5B - Recommendation to City Council an ordinance amending Title 9, creating the MU-4, RH-6 and RH-7 zoning districts, amending sta...on of the Transit Village Area Plan (TVAP) CITY OF BOULDER
PLA.i~INING BOARD AGENDA ITEM
MEETING DATE: January 22, 2009
AGENDA TITLE: Public hearing and consideration of a recommendation to City
Council on an ordinance amending Title 9, B.R.C. 1981, creating the MU-4, RH-6, and
RH-7 zoning districts, amending standards for the RH-3 zoning district, amending the
requirements for site review, parking, open space, trip generation requirements, and other
changes related to the implementation of the Transit Village Area Plan (TVAP) and
setting forth related details.
REQUESTING DEPARTMENTS:
Ruth McHeyser, F_,xecutive Director of Community planning
David Gehr, Deputy City Attorney
Susan Richstone, Long Range Division Manager
Louise Grauer, Senior Planner, Long Range Planning
Molly Winter, Director, Downtown and University Hill Management Division and Parking
Services
Martha Roskowski, Go Boulder. Manager, Public Works/ Transportation
Randall Rutsch, Senior Planner, Public Works/Transportation
EXECUTIVE S[J1VICVIARY:
The purpose of this item is for Planning Board to make a recommendation to City Council on the
following proposed ordinance (See Attachment A) amending the city's land use regulations
including:
1. Revisions to the RH-3 zone district;
2. Proposed new and revised zone districts, MU-4, RH-7, RH-6, to implement Phase 1 of
the `Transit Village Area Plan (TVAP);
3. Proposed changes to the rezoning criteria (9-2-18) to implement TVAP;
4. A proposed new Trip Generation Requirements Ordinance (9-9-22) to implement the
Transportation Demand Management goals in `TVAP.
Planning Board reviewed the proposed zone districts on September 4 and September 2S, and
City Council reviewed the proposed zone districts on June 3. Planning Board minutes of
September 2S are included in Attachment B and the Weekly Information Packet (WIP} which
summarizes the City Council discussion is included in Attachment C. These proposed new
ordinance changes are described below. "This memo also includes additional information on the
work to date on the ,proposed parking district for TVAP.
1 Revisions to the existing Residential High-3 RH-3)
As discussed at the September 4 and 25 Planning Board meetings, for the existing RH-3 zone
located along the 28t~ Street Frontage Road and at the Peloton, staff proposes the following
changes to improve the existing zone and ensure better projects in the future without creating
nonconforming uses:
• Add criteria to the open space section to improve and enhance the open space;
Agenda Item ~ Page 1
• Add the requirement that a fourth story not exceed 70 percent of the third story;
• Add the intent that any rezoning to RH-3 should be in an area where there is an adopted
Transportation Netluork Plan or an existing fine-grained street network in place.
2 New TVAP zone districts: RH-7, MU-4, RH-6
For the new TVAP zone districts, new elements in these zones include long term bicycle
parking, trip generation requirements, and unbundled parking. The following three zone districts
proposed for implementing Phase 1 of TVAP are shown on the map below.
_ t; ~ , ~ New Residential High- 7 (RH-~
~u ~ ~s ~ rJ~ ~ i:~ , This new zone for the TVAP High Density Residential
~°~y=°--~~-°" - -21and use area is modeled after RH-3. Changes
~~~~rv
~2~ l ~ I
E+~t ~ o ~ j I include:
. ~ RNDR
j ~ ' ~ j ~'f t, ~ ~ ° j • Ensure an urban form (see Attachment D for
~ I ~r ~ ~ the TVAP Guidelines);
• A maximum of one on-site auto space per
~pu~~~ ~ residential unit; two long term bike parking
'I'mo. U;RH-7/1 F10R-21 l~ ~ ~ ~
=mar ~ ~ ~ ~ ~ _ - spaces per unit;
• The concept of "unbundled parking"
S .b~+ I 1/
~~F~ ~ ~ Mixed Use -4 M U-4
1-- ' ~ °-~~'f _ I- This new zone for the TVAP Mixed Use -2 land use
area is modeled after the existing zone district Business
~-i Main Street BMS one of the cit 's most flexible
~ n ~ j~ ~ form- based zones, but with. a higher maximum
~ ~ intensity, up to 2.0 Floor Area Ratio (FAR). The
e maximum FAR includes all above gnound floor area
and no below ground floor area. Other changes include:
• A .5 maximum nonresidential FAR limit which
can be increased to .75 through criteria to be included ila: Section 9-8-3;
• A maximum of one on-site auto parking space per residential unit and two long term bike
parking spaces per unit. Additional spaces, if needed, can be leased off-site;
Residential High - 6 (RH-6)
This new zone for the TVAP High. Density Residential -1 (HDR-1) land use area is primarily for
townhouse units. It includes the following standards:
• A minimum lot area per dwelling unit requiting 1800 square feet;
• Minimum private open space per dwelling unit of 600 square feet;
• Some flexibility in uses allowed such as home offices and studios.
3. Proposed Additions to the Rezoning Criteria
The Implementation Plan, adopted with the Area Plan, identifies regulatory changes needed to
implement the plan (TVAP hmplementation Plan pages 1-2) as follows:
• The city will initiate a process for making BVCP land use map changes and rezoning
after completion of the following: "Adoption of a concurrency ordinance that includes
standards to ensure adequate public infrastructure consistent with the plan is in place
prior to rezoning and/os development."
Agenda Item: Page 2
Revisions to section 9-2-18 Rezoning (See Attachment A} require any rezoning application in
the zone districts RH-3, RH-7, MU-4, and RH-6 to meet the following additional criteria:
• Implement a Transportation Coruiections Plan;
• Join a parking district if available; and.
• Provide Water, Wastewater, and Stormwater services as described and called for any
adopted plans or regulations.
4 Proposed Trip Generation Ordinance to Im~~lement the Trans»ortation Demand Management
TDM Goals
The proposed new Trip Generation ordinance (Attachment A) sets out vehicle trip generation
standards for developments in the proposed new zone districts MU-4, RH-7, and RH-6. These
standards require that at least fifty-five (55) percent of the trips expected during the highest peak
travel time not occur in a single occupant vehicle (SOV). Developments not served by a general
improvement district or other approved organization must fulfill the TDM and trip generation
requirements individually, while the district will fulfill these requirements for its members.
STAFF R)CCOMMCNDATIONS:
Staff recommends that Planning Board recommend to City Council adoption of the proposed
ordinance amending `fide 9, I3.R.C. 1981, creating the MU-4, RIB-C, and RH-7 zoning districts,
amending standards for the RH-3 zoning district, amending the requirements for site review,
parking, open space, trip generation requirements, rezoning, and other changes related to the
implementation of the Transit Village Area Plan (TVAP) and setting forth related details.
PUBLIC INPUT:
Staff has held several meetings with phase 1 property owners and developers since last fall to
discuss implementation of the 'TVAP. Staff held a public meeting on September 3 including
TVAP and RI-I-3 property owners to provide information on the new zones and proposed
changes to the RH-3 cone district.
The web site link for the proposed draft ordinance and memo was sent to TVAP property
owners. A workshop session with developers/ property owners will be held on January 20 to
brainstorm ideas and strategies for the future parking district.
BACKGROt1ND:
The Transit Village Area Plan (TVAP) and the Implementation Plan were approved in
September 2007. There are a number of action items identified in the Implementation flan
needed to implement the Area Plan, see Attachment E for responsibilities and timeline. The
first action item in the Implementation Plan is to adopt new zone districts to implement TVAP.
Planning Board and City Council held the following meetings to discuss alternative concepts and
approaches for the three new zone districts:
Planz~in Bg oard
November 15, 2007; January 24, 2008 Briefing; Joint Study Session with City Council
February 13; May 15, 2008; September 4, 2008; September 25, 2008.
Agenda item:~lPage 3
City Council
Joint Study Session with Planning Board February 13, 2008; June 3, 2008; October 21, 2008
Briefing. At their June 3, 2008 meeting, Council generally supported the components of these
zones and identified five additional issues which are described in the Weekly Information
Packet (WIP) of October 1G, see Attachment C.
Planning Board raised the following issue at their last meeting:
¦ Shoarld we be adding new zvne districts? There are several requirements pertaining to
parking and a new trip generation ordinance that are unique to the three new TVAP
zones. It will be more straightforward to create new zones with these requirements rather
than try to differentiate how to apply the new requirements to existing zones.
ANALYSIS:
1. Revisions to the Existing Residential High -3 (RII-3)
The original purpose of this zone district was to:
¦ Allow higher residential densities in close proximity to either a primary destination or a
transit center;
¦ Encourage a new pedestrian-oriented neighborhood with limited neighborhood-serving
retail uses allowed by right;
¦ Improve the design of the streetscape by requiring buildings to be built close to the street,
with less parking required and underground parking included whenever possible;
¦ Provide new residents in this zone an adequate amount of functional open space.
At its September 4, 2008 meeting, Planning Board toured three projects: Flatirons Terraces at
Golden West Vlanor, completed; Landmark Lofts 1, under construction, and the Peloton, mostly
completed. They discussed and identified the positive and negative attributes of the projects they
visited and recommended some changes or tweaks to the existing RH-3 zone district. Plaiu~ing
Board would like to avoid superblocks and achieve better building articulation tluough a
transportation network or fine grained grid of roads, alleys and pedestrian paths, better crafted
open space, and variation in cornice lines and upper story setbacks without dictating additional
standards that could result in increased uniformity.
The intensity of this zone is based on an amount of required open space (60 percent) which can
be reduced as low as 30 percent if certain standards are met for the open space. Planning Board
members discussed and identified issues that they felt could be improved upon in the RI-1-3 zone
district:
¦ Ensure that an adopted Transportation Network Plan or afine-grained street network is in
place prior to any rezoning to RI I-3. This includes rights-of--way to create a gridded street
pattern. Staff recommends that Planning Board adopt the Transportation Connections
Plan that was prepared for the 28`h Street Frontage Road area at the time that the zone
district was adopted. Staff will review the Plait for any changes that might need to be
made based on the projects that have been completed, are under construction, or
approved, and bring a proposed 28`" Street Frontage Road Network Plan to Platuiing
Board in several months for consideration.
¦ There was considerable discussion about how to improve the aesthetic and functional
quality of the open space, particularly open space to be used by residents and neighbors,
either for active or passive uses. Additional criteria have been included based on
Agenda Item'`, Page 4
discussions with Planning Board. They are included in the ordinance in 9-9-11(e)(3) (A)
- (E) and include:
o Provide southern exposure to provide sunlight into the open space;
o Hard surface areas shall be paved with unit pavers such as bricks or quarry tiles or
porous pavers, or poured-in-place materials. If poured -in-place materials, they
shall be of decorative color or textures;
o At least 25 percent of the area shall be dedicated to gathering areas that include
amenities such as seating, tables, grills, plantings, trees, shade, playground
equipment, and lighting;
o The required open space shall be visible from an adjoining public sidewalk along
street frontage; azid
o All open spaces shall provide a minimum of one tree per 1000 square feet of
space, planted in the ground or accommodated in tree vaults over parking garages.
¦ Improve the building articulation of the upper stories. Add the standard that a 4'i' story
can only be 70 percent of the third stony. The intent of this requirement is to allow for
flexibility in achieving building articulation.
2. New 'Lone Districts to Implement TVAP, RH-7, iVIL-4, and RIB-6
The three new zone districts to implement TVAP reflect the unique characteristics which were
adopted. for the area as part of the Area Plan. They include a number of parking and
Transportation Demand Management ('I'DM) stratelries and code changes common to all three
new zone districts to help manage increased automobile usage and reach the goal minimizing the
impact of development on the transportation system by increasing transit, bicycle and pedestrian
use. These include:
¦ Unbundled parking or the purchase of parking separate from the primary use, either
residential or nonresidential. This creates a market for parking and increases the efficient
utilization of available parking. By allowing by- right parking as a primary use on a
parcel, owners and tenants can lease parking spaces at other locations thus allowing
parking to 6e provided at other locations until the parking district is fully operational.
• Parking maximums or caps for each land use to reduce the amount of parking and its
impact on the built form, and to encourage the use of alternate modes, transit, bicycle,
and walking. Additional parking could be available for lease at other locations including
the possible parking district.
Long term covered and secure bicycle parking to be provided for residents and
employees. Staff has taken this opportunity to identify new nonresidential long term bike
parking standards for employees and residents and short term bike parking for customers
and visitors. They are based on the percentage of the required auto parking which in
effect is based on the number of employees determined by the building square feet.
Residential parking would be per dwelling unit. Bicycle parking should be appropriately
located and screened.
Anew section of the code, 9-9-22, Trip Generation Requirements for the MU-4, IZH-6,
and RH-7 zoning districts, includes requirements for developments in these zones not
served by a general improvement district or other approved organization that provides
transportation related services. The purpose of this new code section is to:
1. Provide approaches to mitigate the impacts of traffic generated by
development and redevelopment;
2. Ensure that the amount of land used for parking is the minimum necessary to
serve development in the area;
Agenda Item:.Page 5
3. Provide opportunities for parking that is provided in a development to be used
in an efficient manner during all times of the day or evening.
Residential High-7(RH-7) zone district to implement the High Density Residential -2
(HDR-2) Land Use
The Plan describes the following vision for residential land uses:
To meet diverse needs and incomes, the Plan provides,for a variety of housing types from
urban townhouses to stacked flats and live/work units. The HDR2 land use will include
stacked flats and lofts with underground or structured parking at two to five stories.
Housing prices will range from affordable to high-end market rate. Affordable housing
will be obtained through the city's Inclusionary Zoning requirements and could result in
300 to 475 new permanently affordable housing units overall. With elevators and one-
story living, this prototype nzay be appropriate for people with disabilities and seniors.
Orient buildings adjacent to Uoose Creek Greenway to benef t from that amenity and
provide direct access to the greenway.
In addition, the intent should include:
Building height should be articulated and super blocks should be avoided. This can be
accomplished with a number of elements: a transportation network or fine-grained grid
which includes roads, alleys and pedestrian paths to break up large parcels; accessible
and visual open space that provides visual relief; and variation in cornice lines and upper
story setbacks.
The RI-I-7 zone is based on RH-3 and includes the revisions described above under RH-3. In
addition, it will include the parking and trip generation requirements unique to the three zones
described above: parking caps, parking unbundling, trip budgets, TDM strategies and long term
bicycle parking.
Mixed Use-4 (MU-4) zone district to implement the TV Mixed Use-2 land use area
Planning Board has had several discussions about the new proposed MU-4 zone. The Plan
describes the following vision for the phase 1 mixed use areas:
The plan provides for a high percentage of mixed-use development. This will provide
flexibility for changes in market demand. Predominant uses in mixed-use areas could be
business or residential, with homes vertically (above businesses) or horizontally
(residential buildings next to commercial buildings). It will include three-to four story
buildings; 1.5 to 2. D floor area ratio; mostly structured or first floor parking; and may
include some surface parking. (TV~II', page I S & 17)
MU-4 is rnodeled on the existing Business Main Street (BMS) zone with a higher floor area ratio
(FAR):
BMS is one of the city's form-based zoning districts. It is a main street business zone that
serves the surrounding residential and employment neighborhoods and ispedestrian-
oriented, with buildings close to the street and parking behind or under buildings. It
reflects a vibrant neighborhood center that is more than just stores. It is a place to live,
shop, work, recreate, and meet friends and neighbors. Fewer parking spaces are required
than in other zones because of the mix of uses and the location near transit, bike routes,
and on-street parking along a grid of streets. To ensure that parking lots do not
predominate, the number of on-site parking spaces is limited.
Agenda ItemPage 6
Standards proposed in the ordinance for the MU-4 zone district include the following:
• The form of MU-4 is similar to BMS, with buildings framing the public right-of--way of
the street, with neighborhood-serving retail uses on the ground floor where possible;
• Similar to the RH-3 and RH-7, a fourth floor can only be 70 percent of the third floor.
• Anew Intensity District 24.5 which allows a total floor area ratio (FAR) of 2.0;
• A .5 maximum nonresidential FAR limit. The rationale for a FAR maximum for
nonresidential uses is to ensure a significant amount of residential uses to create a viable
neighborhood, to increase the amount of permanently affordable housing, and to provide
a sustainable place to live with viable travel options. The.S can be increased to .75
through criteria in Section 9-8-3:
o For parcels located within 100 feet of a major arterials;
o For parcels located within 100 feet of the railroad tracks.
• Fifteen (15} percent Minimum Open Space on Lots (Residential or Nonresidential Uses);
• A maximum of one on-site auto parking space per residential unit;
• "I'wo long term bike parking spaces per unit to be appropriately located and screened ;
• Additional long term bike parking spaces for nonresidential uses;
• Unbundled. parking;
• Do not count any "below grade area" in the floor area ratio (FAR) limit. Staff
recommends only counting above grade floor area including above grade parking in the
maximum FAR.
• Vehicle trip generation and Transportation Demand Management (TDM) requirements,
described below.
Residential High 6 (RH-6) to implement the High Density Residential -1 land use area
One of the goals of TVAP is to include:
A variety of housing types at a range of
prices from market rate to affordable (including
housing for very low, low, moderate and middle income hozzseholds) to meet diverse needs
(workforce housing, senior housing, family housing, housing fvr special populations s uch
as those with disabilities). (TVAP, page 11.)
For the Land use area High Density Residential -1 (HDR-1) the Plan says:
it is intended for "urban townhvuses with individual garages, surface parking- yr
underground parking; mainly 2 to 3 stories at 1 S to 24 dwelling units per acre. " (TVAP,
page 16.)
Townhouses provide a housing choice which maybe more appealing to couples, families,
sezuors, and empty nesters. 'there is no existing residential zone at a similar density that is
designed primarily for townhouses. This zone district restricts housing type to townhouses only.
A summary of the proposed zone RII-6 zone is described below.
The definition of townhouse in the code states:
An attached single-family dwelling unit located or capable of being located on its own lot,
and is separated from adjoining dwelling units by a wall extending from the foundation
through the roof which is structurally independent of the correspo~zding wall of the
adjvining unit.
Standards for RH-6 include:
s The allowed housing type is townhouses as described. in the definition;
Agenda rtem~I'age 7
• 15 foot front and rear yard setbacks;
• 35 foot height and three stories;
• The primary building entrance is facing the street;
• Add an intensity district 17.5 which stipulates the mitumum lot area per dwelling unit at
1800 square feet and b00 square feet open space per dwelling unit. This would include a
small front yard and a rear yard or patio/courtyard in addition to a garage or parking pad
adjacent to the rear alley. The minimum lot size of 1800 square feet could be 18 x 100
feet which would allow for a minimum 15 foot front yard setbaelc, a 1000 to 1600 square
foot 2 or 3-story house, a garage or parking pad adjacent to the alley or access street, and
a rear yard or patio/courtyard.
• Uses could include home occupations, arts or craft studios.
3 Proposed Additions to the Rezoning Criteria
The TVAP Implementation Plan identified the need to adopt a concurrency ordinance that
includes standards to ensure public infrastructure consistent with the plan is in place prior to
rezoning and/or development. The attached ordinance (Attachment A Section 9-2-18) proposes
additional rezoning criteria for applicants requesting a rezoning that would apply to the zone
districts: RH-3, MU-4, RH-7, and RH-6. These criteria will provide the same assurances as a
concurrency ordinance:
• A Transportation Network Coru~ections Plan will be implemented and funded by the
property owners including collectors, local streets, alleys, multi-use paths, and sidewalks
needed to connect to the arterial street network;
• Applicants for rezoning will join a parking district if available;
• Provide water, wastewater, and stormwater facilities that meet all applicable codes and
plans;
• Ensure that the property owner has paid its fair share of these public improvements
adequate to meet city standards and plan goals.
4 Proposed Trip Generation Ordinance to Implement the Transportation Demand
Management (TDM) Goals for the MU-4 Ri-I-7, and RH-6 Zone Districts
A proposed new Trip Generation ordinance is added in Section 9-9-22 (See Attachment A) to
address requirements to meet the Transportation Demand Management (TDM) goals of TVAP
for developments not located in a parking district or parking management association. Staff is
moving forward to implement a phased parking district approach for all of.TVAP based on the
city's experience in the downtown and hill commercial area and work to date is described below.
However, the Trip Reduction ordinance would apply projects if there is no parking district.
In addition to supporting the pedestrian oriented character of the TVAP, the T'DM program is
intended to minimize the impacts from redevelopment on the city's transportation system. One
aspect of ensuring that impacts are minimized is establishing measurable standards with a
monitoring and reporting requirement. This is the approach proposed in the Trip Generation
Ordinance. As part of a comprehensive and ongoing TDM program, redevelopment in TVAP is
expected to provide facilities and implement programs to reduce vehicle trips by at least 55
percent. While staff assumes that these activities will likely be carried out by a district, the
proposed ordinance allows for individual properties to meet the TDM requirements if there is no
district.
i
Agenda Items age 8
Consistent with the TDM program described in TVAP, the proposed Trip Generation ordinance
has three purposes:
• To mitigate the impacts of traffic from the development;
• To ensure that parking amounts are the minimum necessary; and,
• To make efficient use of parking duzing all times
To accomplish these purposes, the ordinance requires the applicant to calculate the expected
number of vehicle trips for the highest peak hour using standard methods and then prepare a
TDM plan that will reduce these trips by at least 55 percent. The TDM plan must include a
section on infrastructure and amenities which will be provided by the developer, and a section on
the on-going TDM operations program. The TDM plan needs to include:
• Parking management strategies
• Active promotion through marketing and education
• Financial incentives
• Policies and programs
• Monitoring and reporting the effectiveness of the plan
In addition, the plan needs to demonstrate sustainable funding for the ongoing operation of the
infrastructure and programs. Monitoring reports would he submitted to the city every two years
and if the TDM plan is not meeting the trip generation requirements, it would need to be
modified within 3U days of a request by the city manager.
Par'ng Management
Staff is moving forward to develop a parking district for the transit village area. The Downtown
and University I Iill Management Division and Parking Services staff is taking the lead. Staff has
met with several developers in the TVAP area to seek their input on the district concept and
understand their perspective, economic benefits and challenges; the possible services and
benefits of a district. A follow- up brainstorming session has been scheduled on .lanuary 20 with
developers interested in developing in the TVAP.
To date, staff has identified the following issues that will need to be addressed:
• How to provide a shared parking reservoir for TVAP to ensure the viability of
unbundling parking;
• How to "sync" the parking district concept with the vision of TVAP as redevelopment
occurs. The issue can be characterized by the following components: how the district
would be phased in; how the current uses will "morph" from lower intensity to higher; or
the transition from current uses and. parkvlg demand to those envisioned in the plan.
• What services could be included in the district concept, at what cost and benefit; how it
would be financed and managed..
Some initial investigation has been completed. Based on discussions with city planners, and
transportation and special district consultants and a review of a xeport issued by the Federal
Transit Administration (TCRP Report 128, Effects of TOD on Housing, Parking afzd Travel by
the Transit Cooperative Research Program) published in 2008, staff has not yet identified an
existing model. There are challenges in integrating parking and TOD. According to the report,
"..a remaining challenge is to identify effective strategics to reduce parking in TOD's that local
goverunents and developers can actually embrace in the give-and-take of the real world." And
"The research seeks to bridge one of the widest knowledge gaps on the effects of TOD on travel
Agenda Item:Page 9
demand: automobile trip generation rates for residential TOD's... structured parking in particular
has a significant impact on development costs and is prohibitively expensive inmost markets."
Staff will keep P1amling Board infanmed of the schedule and a timeline including implementing
a Service Plan for the Parking District.
5. TVAP Guidelines
The Guidelines were adopted as part of the Area Plan. They include General Guidelines and
Guidelines that pertain to each of the character districts. They are scattered throughout the Plan.
They have been consolidated together in Attachment D. The intent is that these Guidelines be
used as additional site review criteria in reviewing any projects through the site review process.
NEXT STEPS:
Based on Planning Board's recommendation, staff will incorporate any revisions, and take the
proposed ordinance for first reading to City Council on February 17, 2009. Second reading
would occur in March. During the first two quarters of 2009, staff will continue to work on the
parking district and any additional steps for utilities to serve the area. Following adoption/
direction by Planning Board and City Council on these elements, staff will move forward with
rezoning, anticipated in the second half of 2009.
Approved By:
f/
Ruth McHeyser, Ex~ utive Director of Commuiuty Planning
ATTACHMENTS:
A: Proposed draft ordinance
B: Planning Board minutes, September 25, 2008
C. Weekly Information Packet to City Council, October 15, 2008
D. TVAP Guidelines
E: TVAP Implementation Chart
Agenda Iterr~~Page 14
ATTACHMENT A
ORDINANCE NO.
AN 'ORDINANCE AMENDING TITLE 9, B.R.C. 1981,
CREATING THE MU-4, 12H-6, AND RH-7 ZONING
DISTRICT'S, AMENDING STANDARDS FOR THE RH-3
CONING DISTRLCT, AMENDING THE REQUIREMENTS FOR
SITE REVIEW, PARKING, OPEN SPACE, AND OTHER
CHANGES RELATED TO THE IMPLEMENTATION OF THE
'I'RA.NSIT VILLAGE AREA PLAN AND SETTING FORTH
R>JLATED DETAILS.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF BOULDER,
COLORADO:
Section Section 9-2-14, B.R.C. 1981, is amended to read:
9-2-14 Site Review.
(h) Criteria For Review: No site review application shall be approved unless the approving
agency finds that:
(2) Site Desi~7n: Projects should preserve and enhance the community's unique sense of
place through creative desigzi that respects historic character, relationship to the natural
enviz-onznent, and its physical setting. Projects should utilize site design techniques
which enhance the quality of the project. In detez-mining whether this subsection is znet,
the approving agency will consider the following factors:
(F) Buildizi~ Desi;?n Livability And Relationship To The Existing Or Prot~osed
Surrounding Area:
(i) The building height, mass, scale, orientation, architecture, and configuration
are compatible with the existing character of the area or the character
established by ate-adopted desiarz gzzidelines or plan for the area;
(ii) The height of buildings is in general proportion to the height of existing
buildings and the proposed or projected heights of approved buildings or
approved plans or desi~~uidelines for the immediate area;
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Agenda Item Page
Section Section 9-2-18, B.R.C. 1981 is amended to read:
9-2-18 Rezoning.
(b} Application Requirements: A property owner applicant shall pay the filing fee prescribed by
section. 4-20-43, "Development Application Fees," B.R.C. 1981, and file an application for
approval on a form provided by the city manager that shall include, without limitation:
(1) A list of the names and addresses of all owners of all property for which the rezoning is
requested and for all property within three hundred feet of the boundaries of the area for
which the rezoning is requested;
(2) An improvement survey;
(3) The legal description of all property included in the rezoning; and
(4) A written statement addressing the criteria for approval in subsection (e) and of this
section.
(c) Public Notification: When an amendment to the zoning map is proposed, except an
amendment incidental to a general or comprehensive revision of the map, the city manager
will provide notice pursuant to section 9-4-3, "Public Notice Requirements," B.R.C. 1981.
(d) Hearin: The planning board shall hear a request for rezoning at a public hearing and shall
make a recommendation for approval or denial to the city council. Afl;er considering the
planning board's recommendation, the city council shall make the final determination on a
request for rezoning at a public hearing held in accordance with the adopted Council
Procedure of title 2, "Government Organization," (Appendix) B.R.C. 1981.
(e) Criteria: The city's zoning is the result of a detailed and comprehensive appraisal of the
city's present and future land use allocation needs. In order to establish and maintain sound,
stable, and desirable development within the city, rezoning of land is to be discouraged and
allowed only under the limited circwmstances herein described. Therefore, the city council
shall grant a xezoning application only if the proposed xezoning is consistent with the
policies and goals of the Boulder Valley Comprehensive Plan, and, for an application not
incidental to a general revision of the zoning map, meets one of the following criteria:
(1) The applicant demonstrates by clear and convincing evidence that the proposed
rezoning is necessary to come into compliance with the Boulder Valley Comprehensive
Plan map;
(2) The existing zoning of the land was the result of a clerical error;
(3) The existing zoning of the land was based on a mistake of fact;
(4) The existing zo~ung of the land. failed to take into account the constraints on
development created by the natural characteristics of the land, including, but not limited
to, steep slopes, floodplain, unstable soils, and inadequate drainage;
(5) The land or its surrounding environs has changed or is changing to such a degnee that it
is in the public interest to encourage a redevelopment of the area or to recog~~ize the
changed character of the area; or
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(6) The proposed xezoning is necessary in order to provide land for a cotllmunity need that
was not anticipated at the tithe of adoption of the Boulder Valley Comprehensive Pian.
Additional Criteria for the N1U-4 RH-3 R1-i-6 and RH-7 zoilin~~ districts. In the iylU-4,
RH 3 RH 6 and RH 7 for ail au)11Cat1O11 ilOt 1nCldelltal tO a veneral revision of the zoiliil~
I11a1) the city council shall ~11S0 tlllCl that the i'eZOllln~J meets the following criteria, 117
addition to subsection )-2-18(e) B.R.C. 1981 above:
Transpol-tation The land proposed for rezonill~ is:
Subiect to a right of waYelan for the immediate area:
The riuht of way Ulan is capable of beinlr implemented to the e;ctent necessary
to serve thc_,property and to connect to the arterial street network through collector
and local streets alleys multi-use paths and sidewalks concurrent ~~-itl1_
redevelopment;
The public infrastructure can be paid for by way of redevelopment ilndzr the
provisions of Section 9-9-8 "Reservations Dedic~ition and Imtn•ovement of
Rig=hts of Wav." B.R.C_ 1981 without contribution of timds by the city. or that
there is plan for tin~ncin17 and construction that has been approved by city
council tllrou~=h the capital improvement proi~ram and the city council
anticipates aLpro~)riatill~ such funds within two veers of the rezonin~~.
Water Wastewater and Stormwater Management and Floocl Control. The city council
shall determine whether there are adc~c uate Lublic facilities available for the rezonln:;
area The city council shall detel-]lline whether there; are adequate water, wastewater,
and Stormwater mana>;enlerlt and flood control facilities by considerill~ the followin~~:
Whether the infrastructure meets the rec~iirenlents of the City of Boulclcr Design
alld COl7StrilCtlOr1 StalldardS adopted CItV I11aSter 1)1a11S, the Boulder Valley
Comprehensive Plan subcolnmunity plans ailci area plans.
Whether the land proposed to be rezoned has adequate water, \vastewater,
and Stormwater management and flood control public facilities that are:
(i) in place at the time; of the rezoning request:
~(iil Cinder construction and will be available at the time that the impacts
of tl1e~)roposcd development will occur; or
(iii) Guaranteed by ail elltol•CC1ble deVelO1)111t;11t a~=reelllent ellSllr111L that
the public facilities will be in~)lace at the time that the impacts of the
proposed development will occur.
Whether the property owner has or will in the future paid its fair share of the
infrastructure needs of the surrounding area as described in city master plans,
subcommunit~plans or area plans.
rl•-1V•l;l Dl'lllallCl N'talla~=elllellt Sel•vices In the iViU-4, RH-C, and RH-7 zoning
districts thc~)roperty Subiect to the rezoning= is located within an area that has
parkinl~ and tran~)ol-tation related serviceprovided by a general improvement district_or
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ali equivalent organization or nthel7vise meets the trip r7elleration requirements of
section 9 9 22 "Tri~~ Generation Rcc~uirements for the MU-4 IZH-6 and RH-7 Zonint;
Districts," B.R.C. 1981.-
(•!'g) Solar Access Areas: A request for rezoning may seek to amend a solar access area, as
defined in subsection 9-9-17(c), B.R.C. 1981, if all applicable requirements of subsectio~r 9-
9-17(e), B.R.C. 1981, are met.
Section Section 9-5-2, B.R.C. 1981, is amended to read:
9-5-2 Zoning Districts
(b) Zoning Districts: Under the classifications defined in subsection (a) of this section, the
particular zoning districts established for the city are as in table 5-1 of this section:
TABLE 5-1: ZONING DISTRICTS
Zoning District !'ornrer Zoning
Clussifrculiotr (Abbreviation) Use Module ,Form Module Intensity Module Disn•rct Abbreviatlott
Residential Residential -Rural 1 (RR-1) Rl a 2 RR-E
Residential -Rural 2 (RR-2) R1 b 2 RRl-E
Residential -Estate (1ZE) R 1 h 3 GR-E
Residential - Low I (RI,-1) RI d 4 LR-E
Residential -Low 2 {RL-2) R2 g b LR-D
Residential - Medium l (RM-1) R3 g 9 MR-D
Residential - Mediwn Z (RM-2) R2 d 13 AIR-L--'
Residential -Medium 3 {RM-3) R3 j 13 I MR-X
Residential -Mixed 1 (RMX-1) R4 I d 7 MXR-L
Residential -Mixed 2 (RMX-2) RS k 8 MXR-D
Kesidential -High 1 (RH-1) R6 j 12 HR-X
Residential -high 2 (RH-2) R6 e 12.5 HZ-E
Residential -High 3 (RH-3) R7 ~ I 14 1181-X
Residential -High 4 (RH-4) R6 h 15 HR-D
Residential - High S (Rf l-5) R6 c 19 HK-E
I Rcscemial-Hi~h6 RIi-6 R_8 I J 17. NewLoue
Res~deiitiai•kii<_h 7(RH-71 (t-7 L t_S New7_one
Mobile Home (M[1) MH s - MEI-E
Mixed Use Mixed Use 1 (MU-1) M2 i l8 MU-D
Mixed Use 2 (MU-2) M3 r 18 RMS-X
Mixed Use 3 (MU-3) M1 ~ n ~ 24 MU-X
\lixcd Use 4 (~al~ B? I U I 24. New 7onc
Business Business-Transitionall(BT-1) B1 f 15 I TB-D i
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~ Former -Lorin
Zoning District g
Classification (Abbr•eviution) Use Module Fornr Module Intensity Modtde I District Abbreviutivn
Ttusincss -'I'rarsitional 2 (B'I'-2) B1 e 21 I ~;-E
Business -Main Street (BMS) ~ B2 I o t7 BMS-X
Business-Comnwnity 1 (BC-I) I B3 f 15 I CB-D
Business - Cannnunity 2 (BC-2) B3 f i 19 + CB-ti
Business -Commercial Services (BCS) I B4 m 28 CS-E
Business-Regional 1 (BR-l) I BS f 23 RB-L
Business - Regiatal 2 (BR-2) BS f 1( I RB-D
Downtown Downtown 1 (DT-1) I D3 p 25 I RB3-X~L'
llovrzitown 2 (D'I'-2} D3 I p 2G I RB2-X
Downtown 3 (D"1-3) D3 p 27 REi2-F,
Downtown 4 (DT-4) ( D1 q 27 RB1-I:
Downtown 5 (UT-5) D2 p 27 I RBI-X
Industrial Trdustrial-Service t (IS-]) II f 11 TS-E
Industrial - Service 2 ([S-2) 11 f 10 ~ IS-D
~ L•idustrial -General (IG) 12 f 22 IG-E!D
Industrial - Manufachrring (IM) ~ I3 f 2.0 INI-E/D
ludushial -Mixed Services (IMS) I (4 r l A IMS-X
Public Public (P) ~ P c 5 P-E
f Agriculnira] Agricultural (A) A a I 1 A-6
Flex District Flex (F) I 'I'BD I 'fBD I TBD ~ n/a
(c) Zoning District_P_u__rposes:
(1) Residential Districts And Complementary Uses:
(A) Residential -Rural 1, Residential -Rural 2, Residential -Estate, And Residential -
Low 1: Single-family detached residential dwelling units at low to very low
residential densities.
(B) Residential -Low 2 And Residential -Medium 2: Medium density residential areas
primarily used for small-lot residential development, including, without limitation,
duplexes, triplexes, or townhouses, where each unit generally has direct access at
ground level.
(C) Residential -Medium 1 And Residential -Medium 3: Medium density residential
areas which have been or are to be primarily used for attached residential
development, where each unit generally has direct access to ground level, and where
complementary uses may be permitted under certain conditions.
(D) Residential -Mixed 1: Mixed density residential areas with a variety of single-family,
detached, duplexes and multi-family units that will be maintained; and where existing
structures maybe renovated or rehabilitated.
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~
(E) Residential -Mixed 2: Medium density residential areas which have a mix of
densities from low density to high density and where complementary uses may be
permitted.
(P) Residential -High 1, Residential - I-ligh 2, Residential -High 4, Residential -High 5:
High density residential areas primarily used for a variety of types of attached
residential units, including, without limitation, apartment buildings, alld where
complementary uses maybe allowed..
(G) Residential - Iligh 3: High density residential areas in the In•ocess of changing to high
density residential uses and limited pedestrian oriented neighborhood-serving retail
uses inclose proximity to either a primary destination or a transit center and where
complementary uses may be allowed.
I-11 Residential - I [i~`h t~• Eli~~ll density residential urban areas that are yredominately
tOWt111ouSeS In close j7r0`Ci111ltV t0 eitllEl' a~7rllllary destination Ol• a tI'allSit CClltel' 1nll
Where complementarv uses may be allaWed.
(ll Residential - Hip>117• Hiuh density residential areas that have a tine ~~1'ain of
residential streets either existill~ or as ~~lrt of a right of ~vav ulall approved by the city
council and limited pedestrian orieuted n~il;hborhood-se:rvin~ retail uses in dose
1~1'OX1n1ltV t0 eithel' i11)rillktrV destlnat1011 O1' a trallSlt Ce11tC1' alld ~Vhe1'C COTlII)1t111tlltarV
uses ma.y be all~~wed.
(I-l.t)Mobile Home: Mobile home parks primarily used and developed at a medium
residential density where complementary uses maybe allowed under certain
conditions.
(2) Mixed Usc Districts:
(A) Mixed Use - 1: Mixed use areas which are primarily intended to have a mix of
residential and nonresidential land uses within close proximity to each other and
where complementary business uses may be permitted.
(B) Mixed Use - 2: Mixed use residential areas adjacent to a redeveloping main street
area, which are intended to provide a transition between a main street commercial
area and established residential districts. Residential areas are intended to develop ir1
a pedestrian-oriented pattern, with buildings built up to the street; with residential,
off ce, and limited retail uses; and where conlplernerltary uses maybe allowed.
(C) Mixed Use - 3: Areas of the community that are changing to a mixture of residential
and complementary nonresidential uses; generally within the same building.
(D) ~[ixed t_1se ~'lixed use; residenti,ll area:~cncrall~~ i~itende~l for residential uses
with limited neighborhood serving retail and office uses. It is anticipated that
devcl~~pment will occur in a hedestri•uI-oriented uattcrn. with 6uildinf~s built ut? to the
street' retail and office uees permitted on the first tloor• and where complementarv
uses may he ~ill~>wed.
(h) Business -Transitional 1 And Business -Transitional 2: Transitional business areas
which generally buffer a residential area from a major street and are primarily used
for commercial and complementary residential uses, including, without limitation,
temporary lodging and office uses.
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Agenda Item J Page ~ `v'
(F€-) Business -Main Street: Business areas generally anchored around a main street that
are intended to serve the surrounding residential neighborhoods. It is anticipated that
development will occur in apedestrian-oriented pattern, with buildings built up to the
street; retail uses on the first floor; residential and office uses above the first floor;
and where complementary uses maybe allowed.
(€G) Business -Community 1 And Business -Community 2: Business areas containing
retail centers serving a number of neighborhoods, where retail-type stores
predolxlinate.
(~l_I) Business -Commercial Services: Commercial areas primarily used to provide to the
community a wide range of retail and commercial uses including repair, service, and
small-scale manufacturing uses and where complementary uses maybe allowed.
(~l[) Business -Regional 1 And Business -Regional 2: Business centers of the Boulder
Valley, containing a wide range of retail and commercial opexations, including the
largest regional-scale businesses, which serve outlying residential development; and
where the goals of the Boulder Urban Renewal Plan are implemented.
Section Y. Section 9-6-1(d), B.R.C. 1981, is amended by additions to Table 6-1 Use Table,
to read:
9-6-1 Schedule of Permitted Land Uses.
(d) Use Table:
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Table 6-1: Use Table
Rl R2 iR~ R4 RG :~G 12? R-K \1N ~tl ~f2 X13 Bl :3~ IB3 B4 ISM IJ1 D2 D3 `2 l13 f4 A
Usa
- Standard
Residential Uses
Detac:7eddwelli;r•~units A A ,4 A C' A A IA IU ail A A !A A ~A A A IJ li " U U
9-8-4
D::aci:cd dwelli;;g unit with two C C * • • • " * ' C C 9-G-3(,c)
kitchca
U::'iloxes ° A A A C r+ A ° * A A A A A A • A A A A G U U U 9-8-1
A;tschcd dwettin s * A A A C A A A A A .4 A A ' A A A A G L' U N U 9-8-4
19ubilc boon: arks U U " U U A s • r • " v • • • • s v «
'Inwnllou~cs A A C A _ _ A A A A A A A A G II I1 N II ~)_ti-4
I.iv~ w:,rk • • • • r s s • + a o . • v • ' U U U A • s
Cac eruivr. hcsir. units C C C C C C C • C C C • ' ' ' * ` ' U U 9-6-3 )
Efficiency living; units:
A. f f QO% o fetal waits • * ' • U A A M A A A G A • A A A A G U U ~ U '
13. L`>2C'% of total units s r • • U A * • C A A U U U * U U U U U U U U U
~Accessarv' units:
A. Accesso~ c:v:cllin ~ usi: C C * • • w • s • v • s " * * • • • * C C $-G-3
a)
B. (7+YIICf s a+acssor' unit C • C • * • • • • s • • s • a • 9-6-3(a)
C. f.imitcd accessory unit C " • ' • • * s s s v * s • • v s * v • " 4-G-3(a)
Careta'.er dwe;iin ~ u;il: • • " • • * • • A A A A A A
Grou t uartcrs: •
Cen ~re~&ta care faciiiues • A A A A A A " A A A A C A * A C C C U U * U
• 9-G-3 f)
i B. Custodial care " U U U U U U * U U U U • U * U U U • U U ' ' *
C'. Grou , ;7omes C C C C C C C C' C C C C C C C C C C * ' ' * 9-&3'd7
D. Residential caro facilities C C C C C C' C C C C C C " C C C C • L U • ' 9-G-3
~
a • • v A A U • A G A A " * A * U rJ • • s
Praternitics, somrities. and _
~dnrmi:or;es •
I F Boardinc Ituusc;: * • U U A A A U A A A G A * A * A U U • '
1lons uccu 7atiun C C C C C C C C' C C C C C C C • C C C C C C C C C C
')-6-3 e)
C8n5al:":I:~I hCl:57I:L' C C C C C C C C' * C C C C C C C C C C C C C C C C
9•G-3 h
'Dir,ine & Entctt2inn7er,t
AI: Ul' cfafl Stl:dlU SD:1Ce Q;000 * U J U U U l l • A A A A A A A A A A A A A A U
square P,;ct
\rt o: c:a3 studio space >2,00! * U U U U U U _ * M U U A A A A A A A A A A •
A * '
s. uarc Ccc; -
Commercial kitchens and • • • _ • • • • " U U l; J U A A A A "
Icaterin • * * • *
'lndUOr a^.7USCn1Ci7t • • • • • r s _ * • • • v ti A J L L
~5:`(.t7I Itihl77e17I
,\;:;cCUr."S ' • • • • • • " • ? • • U A A A A A A .4 U U U tJ •
_a° :tcstaurants ~cnerai)_ nia Na n'a he's Na t7ia n'a 'n/a ova Na n!a Na :71a _ Na rJa Na Na rJa Na Na
C C C C tJa tv'a 9-G-5(b)
';avcrns(~eucni) Na Na Na INa IL's rJa t7ia inl:1 ':tea rva a~a tt/a t~'a n!a Na n/a tuna rv`a r'a rJa
• • t7/a m'a
Rcstawa;tts and taven:s uo " • • * U A _ A A A tv'a Na tL'a tL'a Na a/a n'a Na Na Na t7ra
It/a Na rue
IarLtcr than i,CCQ square feet iI:
door area, whici: may have meal
service on an outside patio not
.-a, more than 3 the floor area, and
which close no later than t 1:00
•r~ I ~.nt. _
J~ Restaurants and taveau no ' ` ' " • A • U A A A A A A C m'a tn'a Irva lua n/a tJa
9-G•-S(bj
I :anger :hae 1,500 square feet is
Otwr area. which m:7v [rave m21
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t,
j y.,
Us:: moculcs I i ~ I ~SpcciLc
Ili P~2 R3 R4 RS Ui6 Pc? R 1 \fl:i X11 'vI2 \43 H: U2 B3 B4 N~ J1 U2 D3 I] 3 :i P A
Jse
~L111:1;IrC:
service ot: a.t onside patio rot ~ ~ ~
mo:~ r:an l;'3 t;te aaar area, ?ec
w:.ich close no iatcr titan 11:00
Kstaulaats and reveres aver • • • ij _ * G A l; Na Na a/a Na Na Na n'a n/a Na r.'s 'Na :Ua
m'a r'a
:,000 square feet in Hoar azea,
or which close after i i:^v0 p.n1,
~o: with an outdoor seating area
~ cf;CO s uarc feet or Wrote
RcstaLtrauts and taverns that arc: • • ' • Na Na n/n Na Na Na Na U U A A A A A U Na a/a t:a
tt/a Na Na
over 1,500 square fee: in floor
;:roe, outside of the Uluvcsiry
-1:11 genera! improvelncnt
distract; over 4,000 square feet
wuhiatile Gniversi:v Hill
general improvement district; or
~ uch close after I I:00 .m.
itcstaurants aild La4'Ct:u in the Na n`a wz Na Na Na Na Na tt/a Na Na tUa tVa C tJa rJa Na Na Na Na
Na Na nia Na ttla Na 9-G-S(b)
:;t:;vetsity Hill ge:tcrl
improvement cistric[ that etc
~grca:er:halt 1,SU0 square feet
~aad do not cxceccl 4,000 square
Ccc: ir. floor area, and which
close no laterhan 1 I :00 .m.
Rc: unarts and taverns with an n/a Na Na Na Na Na IUa nta m'a Na tL;'a n`a U U U U U L' L' [J t.'a
tv'a Na Na Na lu'a
outdoor seating area of 300
(square feet or mxc withi? SOU
fzzt of a rC51(ICitita. Z019tIg
dlstriCt
I Snell theater or rehcat~al s ace ' ' ' ' ' ' U U U A U U U A A U A * *
en;porary o[Ildcar i` ' • * * ° C C C C C C C C C C C C C 9-G-5(c)
cr,;c;taimnent
Lod yin ~ uses:
hostels • U U * U A U U G A A G G U • L li • • '
Bcd and breakfasts * * U A • U A A * • • • » • • • • ? g_(}5 a
Yto[cls and hotels • • • * * • • • • • U A A A A A U • • * •
Public S International Uses
A:I•)OrLS and hCli UM1S • * » • a » • • » • * • • • » » • . . • * [J *
Ct:tr.[:tLirics » » • • s • • * • • • * • • • A A
Da care ItonLt A .4 A A A A • * * • s • + • • • * •
Daycare center with <50 U U C U U C C t' U A U U A U A A A U A A U U U U U
U 9-G-G(a)
chi:dren
Daycareccn[erwith>50 U U U U U 1; U _ ' U U U A U A A A U A A L' li U U U
L 9-G-G(a)
cit i ldre n
I Dav sl:el[cr • * U • U C C I` U C Lt C C C C C C C C C C C C U 9-6•G(b
Gtm;r ~mtuv shebcr U U U U U C C C C C C C C C C C C C C C C C U 9-G•G(b)
Ess[;utial mwtic`pal and public U U U U U h U I` U U U U A A A A A A A A A A A
A U U
~ u:ilit • scrvi„cs
><r Governmental faL:iliucs U U la U U ll U U U U U U A A A A A A A A A A A
A U •
~tomtarics and funeral cite cls * - * " : . . + * * * * U U U U U + ti : *
L~ iVon trofit mcrnhcrshi ~ cluhs • • • * ' • • • U G A A A A A A ` * * U '
Oventi ht shelter * " U * U C C * L' C li C C C C C C C C C C C C U •
S-G-G,'b) _
_ Private elen:eutary, jwilor, and U U U ~ U A U = • U U U A G A A A J A U '
' •
senior hi nsctsools
r~0
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i
use mo:F.:Ic; ~ i 1 S~cclic
Rl :Z2 R3 g~: RS 26 R; H-3 y4;I \~11 tiI2 y'I3 Bi ~B2 B3 B4 Hi Jl D2 ;J3 L ~l~{ P A
lac
~ Stat:dard
ublic clcuter:z:y, jwlicr, ace .4 A A A A A A A A A A A r1 A A A A A A A A A
A A .4
senior ni'h sch::o:;:
I Pubic co;e =cs and ueivcrsities A A A A A A A A A .4 A A A A A A A A A A A :1
A
Private coos es and ;:mvcrsitics ' * * • • " • ° * " U • A • A U U U U A
Public and private office uses * • • • U l; U A G A A A G A A • U U U
trovidin social services
'Rcht;iousassembties A A :1 A U A A " • A U L' :1 A A A A A A A * * ' '
"
Adult educations; ,`acilily with U U U U U U " ' U U U A G A A A U A U A A A
A A
<20.000 s uarc feet of fieor area
Adult educational facilities with U U U U U U U _ ' L; U U A G A A A U A U U U
U U A
>'L0,000 sc,ua:e feet or more o;
Ilo;;r a:ca
Vocatior.:;l and trade scitools * * • * • * « U G A U A U U U A A A A A U
OCGcc. 14cdicai & Financial
Lacs
Uata .n:cess:n facilities • * * • ? r • ? • A G A C A G .4 A A A A * 9-G-7
a)
FinanctallttshlnltOns * s • • s M • M M M U A A A A A A A * • * "
N.cdical or detail clinics or tJ G U • U U _ • M :J U A A A C A G A ,4 : s ?
• tr + 9_G_~~a)
offices eraddictioo recovery
f'zcilit:cs •
~1cdical and dental laberatodes * * * M • M M M A A A A A • ' U A ' U
Officati, administrative • * • * « • A A A C A G A A A A ` 9-G-7 a
Offices, trofessionai U U U U U :Vi * M M M A A A C A G A A ' • • 9-G-7(al
Offccs, teclmica(; wipt <5,000 ' U U U U U :v: • M b•1 M A A A C A G A A A A A
A ' * 9-G-7(a)
st uarc feet of tloo: a:ez _
Offices, tecl-urcai; wit)t>5,000 * U U U U U ;\S " M M M A G A A A G A A A A
A • • 9-6-7(a)
scare feet of flovrarea
IOfi'ccs -other U U U U U ~•i • M M M A A A C A G A A • 9-G-7 a
i'a:ks A::;: Rec:eatior, Uses
Camttroutltls • • • • * w • (J U U • • U
Outdoor cntcnainlncnt e « • • ? * • U * U U lJ U U U • • • U «
Paul: and rec:eatior. uses A A A A A A A \ A A A A A A A A A A A A A A A A A
A
h:door :ccrcaCanal or athletic • * U U • U t; A A A A A A A A A A U U A
tacilitics
'Commercial Pses
Scrv:cc uSCS: =
Anintai hcspita! or veterltiary • • * • a • • • • L' f: A U r1 • • U A A A U •
c~iaic
IA::imal!<enael • • • * ' - ' • • U U A U • A A U A •
Aciet:uas for w;reless C C C C C C C C C C C C C C C C C C C C C 9-G-9(a)
tclec0ltrl[1U01CatiCns $CiViL'CS • *
~ Broadcasting a;:d recording " i; v U U U U _ M M M A G A A A A A A A A A
A
facilities
=y I BJSinc55 support SetviccS • • • • • * • A A A A A A A A U U A • *
*
<lU.U00s Ilarefeet . .
~ Busmass support sctvices _ `
J. >i0.000s.uarefcc: .
G:dttatrial staalce center
Nol: vei•.icutar repair xrd rental * • o * _ • • « * * • * U A U U U A U • A '
sen•iccs without outdoor story ~e . - - r *
i Nei~hborlwod btuinesscenter • U U • lJ U • • • • • • • • : • s • 9-G-9(
~ I Pcrscralscrviceuscs l; iU L " li ,4 Li t A A A A A VA A A A ~A A *
i
J
~dLr C:1Documents and Seuings\w~cbcpl\Local Settings\1'cmporary internee Flies\Cortcnt.Outlook\T30GZDUI1o-transit vil:age zoning O1 15 2009-Iro-.DUC
tl
!
'U:::: mo•aulcs I I ~ I I ~ I i Spccil~Ic
KI 1:2 ?3 R~t ;i5 R:i R? R-K ~IIi I:vll `c12 X13 BI ~I31 I'3 Bel B5 JI D2 Ilia II lI2 ;3 I4 I1'
iA Esc
Srzndard
Acccsscrv sales • * A A ' ' C C C C C C C. jC C C C C C C C .C 9-IC;
Coavcoienec retail sales <2,000 • U U • U A ° • A • A ~ A A U c A A C C C
s care feC:
Convenience retail sales >2,W0 • ' U U _ M • U A A A G A A A ' C • C '
$(:ua;c feet
Retail foci sales (not including * J U U U U _ • U U U U C C U C U G C C • U
' 9-6-9(d)
szrvice ;rations
Retail sales <5.000 s uarc feet • • • U U ' A A A A A A A ' • ' '
Retail ~.:rlcs>5,000 seuarc fcc[ * • • • • • • A A A A A A A ' '
but E:20,000 s, uarc fee:
Retail sales %20.OOU s uarc !'cat " ' - ' ' ' • • U U A A A A U * s s • a
Buildutgn:atctialsale$<J,OCG • s • • • • • • . U • A A A A *
s uarc tact of lour area
B~ildutgmaterialsalc5>15,COG s • a • + _ a • • • U C • LI U U •
s( uarc ~_ct r,f floc. area
"Icmt::ran sa>as • • • * • : • * • C C C C C C C C C C C C * * 9-G-5 c'
Vchiclc•rclatad tL~cs:
I;l~.;:onr,:hilC parl.ing tuts, U U U U L U U U U U U U U U A U U • G U A A A U U
* 9-G-9(b)
ydrBtCS, Or C3C p001 Lots as a
l I'InCi >al uSC
Car oashCS ' ' " " - • • « ' * U ,A l: U U U • • • • *
Drive :hru uses * * • • * • • • U U U • U U ' 9-C 9 cl
Gaso.:ne scr`~ice stations or • " • U U C G C • U C C C • L' • ' 9-G-9(d)
-°xil foe! sales
Sulcs and rental of vehicles * • • + * a • r. * • U. A U • • A A • • •
Sales and rcata~ o`vehiclCS • • " • • ` • ' • • U C C ' C C • • • 9-Cr9(i)
wi:h:n 500 feet of a residential
us;; trwdulc
Service of vc:iciCS with Ito * • ' * ' _ ' ' * ' * U U A G • A A A A
outdoor stora •c
Seroiw o: vehicles with limited • • • • + ? * • • • • U U U ' • A A • A
outdoor stora C
Industrial uses; * • • • • • • ? • • a A • A A A A •
[3uilc:no and landscaping
cur:rac:ors a • a • • • s • + • A A A A
~Cle;ui:n.• anil :aced, ' lasts " • • • s '
Cold slum •e locltccc • * * • o a . = • * U L' U U U A A A A
Cemputerdesicaarc. * ' + • I• • • • • • A G A C A G A A • A A A • 9-C:-7(a)
dcvelonmant facilities r
LGuipmmu repair and rental * ' * " • • • . • A U U U U A A A A
wish OUtd000 SCOCa ZC • • « * • • • • . • • A A ' • *
Lumber ands * ' ~ ' * - U A A A •
VianufaCtUrlStg uses <l S,000 • • * * ' • * ' • • ' • * a
~la~.cfac~uringuses>li,000 • • * • • _ * • r s a A : • • A A A A •
s, uarc :zet • U U . ' • 9-G-9(c)
- I ~lanufactuci:r~ ses wiUt • • • * * • + . • + • • +
4
• rootential oft=siie im acts ~ x
Uuldrror SlOf:[Rl' • • I• • s • a . • ? • • • - • * - * A U A
• s « j• a • a r * ~a • ..~s C « ~C * • C _ C C IC • ~-G'~•
C):.tirorstetactcu!m .hardisC I - - ~ ,
['rruarsand'oladcrs t .t_ t
Recvclin•;cenlcrs • "k • * * • * • * " • r I, L U :1 i°
C:\Doctmients and Settings\webegl\Ltxal SebuagsiTemporay Internet Files\Ccutent.Outlook\T3GGLDJT1o-t:a;istt village zoning Ol 15 2009=so-.DOC
Usc mecules ~ I ( Speali;;
~Kl ~]L? ~3~ }t~l its R6 3' K_8 ~b4H Iv,l D42 ttS~ ~B1 ~B' ~33 34 BS Dl D2 A:~ II 12 Li :~7 P
A Lse
S:cncL:rd
aecyelin4 collccticn tacili:ics - I• • • I_ • G i; t; " " J `J G L' U 9-6 9p:)
~ar;c
Rcc}'cliug collect:o~ 1'ac::!4cs - • * * • _ • • * C C C U l' J l; G C C C C * 9-G-9(h)
small •
Itcc 'olio ~ roccssin ~ tacilitics • • ` * + * • ' • • • ' U L' U v 9-6-9(L•
x w ? • x s • • a t ? x • x s ? s ? • A U • • ? s
Scif-service Stara e facilities
'Pclccommunications use • * ' • " A G A li A G A A * A A A •
x • + x s • w Iw • • • A Its, A A '
\Va:eL-ous:: or distrbu:ions _ w ~ ~ * •
IaC~ii[7C5
• • w • • x • • x • • • * A A A A •
N'hulcsalc busmcss
Agricultural Aad Natural
Resaurcc Uses x
Open space, grazit:g aad s * s * • • _ • • • e : • • x • • A A
:aswres -
w • • • + x • r • A
Cro ;:uduction A A A A .4 A A ~ A A A A U
• x * s • • k • • ! • • x • w • ? • • • U w
i~!iringindu¢:ries x * . . w w s A A A * •
F'Irewood o orations • + • a . • _ * + • s • s
A A A A A A
Greenhotse and plant nurseries * * • ' ° ~ ° x + • . • • • • ? • + •
VAcccssorv
IAcccssonUuilJin:;,:uulutics ~A IA A A A 1.4 A .4 A .4 A A A A A A A A r\ ~A .4 A
A .A 9-1:
k
M'
,r;
C:1Documeuts and Settings\webep l\Local Settings\Temporary Internet Files\Conient.0utloolc\T30GZDU"I1o-transit village zoning O1 l5 2004-fro-.DOC
Section Section 9-7-I, B.R.C. 1981, is amended by additions to Table 7-1 to read:
I
9-7-1 Schedule of Form and Bulk Standards.
TABLE 7-1: FORM ArND BULK STANDARDS
I I RH-3
RH-6 I I RH-7 I MU-4
For#n
modr~le a b c d e f g h i j k I m n o p q r s
SETBACK AND SEPARATION REQUIREMENTS
Principal Buildings and Uses
Minimum 25' 20' 1~ 10' 0' See
section
front yard
9-7-10
landscaped
setback
(e)(h)
Minimum 25' 20' 20' 20' 10' 20' See
section
front yard 9-7-10
setback for
all covered
and
uncovered
parking
areas
Maximum n/a n/a n/a 10' n/a n/a 10' 15' n/a 10' n/a
front yard
landscaped
setback for
corner lots
and side
yards
adjacent a
street
Maximum n/a n!a n/a 15' nla n/a 1 ~ 15' n/a 15' n/a
front yard
landscaped
setback for
an interior
lot
C:\Documents and Settings\webepl\Local Settings\Tcmporary Internet Files\Conteut.OuQook\T30G"7.DUTo-transit villagezoning O1 15 2009-
Iro-. DOC ~ ~
Agenda Item # ~ Page
RH-3 I I
RH-6 I RH-7 ( I MU-4
Born
module a b c d e f g h ; j k 1 m n o p q r s
Minimulm 25' 12.5' 15' 10' 1' per 0' or 5' 1' per 0' 1' per 2' 1 U' 0' for first and 0' 0' 0' nla
side yard 2' of (b) 2' of (attached of bldg. second
landscaped bldg. bldg. DUs); 1' height, stories 12' for
setback height, height, per 2' of 10' min. tf~ird story
from a 10' 10' bldg. and above
street (a)(i) min. min. height, 5'
min.
(detached
DUs)
Minimum 15' 10' 5' 10' 0' 1' per 2' of 0' or 5' 0' or 3' 0' 1' per 3' 0' 0' 0' or 5' 0 or 12' 0' 0' or 5' See
side yard or bldg. (b) (attached of bldg. or or or section
setback 12' height, 5' DUs); 1' height, 12' 5' 12' 9-7-10
from an min. per 2' of 5' min
interior lot bldg.
line (i) height, 5'
min.
(detached
DUs)
Minimum 40' 25' 20' 15' 20' n/a nla n,•'a n/a nia
total for
both side
yard
setbacks
Minimum 25' 25' 20' 10' 15' 20' 15' 20' 15' 0' 15' 15' 10' See
section
rear yard
setback (d) 9 7 10
Accessory Buildings and Uses
Minimum 55' 55' Behind 55' Behind Behind 55' S5' Behind 55' 55' Behind See
front yard rear ~vali rear wall rear wall rear wall rear veall section
setback of of of of of 9-7-10
uses (e) principal principal principal principal principal
structure structure structure structure structure
Minimum 25' 12.5' 15' 10' 1' per 0' or 1' per 0' 1' per 2' 10' 0' 0' 0' U' n!a
side yard 2' of 5'(b) 2' of (attached of bldg.
landscaped bldg. bldg. DUs); 1' height,
setback height, height, per 2 of 10' min.
from a 10' 10' bldg.
street (a)(i) min. min. height, 5'
min.
(detached
DUs)
Minimum 15' 10' 0' or 3' 0' or 3' (b) 0' or 3' (b) 0' or 3' (b) 0` or 3' (b) See
side yard (b) section
9-7-10
setback
from an
C:\Documer.ts a:~d Settings\weUepl\Local Settings\Tentporary Internet Files\Content.Uutlook\T30GZDU'C\o-transit vllaoe zatina Ol 15 2UU9-
Iro-.DUC ~y ~
Agenda Item # J ~ Page mac.
I I I I I I Rli-3-3
I I I I I RH•6 I I RH-7 I MU-4
For#n
module a b c d e f g h I j k I m n o p q r s
interior lot
line
Minimum 0' or 3' (b) 0' or 3' (b) 0' or 3' (b) 0' or 3' (b) 0' or 3' (b) See
section
rear 9-7 10
yard
setback (f)
Minimum 6' 6' 6' 6 6
separation
between
accessory
buildings
and any
other
building
BUILDING SIZE AND COVERAGE LIMITATION (Accessory and Principal Buildings)
Maximum See section 9-8-2 15,000 See section 9-8-2 15,000 See section 9- 15,000 n/a
size of any (FAR Requirements) sq. ft. (FAR Requirements) sq. ft. 8-2 sq. ft.
principal (FAR
building Requirements)
Maximum 500 sq. n/a 500 n/a 500 n!a n/a Na n/a n!a
accessory ft. sq. sq.
building ft. ft.
coverage
within
principal
building
rear yard
setback (9-
7-9)
Maximum For residential uses - no greater than coverage of the principal building
cumulative
coverage
of all
accessory
buildings
regardless
of location
PRINCIPAL AND ACCESSORY BUILDING HEIGHT
Maximum 35' 35'; 40' 35' 35' 40' 35' 38' 35' 35'
height for (in I-
principal zones)
buildings
and uses
C:\Docuruerts and Settings\wcbepl~L.ocal Settings\Tcmporary intemet Plies\Content.Outloek\T30GZDUT\v-transit vittagc zoning O1 IS 2009-
lro-.DC)C: Agenda Item ~ ~ i Page
I I I I RH-3
1 I I I I I I I RFI-6 I I RH-7 I I MU-4 I
Form
mod~lc a b c d e f g h S j k I m n o p q r s
(c){d)
Conditional See section 9-7-6 for conditional height standards
height for
princ.pal
buildings
and uses
titaximum 3 3 n/a n/a 2 3 3 2 3 2 {3 on 2 3
number of DT-5
stories for corner
a building lots)
Maximum 12' 12' 12' 12' 12' nla
wall height
for
detached
dwelling
units at
zero Ict lire
setback (9-
7-2(b)(3))
Maximum 20' (30' in 20' {25' in industrial 20' 20' 20' 20
height for agricultural zone) zones)
all
accessory
buildings,
structures
and uses
(g)
FENCES, HEDGES, AND WALLS (for additional standards see section 9-9-15)
Maximum T T T ~ 7
height of
fences,
hedges or
walls
Minimum 42" 42" 42" 42° 42" 42"
height of
fence on
top of
retaining
wall
Maximum 12' 12' 12' 12' 12' 12'
combined
height of
fence/
retaining
wall in side
yard t~vithin
L:\Docume~its a;xl Settings\webepl\Local Setiingsl'1'emperary [ntemet Filcs\Content.Outlook\1'306%DLJT1o :.ansi: ~~illagezonirg0l l~ 2009-
Iro-.noc Pa e c~~~
Agenda Item # J g
RH-3-3
RH-6 I RH•7 I MUD I
For#n
mod~}te a b c d e f g h i j k I m n o p q r s
3' of lot line
with
neighbor
approval
BUIlDlNG DESIGN REQUIREMENTS
Minimum n/a Na n/a n/a n/a 60% n!a n/a
front
facade
window
area (9-9-
3)
Primary n/a n/a yes n/a yes yes n/a n!a yes yes n/a
building
entrance
location
facing
street
Minimum n/a n/a n/a n/a n/a 70% 50% n/a
percent of
lot frontage
that must
contain a
building or
buildings
Minimum n/a n/a nia n/a 20' n/a n/a
front yard
setback
from a
street for
all principal
buildings
and uses
for third
story and
above
Maximum n/a n/a n/a
of 3rd
story floor
area that
can being
4th sto~ 70% n/a n!a 70%
C:1Docuricnts and Seaiugsbcebepl\I,ocai Settir,gs~I'em;.o:a:y Ltterrct Fiics,Coracnt.Outlook\'f?OGLDU1"~o-'rirsit v'llage zoning U1 1S ~009-
!ro-. DOC jr! ~
Agenda Item Page
Section Section 9-8-1, B.R.C. 1981, is amended by additions to Table 8-1 to read:
9-8-1 Schedule of Intensity Standards.
TABLE 8-1: INTENSITY STANDARDS{~E~/'co~-^-''^'~r~ ~ inG cnonnF,~~;~~.~pq.~S.}
I Minimum Minimum
Minimum Open Space Minimum Open Private Open
Open Space on Lots Space on Lots Space
Minimum Per Dwelling (Residential (Nonresidential (Residential
Minimum Lot Area Unit Uses) Uses)IaI Uses)
Lot Area (in Per Maximum
square feet Dwelling Number of See section 9-9-11 for additional open space requirements. For
unless Unit Dwelling mixed use developments, use the requirements of either the
Inten~ity otherwise (square Units Per residential or nonresidential standards that result in the greatest Maximum Floor Area
District noted) feet) Acre amount of open space Ratio
1 I 5 acres 5 acres I 0.2 0 - 10 - 20% 0 0
2 30,000 30,000 1.4 0 I - 10 - 20% 0 I 0
3 15,000 15,000 2.9 0 - 10 - 2d% 0 I 0
4 7,000 7,000 6.2 0 - I 10 - 20% 0 I 0.8:1
5 7,000 7,000 6.2 0 - 10 - 20% 0 I 0
6 I 0 0 - 6,000 - I 10 - 20% 0 0
7 I 6,000 6,000 7.3 600 - 10 - 20% 0 0
8 0 0 10 (up to 20 0 15% 15% 60 0
by review)
9 I 0 0 I - 3,000 - I 10 - 20% 0 I 0
10 0 I 0 I - 600 I - I 10 - 20% 60 0.5:1
11 7,000 0 I - 0 - 10 - 20% 60 0.5:1
12 0 0 - 1600 - I 10 - 20% 0 0
12.5 6,000 3,200 13.6 600 - I 10 - 20% 0 0
13 6,000 I 3,500 14.5 - - 10 - 20% 0 0
14 0 0 - 0 60% 60% 60 0
u
15 0 I 0 - 1,200 ~-I 10 - 20% 0 I 0
16 0 0 - 0 I 40% 10 - 20% 60 0
C:~Uocuments and SettingshvebeplV_ocal Settings\Temporary Internet Piics\Content.0utlook\T30GZDU'I\o-transit village zoning O1 1S 2009-
Agenda Item Page v~
Minimum Minimum
Minimum Open Space Minimum Open Private Open
Open Space on Lots Space on Lots Space
Minimum Per Dwelling (Residential (Nonresidential (Resldential
Minimum Lot Area Unit Uses) Uses)(al Uses)
Lot Area (in Per Maximum
square feet Dwelling Number of See section 9-9-11 for additional open space requirements. For
unless Unit Dwelling mixed use developments, use the requirements of either the
Inten~ity otherwise (square Units Per residential or nonresidential standards that result in the greatest Maximum Floor Area
District noted) feet) Acre amount of open space Ratio
17 U ~ 0 - 0 15% 15% I 60 0.67 (1.85 if within
CAGID or UHG1D)
R~ 6 _ I 180 ~ 600
18 0 0 - 0 15% 15% 60 0.6:1
19 6,000 1,600 27.2 600 (400 by - 10 - 20% 0 0
site review if in
a mixed use
development)
20 7,00() 1,600 27.2 600 40% (20% if 10 - 20% 60 0.4:1
within a park
service area)
21 6,000 1,600 I 27.2 I 600 - 10 - 20% 0 0.5:1
22 7,000 1,600 27.2 600 40% (20% if 10 - 20% 60 0.5:1
within a park
service area)
23 6,000 1,600 27.2 0 - 10 - 20% 0 2.0:1
24 0 0 ~I 0 15% 15% 60 1.0:1
MU 0 0 _ 0 15% 15% 60 2.0(.5 to .75 of total
24 may be non-
residential)(c)
25 0 I 0 - 0 - 10 - 20% 60 I 1.0:1
p - 10 - 20% 60 1.5:1
26 0 0 -
27 0 0 I - 0 - 10 - 20% 60 1.7:1
28 - - - I - I - 10 - 20% - -
Footnotes:
(a) This requirement may increase based on building height pursuant to subsection 9-9-ll(c), B.R.C. 1981.
I(
t) Open ,pace ntay be reduced using the ~rtnd•ird~ in sections 9-5-3 "Density in the RI I-l, R_FI-2 and R[-1-3
Districts," and 9-9-1 t, "Useable; Open Space," 13,R.C. 1981.
(c) Sce Section 9 8 ~ "Floor Area R•ltion Reduirententti " B.ft.C. 1981 for additional nonresidential Moor area
standards
Section Section 9-8-2, B.R.C. 1981, is amended by additions to Table 8-2 to read:
C:11~ocuments and Settings\webepl\Lccal Settings\Temporary h•aernet Files\Contcnt.OuUook\T30G%Dli11o-transit village zoning O1 15 20(i9-
lro-.DOC ~ 1
Agenda Item # Page LY~
9-8-2 Floor Area Ratio Requirements.
TABLE 8-2: FLOOR AREA RATIO ADDITIONS
DT-1 DT-2 DT-3 OT-4 DT-5 MU-1 MU-2 MU- MU-4 BT-2 BMS IS-1!2 IG IM tMS BR-1 (c}
3
I Base FAR 1.0 1.5 1.7 1.7 1.7 O.fi 0.6 1.0 2_0 0.5 0.67 0.5 0.5 0.4 0.6 n/a
Ldl (a)
I
I ~ 1~laximum total FAR 1.0 0.5 1.0 0.5 1.0 n/a Na n/a n!a n/a nla n/a n/a Na nla nla
~ additions (FAR)
FAR addition components: 0.5 0.5 0.5 0.5 Q5 (b) 0 0 0 0 0 0 0 0 0 0 n/a
;1) Residential floor area
(FAR)
2) Residential floor area if 0 C 0 0 0 0.07 0 0 0 0 0 0 0 0 0 n/a
~ at least 35% of units are
permanently affordable
I and at least 50% of total
floor area is residential
(FAR)
3) Residential floor area 0 0 0 0 0 0 0 0 0 0 0.33 0 0 0 0 n/a
for a project f10T located
in a general improvement
~ district that provides off-
- street parking
r i
} 4) On-site parking All, to All, to All, to 0 All, to All All All 0 0 All Ali All All All n/a
I provided eniirely within the max. of max. of max. of max. of
~ 'principal structure, or 0.5 FAR 0.5 0.5 0.5
above grade parking FAR FAR FAR
'~r1 structure
ti,~
C:~Docun:enfs and Settingslwebept\Local Settings\Ternparary Internet Fi1es~Contcnt.Outlook\T30GZDUT\o-transit village zoning O1 l5 2009-Iro-.AOC
~
r
DT-1 DT-2 DT-3 DT-4 DT-5 MU-1 MU-2 MU- MU-4 BT-2 BMS IS-112 1G IM IMS BR-1 (c)
3
5) Below Grade area used 50% 50% 50% 50% SO% 0 0 0 0 All 50% 0 0 0 0 n/a
for occupancy below below below below below below
grade grade grade grade grade grade
area area area area area area
I Maximum alloevable FAR 2.0 2.0 2.7 2.2 2.7 0.67 + 0.6 + 1.0 2^0 0.5 + 1.0 + O.S + 0.5 + 0.4 + 0.6 + 4.0 (c)
(sum of base plus aU row 4 row 4 + row 5 rows row 4 row 4 row 4 row 4
available additions) of this of this row of 4 and of this of this of this of this
table table s 4 this 5 of table table table table
and table this
5 of table
this
tabl
e
Footnotes:
(a) FAR up to 1.85:1 if property is located in a general improvement district providing off-street packing
(b) 1.Q if parking bonus NOT used.
(c) See subparagraph 9-2-14(h){2)(J), B.R.C. 1981
(d) The maximum ;unount of floor area for nonresidential uses is ?:l pi'the lot<tl floor area. `I'bis floor area may be
incrc•iscd to 75.1 ol'ihe mrtl flo~~r •trca ii'the st•tnd~trds in subsection 9-1{-~(c) "District-Sha:ilic. Standards," Ii.R.C'. 1981
have been met.
n
i
I~~' C:\Documents and Settings\wcbcp 11Loca1 SettangslTemporary Internet Files\ContcntAu[look\T30GZDUT1o-transit village zoning Ul 15 2009-iro-.TJOC
Section Section 9-8-2, B.R.C. 1981, is amended to read.:
9-8-2 Floor Area Ratio Requirements.
(e) District-Specific Standards:
(8) ~ll~ -1 lli~tricr (n the ~I~J-~ ~cmiil« ~li;trict the nonresidential uortion of the Moor
210:1 raU~.l Il1.IV hC In~l'CaSCCI It the 171'OIeCt COIIl ~Ct~~ti Lllc ~lic 1'i`.~le`,4' 1)rU~i'~~ Ill tie1t1011
2-1 "Site Review "B R C 19S 1 and meets the tollowuz~= r~c~uirements.
(i ~ The nonre~identi~ll pol-tion of the Ioor area maybe increased by a tloor_~~rea
r~itio of 2~• 1 if the >>,Ircel i; loc~itrd within 100 fret of a maior arterial on the
i rinsportation master Llan or railroad tracks.
i.,. The nonresidential floor area oftho buildin;,~n•ovides a buffer to residential
uses that arc li~c~ited away li-om a m•l~or arterial or railroad tracks.
(iii) The base floor area ratio in Table S-2 shall not be e~cecdcd.
Section Section 9-8-3, B.R.C. 1981, is amended to read:
9-8-3 Density in the RH-1,12H-2~ a~-RH-3 and; I2 [ 1-7 Districts.
(d) Additional Density In The RH-3 and P• l I-7 District: In the lZl-I-3 ~~nd hH-7 _zoning
districts, the open space per lot maybe reduced from sixty percent to thirty percent of the
lot if at least half of the open space provzded meets the open space requirements of
paragl•aph 9-9-11(e)(3), B.R.C. 1981.
Section Section 9-9-5, B.R.C. 1981, is to read:
9-9-5 Site Access Control.
cd1 bite \cce:5~ in the Transit Villa~se~ Iu the are•1 that i5 a p~lrt of th~'Tran~it Villa~~~e that is
shown ola Exhibit G of'I'itlc 9 "Land Use Regulation Q.K.C. 1981, all proh~rties that
r_c_driest a development agprwal that includes any additional residential units in• the
~uiditiolz of anv nonresidential floor area shall take primarv vehicular access oft ofa
~ire~t that i; ~un~i5tent with the at?nroved'Transit Village. Cunnzctions Plan and that is
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not a street that is clastiitied as minor arterial or above on the Transportation 1,•laster
Plan. Secondary vehicular access on a street that is classified as minor arterial or above
111-:l'd ~tl)I~l~i~~'~tl li It I11C~i5 ,1~1 ~~i~lhi' i'CgUll'Clll~ilf': ~~~~1i11~ i~C1i011.
(ale) Access Permit Required: Prior to the issuance of a building permit, a proposed site
access or curb cut to public right-of--way must receive any necessary permits, including:
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Section Table 9-1 of Section 9-9-6, B.R.C. 1981, is amended to read:
9-9-6 Parking Standards.
TABLE 9-1:
RESIDENTIAL
PARKING
REQUIREMENTS
BY ZONING
DISTRICT AND RR, RE, MU-1, RL, RM, RMX--?, RH-3, RH-
UNIT TYPEZone MU-3, BMS, DT, RMX-2, MU-2, 4, RH-5, BT, BC, BR, lS,
District Standard A, RH-6 MH, IMS 1G, IM, P RH-1, RH-Z MU-4 RH-7
Minimum number 1 space for detached
of off-street parking 1 1 1 DUs construction prior ~
spaces fora to 9/2/1993. Use the
detached dwelling requirements below for
unit (DU) DUs built after 9/2/1993
Maximum number
of off-street parking N/A N/A N/A 1 space per dwelling unit
spaces for an
attached dwelling
unit
Minimum number 1 for a 1- or 2- 1 for 1-bedroom DU 1.5 for 1 space for first 500
of off-street parking 1 bedroom DU 1.5 2-bedroom DU 2 for 3- square feet and 1 0
spaces for an for 3-bedroom DU bedroom DU 3 for a 4 or additional space for
attached DU 2 for a 4 or more more bedroom DU each 300 square feet or
bedroom DU portion thereof not to
exceed 4 spaces per
~ DU
Sri
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F~~
TABLE 9-1:
RESIDENTIAL
PARKING
REQUIREMENTS
BY ZONING
DISTRICT AND RR, RE, MU-1, Rt, RM, RMX-1, RH-3, RH-
UNIT TYPEZone MU-3, BMS, DT, RMX-2, MU-2, 4, RH-5, BT, BC, BR, !S,
District Sfandard A, RH-6 MH, IMS IG, !M, P RH-1, RH-2 MU-4, RH-7
Accessible space 0 spaces for the first 7 DUs, 1 space per 7 DUs thereafter
requirement
Bicycle parking No bicycle parking spaces are required in the A, RR, RE, RL, RM, and RMX districts. In all N/A
requirement other zoning districts, at least 3 bicycle parking spaces or 10 percent of the required off-street
parking spaces, whichever is greater, are required. After the first 50 bicycle parking spaces are
provided, the required number of additions{ bicycle parking spaces is 5 percent of the required
off-street parking spaces.
Short term bicycle N/A At least 4 spaces or 1 space for
arkin every 2 dwelling units whichever is
requirement reg ater•
Additional long N/A Two spaces per dwelling unit.
term bicycle
parking space
requirement
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Section Table 9-3 of Section 9-9-6 B.R.C. 1981, is amended to read:
9-9-6 Parking Standards.
TABLE 9-3: NONRESIDENTIAL PARKING REQUIREMENTS BY ZONING DISTRICT
Zone District DT, RH-3, RH-7, RH-3, RH-7, MU-4 BCS, BR-1, RMX-2, MU-2, MU-1 RR, RE, RL,
Standard MU-3, BMS, MU-4 (not in a parking IS, IG, IMS BMS MU-3 RM, RMX-1,
(within a parking district IM, A (not in a (not in a parking RH-4, RH-5,
district) parking district) district) BT, BC, BR-2, P
Minimum number of 0 0 0.319444444 1:400 if 1:300 if residential 0.25
off-street parking residential uses uses comprise
spaces per square comprise less less than 50
foot of floor area for than 50 percent percent of the floor
nonresidential uses of the floor area; area; otherwise
and their accessory otherwise 1:500 1:400
uses
Maximum number of NIA 1:400 if residential
off-street parking uses comprise
speaces per square less than 50
foot of floorarea for percent of the floor
nonresidential uses area: otherwise
and there accessory 1:500
uses
Bicycle parking N/A No bicycle parking spaces are required in the A, RR, RE, RL, RM, and RMX
requirement districts. In all other zoning districts, at least 3 bicycle parking spaces or 10
percent of the required off-street parking spaces, whichever is greater, are
required. After the first 50 bicycle parking spaces are provided, the required
number of additional bicycle parking spaces is 5 percent of the required off-
street arkin s aces.
Short term bicycle At least 3 spaces or At least 3 spaces N/A
parking requirement 1:4000 sg.ft. if or 1:3000 sg.ft.,
residential uses whichever is
comprise less than 50 rg eater
aercent of the floor
y~~ area.or 1:5000 s .ft..
i;~
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Zone District DT, RH-3, RH-7, RH-3, RH-7, MU-4 BCS, BR-1, RMX-2, MU-2, MU-1 RR, RE, RL,
Standard MU-3, BMS, MU-4 (not in a parking IS, iG, IMS BMS MU-3 RM, RMX-1,
(within a parking district 1M, A (not in a (not in a parking RH-4, RH-5,
district) parking district) district) BT, BC, BR-2, P
whichever is greater
Long term bicycle At least 3 spaces or At least 3 spaces N(A
ap rking 1:2000 sg.ft. if or 1:1500 sg.ft.,
residential uses whichever is
comprise less than 50 rg eater
percent of the floor
area, or 1:2500 sg.ft..
whichever is reater
Accessible parking
requirement
Total Number of Parking Spaces Required Minimum
Provided Number of Accessible
Spaces
1 to 25 1
26 to 50 2
51 to 75 3
76 to 100 4
101 to 150 5
151 to 200 6
201 to 300 7
301 to 400 8
401 to 500 9
501 to 1,000 2 percent of total
fiver 1,000 20 plus 1 for each 100
over 1,000
I(. ~
~I
i
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Section Section 9-9-6, B.R.C. 1951, is amended to read:
9-9-6 Parking Standards.
(g) Bicycle Parking:
Short Tenn I3icvcle Parkinl* Shol-t-term bicvcle parkin~~ is intended to u[~fcr a
ct~il~-eniellt and accessible •u•ea to park bicvcles for customers and other visitors. Short-
tel.lu bicvcle parking shall be located:
On the ublic access level:
t i3) Within ~0 feet of the main building entrances: and
(C) Outside the buildiu~.
(-~1 ~.~~Il~'"-Ztrlll 131CyCle (':1r1U11!!: L.On~~-[C1"111 h1~1'~lt I~aCIUII~ ~?t~lc:!s ,l >t'~iICC allcl weall'lcl'
protected place to ~~ark bicvcles for zmplovees. r~sirients, corumuters and other ~_isitors
who ~eneralty stay at a site for several hours Long terns bicvcle uarkina shall sleet tll,;
fi?llo~~~~in~ standards:
i_\ ~ if long term blc~~cl~ harking is required to bt cl~~"~reJ, it shall use ~±ne of tho.
iollowin~~ methods:
(i) a locked room;
~iil an area enclosed by a fence; with a locked gate:
(iiil within view of an attendant or security «ual•cl or monitureci by a security camera:
or
i i~--) ~~i~ible ti"cntt ~n~plo~,~ee. work ~u'e as_
(13) The bicvcle parking area shall be located un-site or in an aria within SOU feet i~i_L(lo
buildiu~ it selves.
(C_) ~\dequ•lto l1L'litlll~r shall be urovided for tho bicvcle t~arkin~~ area and the route to the
buildin;; entrance..
i I>t l-hG bicvcle, n~lrkin<< area shall include irdec(ll'1tC clearance around racks or lockers to
~Tive cyclists room to maneuver and to~lrevent rontlicts with uedrrstriiuls or uarkcd
airs.
i E~ t ff the bicvcle parkin~T is ~rovirleri ill rln aut~~arkinU ~ar~l~e. Ille blCyCie Uarkinl;
:paces ~llall be clzarly marked as such and shall be separated fraln auto uarkint?.
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Parking Costs Separated From Housing_Costs In New Residential Buildings: 111 the RH-7,
and MU 4 7ollln4~ d1St1'1CtS all off-street parkin spaces accessory to resid~lztial uses in
new structures of ten dwcllina units or more. or in new conversions oi' non-resldcntlal
buildings to residential use of ten dwelling units or more shall be leased or sold separately
from the rental or ptu•clzase fees for dwcllina units for the life of the d~~•ellin~~ units, such
That potential renters or buyers ha~~e the oytion of renting or bnvin~.~ ;i resltlentlal unlt at a
urice lo\v~r than would he tl~ic case i f them «•ere a sin<~le. hri~~ lur bt:rth tlz~ reaiclential unit
and the l~arlcin~~ space Parking spaces that are unused or unsold with a residential wait may
be based or otheltivi5e pel7nitted to be used by persons who arc not residents, tenants. or
visitors to the property.
Section Section 9-9-11, B.R.C. 1981 is amended to read:
9-9-11 Useable Open Space.
(a) I'ur~ose Of Open Space: The purpose of useable open space is to provide indoor and
outdoor areas for passive and. active uses to meet the needs of the anticipated residents,
tenants, employees, customers and visitors of a property, and to enhance the environment of
a development or building. Open space can be used to:
(1) Create spaces that encourage social interaction;
(2) Provide useful, attractive outdoor spaces that include both sun and shade;
(3) Provide interesting and usable places, both public and pl-ivate, active and passive, inside
or outside of a building, where people can be aware of the environment in and around a
building or group of buildings;
(4) Provide visual comiections between small open areas on a site, and larger open spaces
beyond;
(5) Provide colmections between the inside and the outside of a building; and
{6) Provide separation between buildings and uses.
(b) Open Space Requirements: Open space shall be provided in the quantities specified in
chapter 9-8, "Intensity Standards," B.R.C. 1981.
(c) Open Space Standards For Buildings Over Twenty-Five Fect In Height: Certain building
types shall provide open space in the following amounts:
(1) Nonresidential Buildings Up To Thirty-Five Feet In IIeieht: Any building that contains a
business or industrial use which is up to thirty-five feet in height shall provide at least ten
percent of the total land area as usable open space.
(2) Buildings Between Thirty-Five And Forty-Five beet In Height: Any building over
thirty-five feet but less than Forty-five feet in height shall provide at least fifteen percent
of the total land area as useable open space.
(3) Buildings Over Forty-Five Feet hi Height: Any building over forty-five feet but less than
fifty-fzve feet in height shall provide at least twenty percent of the total land area as
useable open space.
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(d) Use Of Re~c
uired Setbacks To Meet Open Space Requirements: Setbacks may be used to
meet open space requirements so long as the setbacks meet all other standards of this
section.
(e) Types Of Useable Open Space: Useable open space includes:
(1) Landscaped areas meeting the requirements of sections 9-9-12, "Landscaping And
Screening Standards," and 9-9-13, "Streetscape Design Standards," B.R.C. 1981;
including open air plazas; fountains and waterfalls; pedestrian arcades; small seating
areas; and vest-pocket parks.
(2) Outdoor activity or recreational elements such as play fields, swimming pools or hot
tubs, and hard surface areas constructed at the ground level, that are unenclosed by an
overhead structure, including, without limitation, tennis, volleyball, or basketball courts.
(3) An outdoor garden or landscaped caurtyard, designed for the use for the occupants of the
bllllding; with a Inllllmum dllnenSlOn of at least twenty reef ~~1" Illt?r~, prol~rn•tional to til~
h;,i~rht c,t ~~i buil~iin~~. -1 he. nlinimuill ~l_ira~.:nsion shall increase at 1~ast one Coot in ~x:'i~jth CO l'
~..ich unc Curt cat hei~~ht over feet. Seating and other elements encouraging use and
occupation shall be included in its design and it should form an integral part of the
circulation pattern within the project. I'o the c~t~nl ~~ractical and achi~ ~ al~l~ oll a ~rivcn
l,rol~erty ;uch nutiioor ~rardcll or l•uutscat~ed courtyard area shall also meet the following
standards:
j: Provide southern txnosur~ and ~unliUllt alto the oven space area;
t I_31 Hard surface areas shall lie r i~ ~ci with unit Lvers such as bricks or quarry tiles, or
~~c~rouspavers or poured-in~~lace materials Ift~oured in Mace materials ark
Ic'cteil thev_shall be of decorative color or textures;
l c_'>_ \l least ~5 t~ercclrt of the area >hall be dedicated to ~atherin~ areas that include
~1n1Z111t1eS Sl1Cll as seating" tables «rills plantirl>?s shade horse s11oe pets,
l~layuround cgllipment, and li~htil>ei
~ D Che reguil•ed open s~lce shall bc; visible directly from all LlllI011l1nl: IJ1ltJlIC SldewljlTC.
AIOIl~' a StCel',t frOltta~e: and
E_) _ X11 spaces shall provide a minirrlum of one tree per 1000 ~uuare feet of space,
171i111ted 111 tl1P. ~Tl'nllllll Ol' `11C011111111d'ltC(I 111 t]'l:C Val11tS OVi'.l' tJarhlllfr ~,ara~res:
(4) All street that is classified as minor arterial or above landscape areas, plazas and patios,
used as open space, and located adjacent to a street, alley, driveway, or parking lot, and
protected from vehicular etlcroachlnent by a vehicular barrier which may include,
without limitation, a bollard, wall, fence, or curb.
(5) Exterior paved surfaces, except public sidewalks less than flve feet in width and those
paved areas specifically prohibited in subsection (h) of this section, maybe used as
open space subject to meeting the following additional standards:
(A) The pavement surface shall be decorated with elements such as bI-ick, stone,
concrete pavers, exposed aggregate, textured concrete, patterned concrete, or
colored concrete. A decorative surface shall not include a standard, uncolored
concrete or asphalt surface, unless it is stamped with a pattern. ~~\n area that also
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includes utilities that may be located underneath such paved surface is not required
to be of a decorative surface.
(B) The paved areas shall be accessible and open for use by the tenants, occupants, or
visitors of the building. To enhance the use of such areas, the paved areas shall
include passive recreation amenities which include, without limitation, benches,
tables, ornamental lighting, sculpture, landscape planters or movable planting
containers, trees, tree grates, or water features, or active recreation amenities, which
include, without (imitation, areas for basketball, volleyball, or racquet sports.
(_)~~ecial t7~en S~,~ace Requir~mollt5 ,~lullicable To (Zesldentlal Uses Ill the (ZI-1-3. and RIi-7.
R~sidentinl uses in the RH- ~ and the RFI-7 zoning districts shall include ~vithul lts usably
t?~~lll S~aI;L' ill'eil all Ollt(IOOI' Wardell Or ltlll((SC'llled COllrtyilr(} thtlt nleetS [ht; Celjlllrf]71e11tS Ot
t~.u-at_~rahh 9-9- I I (e)(31. Q.R.C. } 981.
(~~I~) Special Requirements For Nonresidential Buildings: Useable open space fox a building
containing a business or industrial use maybe indoors or outdoors but must be at ground
level, accessible from public areas, and open to use by the public.
(l) Indoor useable open space shall not constitute more than fifty percent of the required
amount of open space and may include, without limitation, malls, pedestrian ways,
plazas, and other open areas within a building if the open space is oriented directly
toward the major pedestrian entrance of the building. Malls, pedestrian ways, and
plazas, shall include passive recreation amenities which include, without limitation,
benches, tables, ornamental lighting, sculpture, landscape planners or movable
planting containers, trees, tree grates, or water features. If a hallway is to be
considered a pedestrian way or an open area within a building that is oriented directly
toward the major pedestrian entrance of the building and used as indoor open space, it
shall be at least two times the minimum width required by chapter 10-5, "Building
Codes," B.R.C. '1981, in order to permit the installation of indoor passive recreation
amenities.
(2) In the BMS, MU, IMS, and BR-2 zoning districts, individual balconies, decks,
porches, and patio areas that will not be enclosed count one hundred percent toward
the private open space requirement, provided that such balcony, deck, porch, or patio
is not less than seventy-two inches in any dimension nor less than sixty square feet in
total area. In the BR-2 zoning district, the dimensions and locations of private open
space may be varied if the private open space adequately meets the needs of the
occupants of the dwelling units and is approved as part of a site review pursuant to
section 9-2-14, "Site Review," B.R.C. 1981.
(f,i) Prohibitions: Portions of a lot on which a structure or unenclosed use arc located shall not be
counted as useable open space unless allowed in subsection (d), (e), (f), or (g) of this
section. Portions of a lot that are unenclosed include those areas that are designed such that
they cazuiot be enclosed and are generally open to the sky above, except for a balcony or
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deck. The following are specif c examples of areas that may not be counted as useable open
space:
Section Chapter 9-9, "Development Standards," B.R.C. 1)81 is amended by the
addition of a new section 9-9-22, to read:
4-9-22 Trip Generation Requirements for the MU-4, RH-6 and R.TI-~ Zoning Districts.
(a) Pul~ose. The purpose of this section is to provide the trip generation requirements for the
MU-4, RI-1-6 and RH-7 zonng districts for developments that are not served. by a general
improvement district or other approved organization that provides transportation related
services. Further, it is the purpose of this section to:
(1) Provide approaches to mitigate the impacts of traffic generated by development and
redevelopment.
(2) Ensure that the amount of land used far parking is the minimum necessary to serve
development in the area.
(3) Provide opportunities for parking that is provided in a development to be used in an
efficient manner during all times of the day or evening.
(b) Scol?e• The applicant for any additional floor area for a property located in the MU-4, RH-6
and RH-7 zoning districts shall demonstrate that the development does not exceed the trip
generation allowance standards of this section. The requirements of this section do not apply
to development proposals within general improvement districts or other organizations that
have service plans which include travel demand management and parking management
programs that have been approved by the city council to generally meet the objectives
described in this section.
(c) Property Trip Generation Allowance. The applicant for any development subject to the
requirements of this section shall be required to demonstrate that fifty-five percent of the
trips generated by the development during the highest peak travel time shall be:
(1) Made by a mode of transportation that is an alternative to single occupant vehicle use,
including without limitation, walking, bicycling, carpooling, vanpooling, or public
transportation.
(2) Avoided through programs such as ahtenlate work schedules, including
telecommuting or compressed work week programs.
(d) Trip Generation Calculation. The trip generation allowance shall be calculated using
standard calculation methods commonly accepted by the Institute of Traffic Engineers for the
uses of land that are proposed for the development during the highest peak travel times. The
applicant shall provide the city manager with information necessary to demonstrate that the
appropriate number of trips for the proposed development has been provided.
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(e) Trip Reduction and Mitig_atzon. The applicant shall demonstrate how it will generate fifty
• five percent alternative mode use as described in subsection (c) at the highest peak travel
time through a travel demand management plan.
(f) Travel Demand Management Plan, A travel demand management plan shall be submitted
with all development applications that add a nonresidential use floor area or an additional
dwelling unit that demonstrates compliance with the trip generation requirements. Any
combination of the following methods maybe incorporated into the travel demand
management plan to achieve the requirements of this section.
(i) Parking management strategies
(2) Enhanced design and amenities
(3) Financial incentives
(4) Tz-ip reduction programs and policies
(5) Marketing and outreach
(g) Components of a Travel Demand Management Plan. An applicant may divide a travel
demand management plan into two components: (1) infrastructure and amenities and (2) a
travel demand management operations program. As part of a development approval, the city
manager will approve separate trip generation reductions attributable to each element of the
travel demand management plan.
(1) Infrastructure and Amenities. The inliastructuxe and amenities component of the
travel demand management plan shall include all of the elements of the travel demand
management plan that require the construction of either private or public
improvements. The improvements may include without limitation facilities such as
showers and changing facilities, parking area design, amenities that support alternate
mode use such as covered and secure bicycle parking or enhanced pedestrian, bicycle
and transit access. Unless otherwise approved uz the infrastructure and amenities plan,
all public and private improvements shall be constructed prior to or concurrent with
the construction of the buildings within the development. If construction of such
improvements is to occur later, the applicant shall submit, subject to the review and
approval of the city manager an improvement construction phasing plan. The
applicant shall demonstrate that phasing of the construction of improvements is
necessary because such improvement cannot be effectively or efficiently utilized
until a given level of development has been completed on the property.
(2) Demand Management Operations Pro~ram• The demand management operations
program shall be the plan that is used by the tenant or occupant of a development or a
portion thereof. 'lhe demand management operations plan shall. include those
prolnazns necessary to meet the trip reduction requirements of this section, including
without limitation the following:
(A) Parking management strategies that may include unbundled parking, paid
parking areas, or car pool or vanpool preferred. parking areas.
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(B) Active promotion of alternate modes through marketing and outreach programs
to ez~~ployees or residents.
(C) Financial incentives for employees or residents to alternate modes such as
public transit passes, subsidized transit or vanpool fares; or a parking cash-out
program.
(D) Policies and programs including, bicycle or carshare services, telework stations
in residential buildings, or telecommuting and compressed work week programs
for employees.
(E) A plan for monitoring the effectiveness of the travel demand management plan
that is submitl:ed to the city manager on a bi-annual basis, using guidelines and
performance measures developed by the city. The monitoring plan shall state
whether the monitoring shall be done by the owner, occupant, tenant or other
designated organization.
(3) Sustainable Funding, The costs of a travel demand management program shall be the
responsibility of the owner, occupants, tenants, or visitors to the development. The
applicant shall be required to demonstrate how the facilities and programs will be
initially funded and funded over time to ensure implementation and ongoing
operation of the facilities and programs.
(h} Monitoring; and Evaluation. The owner of any property that has a travel demand
management plan shall he responsible for ensuring that the monitoring and evaluation
component of the travel demand management plan is completed as required by this section.
Monitoring and evaluation data shall be submitted to the city manager on a bi-annual basis.
The monitoring and evaluation data shall be in a form acceptable to the city manager and
shall address the effectiveness of the approved travel demand management plan in reaching
the trip generation requirements of this section. If the monitoring data shows that the travel
demand management plan is not meeting the trip generation requirements of this section, the
owner shall submit a revised travel demand management plan that meets the requirements of
this section within 3Q days of a request by the city manager.
(i) City Maria eg r May Issue Rules. The city manager may adopt rules necessary for the
implementation and interpretation of this chapter under the procedures of Chapter 1-4,
"Rulemaking," B.R.C. 1981. Such rules may address, without limitation, the following
topics:
(1) Methods for determining how programs and facilities impact trip generation rates;
(2) Methods of evaluating approved travel demand management plans during the bi-
annual review processes; and3. Monitoring procedures and practices for approved
travel demand management plans.
(j) Compliance Re uq
ired• No person shall fail to comply with the requirements of this section
or any rule issued by the city manager under this section. No person shall fail to submit the
operations monitoring component of an demand management operations plan to the city
manager on at least an annual basis. No person shall violate the terms of an approved travel
demand management plan.
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Agenda Item # Page
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Section This ordinance is necessary to protect the public health, safety, and welfare of
the residents of the city, and covers matters of local concern.
Section The city council deems it appropriate that this ordinance be published by title
only and orders that copies of this ordinance be made available in the office of the city clerk for
public inspection and acquisition.
INTRODUCED, READ ON FIRST READING, AND ORDERED PUBLISHED BY
TITLE ONLY this day of > 20_.
Mayor
Attest:
City Clerk on behalf of the
Director of Finance and Record
READ ON SECOND READING, PASSED, ADOPTED, AND ORDERED
PUBLISHED BY TITLE ONLY this day of , 20
Mayor
Attest:
City Clerk on behalf of the
Director of Finance and Record
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Agenda Item # ( Page . : ;1
Attachment B
CITY OF BOULDER
PLANNING BOARD ACTION MINUTES
August 25, 2008
1777 Broadway, Council Chambers
A permanent set of these minutes and. a tape recording (maintained for a period of seven years)
are retained in Central Records (telephone: 303-441-3043). Minutes and streaming audio are also
available on the web at: http•//www.bouldercolorado.~;ov/
PLANNING BOARD MEMBERS PRESENT:
KC Becker
Willa Johnson
Andrew Shoemaker
Phil Shull, Chair
Adrian Sopher
PLANNING BOARD MEMBERS ABSENT:
Bill Holicky
Elise Jones
STAFF PRESENT:
Louise Grauer, Senior Planner
David Gehr, Assistant City Attorney
Julie Johnston, Senior Planner
Ruth McHeyser, Executive Director of Community Plaining
Susan I2ichstone, Long Range Plamung Manager
Paula Weber, Administrative Specialist III
1. CALL 10 ORDER
Chair, P. Shull, declared a quorum at 6:OS p.m. and the following business was conducted.
2. APPROVAL OF MINUTES
On a motion by A Souhcr seconded by A Shoemaker the Planning board approved (4-0. B.
Holicky and E Jones absent W Johnson abstained) the August 7 2008 Plaimin~ Board
minutes as amended.
3. PUBLIC PARTICIPATION
There was no public participation.
4. DISCUSSION OF DISPOSITIONS, PLANNING BOARD CALL-UPS/
CONTINUATIONS
There was no discussion.
Agenda 1ten~,g1'ager~'~;
5. DISCUSSION ITEM
Discussion and llirection on Transit Village Area Plan (TVAP) Phase I Zone Districts.
Staff Presentation
L. Grauer presented item to the board.
General questions raised by the board:
P. Shull thought the intent of code simplification was to reduce the number of zones, not
increase the number.
D. Gehr responded that the code drafting is more straightforward if we separate the zones that
are even slightly different from each other; we have been reducing the number of zoning
overlays.
K. Becker asked for an update on the status of FasTracks.
P. Shull stated the need to address the location, screening, and maintenance of long teen bike
parking and need to have a better sense of the timing of all the other elements of TVAP
implementation, particularly the parking district wlucla will affect development and the
availability of parking for future development.
A. Sopher was concerned that the new zone districts include setbacks in all upper stories; the
Boulderado is a much beloved building and it goes stxaight up to 4 / 5 stories. Asking, if
underground parking included in the FAR as is cuz-rently the case in BMS`?
Staff responded that the intent is not to count underground parking in the FAR but to count
above ~,nound parking in the FAR.
Public Hearing
John Pawlowski, 3155 Bluff Street Boulder 80301, said this program needs to be championed.
He said the "cash in lieu of option needs to be maintained.
Board Discussion
P. Shull asked staff to address council's suggestion that Planning Board provide input on how to
create a more interesting roof line/skyline in buildings above 55 feet.
D. Gehr said there maybe more flexibility in the Charter amendment for appurtenances. He
noted that the height does not apply to spires, belfries, copulas, domes not used for human
occupancy and other necessary mechanical appurtenances carried above the roof level that do not
take up more than twenty five percent of the roof area.
A. Sopher asked about the definition of measuring height and if the definition in the code differs
from the Charter.
D. Gehr said the Charter defintion of height is the vertical distance from the lowest point within
25 feet of the tallest side of the structure to the upper zxzost point on the roof.
For ItH-3:
A. Sopher said the criteria for improving the quality of open space might be too vague. He said
the effort to improve building articulation and form module was a little overdone. He did not
necessarily agree that only two stories could be allowed before a 10 foot setback. He asked how
the adoption of a 28t1i Street frontage road cozulections plan would impact the existing buildings
in that area.
Agenda Item ~BPage
L. Grauer said staff will bring back the Connections Plan for the 28th Street Frontage Road to
the board at a later date.
W. Johnson expressed concern about creating more zones. She added that wading through the
implications for users and administrators is challenging.
A. Sopher on open space, said that it maybe overstated to require a percentage to be accessible
from the public ROW. He also did not see the problem with a hidden garden.
L. Grauer said the intent of this open space criteria is for visual relief, access, and urban design;
A. Sopher said we need to clearly define if we are talking about public space or private space.
S. Richstone said in terms of urban design, open space should be usable so there is some relief.
A. Sopher was concerned about access.
W. Johnson suggested that there needs to be access from a public adjoining sidewalk.
P. Shull was concerned about permanent building, transparency, coiznectivity, and the "super
block" issue.
L. Grauer said the criterion could be changed to address the need for the open space to be
accessible.
K. Becker asked about the requirement of providing one tree per thousand square feet of
building or open space.
L Grauer clarified that it was one tree per thousand square feet of open space.
A. Sopher discussed stepping back the third and fourth floors.
P. Shull said that we need to explore the idea of creating an attractive four story building without
large set backs.
W. Johnson did not like that every building will have a wedding cake look.
A. Sopher said it appears that everything will. have to come tluaugh site review or look
institutionalized. He found this disturbing.
A. Shoemaker suggested adding a requirement that articulates rooftops or stories in some
fashion and leaving the "how" up to the applicant's discretion. He said what everyone is looking
for here is non uniforn~ity.
A. Shoemaker said goad buildings have multiple elements.
P. Shull was concerned about buildzzigs that are articulated well above a certain height.
K. Becker asked if an intent statement could be included with the provision that it could be
modified in site review.
A. Sopher was concerned that the code changes are to protect against bad buildings-if there is
less building, it would be better.
P. Shull was comfortable leaving the 3`a and 4`" story setbacks since more of a bad building is
not so good either.
P. Shull asked if the open space could be reduced.
L. Grauer clarified. that current code says that the 60 percent open space requirement can be
reduced to 30 percent through site review and meeting of the criteria being proposed.
Discussion on RII-7
W. Johnson said the nuance between the RH-7 and RH-3 is so small and asked if there were
other options besides creating a new zone. She recogzuzed that the major difference is parking.
A. Shoemaker said. it might seem more complex to have another zone but with the legal
language that would be required to make exceptions for the two zones, it would be more
straightforward to draft two separate zones.
A. Sopher was surprised at the desire to have 60 percent open space in TVAP.
P. Shull agreed and pointed out that there is a huge park just a couple of blocks away.
A. Sopher asked if we need to step back with the third story and above.
L. Grauer said that the guidelines address building articulation.
Agenda Item:~LPage
A. Sopher asked if we want to see every project in site review or are we trying to create
guidelines that keep projects from having to go through site review.
S. Richstone said that because of the size of the parcels, projects would have to come in for site
review.
A. Sopher said that site review will undermine a certain amount of creative chaos.
Discussion on MU-4
A. Sopher appreciated the staff solution of allowing projects to go to .75 FAK for non residential
based on certaizl locational criteria, since certain locations, such as adjacent to the tracks, might
better be for nonresidential uses.
W. Johnson agreed with A Sopher.
P. Shull said designating parking spaces are determined by the use (commercial or non
residential). He added that non residential properties might not work in certain zones. He said
developers will hold back until the parking district is in place because the developers can not
develop at the higher FAR until there is a district.
L. Grauer said phasing the parking maximum was an idea in the beginning.
S. Richstone said parking maximums would. allow for parking as a principal use on a site that
over time can be re-developed, which allows for phasing in. She said the city is talking to RTD
about having ownership of a lot on the bus facility and working toward having the parking
district in place sooner than later.
A. Sopher said the board agreed to allow the parking district to be phased in over time but did
not agree that would affect the FAR allowable on site if the parking district was not in place. He
said the board also discussed if someone built parking they could sell that off and should not be
penalized in teens of their allowable FAR.
D. Gehr said the question then becomes do you want to regulate building bulk.
A. Sopher said we are then penalizing the developers on both sides by allowing them 1.0 FAR.
D. Gehr said the bottom line is that there might not be any parking when the parking district is
formed but there would be a service plan and taxing authority in place before the area is rezoned.
I'. Shull said if you build without a parking district you will have businesses that fail because
there is too much competition for parking and there will not be enough spaces to support that
density of businesses.
P. Shull said if the non residential businesses are developed and oriented for transit uses,
businesses will fail because there is not enough parking for the businesses that were created for
pedestrians.
Discussion on RH-6
W. Johnson asked why detached dwelling units and duplexes are not allowed in this zone.
L. Grauer said detached units were not anticipated.
S. Itichstone said in the early conversations that single family detached units were never
anticipated u~z TVAP. .
A. Sopher said his concerns early on were about allowing some more uses to create more
flexibility. Also, he wondered if the Housing Division has a preference about whether they want
cash-in-lieu for townhouses or would they want townhouses?
L. Grauer said that City Council gave direction to explore the question of no cash-in-lieu in the
Transit Village. However, staff's response to Council was that the Transit Village should not be
treated differently froze the rest of the city and that review of the overall IZ ordinance should be
considered as a whole.
P. Shull said thirty five feet in three story town homes is very tall.
Agenda Item Page~li
A. Sopher appreciated the small minimum lot area because it gives the flexibility of having
some larger and some smaller Lots. He said it might be a good idea to allow different types of
units such as flats at the end of blocks in RPI-6.
TVAP guidelines
P. Shull was concerned that if the train does not come to the Transit Village that some elements
of the Plan rnight have to be revised, such as the rail plaza and maybe every Junction Place.
S. Richstone said if there is a sigtUficant change in plans or circumstance, these elements of the
plan and guidelines would have to be revisited. She added that RTD is moving forward with the
bus facility.
A. Sopher asked if the schedule for rezoning phase one was still on track.
L. Grauer said the zone districts should be in place by the end of January. She was hopeful that
once the zone districts, the concurrency ordinance, and at least the service plan for the parking
district are in place by the end of the second quarter 2009. After these have been completed,
rezoning would begin.
6. MATTERS FROM THE PLANNING BOARD, PLANNING DIRECTOR,
AND C1TY ATTORNEY
Report on Compatible Development and Single Family Neighborhood Community
J. Johnston presented her item to the board.
P. Shull asked the board members who attended any of the community meetings to provide
feedback.
K. Becker stated that the public felt engaged at the first public meeting and said there was
generally a positive feedback from the public.
A. Sopher found the kick off meeting to be cursory at many levels. He said people in the room
were being presented with information they did not understand.
K. Becker said some people came with the idea of being able to express their opinion and this
was not the forum for them to do this.
S. Richstone stated that there were some concerns expressed by individuals; but for the most
part people really participated in the workshops. She said in the smaller neighborhood workshops
there was more time for the public to speak but the public comments were not driven by
solutions, rather opinions about their neighborhoods.
R. McHeyser updated the board on the work program and updated the board on the October 29
bus tour.
A Shoemaker requested a Leave of absence Jan., Feb. and part of March.
7. DEBRIEF/AGENDA CHECK
8. ADJOURNMENT
The Planning Board adjourned the meeting at 9:13 p.m.
APPROVED BY
Board Chair
DATE
~
Agenda ItePage Jt-~
Attachment C
WEEKLY INFORMATION PACKET
MEMORANDUM
To: Mayor McGrath and Members of Council
From: Jane S. Brautigam, City Manager
Stephazuc A. Grainger, Deputy City Manager
Ruth Mel-Ieyser, Interim Planning Director
Susan Richstone, Long Range Planning Manager
Louise Grauer, Senior Planner
Date: October 16, 2008
RE: Informational item: Update on Transit Village Area Plan (TVAP) Implementation
EXECUTIVE SUMMARY:
The purpose of this memo is to provide City Council information on the following Transit
Village Area Plan (TVAP) topics:
1. Background on the vision and reasons why the city adopted the Transit Village Area Plan
(TVAP). Area plans are prepared where change is expected in the near future. It helps
ensure that when redevelopment occurs, property owners can design their projects to be
consistent with the vision for the area. It also helps ensure that public improvements will
be in place to support the new development and advance city goals. The vision for the
Transit Village area is "a lively engagvlg place with a diversity of uses, including
employment, retail, arts and entertaimnent, with housing that serves a diversity of ages,
incomes, and ethnicities." (TVAP page 9). See Attachment A. Goals and Vision.
2. Update Council on the proposed regulatory elements of TVAP implementation. These
include:
a. Development of three proposed new zone districts for TVAP and proposed
revisions to one existing zone, Residential High-3 (RH-3). One of the areas of
change for the proposed TVAP zones is parking: the concept of parking
maximums or parking caps instead of minimum parking standards; and parking
unbundling or separating the cost of parking from the cost of the primary use;
b. Development of a concurrency ordinance which will include a mechanism to
ensure that the public improvements adopted in TVAP will be implemented and
fimded in conjunction with redevelopment; the concurrency ordinance would
need to be in place prior to any rezoning in the area;
3. Update Council on the timing for other elements of TVAP implementation including the
funding plan for key public improvements, and the creation of a parking district. (See
Attachment I~, TRAP Implementation Timeline.)
4. Response back to Council on its 5-point direction provided to staff at the June 3 meeting
(See City Council Minutes for June 3, 2008 Attachment C~ which included:
r'
Agenda Itien~'age~l
a. Support fora .5 maximum floor area ratio (FAR} for nonresidential uses in the
future mixed use -2 land use area;
b. Analysis of the possibility of requiring all permanently affordable units on site in
TVAP, with no cash-in-lieu options;
c. Exploration of how to incorporate LEED-ND criteria standards in TVAP;
d. Include covered bicycle parking for TVAP;
e. Allow roof peaks to be included as appurtances in buildings aver 55 feet.
5. Update Council on a proposed schedule and next steps for TVAP. New zone districts are
tentatively scheduled for Planning Board and City Council consideration in December
and January. Rezoning is anticipated to occur later next year after Council has provided
direction on additional implementation measures including a concunency ordinance, the
funding plan, and a future parking district.
FISCAL IMPACTS:
¦ Fiscal: The Office of Environmental Affairs is funding a S20,OOU analysis of the LEED-
ND criteria applied to TVAP;
¦ Staff time to develop the regulatory framework for TVAP is included in the departmental
work plan.
¦ RTD's current concept plan review (2008) and future site plan review (2009) for their
regional bus facility at Pearl Parkway and the railroad tracks will trigger a discussion
about the timing and extent of the ei~t~ancement funding needs for Junction Place as
described in TVAP and in the Implementation Plan.
COMMUNITY SUSTAINAI3II,ITY ASSESSMENTS AND IMPACTS:
Economic, environmental, and social sustainability goals were adopted for the TVAP, the plan
incorporates many components to address the goals:
¦ Economic: TVAP will further the city's economic vitality goats by providing new
opportunities for businesses, employment, and housing, and creating opportunities 'for
public/private partnerships. The location of TVAP will provide support for the Twenty
Ninth Street and Whole Foods redevelopments.
Projections based on the land use plan could result in a maximum of approximately 1200
additional phase 1 jobs in the office and retail sectors in mixed use zones, and 1000 new
housing units over the next 10 - 15 years phase 1 development period, many of which
will be work force housing for employees working in Boulder.
¦ Environmental: The TVAP effort promotes long-term environmental sustainability by
encouraging aresource-efficient land use pattern with comprehensive transportation
demand management strategies that encourage transit use, reduce vehicle miles traveled,
and reduce energy consumption. Other sustainability measures anal practices include an
analysis of the LF..ED-ND pilot criteria to determine how well the TVAP and the
Implementation Plan meet the criteria and where improvements could occur including
further analysis of the area-wide stonnwater plan which has been incorporated into
TVAP.
Agenda Item~~Pag~
¦ Social: TVAP will further the city's social sustainability goals by increasing affordable
housing, expanding employment and transportation options for all members of the
community, and in the area for TVAP residents, employees, and nearby neighbors.
o A number of neighborlood meetings were held wlv.ch included residents of San
Juan del Centro and Orchard Grove mobile home park. Residents were very
interested in the proposed public spaces including the pocket park and the civic
plaza by the railroad tracks. The future design of these public spaces will include
adjacent neighbors.
o The equivalent of 20% of all new housing units will be permanently affordable
and the city anticipates up to 50% permanently affordable housing on the city-
owned parcel. This could result in 250 - 350 new permanently affordable unts in
phase 1.
o The plan will result in housing proximate to employment; shopping, recreation,
transit and. bike facilities, making the area attractive and affordable for people
who desire acar-free lifestyle, or wish to reduce reliance on the automobile.
o The pocket park, the civic space, and connections within and to the area will be
designed to welcome the adjacent neighborhood residents and attract a diversity
of users.
BACKGROUND:
The Transit Village Area Plan (TVAP) was adopted by Planning Board and City Council in
September 2007 fora 160-acre area located in the geographic center of the community, bounded
by 30`'' Street,l'earl Street! Pearl Parkway, Foothills Parkway and Valmont. The area is close to
Twenty Ninth Street and the future expanded Whole Poods/Barnes & Noble shopping centers.
Pearl Street connects the area to the Downtown; the Goose Creek grcenway provides excellent
off-street bicycle and pedestrian access to and through the area. Valmont Park, the Mapleton ball
fields, and the East Boulder office and industrial areas, one of the city's largest employment
centers, are easily accessible via the Greenway.
Changes in the area which. triggered the need for an area plan include the following:
a. The joint city and RTD purchase of the 11-acre property at the northeast corner of
Pearl Parkway and 30`h Street (2004) for a mixed use neighborhood, with much of
the housing affordable to Lower and middle incomes, with neighborhood-serving
retail uses;
b. The new regional bus facility expected to be built by RTD in 2009- 2010 at Pearl
Parkway and the railroad tracks;
o. The redevelopment of the Crossroads Mall into Twenty Ninth Street, a
community destination for shopping and entertainment;
d. The completion of Steelyards development, a mixed use residential, retail, office,
and industrial pedestrian-oriented neighborhood with afire-grain street grid and a
new urban streetscape along the east side of 30~~t Street.
The original vision is still relevant, and the Plan states: "the Transit Village area will evolve into
a lively, mixed-use, pedestrian-oriented place where people will Live, work, shop and access
regional transit. It will became a new neighborhood as well as an attractive destination for the
larger city with regional transit and public spaces that will benefit the entire Boulder
Community." (TVAP page 9)
Agenda Item-_,~jPage
AhIALYSIS:
Code Changes
The proposed regulatory changes include the following proposed revisions to the Residential.
1 sigh-3 (RH-3) zone district and three proposed new zone districts to implement Phase I of
TVAP described below (see the map below):
RH-3: existing Residential High Density -3 zone district with proposed changes to address
Plamvng Board's de-brief of recently developed projects on September 4; (this zone is located
along the 281" Street Frontage Road and at Arapahoe and 33rd for the Peloton}. As discussed at
the follow-up September 25 Planning Board meeting, for the existing RH-3 zone along the
Frontage Road, staff proposes the following changes to ijnprove the existing zone and ensure
better projects in the fiiture without creating nonconforming uses:
• Add criteria to the open space section to improve and enhance the open space;
• Add the standard that the footprint of a fourth story can only be 70 percent of the
footprint of the third story;
• Any future rezoning to RH-3 will only be considered for areas where a 'T'ransportation
Connections Plan has been adopted; review and bring forward the Transportation
Connections Plan developed for the Frontage Road area for adoption.
RH-6: proposed new zone to implement the TVAP High Density Residential -1 land use (HDR-
1). The vision for this area, on the north side of Bluff Street, is primarily for townhouses to
continue the character of the existing Steelyards.
I2H-7: proposed new zone to implement the TVAP High Density Residential -2 land use (HDR-
2), modeled after the 1ZII-3 zone district; the vision for this area, on the north side of Goose
Creek, is higher density housing across Goose Creek from the proposed pocket park; it would
include inviting open spaces, and could provide workforce housing. Uses could also include
limited neighborhood-serving retail uses.
MU-4: proposed new zone to implement the TVAP Mixed Use -2 land use, modeled after BMS,
one of the city's form-based zoning districts which calls for apedestrian-oriented urban form; the
vision for this area is a flexible mix of uses, with ground floor neighborhood -serving retail and
housing above. Proposed criteria include:
¦ A .5 maximum nonresidential FAR limit which can be increased to .75 through site
review;
• The total FAR would be 2.0 if located in a parking district; the maximum FAR if not in a
parking district would be 1.0;
t'.
Agenda Item~Page 5 !
~ ` 11Go o _ , ~ , =7 ¦ Add the standard that the
_ _ ~ • ~ _ - _ footprint of a fourth story
~ : rriu.~gTV,MU•z) ~ ~ ~ can only be 70 percent of
~ ~ ~ the footprint of the third
i RHO{(HDR=1j n o~n ~
C ~ - ~~a~aq~ //J'~y, a I story
u In addition, code changes will be
~ ` ` ~ ~'r=r-'~ included on the following topics:
L~1_ p .
~ t _ ~ r ~ ~ ' Revised approach to parking
f-J ~~r
r ~ ti • ~ r ~ standards;
- ~ `s'I - ~~ozr~~a ~r s i o Require two covered
; ~ s ~ " ' . _ ,r_~ I may, ' bike parking spaces
i ~ : ~ per unit and for
~ nonresidential uses,
P~MU;d (TV MU:2)t' o~~ y~l. q 1~
1~ , ~ P I re uire 20 ercent of
s~
~ . , - - the auto parking
Cl
Y ~ requirement for
~I ~ ~ covered bike
[s ` ? ~ ~ . ~ parking;
o Use parking
maximums or
n~1 ~ -
-
parking caps for the
e TVAP zone districts
instead of minimum
parking standards;
o Unbundle parking which refers to separating the cost of parking fiom the cost of a
commercial space or housing unit so that real estate is sold or leased separately
fiom the parking that serves it;
¦ Concurrency ordinance: to ensure that the mechanisms needed to fund any area -wide
expenses are in place prior to rezoning; these include the area-wide storm water plan and
any additional water and wastewater costs that will beneht all property owners in the
boundary.
¦ To ensure the implementation of the Comiections Plan as adopted in TVAP that requires
a fine-grained street grid to be developed concurrently with development including
streets, alleys, pedestrian paths and multi-use paths.
Response to Council Direction
Council provided additional direction at its June 3 meeting. These five points include:
1. Support fora .5 maximum nonresidential FAR in the proposed MU-4 mixed use zone
district for TVAP.
Response: Staff origizlally proposed a .5 maximum for nonresidential uses and Plazuling
Board reconvrzended a .75 maximum FAR. The proposal, described above under MU-4,
includes a maximum .5 FAR which can be increased based on criteria through site review
to .75.
2. Explore the possibility of requiring all permanently affordable units on site in TVAP.
Response: The city currently has an Inclusionary Zozvng (IZ) ordinance that applies to all
new residential construction. The general requirement is that 24% of all newly
Agenda I*emj~Page
constructed units be permanently affordable to low and moderate income households.
The options for meeting this requirement include providing on-site permanently
affordable units, cash-in-lieu of the required units, making existing, off site units
permanently affordable or dedicating vacant land for permanently affordable units.
The city is currently engaged in a review of the city-wide affordable housing program.
Among other issues, council has requested staff look. at the on-site requirement and
options far electing off-site options, current cash-in-lieu amount, and annual cash-in-lieu
adjustment, all of which could impact the amount of community benefit realized in the
Transit village Area. Staff expects the review to be completed in early 2009. To date IZ
has been applied equally to all development throughout the city. This city-wide approach
was adopted as the most defensible structure for the IZ ordinance should it be challenged
in court.
The review of the city's affordable housing programs is divided izlto two phases:
Phase I. Social policy review -this phase will examine the 4,500 unit goal and program
priorities. It is currently underway. It is expected to be completed by December 2008.
Phase II. Regulatory policy - tlvs phase will include both a review of regulatory policy as
well as ail exploration of new initiatives. Staff will explore and evaluate modifications to
IZ, including requirements for cash- in-lieu, on-site and off--site options. The regulatory
review is expected to be completed during the second quarter of 2009. Exploration of
new initiatives is expected to be completed by third quarter 2009.
Given the city-wide nature of the regulatory issues, staff recommends that consideration
of IZ options for the TVAP area be included as part of the city-wide review of affordable
housing regulatory policies. Any outcomes of the IZ analysis would be determined prior
to any rezoning in TVAP.
3. Include a feasibility study of LEED-ND criteria.
Response: TVAP calls for an Envirozunental Sustainability Report. Staff has hired a
consultant to analyze the components of TVAP and associated plans and zozung based on
the LEED-ND criteria to determine where TVAP meets or exceeds LEED-ND and where
it could be improved. The consultant selected to do this analysis, Doug Farr, is on the
national LEED-ND committee which is developing the eritez-ia. The consultant will be in
town on November 3 and a reception will be planned at the end of the work day.
4. Indoor bike and bike trailer parking in the land use code.
Response: Covered and protected bike parking is included in the proposed code changes
for the proposed TVAP zone districts. See above for a brief description.
5. Include options to allow roof peaks above the 55 height limit similar to the allowance for
appurtances.
Re~onse: For buildings under 55 feet high, roof peaks are allowed. For buildings over 55
feet high, the ability to include any rooftop appurtances for buildings over 55 feet is
addressed in the charter:
Agenda Ite ~ Page
Charter Amendment on Height: All buildings azzd ether structures throughout the city
shall be limited to a height not exceeding,fifty-five feet. This height limit shall not apply
to spires, belfries, cupolas, or dvnzes not used for human occupancy, nor to silos, parapet
walls, cornices without windows, antennas, chimneys, ventilators, skylights, or other
necessary mechanical appurtenances usually carried above the roof level so long as they
do not take up more than twenty-five percent of the roof area, nor to light poles at
government-owned recreation facilities, nor to light and traffic signal poles in the right-
of-way, nor to service and transmission line electrical utility poles. "~Ieight" means the
vertical distance from the lowest point within twenty-five feet of the tallest side of the
straccture to the uppermost point of the roof.
NEXT STEPS:
Ordinance changes for the new and revised zone districts are tentatively scheduled for Planning
Board and City Council consideration in December and January. Additional elements of TVAP
lmplementation include the funding plan and a parking district. (See timeline, .4ttachznent 13.)
There are two additional implementation measures which will need additional Council direction
prior to any rezoning in the area. The funding plan as proposed in the lmplementation Plan calls
for the city to provide upfront funds for key public improvements at the same time that the
corresponding development occurs: the enhancements to Junction Place, the bridge over Goose
Creek Grcenway, the pocket park and the civic plaza by the future rail platform at the end of
Bluff Street. Any city funds would be paid back through the construction use taxes and the
transportation and parks development excise taxes (DET) collected in the transit village area.
City funds would only be used when a corresponding development triggers a need. Staff will
revisit the projected cash flow and return to Council for direction on the funding plan during the
first half of 2009.
In addition, Molly Winter has begun a preliminary analysis for a parking district plan for the area
and is talking to property owners and. potential developers in the area to determine options for
services to be included (costs) and revenue options in a future parking district. Staff will provide
Council the results of this preliminary analysis in the first quarter of 2009 for Council direction.
Direction on both of these implementation measures will be needed prior to any rezoning in the
area.
ATTACHMENTS:
A. TVAP Goals and Vision
B. TVAP Proposed Timeline
C. City Council Minutes June 3, 2008 on TVAP
Agenda Iten~~Page
Attachment I)
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Table of Cor~ieilts
a
a
Guidelines
Genera{ Guidelines . . . . .......4
Pocket Park Design Guidelines ..............................5
Pearl Street Center District Guidelines ........................5
Transit Facility Guidelines (Bus and Rail} ......................6
Rail Plaza District Guidelines ..............................7
Raif Plaza Guidelines .....................................7
Depot Guidelines ........................................8
30th Street Center District Guidelines ........................8
Valmont Corridor District Guidelines .........................8
Pearl Parkway District Guidelines ............................9
Wilderness Place District Guidelines .........................9
Steelyards District Guidelines ..............................9
Old Pearl District Guidelines ..............................10
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~,~t'
Transit ViGage Area Plan Guidelines • Boulder, Colorado ~ N---
Urban Design °
General Guidelines
The following guidelines apply to all character districts. Bus Stops
• Include the following fvr bus stops adjacent to deve!-
Building Placement and Design opment projects: a shelter, benches, rvute and sched-
• Orient the main facade tv the street and provide an ule signage. Additional enhancements are encour-
entrance on the street side of the building. ag=ed, such as pedestrian lighting, art, landscaping, and
• Design buildings with pedestrian-scale materials and waste receptacles. Bike racks should be provided at
architectural articulation, particularly on the first floor. regional route stops. (Refer to the bus route and stop
Avoid large blank walls. Along streets and sidewalks information on the Transit Map in the Appendix. See
provide pedestrian interest, including transparent win- tFre Implementation Plan for funding information.)
down and well-defn~ed building entrances. /unction Place
• Consider- opportunities tv frame or preserve views of • !n addition to the street trees, sidewalks and bike /acili-
the flatirons to the southwest. ties specified by the /unction Place streetscape section,
provide seating; planters, art, special pavement and
Useable Open Space lighting along Junction Place. (See the hnplementation
• Incorporate well-designed, functional open spaces with Plan for information on funding of the city share.)
tree, quality landscaping and art, across to sunlight
and places to sit comfortably. Where public parks or Where feasible, plare active uses, such as retail or
open spaces are not within close proximity, provide cvmmercial services on the first floor of buildings along
shared open spaces for a variety of activities. Where junction Place.
close to parks, open spaces provided by development • Provide way-finding features such as special pave-
may be smaller. meats, signs, or art to facilitate pedestrian movement
between Junction Place, Rail Plaza, the rail platform
Permeability and under-/overpass, the bus station, Goose G~eek
• While the improved street network will provide more Greenway, Pearl, Valmont, 30th Street and Wilderness
frequent pedestrian connections, also provide multiple Place. (See the Implementation Plan for funding in(or-
opportunities to walk from the street into projects, thus mation.)
presenting a street face that is permeable. Also pro-
vide opportunities to walk tvithin the interior between Mixed-Use Buildings
abutting properties. This is especially important where • The potential for conflicts between residential and non-
street blocks are large, for example in the Wilderness residential uses within mixed-use buildings should be
Place District. minimized through careful design and building system
planning. Consider the compatibility of specific uses.
Parking Structures Issues could include noise, vibration, privacy, and
• Design the ground level of a parking structure to be entrance locations.
interestn~g and appealing for pedestrians, for example,
by wrapping the ground level with active uses, such as
retail. Include pedestrian-scale facade articulation,
architectural detailing and quality materials.
• Where the ground level is open or exposed to interior
drives, paths, or parking lots, screen it with a low wall
and/or evergreen landscaping.
• If tuck-under parking or podium parking (half-level
underground) is provided, locate it at the rear of the
property or wrap with active uses if feasible.
• Where feasible, locate structure entries/exits on sec-
ondary, not primary streets. Avoid locating
entries/exits on main pedestrian routes. Entries/exits
should be carefully designed to ensure safe, comfort-
able, and uninterrupted pedestrian (low on adjacent
sidewalks.
'fransil Pillage Area Plan Guidelines ~ boulder, Colorado
. ~ UrbaIl DeslgIl
Pocket Park Design Guidelines
• Locate the park adjacent tv Goose Creek to offer easy • Explore aquatic and riparian habitat and stormwater
access from the greenway and the largest concentra- and aesthetic enhancements to the adjacent Goose
tion of housing in the area. Creek channel This could include widening the chan-
nel, configuring the park along the upper terraces of
• Design the park to be welcoming and appealing to a the channel (with a playground above), and providing
diversity of users. Involve the neighborhoods to the a connection to the enhanced creek corridor. For
north in the park design process. more information see the Stormwater Section in
Chapter 6: Facilities and Services.
• Design the park to be approximately 3/4 acre in size.
Deter-mine exact size according to anticipated uses. • Mitigate the existing significant grade drop to Goose
At a minimum, include a playground, opportw~ities Creek to ensure a good flow of park users between
for sitting, and an open, grassy area for use by nearby the greenway and the park.
residents if possible.
• Incorporate environmentally friendly features such as
pervious surfaces, bio-filter landscaping beds, high-
efficiencylighting, and solar-powered amenities.
Consider opportunities for environmental education.
Pearl Street Center District Guidelines
• Locate buildings and building entries along Pearl and • buildings adjacent to Goose Creek Greenway or the
30th streets, with parking behind the buildings. Large North Boulo`er Farmer's Ditch should orient to the
buildings will likely need multiple entrances. greenway yr ditch amenity.
• Along Pearl and 30th streets, provide active first-floor • Provide direct access from adjacent properties to the
uses, such as retail, where feasible. future ditch path and the existing greenway, if the
grade difference can be reasonably mitigated.
• Look for opportunities to create car-free or car-
reduced zones. • See also: Genera! Guidelines, Pocket Park Design
Guidelines and Transit Facility Guidelines.
• Work with the ditch company to remove concrete
embankments along the North Boulder Farmer's
Ditch, re-vegetate the banks, and integrate a new
multi-use path. Do not underground the ditch.
Preserve existing mature trees.
Transit 9iBage Area Plan Gi[idelines • Baolder, Colorado ~ ~ _.~C1~
Urban Design
Transit Facility Guidelines (Bus and Rail)
Access to Transif facility from Surrounding Area • !n waiting/ boarding areas, provide lighting, searing,
• Provide pedestrian access from multiple directions. To service information (schedules, monitors, maps) and
be useful, pedestrian connections to facility must be shelter from the elements.
short, direct and visually unobstructed.
Location of Transit Parking
• Close to the facility, design roadways at a pedestrian • Site any transit parking or park 'n ride facility so that it
scale and to control vehicular speeds. Do not disrupt and associated automobile traffic do not impair
main sidewalks and crosswalks in the immediate tran- pedestrian circulation between the transit facility and
sit area with wide turning radii, driveways, or dedicat- surrounding area. This may entail siting the parking
ed turning lanes that require pedestrian refuge islands. outside the immediate transit area where pedestrian
activity is most intense. If the walk to the transit iacili-
• Ensure clear, unimpeded, signed bike access to the ty is safe and pleasant, it may not be critical to locate
transit facility from the larger bike network. Locate a park 'n ride in immediate proximity.
bike parking where it is highly visible and sheltered. /t
should be lighted and serure. • See also: Transit Parking sidebar in Chapter S:
Transportation Demand Management.
• Provide a pedestrian underpass, rather than an over-
pass, for the tracks at the rail stop. Facilify Identity
• Create a distinctive identity for the transit facility that
Sus Loading and Staging Areas resonates with the identity of the larger community.
• To avoid bus loading and staging areas from becoming Select a theme that will be universally valued by a
"dead space" in key pedestrian areas during off-peak diversity of users. For example, an identity maybe cul-
hours, concentrate bus loading and staging areas to tivated by incorporating art and/or an existing natural
minimize their size, even to the point of allowing or man-made feature unique to the area into the facili-
"cramping" and spillover during peak times. Besides ty. Consider carrying the theme into the way-finding
precluding dead zones, this will save valuable land features discussed in the Junction Place and Rail Plaza
and facilitate quick, close regional transit to local tran- Design Guidelines.
sit connections for passengers.
• Provide pedestrian links between transit connections
that are direct, short and uninterrupted. Although few
transit connections are expected between the regional
bus station and die train, regional-to-focal bus connec-
tions will occur at the bus facility, and rail-to-local bus 'These guidelines are Cased on BART Ti•unsit-Oriented Develoyaient
connections will occur at the rail stop. Gnide&nes 2003.
1'ransil9~(age Arca Plan Guidelines • Bonder, Colorado
° Urban Design
Rail Plaza District Guidelines
• Locate buildings along the street with parking behind. guidelines), as well as to the hacks. !f feasible, place
active uses vn the first fluor. Consider making the
• Place active uses on the ground level of buildings track-side frontage acar--free zone with pedestrian
adjacent to Rail Plaza, for example, stores, restaurants, amenities.
cafes, or commercial services, where feasible. They
should have entrances directly onto the plaza. • See also: General Guidelines, rail plaza Guidelines,
ar~d Transit facility Guidelines.
• Orient buildings to Junction Place (see Junction Place
Rail Plaza Guidelines
• Design the plaza to be approximately a third of an • Incorporate environmentally friendly features such as
acre. Err on the side of smaller rather than larger. pervious surfaces, biv-filter landscaping beds, high-
e(ficiency lighting, and solar-powered amenities
• Frame the plaza with buildings, with one side open (e:g., bubble fountains). Explore possible demon-
(or partially open) to Bluff Street and/or /unction stration or educational aspect for these features.
Place. The intent is to create a partially enclosed
space that is both inviting and intimate. • Use high-quality, authentic materials.
• Provide flexible space to accommodate a variety of • Utilize trees and plants to soften the space.
public uses, such as a mercado', farmers' market,
and festivals. Also provide flexibility for different uses • Carefully design the new pedestrian underpass (or
during different times of the day, week and year. overpass) at the tracks so that it does not negatively
Anticipated uses and associated maintenance should impact the aesthetics or function of the plaza.
be an integral part of the plaza design, particularly
layout, furnishings, materials and plant selection. • Provide way-finding features, such as signage, special
pavement and art, to direct people to the plaza from
• llesign the plaza so its use could be combined with 30th Street, Bluff Street, Valmont Road, lun<:tion
temporary closure of the east end of Bluff Street fur Place, and Pearl Parkway.
special events.
• Oesign the plaza to appeal to and attract a diversity
• Include a variety of smaller "places" (activities or of crsers from throughout the community. Involve
destinations) within the plaza. These could be as cultural groups and adjacent neighborhoods in the
simple as a vendor cart. plaza design process, particularly residents north of
the area.
• Provide essential and "comfort' amenities such as
bike racks, a drinking fountain, recycling and trash • Actively manage the plaza to ensure vn-going securi-
receptacles, pedestrian-scale (ighUng, shade and soft ty, cleanliness and liveliness. Gear events to attract
surfaces, in carefully chosen locations. both existing users and new users. Program uses to
change as the seasons change.
• Provide an adequate amount of seating and carefully
consider its location, orientation, type and materials.
• Consider including active art and water features,
eSpeClally fOr children- 2 Some of7hese guidelines are based ore "Ten Principles for Creating
Srrecesafu! Squares" by Project for Public Spaces.
• Look for opportunities to incorporate art into built 3 The Spanish word for market, a nrerrado is a public gathering
elements, such as paving, railings, Signage, Seating Or place for buyi+eg and selling neerchaedise pvically focusing on the
Overhead StrUCfUreS. A9exican c•ulrure m+d/ or irrternarional rvurer.
Tronsil ~Blage Area Plan Guidelines' Boulder, Colorado ~ 2
tom,<H 11`'!s~ - - -
UrbaIl Design
Depot Guidelines
• Ensure that the building's historic integrity is restored • Place the building in a highly visible, easily accessible
and preserved for future generations. Consider location, if feasible given with surrounding land uses
whether funding and land should be sought for and programmatic needs.
restoration of the pavilion and Porte-cochiere.
• Try to minimize storage time and restore the building
• Ensure that the building is an enriching centerpiece to active uses as soon as possible. Ensure the building
for the area, with a vibrant use, both day and night. is stable, well-protected from the elements and secure
Ideas for uses include: restaurant or cafe; retail/enter- during movement and storage.
tainment; public meeturg space, possibly in a base-
ment; bike station; or transit-related function. Other
possible uses may emerge. Two or more uses could
potentially be combined.
30th Street Corridor District Guidelines
• Locate buildings along the street with parking behind. • Provide pedestrian interest along 30th Street by select-
ing active ground-floor uses, such as retail and cvrnmer-
• Tv create a more pedestrian environment and improve cial services, where feasible.
safety and traffic flow along 30th Street, elimh~ate drive- • Provide street furnishings, such as benches, planters,
way curb cuts on 30th Street when new streets and cafe searing, art, and pedestrian lighting. ,
alleys are developed in the vicinity. (See Chapter 4:
Transportation Connections Plan.) • See also: General Guidelines.
Valmont Corridor District Guidelines
• Screen parking areas adjacent to the street with land- Plan), eliminate driveway curb cuts on Valmont and
soaping and/or low walls. 30th streets or combine with adjoining properties.
• Where additional access is provided by new streets or • See also: General Guidelines.
al/eys (see Chapter 4: Transportation Connections
Traosil Village Area PlanCo~ide(ti~nes ~ Boulder, Colorado
Drba~ DesigIl
Pearl Parkway District Guidelines
• Work with the ditch company to uncover the North • Provide direct access from adjacent properties to the
Boulder Farmer's Uitch where its cunendy under- mold-use paths along the ditch and Foothi!/s Parkway.
ground, re-vegetate the banks, and integrate a new
mold-use path. Do not underground the ditch. • See also: General Guidelines.
Preserve any existing mature trees.
• Design buildings adjacent to the North Boulder
farmer's Ditch to take advantage of that amenity.
Wilderness Place District Guidelines
• !f possible, place higher buildings along foothills to minimize its aesthetic and functional impact on near-
F~~rkway to help buffer tragic noise from residential uses by pedestrian areas.
within the interior of the southern portion of the district.
• Provide way-finding features, such as special pave-
s Orient buildings adjacent to Goose Creek Greenway to rnents, signs and graphics, to facilitate pedestrian move-
that amenity. Provide direct access to the geenway. meat between Wilderness Place and the rail platform
and underpass (or overpass), Rail Plaza, Junction Place,
• Provide dirc~cC access from adjacent properties to the Ualmoni, and the Goose Creek Greenway.
future mull-use path a/ong foothills Parkway.
• See also: General Guidelines.
• Carefully design die pedestrian underpass (or overpass)
Steel
yards District Guidelines
• Locate buildings along the street with parking behind. • See also: Genera! Guidelines.
• Look for opportunities to create car-free or car-
reduced zones.
'fransilV~lageArea Plan Guidelines • Boulder,Colorado
Urban Design °
l
Old Pearl District Guidelines
• Locate buildings along the street with parking behinrl. Boulder Farmer's Ditch where it's currently under-
ground, re-vegetate the banks, and integrate a new
• For prvperties between Old Pearl and the North multi-use path. Do riot underground the ditch,
boulder Farmer's Ditch, orient the buildings to the Preserve any existing mature trees.
street, but also take advantage of the ditch amenity.
• Provide direct access from adjacent properties to the
• Orient buildings adjacent to the Goose Creek multi-use paths along Foothills Parkway, Goose Creek
Greenway to that amenity. and the ditch .
• 1(possihle, place higher buildings along Foothills • See also: General Guidelines.
Parkway to help bu((cr traffic noise from residential
uses interior to the district.
• byork whh the ditch company to uncover the North
Trausil Pillage Area Plan Guidelines • Boulder, folorada•
' ATTACHMENT E
TVAP Im lementation Plan 1/14/2009
Tl•4P}.EMENT'ING ON- SCHEDULE
DESCRIPI'IONOF GOING/ ESTIMATED AFFECTED (2008-09 Issues/ nestions
ACf10N DEPAIiTMEN'f UNE- COSTI2ANGE BOARD and Q
(LEAD & SUPPUR'T) TIME be ond) •
Create new zone districts to L: Planning Ore 'I : ine Staff time PB; CC 2C08.2f109; Meet with property
implementTVAPlanduse: S: Cil}'Attomey'sOffice, PB:1/22/09 ovmers;
MU-4, RH-6, RI I-7 and revise Transporlaliat CC: 2/17/C9 Review trip generation
RH-3. & 3!17/09 ordinance
Transportation Demand L: Transportation One :in~.c 5'a.`f'I'irne 'I'A3, i'B, CC 2UL8 2t7J9 Need additional work
Management (TDM) I'Ian: 5:City Atlomey's Office, on how all the TT~l\4
Tr ip generation ordinance. Planning, P&DS pieces fit lagetl~,e:
[ )tilities: Area-wide storm L: Utilities Or.-going Staff zinc>, storm Water 2008 - 2672 "`Finalize plan; r.~eel
water plan, water, and S: Planning, Atlomey's water consultant; Resources with Utilities & P6rDS.
wastewater. finalir_e the need office, Transportation Possible Utilities Board, PB Determine course of
for !unding source and study C1P evith property action and Identify a
to determine who benefits. opener pay back lead staff person.
Concurrency Ordinance: L: Planning One -time Staf( time; possible PB, Water 2008 - 2009 "'Additional rezoning
identify additional criteria for S: City Attorney, (to adopt consultant study to Resources criteria proposed in the
rceoains; to ensure adequate Utilities, Transportation, an determine pay Board, TAB, code revisions.
services are available prior to Finance, City 1,4anager's ordinance) back method and CC Determinerity costs
rezoning including Office amount. needed; meet with Sob
'Transportation, 1Nater, Harburg & David. May
Wastewater, Area-wide need money for
Storm Water, Parking District consultant study.
Parking Managearrent: L: Parking Services On-goin,v, Staff time; funding PB, TAB, CC 2008-2G15 "'Need a work p!an,
analysis am,! service plan for S: Transportation, fora service plan team, and process;
a parking district, including Yianning, City Attorney's Need budget for service
costs and revenues. Office Plan
Rezoncl'I-.asr>lh.opertics L:l'lanning Onetime Staff time; PB,CC 2(Y09 Allerzonedistrictsand
S:'Fransportotion, rezoning criteria are
t lousing, City Attorney, adopted; after parking
Utilities district is moving
forward.
Determine costs, phasing, 1..: Finance (Eichem), On-going Staff time; General PB, ; CC d: 2008 JU1 S "Set up system with
and revenues for key public P&DS Fund reserve > 10 PRAB Finance and new fund.
improvements. Revise cash S: Transportation, Parks percent; pay back
flow; set up new fund & Rec., Planning from DET, Use
taxes
1'uhlic Arts Plan. Develop L: Library/ Arts On-going Staff time; money PB, Arts 2008 2015 Send out I:F]'; work
prorc;~:an~l::TPfor,rri;is Commission, for public arts Commission withRTDfor
I'ransportatian plan; mrmey fur preliminary arts
5: T'lanning, Housing, artists. proposals.
Parks & Rec.
I~n ; iroru'runtal L: Env affairs, Planning One time Staff lime; PB, EAB 2008- 2009 Will receive final t eport
Sustainability Plan: LF-ED- S: PRzDS mnsultanCs fee from Farr Ass. Should
\D Annlvsi,c schedule a meeting with
Farr and PB and/or CC
and/ar FAB 7" quarter
09.
Bluff St extension f..: Transportation One time Staff time; ultimate PB,?AB 2008 - 2009 "Need process and
5: Planning, P.cal Eslale, a>sl of Bluff St :imeline to determine
City Attorney's Office extension ~hr' -alignment of Bluff
Street extended
Refine plans for pocket park L: Parks & P.ec. Or.-goinY Staff lime, design, PRA B, YB 20C9 - 2015 "'Need a plan That
(and cis is rail nl,,r:-..) S: Planning, !lousing, TVAP funding integrates the possible
Transportation plan expansion of Goose
Creek, area-wide storm-
waler plan, and pocket
park.
Uc at Ilan L; Planning On-going Staf( lime; funding P13 and CC 20(i9 - 2016 '"Put loam together;
S: Housing, for improvements clarify roles; establish
11 ansportatiot;, timeline and prcxess.
" ('ollow up needed
5:1PLAt\U'B-ITL•MS\MEAIOSUg TVAP ATT E hnPlementation Chan I ?2 t)9,Joc: