Community Development
Boulder Highway Corridor
What will the Investment Strategy accomplish?
The Strategy will allow the City to take advantage of opportunities provided
by the Rapid Transit facility planned for Boulder Highway. The project
will include, but is not limited to the following key outcomes:
- An analysis of existing conditions, including an inventory of existing transportation networks and a market study;
- Design recommendations for Rapid Transit stations;
- A vision and framework for development, including the identification of catalyst Transit Oriented Development (TOD) projects;
- Land use and potentially zoning amendments;
- Landscaping and signage design guidelines, code revisions or design standards for TOD zoning; and
- An implementation strategy, including development incentives and strategies and investment priorities.
What has been accomplished so far?
The City and its consultants have worked toward achieving the outcomes above
and are nearing the final stages of the process. The Investment Strategy
Document and the Landscape Guidelines are being finalized using the
information gathered from the economic analysis, Advisory Committee, Staff
Working Group, briefings with elected and appointed officials, and through
public comment at open houses and various presentations.
What
was the response from the community?
The community wants a more attractive corridor that will build on the plans for
transit along the highway. The highway currently offers a diverse array of
services and it is important to maintain that variety while making them more
convenient for potential customers without personal vehicles. Additionally, the
corridor is an underutilized resource that sees thousands of people passing
through every day. Providing a broader mix of housing opportunities and making
businesses more visible by bringing them closer to the street will help promote
the corridor as a destination unto itself instead of just a route leading to
somewhere else.
What is
going on right now?
Community Development staff has submitted the final Investment Strategy document
and Landscape Guidelines for adoption by the City Council. At the same time,
staff has proposed amendments to the Comprehensive Plan and the Zoning Ordinance
to create a new Corridor Mixed-Use land use category and zoning district.
What is
the next step?
After the new Corridor Mixed-Use land use category and the zoning district have
been created, the Planning Commission and City Council will consider applying
them to many of the properties along Boulder Highway.
Why is
the City proposing these changes?
Boulder Highway
represents a significant opportunity for reinvestment with the upcoming
introduction of rapid transit and recent interest in its retail and residential
potential. Since late 2006, City staff and members of the community have been
working to develop an Investment Strategy for the corridor that will allow more
efficient use of private property, enhance the character, and provide a wider
array of services, employment opportunities, and residential choices for the residents of Henderson.
What is
the difference between regular transit and “rapid” transit?
For Boulder Highway,
the Bus Rapid Transit (BRT) service will provide an “express” service that
substantially reduces travel time. Passengers will be able to purchase their
fares before boarding the bus to reduce the time necessary at each station. The
website for the Regional Transportation Commission (RTC) provides more detailed
information. Please see the link below to access the site.
What is
Mixed-Use zoning?
Mixed-Use describes a
traditional pattern of pedestrian-friendly development where multiple uses are
located within the same building or development. Similar to a traditional main
street or downtown area, retail and restaurant spaces occupy the street level
and the floors above offer space for offices or residences. The pattern offers
convenience for residents and a nearby customer and employment base for businesses. Mixed-use
is especially effective near transit stations where riders can also enjoy the
variety of services offered within a walkable distance from the station.
What
changes can we expect with the proposed Corridor Mixed-Use district?
This district will show
that Boulder Highway is different from other areas of the City and that special
standards apply. It will also include incentives and opportunities for denser,
more pedestrian-friendly development. Through enhanced development standards
and improvements in the public right-of-way, the City hopes to preserve the
diverse array of services while promoting a cohesive image along the length of
the corridor and a safe environment for pedestrians, bicyclists, and vehicles.
Some of the major changes that will be the most visible with new development
include buildings being placed closer to the street, more shade trees and
covered walkways to provide relief from the desert sun, multi-use buildings with
residential and retail/office space, and improvements at the intersections to
make them more pedestrian-friendly.
What
happens to my property if it is included in the proposed rezoning?
If you currently own
a home or business on the property, your development is “grandfathered” and you
are still allowed and encouraged to maintain all of the improvements on your
property. If your current zoning classification includes any overlay districts,
such as Gaming Overlay, they will remain in place and only the base zoning
district will change.
How can
I get more information?
Please note
that this is a proposed amendment, and we would like your input and
comments. Please
contact Gloria Elder at (702) 267-1553 or
gloria.elder@cityofhenderson.com
for general information or to discuss your property.
Read more about the
Corridor Overview
or a proposed
Investment Strategy draft.
Future meetings:
Upcoming meetings for some of the items related to this project have been
determined. We will continue to update this website as additional meeting dates
are determined. The dates for some of the upcoming Planning Commission and City
Council meetings are listed below:
|
Item |
Planning Commission |
City Council |
|
Boulder Highway Corridor Investment Strategy |
Nov. 20, 2008 |
Dec. 16, 2008 |
|
(CPA-08-520002) |
|
|
|
|
|
|
|
Corridor Mixed Use (MC) Zoning Ordinance |
Nov. 20, 2008 |
Dec. 16, 2008 |
|
(ZOA-08-680001) |
|
|
|
|
|
|
|
Comprehensive Plan Text Amendment |
Nov. 20, 2008 |
Dec. 16, 2008 |
|
(CPA-05-520027-A1) |
|
|
|
|
|
|
|
Boulder Hwy. Landscape Design Manual |
TBD (early 2009) |
TBD (early 2009) |
|
(CPA-08-520003) |
|
|
|
|
|
|
|
Zone Change to Corridor Mixed Use (MC) zoning** |
TBD (early 2009) |
TBD (early 2009) |
|
(CPA-08-520005 and ZCA-08-660004) |
|
|
**This item will also involve a public open house meeting to provide additional information to property owners before it is considered by the Planning Commission.
Useful Maps:
Please click on the links below to see the boundaries of the proposed zone
change. The orange shaded areas are included in the proposal and the
green and yellow line marks the required notification area for properties
within 775 feet of the proposed zone change. The corridor has been
broken up into four (4) sections to provide enough detail to see individual
addresses and street names if you zoom in. Please be aware that the
files are fairly large and may take a moment to download.
Map 1:
Gibson Road to Barrett Street (14MB)
Map 2:
Merlayne Drive to Lake Mead Drive (13MB)
Map 3:
Lake Mead Drive to Horizon Drive (14MB)
Map 4:
Horizon Drive to Foothills Drive (14MB)
Useful Links:
For additional information, please contact the Community Development Department at (702) 267-1500 or planner@cityofhenderson.com.