Compatible Development in Single-Family Neighborhoods

Formerly Known as "Pops and Scrapes" or "FAR"

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• Background
• Previous Meeting/Project Information/past meeting streaming video
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Next Steps:

See the Compatible Development Ordinance Summary packet

The Compatible Development Ordinance was adopted on Oct. 6, third reading, by the Boulder City Council. The ordinance will become effective on Monday, Jan. 4, 2010.

For recent meeting memos and council actions, visit the Previous Meeting/Project Information section of the Web site.

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Project introduction

The City of Boulder is launching an effort to examine the impacts that surround what is often referred to as "pops and scrapes" development/redevelopment in single-family neighborhoods. This project impacts most single-family neighborhoods in Boulder (See below map). See project kick-off press release - Sept. 5, 2008

 

Project Summary

See city map of study area properties

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Questions, comments or concerns - let us know what you think! Fill out the project comment form.

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Background:

At its January retreat, City Council identified the issue of floor area ratios (FARs)/ pop and scrapes in relation to residential zoning districts. Council viewed this issue as a high priority and indicated a desire to put in place some interim measures as well as the need for a longer-term solution that would require broader community discussion and analysis. Currently, a maximum FAR limit only exists in the Residential - Low 1 (RL-1) zoning district.

A request for proposal (RFP) for consulting services for the project was developed and proposals were due June, 16, 2008. Consultants were to be selected by staff and a Pops and Scrapes Subcommittee. The intent was to solicit proposals from firms with experience working with communities to develop regulations addressing incompatible infill (pops and scrapes).

On Friday, June 27, 2008 staff and the Pops and Scrapes subcommittee saw proposal presentations from three finalist consulting firms. Collectively, they chose Winter and Company, a Boulder-based design review and design guidelines consulting firm.

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Previous Meeting/Project Documentation

City Council Meeting
Tuesday, Oct. 6 l 6 p.m. l Council Chambers 1777 Broadway

• Third reading and public hearing of the amended ordinance (see below) approved by City Council on Sept. 17, 2009.

City Council approved the second reading Compatible Development ordinance (with amendments) on Thursday, Sept. 17, 2009 at continuation of the Tuesday, Sept. 15 City Council meeting.

See the ordinance summary sheet

City Council Meeting
Thursday, Sept. 17, 6 p.m., City Council Chambers, 1777 Broadway
(Meeting extention from Tuesday, Sept. 15, 2009)

Public hearing and second reading of proposed Compatible Development ordinance. See the Staff memo

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On August 18, City Council passed a first reading ordinance for the Compatible Development in Single-Family Neighborhoods project. The ordinance that was approved on first reading. See the Aug. 18 memo. In general, the ordinance includes the following:

• Bulk Plane beginning 12 feet above the side yard property line and then increasing one foot in height for each additional foot of setback.

• Side yard wall articulation that limits walls to a maximum of 36 feet in length before articulation is required.

• Building coverage on a sliding scale with a base line of 30 percent on a 7,000 square foot lot.

• Floor area ratio (FAR) on a sliding scale with a base line of 0.45 on a 7,000 square foot lot.

The following additional requests were made by council for second reading:

1. Develop ordinance language to regulate high volume spaces with a virtual floor.

2. Delete FAR averaging from section 9-2-14.

3. Develop ordinance language to exempt bulk plane and wall articulation on small and narrow lots.

4. Analyze including single-family uses from the Public zone or consider developing language that would regulate all single-family uses regardless of the zone district.

5. Consider exemptions from FAR for garages.

6. Analyze removing FAR from the package of regulatory tools by tightening the bulk plane standards and developing a rear yard setback standard.

7. Analyze the development potential on a lot and the implications to the possible set of regulatory tools if the Planning Board recommendation of 35 percent building coverage and 0.50 FAR was approved.

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Planning Board Meeting , 5 p.m., Thursday, July 9, 2009, City Council Chambers 1777 Broadway. This meeting will be televised live on Municipal Channel 8.

• Hearing on the proposed compatible development ordinance language (the meeting memo below)

Summary of Planning Board Recommendations

Planning Board Action Minutes (approved 7/16/2009)

Materials make available to the public at the meeting:

• Comparison between existing and proposed floor area ratios
• Planning Board Recommendation Building Coverage and Floor Area Ratio
• Landmarks Board Recommendation Motion (July 1, 2009)
• 2008 New Residential Construction Comparison of FAR on a Sliding Scale

Planning Board Memo (Revised 6/30/2009)

• Attachment A
• Attachment B
• Attachment C
• Attachment D
• Attachment E
• Attachment F
• Attachment G
• Attachment H
• Attachment I
• Attachment J
• Attachment K
• Attachment L

Planning Board Study Session on Compatible Development
Thursday, May 14 at 6 p.m., City Council Chambers, 1777 Broadway

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Community Open House

• Monday, April 20 l 5 to 7 p.m. l 1777 Broadway, Municipal building Lobby

• Wednesday, April 22 l 5 to 7 p.m. l 1777 Broadway Municipal building Lobby

See the open house meeting materials

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See the Strategy Recommendation Matrix - This resource compares the recommendations made by Planning Board and Winter and Co complete with City Council direction.

Did you miss the recent public meetings? Watch them online NOW, see below:

Joint City Coucilil and Planning Board Public Hearing (2/24/2009) Choose the meeting by date via the drop down menu labeled "meetings"

Planning Board Meeting (2/26/2009) Choose the meeting by date via the drop down menu labeled "meetings"

City Council Meeting (3/3/2009) Choose the meeting by date via the drop down menu labeled "meetings"

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City Council Meeting, March 3, 2009 - Staff requested direction from City Council regarding the Planning Board and Winter and Company recommendations.

• See the Agenda Item

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Planning Board Meeting, Compatible Development Agenda Item - Feb. 26

• See the draft Planning Board action minutes

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Joint City Council and Planning Board Public Hearing - Tuesday, Feb. 24, 2009

• See the Staff memo
• Presentation given by Winter and Company

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Strategy Presentation (Jan. 12) and Subsequent Community Workshops (Jan. 14&15) descriptions

• Watch the Strategy Presentation Webstream right now!
  
  
• See the Economic Impact Report from Winter and Co.
  

• View the Final Strategy Report (Updated Jan. 12, 2009)

Maps from the community meetings on Jan. 14 and 15:

• Current Zoning map
• FAR with garage map
• Lot size map
• Lot coverage by percent map

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The Compatible Development in Single-Family Neighborhoods Community Survey Results are now available. The survey was mailed to more than 12,000 single-family homes throughout Boulder. The city received 3,947 or 33 percent completed surveys. Also available are:

• Project Interest Group meeting summary
• Step One "Framing the Question" Report complete

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A visual survey ( See sample survey) was mailed to more than 12,000 single-family homes throughout Boulder. The city received 3,947 or 33 percent completed surveys. Read the news release.

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Now available: Community Workshop Summary

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Neighborhood Workshops
Sept. 15, 17, 22, and 23
Neighborhood Workshops Flyer
See workshop agenda (Note: Workshop agenda is the same for every neighborhood)

Community Workshop Kick-off Event
Wednesday, Sept. 10
6:30 p.m.
See the kick-off event presentation

The intent of this workshop was to provide participants with a project overview, interact with the project team, and participate in small break-out group activities. Discussions centered on the defining characteristics of existing neighborhoods, current regulations that relate to single-family development, and redevelopment trends.

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City Council Meeting
Tuesday, Sept. 2
6 p.m.
City Council Chambers, 1777 Broadway
Memo to City Council providing an update on the project scope of work and schedule.

See the council agenda memo

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Friday, June 27
1 p.m.
City Council Chambers, 1777 Broadway
Agenda: Consultant presentations and interviews

This meeting consisted of three proposal presentations by finalist consulting firms. Staff and the subcommittee conducted proposal evaluations; members of the public were invited to observe.

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City Council Meeting
Tuesday, April 15, 6 p.m.
City Council Chambers ,1777 Broadway

Meeting minutes

Staff memo

Meeting Synopsis:
City Council discussed the project and provided direction on the problem definition, the project goals and objectives, and the public process objectives outlined in Attachment C. Council also gave direction on the approach for moving forward and requested that staff monitor building permit activity during the time that a permanent solution is being developed.

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Special City Council Meeting
Tuesday, April 8
City Council Chambers ,1777 Broadway

Meeting synopsis:
At its special meeting, Boulder City Council unanimously voted to change the April 15 City Council agenda item regarding FARs/pops and scrapes from a public hearing and first reading of an interim ordinance to the following item under Matters from City Council: "Discussion of options for a process to move forward to address remodels and demolition/rebuilds that greatly impact established neighborhoods."

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Planning Board Meeting
Thursday, April 3
City Council Chambers ,1777 Broadway

Meeting materials:

Staff Report Attachment A Attachment B Attachment C Attachment D <Return to the Top>

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Helpful documentation:

2007 Community Survey results (concerning pops and scrapes)

2002 Focus Group: Pops and Scrapes (2.21 MB)

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Staff Contact:
Julie Johnston, Senior Planner, 303-441-1886

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Last Updated on Monday, 12 October 2009 07:32