Opinion: Let us vote on Boulder comp plan


The Boulder Valley Comprehensive Plan has now been in existence since the 1970s. It originally was a relatively simple agreement between the county commissioners and the city council that prevented sprawl and kept urban development within the city’s borders. Over the years, it has expanded to become a massive document containing multiple (and sometimes conflicting) policies, land use maps, department master plans, and the like. But it lacks three critical elements — a clearly defined vision for Boulder’s future, a citizen approval process for this vision, and a way for the citizens to ensure that their government sticks with this vision once approved.
These shortcomings have shown up multiple times in recent years. For example, the proposed Hogan-Pancost annexation, near the East Boulder Community Center, was supported by city staff and rejected by the planning board, both based on the BVCP’s policies. The Envision East Arapahoe project, with its 55-foot buildings, emerged out of the blue, and terrified many neighbors — it was not in the BVCP at all. And Baseline Zero’s proposed hotel and office space did not fit with the BVCP’s neighborhood shopping designation for that land.
The current BVCP five-year update schedule lends itself well to a citizen-approved plan with a real vision. First, the council would come up with a list of the essential elements that this enforceable BVCP must have (I’m calling it the E-BVCP). These elements must be sufficient to define the vision, but not so numerous and detailed as to prevent any flexibility. The elements and their content would be developed through an intensive public process. Boulderites would engage a lot more seriously in developing such an enforceable plan, because once passed, there would be no major surprises for five years.
The E-BVCP’s essential elements would define, for example, maximum allowed growth rates for residential and non-residential development; height limits for all areas, including where exceeding the various by-right heights of 35, 38 and 40′ feet would be allowed; annexations that may be considered; up-zonings that might occur that would allow increased density or intensity of development; city facilities and services for which current levels of service would be maintained (as well as those that would not!) and the regulations, financing, and funding sources necessary to accomplish this; and of course Boulder’s build-out potential under the proposed zonings — the projected amounts and locations of future development, with estimates of build-out population, employment, in-commuting, and traffic levels.
These E-BVCP essential elements would be put to a popular vote. If Boulder voters like what they see, the first approved plan would be binding for what’s left of the cycle from the plan’s approval to 2020. The next approved plan would last five years to 2025, and so on. If it fails at the ballot box, the council would have to redo whatever parts the citizenry found offensive and put it to another vote.
If some emergency comes up after an E-BVCP is passed and implemented, the council could put an amendment to the plan on the ballot. Or they could make the change themselves if, say,all council members agree.Part of the deal would be that any citizen would have standing to enforce the plan through the courts. Currently, only the county commissioners have any enforcement power, and it only applies to a few portions of the BVCP.
This E-BVCP approach would inspire the council and staff to do a really good outreach job, because there would be a “final exam” at the end — did Boulder citizens vote for or reject the proposed plan?Elections do cost money, but this approach would save citizens from having to fight ongoing battles, and allow city staff to really focus on the long-term issues.
There would have to be a default provision to provide an incentive for the council to put a good plan on the ballot. For example, restrictive growth rate and height limits might automatically go into place if an E-BVCP plan was not passed in time for the next cycle.
Obviously, the E-BVCP approach would completely change the dynamics of the update process. It would also bring some much-needed focus by both the council and staff on some poorly organized efforts that feed into the BVCP, such as the Comprehensive Housing Strategy. And city council races would certainly be more interesting. Instead of vague statements and inoffensive generalities, council members might actually have to reveal their positions on the critical elements of the E-BVCP.


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