As Boulder leaders continue to grapple with how to encourage developers to be more considerate of “community benefit” in exchange for the ability to build taller or more dense projects, the city is considering two new zones where buildings may be allowed to exceed 55 feet in height or include more floor area than is typically allowed.
A measure coming before Boulder’s Planning Board would add Ball Aerospace & Technologies Corp.’s Commerce Street campus — which the company is planning to expand — and the Diagonal Plaza shopping center to the city’s map of areas where height or density modifications may be considered.
The measure would also extend restrictions in non-exempt areas from May 31 to Aug. 31 to allow staff more time to craft Boulder’s new “community benefit” ordinance, which will codify ways developers can side-step height restrictions. The Boulder City Council soon will be updated on staffers’ progress.
“Staff recommends inclusion of the Ball Aerospace site within the (map of properties eligible for height modifications) because the site has already been previously approved for additional height in 2005 and considering the local context next to the Boulder Community Health facilities, which has multiple buildings at 55 feet,” according to a Boulder planning memo. “As evidenced by the concept plan and comment application currently under review, Ball Aerospace is set to move forward with new expansion plans on the site.”
That concept review also will come before the Planning Board for a public hearing on Thursday.
Late last year, Ball submitted to city planners documents that show Ball’s intent to build three new buildings at the 1600 Commerce St. campus that would add 375,000 square feet on the roughly 27-acre site.
The proposed buildings are planned to be up to 55 feet and with a floor to area ratio greater than is allowed under current zoning regulations, planning documents show.
“The city has been looking into ways to encourage redevelopment of the Diagonal Plaza shopping center for years,” according to a Boulder planning memo. “The site is a potential site for permanently affordable housing and a mixed-use neighborhood center as discussed in the Boulder Valley Comprehensive Plan.”
Past development-incentivization efforts at the site include the creation of an Opportunity Zone within a 2.5-square-mile tract stretching from 28th to 55th streets and Arapahoe Avenue to the Diagonal Highway. The OZ program, which has been controversial in Boulder, is aimed at updating the nation’s tax code to unlock the reinvestment potential of capital gains and direct that capital to the communities that need it most.
Late last year, initial paperwork was filed with Boulder planners to turn underutilized retail space at 3320 28th St. at Diagonal Plaza into a mixed-use development with an affordable-housing element.
Details are scant, but “the majority of the new construction will be residential units, likely efficiency, one- and two-bedrooms,” according to a pre-application document from Coburn Development Inc. “There will be commercial provided as well to create a mixed-use project.”
It’s unclear whether this particular project intends to seek height or density modifications.
Concept and site review are expected this spring.
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