Agenda Memo · Boulder Politics

Special City Council Meeting, January 22, 2026 · item 4B: Consideration of a motion to approve the list of community change requests to be considered during the Boulder Valley Comprehensive Plan upd… · 12 pages

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City of Boulder City Council Agenda Item Meeting Date: January 22, 2026 Agenda Title Consideration of a motion to approve the list of community change requests to be considered during the Boulder Valley Comprehensive Plan update.

Staff Contact • • •

Christopher Ranglos, Senior City Planner, Planning & Development Services Kristofer Johnson, Senior Manager, Planning & Development Services Brad Mueller, Planning & Development Services Director

Draft Motion Language Staff requests council consideration of this matter and action in the form of the following motion: “Approve the list of community change requests recommended by staff in this memorandum for further consideration as part of the Boulder Valley Comprehensive Plan update and direct staff to evaluate these requests for potential incorporation into the draft Comprehensive Plan.”

Executive Summary This memorandum provides City Council with an overview of the community change request process and the requests submitted by community members as part of the 2025 Boulder Valley Comprehensive Plan (Comprehensive Plan or Plan) update. The purpose of this item is for City Council to review staff’s initial screening and recommendations, host a public hearing, and determine which requests should proceed for further consideration during the Plan update. This action does not constitute approval or denial of any land use change, Planning Area adjustment, or

policy/text amendment; rather, it identifies which requests warrant more detailed evaluation based on the latest draft Comprehensive Plan policy direction and land use strategy. Following the initial screening and public hearings, staff will continue to analyze each of the requests approved for further consideration. Review of change requests recommended for inclusion in the draft Plan or Future Land Use Map will occur in conjunction with the review of the entire draft Comprehensive Plan scheduled for March 2026. Approval or denial of requests will be determined as part of the adoption process in Summer 2026.

Council Action Options Option

Outcome

Approve motion language as drafted

If the motion is approved by both Planning Board and City Council (and County approval bodies as applicable), staff will further consider the recommended list of requests.

Define and adopt a modified motion

Planning Board and City Council (and County approval bodies as applicable) may add or remove requests to the recommended list. Staff will further consider only those requests that are approved by all applicable bodies.

Refer back to staff

Staff will return to Planning Board and City Council with additional information at a future date as requested.

Alignment with City Plans and City Council History Sustainability, Equity, and Resilience (SER) Framework and Citywide Strategic Plan Alignment SER Framework Goal Area The update to the Comprehensive Plan is aligned with the city’s Sustainability, Equity and Resilience (SER) Framework. The Plan will establish overall citywide and/or valley-wide policy direction related to all seven SER goal areas. Alignment with the seven SER goal areas was one of the criteria staff used in the evaluation of which requests should proceed for further consideration. Citywide Strategic Plan As a 20-year vision document, the Comprehensive Plan will further inform how the Citywide Strategic Plan evolves over time, so the city can operationalize and

implement various Comprehensive Plan policies over the 4-year Strategic Plan time frame. Staff Notes N/A

Alignment with Additional City Plans As the city's primary planning document, the Boulder Valley Comprehensive Plan provides the overarching vision, goals, and policies that guide all other city plans, including subcommunity and area plans and department plans, Boulder municipal code updates, annual budgeting, and the Capital Improvements Program. If a submitted request was located within an area covered by an adopted subcommunity or area plan, staff also referenced that plan to inform this initial screening. While this phase did not include detailed policy analysis, the guiding principles, land use vision, and long-term objectives outlined in any relevant subcommunity or area plans were considered to ensure the request is generally compatible with previously established direction for the area.

City Council History This item has not previously come before City Council. It is, however, part of the ongoing major update to the Boulder Valley Comprehensive Plan that City Council has been involved in since October 2024.

Analysis Overview of the Community Change Request Process The current adopted Intergovernmental Agreement (IGA) and Amendment Procedures for the Boulder Valley Comprehensive Plan (included as Attachment A) anticipates that major updates will incorporate amendments that respond to changing conditions and community needs. The community change request process provides community members and property owners the opportunity to submit proposed amendments and request specific changes to the Plan. The Amendment Procedures (Exhibit B of the IGA) outline the types of possible amendments to the plan that can occur during a major update and as part of the community change request process. They are as follows: • • • • •

Changes to the Land Use Map Changes to the Area I, II, III Map Rural Preservation Area Expansions or contractions Planning Area boundary changes Edits to the policy section

• • • •

Edits to the plan text Changes to the Subcommunity and Area Plan section Changes to the Master Plan and Program summaries Changes to the Urban Service Criteria and Standards.

The community change request process and Comprehensive Plan update cannot authorize certain types of changes. Examples include zoning changes, site-specific development approvals or entitlements, annexations, capital project commitments, amendments to the City Charter, or modifications to the Boulder Revised Code or the Design and Construction Standards. Requests that conflict with state law, intergovernmental agreements, or fall outside the Boulder Valley Planning Area are also outside the scope. Additionally, operational or highly site-specific issues cannot be addressed. The focus of the process is limited to evaluating potential changes to land use designations, Planning Areas, or the Plan’s policies and text. The process consists of three steps: Step 1: Request Window (COMPLETE) The request window opened on August 11, 2025, and closed on October 3, 2025. Community members, property owners, and organizations throughout the Valley submitted a total of 34 requests for changes to the plan during this period. Submissions were accepted through a standardized online form available on the project website. Information about the process and the request window was shared with the community via a citywide press release and the July 2025 Planning and Development Services Newsletter. The opportunity has also been referred to in multiple broader Plan update events throughout the year. Staff also hosted two drop-in office hour sessions to provide guidance and answer questions related to the process. Step 2: Initial Screening (IN PROGRESS) City and county staff reviewed all submitted requests to determine whether they were appropriate for further consideration. The screening evaluated each request for alignment with the seven goal areas of the draft Comprehensive Plan; if the request was within the policy-level framework of the Comprehensive Plan; feasibility within the scope and timeline of the Comprehensive Plan update; and for consistency with the latest draft Comprehensive Plan policy and Future Land Use Map direction. All requests received are reviewed by City and County approval bodies at public hearings in January 2026. The approval bodies may accept the list of requests recommended by staff to move forward for further evaluation as is or may add or remove requests from the list.

Step 3: Analysis and Final Review (NEXT STEP) Following the approval bodies’ vote on which requests should proceed for further evaluation, the City Planning and Development Services Department, in coordination with the County Community Planning and Permitting Department, will conduct additional analysis and develop a final set of recommendations regarding the proposed changes. Staff will incorporate appropriate changes into the draft Comprehensive Plan and Future Land Use Map, scheduled for public release in March 2026. Approval of the changes will ultimately be considered by the four approval bodies (as applicable) during the Comprehensive Plan adoption process in Summer 2026.

Approval Bodies The four approval bodies identified in the Boulder Valley Comprehensive Plan determine at this time which community change requests advance for further analysis. For properties in Area I, only City Council and Planning Board review and act on requests; the County does not participate in screening these applications. For land use change requests in Area II that are over 5 acres, City Council, Planning Board, and Board of County Commissioners will review and act on these requests. For all land use change requests in Area III-Rural Preservation, all four bodies review and act on the request. For planning area adjustments five acres and under (Area III-Rural Preservation to Area II), only the City approval bodies act; when the area exceeds five acres, both City and County bodies review and vote. Policy and text amendments follow the same jurisdictional logic: proposals that affect both City and County interests are reviewed by all four approval bodies, while those that apply solely to City policies are considered only by City Council and Planning Board. A request moves forward only if it is approved by all applicable approval bodies.

Community Change Requests for Consideration The following table summarizes the community change requests that were received during the submission window. Please see Attachment B to view each request in detail.

Land Use Designation Map Change Requests: Request #

Address

1343 Iris Ave.

4655 Table Mesa Dr.

2750 Broadway

2425 Colorado Ave.

2419 Colorado Ave.

2851 Valmont Rd.

0 Twin Lakes Rd.

6655 Twin Lakes Rd.

Planning Area

Requested Change

Staff Recommend ation

Approval Bodies

Public (PUB) to High Density Residential (HR); or Medium Density Residential (MR); or Low Density Residential (LR)

Consider further

City Only (City Council; Planning Board)

Low Density Residential (LR) to High Density Residential (HR)

Consider further

City Only (City Council; Planning Board

Transitional Business (TB) to Community Business (CB)

Consider further

City Only (City Council; Planning Board

Low Density Residential (LR) to High Density Residential (HR)

Consider further

City Only (City Council; Planning Board

Low Density Residential (LR) to High Density Residential (HR)

Consider further

City Only (City Council; Planning Board

Medium Density Residential (MR) to Mixed Use Business (MUB)

Consider further

City Only (City Council; Planning Board

Public (PUB) to Open Space Acquired (OS-A)

Low Density Residential (LR) to Open Space Acquired (OS-A)

Do not consider further

City & County (City Council; Planning Board; Board of County Commissioners) (over 5 acres)

Do not consider further

City & County (City Council; Planning Board; Board of County Commissioners) (over 5 acres)

0 Kalua Rd.

South Side of Sioux Drive

2810 Olson Dr.

2855 & 2899 Valmont Rd.

1006 Lee Hill Dr.

Public (PUB) to Open Space Acquired (OS-A)

Do not consider further

Low Density Residential (LR) to Medium Density Residential (MR)

Consider further

City Only (City Council; Planning Board)

Low Density Residential (LR) to Mixed-Density Residential (MXR)

Consider further

City Only (City Council; Planning Board

Medium Density Residential (MR); Open Space Other (OS-O) to Mixed Use Business (MUB)

Consider further

Low Density Residential (LR) to Mixed Density Residential (MXR); or Medium Density Residential (MR)

Consider further

1343 Iris Ave.

Public (PUB) to Mixed Use TransitOriented Development (MUTOD)

1343 Iris Ave.

Public (PUB) to Mixed Use Residential (MUR)

Consider further

2795 Colorado Ave.

Low Density Residential (LR) to High Density Residential (HR)

Consider further

Public (PUB); Open Space Other (OSO); Low Density Residential (LR) to Medium Density Residential (MR)

3975 28th St.

City & County (City Council; Planning Board; Board of County Commissioners) (over 5 acres)

Consider further

City Only (City Council; Planning Board

City Only (City Council; Planning Board City Only (City Council; Planning Board City Only (City Council; Planning Board

Light Industrial (LI) to Mixed Use Residential (MUR)

3156 28th St. and 3158 28th St.

General Business (GB); Medium Density Residential (MR) to Mixed Use Residential (MUR)

Consider further

1860 38th St.

Light Industrial (LI) to Mixed Use Residential (MUR)

Consider further

City Only (City Council; Planning Board

1800 38th St.

Light Industrial (LI) to Mixed Use Residential (MUR)

Consider further

City Only (City Council; Planning Board

East Ridge Subdivisio n

Low Density Residential (LR) to Medium Density Residential (MR)

Consider further

Requested Change

Staff Recommend ation

Approval Bodies

Area III – Planning Reserve to Area II

Ineligible – Only the City can initiate the change from Area IIIPlanning Reserve to Area II

N/A

Consider further

City Only (City Council; Planning Board) (under 5 acres)

Consider further

City Only (City Council; Planning Board) (under 5 acres)

3825 Walnut St.

Consider further

City Only (City Council; Planning Board City Only (City Council; Planning Board

City Only (City Council; Planning Board

Planning Area Change Requests: Request #

Address

5000 28th St.

Planning Area

Area III – Planning Reserve

6710 Arapahoe Ave.

Area III – Area III – Rural Rural Preservation to Area Preservat II ion

810 Marshall Rd.

Area III – Area III – Rural Rural Preservation to Area Preservat II ion

Policy & Text Change Requests: Request Policy # or Requested Change Summary # Text Section

Staff Recommend ation

Approval Bodies

Do not consider further

City & County (City Council; Planning Board; Planning Commission; Board of County Commissioners)

None

Request for a vision-level, funded regional wildfire mitigation program addressing ignition sources, fuel management, structural hardening, and emergency response, which extends beyond the vision level scope of Comprehensive Plan policy and into implementation and programmatic actions.

9.01

City and County partnership with local farmers, ranchers, and ditch companies to pursue infrastructure upgrades and operational programs for agricultural water delivery systems, including actions that extend beyond the vision-level scope of Comprehensive Plan policy and the Boulder Valley planning area.

Do not Consider further

City & County (City Council; Planning Board; Planning Commission; Board of County Commissioners)

None

Revise BVCP amendment procedures to make Land Use Map changes and minor service area boundary adjustments in Area II and III a joint City and County decision.

Ineligible – Revisions to the Amendment Procedures cannot be requested

N/A

None

Review the City’s building and land use codes to remove Ineligible – unnecessary barriers. Revisions to Specifically, review LUC the Boulder Appendix K in connection with Revised Code STAMP area plans, and cannot be reconsider allowing “medical requested office” as a conditional use in the STAMP Area.

N/A

2.07

Clarify that future annexation of Area II lands requires resident interest and initiation. Established rural character should be maintained in Area II and act as a buffer between Area I and Area III lands.

Do not consider further

City & County (City Council; Planning Board; Planning Commission; Board of County Commissioners)

2.35

Clarify that provision of community benefits does not automatically allow additional building height, and that aesthetics, view protection, and community input should guide height decisions.

Do not consider further

City Only (City Council; Planning Board

1.17

Establish that future annexation of Gunbarrel must be initiated by residents and remove language about the City and County “continuing to support” eventual annexation of Gunbarrel.

Do not consider further

City & County (City Council; Planning Board; Planning Commission; Board of County Commissioners)

Land Use Map Accuracy

Evaluate and revise land use map designations for accuracy, focusing on Open Space classifications, and enhance land use designation map legibility.

Do not consider further

City & County (City Council; Planning Board; Planning Commission; Board of County Commissioners)

Propose revisions to transportation policies 6.01–6.22 in Section 6: Transportation. Also recommend updating the Section 6: Land Use & Transportation Map Transportat to reflect combined land use and ion transportation guidance, replacing the existing land-useonly map. Refer to Attachment C for more details.

Consider further

City & County (City Council; Planning Board; Planning Commission; Board of County Commissioners)

Equity Analysis At this stage of the process, no negative equity impacts have been identified. The initial screening focused on determining which requests are appropriate for further study, and a detailed evaluation of potential equity implications will occur during the next phase of analysis alongside the draft Comprehensive Plan.

Fiscal Note There are no direct fiscal impacts associated with the review and consideration of the community change requests. All staff work related to the initial screening and subsequent analysis is accommodated within existing City Planning and Development Services and County Community Planning and Permitting Department budgets.

Climate, Resilience, and Sustainability Considerations At this stage of the process, no material climate, resilience, or sustainability impacts have been identified. The initial screening focused on determining which requests are appropriate for further study, and evaluation of potential environmental, climate, and resilience implications will occur during the next phase of analysis alongside the draft Comprehensive Plan.

Community Engagement Information about the process and the application window was shared with the community via a citywide press release and the July 2025 Planning and Development Services Newsletter. Staff also hosted two drop-in office hour sessions to provide guidance and answer questions related to the process. The opportunity has also been referred to in multiple broader Plan update events throughout the year. An online map displaying all submitted requests was made available for community review in December 2025. To date, the city has received two public comments related to specific change requests, which are included in Attachment D. As the process advances, staff will provide opportunities for community members to comment on requests that are selected for further consideration during the review period for the draft Comprehensive Plan, set for public release on March 2, 2026.

Workplan Considerations This item is currently included in the department’s work plan in conjunction with the Boulder Valley Comprehensive Plan update.

Next Steps for City Council In addition to City Council’s review, Planning Board, Boulder County Planning Commission and Board of County Commissioners will hold public hearings to vote on and finalize which Community Change Requests will proceed for further analysis. Based on these hearings and votes, staff will confirm the list of requests advancing to Step 3: Analysis & Final review. These requests will be evaluated for inclusion in the final draft Comprehensive Plan.

January Public Hearings: • • •

Planning Board: January 20, 2026 Boulder County Planning Commission: January 21, 2026 City Council: January 22, 2026

•

Boulder County Board of County Commissioners: January 27, 2026

February 2026 – Analysis: City and County staff will further evaluate the selected requests for consideration to be included in the draft Comprehensive Plan.

March 2026 – Draft Comprehensive Plan Review: Change requests included in the draft Comprehensive Plan will be identified for community review and comment as part of the overall public review process.

March 10, 2026 – Draft Comprehensive Plan Open House: At this event and online, community members will have an opportunity to provide comments on the draft Comprehensive Plan, which will include the community change requests that will have then been incorporated into the draft Plan and Future Land Use Map.

March 26, 2026 – Joint Study Session with Planning Board: Staff will present the draft Comprehensive Plan and Future Land Use Map to City Council and Planning Board and highlight which requests have been included. Members will have the opportunity to provide feedback on all of the change requests as recommended by staff.

Summer 2026 – Adoption Hearings: The final plan and Future Land Use Map, including revisions resulting from community change requests, will be reviewed and considered for adoption by the four approval bodies: City Council, Planning Board, Boulder County Planning Commission, and Board of County Commissioners.

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Attachments Attachment A: Intergovernmental Agreement and Amendment Procedures Attachment B: Change Request Screening Analysis and Staff Recommendations Attachment C: Change Request #34 Attachment D: Public Comments Received