East Boulder Subcommunity Plan 20241 2EAST BOULDER SUBCOMMUNITY PLAN ACKNOWLEDGEMENTS
IMAGE
ADOPTED OCTOBER 6, 2022
EAST BOULDER
SUBCOMMUNITY PLAN
AMENDED DECEMBER 5, 2024
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
i iiEAST BOULDER SUBCOMMUNITY PLAN ACKNOWLEDGEMENTS
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
ACKNOWLEDGEMENTS
The East Boulder Subcommunity Plan process launched in 2019 and has greatly benefited from the generous contributions,
passion, and commitment of the community that have navigated complex topics without easy solutions. Community input
has been immeasurably valuable to the collaborative process of this project and offers a plan with targeted solutions
that can bridge the gap between the citywide policies of the Boulder Valley Comprehensive Plan and the on-the-ground
challenges and opportunities of East Boulder. Thank you to all who have contributed!
CITY COUNCIL
Aaron Brockett, Mayor
Rachel Friend, Mayor Pro Tempore
Matt Benjamin
Lauren Folkerts
Junie Joseph
Nicole Speer
Mark Wallach
Tara Winer
Bob Yates
Mirabai Nagle
Sam Weaver
Mary Young
Adam Swetlik
PLANNING BOARD
Jorge Boone
John Gerstle
Laura Kaplan
Mark McIntyre
ML Robles
Sarah Silver
Lisa Smith
David Ensign
Peter Vitale
Lupita Montoya
TRANSPORTATION
ADVISORY BOARD
Tila Duhaime, Chair
Robert Hutchinson
Ryan Schuchard
Alex Weinheimer
CITY BOARDS AND
COMMISSIONS
The City of Boulder would like to
thank the members of the City
Boards for their ongoing contribution
and participation in meetings and
the review of the East Boulder
Subcommunity Plan.
Design Advisory Board
Brendan Ash
Rory Bilocerkowycz
Todd Bryan
Lauren Folkerts, Chair
Matthew Schexnyder
Housing Advisory Board
Michael Leccese, Chair
Daniel Teodoru - Vice Chair
Juliette Boone
Jacques Juilland
Masyn Moyer
Terry Palmos
Open Space Board of Trustees
Michelle Estrella
Hal Hallstein
Karen Hollweg
Dave Kuntz
Caroline Miller
Parks & Recreation Advisory
Board
Charles Brock
Elliott Hood
Raj Seymour
Mary Scott
Jason Unger
Tara Winer
Pamela Yugar
Pedestrian Action Committee
Amy McCormick
Ann Moss
Brent Halsey
Craig Towler
Elzbieta Nolan
Lisa White
Mark Rosenstein
Paul Wallick
Spenser Havlick
Stephen Haydel
Summer Puente
CONSULTING SERVICES
FOR THE EAST BOULDER
SUBCOMMUNITY PLAN
Darcy Kitching
CDR Associates
ESRI
Fox Tuttle
Growing Up Boulder
CONSULTANT TEAM FOR
THE 55TH AND ARAPAHOE
STATION AREA PLAN
MIG, Inc.
Apex Design
Economic and Planning Systems, Inc.
(EPS)
Group14 Engineering, PBC
COMMUNITY CONNECTOR
ENGAGEMENT
El Centro Amistad
TRANSLATION &
INTERPRETATION
SERVICES
Angela Maria Ortiz Roa
Elena Klaver, CLACE
Marina LaGrave, CLACE
THE BOULDER COMMUNITY
City staff is grateful for the participation,
advice and wisdom of many members
of the Boulder community, with
particular thanks to those working
or living in the subcommunity, who
generously shared their perspectives
on the subcommunity’s future in
person, online and at community
events over the years.
East Boulder Working Group
Matt Appelbaum
Peter Aweida
Erin Bagnall
Lori Call
Ana Karina Casas
Lucky Conklin
Aaron Cook
Julia Dullien
Leticia Garcia
John Gerstle
Jill Grano
Aaron Johnson
Laura Kaplan
Adam Kroll
Ken MacClune
Kirsten Millar
Ben Molk
Tim O’Shea
Judy Renfroe
Patti Smith
Dawn Williams
Jeff Wingert
Participation and assistance
from local organizations:
Baby Goat Coffeehouse
Ball Aerospace
Better Boulder
Boulder Chamber of Commerce
Boulder County
Boulder Community Health – Foothills
Hospital
Boulder Housing Partners
Boulder Jewish Community Center
Colorado Department of Transportation
Denver Regional Council of
Governments
Eisenhower Elementary
Habitat for Humanity
Humane Society of Boulder Valley
OZO Coffee
Palo Park Community Center
PLAN Boulder
Rocky Mountain Blueprint
Thorne Nature Experience
The Spark: A Performing Arts
Community
Spruce Café
University of Colorado at Denver,
College of Architecture and Planning
Vision Quest Brewery
Via Mobility
Youth Opportunities Advisory Board
CITY STAFF
Rella Abernathy
Kathleen
Alexander
Joanna Bloom
Juliet Bonnell
Yvette Bowden
Erik braaten
Kathleen Bracke
Matt Chasansky
Bethany Collins
Andrew Collins
Bill Cowern
Michele Crane
Regina Elsner
Charles Ferro
Kurt Firnhaber
Krista Flynt
Kacey French
Alma Garcia
Jean Gatza
David Gehr
Mark Gershman
Marcy Gerwig
Samantha Glavin
Robert Glenn
Lori Goldman
Kate Gregory
Karl Guiler
Chris Hagelin
Jeff Haley
Ryan Hanschen
Ted Harberg
James Hewat
Lisa Houde
Alice Huang
Sarah Huntley
Kim Hutton
Jenny Immich
Cris Jones
Aimee Kane
David Kemp
Brett Kencairn
Gretchen King
Kathleen King
John Kinney
Phil Kleisler
Katie Knapp
Jacob Lindsay
Valerie Matheson
Elaine McLaughin
Chris Meschuk
Sean Metrick
Kara Mertz
Melissa Morgan
Emily Nelsen
Holly Opansky
Kalani Pahoa
Hella Pannewig
Jennifer Phares
Jennifer
Pinsonneault
Chris Ranglos
Brenda Ritenour
Jim Robertson
Jean Sanson
Christin Shepherd
Manuela
Sifuentes
Dana Sparks
Edward Stafford
Cate Stanek
Jay Sugnet
Mike Sweeney
David Thompson
Mandy Vink
Carey
Weinheimer
Sarah Wiebenson
3 4EAST BOULDER SUBCOMMUNITY PLAN WELCOME TO EAST BOULDER
01
Welcome to
East Boulder
BACKGROUND AND PROCESS
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
5 6EAST BOULDER SUBCOMMUNITY PLAN WELCOME TO EAST BOULDER
Boulder is nationally recognized as one of the best
places to live in the United States. Often cited for a
high quality of life and incredible access to outdoor
resources, Boulder has been able to maintain its
status as a highly desirable community because of
its commitment to core values and goals.
Over the course of two years, community members have
been considering how the East Boulder subcommunity
can push the city towards its goals for access and mobility;
housing affordability and diversity; design quality and
placemaking; resilience and climate commitment; arts and
culture and local business.
East Boulder encompasses approximately 1,600 acres,
generally located east of Foothills Parkway and north
of Arapahoe Avenue. The area includes some major
community assets, such as Foothills Medical Campus,
Valmont City Park, the Eastern City Campus and the Boulder
Municipal Airport. It is also home to many local businesses
and today, those businesses support approximately 17,000
jobs. There is one residential community in the area, San
Lazaro Mobile Home Park, where 460 residents live just
outside city limits. This makes East Boulder the least
populated subcommunity in the city, although proposals
for new developments have begun to recognize the great
assets of the area that make it ripe with potential.
THE EAST BOULDER SUBCOMMUNITY
The subcommunity is located along Arapahoe Avenue, a
state highway, planned for significant investment and bus
rapid transit in the future. The subcommunity has a robust
jobs market and has historically been home to many local
start-ups and a network of diverse businesses. East Boulder
is bisected by Boulder Creek and the creek path, which
connects to downtown Boulder and beyond. It’s also home
to the city’s largest urban park and the site of the future
Eastern City Campus. The East Boulder Subcommunity plan
draws on these strengths to define a community vision for
the subcommunity and uphold a place worthy of its national
reputation.
PROJECT CONTEXT
In January of 2019, City Council identified East Boulder as
the first of ten subcommunities to go through an updated
subcommunity planning process. East Boulder was selected
as a priority for the program to address the high level of
change occurring in the area as well as the potential for
the plan to improve land use regulations and the quality of
public and private improvements, particularly in industrial
zones.
Jewish Community Jewish Community
Center (JCC)Center (JCC)
Valmont Power Valmont Power
StatioStationn
ReSourceReSource
CentralCentral
BCH Foothills BCH Foothills
Medical Medical
CampusCampus
Corden Corden
PharmaPharma
Boulder County Boulder County
JailJail
Boulder Municipal AirportBoulder Municipal Airport
BoulderBoulder
ValleyValley
Humane Humane
SocietySociety
San Lazaro San Lazaro
Mobile HomeMobile Home
ParkPark
Lake Center Lake Center
Office ParkOffice Park
Vista Village Vista Village
Mobile Home Mobile Home
CommunityCommunity
Kings RidgeKings Ridge
Arapahoe RidgeArapahoe Ridge
Flatiron Business Flatiron Business
ParkPark
Naropa Nalanda Naropa Nalanda
CampusCampus
Pearl East Pearl East
Business ParkBusiness Park
USPSUSPS
BVSDBVSD
Municipal Service Municipal Service
CenterCenter
Valmont RdValmont Rd
Pearl Pk
wy
Pearl Pk
wy
55th Street55th StreetArapahoe AveAirport RdAirport Rd63rd StIndependence Rd
Foothills PkwyBNSF Railroad
Pearl StPearl St
48th48th CtCt49th St49th StPearl E CirPearl E Cir
Walnut StWalnut St
Sterling DrSterling Dr Sterling CtSterling Ct47th St47th StAirport BlvdAirport Blvd
Airport RdAirport Rd
Sterling DrSterling DrSterling CirSterling CirFlati
r
o
n
P
k
w
y
Flati
r
o
n
P
k
w
y
Central AveCentral Ave
Central AveCentral Ave S
F
l
a
t
i
r
o
n
C
t
S
F
l
a
t
i
r
o
n
C
tN 57th CtN 57th Ct56th St56th StConestogaConestoga CtCt
Conestoga StConestoga StWestern AveWestern Ave
Range StRange StCommerce StCommerce St48th St48th StPeak AvePeak Ave
Old Tale RdOld Tale RdCherryvale RdCherryvale RdMacArthur DrMacArthur Dr
Patton DrPatton DrEisenhower DrEisenhower Dr55th St55th St1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
A glimpse into activity in East Boulder
KOA
Lake
Valmont
Reservoir
Hillcrest Reservoir
Pit “D”
Upper
Cline Fish
Pond
Lower
Cline Fish
Pond
Leggett Reservoir
Valmont Bike
Park
Gerald
Stazio
Ballfields
Flatirons Golf
Course
Boulder
Cr
eek
Goose Creek
South Boulder CreekNorth Bo
ul
der
Far
mers
Ditc
h
Boulder and Lefthand Ditch
Dry Creek No. 2 DitchW
o
n
d
e
r
l
a
n
d
C
r
e
e
k
Bear Canyon CreekValmont City Park
Ball Ball
AerospaceAerospace
Hayden Lake
Reservoir City Limit
East Boulder
Subcommunity
EAST BOULDER
PLACES & SPACES
7 8EAST BOULDER SUBCOMMUNITY PLAN WELCOME TO EAST BOULDER
WHAT IS A SUBCOMMUNITY PLAN?
A Subcommunity Plan is a tool for residents, landowners,
business owners, city officials and city staff that
communicates expectations about the future of a
subcommunity and guides decision-making about
subcommunity resilience and evolution into the future.
There are several key deliverables included in this plan
document:
1. Vision Statements
The 2015 major update to the Boulder Valley Comprehensive
Plan (BVCP) identifies key issues that need to be addressed
in the community. Subcommunity plans consider how to
address these issues at a local, neighborhood-level and
implement the goals of the BVCP. The East Boulder Vision
Statements describe how the community would like to
see each of these issues addressed in East Boulder. East
Boulder Vision Statements can be found on page 17.
2. The Land Use Plan
The East Boulder Subcommunity land use plan recommends
key changes to the BVCP Land Use Map to achieve the
vision statements. These recommended changes are
intended to be implemented through amendments to
the BVCP, including the land use map and land use map
descriptions. The land use plan can also be used to guide
changes to the city’s land use code. The BVCP land use map
guides future zoning decisions. The East Boulder Land Use
Plan can be found on page 21.
3. The Connections Plan
To achieve the goals of the vision statements and support
future land uses described in the East Boulder Land Use
Plan, an East Boulder Connections Plan recommends
updates to the Boulder Transportation Master Plan (TMP)
including new facilities and key improvements to existing
facilities. The East Boulder Connections Plan can be found
on page 51.
4. The Implementation Matrix
The East Boulder Implementation Matrix identifies key
policy, program and project recommendations to implement
the key deliverables listed above. The matrix represents a
collection of community ideas for making changes to East
Boulder that will result in a resilient future. The Matrix begins
on page 75.
HOW WILL THIS PLAN BE USED?
The East Boulder Subcommunity Plan (EBSP) is intended for
implementation and the success of the plan depends on the
collaboration of all community members to realize its vision.
This plan represents the future vision for the subcommunity.
It is not intended, in the near term, to prevent property
owners and users from improving or using the property in
a manner that is consistent with the underlying zoning until
the property is rezoned or redeveloped. Any additional
construction will be done in a manner that does not conflict
with the Connections plan. The East Boulder Subcommunity
Plan is adopted by the Planning Board and City Council. The
plan serves as a tool for various community members:
Boulder Residents, Property Owners and
Business Owners
Subcommunity Plans are created in collaboration with
the community and offer Boulder residents, property
owners and business owners an opportunity to consider
how changes in land use, transportation, policies or
programs could impact their local properties, investments
or businesses. They also offer community members a
commitment from the city to make changes that will
implement the vision statements included in the plan.
City of Boulder Decision-Makers
The East Boulder Subcommunity plan will be used by
decision-makers and city leadership, such as city Boards
and Council to inform a myriad of decisions, from funding for
future capital projects to regional collaboration for potential
recommended policies, programs or projects.
City of Boulder Staff
As a tool, city staff will refer to the plan to inform staff
work plans and department budgets for future programs
or projects. Within the city’s Planning and Development
Services department (P&DS), a subcommunity plan offers
guidance for planning staff when considering projects in
the development review process and other planning related
applications. CLICK H ER
E
CLICK H ER
E
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
The Boulder Valley Comprehensive Plan Land Use Map
There are ten subcommunities in Boulder
The East Boulder Subcommunity Plan is informed by the BVCP and
Department Strategic and Master Plans. The EBSP offers direction for
the CIP and Development Standards and Zoning.
Priority- Based
Budgeting
Department
Strategic / Master
Plans
Subcommunity
& Area Plans
Operating
Budget
Capital Improvement Program
(CIP)
Development
Standards & Zoning
BOULDER VALLEY COMPREHENSIVE PLAN (BVCP)
9 10EAST BOULDER SUBCOMMUNITY PLAN WELCOME TO EAST BOULDER
COMMUNITY PROCESS
COLLABORATIVE ENGAGEMENT
How Community Input Drives the Plan
East Boulder Subcommunity planning process operated in
the collaborate space of the Boulder Engagement Spectrum
with the participation goal: “to partner with the public in
each aspect of the process including the development of
alternatives and identification of a preferred solution.” This
type of engagement requires employing multiple methods
for outreach, education, communication and participation
to achieve successful outcomes through a transparent
and democratic process. This project represents a “pilot”
for this level of engagement in a long-range plan. As part
of the project close-out phase, following plan adoption,
city staff and community participants will evaluate the
success of the pilot and identify methods for improving
collaborative engagement in long-range planning to inform
future processes and continual improvement of citywide
engagement practices.
Objectives of Engagement
The subcommunity planning program includes four
objectives for engagement:
1. Build capacity of city stakeholders
2. Provide inclusive, context-based participation
opportunities
3. Deliver memorable experiences
4. Offer consistent and clear communication
To achieve these objectives, the East Boulder
Subcommunity Plan was developed over a 30-month period
that involved both frequent, continual engagement as well
as several significant engagement windows. Key features
of the continual engagement strategy included the East
Boulder Working Group and Community Connectors.
East Boulder Working Group
The East Boulder Subcommunity Plan was guided and
informed by a 21-person working group of community
members, who represent a unique blend of interests. The
To see the full capture of the East
Boulder Subcommunity Plan
engagement process, check out
the Engagement Scrapbook.
ENGAGEMENT BY THE NUMBERS
Meetings
Total:
Engagement Opportunities Meetings Participants/MembersParticipants/Responses
15EngagementOpportunities 773
30
10
10
22
Responses6BeHeard Boulder Questionnaires(5 in English, 1 in Spanish)824
Engagement Opportunities
3
Participants57Opportunitiesin Spanish
Participants
24 721,654 796
Council Meetings
Board Meetings o r Study Sessions
W orking Group Meetings Me
e
tin
gs
East Boulder Advo
c
a
c
y GroupCLICK H ER
E
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
The East Boulder Working Group at a meeting in 2019
working group included 20 members, who were chosen
through an application process, and a City of Boulder
Planning Board member, to serve as a liaison. This dedicated
group met monthly for over two years. Members identified
areas of change and helped develop the plan’s vision
statements, land use concepts, and final recommendations
for land use, urban design, mobility and implementation
priorities. Working group members provided leadership for
community outreach and were instrumental in generating
community interest.
Community Connectors
As part of the East Boulder Working Group, two Spanish-
speaking Promotoras from local organization, El Centro
AMISTAD, served as Community Connectors. Community
Connectors are natural relationship builders who are trusted
within their own neighborhoods and partner with the
city in connecting with residents from underrepresented
communities. By partnering with El Centro AMISTAD and
the leveraging the relationships developed through the
Promotoras program, tte Community Connectors helped
facilitate conversations, share ideas and communicate
concerns from community members in the San Lazaro
Mobile Home Park, Columbine Mobile Home Park and
Vista Village neighborhoods in or near the East Boulder
subcommunity as well as local business owners. Their work
and input throughout the process was extremely valuable
and led to key recommendations of the subcommunity plan.
Citywide Engagement Windows
In addition to some of the continual engagement that took
place throughout the engagement process, the planning
process also included five significant engagement windows
for sharing project information and progress and collecting
key feedback from stakeholders citywide.
• East Boulder Inventory: Summer 2019
• Concept Development: Winter 2019-2020
• Scenario Testing and Alternative Futures: Winter 2020-
2021
• Plan and Implementation: Fall 2021-Winter 2022
• Draft Plan Review: Spring 2022
Community members dedicated quality time and effort
to these engagement windows. Ideas and input from the
community are incorporated throughout the plan and
inspired many of the plan’s recommendations.
PLANNING IN UNCERTAIN TIMES
How the COVID-19 Pandemic Impacted
Collaborative Planning
This plan was developed amid the COVID-19 crisis. Concern
for safety from COVID-19 required that the engagement
process become an entirely virtual, online experience
between March 2020 and Winter 2022.
Recognizing that the global COVID-19 pandemic occurred in
the middle of this planning process, the Boulder community,
and the Working Group members, rallied to help shape the
future of their community. The Working Group members
elected to keep meeting and conducted their monthly
meetings virtually after March 2020. Similarly, all community
events and meetings transitioned to a virtual space, with
options for both English and Spanish speakers.
Participation at virtual events and through online feedback
tools was tremendous. The process included high levels of
participation from community members who were new to
planning processes in Boulder. The plan reflects diverse, yet
consistent feedback from residents: city-wide and nearby
neighbors including English and Spanish speakers; people
who work in East Boulder, business- and property-owners,
youth, and many who hope to call East Boulder home in the
future.
11 12EAST BOULDER SUBCOMMUNITY PLAN WELCOME TO EAST BOULDER
DELIVERING EQUITY IN EAST BOULDER
East Boulder has long been an area primarily
focused on non-residential uses, spaces and
activities. The only residents of the subcommunity
are those of San Lazaro, a mobile home park that
provides relatively affordable housing for a largely
Latinx community – but is currently outside city
limits. Approximately 17,000 people work in East
Boulder and commute to the area daily. This
population of existing residents and workforce
has very limited, walkable access to goods and
services.
Boulder’s Racial Equity Plan challenges us to examine the
city’s past and current plans and practices, to take action
to end racial disparities in city services, and to build and
maintain trust, expanding the influence of community
members of color through inclusive and responsive
engagement. The Boulder Valley Comprehensive Plan
outlines a vision to promote a healthy community and
address social, cultural, racial and ethnic inequities by
providing infrastructure and services that will encourage a
diverse community to both prosper within and connect to
the larger community.
Rising awareness of racial equity provides the city with
a contemporary opportunity to scrutinize past decisions
through a new lens. Boulder is in a position to consider both
socio-economic and racial factors while correcting harms
that originated in the past, training a critical eye on past
policies and considering their impacts in future decision-
making as the city actively promotes measures to help
resolve inequity.
Recommendations in this plan were evaluated through
the lens of racial and socio-economic equity to ensure
neighborhoods in the East Boulder area (and their residents
or workers) can achieve the BVCP vision of dynamic,
inclusive, and complete 15-minute neighborhoods.
Equity considerations in this planning effort were two-fold:
focusing on engagement and outcomes.
ENGAGEMENT
The Community Connectors model was established in the
spring of 2018 to better meet community members where
they are. Connectors strengthen the relationship between
community and city government by partnering to serve as
a trusted voice within their neighborhood or circles. Two
Community Connectors served on the East Boulder Working
Group, one of whom is a resident of San Lazaro, the only
resident of the East Boulder Subcommunity on the Working
Group.
The connectors participated in the working group meetings,
bringing the views of the Spanish-speaking community to
the group. They co-designed and co-facilitated outreach and
engagement opportunities for the San Lazaro, Vista Village
and larger Latinx community.
OUTCOMES
The existing conditions in East Boulder were evaluated
to assess if opportunities for change could create better
outcomes. The recommendations in the plan are designed
to ensure future changes in East Boulder do not further
systematic disparities between groups with different levels
of underlying social advantage or disadvantage. Plan
components and recommendations for investment focus
on outcomes that ensure all groups have the opportunity to
access wonderful places to live, work, play and visit.
Outcomes include:
• Expanding opportunity for housing affordability
and diversity in East Boulder. This will be achieved by
adding residential and mixed-use development options
at key, well-connected locations and implementing
the annexation of local mobile home parks, allowing
residents to gain equitable access to city services and
programs.
• Improving access to services that benefit health
and wellbeing, such as parks and recreation facilities,
transit facilities and mobility hubs, food and retail, health
services, schools, and jobs. This will be achieved by
both improving access and mobility infrastructure and
creating opportunities for new types of services to locate
in East Boulder.
• Providing options for residents and businesses
vulnerable to involuntary displacement due to
increasing property values and rents. This will be
achieved by offering new kinds of business and
residential spaces in mixed use neighborhoods and
implementing key programs that can aid businesses
who want to stay in East Boulder.
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
A Working Group meeting in 2020
13 14EAST BOULDER SUBCOMMUNITY PLAN THE VISION FOR EAST BOULDER
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION 02
The Vision
for East
Boulder
15 16EAST BOULDER SUBCOMMUNITY PLAN THE VISION FOR EAST BOULDER
EAST BOULDER TOMORROWEAST BOULDER TODAY
HAVE YOU BEEN TO EAST BOULDER
LATELY?
Community members have described the East Boulder
subcommunity today as a collection of “islands;”
disassociated and disconnected areas that are generally
active during the work week daytime hours and dormant
in the evening and on weekends. It is an area of town that
many might not have explored yet or ventured beyond the
boundaries of some key destinations, like Valmont Bike Park
or Foothills Hospital. Many folks probably get here by car for
quick appointments or arrive to work at Flatiron Business
Park in the early morning and then head out at 5:00pm.
What others know, and many are about to learn, is that
East Boulder has been quietly humming with activity, ideas
and excitement. In East Boulder, scientists, engineers and
researchers invent new technology that gets launched
into space; chefs and entrepreneurs create delicious food
that is enjoyed by local customers and shipped all over
the country; and artists weld incredible sculptures from
abandoned treasures found at Resource Central. Visitors are
coming to East Boulder to dance, to learn to ski (indoors!?)
and even fly from a hanging trapeze. All the while, Boulder
Creek and South Boulder Creek flow through and across
the subcommunity, providing habitat for diverse plant and
animal life and offering natural respite and recreational
passage for the locals. East Boulder today is… pretty cool.
LIVE, WORK AND PLAY ON THE EAST SIDE
In the future, East Boulder will continue to be a hub for
invention, creativity and resourcefulness. It will be a place
where a great idea can grow into a small business and that
small business can grow into a bigger business. But in the
future, you won’t have to drive here all alone. You might live
here and walk to your favorite tent repair shop on your way
to the office. You may continue to live east of town but have
started coming to work with a friend on the Arapahoe BRT,
grabbing a locally roasted coffee and hopping on a scooter
to meet your team at the plaza. Maybe you’re a west-sider
and are headed to a disc golf tournament at Valmont City
Park. Be sure to hop off the Goose Creek Trail at 48th Street
to refuel with a beer on your way home. The area will evolve
to include a mix of uses to support daily living and working,
including restaurants, personal services and grocery in
a walkable and transit rich environment offering multiple
options for mobility. The proximity of services and amenities
along with mobiity improvements will reduce local trips and
greenhouse gas emissions, improving our environment.
Through city investments, local partnerships and community
member initiatives, East Boulder will evolve to be a better
place for businesses, a new home for new residents and an
artful community that is well connected to the surrounding
city and the region.
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
Boulder Creek in East Boulder Creating opportunities to live and work in East Boulder
OZO Coffee on Arapahoe
After-school boxing at The Corner
17 18EAST BOULDER SUBCOMMUNITY PLAN THE VISION FOR EAST BOULDER
What We Heard
The Boulder Valley Comprehensive Plan identifies six Focus Areas that
need to be addressed on a citywide level. East Boulder Working Group
members drafted a vision statement for how each of these focus areas should
be addressed in the East Boulder Subcommunity. Through focus group
sessions and an online questionnaire, community members helped shape and
revise the statements to align with community expectations about the future
of East Boulder. These Vision Statements will guide implementation of the
plan.
VISION STATEMENTS
BOULDER’S
S.T.E.A.M. ZONE
SCIENCE.
TECHNOLOGY.
ENGINEERING.
ARTS. MEDICAL.
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
In the future, East Boulder will include a well-connected network of
15-minute neighborhoods
Arts & Culture
The city will support the development
of art spaces and experiences,
installations, businesses and venues
for professional and amateur creatives
that enhance the subcommunity’s
local culture.
Local Business
The city will support affordable
business space, support a wide
variety of businesses and help deliver
attractive neighborhoods so local
businesses can thrive in East Boulder.
Resilience & Climate
Commitment
Development, redevelopment and
transportation systems in East Boulder
will support the city’s climate action
plan to reduce emissions, become
net-zero and carbon-positive. They
will be designed to respect and
enhance the area’s natural resources
and minimize impacts of natural
disruptions, including flood events.
The subcommunity’s numerous public
and health care facilities will provide a
strong network for resilience in the face
of future health crises.
Access & Mobility
People and goods will easily and
safely travel to, from, and through
East Boulder by a variety of efficient,
practical and affordable transportation
modes, employing advanced
transportation technology where
appropriate.
Design Quality & Placemaking
East Boulder will include walkable
neighborhoods, for all ages and
abilities, whose aesthetic character
reflect the subcommunity’s industrial
identity. Experimentation in design and
construction to build enduring and
engaging places will be encouraged.
Housing Affordability &
Diversity
East Boulder will be home to new and
affordable housing that complements
existing uses, includes a diverse mix of
housing types and ownership models
and extends live-work-play choices in
the community.
A COLLECTIVE IDENTITY
The East Boulder Subcommunity Plan maintains
and enhances the subcommunity’s industrial
energy while integrating new uses to prepare for
the changing dynamics of a work/life balance in
Boulder.
East Boulder is large – the land area makes up ten
percent of the city’s total. With a disparate series of
industrial neighborhoods, office parks and large campuses,
community members searched for a unifying theme to
connect those East Boulder “islands” under one idea.
Reflecting the subcommunity’s industrial nature, the
businesses that make up the subcommunity and the
community’s hopes for a future full of creativity and
innovation, the concept of East Boulder’s S.T.E.A.M. zone
was developed.
Science. Technology. Engineering. Arts. Medical. or S.T.E.A.M.
is the collective identity intended to unify the subcommunity
and create a signal that invention has been and will be the
heart of East Boulder.
19 20EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
03
Evolving
Neighborhoods
LAND USE
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
21 22EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
THE LAND USE PLAN
How will industry evolve in Boulder? How can
the city integrate new residential opportunities
without displacing the space for local businesses?
How can we move both people and goods through
working areas of the city and keep everyone
safe? These questions were essential to the East
Boulder planning process. One of the city’s most
valuable tools for guiding the future of places is
the BVCP Land Use Map. The East Boulder Land
Use Plan recommends updates to that map and
identifies both a vision for evolving land uses into
the future and a path to progress on some of the
subcommunity’s great challenges.
WHAT IS A LAND USE PLAN?
The BVCP Land Use Map depicts a plan of the desired
land use pattern in the Boulder Valley. The map and land
use descriptions are used to guide future land use and
transportation decisions in conjunction with the policies
outlined in the BVCP. These tools are also used to guide
future zoning decisions.
The Land Use Plan recommends changes to the land use
map and land use descriptions in the BVCP to help achieve
the vision for East Boulder described in the East Boulder
Vision Statements. The Land Use Plan identifies key areas
for long-term redevelopment and well-connected, mixed-use
neighborhoods where options for living, working or playing
are offered within close proximity. Each neighborhood has
its own character and unique features that celebrate the
subcommunity’s industrial past while welcoming new uses
and users.
Valmont City Park
Valmont
Bike Park
Bould
er
Cr
e
e
k
Valmont RdValmont Rd
Pearl Pk
wy
Pearl Pk
wy
55th Street55th StreetArapahoe AveAirport RdAirport Rd63rd StIndependence Rd
Foothills PkwyBNSF Railroad
Pearl StPearl St
48th Ct48th Ct49th St49th StPearl E CirPearl E Cir
Walnut StWalnut St
Sterling DrSterling Dr Sterling CtSterling Ct47th ST47th STAirport BlvdAirport Blvd
Airport RdAirport Rd
Sterling DrSterling DrSterling CirSterling CirFlati
r
o
n
P
k
w
y
Flati
r
o
n
P
k
w
y
Central AveCentral Ave
Central AveCentral Ave
S
F
l
a
t
i
r
o
n
C
t
S
F
l
a
t
i
r
o
n
C
tN 57th CtN 57th Ct56th St56th StConestoga Conestoga
CtCt
Conestoga StConestoga StWestern AveWestern Ave
Range StRange StCommerce StCommerce St48th ST48th STPeak AvePeak Ave
Old Tale RdOld Tale RdCherryvale RdCherryvale RdOreg AveOreg AveEisenhower Eisenhower DrDrMacArthur MacArthur
DrDr
Patton DrPatton Dr55th St55th St63rd St63rd StValmont RdValmont Rd
Gerald
Stazio
Ballfields
South Boulder CreekEAST BOULDER
LAND USE MAP
NORTHNORTH
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
Legend
LAND USE
Very Low Density Residential
Low Density Residential
Manufactured Housing
Medium Density Residential
High Density Residential
Community Business
General Business
Transitional Business
Community Industrial
Light Industrial
General Industrial
Open Space - Acquired
Open Space - Dev Rights
Open Space - Other
Park, Urban and Other
Public
Environmental Preservation
DD DDDDDDDD DDDDDDDD DDDDDDDD DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDD
DDDDDD DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDD
City Limit
East Boulder Subcommunity
Rail
Mixed Use Residential
Mixed Use Business
Mixed Use Industrial
Mixed Use TOD
23 24EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
What We Heard
“I live in the King’s Ridge area,
and while it’s great, one of the
things it lacks is a local shopping
district like outlined in the
concept for the “main street”
area west of Valmont Park.
Already, this area is home to a
brewery, a bike shop, and a great food truck. It’s
trending in this direction, but a little nudge would
help.”
- BeHeardBoulder Participant
“I wholly approve redeveloping with more housing
which we need in boulder, and always green
spaces are what bring us to Boulder. Lots of
residential will help ease the housing shortage
and then maybe my family will be able to move
to Boulder where we work instead of living in
Lafayette and commuting which isn’t good for the
environment.”
- BeHeardBoulder Participant
“I think it is important to preserve the industrial
and commercial zones of East Boulder. I realize
this must be balanced with providing housing...
One thing I love from all the plans is the TOD area
around Arapahoe and 55th.”
- BeHeardBoulder Participant
WHAT IS CHANGING?
MAP CHANGES
The East Boulder Land Use Plan proposes changes to the
current BVCP land use map. Approximately 250 acres that
are currently designated as “Light Industrial” are proposed
to change to Mixed Use neighborhoods. This modification
will bring new opportunities for integrating residential,
commercial, and retail spaces and places with existing
subcommunity businesses and workplaces. The plan also
makes some modifications that will better align the BVCP
land use map with existing conditions, protecting small
business space through Community Industrial designations,
and identifying important natural areas and wetlands
with Environmental Preservation designations. While map
changes will happen in the near-term, redevelopment in
East Boulder is anticipated to happen incrementally, over the
next 20 years.
EXPANDING MIXED USE OPPORTUNITIES
The BVCP includes several policies to encourage, support
and realize the development of compact, 15-minute
neighborhoods that offer a variety of uses and services.
Similarly, community members have described a desire for
more convenient, walkable neighborhoods and destinations
in East Boulder. To address concerns about impacts to
the loss of light industrial spaces or displacement of local
businesses, the Land Use Plan includes the following
components:
To address these kinds of impacts, the East Boulder land use
plan includes the following components:
• Proposed Updates to the BVCP Land Use
Descriptions for Mixed Use Industrial (MUI) and a new
designation, Mixed Use Transit-Oriented Development
(MUTOD)
• Areas of Change: East Boulder Neighborhoods:
illustrative descriptions of what is intended for each
unique area
• Guiding Redevelopment: East Boulder Place Types
fine-grained detail and performance standards to guide
redevelopment
Valmont RdValmont Rd
Pearl Pk
wy
Pearl Pk
wy
55th Street55th StreetArapahoe AveAirport RdAirport Rd63rd StIndependence Rd
Foothills PkwyBNSF Railroad
Pearl StPearl St
48th Ct48th Ct49th St49th StPearl E CirPearl E Cir
Walnut StWalnut St
Sterling DrSterling Dr Sterling CtSterling Ct47th St47th StAirport BlvdAirport Blvd
Airport RdAirport Rd
Sterling DrSterling DrSterling CirSterling CirFlati
r
o
n
P
k
w
y
Flati
r
o
n
P
k
w
y
Central AveCentral Ave
Central AveCentral Ave
S
F
l
a
t
i
r
o
n
C
t
S
F
l
a
t
i
r
o
n
C
tN 57th CtN 57th Ct56th St56th StConestoga CtConestoga Ct
Conestoga StConestoga StWestern AveWestern Ave
Range StRange StCommerce StCommerce St48th St48th StPeak AvePeak Ave
Old Tale RdOld Tale RdCherryvale RdCherryvale RdOreg AveOreg Ave
EisenhowerEisenhower DrDrMacArthur DrMacArthur Dr
Patton DrPatton Dr55th St55th StValmont City Park
Valmont
Bike Park
Gerald
Stazio
Ballfields
AREAS OF CHANGE
LAND USE CATEGORY
ACRES
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
General East Boulder
areas proposed for land
use changes and updates
to the BVCP Land Use
Designation Map
Flatirons Golf
Course
The 2021 BVCP Land Use Designation Map and areas recommended for a change in land use by the EBSP
VALMONT VALMONT
PARK EASTPARK EAST
55TH & ARAPAHOE 55TH & ARAPAHOE
STATION AREASTATION AREA
FLATIRON FLATIRON
BUSINESS PARKBUSINESS PARK
VALMONT VALMONT
PARK WESTPARK WEST
CHANGING USES
EBSP Land Use
BVCP Land Use
Planned Uses
Comparison of BVCP and EBSP planned land uses describes
how changes in land designated for industrial and business use is
reallocated for residential and mixed uses.
25 26EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
UPDATES TO BVCP LAND USE DESCRIPTIONS
MIXED USE INDUSTRIAL
The Mixed-Use Industrial land use category describes the
types of neighborhoods and redevelopment the community
desires in East Boulder. The plan recommends an update
to the BVCP Land Use Description for Mixed Use Industrial.
See box to the right for revised definition.
Mixed Use Industrial neighborhoods could help Boulder
achieve city goals for Sustainable Urban Form outlined in
the Boulder Valley Comprehensive Plan by creating:
• Compact development patterns with density in
locations guided by the Land Use Map to create and
support a variety of housing types, viable commercial
opportunities and high frequency public transit
• A coherent and recognizable structure of paths, edges,
landmarks, nodes and centers
• An integrated multimodal transportation system with
affordable, accessible and pleasant ways to get around
on foot, bike and local and regional transit service
• Opportunities for people to connect to nature and each
other
• Daily needs met within easy access from home, work,
school, services or recreation without driving a car
• A quality of life that attracts, sustains and retains diverse
businesses, creative entrepreneurs and investment in
the local economy
MIXED USE TRANSIT-ORIENTED
DEVELOPMENT
Planned transit and multi-modal facilities for the East
Arapahoe corridor present an opportunity for changes that
make significant contributions to the city’s goals for compact
redevelopment, housing affordability and diversity and
local business. When such redevelopment is complimented
by excellent access to high-frequency transit and other
mobility options, the spaces, urban form and requirements
for accessories like parking, can take a different shape
than in other mixed-use neighborhoods without that
level of transportation access. To take advantage of these
future investments and create a place that responds
to and interacts specifically with high-access mobility
infrastructure, the Land Use Plan includes a Mixed-Use TOD
(MUTOD) designation. Refer to call-out box to the right for a
recommended definition.
MIXED USE TOD (MUTOD)
Characteristics and Locations: MUTOD
areas pair existing or planned transit facilities
with residential and commercial development
opportunities. The goal of MUTOD areas is to
transform existing, disparate uses into mixed-
use, transit-oriented neighborhoods rich with
amenities and services. MUTOD areas are
located at regional or local mobility hubs and/or
along key transit corridors.
Uses: Consists predominantly of attached
residential uses. Supporting uses will be allowed
include office, retail, service, commercial and
light industrial. Uses should be vertically and
horizontally integrated in MUTOD areas.
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
MIXED USE INDUSTRIAL
(MUI) LAND USE
Characteristics and Locations: MUI areas should
integrate diverse housing, commercial and retail
options into industrial areas to create vibrant,
walkable, working neighborhoods that offer
employers, employees and residents a variety of
local services and amenities. MUI areas will often
provide a transition between existing or planned
residential or mixed-use neighborhoods and
Light, Community or General Industrial land use
areas.
Uses: Consists predominantly of light Industrial
use on ground floors. Supporting uses include
light-industrial, attached residential, retail,
service, office and commercial. Image Credit: Adam CoppolaMixed Use Industrial neighborhoods can offer residents and workforce
inspiring places for creative exchange
MUTOD neighborhoods give residents and workforce easy access to a
myriad of mobility choices
27 28EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
55TH AND ARAPAHOE STATION AREA
The 55th and Arapahoe Station Area will include a variety of
new destinations and housing into the fabric of an important
working, industrial area. The corner of 55th and Arapahoe
will include a mobility hub connecting new residents to
places outside of East Boulder and bringing people from
other parts of the city and the region to East Boulder by bus,
bike, foot, car and even scooter. The neighborhood character
will mix high- and low-density buildings with flexible
industrial spaces whose doors open to the street, fostering
an exchange of people, goods and ideas in this live/work
neighborhood. The below table presents a scenario that
describes the mix of uses that might be located here.
KEY ELEMENTS AND
RECOMMENDATIONS OF
THE 55TH AND ARAPAHOE
STATION AREA PLAN INCLUDE:
• Revise zoning in the station area to align with
the mix of uses proposed. This may require the
development of new zones to accommodate the
community vision for the area
• Add form based code standards for the Station
Area to the land use code to accommodate the
vision for the 55th and Arapahoe Station Area
• Develop an organizational structure, such as
a general improvement district or some other
type of organization that could provide for some
or all, through a public-private partnership that
will allow for the following:
‒Ownership and/or management of affordable
commercial space
‒Curation of ground-floor activity in station
area redevelopment
‒Transportation Demand Management and
Parking management
‒The creation of a cohesive branding strategy
for the area
• Determine levels and types of financial
subsidies and/or incentives to be made
available to developers looking to redevelop
properties in accordance with the 55th and
Arapahoe Station Area Plan
• Establish and operate a Privately Owned Public
Space (POPS) program
• Create space for an arts-focused cultural hub
• Increase urban canopy throughout the station
area
* Conceptual Scenario metrics provided by consultant team as part of
the 55th and Arapahoe Station Area Plan.
Conceptual Scenario*
Residential: 100 Townhome/Attached
1,950 Multifamily Unit
Office: 616,000sf
Retail: 136,000sf
Entertainment: 138,000sf
Light Ind/Maker Space:390,000sf
Light Ind/Production 156,705sf
Structured Parking 645,000sf
The 55th and Arapahoe Station Area Plan, provides a
detailed study of the vision, feasibility, and implementation
strategies for this catalytic project. The Station Area Plan
is an area plan that is part of this plan and can found in
Appendix B.
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
Key Map: 55th and Arapahoe Station Area
Vision for Conestoga connection at the 55th and Arapahoe Station Area
Vision for the intersection at 55th and Arapahoe
AREAS OF CHANGE: EAST BOULDER NEIGHBORHOODS
Check out the 55th
and Arapahoe
Station Area PlanCLICK H ER
E
29 30EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
Conceptual Scenario
Residential:
20 Townhome/Attached
20 Live/Work Large Unit
40 Large Apartment
630 Mid-Sized Apartment
600 Small-Sized Apartment
Light Industrial:320,900sf
Retail and Sales:103,300sf
Entertainment: 52,850sf
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
Vision for park-side residential along Valmont City Park
Vision for activity and redevelopment along the Goose Creek Greenway in the Valmont Park West neighborhood
VALMONT PARK WEST
A mixed-use industrial neighborhood on the west side of
Valmont City Park will offer some of East Boulder’s most
creative combinations of structures and materials, green
spaces and waterways, and streetscapes and corridors.
The “Valmont Park West” neighborhood will maintain its
industrial character and unique businesses while filling a
hole in Boulder’s missing middle housing by offering new
live/work options, attached homes and vertically mixed-
use buildings. The neighborhood will become much easier
to navigate, with new streets and connections that better
link the diverse businesses in this area to each other, the
surrounding community and an amazing amenity, Valmont
City Park. A 2015 Concept Master Plan for Valmont City
Park describes new programming, recreation facilities and
connections. Investment in this, the city’s largest urban
park, will help support the vision and give neighborhood
residents, visitors, and workforce access to a beautiful
outdoor space with options for both active and passive
recreation.
The below table presents a scenario that describes the mix
of uses that might be located here.
Project: Goose Creek
Greenway
Today, the Goose Creek path is a multi-use path
connecting Central Boulder neighborhoods to
the East Boulder subcommunity and Boulder
Creek Path. The segment between 47th Street
and the path’s connection with the Wonderland
Creek Path offers a great opportunity to create
a beautiful amenity and inviting place in the
Valmont Park West neighborhood. The Goose
Creek Greenway project envisions this pathway
and surrounding landscape as a vegetated
greenway to include:
• The creation of a new pollinator corridor
• Places along the pathway to rest and observe
the surrounding businesses, architecture, and
pedestrian activity
• Improved entrance/exit ramps at the 48th
Street bridge
The Goose Creek Greenway could play an
important role in the redevelopment of the
Valmont Park West neighborhood, offering
an important, safe connection to destinations
both east and west; as an active green space
connecting the neighborhoods north and
south of East Pearl Street and as an aesthetic
improvement to the community.
Key Map: Valmont Park West
31 32EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
Night time along the East Side Paseo
Community gathering spaces activated by a mix of local businesses and live-work spaces
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
Conceptual Scenario
Residential:
55 Live/Work Large Unit
360 Mid-Sized Apartment
160 Small-Sized Apartment
Light Industrial/Flex:53,800sf
Parking: 90,620sf
VALMONT PARK EAST
The Valmont Park East neighborhood is all about the views.
New mixed-use and residential opportunities in the area will
have incredible views across Valmont City Park to Boulder’s
iconic western landscape. As another opportunity site
for missing middle housing, this area may integrate new
vertically mixed-use buildings, attached homes and live/
work structures. A new east-west multi-use path connection
will give area residents, workers, and visitors the opportunity
to enjoy a view of one of the subcommunity’s eastern
landmarks: Valmont Butte.
This mixed-use industrial neighborhood will evolve to
include small retail options that better connect the San
Lazaro Mobile Home community and the King’s Ridge
neighborhood to goods and services and compliment the
existing office and flex users in the area. The neighborhood’s
topography offers an opportunity to integrate interesting and
creative landscape and architectural features that offer vistas
from both the indoors and outside social spaces.
The below table presents a scenario that describes the mix
of uses that might be located here.
Project: The East Side
Paseo
The unique structures and great small local
businesses at 55th and Arapahoe offer an
excellent opportunity to create a neighborhood
paseo connecting 55th Street to the proposed
north-south connection in the Valmont Park
East neighborhood. This project is proposed as
a “POPS,” a privately owned public space. The
paseo would create both a connection and a
pedestrian space to allow local businesses, shops
and galleries to connect with the local community
and draw customers to this hidden local asset.
The paseo should offer these unique businesses
space to showcase their talents and products,
allow for the movement of people and goods and
create a special visual connection, that to the
East, towards the geologic and cultural feature of
Valmont Butte.
Key Map: Valmont Park East
33 34EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
SAN LAZARO MOBILE HOME PARK
The existing mobile home community located at the corner
of Valmont Road and 55th Street includes approximately 213
homes and currently lies outside city limits. To include this
residential community into the city that surrounds it, deliver
San Lazaro residents improved facilities, and grant the
community access to city services and programs, the East
Boulder Subcommunity Plan recommends the annexation of
the San Lazaro Mobile Home Park.
San Lazaro residents are important contributors to the
Boulder community but are outside the city limits in the
Boulder Valley Comprehensive Plan Service Area II. The
neighborhood is eligible for annexation and residents have
expressed keen interest in joining the city, provided that
the area continues to offer an affordable housing option.
Future annexation considerations will align with the city’s
Manufactured Housing Strategy.
What We Heard
“Include us in Boulder City... Have our children
count as part of the city”
- San Lazaro Resident
“We want to belong to the City of Boulder.”
- San Lazaro Resident
“We need more housing in Boulder, simple as
that... We also need to protect San Lazaro as an
essential neighborhood for low-income housing.”
- Questionnaire Participant
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
Proposed annexation and revisions to city limits
RECOMMENDED ANNEXATION
Valmont RdValmont Rd
Pearl PkwyPearl Pkwy55th St55th StValmont City ParkValmont City Park
Valmont Bike ParkValmont Bike Park
Valmont Park East Valmont Park East
NeighborhoodNeighborhood
Sterling CircleSterling Circle
KOA LakeKOA Lake
San Lazaro San Lazaro
ParkPark
Flatiron Flatiron
Business ParkBusiness Park
Recommended revision to city limit
East Boulder subcommunity boundary
Existing city limit
FLATIRON BUSINESS PARK
The Flatiron Business Park neighborhood will continue to
offer high-quality light industrial, flex and office spaces to
support local businesses but the neighborhood will also
evolve to inspire innovation, encourage active lifestyles and
create a local destination district that exemplifies a finely
tuned work-life balance. New retail, restaurant and shopping
options will support a more active district and allow area
workers to walk or bike short distances to meals, drinks and
shopping.
Key sites located adjacent to green spaces along Boulder
Creek offer opportunities to create new residential homes
that are well-connected to not only the Business Park
but also regional transit at the 55th and Arapahoe station
area to the south and the rest of the city through the
subcommunity’s robust system of multiuse paths and
mobility hubs.
The below table presents a scenario that describes the mix
of uses that might be located here.
Program: East Side Eats
A lack of dining options and a desire to stay local
for a quick lunch in East
Boulder is a commonly
described issue by
the area’s workforce.
Flatiron Business Park is
already zoned to allow
food trucks in the area,
however, there is no
central place for people to
gather, sit or eat outside.
Many workers eat while
walking back to the office,
carry their food back indoors to eat or try to enjoy their
meal while sitting in their car. Outdoor dining offers
people an opportunity to spend time outside, creates
activity on the street and fosters networking and
socialization among diners and passers-by.
The city should collaborate with local property and
business owners to identify a centrally located, under-
utilized parking area that can accommodate temporary,
outdoor dining space to pilot an “East Side Eats”
dining plaza. Pending the success of the pilot, future
considerations for a permanent plaza installation
could provide the business park with a placemaking
opportunity and fill a need in the area for outdoor
gathering space.
Project:
Flatiron
Greenway
The city’s
Transportation
Master Plan includes
a proposed Multi-
Use Path, called the
Flatiron Greenway
(Project ID 10196). This
greenway will offer an off-street option to connect new
residents and local workforce in East Boulder to the
55th and Arapahoe Station Area along the drainageway
through Flatiron Business Park. The project also offers
a recreational amenity to the area, improving the
quality of life for users and future residents.
Key Map: Flatiron Business Park
Conceptual Scenario
Residential:
40 Townhome/Attached
130 Large Apartment
900 Mid-Sized Apartment
100 Small-Sized Apartment
Commercial:3,864,600sf
35 36EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
OUTSIDE AREAS OF CHANGE
Valmont RdValmont Rd
Pearl Pk
wy
Pearl Pk
wy
55th Street55th StreetArapahoe AveAirport RdAirport Rd63rd StIndependence Rd
Foothills PkwyBNSF Railroad
Pearl StPearl St
48th Ct48th Ct49th St49th StPearl E CirPearl E Cir
Walnut StWalnut St
Sterling DrSterling Dr Sterling CtSterling Ct47th St47th StAirport BlvdAirport Blvd
Airport RdAirport Rd
Sterling DrSterling DrSterling CirSterling CirFlati
r
o
n
P
k
w
y
Flati
r
o
n
P
k
w
y
Central AveCentral Ave
Central AveCentral Ave S
F
l
a
t
i
r
o
n
C
t
S
F
l
a
t
i
r
o
n
C
tN 57th CtN 57th Ct56th St56th StConestoga CtConestoga Ct
Conestoga StConestoga StWestern AveWestern Ave
Range StRange StCommerce StCommerce St48th St48th StPeak AvePeak Ave
Old Tale RdOld Tale RdCherryvale RdCherryvale RdOreg AveOreg AveMacArthur DrMacArthur Dr
Patton DrPatton Dr55th St55th StINDUSTRIAL LAND USES
EisenhowerEisenhower DrDr1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
Much of East Boulder will remain reserved for industrial land uses
Legend
INDUSTRIAL LAND USE
Community Industrial - 80 acres
Light Industrial - 320 acres
General Industrial - 180 acres
Proposed City Limit
East Boulder Subcommunity
Rail
Mixed Use Industrial - 210 acres
Flatirons Golf
Course
Boulder Toyota, located along Pearl Parkway (top left) | Boulder Valley
Humane Society located off of 55th Street (top right) | Pearl East Office
Park (middle) | Office sites in Lake Center Office Park (bottom left) |
Naropa Nalanda Campus (bottom right)
The land use changes proposed in the East Boulder
Land Use Plan are intended to guide redevelopment and
identify needs for investments in strategic locations of the
subcommunity. The land use plan maintains 320 acres
of land for Light Industrial use, 80 acres for Community
Industrial use and 180 acres for General Industrial use. East
Boulder is the only subcommunity in the city with land
designated for General Industrial use. As other areas of the
subcommunity evolve to more mixed-use environments,
the value of the industrial lands and how they continue to
contribute to the city becomes more precious.
Today, the uses of these industrial areas offer a wide variety
of businesses, including everything from car mechanics to
research and development offices. Community members
have described the value these places offer to the city as
employers, industrial service providers and contributors
to the local economy. As the city continues to evaluate
and guide change across the city, future subcommunity
and area planning may utilize the Mixed Use Industrial
(MUI) land use designation to indicate priority areas for
integrating residential uses into industrial neighborhoods,
while preserving Community, Light and General Industrial
designations for areas of the city that will continue to offer
primarily industrial, manufacturing, flex, and supporting
service uses. Directing residential density to key areas
of the city that can be well served with amenities and
transportation options will help to balance housing and jobs
in the community while still offering local business the space
to operate.
37 38EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
GUIDING REDEVELOPMENT: EAST BOULDER PLACE TYPES
Valmont RdValmont Rd
Pearl Pk
wy
Pearl Pk
wy
55th Street55th StreetArapahoe AveAirport RdAirport Rd63rd StIndependence Rd
Foothills PkwyBNSF Railroad
Pearl StPearl St
48th Ct48th Ct49th St49th StPearl E CirPearl E Cir
Walnut StWalnut St
Sterling DrSterling Dr Sterling CtSterling Ct47th ST47th STAirport BlvdAirport Blvd
Airport RdAirport Rd
Sterling DrSterling DrSterling CirSterling CirFlati
r
o
n
P
k
w
y
Flati
r
o
n
P
k
w
y
Central AveCentral Ave
Central AveCentral Ave
S
F
l
a
t
i
r
o
n
C
t
S
F
l
a
t
i
r
o
n
C
tN 57th CtN 57th Ct56th St56th StConestoga Conestoga
CtCt
Conestoga StConestoga StWestern AveWestern Ave
Range StRange StCommerce StCommerce St48th ST48th STPeak AvePeak Ave
Old Tale RdOld Tale RdCherryvale RdCherryvale RdOreg AveOreg AveEisenhower DrMacArthur MacArthur
DrDr
Patton DrPatton Dr55th St55th St63rd St63rd StValmont RdValmont Rd
NORTHNORTH
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
EAST BOULDER PLACE TYPES
Park-Side Residential
Main Street Live/Work
Destination Workplace
Hands-On Industrial
Innovation TOD (Residential)
Neighborhood TOD
Innovation TOD (Non-Residential)
WHAT ARE PLACE TYPES?
What are Place Types? The East Boulder Place Types
describes the design intent and performance expectations
for these evolving neighborhoods.
The Place Type descriptions and performance measures
can be used to guide redevelopment options and help
future phases of implementation of the East Boulder
Subcommunity Plan through the adoption of potential land
use code amendments, re-zonings and the creation of new
zones. The Place Type performance standards also describe
elements that tie land use to important mobility features,
such as access and parking and streetscape character.
39 40EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
Description
The Park-Side Residential Place Type takes advantage of adjacencies to public green space and outdoor recreation sites
to provide new/potential residents with the benefits of access to the outdoors. This adjacency allows for a reduction
in on-site open space requirements. Park Side Residential neighborhoods will accomodate a mix of unit types, provide
affordable housing options and integrate visual and physical access to the outdoors as much as possible. Density
allowances are intended to offer new opportunities for a mix of unit types and income levels great access to a city park.
Appropriate Ground Floor Uses
• Residential such as townhomes, triplex and fourflex,
courtyard apartments and multiplex units;
• Dining and Entertainment that would support local
neighborhood and park users such as restaurants, coffee
shops, deli, icecream shop
• Retail Sales and Personal Services that would support
local neighborhood and park users such as gyms, dog
wash/grooming, recreation-oriented shops (bikes, disc
golf, etc.), barber shops, alcohols sales;
• Commercial Service
Non-residential ground-floor uses should provide an
active and transparent environment that visually engages
pedestrians. Mix of uses is allowed.
Alternative Ground Floor Uses
Retail must be street-facing or park-facing; Uses must
be engaging to users of the park and residents in the
neighborhood; Encourage ground floor uses that will
be open in evenings and on weekends to contribute to
neighborhood vitality
Appropriate Uses Above Ground Floor
Attached residential
Useable Open Space
Minimum 10% of total land area
Building Character
Buildings should be treated as “four-sided” architecture.
Park-side building faces should have similar treatments to
street-side building face. Key design features in this place
type include a varied roofline and consistent set-backs from
the street.
Street Level Activation
Residential homes should provide “eyes on the street,”
facilitate front-porch conversations and offer sense of activity.
Buildings with commercial and/or retail on the ground-floor
should provide transparency and create social exchange
between ground-floor spaces and passers-by.
Streetscape Character
Streetscapes should offer a park-like atmosphere, with
consistent tree canopy and high quality landscape material
contributing to stormwater management. Streetscape
amenities may include places to “park” with benches,
recepticles and dog clean-up stations or bicycle parking.
Access + Mobility
Side and rear vehicular building access; Transportation
connections should offer safe, comfortable pedestrian and
bicycle access and slower speed vehicular movement to
minimize conflicts with vehicles; centrally placed mobility
hubs with high frequency transit should offer micromobility
(e-bike, e-scooter) options for first and last mile connections;
curbs should be managed to allow for different uses by time
of day and/or loading/drop off based on adjacent land uses.
Parking
Promote efficient use of parking areas through unbundled,
paid, flexible and shared use.
MAIN STREET LIVE/WORK
Description
The Main Street Live/Work Place Type creates opportunities for a greater exchange between local Boulder business
customers and workforce by infusing new residential opportunities into working, light industrial neighborhoods. Adaptive
reuse of existing buildings and redevelopment should offer new living and office spaces as well as a “front-door” to great,
local businesses located along key streets, trails or greenways in East Boulder. These areas are envisioned to include a
mix of light-industrial, retail, arts studios and education spaces, office and residential uses along active passageways.
Appropriate Ground Floor Uses
• Light Industrial such as arts studio and maker space,
performance, breweries or distilleries, coffee roasters and
small-scale manufacturing;
• Dining and Entertainment such as restaurants, cafes and
taverns;
• Service uses such as autobody repair, computer repair,
and bicycle mechanics;
• Personal services such as salons, indoor recreational or
athletic facilities;
• Professional office
Alternative Ground Floor Uses
The following uses should not exceed 4,000sf in floor area:
Retail sales; Professional Office
Appropriate Uses Above Ground Floor
Residential (attached); Office; Personal services; Retail Sales;
Useable Open Space
Minimum 10% of total land area
Building Character
Aesthetic choices will be industrial in nature with large
ground-floor openings for loading/unloading that may serve
multiple purposes. Buildings should orient “front-door”
facades to adjacent trails or greenways, when present. Expect
tall ground floor ceiling heights to accommodate industrial
uses. Accommodate height flexibility to allow for residential
above the ground floor.
Street Level Activation
Building frontages along streets should offer front-door
environments, transparency along block-faces and interactive
exchanges between buildings and the street, which may
include café space, outdoor retail space, market space,
etc. When development is adjacent to trails or greenways,
prioritize the trail-facing sides of buildings for activation.
Streetscape Character
Streetscapes will support the industrial context of these
places and facilitate ease of movement for goods and
services in the area. Incorporating tree planting and
landscape that will make positive climate impacts into
streetscapes where possible is strongly encouraged.
Access + Mobility
Street-side access should balance vehicular access and
needs with a supported environment for pedestrians and
cyclists. Trail-side access is prioritized for pedestrians and
cyclists. Particular attention required to connecting this place
type between trail access and on-street networks in the area.
Transportation connections should offer safe, comfortable
pedestrian and bicycle access and slower speed vehicular
movement to minimize conflicts with vehicles; centrally
placed mobility hubs with high frequency transit should
offer micromobility (e-bike, e-scooter) options for first and
last mile connections; curbs should be managed to allow for
different uses by time of day and/or loading/drop off based
on adjacent land uses
Parking
On-street parking for ROWs that can accommodate; Promote
efficient use of parking areas through unbundled, paid, flexible
and shared use.
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
PARK SIDE RESIDENTIAL
41 42EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
DESTINATION WORKPLACE
Description
The Destination Workplace Place Type incorporates modern principles of creating flexible, active and engaging work
places to serve Boulder business and industry. These places will offer industrial and office space with indoor/outdoor
work space, excellent connections to a variety of mobility options and local destinations dining and entertainment. This
place also expands opportunities for existing or new industrial businesses to create retail space and engage potential
customers in an exciting environment. Flexibility in these neighborhoods also includes allowing for residential infill
providing area employees with local housing options.
Appropriate Ground Floor Uses
• Office such as technical, financial, professional;
• Light Industrial such as small-scale manufacturing, flex-
space, breweries, distilleries, coffee roasting;
• Dining and Entertainment such as restaurants, cafes and
taverns;
• Retail sales such as on-site retail for manufacturing
businesses or other industrial businesses
Alternative Ground Floor Uses
n/a
Appropriate Uses Above Ground Floor
Office; Light Industrial; Attached Residential
Useable Open Space
Minimum 20% of total land area
Building Character
Buildings should offer modern amenities to Boulder
employers and employees that support an indoor/outdoor
exchange of air and light. Aesthetic choices should express
innovation, creativity and Boulder entrepreunerism. This place
type prioritizes energy conservation in both new and re-
development.
Street Level Activation
Transparency along both streets and key pedestrian pathways
should create an active ground-floor environment. Work
places should offer on-site outdoor space for employee use
as work space and non-work space. Streetside dining and
entertainment space is encouraged.
Streetscape Character
Streetscape environments should incorporate high quality
landscaping including a consistent tree canopy and green
infrastructure, offer off-street space for pedestrians and cyclists
and provide moments for pause and repose.
Access + Mobility
Transportation connections should offer safe, comfortable
pedestrian and bicycle access and slower speed vehicular
movement to minimize conflicts with vehicles; centrally
placed mobility hubs with high frequency transit should offer
micromobility (e-bike, e-scooter) options for first and last mile
connections; curbs should be managed to allow for different
uses by time of day and/or loading/drop off based on adjacent
land uses.
Parking
Parking in the Destination Workplace Place Type should
strive for consolidation. It is envisioned that parking structures
are well-connected to local work places and retail/dining
destinations through a network of the highest quality
pedestrian environment.
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
HANDS ON INDUSTRIAL
Description
The Hands-On Industrial Place Type are key places for Boulder’s makers, artists, mechanics, musicians and fixer-uppers.
The place type is envisioned to be a little gritty, a little funky and build opportunities for the collective of local artisans
and specialists. Adaptive reuse and redevelopment should provide affordable commercial space when possible and
provide an interactive ground floor environment that contributes to neighborhood character.
What is Unbundled
Parking?
Unbundled parking is the practice of
selling or leasing parking spaces separate
from the purchase or lease of a commercial or
residential use. Detaching the cost of a home
or commercial space from associated parking
spaces allows buyers or renters to pay for parking
only if they need it.
Appropriate Ground Floor Uses
• Light Industrial such as manufacturing, maker space,
performance, breweries or distilleries, coffee roasters
• Vehicular Services and Auto-related businesses
• Personal services
• Indoor recreation
• Retail sales
• Arts/Performance Studio
• Maker Space
Alternative Ground Floor Uses
Greenhouse and plant nurseries
Appropriate Uses Above Ground Floor
Accessory or administrative office
Useable Open Space
Minimum 10% of total land area
Building Character
Aesthetic choices will be industrial in nature. Smaller scale
buildings are anticipated. Expect tall ground floor ceiling
heights to accommodate industrial uses.
Street Level Activation
Building facades should have clear “front-door” entries.
Creative facades and signage are encouraged.
Streetscape Character
Streetscape character and local wayfinding should feature
and celebrate local businesses, integrate local art, increase
canopy and incorporate a pedestrian environment that
welcomes customers and visitors to the experience of Boulder’s
community of makers.
Access + Mobility
Transportation connections should offer safe, comfortable
pedestrian and bicycle access and slower speed vehicular
movement to minimize conflicts with vehicles; centrally
placed mobility hubs with high frequency transit should offer
micromobility (e-bike, e-scooter) options for first and last mile
connections; curbs should be managed to allow for different
uses by time of day and/or loading/drop off based on adjacent
land uses.
Parking
Promote efficient use of parking areas through unbundled, paid,
flexible and shared use.
43 44EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
Appropriate Ground Floor Uses
• Dining and Entertainment;
• Light Industrial;
• Residential such as attached dwellings, townhomes, and
live-work units;
• Retail;
• Personal services
Appropriate Uses Above Ground Floor
Attached Residential; Structured parking
Alternative Uses Above Ground Floor
Second stories may incorporate a mix of office (including
medical office) and residential; third, fourth and if plausible,
fifth stories, should be reserved for residential uses
FAR Range
1.0 - 3.5
Useable Open Space
Minimum 20% of total land area
Building Character
Buildings may have large ground-floor openings for
loading/unloading that may serve multiple purposes.
Architecture should express innovation, creativity and
Boulder entrepreunerism. This place type prioritizes energy
conservation and activation.
Street Level Activation
Building frontages along arterial and collector streets should
offer transparent and engaging front-door environments,
which will likely include roll-up doors, loading and unloading
areas, outdoor dining, etc. Traditional window displays should
be limited in favor of sharing what is happening inside the
spaces.
Streetscape Character
Streetscapes accommodate small, medium and some
large sized delivery trucks while also encouraging a transit-
supportive and active pedestrian and bicycle environment.
Consistent elements should include landscape with integrated
stormwater elements, street trees, seating, and designated
areas for bike/scooter parking.
Access + Mobility
Side and rear vehicular building access; Transportation
connections should offer safe, comfortable pedestrian and
bicycle access and slower speed vehicular movement to
minimize conflicts with vehicles; centrally placed mobility
hubs should offer micromobility (e-bike, e-scooter) options
for first and last mile connections; curbs should be managed
to allow for different uses by time of day and/or deliveries/
loading/drop off based on adjacent land uses; pedestrian
paseos (especially through larger blocks) enhance pedestrian
connectivity
Parking
On-street parking for ROWs that can accommodate; rear
or alley parking; Promote structured parking and transition
away from large surface parking lots; Promote efficient use of
parking areas through unbundled, paid, flexible and shared
use.
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
INNOVATION TOD (RESIDENTIAL)
Description
The Innovation Transit-Oriented Development (TOD) Residential Place Type intends to maintain opportunities for light
industrial and flex uses while integrating public-facing retail and providing transit supportive, attainable housing options.
The area should prioritize energy conservation, urban rewilding strategies and creativity in new and re-development.
INNOVATION TOD (NON-RESIDENTIAL)
Appropriate Ground Floor Uses
• Light industrial;
• Office;
• Dining and Entertainment
Alternative Ground Floor Uses
Retail uses should be accessory to on-site businesses
Appropriate Uses Above Ground Floor
Light industrial; Office; Structured Parking
FAR Range
1.5 - 4.0
Useable Open Space
Minimum 15% of total land area
Building Character
Aesthetic choices will be both of industrial in nature with
large ground-floor openings for loading/unloading that
may serve multiple purposes and/or more commercial with
active office, retail, lobby or studio space on on ground
floor. Architecture should express innovation, creativity and
Boulder entrepreunerism. This place type prioritizes energy
conservation, building rehabilitation and adaptive reuse of
existing buildings.
Street Level Activation
Building frontages along arterial and collector streets should
offer transparent and engaging front-door environments.
Street facing ground floor space prioritize active use. Work
places should offer on-site outdoor space for employee use
as work space and non-work space. Streetside dining and
entertainment space is encouraged.
Streetscape Character
Streetscapes accommodate small, medium and some
large sized delivery trucks while also encouraging a transit-
supportive and active pedestrian and bicycle environment.
Consistent elements should include high quality landscape
treatments with integrated stormwater management features,
street trees, seating, and designated areas for bike/scooter
parking.
Access + Mobility
Side and rear vehicular building access; Transportation
connections should offer safe, comfortable pedestrian and
bicycle access and slower speed vehicular movement to
minimize conflicts with vehicles; centrally placed mobility
hubs should offer micromobility (e-bike, e-scooter) options for
first and last mile connections; pedestrian paseos (especially
through larger blocks) enhance pedestrian connectivity
Parking
On-street parking for ROWs that can accommodate; rear or
alley parking; Promote structured parking and transition away
from large surface parking lots; Improve remaining surface
lots with landscape stormwater features and pedestrian
pathways; Promote efficient use of parking areas through
unbundled, paid, flexible and shared use.
Description
The Innovation TOD (Non-Residential) Place Type prioritizes opportunities for light industrial and commercial uses.
These areas are envisioned to integrate public-facing retail for light industrial, office, and commercial users.
What is FAR?
Floor area ratio (FAR) means the ratio of the
floor area of a building to the area of the lot on
which the building is situated.
B.R.C. 9-16-1
45 46EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
FUTURE OPPORTUNITIES
Appropriate Ground Floor Uses
• Dining and Entertainment such as restaurants, taverns,
cafes, performance space;
• Neighborhood-hood serving retail such as grocery store,
convenience store, pharmacy;
• Residential such as attached dwellings, townhomes,
condos and apartments
• Neighborhood-serving public or institutional uses such
as daycare, nonprofit offices
Appropriate Uses Above Ground Floor
Attached residential; Retail sales; Office
FAR Range
1.0 - 3.0
Useable Open Space
Minimum 10% of total land area
Building Character
Building facades should have a high level of articualtion
and transparency, especially facing pedestrian and bicycle
facilities (sidewalks, pathways, paseos and breezeways).
Building materials may be eclectic, but of high quality. Varied
rooflines and architectural detail are important design
considerations to align with community vision for the area.
Street Level Activation
Building frontages along streets should offer front-door
environments, transparency along block-faces and interactive
exchanges between buildings and the street, as well as
pedestrian-oriented internal circulation. Buildings in this
place-type will orient “front door” facades to higher order
streets and pedestrian paseos/courtyards. It is anticipated
that most “back of house” loading, service and parking are
provided in the rear of properties.
Streetscape Character
Streetscapes should encourage a safe and active pedestrian
environment, including consistent tree canopies, landscaping
and green infrastructure, seating and designated areas for
bike/scooter parking.
Access + Mobility
Side and rear vehicular building access; Transportation
connections should offer safe and comfortable pedestrian
and bicycle access separated and buffered from vehicular
movement when possible; curbcuts should be managed
and consolidated where possible to limit potential conflicts
between vehicles and pedestrians/cyclists; pedestrian
and bicycle connections should provide access to nearby
residents and employees.
Parking
Promote efficient use of parking areas through unbundled,
paid, flexible and shared use; manage parking supply to
encourage use of transit and active transportation.
Valmont Butte
Valmont Butte is a basalt dike that runs east-west above
Valmont Road. The ridge and rocky outcrops are a unique
natural feature in the area. The site is located in Area III of
the BVCP’s Comprehensive Planning areas. In 2000, the City
purchased the land.
The city recognizes the significant spiritual, cultural
and historical importance of Valmont Butte and intends
to discuss the future of the site in consultation and
collaboration with the community including American Indian
Tribal Nations, Indigenous community members, Valmont
community descendants and the local historic community.
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
Valmont Butte
NEIGHBORHOOD TOD
Description
The Neighborhood Transit-Oriented Development (TOD) Place Type reimagines existing auto-oriented commercial and
retail areas as highly walkable and transit-supportive environments. Active ground floors may have mixed income housing
above when development is multi-story.
East Boulder is home to a number of unique sites
within the city that offer future opportunities for
implementing citywide goals. In concert with the
proposed land use changes described for East
Boulder, the following areas have been identified
by community members as important sites for
continued discussion:
Boulder Municipal Airport
This is a general aviation airport that began operating in
1928. The airport serves business, private, recreational and
emergency aviation services to the City of Boulder and
surrounding communities. The airport facilities include
runways, underground fuel storage tanks, hangar space
and tie-down space for aircraft. The City’s relationship
with the Federal Aviation Administration (FAA) and the
Boulder Municipal Airport includes periodic access to grant
funding from the FAA and the Colorado Department of
Transportation (CDOT) for capital funding or for the historic
purchase of land at the airport. Contracts with the FAA and
CDOT for capital funding requires a legal agreement to
keep the airport open for the useful life of the improvements,
designated as 20 years. If actions were taken by the City
which denied the public access to the airport, then the
contract requires that the City must repay the FAA or CDOT
for the unused useful life of the funding on a pro-rata basis.
Key Map: Boulder Municipal Airport
47 48EAST BOULDER SUBCOMMUNITY PLAN EVOLVING NEIGHBORHOODS
Valmont Power Station
The Valmont Power Station is located outside city limits, in
Area II, and currently serves Xcel Energy’s overall electric
grid through a high-voltage switch yard. This site will
continue to operate as a power station beyond the planning
horizon of the East Boulder Subcommunity Plan, however,
many community members have expressed interest in
exploring the future of the site as a gateway feature of East
Boulder and community cultural resource. The following
recommendations were generated by community members
for near-term consideration:
• Work with the property owner to develop a site master
plan
• Work with the property to implement a long-term
remediation program
• Explore the potential for annexation of the site into city
limits
Eastern City Campus and Valmont City Park
In 2021, Boulder City Council adopted the Facilities Master
Plan , which recommends a consolidation of roughly 15
city buildings to an Eastern City Campus at the current
Municipal Service Center (MSC) site. The MSC is located
at the end of Pearl Street and 50th Street, just south of
Valmont City Park. The creation of an Eastern City Campus
will provide eastern residents with closer access to city
services. There is also a great opportunity to understand
the site in proximity to the recreational opportunities at
Valmont City Park. As the park considers new programming
and redevelopment, city departments should plan for close
coordination to evaluate opportunities for shared resources,
such as parking, mobility access, and district energy. Site
design and redevelopment should identify opportunities for
exchange between the two city-owned sites and consider
how the overall city campus can holistically offer multiple
benefits for users, visitors and city operations.
The vision for the proposed Valmont Park West and Valmont
Park East neighborhoods is dependent on high quality
recreational programming, facilities and landscapes at
Valmont City Park. Access to these amenities and resources
will be an important component of developing 15-minute
neighborhoods in East Boulder. Funding for the design and
development of the city’s only city park should be prioritized
to help realize this vision in the near-term.
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
Key Map: Valmont Power Station
The Valmont Power Station as seen from Legion Park
Key Map: Eastern City Campus and Valmont City Park
49 50EAST BOULDER SUBCOMMUNITY PLAN MOBILITY AND CONNECTIONS
04
Mobility and
Connections:
TRANSPORTATION
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
51 52EAST BOULDER SUBCOMMUNITY PLAN MOBILITY AND CONNECTIONS
THE CONNECTIONS PLAN
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
Valmont City Park
Valmont
Bike Park
1A
1B
1D
1F
1J
Valmont RdValmont Rd
Pearl Pk
wy
Pearl Pk
wy
55th Street55th StreetArapahoe AveAirport RdAirport Rd63rd StIndependence Rd
Foothills PkwyBNSF Railroad
Pearl StPearl St
48th Ct48th Ct49th St49th StPearl E CirPearl E Cir
Walnut StWalnut St
Sterling DrSterling Dr Sterling CtSterling Ct47th St47th StAirport BlvdAirport Blvd
Airport RdAirport Rd
Sterling DrSterling DrSterling CtSterling CtFlati
r
o
n
P
k
w
y
Flati
r
o
n
P
k
w
y
Central AveCentral Ave
Central AveCentral Ave S
F
l
a
t
i
r
o
n
C
t
S
F
l
a
t
i
r
o
n
C
tN 57th CtN 57th Ct56th St56th StConestoga Conestoga
CtCt
Conestoga StConestoga StWestern AveWestern Ave
Range StRange StCommerce StCommerce St48th St48th StPeak AvePeak Ave
Old Tale RdOld Tale RdCherryvale RdCherryvale RdOreg AveOreg Ave
EisenhowerEisenhower DrDrMacArthur DrMacArthur Dr
Patton DrPatton Dr55th St55th St63rd St63rd StValmont RdValmont Rd
CONNECTIONS PLAN
Legend
Existing Connections
Roads/Streets
Off-Street Bike/Ped Facility
On-Street Bike/Ped Facility*
EBSP Connections
Street
Off-Street Bike/Ped Facility
City Limit
Rail
Proposed Area of Change
Parks & Recreation
Water Body
Gerald
Stazio
Ballfields
Flatirons Golf
Course
1C
1E
1G
1H
1I
1L
1K
TMP Connections
Off-Street Bike/Ped Facility
Facility Upgrade
*For visual clarity, not all on-street facilities are
displayed
1M
1N
1Q
A hallmark of any great city is that its
transportation system is designed with
consideration for all people and designed in
support of community values. Mobility is not
a means in and of itself, but rather a function
that supports a vital, healthy, and sustainable
community.
Today, East Boulder is an area that, over the years, has
largely been designed for motor vehicles. Options to travel
by any mode other than a vehicle are limited. Dispersed
patterns of development have grown up around the car and
street blocks are typically long and disconnected. As land
uses change, and infill and redevelopment bring a greater
mix of jobs and housing to the area, the transportation
network and the mobility options will evolve to support this
transformation and offer safe mobility choices.
In the future, traveling in East Boulder will look remarkably
different than what it does today. East Boulder residents,
employees and visitors of all ages and physical abilities will
safely navigate multi-use paths, public transit, protected bike
lanes, and roadways as they make their way around the
community. Future infill and redevelopment will enhance
streetscapes to create places where people want to be,
while businesses have reliable access to move goods and
freight through the subcommunity.
WHAT IS A CONNECTIONS PLAN?
The East Boulder Connections Plan is created alongside
the Land Use Plan to support proposed land uses and
contribute to citywide and local goals for access and
mobility. The plan includes two key components: (1) New
Connections; and (2) System Enhancements. The plan
serves as a right-of-way plan that will be land development
and transportation connections as described in the Boulder
Revised Code Section 9-9-8. The plan will be incorporated
into the TMP and replace portions of earlier network plans
that cover East Boulder. Transportation improvements
included in the Connections Plan will be built by property
owners as part of redevelopment and through city projects
or a combination of the two.
53 54EAST BOULDER SUBCOMMUNITY PLAN MOBILITY AND CONNECTIONS
NEW CONNECTIONS
To create new access that supports proposed land uses and
build a safe, complete and comprehensive mobility network
in East Boulder, the following provides a detailed explanation
and rationale for each new connection. It will be used to
help interpret the Connections Plan for capital improvement
planning and review of individual development review
applications:
Street/Roadway Connections
1A. Southern extension of Sterling Court (Park West)
Sites, buildings and parcels located south of Sterling
Drive and north of Pearl Street are currently accessed
through a series of parking lots. To support redevelopment,
potential residential access and create safe walking/biking/
scooting options residents and visitors, Sterling Court will
be extended south of Sterling Drive and connect to the
new 1B. The proposed connection is located along 4850
Sterling Dr. and 4840 Sterling Dr. The blockface distance
between Valmont City Park and the proposed connection is
approximately 325 feet, creating an easy-to-walk block size.
The proposed street type is Local as described in the Design
and Construction Standards (DCS).
1B. New East-West Street (Park West) Install a new
east-west street between 47th Street and Valmont City
Park, connecting to recommended extension of Sterling
Court described in 3A. Currently three parcels, five buildings
and a variety of businesses located in this area can only
be accessed through a series of parking lots. There is no
pedestrian or bicycle access and parking is haphazard. To
support planned land uses in the area, increase access,
and provide local businesses with a safe environment for
workforce and customers, a Local Street (refer to DCS)
should be installed. The connection will connect 2500
N 47th Street, 4840 Sterling Drive and 4843 Pearl Street
and create a northern blockface of about 450 feet and a
southern blockface of approximately 365 feet.
1C. New North-South Street (Park East) Install a new
north-south street, connecting Pearl Parkway to Sterling
Drive. The street will support surrounding land uses by
creating multimodal access to the Park East neighborhood
from the south and providing existing workforce and future
residents with a safe route to access the neighborhood. The
Commercial Street (refer to DCS) will create walkable blocks
and connect the following parcels: 5378 Sterling Drive, 2935
55th Street, 2907 55th Street, 5401 Pearl Parkway, 5395
Pearl Street.
* Refer to Appendix A for proposed street design
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
Proposed connections for the 55th and Arapahoe Station Area.
The graphic represents a conceptual layout for how a transit-oriented neighborhood might take shape.
1D. Sterling Drive Park Connection (Park East) A north-
south connection is included in Phase One of the Valmont
City Park Concept Plan. This connection will tie access from
the Park East neighborhood into that planned connection
through the park. Based on the concept-level drawings for
the park improvements, this will require an about 200 foot
extension of Sterling Drive to the west. The connection will
require additional coordination with Parks and Recreation
plans for construction and phasing. Street design for the
extension should match the existing right-of-way design for
Sterling Drive.
1E. New North-South Street (Station Area)* A new
north-south street from Arapahoe Avenue to Western
Avenue, between Conestoga Street and 55th Street,
consistent with the 55th and Arapahoe Station Area Plan.
This connection supports a pedestrian-scale street grid and
additional access to the core area businesses and place-
making amenities. The street will provide on-street parking
and better connectivity to the planned BRT stations at the
corner of 55th Street and Arapahoe Avenue.
1F. Conestoga Court Extension to the East and West
(Station Area)* An extension of Conestoga Court west to
Range Street and east to 56th Street will be the “main street”
of the core TOD area at 55th and Arapahoe. Pedestrian
plazas and outdoor restaurant seating will be accomodated
along Conestoga Court between Conestoga Street and
56th Street. This street will be a vibrant hub that supports
planned land uses and draws residents, employees, and
visitors to the area. The 55th Street intersection will be
enhanced to provide safe crossing options for all users.
1G. Western Avenue Extension to 56th Street (Station
Area)* The extension of Western Avenue across 55th Street
to 56th Street will facilitate mobility options for travelers
and redevelopment in the northern portion of the TOD. The
intersection with 55th Street will be enhanced to provide
safe crossing options for both motorized and non-motorized
users.
1H. 56th Street Extension to Western Avenue (Station
Area)* This extension of 56th Street will connect to
Western Avenue. This short new connection will complete
the street grid in the northeastern portion of the Station
Area. The connection will allow residents, employees, and
visitors convenient options to travel to and from and around
the area and support redevelopment.
1I. Conestoga Street Extension to Rail (Station
Area). This extension of Conestoga Street to the northern
limits of the station area will utilize a 40-foot wide public
access easement. The extension of the street will provide
connectivity between northern businesses and the core
station area activities and BRT station.
1Q. Conestoga Street Alley. This is intended to serve as an
alley connection, providing east-west accessat the midblock
between Conestoga St and 1E.
Non-Vehicular Connections
1J. Park East Multiuse Path The undeveloped 12-foot trail
easement connecting 55th Street and Valmont City Park
offers an excellent opportunity to provide area residents
and visitors with a walking or cycling option to move
through their neighborhood and connect to other parts of
the subcommunity. It may also foster greater connectivity
between park visitors and the emerging neighborhood.
1 K. Conestoga Connector (Station Area) This
pedestrian-bicycle-emergency access road is an extension
of Conestoga Court from 56th Street east to connect to the
planned north-south multi-use path connecting the Flatirons
Golf Course to the Flatirons Business Park.
1L. Patton Connector (Station Area) A pedestrian-bicycle
access road is an east-west connection along the border
of the station area and Arapahoe Ridge neighborhoods.
The connection will provide pedestrian and bicycle access
to uses on the south side of Arapahoe and facilitate
connections to 55th Street for the area residents and visitors.
The connection will accommodate emergency access if
necessary.
1M. Arapahoe Connector (Station Area) A pedestrian-
bicycle access is provided along 54th creating a non-
vehicular access option at a walkable distance from the BRT
station at 55th.
1N. Non-Vehicular Bridge The existing bridge connecting
the Valmont West neighborhood over Goose Creek to
the south at Old Pearl Street will be converted for non-
vehicular use. Vehicular access to the Valmont Park West
neighborhood from the south will be redirected to 47th St.
55 56EAST BOULDER SUBCOMMUNITY PLAN MOBILITY AND CONNECTIONS
SYSTEM ENHANCEMENTS
To improve safety and access for a variety of mobility
options in East Boulder, the following projects are
recommended for consideration in the next TMP update to
improve existing facilities:
Pedestrian Facility Improvements
Complete Missing Sidewalks TMissing sidewalks in
East Boulder should be completed, particularly in areas of
change.
Enhance Crossings Along Key Corridors Pedestrian
crossings, especially along Arapahoe Avenue and Valmont
Road, should be evaluated and constructed to support
ADA-infrastructure and high-quality crossing experiences
for all ages and abilities during redevelopment. For example,
at signalized crossings, curb bulb-outs, pedestrian refuges,
shorter crossing distances and longer walk cycles should be
considered.
Increase Pedestrian Lighting Today much of East
Boulder doesn’t experience a great deal of pedestrian
activity after daylight hours. Lighting along new residential,
commercial and activity streets as well along connectors to
the regional mobility hub at 55th and Arapahoe should be
features of streets.
Street Upgrades
Sterling Drive Sterling Drive in the Park West
neighborhood will be redesigned as an Activation Street
(refer to conceptual diagram below) to facilitate exchange
between local businesses and an active pedestrian
environment.
Pearl Street Pearl Street, east of Foothills Parkway will be
redesigned to better facilitate access for all modes along
local businesses, improve on-street parking conditions and
enhance safety.
Conestoga Court The existing Conestoga Court in the
55th and Arapahoe Station Area will be redesigned as an
Activation Street and align with proposed extension of street
facilities.
55th Street Redesign 55th Street to improve conditions for
pedestrians, cyclists and new area users traveling along 55th
Street to and from redeveloped areas at 55th and Arapahoe,
Flatiron Business Park and 55th and Valmont.
Valmont Road Valmont Road is identified in the
Transportation Master Plan for improvements, including a
protected bike lane.
Mobility Hubs
Pilot and deploy mobility hubs as places where people
can connect to multiple modes of transportation for safe,
convenient, and reliable trips. Bicycle and micromobility
parking, car share vehicles, and wayfinding and real
time information are all potential components of mobility
hubs. The following locations should be considered in
collaboration with local businesses and property owners:
• 55th St and Arapahoe Ave
• Conestoga Ct and Conestoga St intersection
• Western Ave between Range St and Conestoga St
• Arapahoe Ave and 48th St
• Boulder Creek Path access at 48th St
• Northern entrance to Valmont City Park off of Valmont
Rd
• Valmont City Park entry at Sterling Dr (Park West
neighborhood)
• Goose Creek Path entry on Pearl St
• Foothills Parkway Path connection at Sterling Dr
• Sterling Dr park entry (Park East neighborhood)
• At a central location along Airport Blvd
• 55th St and Valmont Rd near San Lazaro entrance
• Planned transit stop at 55th Street and Pearl Pkwy
• Central Avenue at KOA Lake Connection
• Central Avenue at Flatiron Ct
• Stazio Ballfields
• 55th St and Flatiron Pkwy
• Near Arapahoe Ave and South Boulder Creek path
Bridge Improvements
48th Street Bridge Improve the 48th Street bridge
over Goose Creek between Pearl Street and Park West
neighborhood to provide better circulation for pedestrians
and cyclists. Safety measures, such as a railing or fencing
should be considered. Additionally, the bridge may offer an
art intervention opportunity.
Valmont RdValmont Rd
Pearl Pk
wy
Pearl Pk
wy
55th Street55th StreetArapahoe AveAirport RdAirport Rd63rd StIndependence Rd
Foothills PkwyBNSF Railroad
Pearl StPearl St
48th Ct48th Ct49th St49th StPearl E CirPearl E Cir
Walnut StWalnut St
Sterling DrSterling Dr Sterling CtSterling Ct47th St47th StAirport BlvdAirport Blvd
Airport RdAirport Rd
Sterling DrSterling DrSterling CtSterling CtFlati
r
o
n
P
k
w
y
Flati
r
o
n
P
k
w
y
Central AveCentral Ave
Central AveCentral Ave S
F
l
a
t
i
r
o
n
C
t
S
F
l
a
t
i
r
o
n
C
tN 57th CtN 57th Ct56th St56th StConestoga CtConestoga Ct
Conestoga StConestoga StWestern AveWestern Ave
Range StRange StCommerce StCommerce St48th St48th StPeak AvePeak Ave
Old Tale RdOld Tale RdCherryvale RdCherryvale RdOreg AveOreg Ave
EisenhowerEisenhower DrDrMacArthur DrMacArthur Dr
Patton DrPatton Dr55th St55th St63rd St63rd StValmont RdValmont Rd
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
Flatirons Golf
Course
The Activation Street type includes two lanes of traffic, on-street parking, a landscaped buffer with trees and wide sidewalks
SYSTEM ENHANCEMENTS
Valmont City Park
Valmont
Bike Park
Gerald
Stazio
Ballfields
Missing Sidewalk
Street Upgrades
Mobility Hub
Legend
System Enhancements
City Limit
Rail
57 58EAST BOULDER SUBCOMMUNITY PLAN MOBILITY AND CONNECTIONS
IN THE WORKS
There are exciting projects already in the works
to create a more safe and walkable East Boulder,
where people can easily travel by bike, foot, or
scooter and access high frequency transit and
ridesharing at a number of mobility hubs.
EAST ARAPAHOE COMPLETE STREET AND
BUS RAPID TRANSIT (BRT)
The 2040 vision for East Arapahoe transforms one of our
city’s busiest travel corridors into a complete street with
better travel options for commuters, visitors and residents in
East Boulder. A cornerstone of this transportation investment
will be high frequency, high quality regional Bus Rapid
Transit service along Arapahoe/SH7 connecting Boulder
to communities to the east and I-25. In the future, East
Arapahoe will include the following features:
• Two general-purpose traffic lanes in each direction
• Curbside business access and transit lanes to
accommodate local and regional transit, right-turning
vehicles, high occupancy vehicles and new technologies
such as shared autonomous/connected vehicles
• Raised protected bike lanes with a multi-use path create
safe, comfortable places for people to walk and bike
• Amenity zones enhance the street character and
improve urban canopy
People will connect to the regional BRT and local transit
system via centrally located mobility hubs that provide
access to other parts of the community and region. The
regional mobility hub at 55th and Arapahoe is envisioned
to incorporate many options for first- and last- mile
connections. Neighbors can anticipate enhanced bus
stations with micro-mobility options and pick-up and drop-
off zones for public and private service providers at this hub.
55TH STREET REGIONAL MOBILITY HUB
AND SATELLITE MOBILITY HUBS
One of the keys to attracting people to transit and other
sustainable modes of travel is creating places where a
variety of transportation options are centrally located.
Designed to connect transit passengers to adjacent
neighborhoods and destinations, a regional mobility hub at
Arapahoe Avenue and 55th Street will create a convenient,
safe and accessible place to access walking and biking
paths, shared modes of travel like e-bikes, e-scooters, car
share, and other local transit services. This regional mobility
hub will be significantly smaller in scale than existing
mobility hubs throughout the city, such as Boulder Junction
or the Boulder Downtown Transit Center, that offer features
such as parking and off-street bus platforms. At this mobility
hub, BRT will be accessed via a curbside station that will
include a comfortable shelter, seating, lighting and signage
for passengers. The station itself will be part of the larger
mobility hub and well-integrated with public, commercial,
or residential amenities. It will be a place where commuters
to Boulder Community Health or the Flatiron Business
Park can get off a bus, grab a shared e-bike or scooter,
and reach their destination on comfortable paths. Similarly,
residents will be able to conveniently get to destinations in
East Boulder, throughout the city and the region via high
frequency transit services.
Throughout the East Boulder subcommunity, and
connecting to the larger 55th Street Regional Mobility Hub,
will be a network of strategically located mobility hubs
offering access to shared e-scooters, e-bikes, car share,
and local transit service. These hubs will be distributed
throughout East Boulder and located at intersections, transit
stops and at key destinations, either within or adjacent to
buildings, parking garages and public spaces. In addition
to being points where travelers can access transit and
micromobility, these hubs can offer a variety of additional
transportation amenities, such as electric car charging,
parcel delivery lockers, public Wi-Fi, and signage and
wayfinding. Refer to page 64 for a list of potential mobility
hub locations.
15% Design: East Arapahoe Avenue east of 63rd Street.
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
15% Design: East Arapahoe Avenue at 55th Street
59 60EAST BOULDER SUBCOMMUNITY PLAN MOBILITY AND CONNECTIONS
HOP TRANSIT SERVICE EXPANSION
The HOP bus service provides frequent and reliable transit
connections throughout much of central Boulder today.
Plans to extend the HOP into East Boulder are underway,
and in the future, residents, employees and visitors can
conveniently travel via HOP between East Boulder and
destinations throughout the rest of the city. Whether
traveling to downtown shopping, dining, or recreation
destinations, or connecting to RTD’s airport bus at Boulder
Junction, the HOP will provide an easy way for travelers
to quickly reach their destinations within and outside East
Boulder. The plan to extend the HOP currently calls for
extending the 15-minute electric bus service from Boulder
Junction, east along Pearl Parkway and south along 55th
Street to Arapahoe Avenue in 2022. COVID-19 however,
has severely impacted employee travel patterns and transit
ridership throughout the city and in particular, East Boulder,
given the concentration of office employment. The City, will
therefore be closely monitoring travel patterns and ridership,
and will evaluate the benefit of fixed route HOP service
and/or the concept of extending the HOP as a microtransit
What We Heard
“We need e-scooters, e-bikes, and lots of micro-
mobility options that are affordable.”
- Focus Group Participant
“It must be recognized that roads are the backbone
for moving goods. Keeping roads in good shape is a
priority.”
- BeHeardBoulder Participant
“I’ve worked in east Boulder for 8 years (Conestoga
& Central) and would love the area to become less
car-dependent and for solid
neighborhoods to be able to
grow up in the area. ”
-BeHeardBoulder Participant
service. Whether the HOP is extended to East Boulder as
a fixed route, or a more flexible microtransit service, the
opportunity to create convenient and reliable HOP service in
the area is a key ingredient to supporting the planned mix of
new employees, residents and visitors to East Boulder.
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
What is Microtransit?
Microtransit uses a smartphone app to match trip
requests in real-time to flexible routes throughout
an area. For users, it is similar to using ride-hailing
services such as Uber or Lyft with the ability to
request a trip within a short timeframe, like 15
minutes or less, and be picked up and dropped off
a block or two from their origin and destination.
Microtransit typically operates with smaller vehicles,
such as cars, vans, or shuttle buses.
Valmont City Park
Valmont
Bike Park
Gerald
Stazio
Ballfields
Valmont RdValmont Rd
Pearl Pk
wy
Pearl Pk
wy
55th Street55th StreetArapahoe AveAirport RdAirport RdIndependence Rd
Foothills PkwyBNSF Railroad
Pearl StPearl St
48th Ct48th Ct49th St49th StPearl E CirPearl E Cir
Walnut StWalnut St
Sterling DrSterling Dr Sterling CtSterling Ct47th St47th StAirport BlvdAirport Blvd
Airport RdAirport Rd
Sterling DrSterling DrSterling CtSterling CtFlati
r
o
n
P
k
w
y
Flati
r
o
n
P
k
w
y Central AveCentral AveCentral AveCentral Ave S
F
l
a
t
i
r
o
n
C
t
S
F
l
a
t
i
r
o
n
C
tN 57th CtN 57th Ct56th St56th StConestoga CtConestoga Ct
Conestoga StConestoga StWestern AveWestern Ave
Range StRange StCommerce StCommerce St48th St48th StPeak AvePeak Ave
Old Tale RdOld Tale RdCherryvale RdCherryvale RdOreg AveOreg AveMacArthur DrMacArthur Dr
Patton DrPatton Dr55th St55th St63rd St63rd StValmont RdValmont Rd
Flatirons Golf
Course
208
208FF6
JUMPFLEXHOP Arapahoe BRT
Legend
Regional
City Limit
Rail
FLEX
FF6*
Arapahoe BRT
Boulder Local
206
208
JUMP
HOP Extension
*At time of plan production
the FF6 is discontinued
63rd St63rd StMICROMOBILITY
People generally choose to travel by foot, bike or transit
when they have safe, convenient options to do so. Today,
these kinds of facility options are lacking in East Boulder. Yet
in the future, high frequency regional and local transit, paired
with micromobilty options such as shared electric scooters
and bikes, will offer convenient ways for people to travel to
and from transit stops and between local destinations. For
example, one of the thorniest problems travelers have when
deciding whether to take a bus, is the issue with how to get
to transit (first mile) and to your final destination (last mile).
Or, when deciding how to travel between destinations in
East Boulder – for example between the Flatiron Business
Park and Ozo coffee – the distance can feel too far to walk.
In 2021, the City of Boulder began implementing a Shared
Micromobility Program to provide community members
safe, equitable and sustainable forms of transportation to
improve quality of life, provide connections to transit and
key destinations; and replace motor vehicle trips to reduce
traffic congestion and transportation-related greenhouse gas
emissions. These shared devices will be easily accessible
and affordable – and are expected to be deployed
throughout the East Boulder Subcommunity.
CURBSIDE MANAGEMENT
As a hub for industrial and commercial facilities, a large
number of goods and freight vehicles move through and
load/unload in the East Boulder Subcommunity each day. In
addition to ensuring freight and goods vehicles can continue
to safely navigate the roadway network today and into the
future, it will also be important for the city to address the
growing competition for curbside space.
Conditions in the area are beginning to change as
Transportation Network Companies, such as Uber and
Lyft, require pick up and drop off areas and on-demand
deliveries are on the uptick. Demand for curbside space
will only increase as the mix of land uses in the East
Boulder Subcommunity change and more people are
living, and working. Learning from early pilots in the city’s
general improvement districts, best practices for curbside
management should be applied to East Boulder as the
subcommunity experiences redevelopment.
PLANNED TRANSIT
REGIONAL TRAIL CONNECTIONS
Creating regional trail connections between East Boulder
and surrounding communities will expand the range of travel
options available to people traveling longer distances to
and from East Boulder. Boulder County, in partnership with
the City of Boulder and Town of Erie, is currently evaluating
options for the creation of a new regional trail connection
between 61st Street in Boulder, along the RTD-owned rail
corridor, linking to County Line Road in Erie. At the same
time, the City of Boulder is incrementally designing and
building three multi-use path projects to provide a much-
needed multimodal connection between Gunbarrel and
the city. The projects include the Andrus Road to Airport
Road Multi-Use Path Project, Valmont Road Multi-Use
Path Project and 61st Street Multi-Use Path Project, at the
confluence of Boulder Creek and South Boulder Creek and
Boulder Creek and Fourmile Canyon Creek.
61 62EAST BOULDER SUBCOMMUNITY PLAN MOBILITY AND CONNECTIONS
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
Considering connections during a 2019 EBWG meeting
The future Flatiron Greenway will run alongside Dry Creek No. 2 Ditch
through Flatiron Business Park
EBWG Member and city transportation intern learning more about
biking and busing in East Boulder
IMPLEMENTING THE TRANSPORTATION
MASTER PLAN IN EAST BOULDER
As part of the Concept Development phase of work,
Transportation staff evaluated all 87 of the Proposed
Transportation Projects identified in the city’s TMP that
are located within the East Boulder subcommunity.
Projects were evaluated for feasibility, compatibility with
proposed land uses and overall value to the network.
The following ‘Proposed Transportation Projects’ included
in the TMP are examples of planned projects that will
provide important mobility benefits and options for
existing and new users in East Boulder:
Foothills Parkway and Valmont Road Transit Stop
(TMP Project ID 53,084) The land use changes
proposed at the “Park West” neighborhood are projected
to provide opportunities for new homes and jobs. The
transit stop would provide area residents and workforce
with a significant connection to three routes serving
local and regional connections. A mobility hub at this site
will support first- and last-mile connections and provide
a variety of mobility options for nearby residents and
workers. The stop would replace the existing stop at 47th
and Valmont. Enhanced service along Valmont Road should
also be considered to best serve growth in the area.
55th and Pearl Parkway Transit Stop (TMP Project ID
51,415) The transit stop will provide area residents and
workforce with a significant connection to three routes
serving local and regional connections, included the planned
extended HOP service. A mobility hub type at this site
will support first- and last-mile connections and provide a
variety of mobility options for nearby residents and workers.
This project would occur in sync with the extension of the
HOP service to East Boulder.
Connection to Flatirons Business Park (TMP Project ID
10,297) This connection provides a southern multiuse entry
point into and out of Flatiron Business Park from the South
Boulder Creek Path, providing commuters and visitors an
option for accessing the area from the east.
Flatiron Greenway – Flatiron to Boulder Creek
Greenway Path (TMP Project ID 10,197) The Flatiron
Greenway provides a direct, off-street, multi-use path option
connecting the employment district at Flatiron Business Park
to the transit-oriented development and regional mobility
hub at 55th and Arapahoe. The greenway path provides an
excellent opportunity for placemaking in the recommended
Destination Workplace area in Flatiron Business Park and
will offer a variety of benefits beyond mobility, such as
providing access to nature encouraging physical fitness and
healthy lifestyles.
Valmont Park Multi-Use Path (TMP Project ID 10,097)
The multi-use path will complete a connection between
the Valmont City Park and the Valmont to Andrus multi-use
path. The connection will link commuters to East Boulder
from the north.
Elements Removed from the TMP Thirty elements are
recommended for removal due to constructability issues,
TMP mapping errors, or they had not been fully vetted with
the community or accepted by City Council. See Appendix
C for the complete list.
63 64EAST BOULDER SUBCOMMUNITY PLAN MOBILITY AND CONNECTIONS
PROJECTS FOR FUTURE STUDY
The following projects may be located outside the areas
of change in East Boulder but have been identified as
potential projects warranting further study for future
consideration or investment. Implementation of the East
Boulder Subcommunity Plan should consider when and
how these proposed studies are incorporated into future city
departments’ work plans.
2A. Network Connectivity between Pearl Street and
Pearl Parkway The area bounded by Pearl Parkway,
Foothills Parkway, Pearl Street and Valmont City Park will
continue to offer light industrial and public space. Today
many of the properties, businesses and city facilities in
this area are accessed through a series of parking lots and
driveways. The need for safer and more legible access to
these businesses warrants future study. Additionally, as
the city expands its presence at the future Eastern City
Hub, identifying access management strategies and easy
navigation for community members and public service
workers will be a key effort for the future success of the area.
A study may include but would not be limited to: new east-
west and north-south connections to create greater access,
opportunities for non-vehicular access, creating a “front
door” entrance to city facilities off of Pearl Parkway and
better connecting city facilities to Valmont City Park and the
Goose Creek Path. Many community comments support the
addition of sidewalks along Pearl Street in this area as well
as connecting 48th Court north to Pearl Street.
2B. Transit Service and Routing to/from Flatiron
Business Park To support the Destination Office area at
Flatiron Business Park and increase the local and regional
ridership to and from this location, high-frequency fixed
route HOP service flexible and/or a micro-transit service
should be studied. Community feedback indicates that lack
of frequency and limited service hours are key factors that
have led commuters in the area to choose to drive single-
occupant vehicles over riding a bus.
2C. Northwest Rail Line and Potential East Boulder
Station Recently, study of a potential for the 2004 voter-
approved FasTracks plan commuter rail service between
Denver and Longmont (known as the B Line or the
Northwest Rail Line) has been re-initiated by RTD. The
city will continue to participate in the regional study of this
potential commuter option. Early concepts for the rail line
included a station at 63rd Street. Future studies will consider
moving the 63rd Street station to a location at 55th Street
to better align with the Transit-Oriented Development and
regional mobility hub. Additionally, the Transportation Master
Plan (TMP) includes a proposed multi-use path along this
rail line. The local and regional need and feasibility for this
facility should be studied with attention to the potential
duplicative multiuse facilities planned for the East Arapahoe
corridor.
2D. Industrial Access off of East Arapahoe The East
Boulder Subcommunity Plan recommends a continued land
use of Light Industrial in the area located between Flatirons
Golf Course and the existing rail. The plan also recommends
a future for transit-oriented development at 55th and
Arapahoe and recognizes the Mixed Use Residential future
of the site at 5801 Arapahoe Ave (commonly known as
Waterview). To accommodate Light Industrial operations
and access in this area as well as increase safety for new
residential and mixed use development of surrounding
properties, this area should be pursued for further study.
Potential issues to evaluate include increased network
access through the area and consolidation of curb cuts
along Arapahoe Avenue.
2E. State Highway 7/East Arapahoe Preliminary
Engineering and Environmental
In 2022, the Colorado Department of Transportation (CDOT),
in coordination with the City of Boulder, will be advancing
the East Arapahoe Transportation Plan from a conceptual
design to preliminary engineering drawings. The intent of
the project will be to advance the key tenets of the East
Arapahoe Transportation Plan vision so that the City, in
partnership with CDOT and the Regional Transportation
District (RTD) can seek funding for the roadway
reconstruction. This next phase of the design process will
involve robust community engagement.
Valmont RdValmont Rd
Pearl Pk
wy
Pearl Pk
wy
55th Street55th StreetArapahoe AveAirport RdAirport Rd63rd StIndependence Rd
Foothills PkwyBNSF Railroad
Pearl StPearl St
48th Ct48th Ct49th St49th StPearl E CirPearl E Cir
Walnut StWalnut St
Sterling DrSterling Dr Sterling CtSterling Ct47th St47th StAirport BlvdAirport Blvd
Airport RdAirport Rd
Sterling DrSterling DrSterling CtSterling CtFlati
r
o
n
P
k
w
y
Flati
r
o
n
P
k
w
y
Central AveCentral Ave
Central AveCentral Ave S
F
l
a
t
i
r
o
n
C
t
S
F
l
a
t
i
r
o
n
C
tN 57th CtN 57th Ct56th St56th StConestoga CtConestoga Ct
Conestoga StConestoga StWestern AveWestern Ave
Range StRange StCommerce StCommerce St48th St48th StPeak AvePeak Ave
Old Tale RdOld Tale RdCherryvale RdCherryvale RdOreg AveOreg Ave
EisenhowerEisenhower DrDrMacArthur DrMacArthur Dr
Patton DrPatton Dr55th St55th St63rd St63rd StValmont RdValmont Rd
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
PROJECTS FOR FUTURE
STUDY
Valmont City Park
Valmont
Bike Park
Gerald
Stazio
Ballfields
Flatirons Golf
Course
Legend
Project for Future Study
City Limit
East Boulder Subcommunity
2A 2B
2C
2D
2E
East Arapahoe Avenue 15% Design: Rendering depicting CO7 BRT Station
Transit Futures
The Regional Transportation District provides
most of the public transportation in the Boulder
area. Today, the organization is facing serious
financial constraints. The city will continue to
explore, in coordination with RTD , as well as with
other regional and and state partners, way to deliver
regional Bus Rapid Transit service between I-25 and
Boulder. This may include operators other than RTD.
65 66EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
05
Achieving the
Vision
IMPLEMENTATION
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
67 68EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
COLLABORATING FOR EAST BOULDER’S FUTURE
What We
Heard
Over the past two years,
commun ity members have
submitted hundreds of
ideas and recommenda-
tions for policies, programs
and projects that would
help East Boulder contrib-
ute to citywide goals in the
six focus areas. Through-
out the project process,
city staff have poured
over these incredible and
thoughtful concepts to
match community innova-
tion with implementable
recommendations. The rec-
ommendations for achiev-
ing the vision of the East
Boulder Subcommunity
Plan included in the follow-
ing pages represents the
outcome of collaborative
planning and the value of
civic participation in long-
range planning processes.
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
TERMS TO KNOW
Policy
A policy is a deliberate principle or
course of action that the city uses to
make decisions on topics or issues.
Policy recommendations of the East
Boulder subcommunity plan are
context-sensitive to East Boulder but
may influence citywide policy in the
future.
Program
A program is a set of activities or
actions with a long-term goal. Program
recommendations of the East Boulder
subcommunity plan are context-
sensitive to East Boulder but may
influence or be applicable for citywide
implementation or use in the future.
Project
A project is a specific action requiring
investment by private or public
entities or implementation through
a partnership of public and private
entities.
69 70EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
Policies
Policy M1 In East Boulder areas of change, the city will
work with property owners to ensure the installation of
new connections and street upgrades deliver high-quality
facilities that will improve access and mobility in the
subcommunity.
Policy M2 The city will work with property owners and
developers, business owners and residents to develop
Transportation Demand Management (TDM) programs
suited to the unique needs of East Boulder neighborhoods
and align with the city’s principles for shared, unbundled,
managed, and paid parking (SUMP).
Policy M3 The city will work with mobility service providers
and East Boulder property and business owners to develop
a network of mobility hubs throughout the subcommunity
to provide multimodal travel options and provide safe and
convenient first- and last- mile pedestrian and bicycle
connections to transit.
ACCESS & MOBILITY
People and goods will easily and safely travel to, from, and through East Boulder
by a variety of efficient, and affordable transportation modes, employing advanced
transportation technology where appropriate.
Planes, trains and automobiles (and buses and bikes and scooters and feet!) Transportation
in East Boulder will accomodate many ways of moving
Improvements to the 55th Street corridor will improve safety, provide
mobility options for travelers and create pleasant travel experiences.
Policy M4 The city will continue to advocate for East
Boulder access to transit that can provide area workforce
and residents with high-quality, reliable and frequent trip
options.
Policy M5 The city recognizes the value and importance of
freight access to commercial and industrial areas of the city.
Future coordination between land use and transportation
will safely and efficiently accommodate the movement of
goods into, out of, and around East Boulder and support
local business.
Policy M6 Redevelopment in East Boulder will be done in
accordance with the city’s Airport Influence Zone and FAA
rules that guide safe and compatible development near an
airport.
71 72EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
ACCESS & MOBILITY
People and goods will easily and safely travel to, from, and through East Boulder
by a variety of efficient, and affordable transportation modes, employing advanced
transportation technology where appropriate.
M7 Program Update the Transportation Master Plan
to align with recommendations of the
East Boulder Connections Plan
The recommendations of the East Boulder Connections
Plan identifies key connections and facility improvements to
offer area users more options and improved experiences for
traveling in the subcommunity.
ID RECOMMENDATIONTYPE DESCRIPTION
M8 Program Implement the East Arapahoe
Transportation Plan
The East Arapahoe Transportation Plan sets a long-range
vision that will be implemented over time with safety,
access and mobility improvements that can be phased
incrementally to improve conditions for people working and
living in the corridor. The city will continue to work with state
and regional partners and local property owners to improve
corridor streetscape, install raised, seperated bike lanes and
multiuse paths and implement Bus Rapid Transit facilities
and stations along Arapahoe Avenue.
M9 Project Complete Missing Sidewalks in East
Boulder
The city will continue to look for opportunities to install
missing sidewalks in East Boulder, including working with
property owners and developers to incorporate missing links
into redevelopment plans.
M10 Project Develop Access Management Plans for
East Arapahoe and 55th Street
Today, many community members describe one of the
biggest challenges of traveling these major streets by bike
or by foot as a lack of continuity along facilities and conflicts
with vehicles. Frequent driveway cuts interupt travel. Access
management plans for Arapahoe Avenue and 55th Street
can identify safe, convenient ways to consolidate access,
reduce curb cuts and improve safety along the corridor.
(1) Consider implementation of the East
Boulder Connections Plan in the next
update of the TMP (2023-4)
COB: P+DS and
Transportation &
Mobility; TAB
1 Transportation Master Plan
KEY STEPS CHAMPION PRIORITY REFERENCE
(1) Collaborate with CDOT, RTD and local
property owners to complete preliminary
engineering for the East Arapahoe
Transportation Plan (2) Continue to pursue
funding opportunities to implement the East
Arapahoe Transportation Plan
COB: P+DS and
Transportation &
Mobility; TAB;
CDOT
RTD
Property Owners
1 East Arapahoe Transportation
Plan
TMP Initiative 7: Connecting to
the Region
COB: Transportation
& Mobility
Property Owners
3 BVCP policy 6.17 Complete
Missing Links
TMP Initiative 4: Prioritizing the
Pedestrian
Produce access management plans for East
Arapahoe and 55th Street in conjunction
with further design and preliminary
engineering for the corridors.
COB:
Transportation &
Mobility;
CDOT
Property Owners
1 East Arapahoe Transportation
Plan
TMP Initiative 1: Making Travel
Safe in Boulder
Prioritizing Recommendations
Each recommendation includes a priority ranking. Priority 1 indicates near-term
implementation, in the next 5 years. Priority 2 plans for implementation in the next 5-10
years. Priority 3 anticipates implementation in the next 10-20 years.
73 74EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
M12
M14
Program Phase in shared parking in East
Boulder business areas
Identify surface parking lots in key distributed locations
through the subcommunity and work with owners to
establish shared parking agreements as part of the shared
parking phasing in advance of construction of parking
garages in locations like the 55th and Arapahoe Station Area
and the Flatiron Business Park.
(1) Identify underutilized parking lots in
East Boulder (2) Coordinate with property
owners to establish shared parking
agreements
COB: Community
Vitality;
Transportation &
Mobility
Property Owners
2
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
M11 Project 55th Street Design As the only continuous north-south street through the
East Boulder subcommunity, 55th Street serves as a key
link in subcommunity connections. To better align street
conditions with envisioned land uses and encourage a more
active streetscape, the city will pursue a 55th Street corridor
design plan to evaluate potential re-design options with
the community. The city’s preferred design for 55th Street
should be implemented over time and include transportation
green infrastructure approaches.
ID RECOMMENDATIONTYPE DESCRIPTION
M13
Project Develop Mobility Hub standards A mobility hub is a convergence point that seamlessly
integrates various modes with a focus on improving traveler
experience through high-quality infrastructure and amenties.
While these hubs should provide context-sensitive solutions
that are adaptable to a variety of locations, the city should
establish standards for the design and operation of mobility
hubs to ensure hubs provide safe, equitable access to
facilities and enhance the public realm.
Program Update parking code requirements and
establish parking maximums
Update off-street parking standards to create less
complicated parking requirements that meet, but do
not exceed, the parking needs of area uses. Parking
requirements for some uses in East Boulder are
disproportionate to their parking needs. Establishing parking
maximums can offer a better balance of off-street parking
needs with the market while promoting the use of more
sustainable forms of transportation and more efficient use of
land.
(1) Include a 55th Street Design project as a
workplan item for Transportation Planning
(2) Develop a project scope and community
engagement strategy (3) Complete
the corridor design for approval by the
Transportation Advisory Board and adoption
by City Council
COB: Transportation
& Mobility; TAB
1 55th Street is identified as a
priority transportation landscape
for improvement in the 2020
Boulder Green Infrastructure
Plan
55th Street is a identified as a
priority stormwater quality basin
in the 2016 Stormwater Master
Plan
KEY STEPS CHAMPION PRIORITY REFERENCE
(1) Include Mobility Hub standards as a
workplan item for Transportation Planning
(2) Develop a project scope and community
engagement strategy (3) Coordinate
with local and regional service providers,
business and property owners to identify
standard and optional features
COB: Transportation
& Mobility;
Community Vitality
Mobility Service
Providers
2 BVCP Policy 6.21 Mobility Hubs
TMP Initiative 5: Shaping
Innocation and New Forms of
Mobility
(1) Include parking code updates in the
P&DS workplan
COB: P+DS;
Transportation &
Mobility
1 City of Boulder Access
Management & Parking
Strategy
75 76EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
Project HOP Extension to East Boulder The plan to extend the HOP currently calls for extending
the 15-minute electric bus service from Boulder Junction,
east along Pearl Parkway and south along 55th Street to
Arapahoe Avenue in 2022. COVID-19 however, has severely
impacted employee travel patterns and transit ridership
throughout the city and in particular, East Boulder, given the
concentration of office employment. The City, will therefore
be closely monitoring travel patterns and ridership, and will
evaluate the benefit of fixed route HOP service and/or the
concept of extending the HOP as a microtransit service.
(1) Monitor East Boulder travel patterns
and ridership as the community develops
new commuting patterns coming out of
COVID-19
COB: Transportation
& Mobility
1
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
M15
ID RECOMMENDATIONTYPE DESCRIPTION KEY STEPS CHAMPION PRIORITY REFERENCE
M16 Project Explore updates to the Boulder Revised
Code to align the updated BVCP land
use map with FAA requirements for the
Boulder Municipal Airport.
Code updates may include a revised airport influence zone
and consideration of avigation easements for redevelopment
in the subcommunity.
(1) Conduct a level of noise study or a Part
150 study (2) Consider whether any changes
to BRC section 9-3-10 Airport Influence
Zone or other parts of the Boulder revised
code are necessary to ensure compatible
land use. Changes to the Airport Influence
Zone must consider and should seek to
minimize adverse impacts to the goals of
the East Boulder Subcommunity Plan to
establish the planned residential and mixed
land uses identified in the Plan.
COB: Transportation
& Mobility and
P&DS
1 BRC section 9-3-10 Airport
Influence Zone
City of Boulder Airport Master
Plan
BVCP Policy 6.02 Equitable
Transportation
BVCP Policy 6.04 Renewed
Vision for Transit
TMP Initiative 6: Delivering
Transit in New Ways
77 78EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
Local East Boulder businesses incorporate art into work spaces, activating neighborhoods
with vibrant colors, visual interest and beauty.
The Boulder Potter’s Guild is located on Sterling Circle, an area
maintaining current land use designation
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
Make Space to Make Art
Like other small and local businesses in East Boulder, art-makers are challenged to find the right space at an
affordable price. See page 93 for recommendations about affordable commercial programs.
ARTS & CULTURE
The city will support the development of art spaces and experiences, installations,
businesses and venues for professional and amateur creatives that enhance the
subcommunity’s local culture.
Policies
Policy A1 The city will consider updates to the Public Art
Policy to allow for more flexibility on siting installations for
pieces that are funded by the percent for art program.
Policy A2 The city will consider additional funding
opportunities and public-private partnerships for the
installation and/or performance of art in public spaces in
East Boulder.
Policy A3 Considerations for Public Art acquisitions or
installations in East Boulder should reflect the community
identity described in the East Boulder Subcommunity Plan.
Policy A4 The city supports and encourages arts events
and activity in East Boulder.
Policy A5 The city will support the development of live/work
mixed use development projects that will accommodate the
needs of the working artist and entrepreneurial community. .
79 80EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
Make Space to Make Art
Like other small and local businesses in East Boulder, art-makers are challenged to find
the right space at an affordable price. See page 103 for recommendations about affordable
commercial programs.
ARTS & CULTURE
The city will support the development of art spaces and experiences, installations,
businesses and venues for professional and amateur creatives that enhance the
subcommunity’s local culture.
A1 Project Design and install an artistic feature
or signage to identify entry into and
out of the City of Boulder along East
Arapahoe Avenue
Many community members requested a gateway feature
be incorporated into eastern city limits along Arapahoe
Avenue. The intention is for the feature to welcome travelers
to Boulder, celebrate views to the west and feature local
artisans.
ID RECOMMENDATIONTYPE DESCRIPTION
A2 Program Offer cultural and spanish-language
programming at Valmont City Park
As Parks and Recreation considers updates the Parks and
Recreation Master Plan and plans for the future design and
programming for Valmont City Park and Valmont Bike Park,
offerings for cultural programming, and spanish-language
programming should be considered for East Boulder parks
with an emphasis on youth and after-school activities, such
as the Youth Services Initiative programs.
A3 Program Develop privately owned public space
(POPS) program
Redevelopment will play an important role in providing new
residents as well as workforce with access to gathering
spaces to socialize, eat a meal, see a performance, attend
a market or engage with nature. A variety of publicly-
accessible outdoor spaces will be important to the success
of future 15-minute neighborhoods in East Boulder.
A4 Program Expand the Creative Neighborhood
Mural Program to the business
community in East Boulder
Industrial buildings and uses in East Boulder provide large,
often windowless, facades. Today, many of these buildings
are not accessible or oriented to the street so passers-by
are faced with non-transparent, faceless buildings. The city
should consider expanding the Creative Neighborhood
Mural Program to the business community and work with
local owners to identify potential sites for new murals in East
Boulder.
(1) Work with CDOT and local property
owners to identify potential sites (2) Identify
funding source (3) Work with the office of
Arts and Culture to plan and commision the
work
COB: Arts & Culture
Transportation &
Mobility;
2 BVCP Policy 8.23 Public
Art
KEY STEPS CHAMPION PRIORITY REFERENCE
COB: P&R
Local residents
1
(1) Identify key characteristics to define
POPS in Boulder (2) Pilot a POPS program
in East Boulder by identifying and mapping
existing POPS (3) Create a hierarchy of
POPS (4) Work with local property owners
and developers to contribute to the East
Boulder POPS network
COB: Arts & Culture;
Community Vitality;
P&R; P&DS
Property Owners
2 BVCP Policy 2.41 Enhanced
Design for All Projects
BVCP Policy 5.10 Role of Arts,
Cultural, Historic & Parks &
Recreation Amenities
(1) Identify key corridors in East Boulder that
would offer the best opportunities for mural
integration (2) Invite business and property
owners along key corridors to participate (3)
Work with local owners to select artist and
fund mural
COB: Arts & Culture
Local Arts
Community
1 BVCP Policy 8.22 The
Arts & Community
Culture
81 82EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
A5 Project East Boulder Arts and
Artists event
There are a wide variety of artists making, selling, collecting
and sharing art in East Boulder but it is somewhat unknown
to those outside the community that artistic life is so vibrant
in East Boulder. The city should consider a future event to
showcase and celebrate the East Boulder arts community.
ID RECOMMENDATIONTYPE DESCRIPTION
A6 Project Increase the amount of public art in
East Boulder by considering city-
owned sites for future permanent and/
or temporary artwork installation
Today, there three public art installations in East Boulder.
The city may consider the following city-owned locations
as potential sites for future installations, using the percent
for art allocation during capital improvements: 48th Street
Vehicular Bridge over Goose Creek, Valmont City Park,
Boulder Municipal Airport, the future Flatiron Greenway and
the future Eastern City Campus.
A7 Project Include art enhancements along the
future SH7/Arapahoe Ave corridor and
a site-specific piece at the 55th and
Arapahoe bus stations
RTD’s Art-N-Transit program is based on RTD’s belief that
public art helps provide a stronger connection between
neighborhoods and transit. Installing artwork at transit
facilities creates a sense of community and provides
opportunities to celebrate the diverse cultural, ethnic and
historical richness of the many communities RTD serves.
Work with CDOT and RTD to incorporate “Art in Transit”
along the SH7/Arapahoe Ave Bus Rapid Transit corridor.
(1) Expand the Creative Neighborhoods
program to East Boulder to collaborate with
local artists and neighborhoods to establish
event.
COB: Arts & Culture;
CV
Local Arts
Community
2 BVCP Policy 8.22 The Arts &
Community Culture
BVCP Policy 5.10 Role of Arts,
Cultural, Historic & Parks &
Recreation Amenities
KEY STEPS CHAMPION PRIORITY REFERENCE
(1) Share project with Arts Commission for
inclusion in the Public Art Implementation
Plan
COB: Arts & Culture;
P&R
Arts Commission
2 City of Boulder Public Art Policy;
2020-2022 Public Art Program
Implementation Plan https://
boulderarts.org/wp-content/
uploads/2021/12/CMO-
Memo_2021-PA-Imp-Plan-
Updates.pdf
(1) Share project with Arts Commission for
inclusion in the Public Art Implementation
Plan
COB: Transportation
& Mobility; Arts &
Culture
RTD
CDOT
1 BVCP Policy 2.41 Enhanced
Design for All Projects section g:
Human scale and art in public
places
83 84EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
EAST BOULDER ZONING UPDATE November 21, 2024 | REZONING RECOMMENDATION MEMO3
Recommendation: Allow larger breweries, distilleries,
and wineries by right, and allow them to occur with a
restaurant without limitation.
RESTAURANT/BREWPUB/TAVERN USES
In the industrial zoning districts, including IG, brewpubs
and taverns are prohibited. Restaurants are allowed
only if they occur within mixed-use buildings, including
industrial, residential, or office uses. In most cases,
the restaurant limitation will not be a concern in the IG
zoning district as the goal is for these builidngs to be
mixed-use.
Recommendation: If the limitations are removed or
managed differently for the brewery, distillery, and
winery use category, the limitation on brewpubs and
taverns in the IG zoning district should be revised
as well. Perhaps brewpubs and taverns could be
managed similarly to restaurants and even perhaps
limit their size.
STORAGE, DISTRIBUTION AND INDUSTRIAL
SERVICE USES
Storage and distribution uses, including cold storage
lockers and warehouses are generally allowed in all of
the industrial districts. Outdoor storage and self-service
storage facilities require Use Review in IG zoning
districts and are not allowed in IMS zoning districts.
The concern in East Boulder is those storage facilities
can be quite large and may reduce the land avaialble
for more desirable employment uses.
Similar concerns exist for the industrial service
category of uses, which typically focus heavily on
outdoor storage of goods and equipment.
Recommendation: In IG, hopefully Use Review will
limit outdoor storage and self-storage facilities. Cold
storage facilities and warehouse and distribution
facilities could be limited in IMS to a maximum floor
area size geographically, only in the East Boulder
subcommunity area.
SMALL THEATER AND INDOOR COMMERCIAL
RECREATION USES
Small theater or rehearsal space uses and indoor
commercial recreation uses require Use Review in
MU-4 zoning districts. While this is not listed as a
concern in the table, small theater or rehearsal space
uses are highly desirable in East Boulder, since several
currently exist within the areas of change. If that use
could be allowed by right, the costs associated with
installing the use could be reduced, especially since
many are non-profit organizations.
Indoor commercial recreation uses, such as a bowling
alley or kid's gym, also seem desirable.
Recommendation: While this is not listed as a concern
in the table, ideally small theater or rehearsal space
and indoor commercial recreation uses would be
allowed by right in the MU-4 district, perhaps limited in
size, if this a concern.
Zoning Districts to Apply with FBC
MU2
MU4
IG
To Remain IG
BURLINGTON NORTHER
N
R
A
I
L
R
O
A
D
BURLINGTON NORTHER
N
R
A
I
L
R
O
A
D
ARAPAHOEARAPAHOE
WESTERNWESTERN
CENTRAL AVECENTRAL AVE
VALMONT RDVALMONT RD
STERLING DRSTERLING DR
currently currently IG IG
currently currently IG IG
currently currently IG IG
MU2MU2MU4MU4
MU4MU4
MU2MU2
MU4MU4
MU4MU4
MU4MU4
GOOSE CREEKGOOSE CREEKWO
N
D
E
R
L
A
N
D
C
R
E
E
KWO
N
D
E
R
L
A
N
D
C
R
E
E
K
SOUTH BOULDER CREEKSOUTH BOULDER CREEKDRY CREEK NO. 2 DITCHDRY CREEK NO. 2 DITCH
BOULDER CREEKBOULDER CREEK
PEARL STPEARL ST
VALMONT RDVALMONT RD
STERLING DRSTERLING DR
PEARL P
K
W
Y
PEARL P
K
W
Y
PEARL
P
K
W
Y
PEARL
P
K
W
Y
FLATI
R
O
N
P
K
W
Y
FLATI
R
O
N
P
K
W
Y
CONESTOGA CTCONESTOGA CT
CONESTOGACONESTOGARANGERANGE55TH ST55TH ST55TH ST55TH STSTERLING CTSTERLING CTFOOTHILLS PKWYFOOTHILLS PKWYSTERLING CTSTERLING CT56TH ST56TH ST57TH57THFLATIRON CTFLATIRON CTIG IG (currently (currently outside outside city city limits)limits)
currently currently IG IG
MU4 MU4
MU4 MU4
MU4 MU4
IGIG
IGIG
currently currently IGIG
IGIG currently currently IGIG
post officepost office
hospitalhospital
CENTRAL AVECENTRAL AVE
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
Maintaining an industrial heritage while incorporating new uses
Recommended Zoning Diagram describes appropriate zone districts that are consistent with the recommended land use
and place types of the East Boulder Subcommunity Plan.
Comfortable spaces in the public realm
DESIGN QUALITY & PLACEMAKING
East Boulder will include walkable neighborhoods, for all ages and abilities, whose
aesthetic character reflect the subcommunity’s industrial identity. Experimentation in
design and construction to build enduring and engaging places will be encouraged.
Policies
Policy D1 East Boulder is open and accessible to everyone.
Subcommunity structures, streetscapes and public spaces
will balance the needs of users and offer high quality
design, materials, and construction to create welcoming
environments.
Policy D2 Future redevelopment will catalyze a more
active public environment through the installation of new
connections and activated streetscapes to create walkable
blocks.
Policy D3 Development and design in East Boulder
will reinforce the subcommunity’s identity as a creative,
working and industrial area. The design of future structures,
streetscapes and public spaces should reference the
subcommunity’s history and culture of innovation and
entrepreneurialism.
Policy D4 Public space, both public and privately owned,
will be programmed to encourage socializing, play and
respite. Public spaces in East Boulder should be oriented
to maximize physical comfort (consider solar exposure and
shade, wind and noise), provide seating or active elements
such as play features, and incorporate landscape and trees.
Policy D5 Redevelopment in East Boulder will preserve
Boulder’s quintessential views to the west from key corridors
and the public realm. Designs for future structures should
consider impacts to view corridors from public spaces. New
buildings may consider providing publicly accessible roof
areas to exhibit the western skyline.
Policy D6 Redevelopment should strive to restore, enhance
and celebrate the natural features of East Boulder, such as
waterways, water bodies, wetlands and geologic features.
Support for the natural environment contributes to local
management of climate impacts and provides site users with
visual and physical connections to nature.
Policy D7 Structures in East Boulder should offer varied
rooflines. Building roofs inform the image of the city from
afar and shape the experience from the street. Roof forms
should be integral to the building’s overall composition.
When possible, rooftop utilities and mechanical equipment
should be minimized and integrated into the overall building
architecture or screened.
Policy D8 Structures in East Boulder should respond to
climatic and environmental factors. The city will support
innovation in architecture and work with development teams
to advance the potential of new materials and methods that
will contribute to the citywide goals for climate resilience.
85 86EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
DESIGN QUALITY & PLACEMAKING
East Boulder will include walkable neighborhoods, for all ages and abilities, whose
aesthetic character reflect the subcommunity’s industrial identity. Experimentation in
design and construction to build enduring and engaging places will be encouraged.
ID RECOMMENDATIONTYPE DESCRIPTION
D9 Project East Boulder Zoning and Form Based
Code Study
Implementing the vision of the East Boulder land use plan
will require code updates, zoning changes and possibly, the
creation of new zones. The East Boulder Place Types Map
and Place Type Performance Standards will be used as a
guide to develop code recommendations to implement the
plan and deliver design quality and placemaking described
in the EBSP. Form-based code will be considered as an
implementation option.
D10 Program Establish a 55th and Arapahoe Station
Area General Improvement District
Given the growth potential of the 55th and Arapahoe Station
Area, there is an opportunity to engage public financing
mechanisms for infrastructure and services that benefit more
than one property to support the goals of the EBSP and the
55th and Arapahoe Station Area Plan.
D11 Project Goose Creek Greenway revitalization Improve landscape character and quality of the Goose
Creek Greenway from Foothills Parkway to Valmont City
Park. Greenway should strive to improve habitat quality and
diversity, provide shade for travelers of the multi-use path
and create a landscape that acts as a centerpiece between
the neighborhoods north and south of Pearl Street.
D12 Project Flatiron Greenway This TMP project would offer an off-street option to connect
new residents and local workforce in East Boulder to the
55th and Arapahoe Station Area along the drainageway
through Flatiron Business Park. The project also adds a
recreational amenity to the area, improving the quality of life
for users and future residents.
KEY STEPS CHAMPION PRIORITY REFERENCE
(1) Include code study in the P&DS workplan
(2) Develop scope of work, schedule and
community engagement strategy (3)
Propose revisions to Title 9 and the BVCP
Zoning Map
COB: P&DS 1 B.R.C. Title 9 Land Use Code
(1) City staff works with property owners
petition city council to form the district,
establish district boundaries and authorize
any property taxes or debt (2) City council
holds a public hearing on the petition
COB: CV and P&DS
Property Owners
1 BVCP Policy 5.01 Revitalizing
Commercial and Industrial
Areas
(1) Consolidate maintenance of the
Goose Creek greenway area under one
department (2) Develop a scope, schedule
and engagement plan (3) Develop a design
concept (4) Identify potential funding
sources
COB: Parks
and Recreation;
Transportation;
Public Works/
Greenways; OSMP
2 BVCP Policy 2.23 Boulder
Creek, Tributaries & Ditches
as Important Urban Design
Features
(1) Develop a scope, schedule and
engagement plan (2) Obtain permission
from Dry Creek No. 2 ditch company (3)
Develop a design concept (4) Identify
potential funding sources
COB:
Transportation;
Public Works/
Greenways
2 BVCP Policy 2.23 Boulder
Creek, Tributaries & Ditches
as Important Urban Design
Features
87 88EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
D13 Project Park East Paseo This project is proposed as a “POPS,” a privately owned
public space. The paseo would create both a connection and
a great pedestrian space to allow local businesses, shops
and galleries to connect with the local community and draw
customers to this hidden local asset. The site for this project
is on privately-owned land. Implementation would require
support and guidance from the city to implement this
concept as redevelopment occurs in the area.
ID RECOMMENDATIONTYPE DESCRIPTION
D14 Program East Side Eats The city should collaborate with local property and business
owners in Flatiron Business Park to identify a centrally-
located, under-utilized parking area that can accommodate
temporary, outdoor dining space to pilot an “East Side
Eats” dining plaza. Pending the success of the pilot, future
considerations for a permanent plaza installation could
provide the business park with a placemaking opportunity
and fill a need in the area for outdoor gathering space.
D15 Project Conduct a city-wide industrial lands
study
As the city continues to evaluate and guide change across
the community, a comprehensive study of industrial uses,
trends, culture and needs in the City of Boulder would
offer decision-makers a tool to inform updates to the Use
Standards of the Boulder Land Use Code (B.R.C. 9-6) and
future updates to the Boulder Valley Comprehensive Plan.
D16 Project Communicate with Valmont Power
Plant property owner to explore the
potential future site
While Valmont Power Plant will continue to operate
beyond the horizon of the EBSP, initiating conversations
about the site’s future should begin to establish common
understanding of site operations, timeline and other potential
uses.
(1) Work with local property owners to gage
interest in project implementation, timeline
and investment (2) Develop a design
concept
Community members
Property owners
3
KEY STEPS CHAMPION PRIORITY REFERENCE
(1) Work with local property owners to gage
interest in program implementation, timeline
and investment (2) Explore regulatory
implications (3) Identify a potential site
Property owners
Local business
community
COB: CV
1
(1) Add study to the P&DS work plan (2)
Develop scope and schedule for the project
(3) Identify funding to support the study
COB: P&DS and CV 1 BVCP Policy 2.21 Light Industrial
Areas
COB: Climate
Initiatives and P+DS
3
D17 Project Valmont Park West Pilot Project Use the West Valmont Park area as a pilot study for how
the city can work with communities in the midst of change,
helping them evolve such that the social infrastructure that
has developed around unique place types can be sustained
and thrive in the future.
(1) Add pilot project to the P&DS Work Plan
(2) Develop scope of work and engagement
plan for study (3) Identify community
partners (4) Complete a pilot study report
COB: P&D; CV; Arts &
Culture
1
89 90EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
Housing Investments in East Boulder
In 2020, a consultant team completed an economic profile report for the 55th and Arapahoe station area
and surrounding area. Combining data analysis with feedback from brokers and developers active in the
area, the report outlines economic and real estate trends that impact market activity to characterize the
economic context and opportunities for growth in the area. The report identifies one of the major challenges
to developing new housing in East Boulder: “with high demand for [existing] space and tenants willing to pay
high lease rates, there is little incentive for new and/or redevelopment in the area.”
The community engagement process for the East Boulder Subcommunity Plan has consistently described a
strong desire for a diversity of new housing options in the subcommunity. To see this kind of change in the
near future, the city should explore options that would incentivize local property owners and developers to
provide new housing development. The city should explore a full package of incentives as a way to invest
in housing and provide affordable low- and moderate housing choices and market-rate middle-income
housing choices.
Attached housing with varied rooflines and outdoor space
Integrating housing into mixed use industrial neighborhoods
HOUSING AFFORDABILITY & DIVERSITY
East Boulder will be home to new and affordable housing that complements existing
uses, includes a diverse mix of housing types and ownership models and extends live-
work-play choices in the community.
Policies
Policy H1 Support the development of new housing in
East Boulder. The East Boulder subcommunity presents
an opportunity to create new housing options for residents
and workforce in Boulder to improve the jobs to housing
imbalance, reduce commuter impacts and increase housing
options in Boulder. Opportunities for the development of
housing in strategic locations will be supported through land
use and zoning updates.
Policy H2 Support the development of a range of attached
housing types and styles in East Boulder. New housing in
East Boulder should contribute to the city’s overall diversity
of housing types. Housing diversity will be supported
through zoning updates.
Policy H3 Support the development of family-sized units
in East Boulder. To support residential diversity in the
subcommunity and address the need for “missing middle”
housing, some new development should include units that
will meet the needs of families, with two or more bedrooms.
Building form will be supported through zoning updates.
Policy H4 Incentivize redevelopment that incorporates
affordable housing units in East Boulder. To increase the
overall supply of housing in East Boulder and encourage
a mix of new uses in the subcommunity that includes
permanently affordable housing options, an incentive
program should be established in concert with future zoning
updates.
Policy H5 Support mixed-use redevelopment to provide
future residents with access to 15-minute neighborhoods.
Allowing for a mix of uses in East Boulder will help create
walkable neighborhoods that offer residents live-work-play
options the subcommunity. Mixed-use redevelopment will
be supported through land use and zoning updates.
91 92EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
ID RECOMMENDATIONTYPE DESCRIPTION KEY STEPS CHAMPION PRIORITY REFERENCE
What is Missing Middle Housing?
Missing Middle Housing describes a range of multi-unit or clustered housing formats. Middle income
households indicated they would choose missing middle housing types in a 2014 Housing Choice Survey.
HOUSING AFFORDABILITY & DIVERSITY
East Boulder will be home to new and affordable housing that complements existing
uses, includes a diverse mix of housing types and ownership models and extends live-
work-play choices in the community.
H6 Program Update the BVCP Land Use Map to
align with the recommended East
Boulder Land Use Plan
The recommendations of the East Boulder Land Use Plan
expand opportunities for new residential and mixed use
development in the East Boulder Subcommunity
H7 Program Amend Title 9 Appendix L - Form-
Based Code Areas and Appendix
M - Form-Based Code of the Boulder
Revised Code to include areas of
change identified
Appendix L identifies areas of the city where a Form-Based
Code Review process is used instead of Site Review criteria.
The EBSP Place Types Map, Descriptions and Performance
Standards should be used to amend the city’s Form-Based
Code. This will provide a diversity of housing types and form
in area redevelopment that is in line with the community’s
vision for the areas of change.
H8 Project Annex San Lazaro Mobile Home Park The existing mobile home community located at corner of
Valmont Road and 55th Street includes approximately 213
homes and currently lies outside city limits. Annexation of
San Lazaro to the City of Boulder will preserve the housing
provided by this local mobile home park, include this
residential community into the city that surrounds it, deliver
San Lazaro residents improved facilities, and grant the
community access to important city services and programs.
(1) Notice East Boulder properties (2)
Schedule
COB: P+DS;
Information
Resources
1 BVCP Exhibit B: Amendment
Procedures
(1) Identify funding for code revision
project (2) Add project to the P+DS
Work Plan (3) Engage community
in code update process (4) Propose
Amendments to Appendices L and M
of Title 9 of the BRC to Planning Board
and City Council for adoption.
COB: P&DS 2 Section 9-2-16 B.R.C. 1981
(1) San Lazaro Park Property submits
application for annexation (2) City of
Boulder and property owner negotiate
terms of annexation agreement
(3) Planning Board Ordinance
recommendation (4) City Council
Readings 1 and 2 of Ordinance
San Lazaro Park
Property Owner
COB: HHS;
P+DS; PW;
Finance; CAO
1 BVCP Policy 1.17 Annexation and
BVCP Policy 7.09 Preservation &
Development of Manufactured
Housing;
Manufactured Housing Strategy
H9 Program Expand the Community Benefit
Program
Develop a menu of incentives to encourage private
developers in East Boulder to provide affordable low- and
moderate-income housing and market rate middle-income
housing options as part of new residential and mixed-use
projects. The program could serve as a pilot for housing
redevelopment in other transitioning areas of the city.
Developers may negotiate a package of incentives with
the city to allow the city, future residents and the existing
community mutual benefits.
(1) P&DS works with HHS to develop
a suite of options (2) Community
engagement process to weigh options
and understand what existing and
potential residents are comfortable/not
comfortable with (3) P&DS and HHS
collaborate on a recommendation to
the Housing Advisory Board, Planning
Board and City Council
COB: HHS;
P+DS;
1 BVCP Policy 2.16 Mixed Use &
Higher Density Development;
BVCP Policy 7.01 Local Solutions to
Affordable Housing; BVCP Policy
5.02 Regional Job Center
H10 Project Homeownership Incenvtive
Programs
Explore programs to incentivize homeownership for low,
moderate, and middle-income households in East Boulder
Subcommunity.
(1) Add project to city work plans
(2) Engagement process to weigh
options and identify tools attractive to
future potential homeowners and the
development community (3) P&DS and
HHS collaborate on a recommendation
to the Housing Advisory Board,
Planning Board and City Council
COB: HHS;
P+DS; CV
Boulder Chamber
2 BVCP Policy 7.01 Local Solutions to
Affordable Housing
93 94EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
Policies
Policy B1 Commercial redevelopment in East Boulder that
should strive to incorporate the City will pursue strategies to
incentivize the incorporation of ground-floor spaces suited
to small business, shared business space and mixing of
business uses to caters to customers with a mix of incomes,
and the rentention of existing industrial space.
Policy B2 The city will allocate space for local businesses in
city-owned redevelopment projects in East Boulder.
Policy B3 The city will pursue an affordable commercial
strategy for city-owned commercial space through the
provision of shared spaces and demising existing spaces
into smaller units.
Policy B4 The city will support the development of
The city’s primary employers, like BCH, will continue to play an
important role in the success of East Boulder
New mixed use districts in East Boulder will
offer opportunities to widen the local customer
base and grow with the neighborhood
new retail, dining, and personal service uses in Mixed
Use neighborhoods of East Boulder. These kinds of local
businesses can help to (1) create 15-minute neighborhoods
where new residents and existing workforce can access
goods and services; (2) reduce the number of daily trips into
and out of East Boulder; and (3) provide job opportunities in
the subcommunity that may not require advanced degrees.
Policy B5 The city recognizes the value and importance of
freight access to commercial and industrial areas of the city.
The city will support businesses in the subcommunity by
designing and building streets that will accommodate the
movement of goods into, out of, and around East Boulder as
necessitated by the land use plan.
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
LOCAL BUSINESS
The city will support affordable business space, support a wide variety of businesses
and help deliver attractive neighborhoods so local businesses can thrive in East
Boulder.
95 96EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
LOCAL BUSINESS
The city will support affordable business space, support a wide variety of businesses
and help deliver attractive neighborhoods so local businesses can thrive in East
Boulder.
ID RECOMMENDATIONTYPE DESCRIPTION
B6 Program Update the Community Benefit
program
B8 Program Create a facade improvement program Develop an incentive program to encourage property
owners and businesses to improve the exterior appearance
of their buildings and storefronts. Can provide financial
incentives such as a matching grant or loan, a tax incentive
and design assistance. Design assistance enables and helps
ensure that building modifications comply with any design
goals for the area.
B7 Project Create incubator space at city-owned
sites.
The city owns significant sites in East Boulder, including
the municipal services center (site of the future Eastern City
Campus) and the Boulder Municipal Airport. As these sites
evolve in the future, the city should consider progamming
incubator space to offer local entrepreuners affordable
commercial space.
Update the community benefit program to allow
redevelopment projects to work from a suite of community
benefit options. This allows for a negotiation that would offer
context-sensitive benefits to community members, including
the provision of affordable commercial space.
KEY STEPS CHAMPION PRIORITY REFERENCE
(1) Establish scope, schedule and
engagement plan (2) Identify planning
board and council sponsors
COB: P&DS and CV 1
(1) Develop Face Improvement Guidelines
(2) Establish program in P+DS or
Community Vitality? (3) Identify funding
source (4) Establish program administration,
application, etc.
COB: P&DS; CV;
Arts & Culture
Boulder Chamber
2
COB: FAM 3
B9 Program
East Boulder Business Retention
Program
Existing businesses in East Boulder provide great value to
the community and have contributed to the subcommunity’s
history and culture. An East Boulder Business Retention
program would evaluate methods of retaining local
businesses through redevelopment processes and
develop recommendations for standardizing approaches to
businesses facing issues of displacement.
(1) Work with Boulder Chamber to develop
scope of program Boulder Chamber
COB: CV
1 BVCP Policy 5.05 Support for
Local Business & Business
Retention
(1) Evaluate opportunity for incubator space
in the next iteration of the Easter City
Campus design study
BVCP Policy 1.12 Enhanced
Community Benefit
97 98EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
Why a General Improvement District (GID)?
• A GID is a seperate governmental entity
• Creates revenues through mill levies on properties in the district or rates, fees, tolls and
charges for use of GID improvements and to construct and maintain common infra-
structure and amenities, that in turn benefit the immediate area as well as the larger
community.
• Employs a tool that has been proven within Boulder (e.g. CAGID, BJAGID), utilizing the
GID structure for governance, revenue tools, and partnerships.
• Provides on-going and scalable funding for TDM programs and management of shared
structured or on-street parking.
• Provides common set of services that are relevant to tenants and owners within the
area that are not provided citywide.
• Can tailor to needs and resources of the area.
• Adaptable (e.g. can expand micromobility and art beyond immediate station
area).
What would a GID do?
• Centralized, shared parking: enable developers to buy into shared parking within the
district, reducing the parking required to be constructed on individual sites.
• This would involve constructing a parking structure within the district.
• Developers would join the district and buy into this parking structure; in exchange for
joining the district, they would receive lower parking requirements (e.g. through park-
ing maximums) and increased FAR on their development site.
• In addition to parking, this structure could be designed to accommodate affordable
housing as well as first-floor affordable commercial space (similar to the City’s ap-
proach to parking structures it owns).
• Micromobility and Transportation Demand Management (TDM): subsidize e-bike and
e-scootershare, carshare, as well as transit benefits, such as the EcoPass and other
TDM programs, and provide bicycle parking within the district.
• Art: curate and fund public art throughout the district, and potentially include artist
space within the first floor of the district parking structure, within the overall program
for affordable commercial space.
• Manage funds: depending on the depth of funding sources that are available for this
district (i.e. the size of membership and value of member properties), the district would
manage these funds and deploy them at times when specific partnership opportunities
emerge.
• Affordable commercial space: similar to the City’s approach to first floor space in its
parking garages, the district can develop dedicated affordable commercial space as
a first floor use in the district parking structure.
B6 Program
Establish a General Improvement
District for the 55th and Arapahoe
Station Area
The growth potential of the Station Area presents an
opportunity to use public financing mechanisms for
infrastructure and services that benefit more than one
property to support the goals of the EBSP and the 55th
and Arapahoe Station Area Plan. Public financing through
a GID can leverage the strong market demand to address
community needs.
LOCAL BUSINESS
The city will support affordable business space, support a wide variety of businesses
and help deliver attractive neighborhoods so local businesses can thrive in East
Boulder.
ID RECOMMENDATIONTYPE DESCRIPTION
(1) City staff works with property owners
petition city council to form the district,
establish district boundaries and authorize
any property taxes or debt (2) City council
holds a public hearing on the petition
COB: CV and P&DS 1 BVCP Policy 5.01 Revitalizing
Commercial and Industrial
Areas
KEY STEPS CHAMPION PRIORITY REFERENCE
99 100EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
Policies
Policy R1 To combat the impacts of climate change, the city
will work to integrate living, natural systems with the built
environment by working with property owners to implement
green infrastructure strategies.
Policy R2 The city will continue to invest in technology that
can assess and help manage the community’s climate risks.
Policy R3 The city will protect critical habitat in East
Boulder from human disturbance by working with property
owners and development teams to implement mitigation
measures through design that will: minimize lighting
encroachment to open space, minimize impacts to the
viewshed, include fencing to discourage trespass including
pets accessing open space, providing enhanced climate
preparedness and opportunities for floodplain restoration.
Policy R4 The city will continue to work with local partners,
employers and potential districts to expand access to
mobility programs and services to reduce GHG emissions
from single-occupant-vehicle trips.
Policy R5 The city will support pilot projects in East Boulder
to implement energy system resilience strategies such as
microgrid development, active islanding, on-site energy
generation and energy storage, and ground source heating
and cooling services.
Policy R6 The city will stabilize and improve terrestrial and
aquatic ecosystems by protecting natural and riparian areas
and restoring native vegetation; connect to urban plantings
designed and maintained to support biodiversity, improve
soils and drawn down carbon into living systems.
RESILIENCE & CLIMATE COMMITMENT
Development, redevelopment and transportation systems in East Boulder will
support the city’s climate action plan to reduce emissions, become net-zero and
carbon-positive. They will be designed to respect and enhance the area’s natural
resources and minimize impacts of natural disruptions, including flood events. The
subcommunity’s numerous public and health care facilities will provide a strong
network for resilience in the face of future health crises.
Source: Project Sunroof data explorer (November 2018)
Valmont Reservoir
Hillcrest Reservoir
Leggett Reservoir
KOA Lake
Pit “D”
Hayden Lake Reservoir
Boulder
Creek
Goose Creek
South Boulder CreekNorth Boulder Farmers DitchBoulder
a
n
d
L
eft
h
a
n
d
Dit
c
h
Dry Creek No. 2 DitchFlatirons
Golf Course
Gerald
Stazio
Ballfields
Valmont
City Park
Valmont Rd
Pearl Pk
wy
55th StreetArapahoe AveFoothills PkwyAirport Rd
63rd StValmont Rd
Independence Rd
BNSF Railroad
¯
Policy R7 The city’s Design and Construction Standards
require the implementation of green infrastructure where
feasible based on the potential to infiltrate stormwater runoff
locally. The city will support designers and development
teams in implementing effective and site appropriate
stormwater control measures for East Boulder through the
development of local guidelines for design, construction,
and maintenance, and collaboration on green infrastructure/
low impact development pilot projects, potentially including
underground, right-of-way, or adjacent properties.
Making Positive
Change
The East Boulder Subcommunity Plan offers a
multitude of opportunities to manage emissions
in Boulder. Once key element of the plan is
reducing vehicle miles travelled in Boulder and
the associated emissions. By creating mixed
use neighborhoods, increasing opportunities
for Boulder area workforce to live in East
Boulder and providing multiple options for
mobility, the plan anticipates a 28.3% reduction
in per capita GHG emissions from the current
condition. Today, per capita GHG emissions
(mtCO2 equivalent) is 3.70mt. per person. Under
the proposed conditions of the East Boulder
Subcommunity Plan, estimated per capita GHG
emissions lowers to 2.65mt.
SOLAR POTENTIAL FOR
ROOFS IN EAST BOULDER
y
LEGEND
East Boulder
City Limits
Sunlight on rooftops
Sunny
Shad
101 102EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
ID RECOMMENDATIONTYPE DESCRIPTION
R8 Program Establish an Adaptive Reuse
Incentive Program and incentivize the
deconstruction requirement.
The reuse of existing building materials saves a high
percentage of embodied energy. It reduces the energy
consumption associated with demolishing a structure
and building a new one to replace it. A large portion of
a building’s carbon emissions comes from its materials,
fabrication and delivery to aseemble it.
RESILIENCE & CLIMATE COMMITMENT
Development, redevelopment and transportation systems in East Boulder will
support the city’s climate action plan to reduce emissions, become net-zero and
carbon-positive. They will be designed to respect and enhance the area’s natural
resources and minimize impacts of natural disruptions, including flood events. The
subcommunity’s numerous public and health care facilities will provide a strong
network for resilience in the face of future health crises.
R9 Project East Boulder Canopy Improvement
Project
East Boulder’s urban canopy coverage today is less than
five percent. To achieve the needed increase in canopy
coverage, the city should plan for new tree plantings and
long-term tree maintenance along corridors planned for
future investment and neighborhoods identified in the EBSP
as “areas of change.”
R10 Project East Boulder Pollinator Loop Design and implement a focused pollinator planting project
along the Foothills multiuse path to Goose Creek Greenway
and north along Wonderland Creek in Valmont City Park
KEY STEPS CHAMPION PRIORITY REFERENCE
(1) Establish targets for adaptive reuse
that balance the effects of demolition and
construction with costs for adaptive; (2)
Create guidelines for adaptive reuse; (3)
Update building code
COB: Climate
Initiatives and P&DS
1
(1) Use the EBSP Areas of Change to assess
opportunities for near- and long- term
canopy investments (2) Work with local
property owners to provide high-quality
growing conditions for new tree installations
to ensure long-term health of the canopy
(3) Identify funding source for long-term
maintenance and irrigation of trees
COB: Urban
Forestry; P&DS
1 BVCP 2.38 Importance of
Urban Canopy, Street Trees &
Streetscapes
Scale and rate of implementaion depends
on securing grant and Xerces Society
support.
COB: Climate
Initiatives; Parks
& Rec; PW;
Transportation and
Mobility
2
R11 Program Expand the Commercial Tree Program
(CTP) to East Boulder
The city’s Urban Forestry Strategic Plan recommends
expanding the CTP beyond downtown to maintain and
increase the urban tree canopy, protect property and better
manage public safety issues.
(1) Reinstate funding for Commercial Tree
Program
COB: Urban Forestry 1 BVCP 3.12 Urban Forests
103 104EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
ID RECOMMENDATIONTYPE DESCRIPTION
R12 Program East Boulder office parks conversion to
organic grounds management
Work with local business parks to reduce/eliminate lawn
chemicals and convert landscape maintenance to organic
grounds management practices. This will help eliminate
runoff contamination into creek systems and protect insects,.
KEY STEPS CHAMPION PRIORITY REFERENCE
(1) Identify eligible sites and present options
to property owners
COB: Ecological
Planning; Climate
Initiatives; PACE
1
105 106EAST BOULDER SUBCOMMUNITY PLAN ACHIEVING THE VISION
AMENDING THE EAST BOULDER SUBCOMMUNITY PLAN
1
0
3
4
5
2
CONTENTS
ACKNOWLEDGEMENTS
WELCOME TO
EAST BOULDER:
BACKGROUND AND
PROCESS
THE VISION FOR EAST
BOULDER
EVOLVING
NEIGHBORHOODS:
LAND USE
MOBILITY AND
CONNECTIONS:
TRANSPORTATION
ACHIEVING
THE VISION:
IMPLEMENTATION
AMENDMENT PROCEDURES
Amendments to the East Boulder Subcommunity Plan will
be reviewed and approved by City Council and Planning
Board as described in the Boulder Valley Comprehensive
Plan. Significant changes to the Subcommunity Plan’s vision
statements, policies, programs or projects are anticipated to
involve a community engagement process that is consistent
with the city’s Engagement Strategic Framework. Consistent
with the East Boulder Subcommunity Plan, a future
engagement process should operate under the “Collaborate”
space of the Engagement Spectrum.
Amendment Procedures for the East Boulder
Connections Plan
Specific approval authority for relocations, additions and
eliminations of connections in the East Boulder Connections
Plan are identified in Table A. Amendments under the
process identified in Table A are subject to the review criteria
set forth below and subject to City Council call-up. If called
up by City Council, Council becomes the approval authority.
Amendment requests can be processed in conjunction with
a Site Review or Form-Based Code Review, as applicable.
Where the Planning Board has approval authority for an
amendment request that is processed in conjunction
with a Site Review or Form-Based Code Review, the City
Council automatically becomes the approval authority for
such amendment request when City Council calls up and
becomes the approval authority for the Site Review or Form-
Based Code Review.
Any amendment to the Connections Plan under Table A will
be permitted upon a finding that one of the following criteria
has been met:
1. The amendment is due to a physical or practical hardship
that would prevent construction of the connection;
2. The connection is made in a manner that is equivalent to
the connection shown on the Connections Plan; or
3. The amendment is consistent with the intent of the
applicable New Connection or System Enhancement
described in the Connections Plan on page 51.
In those instances where the standards above cannot be
met or if the amendment is not identified in Table A, the
amendment will be considered legislative in nature and
requires approval by the Planning Board and City Council.
Table A: Approval Requirements for Amendments to the East Boulder Connections Plan
Relocation greater
than 50’ or onto an
adjacent property
Relocation less
than 50’
Addition Elimination
New Connections
Street
Off-Street Facility
Planning Board
Planning Board
Administrative
Administrative
Planning Board Planning Board
Planning Board Planning Board