Boulder City Council · Document
Attachment B - Community Comments
Regular Meeting, March 5, 2026 · item 3E: REMOVED: Consideration of a motion to adopt Resolution 1374 establishing a framework to guide planning of a future Service Area Expansion Pl… · 36 pages
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Attachment B Area III-Planning Reserve Service Area Expansion Plan Process Community Comments
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2/19/26, 5:54 PM
FW: Peter Mayer :- Area III Planning Reserve - Horn, Sarah - Outlook
Outlook FW: Peter Mayer :- Area III Planning Reserve From Johnson, Kristofer <JohnsonK3@bouldercolorado.gov> Date Thu 2/19/2026 10:27 AM To
Boulder Valley Comprehensive Plan <future@bouldercolorado.gov>
Cc
Horn, Sarah <horns@bouldercolorado.gov>
For the record …
Kristofer Johnson, AICP, PLA Comprehensive Planning Manager (Pronouns: He/Him/His) What's This?
O: 303-441-4277 johnsonk3@bouldercolorado.gov Department of Planning & Development Services 1739 Broadway | Boulder, CO 80302 bouldercolorado.gov
From: No Reply <NoReply-Formstack@bouldercolorado.gov> Sent: Thursday, February 19, 2026 8:48 AM To: Council <Council@bouldercolorado.gov>; ContactCoB <ContactCoB@bouldercolorado.gov>; Mueller, Brad <MuellerB@bouldercolorado.gov>; Stanek, Cate <StanekC@bouldercolorado.gov>; Causa, Julie <CausaJ@bouldercolorado.gov>; Johnson, Kristofer <JohnsonK3@bouldercolorado.gov> Subject: Peter Mayer :- Area III Planning Reserve
Preferred Form Language: English / Inglés Name: Peter Mayer Organization (optional): Email: peter.mayer@waterdm.com Phone (optional): My question or feedback most closely relates to the following topic (please choose one): Area III Planning Reserve Comment, question or feedback:
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2/19/26, 5:54 PM
FW: Peter Mayer :- Area III Planning Reserve - Horn, Sarah - Outlook
Dear Council, Let's keep the Area III planning reserved for the future, when we really need it. Boulder and Colorado are not growing. Statewide, population growth has stalled to the lowest level in almost 40 years. https://coloradosun.com/2026/01/29/colorado-now-has-6-million-people/ This summer, Boulder and our neighbors across the Front Range will all cut back on water use because we are experiencing the driest winter on record. Boulder's water supply is not invulnerable. The Arapaho Glacier is rapidly disappearing. The Colorado River will soon be embroiled in litigation that could impact Boulder's deliveries from Northern Water. Boulder has a lot of vacant and under-construction housing. Area III was set aside for an exception situation, something that planners in the 1990s couldn't yet foresee, something extraordinary. That is not now. We have a looming water crisis, not a population crisis. Boulder has plenty of room to grow (CU South!) already. Please stop wasting our limited resources on Area III and focus instead on saving what we already have: NCAR, vacant offices all over town, the existing affordable housing in Boulder that will go away without protection. Boulder does not need to expand and this time. Thank you.
[[FSF080521]] Submission ID is #: 1434003663 Compose a Response to this Email
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2/19/26, 6:15 PM
FW: Patricia Engoron Kenney :- Area III Planning Reserve - Horn, Sarah - Outlook
Outlook FW: Patricia Engoron Kenney :- Area III Planning Reserve From Johnson, Kristofer <JohnsonK3@bouldercolorado.gov> Date Tue 2/17/2026 11:09 AM To
Boulder Valley Comprehensive Plan <future@bouldercolorado.gov>
Cc
Horn, Sarah <horns@bouldercolorado.gov>
For the record …
Kristofer Johnson, AICP, PLA Comprehensive Planning Manager (Pronouns: He/Him/His) What's This?
O: 303-441-4277 johnsonk3@bouldercolorado.gov Department of Planning & Development Services 1739 Broadway | Boulder, CO 80302 bouldercolorado.gov
From: No Reply <NoReply-Formstack@bouldercolorado.gov> Sent: Tuesday, February 17, 2026 10:59 AM To: Council <Council@bouldercolorado.gov>; ContactCoB <ContactCoB@bouldercolorado.gov>; Mueller, Brad <MuellerB@bouldercolorado.gov>; Stanek, Cate <StanekC@bouldercolorado.gov>; Causa, Julie <CausaJ@bouldercolorado.gov>; Johnson, Kristofer <JohnsonK3@bouldercolorado.gov> Subject: Patricia Engoron Kenney :- Area III Planning Reserve
Preferred Form Language: English / Inglés Name: Patricia Engoron Kenney Organization (optional): Email: patricia.kenney@colorado.edu Phone (optional): 3039151522 My question or feedback most closely relates to the following topic (please choose one): Area III Planning Reserve Comment, question or feedback:
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2/19/26, 6:15 PM
FW: Patricia Engoron Kenney :- Area III Planning Reserve - Horn, Sarah - Outlook
Having just read the Hotline messages, as well as other info, on the Area III topic, I am writing to suggest that decisions about Boulder's future are made with some sense of reality and responsibility. What Ryan Schuchard envisions as a carless community out there in north Boulder is ludicrous. I am not saying that, globally, we shouldn't be looking to alternatives to fossil fuels and doing what is possible to mitigate climate change. But, the idea that Boulder, and cities like it, will evolve to people not having cars, and solely riding bikes and taking buses, is not going to happen. Mr. Schuchard has apparently been fortunate not to have a disabled person in his family whom he needs to transport to medical appointments, etc. And, perhaps he hasn't been responsible for getting 3 kids to their schools or other activities. And, I guess he thinks people moving to Boulder will not want to drive to ski areas, Rocky Mountain National Park, or take driving vacations to see the sights in our beautiful country. Americans have used individual transportation—whether it's a horse, buggy, or car for hundreds of years. If you live in a city like New York, as my sister does, yes, you can use the vast subway system for most of your needs. And, when I am in a city with an underground or train system, that's what I do. Most of America is not New York, though, and I think we're thankful for that. And, I want to thank Rob Kaplan for his very apt suggestions for identifying the need for this development in the first place and what kinds of housing might actually be useful in Boulder, after the recent, ill-advised explosion of small rental units. And, as always, I appreciate Marc Wallach's financial realism and on-point questions. In short, let's put the brakes on further development until we see how the growth we've already engaged in works with our infrastructure, financial well-being, and quality of life.
[[FSF080521]] Submission ID is #: 1433365728 Compose a Response to this Email
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2/20/26, 9:49 AM
FW: Peggy Wrenn :- Area III Planning Reserve - Horn, Sarah - Outlook
Outlook FW: Peggy Wrenn :- Area III Planning Reserve From Johnson, Kristofer <JohnsonK3@bouldercolorado.gov> Date Tue 2/17/2026 10:40 AM To
Boulder Valley Comprehensive Plan <future@bouldercolorado.gov>
Cc
Horn, Sarah <horns@bouldercolorado.gov>
1 attachment (1 MB) 114330582_e2fe0503-724e-5dbc-6245-934c04fac8d6.png;
For the record …
Kristofer Johnson, AICP, PLA Comprehensive Planning Manager (Pronouns: He/Him/His) What's This?
O: 303-441-4277 johnsonk3@bouldercolorado.gov Department of Planning & Development Services 1739 Broadway | Boulder, CO 80302 bouldercolorado.gov
From: No Reply <NoReply-Formstack@bouldercolorado.gov> Sent: Tuesday, February 17, 2026 10:09 AM To: Council <Council@bouldercolorado.gov>; ContactCoB <ContactCoB@bouldercolorado.gov>; Mueller, Brad <MuellerB@bouldercolorado.gov>; Stanek, Cate <StanekC@bouldercolorado.gov>; Causa, Julie <CausaJ@bouldercolorado.gov>; Johnson, Kristofer <JohnsonK3@bouldercolorado.gov> Subject: Peggy Wrenn :- Area III Planning Reserve
Preferred Form Language: English / Inglés Name: Peggy Wrenn Organization (optional): Email: peggywrenn@comcast.net Phone (optional): (720) 833-8750
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2/20/26, 9:49 AM
FW: Peggy Wrenn :- Area III Planning Reserve - Horn, Sarah - Outlook
My question or feedback most closely relates to the following topic (please choose one): Area III Planning Reserve Comment, question or feedback: I'm opposed to spending 1/2 million dollars to study annexing Area III Plannning Reserve in northeast Boulder. Planning Board voted 4–3 on February 5 to recommend pausing expansion study, with Robles, Boone, Kaplan, and Nordback voting to delay moving forward. Board members recommended evaluating whether recent zoning and housing policy changes inside the city can meet community needs before pursuing expansion. Both Planning Board members and Boulder County similarly emphasized focusing first on existing planning and development efforts before expanding outward. We have too much on our plate, redeveloping old Boulder Hospital land at Alpine and Broadway, changing zoning, ADU's, etc. Boulder County is selling their campus, to affordable developers. Most of the high-density apartments aren't "affordable" and lots of new apartments are not leased. The "middle class" families don't want apartments. We're building too much of the wrong kind of homes. Also, water is at premium, we should finish what's underway, or soon-to-be developed inside the City. Stop expanding rural land for at least until 2030. Thank you for serving on City Council! Peggy Wrenn
[[FSF080521]] Submission ID is #: 1433346235 Compose a Response to this Email
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2/20/26, 9:51 AM
FW: Stuart Weisman :- Area III Planning Reserve - Horn, Sarah - Outlook
Outlook FW: Stuart Weisman :- Area III Planning Reserve From Johnson, Kristofer <JohnsonK3@bouldercolorado.gov> Date Tue 2/17/2026 9:08 AM To
Boulder Valley Comprehensive Plan <future@bouldercolorado.gov>
Cc
Horn, Sarah <horns@bouldercolorado.gov>
For the record …
Kristofer Johnson, AICP, PLA Comprehensive Planning Manager (Pronouns: He/Him/His) What's This?
O: 303-441-4277 johnsonk3@bouldercolorado.gov Department of Planning & Development Services 1739 Broadway | Boulder, CO 80302 bouldercolorado.gov
From: No Reply <NoReply-Formstack@bouldercolorado.gov> Sent: Monday, February 16, 2026 10:05 PM To: Council <Council@bouldercolorado.gov>; ContactCoB <ContactCoB@bouldercolorado.gov>; Mueller, Brad <MuellerB@bouldercolorado.gov>; Stanek, Cate <StanekC@bouldercolorado.gov>; Causa, Julie <CausaJ@bouldercolorado.gov>; Johnson, Kristofer <JohnsonK3@bouldercolorado.gov> Subject: Stuart Weisman :- Area III Planning Reserve
Preferred Form Language: English / Inglés Name: Stuart Weisman Organization (optional): Email: smweisman1@yahoo.com Phone (optional): My question or feedback most closely relates to the following topic (please choose one): Area III Planning Reserve Comment, question or feedback:
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2/20/26, 9:51 AM
FW: Stuart Weisman :- Area III Planning Reserve - Horn, Sarah - Outlook
Dear Council Members, I am concerned about the city council’s plan to discuss annexing the area 3 planning reserve. Based on the present zoning including the East Boulder sub community plan, there is no need to consider changes to the area 3 planning reserve. There is more than enough opportunity to allow controlled growth in area 1 for the foreseeable future. The unbridled development in the last 10 years has already changed the character of Boulder and there has been no effort to slow the pace of change. To an outside observer, there appears to be unrestrained growth with developers competing to build the most architecturally deficient new apartments or condominiums (30th and Pearl, East Arapahoe, Canyon). It is unrealistic to expect to meet the demand for housing in Boulder which is no different than the past 40 years. Unless the city is willing to build on open space and build high rise condos and apartments, housing demand will exceed supply. Do we really want to be like Austin, Texas or Denver? It is time to be realistic and realize that Boulder is a small city surrounded by open space and that is why residents have chosen to live here. It is not because the residents want Boulder to be Denver or any other big city. Opening up the possibility for development in the Area 3 planning reserve is premature. I recommend waiting until Area 1 has been mostly transformed into an urban center by controlled development before considering development of Area 3.
[[FSF080521]] Submission ID is #: 1433211235 Compose a Response to this Email
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2/19/26, 6:22 PM
Re: Service Area Expansion - Horn, Sarah - Outlook
Outlook Re: Service Area Expansion From allyn s feinberg <feinberga@comcast.net> Date Tue 2/17/2026 11:05 AM To
Johnson, Kristofer <JohnsonK3@bouldercolorado.gov>
Cc
Boulder Valley Comprehensive Plan <future@bouldercolorado.gov>; Horn, Sarah <horns@bouldercolorado.gov>
Thanks very much, KJ. This is very helpful. I have seen a few of the Hotlines from Council members with suggestions for Guardrails, which help us understand what is meant by “guardrails”. Allyn On Feb 17, 2026, at 10:36 AM, Johnson, Kristofer <JohnsonK3@bouldercolorado.gov> wrote: Hi Allyn, Thanks for reaching out. Yesterday was a holiday for the city, so we are just now starting to dig into the calendar to understand timing of next steps. I have answered a few of your questions below, to the best of my ability at this time. Many of these will be determined during later steps, so we won’t have definitive timing until then. I’ll follow up in a few days with more info on dates for the first items. Best regards, kj Kristofer Johnson, AICP, PLA Comprehensive Planning Manager (Pronouns: He/Him/His) What's This? <image001.png> O: 303-441-4277 johnsonk3@bouldercolorado.gov Department of Planning & Development Services 1739 Broadway | Boulder, CO 80302 bouldercolorado.gov
-----Original Message----From: allyn s feinberg <feinberga@comcast.net> Sent: Monday, February 16, 2026 9:39 AM To: Johnson, Kristofer <JohnsonK3@bouldercolorado.gov> Subject: Service Area Expansion External Sender Notice This email was sent by an external sender. about:blank
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2/19/26, 6:22 PM
Re: Service Area Expansion - Horn, Sarah - Outlook
Hi KJ, I am looking for a schedule of actions related to the Service Area Expansion, including: - next step after Council approved moving forward at its last meeting; - Council is interested in passing a Resolution that establishes guardrails for what a future plan for the Area IIIPlanning Reserve would focus on. They are providing input to staff via HOTLINE emails this week and then we will draft Resolution language to be considered at a future Council meeting, likely in March. - when Planning Board might rehear its decision; - To be determined, but this would occur after Council has adopted the Resolution noted above. The Planning Board reconsideration could be sometime in April. The reconsideration will occur before preparation the final draft of the Comprehensive Plan (anticipated to be mid-May) in case there is a desire to include any language related to the Planning Reserve. - when there will be meetings and deliverables related to the roll out of the Service Area Expansion study; - No dates anticipated yet until we see if Planning Board reconsiders. If Planning Board changes their vote and determines there is ‘need’ to keep the process open, staff would schedule a time to return to Planning Board and Council to discuss if/when they want to initiate preparation of a Service Area Expansion Plan. This would not occur until after adoption of the Comprehensive Plan, so at least Q3 or Q4 2026. If there is a desire to initiate the Expansion Plan, then staff would need to prepare a more detailed scope, schedule, and budget for the process and Council would identify it as a priority workplan item at their retreat in early 2027. Note also, Planning Board and Council could decide not to initiate the Expansion Plan yet and direct staff to do other work. It could be several years (or longer) before the Expansion Plan begins. - when the County Planning Commission will undertake its review of the study; - No dates anticipated yet. The decision to initiate the Service Area Expansion Plan is a city decision (Planning Board and Council). The approval of the study is a city and county decision by the four Comprehensive Plan bodies. City staff would take the lead on the Expansion Plan, but would coordinate and partner with our County colleagues (similar to the Comprehensive Plan update). I would anticipate there would be regular check-ins with the County Planning Commission and BOCC throughout the process of the Expansion Plan. - when the County Commissioners will undertake their review; - see answer above - what happens if the parties don’t agree. – Similar to the Comprehensive Plan, staff would work with the bodies to try and resolve any differences. Generally, there is broad agreement on the overall plan since all bodies have been engaged throughout, but there could be minor edits that they differ on. If the parties can’t agree on a specific item, then it is removed from the plan. Perhaps you can direct me to a published timeline that includes all this information, or maybe you or someone on your staff could provide answers directly. Thanks for any help you can provide. Allyn Feinberg Chair, PLAN-Boulder County
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2/20/26, 10:04 AM
FW: Earl Noe :- Area III Planning Reserve - Horn, Sarah - Outlook
Outlook FW: Earl Noe :- Area III Planning Reserve From Johnson, Kristofer <JohnsonK3@bouldercolorado.gov> Date Tue 2/17/2026 8:57 AM To
Boulder Valley Comprehensive Plan <future@bouldercolorado.gov>
Cc
Horn, Sarah <horns@bouldercolorado.gov>
For the record …
Kristofer Johnson, AICP, PLA Comprehensive Planning Manager (Pronouns: He/Him/His) What's This?
O: 303-441-4277 johnsonk3@bouldercolorado.gov Department of Planning & Development Services 1739 Broadway | Boulder, CO 80302 bouldercolorado.gov
From: No Reply <NoReply-Formstack@bouldercolorado.gov> Sent: Monday, February 16, 2026 9:16 AM To: Council <Council@bouldercolorado.gov>; ContactCoB <ContactCoB@bouldercolorado.gov>; Mueller, Brad <MuellerB@bouldercolorado.gov>; Stanek, Cate <StanekC@bouldercolorado.gov>; Causa, Julie <CausaJ@bouldercolorado.gov>; Johnson, Kristofer <JohnsonK3@bouldercolorado.gov> Subject: Earl Noe :- Area III Planning Reserve
Preferred Form Language: English / Inglés Name: Earl Noe Organization (optional): Email: rancholimbo@comcast.net Phone (optional): (303) 442-8921 My question or feedback most closely relates to the following topic (please choose one): Area III Planning Reserve Comment, question or feedback:
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2/20/26, 10:04 AM
FW: Earl Noe :- Area III Planning Reserve - Horn, Sarah - Outlook
I've lived in Boulder over 50 years, during which time it has been well known that expansion is a snare and a delusion that only serves as a pretext for more expansion. And despite endless palaver about "affordable housing" my chosen leaders have acted predictably to render my humble little shack, less affordable via escalating property taxes. This despite the token old person discount. Only people who trade in real estate believe there is a housing crisis. Others know development never pays its own way.
[[FSF080521]] Submission ID is #: 1433033512 Compose a Response to this Email
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2/20/26, 10:03 AM
FW: Daniela Cusack :- Planning and Development Services - Horn, Sarah - Outlook
Outlook FW: Daniela Cusack :- Planning and Development Services From Johnson, Kristofer <JohnsonK3@bouldercolorado.gov> Date Tue 2/17/2026 8:57 AM To
Boulder Valley Comprehensive Plan <future@bouldercolorado.gov>
Cc
Horn, Sarah <horns@bouldercolorado.gov>
For the record …
Kristofer Johnson, AICP, PLA Comprehensive Planning Manager (Pronouns: He/Him/His) What's This?
O: 303-441-4277 johnsonk3@bouldercolorado.gov Department of Planning & Development Services 1739 Broadway | Boulder, CO 80302 bouldercolorado.gov
From: No Reply <NoReply-Formstack@bouldercolorado.gov> Sent: Monday, February 16, 2026 9:28 AM To: Council <Council@bouldercolorado.gov>; ContactCoB <ContactCoB@bouldercolorado.gov>; Mueller, Brad <MuellerB@bouldercolorado.gov>; Pannewig, Hella <Pannewigh@bouldercolorado.gov>; Ferro, Charles <FerroC@bouldercolorado.gov>; Johnson, Kristofer <JohnsonK3@bouldercolorado.gov>; Causa, Julie <CausaJ@bouldercolorado.gov>; Stanek, Cate <StanekC@bouldercolorado.gov> Subject: Daniela Cusack :- Planning and Development Services
Preferred Form Language: English / Inglés Name: Daniela Cusack Organization (optional): Email: daniela.cusack@gmail.com Phone (optional): 8312364948 My question or feedback most closely relates to the following topic (please choose one): Planning and Development Services Comment, question or feedback: about:blank
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2/20/26, 10:03 AM
FW: Daniela Cusack :- Planning and Development Services - Horn, Sarah - Outlook
No annexation and no city expansion! Boulder has grown so much since I grew up here. Please do not seek an annex for development which will look like sprawl and degrade our cute City's character! We are unique on the front range, still surrounded by open space. Don't ruin our city. Say no to developers!
[[FSF080521]] Submission ID is #: 1433037471 Compose a Response to this Email
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2/20/26, 10:01 AM
FW: peggy Bashline :- Area III Planning Reserve - Horn, Sarah - Outlook
Outlook FW: peggy Bashline :- Area III Planning Reserve From Johnson, Kristofer <JohnsonK3@bouldercolorado.gov> Date Tue 2/17/2026 8:57 AM To
Boulder Valley Comprehensive Plan <future@bouldercolorado.gov>
Cc
Horn, Sarah <horns@bouldercolorado.gov>
For the record …
Kristofer Johnson, AICP, PLA Comprehensive Planning Manager (Pronouns: He/Him/His) What's This?
O: 303-441-4277 johnsonk3@bouldercolorado.gov Department of Planning & Development Services 1739 Broadway | Boulder, CO 80302 bouldercolorado.gov
From: No Reply <NoReply-Formstack@bouldercolorado.gov> Sent: Sunday, February 15, 2026 10:15 AM To: Council <Council@bouldercolorado.gov>; ContactCoB <ContactCoB@bouldercolorado.gov>; Mueller, Brad <MuellerB@bouldercolorado.gov>; Stanek, Cate <StanekC@bouldercolorado.gov>; Causa, Julie <CausaJ@bouldercolorado.gov>; Johnson, Kristofer <JohnsonK3@bouldercolorado.gov> Subject: peggy Bashline :- Area III Planning Reserve
Preferred Form Language: English / Inglés Name: peggy Bashline Organization (optional): Email: dbashline@mac.com Phone (optional): My question or feedback most closely relates to the following topic (please choose one): Area III Planning Reserve Comment, question or feedback:
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2/20/26, 10:01 AM
FW: peggy Bashline :- Area III Planning Reserve - Horn, Sarah - Outlook
SOME AT THE SEAT OF COUNCIL are devious with obvious agendas. I address them, only. Beady $E$Y$Es scan & scope every last corner as to what pleases, while the mouth whispers "MINE, MINE .... ALL MINE!" What kind of EGOS would allow for such? How pompous and arrogant must the first tier of government be? One would like to think at this level, humans still posses dignity and compassion for the basics. Taking what little remains in the way of land and nature in and around our city represents degradation, NOT progress. A perfect example is the wildlife corridor south of Edgewood --- Reach 6. Everybody knows the real goal is to acquire more bike path while pretending to cry FLOOD. (I could barf.) The words "Respect Life" are no longer and if they are, a good number have found a convenient means by which to twist and shred them into nothing but utter hypocrisy. Invading historical BRC open space and all the PEACE and BEAUTY it provides to hikers, bikers, and 2nd Amendment advocates is on the table. It appears we have far too much money to spend. (I wonder why as I gasp at my property tax bill with bulging eyes.) Is Council feeling the holes in its pockets burning? Are some just longing to waste it away with no palatable forethought? (Use it or Lose it?) Adding more RATS to the BOX of what once was a beautiful/comfortable home town is a quick shopping fix and these ADDICTIONS are getting OLD to those of us who know what moderation and discipline require. More chunks of cracker box building near a RIFLE RANGE will most certainly create future problems .... blatantly chosen to be ignored from the get/go. Future residents will eventually complain of the noise and suddenly believe they are entitled to peace and quiet 24/7. I see this as council's way of gaining more space for extreme leftist (little CA) endeavors to own our city (with agenda) rather than SHARE it in fellowship and with respect for those who think from the middle or the right. AGAIN, TO THOSE IN FAVOR OF AREA III .... SHAME SHAME SHAME .... May karma find its way as always!!! Peggy Bashline
[[FSF080521]] Submission ID is #: 1432822703 Compose a Response to this Email
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November 14, 2024 Re: Area III Planning Reserve Mayor Brockett, Members of Council, and Members of the Planning Board: As you begin your deliberations regarding the Area III planning reserve, we wanted you to know that Better Boulder believes the city can achieve a new standard of excellence for a connected and sustainable neighborhood. We can see a neighborhood that is dense, water wise, beautiful, and welcoming. We think we can have a community that is walkable, bikeable, and transit friendly where the car is a visitor, not a defining feature. Parking would reward those residents that want to live “car-light” by making parking adhere to the city’s SUMP (shared unbundled managed and paid) principles. We support a high-density, mixed-use neighborhood for the current and future needs of Boulder residents that is primarily self-sufficient enabling residents to work, shop and play closer to where they sleep. This would include middle income, market rate, and affordable housing consisting primarily of row houses, townhomes, and multistory flats. These missing middle housing types would be close to appropriately sized parks, and neighborhood serving retail and personal services. We point to current good examples and ask that you draw on the best of Alpine Balsam, Holiday, Boulder Junction, and North Boulder Arts District. We feel this vision can be best and most cost effectively achieved by removing Area III from the constraints of many of our existing regulations, for example: a DCS that prescribes car friendly streets and a Use Table that is not responsive to a changing world and market forces. Furthermore, we also suggest a feasibility study to accurately identify and effectively phase in a diverse mix of, and strategically located types of housing units and retail spaces, while efficiently meeting the infrastructure expectations of future residents. We firmly believe that by planning for and acting on our collective goals as stated in all our city policies: equity, sustainability, and financial soundness, Area III can be a local and national example of how to make complete, sustainable, and resilient neighborhoods for folks, families, and small businesses. Thank you, Better Boulder
Better Boulder
Vibrant. Liveable. Connected.
info@betterboulder.com
www.betterboulder.com
Boulder City Council February 11, 2026 Re: From:
Further consideration of a Service Area Expansion Macon Cowles
Dear colleagues, In the Statistically Valid Survey (pp. 5 and 15), 61–82% of Boulder residents favor attainable single units with ADUs, duplexes, townhomes, and cottage courts in low-density neighborhoods. Yet almost none of this type has been produced in ten years. The Community Profile shows the gap: Between 2015 and 2025, Boulder permitted 3,300 apartments or condos and 420 detached units—but only thirteen detached for sale units were modest-sized homes between 1,200 and 1,800 sq. ft. The rest were large, luxe and expensive. To think that 9,500 units of for-sale missing middle housing will be built in Area I by 2032 ignores this reality. New and redeveloped units in Area I will overwhelmingly be apartments and large luxury homes. Not the missing middle housing our residents want. Service Area Expansion should happen only if it produces something exceptional—a next-generation, 15-minute neighborhood where people can imagine living for a lifetime. A pilot project in a small part of the Planning Reserve 1 can prove that concept. If I were voting, I would fill in the blank on the “Yes, further consideration” motion (p. 63 of the packet) as follows: Motion to find that the following identified community needs are of sufficient priority per the criteria described in the Boulder Valley Comprehensive Plan to warrant further consideration of a Service Area Expansion Plan: to construct attainable single units with accessory dwelling units and duplexes, townhomes and cottage courts. The Comp Plan at pp. 126–127 establishes principles for developing CU South and guiding its annexation. You can do the same in the current BVCP update: adopt principles for any future Service Area Expansion that steer “further consideration” toward a next-generation neighborhood. I’d suggest adding these conditions to the Motion: Develop the pilot on private land, like the Palmos 23 acres at US 36 and Jay, next to the Area II project at 28th & Jay that you already approved. Why not use the Acme site? A) The City takes way too long (11 years at Alpine-Balsam). B) Using the Acme Tile site owned by the City is unfair to private property owners who, unlike the City, pay property taxes. C) Take advantage of the motivation of private developers to create something very special. Leo Palmos has been saying for years that he wants to build housing for workers on land he has owned for 5 decades. 1
MEMORANDUM To: From: Item: Date:
Mayor Brockett & the Members of the City Council - CITY OF BOULDER Adrian Sopher - SOPHER SPARN ARCHITECTS LLC AREA III PLANNING RESERVE Special Council Meeting, scheduled for 12 February 2026
Re: Thoughts for your consideration, in your discussion of the need for Service Area Expansion If Council will allow, I am going to at the start presume that there is a general recognition among you, of the need for housing of a kind that is not today available and affordable in Boulder. As I understand it then, the questions therefore are not whether this body believes that there is a need for a broader range of housing types, but… 1) whether this need can be fulfilled within Area I, and moreover… 2) can Planning Board come to that same conclusion, as their agreement in this matter is critical to the furtherance of change to the status of the Reserve for the fulfillment of that need? Having attended the Planning Board discussion on the topic and listened to the tape multiple times, I will offer the following… 1) Can Boulder reasonably provide attainable missing middle housing, in sufficient numbers, to meet the needs of the community within the current Service Area (Area I)? Since 2000, the city has grown in population at a rate of ±0.5% annually, though in the last 5 years the population has decreased. New housing has been built in support that increase. The majority of it has been provided in rental multi-family flats, and significantly, in private sector student housing. Additionally, significant improvements have been made to the existing single family housing stock. However the impact of all of this has been to make the cost of housing in Boulder incrementally less attainable to middle income families. This is not news to Council. Providing housing for this cohort of our community is extremely difficult to do in the numbers required to attain any level of affordability, or to meet the need. The reasons for this are many, but to list the most significant… • Existing zoning regulations – more than 75% of available land in Boulder is zoned solely for single family residential use, all with minimum setbacks and limitations on development that maintains strict limits on size and separation between residences. Defined quantities and limited availability adds cost and barriers to entry. • Extremely complex entitlement process for projects of scale – once a property is of a certain size that might support multi-family use (of whatever kind), the city’s review process adds very significant risk & costs for approval thru discretionary review. This discretionary review incorporates consideration of what in the end can be the most significant factor of uncertainty to the process… • Neighborhood input – it cannot be overstated the impact a single neighbor can have on any project in discretionary review. In our practice, I can say with confidence that good projects have been significantly impacted or killed by an organized neighborhood opposition. To name a few… o Washington Village – 44 units (6 single family, 6 duplex, 30 flats, 2 carriage houses) 4 years of public hearings, 13 years to completion (including an un-scheduled recession). o Hogan-Pancost – 116 units (20 single family, 96 duplex & triplex), 50% permanently affordable, with an 8 acre dedicated conservation agreement & substantial open space. 16 years in review for annexation, then denied. o 385 South Broadway (at Columbine) – 1.06 acre site that was downzoned by Planning Board & Council to prevent 6 townhouses from being built on Broadway, because of neighbor opposition. Zoning of property can be changed; Title 9 can be revised; …but neighbors aren’t going anywhere – they will resist changes to zoning and codes that might affect their homes. And they will be vocal about it. Sopher Sparn Architects LLC | 2505 Walnut Street, Suite 200 | Boulder, Colorado 80302 | 303.442.4422
2/12/26 A-III mem CC 260210.dotx Page 2 of 2
Example: In the current Community Change Requests that just came before you, the south side of Sioux Drive was identified simply for further study for an increase in allowable density (proposed first by a PB member). Please know that I have no interest in this property in any way – nor am I arguing the merits of a change. But look at how easy it was for Planning Board and Council to put a stop to that, based solely on neighborhood input. This is not uncommon. The Planning Reserve offers a long-term capability to… • establish new and appropriate zoning regulations for desired housing outcomes, • act as a pilot project for changes to Title 9, • …and bypasses the issue of neighborhood opposition completely. Service Area Expansion then, meets a community need that is not otherwise achievable in Area I.
2) Can Planning Board come to that same conclusion, as their agreement in this matter is critical to the furtherance of change to the status of the Reserve for the fulfillment that need? As you know, the board was split 3-4 in denial of this item. However, should Council support them, a key set of requirements was put forth by a board member that could lead to a change in that outcome. In my estimation, these requirements are eminently reasonable, and are roughly as follows: • Identify that the Planning Reserve is a special opportunity that accomplishes things that we are not going to get elsewhere, and if we don’t find a way to assure that we can achieve it, we will not continue to move forward with the process. • The focus of the Reserve will be principally on Missing Middle Housing; affordable townhomes, and cottage courts, for ownership but also for rent, much like the Holiday Neighborhood. • The city’s current allocation of land for a park will not be intended to service the entire Boulder Valley (as identified by staff) but will be sized appropriately for the needs of the neighborhood and adjacent neighbors to the south (please note that the size of Valmont Park is an order of magnitude less than land identified under Parks & Open Space ownership). • Best practices in sustainability, walkability, water usage, etc., will a requirement for future development. • A Pilot Project to establish a 15-Minute Neighborhood to prove that we can accomplish these goals will be the first step in any targeted expansion. This all leaves much to be studied and clarified, but implicitly also provides a framework and a set of goals, in moving forward in the Service Area Expansion Study.
Thank you for your consideration. PS: It should be stated here, that some PB members identified Area Plans and Sub-community Plans that are not done, and focusing on Area III Expansion would detract from this effort moving forward. Please note that there is a reason for this not being a principal focus of long range planning activity. Such planning efforts are extremely cumbersome and often contentious – particularly if they impact existing residential neighborhoods. See item 1) above. Examples: o North Boulder Sub-community Plan (long and contentious, and long out of date). o Transit Village Area Plan (long, but with minimal residential neighborhood impacts). o Junior Academy Area Plan Lite (small and contentious, limited impact). o Alpine-Balsam (complex and principally focused on city owned property). o East Boulder Sub-community Plan (minimal residential neighborhood impacts).
2/12/26, 8:38 AM
Re: [BoulderCouncilHotline] Area III-Planning Reserve - Additional Information - Horn, Sarah - Outlook
Outlook Re: [BoulderCouncilHotline] Area III-Planning Reserve - Additional Information From Steve Pomerance <stevepom335@comcast.net> Date Mon 2/9/2026 1:36 PM To
Johnson, Kristofer <JohnsonK3@bouldercolorado.gov>
Cc
Woulf, Mark <WoulfM@bouldercolorado.gov>; Mueller, Brad <MuellerB@bouldercolorado.gov>; Horn, Sarah <horns@bouldercolorado.gov>; Adams, Taishya <adamst@bouldercolorado.gov>; Benjamin, Matthew <benjaminm@bouldercolorado.gov>; Brockett, Aaron <brocketta@bouldercolorado.gov>; Folkerts, Lauren <folkertsl@bouldercolorado.gov>; Marquis, Tina <marquist@bouldercolorado.gov>; Schuchard, Ryan <schuchardr@bouldercolorado.gov>; Speer, Nicole <SpeerN@bouldercolorado.gov>; Wallach, Mark <wallachm@bouldercolorado.gov>; Winer, Tara <winert@bouldercolorado.gov>; Rivera-Vandermyde, Nuria <rivera-vandermyden@bouldercolorado.gov>
External Sender Notice This email was sent by an external sender. I forgot to mention our Open Space, with all the trailheads now jammed with cars and people almost every good day. We really do NOT need more people — less would be better…. On Feb 9, 2026, at 1:23 PM, Steve Pomerance <stevepom335@comcast.net> wrote: Hi KJ, The concept of providing a framework to consider the expansion into Area III Planning Reserves is a good one. BUT, this framework is completely missing many of the big issues, and so totally fails in terms of "thoughtfulness": 1) It fails to mention water supply impacts, which are unavoidable, and given that our supply is dwindling due to climate change, is a critical issue. 2) It fails to mention the loss from the conversion of basically low-to-no development land, which our environment can tolerate (kind of), into high density urban landscape, which ultimately detracts from our natural environment. 3) It fails to consider the traffic impacts on the rest of Boulder, which is already highly congested, and which will be inevitable from such a development, since it will not be self contained. And of course there is the issue of RTD’s inability to provide any more services…. 4) It fails to discuss whether there will be a requirement that new development there pay for 100% of the needed infrastructure, or whether it will need to be subsidized with general tax revenues, like from the rest of us that live here, i.e. will “growth pay its own way”? about:blank
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2/12/26, 8:38 AM
Re: [BoulderCouncilHotline] Area III-Planning Reserve - Additional Information - Horn, Sarah - Outlook
And that includes everything from additional water rights and a treatment plant to waste water facilities to another rec center to all the rest of what a dense area needs. 5) And, relative to the above, it fails to discuss in any way which existing facilities will then up being strained or over-used. The Yurok people, whose livelihoods were restored when the dams on the Klamath River in Northern California were removed and the salmon recovered, has a way of saying what the focus should be: “It is our duty to live in balance with nature.” We don’t need more growth. We certainly don't need to expand our borders. And, we do NOT want to end up paying for its costs. Regards, Steve Pomerance On Feb 9, 2026, at 12:04 PM, Johnson, Kristofer <JohnsonK3@bouldercolorado.gov> wrote: Good afternoon Councilmembers and HOTLINE readers, On Thursday (February 12) you will be considering Step 2 of 3 related to the potential long-term expansion of the city into the Area III-Planning Reserve (Agenda Item 3A: Consideration of a motion to determine if there is sufficient community need as defined in the Boulder Valley Comprehensive Plan to warrant further consideration of a Service Area Expansion Plan for the Area III-Planning Reserve). The staff memo for this item provides an analysis of the potential “need” for expansion into this area, though as detailed in the memo, that determination is ultimately made by Council and Planning Board, who both have decision review for Comprehensive Plan processes. Based on feedback received recently, staff have prepared a draft framework (see below) that Council can consider and use as a basis for discussion during the hearing. The framework describes interests voiced by the community and policy makers related to the Planning Reserve during the Comprehensive Plan update process. If Council finds that there is community need and wishes to articulate specific intent and commitments for a potential future Service Area Expansion Plan, the framework with any desired revisions could be considered as a Resolution.
The city thoughtfully considers the Area III-Planning Reserve to potentially expand the Service Area as part of regular updates to the Boulder Valley Comprehensive Plan. The city will be measured in its approach to using the Area III-Planning Reserve to meet community needs, including exploring additional opportunities to meet needs within the existing Service Area, to ensure community values and goals are achieved and there is lasting benefit for future generations.
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2/12/26, 8:38 AM
Re: [BoulderCouncilHotline] Area III-Planning Reserve - Additional Information - Horn, Sarah - Outlook
The following framework is intended to guide discussions for the use of the Area III-Planning Reserve as part of a future Service Area Expansion Plan: Deliver housing types that are difficult to create in the existing Service Area, such as middle-income ownership housing Accelerate progress toward the city’s affordable housing goals Envision an innovative and unique mixed-use, mixed-income, mixeddensity 15-minute neighborhood Provide regional park land that supports the entire Boulder Valley and beyond Emphasize parks, open lands, environmental assets and biodiversity in neighborhood design Showcase climate change and disaster resilient site design and architecture Balance urban expansion with resource and infrastructure constraints The framework above is not exclusive and is based on community discussions during the 2025 update to the Boulder Valley Comprehensive Plan. These goals may change or no longer apply in the future, and other goals may be identified over time.
Also, attached for your reference are the minutes from the January 20, 2026, Planning Board meeting where they reviewed the same item regarding community needs and the Planning Reserve. These minutes were approved by the board at their meeting last week, so you would have a formal record of their discussion. We look forward the conversation at the hearing on Thursday. Best regards, kj
Kristofer Johnson, AICP, PLA Comprehensive Planning Manager (Pronouns: He/Him/His) What's This? O: 303-441-4277 johnsonk3@bouldercolorado.gov Department of Planning & Development Services 1739 Broadway | Boulder, CO 80302 bouldercolorado.gov
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2/25/26, 10:30 AM
FW: Chris Ennis :- Area III Planning Reserve - Horn, Sarah - Outlook
Outlook FW: Chris Ennis :- Area III Planning Reserve From Johnson, Kristofer <JohnsonK3@bouldercolorado.gov> Date Wed 2/25/2026 8:32 AM To
Boulder Valley Comprehensive Plan <future@bouldercolorado.gov>
Cc
Horn, Sarah <horns@bouldercolorado.gov>
1 attachment (411 KB) 114330582_screenshot_2026-02-14_at_2.46.06pm.png;
For the record …
Kristofer Johnson, AICP, PLA Comprehensive Planning Manager (Pronouns: He/Him/His) What's This?
O: 303-441-4277 johnsonk3@bouldercolorado.gov Department of Planning & Development Services 1739 Broadway | Boulder, CO 80302 bouldercolorado.gov
From: No Reply <NoReply-Formstack@bouldercolorado.gov> Sent: Tuesday, February 24, 2026 6:04 PM To: Council <Council@bouldercolorado.gov>; ContactCoB <ContactCoB@bouldercolorado.gov>; Mueller, Brad <MuellerB@bouldercolorado.gov>; Stanek, Cate <StanekC@bouldercolorado.gov>; Causa, Julie <CausaJ@bouldercolorado.gov>; Johnson, Kristofer <JohnsonK3@bouldercolorado.gov> Subject: Chris Ennis :- Area III Planning Reserve
Preferred Form Language: English / Inglés Name: Chris Ennis Organization (optional): Email: christine.a.ennis@gmail.com Phone (optional):
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2/25/26, 10:30 AM
FW: Chris Ennis :- Area III Planning Reserve - Horn, Sarah - Outlook
My question or feedback most closely relates to the following topic (please choose one): Area III Planning Reserve Comment, question or feedback: Hello Council, I watched your Feb 22 meeting where you voted 7-2 to open the option for Area III Planning Reserve development. One thing I did NOT see mentioned: This area is next to the shooting range. Please see attached screenshot. How can this possibly be a good idea for a place to put housing? This is just one of many reasons why I object to housing development in this area. It is much better to pursue all options within the City perimeter currently. After which, I suggest that the City has reached an appropriate limit to future growth. Thanks for considering this point of view. And especially, let's consider that it's right next to a shooting range! Chris
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