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TOWN OF NEDERLAND
PLANNING COMMISSION
REGULAR BUSINESS MEETING
NEDERLAND COMMUNITY CENTER
750 Hwy 72 Nederland, CO 80466
September 23, 2015 - 7:00 P.M.
AGENDA _________________________________________________________________________________
A. CALL TO ORDER
B. ROLL CALL
C. APPROVAL OF MINUTES FROM July 22, 2015
D. PUBLIC COMMENT
E. INFORMATION ITEMS
F. ACTION ITEMS
G. DISCUSSION ITEMS
1. EPA Final Next Steps Presentation by Alexander Armani-Munn
2. 2015 Planning Commission Work Plan Update
a. Short term rentals – VRBO, Airbnb, Bed and Breakfast
b. Prioritized housing items for consolidated code update
c. GIS suitability analysis for #NedZero items pertaining to housing and
commercial redevelopment and preservation potential
H. OTHER BUSINESS
I. ADJOURNMENT
TOWN OF NEDERLAND
PLANNING COMMISSION
REGULAR BUSINESS MEETING NEDERLAND COMMUNITY CENTER
750 Hwy 72 Nederland, CO 80466
July 22, 2015 - 7:00 P.M.
MINUTES _________________________________________________________________________________
A. CALL TO ORDER
Chairman Cornell called the meeting to order at 7:13 pm.
B. ROLL CALL
Present: Chairman Roger Cornell, and Commissioners Timmy Duggan, Stephanie
Herring, Jesse Seavers, and Wendy Williams; Commissioner Timmy Duggan arrived at
7:18pm. Trustee Topher Donahue arrived after review of the first item.
Absent: Vice Chairman Steven Williams and Commissioner Greg Guevara.
Also in attendance: Town Administrator Alisha Reis, Deputy Clerk Cynthia Bakke,
and Administrative Intern Alexander Armani-Munn.
C. APPROVAL OF MINUTES FROM June 24, 2015
Motion to approve the minutes made by Commissioner Seavers, seconded by
Commissioner Herring, with 3 in favor, and abstention from Commissioner
Wendy Williams who was not yet approved to be on the Commission.
D. PUBLIC COMMENT
There was no public comment.
E. INFORMATION ITEMS
There were no information items.
F. ACTION ITEMS
1. Consideration of Special Review Use (SRU) application for a Multiple-Use
Development to include Marijuana cultivation at 0 E 1st Street for Katherine
Hormel and Gregory Miller
Reis introduced the item and noted the medical marijuana cultivation use triggers the
Special Review Use requirement. She referenced a typo in the applicants’ submitted
packet materials, with correction submitted to the Commissioners’ dyas.
Applicants Katherine Hormel and Gregory Miller of Nederland introduced themselves.
Miller gave a slide presentation providing an overview of the project. Hormel said the
building’s most visible west side, will contain the herbal apothecary, with the east side
to contain the marijuana business. She highlighted the street-front greenhouse, to
reduce energy use and carbon footprint, provide green space in winter, and educational
opportunities.
Hormel said she is part of an herbal production company called Dynamic Roots, and
desires to have an FDA-compliant laboratory for integration of direct-to-consumer
sales, and to increase production. She highlighted benefits such as sustainably sourced
products and cost reduction using locally-grown and wild harvested herbal medicines.
Miller presented aspects of the medical marijuana spaces, with local builder Jeff Fruth,
the greenhouse designer and electrician available for technical questions. Miller said
the onsite dispensary will eliminate product transport, with soil-based cultivation to
reduce waste, and induction lighting offset by roof-mounted solar photovoltaics. He
said a charcoal filtration system vented through the central HVAC system to mitigate
odor, with cultivation contained in grow tents to reduce the light pollution and waste.
Miller said they can accommodate 11 parking spaces, with intention for shared use of
the adjacent Town-owned lot. Reis said the Downtown Development Authority’s (DDA)
forthcoming master plan update will address parking and traffic, with upcoming
meetings to be announced.
Chairman Cornell opened the Public Comment portion of the meeting.
Teresa Robinson of Nederland, expressed her concerns about potential odor, security
requiring police surveillance, and CBD oil production. She asked if this is the image of
the community that Nederland would like to project.
Miller said CBD production is prohibited in the downtown. He said the cultivation and
dispensary will surpass state regulations for surveillance, with multiple charcoal filters
for odor reduction. Reis noted that odor compliance is an aspect of annual review for
marijuana licensing, with any complaints regarding the business to be presented to the
licensing authority.
Sue McDonough of Nederland, asked about pedestrian safety with the increased traffic.
Hormel said that they have discussed safety aspects with Architect Debbie Davenport,
and will retain a walkway along the west-side with a parallel parking spot for employee
use. Miller said they are aware of the congestion of business unloading areas and
general area traffic.
Ron Mitchell of Nederland, said he is pleased overall with the project, and outreach by
the applicants to discuss the project.
Chairman Cornell closed the public comment portion of the hearing.
Commissioner Herring asked about security issues noted from the long-established
marijuana businesses. Reis responded that commercial businesses have not seen the
security issues more common with residential cultivations due to state requirements.
Reis noted that the applicants’ have addressed concerns by Public Works regarding
byproducts entering town treatment systems. As well, she said that Police Department
concerns about traffic and parking will be monitored.
Commissioner Herring asked the applicants to address the comment about community
messaging brought up by Robinson. Miller said normalization with a professional
establishment can help to assist those in opposition, with further focus on marijuana as
medicine. Hormel said that as an educator and herbalist they teach appropriate use of
all plant-based medicines, not normalizing beyond medically-appropriate use. Hormel
responded to a question about seeking recreational marijuana allowance stating that
there is no intention to do so at this location.
Commission discussion unanimously commended the applicants’ well organized
presentation and professionalism.
Reis clarified Commission concerns regarding parking noting that this will require a
joint use parking agreement, the beginning of town-owned parking on this lot. She said
the Board of Trustees would prefer a solid parking plan versus proposal of payment to
the parking fund due to overall congestion in the area. Hormel noted the building’s
predominant daytime use, allowing other businesses to utilize parking in the evening.
Chairman Cornell asked if they had reached out to the owner and/or renter of the
nearby cabin. The applicants said that the renter has expressed enthusiasm about the
project. Hormel said they are willing to work with the renter regarding parking, and to
accommodate expansion for increase of employees, as well as promote public transport
from Boulder for workshops. Chairman Cornell suggested flagging the corners prior to
review by the Board of Trustees.
Chairman Cornell asked the applicants about exterior lighting, and interior light
mitigation. Miller stated that the greenhouse will only utilize natural lighting, with
exterior lighting to be downcast. He said the building is being designed to consider
future use, although all windows into cultivation area are to be blacked out.
Reis said that future parking accommodation and continuation of the sidewalk will be
included within the SRU Agreement draft, as well as an additional parking spot for the
resident of Lot 4, and a specific drainage plan.
Motion to approve the SRU for multi-use at 0 E 1st Street by Katherine Hormel
and Gregory Miller was made by Commissioner Herring, seconded by
Commissioner Duggan, with 4 in favor.
G. DISCUSSION ITEMS
1. Consideration of a Concept Review application for a Wedding Chapel at
the Caribou Ridge Subdivision for David Nassar
Applicant David Nassar and son Zachary Nassar of Erie, own the Caribou Ridge
subdivision and construction company building 3 homes in the subdivision. David
Nassar gave the background of his acquisition of the Caribou Ridge subdivision. He
presented a slide show of the mountain homes constructed at Copper Mountain, and
highlighted green elements.
Nassar said the economic downturn spawned an unexpected vacation rental by owner
business that benefitted Copper Mountain to establish a Hotel Occupancy Tax for
increased revenue. He said he’d like to propose the vacation rental concept along with
a wedding chapel, and some larger homes to accommodate the concept. Nassar
requested the Commission’s feedback.
Reis said the concept was originally proposed for Outlot D as contained in the packet.
After further legal consideration, she said the applicants will instead propose a lot line
dissolution for lots 2 and 4. She also clarified that Trustee Donahue can hear the
application due to the concept status.
Chairman Cornell opened the meeting to public comment.
Gregory Miller of Nederland, said he appreciates the proposal as a neighbor.
Nassar said the wedding chapel is proposed for lots 2 and 4, with a lot line dissolution
proposed to create one building envelope, with parking on the cul de sac. He said lots 3
and 5 would be undeveloped to determine reception of the wedding chapel concept.
Commissioner Seavers said he supports the sustainable elements and walk-ability.
Nassar said they re-use “antique wood” from reclaimed barns, and include passive solar
design and radiant floor heating.
Commissioner Herring expressed concern about increased traffic in a residential area.
Nassar said there would be an approximate 125-person maximum for weddings and/or
corporate events. He specified that potential home buyers have been amendable to the
wedding business proposal, and VRBO-rentals concept, to be included in the HOA.
Nassar said the homes will be in the 3000-3500sf range with a price point of $1million
and under, with the wedding chapel/event center to be a larger footprint for events.
Herring asked Nassar to specify the general lot sizes. Nassar said the smallest lots are
about 4500 square feet, with common outlots surrounding the parcels. He said the
previous subdivision master planning would be retained, and include the wedding
chapel concept, to keep the look without an overall density increase. Nassar said he’d
like to abolish the private restriction on Outlot D to encourage public usage.
Chairman Cornell provided the history of the Caribou Ridge Subdivision.
Commissioner Herring noted the ongoing discussion regarding the lack of affordable
housing. Nassar said that this would require smaller footprints and/or higher density,
with change to the established PUD. Chairman Cornell said this would have required
preliminary planning, during the single-family housing boom in the 1990’s and 2000’s.
Nassar indicated the desire to create VRBO opportunities throughout the subdivision,
and he’d like to be part of the discussion to create VRBO regulations for Nederland.
Chairman Cornell indicated the need for further review of rental regulations. Nassar
said the lodge will have a liquor license and provide short term rental for 25-40 people,
along with VRBO home rentals by homeowners. Cornell noted impacts to neighbors
outside of the subdivision with Commissioner Herring noting the proximity of the
Elementary School. Trustee Donahue noted the need to address decibel levels for
sound, and ensure downcast lighting when the item is presented to the Trustees.
Reis indicated that PUD Agreements can be amended to include commercial elements,
with approval and change to the plat.
2. GIS Prioritization for #NedZero items
Reis introduced the item, and noted discussion at the June 24 meeting with request for
staff prioritization. Reis indicated that items such as pathways and safe routes were
combined, with PROSAB as the lead organization. She said an update will be
forwarded when finalized.
Reis said Lex Ivey has been educating town staff to do work in-house with existing
data. She suggested a focus on the built-environment to map properties by infill
suitability analysis, for an approximate cost of $1000. She said staff can guide
developers to infill opportunities, allowing a more thorough and expedient analysis.
H. OTHER BUSINESS
Armani-Munn provided an update on the EPA workshop held earlier in the month. He
said the community meeting was well attended, with ensuing conversation that
reflected many long standing beliefs. He indicated a forthcoming draft memo, followed
by a final memo after the draft memo concerns are addressed.
I. ADJOURNMENT
Motion to adjourn was made by Commissioner Herring, seconded by Trustee
Donahue, with all in favor (6). Meeting adjourned at 10:00 pm.
Approved by the Planning Commission,
___________________________________________
Roger Cornell, Chairman, Planning Commission
ATTEST: ___________________________________________
Cynthia Bakke, Deputy Clerk
AGENDA INFORMATION MEMORANDUM TOWN OF NEDERLAND PLANNING COMMISSION
Meeting Date: Wednesday, September 23, 2015
Initiated By: Alisha Reis
Dept: Town Hall Action Discussion x
AGENDA ITEM: Discussion on the EPA Building Blocks for Sustainable Communities Final Next Steps Memorandum
SUMMARY: A team of EPA-led consultants was in Nederland on July 9 and 10 for a workshop with local elected officials, town staff, and community stakeholders focusing on updating and revising municipal codes to support the community’s goals for affordable housing, efficient public infrastructure, renewable energy, and protection of natural habitats and ecosystems. As the champion of the 2013 Comprehensive Plan Update, the Planning Commission plays a critical role in the administration of the technical assistance granted through this program. At the September 23, 2015 meeting, Administrative Intern Alexander Armani-Munn will present a report on the EPA’s next steps memo and convene a discussion with the planning commissioners on moving forward with recommendations related to the memo.
HISTORY AND PREVIOUS COMMISSION ACTION: There are 13 items included in the Planning Commission’s 2015 Work Plan that were identified as appropriate topics of discussion for the EPA technical assistance workshop. Those items are contained in a spreadsheet attached to this AIM. In April and May, Planning Commission members Roger Cornell and Topher Donahue joined members of the Town staff in preliminary conference calls with the EPA team and also helped administer a self-assessment of current Town codes. The conference calls and self-assessment served to inform the EPA team on Nederland’s goals for sustainable development. Several commissioners actively participated in the July 9 and 10 EPA workshops as well.
RECOMMENDATIONS: Discuss actionable steps for implementing recommendations from the next steps memo
ATTACHMENTS:
1. Planning Commission Work Plan spreadsheet for EPA items 2. EPA Final Next Steps Memo
FINANCIAL CONSIDERATIONS: Budget request for 2016 includes $2500 for code updates.
SAP ID (Trello)
SAP Section
Team Name STAR Action BOT Avg
Funding Comp Plan
Timefram
Work Plan
TimelineSource
Lead Organizat
ion
Support Org.
Minimum Metrics EPA? Action
Category
5X-01 5. Economy and Jobs
X. Resilient Economy
EJ-1 Work with Planning Commission, Town Staff and Board of Trustees to study revisions to the municipal code, specifically the mixed use zoning requirements that may present a barrier to redevelopment or infill in the Downtown Core.
1.29 Funded Short-term Comp Plan
PC BOT Implemented? (Y/N)
Yes Codes
7B-04 7. Built Environment
B. Update Building Code
BE-5 Update Zoning and development regulations to align with Comp Plan (prioritizing Public zoning & reg's).
3.86 Funded Short-term Comp Plan
PC BZA, PC Yes Codes
7B-01 7. Built Environment
B. Update Building Code
BE-1 Dark Sky Initiative: Update and enforce the Municipal Code as it relates to downward indirect lighting in residential and commercial districts.
4.71 Funded Comp Plan
PC Town Yes Codes
7B-02 7. Built Environment
B. Update Building Code
BE-4 Update Town Municipal Code to encourage development and redevelopment of mixed-use and multifamily housing per Comp Plan
10.00 Funded Short-term Comp Plan
PC Town Staff
Yes Codes
7B-09 7. Built Environment
B. Update Building Code
CE-5 Review Town Municipal Code for any barriers to high-efficiency building materials/measures. ADD: Consider change to Muncipal Code to require new construction over a certain size to include alternative energy generation on site.
12.43 2015 Funding
Short-term Comp Plan
PC BOT Yes Codes
3W-02 3. Our Water
W. Storm Water System
NS-5 Investigate, identify and pass an ordinance protecting water ways from new development and regulating what type of construction can occur proximate to waterways for existing developments
12.71 Funded N/AP Town Staff
PC Buffer width, regulations in
l ?
Yes Codes
7B-03 7. Built Environment
B. Update Building Code
BE-4 Explore creative housing concepts to meet the community's affordable housing needs, including small-scale housing (e.g. cabin zoning concepts), accessory dwelling units, multi-generational development, etc. Review the Town zoning code to prepare for changes to allow for such concepts. (Rental housing licensing update, roll-out).
13.43 Funded Short-term Comp Plan
PC Town Yes Codes
7B-06 7. Built Environment
B. Update Building Code
BE-5 Review and revise the Municipal Code to ensure that it allows for impact analysis for proposed development.
17.86 2015 Funding
Short-term Comp Plan
PC Town Yes Codes
7B-07 7. Built Environment
B. Update Building Code
CE-5 Move towards net-zero energy in all building codes 28.71 2015 Funding
N/AP BoCo Sustainability Plan
Mayor's Task Force on Building
PC Yes Codes
2J-02 2. Community Fabric
J. Sustainable
BE-3 Update Muncipal Code Chapter 16, Article VIII, Off-Street Parking and Loading to reflect recommendations of Town Board Ordinance 707
30.86 Identify Funding
Short-term Comp Plan
PC Town, BOT
Adopted? (Y/N)
Yes Codes
3P-05 3. Our Water
P. Source Water Protection
BE-2 Incorporate into land use plans review analysis against Source Water Protection Plan, water availability, infrastructure capacity, and other resource limitations.
42.14 Identify Funding
Comp Plan
PC Town Process Developed
Yes Process
7B-05 7. Built Environment
B. Update Building Code
BE-5 Revisit and update the Town's Design Guidelines so that they constantly evolve and reflect the design objective of the community.
46.57 2015 Funding
Comp Plan
PC BOT Yes Codes
ADD Review Use Group Chart for possible update to formatting, categories. N/AP PCTown Staff Yes
Codes
Building Blocks for Sustainable Communities Sustainable Strategies for Small Cities and Rural Areas
Nederland, Colorado
1
Sustainable Strategies for Small Cities and Rural Areas BUILDING BLOCKS FOR SUSTAINABLE COMMUNITIES
Nederland, Colorado
Next Steps Memorandum
September 10, 2015
Building Blocks for Sustainable Communities Sustainable Strategies for Small Cities and Rural Areas
Nederland, Colorado
2
INTRODUCTION The core mission of U.S. Environmental Protection Agency (EPA) is to protect human health and the environment. EPA’s Office of Sustainable Communities (OSC)—or the Smart Growth Office— helps to support this mission by working with communities to reach development goals that create positive impacts on air, water, public health, economic vitality and quality of life for residents. OSC created the Building Blocks for Sustainable Communities program to provide quick, targeted technical assistance on specific smart growth development topics by bringing subject matter experts to communities. Communities request this technical assistance through a competitive application process.
The Building Blocks process is designed to move a community through a process of assessment, convening, and action planning—helping learn about a given topic and create plan to move forward on implementation. The program helps a community identify potential challenges, as well as realize opportunities that already exist to make progress. It includes a series of pre-and post-workshop conference calls, a self-assessment, and an on-site convening of stakeholders to discuss issues, next steps, and actions related to advancing the communities’ specific goals. These efforts help a given community gain a deeper understanding of a particular smart growth issue and identify specific steps necessary to move them closer to implementation. The diagram below outlines the typical flow of the Building Blocks technical assistance program.
THREE STAGES OF TECHNICAL ASSISTANCE (CREDIT: RENAISSANCE PLANNING)
This memo documents the key outcomes of the technical assistance for Nederland, Colorado with the Sustainable Strategies for Small Cities and Rural Areas tool and identifies key community issues,
Building Blocks for Sustainable Communities Sustainable Strategies for Small Cities and Rural Areas
Nederland, Colorado
3
prioritized goals, and specific actions to achieve smart growth development in its downtown and surrounding neighborhoods.
COMMUNITY CONTEXT Nederland is a small town of about 1,500 people nestled in the mountains of Colorado’s Front Range. It is situated at the base of the Continental Divide, about 20 miles west of the city of Boulder. Its proximity and mountain town lifestyle, have made Nederland a popular bedroom community for commuters that work in the Boulder area. In 2015, the town finds itself in the midst of a growth spurt, intensified by Colorado’s legalization of marijuana, which has generated several new controversial businesses.
A major challenge facing the community is the affordable housing shortage that Nederland’s growth and popularity has been creating. Housing supply has not kept pace with demand, resulting in rents that are unaffordable for most middle and low income households, and a leading to a general lack of available rental properties. Town officials recognize the importance of this issue and are looking for ways to increase the supply of affordable housing through incentives and regulatory tools. The location of new housing is also important to town officials. Nederland planners and housing officials want to build within its existing footprint, meeting the town’s housing needs by redeveloping underutilized or vacant lots near downtown.
There is tension, however, between the town’s desire to provide more affordable housing, and to preserve its unique character. Many people are wary of additional development and the traffic and environmental harm it might bring. The town is also finding it difficult to entice owners of vacant and underutilized properties to redevelop them and lacks funds to buy and redevelop the properties on its own. Meanwhile, many lots outside of the immediate downtown area have steep slopes that are unsuitable for development, and some do not have the preferred proximity to the core of town to meet other environmental goals. These obstacles have made it difficult for Nederland to meet the latent demand for housing. However, Nederland has an impressive set of plans and policies for a town of its size. Nederland completed a
NEDERLAND IS NESTLED BETWEEN THE BARKER RESERVOIR AND THE CONTINENTAL DIVIDE (CREDIT: RENAISSANCE PLANNING)
NEDERLAND IS KNOWN FOR ITS UNIQUE LOCAL CULTURE (CREDIT: RENAISSANCE PLANNING)
Building Blocks for Sustainable Communities Sustainable Strategies for Small Cities and Rural Areas
Nederland, Colorado
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new comprehensive plan in 2013, and has a sustainability action plan, called #NedZero, which supports its goal of becoming the country’s most sustainable small town.
COMMUNITY CONVENING EPA contractors from Renaissance Planning and Herd Planning & Design, with support from EPA staff, facilitated an on-site workshop in Nederland on July 9 and 10, 2015. The purpose of the workshop was to bring together key local stakeholders to identify potential solutions to the town’s affordable housing and infill development challenges. Town administration staff served as key local partners who coordinated all of the events.
Site Tour The workshop began with a tour of Nederland that helped familiarize the project team with local conditions. The tour also provided the town staff and officials with an opportunity to showcase areas where they hoped to encourage development and protect valuable natural resources. The site tour included several stops in the downtown area and a brief driving tour of neighborhoods on the outskirts of town. The tour highlighted several key sites and facilities downtown including the following:
• Town Hall Parking Lot - Nederland is interested in transforming the surface lot into a multi-purpose space for community events, such as a farmers market and concerts.
• Barker Reservoir - The town is interested in providing a performance space along the shore. • Middle Boulder Creek –The town’s Downtown Development Authority is looking to improve
connect the creek to downtown by building a River Walk behind 1st Street. • Underutilized Properties – The east side of downtown contains several vacant, underutilized, or
blighted properties that the town would like to see developed, which could include affordable or market rate housing.
• Downtown Housing Proposal Site – The town recently considered a proposal for housing on a vacant lot on 1st Street downtown. The proposal stalled over disagreements on design and financial concessions requested by the developer.
• Public Works Facility – Nederland owns an outdated public works facility on 5th Street. Once a new facility is built, the town plans to transition the property to affordable housing.
• Proposed Annexation Site – Owners of a 17 acre parcel just southwest of town petitioned Nederland to annex their property. The owners plan to build housing, and the project is under review at Boulder County.
Community Meeting The first workshop event was a community meeting on the evening of July 9. The meeting featured a presentation on the benefits of smart growth development and facilitated discussion about the challenges and opportunities facing Nederland. More than 30 people attended, including the project team, town staff and elected officials, key stakeholders, and interested residents.
Building Blocks for Sustainable Communities Sustainable Strategies for Small Cities and Rural Areas
Nederland, Colorado
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Technical Workshop The technical workshop on Day 2 allowed for more in-depth discussions on goals, challenges, and opportunities related to affordable housing and infill development. It featured a pair of three-hour work sessions attended by about 30 representatives of key stakeholders, the project team, town staff, and elected officials. The facilitators presented the top challenges and opportunities that were highlighted during the community workshop before presenting several strategies that could help Nederland address them. EPA’s Smart Growth Self-Assessment for Rural Communities was the primary source for these strategies. Of the 11 topics covered by the assessment, facilitators focused on strategies for the 3 that were most closely aligned with Nederland’s primary issues. These were:
1. Meet Housing Needs for Different Ages and Incomes
2. Revitalize Village and Town Centers 3. Provide Transportation Choices
By the conclusion of the morning work session, the workshop attendees had agreed to prioritize four strategies:
1. Refresh Nederland’s zoning ordinance to be in alignment with Vision 2020, #NedZero, and the Comprehensive Plan.
2. Engage more Nederland residents in planning efforts, and set benchmarks for the town’s high priority goals in order to track progress and increase understanding and support for action.
3. Prepare conceptual plans for key catalyst sites and facilities. 4. Facilitate the construction of additional attainable workforce housing to meet surging
demand.
The afternoon work session yielded a set of next steps for action in support of each strategy.
KEY COMMUNITY ISSUES The project team facilitated a discussion about the strengths, challenges, and opportunities facing Nederland, with an emphasis on affordable housing and infill development. The key points of that discussion are described in this section, starting with a summary of the town’s strengths.
MORE THAN 30 PEOPLE ATTENDED A COMMUNITY MEETING TO KICK OFF THE WORKSHOP (CREDIT: RENAISSANCE PLANNING)
WORKSHOP ATTENDEES IDENTIFIED NEXT STEPS DURING SMALL GROUP DISCUSSIONS (CREDIT: RENAISSANCE PLANNING)
Building Blocks for Sustainable Communities Sustainable Strategies for Small Cities and Rural Areas
Nederland, Colorado
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Strengths Nederland has a number of strengths related to its quality of life that are attracting people to move to the town.
• Natural Setting: Nederland is located in a beautiful setting, with views of the Continental Divide to the west and Barker Reservoir to the east, clean mountain air and opportunities for outdoor recreation.
• Proximity to Boulder and the Front Range: Nederland’s location provides residents and visitors relatively easy access to Boulder and the rest of the Front Range from town. The Denver and Boulder metropolitan areas are experiencing a growth spurt, most recently spilling over into communities in the foothills, where residents choose a longer commute for the benefit of living in the mountains. Nederland is close enough to the Front Range to attract some of this growth.
• Nederland “Vibe”: The town has a reputation for being culturally unique, which is reflected in its people, politics, and businesses. Residents largely embrace this reputation, although some workshop attendees expressed concern with the growing legal marijuana industry. People are also concerned about how growth could alter and dilute the community’s unique character.
Nederland’s popularity is driven by its natural beauty, proximity to the Front Range, and its unique vibe. These assets are also contributing to its diminishing stock of affordable housing, though, which is a challenge for the community.
Challenges A large portion of the workshop was dedicated to exploring the challenges facing Nederland and its community. This was an important part of the technical assistance process, as it enabled attendees to identify strategies for overcoming these challenges.
• Affordable Housing: The affordable housing shortage in Nederland was the most pressing topic during the workshop. Due to a lack of affordable units, the town is having trouble attracting and retaining vital civil servants, including teachers and police officers. The increasing cost of housing also makes it difficult for seniors to remain in the town as they age, especially since many necessary services are located down in Boulder. The lack of high-paying jobs in the retail sector – which is a major source of employment for those working in Nederland – creates a high demand for affordable housing from workers. On the other hand, the town’s topography (with many steep slopes that are unsuitable for housing) makes supply costly and often impossible.
• Defining “Affordable Housing:” Affordable housing means different things to different people. Some view it as housing for low income people, while others view it as housing for the working class, such as teachers or police officers, who can’t afford higher priced, larger homes. The debate over the term “affordable housing” during the workshop made it clear that this is a potential stumbling block to putting forward town-wide initiatives or plans, and that it may be helpful to create a definition before taking next steps.
• Outdated Zoning: Another factor constraining the supply of affordable housing is the town’s zoning ordinance. The ordinance is more than 30 years old and would benefit from a “refresh” – a strategic update. The zoning ordinance makes it difficult or impossible to use many tools for
Building Blocks for Sustainable Communities Sustainable Strategies for Small Cities and Rural Areas
Nederland, Colorado
7
affordable housing including accessory dwelling units, small lot residential development, and higher density.
• Consolidated Land Ownership: Nederland has several sites close to downtown that present good opportunities for infill development. Yet these properties are held by only two owners that are content to hold them in their present state. One owner has a redevelopment vision that is mismatched with the town’s vision for the use and height of development on the property. Seeing these properties returned to a productive use is a top priority of the town.
• Infrastructure Condition: Two pressing infrastructure issues in Nederland are the lack of sidewalks and the prevalence of unpaved roads. The lack of sidewalks make the elementary school, which sits on the edge of town, inaccessible by foot. Unpaved roads are an issue throughout the town, even in the downtown area. Many of the unpaved roads are rough and ridden with pot holes. During wet months the pot holes can become filled with stagnant water, and the streets a large source of dust during the summer. Many streets also lack adequate drainage and send stormwater directly into waterways. The town’s infrastructure and services are also stretched by out-of-town users. Nederland has plans for a range of infrastructure upgrades, but the cost of improvements is a challenge in itself.
• Marijuana Industry: Some people at the workshop viewed the marijuana industry as an opportunity because of the jobs that it can bring and because it legalized what has supposedly been an underground industry in the mountains for several decades. Other people expressed concern that the industry is causing residential and commercial spaces to be converted into “grow houses,” exacerbating the affordable housing and retail space shortage.
THIS RECENT INFILL DEVELOPMENT NEAR DOWNTOWN DEMONSTRATES THE STRONG MARKET FOR INFILL (CREDIT: RENAISSANCE PLANNING)
2ND STREET NEAR DOWNTOWN IS UNPAVED, LIKE MANY STREETS IN THE TOWN (CREDIT: RENAISSANCE PLANNING)
Building Blocks for Sustainable Communities Sustainable Strategies for Small Cities and Rural Areas
Nederland, Colorado
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These challenges are all substantial obstacles to building more affordable housing and attracting more infill development. Overcoming them will be a community effort that extends to more than just development and equitable policies for housing.
Opportunities There are also several trends and assets that represent opportunities for Nederland to attract the type of development it desires. Top opportunities described during the workshop include high demand, available lots, and existing planning and policy efforts.
• Demand for Small Units: During the workshop, a property manager stated that in her opinion she could rent 25 small apartments (1-bedroom, 1,000 square feet) immediately if she could build them. The demand for that product is strong and represents an opportunity for developers.
• Demand for Retail Space: Nederland also has high demand for retail space. The town had no vacant commercial space as of July 2015 and, according to people at the workshop, several businesses are operating out of private homes due to the lack of available space in the traditional downtown. Again, this demonstrates the strong demand for real estate and opportunities for development.
• Vacant Lots: Although the town’s vacant lots are listed as a challenge, they also represent an opportunity should the ownership change hands or the current owners decide to build housing or other uses in response to the strong demand for real estate in Nederland.
• Downtown Development Authority: Nederland created its Downtown Development Authority (DDA) in 2005 for the purpose of improving infrastructure to support development. The DDA is funded through a property tax of five mills (0.5%) and through tax increment financing. The DDA provides a mechanism for financing and planning improvements to the downtown area that will promote infill development.
• Existing Plans: Nederland has an impressive set of plans and studies for a town of less than 1,500 people. The town has a comprehensive plan; design standards; a downtown development plan; a community vision (Vision 2020); a parks, recreation, open space, and trails master plan; and a master infrastructure plan. These plans call on Nederland to take several actions, but the town’s staff is very small. So Nederland decided in 2014 to develop #NedZero, which is the town’s sustainability action plan. It provides a road map for the town to implement actions in each of the aforementioned plans with the goals of making Nederland the most sustainable small town in the United States.1
These opportunities demonstrate that despite the challenges that are present, Nederland has many of the pieces necessary to nurture affordable housing and infill development. It has strong real estate demand, thoughtful plans, and a downtown development authority that can take a lead role in implementation.
1 Learn more about #NedZero by visiting the project’s web page: http://nedzero.co/.
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NEXT STEPS In the course of the technical workshops, the project team posed questions to the participants designed to foster discussions and draw out community members’ observations and opinions about strengths, weaknesses, and opportunities, summarized in the section above. The project team introduced several strategies that have worked well in other small towns in rural areas with similar goals. The strategies presentation and facilitated discussion focused on two key topics of affordable housing and infill development. Through the discussion of common strategies, four in particular emerged as the highest priorities in Nederland. These were:
1. Refresh Nederland’s zoning ordinance to be in alignment with Vision 2020, #NedZero, and the Comprehensive Plan.
2. Engage more Nederland residents in planning, and set benchmarks for the town’s high priority goals in order to track progress and increase support for action.
3. Prepare conceptual plans for catalyst sites and facilities. 4. Build more attainable workforce housing to meet surging demand.
Each strategy is described in detail in the tables below, which were developed jointly with workshop participants. These tables contain next steps Nederland and its partners can take to implement each strategy.
Refresh Nederland’s zoning ordinance to be in alignment with Vision 2020, #NedZero, and the Comprehensive Plan Through its existing plans, Nederland has laid a strong policy foundation for dealing with the challenges and opportunities related to affordable housing and infill development. For example, the comprehensive plan calls for promoting a range of affordable housing types and building more mixed use development near downtown. Yet goals and policies alone are insufficient to create the desired changes. The town also needs its zoning and development codes to be aligned with its policy intentions so that the policies can be smoothly implemented. This strategy is about achieving this consistency, while also ensuring that existing code provisions are enforced.
Supporting Implementation Steps
Why is this important? Timeframe Lead Role Support
Cost & Implementation
Resources
Improve code enforcement
Code enforcement has been underfunded. But it’s critical for ensuring that codes have the intended effect.
Mid-term (6 months to 1 year)
Town Staff Board of Trustees
Medium to high cost depending on the extent. Town budget.
Clean up the definition and allowances for home-based businesses to reflect their growing importance in the local
More people are working from home due to fundamental changes in
Mid-term (6 months to 1 year)
Board of Trustees
Planning Commission and Town Staff
Staff time, plus investigate resources that may be available from
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economy, but recognizing and addressing negative impacts on neighborhoods
technology and the economy, as well as the undersupply of commercial space in town. Home-based businesses are important, but careful consideration of standards to limit the impacts and proper locations is important
DOLA (Colorado Department of Local Assistance)
Update ordinances to increase the supply of affordable housing within the existing town limits. Priority techniques include accessory dwelling units with appropriate standards, tiny homes (1 bedroom and <1,000 square feet), and multi-family housing (to achieve higher net densities)
Housing prices have been increasing rapidly in Nederland, and exceed the level considered affordable by the typical household income. Part of the issue is a lack of supply, especially of smaller units.
Mid-term (6 months to 1 year)
Board of Trustees
Town Staff and Planning Commission
Staff time, plus investigate resources that may be available from DOLA
Consider a new mixed-income housing zoning district
The zone could include incentives for building affordable workforce housing and could involve voluntary deed restrictions or covenants to ensure long-term affordability
Mid-term (6 months to 1 year)
Board of Trustees
Town Staff and Planning Commission
Staff time, plus investigate resources that may be available from DOLA
Examine and consider changes to creek setback requirements
Preserving natural resources and water quality is very important to the community
Mid-term (6 months to 1 year)
Board of Trustees
Town Staff and Planning Commission
Staff time, plus investigate resources that may be available from DOLA
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Engage more Nederland residents in planning efforts, and set benchmarks for the town’s high priority goals in order to track progress and increase understanding and support for action Town officials recognize that more champions are needed to push for implementation of Nederland’s plans. This need helped inspire #NedZero, which aims to get more people involved in pushing for implementation of the different actions needed to make Nederland “the most sustainable small town in the United States.” This strategy also responds, however, to the town’s struggles to follow through on its plans. Performance measures also play an important role in this strategy. Setting benchmarks for key measures of sustainability and tracking progress towards targets is a good way to rally support for the town’s goals. Nederland has already taken an important step in this direction by joining the national STAR (Sustainability Tools for Assessing and Rating Communities) program. The STAR program will help Nederland identify key sustainability performance measures and establish a baseline for them. The next steps described in the following table will help integrate the #NedZero plan and performance measurement into public discourse and town operations.
Supporting Implementation Steps
Why is this important? Timeframe Lead Role Support
Cost & Implementation
Resources
Engage and train all town staff and advisory boards on #NedZero
Integrating #NedZero in all town operations provides a foundation for community-wide implementation and ensures that the program does not become obsolete
Mid-term (6 months to 1 year)
Town staff Interns
Staff time with support coming largely from interns
Engage residents, community organizations, and business owners in #NedZero
#NedZero requires adequate buy-in to be successful. The goal is to have more than 300 people know about #NedZero. The tool will be ineffective without this action
Mid-term (6 months to 1 year)
Elected officials
Champions in the business community, among residents, and community groups
Staff time with support coming largely from interns
Implement #NedZero community wide.
#NedZero expands the town’s capacity for implementation by engaging and empowering residents in
Long-term (1 to 2 years and ongoing)
Board of Trustees
Town Staff, volunteers, and community groups as appropriate
Staff time with support largely from interns with volunteer support.
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solutions to the issues that impact the entire community
Establish a long-term plan for #NedZero
Ensures #NedZero becomes standard procedure in our local government and becomes engrained in our local culture
Long-term (more than 1 year)
Town staff Entire community
Staff time with support coming largely from interns
Prepare conceptual plans for key catalyst sites and facilities Nederland recognizes that its vacant sites, particularly near downtown, are opportunities. Yet the town and residents have been unable to inspire owners to redevelop their properties, despite the surging demand for real estate development, and the town’s vision for mixed use infill and affordable housing development. One strategy that emerged during the workshop is to prepare conceptual plans for sites in and near downtown that could inspire property owners to develop their properties. This entails creating conceptual plans not just for key privately held underutilized sites, but also for town-owned facilities that could generate excitement and further build the market for infill development. Four specific actions steps in support of this strategy are listed in the table below.
Supporting Implementation Steps
Why is this important? Timeframe Lead Role Support
Cost & Implementation
Resources
Convene land owners and potential developers of the downtown area to share the results from a recent DCI technical assessment that provided options for redevelopment of some key sites in town
The town, through its Downtown Development Authority, has already developed some conceptual plans for underutilized spaces and community facilities
Short-term (less than 6 months)
DDA
Town Staff, Katmandu Owner (champion for downtown), property and business owners in downtown
Staff time to organize a meeting. DOLA planning and capital assistance for implementation with possible support of HUD CDBG funding
Green up the town parking lot behind the visitor’s center and transform it into a multi-purpose community gathering space. Include this in the DDA’s Plan of Development
Parking is important to downtown business. But there are ways in which the town can continue to use this space as parking while also using it for stormwater retention and filtration and as a
Short-term for the planning and inclusion in the Plan of Development. Long-term (more than 1 year) for
DDA and Board of Trustees
Town Staff and active members of the local foods and arts community
High cost with implementation resources possibly coming from DDA (special assessment and TIF), USDA (for market pavilion), DOLA, and HUD’CDBG program
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space for community events, such as festivals and a farmers market. Floyd, VA offers a good example of a parking lot with a multi-use pavilion2
implementation
Construct a performance space (such as band shell or pavilion with stage) at Town-owned property on Barker Reservoir
The reservoir offers spectacular views of the Divide. The land is town owned and targeted for a community facility. But it is currently underutilized. There is great potential to connect the future Town Square (parking behind visitors center) with the downtown business district, and the reservoir
Mid-term to finish planning and design (up to a year). Long-term to construct (More than 1 year)
DDA and Board of Trustees
Town staff, PROSAB, and City of Boulder (own land near reservoir and use it for drinking water)
High cost. Explore US EPA Section 319 Wetlands Program Development Grants, USDA-RD Community Facilities, and HUD’s CDBG program
Finish evaluation, design and construct the Middle Boulder Creek Path
This project would relocate the trail along the town’s creek from the south to the north side. This would restore sensitive riparian areas on the south side, create a treasured public space, improve creek access, and create access to and new retail opportunities on the back side of 1st Street buildings
Long term (more than 1 year)
DDA and Board of Trustees
Wild Bear, PROSAB, Town Staff, and Colorado DOT
High cost. Explore Colorado DOT Bike/Ped Program, USDA-RD low interest loans
2 To learn more about the Floyd, VA example, visit here: https://www.facebook.com/floydartisanmarket/info?tab=overview
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Facilitate the construction of additional attainable workforce housing to meet surging demand Creating new attainable workforce housing was the most prominent challenge discussed during the workshop. However, through the workshop it became apparent that not all Nederland residents are in agreement about what constitutes affordable housing. So an important first action step, described in the table below, is to define what people are talking about and clarify the goal. Once there is a workable consensus around that question, the town can move on to implementing specific action steps in two main areas – building affordable housing and setting incentives and codes that will encourage the private provision of affordable housing. The former entails the town acting as a partner to build affordable housing on land it owns. The latter entails providing an environment conducive to the private construction of compatible affordable housing.
Supporting Implementation Steps
Why is this important? Timeframe Lead Role Support
Cost & Implementation
Resources
Define affordable housing
There are varying ideas about what kinds of housing are included in the term “affordable housing.” As a first step, the town can define the term, providing a shared language and making it easier to establish benchmarks, revise codes, and set incentives policy. A key theme during discussions was the need for “workforce” housing, e.g. school teachers.
Short-term (6 months or less)
Planning Commission
Builders, realtors, tenants, and elected officials
Time commitment and food to attract people to participate in meetings
The town becomes a more active and effective partner for building affordable workforce housing
The development community is in need of assistance to make affordable workforce housing viable. The town needs new tools to be an effective partner
Short-term (less than 6 months) and ongoing
Town Staff and Board of Trustees
Group leading the zoning refresh, Planning Commission, and potential funding partners at regional, state, and
Will require significant investment of time and money (for incentives)
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federal levels
Town develops an incentive policy for affordable workforce housing. Possible incentives discussed include fee waivers, parking waivers, and density bonuses.
Developers are not providing affordable workforce housing in the absence of incentives. Yet the town is unable to provide housing that is affordable to teachers and police officers and risks high turnover of these critical employees as a result
Mid-term (9 months to 1 year)
Town Administrator and Planning Commission
Landowner, realtors, and builders
High cost. Requires staff time to establish and funding to implement. Look into regional, state, and federal sources of financial incentives, including USDA—RD programs
Actively engage large property owners and builders to determine what type of incentives would be needed to build affordable workforce housing
The market is not providing sufficient affordable, workforce housing. Also, the town has a good amount of vacant or underutilized land consolidated in a small number of owners. Engaging these owners to find out how these lands can be used for affordable, workforce housing is important to Nederland’s future
Short-term (less than 6 months) and ongoing
Town Administrator and elected officials
Planning Commission,DDA, Boulder County Housing, and Community Members (make engagement open and transparent)
Staff time and food (to encourage participation in meetings)
Engage with the county to share concerns about its annexation policies and set annexation policies that will allow for expansion of the town on its boundaries as infill opportunities are maxed out
The county’s policies deter annexation. This can support infill development, but the town may need to annex some land for additional housing as it grows
Long-term, as additional development space is needed
Town Administrator and elected officials
Boulder County Commissioner, and Planning Commission
Staff time
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APPENDIX The self-assessment completed by the community and the workshop presentations are attached.
Additional Resources U.S. EPA Building Blocks for Sustainable Communities: http://www.epa.gov/dced/buildingblocks.htm
Workshop Attendees Name Affiliation Alex Armani-Munn Town of Nederland Dawn Baumhover Town of Nederland Linda Bukatte Nederland resident Paul Carrill Nederland Police Department Cindy Cody US EPA Region 8 Roger Cornell Planning Commission Chairman Topher Donahue Board of Trustees Jill Dreves Wild Bear Mountain Ecology Center Jim Elder Nederland resident Stacey Eriksen US EPA Region 8 Kayla Evans Ranch owner Laura Farris US EPA Region 8 Adam Fels Nederland Middle Senior High School Principal Joe Gierlach Nederland Mayor Linda Glasser Nederland resident Clarissa Guy US EPA Region 8 Barbara Hardt Tebo Properties Witt Harlin Boulder County Public Health Katrina Harms Downtown Development Authority Dan Heine Goodacre & Company Real Estate Guadalupe Herrera US Housing and Urban Development (HUD) Sustainable Communities
Officer Justine Irwin Nederland resident May Jarril Nederland resident Serene Karplus Nederland Area Seniors Human Services Task Force Keith Larsen Nederland resident Liz McGuire Eldora resident Atashnaa Medicine Shield
Nederland resident
Anne Miller Colorado Department of Local Affairs Annette Mitchell Downtown property owner representative Alvin Mites Ned Compost Wendy Monroe Victory Gardens
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Dale Porter Gillespie House Museum Alisha Reis Nederland Town Administrator James Reis Nederland resident Kris and Bill Renno Nederland residents Susan Schneider Centennial Bank Jeanette Smith Nederland resident Patti Snidow US Department of Agriculture – Rural Development Lee Stadele Nederland resident Elliot Steele Nederland resident Ian Swallow Boulder County Housing Aimee Tomlinson Nederland resident Camille Thorson Nederland Sustainability Advisory Board member Frank Vincek Nederland resident Elise Waldron Coldwell Banker Wendy Williams Nederland resident, Planning Commission member Charles Wood Board of Trustees
1
AGENDA INFORMATION MEMORANDUM
NEDERLAND PLANNING COMMISSION
Meeting Date: September 23, 2015
Prepared By: Cynthia Bakke
Dept: Planning & Zoning
Information ______ Action__ ___ Discussion ___X___
______________________________________________________________________
AGENDA ITEM:
Discussion of 2015 Work Plan Housing elements for implementation regarding
short term rentals:
a) Vacation Rental by Owner (VRBO), Airbnb, Bed and Breakfast;
b) Housing elements as identified in #NedZero Action Plan;
c) GIS suitability analysis for housing and commercial property
redevelopment and preservation.
SUMMARY:
Planning Commission will continue discussion of prioritized 2015 Work Plan
housing elements, which begin in March, and as discussed at the December 3, 2014
Work Session and January 28 regular PC meeting. Housing items were identified
among the top priorities to address within the #NedZero Action Plan.
ATTACHMENTS:
1) 2015 PC Work Plan Matrix update
2) Infill GIS analysis for #NedZero Action Plan
SAP ID (Trello) SAP Section Team Name STAR Action BOT Avg
Funding Comp Plan Timeframe
Work Plan
TimelineSource Lead
OrganizationSupport
Org.Minimum Metrics EPA? STATUS Action Category
6G-02 6. Climate and Energy
G. GIS Database & Land Use Data
CE-3 In conjunction with the Land Use element of the Comprehensive Plan, identify and map locations within town that would be ideally suited for the siting of alternative energy generation and conservation demonstration sites, such as solar arrays, wind turbines, water collection/re-use, and community gardens.
10.71 Identify Funding
Short-term GIS Contract
Comp Plan
SAB PC, Town Locations and SF identified
No Encourage SAB to identify potential grant funding
Mapping
1G-04 1. Ecosystem Relationships
G. GIS Database & Land Use Data
NS-3 Map riparian corridors, areas of higher biodiversity and other areas that feature important ecosystem functionalities (i.e., alpine meadows, wetland system, etc.) to accompany the Town/ FLU Map. Work to develop better guidelines for development within creek corridors, based research asst. on this inventory of the town's natural resources and functions.
23.57 2015 Funding Short-term GIS Contract
Comp Plan
DDA PC, Town Staff
Created (Y/N) No DDA Master Plan Update process
Mapping
7G-01 7. Built Environment
G. GIS Database & Land Use Data
BE-5 Map properties with highest redevelopment potential and preservation potential 33.43 2015 Funding Moderate GIS Contract
Comp Plan
PC NDDA, Historical Society
No PC to recommend for 2016 Budget
Mapping
2G-02 (Combine w/2G-05, -03
2. Community Fabric
G. GIS Database & Land Use Data
BE-2 Identify opportunities for informal pathways and connections in neighborhoods; secure easements where appropriate and identify opportunities to create more permeable neighborhoods in the GIS
41.29 Identify Funding
Ongoing GIS Contract
PROSAB PC
NoPROSAB Trails Plan update
Mapping
2G-05 (Combine w/2G-02,-
2. Community Fabric
G. GIS Database & Land Use
BE-7 Create a "Bike and Ped Friendly Nederland" map that describes safe bike routes and locations of bike parking in Nederland, including walking trails between neighborhoods and central town.
45.86 Identify Funding
Long-term GIS Contract
Comp Plan
PROSAB PC NoPROSAB Trails Plan update
Mapping
2G-03 (Combine w/2G-02, -05)
2. Community Fabric
G. GIS Database & Land Use Data
BE-7 Create Safe Routes GIS layer (Identify safe routes throughout Town, including to the Library and schools; map and install appropriate signage to promote knowledge of those routes.)
47.00 Identify Funding
Short-term GIS Contract
Comp Plan
PROSAB PC No
PROSAB Trails Plan update
Mapping
5X-01 5. Economy and Jobs
X. Resilient Economy
EJ-1 Work with Planning Commission, Town Staff and Board of Trustees to study revisions to the municipal code, specifically the mixed use zoning requirements that may present a barrier to redevelopment or infill in the Downtown Core.
1.29 Funded Short-term Housing Comp Plan
PC BOT Implemented? (Y/N)
Yes EPA Review, draft TK
Codes
2A-02 2. Community Fabric
A. Housing Needs
BE-4 Meet regularly with County Housing and Human Services group to identify needs and resources for affordable housing in Nederland (Social Service)
7.14 Funded Ongoing Housing Comp Plan
Community County HHS, IMA
Meetings held, resources identified
No Ongoing Opportunities
7B-02 7. Built Environment
B. Update Building Code
BE-4 Update Town Municipal Code to encourage development and redevelopment of mixed-use and multifamily housing per Comp Plan
10.00 Funded Short-term Housing Comp Plan
PC Town Staff
Yes EPA Review, draft TK
Codes
7B-03 7. Built Environment
B. Update Building Code
BE-4 Explore creative housing concepts to meet the community's affordable housing needs, including small-scale housing (e.g. cabin zoning concepts), accessory dwelling units, multi-generational development, etc. Review the Town zoning code to prepare for changes to allow for such concepts. (Rental housing licensing update, roll-out).
13.43 Funded Short-term Housing Comp Plan
PC Town Yes EPA Review, draft TK
Codes
7B-04 7. Built Environment
B. Update Building Code
BE-5 Update Zoning and development regulations to align with Comp Plan (prioritizing Public zoning & reg's).
3.86 Funded Short-term Priority Comp Plan
PC BZA, PC Yes EPA Review, draft TK
Codes
7B-09 7. Built Environment
B. Update Building Code
CE-5 Review Town Municipal Code for any barriers to high-efficiency building materials/measures. ADD: Consider change to Muncipal Code to require new construction over a certain size to include alternative energy generation on site.
12.43 2015 Funding Short-term Priority Comp Plan
PC BOT Yes EPA Review, draft TK
Codes
ADD Review Use Group Chart for possible update to formatting, categories. N/AP Priority PCTown Staff Yes
EPA Review, draft TK
Codes
7B-01 7. Built Environment
B. Update Building Code
BE-1 Dark Sky Initiative: Update and enforce the Municipal Code as it relates to downward indirect lighting in residential and commercial districts.
4.71 Funded Comp Plan
PC Town Yes EPA Review, draft TK
Codes
7J-01 7. Built Environment
J. Sustainable Logistics
NS-1 Develop a set of measurable criteria for evaluating development projects in terms of sustainability, including environmental, social, and economic.
9.57 Funded Comp Plan
SAB PC Incorporated into official process? (Y/N)
No Process
SAP ID (Trello) SAP Section Team Name STAR Action BOT Avg
Funding Comp Plan Timeframe
Work Plan
TimelineSource Lead
OrganizationSupport
Org.Minimum Metrics EPA? STATUS Action Category
3W-02 3. Our Water W. Storm Water System
NS-5 Investigate, identify and pass an ordinance protecting water ways from new development and regulating what type of construction can occur proximate to waterways for existing developments
12.71 Funded N/AP Town Staff PC Buffer width, regulations in palce? (Y/N)
Yes EPA Review, draft TK
Codes
7B-06 7. Built Environment
B. Update Building Code
BE-5 Review and revise the Municipal Code to ensure that it allows for impact analysis for proposed development.
17.86 2015 Funding Short-term Comp Plan
PC Town Yes EPA Review, draft TK
Codes
7E-01 7. Built Environment
E. Energy Efficiency Incentives
CE-3 Identity incentives for improving energy efficiency (e.g., new windows, solar panels, etc.), including amending code to encourage optimal use of passive solar in both new construction and additions.
21.14 Funded Annually Comp Plan
Town Staff Boulder Co., BOT, SAB
Incentives linked properly on Town webpages (Y/N)
No Process
2R-01 2. Community Fabric
R. Local Resources
NS-1 Explore grant opportunities to improve town (rec & community) facilities and programming
21.14 FundedQuarterly, or as needed
Comp Plan
Town Staff PC, partner orgs
Grants awarded ($, #)
No Ongoing Opportunities
2M-04 2. Community Fabric
M. Walkable Scale Mobility
BE-7 Work with NedPeds project to create safe non-motorized pathways connecting important nodes in Town
24.29 Funded Summer 2014
Comp Plan, DDA Plan of Dev.
DDA Town Staff
Project complete (Y/N)
No To re-bid in August 2015 (no bids in July)
Opportunities
3W-03 3. Our Water W. Storm Water System
NS-5 Look at alternative paving options that treat stormwater for appropriate streets in town
27.43 2015 Funding N/AP MIP Town Staff PC, NDDA, BOT
No Ongoing Review
7B-07 7. Built Environment
B. Update Building Code
CE-5 Move towards net-zero energy in all building codes 28.71 2015 Funding N/AP BoCo Sustainability Plan
Mayor's Task Force on Building Code Updates
PC Yes Codes
2J-02 2. Community Fabric
J. Sustainable Logistics
BE-3 Update Muncipal Code Chapter 16, Article VIII, Off-Street Parking and Loading to reflect recommendations of Town Board Ordinance 707
30.86 Identify Funding
Short-term Comp Plan
PC Town, BOT
Adopted? (Y/N) Yes EPA Review, draft TK
Codes
3P-05 3. Our Water P. Source Water Protection
BE-2 Incorporate into land use plans review analysis against Source Water Protection Plan, water availability, infrastructure capacity, and other resource limitations.
42.14 Identify Funding
Comp Plan
PC Town Process Developed
Yes Ongoing Process
7B-05 7. Built Environment
B. Update Building Code
BE-5 Revisit and update the Town's Design Guidelines so that they constantly evolve and reflect the design objective of the community.
46.57 2015 Funding Comp Plan
PC BOT Yes EPA Review, draft TK
Codes
GIS in the NedZero Action Plan
Nederland Planning Commission
Preservation Potential
Redevelopment Potential
Parcel/Assessor Database
SAP ID: 7G-01, SAP Section 7. Built Environment Action: map properties with highest redevelopment potential and preservation potential
Zoning (map and code)
Query building age, and
architectural style
Density/FAR analysis (existing
vs. allowed)
Estimated Fee Range: $1000 - $1200
Output Inputs GIS Processes
Proximity to downtown,
transit, parking Estimated Fee Range: $600 - $800
Infill suitability analysis
Build-out analysis of existing zoning—commercial floor space capacity
Potential commercial floor space (ft2)
Infill suitability analysis
Build-out analysis of existing zoning—dwelling unit capacity
Dwelling units per acre
Infill suitability analysis
Build-out analysis of existing zoning--summary
Floor Area
0
10000000
20000000
30000000
40000000
50000000
60000000
70000000
80000000
Existing (2009) Additional Total Build-Out
Dwelling Units
0
2000
4000
6000
8000
10000
12000
14000
16000
18000
Existing (2009) Additional Total Build-Out