5A - Proposed revisions to the Downtown Urban Design Guidelines
CITY OF BOULDER
PLANNING BOARD AGENDA ITEM
MEETING DATE: March 17, 2011
AGENDA TITLE: Public hearing to consider:
1. Proposed revisions to the Downtown Urban Design Guidelines:
a_ A 65 foot setback along Canyon Boulevard,
b. The addition of an Interface Area south of Canyon, and
c. Process for amending the Guidelines.
2. A recommendation to City Council on the following code changes:
a. Reduce upper story setbacks from 20 to 15 feet in DT zones,
b. Increase allowed height from 35 to 38 feet in DT zones,
c. Eliminate the counting of below grade floor area from the overall
FAR calculation in DT zones,
d. Add a new Use Review criterion.
3. Feedback on possible DT-5 zone changes.
REQUESTING DEPARTMENT:
Community Planning and Sustainability
David Driskell, Executive Director
Susan Richstone, Comprehensive Planning Manager
Charles Ferro, Land Use Review Manager
Brian Holmes, Zoning Administrator
Louise Grauer, Senior Planner
Sam Assefa, Urban Designer
City Attorney's Office
David Gehr, Deputy City Attorney
Transportation
Tracy Winfree, Director
Mike Sweeney, Transportation Planning and Operations Coordinator
Martha Roskowski, GO Boulder Program Manager
Marni Ratzel, Transportation Planner
11 Agenda Item 5A Page 1 of 114
EXECUTIVE SUMMARY:
The purpose of this agenda item is for Planning Board to consider the following:
1. Proposed changes to the Downtown Urban Design Guidelines, including the process for
amending the Guidelines, adding a 65 foot setback along Canyon Boulevard, and the
addition of an Interface Area south of Canyon.
2. Recommendation to City Council on the following code changes:
a. Reduce upper story setbacks from 20 to 15 feet.
b. Increase allowed height from 35 to 38 feet.
c. Eliminate counting habitable below grade floor area in the overall FAR calculation.
d. Add criterion to the Use Review section (9-2-15) to include reference to adopted
design guidelines.
e. Update Code Section 2-3-18 on the responsibility of the Downtown Design
Advisory Board (DDAB).
3. Provide feedback to City Council on possible DT-5 zone changes.
The current Downtown Urban Design Guidelines may be found online at:
http://wti w.bouldereolorado.gov/files/PDS/historicpres/pdfs/ddguidelines.pdf . Attached to this
memo are the proposed changes to the Guidelines (Attachment A) and to the sidebars in the
Guidelines (Attachment B). These attached documents do not include the graphics or the graphic
formatting in the current Guidelines.
The proposed ordinance with all of the proposed code changes is included in Attachment F.
BACKGROUND
The original direction for the Downtown and South of the Downtown area (SoDA) came from the
December 2 and 16, 2008 City Council meetings. City Council passed several motions relating to
development downtown, particularly south of Canyon, and height modifications city-wide. See
Attachment C.
During 2010, staff took a number of proposed changes addressing each of Council's motions to the
Planning Board (April 1, 2010), DDAB (April 14, 2010), and City Council (Study Session August
24, 2010). In general, Planning Board did not support changing the DT-5 zone district south of
Canyon, but generally agreed with the other proposed recommendations. DDAB agreed with an
expanded role to review projects city-wide where adopted guidelines are in place. DDAB
submitted additional information about upper story setbacks, building height along Canyon
Boulevard, and use of materials:
http://www.bouldercolorado.gov/files/PDS/DDAB/DDAB_Comments_on_Downtown_Design G
uidelines-revl.pdf
City Council was supportive of the urban design vision for the public realm south of Canyon but
wanted it to be part of a larger study from 9th to 17th Streets with focus on city-owned properties.
Council supported a revised role for DDAB. Council was concerned about encouraging by-right
projects downtown, and encouraged staff to work with existing property owners south of Canyon.
See Attachment D for the City Council summary from the August 24 Study Session.
12 Agenda Item 5A Page 2 of 114
DDAB reviewed the proposed changes to the Guidelines and to its role at its February 9, 2011
meeting. The draft minutes of the DDAB meeting are in Attachment E.
PUBLIC INPUT:
Staff held the following meetings subsequent to the August 24 study session with City Council:
• Met with various property owners in SoDA, some multiple times;
• Met with Sean Maher, DBI, in December 2010;
• Met with Goss-Grove neighbors in October 2010.
STAFF RECOMMENDATION:
Staff recommends that Planning Board take the following actions:
1. Approve the following changes to the Downtown Urban Design Guidelines:
a. A 65 foot setback along Canyon Boulevard,
b. The addition of an Interface Area south of Canyon, and
c. Process for amending the Guidelines and other corrections and additions.
2. Recommend to City Council approval of the following code changes:
a. Reduce upper story setbacks from 20 to 15 feet in DT zones,
b. Increase allowed height from 35 to 38 feet in DT zones,
c. Eliminate below grade floor area from the overall FAR calculation in DT zones,
d. Add a new use Review criterion.
3. Discuss and provide feedback to City Council on possible changes to the DT-5 zone on
the density bonuses.
13 Agenda Item 5A Page 3 of 114
ANALYSIS:
The table below shows which items are changes to the Guidelines and which are changes to the code:
Changes Design Guidelines Code
1. Minimum setback/build to line Yes No
of 65 feet from centerline of
Canyon Boulevard
2. Additional interface area in Yes No
SODA a jacent to RH-2
3. Process to amend the Yes No
Guidelines
4. Reduce upper story setbacks Yes Yes (Revisions to 9-
from 20 to 15 feet; options for no 7-1 Table 7-1)
setbacks
5. Increase allowed height from Yes Yes (Revisions to 9-
35 to 38 feet 7-1 Table 7-1)
6. Eliminate below grade No Yes (Revisions 9-8-2
habitable floor area in the FAR Table 8-2)
calculation
7. Revise the code for DDAB No Yes (Revisions to 2-
3-18 Attachment F
8. Add criterion for adopted No Yes (Revisions to 9-
design guidelines in the Use 2-15)
Review section
The Guidelines will be used pursuant to the Site and Use Review criteria, which address "adopted
design guidelines." The guidelines in the Downtown Historic District will be used by the
Landmarks Board to review landmark alteration certificates. For building permit projects, the
Guidelines will be advisory.
The proposed changes described in this memo will not impact a future civic center masterplan for
a larger area which could include:
■ Master plan or area plan for SoDA for the area between 9t1i and 17tt' and between Canyon
and Arapahoe.
■ A land use, urban design and development plan for the city-owned properties in the same
area, including a potential development of year-round Farmer's Market.
Following is a description and analysis of each of the proposed changes.
1. A minimum setback (or build-to line) of 65 feet from the centerline of Canyon
Boulevard to replace the former code requirement of 78 feet.
The urban design vision for Canyon Boulevard as stated in the Guidelines is:
Canyon Boulevard and Broadway accommodate large volumes of traffic moving
through the downtown. Streetscape features should be designed to buffer pedestrians
from traffic impacts, provide greater building setbacks and detached sidewalks with
14 Agenda Item 5A Page 4 of 114
planting strips between the sidewalk and curb. In areas with detached sidewalks, well
designed landscaping and street trees should be provided. On Canyon Boulevard, the
use of landscaped median strips and pedestrian safe zones should be designed to
minimize pedestrian/vehicular conflicts. (Downtown Urban Design Guidelines, pages
40 and 65.)
Canyon Boulevard from Folsom west to the city limits was eliminated from the Major
Street Setback Map in 2000. The primary reason was that the Transportation Master Plan
(TMP) specified that extra right-of-way would not be needed to build additional new lanes
and expanded roadways in the core area of Boulder. However, additional right-of-way is
desirable today on certain roadways to provide an enhanced public realm and
separation/protection for pedestrians and bicyclists from cars.
In order to preserve the future opportunity to implement a vision for the public realm, a
minimum setback or build-to line should be included in the Guidelines now. An analysis of
the proposed Canyon Boulevard streetscape has determined that 65 feet is the minimum
setback from centerline needed to preserve the opportunity for an enhanced streetscape in
the future.
Staff reviewed the options of including a larger setback in the Guidelines and additionally
as a code requirement in a form-based approach to urban design in SoDA. However, since
a comprehensive urban design approach for Canyon Boulevard from 9'11 to 17th Streets is
planned to be part of a future larger civic center master plan effort, staff is recommending
that the setback be included in the Guidelines now, and included in the code later after the
larger study is completed.
Additionally, staff considered the potential impact of the new floodway maps will be
considered for adoption in 2011. The map below shows the proposed new boundaries of
the high hazard zone for the SoDA area. The high hazard zone has the greatest flood water
depths and velocities posing the highest risk for washing away cars and people. Therefore
new parking spaces should not be established in high hazard zone areas and on-street
parking is not proposed for Canyon Boulevard between 9th & l7th streets.
15 Agenda Item 5A Page 5 of 114
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Figure 1: New Floodway Map
However, even without establishing on-street parking, significant improvements could be
undertaken to enhance Canyon's functionality for bicycles and pedestrians and to create a
well designed and more successful public space. An example of an enhanced Canyon
streetscape that could be implemented in the proposed 65 feet setback given the high
hazard flood implications is shown below. Staff will work with applicants who have
projects on Canyon Boulevard to help identify maximum developable floor area while
preserving this 65 foot build-to line.
16 Agenda Item 5A Page 6 of 114
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Figure 2a: 65' setback from Canyon centerline
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Figure 2b: 65' setback at grade with potential arcaded pedestrian area centerline
This drawing shows another alternative with an arcade on the south side of Canyon. This
example could include a cantilever over the ground level setback/ build-to line.
DDAB had the following comments. The draft DDAB minutes are included in Attachment E.
17 Agenda Item 5A Page 7 of 114
• Generally agreed with reducing the setback compared to previous (78 feet), but
consider further reduction to allow buildings closer and improve width-to-height aspect
ratio.
• Support arcade concept to allow upper floors to project into the 65' setback for
additional development and to reduce the aspect ratio.
2. Add an interface area to the Guidelines for the south side of the 1500 block of Canyon.
The Interface Area is defined in the Guidelines:
The Interface Area is composed of the blocks that link the core of the downtown to
the surrounding residential neighborhoods. This area requires special design
sensitivities that must be addressed when commercial buildings are located adjacent
to residential areas. (Guidelines page 41)
The map of existing Interface Areas is shown below. Staff recommends adding an Interface
Area in SoDA on the south side of the 1500 block of Canyon adjacent to the RH-2 and the
single family homes in Goss-Grove neighborhood. The Interface Area has been an
important concept in both the Downtown Alliance report and the Guidelines and should be
continued. Planning Board and City Council supported the additional Interface Area in
SoDA at their meetings in April and August 2010.
18 Agenda Item 5A Page 8 of 114
Downtown Interface Areas
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Figure 3: Downtown Interface Area snap
Staff recommends a 50-foot buffer in the proposed Interface Area on the south portion of
the 1500 block of Canyon (1750 15th Street). The Guidelines specify three stories or less in
Interface areas:
3.1 Maintain the Diverse Residential Architectural Character of the
Interface Area
B. In general, construct buildings of three stories or less.
Create a height transition by locating taller portions of buildings toward the
downtown, or Pearl Street, and lower portions located toward surrounding
residential areas. (Guidelines, page 42)
DDAB's summary comments:
• DDAB members felt that there was no need to have a transition zone at mid block at
the 1750 15th Street block (Liquor Mart site.) Rather suggested that the ditch provides a
natural transition area for the interface zone.
• Some also argued that specifying the transition zone at mid block would limit design
variation/choice in how and where to sculpt a proposed building.
3. Process to Amend and Correct the Guidelines
Staff is proposing that the process for amending the Downtown Urban Design Guidelines
2002 (Guidelines) should be the same as other adopted design guidelines. All of the city's
19 Agenda Item 5A Page 9 of 114
adopted design guidelines are part of area plans, which are described in the Boulder Valley
Comprehensive Plan (BVCP). The BVCP states:
Subcommunity and area plans will be adopted by Planning Board and City Council. Such
plans will be amended as needed in the same legislative process as originally adopted.
(BVCP page 69a).
The Guidelines evolved from the Downtown Alliance (1997) and the Downtown Urban
Design Plan (1986) both of which are area plans. This approach will be consistent with the
process for amending other design guidelines or area plans. The Landmarks Board will
amend the guidelines for the Downtown Historic District. Changes to the Boulder Revised
Code are adopted by City Council with recommendations from Planning Board on changes
to Title 9.
Staff proposes the following language in the Guidelines to clarify the amendment process:
How the Guidelines are revised
The Guidelines are part of a Downtown Area Plan and similar to all other area plans,
revisions are adopted by Planning Board and City Council with advice from the
Downtown Design Advisory Board. The Landmarks Preservation Advisory Board
(LPAB) approves guidelines for the Downtown Historic District.
In addition, other corrections are being proposed to the Guidelines as shown in the Word
documents, in Attachments A and B.
4. Options for upper story setbacks in the DT zone districts in the code. See Attachment F.
There is a discrepancy between the Guidelines and the code on upper story setbacks.
The Guidelines suggest 15 foot upper floor setbacks:
B. Relate the height of buildings to neighboring structures at the sidewalk edge.
For new structures that are significantly taller than adjacent buildings, upper floors
should be set-back a minimum of 15 feet from the front facade to reduce the
perceived height. However, slender forms such as towers and dormers that extend
forward to the front facade may add visual variety and interest to the set-back area.
(Downtown Urban Design Guidelines page 36)
20 Agenda Item 5A Page 10 of 114
Example of 15 foot upper story setbacks
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Figure 5: Corner of Walnut and 15 1h Street
The code requires 20 feet minimum "front yard setback from a street for all principal
buildings and uses for third story and above" in all DT zones as well as all other mixed use
21 Agenda Item 5A Page 11 of 114
zones: BMS, MU-2, MU-3, MU-4, and IMS (9-7-1 Table 7-1: Form and Bulk Standards);
these setbacks can be modified through the Site Review process.
Staff is recommending that the code specify 15 feet upper floor setbacks in the DT zones as
further described below. Staff is not recommending changing the upper story setbacks in
the other mixed use zones since they have not been studied.
Example of 20 foot upper story setbacks
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22 Agenda Item 5A Page 12 of 114
There was discussion at DDAB, Planning Board, and City Council meetings that in some
cases and in a number of examples in downtown Boulder, buildings without upper story
setbacks are very acceptable and may perhaps be preferable. See examples below.
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Figure 8: The Boulderado
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Figure 9: Belmar mixed-use development
23 Agenda Item 5A Page 13 of 114
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Figure 10: St. Julien Hotel
Staff recommends that the code be changed to 15 feet minimum "front yard setback from a
street for all principal buildings and uses for third story and above" in all DT zones" for
consistency between the Guidelines and the code. The upper story setbacks can be
modified through site review and eliminated based on the direction described below.
Additional criteria in the Guidelines can provide better direction for modifying the setbacks
through Site Review. Based on input from DDAB, staff modified the proposed new
language in the Guidelines as shown below:
2.4 Consider the Height, Mass, and Scale of Buildings
B. Relate the height of buildings to neighboring structures at the sidewalk
edge.
For new structures that are significantly taller than adjacent buildings, upper floors
should be set back a minimum of 15 feet from the front facade to reduce the
perceived height, to relate to the scale of nearby buildings, to preserve views, or to
reduce shadow impacts, based on a compatibility analysis of the predominant
building character of the block. However, for buildings located along wide streets
such as Canyon Boulevard, a three to four-story street wall without setbacks may be
desirable to create a sense of enclosure and to reinforce urban character. Buildings
in excess of 150 feet in length may need upper story setbacks to reduce the
perceived mass and scale Slender forms such as towers and dormers that extend
forward to the front facade may add visual variety and interest to the set-back area.
24 Agenda Item 5A Page 14 of 114
15'-0"
Office/Residential
Office or Residential
1
AU'A - Commercial/Retail
Figure 11: Upper floor setback illustration:
Where appropriate, upper floor setback, as illustrated above,
should be utilized to relate to the scale and mass of nearby
buildings, to reduce the perceived mass and scale of large
buildings, and to preserve views.
DDAB had the following comments:
• Most members supported the proposed change.
• Some expressed a reservation on why we even have it in the guidelines when it doesn't
help in either improving design or allowing light to the street since even a 1 story
building will shade the sidewalk. Some argued that in fact upper story setback
requirements have had negative impact on the quality of building design.
5. Change the by-right height from 35 to 38 feet in DT zone districts in the code See
Attachment F.
To build three stories to 38 feet today, a Planning Board Site Review is required. This
proposed change is to increase the height limit in the DT zones to 38 feet-- first floor
heights of 14 feet for retail and commercial uses, and 12 feet upper stories for residential
uses. This change in height was adopted in 2004 for two zone districts directly adjacent to
the downtown the Business Main Street (BMS) and Mixed Use-3 (MU-3). Since the
code will still limit by-right projects in the DT zones to two stories, in order to go to three
stories and 38 feet, a staff level Site Review would be required. On corner lots in DT-5, the
code currently allows three stories by-right (and 35 feet high.)
The proposed heights are described in the Guidelines and edited as shown below:
C. Maintain a standard floor to floor height.
Generally, for commercial and residential buildings in DT-1 through DT-5 5, DT- -2,
DT- , an D 3 the ground level floor to floor heights should be up to 14 feet for
commercial uses and 12 feet for residential uses on upper floors for a total
25 Agenda Item 5A Page 15 of 114
maximum height of 38 feet. eke seeen fleetz, This is pai4ieular-ly impai4ant in the
buildings, but not ne o ,.:t., for- FesidepAia buildings i the PT- , (Downtown
Urban Design Guidelines, page 36; as modified.)
In addition, projects in the historic district downtown are reviewed by the Landmarks
Board for consistency with the historic guidelines.
A summary of DDAB comments:
• Generally all agreed with the proposed change.
• Some members indicated that a better and more interesting design and variation would
result if regulated by the number of stories rather than regulating by height.
6. Elimination of below grade habitable floor area in the FAR calculation in the DT zone
districts. (See Attachment F)
Currently the code requires counting 50 percent of below grade habitable floor area used
for occupancy in the overall floor area ratio (FAR) calculation in all DT zones. Below
grade floor area used for occupancy is NOT counted in the MU zones, and IS, IG, IM,
IMS, and BR-1 zones. Recently a similar code change eliminating below grade habitable
floor area from the overall FAR in the BMS zone district was adopted by City Council.
Staff proposed and Council adopted (Second Reading was approved on August 3, 2010) to
eliminate the inclusion of 50 percent of below-grade habitable floor area in the overall floor
area ratio (FAR) calculation in the Business Main Street (BMS) zone district. Since this
change was made for BMS, it seems a reasonable next step to apply the same change to the
DT zones for the following reasons.
FAR was originally a measure of building mass and bulk as well as impacts such as
parking and traffic. Over time, FAR has become more specifically focused on bulk and
scale. Eliminating the requirement to count 50 percent of the habitable floor area in
basements would allow a more consistent way of measuring the visible mass and scale of
buildings. Counting basement spaces, which do not add to the bulk and mass of buildings,
creates an inconsistent method of measurement since some properties have large
basements, others have very small basements, and others have no basements at all. In fact,
in new development downtown, it is rare for extensive basements to be constructed. In
most cases, below grade areas have been used for parking, which is already not counted as
floor area.
There may be a few buildings where habitable basements (50 percent) were originally
included in the overall FAR, and if this code change is adopted, these few projects would
be able to add floor area, in some cases with a third story, through staff level site review.
Additional floor area and intensity in the Downtown is consistent with the goals and
policies of the Downtown Alliance and the Design Guidelines. If this code change was
approved for BMS, a zone located on the edges of the downtown, it is logical to make the
same change in the DT zones where additional intensity has been encouraged.
DDAB did not discuss this code change.
26 Agenda Item 5A Page 16 of 114
7. Changes to the DDAB process
Proposed modifications to the code section which identifies the role and responsibility of
DDAB in Section 2-3-18 are shown in Attachment F. Based on discussions and input
from DDAB, Planning Board and City Council last year, staff is suggesting modifications
to DDAB's review of projects, the corresponding thresholds for project review, and general
practices as described below. Further discussion about the timing of when projects are
reviewed by DDAB, and other issues of process and timing would occur at a joint meeting
between Planning Board and DDAB following the March 17 meeting.
a. DDAB to become Design Advisory Board (DAB) and review projects city-wide
that are required to go through Site Review, and are located in an area covered by
adopted design guidelines if so requested by Planning Board or the Planning
Director. The assumption is that since no additional staff resources will be
available for DAB, and Planning Board has often referred projects in these areas to
DDAB, the workload would not increase from the current workload, nor would the
review/processing time increase for applicants. Adopted guidelines include the
following, all of which are part of an area plan:
■ Junior Academy Area Plan
(http://www.bouldercolorado.gov/files/PDS/Long%2ORange/Junior Aca
decoy Area _Plan.pdf )
■ Boulder Junction (Transit Village Area Plan) Guidelines:
http://www.bouldercolorado.gov/files/PDS/Transit°/o2OVillage/TVAP%
20final%20draft/transit village area plan low.pdf )
■ Twenty-Ninth Street
■ Boulder Valley Regional Center
(http://www.bouldercolorado.gov/files/PDS/Codes%20&%2ORegs/bvrc
_ ug_ ide.pdf )
■ Gunbarrel Community Center Plan
(http://www.bouldercolorado.gov/files/PDS/Long%20Range/Final%20P
lan%20-%20Amended%20May%202006.pdf )
■ North Boulder Subcommunity
(http://www.bouldercolorado. gov/files/PDS/planning%20and%20zoning
/NorthBoulderSubPlan.pdf )
■ University Hill Area Plan
(http://www.bouldercolorado.gov/files/PDS/Subcommunity/unihill.pdf )
■ Crossroads East Sunrise Center Area Plan
(http://www.bouldercolorado. gov/files/PDS/planning%20and%20zoning
/crossroad _east _sunrise _center area plan 06.pdf
■ Boulder Plaza Subarea Plan
(http://www.bouldercolorado. gov/file s/PDS/planning%20and%20zoning
/boulder plaza subarea plan 06.pdf
b. Thresholds that will trigger DAB design review:
In the Downtown: currently the threshold for DDAB project review in the
Downtown is "all exterior projects and site features with a construction value of
$10,000 or more." (Guidelines page 12.) Staff proposes the following revised
thresholds for DDAB review in the Downtown:
27 Agenda Item 5A Page 17 of 114
■ Visible from the public realm and adjacent properties, or
■ Projects in the Site Review process, or
■ With a value of $25,000 or more.
In other areas of Boulder with adopted Design Guidelines:
■ Projects in the Site Review process which are referred by Planning
Board or the Planning Director;
C. General Practices to be consistent with other city boards:
■ DAB to elect a chair and vice chair;
■ Staff to provide action minutes for each DAB meeting;
■ Staff liaison to DAB would be the Senior Urban Designer, Sam Assefa
A summary of DDAB comments:
• All support the expanded role in areas where there are adopted guidelines.
• Most suggested we need a set of simple universal design guidelines for Boulder to
make the Board's review process easier and effective.
• DDAB members agreed to find or develop a few pages of key design guideline
elements as a guide for reviews.
• All suggested that earlier engagement at the conceptual stages, and some form of joint
review with Planning Board would be more effective to avoid ambiguity and provide
more predictability to applicants.
• All liked the idea of a joint meeting with Planning Board to workout and discuss these
issues.
8. Additional criterion in the Use Review section 9-2-15
In the Site Review Process section 9-2-14(h)(2)(F), there is a criterion that states that
building design is based on compatibility with the existing character of the area or the
character established by adopted design guidelines or plans for the area. Staff
recommends that the same language be added to the Use Review Process Section 9-2-15
(e)(5). The new language is added below: (See Attachment F):
Character of Area: The use will not change the predominant character of the surrounding
area or the character established by adopted design guidelines or plans for the area.
NEXT STEPS:
Staff will incorporate input from Planning Board discussion and schedule a joint meeting between
DDAB and Planning Board to discuss these process questions about the timing of DDAB review
and other issues. Staff will take Planning Board recommendations on the proposed code changes to
City Council for consideration and action in April. Landmarks Board will review the proposed
corrections to the Historic Guidelines section at its April meeting.
Potential Additional Code Change
The current 1.0 FAR density bonus in the DT-5 zone district is tied to the provision of
housing (.5) and parking (.5). Staff's original analysis and recommendations on SoDA and
28 Agenda Item 5A Page 18 of 114
the Downtown Urban Design Guidelines in April 2010 identified the demand for additional
Class A office space downtown and suggested it be given equal consideration. The
specific recommendation made at that time for DT-5 was to reduce the overall maximum
FAR to 2.0 and eliminate both of the density bonuses, so that the maximum FAR would be
the same for additional residential uses or office uses. Planning Board did not support that
proposal, in part because of the reduced FAR, and in part because the Board felt that an
incentive for residential use in SoDA was important..
This issue has surfaced again in discussions related to the Daily Camera site
redevelopment. Staff would like to probe to see if there is interest in revising the DT-5
zone, keeping the same total maximum FAR (2.7) and the density bonus for parking (.5)
but adding a choice of additional community benefits to gain the additional bonus (.5) that
currently is only for residential uses. For example, additional community benefit for the .5
FAR bonus (1.0 if the parking bonus is not used) could include any one of the following:
1. Residential floor area
2. Cultural or artistic floor area (percentage of the lot area)
3. Publicly accessible open space: such as an at-grade plaza or courtyard or rooftop
spaces (percentage of the lot area)
4. Commercial Linkage Fee for nonresidential floor area (See Attachment G,
Affordable Housing Excise Tax, TischlerBise, 2008)
Staff will communicate Planning Board's feedback and thoughts on this issue to City
Council and, based on Council input, may return later this year with additional code
recommendations for the DT.5 zone for Board consideration.
Approved B
D d Driskell, Ex i irector
Department of Community Planning and SusfainWity
ATTACHMENTS:
A. Draft revised Word document of the Downtown Urban Design Guidelines
B. Draft revised/corrected Word document of the sidebars in the Guidelines
C. Original City Council direction from December 2 and 16, 2008 Council meetings
D. CC Summary of August 24 Study Session (November 3, 2010 CC meeting)
E. Draft minutes DDAB Meeting February 9, 2011
F. Draft revised ordinance changes
G. Affordable Housing Excise Tax, TischlerBise (2008)
29 Agenda Item 5A Page 19 of 114
ATTACHMENT A
Acknowledgments:
The Downtown Alliance
This second edition of the Downtown Urban Design Guidelines is the direct result of
work conducted by the Downtown Alliance, a group of city boards and
conunissions, non-profit organizations and neighborhood groups including the city
of Boulder Planning Board; the Landmarks Preservation Advisory Board; the
Downtown Design Advisory Board; the Downtown Management Commission;
Downtown Boulder, Inc.; Historic Boulder; and representatives from the Whittier,
Mapleton Hill, Goss Grove, and Flatirons neighborhoods.
Formed in the fall of 1996, the Downtown Alliance was charged with developing a
scenario that would help the city to:
• -guide future development in a manner that maintains the downtown's livability
and is consistent with the overall "feel" of the downtown,
• -protect downtown's historic character that is so closely associated with its image
and quality of life, and
• -maintain the quality of life of surrounding neighborhoods and their relationship to
the downtown.
While this edition of the Downtown Urban Design Guidelines replaces the 1986
Downtown Boulder Urban Design Plan, it draws much of its content from that
document. The city wishes to acknowledge the individuals and organizations who
produced that initial work and who implemented the downtown design review
process. The city also wishes to acknowledge the work undertaken to implement the
"interface blocks" which also contributed greatly to this document.
Other studies that contributed to this document include the 1976 Downtown Boulder
Private Development Guidelines for Architecture and Signs, the 1992 Downtown
Illustrative Plan, and the 1995 draft Downtown Boulder Pedestrian Streetscape
Plan: Design and Standards.
Introduction
The purpose of this second edition of the Downtown Urban Design Guidelines is to
provide a basis for understanding, discussing, and assessing the design quality of
proposed preservation, renovation and new construction projects located within the
boundaries of the Downtown Historic District, the Non-historic Area, and the
Interface Area.
Through the use of these guidelines it is anticipated that both private and public
projects will endeavor to preserve and enhance the form, scale, and visual character
that make downtown unique within the city and the region.
30 Agenda Item 5A Page 20 of 114
These guidelines are designed to support the ten strategies outlined in the 1992
Downtown Illustrative Plan:
1. -Assure the long term economic vitality of the downtown
Downtown Boulder is the heart of the city, the traditional hub of city life. Its future
economic vitality is of great importance to the future health of the city. These
guidelines will help the city to balance the need for economic vitality with the need
to maintain and enhance downtown's unique "sense of place".
2. -Establish a pedestrian district
Downtown Boulder is a walkable place. The ability to walk from one end of
downtown to the other in less than 10 ininutes, and the pedestrian scale of its
sidewalks, buildings, and storefronts, are key factors in what makes the downtown
area different.
3. -Provide improved links between the
Downtown Boulder mall and the Civic Park
The Downtown Boulder mall is one of America's premiere public places, and the
Civic Park area is one of this city's most important public gathering places. By
visually and functionally linking these two significant open spaces, downtown's
north/south pedestrian system will be strengthened and its urban form clarified.
Major north/south pedestrian corridors include 9th, 10th, and 11th Streets;
Broadway, and 13th and 14th St.
4. -Locate and build additional public places in the downtown
Open space is prized as one of Boulder's most valued assets. In addition to the
expansive open spaces that ring the city, numerous creek, park, and trail systems
weave through the city. Small plazas, parks, and open areas where people gather,
rest and recreate are important elements in making central places like downtown
livable. They provide access to views, create open areas in higher intensity
developments, and add enjoyment for people working or shopping downtown.
5. -Design and construct streetscape improvements throughout the downtown
The public image created by the visual quality of downtown's streets, sidewalks, and
landscaping is important. People like attractive and well cared for environments
within which to work and shop. The care and maintenance of this public realm, adds
value to the downtown and improves public safety.
6. -Maintain the historic character of the downtown area
Downtown's historic quality is of paramount importance to its public image and
economic vitality. It is an asset to preserve and bank upon. It builds value and
creates opportunities for innovative marketing and advertising strategies. Most
importantly, downtown's historic quality keeps Boulder in touch with its past and
defines its unique character.
7. -Expand the role of the arts [and public events] downtown
31 Agenda Item 5A Page 21 of 114
Successful downtowns depend not only on how they look but on what people can do
there. Social and cultural events that attract people are fundamental to downtown's
success. The role of the arts and related public events are closely linked to how
people think of downtown, its attractiveness, safety, and social well being.
8. -Encourage residential uses adjacent to [and in] the downtown
Creating livable central places is a hallmark of many successful cities nationwide.
Places where people live as well as work can create an attractive mix of uses that
can improve public safety, increase the use of alternative modes of transportation,
and build strong conununity ties. The city's land use regulations encourage housing
not only adjacent to downtown but within the downtown itself in well designed
mixed-use projects.
9. -Provide better access to the downtown for alternative transportation modes
A key to downtown success is the ability to move people comfortably to and fi-om
the area. No one mode of transportation provides all the answers. Rather, a strategy
that relies on a balance of alternative modes, including walking, biking, transit, and
auto is needed. Good urban design and appropriate land use planning can facilitate
alternative transit anode in the downtown.
10. -Parking
The 1992 Downtown Illustrative Plan identified parking as a needed strategy, and in
1996, the Downtown Alliance noted in A Proposal for- the Downtown Central
Business District that the relationship between alternative mode use, development,
and parking needs should be monitored and incorporated as part of the downtown's
planning process.
Downtown Land Use Regulations
When proposing a preservation, rehabili tion, or new construction project for Deleted: renov
the downtown there are a number of working assumptions to consider:
As a result, zoning districts exist within the boundaries ofpowntown Urban Design Deleted:
Guidelines and each comprises a unique set of conditions.
The following snap identifies the location of the various zoning districts. For
example, the, DT-zone is the area likely to undergo the most significant change Deleted: RB-ix
while the DT-4 zone, which includes most of the Downtown Historic istrict, is Deleted: RB-1E
Rely to undergo the least change. Deleted: Area
(See Appendix A: Zoning District Definitions which gives a definition of each
zone).
Basic Urban Design Considerations
32 Agenda Item 5A Page 22 of 114
When proposing a preservation,, rehabilitation, or new construction project for Deleted: renovation
the downtown there are a number of working assumptions to consider:
• -CAGID: The Central Area General Improvement District encompasses all of the
area covered by these guidelines. While there are no parking requirements for
cornrnercial properties in CAGID, there are parking requirements for residential
uses.
• -BID: The Downtown Boulder Improvement District provides services, facilities
and improvements for owners of real and personal property in a 34 block area
including CAGID plus contiguous blocks to the east and west; Spruce to Arapahoe
and 8th to 21st
• -Flood zones: Much of the downtown is affected by the Boulder Creek flood
zones. Restrictions of various types apply and will limit what development that can
occur.
• -Views: Downtown Boulder is blessed with exceptional mountain views and
projects should be designed to take advantage of this extraordinary asset. The south
and west edges of downtown offer the most spectacular views.
• -Sun and Shade: In Boulder's climate, sun and shade are irnportant factors.
Concern for providing natural light in buildings, sunny sidewalks in the winter, and
shady areas in the sununer is an important consideration in project design.
• -Connections to other areas of town: Boulder's central area includes three major
activity centers: Downtown Boulder, the Boulder Valley Regional Center (BVRC),
and the University Hill Area. Connecting these areas through a variety of alternative
modes and urban design improvements are important factors in their future success.
Pow the Guidelines are Organized Formatted: Font: Bold
The guidelines are organized into six sections. The first three sections address
specific geographic areas of the downtown: The Downtown Historic District,
the Non-historic Area, and the Neighborhood Interface Area. The last three
sections address specific design topics: Parking Facilities, Downtown Signs, and
The Streetscape.
Most sections are organized around several principle guidelines and a number of
"follow-up" guidelines. (Appendix B offers a "check list" of the principle
guidelines that can be used during a design review process).
The term CODE in bold letters introduces excerpts from the city's land use code to
provide additional regulatory insight that is directly related to these design
guidelines.
Formatted: Indent: First line: 0 pt
33 Agenda Item 5A Page 23 of 114
JIow the,Gwde1h?e,% are Revised Formatted: Font: Times New
Roman, Not Bold
The,Gddelme.s are part of a Downtown Area Plan and are adopted by Planning Formatted: Font: Times New
,Board and City Council with advice from the Downtown Design Advisory Board. Roman, Not Bold
The Landmarks Preservation Advisory Board (LPAB) approves guidelines for the Formatted: Font: Times New
- ~ Roman, Not Bold
Downtown Historic District.
Formatted: Font: Times New
,The Design Review Process l Formatted: Font: Times New
Formatted: Indent: Left: 0 pt
Three review bodies are primarily responsible for administering these Formatted: Font: Times New
guidelines: the Landmarks ,Board$he Downtown Design Advisory Board Formatted: Font: Times New
(DDAB), and the Downtown Management Commission (DMC). Formatted: Font: Times New
Formatted: Font: Times New
Specifically, landmarks Board reviews all projects located in the Downtown `Formatted: Font: Times New
Historic District and landmarkedproperties located outside the District; DDAB . Formatted: Font: Times New
reviews all projects with a construction value over $10,000 in the Non-historic Formatted: Font: Bold
Area. In addition, DMC reviews projects located on the Downtown Boulder
mall Deleted: Preservation AdNisory
.
I Deleted: (LPAB),
Scheduling a Design Review Early Is Important: Deleted: LPAB
Scheduling a design review with the appropriate review body is the responsibility of Deleted: structures
the property owner, developer or their representative such as an architect. In general
a meeting should be scheduled before formal application is made to the city for a
building perinit or development review. Early project review often results in the
resolution of design issues which can save valuable time once the project is
submitted to the city.
NOTE: Many architects, developers, and owners fmd it useful to use the design
review process as a sounding board to test ideas. For example,,applicants may Deleted:
voluntarily return to discuss changes before making formal application fora Deleted: all
building permit or development review to the city. For more information on how to Deleted: munbers.
proceed please contac the following-
Deleted: or LPAB
For the DDABcall (303) 441-1880. For the DMC call (303) 413-7100. For exterior
work in the Downtown Historic District or to landmarked properties in the,Non- Formatted: Font: Not Bold
historic Area and the Neighborhood Interface areas, please visit the city's historic Field Code Changed
preservation website at: ;v2vw.boulderhistoricpreservation.net, or call 303.441.1880. Formatted: Font: Bold
Deleted: rks
,The Landmark Alteration Certificate Review~rocess Formatted: Font: Bold
Deleted: Preservation Adcisorv
The city's historic preservation program is responsible for reviewing all exterior Board
and site feature changes jn the Downtown Historic District through the landmark Deleted: (LPAB)
alteration certificate (lac) review process; Formatted: Font: Not Bold
- Project review and compliance with- Landmarks Board decisions are mandatory Deleted: LPAB
for projects in the Downtown Historic District. Deleted: for preservation, restoration
- In addition., the city's historic preservation program is responsible for reviewing and new construction projects located
exterior and site feature changes to landmarked buildings in the Non-historic Area Formatted: Font: Not Bold
and the Neighborhood Interface. Deleted: anal LPAB
Deleted: LPAB
34 Agenda Item 5A Page 24 of 114
- The Landmarks Board reviews all demolition requests for buildings over 50 years Deleted: LPAB
of age.
- It is possible to schedule a "conceptual review" with the Ldre to discuss
preliminary design concepts before complete plans are reviewed.
landmarks *sign _4eview Sommittee meets weekly- - - - Deleted: LPAB ...D...R...C 111
,Landmark alteration certificate requests are reviewed by the,Landmarks design Deleted: Projects ...LPAB
heview ~ormnittee Ldre , which consists of two members of the_five member Board, D...R...C......firll ...Cormhhiitee ,,.121
and one Planning Department staff member. The dre typically meets weekly at the
Planning Department offices. The review is relatively informal in its proceedings.
Applications for landmark alteration certificate review are available online at:
NNivw.boulderhistoricpreselvation.net or by call 303.441.1880., Deleted: An appointment for LPAB
review can be made by calling (303) 441-
NOTE: Section _9-11-14 of the Boulder Revised Code (B.R.C.), 1981, establishes Deleted: 4293
the time limit for processing a Landmark Alteration Certificate (within fourteen days Deleted:
after a complete application is filed). ,Other than routine maintenance and minor Deleted: All exterior changes,
repairs which can be reviewed and approved by lannina staff, an lac cannot be alterations.. removal demolitionofa
p buildino- or site features es in the Downtown
granted unless 1) an application is considered complete with all of the necessary Historic District require a Landmark
sketches, drawings, photographs or other relevant information and 2) the application issuance oonf a a demolition prior to the
permit or a
is reviewed and officially approved by the Landmarks 4sign !;eview ~.Qnmlittee. An building pennit. Routine maintenance
ac is granted on the affirmative vote of all three members of the dre. and minor repair does not require a
Landmark Alteration Certificate. It is
possible to schedule a "conceptual
If the vote is split or if the project involved new freestanding construction of review" with the Conunittee to discuss
preliminary design concepts before
more than 340 sq. ft. or demolition, the application automatically,Aiust be reviewed complete plans are reviewed.¶
by the full Landmarks Board at a public hearing- owever the applicant may Deleted: 10...3...A Landmark
choose,to revise the application according to the Ldre's suggestions, or withdraw the AlteTaia~e...D...R...e...Landrnark
application, The applicant may also appeal any decision of the Ldrc to the full Alteration certificate...Conm itte( 3
Landmark Board for review in a public hearing. Deleted: andmarks... Design Review
Committee ...d...goes forward for review
by the full five member LPAB...unless
-When projects requirS Site Review, or other development reviewFadministered s.. or withdraw it for later
through the Planning Department, the Ldr reviews the proposal and then provides a resubmission... also ...andmarks Design
recommendation to the Planning Department which is incorporated in a staff Review Conunittee PAB 4
of ing
memorandum. The final decision is made by the Wanning staff, the lanning Board, Deleted: In the case a..., which
is ..andmarks Desi~~, h Review
or the City Council. Following approval by the planning staff or Planning Board, a Cormnittee...Planning ...P...... c 5
Landmark Alteration Certificate must be received prior to the issuance of a building
permit.
TheJ.andmarks Board meets monthly Deleted: rn11LPAB
As described above, a split vote of the dre ~ equires review by the Landmarks Deleted: Landmarks Design Review
Board at a public hearing unless the applicant chooses to revise the application or Connnittee...automatically goes forward
for review by the full five member LPAB
withdraw it for later resubmission. The applicant may also appeal any decision of Landmarks Design Review
the dre to the full Landmarks Board for review. committee...LPAB
Deleted: In addition, a
AJ1 applications for demolition and free-standing new construction of more that 340 _ Formatted 1~l
s• ft„ must be reviewed by the,Landmarks Board, a public hearing. X11 Deleted: applications ...full LPAB...at
The decision of the full LPAB 1g~
35 Agenda Item 5A Page 25 of 114
Landmarks Board decisions arersubject to call up by the qty Council. The full Deleted, is
landmarks Board typically meets the first Wednesday of every month after 6:00 Deleted: c
p.m. in C ty Council Chambers. The Board consists of five volunteer city residents, Deleted: LPAB
including design professionals, who are appointed by qty Council. Deleted: e
NOTE: Ogoccasior~ the Landmarks Board or the dre may invite member of the Deleted: c
Downtown Design Advisory Board (DDAB) to act in an advisory capacity when Deleted: certain
addressing new construction or remodeling of non-contributing buildings in the Deleted: s
Downtown Historic District. In such cases the DDAB participates as non-voting, Deleted: LPAB
ex-officio members. Deleted: Design Review Connnittee
Deleted: w
The Downtown Design Advisory Board (DDAB) Process Deleted: w
l Inserted: w
The DDAB is a qty Council appointed board consisting of five Boulder Formatted: Font: Bold
citizens, several of whom have professional experience in the areas of Deleted: c
architecture, landscape architecture, urban design and community
development. The DDAB is responsible for reviewing downtown projects in the
Non-historic Area and the Neighborhood Interface Area:
■ Visible from the public realm and adjacent properties, or Formatted: Font: Times New
• J'rojects in the Site Review process, or Formatted: Indent: Hanging: 85.5
• With a value of $25,000 or more. pt, Tabs: 72 pt, List tab + Not at
126 pt
,Project review is mandatory while compliance with design recommendations [Formatted: Bullets and Numbering
that result from the DDAB review is voluntary. Formatted: Font: Times New
Formatted: Font: Times New
The DDAB design review is a one-time review process. However, an applicant may Deleted: all exterior projects and site
with
return voluntarily for design critiques as often as necessary. DDAB reviews are features a construction value of
Y $10,000 or r m more in the Non-historic
generally scheduled for 4 pm, the second Wednesday of every month. Applications Area and the Neighborhood Interface
must be received no later than the astWednesday of every month. A design review Area.
may be scheduled by the DDAB secretary by calling the Planning Department at Deleted: fast
(303) 441-4464 Deleted: 3212.
The purpose of the DDAB review is to identify design issues and provide
recommendations and advice to the applicant on their design proposal relative to the
Downtown Urban Design Guidelines.
NOTE: The only exception to DDAB review of projects in the non-historic or
interface areas is for Properties that are focally designated landmarks,. These,are _ _ _ _ Deleted: structures
reviewed by the Landmarks Board or the Ldrc, In addition, the Landmarks Board Deleted:
may act in an advisory capacity to DDAB on issues related to projects that are of Deleted: edbuilding
historic significance, but are not officially landmarked. Deleted: „
Deleted: buildings
Upon completion of a DDAB review, staff notifies the Building Department that the Deleted: PAB
applicant has fulfilled the mandatory design review. In the case of projects requiring
a site review process, DDAB submits recommendations to the Planning Department r Deleted, LPAB
that are incorporated in a staff memorandum for further decision and approval or l Deleted:
36 Agenda Item 5A Page 26 of 114
denial by the Wanning staff, Planning Board, or city Council depending upon the Deleted: P
nature of the application. Deleted: c
The Downtown Management Commission Process Formatted: Font: Bold
The DMC reviews the design of projects that extend into the public-right-of-
way on the downtown Boulder mall such as outdoor eating areas, signs,
awnings and other elements.
The DMC should be contacted regarding construction projects that are on or extend
into the downtown Boulder mall right-of-way, such as patio, _encroachments, Deleted: extensions
awnings, and signs. For information on the downtown Boulder mall call the DMC ` Deleted: A.D.A. entrances,
at (303) 413-7300.
Other Boards, Commissions, and City Departments
In addition to the, andmarks Board, DDAB, and DMC, the following city Deleted: LPAB
boards, commissions, and city departments may need to be contacted, or may
provide helpful information about a project.
• -Planning and Development Services.
City glanning staff is responsible for receiving recommmendations and findings from Deleted: P
the J.andmarks Board, DDAB, or DMC design review and incorporating them into Deleted: appropriate LPAB
the appropriate staff or Planning Board memos that are part of the city's
development review process. A "pre-application meeting" to discuss development
goals, uses, site design, or other relevant issues should be made with the Planning
Department prior to entering into the site review process. It is intended to identify
any problems or concerns that Planning staff may have prior to the applicant making
a formal application.
The pre-application meeting with the Planning Department is not a substitute for the
design review required by LPAB, DDAB, or DMC. Since it may help an applicant
to identify issues that may need be addressed at the design review meeting, it maybe
preferable to schedule the pre-application meeting first. Pre-application meetings
may be scheduled by calling the Planning Department at (303) 441-1880.
• -Planning Board
The Planning Board is responsible for decisions related to the city's land use
regulations and reviews projects that are subject to the city's site review process.
Such projects are forwarded to the Planning Board, either by staff or through a call-
up procedure. In either case, Planning Board will review projects for their design
quality as well as their conformance to the city code and other relevant regulations.
As such, recommendations and findings based on these guidelines play a key role in
Planning Board deliberations.
• -Public Works Department: Revocable Right-of-Way Permit
37 Agenda Item 5A Page 27 of 114
In addition to review by the DMC, any element or improvement in the public right-
of-way, such as a sidewalk cafe, potted plant, tench, a~- ninL, or 11i, LM, must first be Deleted: handicapped rarap
reviewed by the city of Boulder to determine if a "revocable right-of-way permit" Deleted: bike rack
is required..For information call the Community Planning and Sustainability Deleted: - n ' " -
Department at (303) 441-1880. BepaRnreat
Formatted: Strikethrough
• -Board of Zoning Adjustment$BOZA) Formatted: No underline
Reviews specific requests for zoning variances ancl<tnlilding appeals. Comment: The correct reference is '
to BOZA.
• -City Forester Deleted: and Building Appeals
Information on specific details for street tree planting, plant materials, and Deleted: BA
maintenance can be obtained from the city Forester at 441- 3406. rDeleted: adjustments
• -Boulder Transportation Division: Transportation Planning
Infonmation on transit related issues such transit rider activity and bus shelter design
should be directed to the Transportation Planning Department at 441-3266.
NOTE: The city has a fund for specific alley improvements. While certain
conditions such as sharing trash storage or utility hook ups may apply to private
property owners, the funds can be used for making property improvements. For
information on the alley fund call the city of Boulder Transportation Department
441-3266.
• -Public Service Company: Vehicular Street Lighting
Light poles are provided by the Public Service Company and maintained by the qty Deleted: c
of Boulder. Contact the city's Transportation Division for further assistance with
the selection and provision of street lighting.
• -Arts Commission
The Arts Coimmission consists of five members appointed by Cty Council, each to a Deleted: c
five-year term. The Commmission promotes and encourages programs in the
performing, visual and literary arts. For information call (303) 441-4113.
Application Submission Requirements
Application requirements,will vary depending upon the complexity and scale of Deleted: for
the project to be reviewed, and the specific requirements of the reviewing body.
In general, the applicant should provide the appropriate architectural
drawings, sketches, and photographs of existing buildings and their sites to
allow the reviewing body to fully understand the nature and scope of the
exterior changes and any significant design issues.
landmark Alteration Certificate Review Submission Requirements Deleted: LPAB
An applicant is required to fill out a Landmark Alteration Certificate Application Deleted: For LPAB Design Review
and provide the information identified on the application form including an initial eonnrrittee, an
scaled sketch plan and elevation, as well as photos of the existing building that will
38 Agenda Item 5A Page 28 of 114
be kept on file. For the Ldre's review, complete application must be received by a
project specialist at Planning and Development Services by 4 p.m. the Friday before
the next Wednesday meeting. Application deadlines also apply for Lac reviews by
the full Landmarks Board. PleaseFvisit NAr\Ar~v.boulderhistoricpreseivation.net, or call Comment: A number is needed here
303.441.1881 for more information about the landmark alteration certificate review Deleted:
process ~ ¶
Call the planning Department
Preservation office at (303) 441-
DDAB Submission Requirements Deleted: 4293
For DDAB, eleven 01) copies of all relevant information listed below must be Deleted: regarding an application.
submitted to the Planning Department no later than close of business on the Appointments are necessary for the
Wednesday of the monthx Applications should be well organized and contain weekly Lion mreview session.
as Application materials should be
sufficient information to allow reviewers to fully understand the proposed building submitted in advance of any scheduled
design or alteration, including relevant urban design information such as how the 'neeting
project fits within its surrounding context, and how it relates to adjacent buildings Deleted: .
and properties. Deleted: ten (10)
I Deleted: first
At a minimum, DDAB applications should include the following information: Deleted:
• -A map illustrating the location of the project within the context of the downtown Deleted:. one week prior to the DDAB
as well as photographs of the project site and the surrounding area. rneetmg
• -A site plan in a clear graphic style should be presented in the context of the city
blocks surrounding the project. Site boundaries and dimensions should be clearly
marked and special issues such as flood plain, shadows, land restrictions and the
existing site conditions need to be highlighted.
• -All relevant floor plans, building sections, and exterior elevations should be
illustrated at a scale sufficient to fully understand the proposed design.
• -Provide exterior wall elevations in color showing material and color selections.
Additional information that may be required for DDAB:
The following additional information may be required if the proposal modifies the
permitted "by-right" building height, or if the project is of significant complexity
that the two dimensional drawings described above do not fully illustrate the design
issues:
• -A simple mass model if the project is of significant size and complexity, showing
the surrounding context.
• -Color perspective sketches illustrating the proposed project and its surroundings,
from street level, to present the project from the pedestrian's viewpoint.
• -An analysis of the shadow impact of the proposed project is important, especially
for projects on the south side of downtown streets.
39 Agenda Item 5A Page 29 of 114
DMC Submission Requirements
For the DMC, seven (7) copies of the following items are required for review:
• -To-scale elevation drawings illustrating the requested improvement with exact
dimensions along with existing signs, planters, windows, doors, stairs, patios, and
awnings on the building and adjacent buildings.
• -To-scale drawings of the proposed enhancement which identifies specific
design elements such as colors, materials, and lettering.
History
The Boulder Valley was first the home of Indians, primarily the Southern Arapaho
tribe who maintained a village near Haystack Mountain. Ute, Cheyenne, Comanche,
and Sioux were occasional visitors to the area. Gold seekers established the first
non-native settlement in Boulder County on October 17, 1858 at Red Rocks near the
entrance to Boulder Canyon. Less than a year later, on February 10, 1859, the
Boulder city Town Company was organized by A.A. Brookfield, the first president,
and 56 shareholders.
Boulder city developed as a supply base for miners going into the mountains in
search of gold and silver. Boulder city residents provided these miners with
equipment, agricultural products, housing and transport services, and gambling and
drinking establishments. The downtown section of Boulder was the nucleus of the
fledgling community, and its main thoroughfare, Pearl Street, led into Boulder
Canyon and the mining camps. The business generated from the mining camps,
together with Boulder's selection as the county seat in 1861 and the site for the state
university in 1876, provided the foundation for steady growth and the erection of
substantial business blocks in the commercial center of the town. Businesses were
established along Pearl and adjoining streets to supply every need of the urban
conununity, local fanners, and mining camps. The downtown experienced steady
growth after the 1860s. By 1883, the commercial area included enterprises such as
restaurants, groceries, saloons and liquor stores, lumber yards, drug stores, dry
goods stores, hardware stores, feed and flour stores, barbers, paint shops, and tailors,
in addition to fraternal lodges and the county courthouse.
At the close of the nineteenth century, the establishment of Chautauqua and the
creation of the Boulder Sanitarium diversified the local economy and led to further
downtown development. In 1900, a multitude of businesses flourished in downtown
Boulder. Streetcar service enabled residents in new areas of the city to conveniently
shop and conduct business downtown. In addition, the Denver & Interurban
Railroad (an intercity connection with Denver) ran along Pearl Street from 1908-
1917. During the 1920s, several new conunercial buildings were erected, updating
the appearance of the downtown with 20th Century influences. Although the
economy slowed during the Great Depression, a few new buildings were added to
the district, the most significant of which was the new Boulder County Courthouse,
having replaced the original courthouse building that burned down in 1932.
40 Agenda Item 5A Page 30 of 114
Planning for the improvement of Boulder began as early as 1903, when the Boulder
city Improvement Association was organized to pursue the "improvement of
Boulder in health, growth, cleanliness, prosperity and attractiveness." The
Association retained nationally renowned landscape architect Frederick Law
Olmsted, Jr. to prepare a master plan in 1910 which has since guided Boulder's
development. Saco DeBoer, who served as Denver's Landscape Architect, was
hired to prepare a zoning proposal for Boulder. His 1928 plan created Boulder's
first height restrictions, which limited downtown buildings to 75 feet and
neighborhood shopping districts to 35 feet, as well as recommended seven zoning
districts.
Following World War II, the increased population of the automobile led to the
creation of new shopping areas further from the city center, including North
Broadway, Arapahoe Village, and Basemar shopping centers in the 1950s. This
competition led to the modernization of historic storefi-onts downtown, including the
application of metal panels and precast screens to exterior facades. In 1963,
Crossroads Shopping Center, a major commercial competitor with downtown was
completed. However, with the purchase of thousands of acres of open space
beginning in 1967, the adoption of the Boulder Valley Comprehensive Plan in 1970,
passage of the building height restriction ordinance in 1972, and the residential
growth management ordinance in 1977, Boulder began a period of infill and re-use
of its past architectural development which continues to present. Redevelopment
plans for the downtown were formulated by property owners and merchants to
insure the area's continued viability. During the 1970s, buildings were restored,
remodeled and adapted to new uses. The Pearl Street Mall was created from 1976-
1977, prompting the return of many businesses and the restoration of historic
buildings to the downtown.
Boulder's Historic Preservation Code was passed in September, 1974. The
ordinance is instrumental in preserving significant portions of our past while
encouraging the rehabilitation of historic buildings. Although the Downtown
Boulder Historic District was listed in the National Register of Historic Places in
1980, it was not designated as a local historic district until 1999. Today's
Downtown Historic District lies within the Boulder Original Townsite established
by the Boulder city Town Company on February 10, 1859. Both the federal and
local historic designations provide owners of contributing historic buildings the
opportunity to apply for federal and state tax incentives for rehabilitation, as well as
waivers from certain provisions of the Universal Building Code.
Section 1: The Downtown Historic District Formatted: Font: Bold
The boundaries of the Downtown Historic District, designated in 1999,
generally conform to the boundaries of the Downtown Boulder National
Register Historic District which was listed on the National Register of Historic
Places in 1980.
41 Agenda Item 5A Page 31 of 114
The district contains the city's greatest concentration of historic commercial
buildings, especially along Pearl Street which forms its central spine. These
buildings not only serve as a link with our cultural heritage, they also establish
a model for design quality. Such buildings are resources for education,
recreation and human enjoyment. They provide downtown with a rich
character and a human scale that are unique assets for both residents and
visitors to Boulder
Development in the Downtown Historic District must be especially sensitive to
issues of compatibility. Indeed, the economic success of the downtown is in many
ways dependent on maintaining the historic character and quality that sets the
downtown apart from other shopping areas. For this reason, the preservation,
restoration,.,gnd appropriate rehabilitation of older buildings in this district is of great Deleted: and
importance. Deleted: restoration
The (city's historic preservation prograll~,is responsible for reviewing all exterior Deleted: Landmarks Preservation
changes and site features in preservation, restoration, remodel and new construction Advisory Board, LPAB
projects located in the Downtown Historic District. Any changes to a building or site Deleted:,
require a Landmark Alteration Certificate prior to commencement.
The urban design objectives for the Downtown Historic District are to:
• -Preserve and restore historic buildings.
• -Preserve the integrity of the historic architectural features of individual buildings.
• -Ensure that alterations and new construction strengthen and maintain the historic
integrity of individual buildings and of the Historic Area at large.
• -Encourage new development that will respect and enhance the visual character.
• -Enhance the retail focus of the area.
• -Preserve the central area as a place for intense pedestrian activity.
All buildings in the district have been evaluated for historic significance and are
subject to Landmarks Board review when exterior work is involved. Deleted: LPAB
Deleted: of exterior alterations or
There are five categories of buildings: remodel
• -Local Landmark Buildings
These buildings are officially designated as city of Boulder local landmarks. They
have a special character, historico architectural, or aesthetic interest or value in Deleted: al
Boulder's local history. The greatest care must be given to preserving, restoring,
and designing additions to these buildings.
• -Individually Significant Buildings
Individually significant buildings are those buildings that are considered
individually eligible for the National Register of Historic Places or for local
42 Agenda Item 5A Page 32 of 114
landmark designation. These buildings are typically fifty years of age or older,
unless of a more recent architectural style or period. Care also must be taken in Deleted: the building is an exceptional
preserving and restoring them, as well as designing additions to these buildings. example
• -Contributing Buildings
Contributing buildings are those buildings, built during the district's period of
significance (1858 through 1946), that exist in comparatively "original" condition,
or that have been appropriately restored, and that clearly contribute to the historic
significance or quality of the area. Such buildings may have additions that are
compatible with the historic character of the original building. Rehabilitations and Deleted: Renovations
additions should be sensitive and appropriate to the Jiistoric building and historic Deleted: original structures
district as a whole.
• -Contributing Restorable Buildings
Contributing restorable buildings are those built during the district's period of
significance that have original material now covered, or buildings that have
experienced some alteration, but still convey some sense of history. Restoration of Deleted:
these buildings would ensure their contributionjo the historic quality of the area Deleted:
even though earlier additions may not be compatible„_Restoration, rehabilitations, _ Deleted: have
and additions should be sensitive and work to accurately recreate the appearance of Deleted: been particularly
the building based upon historic documentation. Deleted: with the original buildings
• -Non-Contributing Buildings Deleted: .
There are two types of non-contributing buildings in the historic area: 1) buildings Deleted: Renovations
built during the district's period of significance that have been altered to such an Deleted: work
extent that historic information is not interpretable and restoration is not possible. Deleted: original structures
Such buildings should be evaluated on a case by case basis to determine if saving
and restoring them is feasible or desirable; and, 2) buildings erected after 1946
which are not individually significant. For4lterations to these buildings, the Deleted: renovating
guidelines for new construction and remodel of non-contributing buildings apply,
See Section 1.2.
NOTE: The city's anning -,epartment maintains a file of each building in the Deleted: P
downtown area~nore than 50 years jn aQe. The official Inventory/Survey forms on Deleted: D
file indicate the level of significance of each uildin within thepowntown Historic Deleted: which is
District. For more information please visit wkvw.boulderhistoricpreservation.net or Deleted: old
cal1,303, 441 JH
Deleted: structure
Deleted: Local
Section 1.1: -Guidelines for the Preservation and Rehabilitation of Local Deleted: the Planning Department at
Deleted: )
Landmarks,_Individually Significant, Contributing, Deleted: -
and Contributing Restorable Buildings Deleted: 3270
Deleted: Renovation
,The city's historic preservation projaram reviews all exterior chanizes and site Deleted: LPAB
features, not building interiors.
43 Agenda Item 5A Page 33 of 114
While it is acknowledged that changes to structures in the Local Downtown
Historic District will occur over time, it is also a concern that these changes do
not damage the historic building fabric and character of downtown.
Preservation of the exteriors and storefronts of these buildings will continue
their contribution to the unique historic character of the downtown. Any
building renovation or alteration, no matter the planned use, must retain the
overall design integrity of the historic building by protecting the original
features and materials and respecting the traditional design elements.
1.1.1. PRESERVE ORIGINAL FACADES
Preservation of traditional facade elements found on existing buildings creates
patterns along the face of the block that contribute to the overall historic character of
the area. These elements include:
A. Kick plates as base to building fronts
B. First floor display windows
C. -Recessed central entrance areas or angled entrances on corners
D. Transoms above entrance doors
E. Clerestory portions of display windows
F. Sign bands
G. Parapet walls with caps or cornices
H. -Vertical window patterns, shapes, window sills on 2nd floor
1. Pilasters and decorative brick or stone
The facade elements define a building's visual qualities and character. Respect the
original design and materials of the building. Even when a buildinguse has Deleted: s
changed, it is still important to retain and/or interpret traditional facade elements
Do not apply theme designs that alter the original character such as coach lanterns,
mansard designs, wood shakes, nonoperable shutters, and small-pane windows if
they cannot be documented historically.
NOTE: It is not the intention of this guideline to recreate the past if the original
building facade does not exist. However, if the original facade does not exist, but
documentary evidence such as photographs of the original does exist, then one
recommended alternative is to restore the facade. Where exact reconstruction is not
practical, new simplified contemporary interpretations of the original details are
possible as long as the scale and character of the original detail is retained.
Preservation or restoration of ornamental cornices is particularly encouraged. Other
important facade elements to be respected include belt courses, pilasters, window
arches and fi•ames. Adding more elaborate ornamentation than was originally found
on the building facade is inappropriate.
1. 1.2 Preserve Facade Materials
44 Agenda Item 5A Page 34 of 114
Retain original materials wherever possible through repair and restoration. Avoid
concealing original facade materials. If the original material has been covered,
uncover it if feasible. If portions of the original material must be replaced, use a
material similar to the original. Brick was the predominant building material used in
the downtown. Avoid the use of materials that are not visually compatible with the
original facade, such as shiny metals, mirror glass, plastic panels, and vinyl windows
or doors.
1.1.3 -Align Architectural Features and Establish Patterns With Neighboring
Buildings
Restore or recreate the historic alignment of architectural features with other
buildings on the block. These lines unify the street visually. The alignment of
architectural features, from one building to the next, creates visual continuity and
establishes a coherent visual context throughout the downtown. On connmercial
buildings they create patterns along the face of the block that contribute to the
overall character of the area. Some facade elements that typically align with
adjoining buildings include:
• -building kickplate
• -the top and bottom height of first floor display
windows
• -transom over the entranceway
• -clerestory portion of display windows
• -horizontal and vertical proportions of the building
• -storefront and restaurant front windows Deleted: ¶
'!~patio r<ulill_~ Inserted:P
• -window openings and styles, especially upper story windows Formatted: Font: a pt
• -sign band above the street level Deleted: P
• -parapet and cornice line Deleted:
• -window sills on upper floors
• -roof lines and proportions
1.1.4 Maintain The Original Historic Line of The Building Setback
Preserve storefront display windows at the sidewalk edge. Maintain historic
recesses and entryways where they exist. Occasionally, the line at the sidewalk is
retained by the use of other elements such as planters, columns or railings, and the
storefront is recessed.
Where buildings are built to the alley edge, consider alley display windows and
secondary customer entries if original materials and features are not damaged. For
prgjections into the sidewalk such as outdoor dining areas, follow the guidelines for
ncroaclunents into the right-of-way, Section 6.5. Deleted: extensions
45 Agenda Item 5A Page 35 of 114
1.1.5 -Maintain The Original Size, Shape And Proportion of Storefront Facades
And Openings to Retain The Historic Scale And Character
For most historic buildings, large panes of glass at the display window level with
solid kickplates below are appropriate. Multi-pane designs that divide the storefront
window into small components should only be used if they restore proven historic
elements and original openings.
1.1.6 -Maintain Traditional Recessed Entries Where They Exist
The rhythm of recessed entrances on the street contributes to visual continuity and
historic character. Recessed entries identify the entrance and provide shelter, while
corner entries on buildings located on the intersections of key streets draw
pedestrians in. Use doors with a large area of glass above a solid panel at the base
surrounded by a painted frame. Avoid unfinished anodized metal, bright aluminum,
or stainless steel frames. Finished frames may be metal with black anodized or
painted finish, however, painted or varnished wood is preferable. Residential type
doors are not acceptable. If documentation of the entries is available, the
reconvnended alternative is to restore the entry.
1.1.7 Maintain The Kick Plate Below The Display Window Element
Preserve the original kickplate whenever possible. For buildings with historic
significance (local landmarks, individually significant, contributing, and
contributing restorable buildings), restore the original kickplate from documentary
evidence. If original infonnation is not available, develop a new simplified design
that retains the original character and dimensions of a kickplate that would most
likely have been on the building.
For renovations where there is no documentary evidence, appropriate kickplate
materials are: brick, painted wood panels, stone, and glazed tile or painted metal in
muted tones. Align the kickplate with those of other historic buildings in the block.
1.1.8 Preserve The Transom And Sign Board Features
The use of a clear glass transom over doors, or clerestory feature within the upper
part of the display window area, is most historic. This area has been used for a sign
or decorative element. Retain the original materials and proportions of the opening.
If the framing that defines the transom has been removed, re-establish it in a new
design.
If the interior ceiling is lower than the transom or clerestory line due to later
renovation, raise the dropped ceiling up from the window to maintain its historical
dimensions. Align transom or clerestory window and framing with other adjacent
46 Agenda Item 5A Page 36 of 114
buildings to maintain a clear line along the block face. Retain the original character
and materials of the transom and clerestory.
1. 1.9 -Preserve The Shape, Materials And Spacing of Upper Windows
Re-open/reveal upper story windows if they are presently blocked. If lowered
ceilings are necessary, pull the dropped ceiling back from the window. If re-
opening the window is not feasible, recreate the original windows from historical
documents. If original to the building, shutters may be considered to define the
original window proportions.
maintain the original spacingpatter•ns of the windows.
Preserve the window frame, sash, and surrounds. Repair rather than replace original
windows; if repair is not feasible, replace with windows that match the existing
windows as closely as possible. Size, frame and trim material, method of operation,
size of sash members, window frame elements, and the pattern of divided lights are
important features to replicate. A historic material such as wood is most
appropriate. If molded plastic, vinyl or aluminum replacements must be used they
should replicate original materials, finishes, and dimensions. Anodized, shiny,
unfinished metals and altered dimensions are inappropriate.
1.1.10 -Awnings May Be Used to Provide
Visual Depth And Shade
Awnings should be designed to fit the storefront opening to emphasize the
building's proportions. Awnings should not obscure or damage important
architectural details. An eight foot clearance from the sidewalk to the awning is
required. Align awnings with others on the block. This applies particularly to the
bottom line of the awning. Mount the top edge to align with the top of the transom
or with the framing that separates the clerestory section from the main display
window. The valance may be used for a sign.
Operable fabric awnings are encouraged. Metal awnings or canopies that are similar
in form to fabric awnings may be appropriate when designed as an integral part of
the building facade, not appearing as tacked-on additions. Awning color should be
coordinated with the color scheme of the entire building front. Mechanized awnings
and awnings on the upper stories are discouraged.
1.1.11 Distinguish Additions to Historic Buildings
Additions to historic buildings should be subtly distinguishable from the original
while maintaining visual continuity through the use of design elements such as
47 Agenda Item 5A Page 37 of 114
proportion and scale, siting, facade set-back, and materials that are of a similar color
and texture.
When design elements contrast too strongly with the original structure, the addition
will appear visually incompatible. Conversely, when the original design is
replicated, the addition is indistinguishable and the historical evolution of the
building becomes unrecognizable.
A. -For additions to the side of a historic building, retain the original
proportions, scale, and character of the main facade.
Position the addition so it is set back from the main facade, and express the
difference between the original facade and the addition with a subtle change in
color, texture or materials.
C. -Maintain the proportions and the established pattern of upper story
windows.
In additions, upper floors should incorporate traditional vertically proportioned
window openings within a more solid facade treatment than the lower floors. Use
windows similar in size and shape to those used historically to maintain the facade
pattern of the block.
D. -Maintain the rhythm established by the repetition of the traditional 25 foot
facade widths.
In additions, maintain the rhythm of facade widths, especially for projects that
extend over several lots, by changing materials, patterns, reveals, building setbacks,
facade portions, or by using design elements such as columns or pilasters.
B. -Set back additions to roofs of historic buildings, in order to maintain the
height of the primary facade.
New floors should be substantially set back from the primary facade so that the
original building height and facade are clearly distinguishable from the new upper
floor as seen from the street.
1.1.12 -Select Building Colors Appropriate
to The Area's Historic Character
In general, select a color scheme that will visually link the building to its past as
well as to others in the area. Consider colors that are compatible with the building's
predominant materials such as red brick or stone, or do an analysis of colors pre-
existing on the building and use one of the colors found.
A. Develop a comprehensive color scheme.
48 Agenda Item 5A Page 38 of 114
Consider the building as a whole as well as details that need emphasis. Softer muted
colors establish a uniform background. In general, use one color on similar
elements such as window frames to show that they are all part of the same facade.
Reserve brighter colors for small special accents to emphasize entryways and to
highlight special structural ornamentation.
B. It is not appropriate to paint unpainted brick.
If the brick is already painted, paint removal is preferred. Avoid paint removal
procedures that damage the original brick finish such as sand blasting or caustic
chemicals. Before removing paint conduct a test to determine detrimental effects. If
the existing paint on the brick is in poor condition and paint removal will damage
the underlying brick, the brick should be repainted.
1.1.13 -Minimize the visibility of HVAC units and other mechanical, structural, or
electrical appurtenances
Use low-profile mechanical units and elevator shafts on rooftops that are not visible
from the street. If this is not possible, setback or screen rooftop equipment from
view. Also be sensitive to views from the upper floors of neighboring buildings.
Skylights or solar panels should have low profiles and not be visible from public
right-of-ways. These features should be installed in a manner which minimizes
damage to historic materials.
Section 1.2: -Guidelines for New Construction and Remodeling Non-Contributing
Buildings in the Downtown Historic District
LPAB is responsible for reviewing all exterior changes and site features within
the Downtown Historic District, not including building interiors.
The purpose of this section is to provide guidance for the design of new
construction and the renovation of non-contributing buildings in the district, in
order to retain the historic context of the area while providing new
opportunities.
While new building design is expected to reflect the character of its own time,
thereby making the downtown a living district, it is important that it also
respect the traditional qualities that makes the downtown unique such as
massing, scale, uses of storefront detailing and choice of materials. Guidelines
from Section 1.1 concerning awnings, paint color, lighting, and appurtances to
buildings are also applicable to these buildings. Furthermore, architectural
styles that directly copy historic buildings, and theme designs, such as "wild
west" are not appropriate.
1.2.1 Incorporate Traditional Design Elements in New Designs
49 Agenda Item 5A Page 39 of 114
Repetition of traditional facade features creates patterns and visual alignments that
contribute to the overall character of the district. While these features may be
interpreted in new and contemporary ways, they generally include the following:
A. -Kick plate as a base to the store front. Align the height with others in the
block.
B. -First floor display window. Align with height of others in the block when
others are appropriately placed.
C. -Incorporate a clerestory form in the display window.
D. -Transom, align with others when others are appropriately placed.
E. Sign band.
F. Parapet cap or cornices.
G. -Vertical window patterns and shapes, window sills on 2nd floor.
• Angled entrances on corners.
• Recessed central entrances
1.2.2 -Align Architectural Features With The Established Patterns of Neighboring
Buildings
The alignment of architectural features and elements, from one building to the next,
creates visual continuity and establishes a coherent visual context throughout the
downtown. On commercial buildings they create patterns along the face of the
block that contribute to the overall character of the area. Building facades should be
designed to reinforce these patterns and support the area's established visual
character. Some facade elements that typically align with adjoining buildings
include:
• -building kickplates
• -the top and bottom heights of first floor display windows
• -transoms above entrance doors, and clerestory elements in display windows
• -horizontal and vertical proportions of the building
• -storefront windows, even for restaurant venues
a Formatted: Indent: Hanging: 9 pt
• -upper story window openings and styles Formatted: Bullets and Numbering
• -sign band above the street level Deleted: P
• -parapet and cornice line Inserted: P
• -window sills on upper floors
• -roof lines and proportions
1.2.3 -Maintain The Line of Storefronts at Sidewalk Edge And Orient Main
Entrances to Open Toward The Street
50 Agenda Item 5A Page 40 of 114
For commercial style buildings, if a portion of the building wall is proposed to be set
back from the sidewalk, careful consideration should be given to maintaining the
front line of the building at the sidewalk edge through the use of planters, railings,
columns or similar features up to an overhanging second floor.
Maintain the original setback of historic buildings. In many cases, the building's
placement on the site is an important defining characteristic. For instance, the
County Courthouse and the Post Office have an open area between the building and
the sidewalk, which is important to retain. For historic buildings that are not located
at the zero setback line, place the addition behind the original setback.
1.2.4 -Do Not Construct Half-level or Split-level First
Floors That Extend Both Above And Below Grade
1.2.5 -Consider The Height And Mass of Buildings
In general, buildings should appear similar in height, mass, and scale to other
buildings in the historic area to maintain the area's visual integrity and unique
character. At the same time, it is important to maintain a variety of heights to create
visual interest. While the actual heights of buildings are of concern, the perceived
heights of buildings are equally important. One, two and three story buildings make
up the primary architectural fabric of the downtown, with taller buildings located at
key intersections.
A. Strive for visual interest in building forms.
With new construction, create architectural variety by stepping back upper floors
and varying building massing, especially on larger sites.
B. -Relate the height of buildings to neighboring structures at the sidewalk
edge.
For new structures that are significantly taller than adjacent buildings, upper floors
should be set-back a minimum of 15 feet from the front facade to reduce the
perceived height. However, slender forins such as towers and donners that extend
forward to the front facade may add visual variety and interest to the set-back area.
C. -Consider the effect of building height on shading and views.
Building height can shade sidewalks during winter months leading to icy sidewalks
and unappealing pedestrian areas. Wherever possible, new buildings should not
shade the northern sidewalk area of east-west running streets at noon on December
21 st, and should maintain view corridors.
1.2.6 -Maintain a Human Building Scale Rather Than
a Monolithic or Monumental Scale
51 Agenda Item 5A Page 41 of 114
Smaller scale buildings and the use of traditionally-sized building components help
to establish human scale and maintain the character of downtown. Standard size
brick, uniform building components, and standard window sizes are most
appropriate.
1.2.7 -Maintain the Proportions of Storefront Windows And
Doors and Established Pattern of Upper Story Windows
The first floor of downtown connnercial buildings should be primarly transparent,
with a pedestrian orientation and storefront appearance. Upper floors should
incorporate traditional vertically proportioned window openings within a more solid
facade treatment, awnings are not typically found on upper story windows. Use
windows similar in size and shape to those used historically to maintain the facade
pattern of the block. This is especially important for projects facing key pedestrian
streets such as Pearl, 13th and 14th Streets.
1.2.8 -Maintain the Rhythm Established by The Repetition
of The Traditional 25 Foot Facade Widths.
Maintain the rhythm of facade widths, especially for projects that extend over
several lots, by changing materials, patterns, reveals, building setbacks, facade
portions, or by using design elements such as columns or pilasters.
1.2.9 -Use Building Materials That Have a Texture, Pattern
And Scale Similar to Those in The District
The use of brick as the primary building material is encouraged to reflect historic
building patterns in the commercial downtown. Choose accent materials similar in
texture and scale to others in the district.
These include:
• -Brick and stone masonry
• -Wood details such as windows
• -Finished lumber, applied to achieve traditional patterns e.g.: horizontal siding
rather than diagonal
• -Finished painted metal and sheet metal
• -Clear or lightly tinted glass
• -Ceramic tiles
52 Agenda Item 5A Page 42 of 114
• -Brick, clay and ceramic pavers
• -Slate, finished metal, glazed ceramic and tile roofs
• -Concrete and stone as lintels and wood or concrete colunms
• -Embossed metal or corrugated metal
The following materials are generally inappropriate
• -Coarsely finished, "rustic" materials, such as wood shakes, shingles, barn board or
stained fir plywood. Poorly crafted or "rustic" woodworking and fmishing
techniques
• -Indoor-outdoor carpeting or astro-turf
• -Corrugated metal and fiberglass. (unless used sparingly)
• -Moss rock
• -"Antique" or old brick with partial paint, mottled light variegated brick, oversized
brick and white brick mortar
• -Ornate wrought-iron, "New Orleans" style grille and rail work
• -Stucco surfaces that are highly textured such as those sometimes associated with a
"hacienda" or "Mediterranean" style
• -Expanded metal
• -Silver or clear anodized aluminum sheets
• -Silver or clear aluminum extrusions for windows and doorways
• -Residential type sliding glass doors
• -Imitation wood siding or stone
• -Flat or molded plastic sheeting in quantities exceeding five square feet when used
as primary facade materials
• -Imitation metal "rock work"
• -Plastic molded imitations of any conventional building material
• -Mirror or metalized reflective glass
• -Glass block
1.2. 10 -Improve Rear or Side Alley Elevations To Enhance Public Access From
Parking Lots And Alleys
Where buildings are built to the alley edge, consider opportunities for alley display
windows and secondary customer or employee entries, if original walls are not
damaged.
Screening for service equipment, trash, or any other rear-of-building element that
can be visually improved, should be designed as an integral part of the overall
design. Where intact, historic alley facades should be preserved along with original
features and materials. Alterations should be sensitive to and compatible with the
historic scale and character of the building and area.
Section 2: -The Non-Historic Area
53 Agenda Item 5A Page 43 of 114
The Non-Historic Area offers unique opportunities for design options and
creation of variety in building forms. A focus on pedestrian activity and
attention to massing, scale and alignment of building features are important
design considerations.
Other important design elements are 1) the Non-historic Area's relationship to
its surroundings, including the Historic Area, the Civic Park area, and the
neighborhood interface areas, 2) the pedestrian quality of the area including
the downtown Boulder mall, east and west Pearl Street, Spruce and Walnut
streets, Canyon Blvd. and the north-south streets that connect Civic Park to the
mall area, and 3) that new building design can reflect the character of its own
time while respecting the integrity, scale, and massing of historic buildings in
the area.
Map of historic, nonhistoric and interface areas. Replace Flan
While creative interpretations of traditional design elements, and Aesigns that reflect Deleted:
the character of their time, are encouraged, they should be compatible with but
distinguishable from their historic neighbors. Architectural styles that directly copy
historic buildings and theme designs, such as "wild west" or "neo-chalet" are
inappropriate to the character of downtown Boulder. These guidelines also
discourage projects that create inhospitable pedestrian design, and buildings that are
inappropriate in scale and massing to their surroundings.
DDAB is responsible for reviewing all projects jn the Non-historic Area and the Deleted: With 0 conshW&10n rohie of
Interface area which are, 510,00001-rnore
• Visible from the public realm and adjacent properties, or Deleted: .
• in the Site Review process, or Formatted: Indent: Hanging: 207
Pt, Bulleted + Level: 4 + Aligned at:
• with a value of $25,000 or more. 216 pt + Tab after: 234 pt + Indent
at: 234 pt, Tabs: 54 pt, List tab +
Not at 234 pt
The urban design objectives for the Non-Historic Area are to: Deleted: q
• -Reinforce the character of downtown as a pedestrian place by encouraging
architectural solutions that are visually interesting, stylistically appropriate to their
context, and compatible in scale and character with their street.
• -Strengthen the identity of downtown as a place where people feel welcome and
comfortable through the careful selection of building materials and human scale
design.
• -Encourage development that complements pedestrian activity.
2.1 -Consider Incolporating Traditional Facade Elements in New Designs
Repetition and use of traditional facade elements creates patterns and visual
aligmnents that contribute to the overall character of the historic commercial area.
54 Agenda Item 5A Page 44 of 114
While these features may be interpreted in new and contemporary ways, they
include:
A. -Kick plate as a base to the store front or restaurant front. Align the height with
others when possible.
B. -First floor display window. Align with height of others in the block when others
are appropriately placed.
C. -Transom. Align with others when others are appropriately placed.
D. Sign band.
E. Parapet cap or cornices.
F. -Vertical N indow patterns and shapes, window sills.
G. -Angled corner entrance.
H. Recessed central entrances Formatted: Not Highlight
2.2 -Consider the Alignment of Architectural Features and Established Patterns
With Neighboring Buildings
The alignment of architectural features, from one building to the next, creates visual
continuity and establishes a coherent visual context throughout the downtown.
While new building forms are expected, building facades should be designed to
reinforce these patterns and support downtown's established visual character. Some
horizontal elements that typically align with adjoining buildings include:
• -building kickplate
• -the top and bottom height of first floor display windows
• -transom over the entranceway
• -horizontal and vertical proportions of the building
• -storefront windows
• 1) Itlo rallitL, Formatted: Bullets and Numbering
• -window openings and styles, especially upper story windows
• -sign band above the street level
• -parapet and cornice line
• -window sills on upper floors
• -roof line and proportion
2.3 -Maintain the Line of Building Facades And Storefronts at Sidewalk Edge in
Blocks
Buildings or other design features that are built up to the sidewalk maintain a line of
visual continuity and provide visual interest for pedestrians. If a portion of the
building facade is set back from the sidewalk, the sidewalk edge should be visually
55 Agenda Item 5A Page 45 of 114
maintained through the use of a line of columns supporting upper floors or other
features, such as a change in surface texture, a line of planters, portals, or railings.
Maintain the original setback of historic buildings. In many cases, the building's
placement on the site is an important defining characteristic. For instance, the
County Courthouse and the Post Office have an open area between the building and
the sidewalk which is important to retain. For historic buildings that are not located
at the zero setback line, place the addition behind the original setback.
2.4 -Consider the Height, Mass, and Scale of Buildings
Buildings that appear similar in mass and scale to other buildings in the area help to
maintain the coherent visual image of the downtown character. At the same time, it
is important to maintain a variety of heights to create visual interest. While the
actual heights of buildings are of concern, the perceived heights of buildings are
equally important. One, two and three story buildings make up the primary
architectural fabric of the downtown, with taller buildings located at key
intersections.
A. -Maintain visual interest in building forms.
Create architectural variety by stepping back upper floors and varying building l Formatted: Highlight
massing, especially on larger sites.
B. -Relate the height of buildings to neighboring structures at the sidewalk
edge.
,For new structures that are significantly taller than adjacent buildings, upper floors Formatted: Highlight
should be set-back a minimum of 15 feet from the front facade to reduce the
perceived height. However, slender forms such as towers and downers that extend
forward to the front facade may add visual variety and interest to the set-back area.
C. -Maintain a standard floor to floor height.
Generally, for commercial and residential buildings pT-2, DT-3, DT-4, DT-5 the Deleted: RB-ix, RB-2x, RB-1E.. and
ground level floor to floor heights should be approximately 13 to 15 feet and up to RB-2E,
12 to 14 feet for the second floor. This is particularly important in the pT-5 zone Deleted: RB-lx
along Walnut Street. It is also important guideline for commercial buildings, but not
necessarily for residential buildings in the RB- 3X and RB-3E zones.
D. -Consider the effect of building height on shading and views.
Building height can shade sidewalks during winter months leading to icy sidewalks
which can discourage pedestrian activity. Wherever possible, new buildings should
maintain view corridors and should not shade the northern sidewalk of east-west
running streets at noon on December 21.
56 Agenda Item 5A Page 46 of 114
2.5 -Maintain a Human Building Scale, Rather than
Monolithic or Monumental Scale
Avoid large featureless facade surfaces. Facade elements that are familiar to the
pedestrian help establish a sense of scale and create visual patterns that link
buildings within a block, while allowing individual identity of each building.
Smaller scale buildings and the use of traditionally-sized building components help
to establish human scale and maintain the character of downtown. Standard size
brick, uniform building components, and standard window sizes are most
appropriate.
2.6 Create Pedestrian Interest at the Street Level
A. -Develop the first level of buildings to provide visual interest to pedestrians.
For a non-residential building, the first floor street walls should contain architectural
elements that create visual interest and a pedestrian sheet environment such as
display windows facing the sidewalk, outdoor dining areas, display cases, public art
integrated with the building design, and architectural elements and details that create
visual interest.
-B. Consider how the Texture and Pattern of Building Materials Will Be
Perceived
Use building materials that are familiar in their dimensions and that can be repeated.
To help establish a sense of human scale use familiar building components in
traditional sizes. For example, standard size brick, uniform building components,
and typical window sizes, help to establish human scale. Combining building
materials that can be visually contrasted also helps to achieve a sense of human
scale .
C. -Maintain The Design Distinction Between Upper And Lower Floors
Develop the first floor facade as primarily transparent, making it inviting to the
public. Consider using windows and other architectural features to create a pattern
that will reinforce the traditional facade rhythm found on commercial buildings in
the downtown area. Upper floors generally are differentiated through the use of
more solid areas than voids and with smaller, vertically oriented windows in a
regular pattern.
2.7 -Avoid Half Level, or Partial Level Basements That Extend More Than 2
Feet Above Grade
2.8 Shade Storefront Glass by Appropriate Means
57 Agenda Item 5A Page 47 of 114
To pen-nit good visibility into storefront windows, and to create pedestrian interest,
use awnings or, for buildings with recessed first floors, consider arcades. Note: See
Section 6: ~Lncroachments into the public right-of-way discussion on revocable lease Deleted: Extensions
and allowable dimensions.
2.9 -Maintain The Rhythm Established by The Repetition
of The Traditional 25 Foot Facade Widths
Maintain the rhythin of facade widths, especially for projects that extend over
several lots, by changing materials, patterns, reveals, building setbacks, facade
portions, or by using design elements such as columns or pilasters.
A single facade should not exceed a maximum of 75 linear feet (equivalent to three
traditional lots). Traditional, established breaks between buildings, such as alley
ways, should be maintained.
2.10 -Consider the Scale, Texture, and
Pattern of Building Materials
Use building materials that are familiar in their dimensions and that can be repeated.
To help establish a sense of human scale, use familiar building components in
traditional sizes. For example, standard size brick, uniform building components,
and typical window sizes, help to establish human scale. Combining building
materials that can be visually contrasted also helps to achieve a sense of human
scale.
2.11 -Consider The Quality of Open Space
Incorporated in New and Renovated Buildings
A. -Create comfortable, safe, accessible, and appropriately located open spaces
to provide pedestrian interest and convenience.
Orient open spaces to the sun and views. Create a sense of enclosure while
maintaining safety, so that open spaces feel like outdoor rooms. Provide seating that
is useable year-round. Plazas, courtyards, pocket parks, and terraces should be
designed to be easily accessible and comfortable for a substantial part of the year.
See Section 6.7.
B. -Connect open spaces to other activity areas where people gather to sit, eat,
or watch other people.
58 Agenda Item 5A Page 48 of 114
Locate sidewalk restaurants or outdoor dining areas on or adjacent to open spaces
and pedestrian routes such as sidewalks and green areas. Connect shops or office
entrances directly to places where people gather or walk. Where appropriate and
allowable, the use of well designed and shielded rooftop decks for restaurants and
access to views is encouraged.
2.12 -Recognize The Special Character of The Area South of Canyon Boulevard
,X. -Emphasize the "boulevard" character of Canyon by maintaining consistent Formatted: Highlight
building setbacks. (See section 6.10 for Canyon Boulevard landscaping)
Canyon Boulevard is one of the city's most prominent avenues with its center
planting strip and wide building set backs. It has a unique character that divides the
Civic Park area from the more urban Walnut, Pearl Street, and downtown Boulder
mall areas.
Depending on the block, Canyon Boulevard has an urban character on the north side
and a park-like character on the south side. North side buildings, especially between
9th and 16th streets, should line up at the same set-back line and feature a deeper
setback from Canyon Blvd. Features such as outdoor restaurants, pocket parks Formatted: Highlight
pedestrian seating areas, and roof terraces and balconies on upper floors are
encouraged along the south facing facade.
Deleted: This really hasn't happened!¶
B. -Ensure that new development or renovation is in compliance with the city's,
and if required, national flood control standards.
The architecture and use of buildings in the area south of Canyon Boulevard differ
from the urban character of buildings along Pearl and Walnut streets. This area is
directly affected by the Boulder Creek floodway which can affect the location,
siting, and building design of construction projects.
Add floodplain map
C. -Building forms compatible with the scale and character of the area are
strongly encouraged.
A variety of building heights and forms is encouraged with primary entrances to
shops and offices facing the main street.
D. -Parking should be located to minimize visibility from the street, preferably
at the rear of buildings not to the building side or front.
In this special area, focused on pedestrian ways, parks, and a unique mix of uses,
keeping a downtown image of buildings facing onto the street is important.
E. -Pedestrian and bicycle connections through the area that integrate park,
creek, and sidewalk systems are strongly encouraged.
Bike and pedestrian pathways that connect the area internally and to surrounding
areas, and that take advantage of the park and creek system that runs through the
59 Agenda Item 5A Page 49 of 114
area, are desirable in maintaining the area's unique character. When feasible,
encourage right-of-way access routes through properties that can link bike and
pedestrian pathways.
F. -When adapting residential structures to commercial use, respect the
residential character of the building front.
Avoid altering facade elements such as porches, original windows, building forms,
and materials on the facade when adapting residential structures to conunercial uses.
New additions should be set back from the primary facade or placed to the rear or
the side of the property.
Section 3: The Interface Area
The Interface Area is composed of the blocks that link the core of the
downtown to the surrounding residential neighborhoods. This area requires
special design sensitivities that must be addressed when commercial buildings
are located adjacent to residential areas.
From the neighborhood perspective, as well as for the health and appearance of the
downtown commercial area, it is important that the residential blocks adjacent to the
cormmercial area remain stable, quiet, secure, and orderly. For the most part, it is the
impacts of the commercial area which can be most detrimental to the residential
neighborhood, not the reverse. These impacts can be minimized through careful
design that emphasizes the transition between cornrnercial and residential areas, and
respects the scale and quality of adjacent residential uses. It is expected that through
the use of these guidelines, as well as appropriate land use and zoning restrictions,
general neighborhood "livability" will be supported and enhanced.
Good Neighbor Policy
A good neighborhood policy has been implemented by downtown property and
business owners and residents living in adjacent residential neighborhoods as a
positive way to communicate about issues of "livability" in the interface area. Its
purpose is to establish a standard of cooperation and a code of conduct not generally
addressed by existing law. While compliance is voluntary, the policy asks that a
"Good Neighbor Agreement" between commercial property or business owners and
surrounding neighborhood residents be agreed to and signed. The policy asks
owners to take action on a number of issues including: trash; litter; graffiti removal;
the use of alternate transportation modes by employees; employee parking; noise,
animal, pest, and weed control; deliveries; and employee/tenant education. For
information on how businesses in the interface area can participate in the Good
Neighbor Policy call the DMC at (303) 441-4000.
Map of interface areas New Map: add 1500 block of Canyon & east side of 15th Formatted: Highlight
The urban design objectives for the Neighborhood Interface Areas are to:
• -Encourage sensitive design along the edge where the downtown commmercial area
abuts residential neighborhoods.
60 Agenda Item 5A Page 50 of 114
• -Encourage sensitive site, building, and streetscape design that emphasizes a clear
distinction between both commercial and residential areas.
• -Maintain the diversity in building type and size and respect the adjoining
residential character that is important to the area.
• -Discourage adverse impacts from noise, night lighting, poor building design, and
commercial service areas on adjacent residential neighborhoods.
3.1 -Maintain the Diverse Residential Architectural Character of the Interface Area
A. Maintain historic residential buildings.
Although the rehabilitation of residential buildings for office use is possible to
maintain the neighborhood's character and scale, conversion of historic residential
buildings to commercial or mixed uses is appropriate only when the residential use
is no longer feasible. Careful consideration must be given to the visual impacts a
non-residential conversion may have on the surrounding residential area.
B. -In general, construct buildings of three stories or less.
Create a height transition by locating taller portions of buildings toward the
downtown, or Pearl Street, and lower portions located toward surrounding
residential areas.
C. -Commercial construction on a primarily residential block should be
designed to reflect a residential character.
For example, a front yard setback for a commmercial building in a residential block
may be desirable. Careful consideration must be given to adjacent properties, the
overall urban design quality of the block and the character of the surrounding area.
3.2 -Create Attractive Rear Alley Facades on Buildings Facing Toward
Residential Areas
The design quality of the rear facades of commercial and mixed use buildings that
face residential zones is of great concern to the residential property owners.
Consideration must be given to creating a pleasant building design at the rear of the
building. Include such features as well designed building entrances, windows,
balconies, the use of high quality materials, plaza areas and planting areas.
3.3 -Design alleys to serve as attractive alternative routes for
pedestrians, as well as efficient service access for vehicles.
61 Agenda Item 5A Page 51 of 114
Consider what residents of adjacent residential neighborhoods will look at from their
rear yards and porches. Well designed rear building entrances, windows, balconies
plaza areas and planting areas are encouraged.
A. -Elements such as trash collection areas should be screened, designed as an
integral part of the overall building design, and present an attractive feature
when viewed from adjacent residential areas.
B. -Provide adequate lighting for pedestrians in all interface area alley ways for
security and convenience.
C. -Shield security lighting from adjacent residential uses so that it does not
shine in adjacent residential windows. (Refer to the city Light Code).
D. -Where parking in alleys places cars next to a public sidewalk, provide a
minimum eight foot landscaped strip between the parking area and the Deleted:
sidewalk.
E. -Corner buildings located at the corner of alleyways and public streets may
provide a visual buffer to hide alley parking and trash storage from pedestrian
view.
3.4 -Where The Zoning Line Runs Along a Street or Lot Line, Commercial
Development Should Respect The Existing Building Scale And Character of The
Adjacent Residential Area.
Commercial construction on a primarily residential block should be designed to
reflect a residential character. A front yard setback for commercial uses at some
interface locations is desirable. Create a height transition by locating taller
portions toward the downtown and lower portions toward residential areas.
3.5 -Design Streets in The Neighborhood Interface Area
to Reflect Adjacent Residential Land Uses.
Consider the scale and character of the public right-of -way between residential
areas and cotmizercial areas.
A. -Create a strong residential quality in the design of street improvements at
the interface of commercial and residential areas.
Traffic circles, landscaped medians, neck-downs and pocket parks are appropriate
right-of-way treatments.
62 Agenda Item 5A Page 52 of 114
B. -Maintain the traditional curb zone between the curb and the sidewalk of no
less than eight feet. Comment: Four feet doesn't work; it
Street trees, planted at 20 to 30 feet apart, average 25 foot on center, are won't accommodate street trees that
branch high enough to avoid ped/auto
reconimended. (See Section 6, Streetscape Improvements). Ylant street trees within conflicts.
an irri,atecl understorv plantim! such as perellnlals, Urasses or aroundcover in the Deleted: four
curb zone for the half block that extends between residential areas and the Deleted: Ptah flowers, grass or other
commercial alley ways. Rocks, gravel, or other rock-like material am not allowed live groturd cover
in the curb zone area. Comment: More closely follows
code language.
Section 4: Parking Facilities
The most critical elements to consider in evaluating the design of parking
facilities are traffic impacts on adjacent streets, building massing, urban design
relationships to adjacent buildings, the location of the facility within the
downtown, its security, landscaping, and lighting.
The urban design objectives for the design of parking facilities are to:
• -Produce attractive parking facilities that are compatible additions to downtown
and add to, rather than detract from, the area's historic character and function.
• -Enhance pedestrian activity at the sidewalk level through the use of retail wrap on
structured parking and landscape areas around surface parking.
• -Ensure that the design of the facility is of the highest quality.
4.1 Locate Surface Parking on Appropriate Sites
A. -Locate parking facilities on blocks and streets in which they best serve their
function without jeopardizing the pedestrian quality of the downtown.
Locations such as the area around Canyon Boulevard or adjacent to the "mall loop"
are preferred. These will promote continuity of the pedestrian environment and a
compact retail core. The mall loop is defined by 11th St, Walnut St, 15th St and
Spruce .
B. -Locate surface parking lots at the interior of the block not at corner
locations.
In a downtown setting corner locations are important as building sites for prominent
buildings. Parking lots on corners in the downtown area give the suburban
appearance of cars parked in front of buildings.
C. -Surface parking lots that share a site with a building and that are to be
located under a building but at grade should be placed at the building rear.
Parking lots under buildings should not extend to the street front. Rather, they
should be shielded from the street by the front of the building. In this way the
architectural continuity of the street can be preserved. Parking behind a building
accessed from an alley is preferred in order to minimize the number of curb cuts,
reduce turns, and minimize pedestrian conflicts.
63 Agenda Item 5A Page 53 of 114
4.2 Reduce Visual Impact of Surface Parking Lots
A. -Subdivide surface parking lots into smaller areas though the use of
landscaping or other visual elements.
Planting islands for perennials, ground cover, or shrubs should be used at entrances, Deleted: flowers
exits, internal turns, and to separate double rows of cars. Planting islands should be
large enough to sustain proposed plant materials. Such islands should be designed
to break up the expanse of pavement and help establish the desired direction of
circulation. Planting should be attractive, low maintenance, and hardy - able to
survive soot and gas fumes. Landscaped areas should be protected with appropriate
curbs, edging, bollards, railings, low walls, or similar elements.
Trees are the most essential form of greenery since they screen cars, provide shade,
and frame views. Avoid trees with low-growing branches or that excrete resin or
moisture.
Use parking lot signs compatible with those in general use in the downtown area.
B. -Where the parking lot abuts a public sidewalk, provideA visual screen or Deleted:
landscaped buffer between the sidewalk and the parking lot.
There are several ways in which this may be accomplished:
• -The buffer may be a landscaped berm and/or planting strip, a minimum of 6 feet
in width between the sidewalk and the parking lot, or the width equal to the setback
of an adjacent building if wider than 6 feet.
• -The buffer area may be designed in conjunction with a low wall of a material
similar to adjacent buildings. Ideal materials for downtown fences and walls include
brick, stone, or metal. Do not use unfinished wood fences.
The buffer area should provide a 42 inch high screen. Screen planting should not
mature bevond 48 inches to reduce maintenance needs. Tree may be selected from Deleted: be planted with appropriate
the small, mediuln or large maturing categories dependent on the site. Decorative r Deleted: p round covers and small trees
plantings and bermed areas are encouraged to highlight entrance ways. Care should
be given to protecting sight lines for both pedestrians and vehicles.
Materials and architectural detailing selected for buffers should be complementary
to the character and materials of adjacent buildings. Low walls should be no larger
than 48".
4.3 Reduce The Visual Impact of Structured Parking
A. -Design parking structures so that they create a visually attractive and active
pedestrian environment through the use of a retail/commercial wrap.
64 Agenda Item 5A Page 54 of 114
All above grade parking structures, in which parking is the principle use, should be
wrapped with a two story retail/commercial use to shield the facility from the street
and to make the entire building visually pleasing.
B. -For a parking garage created as a principal use on a lot that is over 20,000
square feet in an, DT-1, DT-2, DT-3, or DT-5 zone, the following criteria apply: Deleted: RB-2E, RB-1X, RB-2X,
RB-3X
C. -The garage wrap should be compatible with surrounding buildings.
In general, the retail./commercial wrap should conform to the guidelines in Section
2: Non-Historic Area. Facade design should be considerate of both vertical and
horizontal architectural proportions, window patterns, and architectural elements of
buildings in the area.
4.4 -Security And Pedestrian Circulation
Should Be Priorities
Pedestrian routes in structures and lots should be easily identifiable and accessed.
Clear visual connections between a garage, or surface parking lot, and adjacent
sidewalks and buildings are desirable. Interior and exterior lighting should be
designed for safety as well as night-time appearance.
Section 5: Commercial Signs
Commercial signs should function to identify and locate businesses, promote
merchandise or service within, attract customers, provide direction and
information, and in some cases create visual delight and architectural interest.
The urban design objectives of the Commercial Sign Guidelines are to:
• -Encourage design and sign placement that promotes downtown businesses while
complementing downtown's character and scale.
• -Promote signs that are designed as an integral yet noticeable part of a building's
overall design.
• -Promote the design of signs that are good neighbors within their block.
• -Create an overall image in which a building and its signs relate to each other in
helping to draw customers.
NOTE: The following is meant as a supplement to the city's Sign Code. Sign
permits, obtained through the Planning Department, are required. R
permit fey: igns that :»<:roa~h into the downtown Boulder mall public-right-of-way Deleted: s
will ak<, require review by the Downtown Management Commission. For further Deleted: extend
Deleted: ,
65 Agenda Item 5A Page 55 of 114
information call the DMC (303) 441-4000 and the Planning Department (303)
Deleted: 441-3270. ¶
Signs on historic buildings or in historic districts must also comply with "Historic
Preservation" provisions, Chapter Hof the Boulder Revised Code. Call the Deleted: 10-13
Planning Dept.(303) 441-, Deleted: 3270.T
5.1 Signs Should be Designed as an Integral Part of The Overall Building Deleted: 1;.1
Formatted: Font: Bold
Design Formatted: Bullets and Numbering
I In general, signs should not obscure important architectural details. They should Deleted:
I align with others signs on the block to maintain the existing pattern of horizontal and Deleted:
vertical facade features. They should be positioned to emphasize special shapes or Deleted: T
details of the facade, to draw attention to the shop entrance, or to emphasize a
display window. When several businesses share a building, signs should be aligned
or organized in a directory. Ao 1. ;.crinaaent 1 - A-trdullk - or al ich
bo,,rci" -,?n> rlre not 11, ll illltted in the public right-of-way.
Following are principle sign types that are applicable in the downtown:
A. Wall Signs:
Wall signs are limited in size and defined as "projecting" if they extend more than Deleted: less than
15 inches from the building face. Wall signs should be positioned within
architectural features such as the panels above storefi-onts, on the transom, or
flanking doorways. Wall mounted signs should align with others on a block to
maintain established patterns.
B. Projecting Signs:
Projecting sign means a sign attached to a building and extending in whole or in part
15 inches or more horizontally beyond the surface of the building to which it is Deleted:
attached. Projecting signs should be positioned along the first floor level of the
facade. i.,, t11e n I~ in1<,
i sn i', ; c~aired. Projecting signs may take on their own special shape, or create
their own symbol within the overall facade design.
C. Awning Signs:
Awnings should be used to add visual interest to a building, provide shade, and add
variety to the streetscape. They should be positioned to emphasize special shapes or
details of the facade, to draw attention to the shop entrances or to emphasize a
display window. Awning signs may be illustrated with letters or symbols.
In most cases, only one awning sign is allowed per building. "awning signs Deleted: A
positioned along the first floor level of the facade shall "11ce of no less Deleted: be no
than 8 feet from the sidewalk to the ~1!. sign. Awning signs in the
downtown can be attached to flexible material awnings or fixed marquees or
canopies that project from the building. Consult the city Sign Code.
66 Agenda Item 5A Page 56 of 114
5.2 -Use Simple Signs to Clearly Convey a Message. Symbols Are Easily Read Deleted:
Formatted: Font: Bold
And Enhance Pedestrian Quality. Deleted:
' Formatted: Font: Bold
A. Sign Materials:
Sign materials should be durable and easy to maintain. Appropriate sign materials
include painted or carved wood; carved wooden letters; epoxy letters; galvanized
sheet metal; slate, marble, or sandstone; gold leaf, gilt, painted, stained, or
sandblasted glass; clear and colored acrylic; neon; or stained glass.
B. Illumination:
Lighting external to the sign surface with illumination directed toward the sign is
preferred. External lighting may also highlight architectural features. Internally lit
signs are generally discouraged because they can form masses of light which, when
viewed in groups, can be unpleasant.
By coordinating the lighting intensity, color, sign placement and display window
design, the entire storefront can become an effective sign. The light level should not
overpower the facade or other signs on the street. The light source should be
shielded from pedestrian view. The lighting of symbol signs is encouraged. Internal
lighting may be appropriate where only letters are illuminated or neon is used.
Neon is acceptable, though restricted in size, if it does not obscure architectural
detail or overly illuminate display windows Ali t, 11(1 _the
Cite ICode.
C. Sign Shapes:
Signs should be designed in simple, straight-forward, shapes that convey their
message clearly. Symbols are easily read and enhance the pedestrian quality of the
downtown.
D. Graphics:
Lettering styles should be proportioned, simple, and easy to read. In most instances,
a simple typeface is preferred over a faddish or overly ornate type style. The number
of type styles should be limited to two per sign. As a general rule, the letter forms
should occupy not more than 75% of the total sign panel.
Section 6: Streetscape Improvements Formatted: Font: Bold
The term "streetscape" refers to the entire system of streets, sidewalks,
landscaping, and open spaces, by which people circulate through and
experience the downtown. Our image of downtown Boulder, and the ease and
safety with which we move through it, is determined by the quality of the
streetscape.
The urban design objectives of the Streetscape Improvement Guideline are to:
67 Agenda Item 5A Page 57 of 114
• -Unify the visual image of downtown by creating a series of public sitting areas,
completing the rhythm of street trees and street lighting, and providing landscaping
with seasonal color or other qualities of visual interest.
• -Create a pedestrian oriented environment that is safe, accessible, visually
pleasing, and comfortable.
• -Strengthen downtown's visual connections. Visually and functionally connect the
downtown Boulder mall and Civic Park, or east and west Pearl Street to the mall.
• -Maintain the visual unity and historic character of the downtown Boulder mall
through the use of traditional materials.
• -Encourage and accommodate the use of alternative modes of transportation to get
to and from the downtown.
• -Maintain and preserve historic features of the streetscape such as flagstone and
brick.
• -Respect and preserve adjacent residential neighborhoods through the use of
sensitive streetscape design.
Deleted:
6.1 -Use The Existing Street Hierarchy as a Basis for Designing the
Deleted:F
Streetscape Formatted: Font: Bold
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - Deleted: T
Formatted: Font: Bold
The concept of a street hierarchy is based on understanding how various downtown Formatted: Font: Bold
streets function. For example, Canyon Boulevard and Broadway are major Deleted:
vehicular streets, thus street improvements should provide for large volumes of Formatted: Font: Bold
traffic while buffering pedestrians from traffic impacts. Deleted:
Four types of streets have been identified: Formatted: Font: Bold
A. -The downtown Boulder mall (a vehicle-free pedestrian street):
The downtown Boulder mall, which encompasses Pearl Street from 11th to 15th
Streets, is the most intensely used pedestrian zone in the downtown. As a shopping,
festival, and public gathering place it will remain a vehicle free area with a unified
brick paving design throughout. Intense landscape treatments, including seasonally-
varied plantings and coordinated street furniture, add to the pedestrian ambiance.
B. -Canyon Boulevard and Broadway (major vehicular through streets):
Canyon Boulevard and Broadway accommodate large volumes of traffic moving
through the downtown. Streetscape features should be designed to buffer
pedestrians from traffic impacts, provide greater building setbacks and detached
sidewalks with planting strips between the sidewalk and curb. The exception is the
section of Broadway between Canyon Boulevard and Spruce Street in which
attached sidewalks are needed to accommodate more intense pedestrian use.
In areas with detached sidewalks, well designed landscaping and street trees should
be provided. On Canyon Boulevard, the use of landscaped median strips and Formatted: Highlight
pedestrian safe zones should be designed to minimize pedestrian/vehicular conflicts.
68 Agenda Item 5A Page 58 of 114
C. - -9th, 10th, 11th, 13th, and 14th Streets (north/south pedestrian connectors).
These five north/south streets provide the main pedestrian connections between the
downtown Boulder mall and the Civic Park. Where these streets cross Canyon
Boulevard, which is very wide, crosswalk designs that visually link the north and
south sides of the boulevard are important. The use of similar materials, intersection
gateway features, landscaping, and street furniture will help to visually weave the
areas together and promote pedestrian access between these two important
downtown public gathering places.
D. -All other streets in the downtown
(general pedestrian oriented streets).
In order to create a unified downtown image, all streets should share conunon
features. At minimum, these should include similar sidewalk scoring patterns,
similar paving materials, similar street trees and tree grates, coordinated street
furniture, the inclusion of sidewalk neck downs and pedestrian safe zones, removal
of pedestrian obstructions, consolidation of streetscape elements such as newspaper
vending boxes, similar traffic and other directional signage, and pedestrian scale
street lighting.
Formatted: Font: Bold
6.2 -Use a Basic Sidewalk Design to Unify the Visual Image of Downtown Deleted:
Deleted: T
In most locations throughout the downtown, sidewalks average 15 feet wide from
curb to property line. At minimum, every street in the downtown should incorporate
the following basic sidewalk elements:
A. Curb zone
The curb zone should consist of a 4 foot wide area measured perpendicular from the
inside of the curb that may include the following:
• -Brushed natural color gray concrete tooled in a 2' x 2' square pattern parallel to
the street (not diagonal), possibly with brick accents
• -Street trees in,the lamest possible grates. preferably- a standard 4' t 10" (see , Deleted: appropriately sized tree grates
Section 6.8)
• -Street elements which do not interfere with people accessing cars parked at the
curb, mail boxes, trash receptacles, bus stops, bollards, and news racks.
Basic sidewalk design illustrating the curb zone, the pedestrian zone, and the corner
zone. Note also the basic intersection design showing the crosswalks and the
intersection paving squares
Variations
In general, the predominate material in the downtown is brick. The use of brick to
highlight the curb zone is especially appropriate in the blocks adjacent to the mall.
Other appropriate materials may be used to highlight the curb zone include
sandstone if properly set, or the use of art work which is stenciled or sandblasted
69 Agenda Item 5A Page 59 of 114
into the concrete surface. However, colored concrete scored to imitate brick is
inappropriate. ; Deleted:
On the Neighborhood Interface blocks that create a transition between commercial
and residential areas, use landscape materials in the curb zone rather than hard
surface concrete. Materials such as perenin its, grasses, or live ground cover will Deleted: flowers
highlight the transition quality of the half block between the downtown and the
interface areas. Rocks, gravel or other rock-like materials are not allowed in the
curb zone.
B. Pedestrian zone
The sidewalk pedestrian zone is the area that must be kept clear for pedestrian
movement, and free of all obstacles. The pedestrian zone should comprise the
following:
• An unobstructed pedestrian area of no less than 7 feet is between Deleted: allowed
vertical elements such as trees.
:.poles _oi 1) t and buildings along streets Deleted: or
located outside the downtown Boulder mall. An unobstructed pedestrian area of no
less than 8 feet to 9 foot 6 inches is required on the downtown Boulder mall (See
section 6.4).
• -Brushed natural color gray concrete tooled in a maximum 4' x 4' square pattern
parallel to the street with brick accents. The location of tree grates or other
elements may regulate the exact dimensions of the scoring pattern.
Variations
In certain cases, a different concrete scoring pattern or surface material such as brick
may be used to run perpendicular to the sidewalk pedestrian zone or extend out
vertically from the building or property line. Such variations fr C° highlight Deleted: would
the location of a special architectural feature such as an outdoor -eating area, plaza,
or recessed building entranceway. Brick may also be used to highlight special use
areas. Colored concrete scored to imitate brick is inappropriate. Brick paving liily
t_ used to highlight entrances.
C. Corner Zone
At minimum, the basic corner zone should include the following elements:
• -A pedestrian area or clear zone that is free of obstacles and lined up with the
sidewalk pedestrian zone. This area should be made of brushed natural gray
concrete scored in a 2' x 2' square pattern parallel to the street (not diagonal). The
smaller scoring pattern is meant to distinguish the corner zone from the rest of the
sidewalk. Only essential "regulatory" elements such as signal posts are allowed,
all other elements such as benches, bike racks, newspaper racks, are prohibited.
• -Corner "amenity areas" are located at either side of the clear pedestrian ,.'i
The amenity areas may incorporate benches, bike racks, news racks, and similar
elements. Their shape and size may vary depending upon the use of a corner neck-
down. Elements such as benches and bike racks should be carefully arranged in an
attractive and accessible design. Benches should be arranged to facilitate social
70 Agenda Item 5A Page 60 of 114
interaction. The amenity areas should be made of brushed natural gray concrete
scored in a 4' x 4' square pattern parallel to the street (not diagonal), and may have
brick detailing.
Variations
Shift the orientation of the concrete scoring pattern to a 45 degree angle to the street
in a 2' x 2' pattern. Other variations may include edging the corner amenity and
clear zones with brick paver bands using a dark, terra cotta red to compliment the
color and quality of the mall brick. In certain areas„ special materials such as brick Deleted:
or sandstone may be incorporated to clearly define an area. Depending on the
location, amenity areas may also be used for public art features.
NOTE: Variations from the basic materials and patterns must be based on a
streetscape plan that illustrates how the variation adds to the visual unity of the
downtown streetscape, adjacent properties, and the overall image of the block.
Formatted: Font: Bold
6.3 Use a Basic Intersection Design to Unify The Visual Image of Downtown Deleted:
Deleted:
Street intersections in the downtown should incorporate two basic elements:
A. Crosswalks
Pedestrian crosswalks should be a minimum of 10 feet wide, constructed of brushed
natural gray concrete scored in a 2 foot x 2 foot square pattern parallel to the street.
12 inch wide concrete strips occur at either side of the 10 foot wide walkway scored
in a 12 inch square pattern. ADA ramps should connect the pedestrian crosswalk to
the corner.
B. Intersection squares
In general, the center area of intersections should hIl made of the same material as
the surrounding street surfaces.
Variations
Special paving may be used in intersection designs to highlight an important street
or pedestrian connection. For example, crosswalks and intersection squares located
between Civic Park and the downtown Boulder mall may incorporate special
materials such as brick. Public art may be incorporated in the surface design.
Special emphasis should be placed on the intersections along Canyon Boulevard
from 9th to 14th Streets.
Other ideas that add to the visual interest include the following:
• -The use of brick or interlocking concrete pavers within the 10' wide crosswalk
• -A special border on either side of the 10' crosswalk consistent with adjacent
sidewalk features.
• -A concrete center area scored in a square grid pattern.
71 Agenda Item 5A Page 61 of 114
• -A unique paving pattern or design within the center area to highlight an
intersection.
Deleted: Extensions
6.4 -Design Encroachments In The Public Right-of-Way That Are Visually And Deleted: to
Functionally Appropriate to Their Street
Eaicroachnlents into the public right-of-way, such as a sidewalk restaurant, public Deleted: xtension
sitting area, or awnings over store windows can add visual interest and encourage Deleted
public activities that enhance the quality of life in downtown. They promote
outdoor leisure use, provide opportunities for "people watching", and create a varied
streetscape setting. Such,eneroaclimelit,, are appropriate on the first story if the Deleted: extensions
visual quality of the street is not weakened and if building facades of historic
significance are not substantially altered or obscured by the,encroachinellt. Upper Deleted: extension
story zncroachments are generally not appropriate except when restoring a missing Deleted: extensions
historic feature or when incorporating a traditional design element into a new
building. The best, croaclnnents are characterized by design that is sensitive to the Deleted: extensions
buildings, and that employ quality materials.
NOTE: When anpncroachment onto a street, sidewalk, alley or other public Deleted: extension
property is desired, an application for a revocable permit should be made. A
revocable permit is an agreement for the use of public land. Depending on the
nature and permanency of the improvement, a lease and lease payment may be
required. There are two general categories of right-of-way encroachments: Deleted: extensions
,,ncroachments allowed on the downtown Boulder mall, and encroachments allowed Deleted: Extensions
outside of the mall. For information call f the Department of Community Planning & Deleted: extensions
Sustainability at 303 441-188Q Deleted: Public Works Department at
A. -Downtown Boulder mall right-of-way encroachments only (303) 441-3200.
The boundaries of the downtown Boulder mall conform to the pedestrian area of (Deleted:
Pearl Street which extends from 11th to 15th Streets. Permanent modifications such Deleted: extensions
as building additions which include bay windows and similar enclosures that extend
into the mall right-of-way are strongly discouraged and not _,enerally allowable. In
"sandivich board" signs are not
The following criteria apply to eencroachments allowed on the mall: Deleted: extensions
• -Elacroaclllnents allowed along the mall are limited on each block so that the Deleted: xtension
expanse of buildings is not visually altered. No more than 125 feet per block face
may be used for this purpose.
• -Maximum is a 10 foot encroachment, measured at ground level perpendicular to Deleted: extension
the building.
• -The most critical dimension in measuring the width of an encroachmentis the ` Deleted: extension
area for pedestrians. A range of between 8 feet and 9 feet - 6 inches is r cyti Deleted: allowed
between the edge of an encroachment and any other vertical obstruction such as Deleted: extension
trees or poles.
72 Agenda Item 5A Page 62 of 114
• -lf 1~ '~i _L. 1 ~t, l~ i it!..U t3 Sellll- Deleted: A
permanent railing no less than 30 inches tall is required to define the edge of the
encroachment m,[ ;i of ~3h1 lca~~ 1 , rC iii? (See SOCtlori 6.5)_ Unman l~-'ct Formatted: Font: Not Bold
public cafe seatllh areas with no food or alcohol yen il:e liras- nol require a railllrs Deleted: extension
or a revocable leaseJor information call the Doc,', n Ili ,i!_, 1:n nt Comn115_1011 Deleted: ~
• -The front and sides of encroachment shall be permanently unenclosed. Deleted: extensions
• -No kitchen equipment shall be installed within the encroachment although a Deleted: extension
service station may be, for example, joined to an outdoor restaurant.
• -All tables and chairs must be movable.
• -Second door encroachments into the mall are inappropriate, especially attached Deleted: F
to historic or historically significant buildings except where historic evidence Deleted: Extension
documents its accuracy.
• -New basement level encroaclnnents are not permitted. Deleted: extension
• -Greenhouse enclosures are prohibited on the public right-of-way.
• -The eating area 1 a be no more than the width of the cafe in front of which it is Deleted: should
located. _
• - Display windows that extend into the right-of-way are blot allowed. Deleted: strongly discouraged
• Tonpermaneni freestalldlnL, "A-frame" t_li' ~~t11dR°lch board" sighs are no., Formatted: Bulleted + Level: 1 +
allm e d Aligned at: 0 pt + Tab after: 18 pt
+ Indent at: 18 pt
Deleted:
B. -Right-of-way encroachments allowed along streets in areas outside of the Deleted: extension
downtown Boulder mall:
In general, encroachments off the mall are more limited in area than those on the Deleted: extension
mall due to sidewalk width and the need for an unobstructed pedestrian area.
The following is a list of criteria for off-mall encroachments: Formatted: underline
• -Encroachments into the public right-of-way can be up to 6 feet, measured Deleted: extension
perpendicular to the building or property line, as long as it is defined by a semi- Deleted: Extension
permanent railing no less than 30" tall (See section 6.5).
• -The most critical dimension in measuring the width of an encroachmentis the Deleted: extension
area for pedestrians. No less than 7 feet is allowed between the edge of the
encroachment and any other vertical obstruction such as trees. poles, of hike raci;s. Deleted: extension
If necessary, the encroachment, should be reduced to fit the 7 foot pedestrian Deleted: o
requirement. Deleted: extension
• -Greenhouse enclosures are prohibited on the public right-of-way.
• -The front and sides of encroachments into the public right-of-way shall be Deleted: extension
permanently unenclosed.
• -No kitchen equipment shall be installed within the encroachments although a Deleted: extension
service station may be, for example, joined to an outdoor restaurant.
• -All tables and chairs must be movable.
• -The eating area nay be no more than the width of the cafe in front of which it is Deleted: should
located.
• - Display windows that extend into the right-of-way are strongly discouraged, Deleted: .
73 Agenda Item 5A Page 63 of 114
® : , v; 11111, ll: a _ i aai~1. \ 1Cll ' i i ?il • :11 t Formatted: Bullets and Numbering
allmN ed
Formatted: Indent: Left: 6 pt
C. -Encroachments into the public right-of-way related to historic buildings Deleted:
When designing encroacliments for historically significant buildings, the Deleted: Extension
encroachment should be distinguishable as new. It should not suggest that it is an Deleted: extension
original historic element. It should, however, be visually compatible with the Deleted: extension
original building and not damage the original structure. Accurate reconstruction of
historic encroachments into the right-of-way are appropriate options where Deleted: extension
documented.
Formatted: Font: Bold
6.5 Use Innovative Railing Designs to Define Outdoor Spaces, Such as Cafes, Deleted: -
From Pedestrian Movement Areas Deleted:
A. -Railings define the boundary between public and private areas and create
safety barriers for pedestrians.
Semi-permanent railings that can be fixed to the sidewalk are preferred. Site
specific designs are encouraged that reflect Boulder's history, the enviromnent, or
public art. No signage, advertising, goods or merchandise n":.i. Abe placed on the Deleted: should
railing. Railing designs should reflect an open, transparent feeling. Visually closed-
in railings that "box-in" the encroachment. are not appropriate. Deleted: extension
B. -Materials such as metal rails and posts, stone or brick piers, and wood may
be used when properly finished.
Decorative elements incorporated into the railing design are encouraged. In general,
metal surfaces should have a black enamel finish although colors that are
incorporated as part of a coordinated color plan for the building, or that are
considered in the context of a work of public art, may be considered.
Light weight or movable handrails that may be hazardous during tunes of intense
pedestrian crowding should be avoided. Chains, ropes and unsupported railings are
unacceptable materials.
Formatted: Font: Bold
6.6 - Create Comfortable and Attractive Sitting Areas, And Plazas,and Small • Deleted: ¶
Open Spaces
Seating areas, plazas, and small open spaces should be located throughout the
downtown. They should be easily accessible and comfortable for as much of the
year as possible. The use of ground level plant materials and trees to provide shade
and pedestrian scale is strongly encouraged. All elements including walls, trees,
paving, seating, pedestrian scale lighting, and water features should be designed as
an integral part of the overall site design concept.
74 Agenda Item 5A Page 64 of 114
A. -Orient seating to take advantage of views, sunshine in the winter, and shade
in the summer.
Arrange benches and other street furniture in a coherent design that, in effect,
creates small outdoor rooms. For example, at bus stops and sidewalk seating areas
arrange benches, art work, landscaping, and other elements into pleasant and
comfortable pedestrian enviromnents.
B. -Locate sitting areas, plazas, and small open spaces where they will get the
most use.
Locate areas where downtown shoppers and workers congregate - adjacent to a
building lobby, heavily traveled sidewalks, or an outdoor restaurant. When located
on private property, but serving as public amenities, plazas and courtyards should be
directly connected to and accessible from the public sidewalk. If needed, security
gates should be either an integral part of the design or completely hidden from view
when not in use.
Deleted: -
6.7 Select Street Trees That Are Appropriate to their Intended Location and
n------------------~ Deleted:
Function Deleted: T
Deleted: A
Formatted: Font: Bold
A. -Approved tree list for commercial sites - For trees in grates and planting
pits.
All of the trees in the following chart should do well in a downtown enviromnent.
Unless stated otherwise, they will tolerate full sun, drought, varying soil pH and will
have a relatively compact crown. Keep in mind that the conditions of various
planting sites in the downtown will vary and may need to meet individual landscape
objectives. The purpose of this list is to help in choosing a tree according to the size
of the planting site. However, each site should be looked at individually by a
professional. Refer to the Design and Constniction Standards for a complete list of
approved street trees. In all cases the largest possible orate size shall be used.
preferably a standard 4' x 10' four piece orate.
Chart of approved tree list for commercial sites - For trees in grates, Deleted: and planting pits ¶
Small Maturing Trees
(Under 25' Mature Height)
Deleted:
Spacing Between Trees Planting Pit SizeT
10' Minimum, 15' Recommended 60 Cu. Ft. Miniminn 3' Mininnnn Deptli¶
(4x5x3)¶
Caliper Size Tree Grate Area¶
11/2" measured 6" above grade 20 Sq.Ft. Minimimi 4' Miniminnwidth¶
Cherry, Flowering-Pl onus padus (`Mayday')
75 Agenda Item 5A Page 65 of 114
Crabapple-Males spp. (Fireblight resistant varieties and upright forms, `Spring
Snow').
Goldenrain*-Koelreuteria paniculata
Hawthorn-Crataegus spp. Crusgalli inermis (thornless, `Ohio Pioneer', `Cockspur')
Serviceberry-Amelanchier spp.
Medium Maturing Trees
(30'-45' Mature Height)
,Spacing Between Trees Deleted: Planting Pit size¶
15' Minimum, 20' Recom111ended 96 Cu. Ft. Minimum 3' Minimmun Depth¶
(4x8x3)¶
Caliper Size Tree Grate Area¶
2" pleasured 6" above grade 32 Sq.Ft. Minimum 4' Minimum Width¶
I
Hackberry*-Celtus occidentalis (`Prairie Pride')
Honeylocust*-Gleditsia tricanthos inermis (`Skyline')
Hornbean, European Pyramidal - Carpimrs betulus fastigiata
Pear-Pyres calleiyano spp. (`Chanticleer'), pyrus ussuriensis, avoid `Bradford'
variety
Linden, Littleleaf - Tilia cordata (`Greenspire', `Glenleen')
Turkish Filbert-Coiyhis coharna
Large Maturing Trees
(Over 45' Mature Height)
Spacing Between Trees Deleted: Planting Pit Size!
120 epth Ft. Minimwu 3' Miniimum¶
20' Minimum, 25' Recommended D
Depth (4x10x3)¶
I
Caliper Size Tree GrateArea¶
2" measured 6" above grade 40 Sq.Ft. Minimum 4' Mininnun Width¶
T
Ash, Green*-Fraxinus pennsylvanica (`Marshall's seedless,' `Newport,' `Patmore,')
Coffeetree, Kentucky*- Gvmnocladus dioicits
Hackberry, Common*-Celtis occidentalis
Honeylocust*-Gleditsia triacanthos inermis (`Shademaster,' `Majestic')
Linden, American-Tilia americana (`Redmond', `Legend')
Maple, Red - Acer rubrum (`Northwood')
76 Agenda Item 5A Page 66 of 114
Oak, Bur*, English, Shumard, Red, Swamp White* - Quercus: macrocarpa, robur,
shumardii, rubra, bicolor
The tree list is designed for commercial sites where trees are to be placed in paved
areas using tree grates and planting pits. Due to hardscape limitations (i.e. parking
meters), spacing design may be modified based upon review by the appropriate
design review board.
NOTE: In general, these guidelines adhere the city's Design Construction
Standards, but wherever a discrepancy may arise, the higher standard shall be used.
B. Descriptions of Approved Trees for Commercial Sites
• -Small trees (Under 25' Mature height)
Cherry, Flowering - example, `Mayday' Tree; 20'-25' height, 20'-30' spread;
moderately pyramidal shape; full sun or partial shade; adaptable water requirements.
Crabapple - example, `Spring snow'; 20'-25' height, 20' spread; minimally
fruiting; moderately Oval shape; tolerates drought; full sun; adapts to growing
conditions.
Goldenrain* - 20'-25' height, 15'-20' spread; broadly globe shape; grows well in a
wide range of soil types; tolerates drought; adaptable to alkaline soil and salt
conditions; full sun or partial shade.
Hawthorn - example, `Ohio Pioneer', Thornless `Cockspur'; 15'-25' height, 15%
20' spread; broadly globe shape; tolerates drought; tolerates high pH and salt; does
best in full sun
Serviceberry - 25' height, 10'-20' spread; moderately ovate shape; tolerates
drought; tolerates pH up to 7.0; sun or shade
• -Medium trees (30' - 45' Mature Height)
Hackberiy* - example, `Prairie Pride'; 45' height, 30'-40' spread; moderately
pyramidal shape; tolerates wide range of soil conditions; tolerates drought.
Honeylocust* - example, `Skyline'; 45' height, 30'-35' spread; moderately globe
shape; tolerates wide range of soil types; tolerates high pH and salt; transplants
easily.
Hornbeam, European Pyramidal, - example, `European Pyramidal'; 30'-45'
height, 10%15' spread; narrowly pyramidal; tolerates drought once established;
grows in clay soils; sensitive to salt; adaptable to wide soil pH
Pear - example, `Chanticleer'; 30'-40' height, 25'-35' spread; moderately columnar
shape; tolerates drought and salt; adaptable to wide soil pH; hardiest of all the pears.
77 Agenda Item 5A Page 67 of 114
Linden, Littleleaf - example, `Greenspire', `Glenleven'; 45' height, 25'-35' spread;
broadly to moderately pyramidal shape; has poor salt tolerance; adaptable to wide
soil pH; withstands compaction.
Turkish Filbert; 45' height, 25'-30' spread; moderately pyramidal shape; drought
tolerant; adaptable to varying soil pH; full sun.
• -Large trees (Over 45' Mature Height)
Coffeetree, Kentucky* - 70' height, 40'-50' spread; moderately globe shape; Deleted: Ash, Green* - example.
tolerates alkaline soil; tolerates drought; pest-free; full sun. Tatniore': se 50'--6060 ' 'h 'eight, 35't, 35'
ahnore-4Y
spread; inModerately to broadly ovate
Hackberry, Common - 50'-60' height, 40'-50' spread; moderately globe shape; conditioons Shape;ns~ adaptable `h
;t tolerant of salt anndd high pH;
useful in difficult planting sites; prefers full sun; drought tolerant; adapted to tolerates drought: fiill sun.T
alkaline soil; salt sensitive.
Honeylocust* - example, `Shademaster', `Majestic'; 50'-60' height, 30'-40' spread;
moderately globe shape; adaptable watering requirements once established; prefers
full sun; tolerates alkaline soils; tolerates drought.
Linden, American - example, `Redmond', `Legend'; 50'-60' height, 30'-40'
spread; moderately pyramidal shape; adaptable watering requirements once
established; full sun or partial shade.
Deleted: ¶
d: ooa';
Oak> Burx> English> Shumard> Red> Swamp White* - 50'-80' height, 50'-80' Maple 45'-55, , Red
heigh-t exa25'-n-355' ' p `tsp rread;
ea
spread; broadly ovate to broadly globe shape; adaptable watering requirements once moderately globe shape:. salt sensitive;
established; prefers full sun; adaptable to soil conditions, however some species can adaptable water requirements once
established; can become clilorotic in
become chlorotic in alkaline soils; tolerates drought. alkaline sods, prefers full sim.T
C. Unsuitable Street Trees:
Tree species that are not to be placed in public rights-of-way include: Box Elder,
Cottonwood, Chinese and Siberian Elm, Poplar, Russian Olive, Silver Maple, Tree
of Heaven, Willow, evergreens that create sight obstructions, and clump fonns or
multi-stem trees.
D. Appropriate tree locations and Tree Grates
Tree species should be selected for their suitability to the specific street where they
are to be planted.
The following guidelines should be followed:
• -Large trees should be located along Canyon Boulevard, wide right-of-way
streets, and principal access streets such as Pearl and Walnut Streets. Large trees
should also be used to highlight corners, to provide cover for large plazas, or as
accents against the skyline.
• -Medium or large scale trees may be located on all other downtown streets.
78 Agenda Item 5A Page 68 of 114
• -Medium trees, with narrow spread canopies, should be located in narrow streets,
to fill in inid-block areas, provide visual relief and scale definition to large walls,
provide shade and canopies for sidewalks and plaza areas, and establish large areas
of color above eye level.
• -Small trees should be used to provide seasonal color and a visual focal point for
special locations such as a building entrance, corner area, sitting area, or other Deleted: bus stop,
significant area or view corridor.
• -Trees in rights-of-way should be maintained with a minimum head height of 8'
over sidewalks and 14' over the vehicular streets. Many small trees are
inappropriate street trees for this reason.
• -Low maintenance trees are desirable which have low water requirements and can
adapt to the downtown environment.
• -Install street trees in tree grates except at locations where they occur in special
raised planters in the curb zone, in large planted areas that are integrated with a
sidewalk area, and in locations where existing trees located in the curb zones have
a root system that has pushed up above grade where the use of a grate will injure
the tree.
• -Maintain at least a 10 foot distance between tree trunk and building line to
provide adequate air volume for fUturz growth. This refers to the distance between
a tree and building, not the distance necessary to maintain an unobstructed
pedestrian area between a tree, as a vertical element, and a railing that encloses a
sidewalk restaurant.
• -Maintain at least a 10 foot distance between the center of the tree or tree trunk
and all underground structures, in particular parking garages, to provide adequate
soil yolurlle. Comment: This is not currently
• -Tree grates should be aligned with paving pattern score lines and be placed with or addressed elthe land use code, acs,
any guideline. It is a significant
careful consideration of sidewalk use, such as a sidewalk cafe or curb cuts. issue, however, that may make sense
• -Do not locate trees that will obstruct building entrances, corner visibility, or in this section.
within any sidewalk pedestrian zones that must remain unobstructed.
NOTE: Tree clustering for well designed planting
In general, trees on a particular street should be of the same species to create as
much visual continuity as possible while, at the same time, providing different trees
on other streets to avoid a monoculture within the downtown. However, specific
locations, such as plaza fronts and significant building entrance ways may use a
different species to distinguish them from the standard street tree located in the curb
zone.
E. Tree and landscape maintenance
For commercially zoned properties, the maintenance of trees, tree grates, and
surrounding hard and soft landscaping located in the public right-of-way}S the Deleted: should be
responsibility of the adjacent private property owner. This includes all maintenance
and repair of landscaping and trees including watering, spraying, fertilizing,
replacing plant materials/tree grates.
The city provides the following maintenance services:
79 Agenda Item 5A Page 69 of 114
Pruning and removal of street trees in the public right-of-way, and safety inspections
and consultation on street trees that may impose a health or safety concern.
NOTE: Authorization by the city Forester is needed before planting, pruning,
spraying or removing any trees in the public right-of-way. This process enables the
Forestry Division to keep an up-to-date tree inventory, and ensures proper tree
selection, placement, and care of new and existing trees. Reference "Protection of
Trees and Plants", Chapter 6-6, B.R.C. 1981.
Formatted: Font: Bold
6.8 ---Select Ground Level Plants That Suit Their Location And Function
Comment: See the note at the intro
to 6.8 which does not appear in this
document: Add Raised before
Use landscaping, including shrubs and ground cover to accent areas. Below eye- planters.
level plant materials add seasonal color to the downtown. They can block views to
unsightly areas and fill empty areas with visual interest. However, do not use such
plant material in corner locations and other areas that block the visibility, or block
access to storefront windows or streetscape elements such as newspaper stands,
parking meters, or mail boxes. Do not use gravel or rough stone in the curb zone in
place of ground cover. The following are plant materials and details:
• Terennials and ornamental grasses Deleted: Flowers
Whenever feasible, flowers and ornamental grasses should be used in combination Deleted: naturai
to accent gateway locations and special sites. Maintenance must be considered in
the placement and design of these features. Plantings are preferred in~at-grade Deleted: natural
planting beds rather than planter pots or other containers.
• -Plant containers and potted plants
Although plant containers and potted plants can add color and plant variety to the
streetscape, consider their use judiciously since they are fragile, difficult to maintain,
and appear temporary. Planters may be located preferably adjacent to building
entrances or as part of patio, iicroachments. Typical planter materials are finished Deleted: extensions
wood, precast concrete,,and terra cotta. A maintenance-free finish is preferred as are Deleted:
stability, sturdiness, and sufficient weight to avoid tipping over. Planters must be Formatted: Font: Bold
temporary and moveable, not attached to the sidewalk and may require a revocable Deleted: -
~e1- irllrt. Formatted: Font: Bold, Highlight
Deleted: a Single
6.9 Maintain The Boulevard' Character of Canvon - Double Row of Street Formatted: Font: Bold, Highlight
Formatted: Font: Bold, Highlight
Trees where Possible on Either Side of The Street, the Building Set-back Line,
Deleted: T
and the Center Planting Strip. Formatted: Font: Bold, Highlight
Deleted: a
Formatted: Font: Bold, Highlight
Canyon Boulevard is one of the city's most prominent avenues with its center
planting strip and deep building set backs. It is one of the downtown's major access Deleted: r
routes as well as a link between the Civic Park area and the downtown Boulder mall. Formatted: Font: Bold, Highlight
Formatted: Highlight
80 Agenda Item 5A Page 70 of 114
The tree rows and center planting strip emphasize the park like character of a
"boulevard" and create a unique sense of entry to the downtown. Consider the
following plant materials, details:
• -Tree Rows
Trees along Canyon do not need to be planted with tree grates, although areas that
accent building entrance ways or other features such as pedestrian sitting areas may
incorporate tree grates in the overall design. In general, trees and other plant
material should be arranged in an urban linear pattern that parallels the street rather
than a less formal random arrangement. To create visual interest, incorporate grass
areas, paved areas or ground covers within the overall design of tree rows.
• -Ground cover
Use annual and perennial flower arrangements, or arrangements mixed with
_pmamental grasses, especially at street corners, for visual accent and color. Maintain Deleted: natural
view requirements to avoid blocking sight lines.
The Canyon median should be planted to enhance the "boulevard" quality of the
corridor. Shrubs should not exceed 24" in height to avoid creating barriers to site
lines especially at intersections.
Formatted: Font: Bold
6.10 -Create Gateway Elements at Important Downtown Entrance Ways Deleted:
Gateway elements can create the appearance of symbolic entrance ways. Gateway
treatments are of particular importance at key intersections such as the 9th, 10th, and
11th Street, Broadway, and the 13th, and 14th Street intersections along Canyon.
They may also provide entrance ways to the downtown located along east and west
Pearl Street, and at either end of the downtown section of Broadway. Such
gateways may be created by a change in the scale of nearby buildings; a sense of
enclosure due to building setbacks, street trees and landscaping; a monument,
streetlight, or the acknowledgment of a special vista or topographic feature.
In general, gateways should be visually creative and include an element of sufficient
height and mass so as to be visible by motorists, lighted so as to be visible at night,
and constructed of high quality materials such as brick, marble, granite, terrazzo,
concrete, stainless or painted steel, copper, brass or glass.
Gateways associated with a particular sub-area of Boulder should be of consistent
design. For example, gateways to downtown may be unique to that area while
gateways at Crossroads should reflect features of that mall.
Formatted: Font: Bold
6.11 -Establish Pedestrian Scale Street Lights Along Street Frontages When Deleted:
Feasible
81 Agenda Item 5A Page 71 of 114
Pedestrian street lighting should illuminate the sidewalk at a level that is consistent
with pedestrian activities rather than vehicular activity. Spacing should be standard
but may vary to accommodate existing vehicular street lights or street trees.
For pedestrian scale lighting located in the curb zone, fixtures should be the same
12' high as those used in other areas of the downtown. When arranged in a linear
pattern they should be spaced approximately 50 to 75 foot apart. On major streets
such as Broadway and Canyon, larger 15 foot high fixtures may be used. A custom
streetlight fixture that combines both pedestrian and vehicular lighting could be
considered on such major streets.
Pedestrian scale lighting may also be accomplished with fixtures that are mounted
on buildings or located to accent architectural or landscape features. Such fixtures
should be designed to enhance the overall architecture of the building, provide
lighting for pedestrians and not damage historic materials.
NOTE: Light poles are provided by Public Services Company and maintained by
the city of Boulder. Coordination with Public Service is an absolute requirement.
6.12 -Handicapped Access Should Be Appropriately Designed, Clearly Fo rmatted: Font: Bold
Visible From The Main Entranceway And, In General, Use The Same Access
Deleted:
Routes As Those Used by Non-Handicapped Users Where Possible
A goal of the city is to make the downtown as accessible as possible. All sidewalks,
public-use buildings, and public open spaces should be in compliance with
American Disabilities Act (ADA) standards. All accessible design elements must
conform to all applicable Federal, State and Local laws and codes.
Ramps and related elements should be modest in their design and be visually
integrated with the overall building design and site plan. They should not appear as
an unintegrated add-on to a building facade.
In most cases the principal public entrance to a building should also be the principal
entrance for handicapped accessibility. In existing buildings, where only one route
is determined to be accessible, other than the principal public entrance, a rear or side
service entrance route may be considered.
Deleted: -
6.13 Street Furnishings Create a Unified Visual Appearance in Downtown Formatted: Font: Bold
Formatted: Font: Bold
82 Agenda Item 5A Page 72 of 114
A unified streetscape image adds to the overall visual quality of the downtown.
Traditionally, black metal and wood have been the materials used for street
furnishing in the downtown mall. In general, install standard benches, trash
receptacles, and bike stands will unify the visual quality of the downtown through
the use of a common colors, materials, and patterns. However on occasion, based
upon a design review by the appropriate group, street furniture might be designed to
create a unique street feature, a visual statement, or even a public work of art. The
following standard street elements should be considered for the downtown:
• -Benches
The standard downtown bench is made of black metal with woven horizontal and
vertical strapping. Variations may include benches with or without backs and with
single or multiple seats. Contact the Downtown Management Cotntnission at (303)
441-4000. Varnished wood benched are characteristic mall features as well.
• -Trash receptacles
Three standard trash receptacles are available for use in the downtown: a large
capacity black metal slat design, a small slat design that are attached to a utility pole,
and a free standing ash
tray and disposal can. All receptacles are made of black fmished metal.
Locate receptacles at street corners in high pedestrian activity areas. One trash
receptacle should be provided for each 1,000 square feet of sidewalk space with a
minimum capacity of one cubic foot. High use areas such as eating spots should
double the capacity. The use of a multiple receptacle system promotes recycling of
glass, paper, or metal products.
• -Bicycle stand
The city of Boulder standard bike rack for low volume areas is a black metal pipe,
inverted "U" design. For high volume areas the Cora, or coat-hanger design in black
metal, is preferred. Bike racks should be grouped together and arranged in a regular
pattern, rather than be dispersed randomly. Locate bike parking in high demand
locations especially inside the mall Loop, at bus stops, or along bike lanes. Use the
1995 Downtown Bike Plan as a guide for locating likely parking areas.
The Downtown Management Conmiission's travel demand management program
provides for bicycle parking in the public right-of-way and uses the Downtown Bike
Parking Plan as the guide for placement. To contact the DMC, call (303) 413-7300.
- -Bollards
Simple black metal, sandstone and concrete bollards have been the standard which
may be used in a variety of ways. They can separate pedestrian and vehicular
traffic, define property lines, protect a work of public art, or identify different use
areas.
In pedestrian areas bollards should be 24-30 inches high, in vehicular areas 36 to 42
inches high. Bollards should be between 8 and 16 inches wide. When feasible,
83 Agenda Item 5A Page 73 of 114
lighting can be incorporated in the bollard to highlight special features or for
pedestrian safety.
• -Newspaper boxes
As a general guideline, encourage the use of newspaper boxes that are metal black
enamel finish with white graphics. Boxes should grouped together in a pedestal
design, stacked a maximum of two high with a maximum length of 8 foot.
Locate boxes at nodes of pedestrian activity such as bus stops and street corners.
Boxes should not reduce pedestrian or automobile sight lines. In general, provide 5
foot clearance to gain access to the boxes, and no less than 2 feet between the boxes
and the curb.
• -Banners and flags
Banners and flags should be located in a manner that enhances the visual quality of
downtown streets. L)imensions may vary nth t~edestrian and vehicular clearance Deleted: while d
issues pken into consideration. They cannot be attached to existing streetseape Deleted: , they can be attached to
elements such as utility poles or located in the public light-of-wav. Sign code issues existing streetscape elements such as
may need to be addressed if the banner or flag represents advertisliau. Before utility poles. P
constructing any banner or flag, contact the Planning Dept. for sign code issues at Deleted: insist be
303- 441-1880 and the DMC, at 303-413-7300, for banner and flag approval.
• -Kiosks, Information Directors, and "Way Finding" Signs.
The users of public places such as downtown Boulder need appropriate, correct and
timely information to help them find their way and direct them to their destinations.
Locate information elements at key intersections to convey public information; it
may display a variety of different types of information such as leaflets, posters, and
brochures. In general, they should be designed as an integrated part of the overall
streetscape but should not interfere with pedestrian traffic flow. They should be
permanently fixed in place and made of sturdy materials that are resistant to
vandalism anct wear and tear. Comment: I would delete the kiosk
section. I believe only the city can
install these in the R.o.W. No
NOTE: A revocable right-or-way permit is required to any permanent installation in revocable has been issued in years
the public right-of-way from the pepartment of Cohmnunity Planning & for similar use.
Sustainability at 303 441-188Q Deleted: h
i Deleted: Public Works Department,
6.14 -Create Attractive, Safe And Comfortable Bus Stops contact (303 441-3200.
l Deleted:
Formatted: Font: Bold
Street side bus stops should be designed as mini-centers that include all of the
necessary furniture, amenities, and shelter to make bus use pleasant. Bus shelters
may incorporate transit maps, benches, news racks, bike storage, surface paving,
trees, landscaping, and other amenities. Bus shelter design should be consistent
throughout the downtown to create a transit identity and visual unity. Bus shelters
should be visible to pedestrians, incorporate clear signage, and be well lighted.
They should be made of finished, durable materials with unbreakable transparent
side walls.
84 Agenda Item 5A Page 74 of 114
NOTE: The Boulder Transportation Division, Transportation Planning should be
contacted regarding the design and location of bus stops.
Formatted: Font: Bold
6.15 -When Feasible, Create Through-Block Pedestrian Corridors Between
Buildings, Especially in a North-South Direction
Through-block connections, such as the Portal Building and Daily Camera walkway
should be encouraged in large projects to promote pedestrian circulation throughout
the downtown. Design such connections to be interesting places, not merely
hallways to parking lots or alley service loading areas. They should be handicap
accessible, well lighted, appropriately landscaped, and paved in materials
compatible with their locations and surrounding context. Opportunities for artwork
or other visual innovations are encouraged.
Formatted: Font: Bold
6.16 Preserve Historic Features of The Streetscape
Whenever possible, preserve, restore, and reuse historic fixtures of the streetscape,
such as a flagstone sidewalk, globe light fixture, or any other existing historic
feature located in the public right-of-way. Such elements offer a sense of historic
continuity with Boulder's past. Repairs to these historic streetscape elements should
ensure that construction materials and details are consistent with their historic
character.
Formatted: Font: Bold
6.17 -Upgrade Downtown Alleys as Pedestrian Access Routes And Efficient
Commercial Service Access
Downtown alleys can create secondary pedestrian systems to navigate the downtown
and may also provide an alternate means of access to shops, restaurants and other
commercial uses. Care must be given to not impede the alley's primary service
function. Further, any improvement using lighting should be designed to not cast
glare onto adjacent residential properties, especially in the Interface Area.
In order to make alleys visually interesting, safe, and accessible to pedestrians:
• -Use decorative paving to identify alleyway building entrances by creating a 1 foot
wide brick edging as a decorative element to define the width of alleys and the
importance of certain alley pedestrian routes, and connect alleys to sidewalks.
• -Incorporate pedestrian scale street lighting and accent lighting to highlight
building and alleyway entrances.
• -Use covered entrance ways and decorative signs to define alley entrances.
85 Agenda Item 5A Page 75 of 114
• -Incorporate bollards, planters, or similar elements to identify pedestrian areas
from service or vehicle areas; consolidate service areas to hide unsightly trash and
recycling bins in attractive containment designs.
• -Place utilities underground.
6.18 Enrich The Downtown With Public Art
Public art can enrich the downtown experience, enhance its public image, and add
beauty. But, while public art can beautify, it can also inspire intense public interest.
Public art may be representational or abstract. It may be uni- or multi-dimensional,
humorous or sad, understandable or pose questions. It may be actively engaging or
a passive backdrop to public events. Choosing, purchasing, installing, maintaining,
and removing public art when necessary, requires careful deliberation and planning.
Streetscape design incorporates public art to create visually interesting and
informative environments. As long as the artistic intention is understood, public art
may be many things.
The Arts Commission, the Downtown Management Conuiiission, the DDAB, and
the Landmarks Board are among the groups involved in snaking public art decisions Deleted: LPAB
in the downtown. Decisions may address the following, among others:
• -The relationship of public art to its proposed site and its visual impact.
• -The ability of public art to enhance the downtown experience such as bringing
people together, inviting public interaction, creating moments of visual or
intellectual interest, and enhancing the area's beauty.
• -The durability of materials, maintenance and upkeep in public settings.
• -The placement of public art to terminate a vista or serve as the focal point.
• -The human or monumental scale of artwork located along public streets.
• -The context and character of the area surrounding the art site
• -The artwork's symbolic and aesthetic qualities.
• -Criteria for removing artwork. Deleted: deaccessioning or
Criteria for review of artwork in the Downtown Historic DistricQv the Landmarks Deleted: R
Board:, Deleted: , with regard to the LPAB
Deleted: would consider the following
• -When related to a specific landmark building, the artwork should be subordinate Deleted: criteria:
to the overall building.
• -The artwork should not obscure building elements or details. For example, a
mural should not cover windows.
• -The artwork should not physically damage the building or site, such as paint on
unpainted masonry.
• -The artwork should be relevant to the location and not confuse the public with
artwork that represents a false sense of history that can overshadow or detract from
the period of significance of the building or district. For example, a mural of a New
Orleans Street scene on a Victorian building.
86 Agenda Item 5A Page 76 of 114
~ V ( • -Historic signs, such as those painted on side walls, should be preserved„ Deleted: , not eliminated.
Deleted:
Appendix A: Zoning District Definitions
Zoning districts are classified according to the predominant character of
development and current or intended use in the area. Following are the ten zoning Deleted: zones designated with an (x), mean districts located within the Downtown Urban Design
Guidelines Boundary: whhe e re
as RB-IX, there re are are builbuildings a redevelopi li area
wgs and d uses likely
to be rehabilitated, restored, or replaced.
2T-5: The regional business redeveloping area within the downtown core that is in zones designated with an (E), such as
- ,B-IE, mean an established area where
the process of changing to a higher intensity use where a wide range of office, retail development is stable and few changes
and public uses are permitted. This area has the greatest potential for new are anticipated or encouraged.
development and redevelopment within the downtown core. Deleted: "-ix
pT-2: Business areas providing a mid-level transition area between the higher Deleted: RB-2X
intensity downtown commercial area and surrounding neighborhood commercial
streets and lower intensity residential areas. Retail uses are typically found on the
ground floor level with residential or office uses located above the ground floor
level.
DT-1 A lower-intensity transition area between the downtown and the surrounding Deleted: "-3x:
residential areas where a wide range of retail, office, residential, and public uses are
permitted. A balance of new development with the maintenance and renovation of
existing buildings is anticipated, and where development and redevelopment
consistent with the established historic and urban design character is encouraged.
DT-113usiness areas providing a transition area between a higher intensity regional
business area and a lower intensity residential area. Retail uses are typically found
on the ground floor level with residential or office uses located above the ground
floor.
T-4: The regional business area of the Boulder Valley known as the Central Deleted: RB-1E
Business District, when a wide range of retail, office, residential, and public uses are
permitted and in which many structures may be renovated or rehabilitated. A
balance of new development with the maintenance and renovation of existing
buildings is anticipated, and where development and redevelopment consistent with
the established historic and urban design character is encouraged.
pT-3: A higher-intensity transition area between the downtown and the surrounding Deleted: xB-zE
residential areas where a wide range of retail, office, residential, and public uses are
permitted. A balance of new development with the maintenance and renovation of r Deleted: "-3E: A lower-intensity
existing buildings is anticipated, and where development and redevelopment transition area between the downtown
consistent with the established historic and urban design character is encouraged. and the surrounding residential areas
where a wide range of retail, office.
residential, and public uses are permitted.
A balance of new development with the
• maintenance and renovation of existing
buildings is anticipated, and where
BMA: Business areas generally anchored around a main street that are intended to development and redevelopment
consistent with the established historic
serve the surrounding residential neighborhoods. It is anticipated that development and urban design character is encouraged.1
Deleted: -x
87 Agenda Item 5A Page 77 of 114
will occur in a pedestrian-oriented pattern, with buildings built up to the street; retail
uses on the first floor; residential and office uses above the first floor; and where
complementary uses may be allowed.
JZH-1: High density residential redeveloping areas in the process of changing from a Deleted: HR-x
historically predominantly single-family character and redeveloping to a primary use
of attached apartment-type development and where complementary uses may be
allowed.
MXR-E: R:NX-1Mixed density residential areas with a variety of single-family,
detached, duplexes and multi-family units that will be maintained; existing
structures may be renovated or rehabilitated.
J3T_2: Transitional Business areas primarily used for commercial and Deleted: TB-E
complementary residential uses, including, without limitation, temporary lodging
and office uses.
Appendix B: Design Review Check List
Section 1: The Downtown Historic District
Section 1.1 -Guidelines For The Preservation And Renovation of Local Landmarks,
Individually Significant, Contributing, And Contributing Restorable Buildings
1.1.1. preserve original facades
1.1.2 preserve facade materials
1.1.3 - -align architectural features and establish patterns with neighboring buildings
1.1.4 -maintain the original historic line of the building setback
1.1.5 -maintain the original size, shape and proportion of storefront facades and
openings to retain the historic scale and character
1.1.6 -maintain traditional recessed entries where they exist
1.1.7 -maintain the kick plate below display windows
1.1.8 -preserve the transom and clerestory if it exists
1.1.9 -preserve the shape, materials and spacing of upper story windows
1.1.10 -awnings may be used to provide visual depth to the facade and shade
1.1.11 -distinguish additions to historic buildings
1.1.12 -select building colors appropriate to the historic character of the building
and area
1.1.13. -Minimize the visibility of HVAC units and other mechanical, structural, or
electrical appurtenances
Section 1.2 -Guidelines For New Construction And Remodeling Non-contributing
Buildings in The Local Downtown Historic District
1.2.1 -incorporate traditional design elements in new designs
1.2.2 -align architectural features and established with the patterns of neighboring
buildings
88 Agenda Item 5A Page 78 of 114
1.2.3 -maintain the line of storefronts at the sidewalk edge and orient main
entrances to open toward the street
1.2.4 -do not construct half-level or split-level first floors that extend both above
and below grade
1.2.5 -consider the height, mass, and scale of buildings
1.2.6 -maintain a human building scale rather than a monolithic or monumental
scale
1.2.7 -maintain the proportions of storefront windows, doors and the established
pattern of upper story windows.
1.2.8 -maintain the rhythm established by the repetition of the traditional 25 foot
facade widths.
1.2.9 -use building materials that have a texture, pattern and scale similar to those
in the district
1.2. 10 - -improve rear or side alley elevations to enhance public access from
parking lots and alleys
Section 2: The Non-Historic Area
2.1 -consider incorporating traditional facade elements in new designs
2.2 -consider the alignment of architectural features and established patterns
with neighboring buildings
2.3 -maintain the line of building facades and storefronts at the sidewalk edge
2.4 -consider the height, mass and scale of buildings
2.5 -maintain a human building scale, rather than a monolithic or monumental
scale
2.6 -create pedestrian interest at the street level
2.7 -avoid half level, or partial level basements that extend more than 2 feet
above grade
2.8 shade storefront glass by appropriate means
2.9 -maintain the rhythm established by the repetition of the traditional 25 foot
facade widths.
2.10 -consider the quality of open space incorporated in new and renovated
buildings
2.11 -consider the special character of the area south of canyon boulevard
Section 3: The Interface Area
3.1 -maintain the diverse residential architectural character of the interface area
3.2 -create attractive rear alley facades on buildings facing toward residential
areas
3.3 -design alleys to serve as attractive routes for pedestrians, as well as
effrceint service access for vehicles
3.4 -where the zoning line runs along a street or along a lot line, commercial
development should respect the existing building scale and character of the adjacent
residential area.
89 Agenda Item 5A Page 79 of 114
3.5 -design streets in the neighborhood interface area to reflect adjacent
residential land uses.
Section 4: Parking Facilities
4.1 locate surface parking on appropriate sites
4.2 -reduce the visual impact of surface parking lots
4.3 -reduce the visual impact of structured parking facilities
4.4 -security and pedestrian circulation should be priorities
Section 5: Commercial Signs
5.1 -signs should be designed as an integral part of the overall building design
5.2 -use simple signs to clearly convey a message. Symbols as signs are easily
read and enhance pedestrian quality
Section 6: Streetscape Improvements
6.1 -use the existing street hierarchy as a basis for designing the streetscape
6.2 -use a basic sidewalk design to unify the visual image of downtown
6.3 -use a basic intersection design to unify the visual image of downtown
6.4 -design encroachments into the public right-of-way that are visually and Deleted: extension
functionally appropriate to their street
6.5 -use innovative railing designs to define outdoor spaces, such as cafes, from
pedestrian movement areas
6.6 -create comfortable and attractive sitting areas, plazas and small open spaces
with a focus on views and sunshine
6.7 -select street trees that are appropriate to their location and function
6.8 -select ground level plants that suit their location and function
6.9 -maintain the "boulevard" character of Canyon Boulevard - a single row of
street trees on either side of the street, the building set-back line, and the center
planting strip which defines the boulevard character
6.10 -create gateway elements at important downtown entrance ways
6.11 -establish pedestrian scale street lights along street frontages when feasible
6.12 -handicapped access should be appropriately designed, visible from the main
entranceway, and in general, use the same access routes as those used by non-
handicapped users where possible
6.13 -install street furnishings that create a unified visual appearance in
downtown
6.14 -create attractive, safe and comfortable bus stops
6.15 -when feasible, create through-block pedestrian corridors between buildings,
especially in a north-south direction
6.16 preserve historic features of the streetscape
6.17 -upgrade downtown alleys as pedestrian access routes and efficient
commercial service access
6.18 enrich the downtown Nvith public art
90 Agenda Item 5A Page 80 of 114
List of Illustrations and Photographs
Introduction
Map of the Downtown Historic District, the Non-historic Area, and the
Neighborhood Interface
Photo of historic buildings
Map of downtown land use, zoning
Map of CAGID and BID boundary
Photos of views and settings in downtown
Map of Downtown Historic District with five building designations identified
Section 1: The Downtown Historic District
1.1 -illustration of typical historic facade with elements highlighted such as kick-
plate, etc...
1.1.1 -photo of historic storefront facade with original size, shape, proportions
highlighted
1.1.3 photo of the context of a historic block
1. 1.4 -illustrations or of historic buildings on the sidewalk and set-back from the
sidewalk
1.1.6 -photos of recessed entries in mid-block and at a corner
1.1.7 -photos of historic kick-plates, transoms and clerestories
1.1.9 -photos of traditional upper story windows and awnings
1.1.11 -photos of additions to side of a historic building, and to the roof
1.2.1 - illustration of typical historic facade elements highlighted
1.2.2 -photo of the context of a block, alignment of architectural features
1.2.3 -illustration of how to maintain the storefront line with the use of columns,
etc.
1.2.4 - -illustration of not building first floor more than 2 feet above grade
1.2.5 -photos of setbacks on upper floors to reduce perceived height, mass, and
scale
1.2.6 -photos of buildings that demonstrate human scale with important elements
highlighted
1.2.6 -illustration of buildings that are monolithic looking with elements
highlighted
1.2.7 -photo: maintain proportions of upper and lower story windows with
important elements
1.2.8 -illustration of 25 foot wide pattern of downtown facades
Section 2: -The Non-Historic Area
Map of the Downtown Historic District, the Non-historic Area, and the Interface
Area
2.1 - illustration of typical facade elements highlighted, for new construction
2.2 -illustration showing alignment of features within the context of a block
2.3 -illustration of how to maintain storefronts at sidewalk edge
2.4 -photo of contemporary buildings in Non-historic Area demonstrating
perceived height, mass, scale, via setback of upper floor
91 Agenda Item 5A Page 81 of 114
2.4 -photo of maintaining a standard floor to floor height in a new bldg.
2.5 -photos of buildings that demonstrate human scaled elements
2.5 -photo of visual interest features on a building at the street level
2.6 -illustration of the differences between lower and upper floor windows,
features
2.9 illustration of a people plaza
2.10 -photos of the character areas below and around Canyon Blvd.
Section 3: The Interface Area
Map of the Downtown Historic District, the Non-historic Area, and the
Neighborhood Interface
3.1 -photos of historic residential buildings next to commercial buildings in the
Neighborhood Interface
3.2 -photo of alley with an attractive garbage storage near a neighborhood
3.4 -photo of curb zone grass in the half block adjacent to the Neighborhood
Interface
Section 4: Parking Facilities
4.2 -photo of typical surface parking lot landscape elements
4.3 photo of retail wrap on public parking facility
Section 5: Commercial Signs
5.1 -photos of typical wall sign and typical projecting sign
5.1 -photos of typical awning sign; typical sign materials, illumination, shapes,
graphics
5.2 photos of mall and surroundings
Section 6: Streetscape
6.2 -illustration of basic sidewalk elements including curb zone, pedestrian zone,
corner zone, and of a basic intersection design
6.2 -photo of a Neighborhood Interface block showing landscape material in the
curb zone
6.5 photos of innovative, attractive railing design
6.6 -photo of plaza and seating area in the downtown
6.7 table of appropriate trees
6.7 -photos of approved tree grates and of how tree clusters may highlight an
entranceway
6.8 -photos of appropriate ground covers in downtown
6.9 photos of typical Canyon Boulevard images
6.13 -photos of standard benches, trash receptacles, bicycle racks, bollards,
newspaper boxes, banners and lights in the downtown
6.15 -photo of through-block connector and a typical sidewalk
6.17 photo of improved alleyway
6.18 photos of public art in the downtown
92 Agenda Item 5A Page 82 of 114
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Landmarks Design Review Committee
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LPAB
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applications
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full LPAB
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at
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The decision of the full LPAB
95 Agenda Item 5A Page 85 of 114
Downtown Urban Design Guidelines Sidebars Attachment B
Pg 28
CODE: Minimum percentage of lot frontage that must contain a building or buildings should not
be less than 70% in the RB 1C RR 2E, RB-1X B 2X, and RB 3X DT-1, DT-2, DT-3, DT-4, and
DT-5 zones. SuGh standard is not appliGable .
CODE: Maximum front yard landscaped setback is 15 feet for buildings in the DT-1, DT-2, DT-3,
and DT-5 RB 1 C RR_7E RR _1 Y and up to 15 feet in the RR_ E RB 2X and RR_ X Zones.
(BDH note: DT-4 now reflects a WA" for a maximum setback)
CODE: Primary building entrance locations should face the street.
pg 29
SOD€NOTE: First floor levels should be no lower than grade level and no higher than 2 feet
above grade. (Consideration of flood mitigation design should be taken into account for buildings
located in flood plain areas.)..
CODE: The allowable "by-right" height is up to 35 feet, with a maximum height of 55 feet through
height Site Review.
CODE: The maximum "by-right" number of stories aIlo,e,or) in 3-F feet is two stories, except in
DT-5 on corner lots, 3 stories are permitted.
GODE: Generally, fGF GGFnmeFGiaI and residential buildings RB IX, RIB 2X, RB I E, and RIB
2E, the fleer te floor heights should be up to 14 feet f9F the ground level, and up to 12 feet for the
sese+eer. NO LONGER A CODE REQUIREMENT
CODE: In the RBI X and RBI I= DT-5 zones, principal building heights for a building located on
a corner lot that faces two public streets may be increased up to 10 feet in height and up to 3
stories if: the building contains no more than 3 stories above the finished grade; the horizontal
dimensions of the third story are no greater than 50 feet along the front yard street frontage by
70 feet along the side yard street frontage; a44d-the vertical planes of the third story are located
directly above the vertical planes of the stories below; the zoning districts on the other three
corners of the intersection where the property is located are within the DT-5 or P zoning districts;
and the building is not within a historic district created under the provisions of chapter 9-11,
"Historic Preservation," B.R.C. 1981.
pg 31
CODE: For buildings located in the RB 1 E, RB 2E, RB 1X, RB and RB 3X DT-1, DT-2, DT-
3, DT-4, and DT-5 zones, a minimum of 60% of a ground floor facade facing a public street shall
be made of transparent materials, meaning glass or other similar materials that possess a
minimum sixty percent transmittance factor and a reflectance factor of not greater than 0.25, or
otherwise designed to allow pedestrians to view activities inside the buildings. This standard
shall not apply to residential uses that may occur along the ground floor facade.
pg 335
CODE: Primary building entrance locations should face the street.
CODE: Minimum percentage of lot frontage that must contain a building or buildings should not
96 Agenda Item 5A Page 86 of 114
be less than 70% in the QB 1 E B-2€, RB 1 X, RB 2X, and RB 3X DT-1, DT-2, DT-3, DT-4, and
DT-5 zones. SUGh standard is not appliGable in RB .
CODE: With the eXGeption of properties fronting ente Canyon Boulevard, all other properties
,
RB! _X and up to 15 feet in the pC2,TR2X and CAB 3X zones. Maximum front yard
landscaped setback is 15 feet for buildings in the DT-1, DT-2, DT-3, and DT-5 As a-major
arterial stIreet of four Ianer,, Canyon Boulevard has a r*etbaGk of 78 feet frorn the c;enterline of thea
highway 9F 25 feet fFern the Iet line adjoining the right of way, whiGhe er is . .
CODE: The allowable "by-right" height is up to 35 or 38 feet, with a maximum height of 55 feet
through height Site Review.
CODE: The maximum "by-right" number of stories allowed 35 feet is two stories.
2E, the floor to fieer heights should be up to 14 feet for the gFound level, and up to 12 feet for the
sese+nfin- e~ NO LONGER A CODE REQUIREMENT
CODE: In the RBI -X and RBI -E DT-5 zones, principal building heights for a building located on
a corner lot that faces two public streets may be increased up to 10 feet in height and up to 3
stories if: the building contains no more than 3 stories above the finished grade; the horizontal
dimensions of the third story are no greater than 50 feet along the front yard street frontage by
70 feet along the side yard street frontage; aPA-the vertical planes of the third story are located
directly above the vertical planes of the stories below; the zoning districts on the other three
corners of the intersection where the property is located are within the DT-5 or P zoning districts;
and the building is not within a historic district created under the provisions of chapter 9-11,
"Historic Preservation," B.R.C. 1981.
pg 36
2E, the floor to fleer heights sheuld be up to 14 feet for the ground level, and up to 12 feet f9r the
seeend#1eew-. NO LONGER A CODE REQUIREMENT
pg 37
CODE: For buildings located in the RB 1 E, RB 2E, RB 1X, RB 2X, and RB 3X DT-1, DT-2, DT-
3, DT-4, and DT-5 zones, a minimum of 60% of a ground floor facade facing a public street shall
be made of transparent materials, meaning glass or other similar materials that possess a
minimum sixty percent transmittance factor and a reflectance factor of not greater than 0.25, or
otherwise designed to allow pedestrians to view activities inside the buildings. This standard
shall not apply to residential uses that may occur along the ground floor facade. (BDH note:
updated to reflect current code language)
GOD€NOTE: First floor levels should be no lower than grade level and no higher than 2 feet
above grade. (Note: eXGept in flood zones.) (Consideration of flood mitigation design should be
taken into account for buildings located in flood plain areas.) (BDH note: this comment is not
technically a code requirement, it appears to be intended to give a heads-up to designers that a
basement that is more than 2' above grade is considered as a "story" and may push a project
97 Agenda Item 5A Page 87 of 114
into Site Review if it results in 3 or more stories. As a result it may be preferable to not present
as a code reference)
pg 40
GGIDE: Ganyon Boulevard, through the downtown, is a "major ai4erial street of 4 lanes" whiGh
requiFes that buildings be set baGk 78 feet from the Genterline of the highway 9F 25 feet fFem the
lot lino adjGiRinn the right _nf_way, whinhever is greater. NOT A CODE REQUIREMENT-
Consider working into guidelines
pg 41
NOTE: DDAB is responsible for reviewing commercial projects within that portion of the Interface
Area located in the Non-historic area. LPAB is responsible for that portion of the Interface Area
that falls within the Historic Area.
pg 43
CODE: requires a 15 foot sight triangle where alleys intersect with streets.
pg 46
CODE: The city code requires landscaping on the interior and the perimeter of parking lots.
Section 9 3.3-4 9-9-14 describes standards for screening parking lots from the street, screening
parking lots at property edges, and interior parking lot landscaping. For example, lots with fewer
than 15 spaces (300 gross square feet per space) require no interior landscaping. Lots with 16
to 160 spaces require that at least five percent of the interior parking lot contain landscaping.
Lots with more than 160 spaces and more than one double loaded row of parking require that at
least ten percent of the interior parking lot contain landscaping.
pg 47
CODE: The city code requires landscaping on the interior and the perimeter of parking lots.
Section 9-3.3-4-9-9-14 describes standards for screening parking lots from the street, screening
parking lots at property edges, and interior parking lot landscaping. For example, with regard to
the issue minimum height and opacity: Parking lot screening may include landscape features
such as planter boxes, walls, or hedges in combination with trees and plantings, but must
provide a screen a minimum of 42 inches in height along the full length of the parking lot
adjacent to the street. Planted materials must provide a significant screen when fully grown that
is at least 42 inches in height as measured from the base of the sidewalk adjacent to the street,
unless the parking lot is higher than the sidewalk, in which case it should be measured from the
base of the parking lot adjacent to the street. Fences shall be no taller than 48 inches in height.
In the ,Q94 E, 92 E-, R93 E, 94 X, 292 R93 MS X,fyne_1r and nnU_1r DT. BMS. !MS
and MU-3 zones, the parking lot screening requirement can be met by any one of the following:
• A planting area with a minimum of a six foot width between the sidewalk and the parking lot,
98 Agenda Item 5A Page 88 of 114
planted with shrubs having a mature height no lower than 42 inches;
• A fence, hedge, or wall meeting the requirements of Ssection 9 3. 9-9-15, "Fences, ,
a444-& Walls, " B.R. C. 1981, and of a height no lower than 42 inches and fences and walls shall
be no taller than 48 inches as measured from the base of the parking lot adjacent to the street..,
and
• Another method, if approved by the city manager, that forms a significant screen between 42
inches in height and maximum of 48 inches in height for the length of the parking lot adjacent to
the street. (BDH note: please verify that each of these reflects updates/edits from E. Lokocz;
done EAL)
pg 48
CODE: For automobile parking garages as a principal use on a lot that is over 20,000 square
feet in a DT-1, DT-2, DT-3, or DT-5 zone:Tthe building shall be set back fifteen feet from any
property line adjacent to a public street, but not an alley, for any portions of the building between
35 feet and 45 feet in height. The facade of the building shall be set back 35 feet from any
property line adjacent to a public street, but not an alley, for any portions of the building between
45 feet and 55 feet in height. All portions of a building above the permitted height shall also be
required to meet the requirements set forth in Section 9-42-4-4-14, "Site Review."
CODE: The requirements for the maximum number of stories set forth in Section 9-3-.27-1,
"Schedule of Form and Bulk Requireme Standards," B.R.C., 1981, shall not be applied to
parking areas within auto parking garages.
CODE: A first floor retail wrap is required (floor area that is used for non-parking purposes). The
depth of the wrap is a minimum of 25 feet and a maximum of 350 feet; The wrap faces on all
streets, except alleys, for the entire length of the building except for those places necessary to
provide ingress and egress into the parking areas. And, the space is used for retail, restaurant
and other pedestrian oriented uses otherwise permitted or approved in the zoning district.
CODE: A second floor wrap is required. The depth of the second floor wrap is a minimum of 15
feet and a maximum of 350 feet. The second floor wrap shall face on all streets, except alleys,
for the entire length of the building. And, the space is for any use permitted or approved for the
zoning district.
CODE: The maximum floor area ratio for non-parking uses shall be 0.7:1. Uninhabitable space
shall not be included in the floor area ratio calculation for non-parking uses. The floor area ratios
set forth in the floor area ratio requirements applying to the Downtown (DT) zones as shown in
section 9-3`28-1, "Schedule of Bulk Requirements Intensity Standards", and 9 3.2 , "Floor
Area tins for RB IE R6 2E RB 3E R B IX pR `X( and RB 3X DmstF0Gts, " B.R.C. 1981, shall
not be applied to a parking garage.
pg 50
CODE: The total area of all wall signs on a face of a building may not exceed fifteen percent of
the area of that portion of the building face between ground level and the roof line or a line
twenty-five feet above grade level, whichever is less.
CODE: The total area of all wall signs on an architecturally distinct wall, where two or more such
walls form a face of a building, shall not exceed twenty-five percent of such wall.
CODE: No part of a wall sign may be located more than twenty-five feet above grade level.
CODE: No wall sign may be attached to or displayed against any parapet wall that does not
99 Agenda Item 5A Page 89 of 114
extend around the entire perimeter of the roof enclosed by the parapet. No sign on such a
parapet wall may extend more than 24 inches above the roof elevation immediately behind the
sign, unless approved in as part of a site review under section 9-2-14, "Site Review, "B. R. C.
1981.
CODE: No wall sign may extend above the roof line of a building except as permitted on a
parapet wall. No wall sign may be displayed on the wall of a mechanical room or penthouse or
other such enclosed space which is not habitable to the occupants of the building.
CODE: The length of a wall sign shall not exceed seventy percent of the length of the wall or the
width of the leased space of the wall on which it is located, whichever is less.
CODE: The sign height for wall signs located within the B "S-v nn„_v "91 E-, R92_c n93_c
R91_v RR X, R93 1/ and rQc B. V.R. C. and the BMS, MU-3, DT, and BT-2 zoning districts
shall not exceed 24 inches for single lines of copy and a total of 32 inches for multiple lines of
copy, and any graphic symbol may not exceed 30 inches.
pg 51
CODE: Signs projecting over public property may not project more than thirty-six inches from a
wall of a building; the maximum permissible total area for such a sign is the lesser of-
- 1 square foot of sign area for each linear foot of frontage of the building upon which such sign
is displayed, or
• 18 square feet per sign, with no face of the sign exceeding 9 square feet.
CODE: Signs projecting over private property may not project more than six feet from a wall of a
building nor beyond the minimum required building setback line and may not exceed twenty-four
square feet in total area, and no face of a sign shall exceed twelve square feet.
CODE: Projecting signs must have a minimum clearance above the sidewalk of eight feet and
may not extend twelve feet or more above the sidewalk nor above the roof line.
CODE: Any end panel on a projecting sign is considered a face of the sign and included in the
area of that sign if the end panel is twelve inches or more in width.
CODE: No more than one projecting sign may be maintained per tenant space frontage at the
ground level of a building. The minimum horizontal distance between projecting signs on a
building shall be 25 feet.
(Note: There is currently no mention of awning signs included in the design guidelines. I
am not sure if this is intentional, but having had several experiences with applicants who
are confused about awning requirements it seems to me that it would be helpful to include
at least some of the applicable code section.)
CODE: The total area of an awning sign may not exceed the lesser of one hundred fifty square
feet or one square foot of sign area for every linear foot of awning length. Awning length is that
portion of the awning that is parallel to the building wall on which it is located.
CODE: No awning sign may project above, below, or beyond the face of the architectural
projection on which it is located, except for an awning sign that meets the following standards:
• An awning sign may project horizontally beyond the face of a marquee or canopy no more
than twelve inches, measured from the bottom of the sign, if necessary to accommodate
the letter thickness and required electrical equipment;
100 Agenda Item 5A Page 90 of 114
• An awning sign composed entirely of individual opaque alphanumeric characters twelve
inches or less in height may project above the point at which they are attached to the
marquee or canopy by no more than the height of the character plus two inches;
• The canopy or marquee to which the awning sign is attached must be located over an
entry to the building; and
• The awning sign shall be substantially parallel with the building wall to which the canopy
or marquee is attached.
CODE: Awning signs that extend fifteen inches or less from a wall of a building shall be
considered to be wall signs, subject to the requirements of paragraph (d)(14) of this section.
CODE: Permission to construct, install, and maintain an awning sign over the public right-of-way
must be obtained from the city manager pursuant to section 4-18-3, "Sidewalk Banner or Awning
Permit Required, "B. R. C. 1981, prior to the issuance of the sign permit.
CODE. For purposes of determining projection, clearance, height, and materials, an awning sign
shall be considered a part of and shall meet the requirements for a marquee, canopy, or awning,
as specified in the city building code, chapter 10-5, 'Building Code, "B.R.C. 1981.
CODE: If an awning sign is located on a marquee, canopy, or awning and is internally
illuminated through translucent material, the entire illuminated area of the awning or awning sign
shall be included in the calculation of the area of the sign.
(NOTE: There is also no mention of Historic District or Building- l have added this section
as well, as it seems to be relevant. Again, if the omission of this section was intentional
then perhaps it warrants further discussion)
CODE: In addition to satisfying the provisions of section 9-9-21, signs installed or maintained on
a historic building or in a historic district must comply with the provisions of chapter 9-11,
"Historic Preservation," B.R.C. 1981.
pg 65
greater. CODE: GaRYGR Ii3eulevard, through the d9WRt9WR, is a "majeF arterial street of 4 IaRes" whiGh
requires that buildiRgS bt-Q SP-t--h~;;G-k 72 fp-p-t frn-m.. thp- of the highway n-r -2F-4 fp-p-t frn-rn thp-
NO LONGER A CODE REQUIREMENT
101 Agenda Item 5A Page 91 of 114
Attachment C
A. Vision and Design Guidelines
Council Direction: Update the Downtown Urban Design Guidelines for the interface areas
and the area south of Canyon Boulevard, including strengthening and clarifying the vision
and criteria in the Guidelines and developing additional graphic examples to illustrate
appropriate scale, bulk, and open space.
Status: Addressed in this memo
B. Floor Area Ratios
Council Direction: Revise the land use code to better align requirements for the interface
areas and the area south of Canyon Boulevard with the Downtown Urban Design Guidelines
including changes to the bulk standards to reduce the allowable floor area ratio (FAR) in
selective zone districts.
Status: No further work recommended at this time
C. Design Review Process
Council Direction: Consider how review bodies with as the Downtown Design Advisory
Board (DDAB) and the Planning Board may better coordinate their analysis of proposed
downtown projects. This may entail the development of a short evaluation report card listing
the relevant guidelines and code requirements as a common means of communication.
Status: Addressed in this memo
D. Community Benefit for FAR Bonus
Council Direction: Draft an ordinance that would permit the residential FAR bonus to
remain intact conditioned on public benefit and to include a definition of public benefit to aid
reviewing bodies.
Status: No further work recommended at this time
E. Community Benefit for Height Modifications City-wide
Council Direction: Develop code changes to require projects receiving height modifications
pursuant to Section 9-2-14 of the Boulder Revised Code to provide an overall benefit to the
community. Develop a process and schedule to identify options for changing the conditions
under which height modifications can be granted.
Status: Consider as part of a larger project.
20
102 Agenda Item 5A Page 92 of 114
Attachment D
City Council
November 3, 2010
Revised Item: Consent Agenda 3C
Summary of the August 24, 2010 Study Session on the South of
Downtown Area (SoDA), Downtown Zone Districts, and Height
Modifications City-Wide
21
103 Agenda Item 5A Page 93 of 114
pF. BoJ
CITY OF BOULDER
CITY COUNCIL AGENDA ITEM
MEETING DATE: November 3, 2010
AGENDA TITLE: Consideration of a motion to accept the Summary of the August 24, 2010 June 3, 2010 Study
Session on the South of Downtown Area (SODA), Downtown Zone Districts, and Height Modifications City-wide.
PRESENTERS: Jane S. Brautigam, City Manager
David Gehr, Acting City Attorney
Paul J. Fetherston, Deputy City Manager
David Driskell, Executive Director of Community Planning and
Sustainability
Susan Richstone, Comprehensive Planning Manager
Louise Grauer, Senior Planner
Sam Assefa, Senior Urban Designer
EXECUTIVE SUMMARY:
This agenda item provides a summary of the August 24, 2010 June 3, 2010 City Council Study Session on the South
of Downtown Area (SoDA), Downtown Zone Districts, and Height Modifications Citywide. Boulder's Energy Future.
The objective of the study session was to provide City Council with an update on the work completed based on City
Council direction from Dec. 2008, and Planning Board recommendations from April 1, 2010, and to obtain feedback
from council for next steps.
Attachment A is an updated revised summary of council's discussion of the issues and questions that were presented
at the study session.
STAFF RECOMMENDATION:
Suggested Motion Language:
Staff requests council consideration of this summary and action in the form of the following motion:
Motion to accept the Summary (Attachment A) of the August 24, 2010 June 3, 2010 Study Session on the South of
Downtown Area (SoDA), Downtown Zone Districts, and Height Modifications Citywide.
ATTACHMENTS
A: Summary of August 24, April 13, 2010 Study Session on South of Downtown (SoDA), Downtown Zone Districts,
and Height Modifications City-Wide.
Attachment A
22
104 Agenda Item 5A Page 94 of 114
South of Downtown Area (SoDA), Downtown Zone Districts, and Height
Modifications City-wide
Study Session Summary
August 24, 2010
PRESENT:
City Council: Suzy Ageton, . Matt Appelbaum, KC Becker, Macon Cowles, Crystal Gray, George Karakehian, Lisa
Morzel, Mayor Susan Osborne, Deputy Mayor, Ken Wilson, Deputy Mayor
Staff Members: City Manager Jane Brautigam Deputy, Deputy City Manager, Paul Fetherston
Community Planning and SustainabilitX: , Deputy City Manager, David Driskell, , Executive Director of Community
Planning and Sustainability, Susan Richstone, Comprehensive Plan Manager, Louise Grauer, Senior Planner, Sam
Assefa, Senior Urban Designer, Karl Guiler Planner II,
Public Works: Brian Campbell, Martha Roskowski
Housing and Human Services: , Civil Engineer II Andy Proctor, , Housing Manager, Michelle Allen,
Housing Planner, Martha Roskowski, GO Boulder Program Manager
PURPOSE OF THE STUDY SESSION:
■ To brief City Council on the work that has been done based on direction from City Council in December
2008.
■ To obtain feedback from Council on recommendations, options, and next steps for implementing changes to
the Downtown Urban Design Guidelines and to the land use code.
■ The Aug. 24 Study Session memo is available at
http:'/www.bouldercolorado.gov/tiles/PDS/boards/lg_8 24 2010_SoDA_Downtown _ZoneDistrlctS_and_Hel
,ght Modifications.pdf
OVERVIEW OF THE PRESENTATION:
The following information was presented:
■ The five City Council motions from December 2008 providing direction to staff from December 2008
■ Two additional proposed code changes as a result of the staff analysis
■ Summary recommendations to Planning Board (April 1, 2010) and Planning Board action
■ New work on the vision for the public realm, including Canyon Boulevard and the North Boulder & Farmers
Ditch, in responses to Planning Board input:
■ Next steps
COUNCIL RESPONSES TO STUDY SESSION QUESTIONS
The study session memo provided three questions for City Council to consider. The questions and a summary of
Council comments are included below:
1. Does the Council have questions or comments about the following recommendations on the future
vision of the area south of the downtown (SODA)?
a. Canyon Boulevard
■ Many Council members support the proposed boulevard concept for Canyon Boulevard because it
knits together both sides of Canyon.
■ However, there was concern about how realistic it is. Issues included:
o Don't put all the costs on the private sector.
o Don't condemn properties.
o Since Canyon Blvd. is a state highway, we need to talk with the Colorado Dept of
Transportation (CDOT) to ensure we can make changes to the right-of-way as suggested.
o Changes to the design of Canyon should not be recommended for only three blocks but
should be analyzed as part of a larger study to include Canyon from 9t" to 16tli Streets.
23
105 Agenda Item 5A Page 95 of 114
Suggest that staff consider all the details of how the boulevard concept will fit in with the rest
of Canyon: on-street parking, bike paths, landscaping,
o Combine the three blocks of DT-5 in SoDA with the rest of the SODA study area.
■ Some support for the 78 foot setback if the economics work. Look at the- possi ility of reducing the
78 foot setback from the centerline of Canyon Blvd. to the minimum appropriate setback needed to
implement future enhancements to Canyon Blvd.
■ Some support for the 15 foot 4th story setback instead of the current 20 foot 3`a and 4'h story setbacks
in the code. Two voices for no upper story setbacks.
■ Need to implement Canyon Blvd in stages so we don't have to wait until all the right-of-wayROW
is in place.
■ Streets are the most important elements of good urban design.
■ Should incentivize development along Canyon Blvd.
■ Important to get the public realm right; the right uses are also important.
■ The south side of Canyon Blvd. should result in an improvement over the north side.
■ Plan for the next 50 years.
b. The North Boulder B Farmers' Ditch (the Ditch)
■ Create great public spaces.
■ General support for the multi-use path along the ditch (the multi-use path is in the Transportation
Master Plan-- TMP).
■ Support for open/ green spaces along the ditch (not gated) so long as they are designed, programmed
and managed in a way that creates activity and safety.
c. The location and requirements of the interface areas
■ Support a new interface area in SoDA to reduce impacts on adjacent residential neighborhood.
■ Uses are an important aspect of interface areas, adjacent to residential areas.
d. Options for the Downtown - 5 (DT-5) zone district south of Canyon
Consider all of the cumulative impacts to the property owners: proposed setbacks, proposed
connections, multi-use path along the ditch. Don't only look at the floor area ratio (FAR.)-,but
eonsider the eumulative impacts of sethaeks, connections, multi use path along the ditch, and open
spaee.
■ Zoning on south side of Canyon:
o Support for keeping the existing zoning, DT-5, south of Canyon.
o Redevelopment in SoDA should provide permeability.
o Concerns were raised about including east-west alleys and north-south pedestrian connections
which could impact the economic feasibility of future development.
o Other input:
➢ Option 2, which provides for east-west alleys and north-south pedestrian connections,
is more permeable/ has greater connectivity
The original staff recommendation would allow class A office space at 2.0 FAR
(without bonuses).
o Allow as much flexibility as possible for property owners.
e. Residential Density Bonus
■ Would like to see a range and diversity of incomes downtown. Perhaps look at developing
affordable / employee housing on the city-owned property in SoDA.
■ Some misunderstanding about the additional 10 percent permanently affordable housing requirement
for the additional residential bonus units.
■ Some support, some disagreement on a maximum size limit on the bonus units.
f. Other
■ Support to upgrade the pedestrian crossings at 14th, 15th, 16'h and 17th Streets.
■ Support for the proposed 15th Street streetscape improvements.
■ General support for incorporating the bus loading areas along 14th and Canyon.
24
106 Agenda Item 5A Page 96 of 114
2. Does the Council have questions or comments on the additional recommendations?
a. Rezoning the Downtown-3 zone (DT-3) to Downtown-4 (DT-4)
■ Confusion on the proposal to rezone the two half blocks of Spruce Street.
■ Concern that the uses allowed in DT-4 are compatible with the adjacent residential neighborhood.
Interface areas were all about uses.
b. The review process between the Downtown Design Advisory Board (DDAB) and Planning Board
■ Support for the revised process for DDAB and Planning Board.
■ Support for city-wide review for DDAB where there are adopted Design Guidelines.
■ Begin to look at mandatory compliance for DDAB review of projects.
■ Suggestions for additional design guidelines:
o A variety of materials should not be the way to reduce the perceived mass of new buildings.
o Eliminate the 60 square feet open space per unit not attractive.
o Do not set back the 4th story.
o Do not use so much stucco.
o Do not allow large appurtances (mechanical boxes) on top of 55 feet high buildings.
c. Communio, benefit for the residential density bonus downtown
■ Confusion about the recommendation.
■ Suggestion to require all housing created by the residential density bonus to be permanently
affordable.
■ Some support for requiring an additional 10 percent permanently affordable housing on the bonus
units only.
■ Should base the Inclusionary HousingZ requirement on the square footage and not on the number of
units.
■ The city should build employee housing on city-owned land.
d. Public benef t for height modifications city-wide
■ Don't need community benefit for height modifications.
■ Staff presented the concept of introducing a "cash-in-lieu" fee or "tradable open space" for
common open space. It would only apply in areas where there is an open space plan, in order to
develop key open space locations that might benefit several properties rather than requiring small
less useable open spaces on every development. There was some support on Council to pursue
this concept.
3. Does the Council have questions or comments on the two additional possible code changes?
a. Eliminate below grade habitable floor area in the overall floor area calculation in the downtown zones
■ General support for proposed code changes.
b. Allow 3-story and 38 feet height by-right in the downtown zones except in the Downtown Historic
District.
■ Concern about by-right projects downtown. Perhaps all downtown projects should go through some
review process.
Other Feedback
■ Open up to a broader public discussion about SoDA.
■ Include SoDA in a larger context with all of the city-owned property between 9th and 14`h Streets.
■ Follow-up with additional meetings with property owners in SoDA.
25
107 Agenda Item 5A Page 97 of 114
Attachment E
CITY OF BOULDER
DOWNTOWN DESIGN ADVISORY BOARD NOTES
February 9, 2011
Creekside Room, West Boulder Senior Center, 909 Arapahoe
4 pm
A tape recording (maintained for a period of seven years) is retained in Central Records
(telephone: 303-441-3043) and is available on the web at:
http://www.bouldercolorado.gov/
DDAB BOARD MEMBERS PRESENT:
Lisa Egger
Fenno Hoffman
Danica Powell
Paul Anthony Saporito
David Biek
DDAB BOARD MEMBERS ABSENT:
Charles Peter Rogers
STAFF PRESENT:
Sam Assefa, Senior Urban Designer
Brian Holmes, Zoning Administrator
Meghan Lawson, Asst. Zoning Administrator
Debbie Fox, Administrative Assistant III
The meeting was called to order at 4:11 p.m.
Discussion Item: The Urban Design Vision for South of Canyon Area (SODA),
Proposed Changes to the Downtown Urban Design Guidelines and DDAB's Role in
Review of Projects City-Wide
S. Assefa introduced the topic to the board.
• Minimum Setback from Canyon Blvd -
Fenno recommended that the less the set-back the better for traffic calming reasons. The
affect of increased visual friction of the facades being closer together and the sense of
enclosure you get along Canyon from higher street width to height ratio will slow traffic.
If the setbacks are smaller, it is going to seem tighter and calm traffic and therefore
increase pedestrian safety. The third reason is that further towards 17', the road
characteristic gets narrower, so the roads would become the roads to nowhere after the
boulevard characteristic ends. In addition, 17th to Folsom has a variety of set-backs,
some historic, some affordable, would cause problems.
Paul's vision or preference for this is the aspect ratio in the street is more urban in the
sense that there is a higher sidewall in relation to the width of the street. It is desirable to
108 Agenda Item 5A Page 98 of 114
make a symmetrical street, at least consider building up the southside to 55 feet to equal
the northside. And if there is concern about transitioning to the neighborhoods, it should
happen mid-block. And it is recommended to project a portico on the south side,
reduce the south side setback from 65' to 50' and thus change the aspect ratio to 2-1
rather than 2.4 to 1 or 3.5 to 1.
David agrees, but would not have the porticos only on the southside, as it works on the
northside for solar access and shading for summer. The city should consider solar access
inside of the buildings and giving more preference to that instead of the street to make the
southside of the building more useful.
The board agreed that setbacks should be narrowed and the smaller the better, as they
diminish the quality of the experience.
Fenno pointed out that people need to be drawn to this area in order to have the character
that is envisioned. The backs of buildings in the mid-block will need to be hacked to
create a transition zone.
Summary:
• The board generally agreed with reducing setback compared to previous, but
would consider further reduction to allow buildings closer and improve width-
to-height aspect ratio.
• The board supports the arcade concept to allow upper floors to project into the
65' setback for additional development and to reduce the aspect ratio.
• Upper story Setbacks in DT zones
David supports setbacks on the upper or second floor.
Paul stated it is possible to do upper story setbacks without looking like a pancake on
top.
Fenno voted for a real front and be flush on the 3rd or 4ti' floor. The starting point would
be no set-back at all. He felt that the clause should be deleted that says the shading the
sidewalk is not allowed. It makes it impossible to build anything and it kills new
projects. Sheer facade have value, the shading sidewalks kills any urban projects.
Danica suggested anticipating a discussion about a 4 story setback and how to make the
building be more comfortable in discussions down the road. It should be considered to
infuse the design guidelines with things other than a wedding cake design for heights
over 2 floors.
Lisa suggested using Fenno's PPT to highlight and counter it with buildings that are
sheer. The attributes in the PPT need to be translated and incorporated into design
guidelines.
109 Agenda Item 5A Page 99 of 114
Paul suggested using good pictures, other than pictures of Boulder, external images of
types of buildings that have 4 stories, perhaps with portici, that work in other places.
Lisa agreed, but it needs to be pictures of buildings that people can relate to.
Summary:
• Most of the board supported the proposed change.
• Some of the board expressed a reservation as to why we even have it in the
guidelines when it doesn't help in either improving design or allowing light to
the street since even a one story building will shade the sidewalk. Some
argued that in fact setback requirements have had negative impact on the
quality of building design.
• Danica, as a PB liaison, agreed with the design argument but also expressed
that one of the reasons PB encourages it is to reduce the mass and scale of
buildings. She asked DDAB to come up with ways to illustrate how upper
floor setbacks do not necessarily reduce perceived bulk, and also show other
ways to reduce bulk.
• By-right Height in DT zones
Paul stated that 38 feet works, but timid on the southside or shouldn't be anymore
restrictive than the northside at 55 feet for 3 stories.
Fenno recommended focusing more about the number of stories in terms of building
height without limiting floor to floor height. This would allow for more variety to
respond to specific building restrictions of the site.
Summary:
• Generally all agreed with the proposed change.
• Some members indicated that you would get a better and interesting design
and variation if regulated by number of stories rather than height in feet.
regulating by height
• Additional Interface Area
David felt that there are enough mechanisms in place so a new one aren't necessary.
Fenno cited examples of buildings that are bigger than their surroundings, so this should
not be an issue for the interface areas. He stated that diverse placements work and add
variety to a neighborhood and abrupt type changes work and happen all the time in
Boulder. He is wary of supporting code that supports stepdowns without doing analysis
that shows step downs are necessary.
110 Agenda Item 5A Page 100 of 114
Summary:
• All recommended that there was no need to have a transition zone at mid
block at the liquor mart site. Rather suggested that the ditch provides a natural
transition area for the interface zone.
• Some also argued that specifying the transition zone at mid block would limit
design variation/choice in how and where to sculpt a proposed building.
• Corrections to the Downtown Design Guidelines
Summary:
• All agreed.
• Changes to the DDAB Process
Paul cited the last project DDAB reviewed had some units that were hardly habitable
(Boulder Junction 33~d/Pearl). He would have liked to see the project earlier since it made
it through PB and CC twice without catching the flawed unit plans.
David supports expanding the domain. There needs to be more input on design of the
guidelines themselves and more feedback from the applicants, where are the problems,
etc.
Fenno supports quality improvements. The guidelines should be changed as the culture
changes to reflect the changes of Boulder. He welcome feedback and supports an
evolution of the document. He felt it will be tricky to design when away from downtown.
David stated that the guidelines for other parts of the city aren't up to par as the
Downtown Guidelines, but he would like to be part of the discussion to improve them.
Paul would like to work with everyone involved to revise the design guidelines with the
parties at hand.
Fenno felt that there needs to be more cohesion between the various guidelines and what
would be an appropriate trigger to being the projects to DDAB.
David stated that it has not been easy to review projects outside of DDAB area, therefore
there is a need to have new guidelines.
Danica agreed and feels it is necessary since more projects being referred by PB.
Danica recommended the DDAB to send a copy of the visual of the NY design/code for
the March 17d' Meeting.
Summary:
• All support the expanded role in areas where we have guidelines
111 Agenda Item 5A Page 101 of 114
• Most suggested we need simple universal design guidelines for Boulder to
make the boards review process easier and effective.
• DDAB members agreed to find or develop a few pages of key design
guideline elements as a guide for reviews.
• All suggested that earlier engagement at the conceptual stages, and some form
of joint review with PB would be more effective to avoid ambiguity and
provide more predictability to applicants.
• All agreed in meeting with PB to workout and discuss process.
Public Comment
Adrian Sopher -Asked for a setback along Southside of the interface zone.
Developer - What is the timing of the transportation plan? Assuming it goes through,
when would the transportation plan begin? Floodplain? Who does it? FEMA and city
staff? Portico cross section, asked if that includes the 65ft? If you really want retail on
the bottom floor, you can't set it back like that. It isn't viable. Subsequent discussion with
this person clarified that the illustration presented by Sam Assefa showed a reduced
setback to accommodate the portico. (From a developers perspective) Regarding 35-38",
it would help to see how they measure the change. Regarding the transition zone, when
he went through, the problem was in the Design Guidelines. The modern articulations of
the forms made a problem for the applicant and all of the Boards.
Chris - observations include expanding the roll of DDAB it will be difficult because
there are already 4 layers of design review already. If DDAB does design review in other
districts, it will cause a need to look at the concept, not just the design.
Adjournment - The meeting adjourned at 5:52 pm.
112 Agenda Item 5A Page 102 of 114
Attachment F
1 I ORDINANCE NO. Formatted: [entered
2 AN ORDINANCE AMENDING THE REQUIREMENTS
3 RELATED TO URBAN AND ARCHITECTURAL DESIGN
INCLUDING SECTION 2-2-18, "DOWNTOWN DESIGN
4 ADVISORY BOARD." B.R.C. 1981: STANDARDS RELATED
TO THE USE OF PLANS AND GUIDELINES IN SECTION 9-
5 2-15, "USE REVIEW," B.R.C. 1981; AND FORM, BULK,
6 AND FLOOR AREA STANDARDS FOR THE DOWNTOWN
ZONING DISTRICTS; AND SETTING FORTH RELATED
7 DETAILS
8 BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF BOULDER,
9
COLORADO:
10
Section 1. Section 2-3-18, B.R.C. 1981 is amended to read:
11
12 2-3-18,pesign Advisory Board. Deleted: Downtown
13 (a) The City of Boulder design advisory board consists of five members appointed by the Deleted: dowmtown
city council for five year terms, at least two of whom are design professionals and three
14 of whom may be chosen without limitation. The purpose of the board is to encourage
15 thoughtful, well-designed development projects that are sensitive to the existing character
of an area or the character established by adopted design guidelines or plans for the area. ~ Deleted: the downtoami
16
(b) The board's functions are to:
17
18 (1) Review projects for compliance with the most recent Downtown Urban Design
Plan, and provide comments to persons responsible for designing and developing Deleted: (1986)
19 downtown projects having a valuation of $5.000 or more involving the ( Deleted: adopted by Ordinance No.
construction of a new building or exterior work on an existing building; l 5013
20 Deleted: io,ooo.oo
21 (2) Review projects for compliance with the most recent Downtown Urban Design
Plagand provide comments to persons responsible for designing, developing, and Deleted: (1986)
22 approving downtown projects that require a discretionary development review,
pursuant to chapter 9-2, "Review Processes," B.R.C. 1981: and
23
(3) Advise and make recommendations for approval or disapproval of amendments to
24 I the most recent Downtown Urban Design Plano the planning board, the city Deleted: (1986)
25 manager, and the city council.
26 (c) The board shall use the guidelines set forth in the most recent Downtown Urban Design
27 Plano review projects in those areas described on the "Downtown Area Map" as the Deleted: (1986)
historic commercial area, the non-historic downtown area, and the interface area.
28
SAPLAN\PB-ITEMSIMEMOS11g 3 17 ATT F draft ordinance.doc
113 Agenda Item 5A Page 103 of 114
I (d) Projects that require a review by the landmarks board are exempt from a review by the
2 I design advisory board. Deleted: downtown
3 (e) The board shall not involve itself in any review under title 8, "Parks, Open Space, Streets,
And Public Ways," 9, "Land Use Code," or 10, "Structures," B.R.C. 1981, unless its
4 opinion is requested by the city manager, planning board. or city council. The purpose of
such review is to encourage thoughtful. well-designed development projects that are
5 sensitive to the existing character of an area or the character established by adopted
6 deign guidelines or plans for the area.
7 (f) Prior to making any recommendation, the board shall hold a public hearing.
8 (g) The board is not authorized to issue subpoenas.
9
10 Section 2. Subsection 9-2-15(e), B.R.C. 1981 is amended to read:
11 9-2-15 Use Review.
12
(e) Criteria For Review: No use review application will be approved unless the approving
13 agency finds all of the following:
14 (1) Consistency With Zoning And Nonconformity: The use is consistent with the
15 purpose of the zoning district as set forth in section 9-5-2, "Zoning Districts,"
B.R.C. 1981, except in the case of a nonconforming use:.
16
17 (2) Rationale: The use either:
18 (A) Provides direct service or convenience to or reduces adverse impacts to
the surrounding uses or neighborhood,
19
(B) Provides a compatible transition between higher intensity and lower
20 intensity uses;
21 (C) Is necessary to foster a specific city policy, as expressed in the Boulder
22 Valley Comprehensive Plan, including, without limitation, historic
preservation, moderate income housing, residential and nonresidential
23 mixed uses in appropriate locations, and group living arrangements for
24 special populations: or
25 (D) Is an existing legal nonconforming use or a change thereto that is
permitted under subsection (f) of this section:
26
27 (3) Compatibility: The location, size, design, and operating characteristics of the
proposed development or change to an existing development are such that the use
28 will be reasonably compatible with and have minimal negative impact on the use
SAPLAN\PB-ITFMSIMEMOS11g 3 17 ATT F draft ordinance.doe
114 Agenda Item 5A Page 104 of 114
I of nearby properties or for residential uses in industrial zoning districts, the
proposed development reasonably mitigates the potential negative impacts from
2 nearby properties',
3
(4) Infrastructure: As compared to development permitted under section 9-6-1,
4 "Schedule Of Permitted Land Uses," B.R.C. 1981, in the zone, or as compared to
the existing level of impact of a nonconforming use, the proposed development
5 will not significantly adversely affect the infrastructure of the surrounding area,
6 including, without limitation, water, wastewater, and storm drainage utilities and
streets:
7
(5) Character Of Area: The use will not change the predominant character of the
8 surrounding area or the character established by adopted design guidelines or
g plans for the area, and
10 (6) Conversion Of Dwelling Units To Nonresidential Uses: There shall be a
presumption against approving the conversion of dwelling units in the residential
11 zoning districts to nonresidential uses that are allowed pursuant to a use review, or
12 through the change of one nonconforming use to another nonconforming use. The
presumption against such a conversion may be overcome by a finding that the use
13 to be approved serves another compelling social, human services, governmental,
or recreational need in the community including, without limitation, a use for a
14 daycare center, park, religious assembly, social service use, benevolent
15 organization use, art or craft studio space, museum, or an educational use.
16 Section 3. The following portions of Table 7-1 in Section 9-7-1, B.R.C. 1981 are
17 amended to read:
18
19 I DT-1
DT-2
20 DT-3
Zoning District DT-5 DT-4 Formatted Table
21 I Form module P q
22 SETBACK AND SEPARATION REQUIREMENTS
Minimrun front yard setback from a street for all principal
23 I buildings and uses for third story and above 15' X15 l Deleted: 20'
24 I PRINCIPAL AND ACCESSORY BUILDING HEIGHT Deleted: 20'
25 Maximum height for principal building OO s and uses c d $ • ~ Formatted Table
~ n
Deleted: 35'
26 I Conditional height for principal buildings and uses See section 9-7-6 for conditional height standards Formatted: Left
Section 4. The following portions of Table 8-2 in Section 9-8-2, B.R.C. 1981 are
27
28 amended to read:
SAPLAN\PB-ITFMSIMEM0S11g 3 17 ATT F draft ordinance.doe
115 Agenda Item 5A Page 105 of 114
I TABLE 8-2: FLOOR AREA RATIO ADDITIONS
Formatted Table
2 DT-1 DT-2 DT-3 DT-4 DT-5
3 I Base FAR 1.0 1.5 1.7 1.7 1.7
4 I Maximum total FAR additions (FAR) 1.0 0.5 1.0 0.5 1.0
FAR addition components: 0.5 0.5 0.5 0.5 0.5
5 1) Residential floor area (FAR)
6 I 2) Residential floor area if at least 35% of units are n/a n/a n/a n/a n/a
permanently affordable and at least 50% of total floor
7 area is residential (FAR)
8 I 3) Residential floor area for a project NOT located in a n/a n/a n/a n/a n/a
general improvement district that provides off-street
9 parking
4) On-site parking provided entirely within the principal 0.5 0.5 0.5 11/a 0.5
10 structure, or above grade parking structure
11 I 5) Below grade area used for occupancy T_ot No t _Not _ _ `lot_ _ _ Delet~below grade area
Counted Counted Counted Counted Counted Deleted: 50% below grade area
12 I Maximum allowable FAR (sum of base plus all 2.0 2.0 2.7 2.2 17 Deleted: 50% below grade area
13 available additions) Deleted: 50% below grade area
14 ( Deleted: 50% below grade area
Footnotes:
15
(a) FAR up to 1.85:1 if property is located in a general improvement district providing off-
16 street parking.
17 (b) 1.0 if parking bonus NOT used.
18 (c) See subparagraph 9-2-14(h)(2)(.), B.R.C. 1981.
(d) The maximum amount of floor area for nonresidential uses is .5 of the total floor area.
19 This floor area may be increased to .75 of the total floor area if the standards in
20 subsection 9-8-2(e), "District-Specific Standards," B.R.C. 1981 have been met.
21 (e) n/a: not applicable.
22 Section 5. Section 9-8-2, B.R.C. 1981 is amended to read as follows (with the remaining
23 paragraphs renumbered accordingly):
24
25 9-8-2 Floor Area Ratio Requirements.
26
(e) District-Specific Standards:
27
28
S:IPLAN\PB-ITFMSIMEM0S11g 3 17 ATT F draft ordinance.doc
116 Agenda Item 5A Page 106 of 114
1 (2) Below Grade Area Used for Occupancy in the DT Zoning Districts- Any below
grade area used for occupancy in the DT zoning districts shall not be counted
2 towards the maximum floor area permitted on the property. For the purposes of
3 this paragraph. below grade areas are those areas that are completely below grade
on the side of the building to which the front yard set back standards apply or the
4 side the approving authority detennines is the predominant frontage of pedestrian
5 access from the public right of way for the block face.
`
6 I (3) Maximum Supplemental Floor Area in DT-2: In the DT-2 district, the maximum
supplemental floor area consisting of either residential floor area, parking within
7 the principal building or detached garages that is not included in the FAR
calculation is 0.5 FAR.
8
9 I (4) Floor Area Transfers in the DT-5 Zoning Districts: In the DT-5 district, floor area Deleted: 3
may be transferred from one lot or parcel to another lot or parcel, as provided for
10 by this paragraph. Approval of a floor area transfer shall permit the transfer of all
of the supplemental floor area permitted by table 8-2 of this section to another lot
11 or parcel and permit the same amount of unrestricted floor area to be constructed
12 on the parcel from which the bonus floor area was sent. A floor area transfer will
be approved if the approving authority finds that the following criteria have been
13 met as a part of a site review approval pursuant to section 9-2-14, "Site Review,"
14 B.R.C. 1981:
15 I (A) The lot or parcel from which the floor area is transferred is adjacent to, Formatted: Indent: Left: 72 pt,
with a common boundary between the two lots or parcels. Adjacency shall Hanging: 36 pt, Space After: 0 pt,
Line spacing: single, Don't adjust
16 not be affected by the existence of a public right-of-way; space between Latin and Asian text,
(B) Both the sending and receiving lots or parcels are located in the same Don't adjust space between Asian
17 zoning district as the lot that will receive the additional floor area; text and numbers
18 I (C) The floor area on either lot or parcel does not exceed the floor area
allowed, with floor area bonuses for each lot or parcel, and
19 (D) A phasing plan, that addresses the timing of the construction of all of the
floor area is approved, that insures that the bonus floor area will be
20 constructed prior to or concurrent with any unrestricted floor area that is
21 transferred to another lot or parcel.
22
23 Section 6. This ordinance is necessary to protect the public health, safety, and welfare of
24 the residents of the city, and covers matters of local concern.
2.5
Section 7. The council deems it appropriate that this ordinance be published by title only
26
27 and orders that copies of this ordinance be made available in the office of the city clerk for public
28 inspection and acquisition.
S:IPLAN\PB-ITFMSIMEMOS11g 3 17 ATT F draft ordinance.doe
117 Agenda Item 5A Page 107 of 114
I INTRODUCED, READ ON FIRST READING, AND ORDERED PUBLISHED BY
2 TITLE ONLY this day of 2011.
3
4
5 Mayor
6 Attest:
7
City Clerk on behalf of the
8 Director of Finance and Record
9
10 READ ON SECOND READING, PASSED, ADOPTED, AND ORDERED
11 PUBLISHED BY TITLE ONLY this day of 2011.
12
13
14 Mayor
15 Attest:
16
City Clerk on behalf of the
17 Director of Finance and Record
18
19
20
21
22
23
24
25
26
27
28
SAPLAN\PB-ITFMSIMEM0S11g 3 17 ATT F draft ordinance.doe
118 Agenda Item 5A Page 108 of 114
Attachment G
DEVELOPMENT EXCISE TAX STUDY
Cffy of Boulder, Colorado
Residential and nonresidential development in the City of Boulder currently pays a Housing
Excise Tax (HET) to help provide permanent affordable housing in the City. As part of the
Impact Fee/Excise Tax Study, TischlerBise was asked to calculate an impact fee or excise tax
for Affordable Housing. Due to limitations in the State Impact Fee Act and impact fee case
law, TischlerBise recommends an excise tax for Affordable Housing. If this Development
Excise Tax is approved by the voters, the current HET should be repealed.
The City's current adopted goal for provision of permanent affordable housing is 10 percent
of the City's housing stock. The breakdown of units by income category is 35 percent of
units for very low-income households (<30% of Area Median Income (AMT)); 40 percent for
low-income households (30-68% AMI) and 25 percent for moderate income households (69-
80% AMI). The City's current inventory of approximately 2,800 permanently affordable
units is short by approximately 1,700. units. The City will continue to pursue adding these
units to the inventory to meet the current need through a variety of means such as funding,
policies and planning, direct services, and asset management. )
Fund-i0- is currently, from a variety of grants and loans---approximately $3.5-4.5
million annually-provided to non-profit and for-profit agencies and housing
developers. Public investment is used toward acquisition, rehabilitation, and/or new
construction of permanently affordable rental or for-sale housing. Funding and
- - -financing sources-inch rde_locally_Lo~ltolled-funds such as Affordable Housing Funds
(from the General Fund and Cash-in-Lieu); Community Housing Assistance Program
(CHAP); property tax dedicated mill levy; Housing Excise Tax;, CDBG (federal
funds),- HOME (federal funds); and, Private Activity Bonds (tax-exempt bond
allocation that may be used to finance affordable housing). State and Federal funds
and financing are available as well.
Policies and Planrhing: Design, development and implementation of policies that
increase affordable housing inventory. Planning efforts focus on identification of
future housing needs and mechanisms 'to address them.. Planning staff also
implements the city's Inclusionary Zoning Ordinance, which requires that at least 20
percent of new residential development is committed as permanently affordable.
1 Discussion below from, City of Boulder Affordable Housing Report, February 2003.
16
119 9' eA1,_ .x=H
Agenda Item 5A Page 109 of 114
®EVEtoPRAL EXCISF TAX STUDY
City of Boulder, Colorado
If the City were to stop growing today, the affordable housing goal would still be pursued
through the above means. However, the City will not stop growing and additional units will
be required to meet the needs of future development. To meet the City's future affordable
housing needs, Tischlerl3ise recommends implementation of a development excise tax for
affordable housing, paid only by nonresidential development. Nonresidential development
should pay the affordable housing excise tax because employment is the most direct
generator of affordable housing needs. The recommended DLT component uses a plan-
based methodology driven by the City's adopted goal for affordable housi ig and the
average cost to the City to subsidize the provision of affordable units.
It should be noted, that impact fees or development excise taxes on new residential
development can be waived for affordable units. If the City were to adopt impact fees, .the
amount waived or foregone would have to be covered through other means (such as from
the General Fund) to make each impact fee account whole. This should be addressed in the
ordinance that adopts the fee. Without this waiver, the proposed impact fees will add to the
cost of an affordable housing unit.
Furthermore, the consultant recommends that 'the existing dedicated property tax for
housing and other existing funding sources be used to correct the existing deficiency in LOS
and cover housing related operating costs. With this funding strategy, Boulder will be able
to correct the existing deficiency in affordable housing with property tax revenue and other
means such as inclusionary zoning, while meeting its future growth-related affordable
housing needs through the updated development excise tax.
Nonresidential development will be assessed the flax per square foot of gross floor area, or
- _--__--based on unique demand indicators, such as the number of rooms in a hotel. The tax rate is
derived by multiplying the affordable housing cost per employee by the nuhiber of--
employees per demand indicator.
Figure 13 summarizes the demand for affordable housing units through 2030. The current
employment base of 97,750 jobs is projected to increase to 117,400 jobs by 2030. Residential
development is projected to increase by 7,500 units. Assuming the City's current target of 10
percent as permanently affordable, an additional 750 units are needed to accommodate
future affordable housing needs brought about by nonresidential development in the City.
The 750 units are further broken down by income category, per the City's targets at 35
percent for very low income, 40 percent for low income, and 25 percent for moderate income.
The projected net increase of 19,650 jobs is used as the denominator in the LOS calculation
for affordable housing. -
77717
a
120 Agenda Item 5A Page 110 of 114
DEVROPMENT EXCISE TAX STUDY
City of Boulder, Colorado
t
Figure 13. Affordable CAousertg ®ervia nd
Denttan d Units Base Year 2030 Net
2008 Projection Increase
Jobs in BoOder 97,750 117,400 14,650
Housing, Units* 45,000 52,500 7,500
10% Per7nanentl , Affordable HU Goal 750
% Of Aff Units''`
35% Very Low Income Aff. Units (<30% AMD 262
40% Low Income Aff. Units (30-68% AMI) 300
25% Moderate Income Aff. Units (69-80% AMI) 187
TO'T'AL _ 750
' Current affordable housinggoal is based on 45, 000 total lousing units, then efoi e this is base year figure.
City ofBoulder adopted targets.
Figure 14 provides detail on total subsidy required for each affordable housing unit income
category and the City's estimated share of the subsidy..,Incorne levels and affordable prices
are from 2008 housing data, provided by City staff. City subsidy estimates were provided by
City of Boulder staff based on recent practice. The City share of the subsidy is the basis for
the excise tax calculation. However, it should be noted that staff notes that the external
sources of subsidy that are used to leverage financing--naively Federal funds, foundation
money, donations to non-profits, tax credits, etc.-are not, anticipated to increase to meet
additional future demand generated by new nonresidential development. If this is the case
and the City share increases commensurately, the methodology used to calculate the
Affordable Housing excise tax, which is based on current practice, may not fully cover future
- costs. This should be monitored for potential refinement in future updates. lisq
:77~7 71
121 fk;.xl,ra•.i;:'c s<I'I ~::nlirg f;n,<,lian~s
Agenda Item 5A Page 111 of 114
DEVELOPMENT EXCISE TAX STUDY
Ciiy of boulder, Colorado
Figuve 14. Afloraable Housing Costs / Subsidy Requirement
Median Income Haderatelrrcoux Lowlitcome VeiyLowlrrcoine
%ofAMI (•rnage)-> I00y/a 69-80% = 30-68% <30%
%ofAm(assumption) _ 75.M 50.0% 30%
Assumed Income for HouseholdSize4' $78,300 $59,265: $39,150 $23,500
AfFordabtePrice ofAttadied Unit*` $220,600 $156,700: $89,078 - $36,500
Mediae Price of AttachedUnit*` $250,000 $250,000: $250,000 = $250,000
Total Subsidy Required $29,400 $93,300: $160,922 = $213,500
City Share of Subsidy-** $0 $50,000 $60,000 = $70,000
City of Boulder, 2008 Housing wW Income Data,- assume 3-person household
City ofBouldea; 20081-fouriargaazdlncomeData, assunws Attacked Unit
City of Boulder
The City's total share of the cost to provide permanently affordable housing due to new
nonresidential development between 2008 and 2030 is estimated to be approximately $45.8
million. The, estimated cost was derived from the projected increase in the need for
affordable units and the current estimated City subsidy per unit. Based on the projected
increase in employment from 2008 to 2030 of 19,650, the cost per job is $2,328. Detail is
provided in Figure 15.
Figure 15. Projected Future AR-ordable Housing Cos-is
Cost of Affordable Housing City Cost Affotzlable Total
per Unit* Units Need*
y ) _ _ _ _ $70,000 262 $18,375,000
- - Very Low TilcomeAff. Units(<30% AMI
Low Income Aff. Units (30-68% AMT) $6Q,000 300 $18,000,000
Moderate Income Aff. Units (69-80% AMI) $50,000 1187 $9,375,000
TOTAL $45,750,000
Net Increase in Jobs (2008 thru Buildout) 19,650
lNet City Cost per 4dditiorrc,l.>ob in Houlder $2,3L8
See ':Subsidy Requir•env2nt',• repr•eseats the estimated City share ofgap beftwerr medicuz price and affordable pricefor attached units
Based on net increase in affordable unit needs by income category multiplied by ewbrurted City share ofsubsidy rnquiret.
To derive the affordable housing development excise tax per square foot, the City cost per
job is multiplied by the number of employees per demand unit. For example for retail
establishments, the cost per job of $2,328 is multiplied by 2.86 employees per 1,000 square
feet and divided by 1,000 ($2,328 x 2.86 / 1,000 = $6.65 per square foot). As shown-in Figure
16, the resulting affordable housing excise tax for office development is 19 times the City's
current adopted tax rate of $0.49 per square foot of nonresidential development.
1✓
I'!;:>I.F:q :~-is,lc P1:;4tli:iytnn +nut.
122
~V, Agenda Item 5A Page 112 of 114
DEVELOPMENT EXCISE TAX SIUDY
City of Boulder, Colorado
Figu -e 16. Affordable Housing Development Excise Tax Calculation
Let)elOfservice Per Employee
Affordable Housing City Cost per Job $2,328
ITE Eirrplo eesPer Excise Tax
code, X, 009 SgFt pe^ Sq Ft
Nonrpsidentlal aF'loor,,I ea)
820 Retail / Restaurant 2.86 $6.65
770 Business Park 3.16 $7.35
710 Offzo° 3.91 $9.10
610 Hospital 3.38 $7.86
520 School 0.92 $2.14
151 Muii-Warehouse 0.04 $0.09
150, Warehousing 1.28 $2.97
110 Light Industrial 2.31 $5.37
Excise Tax per
Other-Mai °esidenda.1 Denyand Indicator
620 Nursing Horne (per bed) 0.36 $838
565 Day Care (per student)' 0.16 $372
320 Lodging (per room) 0.44 $1,024
20
123 umi.racrpmic "iY-,,a wr n,ir.:
Agenda Item 5A Page 113 of 114
DEVELOPMENT EXCISE TAX STUDY
Ctfy of Boulder, Colorado
77
A new excise tax for Vehicles and Equipment may be used to expand the City's fleet to
maintain the current infrastructure standard. This excise tax uses the same calculation steps
as the impact fee for Municipal Facilities, with both residential and nonresidential
development paying the cost of additional vehicles and equipment. As shown in Figure 17,
the total value of Boulder's fleet (-$24.7 million excluding fire apparatus that will be fielded
with fire impact fees) was allocated 72-% to residential development and 28% to
nonresidential development. This cost allocation is based on Boulders functional population
that accounts for residents and jobs, with adjustments for commuting patterns. The current
count of vehicles and equipment by class, along with the average purchase price for each
class, were provided by City staff.
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124 Agenda Item 5A Page 114 of 114