5C - Continuation of a rRecommendation to City Council on an ordinance amending Title 9 to modify the rear yard setback for 800 Ar...oe Ave (Hannah Barker House) LUR2008-00087 CITY OF BO [tLDEtt
PLANNING BOARD AGENDA ITEM
MEETING DATE: February 19, 2009
AGENDA TITLE: Continuation of consideration of a recommendation to City Council on
an ordinance amending Title 9, B.R.C. 1981, creating the MtJ-4, RH-6, and RH-7 zoning
districts, amending the requirements for site review, parking, open space, trip generation
requirements, and other changes related to the implementation of the Transit Village Arca
Plan (TVAP) and setting forth related details.
REQUESTING DEPARTMENTS:
Planning Department
Ruth McHeyser, Executive Director of Community planning
Susan Richstone, Long Range Division Manager
Louise Grauer, Senior Plaiv~er, Long Range Planning
City Attorney's Office
David Gehr, Deputy City Attorney
Downtown and University 1-sill Management Division and Parkiri~T Services
Molly Winter, Director, Downtown and University Hill Management Division and Parking
Services
Public Works/Transportation
Martha Roskowski, GO Boulder Manager, Public Works/ Transportation
Randall Rutsch, Senior Planner, Public Works/"Cransportation
EXECUTIVE SUMMARY:
On January 22, Planning Board recommended to City Council approval of an ordinance amending
the RI-I-3 zone district and continued to February 19 consideration of an ordinance creating new
zone districts, amending the rezoning criteria, establishing trip generation requirements, and other
changes to implement the Transit Village Area Plan. Concerns raised by Planning Board in their
decision to continue the item include:
• Only four Planning Board members were present;
• Questions about the proposed parking district and how it will be phased;
• Concerns about the how the uncertain future of the FasTracks Northwest Rail corridor could.
affect the Transit Village Area.
Input from the Planning Board discussion at their January 22 meeting is included in the Background
section.
The memo for the January 22 Plaruung Board meeting included the information about the changes to
the RI-I-3 zone district. This memo does not include RH-3, since Planning Board recommended
approval to City Council. "Phis memo includes all the information about the code changes to
implement TVAP and in addition, it includes the following:
• More information about the scope of work to develop a parking district: this includes the
concept of an "access district" with different levels of participation; the phasing of a future
parking district with redevelopment; and the integration of Transportation Demand
Management programs into a fiiture parking district.
• Table 2-2 Site Review Threshold Table has been revised to include the new zone districts;
Agenda Item # SC Page # 1
• Section 9-9-17 Solar Access section has been revised to include the new zone districts in
Solar Access Area 1II;
• Additional standards and criteria arc proposed to the TVAP Guidelines which support the
new zone district standards and provide fiirther clarification for site review.
The purpose of this item is for Planning Board to make a recommendation to City Council on the
following proposed elements:
1. Amendments to the city's land use regulations (See Attachment A) including:
a. Proposed new and revised zone districts, MU-4, RH-7, RH-6, to implement Phase 1
of the Transit Village Area Plan (TVAP);
b. Proposed changes to the rezoning criteria (9-2-18) to implement TVAP;
c. A proposed new Trip Generation Requirements Ordinance (9-9-22) to implement the
Transportation Demand Management goats in TVAP.
d. Other changes as needed for the new zone districts.
2. Additions to the TVAP guidelines (See Attachment D).
Planning Board reviewed the proposed zone districts on September 4, September 25, and January 22,
and City Council reviewed the proposed zone districts on June 3. Planning Board draft minutes of
January 22, and the minutes of September 25 are included in Attachment B and the Weekly
Information Packet (WIP) which summarizes the City Council discussion is included in Attachment
C. The proposed new changes are described below.
1. Arendments to the city's land use regulations (See Attachment A)
1a. New TVAP zone districts: RiI-7, Mil-4, RII-
q rug - ; =i'-~ sue--' ~ .
1~ ; ~ ~ ~ ` i' ~ For the new TVAP zone districts, new elements
~i.,~ ~ ~ o~iit )(ono ..~-,~~~G~~ i
; , f I ~ ~ common to the three new zones include parking
_ ~ 1 caps, long term covered bicycle parking, and
~ Mu~a,(yv Mu-2) i~, ~ ~ ~ i ~ unbundled parking. Parking maximums or caps are
RZ H~1,(H ~ I included for MU-4 and RI-I-7. The following three
® ' ~ ~ zone districts ro osed for im lementin r Phase 1
r= ~ ~ P p p b
~'_'M f
~ , ` of TVAP are shown on the ma below.
r p
- _ New Residential Ilit;h - 7 (RII-7)
~ This new zone for the TVAP High Density
Residential -2 land use area is modeled after the
r~°==~-,:~i Ids , ° .
° ~ r , :rw~ revised existing RH-3 zone and will reflect the
C~ _ u R ~j b~ changes recommended for IZI-I-3, see pages S-7:
- • Add criteria to the open space section to
d,
WPB ~ improve and enhance the open space;
Q~MUd (N MU;2) • Add the requirement that a fourth story not
Cl ~ ~ exceed 70 percent of the third story;
- ~ \ ~ Ensure an urban form (see Attachment D
~r 1 Q for the proposed revised TVAP Guidelines);
• A maximum of one on-site autos ace er
- I ~ ~ residential unit; two long term bike parking
~ ~ s" spaces per unit;
- I ~ • The concept of "unbundled parking".
e
Agenda Itern # 5C Pale # 2
Mixed Use -4 (_MU-4~
'T'his new zone for the TVAP Mixed Use -2 land use area is modeled after the existing zone district
Business Main Street (BMS) one of the city's most flexible form- based zones, but with a higher
maximum intensity up to 2.0 Floor Area Ratio (FAR). The maximum FAR would. include all above
ground 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 as
proposed in Section 9-8-3;
• The parking ratios are the same as the BMS zone district: a maximum of one on-site auto
parking space per residential unit, a maximum 1 space per 500 square feet nonresidential
floor area and two long term bike parking spaces per unit. Additional spaces, if needed, can
be leased off-site;
Residential I-Iigh - 6 (RH-6)
This new zone for the TVAP High Density Residential -1 (HDR-1) land use area is intended for
urban towiiliouse units. It includes the following standards:
• A maximum lot area per dwelling unit of 1800 square feet per unit;
• Minimum open space per dwelling unit of 600 square feet;
• Sorne flexibility in uses allowed such as home offices and studios.
lb. Proposed Additions to the Rezoning Criteria
The Implementation Plan calls for: "Adoption of a concurrency ordinance that includes standards to
ensure adequate public infrastructure consistent with the plan is in place prior to rezoning and/or
development." (TVAP Implementation Plan pages 1-2):
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:
• Provide access consistent with the any adopted Transportation Connections Plan (including
TVAP) ;
• In the MU-4, RH-6, and RH-7 zone districts, either be located within a general improvement
district which provides parking and transportation related services, or otherwise meets the
trip generation requirements of section 9-9-22 "Trip Generation Requirements".
• Provide adequate public services including Water, Wastewater, and Stormwater services
consistent with direction in any adopted plans or regulations.
le. Proposed Trip Generation Ordinance
The proposed new i'rip Generation ordinance (Attachment A, Section 9-98-22) sets out vehicle trip
generation standards for developments in the proposed new zone districts MU-4, RH-7, and RII-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.
ld. Other Changes
The new zone districts will be included in the site review threshold table 2.2 and in solar access area
III, Section. 9-9-17.
Agenda Item # SC Pale # 3
2. Additions to the TVAP guidelines (See Attachment D~.
Proposed now criteria are included in the Guidelines to reinforce the zoning criteria and further
clarify the intent of the new zone districts.
STAFF RECOMMENDATIONS:
Staff recommends that Planning Board recommend to City Council adoption of the proposed
ordinance arnendizzg Title 9, B.R.C. 1981, creating the RH-7, Mt7-4, and RH-6 zoning districts,
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, and the revised Transit Village Area Plan Guidelines as amended.
PUBLIC 1NPIJT:
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 RH-
3 property owners to provide information on the new zones and proposed changes to the RH-3 zone
district. The web Link for the proposed draft ordinance and memo was sent to TVAP property owners
prior to the January 22 Planning Board meeting. Staff met with a property owner/developer one-on-
one to further define how a parking district could work for the RH-6 zone.
The Downtown and University HiII 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 was held on January 20 with
developers interested in developing in the TVAP.
Next steps from that session which are either completed or in process include the following:
• Create a tirnelinc/matrix with the major development milestones, i.e. development of RTD
site, implementation of the affordable housing and public infrastnzcture;
• Develop parking and TDM demand based on commercial, residential development over time,
in 5 year increments;
• Quantify existing and projected on- street parking capacity;
• Initiate discussions with RTD regarding shared use of surface lot and potential for the
purchase of air rights for a parking structure;
• Develop a service plan for the district services -parking, travel demand management, etc -
and a budget. As part of the plan, determine the potential district valuation and estimate a
potential mil levy to cover proposed services;
• Identify potential sites for both short term leased parking and for district use.
BAC,KGRO UN D:
"hhe'I'ransit Village Area Plan (TVAP) and the Implementation. Plan were approved in September
2007. There arc a number of action items identified in the Implementation Plan needed to implement
the Area Plan, see Attachment E for a Iist of the ongoing projects-- 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:
Agenda Item # SC Paae # 4
Planning Board
January 22, 2009, September 25, 2008, September 4, 2008, May 15, 2008, Joint Study Session
with City Council February 13, 2008, January 24, 2008, and November 15, 2007.
Planning Board met on .lanuary 22, 200.9 to discuss the revisions to the existing RH-3 zone and
the new TVAP zone districts. They recommended to City Council the revisions to the RH-3 zone
district, and voted to continue the code changes to implement TVAP.
Issues and concerns that Planning Board raised at their January 22 meeting focused primarily on
the timing and phasing of the how development would occur including (Draft minutes included
in Attachment B}:
• How the parking district gets formed, and how development moves forward without a fully
developed parking district;
• How will the schedule of the train affect future development and the viability of the
neighborhood-serving retail uses in MU-4;
• How feasible is the goal of 55 percent trip reduction if the transit is delayed`?
City Council.
October 21, 2008, June 3, 2008, Joint Study Session with. Planning Board February 13, 2008. At
their Junc 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 IG, see Attachment C.
ANALYSIS:
la. New Zone Districts: RH-7, MU-4, and RI-i-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 (TDM) strategics 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:
¦ Un.bundled 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 be
provided at other locations until the parking district is fully operational;
¦ Parking maximums or caps for MU-4 and REl-7 to reduce the amount of parking and its
impact on the built form, and to encourage the use of alternate modes, transit, bicyci~~, and
walking. Additional parking could be available for lease at other locations including the
possible parking district locations;
¦ Long teen 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, RH-6, and
RH-7 zoning districts, includes xequirements 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:
Agenda Item # SC Pa~c # 5
l . 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;
3. Provide opportunities for parking provided in a development to be used in an
efficient manner during all times of the day or evening.
Residential High-7(RH-~ zone district to implement the High Density Kesidential -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
of°ban townhouses to stacked flats and live/work units. 1'he HDR21and use will include
stacked flats and lofts with underground or structured parking at two to.five stories.
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 RH-7 zone is based on RIB-3 and includes the revisions recently recommended by Planning
Board for RH-3. During several meetings to address the existing RII-3 zone district, there was
discussion about how to improve the aesthetic and functional quality of the open space in this zone,
particularly open space to be used by residents and neighbors, either for active or passive uses.
Planning Board recommended to city council additional criteria in the RH-3 zone to improve the
open space. See section 9-11(e) (3} (A) - (E). These criteria will be included in the new RH-7 zone.
To the extent practical and achievable:
• Provide southern exposure to provide sunlight into the open space;
• Flard 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;
• 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;
• The required open space shall he visible from an adjoining public sidewalk along street
frontage; and
• 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.
Another criterion to address building articulation is also included:
¦ Add the standard that a 4`f' story can only be 70 percent of the third story. The intent of this
requirement is to allow for flexibility in achieving building articulation.
In addition, RH-7 would include the parking and trip generation requirements unique to the three
zones described above: parking caps, parking unbundling, tnip 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:
Agenda Item # _5C Pale # 6
The plan provides for a high percentage of mixed-use development. /t will include three-to
.four Story bu11d1IlgS; 1.S to 2.OJloor area ratio; mostly structured or••J1rst fluor parking; and
may include some .surface parking. (TVAP, pag=e 1 S c~c 17)
Mt1-4 is modeled 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 surroundi~Ig residential and employment neighborhoods and ispedestrian-oriented, with
buildings close to the street and parking behind or under buildings.
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 FA1Z 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 and one space per 500
square feet of nonresidential floor area;
• Two 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.
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 oJ'housing types at u range oJ'prices,from market rote to affordable (including
housing for very low, low, moderate and middle income households) to meet diverse needs
(TVAP, page ll.)
For the land use area High Density Residential -1 (H DR-1) the Plan says: it is intended for "urban
townhouses with individual garages, surface parking or underground parking; mainly 2 to 3 stories
at 1 S to 24 dwelling units per acre. "(TVAP, page ll.)
Townhouses provide a housing choice which may be more appealing to couples, families, seniors,
and empty nesters. There is no existing residential zone at a similar density that is designed primarily
for townhouses. This lone district restricts housing type to townhouses only. A summary of the
l~roposcd zone RH-6 lone is described below.
The definition of townhouse in the code states:
An attached single- family dwelling unit lvcuted or capable oJ~being located orl its own lot, alld
is separated from adjoining dwelling units by a wall extending from the• foundation through the
roof tivhich is structurally independent of the corresponding wall of the adjoining unit.
Agenda item # SC Pagc # 7
Standards for RH-6 include:
• The allowed housing type is townhouses as described in the definition;
• 15 foot front and rear yard setbacks;
• 35 foot height and three stories;
• The primary building entrance for each unit is facing the street;
• Add an intensity district 17.5 which stipulates the maximum lot area per dwelling unit at
1800 square feet and 600 square feet open space per dwelling uivt.
• I1ses could include home occupations, arts or craft studios.
lb. 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 ai2dlor
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 IZH-6. These criteria will provide the same assurances as a concurrency ordinance:
• A Transportation Network Connections 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 to the zones RH-b, RH-7, and MU-4 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.
It is the intent of staff, as reflected in these additional rezoning criteria, that rezoning not occur in
TVAP until a parking district is initiated.
lc. Proposed Trip Generation Ordinance
Proposed Ordinance
A proposed new Trip Generation ordinance is added in Section 9-9-22 (See Attachment A) to
address requirements to meet the TVAP Transportation Demand Management (TDM) goals 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 ofTVAP based oi~i 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 to projects that do not join the "access" district.
In addition to supporting the pedestrian oriented character of the TVAP, the TDM 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
moiutoring and reporting requirement. 'this is the approach proposed in the 'hrip 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 they choose not to join a
district.
Agenda Item # SC Page # 8
Consistent with the TDM prot,~zam 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 during 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
infrastzucture and programs. Monitoring reports would be 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
30 days of a request by the city manager.
Parking Management
Since the last Planning Board meeting, staff has continued to work on developing a concept for a
district that embodies "access" to the Transit Village area -both parking and travel demand
management - to reach the vision and goals of the TVAP. Staff will be working to further refine and.
develop the following concepts.
After discussions with a property owner and further consideration of the different zoning districts
within the Transit Village Area Plan, the concept of an "access district" with different levels of
participation is under serious consideration by staff. The concept would be based on a district that
could offer different access options: travel demand management tools, most notably the EcoPass,
for bath residential and commercial uses, as well as parking. The proposal would allow for all uses
within the district to have access to the travel demand management tools (EcoPass). This level of
service from the district could apply to both residential and commercial uses; a special Transit
Oriented Development (TOD) pass should be explored with RTD. A benefit of this universal level
of service could result in substantial savings of EcoPasses given the economy of scale of the
residents and businesses in the area. This approach would satisfy the trip generation requirements.
A second level of service for the property owners in the district could be providing the additional<
off-site parking needed for their development. Property owners could opt out of this level of service
if they do not need additional parking, e.g. the RH-6 zoning district provides for town homes with
two car garages and thus additional parking would not be needed. Other, higher density uses, could
be well-served by having overflow parking provided by the district more efficiently and at a lower
cost. This also benefits the urban design quality of the area by concentrating the parking use rather
than have it scattered through the district.
Agenda Item # SC Pale # 9
Another component of the access district that is under considerativn by staff is incorporating the
Neighborhood Parking Permit zone within the district at inception. Since the Transit Village Area is
designed with highly accessible transit options, the demand for on-street commuter parking will be
high and could negatively impact neighborhood livability and commercial viability of the area.
Also, managed on-street parking could serve as a parking reservoir in the early years, providing an
affordable source for the overflow parking in the denser zoning districts before the district needs and
can afford structured parking.
In addition, staff's work over the next several months will include the following:
• Identifying and exploring short and long terns off-street parking reservoir options including
public and private land owners. These include RTD, the city's T-lousing Division, Coburn
Development and city of Boulder on-street parking;
• Creating a service plan for an "access" district encompassing both parking and TDM
strategies and developing a budget for both levels of access for all uses - residential and
commercial-- and addressing how the phasing of redevelopment could be incorporated. See
below for more information on the integration with TDM programs;
• Developing a public process to engage the stakeholders and solicit their feedback;
• Developing a strategy to address the phased, incremental nature of the redevelopment
patterns of the an area such as the Transit Village;
• Developing access demand projections based on the different zoning classifications;
• Compiling projected supply of on-street parking spaces at build-out;
• Creating the financial model of how a two-level "access" district could be financed;
• Convening a regional group of planners involved in parking, TDM and transit oriented
development, to share knowledge and practices and glean best practices for the transit village
area.
Staff anticipates that a drag service plan proposal for atwo-level. access district can be developed by
the end of the first quarter. Discussions are ongoing regarding the parking reservoirs and phasing.
Resources need to be identified to assist with developing the financial model for the district.
Integration with Transportation Demand Management Programs
Within the context of the phased development of the area, staff will continue to refine the details of
TDM programs and services including identifying milestones and triggers related to development
phases and the subsequent changes to TDM programs as revenue collected by the proposed parking
district increases. The range of TDM programs and services will change over time as the area ~~rows
from a handful of early redevelopments to full build-out. Along the way, measurable triggers such
as parking supply and demand ratios can be used to initiate changes to the range of TDM programs
and services provided as well as changes in fees and revenue collected.
Based on assumptions of projected residential and commercial growth, estimated population, and
parking supply in the transit village area, staff will describe the range of TDM programs and services
that are needed to meet the vehicle trip allowance goals of the area. Staff will estimate the cost of
providing these programs and services and. determine the corresponding rates for TDM fees needed
to be paid by residential and commercial properties. There are a variety of ways to apply fees to
members of the district. For example, residential properties could pay a flat rate per unit, while
commercial property could pay flexible rate based on use (type of business); size, and vehicle trip
generation. It is also possible to develop an incentive program that reduces fees when a residential
or commercial property demonstrates significant vehicle trip reduction through TDM efforts.
Agenda Item # 5C Page # 10
Residential and commercial developments that do not enter the district will be required to develop
their own TDM plans and provide their own programs, services and incentives to meet the vehicle
trip allowances associated with each land use. Both residential and commercial properties in the
district will pay fees to cover the costs of providing TDM programs and services. By forming a
district, the provision of these TDM programs and services will be more cost-effective compared to
properties doing them on their own.
It is important to remember that the foundation for effective TDM programs and services for
residents, employers, and employees begins during the site design and development review
processes where enhanced infrastructure and amenity requirements make possible the higher use of
alternative modes. Once residents move in and businesses open, a variety of TDM programs and
services can be provided to members of the district to meet vehicle trip objectives and customized to
the needs of residents, employees, and customers.
2. TVAP Guidelines
1'he 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 P. Proposed additions to these guidelines
have been included to further clarify standards in the new zone districts and are noted with
underlines. These Guidelines will be used as additional site review criteria or further clarification of
zoning standards proposed in the code revisions. It is anticipated that most projects will go through
the city's site review process to ensure consistency with the area plan.
NEXT STEPS:
Planning Board has recommended to Council the proposed changes to the existing RH-3 zone
district. Based on Planning Board's reconunendation on the proposed changes described in this
memo, staff will incorporate all of these recommended code changes and additions to the Guidelines
for f rst reading at City Council on March 17, 2009. Second reading would occur in early April.
During the first two quarters of 2009, staff will continue to develop the two-level access district and
any additional steps for utilities to serve the area. Ii'ollowing adoption/ direction by Planning Board
and City Council on these elements, and implementation of a phased parking district, staff will move
forward with rezoning for interested property owners, anticipated in the second half of 2009.
Approved By: -
~ ScW~
Ruth Mcileyser, x cut' e ~i ector of Community Planning
ATTACHMENT'S:
A: Proposed draft ordinance
B: Planning Board minutes, September 25, 200$; draft minutes January 22, 2009.
C. Weekly Information Packet to City Council, October 15, 2008
D. TVAP Guidelines
E: TVAP hnplementation Chart
Agenda Item # SC Pale # 1 l
ATTACHMENT A
ORDINANCE NO.
AN ORDINANCE AMENDING TITLE 9; Q.R.C. 1981,
CREATING THE MU-4, RH-6, AND Rl-I-7 ZONING
DIS'T'RICTS, AMENDING STANDARDS FOR TI-IE RI-T-3
ZONING DISTRICT, AMENDING THE REQUIREMENTS FOR
SITE REVIEW, PARKING, OPEN SPACE, AND OTHER
CHANGES RELATED TO THE IMPLEMENTATION OF `T'HE
TRANSIT VILLAGE AREA PLAN AND SF.,TTING FORTH
RELATED DETAILS.
BE IT ORDAINI?D BY THE CITY COUNCIL OF THE CITY OF BOULDER,
COLORADO:
Section Section 9-2-14, B.K.C. 1981, is amended to read:
9-Z-14 Site Review.
(b) Scope: The following development review thresholds apply to any development that is
eligible or that otherwise maybe required to complete the site review process:
(1) Development Review Thresholds:
(E) Height Modifications: A development which exceeds the permitted height
requirements of section 9-7-5, "Building Height," or 9-7-6, "Building Height,
Conditional," B.R.C. 1981, is required to complete a site review and is not subject to
the minimum threshold requirements. No standard other than height may be modified
under the site review unless the project is also elil,~ible for site review
TABLE 2-2: SITE REVIEW THRESHOLD TABLE
Zoning District Use Form Intensity Minimum Size for Concept Plan and Former Zoning
Abbreviation Site Review Site Review District
Required Abbreviation
A A a 1 2 acres - (A-E)
BC-1 B3 f 15 1 acre 3 acres or 50,000 (CB-D)
s uare feet of floor
K:~PLLRb-transit village zoning 02 12 2009-fro-.DOC
Agenda Item #_~C- Page
Zoning District Use Form Intensity Minimum Size for Concept Plan and Former 7.oning
Abbreviation Site Review Site Review District
Required Abbreviation
area
BC-2 B3 f 19 1 acre 2 acres or 25,000 (CB-E)
square feet of floor
area or any site in
BVRC
BCS B4 m 28 I acre 3 acres or 50,000 (CS-E)
square feet of floor
area
BMS B2 0 17 0 3 acres or 50,000 (BMS-X)
square feet of floor
area
BR-I BS f 23 0 3 acres or 50,000 (RB-E)
square feet of floor
area
BR-2 BS f I6 0 3 acres or 50,000 (RB-D)
square feet of floor
area
BT-1 B1 f 15 I acre 2 acres or 30,000 (TB-D)
square feet of floor
area
BT-2 B I e 2l 0 2 acres or 30,000 (TB-E)
square feet of floor
area
DT-l D3 p 25 0 I acre or 50,000 (RB3-X/E)
square feet of floor
area
DT-2 D3 p 26 0 1 acre or 50,000 (RB2-X)
square feet of floor
area
DT-3 D3 p 27 0 1 acre or 50,000 (R82-E)
square feet of floor
area
DT-4 D I q 27 0 i acre or 50,000 (IZ.B I -E)
s uare feet of floor
K:~E'[.J,R\o-transit village zoning 0'L 12 2009-fro-.UOC
Agenda Item # ~i Page
Zoning District Use Form Intensity Minimum Size for Concept Plan and Former Zoning
Abbreviation Site Review Site Review District
Required Abbreviation
area
DT-5 D2 p 27 0 1 acre or 5(),000 (RBI -X)
square feet of floor
area
IG I2 f 22 2 acres 5 acres or 100,000 (IG-E!D)
square feet of floor
area
IM I3 f 20 2 acres 5 acres or 100,000 (IM-E/D)
square feet of floor
area
IMS I4 r 18 0 3 acres or 50,000 (1MS-X)
square feet of floor
area
IS-1 I1 f I 1 2 acres 5 acres or 100,000 (1S-E)
square feet of floor
area
IS-2 Il f IO 2 acres 5 acres or 100,000 (IS-D)
square feet of floor
area
MH MH s - 5 or more units - (MH-E)
are permitted on
the property
MU-1 M2 i 18 0 1 acre or 20 (MU-D)
dwelling units
MlJ-2 M3 r 18 0 3 acres or 50,000 (RMS-X}
square feet of floor
area
MU-3 M1 n 24 5 or more units 1 acre or 20 (MU-X )
are permitted on dwelling units, or
the property 20,000 square feet of
nonresidential floor
area
ML-4 B2 0 24..5 (1 ~ acres or SU,000 0
square feet of floor
K:~PLLRb-transit village zoning 02 12 2t?09-Iro-.DOC ~ , /
Agenda Item ~~..L_. Page
`Coning District Use Form Intensity Minimum Size for Concept Plan and Former 7.oning
Abbreviation Site Review Site Review District
Required Abbreviation
area
P P c 5 2 acres 5 acres or 100,000 (P-E)
square feet of floor
area
RE R1 b 3 5 or more units - (ER-E}
are permitted on
the property
RH-1 R6 j 12 0 2 acres or 20 (HR-X)
dwelling units
RH-2 R6 c 12.5 U 2 acres or 20 (H7,-E)
dwelling units
RH-3 R7 I 14 5 or more units 2 acres or 20 (HR] -X)
are permitted on dwelling units
the property
RH-4 R6 h 15 5 or more units 2 acres or 20 (HR-D)
are permitted on dwelling units
the property
RH-5 R6 c 19 5 or more units 2 acres or 20 (HR-E)
are permitted on dwelling units
the property
RH-(i R8 ~ 1.7.5 ~ or more units 3
acres or ?0
arc~~crmitted on dwcllin~ units
the nropertv _
RH-7 R7 i i 5 or more units 2 acres or ?0
are
ven~iited on d_w_e_lline units
the ro
RL-1 RI d 4 5 or more units 3 acres or 18 (LR-E)
are permitted on dwelling units
the property
RL-2 R2 g 6 5 or more units 3 acres or 18 (LR-D)
are permitted on dwelling units
the property
RM-1 R3 g 9 5 or more units 2 acres or 20 (MR-D)
are permitted on
K:~Pt.[.Kb-transit villa~;c zoning 02 i 2 2009-Iro-.IX~(,'
Agenda Item # Page
Zoning District CJse Form Intensity Minimum Size for Concept Plan and Former Zoning
Abbreviation Site Review Site Review District
Required Abbreviation
the property dwelling units
RM-2 R2 d 13 5 or more units 2 acres or 20 (MR-E)
are permitted on dwelling units
the property
RM-3 R3 j 13 5 or more units 2 acres or 20 (MR-X)
are permitted nn dwelling units
the property
RMX-1 R4 d 7 5 or more units 2 acres yr 20 (MXR-E)
are permitted on dwelling units
the property
RMX-2 RS k 8 0 2 acres or 2U (MXR-D)
dwelling units
RR-1 R1 a 2 5 or more units - (RR-E}
are permitted on
the property
RR-2 R 1 b 2 5 or more units - (RR 1-E)
are permitted on
the property
(h) Criteria For Review: No site review application shall be approved unless the approving
agency Ends that:
(2) Site Dcsis~: Projects should preserve and enhance the community's unique sense of
place through creative desigm that respects historic character, relationship to the natural
environment, and its physical setting. Projects should utilize site design techniques
which enhance the quality of the project. In determining whether this subsection is met,
the approving agency will consider the following factors:
(F) I3uildin~ Design, Livability And Relationship To The Existing Or Proposed
Surrounding Area:
(i) The building height, mass, scale, orientation, architecture,,-and confiiguration
are compatible with the existing.character of the area or the character
K:~PLLR\o-transit village zoning 02 l2 2009-im-.DOC
Agenda Item ~ Page
established by an-adopted desi~
guidelines 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~rl tuidclincs for the immediate area;
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 (imitation:
(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) an~~ 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) Hcarin>;: "I'he 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. After 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 circumstances herein described. Therefore, the city council
shall grant a rezoning application only if the propvsed rezoning is consistent with the
policies and goals of the Boulder Valley Comprehensive Plan, and, far 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;
K:IPLLR\o-transit village zoning 02 12 2009-Iro-.DUC - ~ ~
Agenda Item # Page
(4) T`he existing zoning 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 ]and or its surrounding environs has changed or is changing to such a degree that it
is in the public interest to encourage a redevelopment of the area or to recognize the
changed character of the area; or
(6) The proposed rezoning is necessary in order to provide land for a commuzuty need that
was not anticipated at the time of adoption of the Boulder Valley Comprehensive Plan.
(fl Additional Criteria for the 1viU-4 RI_T-3, RH-(~,_~~nd RH-7 zoning districts. In tl~e Mi__4,
R]-1-3. RH-6. and RH-7_ for an application not incidental to a general revision of the zuuint
niahs the citL- uctuncil shall also find that the re_zoIllli~ it~.eets the fhllowi»_~rite_r_i_~-, in
addition to subsection 9-2-1~(e~ Q.R
G. 191 above:
Tra_ nsaortation. The land nroposed_ or rezoning is:
Subiect to a right of,wav_~lan for the immediate area
The ri~zht ot~wa~nlan is capable: of'being iniplemeiited to the extent necessary
• to scive. the nrop~ and to u)nnect to the artci-ial street nerivork throubh cc~lle_ctor
anti local streets, alley multi-use ~~aths, and sidewalks concurl•ent with
rcdevelaprnelita
Tlie_nubli~_infrastructure caii be paid for byway of redevelo~ent tuicier tll~:
provisions of Section ~-9-5, "Reservations Dedication, and Iln~rove~I~ent t~f
Ri ~htssf W'a T3.R.C. 19' 1 without_contribution of funds by th_e city. or that
there is elan for tinancin~~ and constriction that has hee;n approved by city
council th.rou~h lhc; capital in~t~rc)vement nro~nam and the city council
ai)ticipates app~n-iatin~ such_t~inds withi» two years of the rezc~nin~.
Water. Wastewater. and Stormwater Manas;ement and f=lood Control. The city council
shal]_determine whether there are adec~uat~~u~lic facilities available foI• the i•eronint:~
are~i. The city council shall determine whether there are adeuuate water. wa_stewatc;r,
and stoz~In~_aler mana cement and tlc~od control Ii~cilities by considerin the f~_crwintr:
Whether th_e infrastructure mee s the re_yuirements of the City
~f Bi)ulder Dosi~~n
tinci Construction_Stan_attrds. adopted city master plans, the Boulder Valley
Con__l~rehe~ive !?I~tn~ subcommunit<~ nlans_and area glans.
Vl~hether the land prc~osed_ta be rezoned has adecauatc water, wastc«~ater
_
and stonnwater management and fi]ood control public facilities that are:v~
i lii lace at the time of the rezaniniJ request:
fii~ Under construction and will_be_available at the time that the in~cts_
of thepropased development will occur: or
(_iii) Guaranteed by an enforceable devel~lent a~reerncnt ensurin<~ that
thc~uhlic faciliti_cs will he in place at the time that the inli~acts of the
proposed development will occur.
K:~I'LLRb-transit village zoning 02 12 2009-Iro-.Ud(:
Agenda Item # ~ Page /
l~ Whether the nronerty owner has. or will in the future, raid its fair share of the
infrastructure needs of tie sun•ouliclin~ area, ~s described in city master_pl~i~is,
subcommuni plans. or area plans.
Travel Demand Management Sclvices,_In the MU-4. R1-1-fi, and RH-7 znniii~
districts, the ~pert~sub'eci to the rezoning is located within an area that has_
parking and transttortatiofi related sel-~~icc rovided by a general in~~rovement district or
an equivalent organization or otherwise meets the trin_~eneration requirements of~
s_ectiou 9-9-22"'I'rip
~eneratic~n Rc;guire_ments t~~r the VItJ-4, RII-6 and R1-1-7 7onilig
Districts." B.R.C_19~; l ,
Solar Access Areas: A request far 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 ofsubsection 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 far the city are as in table 5-1 of this section:
TABLE 5-1: ZONING DISTRICTS
~hmrirrgDistrirt Former "honing
Classifrcatinn (Abbreviation:) Use Module I Form Module Intensity Module lJistrict Abbreviation
Rcsi~l~_nli:af Kesidcntial-Kura]1{KK-1) Rl a 2 I KR-L
Residential -Rural 2 (RR-2) Rl b 2 RRl-E
Residential -Estate (RE} Rl 6 3 ER-E
Residential - C.ow 1 (Ri: I) Rl d 4 LR-E:
i
Residential -Low 2 (RLr2) R2 g U LR-D
1
Residential -Medium 1 (RM-I) K3 g 9 MR-D
Ku~idential -Medium 2 (KM-2j R2 d [ 3 MR-E I
Residential - Mctlium 3 (RM-3) R3 j 13 MR-X
Residential -Mixed 1 (RMX-I) R4 d 7 I MXR-E
Residential -Mixed 2 (RMX-2) RS k 8 MXR-D ~
' Residential - High l (1~1-1} R6 j 12 1iR-X
j Residential -High 2 (IZIi•"L) R6 c 12.5 l iL-L'
Residential -High 3 (RFi-3) R7 I 14 HRl -X
i
Residential - E{igh 4 (RH-4) R6 h l 5 HR-D
1
Residential - I(igh 5 (RH-5) R6 c 19 FIR-E
R.esidenlial 1li~li (RH-G) R8 1 _
Retiidential llieh 7 RH_?1 R7 J l$ _
K:U'LLR\a-transit village zotung 02 I2 2009-Iro-.DOC
Agenda Item # ~G Page
Zoning Dicaict Fnrmer Zoning
Classification (Abbreviation) U.ce Module Fornr Module /ntensity Module District Abbreviation
t
Mobile Home (MH) MH s - I MH-!i
' Mixod Use Mixed lJse I (MU-l) M2 i 18 MU-D
t
j Mixtxl Use 2 (MU-2) M3 r I8 I RMS-X
Mixexl Use 3 (MU-3) Ml n 24 MU-X
~ nj~a,.,l I,:jc 3 ri~9t,131 li.: ?y,j -
i - -
Business Business -Transitional 1 (BT-1) BI f IS TB-D
1 J
' Busint~ss -Transitional 2 ($T-2) ~ B I a 21 TB-E
Business -Main Strut (BMS) I B2 n 17 BMS-X
Business - Connnunity I (BC-l) 63 f 15 CB-D
Business - Communrty 2 (BG2) 133 I f 19 Cli-G
Business -Commercial Services (liCS) B4 m 28 CS-E
Business -Regional 1 (BR-I) BS ~ f 23 Rt3-E
Business - Regional2 (BR-2) I BS f IG I RB-U
Downtown Downtown I (DT-l) D3 p 25 RB3-X/E
I
I Downtown 2 (DT-2) D3 p 2G R132-X
i
Downtown 3 (DT 3) D3 p 27 RB2-E
Downtown 4 (D"T-4) DI q 27 RBI-E
f
~ Downtown 5 (DT-5) D2 p 27 RBI-X
Industnal industrial -Service 1 (IS-I) E1 f 11 IS-E
i
t industrial -Service 2 (IS-2) Il ~ f 10 1S-D
1
j Industrial -General (lG) IZ ( C 22 [G-E/D
' Industrial Manufacturing (fM) l3 f 20 IM-Ei/D
i
' Industrial - Mixal Services (Cuts) 14 r 18 IMS-X
i
Public Public (1') P c 5 P-E
~ Agricultural Agricultural (A) A a 1 A-E
f Flex District Flex (F) TBD TBD TBD n/a
(c) Zoning District Purposes:
(I) Residential Districts And Complementary Uses:
(A) Residential -Rural 1, Residential -Rural 2, Residential -Estate, And Residential -
I.ow 1: Single-family detached residential dwelling units at low to very low
residential densities.
(R) 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
~"ound level.
(C') Residential -Medium 1 And Residential -Medium 3: Medium density residential
areas which have been or arc to be primarily used for attached residential
K.'~PLLRu,-trensit village zoning 02 I2 21109-Im-.IX)C ^
Agenda Item # ~ Page~C/~
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 may be renovated or rehabilitated.
(E) Residential -Mixed 2: Medium density residential areas which have a lnix of
densities from low density to high density and where complementary uses may be
permitted.
(F) Residential -High 1, Residential -High 2, Residential -High 4, Residential -High 5:
1-ligh density residential areas primarily used for a variety of types of attached
residential units, including, without limitation, apartment buildings, and where
complementary uses may be allowed.
(G) Residential -High 3: High density residential areas in the process of changing to high
density residential uses and limited pedestrian oriented neighborhood-serving retail
uses in close proximity to either a primary destination or a transit center and where
complementary uses may be allowed.
~EI~ Residential - 1-titrh G: 1-Iit!h density residential urban areas that arc predominately
townhouses in close proximity to either a nrimarv des_t__in_a_ lion or a transit_ce_nter and_
where com ~lemen~~ uses maybe allowed.
Residential - Hi~~h 7: His~h density residential areas that have a fine Ln-ain of
re_sidentia] streets either existing or as Hart c~f'a ris~ht of way elan at~nroved by the city
council and Iiillited~icciestriait oriented nciuhborhood-scn~ina retail uses in close
proximity to either a ~rimarv destination or a transit center anal where c~mplemcnt~irv
uses may be allowed.
(~~Mobile Home: Mobile home parks primarily used and developed at a medium
residential density where complementary uses may he allowed under certain
conditions.
(2) Mixed Use 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 maybe 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 in
apedestrian-oriented pattern, with buildings built up to the street; with residential,
office, and limited retail uses; and where complementary uses may be 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 Use -4 _Mixed use residential areas ~ener~ill~ntendcd for residential uses
with limited nei
~l_t,horhpod servingretail and c~ffce uses. It is anticipated that
. development will occur in a pedestrian-oriented_piittercl,_with buildings built u}~
to th~-
K:~PLLRb-transit village zoning 02 12 2009-fro-.[)OC
Agenda Item # ~ Page
street~ret_ail_ and
~~f~tcc uses_ permitted on the first fl_c~(tr-, ~ln(_I
~~_'}1CI'C C0111Lenl~illar`~
uses may be allowed_
(Business -Transitional ]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.
(Fly) Business -Main Street: Business areas generally anchored around a main street that
arc 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 wmplementary uses may be allowed.
(•FC~ Business -Community 1 And Business -Community 2: Business areas containing
retail centers serving a number of neighborhoods, where retail-type stores
predominate.
(~H) Business -Commercial Services: Commercial areas primarily used to provide to the
colrununity a wide range of retail and commercial uses including repair, service, and
small-scale manufacturing uses and where complementary uses maybe allowed.
Business - Regional l And Business -Regional 2: Business centers of the Boulder
Valley, containing a wide range of retail and commercial operations, including the
largest regional-scale businesses, which serve outl}ring residential development; and
where the goals of the Boulder Urban Renewal Plan are implemented.
Section 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:
K:\PLLR\o-transit villa~r. coning 02 12 3009-1rc~-.[)OC
A~r;Ilda Ilelll ~I Pagey-~t~i_/`
Table 6-1: Use Table
Use modules SpeciFic
R1 R2 R3 R4 RS R6 IR7 g8 M11H M1: M2 M3 Bl 82 B3 B4 BS D1 D2 (D3 II 12 i3 14 IP A
I~lise
~ ~Sandard
Residentlal Uses
Detached dwelling units A A A A IC A .A _ A U U A A .A IA A A A U U U U ~9.8~:
Deached dwelling unit with C C I• _ ' C C 9-6-3(c)
t.*~o kitchens ~ • •
Du loxes A A A iC A A _ .4 A A A A A A A A A G U U N U 9-5-4
Attac!ted_dwcllin s A A A C A A _ • A A A A .4 A * A A A A G U U N U 9.8-4
tvfobile home arks U U U IU A I• I•
I u~rnhonscs _ e1 L r1 A A IA 1 3 A 9 9 _ A A d G U U N L )_-k-4
(Live-work • • _ • I• • • I• • U U U A
Coo crative housin units C +C C C C C C C C C U U 9-6-3 b
~Effcienc livinqunits:
.4. If<20%oftotalunits • U A A _ M A A A G A A A A A G U U N U
8. [f>20%oftotal units U A _ U A A U U U U U U U U U U U U
Accesscrv units I •
A. Acccsso, dwch:ng unit C IC • _ C C 9.6-3fa
IB.Owncr'saccessc snit C I• C • " • • • '9.5.3(a)
'C. Limited accessory unit C ` _ i9•E-3fa) I
'Caretaker dwei;in unit ' • _ • • A A A A A A
Grcu quarters: • I
A. Con a ate care facilities A A A A A A A A A A C A A C C 'C U U U 9-6-3(
B. Custodial care U U U U U L I' U U U U U U U U U U
C. Grou homes IC C C C IC C C C C C C C C C C C C C 9-6-?td)
D. Residential care facilities C C C C C C C C IC C C C C C C C U U 9-6-?(fl
E. Freternir:cs, sororities, and A A _ U • A G A A A IL
!dormitories
F Boardin houses L' U A A A _ U A .4 A G A A A U !U
Home occu aticn C C C C C C C C C C C C C C C C IC IC C C C C C C C 9-6.3
e
Transitional housu~ C C C C C C C C IC C C C C C C C IC !C C C C C C C 9.6-3
h
~Dirinq & Entet'aintnent i j i
Ar• cr craft studio space ~L,000 • U U U L' U U L_ .A A A A A A .4 A A A A A A A L
s ware feet
iAn or craft studio space >2 ~q; • U U U U U U _ M U U A A A A A A A A A A A
s uace `eet
Commercial kitchens and i• = U U li C. Cl A A A A
carotin
fndocr amusement • • • _ • ' U U U A U li t'
establishment
h4uscums = i' U A A A A A A A U U IU U
~ Restaurants( eneraq n'a ^~'a n/a It:a as n%a nra n[a ma na n`a r.+a a+a n%a rva 'n%a r.!a rva Na na
C C C C Na n+a 9-6-5 b)
~A iTavernst eneral) Na r.%a na In'a nra 'n%a nia nla rva ,n~a ma rVa n%a n'a In'a Na n'a Na na n'a
rva n,a
, Restaurants and taverns no U A = I,4 A A a a n'a Na rva rJa nra n. a a'a n'a n'a Na Na n'a ma
larger than 1,000 square feet in
floor area, which may I:ave
:neat service on an outside
patio not more t`:an li3 the
floor arcs, and which close no
~ later than : ):CO .m. f
'Restaurants and taverns no _ .4 L' A A A A A C r.%a tun n'a nra n'a rJa 9-6-5(b)
~ IIlarger than l,SCG square feet in
Itloor area. which may have ~ I I I I
K:`,PLLR`c-transit villaoe zoning 02 l2 20^9-lro-.D~`C
lac modules + Specific
Rl R2 R3 IR4 RS R6 R7 RA S1F1 MI M2 M3 Bl B2 R3 B4 R3 DI D2 D3 i2 '13 i4 P .A Use
I ~ Standard
meal service on ar. outside ~ I
patio not more than 1'3 the I
floor area, ar:d which clcse ,;o
later thar, i t :00 .:n.
Restaurants and taverrs ever ' • U _ ~ L' A U Na r,!a Na Na n`a n`a Na 'r. a n+a Ada Na Na Na Na
1.000 square fret in floc; area. ~
or w:tich close aRer 1 i :00 p. m..
or with an outdoor seating area
of 300 s uare feet or more
Restaurants and coverts that Na Na nCa va Na ma Na U U A A A A A U Na n`a Na Na Na Na
are: over 1,500 square f°et sn
floor area, outside of the
University Hill general
improvement district; over
4.000 square feet within the
University Hill general
impwveme!tt district. or which
close aP.er :1:00 .m
Restaurants and :avcrns in the n•'a Na Na rJa tva Na Na nrr_ Na Na Na Na n'a C Na n'a Na Na Na Na rya
na Na n'a Na Na 9-6.5(b)
University Hill general
improvement district that are
g:ea;cr Char. 1,50C square feet
and do not exceed 4,000 square
feet ir, floor area, and which
close no later than 11:00 .m.
'Restaurants and taverns with an Na Na n'a Na Na na Na rtlr n~a Na Na Na U U U U U U U U Na n'a Na
Inca n a n'a
outdoor seating area of 300
square feet or more within 500
fcc: of a residential zoning
district
(Small theater or rehearsal s ace ' i' U U U A U U U A A U A
7emoo:ary ou?door ' = C C C C C C C C C C C C C 9-6-5(c)
i en:ertainme ut
Led ir. uses:
Hostels U U _ • U A U U .G A A G G U U U
Bed and breakfasts U A _ U ,A A 9.6-5 al
I~locels and hotels • U A A A A A U
Public & lnternationa! Uses I
Ai. errs and hell orts ' _
ICcmetcrics ' A A
Daycare. home A A A A A A i• I•
Daycare center with <50 U U C U U C C L' U A IU L' A L' A A A U A A U U IU U U
L 9-6-6(a)
children
Daycare center with>50 U U L' U L' U U = U IU U A U A A A U A A U U U U U U
9-6.6(a)
~chi!dren ' I
Da • shelter U U C C _ !U ;C U C C C C C C C C C C C C U 9-6-6 )
IEme: encvshelter U U U IU U C 'C_ C !C C C C C G C C C C C C C C U 9-&-fi(b
Essential mur.:cipa; andpubtic U U U U U U U !i U U U U A A A A A jA A A A A IA
A U U
utifiri services I
Governmental facilities U U U U U U U li U U U (t A A A A A A A A A A A A IU
Mnr:uar:esandfureralchape!s • • I• " I• U 17 U U IU L'
'Non.ro5tmctnbcrshi clubs I' • • • _ U G A A A A A A l)
# 'pvetrightshe'.ter I' U U C C U IC jU C C C C C C C C C C C C U 9-b-6(b)
i I
K:'.PLLRio-transit village zoning 02 i2 2449-Ito-.DOC
t
Use modules I I i Specific
~ RI R.? R3 RA R~ R6 R', IRl1 ~1H i~il i;~12 M3 Bi 62 63 64 BS DI IU2 D3 17 Ili 14 P A
IJsc
I ~ I St2~dazd
Private elementary, junior, and ' U U L U U A I I: ;i U U A G A A 4 L: A l! ~ i
I
senior hi h schools ~ ~ I
Publicelcmentary.junior,and A A 4 A A A .4 A A A jA A A A A A `A A A A A A A
A A
senior hi •h schools
Public colleges and universities A :1 A iA iA r1 A p A A A A A A A A IA A A A lA A
A A A
IPrivateeollegesand I• _ U A • A I• L' U U U • A
universities I
Public and private cfficc uses = • U U U A G A A A G A A U U
rOVId ILg 50Cial Se:~'ICeS
Relieious assemblies A A A ,4 U A A _ • A U U 'A A A A A A A A
Adu?t cduca:ional facility with U U U Lt ll U U _ L' U U A G A A A U A U A A A A A
<20,000 square feet cf foor
area
I,gdulteducationalfacilities U U U U U U U _ U U U A G A ~A A U A I: U U U U A
(with>20,000 square feet or
more of 1100: area
(Vocational and trade schools _ • • U ;G A l; IA U U L' A A A A A U I
Office, J4edical & Financial ~
Uses ~
Dana roccssin facilities • • _ A G A C A G A A A A A 9.6-7(a
'Financial institutions A7 _ M M M U A A A .4 .4 A A
Hos itais I• _ • • . . A
bfcdical or dental clinics or U U U I' U U = M U U A .A A ~C A G A A U 9-6-7(a)
ofrces craddiaion recovery
facilities
:~icdical and dental laboratories M _ M M M A IA A A A U A U i
UfTccs, aaminis~ative _ A A A C A G A A A A 9-ti-7(a
Offices, rofcssiona( U U 'U ill U ~1 _ M hi M A A A C A G IA A I• 9-6.7 a
Offices, technical; wi;h <$,006 U U U U U M = • M M M A A A C A G A A A A A A
9-6-7(a)
s uare feet of [lour a: ea i
~O`Boes, technical: with %$.000 U U U U U M _ M M h1 A U A A A G A A A A A 9_o_7(a)
,'s uare feet of floor area
O
s -other U U C U Lt M _ M M M A A A C A G A A • 9-fi-7 a)
Parks And Recreation Uses I
Cam grounds _ C' • U U U U
Octdoor enteaainmcr.t _ • U U U U U U U U
Park acd recreation uses A A A A A .A A A A A A A A A A A A A A IA A A A A A
A
lnd00r recreational or athletic U U = • U U A A A A A A A A 'A A U U A I•
faciL'ties
Commerc[a! Uses ~ I
Service uses: , I
Animal hospital or veterinary • • • U U A U A • U A A A U
~ clinic I
1~ Animal kernel _ • • U U A U A A U A
(Antennas for wireess C C C C C C C C C C C C C C C C C C C C C 9-6-9(a)
telecommunications services
` Broadcasting and recording U U U U U I U - M M M A G A A A 4 A A IA A A A
facilities I
IBasiress support service; I' = A A A A A A A A L' L` A
<1 C,000 s uare feet
~t Busi,ess supo0.^, services ' U A A A A A A U IL' U L)
>''.~.000 s care feet
i
.lndust:ia! service center • _ C !C i' ~ • i •
1
K:'PLLR''o-transit village zoninv02 12 2009 lro- DO~'
Usc modules Specific
RI R2 R? ~RQ RS R6 Ri Ali MH MI M? M3 BI 82 63 64 BS DI D2 D3 I1 R I13 la P A Usc
I
Standard
Nun-vehicular repair and rental ~ • I' _ U A U U U IU A U ' • '
services without outdoor
story c ~ I
Nei hborhood business center U U U U • 9-6A f)
Personal service uses U U U U A li U A A A A A A A A A A A
Retail sales uses:
Accesso sales • • I' A A _ C C C C C C C C C C C C C C C C 9-16
~Conveniencc retail sales <2,000 ' U U U U A ° A A U A A U U A A 'C C C
~s uarc feet ~
Conveniercc rclail sales >2,000 • U U h1 M U A A A U A A A C C
s uarc feet
~ Retail fuel sales (not including U U U U U U U U U C C U C U U C 'C U • 9.6.9(d)
service stations) I i
Retail sales <j,000 s uarc feet I• _ U U ' A A A A A A A
Retail sales >5.000 square feet • _ i• • A A A A A A A
butf20.000s uarcfcet ~ I• I•
Retail sales>20.U00 s uarc feet • tU IU A A A A U
' Building material sales <l5,000 ' • _ i,• U A A A A
s uarc feet of floor area I • -
;Buildingmaterialsales>15,Q00 • _ jU U U U U U
~s uarc feet of floor area
'icm onrv sales _ • C C C C C C C C C C C C 9-6-5(e)
Vehicle-related uses:
~.Automobilc parking lots. U U U U U U U U U U U U U U A U U U U A A A U U 9.6.9(b)
'garages, or car pool lots as a I ~
nnci al use . j
Car washes • U A U U U U
D:ivc-thru uses _ ' • U U U U U • I` 9-6.92c)
Gasoline service statioru or U U C C C U C C C U 9.6-9(d)
retail fuel sales I
Sates and rental oC vehicles _ U A U A A
Sales and rental of vehicles _ j • • U C C C C i9-ti-9(i)
within 500 feet of a residential
use module
Service of vchiclcs with no _ U U A U A A A A
outdoor story c I •
Service of vchiclcs with limited • • I• • _ • • • U U U • A IA A
outdoor story c
Industrial uses: ~
Building and landscaping j• _ A A A A A •
contractors I t
Clcanine and laund cants • I • _ ~ • • • A A A A
Cold story a lockers I' ' I• ' I• • • U U U U U A A A A
Computer design and _ A G q C A G A A A A A 9.6-7(a)
•t'~ develo mcnt facilities I•
f Equipmcntrepairandrental • j• _ • U A U U U U A A A A
l~ with outdoor story e •
'Lumbcrvards i• A A
Manufacturing uses<I5.000 I• • I' I• • IU A A A
s uarc feet _ •
Manufacturing uses >I5.000 • • I• A A A A q
square feet
~e i
i
K:`PLLRto-transit village zonine 02 l2 2009-Iro-.DOC
l'se tnodulcs ! Specific
Rl R2 R3 R4 IRS IR6 R7 eri MH Ml ~\12 :At3 '81 62 B3 Idt BS ID! D: ID3 Il L It 14 P A
Use ~
- I Standard
\tanufacmring uses with " ' • I' ~ • I' ~ • 1 ~ ~ i • 9-6-9(e) ~
I I~ I~ i I.
oleo;isl off-site im acts I
Outdoor stora a I' _ ~ • A U A
Outdoor storage of I• C C I• C C C C 9-6-9(g)
merchandise
! Pnntets and birders _ • A A A A
Rcceclin centers • _ • U U U U
I Recycling collection facilities _ I• • • U U L' U U U L U 9-(r9(h)
Ilar¢e
Recycling col'ection facilities • I• C C C U U U U C C C C C 9-~9(h)
~m~!! - I.
IRecvclin rocessin¢facilities • _ • U U U U • 9-tr9(h
Self-service stora a facilities _ • • A U
Tclecommmica;rons use A G A U A G A A A A A
F.1'areltouse or drs7ibutions _ A .A A A
la'.:IliGts I• I•
ho!esale business • ' _ • • A A A A
Agricultural And tiatural
Resource Uses
Open space, grazing and • _ • • I• A A
astures
~,Cro roduetien A A A A A A .4 A A A A A • • • ;A A
\tinin industries • _ " U 1• U
Firewood operatiot+s _ • " • .4 A A
Greenhouse and plant nurseries _ .4 A A A A A
\ccessor
:\cccssorv buildin sand uses ~.4 A IA A A A A A A A A A A A A A A A A ~A IA ,.4 .4 1.4
A 19-IG
K PLLR o-It::nsit village inning 0' ! ~ ~OC~9-Lo- DpC
Section Section 9-7-1, B.R.C. 1981, is amended by additions to Table 7-1 to read:
9-~-1 Schedule of Form and Bulk Standards.
TABLE 7-1: FORM AND BULK STANDARDS
BHA 13tiZ I MU 4
FUCnI
module a b c d e f g h i j k I m n o p , q r I s
I t I
SETBACK AND SEPARATION REQUIREMENTS
Principal Buildings and Uses
Minimum 25' 20' 15' 10' 0' See
front yard section
ilandscaped 9-7-10
setback
(e)(h)
Minimum 25' 20' 20' 20' 10' 20' See
front yard section
setback for 9-7-10
all covered
and
.uncovered
parking
areas
j Maximum n/a n/a Na 10' Na n/a 10' 15' Na 10' n/a
front yard
landscaped
setback for
comer Tots
and side
yards
adjacent a
'street
Maximum n/a n/a Na 15' n/a Na 15' 15' n/a 15' n/a
front yard
landscaped
setback for
' an interior
,lot
K:U'LLR\o-transit village zoning 02 12 2009-fro-.DOC
Agenda ltem # SG Page
i ~ ~
Form
module a b c d e f g h i j k I m n o
p q r 5
Minimum 25' 12.5' 15' 10' 1' per 0' or 5' 1' per 0' 1' per 2' 10' 0' for first and 0' 0' 0' n/a
=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. third story
from a 10' 10' bldg. and above
sheet (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' S' 12' 9-7-10
. from an min. per 2' of 5' min
interior lot bldg.
line (i) height, 5'
min.
(d DU
jed
Minimum 40' 25' 20' 15' 20' n/a n/a n/a n/a n/a
~totalfor
both side
yard
!setbacks
Minimum 25' 25' 20' 10' 15' 20' 15' 20' 15' 0' 15' 15' 10' See
rear yard sertion
?setback (d) 9-7-10
i Accessory Buildings and Uses t
~ Minimum 55' S5' Behind 55' Behind Behind 55' S5' Behind 55' S5' Behind See
front yard rear wall rear wall rear wall rear wall rear wall section
} setback of of of of of 9-7-10
uses (e) principal principal principal principal principal
structure structure I structure structure structure
I
Minimum 25' 12.5' 15' 10' 1' per E 0' or 1' per I 0' 11' per 2' 10' 0' 0' 0' 0' n!a
side yard 2' of j 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' f 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
~ setback 9-7-10
from an '
K:\PLLR\o-traruit village zoning 02 12 2009-fro-.DOC
Agenda Item # ~Ci Page
~ i~ ~ ~
~i ~ ~ i i
Form
i
module a b c d! e f g h i j k I m n o p q r ~ s
interior lot II
;line
Minimum 0' or 3' (b) 0' or 3' (b) 0' or 3' (b) 0' or 3' (b) 0' or 3' (b) See
rear section
yard ! 9-7-10
setback (f) ~ j
i Minimum 6' 6' 6' ~ 6' 6' 6'
separation
,between
;accessory
buildings
jand any
I 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 n/a n/a n/a
;accessory ft. sq. sq.
' building ft. ft.
;coverage
!within
principal
building
+ rear yard
~ setback (9-
' 7-g)
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
K:U'LLR~o-transit village zoning 02 12 2009-fro-.DOC
Agenda Item # _ Page _
~
Form
module a b c d e f g h ~ i j k I m n o p q r s
I ~ _ I
(c)(d)
Conditional See section 9-7-6 for conditional height standards
height for
principal
buildings
and uses
Maximum 3 3 ~ nla 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' Na
wall height
for
;detached
i dwelling
f units at
;zero lot line
! setback (9-
~-2(b)(3))
Maximum 20' (30' in 20' (25' in industrial 20' 20' 20' 70'
height for agricultural zone) zones)
all
accessory
buildings,
structures
and uses
.(g)
i FENCES, HEDGES, AND WALLS (for additional standards see section 9-9-13)
Maximum 7' I' 7' 7' 7' 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 within
K:1f'LLR~odraacit villagc'roning0l. 1?.2009-6'o-.DOC /
Agenda Item Page
RH 6 RH 7 I MU-4
Form
module a b c d e f g h I i j k I m n o p q r I s
3' of lot line
with
neighbor
approval
' BUILDING DESIGN REQUIREMENTS
Minimum n!a n/a n/a n/a n/a 60% Na n/a
front
facade
window
area (9-9-
3)
i Primary n/a Na yes aiaye; yes yes n/a n!a yes ~ yes nra
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 Na n/a n!a 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 nLu ~t cLra ZAJ~ nla nla ISila
%Qf 3rd - - -
st~'-rQQt ~ I~.~
area tnat ~
can U e i_r._ a
~IL1 St4Iy
i
K:~PLLRW-transit village Toning 02 12 2009-Iro-.DOC
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 rr t me cnonnc~~~.R~T~q~E~
Minimum I 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)~'~ Uses)
i Lot Area (in Per Maximum
square feet Dwelling Number of See section 9-9-1 i for additional open space requirerents. For
unless Unit ~ Dwelling mixed use developments, use the requirements of either the
• Intensity 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
i
1 5 acres 5 acres 0.2 0 - 10 - 20% 0 0
i
2 30,000 30,000 1.4 0 I - I 10 - 20% 0 0
3 15,000 15,000 2.9 0 - 10 - 20% 0 0
i
4 7,000 I 7,000 6.2 0 - 10 - 20% 0 0.8:1
5 7,000 7,000 6.2 0 - 10 - 20% 0 0
i
6 0 0 - 6,000 - 10 - 20% I 0 0 - -
i
7 6,000 6,000 7.3 I 600 - I 10 - 20% 0 0
8 0 0 10 (up to 20 0 15% 15% 60 0
by review)
9 0 I 0 - I 3,000 - I 10 - 20% 0 0
10 0 0 - 600 - 10 - 20% 60 0.5:1
' 11 7,000 0 - 0 - 10 - 20% 60 0.5:1
• 12 0 I 0 - 1600 - 10 - 20% 0 0
12.5 6,000 3,200 13.6 i 600 - 10 - 20% 0 0
13 6,000 3,500 14.5 - I - 10 - 20% 0 0
14 0 0 - 0 60% 60% 60 0
~ ~
K:U'LLR1o-transit village zoning 02 12 2009-1ru-.DOC
Agenda Item # ~ Page _
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}rar 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
i mixed use developments, use the requirements of either the
Intensity otherwise {square Units Per Maximum Floor Area
residential or nonresidential standards that result in the greatest
District noted) feet) Acre amount of open space Ratio
15 0 0 - 1,200 - 10 - 20% 0 0 ~
r-
~ 16 0 0 i - 0 40% I 10 - 20% 60 0 ~
i
17 ( 0 0 i - 0 15% 15% 60 i 0.67 (1.85 if within
~ CAGID or UHGID)
I
RH-6 _ 3.8A0 l = r~ 1 -
~ I
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 7,000 1,600 27.2 600 40% (20% if 10 - ZO% 60 0.4:1
within a park
i service area)
21 6,000 1,600 ~ 27.2 600 I - 10 - 20% 0 0.5:1
22 7,000 1,600 27.2 600 40% (20% if 10 - 20% 60 0.5:1
i within a park
service area)
23 6,000 1,600 27.2 0 - 10 - 20% 0 2.0:1
24 J 0 ~ 0 I - 0 15% 15% 60 I 1.0:1
Mlles Il = l} .1`z% ~ fiQ?.,.4~:5-to=.75 oflgial
24.5 rnr~e nQtL
resider ~al-c
25 0 0 - 0 - 10 - 20% 60 I 1.0:1
26 0 0 - 0 - 10 - 20% 60 I 1.5:1
l
27 0 ~ o - 0 - 10 20°i° 60 1.7:1
2s - - - - - 1o-2o°i° - - 1I
Footnotes:
(a) Tlus requirement may increase based on building height pursuant to suUsection 9-9- l I (c), B.R.C. 1981.
b) C)~en ~~ce
iiia~~ hc_reduccd ~tiine ttre~~tnci~r~a in sec i is 9~~, •`Density in the RI-i- I . It[ f-2 ar~d }~HH~
ist ' s "and 9-9-_~:I__'Lseab[e Qne ..ace." B.R G, 1-y~ 1_ -
(e1_Sce section 9-8-2,"}=lo~~-ea_ anon ItCUUjrernents." T3,R.~12~+-J_fo_r~-std itio 1~~nLetiidgntia) 17 or area
~#~ztii~id_~
K:\PLLR~o-transit village zoning 02 12 2009-fro-.DUC
Agenda Item # Page
Section Section 9-8-2, B.R.C. 1981, is amended by additions to Table 8-2 to read:
9-8-2 Floor Area Ratio Requirements.
TABLE 8-2: FLOOR AREA RATIO ADDITIONS
~ DT-1 pT-2 DT-3 DT-4 DT-5 MU-1 MU•2 MU-3 MU-4 BT-2 BMS IS• IG iM 1MS BR-1 (c)
112
Base FAR 1.0 1.5 1.7 1.7 1.7 0.6 0.6 1.0 2t2 0.5 0.67 0.5 0.5 0.4 0.6 n/a
' ~ (a)
Maximum total FAR ?.0 0.5 1.0 0.5 1.0 Na n/a n;a n/~ n/a Na n/a nla n/a n/a n/a
additions (FAR)
~ FAR addition components: 0.5 0.5 0.5 0.5 0.5 (b) 0 0 0 Q 0 0 0 0 0 0 n/a
1) Residential floor area
~ (FAR)
2) Residential floor area if 0 0 0 0 0 0.07 0 0 Q 0 4 0 0 0 0 n!a
at least 35% of ur:its are
permznently affordable
and at least 50% of total
floor area is resident+a!
i (FAR)
~ 3) R 1es end tial floor area 0 0 0 0 0 0 0 0 Q 0 0.33 0 0 0 0 n/a
~ for a project NOT located
m a general improvement
district That provides off-
; street parking
i ~ _
4) On-site parking All, to ~ All, to All, to 0 A11, to All All All 4 0 All All All All Afl n/a
~ provided entirely within the I max. of ~ max. of max. of . I max, of
K^PLLR`o-transit village Zoning 02 12 2009-lro-.DOC
' DT-1 DT-2 DT-3 DT-4 DT-5 MU-1 MU-2 MU-3 )~I,L-4 BT-2 BMS IS- tG IM IMS 8R-1 (c)
1!2
principal structure, or 0.5 FAR 0.5 0.5 0.5
above grade parking FAR FAR FAR
structure
i 5) Below grade area used 50% 50% 50% 50% 50% 0 0 0 0 All 50% 0 0 0 0 n/a
`or occupancy below below below below below below
i grade grade grade grade grade grade
~ area area area area area area
Maximum allowable FAR 2.0 2.0 2.7 2.2 2.7 0.67 + 0.6 + 1.0 + ~Q 0.5 + 1.0 + 0.5 + 0.5 + 0.4 + 0,6 + 4.0 (c)
(sum of base plus all row 4 row 4 rows ± row 5 rows row 4 row 4 row 4 row 4
i avai?able additions} of this of this 4 tsv6c of 4 and of of this of this of this
table table and 4~.f this 5 cf this table table table
5 of This table this table
this Lalzls table
table
Footnotes:
(a) FAR up to 1.85:1 if property is located in a general improvement district providing off-street parrking
(b) 1.0 if parking bonus NOT used.
(c) See subparagraph 9-2-I4(h)(2)(3), B.R.C. 1981
(d) The_n~.axi.mum_attaoun~of.f)o~r area_for t~c~nresidential_uses~is_ j. ofsl~e_total 17o2r area. Phis floor area may be
ir~.tea~c,d_to ,7, of t11~~~~llc~ r ar~~-iLh~ ~tand"s~~iti ~t ~_~~U-gp 9-4-2(~,~sst>~t-~ec.i_fic Statl~~~`. 13.11. IyS
t v J].11L~I.
~el_ ~l'ltie nia`~i__!m_R_crc:ent?ze o~j~e tltriJ door area that Can be in ~,,f2tlr~ st~_cta~dard mom= not be ~~aried a~ non of ~
ti~ rev'e~~~.
-
Mk
K:'PLLR1o-transit vi'.lage zoning 02 12 2009-fro- DOC
Section Section 9-8-2, B.R.C. 1981, is amended to read:
9-8-2 Floor Area Ratio Requirements.
(e) District-Specific Standards:
~y1U-4 District: Itt the Ml;-~ ~onin~ district, the nonresidential nortio_n_i~f the t]<:~or
area ratio may be increased if the pi~~ect con~etes the site review process_in Section 9-
2-14. "Site Revic~~~,"B.R.C 1981 and meets the followin~~ re irements.
The nonresidential petrtion of the floor area may be increased by a floor area
ratio of .?~:1 if the_parcel is located within 1 pU fee_t of a ma!or tit~cri~al_~tn the_
transportation master plait or railroad tricks,
ii The:
ixmresidcnti.al iloc~r area of the buildin~_ provides a buffcr_tc~ residential
uses_that are located ativay from a maior arterial or railroad tracks.
(jii '1-he t~~~f7~~i_~~ea ratio in '1'ab~;~_~_shall not b~ceeded.
Section Section 9-8-3, B.R.C. 1981, is amended to read:
9-8-3 Density in the RH-1, RI3-Z~ -RH-3 and; RH_7 Districts.
(d) Additional Density In 'I'hc RH-3 and RH-7 Districts: In the RH-3 end R1-I-7 .•roning
districts, the open space per lot may be reduced from sixty percent to thirty percent of the
lot if at least half of the open space provided meets the open space requirements of
paragraph 9-9-I1(e)(3), B.R.C. 19$1.
Section Section 9-9-5, B.R.C. 1981, is to read:
9-9-5 Site Access Control.
d Si c Access in the Transit Villarc_In the area that is a part ofthe Transit Villa~c that is
shown on Ap~nciix G of_Title 9, "band Use Re«,.,ulati~n, B.R.C'. 198_1_, all prp~~crties
that rec
ul est a devclc~t»ent
ant~roval that includes ativ additional residential units or the
~ldition of anv nonresidential filoor area sh~_ll take arimary vehicular access off of ~i
street that is consistent with the approved Transit Village Connections Plan and that is
K:U'LLR1o-transit village zoning 02 12 2009-Iro-.D(X:
Agenda Item # _ Page
nc~t a street that_is classi_fi_ed as mi~ic~r arterial or above on the Trciils ~ortation Master
Plan. Secoiida~_~~cliicular access on a street 1 a i clams ssifie~as ti.~iiiQ~at~terial or above
may be ant~rcw~d it i_i~_meets all of the reQuireroen s ot~this section.
(d~ 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:
K:U'LLRb-tnacit village zoning 02 l2 7.009-Iro,D(~
Agenda Item # Page _
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-1, RH-3, RH-
UNIT TYPEZone MU-3, BMS, DT, RMX-2, MU-2, 4, RH-5, BT, BC, BR, /S,
District Standard A, MH, lMS lG, iM, P RH-1, RH-2
Minimum number 1 space for detached
of off-street parking 1 1 1 DUs construction prior Q
spaces fora to 9/2/1993. Use the
detached dwelling requirements below for
unit (DU) DUs built after 9/2/1993
11[1a~:1ulum number
9L4ff~treet arkina
1~LB ~ 1 soac~~ nerd I'
aces {~~r an
attached-C~Le
snit
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 Q
spaces for an for 3-bedroom DU bedroom DU 3 for a 4 or additional space for
I 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
to
K:`~FLLR`,~rtransit villaee zoning 02 12 2(105+-Iro DOC
Agenda Item # _ Page
TABLE 9-1:
RESIDENTIAL
PARKING
REQUIREMENTS
BY ZONING
DISTRICT AND RR, RE, MU-7, RL, RM, RMX-1, RH-3, RH-
UNIT TYPEZone MU-3, BMS, DT, RMX-2, MU-2, 4, RH-5, BT, BC, BR, IS,
District Standard A, RH-6 MH, lMS IG, IM, P RH-7, RH-2 ICU-4 RH-7. RH-~
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 NIA
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 additional bicycle parking spaces is 5 percent of the required
off-street parking spaces.
~hor~ty
I~
At1~.ast 4 sD~~es or 1 s~fpl
.ever dwelling units whit r i$
reguirem~rlf greater
Additional lorsg NL Imo soaCes o r dwellin unit
.__r_._.~ip
_ r--.~.~...q:s.._ace
requirement
d~
K. ,PLLR`o-!rsn,it village zoning 02 1 ~ 2009-fro- DOC
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,Bli~ Bli3, RH_7, MU-4 BCS, BR-1, RMX-2, MU-2, MU-1 RR, RE, RL,
Standard MU-3, BMS, MU-4 (pot in a r~arkina IS, IG, IMS BMS MU-3 RM, RMX-1,
(within a parking disc 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 1:400 1:400 if 1:300 if residential 1:300
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 rnamk~er~f. N A _ _ if r idential
Off-streei~-Lki>]g uses comprise
soeaces per sasiar_~ less than 50
foot oflo.4t_~_fot percent of the floor
nS~resid~l.tial us~~ ~a~~rwse
and there ~c~~~so~ 7 _~Q.Q
.u~~s
Bicycle parking d/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-Yerm_biG.y~le AL1e;~sL,3~Ras~s~ At1~sJ~Q ~ N!A
pa~kin~~e~uir~msnt ~QO_ss1.fl.if -Q_
~.1:~Q4Q-sus
fi.•
` ~sidePti~Lu.ses ~b_ich~Yer~s
~omAri~_le~.slhaa~Q seater
~etr~at_a_Lkhe
flc.~~r
~s~.QL1~~~Q~,S9_fL.
1
' K'PLLR. ~-t;3^.i; ~iilaFrzoniag02 l,''Cnn_L,~.
Zone District DT, RH-3,B1i RH-3a RH-7. MU-4 BCS, BR-1, RMX-2, MU-2, MU-1 RR, RE, RL,
Standard MU-3, BMS, MU-4 fnot in a oarkino 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
whi_chevel i~q~~C
1-cCLa term bicvcl~ At least 3 soaves or At lest 3 s~ace~ Nj~,
~atl~in~ 1:2000 sa.ft. if or 1 1500 ~q,ft~,
resid~ntta.l ~S_e_~ Y±[t7~che~[er_i~
c~morise less than 50 greater
percent of the float
area, or 1;2500 sq ft..
which v ,r i r
Accessible parking
requirement
Total Number of Parking Spaces Required Minimum
Provided Number of Accessible
S aces
1 to 25 1
26 to 50 2
51 to 75 3
76 to 100 4
101 to 150 5
151 to 200 g
201 to 300 7
301 to 400 g
401 to 500 g
501 to 1,000 2 percent of total
i
Over 1,000 20 plus 1 for each 100
i ~ over 1,000
i
y
K:IPLLR\o-tnnsit village Zoning C? 12 2CC9-ho-.DOC
Section Section 9-9-6, B.R.C. 1981, is amended to read:
9-9-6 Parking Standards.
(g) Bicycle Parking:
~.i~ Short=l'erln
Bicycle Parkinu. Short-term bicycle narkinl~ is intended. to olfcr a
COI1VCnIC111 Ind accessible area to hark hie clesor customers, and ether visi_tors._ Sh_o_rt-
term
bicycle
parkin shall be located_
A the public access Level:
(B) Within 50 feet of the main bui dingy entrances. an
~C~Outside the building.
(~Lon~ Perm Bicycle Parkin~z: Loner-term bicycle narking offers a secure and weather
protected~h~,e ton ra k bicycles for emnlovices, residents. cc~Inmtrters and other vitiitc~rS
who_ ~enerall}~ stay at a site; for several hours. Lang term bicycle narkinh sh_alll meet the
followin r standards:
If long term bic~cleJ~arkin~ is required to be covered, it shall use one of the
followin~rnethods:
a Locke room.
ii area enclosed by a fence with a_ Locke ~a e•
viii within view ofan attendant or security guard or monitored by a security camera;
or
'v _visible from emnlovee work areas.
~_Thc_hlcycle }~ai•kin~; area shall he located nn-site or in an_area ~+~itltin i00 iect ul~the
building= it serves.
(<'~_%1cl ~uate l.i~l_Ztint; shall he~ro~~ided fo__r__ the t~i_c~le~u•kiI__ <Irea_ and the route to th_e_:
bui 1 dingy; entrance.,
U The bicycle n_arkintYar_ea shall include adeduatc clearance around racks car lockers tct
?i~_ve cyclists room to maneuver, and 1c~~~rcvent conflicts ~yitl~edcstrians o~arked
cars.
(E) tf the hic ~cl~arkin j is ~ruvided in an auto parklil~ ~ara~e, the bicycle ~arkin«
s aces_sllall be clea_rl ~ marked as uch and shal_1_be separated from aute~;irki~i~.
K:U'LLR~o-transit village zoning U2 12 20b9-tro-.DOC~
Agenda Item # yG Page ~ _
Parking Cosls Senaratc.d From Housint= Costs In N_ew Residential Buildings: In the RH-7.
and MU-4, zotun~ districts all off=street harking spaces accessory to residential uses in
new structures of ten dwellit~ units or morel or in new_conversions of non-residential
buildin~~s to residential use often dwelline units or more Shall be lez~Sed or sold senarately
frou~_the_rcntal o~urchase fee__ s for dwellit~ *~,mits for the_fi_fe of the dwelling units. such
that potential renters or buyers have the option of rcntin~~ or hu in~4 z re$id~ntial unit at a
- - - Y i- -
price l~~wer_than wc~uld_lx:_the case if there were a sin~;le~~ricc lar both t)te residential unit
and the narl:in~ s ~acc. P~rkint;~aces that arc unused ear unsold with zi residential unit_ may_
he I_eiasccl_or otltcrwise ennitted to be used b ~ ne.rsons ~vho are not residents, tenants, or
visitors to the nrov_ert~_ - --`=i - _ -
Section Section 9-9-11, B.R.C. 1981 is amended to read:
9-9-11 tiseable Open Space.
(a) Purpose 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 private, active and passive, inside
or outside of a building, where people can be aware of the environment in and around a
building or ~-oup of buildings;
(4) Provide visual corulections between small open areas on a site, and larger open spaces
beyond;
(S) Provide connections 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 Buildinss Over Twenty-Five Feet In Height: Certain building
types shall provide open space in the following amounts:
(1) Nom•esidential Buildings Up Ta T}vrty-Five Fect In Hei t: 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 's'hirty-Five And Forty-Five Feet In Hei>71tt: 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) Buildints Over Forty-Five Feet In Ilei>7ht: Any building over forty-five feet but less than
fifty-five feet in height shall provide at least twenty percent of the total land area as
useable open space.
tC:\PLLRb-transit village zoning 02 !2 2009-Lro-.DOC 1i/l j
Agenda Item # Page l
(d) Use Of Required 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:
(I) 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 pla-ras; 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 courtyard, designed for the use for the occupants of the
building, with a minimum dimension of at least twenty feet or more. pro ortional_to the
lei jht of a huildin . _I;he minimum dimension yhall_increase at least orle foot in width for
each one foot oi' height oven 35 feet._Seating and other elements encouragring use and
occupation shall be included in its design and it should form an integral part of the
circulation pattern within the project._ To the extent,practical and achiccable nn aa.
property such ou_tcioor tardert or landsca~d courty~u•<i_rrea sl~?ll._<ilsc~
meet the follo~~~in~
standards: - - ~
~A, Provide southern exposure and sunlight into the oven space area;
B Harcl surface areas shall be Waved with unit pavers such as bricks or c~uarrv tiles, car
ho~cc
us pavers^ors used=in_place materials. If poured in nl~ce materials are
Selected. thev shall be of decorative color or texture,
t_least 2i percent of the area shall be dedicated tc?.~zthei-in~ ar•e4is that include
amenities such as seating, tables. grills. plantin~~s, shade. hol:se shoJ~its.
plavt~round equir)ment, and li~htin.~,
~I~) The required oven space shill be visible directly fi-om an aclj<~inir~ublic_sicie_wal_k.
Along a street frontage: and
FLT- All s aces~all~rovide a minimum of one tree uer l OOU square fleet f sn3ce
planted in the ~n-ouncl or accommodated in tree vaults over parking_„r:ararres:
(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 Iot, acrd
protected from vehicular encroachment by a vehicular barrier which may include,
without limitation, a bollard, wall, fence, or curb.
(S) Exterior paved surfaces, except public sidewalks less than five feet in width and those
paved areas specifically prohibited in subsection (h) of this section, may be used as
open space subject to meeting the following additional standards:
(A) The pavement surface shall be decorated with elements such as brick, 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. An area that also
K:\VLLR\o-rraatiit village zoning U2 12 2009-iro-.DOC 1
Agenda Item # Page _ lJ
includes utilities that ma be located underneath such aved surf_a_ce is not rea_ uired
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 mates, or water features, or active recreation amenities, which
include, without limitation, areas for basketball, volleyball, or racquet sports.
~>';.1_._S~ecial non Spec Rccluircmcnts A >
>lt._.t__ icablc To Resicle_ntial iJ~es in the RH-3~and_RH-7.
Residential uses in the RH-3 and the RI-1-7 ionil~districts shall include within its usable
men s~acc area air o_utdgor~;arden or_l.a_ ndsca ed courtyard that meets the reu_ uirements of
n~~a~r~ph 9-9-1 l (e)(3~. B.R.C. 1981,
(gh}Special Requirements For Nonresidential Buildings: Useable open space for 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.
(1) 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 planters 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 I O-5, "Building
Codes," B.R.C. 1981, in order to permit the installation of indoor passive recreation
amenities.
(2) In the BMS, MU, CMS, 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-I4, "Site Review," B.R.C. 1981.
(h~ Prohibitions: Portions of a lot on which a structure or unenclosed use are Iocated 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 arc desilmed such that
they cannot be enclosed and are generally open to the sky above, except for a balcony or
K:~I'LLR~o-transit village zoning 02 12 2009-iro-.DOC
Agenda Item # Page
deck. The following; are specific examples of areas that may not be counted as useable open
space:
Section Section 9-9-17, B.R.C. 1981 is amended to read:
9-9-17 Solar Access
(c) Solar Access Areas Established: Three solar access areas are hereby established: SA Area I,
SA Area II, and SA Area III. The purpose ol~dividing the city into solar access areas is to
provide maximum solar access protection for each area of the city consistent with planned
densities, topography, and lot configurations and orientations.
(1) Solar Access Arca I (RR-1, RR-2, RE, RI,-1, and MH): SA Arca 1 is designed to protect
solar access principally for south yards, south walls, and rooftops in areas where, because
of planned density, topography, or lot configurations or orientations, the preponderance
of lots therein currently enjoy such access and where solar access of this nature would not
unduly restrict permissible development. SA Area I includes all property in RR-1, RR-2,
RE, RL-1, and MH zoning districts.
(2) Solar Access Area II (RL-2, RM, MU-1, MU-3, RMX,-R~l; RH-l, RHR-2. RH-~. RH-4.
IZH_S~and I): SA Area II is designed to protect solar access principally for rooftops in
areas where, because of planned density, topography, or lot configuration or orientation,
the preponderance of lots therein currently enjoy such access and where solar access of
this nature would not unduly restrict permissible development. SA Arca II includes all
property in RL-2, RM, Mli-1, MU- RMX, RH, and I zoning districts.
Section * Chapter 9-9, "Development Standards," 13.R.C. 19$1 is amended by the
addition of a new section 9-9-22, to read:
9-9-22 Trip Generation Requirements for the Mt.-4, RH-6 and RH-7 7,oning llistricts.
(a) Purpose. The purpose of this section is to provide the trip generation requirements for the
MU-4, RH-6 and RH-7 zoning districts for developments that are not served by a general
improvement district or other approved organization that provides transportation related
services. rurther, 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 for parking is the minimum necessary to serve
development in the area.
K:APLLIt~o-triacit village zoning U2 12 2009-Ins-.~XK'
Agenda Item ~t ~ ~ Page
i
(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) Scope• The applicant for any additional floor area for a propc;rty located in the MU-4, RH-6
and RH-7 zoning districts shall demonstrate that the deveiopment 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 objec±ives
described in this section.
(c) Property Trip Generation Allowance. The applicant for any develvpment subject to the
requirements of this sectivn 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 transpvrtation 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 alternate 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.
(e) Trip Reduction and Miti ation. 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.
(1) Parking management strategies
(2) Enhanced design and amenities
(3) Financial incentives
(4) Trip 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
K:\PLLR\o-transit village zoning Q2 12 2004-im-.IBC
Agenda Item 5G Page
manager will approve separate trip generation reductions attributable to each element of the
travel demand management plan.
(1) Infrastructure and Amenities. The infrastructure 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 in 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 griven level of development has been completed on the property.
(2) Demand Management Operations Pro rgram. The demand management operations
pro~am shall be the plan that is used by the tenant or occupant of a development or a
portion thereof. The demand management operations plan shall include those
prob~rams 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.
(B) Active promotion of alternate modes through marketing and outreach programs
to employees 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-oat
program.
(D) Policies and programs including, bicycle or carshare services, telework stations
in residential buildings, or telecommuting and compressed work week proln•ams
for employees.
(L;) A plan for monitoring the effectiveness of the travel demand management plan
that is submitted 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 progam shall be the
responsibility of the owner, occupants, tenants, or visitors to the development. T'he
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.
K:~PLLR\u-tratttiit village zoning 02 l2 2009-Iro-.D(X' , ~ _ _
Agenda Item #t ~C Page /~//,J
(h) Monitoring and Evaluation. The owner of any property that has a travel demand
management plan shall be 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 he 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 30 days of a request by the city manager.
(i) City Manager May Issue Rules. The city rrianager may adopt rules necessary for the
implementation and interpretation of this chapter under the procedures of Chapter 1-4,
"IZulemaking," B.R.C. 1981. Such rules may address, without limitation, the following
topics:
(I) 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 Required. No person shall fail to comply wit11 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.
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: .
K:~PLLR1o-transit village zoning 02 12 20b9-Iro-.DO(;
Agenda Item # ~G Page
City Clerk on behalf of the
Director of Finance and Record
READ ON SECOND READING, PASSED, ADOPTED, AND ORDERED
PIIBI,ISHED BY TITLE ONLY this day of , 20_.
Mayor
Attest:
City Clerk on behalf of the
Director of Finance and Record
K:IPLLRb-transit viUago zoning 02 12 2009-Uv-.IX3C
Agenda Item # 5~i Page
Attachment B
CITY OF BOULDER
PLANNING BOARD ACTION MINtITFS
September 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.gov/
PLANNING BOARD MEMBERS PRESENT:
KC Becker
Willa Johnson
Andrew Shoemaker
Phil Shull, Chair
Adrian Sopher
PLANNING BOARD MEMBERS ASSENT:
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 Planning
Susan Richstone, Lang Kange Planning Manager
Paula Weber, Administrative Specialist lIl
1. CALL TO ORDER
Chair, P. Shull, declared a quonrm at 6:05 p.m. and the following business was conducted.
2. APPROVAL OF MINUTES
On a motion by A. Sopher, seconded by A. Shoemaker, the Planning Board approved (4-0, B.
I-lolickv and L+'. Jones absent, W. Johnson abstained) the Aur;ust 7. 2005 Planning 13oarcl minutes
as amended.
3. PUBLIC PARTICIPATION
There was no public participation.
4. DISCUSSION OF DISPOSITIONS, PLANNING BOARD CALL-tIPS/
CONTINUATIONS
There was no discussion.
5. DISCUSSION ITEM
Ifs
Discussion and Direction 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 arc
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 Fas""Tracks.
Y. 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 which 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 straight up to 4 / 5 stories. Asking, if
underground parking included in the FAR as is currently the case in BMS?
Staff responded that the intent is not to count underground parking in the FAR but to count above
ground parking in the FAR.
Public Dearing
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 hove to
create a more interesting roof line/skyline in buildings above 55 feet.
D. Gehr said there may be 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.
U. Gehr said the Charter definition of height is the vertical distance from the lowest point within 25
legit of the tallest side of the structure to the upper most point on the roof.
For Itl-I-3:
A. Sopher said the criteria for improving the quality of open space might be too vague. Ile 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 28'h Street frontage road connections plan would impact the existin~ buildings in that area.
L. Grauer said staff will bring back the Connections Plan for the 28` 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.
gpOrda ~ ~
A. Sopher on open space, said that it may be 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. Riehstone said in teens 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 f-rom a public adjoining sidewalk.
P. Shull was concerned about permanent building, transparency, connectivity, 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 through 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 uiufonnity.
A. Shoemaker said good buildings have multiple elements.
P. Shull was concerned about buildings 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`d and 4`h 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 RH-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 recognized 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 6U percent open space in "I VAP.
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.
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. Riehstone 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 MiJ-4
A. Sopher appreciated the staff solution of allowing projects to go to .75 FAR for non residential
based on certain 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 arc determined by the use (commercial or non residential).
I-Ie 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. Richstane 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
al~ree 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
terms 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.
P. Shull said if you build without a parking district you will have businesses that flail 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. Richstane said in the early conversations that single family detached units were never anticipated
in TVAI'.
A. Sopher said his concerns early on were about allowing some more uses to create more flexibility.
Also, he wondered ifthe 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 from the rest. of the city and that review of the overall Il ordinance should be
considered as a whole.
P. Shull said thirty five feet in three story town homes is very tall.
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 R1I-6.
TVAP guidelines
P. Shull was concerned that if the train does not come to the Transit Village that some elements of
the flan might have to be revised, such as the rail plaza and maybe even Junction Place.
5~
S. Richstone said if there is a significant 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.
URAF1' EXCI?I2P`T
C17'Y OI'' BOIII.UER
PLANNING BOARD ACTION MINUTES
January 22, 2009
1777 Broadway, Council Chambers
A permanent set of these minutes and a tape recording (maintained for a period of seven
years) arc retained in Central Records (telephone: 303-441-3043). Minutes and streaming
audio are also available on the web at: http://www.bouldcra>lorado.g_ov/
PLANNING BOARD MI?MBERS PRESENT:
I{C Becker
I-aise Jones
Willa .lohnson
Phil Shull, Chair
PLANNING BOARD MEMBERS ABSI•:NT:
}3i11 Holicky
Andrew Shoemaker
Adrian Sophcr
B. 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 RII-3 zoning district,
amending the requirements for site review, parking, open space, trip
generation requirements, and other changes rctated to the implementation of
the Transit Village Area Plan (TVAI') and setting forth related details.
Case Manager: Louise Grauer
Staff Presentation
L. Grauer presented the item to the board.
Public hearing
Andrew Cookler, Nederland property in R} I-7, said there is a need to protect property
owners from those coming into the park. He also said it might be difficult to accomplish
offordable housin~~ along with the vision of the mixed use streets as illustrated in the plan.
Board Discussion
P. Shull expressed concerns over the timeframe of the project.
K. Becker was concerned about ~['VAP in relation to the concerns of the overall
community.
F.. Jones supported moving forward with the projcci, but thought it was valid to
reevaluate the project given the current economy.
P. Shull did not think the mixed use zone works as well without strain--the parking,
density, streetscapes; it could work but especially parking should be addressed.
S. Itichstone suggested that if~ no train, we could come back and tweak the plan and the
location of civic plaza.
E. Jones asked if the 'I'UM goal of 55% reduction can be met if the regional transit pieces
are slowed up. She further asked about the timing of the transit projects.
R. Rutsch stated the development of the RTD bus phase transit facility is on a tight
timeframe and would need the project to continue with a site plan being approved and
finished with construction in 2010. Ile further stated that the goals can be achieved with
bus-based transit.
N:. Jones asked when to expect a local circulating bus to be in place.
R. Rutsch stated that RTD indicated once the transit tacility is built in 2010 it expects
"HO1'" service to be provided, which half is funded by RTl7 and the other half funded by
the city of Boulder. He further stated that R~'I) would add regional services at that
facility.
1'. Shull suggested that we give more attention to RI 1-b since there is a property owner
getting ready to move forward with development.
M. Winter ,Director llowntown and University Hill Management llivision and
Parking Services provided information about work to date on the parking or "access"
disU-ict in TVnP and the plans (<n• the next several months in order to be ready to put a
district in place. /1lternate mode share downtown is around 50 percent.. Phasing of
parking/ access services, possible locations of parking reservoirs, and potential costs and
revenues will be important next steps. .
P. Shull thinly that knowing more about the parking is essential.
RI-1-3
P. Shull recommended moving on with the RH-3 lone district and tabling the other items
until A. Sopher is present
W..lohnson asked about the trip generation ordinance.
P. Shull supported the right kind of regulation and incentives for development. He said
the zoning is right, but perhaps the timing is not right.
E. Jones said the developers need to know what they can do on their property. 13y
adopting the lone districts we will be putting the vision in place. 1 to said 'fVAP is really
about the bus and we arc getting the bus.
P. Shull said if the parking district and the concept of~"unbwidling" work, then the zones
work. At this point, he was not sure how the parking concepts will work.
K. 13eeker wcmdcred if there is a market liar units in 'I'~'i1P without the train.
1'lotion
On a motion E..lones, seconded by K. Recker, tlu 1'lannin<~ Board recommended
to city council the adoption of
ordinance 1tH-3 zonr district (4-U, l;. llolicl:y, A.
Shoemaker and A. Sopher were absent).
On a RlotlOn by W..JOl1I1S011, seconded by E..lones, the Plannink Board
recommended (4-11, A. Sopher, A. Shoemaker and R. 1{olicky were absent) that
items t~~~o, three :uul four of Agenda Item St; dated .lanuary 22, 2(lU9 be continued
to the February S, 2009 Planning Board meeting.
Attachment C
WEEKLY INFORMATION PACKET
MEMORANDUM
To: Mayor McGrath and. Members of Council
From: Jane S. Brautigam, City Manager
Stephanie A. Grainger, Deputy City Manager
Ruth McI-leyser, 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:
'Fhe purpose ol'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 engaging place with a diversity of uses, including employment, retail, arts and
entertainznent, 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 'i'VAP 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 B. TVAP 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 G~ which included: '
Agenda [te ~ Page
a. Support fora .5 maximum floor area ratio (FAR) for nozuesidential uses in the future
mixed use -2 land use area;
b. Analysis of the possibility of requiring all pezmanently 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 over 55 feet.
5. Update Council on a proposed schedule and next steps for TVAP. New zone districts are
tentatively scheduled for Planning I3oard and City Council consideration in December and
January. Rezoning is anticipated to occur later next year aher Council has provided. direction
on additional implementation measures including a concurrency ordinance, the finding plan,
and a firture parking district.
FISCAL IMPACTS:
¦ Fiscal: The Office of Enviroiunental Affairs is funding a $20,000 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 enhancement funding needs for Junction Place as described in
TVAP and in the Implementation Plan.
COMMUNITY SUST'AINABILII'Y ASSESSMENTS AND IMPACTS:
Economic, envirozunental, 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 goals 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 and practices include an analysis of the
LEED-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
stormwater plan which has been incorporated. into TVAP.
Agenda [ten Page~D
¦ Social: TVAP will further the ciry'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 neighborhood meetings were held which included residents of Sau 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 aizd
the city anticipates up to 50% permanently affordable housing on the city-owned
parcel. This could result in 250 - 350 new permanently affordable units in phase ] .
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 a
car-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`h Street, Pearl Street/ Pearl Parkway, Foothills Parkway and Valmont. The area is close to Twenty
Ninth Street and the future expanded Whole Foods/Barnes & Noble shopping centers. Pearl Street
connects the area to the Downtown; the Goose Creek greenway provides excellent off-street bicycle
and pedestrian access to and through the area. Valmont Park, the Mapleton ball fields, and the Last
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 KTD in 2009- 2010 at Pearl
Parkway anal the railroad tracks;
c. The redevelopment of the Crossroads Mall into Twenty Ninth Street, a community
destination for shopping and entertaitunent;
d. The completion of Steelyards development, a mixed use residential, retail, office, and
industrial pedestrian-oriented neighborhood with atine-grain street grid and a new
urban streetscape along the east side of 30"' 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 become 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)
ANALYSIS
Agenda ltem~ Page
Code Changes
"the proposed regulatory changes include the following proposed revisions to the Residential High-3
(RH-3) zone district and three proposed new zone districts to implement Phase 1 of TVAP described
below (see the map below):
>~~-3: existing Residential High Density -3 zone district with proposed changes to address Planning
Board's de-brief of recently developed projects an September 4; (this zone is located along the 28`"
Street Frontage Road and at Arapahoe and 33r`~ for the Peloton). As discussed at the follow-up
September 2S Planning Board meeting, for the existing RH-3 zone along the Frontage Road, 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;
• 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 Transportation
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.
R>f3-7: proposed new zone to implement the TVAP High Density Residential -21and use (HDR-2),
modeled after the RH-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.
Mt1-4: proposed new zone to implement the TVAP Mixed. Use -21and use, modeled after BMS, one
of the city's form-based zoning districts which calls for a pedestrian-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 .S 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;
Agenda Itemx Page
fly - t _
r) 1 ~ ' 'c,~ - h ~ 1 ~ Add the standard that the
i 1 n,r gg ~~p t-~ Ca f_
footprint of a fourth story can
~ MUrI (N MU-z) . ' only be 70 percent of the
~HDR„? ~ ~ ~ ~ ~ footprint of the third story;
~ a - ~
e'
~7®
' ~ In addition, code changes will be
~ included on the following topics:
a ` ~ ~ Revised approach to parking
RH'-7 (HDP._2) L~ ru ; standards;
~ - _ ° li ~y. j o Require two covered
c
` _ ~ ~ bike parking spaces per
M~`~ unit and for
- - ~ ~
_ - nonresidential uses,
,~,MU~a ~N Mu:z) - . ~ _ 't require 20 percent of the
~ auto parking
G~ C~ ~ j ~ - - requirement for covered
~ ..1~,r, ~ ~ bike parking;
~ r)-~ ~ ~;~ff: ~ ~ o Use arkin maximums
_r ~"r ~ ~ ~ . ~ or parking caps for the
-1 ~ TVAP zone districts
~ instead of minimum
parking standards;
o Unbundle parking which
refers to separating the
cost of parking from the
cost of a commercial space or housing unit so that real estate is sold or leased
separately from the parking that serves it;
• Concurrency ordinance: to ensure that the mechanisms needed to fund any area -wide
expenses arc in place prior to rezoning; these include the area-wide storm water plan and any
additional water and wastewater costs that will benefit all property owners in the boundary.
¦ To ensure the implementation of the Connections 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:
] . Support fora .5 maximum nonresidential FAR in the proposed MU-4 mixed use zo~,e district
for TVAP.
Response: Staff originally proposed a .5 maximum for nonresidential uses and Planning
}3oard recommended 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 Zoning (IZ) ordinance that applies to all
new residential construction. The general requirement is that 2U% of all newly constnrcted
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
Agenda Item Page~~
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
for 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 he completed in early 2009. To date IZ has been applied
equally to all development throulhout the city. This city-wide approach was adopted as the
most defensible structure for the I7 ordinance should it be challenged in court.
The review of the city's affordable housing programs is divided into 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 lI. Regulatory policy -this phase will include both a review of regulatory policy as
well as an 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 I7 analysis would be determined prior to
arty rezoning in TVAP.
3. Include a feasibility study of LEED-ND criteria.
Response: TVAP calls for an Envirorunental Sustainability Report. Staff has hired a
consultant to analyze the components of TVAP and associated plans and zoning 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 criteria. 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.
Response: 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:
Charter Amendment on Height: All buildings and other structures throughout the city shall
be limited to a height not exceeding, f
fty five_fect. This height limit shall nol apply to spires,
belfries, cupolas, yr domes not used for human occupancy, nor to silos, parapet walls,
cornices without windows, antennas, chimneys, ventilators, skylights, or other necessary
Agenda Item: Page
mechunical appurtenances usually carried above the roof level so long as they do not take up
more tltan 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. "Height" means the vertical distance from the
lowest point within twenty
five feet of the tallest side of the structure 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 llecember and January. Additional elements of TVAP
Implementation include the funding plan and a parking district. (See timeline, Attachment B.)
There are two additional implementation measures which will need additional Council direction
privr to any rezoning in the area. The funding plan as proposed in the Implementation Plan calls for
the city to provide upfront funds fvr key public improvements at the same time that the
corresponding development occurs: the enhancements to Junction Place, the bridge over Goose
Creek Greenway, the pocket park and the civic plaza by the future rail platform at the end of Bluff
Street. Any city fiends would be paid back through the construction use taxes and the transportation
and parks development excise taxes (DLT) 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 Goais and Vision
B. TVAP Proposed Timeline
C. City Council Minutes June 3, 2008 on TVAP
Agenda Ttem~C Page
Attachnr~ient D
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Table of Contents
1 j.~(t f h C
LI ,
Guidelines
General Guidelines ......................................4
Pocket Park Design Guidelines ..............................5
Pearl Street Center District Guidelines ........................S
Transit Facility Guidelines (Bus and Rail) ......................6
Rail Plaza District Guidelines ..............................7
Rail 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 ..............................i0
transit Ytllage 1Jea Plan Guidelines • Boulder, Colorado ;
Agenda Ite~ # JG Page
UrbaIl Design ~ x ~ -
General Guidelines
The following guidelines apply (o all character districts. • Where feasible, locate structure entries/exits on sec-
ondary, not primary streets. Avoid locating
Building Placement and Design entries/exits on main pedestrian routes. Entries/exits
• Orient the main facade to the street and provide an should be carefully designed to ensure safe, comfort-
entrance on the street side of the building. able, and uninterrupted pedestrian flow on adjacent
• Design buildings with pedestrian-scale materials and sidewalks.
architectural articulation, particularly on the first floor.
Avoid large blank walls. Along streets and sidewalks Bus Slops
provide pedestrian interest, including transparent win- • Include the following for bus stops adjacent to devel-
dows ar~d well-defined building entrances, opment projects: a shelter, benches, route and sched-
• Consider opportunities to frame or preserve views of ule signage. Additional enhancements are encour-
the Flatirons to the southwest. aged, such as pedestrian lighting, art, landsc~3ping, and
waste receptacles. bike racks should be provided at
Building Articulation regional route stops. (Refer to the bus route and stop
• To ensure huilding articulation in buildings over three information on the Transit Map in the Appendix. See
stories while still providing flexibility, the fourth story the Implementation Plan for funding information.)
may be up to 7~ percent of the area of the third story. junction Placc
The fourth-story setback can occur on any side of the . In addition to the street trees, sidewalks and hike f<~cili-
building. ties specified l>y the /unction Place streetscape section,
Useable Upen Space provide seating, planters, art, special pavement and
• Incorporate well-designed, functional open spaces with lighting along Junction ('lace. (See the Implementation
tree, quality landscaping and art, access to sunlight Plan for information on funding of the city share.)
and places to sit comfi~rtably. Where public parks or Where feasible, place active uses, such as retail or
open spaces are not within dose proximity, provide commercial services on the first floor of buildings along
shared open spaces for a variety of activities. Where /unction Place.
close to parks, open spaces provided by development .Provide way-finding features such as special pave-
may be smaller. menu, signs, or art, tv facilitate pedestrian movement
Permeability between /unction Place, Rail Plaza, the rail platform
• While the hnproved street network will provide more and under/overpass, the bus station, Goose Creek
frequent pedestrian connections, also provide multiple Greenway, !earl, Valmont, 30th Street and Wilderness
opportunities to walk from the street into projects, thus Place. (See the Implementation Plan for funding infvr-
madon. )
presenting a street face that is permeable. Also pro-
vide opportunities to walk within 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 exampk~ in the Wilderness residential uses within mixed-use buildings should be
Pla<.•e District. minimized through careful design and building system
planning. Consider the compatibility of specific uses.
Parking Structures Issues could include noise, vihration, privacy, and
• Design the ground level of a parking structure to be entrance locations.
interesting and appealing for pedestrians, for example,
by wrapping the ground level wide active uses, such as Site Review
retail. Include pedestrian-scale facade articulation, .Any development project with more than three stories
architectural cfetaiGng and quality materials. must complete the Site Review process to ensure con-
• Where the ground level is open or exposed to inferior sistency with the General Guidelines and applicable
drives, paths, or parking lots, screen it with a low wall District Guidelines and Stree~scape Guidelines. Other
and/or evergreen landscaping. minimum and required thresholds for Site Review are
• if tuck-under parking or podium parking (half-level included in Table 2-2.
underground) is provided, locate it at the rear of the
property or wrap with active uses if feasible.
4 'I~ansii Pillage Area Pian GuideGoes ~ Boulder, Colora op~
Agenda ~ ~ S~
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t x Urban Design
Qi ~ ~ F• fy~ ,l • z~~ 4 S( ~ ar,l~ v
~ i+•
Pocket Park Design Guidelines
• Locate the park adjacent to Goose Creek tv offer easy • Explore aquatic and riparian habitat and storrnwater
access from the greenway and the largest concentra- and aesthetic enhancements to the adjacent Goose
lion 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 he approximately 3/4 acre in size.
Deter-mine exact size according to anticipated uses. • Mitigate the existing significant grade drop to Goose
At a minimurn, include a playground, opportunities Creek to ensure a good flow of park users between
(or 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 surlixes, biv-(filter landscaping beds, high-
ef(iciency lighting, and solar-powered amenities.
Consider opportunities for environmental education.
Pearl Street Center District Guidelines
• Locate buildings and building entries along /'earl and • Buildings adjacen( to Goose Creek C;reen~.•r~ y ur rite
3t)th streets, with parking behn~d the buildings. Large North Boulder farmer's Ditch should orient to the
buildings will likely need multiple entrances. greenway or ditch amenity.
• Along Pearl and 30th streets, provide active first-flour • Provide direct access from adjacent properties to the
uses, such as retail, where leasihle. future ditch path and the existing greenway, if the
grade difference can he reasonably mitigated.
• Look for opportunities to create car-free or car-
redrrced zones. • See also: General Guid<~lines, 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 Yiilage Area Plao Gaitle~nes • Boidrfer, Colorado 5
Aaend~ item ~ ~C Pack
-
Orban Design - ~ ~ ~ : ~ _ e
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Transit Facility Guidelines (Bus and Rai!)
Access to Transit facility from Surrounding Area • !n waiting/ boarding areas, provide lighting, seating,
• Provide pedestrian access from rnultiple directions. To service information (schedules, monitors, rnaps) 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 f<3cility, design roadways at a pedestrian • .Site any transit parking or park 'n ride facility so that it
sea/e 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 facili-
• Ensure clear, unimpeded, signed bike access to the ty is safe and pleasant it may not be oitical tv locate
transit facility from the larger bike network. locate a park 'n ride in immediate proximity.
hike parking where it is highly visible and sheltered. It
should be lighted and secure. • See also: Transit Parking sidebar m Chapter 5:
Transportation Demand Management.
• Provide a pedestrian underpass, rather than an over-
pass, for the tracks at the rail stop. Facility Identity
• Create a distinctive identity for the transit facility that
Bus 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 play be cul-
hours, concenUate bus loading and staging areas to uvated by incorporating art and/or an existing natural
minimize their size, even to the point of allowing or man-n;ade 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 Rai! Plaza
and facilitate quick, close regional transit to local trap- 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 the train, regional-to-local bus connec-
tions will occur at the bus facility, and rail-to-local bus 'These guidelines ore based on RARTTransit-Oriented Development
connecions will occur at the rail stop. C>,<~det~nea 2003.
6 Transit Village dtea Plan Guidelines • Boulder, Colorado
~ ~r _ -
i, .Ali J 1} 1,•. _i ~Sd _t
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. Rail Plaza District Guidelines
• Locate buildings along the street with parking behind. guidelines), as well as to the tracks. 1I feasible, place
active uses on the first floor. Consider making the
• Place active uses on the ground level of buildings track-side frontage a car-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: Genera! Guio'elines, rail plaza Guidelines,
and Transit Facility Guidelines.
• Orient buildings to /unction /'lace (see /unction Place
Rail Plaza Guidelines
• Design the plaza to be approximately a third of an • Incorporate environmentally friendly features such as
acre. F,rr on the side of smaller rather than larger. pervious surfaces, bio-filter landscaping heds, high-
efficiency lighting, and solar-powered amenities
• Frame the p/aza 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 dyes not negatively
Anticipated uses and associated maintenance should impact the aesthetics or function of the plaza.
he 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
• Design the plaza so its use could he combined with 30th Street, Bluff Street, Valmont Road, /unction
temporary closure o(the east end of Bluff Street for Place, and Pearl Parkway.
speciaa! events.
• Design the plaza to appeal to and attract a diversity
• Include a variety of smaller "places" (activities or o(users from throughout the community. Involve
destinations) within the plaza. These could he as cultural groups and adjacent neighborhoods irr 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 on-going securf-
receptacles, pedestrian-scale lighting, shade and sv/t ty, cleanliness and liveliness. Gear events to attract
Burt"aces, in carefully chosen locations. both existing users and new users. Program uses to
change as the seasons change.
• Prnvic% an adequate amount of seating and carefully
consider its location, orientation, type and materials.
• Consider including active art and water features,
especially for Children. 2 Some of these guidelines are based nn "Ten Principles for Creating
Successful Squares" by Prgiect far Public Spaces.
• Look for opportunities to incorporate art into built 3 The Spanish word for rnarkc<t, u rnercado s a public gather;ng
elemP.nfS, such a5 paving, railings, Slgnage, seating Or Place far Guying and sell;ng merchandise typically focusing on the
overhead structures. Mez;cun culture and/ ar inurrru,tio,utl wares.
Transit Y~1age Area Plan Cuidetiues • Boulder, Colorado 7
~~ncia item ~ 5G ~
Urban Design y , ~ ~r __ll ~
- 0
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 tv active uses as soon as possible. Ensure the building
for the area, with a vibrant use, bath day and night. is stable, well-protected from the elements and secure
Ideas for uses include: restaurant or cafe; during movement and storage.
retail/entertainment; public meeting space, possibly in
abasement; bike station; yr transit-related function.
Other possible uses may emerge. Two or more uses
could potential/y be combined.
30th Street Corridor District Guidelines
• Locate buildings along the street with parking behind. • Provide pedestrian interest along .30th Street by select-
ingactive ground-floor uses, such as retail and commer-
• To create a more pedestrian environment and improve cial services, where feasible.
safety and traffic flow along .30th Street, eliminate o`rive- • Provide street furnishings, such as benches, planters,
way curb cuts vn 30th Street when new streets and cafe seating; art and pedestrian lighting.
alleys are developed in the vicinity. (See Chapter 4:
Transportation Connecdans 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.
aNeys (see Chapter 4: Transportation Connections
S 'fn~sil ~~lage Area?laaGuid~Gues • Boulder, Calor~do
~i 2~
1 ~
~ - ~ ~ r Urban Design
- .
Pearl Parkway District Guidelines
• Work with the ditch company to uncover the Nvrth • Provide direct access Irom adjacent propertiE~s to the
Boulder farmer's Ditch where it's currently under- mule-use paths along the ditch and Foothills Parkway.
ground, re-vegetate the banks, and integrate a new
multi-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
• if possible, place higher buildings along Foothills to minimize iu aesthetic and functional impact on near-
Parkway to help buffer traffic noise from residential uses by pedestrian areas.
within the irrterior of the southern portion of the district,
• Provide way-finding features, such as special pave-
s Orient buildings adjacent to Goose Creek Grcenway to meats, signs and graphics, to facilitate pedestrian move-
thatamenity. Provide direct access to the greenway. merit between Wilderness Place and the rail platform
and underpass (or overpass), Rail Plara, Junction Place,
• Provide direct access from adjacent properties to the Valmont and the Goose Creek Grcenway.
future multi-use path along Foothills Parkway.
• See also: General Guidelines.
• Carefully design the pedestrian underpass (or overpass)
Steelyards District Guidelines
The area north of the existing Steelyards neighborhood • Locate buildings along the street with parking behind.
should re/lect the character of t/~e Steelyards housing:
• Look for opportunities to create car-free or car-
The area will include urban townhouses. Fach unit reduced zones.
should have an individual entrance fronting tine street • See also: General Guidelines. -
and auto access via rear yard alleys or streets with
garages, tuck under parking, or parking pads. The
required open space should be provided in small front
yards, rear-yard patios or courtyards.
Transit Village Area Plan Guidelines • Boulder, Colorado g
flnanda Ifem & ~G ~
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Urban Design . ' F .1
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Old Pearl District Guidelines
• Locate buildings along the street with parking behind. Boulder farmer's Uitch where its currently under-
ground, re-vegetate the banks, and integrate a new
• Fvr properties between Dld Pearl and the North multi-use path. Do not underground the ditch.
Boulder Farmer's Ditch, orient the buildings tv the Preserve any existing mature trees.
street, but also take advantage of the ditch amenity.
• Provide direct access from adjacent properties to the
• Ormnt buildings adjacent to the Goose Creek multi-use paths along Foothills Parkway, Goose Creek
Greenway to that amenity. and the ditch .
• !f possible, place higher buildings along Foothills • See also: General Guidelines.
Parkway to help buffer traffic noise from residential
uses interior to the district.
• Work with the ditch company to uncover the North
10 Traosil Pillage Brea Plao Cuideliacs ~ Boulder, Colorado
TVAP Implementation Plan 2/12/2009
IMPLEMENTING ON SCHEDULE
DESCRIPTION OF GOING/ ESTIMATED AFFECTED (2008 - 09
ACTION DEPARTMENT ONE- COST RANGE BOAP.D and Issues/ Questions
(LEAD & SUPPORT) TIME be ond)
Create new zone districts to L: Planning Une-Time Staff time PB; CC ~ 2008-2009; Meet with property
implement TVAP land use: S: City Attorney's Office, PB: 2/19/09 owners;
MU-4, RH-6, RH-7 and revise Transportation CC: 3/17/09 Review trip generation
RH-3. & 4%7/09 ordinance
~ Transportation Demand L: Transportation One time Staff Time TAB, PB, CC 2008 - 2009 Estimated costs of TDM
Management (TDM) Plan: S: City Attorney's Office, programs
Trip generation ordinance. Planning, P&DS ~
Utilities: Area-wide storm L: Utilities On-going Staff time, storm Water 2008 - 2012 '~*Finalize stormwater
water plan, water, and S: Planning, Attorney's water consultant; Resources plan; meet with Utilities
~ wastewwater: finalize the need office, Transportation Possible Utilities Board, PB & P&DS. Determine
for funding source and study CIP ~~ith property course of action and
to determine who benefits. owner pay back identify a lead staff
person.
Concurrency Ordinance: L: Planning One - Staff time I'B, CC 2008 - 2009 Additional rezoning
identify additional criteria for S: City Attorney, time code criteria proposed in the
rezoning to ensure adequate Utilities, Transportation, change code re`°isions. See
services are available prior to Finance, City Manager's Utilities: Area-wide i
rezoning including Office stormwater plan.
Transportation, Water,
Wastewater, Area-w=ide ,
Storm Water, Parking District
Parking or Access District: L: Parking Services On-going Staff time; funding PB, TAB, CC 2048 - 2015 *'~Developing a phasing
analysis and service plan for S: Transportation, fora service plan plan and service plan
a parking district, including Planning, City Attorney's for an access district
costs and revenues. Office with estimated costs
and revenues;
Rezone Phase 1 properties L: Planning One-tune Staff time; ~ PB, CC 2049 After zone districts and
S: Transportation, ~ rezoning criteria are
Housing, City Attorney, adopted; after parking
Utilities district is moving
forward, staff will work
with interested property
o~Tners to rezone.
Determine costs, phasing, L: Finance (Eichem), On-going Staff time; General PB, ; CC & 2008-2015 **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
floes=; set up new fund & Rec., Planning from DET, Use .
taxes
Public Arts Plan. Develop L: Library/ Arts On-going Staff time; money Arts 2448 - 2015 Send out RFP; work
process and RFP for artists Commission, for public arts plan; Commission, with RTD for public art
Transportation money for artists. PB process.
S: Planning, Housing,
Parks & Rec.
Environmental L: Env affairs, Planning One time Staff time; Farr PB, EAB 2008- 2049 Reviewing draft plan;
Sustainability Plan: LEED- S: P&DS Associates fee will schedule a meeting ~
ND Analysis with PB and CC after
we receive final plan--15~
quarter 09.
Bluff St extension L: Transportation One time Staff time; ultimate PB, TAB 2008 - 2009 '~*Need process and
S: Planning, Real Estate, cost of Bluff St timeline'to determine
City Attorney's Office extension the alignment of Bluff
Street extended
Refine plans for pocket park L: Parks & Rec. On-going Staff time; PRAB, PB 2009 - 2015 **'_~'eed a plan that
S: Planning, Housing, consultant funding integrates the possible
Transportation expansion of. Goose
Creek, area-wide storm-
water plan, and pocket
park. ~
depot Plan L:, Planning Getting Staff time; funding PB and CC 2009 - 2016 '~*Put team together; ~-7
S: Housing, underway for improvements clarify roles; establish ~
Transportation, timeline and process.
Follow up needed
z
C~