Area III Planning Reserve

because we got a little bit of a different perspective on the area 3 water analysis

when we looked at area three, we saw and that's in a green field area, not in the TOC area

was curious what the overlap is with area three

We have area 3 planning reserve, which our comp plan has been negotiating for quite a while.

essentially that change from area three to area two would make those properties eligible for annexation

The language is um currently only reflective of the rural designation being applied out in area three

Any amendments affecting area three or county-related policies would need to return to the County Planning Commission on July 15th

So there will be much much more discussion and public process around the planning reserve going forward.

the specific procedures surrounding the area 3 planning reserve are within the IGA

They review future land use map changes in area three and have an option to call up land use map changes in area two

It fights back with Sundance, and Area 3, and the airport, and CU South.

along with CU South, Area 3, the airport, things like this

when I think of area 3 the only thing I would really consider is for opening that would be for temporary relocation.

that would be the airport coming conversation and area three

I am a yes on the consent agenda except for item number sorry, item I, the area three per the concerns

resolution 1374 establishing a framework to guide planning of a future service area expansion for area three

establishing a framework to guide planning of a future Service Area Expansion Plan for the Area III-Planning Reserve

The whole debate with Area 3, can we supply what we need?

But, there's certainly a lot of discussion about the kind of housing that they want to have there, and how they're gonna get it.

They had a very long and interesting discussion on the Area 3 reserve especially around housing.

I would just clarify that that's, say, Area 3, Planning Reserve

this section II, Service Area Expansions, Planning Reserve, Area 3 Planning Reserve to Area 2

to discuss the service area, expansion process, which could open the door to potential expansion into the Area 3 Planning Reserve

about area three um and not having step one be inclusive of uh climate or nature considerations.

for clarity, Area 3 does include the properties to the north, as well as about 3 properties to the east of here

could you clarify the relationship of this property to Area 3?

there are housing types we want to see in area three and housing types we do not want to see in area three

which is about this um area three planning reserve

you housing and human services, we specifically own 30 acres in the planning reserve

there's some guardrails that that Council is attempting to put in place for us, which I think will be helpful.

So there's a planning reserve up north of town, right, where the city has held land for a long, long time

There's something in the news about a decision made by City Council on Area 3.

they're Area 3 today, but they're directly adjacent to the city

Area 3 is the rural lands on the outside of the city

Regarding the Area 3 Planning Reserve. Looking for a second.

but I think in the case of Area 3, the setup of the three steps for consideration do contemplate

the timing of how Planning Board will respond to

Can you folks clarify for us, where this landed at City Council, and what the next steps are

This is the city's only designated area 3 urban expansion area and the city owns just under half of the land within it

it is the consideration of a motion to determine if there is sufficient community need as defined in the Boulder Valley comprehensive plan to warrant

that's part of the reason that this area was chosen for potential urban development rather than um agricultural development

it's an opportunity to show the way of what can happen in Area 3

disapproved. A service area expansion plan study. into Area 3, partly on the basis

white papers talking about the Comp Plan, or Area 3, or housing

That is for emergency for um agriculture if we have no more food anymore and it's the only way

the change from the area 3 planning reserve to area 2 is ineligible to proceed

this request is for a change in the area 3 planning reserve to area 2

This request is for a change in the Area 3 planning reserve to Area 2

This is the Planning Reserve. Area 3 Planning Reserve. It's for emergencies!

There is space available in the planning reserve

moving ahead with the area 3 planning reserve process, that will be the next priority

And then also with area three, if we decide to keep uh keep

the second step of the three-step process related to the planning reserve

the ship has already sailed on area 3

But there is uh going to be a public hearing on the planning reserve in February.

with the potential of area 3 in the future being open to annexation

at which that next phase in the Area 3 planning reserve process, the name of which we couldn't exactly remember

And after that, City Council said, great, thank you, proceed to the next step.

Yeah, that's the Area 3 planning reserve, that, like, light green.

I don't need more grocery stores when we're talking about area three, right?

And then the Area 3 Planning Reserve, which is just north of town.

So that was the first part of the Area 3

there's a particular section of that map that has the Area 3 planning reserve

So the Area 3, it's called the Area 3 Planning Reserve

with Sundance, with Area 3 Planning Reserve, with CU South, with a Millennium

Stop the endless Massive amounts of growth. Sundance, CU South, Area 3 Planning Reserve.

when we've got CU South, when we've got Planning Reserve, when we're already so overloaded

Area 3 Planning Reserve, CU South, all these are just gonna skyrocket the demand for water

we've done our urban services analysis for Area 3 Planning Reserve

Obviously, Area 3… Not the rural one, but the other one.

maybe there could be a manufactured housing portion of Planning Area 3

CU South, Planning Reserve, all of these developments

They're they're area three and they're currently not part of our service territory

It is located in area 3 and does not qualify for annexation.

Further south of the city in area 3 is Sansusi.

gonna get solved if and when we redevelop that airport, or if and when we redevelop area 3 or

So we might not have an area 3 option at all, anyway.

might be interested to learn more about area 3, and like, really, specifically focused on area 3

the area 3 planning reserve, could potentially support our community needs

then we don't need to develop a green field out in, you know, area 3, that would be a consideration

We we have already committed to doing that community needs analysis the step two of the planning reserve

We have an agreement that any properties within area 3 that they are going to provide a water tap to.

we will be looking at area three you know process ects in the future

It's all the yellow that you see up there. He's talking about the planning reserve.

If we were to build a new Mobile home park on the Planning Reserve, it could start off as

So yeah, there are 4 action items. They have a lot of housing types in planning reserve area 3, that'd be one of the housing types.

I mean, we do have the planning reserve to consider.

Area 3 are the areas, the city and county have agreed, are not for annexation, are for rural preservation and and agricultural uses.

on the city parkland in the planning reserve near Violet and US 36

regarding a water tap for a property in area three of the Boulder Valley comprehensive plan

area 3 is where the city and county have agreed it should be preserved for rural character, with one exception, which is the planning reserve in North Boulder

What about the airport? What about the planning reserve?

building the planning Reserve at three to five stories connected by protected paths and bike Lanes to lies and Safeway

we can build a beautiful neighborhood in the planning Reserve even though it is at the edge of town

on our November 21st meeting on the area 3 discussion

we had the conversation around area 3 a couple of weeks ago in urban Agriculture

we find that there is interest in considering a service area expansion into the area 3 planning Reserve as part of the 2025 major update

Area 3 might be part of it and I think we should be exploring that but my starting point

the continued public hearing to consider a motion to find that there is interest in considering a service area expansion into Area 3 planning Reserve

I'm going to start at the top and go to the bottom holiday neighborhood area 3 Planning Reserve J.

there is interest in considering a service area expansion into the area. 3. Planning reserve

to consider a motion to find that there is an interest in considering a service area expansion into the area

So last week the City Council and Planning board hosted that joint public hearing I had mentioned around, considering service area expansion into Area 3.

larger amount of development in Area 3 without having impacts on our reliability, criteria and water usage.

So yeah, area 3 is also known as the Planning Reserve. Officially, the area 3 planning reserve.

9,000 on board now, and they're considering the planning reserve area, 3 planning reserve.

considering annexing the area three three planning res erve at this time

the approval of the expansion plan and the change from area three planning Reserve to area two

we're here tonight to continue the conversation around the area 3 planning Reserve

about Area 3 planning Reserve but any growth there needs to be a growth Mo moratorium in Boulder

hello planning board what are you doing developing Alpine Balsam the planning Reserve see you South

I'm going to be betraying my ignorance here because apparently I was not here when we discuss the area three planning Reserve Urban Services study

the property is also adjacent to Area 1 which is the land in city limits as well as area three the planning Reserve

200 Acres of that area 3 planning Reserve is par plan and so we're supporting that conversation

they will discuss whether to initiate the area three planning Reserve study basically in summary whether or not to include further exploration of area three

is on the area 3 planning Reserve Urban Services study uh as we described in the memo

the matters item for review for area three and planning reserve

Council is discussing the planning reserve and Area 3 on the very north end of town

the joint meeting allows for a single presentation of course but also for the public to come one time and give feedback on that

what is the subject of this joint um meeting that is the oh help me out uh Thomas it is the area three planning Reserve service area expansion

this is about area three not the comp plan yes okay

That's Area 3, which is. Not developed at all.

We do not need it at the the planning reserve area 3. We do not need it at J road like this big project last night.

our discussions on planned Area 3, was the bordering properties in that discussion

The city is currently in the process of performing an urban services study, which is a preliminary step

Well, unfortunately, we know that planning area 3 may never be developed.

determine whether there is sufficient Community need that cannot reasonably be met within the current service area

an analysis of the potential benefits and impacts of allowing development of the area 3 planning Reserve

there's a potential additional task related to the area 3 planning reserve

whereas the planning Reserve uh still requires a you know know a sequence of events and a number of steps

is it easier to Annex area two than area three I guess I'm I'm I I know we're moving forward on the planning Reserve

this is the area 3 planning Reserve this is where the city and county intend to maintain the option of future service area expansion

We're not annexing in any area 3 stuff other than plant, possibly area 3 planning reserve.

this is where the city and county intend to maintain the option of future service area expansion

It's probably not part of this urban services study because a lot of that would happen outside the boundaries of this area.

in 2022 City Council identified the initiation of a baseline urban services study for the area 3 planning reserve as a priority project

the area 3, planning reserve urban services, study, update draft scenario evaluations

the east campus, the airport, and the planning reserve. All should not happen.

pushing all these major development projects like the planning area reserve area 3

related to the area three planning Reserve so the full name actually of this first step

area three was this that that whole planning area concept was established in 1977

our first item will be a discussion on the area three planning Reserve Urban Services study update draft scenario evaluation

could it possibly be a hybrid of park and neighborhood development?

questioning half of the planning reserve being for regional Park.

City Council is going to discuss what's called a baseline urban services study for the planning reserve.

Let's just do what we always said we do and let's move into discussion around area 3 and expanding into those areas.

So the planning reserve, I think is something that the forward should really be paying some attention to.

The Boulder Valley. Comprehensive plan. That work is getting advanced because there is an interest in talking about that area. 3 planning reserve

except for what is called the area 3 planning reserve, and that is in North Boulder. It is north of 20 Eighth Street or Highway 36

the planning Reserve is the perfect site available now with no FAA strings attached

We started today with a really great tour of the planning reserve in northeast boulder

there might be easier fixes that don't involve. you know, 20 years of moving, plumbing into the planning reserve

the planning reserve issue which we dove right into in person

those included the Baseline Urban Services study for Area 3 planning reserve

One check in on the move area, 3 plan resorts area to BBC update because, of course, we are undertaking the Abcp Update.

It wouldn't dictate what we would do for for Area 3

I believe that both the North Planning Reserve and the airport are critical components of that strategy.

there's a category called Area 3 Annex which uh is applied to Area 3 properties that are within the city boundary

the portion that is in area three uh meets certain criteria and conditions that are allowed under BBC policy 1.17

then area three refers to the area within the valley where the city and the county intend to preserve rural land uses

It is very important that the city manager and planning staff understand the importance and the sense of urgency to prepare

I notice that you haven't mentioned continued work on the area. 3 planning reserve at Council's direction planning staff

those area 3 properties may be considered for annexation if they meet these specific criteria, that they be publicly owned

huge potential housing development, 40 to 60% affordable required is a lot in the planning reserve

they give us an overview of what's happening at the planning reserve based on a recent tour.

aggregating those parcels might be a bit challenging, and then I think it might take longer

normally, you know, we don't consider area 3 properties as part of annexations.

It is within area 3. So the city owned portion.

So talking about Area 3.

I think, in our 21 letter, you said restart Area 3 planning

and the reason that that planning reserve is so important.

So that is an area that back in the early nineties, 1993, I believe, the planning reserve is an area of area 3

So areas one and 2 constitute what's called the service area and then area 3.

the areas that we're considering uh for Area 3 and other areas

would not affect any area 2 or Area 3 Boundaries and all of these land use changes are in area one

The person that asked about the planning reserve to and what others.

To consider would not affect any area 2 or area 3 boundaries, and this one's pretty simple.

area 3 preservation uh and conveyance which states that area 3 portion will remain in its natural and rural State

a small portion is in Area 3 which refers to land that may be annexed for preservation purposes

when the planning reserve gets developed, if there were concept to do tiny homes, for example

like the planning reserve or the airport where you could build more than a dozen.

the first one being the area, 3 preservation and conveyance which states that the area 3 portion will remain in its natural and rural state.

as such new development can occur west of the line or in the area 3 portion.

the area 3 portion is also subject to an existing scenic easement from 1,981 that requires the area 3 portion to remain undeveloped and preserved in its rural state.

And so if we're looking at Area 3 and say, we're developing 15 acres.

the new projects. We are still really like Area 3. We don't have a cost estimate of that yet

some of these relates to maintenance enhancement, and then obviously new facilities, such as 5 months out or area 3

whether or not it will or won't happen but whether it happens or not will absolutely impact area three in terms of what

if we are to do housing there it would certainly pose an awkward job for people to have to move strictly West

my question centers around the very sort of South End of sort of TV app to I think it was sort of area three

there's also the area 3 planning Reserve which will have some large Park opportunities

on land owned by the city example Boulder airport planning Reserve

area 3 has different components, but the main one is the planning

so the planning reserve is that the same as like area one where it's really like the city and the county making a decision

the other large chunk of land that the city owns is in the planning reserve which has its own set of complications.

area 3 planning reserve. I think that's perpetually a city council priority.

the initiation of urban Services study for area three you'll recall from our discussion in November

it's what we intend to make it with regards to area three and so I see this property

surrounded on three sides by privately held land all within the planning Reserve during the prior application process

rezoning this site will have a negative impact in the surrounding community and the adjacent Area 3 planning reserve

the transit village area plan the area 3 urban planning reserve and then Elections Issues

is the attention given to the planning reserve studies

is Item G, and the area 3 planning reserve baseline or services

looking at Boulder Junction Phase 2 in the area, 3. Planning reserve baseline or Services study

They do something with Area 3 and North Alert is going to make the North Border Library seem too small

area 3 contains both the planning Reserve and also some areas that are designated

I thought it was area 3. I might be mistaken I Defer to

at the planning reserve lately ahead of the next major update

the area 3 planning Reserve service and study

majority of council wanted to keep area three planning Reserve moving forward sooner rather than later

includes Boulder Junction and area three planning Reserve and because of the alignment of a bunch of things

area three we do own HHS about 30 30 Acres so there's certainly real opportunity in area three

I've been a huge proponent of uh the Baseline studies for area three

does that change your thoughts on whether you want to gain efficiencies by delaying area three

if there was a desire to gain those efficiencies because I definitely want to make sure that whatever we do with Area 3

I think the area three well the planning Reserve is is an important asset and we ought to be moving forward

We passed a recommendation to go to Council on a t-map two and in planning reserve

could really make significant progress on our middle income housing strategy by using a portion of the planning reserve

possibility of building significant housing in the planning reserve is a short-term project, because a baseline study has to be done

the planning reserve study is very. very technical at this point, and really won't get into a lot of discussion

the planning reserve study is really at this moment, it is, it is a very sort of foundational study of

For example, I think the TV APP to is is far more likely to move ahead quickly than the current than the than the planning reserve activities

council moving ahead and at least getting the process started on planning reserve and uh transit village area plan

we'll be considering a letter of the council emerging action on that phase two in the planning reserve

it's similar to area three I would argue, because there has to be a whole process.

then we have area three, which is basically off limits, except for the planning user.

area three planning reserve right there shows you the city population

much farther out in the future, like the planning reserve

for example, the planning reserve, which is a big long term project to transit village

the area three planning reserve relates to 500 acres

planning reserve land is set aside for development of projects of city-wide concern

The Preserve or area three has nothing to do with C South and we don't intend to correlate the two

associated with the public infrastructure that would be required to um serve the planning Reserve

it being time to take a look at the planning Reserve

we need to uh get that baseline urban studies launched and completed in the next couple of years

we ought to do the um uh the plan the planning study for the planning reserve in north boulder

Knowing we're doing jr was headed with with the planning reserve, which is. You have lots of ideas

That you're talking about planning reserve. Yes, yep that's out that's that got its own special category

So the planning reserves definitely on the horizon, which is a significant opportunity, particularly for middle income ownership opportunities.

Council again brought up the planning reserve and last couple of meetings so.

if we ended up annexing the um planning reserve or part of the planning reserve into the city

is there opportunity for a land swap if um the uh north property is annexed

it owns in what's called the area 3 planning reserve in north boulder

while a landslop with planning Reserve Land would cost far less

it should be at the planning Reserve at 28th and J it's the wrong approach

owned land at the planning reserve on Jay Road saving taxpayers tens of millions of dollars in subsidies

I do not actually know the latest on anything planning reserve related.

we just recently purchased lease option for 20 acres and planning reserve

the area 3 planning reserve you all might remember most recently during some of the cu south discussions

that land is all in the planning reserve so it's not really accessible in the short term but in the medium to long term it is

i believe that we have a large amount of land available in the planning reserve that is technically owned by parks

the annexation agreement that is written for cu south needs to be done with a land exchange in which cu gets land at the north boulder area 3 planning reserve

a much better alternative would be to do a land swap with the north boulder area 3 planning reserve land

still keeping on the table that there's planning reserves that we could have switched this to that would be out of the flood plain

it specifically states that Boulder County is involved in development of plans that affect land in area 2 or area 3

there could be a swap of 129 Acres of the city's planning Reserve which is high and dry

as well as using the planning reserve for what it is meant for growth for the city

the other alternative is a land swap the city has a planning Reserve which is much better land not in a flood plane

THAHAT THERE'S ALA DISCUSSION ABOUT THE STRATEGIC PLANNING RESERVE AND THERE'S A WHOLE UTILITY

once the planning reserve actually does get developed um in the distant future um that would be dedicated to affordable housing

the city owns 20 acres in the planning reserve um and basically we we bought out the current leaseholder

or to Area one to Area 3 Annex to indicate that they are city-owned open space

becomes Area 3 Annex why not just area three um is it's already within the city limits

there will be significant community conversations about the planning reserve and potential analysis

it becomes area three annexed okay and therefore um it needs to be zoned

the applicant is proposing to dedicate the southern portion of those parcels to the city within area three

for the 500 acre planning Reserve since the 1970s where the city has deferred proposals on all affordable housing development

See you into doing some sort of trade, maybe with a planning reserve

area three that um may have changed through the revisions to the blue line that was adopted in 2016

any changes to area three is by all four IES and we're interpreting this the screening process as the same up as the approval bodies

our master plan does reference area three um basically it sets aside land

the planning Reserve was chosen in the90s after a comprehensive analysis of all that area three land

that's about 500 acres in North Boulder that is basically on reserve for do for doing detailed planning

a potential decision on whether or not to redesign eight the planning Reserve as area 2

the planning Reserve right so doing research on something that C would not want

there's a lot of community engagement or request to us to look at a land swap for the planning Reserve in area 3

if we were to consider a service a expansion um for all or part of the planning Reserve

the planning Reserve is a total is about 500 Acres 200 of that is owned by the city

we know that there has been some interest raised in the area 3 planning Reserve

area three is really the remaining land within the Boulder Valley that the city and county work pretty closely together

there are some parcels in area 3 that are right adjacent to developments right now that would love to participate

PREMATURE TO START TALKING ABOUT THE NORTHERN. AREA THREE THAT WE SHOULD

WE BOUGHT ONE HUNDRED AND NINETY ACRES OF PARKLAND IN AREA THREE

there's the whole planning reserve and so how i assume that's going to be in the north boulder

we're gonna be taking you in a bunch of people in area three who aren't city taxpayers

and the other thing to consider for putting it in the planning Reserve is that this can only be done during a major update

if the council wanted to move towards designating the site the planning planning reserve

planning reserve to the north of the city that the backbone will extend to the point that you could

approve Boulder Valley Comprehensive Plan planning area one two three map change from area three rural preservation to area two

Knollwood is requesting a map change from area 3 rural preservation to area 2

additionally because of its overall ownership stretch of Boulder Creek and partial location in area 3 of the Boulder Valley Comprehensive Plan