MA P
59
B V R C D E S I G N G U I D E L I N E S
AP P E N D I X E :
GAT E WAY S LO C AT I O N MA P
60
The following summarizes the most important BVRC design guidelines, which are marked thro u g h-
out this document by a double underline beneath the guideline number. All the other guidelines are
also applicable. This summary may be used as a checklist by applicants or staff for development
re v i e w.
Overall Site Layout
n Context Plan
n Buildings close to street, or street corner
n Parking behind or beside building
n Preserve/capitalize on views; photographs of views from site and adjacent sidewalks
n No walls, fences or berms separating abutting properties
Circulation
n Internal access joins together public streets or adjacent private drives
n Conceptual vehicular connection shown on BVRC Vehicular Connections Plan considere d
n Direct vehicular links to abutting properties
n Minimize/reduce number of curb cuts
n Complete pedestrian network (between parking, building entrances, sidewalk, transit
stop, etc.), including path for key route through or along parking lot
n Pedestrian facility shown on BVRC Pedestrian Connections Plan
n Direct pedestrian links to abutting properties
n Bike facility shown on BVRC Bicycle Connections Plan
n Direct bicycle links to abutting properties
n Circulation problems shown on BVRC Trouble Spots Map corrected
Parking
n Two bike parking spaces per ten car spaces
n Structured parking considered by applicant
n Large lot (over about 160 spaces) broken into smaller lots and separated by buildings
or major landscape areas
n Parking lot screening along street
n City interior and perimeter landscaping requirements for parking lots
n Parking structure wrapped by active uses
n Parking structure facade articulation
n Ground-level screening of exposed part of parking structure
B V R C D E S I G N G U I D E L I N E S
AP P E N D I X F:
SU M M A RY O F T H E MO S T IM P O RTA N T
BVRC DE S I G N GU I D E L I N E S
6 1
Useable Open Space
n Useable outdoor open space
Landscaping
n City site landscaping requirements
Streetscape
n Min. 8-foot or 10-foot wide landscape strip, depending on street type
n Min. 6-foot, 8-foot or 10-foot wide sidewalk or 12-foot wide multi-use path, depend-
ing on street type
n Landscape strip: Large street trees 30 feet on center
n Landscape setback along parking lot or open space on “C” streets: Large street trees
30 feet on center
n Crossroads Mall “block” perimeter streets and west side of 28th Street: Ash trees in
landscape strip and Linden trees in landscape setback, 30 feet on center
n Internal Through-Street: 6-foot wide sidewalks and pedestrian enhancements
n Transit stop: path to building entrance, wheelchair loading area, shelter, bench, trash
receptacle
Building Design
n Breakdown mass of building
n Pedestrian break where needed
n Orient building to street, entrance on streetside
n Address street corner
n Minimize large blank walls
n Pedestrian interest along ground level
n Inconspicuously located and well-screened service areas
n Inconspicuously located and well-screened utility and HVAC equipment
Signs
n Sign program if multi-tenant building
n One wall sign per storefront
n Wall sign located in sign band or designated sign area
n Max. sign area, length, and height and max. symbol height
n Individual letters, no light cabinets
B V R C D E S I G N G U I D E L I N E S / A p p e n d i x F : S u m m a r y