7 - University Hill Build-out Analysis University Hill Build-out Analysis of
BMS and UHGID
December 18, 2008
ovERVIEw
• Past and Recent Plans and Studies
• Purpose of This Presentation
a) clarify and compare build-out options within the BMS
zone and UHGID areas only
b) identify potential next steps
• Study Area Definition
Staff analyzed only the build-out options within the BMS
zone and UHGID
• This Report Completes This Phase of Work
This report completes the phase of work to conduct a "build-
out analysis" as proposed in the March 2008 Joint Study
Session memorandum.
If Planning Board believes further analysis, as well as refinement
of the Options, is needed, a second phase to this project would
either need to wait until mid 2009, or delay the start of other
existing work program items such as the Multi-modal Corridor
Study to the second half of the year.
University Hill Build-out Analysis of
BMS and UHGID
December 18, 2008
"at the highest level of intensity are the
city s three regional centers. They
form a triangle at Boulder's
geographic center: the Historic
Downtown, the Boulder Valley
Regional Center (BVRC), and the
University of Colorado (CU) with the
University Hill business district. The
University Hill Business District also
serves as a neighborhood center for
the surrounding neighborhood. Each
of these centers has a distinct function
and character."
Boulder Valley Comprehensive Plan
1 niversity Hill Build-out Analysi of
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University Hill Build-out Analysis
of BMS and UHGID
December 18, 2008
Problem Statement:
¦ Economic Factors
¦ Urban Design Factors
¦ Historic Preservation Factors
¦ Social Factors
Altlzouglz the Co»zprelzeizsive Plan describes University Hill as
serving both regional and neiglzborizood ficnctior7s as it Izas
Izistorically, i~z recent years it has become a place for sticde~zts
only with little that woicld attract a regional market or
neighborhood residents. Witlz little reinvest~ient by property
owners, a limited Unix of roses, a ti»ze-worn image, and a
combinatio~z of
factofs tlTat resrclt i~z an icntivelcome and at
ti»zes dangeroacs atmosphere, University Hill needs Izelp.
With over ten years of
plans and sttcdies to draw inspiration
from, little substantial change Izas taken place. A clear
strategy is needed to spark interest in property improvements
and provide an appropriate balance of renovatio~z, ~zew
developme~zt, preservation, and additions, an attractive mix of
loses, antl an attractive public real~sz.
Sicc•I7 change is needed if Uiziversity Hill
is to once again firlfill its dical purpose of serving as a regional
center and serving arerc residents cos a neiglzborizood center.
University Hill Build-out Analysis of
BMS and UHGID
December 18, 2008
Proposed Goal
Foster a vibrant and welcoming area, one that serves the
neighborhood and the university community with a diverse
mix of uses to attract a wider range of residents and visitors.
Proposed Objectives
A. Use M1x Encourage multiple, different and new uses
B. Historic Preservation Preserve historic quality
C, Area Character Encourage the area s unique character as a
neighborhood and regional center
D. Larger sites Encourage selective larger land assemblages to
invigorate development
E. Centralized Parking Appropriate level of parking,
account for transit service, addresses congestion, enhance UHGID's
viability
F, ran Public pace Integrate: enjoyable urban outdoor
spaces:
e1g ors Address concerns. of the University Hill residents
to protect and strengthen neighborhood livability
H. Feasibility Encourage plans. that allow for -the feasible
redevelopment of the area
Uni Hill Total Existing Built Sgft
(Source: Primarily county data, as
recorded in 2000/01 DUHMD database)
University
GRAND TOTAL ~s;s~•~,,~ BLOCK TOTAL
270,825 sgft ~ ~ 33,566 sgft
,
pkg lot
0 0 1.0,222 °i~,
(outside HGID
UHGID) k
p g~leasant
Gas stn (outside UHGID)
3,108 BLOCK TOTAL
BLOCK TOTAL
28,143 sgft - 14;2$ll 5,580 sgft
,960 8,795 I 5,~~~
- -
Pent~syl ania
U loc (outside UHGID)
3,000
BLOCK TOTAL 1,s~6. ~ a 220 ' ' ~ BLOC K TOTAL
55,148 s ft 5;764 ~ ry
q f ~ - 13,oas ty~, 83,285 sgft
8,500 ~ 3,796 0~~.
5, 386 'G
8,377 6;365 `
5;100 j ~3,84D 10,`1$1`_;
I 3,026- { i 7,789
9.017 f
COIIPC~e
BLOCK TOTAL - - -
~<<.A>sa s~i ,362
14,001 sgft .g37g 4: ~ ~ ~ BLOCK TOTAL
~ 51,102 sgft
Legend o
Building Footprints uHg IoD
UHGID (+3 parcels outside UHGID: CU&UHGID pkg lots + gas stn)
Total existing building sgft (mostly cnty data)
0 - 4,999
® 5,000 - 9,999
_ 10,000 - 14,999
- 15,000 - 27,595
Existing Condition on 37 parcels within BMS and UHGID General Study Area
Address Site Area Existing Bldg. Build out under
(RRC 11/20/06 Memo) Above Grade existing zoning
1 1335 Bovis 7,685 5,575 14,217
2 1313-1325 Bovis 22,884 17,769 42,335
3 1311-1301 Bovis 13,565 10,222 25,095
4 0 Broadway CU Lot 11,769 0 7,885
5 i 135 Art Hardie 12,875 13,049 23,819
6 1127 house 6,914 5,386 12,791
7 1121 6,849 10,131 12,671
8 1111 CU bookst 13,230 15,702 24,476
9 1155 Pleasant 5t. UHGID Lot 12,957 0 23,970
10 0 UHGID 9,498 0 6,364
11 1219-1221 Penna. 5,121 3,960 9,474
12 1301 coffee shop 3,723 5,580 6,888
13 1275 Gas station 14,980 3,108 10,037
14 1211-1213 bike shop 8,084 14,280 14,955
15 1203-1207 6,606 6,795 12,221
16 1165 Sink 10,642 10,746 19,688
17 1155 3,578 3,000 6,619
18 1149 2,970 1,326 5,495
19 1143 6,302 5,764 11,659
20 1135 13th St Fox 8,177 8,500 15,127
21 1129 Tulagi's 6,365 8,377 11,775
22 1121 5,860 5,100 10,841
23 1119 3,263 3,026 6,037
24 1101-1107 nw corner 9,563 9,309 17,692
25 1089 Flatirons 9,589 9,375 17,740
26 1083 3,174 4,626 5,872
'27 1144 4,731 8,220 8,752
28 1130-1134 2,184 3,796 4,C40
29 1120-1134 4,574 6,355 8,462
30 1118 2,240 3,840 4,144
31 1110-1116 5,650 7,789 10,453
32 1100 6,235 9,017 11,535
33 1352-1370 College Ave Jones Drug 11,391 17,557 21,073
34 1350 1,594 1,302 2,949
35 1324-1326 2,710 4,648 5,014
store, police
36 1310 10,034 27,595 18,563
37 0 14th St UHGID lot 18,991 0 35,133
Total square feet 296,557 270,825 505,859
Floor Area Ratio (FAR) 0.91
? a ?
J:
a
UHGID Parking l ~ 0
1
Lot Outside
UHGID ~ Gas Station
boundary ' ~ outside UIiGIll
` Boundary
Plea a t
UC Parking
Lot located
n Outside
4,a ' ~ ~ UHGID
ennsy vanla I~ ~ Boundary
o i
~ ~ ~ ll
c~ ~ Q
~ IQ ,
~ College ~ ;~r E
~-y ~ ~ UHGID Parking
L-.1 ~ ;I Lot Inside
UHGID outside
~`1 ~ ~ I , BMS Bowrdary
~ ~ ~ ~ ~
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ucli -
Existing Zoning and Parking District
1.85 FAR allowed for parcels located inside the UHGID Boundary
.67 FAR allowed for parcels located outside the UTIGID Boundary
UHGID Boundary ` - - - -
BMS zone
University Hill Build-out Analysis of
BMS and UHGID
December l8, 2008
Summary of Three Options for Potential Redevelopment of University Hill
Total Current Build-out OptlOn Optlon OptlOn
parcel buitding under
area s above existing 1 2 3
grade zoning Expand Hill Broadway Micro-zone
BMS to Commerei locate most density and parking along
Broadway
include al Context
UHGID Study
IOtS and (HCCS)
make Locate most 2.0 2.2 2.35
moderate density and FAR On FAR On FAR
changes to parking along ~ ~
existing l3`" and south of B way B Way + On
context (i~ College + 1.85 1,85 B'way
].85 FAR all all + 1.85
other other all other
Sq.
rt, a96,ss~ a~o,s2s 505,859 557,663 574,228 577,356 606,013 649,863
rAR
Approx
0.91 1.70 1.85 range of 1.95 2.04 2.19
1.4 to 3.9
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- -
Option Option Option
1 2 3
Expand BMS to Hill Commercial Broadway Micro-zone
include UHGID Context Study
(HCCS)
Option 1
Expand BMS to include UHGID
¦ Build-out to 1.85 FAR
¦ Co-terminus boundaries
¦ Exempt requirement that 50% below grade FAR
¦ Clarify BMS standards to not preclude buildings
larger than 15,000 square feet; although they are
subject to approval through Site Review
¦ Broadway "Green Edge" and Plaza
¦ Develop 2-3 story structures on Broadway frontage
with up to 4 story structure set back from street
¦ Retain character on 13th Street allow development
with 2-3 story above and setback from existing facade
- 1:i.~\ o - -
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At 1.85 FAR development would more than double the current
270,825 square feet to 557,663 square feet
Option 1
Expand BMS to include UHGID
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Option 1
Expand BMS to include UHGID
University Hill Parking Demand Option 1
Existing Parking Supply 160 on Street spaces Exist. Build. 1.85
285 Off-street =445 spaces (RRC Total site above
Report) area grade FAR
269,557 270,825 557,660
50% residential @ 1,000 sf./space 279
50% non-residential @ 2.25N,000 sf. 627
TOTAL 906
75% residential @ 1,000 sf./space 418
25% non-residential @ 2.25//1,000 sf. 394
TOTAL 732
25% residential @ 1,000 sf./space 139
75% non-residential @ 2.2511,000 sf. 941
TOTAL 1,080
O lion 1: Parkin Su I O lions
Not A licable
BROADWAY MICRO-ZONE UHGID + B'Way Micro zone HCCS ESTIMATE Average 2
Two levels below grade 6 levels on UHGID sites (4 levels below grade on sites
parking on Broadway above + 2 levels below identified in HCCS report
reds
0 n-Street 160 160 160
Off-Street below reds 705 1.111 1.066
Total Parkin su 1 865 1,271 NA 1,246
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Option 2
The Hill Commercial Context Study (HCCS)
Key Features:
¦ Most redevelopment on the south and west sides
¦ Least amount of development on Broadway
¦ Estimated development approximately 574,228 square feet
¦ Approximately 1.4 to 3.9 FAR within BMS and UHGID
~t FIGURE 2~: Ilhistralivo Concept Plat
uNl~'ERSI,T~Y,.AVE. ~ ~ ^
~ -k ~ Study area
1_. - I ~
1 , I• , t
~ y 'y within BMS ~
- - - and UHGID
~ ~ ~ general ~ Q~
i '
<-~..~~-`';P~~s~,vr° ~ ~ ° combined
~
j~~ r ~ { ~ ~ boundaries
~ ~ ~~r ~~y '_~9-~- ' r.~. ~UNIVERSIiY~a, 'w,
rCNh~3rwANIA " ~lf;•Cv yyam~.,
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,-EUCLID A\[~~rrr~i. _ i-'
tip' - - -
Option 2
The Hill Commercial Conxext Study (HCCS)
Although the HCCS presents a concept that includes areas outside the
BMS zone and UHGTD, this report presents an analysis of the BMS
zone and UHGID only. Analysis of the RH-5 zone that is included
within the HCCS will be addressed at a later date. The HCCS also
outlines a vigorous overhaul of the public realm including streets,
alleyways and open spaces. This report only addresses issues related
to the bulk and mass of buildings. Consideration of the public realm
will be considered at a later date.
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Approx range of 1.4 to 3.9 FAR
2.0 FAR and above
Below 2.0 FAR
Option 2
The Hill Commercial Context Study (HCCS}
Ft~.,:FE?r P1c~ltnvux5a•A
k«Iwawt:pnsrrl Sinlr~y C7t~~~ixn
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Historic Preservation
¦ Land marking or designating individual properties
¦ 5 Blue parcels identified for preservation/restoration
¦ 16 Red located within B'VIS & UHGI D
"To the extent practical and economically feasible, these
buildings' historic character and ambiance should be reflected
in their contributing facades or components could be integrated
into new buildings." •
Option 2
The Hill Commercial Context Study (HCCS)
University Hill Parking Demand Option 2
Existing Parking Supply 160 on Street spaces 285 Exist. Build. Option 2
Total site area
Off-street = 445 spaces (RRC Report) above grade HCCS
269,557 270,825 574,228
Parking Demand for Build out
50% residential @ 1,000 sf./space 287
50%non-residential @ 2.25!1,000 sf. 646
TOTAL 933
75% residential @ 1,000 sf./space 431
25%non-residential @ 2.25//1,000 sf. 323
TOTAL 754
25% residential @ 1,000 sf./space 144
75%non-residential @ 2.25!1,000 sf. 969
TOTAL 1,113
Parkin Su 1 O lions
Not a licable Not A licable
BROADWAY MICRO~ONE UHGID + B'Way Micro zone HCCS ESTIMATE Average 2
Two levels below grade 6 levels on UHGID sites (4 levels below grade on sites
parking on Broadway above + 2 levels below identified in HCCS report
grade)
On Street parkin 160 160 160
Total Parkin su 1 NA 865 NA 1,271 1,246
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Option 3:
Broadway Micro-zones
Key Features
¦ Similar to Option 1: two micro-zones
Broadway Zone with three alternatives developed at
2.0 FAR, 2.2 FAR or 2.3 5 FAR
¦ 13th Street zone developed at 1.85 FAR
¦ Locate most development on Broadway
¦ Retain the historic lot and building pattern along 13th Street
¦ Explore the implementation of a potential historic district
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Option 3
Broadway Micro-zones
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Option 3
Broadway Micro-zones
- r..~ _ ? .0 FAR: Ill order to
} ~ ' .I ~ _ lllaisltaill t«~o scaly frollts
I T
' ( ~ _ f~icill~ onto Broach~~ay alld
- ~ . . ~ (i ~-,Jl ~ - 13 Street, provide a side
~ - - yard setback, and protiide
_ -
~ , ~ luball opell spaces, partlalls
1 _~.f - IV £Y° of the bilildul~s 1'ise to four
{ - ~1 ~ I ~ stol'les. The lU'ball Opell
l _
~ ~ ~ Jy ; ` ~ - ~ space 1'ah0 111 t1llS Opt1011 15
- ~ -
- _ the sallle as Optioll 1: 16%
~ f , _ allcl 24°/a facili~ auto
- 2.o FAR- Braacl«-ay
= T`., 2.2 FAR: This 1zti e1 of
I' ~ _
~ detielopnlent allot~~s a
~ , 1
` ~ ~ - S111ll~ai, UUt SOlll~~y'll~it
• - ~ _ , ~t~._; smaller, OlJell Space ratio a.S
_ ~ ~ - the 2.0 FAR. BL111d111~S 1aS~
I~ ~ ~ ~<r-= their siclz yard setbaelt,
~_~s6
_ _ , Ueeollle some«-hat tlueker,
a11C1 protlllCle I1101'e t0`val'Cl
,1 _
I _ - _ the suleu~alk. Thz plaza
I I ! , ~ / rJ
_ _ ' 1'Z11131i15 the S~llle S1ZZ.
. - 2.35 FAR: The Uuildillgs in
this option Ueeonle tiely
~~i - ~Ll
. ~ , I_ _ ~ r t111Ck titi ltll Slllaller h~;
O Scaly
i~ ~ ~ rt Utlilclillas facilla onto
_ - _ f - - ~ _ Broaci«~ay. The plaza area
~ 1, ~f ` relllains the same size, ~~~lule
_ ~ ~ . , ~ the grzeli edge becomes
! ~ - = suUstalltiall sillaller.
_t _ _ / y
- ~ - y~ .v~. - _ 2~~ol~T>vJA~ Al l C~~Zo,V E
~ = -
Option 3
Broadwa Micro-zones
University Hill Parking Demand Option 3
Option 3 Option 3A
Broadway Micro-Zone UHGID lots used for parking +
Broadway Micro-Zone
B'way B'way B'way B'way B'way B'way
Existing Parking Supply Total Exist. Build out Build Build build Build Build
160 on Street spaces buildab Build. @ 2.0 + out @ out @ out @ out @ out @
285 Off-street = 445 le site above 1.85 for 2.2 + 2.35 + 2.0 + 2.2+ 2.35 +
spaces (RRC Report) area grade all other 1.85 all 1.85 all 1.85 all 1.85 all 1.85 all
other other other other other
269,557 270,825 577,356 606,013 649,863 488,269 510,020 526,333
50% residential @ 1,000 sf./space 289 303 325 244 255 263
50% non-residential @ 2.25/1,000 sf. 650 682 731 549 574 592
TOTAL 938 985 1,056 793 829 855
75% residential @ 1,000 sf./space 433 455 487 366 383 395
25% non-residential @ 2.25//1,000 sf. 325 341 366 275 287 296
TOTAL 758 795 853 641 669 691
25% residential @ 1,000 sf./space 144 152 162 122 128 132
75% non-residential @ 2.25/1,000 sf. 974 1,023 1,097 824 861 8$8
TOTAL 1,119 1,174 1,259 946 988 1,020
Parkin Su I O tions
Not A licable
BROADWAY MICRO-ZONE UHGID + B'Way Micro zone HCCS ESTIMATE
Two levels below grade fi levels on UHGID sites (4 Average 2 levels below
parking on Broadway above + 2 levels below grade) grade on sites
identified in HCCS
re rt
On Street ~arkinc 160 160 160
Total Parkinc su I 865 1.271 NA 1.246
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- -
University Hill Build-out Analysis of BMS and UHGID
December 18, 2008
Summary of Three Options for Potential Redevelopment of University Hill
Current Ruud- Option 1 OptlOn Option
buildings out
above under EXpand 2 3
grade exist;ng BMS to Hill Broadway Micro-zone
zoning
include Commerci Locate most density and parking along
Broadway
UHGID lots al Context
and make Study
moderate changes (HCCS)
to existing context
(a~ 1.85 FAR Locate most
density and 2.1) FAR 2.2 FAR 2.35 FAR
parking along on B'way on B'way on B'way
]3th and south of + 1.85 + 1,85 + 1.85
College all other all other all other
sq' z~o,s2s sas,ss9 557,663 574,228 577,356 606,013 649,863
Feet
FAR APProz
0.91 1.70 1.85 range of 1.95 2.04 2.19
1.4 to 3.9
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Option Option Option
1 2 3
Expand BMS to Hill Commercial Broadway Micro-zone
include UHGID Context Study
(HCCS)
University Hill Build-out Analysis of BMS and UHGID
December 18, 2008
This report presents the "build-out analysis" mentioned in the March
2008 Joint Study Session memo, and it completes that phase of work. If
Plannin Board believes that further anal sis as well as refinement of
g Y
the Options, is needed, a second phase to this project would either need
to wait until mid 2009, or delay the start of other existing work program
items such as the Multi-modal Corridor Study to the second half of the
year. Should Planning Board desire further work on University Hill.,
staff would propose the following questions:
QUESTIONS FOR PLANNING BOARD
A. Do you agree with the draft problem statement?
B. Do you agree with the draft goal and objectives?
C. Do you agree with the options to take to the public?
D. Do you agree with the next steps?
1. Public Outreach
2. Present T'indings and Planning Board review to
City Council
3. Conduct Collateral Studies with UHGID and
Transportation including evaluating options against
objectives
4. Prepare a memorandum outlining options including moving
forward with an area planning process, potential changes to
the Boulder Land Use Code and/or other relevant regulations
and guidelines for Planning Boarcl and City Council.