Study Session Memo

City of Boulder City Council Study Session Summary Meeting Date: October 9, 2025 Agenda Title Consideration of a motion to accept the August 28, 2025, Study Session Summary regarding Boulder Valley Comprehensive Plan Conceptual Future Land Use

Staff Contact  

Sarah Horn, City Planner Senior, Planning & Development Services Brad Mueller, Director, Planning & Development Services

Draft Motion Language Staff requests council consideration of this matter and action in the form of the following motion: Motion to accept the August 28, 2025, Study Session Summary regarding Boulder Valley Comprehensive Plan Conceptual Future Land Use Framework & Preliminary Policy Choices.

Presentation Summary The staff presentation at the City Council study session on August 28, 2025 outlines the progress made on the Boulder Valley Comprehensive Plan Update since May. Over the summer, substantial work was accomplished to interpret the extensive community feedback and begin to draft new policies and a land use framework for the plan. The

draft land use approach is designed to be more adaptable, resilient, and simple with new broad classes of neighborhoods, hubs, networks, and institutions. Additionally, staff presented potential policy implications of the draft approach and next steps for the update process.

Questions for Council and Direction Received Council was asked to provide feedback on the following questions during the study session: 1) Does council support the preliminary concept for revisions to the Comprehensive Plan future land use designations? 2) What community feedback does council need to inform future decisions about substantial changes to policy and future land use? Council described general support for the preliminary land use concept provided the framework emphasizes adaptability, clarity, and resilience. Council comments encouraged further exploration of hubs, transportation network integration, equity, and climate-related strategies, while relying on robust and transparent community feedback to shape substantial changes. Does council support the preliminary concept for revisions to the Comprehensive Plan future land use designations? Council expressed general enthusiasm for the simplified direction. Members affirmed that the framework must be truly adaptable. There was concern that ambiguous terms like “mostly” or “predominantly” could create unintended barriers to desirable outcomes. Council comments on particular land use classes and other policy implications include: 

Neighborhoods:  Provide greater clarity on how Neighborhoods 1 and 2 are unique from each other with a focus on use rather than intensity.  Provide clear explanation of how Neighborhood 1 differs from today’s Low Density Residential designation.  Describe in more detail whether 4-plexes or other housing types would be allowed in all parts of Neighborhood 1, or only under certain circumstances.

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Hubs:  Provide more detail on the difference between local and community hubs

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 Investigate the anticipated locations of local hubs further and determine whether these can realistically be identified or if they should occur more organically.  Identify how state law around transit-oriented development (HB24-1313) is integrated. Institutions:  Reconsider Industrial designation within the Institution class as it seems out of place compared to University and Civic.  Provide clarity on whether the Industrial Institution designation is appropriate for broad industrial uses.  Provide greater distinction between Innovation and Production Hubs versus Industrial Institution. Networks:  Consider a Transportation network designation or an alternative method to better describe the link between transportation and land use. Code/Policy Implications:  Council highlighted that adopting a more flexible framework may require future code updates to implement the policy direction.  Council noted that the more flexible framework could eventually reduce discretionary planning and permitting costs, simplify approvals, and streamline development processes.  Support for aligning designations with resilience and climate goals.  Consider expanding designations to include descriptions related to waste/composting, electrification technology, and natural disaster adaptation.  Interest in exploring how parking areas may be repurposed under the draft framework and recent changes to parking regulations.

What community feedback does council need to inform future decisions about substantial changes to policy and future land use? Council emphasized the need for clear information about new designations and their potential effect on properties. Clear explanations, maps and diagrams will help residents understand how these changes connect to broader goals like resilience, climate action, and housing options. Council also expressed a need to ensure all types of voices are heard and credited staff with doing a great job so far. 

Statistically Valid Survey  Provide clear explanation to community members about the unique roles of the survey and the companion questionnaire.

 Commitment to transparency on how results will be used in the decisionmaking process. 

Transportation & Mobility  Some council members expressed a desire for more feedback on transit, accessibility, and mobility, especially concerning the draft Hubs land use designations.

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Demographics  Strong interest in linking projected demographics to reflect shifting populations, housing needs, accessibility, and mobility with planned policies and land use.

Next Steps for City Council 1) Mid-November, 2025: IP Memo a. Summary of results from statistically valid survey, online companion questionnaire, and community engagement 2) December 11, 2025: Joint Study Session with Planning Board a. Staff recommendations on policy and land use changes and Community Assembly recommendations related to 15-minute neighborhoods. 3) January 15, 2026: Public Hearings (anticipated) a. Item 1 – Review of Community Change Requests b. Item 2 – Area III-Planning Reserve - Step #2: Community Needs Assessment 4) March 26, 2026: Study Session (anticipated) a. Review of Preliminary Draft Plan and Land Use Map 5) June 4, 2026: Joint Public Hearing with Planning Board (anticipated) a. Review of Final Plan and Land Use Map 6) June 18, 2026: Public Hearing (anticipated) a. Deliberate and vote on Final Plan and Land Use Map

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