Founded in 1959, PLAN-Boulder County is a group of civic-minded citizens concerned about preserving the natural beauty and amenities of the Boulder area through education and political action aimed at wise land use decision-making. PBC believes that planning for the future of the Boulder area involves complex and interrelated environmental, fiscal and social issues and can best be achieved by a well-informed citizenry working together with local officials in an open, fair and thoughtful process to safeguard the quality of life that continues to keep Boulder unique and desirable.

Boulder has a lengthy, distinguished history of planning for the future, beginning in 1859 with the enactment of a set of land use regulations rarely found in a rugged western settlement. Its 1918 charter establishing the council/city manager form of government included the charge of developing a comprehensive plan for the city. The first Boulder Valley Comprehensive Plan, adopted in 1970 by both the City and the County, was a 22" X 34" document - with a map on one side and planning policies on the other side - succinctly outlining the land use strategies that the parties hoped would address the burgeoning growth pressures in the valley. The basic strategy was to keep urban-type development that requires Boulder's services and facilities within city limits, and to avoid such development in the unincorporated parts of the county so as to preserve those areas for rural or agricultural uses.

In 1978, the City and County entered into an intergovernmental agreement jointly adopting the Boulder Valley Comprehensive Plan (BVCP), the current version of which is now being considered for major revision. In addition to keeping urban development within municipal boundaries, the Plan's guiding principles include limiting sprawl and its attendant waste of resources through encouraging infill over expansion, and specifying that major changes in land use within the valley must be approved by the elected officials and planning commissions of both governmental entities. This last principle continues to provide important legal protection to the Plan's continuing validity.

With this background in mind, PLAN-Boulder County believes that any changes in the BVCP must be carefully considered. The BVCP, as currently written, is sufficiently flexible to react to current issues and changed conditions, while maintaining policy guidance for the long term. For example, under its amendment provisions it may well make sense to address the changes in Boulder's role as a regional retail center and to incorporate strategies for the long-term economic viability of the valley. Integral to this planning activity has been the mutual understanding that the economy and the environment were inextricably bound: flip sides of the same coin. The environment is what makes us special; the economy both flows from it and sustains the continuance of our environmental and community goals.

However, PBC strongly believes that the BVCP is not an appropriate document in which to address short-term issues. This includes putting too much minutiae into the plan and overburdening it with so much detail that "the forest gets lost in the trees." Shortsighted issues and short-term economic goals should be eschewed. These amendments - some project-specific - set the stage for conflicts in the Plan's policies, and threaten its validity as a land use tool. We are concerned the BVCP not become a "Christmas tree," every branch laden with ornaments reflecting a passing concern of the day.

PBC supports the Plan's existing policy of balancing jobs and housing as an appropriate long-term policy that should not be modified. Nearly 50,000 daily in-commuters already strain the city and county transportation systems. We support the city's current path of dealing with traffic congestion by Travel Demand Management, as outlined in the Transportation Master Plan. While supporting the retention of existing businesses, we do not see large increases in job growth beyond the needs of residents as being in the best interest of the people of Boulder. We should not deviate widely from the principles set out in the BVCP because of perceived short-term economic needs.

We believe that the Area III Planning Reserve should be held in reserve for future needs. With empty and underutilized buildings and infill and redevelopment land still available within the city, it is not the time to annex and develop new vacant county land. Retail and office needs should be met in and near the city's core, where transit can best be utilized. Finally, PLAN-Boulder County supports a new, more comprehensive and better-integrated approach to growth management and we applaud City Council and Boulder Planning Board for deciding to study carrying capacity. A thorough and comprehensive understanding of total carrying capacity, in the context of preserving our quality of life, will allow us to make better-informed decisions on the future path we choose for the Boulder Valley.