6A - Report on Compatible Development and Single Family Neighborhoods Community Meetings C1TY UI' BOt1l,DER
PLANNING BOARD AGIi;NDA ITI:iV1
MEE'T'ING DA'L'E: SEP1'LMBF,R 25, 2008
AGI+:NDA TITLE: Report on the Compatible Development in Single-Family Neighborhoods
Community Meetings.
REQUESTING DI;PAR'l'MENT:
Kuth Mclleyscr, Acting Planning Director
Susan Richstonc, Long Range Planning Manager
Julie Johnston, Senior Planner
EXECUTIVE SLMMAItY:
"I'he purpose of this item is to provide the Planning I3oard with an update on the first set of
community and neighborhood workshops held to address single-family remodels and
dertwlilior)/rebuilds that arc impacting established neighborhoods.
LIPUA7'E UN PUBLIC PItUCF,SS:
'T'he Iirm of Winter and Company, with input from city staff, developed a public outreach
process to ensure broad input from residents and stakeholders in I3ouldcr.
To begin the process, acmmmunity-wide kick-off event was held on September l0 at the West
Senior Center. Over 8O people were in attendance at the workshop, with 82 names on the sign-in
sheet. 'T'he workshop began with a welcome address from Councilmember Cowles and a brief
historical overview of this issue from Ms. Ruth McI Ieyser, Acting Planning Director. Several
Planning and Landmarks hoard members attended the meeting including, Llise Jones, Adrian
Sc~pher, 1<C f3ccl:cr an~1 l .e~~nard \~1av.
MI". N(~I'~ Vdin~cr lit Winter and ~'(llllpany tlll'J1 gaVC a prCtientaU<ill ~~VhlCh (~U~llneil Ihcn- IOU!- titl'p
project approach and provided an overview ui how to define neighborhood character, the
existing city regulations, current redevelopment trends, and some potential tools. The agenda for
the workshop is included ir) Attuchmerrt A.
At the conclusion of the presentation, three workshop activities were pertbm~ed. "1'he first was
an individual activity which asked participants to weigh in on the problcn) definition established
by city council, provide three of~the biggest issues that should he addressed by this project, and
any ac(i~~ns th,~t ~hc,uld he c~~nsidere~i. There was also ~~pportunily to include anY ~~thea~
information the preparer drought was pertinent to the project. Activity 1#1 is included in
Attuclurrc~?rt B.
Activity 11 l has also been placed on the project Web site to allow members of~the public who are
unable to attend one of the public outreach meetings a chance to provide input during this phase
of the project.
The second activity, which was a team endeavor, dealt with neighborhood context that includes
items such as setbacks, building orientation, street patterns, etc. Workshop participants were
given an aerial map of the city and asked to describe at least three different neighborhood design
contexts. "The intent of this exercise was to get the participants thinking about the variety of
neighborhoods in the city, as well as to provide the consultant team with some insight into how
these neighborhoods are perceived.
The final activity of the evening also had the participants working in small teams. Each team
was tasked with identifying key features ofa computer modeled neighborhood, outlining the
issues surrounding what current regulations would allow, and selecting building design elements
that were considered compatible with existing neighborhoods. Participants were given a
computer generated model of a standard grid subdivision. They were asked to identify the key
components that produced the design context of that neighborhood. The next step was to review
a second computer model that placed a new home within this neighborhood context which was
developed to its fullest extent under existing regulations, including the solar access ordinance.
Workshop attendees were asked to indicate the issues they felt the new home created.
Finally, the consultant team wanted to get a better understanding of what features of a home
participants thought could work or were compatible in their neighborhoods. A series of
photographs were given to each team and they were asked to select those photographs they felt
had compatible design elements to the home and why those elements worked. The instruction
sheets for Activities #2 and #3 are included in Attaclrrnent C.
The meeting concluded with art overview of the workshops to come and an encouragement for
all to stay involved.
On September 15, the first neighborhood area workshop was conducted. A total of 27 members
of~thc public signed in fbr the Central Area neighborhood rxreeting. On Se}~tcmber I7, the North
Central Area neighborhood meeting was held and 29 participants were present. The agenda for
the neighborhood workshops is included in Attuehnrent D.
'The overall scope of the neighborhood workshops is similar to the kick-off event, however the
intent is to try and hone in more closely on specific neighborhood types. "Through team activities,
participants arc asked to address design context and potential new construction through a
computer modeled neighborhood. They were given aerial maps of their particular neighhorhood
to allow them to spend time discussing the specific issues that are impacting them directly.
Participants were very active; asking questions, interacting with their fellow neighbors, and
providing; insightful feedback to city staff and the consultant team.
N~xT sT>I~:>?s:
There are two additional neighborhood workshops to complete as part of Nhase 1: llefine the
Question. These include North Boulder/Gunbarrel area and South Boulder and we will report on
these workshops at the Planning Board meeting. We are also planning the first process
subcommittee meeting in early C)etober. Interest groups arc being assembled by RRC Associates,
a subconsultant to Winter and Company, and are expected to convene within the next month.
Two groups of ten people with diverse opinions and backgrounds will be assembled to address
the issue of compatible development. Finally, a visual survey is being developed that will be
distributed to all of the potentially aficcted property owners within the study area. "I~he survey
will include three-dimensional computer models of altcrnalivc regulatory options that would
affect mass and scale. "I'he anticipated mailing for the surveys is early to mid-October.
Approved By:
Ruth Mclleyser, Acting Director
Planning & Development Services
A'1'TAC1i1VIENTS:
A: September 10 Community Workshop Agenda
r3: Activity It 1 -Individual Worksheet
C: Activity 112 and 113 Instructions
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A'I"f'ACHME;N'[' A
Compatible Development in Single-Family Neighborhoods
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Community Workshop Agenda
September 10, 2008
West Senior Center -909 Arapahoe Avenue
6:30 - 6:40 Introduction
~ ` • Macon Cowles -City Council
~ a = ~ ~ ~ ; Ruth McHeyser -Planning Director
.~y,,` t..
-City staff and consultant team introduction
'j -Project introduction and background
~ >ti 1 v Jci - r Z.. ~
I ~,t 6:40 - 7:15 Presentation
f ' Nore Winter and Abe Barge -Winter & Company
r~ ~ r,
~ } , ~ -Project scope and schedule
i ~
' tr ~ -Defining neighborhood character
~tx 1' ~';~S ° -Overview of existing regulations
c
i . Y , - -Redevelopment trends
-~t -Potential Tools
} '4 1 i '
7:15 7:30 Activity 1. Problem Definition and
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~~~,~s Potential Issues
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~ ~ < f Introduction and workshop activity
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f ~ ~~~~ut>,~,`°:~- , ~ 7:30 - 7:55 Activity 2: Defining Different Contexts
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~~~~,~~~1~,,;F_ ;N~f`+5~~~`~~t;4>;-~ -Introduction, team activity and reporting
7:55 - 8:30 Activity 3: Analyzing Potential
New Construction
- Introduction, team activity and reporting
8:30 Wrap-Up
s.;
y s.f " Upcoming Neighborhood Workshops
P~''~~~,-~~~~~`,' phis community workshop will be followed by a series of smaller neighborhood area
~
~b~`- ~ :~zL workshops to discuss redevelopment trends, regulations and potential issues in
~
r~ ~ ~ y ~~,,~I,'I greater detail. Please visit the project Web site at www.boulderplandevelop.net and
~~~?y~~t~~}~, j tt=j click on "Hot topics" to learn more. To subscribe to the project a-mail list, go to the
I __~~~-u_~ prolect Web site and click on "Subscribe to c-rnail list" to receive updated information.
A•i°rncHMFN~r ~
Compatible Development in Single-Family Neighborhoods
Community Workshop #1
September 10, 2008
Activity #1 -Individual Worksheet
At this early stage in the Compatible Development in Single Family Neighborhoods Project, we seek to
gain an understanding of your opinions about the basic direction the project should take. In this first activity,
please express your opinions about the need for the project, the issues that are of greatest concern to you
and the potential actions that should be considered. Please answer the questions below, and leave your
response in the box indicated near the entrance to the room when you leave the meeting. All responses
will be tabulated. Thank you!
1. Problem Definition from City Council:
In April, 2008, the Boulder City Council adopted the following Problem Definition:
"To address the impact on existing established neighborhoods of new construction and additions that
are incompatible in scale and bulk with the character of the neighborhood. The impacts to be considered
include without limitation: consideration of size, open space, massing and bulk planes, loss of space
between houses, privacy, view sheds, lot coverage, blank walls, setbacks, height and the streetscape
and visual character. "
question 1.1:
How do you feel about the Problem Definition presented above?
I Strongly Agree. _ I Agree- _ I am Neutral _ I Disagree- I Strongly Disagree.~~
Why?
Question 1.2:
In general terms, if yon would modify the Prot~lem Definition, what would you say?
2. Key Issues:
Question 2.1:
In your opinion, what are the three biggest issues that should be addressed in this project?
A.
B.
C.
3. Preliminary Action Ideas:
Question 3.1:
While it is very early in the process, please give your suggestions about any actions that should be
considered:
A.
B.
C.
4. More Information and Suggestions:
Question 4.1:
As the project proceeds, what information do you believe will be helpful in making informed decisions
about potential actions?
A.
B. _
C.
Gluestion 4.2:
[)o you have any other suggestions for this project?
Question 4.3:
In which part of the city do you live?
,~~nda Item # _ Mtge
A7"1'ACHMENT L
Compatible Development in Single-Family Neighborhoods
Community Workshop #1
September 10, 2008
Activity #2 -Team Worksheet Instructions
Defining Different Contexts in Single-family Areas
Boulder's single-family residential areas share many features. Some areas do, however, differ significantly
from each other. Those areas with similar features may be considered as distinct design "contexts." In
some contexts, streets are straight, and are arranged in a grid pattern. Residential lots in these areas may
have uniform setbacks and share design features such as a consistent building scale. In other contexts,
streets may be curving wish differently shaped lots and buildings aligning in an arc. Sloping hillsides, views
and the presence or lack of alleys may also be distinguishing features of a design context.
Existing design contexts are important to recognize because they may affect the way in which buildings
are perceived as well as the potential compatibility of new development. In this activity, we seek to identify
some of the basic design contexts that exist in Boulder's single-family residential areas. Some of the
variables that may define a context include:
Framework Features
Alleys (present, or not)
Topography (relatively flat, or steep)
Street trees (common, or not)
Sidewalks (attached to curb, detached from curb, or not present)
Site Features
Front yards (typical depth, varied or uniform)
Back yards (typical depth, varied or uniform)
F3uilding orientation (facing the street, or not)
Building setbacks (typical depth, varied qr uniform)
Parking location (in front, set back and accessed from street, on alley)
Driveways (common, or not)
Building Features
Building heights (consistent or varied)
Building forms (similar or varied)
Building mass & scale (similar or varied)
Building features (porches, entries, dormers, materials)
Task 1: Mapping Contexts
Working as a learn, discuss tow a range of physical characteristics may define a particular design context
for some selected areas of the city. Identify at least three (3) different design contexts, and mark examples
of them nn the reap.
Task 2: Describing the Contexts
Identify at least three features that define each context that your team has marked, and describe them.
Use the Post-It sheets provided at the table to record them, and place them on the map. Consider the
preceding list of design variables to help you in describing the key features.
Compatible Development in Single-Family Neighborhoods
Community Workshop #1
September 10, 2008
Activity #3 -Team Worksheet Instructions
Identifying Key Features, Issues and Compatible Design Elements
Development in Boulder's single-family residential areas is shaped by a number of factors including existing
context and current regulations. Existing context may constrain development in certain ways or may
influence its perceived compatibility. Current regulations define a "building envelope" that further constrains
development. Both existing context and current regulations influence the character of development that
may occur in Boulder's single family residential areas.
In this activity, we seek to gain an initial understanding of the effects of current regulations and development
trends and also to identify some of the features of new buildings that may be compatible with existing
context. On the Team Worksheet, a typical half-block area within one type of design context is illustrated
in a number of different views. The building models in the illustration represent two conditions: Typical
existing context and "permitted development."
Although they do often influence the compatibility of development, trees and landscaping are not included
in the illustrations at this early stage of the project. As this project continues, a number of additional design
contexts will be studied and illustrated in workshop materials.
Part 1: Identifying Features and Issues Related to Context
As a team, answer the following questions on the Team Worksheet:
A. Existing Conditions
Existing features that contribute to the character of Boulder's residential design context and neighborhoods
may include building height, open space patterns and the perceived mass of buildings as viewed from the
street or neighboring properties. Discuss the existing conditions illustrations on the team worksheet. Then,
identify three (3) key features of the context that should be considered for new development.
B. Permitted Buildings
Current regulations such as setbacks, height limits and solar access requirements define a three dimensional
"building envelope" that limits where development may occur. This envelope is shown as a transparent
bubble on two selected lots in the illustrations below. Development that would be permitted by current
regulations is shown within the transparent building envelopes. Discuss the permitted development
illustrations on the team worksheet and identify three (3) potential issues.
Part 2. Identifying Compatible Elements
What are some of the design elements that can help achieve compatibility with the established context? As
a team, discuss the set of photographs in the provided handout and identify design features that would be
compatible with the context illustrated above. l lien, select six (6) images that have some positive features
which could contribute to compatibility and paste them below with captions to explain their selection. (Note
that there may be some aspects of an image that may not be considered to be appropriate -focus on
those elements that could be cornpafible).
A"I'TACUMN;N7' D
Compatible Development in Single-Family Neighborhoods
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Neighborhood Area
Workshop Agenda
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6:30 - 6:35 Introduction
i -City staff and consultant team introduction
• -Project introduction and background
?
c Y - 6:35 - 6:50 Presentation
I ~ ~ ~ Abe Barge -Winter & Company
< ~ r ~ -Project scope and schedule
-Community Workshop #1 briefing
~ -Defining neighborhood character
' f~`
}'tr z; ~ -Overview of existing regulations
~ x' ~ -Redevelopment trends
i, _f'i,~
• ~ ~_c. -Potential tools
~ ~ ~
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~'~~`~f~~«~`~,r , 'r' y~'' 6:50 - 7:20 Activity 1: Defining Different Contexts
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~~~:~~~3 ~ within the Neighborhood Area
vi 3L :tw ~ Ys ~ ~lr r``-.r
t
r ~ ` ; -Instructions and team activity
;~~-~~f~ ~,5 -Team reporting
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c' 7:20 - 8:00 Activit 2: R vi
,,~~,rt;...;~;;~`;~r~~~;,~;; y e ew of Current
y Regulations and Potential New
f R~~'}w Construction in the Neighborhood Area
- Instructions and team activity
- Team reporting
8:00 Wrap-Up
Upcoming Visual Survey
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r;~'~~ Yx , ~ In October, a visual survey will be sent to all property owners of record in the project
• .~~~~k~~ rtrea to solicit feedback on potential development alternatives. Please visit the project
=Y~f~~ } ~f:`-'~s'r, web site at www.boulderplandevelop.net and click on "Hot Topics" to learn more. To
Yf `t4~C+' r
''~ti-f~xr~£~r F~~a,l~ ~x ~ subscribe to the project e-mail list, go to the project Web site and click on "Subscribe
...__~~::~,~.:~,..:y:r._:,::.5,;:«_=.~ to e-mail list" to receive updated information.
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