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Chapter 9-9: Development Standards1
The purpose of this chapter is to indicate the site improvement standards, including related public improvements, for all development. The development standards are the code requirements that describe how specific portions of a project must be designed. Development standards address the physical relationship between new development and redevelopment and adjacent properties, public streets, neighborhoods, and the natural environment. They are intended to ensure that new development is consistent with the quality and character of the built environment in the city.
No person shall use or develop any land within the city except according to the following standards, unless modified through a use review under section 9-2-15, "Use Review," B.R.C. 1981, or a site review, section 9-2-14, "Site Review," B.R.C. 1981, or a variance granted under section 9-2-3, "Variances and Interpretations," B.R.C., 1981.
(a) Fire and Life Safety: All development shall meet the applicable requirements of chapter 10-8, "Fire Prevention Code," B.R.C. 1981.
(b) Maximum Permitted Buildings on a Lot: No more than one principal building shall be placed on a lot in the RR, RE, RL, and RM zoning districts unless approved under the provisions of section 9-2-14, "Site Review," or 9-7-9, "Two Detached Dwellings on a Single Lot," B.R.C. 1981.
(c) Parcel as Building Lot and Merger of Nonstandard Lots or Parcels: The following standards shall apply for the purposes of determining whether there is a building site:
(1) Single Parcel Under More Than One Ownership: Where a single parcel of land under more than one ownership has not been subdivided as required by this code, another ordinance of the city, state law, or judicial decree, it shall be deemed to be one building lot.
(2) Merger of Nonstandard Lots or Parcels in All Classifications Except RR and RE: A nonstandard lot or parcel and a contiguous lot or parcel, whether nonstandard or conforming, in all zoning districts except RR-1, RR-2, and RE shall be deemed merged as one building lot if such lots have been held under one ownership continuously at any time since February 8, 1984.
(3) Merger of Nonstandard Lots or Parcels in RR and RE: A nonstandard lot or parcel and a contiguous lot or parcel, whether nonstandard or conforming, in the RR-1, RR-2, and RE zoning district classification shall be deemed to be merged as one building lot if:
(A) Such lots or parcels have been held under one ownership continuously at any time since February 8, 1984; and
(B) Such lots or parcels were not created as a building site that met the minimum lot size for the zoning district in place at that time of subdivision; were not subdivided under City of Boulder subdivision regulations in place on and after September 18, 1951; and do not meet the minimum development requirements for nonstandard lots or parcels in subsection 9-10-3(b), B.R.C. 1981.
(4) Sale of a Portion of a Merged Lot or Parcel Prohibited: No portion of such a merged building lot or parcel shall be used or sold in a manner which diminishes compliance with the minimum lot requirements established by this chapter.
(d) Zoning Standards for Lots in Two or More Zoning Districts: Existing buildings located in more than one zoning district shall be regulated according to the applicable use standards for the zoning district in which the majority of the existing building is located. Any building additions or site improvements shall be regulated according to the zoning district in which such additions or improvements are located. In the event that an existing building is split in half between two zoning districts, the city manager shall determine which use standards shall apply based upon the historic use of the building and the character of the surrounding area.
(e) Entire Use Located on One Lot: No person shall include as part of a lot area, open space, off-street parking area, or yard required by this chapter for any building or use any part of a lot area, open space, off-street parking area, or yard required by this chapter for any other building or use, unless approved under the provisions of section 9-2-14, "Site Review," B.R.C. 1981.
(a) Window Requirements for Buildings: Window areas required by section 9-7-1, "Schedule of Form and Bulk Standards," B.R.C. 1981, must be located on any ground floor facade facing a public street and shall be made of transparent materials, meaning glass or other similar materials that possess a minimum sixty percent transmittance factor and a reflectance factor of not greater than 0.25, or otherwise designed to allow pedestrians to view activities inside the buildings. This standard shall not apply to residential uses that occur along the ground floor facade.
(a) Design and Construction Standards: The City of Boulder Design and Construction Standards is hereby adopted by reference, and has the same force and effect as though fully set forth in the Boulder Revised Code, 1981.
(b) Design and Construction of Public Improvements: All development shall meet the applicable requirements of the Boulder Revised Code, 1981, including, without limitation, chapter 8-2, "Streets and Sidewalks," and title 11, "Utilities and Airport," and all public improvements shall be designed and constructed in accordance with the City of Boulder Design and Construction Standards.
(a) Access Control: Vehicular access to property from the public right-of-way shall be controlled in such a manner as to protect the traffic-carrying capacity and safety of the street upon which the property abuts and access is taken, ensuring that the public use and purpose of public rights-of-way is unimpaired as well as to protect the value of the public infrastructure and adjacent property. The requirements of this section apply to all land uses, including single-family residential land uses, as follows:
(1) Nonresidential Uses: For all uses, except single-family residential, the standards shall be met prior to a final inspection for any building permit for new development; redevelopment exceeding twenty-five percent of the Boulder County Assessor's actual value of the existing structure; or the addition of a dwelling unit.
(2) Residential Uses: For single-family residential uses, the standards of this section shall be met prior to a final inspection for any building permit for new development; the demolition of a principal structure; or the conversion of an attached garage or carport to a use other than use as a parking space.
(b) Access for Properties Subject to Annexation: Each parcel of land under a single ownership at the time of its annexation will be reviewed in terms of access as one parcel (regardless of subsequent sales of a portion) unless the property is subdivided at the time of its annexation.
(c) Standards and Criteria for Site Accesses and Curb Cuts: Any access or curb cut to public rights-of-way shall be designed in accordance with the City of Boulder Design and Construction Standards and the following standards and criteria:
(1) Number of Access Points Permitted: One access point or curb cut per property will be permitted, unless a site plan or traffic study, approved by the city manager, demonstrates that additional access points and curb cuts are required to adequately address accessibility, circulation, and driveway volumes, and only where additional accesses and curb cuts would not impair any public use of any public right-of-way, or create safety or operational problems, or be detrimental to traffic flow on adjacent public streets.
(2) Access Restrictions: On arterial and collector streets, or if necessary for the safe and efficient movement of traffic, all accesses shall be designed and constructed with physical improvements and appropriate traffic control measures to assist or restrict turning movements, including, without limitation, acceleration or deceleration lanes, access islands, street medians, and signage, as may be required of the development if the city manager finds that they are necessary to preserve the safety or the traffic-carrying capacity of the existing street. The city manager shall determine the length and degree of the required access restriction measures for the property.
(3) Residential Access to Arterial and Collector Streets Restricted: No residential structures shall have direct access onto an arterial. However, if no alternative street access is possible, an access may be permitted subject to the incorporation of any design standards determined to be necessary by the city manager to preserve the safety and the traffic-carrying capacity of the arterial or collector.
(4) Access From Lowest Category Street Required: A property that has frontage on more than one street, alley or public access shall locate its access or curb cut on the lowest category street, alley or public access frontage. If more than one access point or curb cut is necessary, an additional access or curb cut will be permitted only where the proposed access or curb cut satisfies the requirements in this section.
(5) Property Right to Access: If a property cannot be served by any access point or curb cut that satisfies this section, the city manager will designate the access point or curb cut for the subject property based on optimal traffic safety.
(6) Multiple Access Points for Single-Family Residential: The city manager will permit multiple access points on the same street for single-family residential lots upon finding that there is at least one hundred linear feet of lot frontage adjacent to the front yard on such street, the area has a limited amount of pedestrian activity because of the low density character, and there is enough on-street parking within three hundred feet of the property to meet the off-street parking needs of such area. The total cumulative width of multiple curb cuts shall not exceed the maximum permitted width of a single curb cut. The minimum spacing between multiple curb cuts on the same property shall not be less than sixty-five feet.
(7) Shared Driveways for Residential Structures: A detached single-family residential lot that does not have frontage on the street from which access is taken may be served by a shared driveway that meets all of the standards and criteria for shared driveways set forth in the City of Boulder Design and Construction Standards.
(8) Minimum Driveway Width: The minimum width of a driveway leading to an off-street parking space shall not be less than nine feet. A driveway, or portion of a driveway, may be located on an adjacent property if an easement is obtained from the impacted property owner. (See figure 9-10 of this section.)
Figure 9-10: Minimum Driveway Width
(9) Exceptions: The requirements of this section may be modified under the provisions of section 9-2-14, "Site Review," B.R.C. 1981, to provide for safe and reasonable access. Exceptions to this section may be made if the city manager determines that:
(A) The topography, configuration of a lot, or other physical constraints makes taking access from the lowest category street, alley or public access frontage impractical, or the character of the existing area is such that a proposed or existing access to the street, alley or public access frontage is compatible with the access of properties in such area;
(B) The site access and curb cuts would not impair public use of the public right-of-way; create safety or operational problems or be detrimental to traffic flow on adjacent public streets; and
(C) The site access and curb cuts will minimize impacts to the existing on-street parking patterns.
(d) Access Permit Required: Prior to the issuance of a building permit, a proposed site access or curb cut to public right-of-way must receive any necessary permits, including:
(1) City Streets: Any site access or curb cut proposed and constructed in city rights-of-way, including, without limitation, streets and alleys, require a permit under chapter 8-5, "Work in the Public Right-of-Way and Public Easements," B.R.C. 1981.
(2) State Highways: In addition to the permit required in paragraph (d)(1) of this section, any site access or curb cut proposed, constructed, modified, or accessing a site where a change of use is being proposed on a State Highway requires a State Highway access permit as specified in the State Highway Access Code (SHAC). Applications for a State Highway access permit shall be made to the City of Boulder, which is the Issuing Authority. The city, in conjunction with the Colorado Department of Transportation, will review all applications for conformance with SHAC design and construction requirements prior to issuance of a State Highway access permit.
Ordinance Nos. 5986 (1998); 7287 (2003)
(a) Rationale: The intent of this section is to provide adequate off-street parking for all uses, to prevent undue congestion and interference with the traffic carrying capacity of city streets, and to minimize the visual and environmental impacts of excessive parking lot paving.
(b) Off-Street Parking Requirements: The number of required off-street parking spaces shall be provided in tables 9-1, 9-2, 9-3, and 9-4 of this section:
(1) Residential Parking Requirements:
TABLE 9-1: RESIDENTIAL PARKING REQUIREMENTS BY ZONING DISTRICT AND UNIT TYPE
Zone District Standard | RR, RE, MU-1, MU-3, BMS, DT A | RMX-2, MU-2, MH, IMS | RL, RM, RMX-1, RH-3, RH-4, RH-5, BT, BC, BR, IS, IG, IM, P | RH-1, RH-2 |
|---|---|---|---|---|
| Minimum number of off-street parking spaces for a detached dwelling unit (DU) | 1 | 1 | 1 | 1 space for detached DUs construction prior to 9/2/1993. Use the requirements below for DUs built after 9/2/1993 |
| Minimum number of off-street parking spaces for an attached DU | 1 | 1 for a 1- or 2-bedroom DU
1.5 for 3-bedroom DU
2 for a 4 or more bedroom DU | 1 for 1-bedroom DU
1.5 for 2-bedroom DU
2 for 3-bedroom DU
3 for a 4 or more bedroom DU | 1 space for first 500 square feet and 1 additional space for each 300 square feet or portion thereof not to exceed 4 spaces per DU |
| Accessible space requirement | 0 spaces for the first 7 DUs, 1 space per 7 DUs thereafter | |||
| Bicycle parking requirement | No bicycle parking spaces are required in the A, RR, RE, RL, RM, and RMX districts. In all other zoning districts, at least 3 bicycle parking spaces or 10 percent of the required off-street parking spaces, whichever is greater, are required. After the first 50 bicycle parking spaces are provided, the required number of additional bicycle parking spaces is 5 percent of the required off-street parking spaces. | |||
(2) Supplemental Requirements for Residential Uses:
TABLE 9-2: SUPPLEMENTAL PARKING REQUIREMENTS FOR SPECIFIC USES IN ALL ZONES
| Use | Parking Requirement |
|---|---|
| Roomers within a single-unit dwelling | 1 space per 2 roomers |
| Residential developments in which 1-bedroom units are 60 percent or more of the total | 1.25 spaces per 1-bedroom unit |
| Rooming house, boarding house, fraternity, sorority, group quarters, and hostels | 2 spaces per 3 occupants |
| Efficiency units, transitional housing | 1 space per DU |
| Bed and breakfast | 1 space per guest room + 1 space for operator or owner's DU within building |
| Accessory dwelling unit, owner's accessory unit | 1 space, paved, in addition to the requirement for the principal DU |
| Group homes: residential, custodial, or congregate care | Off-street parking appropriate to use and needs of the facility and the number of vehicles used by its occupants, as determined through review |
| Cooperative housing units | 1 space per 2 occupants |
| Overnight shelter | 1 space for each 20 occupants, based on the maximum occupancy of the facility, plus 1 space for each employee or volunteer that may be on site at any given time computed on the basis of the maximum numbers of employees and volunteers on the site at any given time |
| Day shelter | Use the same ratio as general nonresidential uses in the zone |
| Emergency shelter | 1 space for each 20 occupants, based on the maximum occupancy of the facility, plus 1 space for each employee or volunteer that may be on site at any given time computed on the basis of the maximum numbers of employees and volunteers on the site at any given time, plus 1 space for each attached type dwelling unit |
| Existing duplexes or multi-family dwelling units in the RL-1 zoning district | Greater of 1.5 spaces per unit or number of spaces required when units were established |
(3) Nonresidential Parking Requirements:
TABLE 9-3: NONRESIDENTIAL PARKING REQUIREMENTS BY ZONING DISTRICT2
Zone District Standard | DT, RH-3, MU-3 and BMS (within a parking district) | BCS, BR-1, IS, IG, IM, A | RMX-2, MU-2, IMS
BMS (not in a parking district) | MU-1 MU-3 (not in a parking district) | RR, RE, RL, RM, RMX-1, RH-1, RH-2, RH-4, RH-5, BT, BC, BR-2, P | ||||||||||||||||||||||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Minimum number of off-street parking spaces per square foot of floor area for nonresidential uses and their accessory uses | 0 | 1:400 | 1:400 if residential uses comprise less than 50 percent of the floor area; otherwise 1:500 | 1:300 if residential uses comprise less than 50 percent of the floor area; otherwise 1:400 | 1:300 | ||||||||||||||||||||||||||||||||||||
| Accessible parking requirement | A proportion of spaces in any parking facility provided to serve nonresidential uses shall be reserved as accessible parking spaces according to the following:
|
||||||||||||||||||||||||||||||||||||||||
| Bicycle parking requirement | No bicycle parking spaces are required in the A, RR, RE, RL, RM, and RMX districts. In all other zoning districts, at least 3 bicycle parking spaces or 10 percent of the required off-street parking spaces, whichever is greater, are required. After the first 50 bicycle parking spaces are provided, the required number of additional bicycle parking spaces is 5 percent of the required off-street parking spaces. | ||||||||||||||||||||||||||||||||||||||||
(4) Supplemental Requirements for Nonresidential Uses:
TABLE 9-4: SUPPLEMENTAL PARKING REQUIREMENTS FOR NONRESIDENTIAL USES IN ALL ZONES
Use | Parking Requirement |
|---|---|
| Large daycare (less than 50 children) | Determined through review |
| Nonresidential uses in General Improvement Parking Districts | No parking required |
| Restaurant or tavern - interior seating | Greater of 1 per 3 seats, or the ratio for the use module |
| Restaurant or tavern - outdoor seating: | |
a. Outside seats for restaurant or tavern with up to and including =50 interior seats if outside seats do not exceed the greater of 6 seats or 25 percent of interior seats or b. Outside seats for restaurant or tavern with more than =50 interior seats if outside seats do not exceed the greater of 12 seats or 20 percent of indoor seats | No additional parking spaces required |
| c. Outside seats for restaurants or taverns in excess of requirements of subsection a or b of this use | 1 space per 3 outdoor seats in excess of exempted outdoor seats |
| d. Outside seats for restaurants that do not meet the parking requirement for their indoor seats | The maximum number of outdoor seats shall be calculated in accordance with the following formula: (the number of parking spaces provided on site) x 3 x (the percentage of seats permitted in subsection a or b of this use) = the maximum number of outdoor seats that may be provided without providing additional parking |
| Motels, hotels and bed and breakfasts | 1 space per guest room or unit, plus required spaces for nonresidential uses at 1 space per 300 square feet of floor area |
| Theater | Greater of 1 parking space per 3 seats, or the parking ratio for the zone district |
| Gasoline service station | General ratio for the use zone plus storage of 2 vehicles per service bay |
| Religious assembly: | (See paragraph (f)(8) of this section for permitted parking reductions) |
| a. Religious assemblies created prior to 9/2/1993 | 1:300 |
| b. Religious assemblies created after 9/2/1993 | 1 space per 4 seats, or 1 per 50 square feet of assembly area if there are no fixed seats - assembly area includes the largest room plus any adjacent rooms that could be used as part of the assembly area |
| c. Uses accessory to a religious assembly and created after 9/2/1993 | Uses accessory to the religious assembly shall meet the standards applicable to the use as if the use is a principal use |
| d. Total parking of a religious assembly and accessory uses created after 9/2/1993 | Parking for the religious assembly use and any accessory use shall be for the use which has the greatest parking requirement |
| Small recycling collection facility | 1 space for attendant if needed |
| Large recycling collection facility | General parking ratio for the zone plus 1 space for each commercial vehicle operated by the facility |
| Recycling processing facility | Sufficient parking spaces for a minimum of 10 customers, or the peak load, whichever is greater, plus 1 space for each commercial vehicle operated by the facility |
(c) General Parking Requirements:
(1) Rounding Rule: For all parking space requirements resulting in a fraction, the fraction shall be:
(A) Rounded to the next higher whole number when the required number of spaces is five or less; or
(B) Rounded to the next lower whole number when the required number of spaces is more than five.
(2) Parking Requirements for Lots in Two or More Zoning Districts: For lots that have more than one zoning designation, the required parking for the use(s) on the lot may be provided on any portion of the lot, subject to the provisions of this title.
(d) Parking Design Standards:
(1) Location of Open or Enclosed Parking: Open or enclosed parking areas are subject to the following requirements:
(A) No parking areas shall be located in any required landscaped setback abutting a street. However, in RR, RE, or RL-1 districts, if all off-street parking requirements of this chapter have been met, persons may park up to two additional vehicles in the driveway leading to the parking area. The requirements of this subsection may be varied to allow the required off-street parking to be located within the front yard setback pursuant to a variance being approved by the BOZA per subsection 9-2-3(j), B.R.C. 1981.
(B) Required parking areas shall be located on the lot or parcel containing the use for which they are required.
(C) No parking areas shall be located closer than ten feet from a side yard adjacent to a public street in the BMS and MU-2 zoning districts.
(2) Parking Stall Design Standards: Parking stalls shall meet the following standards, based on stall type. In all cases, the minimum maneuvering area to the rear of any parking stall shall be no less than twenty-four feet. If the proposed use anticipates long-term parking as the major parking demand, the city manager may reduce those minimum parking stall sizes.
TABLE 9-5: STANDARD PARKING DIMENSION STANDARDS
Parking Angle (degrees) | Curb Length C | Stall D | Aisle Width | Bay Width | ||
|---|---|---|---|---|---|---|
One Way A1 |
Two Way A2 |
One Way B1 |
Two Way B2 |
|||
90 | 9' | 19' | 24' | 24' | 62' | 62' |
60 | 10.4' | 21' | 18' | 22' | 60' | 64' |
45 | 12.7' | 19.8' | 13' | 20' | 52.6' | 59.6' |
30 | 18' | 17.3' | 12' | 20' | 45.6' | 54.6' |
0 | 23' | 8' | 12' | 20' | 20' | 36' |
TABLE 9-6: SMALL CAR PARKING DIMENSION STANDARDS
Parking Angle (degrees) |
Curb Length C |
Stall D |
Aisle Width |
Bay Width |
||
|---|---|---|---|---|---|---|
One Way A1 |
Two Way A2 |
One Way B1 |
Two Way B2 |
|||
90 | 7.75' | 15' | 24' | 24' | 54' | 54' |
60 | 9.2' | 17' | 18' | 22' | 52' | 56' |
45 | 11.2' | 15.1' | 13' | 20' | 45.2' | 52.2' |
30 | 15.5' | 14.3' | 12' | 20' | 40.6' | 48.6' |
0 | 20' | 8' | 12' | 20' | 28' | 36' |
Figure 9-11: Parking Dimensions Diagram
(A) Standard Stalls: All off-street standard parking spaces shall meet the minimum size requirements as indicated in table 9-5 and figure 11 of this section.
(B) Small Car Stalls:
(i) Small Car Stalls Allowed: A proportion of the total spaces in each parking area may be designed and shall be signed for small car use according to table 9-7 of this section.
Total Spaces Required |
Allowable Small Car Stalls |
|---|---|
5 - 49 |
40 percent |
50 - 100 |
50 percent |
101 or greater |
60 percent |
(ii) Dimensional Standards: All small car stalls shall meet the minimum size requirements as indicated in table 9-6 and figure 11 of this section.
(C) Accessible Parking Stalls:
(i) Dimensional Standards: Accessible parking spaces shall be eight feet wide and nineteen feet in length, with the standard width drive lane. Individual spaces shall have an additional five foot-wide, diagonally striped aisle abutting the passenger side of the space. If such spaces are provided in adjacent pairs, then one five foot aisle may be shared between the two spaces. Accessible parking spaces shall conform to the construction and design standards in the City of Boulder Design and Construction Standards and be located to maximize convenience of access to the facility and minimize the need to cross the flow of vehicular traffic. (See figure 9-12 of this section.)
Figure 9-12: Accessible Parking Space Design
Accessible spaces must measure eight feet by nineteen feet and be flanked by a five foot diagonally-striped aisle. Two adjacent spaces may share a single five foot aisle. The aisle must be at the same grade as the accessible space and any adjacent sidewalk must slope to meet the grade of the aisle. The slope may not exceed 1:12.
(ii) Parking Waiver for Previously Conforming Accessible Parking Spaces: If a previously conforming required accessible parking space was rendered nonstandard by the amendment to subparagraph (d)(2)(C)(i) of this section which required the five foot aisle, and its owner desires to add such an aisle, and the addition will reduce the available parking below that required for the premises, such owner may apply to the city manager for a parking waiver. The manager shall grant such a waiver insofar as it is necessary and appropriate to permit all required parking spaces for the disabled to be conforming spaces.
(3) Drive Aisles:
(A) There is a definite and logical system of drive aisles to serve the entire parking area. Drive aisles shall have a minimum eighteen-foot width clearance for two-way traffic and a minimum ten foot width clearance for one-way traffic unless the city manager finds that the parking stalls to be served require a greater or lesser width. A physical separation or barrier, such as vertical curbs, may be required in order to separate parking areas from the travel lanes. (See figure 13 of this section.)
Figure 9-13: Drive Aisles
Drive aisles provide access to parking areas but not to individual spaces. Drive aisles serving two-way traffic must be a minimum of eighteen feet wide. Drive aisles serving one-way traffic must be a minimum of ten feet wide. Raised planters, curbs, or other physical barriers may be necessary to separate parking areas from travel lanes. See tables 9-5 and 9-6 of this section for parking aisle dimensions.
(B) Turnarounds are provided for dead-end parking bays of eight stalls or more. Turnarounds must be identified with a sign or surface graphic and marked "no parking." The use of accessible parking spaces as the required turnaround is not permitted. (See figure 9-14 of this section.)
Figure 9-14: Parking Turnaround Spaces
In dead-end parking bays with eight or more stalls, a turnaround space must be provided and properly marked.
(4) Parking Access:
(A) No parking stall is located so as to block access by emergency vehicles.
(B) Driveways located in required yards are situated at an angle of approximately ninety degrees to the street to which they connect.
(5) Parking Design Details:
(A) If parking lot lighting is provided, all lighting shall comply with section 9-9-16, "Lighting, Outdoor," B.R.C. 1981.
(B) All parking areas are paved with asphalt, concrete, or other similar permanent, hard surface except for parking areas for detached dwelling units.
(C) Suitable curbs or barriers to protect public sidewalks and to prevent parking in areas where parking is not permitted are provided, except for parking areas for detached dwelling units.
(D) All open off-street parking areas with five or more spaces shall be screened from the street and property edges, and shall provide interior lot landscaping in accordance with section 9-9-14, "Parking Lot Landscaping Standards," B.R.C. 1981.
(E) Driveways parallel to public sidewalks are separated from such walks by an eight-foot landscaped area or a solid wall at least forty-two inches in height.
(F) Wheel or bumper guards are located so that no part of a vehicle extends beyond a parking area boundary line, intrudes on a pedestrian way, or contacts any wall, fence, or planting. A vehicular overhang may, however, intrude into a private pedestrian way located on the perimeter of a parking lot if the pedestrian way is not less than six feet in width. (See figure 9-15 of this section.)
Figure 9-15: Permitted Vehicular Overhang
(G) Within the DT zoning districts, at-grade parking is not permitted within thirty feet of a street right-of-way unless approved as part of a site review approval under section 9-2-14, "Site Review," B.R.C. 1981. For the purpose of this subparagraph, the term "street" does not include "alley."
(6) Parking Study: At the discretion of the city manager, a parking study may be required to demonstrate that adequate parking is provided either for parking provided per zoning requirements or in conjunction with a parking reduction request. The scope of a parking study may consist of analysis of any or all of the following factors: joint use of parking areas, peak parking demand for each land use, unusual parking demand based on type of land use, availability of nearby on-street parking, vicinity of high frequency transit, and Institute of Transportation Engineers Parking Generation estimates.
(e) Parking Deferrals:
(1) Criteria for Parking Deferral: The city manager may defer the construction and provision of up to ninety percent of the off-street parking spaces required by this section, in an industrial district, thirty-five percent in a commercial district, and twenty percent in any other district if an applicant demonstrates that:
(A) The character of the use lowers the anticipated need for off-street parking, and data from similar uses establishes that there is not a present need for the parking;
(B) The use is immediately proximate to public transportation that serves a significant proportion of residents, employees, or customers;
(C) There is an effective private or company car pool, van pool, bus, or similar group transportation program; or
(D) The deferred percentage of residents, employees, and customers regularly walk or use bicycle or other nonmotorized vehicular forms of transportation.
(2) Parking Deferral With a Concurrent Use Review: If a proposed use requires both a review pursuant to section 9-2-15, "Use Review," B.R.C. 1981, and a public hearing, the city manager will make a recommendation to the approving agency to approve, modify and approve, or deny the parking deferral as part of the use review approval.
(3) Site Plan: Applicants for a parking deferral shall submit a site plan demonstrating that the total required parking can be accommodated on-site and designating the land to be reserved for future parking.
(4) Landscaping: Landscaping shall be provided as required under section 9-9-14, "Parking Lot Landscaping Standards," B.R.C. 1981, and shall be indicated on the site plan.
(5) Notice of Change of Condition: No person having an interest in property subject to a parking deferral shall fail to notify the city manager of any change in the conditions set forth in paragraph (e)(1) of this section that the manager considered in granting the deferral.
(6) Construction of Deferred Parking Areas: The city manager may require the construction of the deferred parking at any time upon thirty days' written notice by mail to commence construction of such parking. No person having an interest in the property shall fail to comply with such a notice.
(f) Parking Reductions:
(1) Parking Reduction: The city manager may grant a parking reduction for commercial developments, industrial developments and mixed use developments to allow the reduction of at least one parking space, with the total reduction not to exceed twenty-five percent of the required parking. The city manager may grant a parking reduction exceeding twenty-five percent for those uses that comply with the requirements of subparagraph (f)(1)(B) of this section. Parking reductions are approved based on the operating characteristics of a specific use. No person shall change a use of land that is subject to a parking reduction except in compliance with the provisions of this subsection.
(A) Parking Reduction for Housing for the Elderly: The city manager may reduce by up to seventy percent the number of parking spaces required by this chapter for governmentally sponsored housing projects for the elderly.
(B) Uses With Nonconforming Parking: The city manager is authorized to approve a parking reduction to allow an existing nonresidential use that does not meet the current off-street parking requirements of subsection (b) of this section, to be replaced or expanded subject to compliance with the following standards:
(i) An existing permitted nonresidential use in an existing building may be replaced by another permitted nonresidential use if the new use has the same or lesser parking requirement as the use being replaced.
(ii) A nonconforming nonresidential use in an existing building may be replaced by a conforming nonresidential use or another nonconforming nonresidential use, pursuant to subsection 9-10-3(c), B.R.C. 1981, if the permitted or nonconforming replacement use has the same or lesser parking requirement as the use being replaced
(iii) An existing or replacement nonresidential use, whether conforming or nonconforming, that does not meet current parking requirements, shall not be expanded in floor area, seating, or be replaced by a use that has an increased parking requirement unless a use review pursuant to section 9-2-15, "Use Review," B.R.C. 1981, and a corresponding parking reduction pursuant to this subsection (f) are approved.
(iv) Before approving a parking reduction pursuant to this subsection, the city manager shall evaluate the existing parking arrangement to determine whether it can accommodate additional parking or be rearranged to accommodate additional parking in compliance with the design requirements of subsection (d) of this section. If the city manager finds that additional parking can reasonably be provided, the provision of such parking shall be a condition of approval of the requested reduction.
(v) A nonconforming use shall not be replaced with a use, whether conforming or nonconforming, that generates a need for more parking.
(2) Residential Parking Reductions: Parking reductions for residential projects may be granted as part of a site review approval under section 9-2-14, "Site Review," B.R.C. 1981.
(3) Parking Reduction Criteria: Upon submission of documentation by the applicant of how the project meets the following criteria, the city manager may approve reductions of up to and including twenty-five percent of the parking requirements of this section (see tables 9-1, 9-2, 9-3 and 9-4), if the manager finds that:
(A) The parking needs of the use will be adequately served through on-street parking or off-street parking;
(B) A mix of residential uses with either office or retail uses is proposed, and the parking needs of all uses will be accommodated through shared parking;
(C) If joint use of common parking areas is proposed, varying time periods of use will accommodate proposed parking needs; or
(D) The applicant provides an acceptable proposal for an alternate modes of transportation program, including a description of existing and proposed facilities, proximity to existing transit lines, and assurances that the use of alternate modes of transportation will continue to reduce the need for on-site parking on an ongoing basis.
(4) Alternative Parking Reduction Standards for Mixed Use Developments: The parking requirements in section 9-9-6, "Parking Standards," B.R.C. 1981, may be reduced if the following standards are met. These standards shall not be permitted to be combined with the parking reduction standards in subsections (f)(3) and (f)(5) of this section, unless approved as part of a site review pursuant to section 9-2-14, "Site Review," B.R.C. 1981. A mixed use development may reduce that amount of required parking by ten percent in the BMS, IMS, MU-1, MU-2, MU-3 and RMX-2 zoning districts, or in all other nonresidential zoning districts in section 9-5-2, "Zoning Districts," B.R.C. 1981, a twenty-five-percent parking reduction if the following requirements are met:
(A) The project is a mixed use development that includes, as part of an integrated development plan, both residential and nonresidential uses. Residential uses shall comprise at least thirty-three percent of the floor area of the development; and
(B) The property is within a quarter of a mile walking distance to a high frequency transit route that provides service intervals of fifteen minutes or less during peak periods. This measurement shall be made along standard pedestrian routes from the property.
(5) Limiting Factors for Parking Reductions: The city manager will consider the following additional factors to determine whether a parking reduction may be appropriate for a given use:
(A) A parking deferral pursuant so subsection (e) of this section, is not practical or feasible for the property.
(B) The operating characteristics of the proposed use are such that granting the parking reduction will not cause unreasonable negative impacts to the surrounding property owners.
(C) The parking reduction will not limit the use of the property for other uses that would otherwise be permitted on the property.
(6) Parking Reduction With a Concurrent Use Review: If a proposed use requires both a review pursuant to section 9-2-15, "Use Review," B.R.C. 1981, and a public hearing, the city manager will make a recommendation to the approving agency to approve, modify and approve, or deny the parking reduction as part of the use review approval.
(7) No Changes to Use: No person benefiting from a parking reduction shall make any changes to the use that would increase parking.
(8) Parking Reductions for Religious Assemblies: The city manager will grant a parking reduction to permit additional floor area within the assembly area of a religious assembly which is located within three hundred feet of the Central Area General Improvement District if the applicant can demonstrate that it has made arrangements to use public parking within close proximity of the use and that the building modifications proposed are primarily for the weekend and evening activities when there is less demand for use of public parking areas.
(g) Bicycle Parking:
(1) Required Bicycle Spaces: Bicycle parking spaces must be provided as required by tables 9-1 and 9-3 of this section.
(2) Bicycle Facilities: Both bicycle lockers and racks, shall:
(A) Provide for storage and locking of bicycles, either in lockers or medium-security racks or equivalent installation in which both the bicycle frame and the wheels may be locked by the user.
(B) Be designed so as not to cause damage to the bicycle.
(C) Facilitate easy locking without interference from or to adjacent bicycles.
(D) Consist of racks or lockers anchored so that they cannot be easily removed and of solid construction, resistant to rust, corrosion, hammers, and saws.
(E) Be consistent with their environment in color and design and be incorporated whenever possible into building or street furniture design.
(F) Be located in convenient, highly visible, active, well-lighted areas but shall not interfere with pedestrian movements.
(h) Parking and Storage of Recreational Vehicles: No person shall park, store, or use a travel trailer, tent trailer, pickup camper or coach, motorized dwelling, boat and boat trailer, snow vehicle, cycle trailer, utility trailer and van, horse trailer or van, or similar vehicular equipment in a residential district unless the following requirements are met:
(1) Such vehicular equipment is stored or parked on private property no closer than eighteen inches to any proposed or existing public sidewalk and so as not to project into the public right-of-way;
(2) On corner lots, any such vehicular equipment that exceeds thirty-six inches in height is not parked in the triangular area formed by the three points established by the intersection of property lines at the corner and the points thirty feet back from this intersection along each property line;
(3) No travel trailer, tent trailer, pickup camper or coach, motorized dwelling, or van is used for the conduct of business or for living or housekeeping purposes except when located in an approved mobile home park or in a campground providing adequate sanitary facilities;
(4) Any travel trailer, tent trailer, detached pickup camper or coach, boat and boat trailer, cycle trailer, utility trailer and van, horse trailer and van parked or stored out-of-doors is adequately blocked or tied down or otherwise secured so that such vehicle does not roll off the lot and is not moved about by high winds; and
(5) No vehicular equipment regulated by this section is stored out-of-doors on a residential lot unless it is in condition for safe and effective performance of the functions for which it is intended.
Ordinance Nos. 7484 (2006); 7522 (2007); 7568 (2007); 7577 (2007); 7597 (2008)
(a) Sight Triangle Required: Where a driveway intersects a public right-of-way or where property abuts the intersection of two public rights-of-way, unobstructed sight distance as described in subsection (c) of this section shall be provided at all times within the sight triangle area on the property adjacent to the intersection in order to ensure that safe and adequate sight distance is provided for the public use of the right-of-way.
(b) Obstruction Prohibited: No person shall place or maintain any structures, fences, landscaping, or any other objects within any sight triangle area described in subsection (c) of this section that obstructs or obscures sight distance visibility through such structures, fencing, landscaping, or other objects by more than twenty-five percent of the total view in the vertical plane above the sight triangle area between a height of thirty inches and ninety-six inches above the roadway surface, except for the following:
(1) Landscaping, structures, or fences that protrude no more than thirty inches above the adjacent roadway surface may be permitted within the sight triangle area.
(2) Trees may be planted and maintained within the sight triangle area if all branches are trimmed to maintain a clear vision for a vertical height of ninety-six inches above the roadway surface and the location of the trees planted, based on the tree species expected mature height and size, does not obstruct sight visibility by more than twenty-five percent of the sight triangle area.
(c) Sight Triangle Area: For purposes of this section, the sight triangle area is:
(1) Driveways: The area formed at a corner intersection of public right-of-way and a driveway, whose two sides are fifteen feet, measured along the right-of-way line of the street and the edge of the driveway, and whose third side is a line connecting the two sides (see figure 9-16 of this section);
(2) Alleys: The area formed at a corner intersection of an alley public right-of-way and a street right-of-way whose two sides are fifteen feet, measured along the right-of-way line of the alley and the right-of-way line of the street, and whose third side is a line connecting the two sides (see figure 9-16 of this section); or
Figure 9-16: Sight Triangle at the Intersection of a Driveway or Alley and a Street
The shaded area is required to be kept free of all structures, landscaping, fences, and other materials. The triangle is measured from the property line within alleys and the edge of pavement for driveways, as in this example.
(3) Streets: The area formed at a corner intersection of two public rights-of-way lines defined by a width of dimension X and a length of dimension Y as shown in table 9-8 and figure 9-17 of this section. The Y dimension will vary depending on the speed limit and configuration of the intersecting street, and is outlined in the table below. The X distance shall be thirteen feet measured perpendicular from the curb line of the intersecting street. This triangular area is significant for the determination of sight distance requirements for right angle intersections only.
Figure 9-17: Sight Triangle at Intersection of Streets
The shaded area is required to be kept free of all structures, fences, landscaping and other materials. The size of the sight triangle is based on the size of the road and speed limit, as shown in the table below.
TABLE 9-8: SIGHT TRIANGLE REQUIREMENTS
Lane Usage |
Additional Facilities |
Speed Limit | Y Distance (Left) | Y Distance (Right) |
|---|---|---|---|---|
| 2 lanes | None |
25 mph | 155 feet | 105 feet |
30/35 mph | 210 feet | 145 feet | ||
Bike lane or on-street parking |
25 mph | 110 feet | 85 feet | |
30/35 mph | 150 feet | 115 feet | ||
Bike lane and on-street parking |
25 mph | 90 feet | 75 feet | |
30/35 mph | 125 feet | 100 feet | ||
| 3 or 4 lanes | None |
25 mph | 155 feet | 80 feet |
30/35 mph | 210 feet | 110 feet | ||
40/45 mph | 265 feet | 135 feet | ||
Bike lane or on-street parking |
25 mph | 110 feet | 65 feet | |
30/35 mph | 150 feet | 90 feet | ||
40/45 mph | 195 feet | 115 feet | ||
Bike lane and on-street parking |
25 mph | 90 feet | 60 feet | |
30/35 mph | 125 feet | 80 feet | ||
40/45 mph | 160 feet | 100 feet | ||
| 5 or more lanes | None |
25 mph | 155 feet | 60 feet |
30/35 mph | 210 feet | 85 feet | ||
40/45 mph | 265 feet | 110 feet | ||
Bike lane or on-street parking |
25 mph | 110 feet | 55 feet | |
30/35 mph | 150 feet | 75 feet | ||
40/45 mph | 195 feet | 95 feet | ||
Bike lane and on-street parking |
25 mph | 90 feet | 50 feet | |
30/35 mph | 125 feet | 65 feet | ||
40/45 mph | 160 feet | 85 feet |
(d) Modifications: The requirements of this section may be modified by the city manager, pursuant to section 9-2-2, "Administrative Review Procedures," B.R.C. 1981, if accepted engineering practice would indicate that a modified visibility distance, either greater or lesser, would be acceptable or necessary for the safety of pedestrians, motorists, and bicyclists.
(e) Violations: No person shall violate or fail to prevent or remedy any violation of the provisions of this section on such property. When a violation of this section is observed, the city manager will provide a written notice to correct the condition to the property owner or occupant, whichever is applicable. Personal service of such notice or mailing such notice to the last known address of the owner of the premises by certified mail shall be deemed sufficient service. Any such notice shall describe the violation, describe the corrective measures necessary, and set forth a time limit for compliance, dependent upon the hazard created, which time limit shall not be less than seven days from the service of the notice.
(f) Failure to Comply: In the event that there is failure to comply with the notice when the time limit prescribed therein has expired, the city manager may trim or cause to be trimmed, or otherwise remove the obstruction described in the notice. Such action shall not preclude any prosecution for violation of the terms of this section. The costs of such action shall be paid by the property owner, and, if not paid, may be certified by the city manager to the county treasurer for collection as taxes.
(g) Public Nuisance: Notwithstanding any other provision in this section, any landscaping, structure, fence or other obstruction which the city manager deems as an immediate and serious danger to the public, is hereby declared a public nuisance and shall be trimmed or removed within twenty-four hours after notification by the city manager. If the property owner or occupant fails to do so, the city manager may trim or remove the nuisance. The costs of such action shall be paid by the property owner, and, if not paid, may be certified by the city manager to the county treasurer for collection as taxes
Ordinance Nos. 5986 (1998); 7522 (2007)
9-9-8 Reservations, Dedication, and Improvement of Rights-of-Way.
(a) Purpose: The city is authorized to acquire right-of-way by purchase, gift, or condemnation. Additionally, the city is also instructed to establish and maintain a city street system pursuant to sections 43-2-123 to 43-2-125, C.R.S. The purposes of this section are:
(1) To ensure public access to all lots and parcels of land and for the provision of fire, police and emergency services, mail delivery, garbage collection and recycling services, and public and quasi-public utility services.
(2) To promote and create an interconnected city through acquisition of right-of-way to allow for transportation systems that provide for the integrated and multi-modal movement of all modes of transportation including, without limitation, pedestrians, bicycles, skaters, and motor vehicles.
(3) To create an interconnected transportation system that will enhance the safe, convenient, and efficient movement of all modes of transportation.
(4) To provide for the installation or placement of utility services including, without limitation, water, sewer, electricity, gas, drainage, telephone, and cable television services for properties abutting city streets and alleys.
(5) To establish minimum standards for public rights-of-way and public improvements in order to ensure the consistent and equitable provision of public streets and alleys.
(b) Conformance With the Comprehensive Plan and Right-of-Way Plans: The arrangement, character, extent, and location of all rights-of-way shall conform to the Boulder Valley Comprehensive Plan and to all right-of-way plans approved by the city council, including, without limitation, the North Boulder Right-of-Way Plan and the Transportation Master Plan. No person shall place any structure in an area designated as a public street, alley, bike path, path, or sidewalk in the Boulder Valley Comprehensive Plan or any other right-of-way plan approved by the city council.
(c) Reservation of Right-of-Way:
(1) Streets Designated as Collectors or Greater: If the Boulder Valley Comprehensive Plan requires a greater width for an abutting street than thirty feet from the centerline, and the additional right-of-way is not required by subsection (d) of this section to serve the subject property, then the area beyond thirty feet from the centerline shall be reserved for future purchase by the city.
(2) Approved Right-of-Way Plans: All right-of-way on the property as shown on the Boulder Valley Comprehensive Plan, Transportation Master Plan, or approved right-of-way plan shall be reserved for future dedication to or purchase by the city.
(3) Modification of Right-of-Way Plans: Rights-of-way, not designated by the Transportation Master Plan, required to be reserved or dedicated pursuant to paragraph (c)(2) of this section may be modified. The city manager is authorized to adopt rules pursuant to chapter 1-4, "Rulemaking," B.R.C. 1981, as amended, to provide for the modification of right-of-way plans. For the purposes of this paragraph, "modification" means a change which introduces new elements into the details, or cancels some of the elements, but leaves the general purpose and effect of the plan intact. A modification may include, without limitation, moving the location of a street or right-of-way, changing the width of a right-of-way, or the design standards for a street cross section.
(4) Right-of-Way Width: A reservation area for right-of-way shown on an approved street plan shall not be less than sixty feet in width. The reservation area shall be wider if an approved street plan anticipates the need for a larger street.
(5) Setback From Reservation Area: The setback shall be as set forth in chapter 9-7, "Form and Bulk Standards," B.R.C. 1981, or the reservation area boundary, whichever is greater.
(d) Dedication of Right-of-Way: At time of annexation, subdivision, or issuance of a building permit for new development, or redevelopment involving a change in use or the addition of a dwelling unit, all street and alley rights-of-way abutting, crossing, and necessary to serve the subject property as designated in the Boulder Valley Comprehensive Plan or an approved right-of-way plan, or as proposed as part of any project or development proposal, shall be dedicated to the city as set forth in this section.
(1) Right-of-Way Dedication Required for New Streets and Alleys: The right-of-way required for a new street or alley shall be wide enough to include and accommodate all of the necessary public improvements: the paved roadway section including, without limitation, travel lanes, turning and speed change lanes, transit lanes, bicycle lanes, and parking lanes; curbs and gutters or drainage swales; roadside and median landscaping areas; sidewalks; and any necessary utility corridors. The minimum width of right-of-way to be dedicated shall be:
(A) New streets - sixty feet;
(B) New alleys - twenty feet; or
(C) In accordance with the City of Boulder Design and Construction Standards, approved pursuant to chapter 9-12, "Subdivision," B.R.C. 1981, for residential streets and alleys.
(2) Right-of-Way Dedication Along Existing Streets: The city manager will require dedication of additional right-of-way along existing streets if the impacts generated by the existing use or new use are roughly proportionate to the dedication required, after considering any of the following conditions:
(A) The existing right-of-way abutting the subject property is narrower than the right-of-way abutting adjacent properties within the street block and is narrower than the minimum right-of-way width required by paragraph (d)(1) of this section.
(B) The existing street right-of-way has not previously been improved with street paving, curbs and gutters, and sidewalks meeting previous or current city standards and is narrower than the minimum right-of-way width required by paragraph (d)(1) of this section.
(C) Additional right-of-way is required pursuant to paragraph (d)(3) of this section.
(3) Additional Right-of-Way Dedication: The city manager may require right-of-way dedication in excess of the right-of-way dedication requirements set forth in this subsection if public right-of-way improvements that provide a benefit to and are necessary to serve the subject property or development require additional right-of-way.
(4) Dedication Not Required: Dedication of additional right-of-way will not be required along existing streets or alleys where the existing right-of-way has been improved with street paving, curbs and gutters, and sidewalks meeting previous or current city standards and the impacts of proposed development or redevelopment would not require additional public right-of-way improvements as set forth in paragraph (d)(3) of this section, or where the existing right-of-way is wider than the minimum right-of-way width set forth in paragraph (d)(1) of this section and the impacts of proposed development or redevelopment would not require additional public right-of-way improvements pursuant to paragraph (d)(3) of this section.
(e) Dedication of Rights-of-Way for Other Than Streets and Alleys: Rights-of-way for utilities and transportation movements other than streets or alleys shall be dedicated to the city, purchased by the city, or funds sufficient for purchase shall be provided to the city, if and to the extent that such right-of-way provides a benefit to a property or offsets an impact of the annexation, subdivision, or development of the property, as the case may be, that is roughly proportionate to the cost of the dedication.
(f) Apportionment of Costs: The city manager may assess the acquisition costs of any right-of-way area and all public improvements required to construct a street, alley, bike path, path, or sidewalk thereon to other property owners in the surrounding area, if and to the extent that the street provides a benefit to a property that is roughly proportionate to the cost of such dedication or improvement. Such costs shall be collected no later than the time of annexation, subdivision, issuance of a building permit for new development, or redevelopment involving a change of use or the addition of at least one dwelling unit.
(g) Right-of-Way Improvements: All street, alley, or pedestrian rights-of-way abutting, crossing, and necessary to serve the subject property shall be improved at the time of issuance of a building permit for new development, or redevelopment involving a change of use or the addition of a dwelling unit.3 All right-of-way improvements shall meet the following standards:
(1) Right-of-Way Improvements for New Streets and Alleys: The right-of-way improvements required for new streets and alleys shall meet or exceed the following minimum standards:
(A) The right-of-way improvements shall include the following elements: the roadway paving including, without limitation, travel lanes, turning and speed change lanes, transit lanes, bicycle lanes, and parking lanes; curbs and gutters or drainage swales; roadside and median landscaping; sidewalks and trails; and any necessary utilities.
(B) The minimum right-of-way improvements for new streets and alleys shall meet or exceed the base street standards, or residential street and alley standards approved pursuant to chapter 9-12, "Subdivision," B.R.C. 1981, required in the City of Boulder Design and Construction Standards.
(2) Right-of-Way Improvements to Existing Streets and Alleys: The city manager may require right-of-way improvements up to the half width or centerline of the right-of-way along existing streets and alleys given any of the following conditions:
(A) The existing street right-of-way has not previously been improved with street paving, curbs and gutters, and sidewalks meeting previous or current city standards.
(B) Additional right-of-way improvements are required pursuant to paragraph (d)(3) of this section.
(C) Sidewalk construction or reconstruction is required by section 8-2-17, "When Sidewalks Are to Be Constructed or Reconstructed," or 8-2-22, "Sidewalk Required Prior to Issuance of Building Permit," B.R.C. 1981.
(3) Additional Right-of-Way Improvements: The city manager may require right-of-way improvements in excess of the right-of-way improvement requirements set forth in this section, if public right-of-way improvements that directly benefit and are necessary to serve the subject property or development require additional right-of-way improvements.
(4) Improvements Not Required: Right-of-way improvements will not be required if:
(A) The city manager has determined that right-of-way improvements are not appropriate at the time of development or redevelopment, given the future construction of right-of-way improvements completed as part of a planned or scheduled public improvements project as designated in the Boulder Valley Comprehensive Plan, Transportation Master Plan, capital improvements program, or an approved right-of-way plan, and the city manager has accepted a suitable and adequate financial guarantee to guarantee the completion of the minimum and required right-of-way improvements that directly benefit and are necessary to serve the subject property.
(B) Along existing streets or alleys, the existing right-of-way has been improved with street paving, curbs and gutters, and sidewalks meeting previous or current city standards and the impacts of proposed development or redevelopment would not require additional public right-of-way improvements pursuant to this section.
(C) The right-of-way improvement would be for an alley located in low-density and medium-density residential zoning districts; such alley improvements are only required as part of an assessment district.
(h) Subdivision Requirements: The requirements of this section are in addition to those prescribed by chapter 9-12, "Subdivision," B.R.C. 1981.
Ordinance Nos. 5747 (1995); 5986 (1998); 6093 (1999)
9-9-9 Off-Street Loading Standards.
(a) Off-Street Loading Requirements: Any use having or requiring off-street parking shall provide an off-street delivery/loading space. The spaces shall be sufficient in size to accommodate vehicles which will serve the use. The location of the delivery/loading space shall not block or obstruct any public street, parking area, parking area circulation, sidewalk or pedestrian circulation area. Loading areas shall be screened pursuant to paragraph 9-9-12(d)(5), B.R.C. 1981.
(b) Modifications: The off-street loading requirements may be modified by the city manager if the property owner demonstrates that the use of the building does not require an off-street loading space and that the safety of pedestrians, motorists, and bicyclists is not impaired. Process requirements for such administrative modifications are contained in section 9-2-3, "Variances and Interpretations," B.R.C. 1981.
(a) Off-Site Easements: No person shall construct or maintain a part of any structure that projects onto an adjacent property without a recorded easement or covenant granting such a right from the owner of such adjacent property.
(b) Structures in Public Easements Prohibited: No person shall construct or maintain a part of any structure in a public easement without first obtaining the written consent of the easement owner.
(c) Structures in Private Easements: No person shall construct or maintain a part of any structure in a private easement without:
(1) Obtaining the written consent of the easement owner, or
(2) Providing notice to the easement owner and demonstrating, to the satisfaction of the city manager, that the applicant has the appropriate property interest necessary to construct such structure.
(a) Purpose of Open Space: The purpose of useable open space is to provide indoor and outdoor areas for passive and active uses to meet the needs of the anticipated residents, tenants, employees, customers and visitors of a property, and to enhance the environment of a development or building. Open space can be used to:
(1) Create spaces that encourages social interaction;
(2) Provide useful, attractive outdoor spaces that include both sun and shade;
(3) Provide interesting and usable places, both public and private, active and passive, inside or outside of a building, where people can be aware of the environment in and around a building or group of buildings;
(4) Provide visual connections between small open areas on a site, and larger open spaces beyond;
(5) Provide connections between the inside and the outside of a building; and
(6) Provide separation between buildings and uses.
(b) Open Space Requirements: Open space shall be provided in the quantities specified in chapter 9-8, "Intensity Standards," B.R.C. 1981.
(c) Open Space Standards for Buildings Over Twenty-Five Feet in Height: Certain building types shall provide open space in the following amounts:
(1) Nonresidential Buildings up to Thirty-Five Feet in Height: Any building that contains a business or industrial use which is up to thirty-five feet in height shall provide at least ten percent of the total land area as usable open space.
(2) Buildings Between Thirty-Five and Forty-Five Feet in Height: Any building over thirty-five feet but less than forty-five feet in height shall provide at least fifteen percent of the total land area as useable open space.
(3) Buildings Over Forty-Five Feet in Height: Any building over forty-five feet but less than fifty-five feet in height shall provide at least twenty percent of the total land area as useable open space.
(d) Use of Required Setbacks to Meet Open Space Requirements: Setbacks may be used to meet open space requirements so long as the setbacks meet all other standards of this section.
(e) Types of Useable Open Space: Useable open space includes:
(1) Landscaped areas meeting the requirements of sections 9-9-12, "Landscaping and Screening Standards," and 9-9-13, "Streetscape Design Standards," B.R.C. 1981; including open air plazas; fountains and waterfalls; pedestrian arcades; small seating areas; and vest-pocket parks.
(2) Outdoor activity or recreational elements such as play fields, swimming pools or hot tubs, and hard surface areas constructed at the ground level, that are unenclosed by an overhead structure, including, without limitation, tennis, volleyball, or basketball courts.
(3) An outdoor garden or landscaped courtyard, designed for the use for the occupants of the building, with a minimum dimension of at least twenty feet. Seating and other elements encouraging use and occupation shall be included in its design and it should form an integral part of the circulation pattern within the project.
(4) All landscape areas, plazas and patios, used as open space, and located adjacent to a street, alley, driveway, or parking lot, and protected from vehicular encroachment by a vehicular barrier which may include, without limitation, a bollard, wall, fence, or curb.
(5) Exterior paved surfaces, except public sidewalks less than five feet in width and those paved areas specifically prohibited in subsection (h) of this section, may be used as open space subject to meeting the following additional standards:
(A) The pavement surface shall be decorated with elements such as brick, stone, concrete pavers, exposed aggregate, textured concrete, patterned concrete, or colored concrete. A decorative surface shall not include a standard, uncolored concrete or asphalt surface, unless it is stamped with a pattern.
(B) The paved areas shall be accessible and open for use by the tenants, occupants, or visitors of the building. To enhance the use of such areas, the paved areas shall include passive recreation amenities which include, without limitation, benches, tables, ornamental lighting, sculpture, landscape planters or movable planting containers, trees, tree grates, or water features, or active recreation amenities, which include, without limitation, areas for basketball, volleyball, or racquet sports.
(f) Special Open Space Requirements Applicable to Residential Uses: Useable open space for residential uses also includes:
(1) Individual balconies, decks, and patio areas that are not intended or designed to be enclosed, if the minimum size of such individual balcony, deck or patio is not less than thirty-six square feet and not less than forty-eight inches in any dimension or porches that meet the requirements of section 9-7-4, "Setback Encroachments for Front Porches," B.R.C. 1981. Such areas shall count for no more than twenty-five percent of the required useable open space;
(2) Pedestrian ways, plazas, or atria within a building that are designed for the specific use and enjoyment of the residents or tenants of that structure that included passive recreational amenities which may include, without limitation, benches, tables, ornamental lighting, sculpture, landscape planter or movable planting containers, trees, tree grates, or water features, but only if these areas are visually or physically connected to the outside. If a hallway is used as a pedestrian way or open space area within a building, it shall be at least twice as wide as the minimum width required by chapter 10-5, "Building Code," B.R.C. 1981. Such areas shall constitute no more than twenty-five percent of the required useable open space. The areas described in this paragraph or other common interior multiple use or recreational areas may constitute no more than seventy-five percent of the required useable open space, for housing for special populations such as the elderly that may have need for more of such areas, if approved through site review under section 9-2-14, "Site Review," B.R.C. 1981;
(3) An uncovered parking area and drive that serves only one detached dwelling unit on a lot or parcel;
(4) If specifically approved as part of a site review, landscaped areas of public or private rights-of-way that are not anticipated to be converted to public or private highways, streets, or alleys within the next ten years. Such areas shall constitute no more than ten percent of the required useable open space;
(5) Wetlands shall constitute no more than fifty percent of the required useable open space.
(g) Special Requirements for Nonresidential Buildings: Useable open space for a building containing a business or industrial use may be indoors or outdoors but must be at ground level, accessible from public areas, and open to use by the public.
(1) Indoor useable open space shall not constitute more than fifty percent of the required amount of open space and may include, without limitation, malls, pedestrian ways, plazas, and other open areas within a building if the open space is oriented directly toward the major pedestrian entrance of the building. Malls, pedestrian ways, and plazas, shall include passive recreation amenities which include, without limitation, benches, tables, ornamental lighting, sculpture, landscape planters or movable planting containers, trees, tree grates, or water features. If a hallway is to be considered a pedestrian way or an open area within a building that is oriented directly toward the major pedestrian entrance of the building and used as indoor open space, it shall be at least two times the minimum width required by chapter 10-5, "Building Codes," B.R.C. 1981, in order to permit the installation of indoor passive recreation amenities.
(2) In the BMS, MU, IMS, and BR-2 zoning districts, individual balconies, decks, porches, and patio areas that will not be enclosed count one hundred percent toward the private open space requirement, provided that such balcony, deck, porch, or patio is not less than seventy-two inches in any dimension nor less than sixty square feet in total area. In the BR-2 zoning district, the dimensions and locations of private open space may be varied if the private open space adequately meets the needs of the occupants of the dwelling units and is approved as part of a site review pursuant to section 9-2-14, "Site Review," B.R.C. 1981.
(h) Prohibitions: Portions of a lot on which a structure or unenclosed use are located shall not be counted as useable open space unless allowed in subsection (d), (e), (f), or (g) of this section. Portions of a lot that are unenclosed include those areas that are designed such that they cannot be enclosed and are generally open to the sky above, except for a balcony or deck. The following are specific examples of areas that may not be counted as useable open space:
(1) Paved areas intended for pedestrian use, which are located adjacent to alleys or driveways and are not physically separated from the alley or driveway by a barrier such as a fence, wall, bollard, or elevated planter or curb which prevent use of the area by any vehicle;
(2) A recessed window or doorway of less than twenty-four square feet in ground area and less than three feet in any horizontal dimension;
(3) Any landscaped area less than two feet in width unless located within an elevated planter that is less than eighteen inches in height;
(4) Public or private rights-of-way for highways, streets, or alleys;
(5) Roofs that do not meet the provisions of paragraph (f)(1) of this section;
(6) Parking areas and garages that do not meet the provisions of paragraph (f)(3) of this section;
(7) Land area with a slope in excess of fifteen percent unless approved as part of a site review;
(8) Balconies, decks and patio areas attached to a single-family detached dwelling unit which are:
(A) Attached at the same level or below the first floor above grade and where the deck floor exceeds six feet above grade; or
(B) Constructed over an enclosed building.
Ordinance Nos. 7522 (2007); 7535 (2007); 7577 (2007)
9-9-12 Landscaping and Screening Standards.
(a) Purpose: The purpose of the landscaping and screening requirements set forth in this chapter is to:
(1) Provide minimum requirements for the landscaping of lots and parcels, street frontages, streetscapes, and paved areas;
(2) Provide minimum requirements to ensure the proper installation, or cultivation, and maintenance of landscaping materials;
(3) Promote sustainable landscapes and improve the quality of the environment by enhancing air quality, reducing the amount and rate of storm water runoff, improving storm water runoff quality, the spread of noxious weeds, and increasing the capacity for groundwater recharge;
(4) Minimize the amount of water used for landscaping by promoting Xeriscape€ practices and improving irrigation efficiency;
(5) Enhance the appearance of both residential and non-residential areas, and reduce the visual impacts of large expanses of pavement and rock; and
(6) Minimize impacts between uses both on-site and off-site. Landscaping can improve the compatibility of adjacent land uses and screen undesirable views. The landscaping standards also enhance the streetscape by separating the pedestrian from motor vehicles, auto fumes, and dust, providing shade, attenuating noise, and filtering air, buffering wind, and reducing glare.
(b) Scope: This section and section 9-9-14, "Parking Lot Landscaping Standards," B.R.C. 1981, apply to all nonresidential and multi-family residential developments unless expressly stated otherwise.
(1) The standards in this section and sections 9-9-13, "Streetscape Design Standards," and 9-9-14, "Parking Lot Landscaping Standards," B.R.C. 1981, shall be met prior to a final inspection for any building permit for:
(A) New development;
(B) Redevelopment involving expansion of the total building floor area which exceeds twenty-five percent of the Boulder County Assessor's actual value of the existing structure for any use except a property with three or fewer attached dwelling units;
(C) Redevelopment involving the expansion of the total floor area for a property that has three or fewer attached dwelling units, shall meet the landscaping standards as follows:
(i) Redevelopment valued at more than twenty-five percent, but less than fifty percent of the Boulder County Assessor's actual value of the existing structure shall require compliance with the street and alley tree requirements and the trash and parking screening requirements;
(ii) Redevelopment valued at fifty percent or more, but less than seventy-five percent of the Boulder County Assessor's actual value of the existing structure shall require compliance with the street and alley tree requirements and the trash and parking screening requirements and the front yard landscape requirements; and
(iii) Redevelopment valued at seventy-five percent or more of the Boulder County Assessor's actual value of the existing structure shall require compliance with the landscape regulations.
(D) Redevelopment exceeding one hundred percent of the Boulder County Assessor's actual value of the existing structure and not involving expansion of the total building floor area; or
(E) The addition of a dwelling unit.
(2) When additional parking spaces are provided, or for a change of use where new off-street parking spaces are provided, the provisions of section 9-9-14, "Parking Lot Landscaping Standards," B.R.C. 1981, shall be applied as follows:
(A) When the number of additional parking spaces that will be provided exceeds twenty-five percent of the number of existing parking spaces on the site, all standards in section 9-9-14, "Parking Lot Landscaping Standards," B.R.C. 1981, shall be met for the entire parking lot (existing and new portions) prior to the final inspection for a change of use or concurrent with the addition of the parking spaces.
(B) When the number of additional parking spaces that will be provided is less than twenty five percent of the number of existing parking spaces on the site, the standards in section 9-9-14, "Parking Lot Landscaping Standards," B.R.C. 1981, shall be met for the new portions of the parking lot prior to the final inspection for a change of use or concurrent with the addition of the parking spaces.
(c) Modifications to the Landscape Standards: The city manager is authorized to modify the standards set forth in this section and sections 9-9-13, "Streetscape Design Standards," and 9-9-14, "Parking Lot Landscaping Standards," B.R.C. 1981, upon finding that:
(1) The strict application of these standards is not possible due to existing physical conditions;
(2) The modification is consistent with the purpose of the section; and
(3) The modification is the minimum modification that would afford relief and would be the least modification of the applicable provisions of this chapter.
The manager shall require that a person requesting a modification supply the information necessary to substantiate the reasons for the requested modification. The details of any action granting modifications will be recorded and entered in the files of the Planning Department.
(d) General Landscaping and Screening Requirements:
(1) Landscaping Plan: A landscaping plan designed in accordance with this section and sections 9-9-13, "Streetscape Design Standards," and 9-9-14, "Parking Lot Landscaping Standards," B.R.C. 1981, shall be provided for all developments except detached dwelling units. The site plan shall include the following:
(A) A site plan with a north arrow showing the major details of the proposed landscaping and irrigation, prepared on a scale not less than one inch equals thirty feet providing sufficient detail to evaluate the features of the landscaping and irrigation required by this section and sections 9-9-13, "Streetscape Design Standards," and 9-9-14, "Parking Lot Landscaping Standards," B.R.C. 1981;
(B) The location of property lines and adjacent streets, the zoning and use of adjacent properties, the existing and proposed locations of all buildings, sidewalks and curb cuts, bike paths and pedestrian walkways, drive aisles and curb islands, utilities and easements, and the existing location, size, and type of all trees one and one-half inch caliper or greater;
(C) The location of existing and proposed parking lots including the layout of parking spaces and interior and perimeter parking lot landscaped areas, and the dimensions and total area (in square feet) for each interior parking lot landscaped area;
(D) The location, design and materials of all other landscaped areas including, without limitation, planting strips along all streets, earth berms, retaining walls, fences, water features, benches, trash enclosures, lights, and paved areas. Where fencing is used for required screening, a scaled drawing of the fence elevation must be included;
(E) The locations of all proposed plant material, drawn at the size the materials will be within five years of initial planting;
(F) The locations of all proposed planting of all ground surfaces. Grass surfaces must be identified as sod or seed with the blend or mix specified;
(G) The botanical and common names and sizes of all plant material;
(H) Location and dimensions of site distance triangles at all intersections of streets and curb cuts;
(I) Location and type of irrigation and of plant groupings by water use zone; and
(J) A chart comparing the landscaping requirements of sections 9-9-13, "Streetscape Design Standards," and 9-9-14, "Parking Lot Landscaping Standards," B.R.C. 1981, to the proposed materials, including, without limitation, the following information: total lot size (in square feet), total parking lot size, including all drives and driveways (in square feet), total number of parking stalls required and the total provided, total interior parking lot landscaped area required and the total provided, total perimeter parking lot landscaping required and total provided, total number of street trees required and the total provided, and total quantity of plant material required and the total provided.
(2) Landscape and Screening Maintenance and Replacement: The property owner shall maintain the landscaping plan as originally approved, and provide for replacement of plant materials that have died or have otherwise been damaged or removed, and maintenance of all non-live landscaping materials including, but not limited to, fencing, paving, and retaining walls, for a period of five years from the issuance of a certificate of occupancy or certificate of completion.
(3) Open Space: Required useable open space shall meet the provisions of this section and sections 9-7-1, "Schedule of Form and Bulk Standards," and 9-9-11, "Useable Open Space," B.R.C. 1981.
(4) Pedestrian Access: In all zones except A, P, RR, RE, RL and RM, paved pedestrian walkways, a minimum of three feet in width, shall be provided as follows:
(A) Between at least one building entrance and the sidewalk adjacent to the street;
(B) Between the parking lot and the entrance to any buildings larger than ten thousand square feet in size.
(5) Screening of Trash Collection and Recycling Areas, Service Areas, and Loading Areas: Trash collection and recycling areas, service areas, and loading areas shall be screened on all sides so that no portion of such areas are visible from public streets and alleys and adjacent properties. Required screening may include, new and existing plantings, walls, fences, screen panels, doors, topographic changes, buildings, horizontal separation, or any combination thereof.
(6) Outdoor Service Yards and Storage Areas: Service yards and outdoor storage areas in commercial and industrial areas shall be screened from public areas, streets, alleys, and adjacent areas through the use of one or more of the following: walls, fencing, or plantings.
(7) Setbacks: All setbacks adjacent to a street shall be landscaped in accordance with the standards set forth in section 9-9-13, "Streetscape Design Standards," B.R.C. 1981, including, without limitation, that area between the property line and the edge of the pavement or curb of the adjacent street.
(8) Minimum Overall Site Landscaping: In all zones except A, P, RR, RE, RL and RM, one tree and five shrubs are planted for each one thousand five hundred square feet of lot area not covered by a building or required parking.
(9) Materials: All material required in a landscaped area shall be live plant material, except as approved by the city manager to provide attractive screening, plazas, or pedestrian access. Plant materials shall be planted in sufficient quantity to completely cover within five years of initial planting, all landscaped areas, including temporary mulched areas, and under trees.
(10) Mulches:
(A) Temporary mulches are required in all shrub, tree, and perennial planting beds until full plant coverage is achieved. Organic mulches include wood and bark chips, straw, grass clippings and seed hulls. Inorganic or inert mulches include weed-barrier fabrics, gravel and rock.
(B) Non-living materials such as bark or rocks shall not be used, except as temporary mulch until full plant coverage is achieved, or as permanent mulch under shrubs.
(C) Rocks larger than three inches in diameter shall not be used in the public right-of-way or adjacent to sidewalks, and shall be used only upon approval of the city manager as a decorative feature. Rock mulches shall not be used in landscaped areas on the south, west or southwest-facing sides of buildings or in interior parking lot landscaped areas except under the following conditions:
(i) All plants within the rock mulched area are from very low, low or moderate water use zones and spaced to fill the beds within three years of initial planting; or
(ii) Rock is used as a specific ornamental feature in a limited area or as a pedestrian path.
(11) Minimum Plant Sizes: All materials planted under the provisions of this title shall meet the following requirements:
(A) Deciduous trees are at least two-inch caliper measured six inches above the ground, except ornamental and flowering trees including, without limitation, the trees identified as "small maturing trees" on the approved street tree list in section 3.03-1, City of Boulder Design and Construction Standards, that are at least one and one-half inch caliper measured six inches above the ground;
(B) Evergreens are at least five feet tall; and
(C) Shrubs are five-gallon container size.
(12) Grading Standards for New Earth Berms: Berms adjacent to paved surfaces shall be graded to capture all irrigation runoff or to convey it to an appropriate water quality design feature as described in the Urban Storm Drainage Criteria Manual, Vol. 3 (Urban Drainage and Flood Control District, Denver, Colorado).
(13) Soil Preparation and Planting Specifications: Site preparation and all planting shall be completed, at a minimum, in accordance with the City of Boulder Design and Construction Standards. Site preparation in any development, including detached dwelling units, shall include tilling the soil to a minimum depth of six inches below the finished grade together with soil amendments, including, without limitation, compost, manure, or peat, that are appropriate to ensure the health and sustainability of the landscaping to be planted.
(14) Water Conservation: Landscaping shall be designed to conserve water through application of all Xeriscape landscaping principles. Xeriscape€ landscaping principles do not include artificial turf or plants, mulched or gravel beds or areas without landscape plant material, bare ground, weed covered or infested surfaces, paving of areas not required for pedestrian access, plazas or parking lots, or any landscaping that does not comply with the standards of this section. Xeriscape™ landscaping principles include:
(A) Planning and design that ensures water-conserving techniques are coordinated and implemented in the landscape;
(B) Grouping plants with similar water and cultural requirements (such as sun and climate) together in the same water use zones and on the same irrigation zones;
(C) Limiting the use of high water use turf grass and plantings to high-use areas with high visibility or functional needs;
(D) Use of efficient irrigation systems;
(E) Use of mulches;
(F) Improving soils to allow better water absorption and proper drainage; and
(G) Continued maintenance including weeding, pruning, fertilizing, pest control and irrigation maintenance.
(15) Xeriscape€ Landscape Standards: The following Xeriscape€ landscape standards shall apply to all required landscaped areas:
(A) Plants from the same water use zone shall be grouped together on the same irrigation zones. Water use zones shall be consistent with the Waterwise Plant List as shown in the City of Boulder, Landscape Requirements for Streetscape, Parking Lots, and All Other Developments or based on other lists which meet the same criteria for water use and adaptability if approved by the city manager;
(B) The total amount of high water use zones on a property shall not exceed fifty percent of the total landscaped area. The total amount of high water use turf grass shall not exceed twenty-five percent of the total landscaped area. Turf grass areas designated for high use or a specific recreational use shall be excluded from the total landscaped area under this requirement. Trees in tree grates shall also be excluded from the total landscaped area under this requirement;
(C) The use of high-irrigation turf and plantings shall be limited to high-use areas with high visibility or functional needs;
(D) High water use turf grass shall not be used in landscaped areas with any one dimension less than ten feet in width unless drip, subsurface, or low-volume irrigation is used in that area;
(E) Very low and low water use zone plants and turf grass shall be used to the extent practicable;
(F) Plants or turf grass from a high water use zone shall not be planted on slopes or berms at a 4:1 slope or greater.
(16) Irrigation: The following standards shall apply to irrigation systems for required landscaped areas:
(A) All landscaped areas including, but not limited to, trees in tree pits, raised planters, planting in the public right-of-way, and all landscaping required in this chapter, shall be irrigated with a permanent, automatic irrigation system designed to provide efficient irrigation coverage with minimal overspray onto non-landscaped areas.
(B) The city manager may approve the use of temporary irrigation systems if all plant material is from the very low or low water use zones.
(C) Low-volume, drip or subsurface irrigation systems shall be used in the following conditions:
(i) In landscaped areas where any one dimension is less than six feet in width and surrounded by impervious surfaces;
(ii) In all non-turf grass areas.
(D) Trees shall be zoned separately from turf grass when located in a low or very low water use zone.
(E) A soil moisture sensing device or other irrigation management system shall be required for irrigation systems in turf areas.
(F) The landscape plan shall indicate the nature, location, and specifications of the irrigation system which shall be used. Separate irrigation circuits should be specified for different zones on the landscape plan. The landscape plan shall have sufficient detail to show that adequate irrigation will be provided to all required landscape areas and plant materials.
(G) The irrigation system shall be designed to correlate to the organization of plants into zones with similar watering requirements.
(H) Irrigation systems shall be designed to maximize efficient water use and minimize the waste of water.
(17) Noxious Weeds: All landscape plans must comply with the current state weed and nursery lists.
(18) Tree Protection: All existing trees six inches or more in caliper and located in any development, including detached dwelling units, in the required setback or on the property line shall be protected from construction impacts, unless the tree is a noxious weed. Trees over six inches in caliper shall be protected from construction impacts within the drip line of the tree in a manner that is consistent with the City of Boulder Design and Construction Standards' tree protection for construction site standards.
(19) Final Inspection: Labels that identify the botanical or common name of the plant material shall be on all trees at the time of final inspection.
Ordinance Nos. 5930 (1997); 7079 (2000); 7088 (2000); 7279 (2003); 7331 (2004)
9-9-13 Streetscape Design Standards.
Streetscape improvements shall be designed in accordance with the following standards:
(a) Scope: The standards set forth in this section apply to all land uses, including single-family residential land uses.
(b) Street Trees: A planting strip consisting of deciduous trees shall be planted along the full length of all public and private streets in all zoning districts. When possible, trees shall be planted in the public right-of-way. Large deciduous trees and detached sidewalks are desired wherever possible and shall be planted at a minimum, in accordance with subsection (d) of this section.
(c) Alley Trees: Except for existing single-family lots, along all alleys adjacent to or within a residential zone, trees shall be planted at an overall average of one tree per forty linear feet within ten feet of the pavement or edge of alley.
(d) Streetscape Requirements: Street trees must be selected from the approved street tree list set forth in the City of Boulder Design and Construction Standards, unless an equivalent tree selection is approved by the city manager. Table 9-9 of this section sets the minimum planting interval for street and alley trees. The specific spacing for each development