2020 BVCP Mid-Term Update: 1345 S. Broadway (Mt. Hope Church)

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Consultation has concluded

2020 Boulder Valley Comprehensive Plan Mid-Term Update

What’s Proposed?

1345 S Broadway

The Mt. Hope Lutheran Church at 1345 S Broadway has requested consideration of a land use change from Low Density Residential (LR) to another land use designation that allows the vacant portions of the site (approx. 2 acres) to provide more benefit to the community.

Potential uses to be further explored include multi-family residential housing and/or neighborhood-serving commercial retail uses – potentially as mixed-use.

Site Location

Why should this be considered?

The site is in a unique location: close to high-frequency transit and adjacent to a range of uses including multi-family and single-family housing and public schools.

The addition of housing or neighborhood-scale mixed use could help address the critical need for permanently affordable housing and/or provide walkable food or services for the nearby neighborhood and school populations.

When the city Planning Board discussed whether to move this proposal along for further consideration, they commented on the need for community feedback on what new uses people in the neighborhood and those who go to school in the area would like to see here.

Existing BVCP Land Use


What’s the Process?

This proposal is in the very early stages and there are many considerations to address including impacts on traffic and intersections, compatibility with neighborhood character and community feedback.

City staff will work with the property-owner to share their hopes for the property and design easy and safe ways for community members to discuss ideas, evaluate impacts, and shape a recommendation for future changes. Ultimately, the land use change decision lies with the Boulder Planning Board and City Council. If there is to be a change, the goal is to arrive at a new vision for this site that the neighborhood promotes.

City staff will be finalizing recommendations for all proposed changes over the next few months (Oct.-Nov. 2020). In order to keep community members safe, we are not conducting in-person meetings or events. New information will be posted regularly on the Project Website. Please provide feedback on the BeHeardBoulder Online Engagement platform or send comments or questions directly to staff: Jean Gatza at 303-441-4907 or gatzaj@bouldercolorado.gov.

Planning Board and City Council Public are anticipated to take action on the proposed changes by the end of 2020. Sign-up to receive e-mail notification for meetings, engagement opportunities, or other information regarding the BVCP Mid-Term Update here.


Helpful Background Information

The Boulder Valley Comprehensive Plan (BVCP) is used by the City of Boulder and Boulder County to guide planning decisions that shape the Boulder Valley. The plan helps the Boulder community create and preserve a sustainable future and a high quality of life.


What is the difference between Land Use and Zoning?

BVCP Land Use designations outline the desired future uses as adopted on the BVCP Future Land Use Map and described in the comprehensive plan. E.g. Medium Density Residential

Zoning provides the specific regulations for uses, density, built form, and character specific to an area to implement the comprehensive plan. For example, for each BVCP land use, there are several zoning districts that can be applied to reflect different neighborhood character or other urban design goals. e.g. RM-1, RM-2, RM-3 zoning districts

When and if the BVCP Land Use changes, the zoning can then also be changed to reflect the future vision.


2020 Boulder Valley Comprehensive Plan Mid-Term Update

What’s Proposed?

1345 S Broadway

The Mt. Hope Lutheran Church at 1345 S Broadway has requested consideration of a land use change from Low Density Residential (LR) to another land use designation that allows the vacant portions of the site (approx. 2 acres) to provide more benefit to the community.

Potential uses to be further explored include multi-family residential housing and/or neighborhood-serving commercial retail uses – potentially as mixed-use.

Site Location

Why should this be considered?

The site is in a unique location: close to high-frequency transit and adjacent to a range of uses including multi-family and single-family housing and public schools.

The addition of housing or neighborhood-scale mixed use could help address the critical need for permanently affordable housing and/or provide walkable food or services for the nearby neighborhood and school populations.

When the city Planning Board discussed whether to move this proposal along for further consideration, they commented on the need for community feedback on what new uses people in the neighborhood and those who go to school in the area would like to see here.

Existing BVCP Land Use


What’s the Process?

This proposal is in the very early stages and there are many considerations to address including impacts on traffic and intersections, compatibility with neighborhood character and community feedback.

City staff will work with the property-owner to share their hopes for the property and design easy and safe ways for community members to discuss ideas, evaluate impacts, and shape a recommendation for future changes. Ultimately, the land use change decision lies with the Boulder Planning Board and City Council. If there is to be a change, the goal is to arrive at a new vision for this site that the neighborhood promotes.

City staff will be finalizing recommendations for all proposed changes over the next few months (Oct.-Nov. 2020). In order to keep community members safe, we are not conducting in-person meetings or events. New information will be posted regularly on the Project Website. Please provide feedback on the BeHeardBoulder Online Engagement platform or send comments or questions directly to staff: Jean Gatza at 303-441-4907 or gatzaj@bouldercolorado.gov.

Planning Board and City Council Public are anticipated to take action on the proposed changes by the end of 2020. Sign-up to receive e-mail notification for meetings, engagement opportunities, or other information regarding the BVCP Mid-Term Update here.


Helpful Background Information

The Boulder Valley Comprehensive Plan (BVCP) is used by the City of Boulder and Boulder County to guide planning decisions that shape the Boulder Valley. The plan helps the Boulder community create and preserve a sustainable future and a high quality of life.


What is the difference between Land Use and Zoning?

BVCP Land Use designations outline the desired future uses as adopted on the BVCP Future Land Use Map and described in the comprehensive plan. E.g. Medium Density Residential

Zoning provides the specific regulations for uses, density, built form, and character specific to an area to implement the comprehensive plan. For example, for each BVCP land use, there are several zoning districts that can be applied to reflect different neighborhood character or other urban design goals. e.g. RM-1, RM-2, RM-3 zoning districts

When and if the BVCP Land Use changes, the zoning can then also be changed to reflect the future vision.


Consultation has concluded
  • Share At what stage in the process will traffic impacts be studied and discussed? on Facebook Share At what stage in the process will traffic impacts be studied and discussed? on Twitter Share At what stage in the process will traffic impacts be studied and discussed? on Linkedin Email At what stage in the process will traffic impacts be studied and discussed? link

    At what stage in the process will traffic impacts be studied and discussed?

    Doug Bachman asked over 3 years ago

    Broad consideration of traffic impacts is part of the evaluation of a land use change. Detailed studies of issues such as traffic would inform decision making that occurs later, during the Site Review phase of development.

  • Share Has the district attorney reviewed this request for land use designation change to ensure that the Mt. Hope Church is not being taken advantage of by a developer or realtor during the current financial crisis? What is the motivation behind undertaking this development project at this time? on Facebook Share Has the district attorney reviewed this request for land use designation change to ensure that the Mt. Hope Church is not being taken advantage of by a developer or realtor during the current financial crisis? What is the motivation behind undertaking this development project at this time? on Twitter Share Has the district attorney reviewed this request for land use designation change to ensure that the Mt. Hope Church is not being taken advantage of by a developer or realtor during the current financial crisis? What is the motivation behind undertaking this development project at this time? on Linkedin Email Has the district attorney reviewed this request for land use designation change to ensure that the Mt. Hope Church is not being taken advantage of by a developer or realtor during the current financial crisis? What is the motivation behind undertaking this development project at this time? link

    Has the district attorney reviewed this request for land use designation change to ensure that the Mt. Hope Church is not being taken advantage of by a developer or realtor during the current financial crisis? What is the motivation behind undertaking this development project at this time?

    SoBoNeighbor asked over 3 years ago

    Staff confirmed that the application was made by a representative of the Mt. Hope Trustees that have discussed their interest in exploring community-serving uses on the vacant portion of the site. 


  • Share The details of the request are for a very broad selection of zonings (several residential levels, some mixed use). I think existing residents could get behind a change for a very specific, well-defined change coupled with a concrete development proposal instead of this shotgun approach. How can it work to have the change coupled with either a proposed design and/or specific conditions of what can be developed (e.g., up to XX number of residential units AND mixed-use component with food/drink/workplace components AND a concrete plan for traffic management).? on Facebook Share The details of the request are for a very broad selection of zonings (several residential levels, some mixed use). I think existing residents could get behind a change for a very specific, well-defined change coupled with a concrete development proposal instead of this shotgun approach. How can it work to have the change coupled with either a proposed design and/or specific conditions of what can be developed (e.g., up to XX number of residential units AND mixed-use component with food/drink/workplace components AND a concrete plan for traffic management).? on Twitter Share The details of the request are for a very broad selection of zonings (several residential levels, some mixed use). I think existing residents could get behind a change for a very specific, well-defined change coupled with a concrete development proposal instead of this shotgun approach. How can it work to have the change coupled with either a proposed design and/or specific conditions of what can be developed (e.g., up to XX number of residential units AND mixed-use component with food/drink/workplace components AND a concrete plan for traffic management).? on Linkedin Email The details of the request are for a very broad selection of zonings (several residential levels, some mixed use). I think existing residents could get behind a change for a very specific, well-defined change coupled with a concrete development proposal instead of this shotgun approach. How can it work to have the change coupled with either a proposed design and/or specific conditions of what can be developed (e.g., up to XX number of residential units AND mixed-use component with food/drink/workplace components AND a concrete plan for traffic management).? link

    The details of the request are for a very broad selection of zonings (several residential levels, some mixed use). I think existing residents could get behind a change for a very specific, well-defined change coupled with a concrete development proposal instead of this shotgun approach. How can it work to have the change coupled with either a proposed design and/or specific conditions of what can be developed (e.g., up to XX number of residential units AND mixed-use component with food/drink/workplace components AND a concrete plan for traffic management).?

    BoulderJ asked over 3 years ago

    Great question. The comprehensive plan land use designations are broad categories that get implemented through more specific zoning and development approval processes. All are tools to ensure new development or redevelopment meets community expectations.

    Since this question came about in a comprehensive plan update this current process is the start to exploring potential if different uses might be supportable and address community goals.  

    Should a comprehensive plan land use change be supported, we would also need to determine appropriate zoning. Given the 4 acre size of this site any development proposal would necessitate a Concept and Site Review process that would address the conditions that you describe and provide more assurance to the neighborhood about the potential redevelopment.

  • Share The zoning change request is very broad, including a number of different residential and business categorizations. The vagueness and uncertainty of this carte-blanche, shotgun approach is highly concerning. Nobody wants to give the ok for that and just keep fingers crossed that something good/responsible is developed. On the other hand, there could be a lot of community support behind a very well-planned development that is mixed-use and can preserve the character of the neighborhood while serving existing and new residents quite well. What mechanisms are there to refine/confine the zoning request and/or have it be contingent on a specific development proposal or criteria (e.g., up to XX residential units AND food/drink/workplace/gathering components AND specific traffic management solutions)? on Facebook Share The zoning change request is very broad, including a number of different residential and business categorizations. The vagueness and uncertainty of this carte-blanche, shotgun approach is highly concerning. Nobody wants to give the ok for that and just keep fingers crossed that something good/responsible is developed. On the other hand, there could be a lot of community support behind a very well-planned development that is mixed-use and can preserve the character of the neighborhood while serving existing and new residents quite well. What mechanisms are there to refine/confine the zoning request and/or have it be contingent on a specific development proposal or criteria (e.g., up to XX residential units AND food/drink/workplace/gathering components AND specific traffic management solutions)? on Twitter Share The zoning change request is very broad, including a number of different residential and business categorizations. The vagueness and uncertainty of this carte-blanche, shotgun approach is highly concerning. Nobody wants to give the ok for that and just keep fingers crossed that something good/responsible is developed. On the other hand, there could be a lot of community support behind a very well-planned development that is mixed-use and can preserve the character of the neighborhood while serving existing and new residents quite well. What mechanisms are there to refine/confine the zoning request and/or have it be contingent on a specific development proposal or criteria (e.g., up to XX residential units AND food/drink/workplace/gathering components AND specific traffic management solutions)? on Linkedin Email The zoning change request is very broad, including a number of different residential and business categorizations. The vagueness and uncertainty of this carte-blanche, shotgun approach is highly concerning. Nobody wants to give the ok for that and just keep fingers crossed that something good/responsible is developed. On the other hand, there could be a lot of community support behind a very well-planned development that is mixed-use and can preserve the character of the neighborhood while serving existing and new residents quite well. What mechanisms are there to refine/confine the zoning request and/or have it be contingent on a specific development proposal or criteria (e.g., up to XX residential units AND food/drink/workplace/gathering components AND specific traffic management solutions)? link

    The zoning change request is very broad, including a number of different residential and business categorizations. The vagueness and uncertainty of this carte-blanche, shotgun approach is highly concerning. Nobody wants to give the ok for that and just keep fingers crossed that something good/responsible is developed. On the other hand, there could be a lot of community support behind a very well-planned development that is mixed-use and can preserve the character of the neighborhood while serving existing and new residents quite well. What mechanisms are there to refine/confine the zoning request and/or have it be contingent on a specific development proposal or criteria (e.g., up to XX residential units AND food/drink/workplace/gathering components AND specific traffic management solutions)?

    BoulderJ asked over 3 years ago

    Great question. The comprehensive plan land use designations are broad categories that get implemented through more specific zoning and development approval processes. All are tools to ensure new development or redevelopment meets community expectations.

    Since this question came about in a comprehensive plan update this current process is the start to exploring potential if different uses might be supportable and address community goals.  

    Should a comprehensive plan land use change be supported, we would also need to determine appropriate zoning. Given the 4 acre size of this site any development proposal would necessitate a Concept and Site Review process that would address the conditions that you describe and provide more assurance to the neighborhood about the potential redevelopment.