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PLAN-Boulder CountyThe Boulder County Peoples Advocate Nov. 1, 2005Boulder County public affairs news and analysis |
In this issue
Planning Board Approves Comp Plan Policy Language
The Boulder Planning Board, following a joint public hearing with City Council on September 27, adopted final policy language for the 2005 update of the Boulder Valley Comprehensive Plan. The board considered suggestions from PLAN-Boulder County, the Indian Peaks Group of the Sierra Club, the Boulder Chamber of Commerce and Councilman Shaun McGrath through a chapter by chapter adoption process.
After significant discussion the Planning Board rejected PLAN-Boulder County's argument that language on growth management should be reinstated as one of the major policy statements at the beginning of the policy section. The statement on growth management was removed by planning staff. The motion to put the statement back into the policy language was defeated on a 4 to 3 vote, with board members Jones, Mole and Spitzer in favor. Voting against the PLAN-Boulder County position were board members Cowles, Levy, Shull and Sopher.
Further discussion followed on PLAN-Boulder County's second suggested major policy statement to- "Use environmental, social and economic sustainability indicators to assess Boulder's ability to accommodate residential, commercial and industrial growth." Cowles and Levy initially supported the inclusion of this language but reversed when Sopher and planning staff argued that linking indicators to growth management was not feasible. The amendment failed on a 5 to 2 vote, with Jones and Spitzer supporting the PLAN-Boulder County position.
Planning Board also rejected language offered by the Sierra Club to encourage development of accessory dwelling units and owner accessory units in some residential areas. Board members also rejected Councilman Shaun McGrath's suggested wording to strengthen and define criteria for allowing development in the Planning Reserve. In both cases the majority of Planning Board members argued that sufficient language already existed in the Comprehensive Plan on those subjects.
Council agendas and minutes and Comp Plan Update Home Page
Council Makes Changes in Comp Plan
The Boulder City Council assented to most of the policy and text changes approved by the Planning Board for the 2005 update of the Boulder Valley Comprehensive Plan. Under the provisions of the plan approval is required by four governmental agencies in Boulder County, the City Council, City Planning Board, County Commissioners and County Planning Commission.
The changes approved by City Council will now be considered by the Planning Board. If the Planning Board agrees to the council's changes the plan will be sent to the county bodies for their consideration.
The major changes sought by City Council members at their October 18 meeting included:
City Council Vote Mothballs Channel 54
At its meeting on Oct. 18 a majority of Boulder City Council members rejected a citizen's committee report that would have continued City funding for community access television, which operates on Channel 54. Funds for operating the station were earmarked in the cable television franchise agreement, but a previous city manager redirected income from the franchise fee to the city's general fund.
Councilman Shaun McGrath moved to appropriate $126,000 for one time funding of CATV with requirements for the station's manager and volunteer board to implement administrative changes outlined in the citizen's committee report. Council member Robin Bohannon offered a substitute motion to "mothball" Channel 54 effective Dec. 31 and store the station's equipment and preserve the option of future reactivation.
Bohannon's motion to end community access television operations in Boulder passed on a vote of 6 to 2. Opposing the deactivation of CATV were council members Gray and McGrath. Bohannon's motion garnered support from council members Ageton, Riggle, Ruzzin, Schultheiss and Stoakes. Council member Eldridge was absent.
Community Television of Boulder (CATV) Channel 54
Both Boulder Daily Newspapers Now Owned by Scripps
The E. W. Scripps Company bought the Colorado Daily, giving it ownership of both of Boulder's daily newspapers. The company already owns the Boulder Daily Camera. A statement from Scripps, and its local managers, said that the Colorado Daily would remain independent of the Daily Camera. Media consolidation by out-of-town corporations makes public access to local alternative sources of news, such as KGNU-FM and the Boulder County Peoples Advocate, more important than ever.
Architects Reveal Transit Village Concept Plan
A group of Boulder architects were invited by the Boulder Planning Department to develop preliminary land use concepts for the designated planning area surrounding the future RTD commuter rail and express bus station. The plans were revealed at a public meeting on Oct. 17 organized by the City of Boulder staff.
The concept that appears to be favored by planners calls for a large increase in higher density housing and mixed-use development in the area generally bounded by 28th Street, Arapahoe Avenue, Foothills Parkway and Valmont Road. Under the concept plan the study area could accommodate about 5,000 more dwelling units and 6,000 additional jobs. If the area were developed under existing zoning and land use regulations only about 1,000 to 1,500 more residential units could be built, along with retail, office and industrial space for up to 8,500 jobs. The concept plan, therefore, favors more residential development instead of additional employment.
The architectural firms that participated in creating the concept plan, for small City honoraria, were Coburn Development, Oz Architecture, Winston Associates, Wolff-Lyon Architecture, and Van Meter Williams Pollack. The public was invited to participate in the planning process through a series of meetings that began in early 2005.
The City staff will continue the planning process, leading to consideration by City Council, probably in July of 2006. The staff will also endeavor to identify funding sources for the extensive public expense of assembling land, negotiating relocation or removal of existing businesses and building streets through the area.
One issue still unresolved is the location of the planned RTD commuter rail station, scheduled to open in 2014. Staff has been operating under the premise that the station and its passenger platforms must be on a railroad track straightaway. This led the architects to place the station closer to Valmont Road and about 1,400 feet away from the center of the Transit Village at 30th and Pearl streets. During the public meeting on October 17 Boulder Planning Board member John Spitzer confronted the architects and planners with new information from RTD and federal officials, which suggest that the station could be built on the curved tracks nearer to the Transit Village and Pearl Street.
Transit Village Home Page and APOB--Architects and Planners of Boulder
Loftus Plans Mixed-use Project at Armory Site
Loftus Development will seek City approval to redevelop the Colorado Army National Guard armory property at 4750 Broadway in north Boulder. A tentative concept plan for the 8.6-acre site calls for development of a 56,000-square-foot supermarket and 225 attached residential units of various types. After meetings with neighbors Loftus will submit a concept plan to Boulder planners. A zoning change may also be required.
Loftus has not announced the identity of the supermarket but observers expect the tenant will be King Soopers. If so, the occupation of the Broadway site by the Cincinnati-based grocer removes another possible candidate to anchor the proposed Palmos "big box" retail development in the Planning Reserve at 28th Street and Jay Road. A "retail strategy" report prepared for the City of Boulder by a Denver consultant found that, aside from Wal-Mart and Sam's Club, Lowe's and King Soopers were the only interested large format retailers for the Palmos site.
Some north Boulder residents oppose construction of a large supermarket in their neighborhood, fearful that the store will put small locally owned neighborhood grocers like Lucky's Market and Ideal Market out of business. They also do not believe a large store is compatible with the recently developed neo-traditional Holiday and Uptown Broadway neighborhoods.
Boulder Council Makes Board Appointments
At its lengthy Oct. 18 meeting the Boulder City Council approved appointments to fill vacancies on five city boards and commissions. The new volunteer members include:
Arts Commission - Rona CantorUnder the Boulder City Charter the mayor makes appointments to the Housing Authority with the advice and consent of City Council. Council members unanimously approved the mayor's nominees for that board.
Board of Zoning Adjustment - Annette Shaver
Housing Authority - Nestor Davidson
Angela McCormick
Library Commission - Michael Keenan
University Hill General Improvement District - Richard Murray
Three citizens applied for the Arts Commission vacancy, with Ms. Cantor being chosen over Tina Marquis and Mark Phillips. Michael Keenan was selected over Mark Sobel on a 5-to-3 vote and Richard Murray won the UHGID seat on a 5-to-3 vote over Ronald Mitchell.
Church Seeks Expansion Approval in Niwot
Rocky Mountain Christian Church filed an application with Boulder County planners to allow an expansion of buildings on the church's 55-acre campus at 9447 Niwot Road, east of the unincorporated community of Niwot. The nondenominational church wants to use the additional buildings to expand classes at its Rocky Mountain Christian Academy and for other church educational functions.
In 2004 the church sought approval for a similar expansion that was withdrawn due to community opposition and planning staff rejection. At that time a survey conducted by the Niwot Community Association found 82% of respondents opposed the church expansion. A public hearing on the new application was held on Monday, November 7, at 6PM at Niwot High School, 8989 Niwot Road.
Rocky Mountain Christian Church
County Commissioners Approve Xcel Gas Facility
At their meeting on Sept. 29 Boulder County Commissioners unanimously approved a request by Xcel Energy to build a temporary natural gas compression station in Louisville. City officials and residents in Louisville opposed the project due to concerns about safety, noise and odors. Xcel wants to build the facility on Dillon Road near the Coal Creek Golf Course. It is intended to boost gas transmission capacity to five mountain counties west of Boulder during the winter months.
Xcel Energy and Summit Daily News story
PLAN-Boulder County is pleased with the response from Boulder County residents about the Peoples Advocate. We'll keep working to let you know how your city and county representatives are voting on important issues, especially since local news coverage in Boulder County is often so deficient.
In order to spread the word we encourage those of you who are receiving this publication to pass it around. Forward the e-mail to your friends. Encourage any community organizations in which you are a member to distribute the Peoples Advocate to their membership. Let us know what you think about the publication. To be added to the e-mail list to receive the Advocate and notice of PLAN-Boulder's programs, contact David Cook.
| The Boulder County Peoples Advocate is published monthly by PLAN-Boulder County and distributed free to persons interested in local public affairs issues. Eric Karnes, Editor
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