My New Blog

CITY COUNCIL/PLANNING BOARD JOINT SESSION SETS UP HOME SIZE LIMITS FOR ACTION

City Council and Planning Board held a public hearing, February 24, 2009, on proposed changes to land use regulations in Rural Residential 1 (RR-1), Residential Estate (RE), Residential Low 1 (RL-1), Residential Low 2 (RL-2), and Residential Mixed 1 (RMX-1) zone districts as part of the Compatible Development in Single-Family Neighborhood project. The “Strategy Report Executive Summary” provided below provides an overview of the scope and elements of consultant’s study and recommendations. (The “Executive Summary” is not very informative on specifics but does illustrate the complex nuances of this largely unnecessary project.) Complete information on the project is available at www.bouldercolorado.gov, click on the ‘Compatible Development’ icon under Issues/Projects in the lower right of the home page. Planning Board and City Council will act on these new regulations between now and June/July 2009. On February 26, 2009 the Planning Board discussed the proposed regulations and made several suggestions that will be considered by City Council at its meeting on Tuesday, March 3, 2009. Planning Board recommendations can be viewed at: http://www.bouldercolorado.gov/files/PDS/compatible_development/02_26_09_draft_motions.pdf. Planning staff will spend the next several weeks crafting ordinances to adopt and implement the new regulations.

A number of key issues will be addressed during the next phases of this project that include:

• Definition and Measurement of Floor-Area-Ratio (FAR).
• Volume Standards (cubic feet of interior space).
• Definition of Building Lot Coverage.
• Definition and Measurement of Wall Plate Height
• How to address existing homes that exceed the new standards (i.e., non-conformity).
• Special considerations for Planned Developments (PDs) and Planned Residential Developments (PRDs).

Compatible Development in Single-Family Neighborhoods Strategy Report

Executive Summary

This report describes existing conditions and public feedback that are the foundation for a refined problem statement. It then summarizes potential tools to address the refined problem statement and presents a recommended strategy to promote compatible development in single-family neighborhoods.

The recommended strategy was developed by the project consultants with assistance from city staff. As described in Parts 1 and 2, it draws upon an analysis of existing conditions and trends, public feedback received at community workshops, interest group discussions and a survey sent to all potentially affected property owners.

The Refined Problem Statement

Based on public feedback, City Council’s initial problem definition for the project was refined to provide a focus of action as an interim step in the project. As described in Part 2, the following refined problem statement will guide the remaining steps in the project.

The problem is new single-family construction and additions that are viewed as being incompatible with adjacent homes and the surrounding neighborhood in three key respects:

• They are overly large in relation to their lots

• They negatively impact the privacy of neighboring lots

• They cover too much of their lots or result in a loss of mature trees

or vegetation

The Recommended Strategy

As described in Part 3, a number of potential tools were evaluated to address the refined problem statement. Based on this evaluation, a “package” of actions is recommended in Part 4. The basic strategies for the proposed actions:

• Correlate overall building size to lot size.

• Reduce the perceived mass of a building.

• Preserve open space in the rear of properties.

Building Coverage

Part 3 describes a number of potential tools that were considered including a building coverage standard.

Strategy Report Compatible Development in Single-Family Neighborhoods

The proposed actions include a recommended strategy option that

combines Floor Area Ratio (FAR), building coverage and wall sculpting

standards to promote compatible development in single-family

neighborhoods. The recommended strategy option:

• Adjust FAR to fit different zoning districts and lot size categories.

• Articulate building mass to further reduce perceived scale, using limits on the length and height of side walls at the minimum setback line.

• Increase protection for rear yard open space with a maximum building coverage or minimum rear yard open space percentage. In addition to the recommended strategy option, two additional strategy options are presented using differing combinations of tools to address the same concerns.

Other Recommended Actions

Several additional actions are recommended including:

• Prepare a voluntary design handbook to help property owners develop compatible designs.

• Provide for the option of a “neighborhood conservation” overlay for areas that seek additional design considerations in development approvals.

• Place priority on developing neighborhood plans, which would help to identify distinctive features and special interests in design.

• If the solar ordinance is updated, include consideration of how it affects mass and scale.