NEDERLAND - The Nederland Planning Commission met on Wednesday, August 27, 2025, for a work session before their regular meeting to continue their discussion on the recommendations from the Town’s Downtown Subarea Plan (DSP), in particular the proposed overlay district and the specific design standards to be established for East 1st Street. 

The DSP was approved by Commissioners on April 23, and by the Board of Trustees on May 6. The plan was developed by Studio Seed as a companion planning document to the all-encompassing Comprehensive Plan, with a specific focus on Nederland’s Central Business District. 

Overlay district

Immediately following the Commission’s approval of the DSP, Town Manager Jonathan Cain led a discussion on the second catalytic project recommendation made in the plan.

This involves the development of a Downtown Overlay Zoning District to encompass East 1st Street, in order to “apply additional or modified standards” to the area without having to reclassify each property’s zoning designation. 

The overlay district would also permit for the codification of form-based standards that can be set to establish a community-preferred “character,” defined through the design, form, look, and feel of Nederland’s downtown structures. 

Such preferences include allowing for two- or three-story buildings with the upper floors slightly set back; keeping buildings “box-like” with widths at 20 to 60 feet and with varied roof forms made from natural materials; and a strong aversion to “large block developments, unmodulated façades, and heavy use of stucco, stone, or concrete detailing.” 

Prior discussion by the Commission on July 23 led to the boundaries of the overlay district being expanded to include the old Snyder’s lot, the “clock tower” building that houses Tin Shed and Ned General Store, and other properties that extend slightly down East 2nd Street and up Snyder Street to the highway.

At that July meeting, Commissioners supported Town staff moving forward with the drafting of an ordinance regarding the creation of an overlay district, as well as approval of updating and codifying specific downtown design standards. 

Despite a two-hour conversation, a number of matters involved with the overlay district proposal—including modifying the Use Group Table in municipal code for outdoor vending, yard and bulk requirements, walkway setbacks, and the aforementioned design standards—were not discussed.  

Due to the complexity of each of these matters, the Commission voted to hold a two-hour work session. The session was attended by Commissioners, Mayor Pro Tem Nichole Sterling, Mayor Billy Giblin, representatives from Studio Seed, and a number of property owners and stakeholders. 

PUDs 

After another brief review of the boundaries of the proposed overlay district, the first matter tackled at the session was whether Planned Unit Developments (PUD) within the district should be forced to comply with the district’s standards.

The majority of Commissioners agreed with Town Manager Cain’s reasoning for requiring PUDs to adhere to the standards. Cain stated that such regulation would deter spot zoning and would ensure consistency in the look and feel of the downtown area.     

Under the topic of yard and bulk regulations were seven subtopics: maximum lot coverage, front yard setbacks, rear yard setbacks, maximum building height, maximum amount of stories, third floor stepbacks, and parking requirements.

Maximum Lot Coverage 

With consideration for the existing conditions of Nederland’s downtown, and in an effort by Studio Seed to replicate that in new developments, the DSP recommends that properties in the overlay district should be permitted a maximum lot coverage of 80%, adjusted for setbacks and space between adjacent buildings. 

A concern was raised about whether there was any consideration made for utilities infrastructure and how that would affect lot coverage. This alerted Ron Mitchell of Nederland Central Business District Redevelopment LLC, who is the majority property owner of the downtown area.

Mitchell expressed some trepidation regarding the potential loss of lot coverage, wondering if the need for utilities infrastructure would encroach on that coverage, and worrying that any further loss of lot coverage beyond 80% would negatively affect the businesses and their ability to operate. 

Commission Chair Jim Reis reassured Mitchell that the intention is not to create roadblocks for any future development, or to reduce usable space on his properties. Mitchell, Reis, and Commissioners agreed that 80% lot coverage was acceptable.  

Setbacks 

The Commission was also in agreement that the DSP’s recommendation of a 10-foot front yard setback was acceptable, though there was concern raised about the historic buildings on the south side of East 1st Street, particularly the Mountain People’s Co-Op building, and how setback rules would make redevelopment of those properties difficult, if not impossible.

The buildings in question were built on the Town’s right-of-way; if the buildings were redeveloped off the right-of-way and forced 10 feet back, that would push those developments too close to the floodplain of Middle Boulder Creek. 

Regarding the recommendation of a 5- to 15-foot setback from rear alleys, there was a question as to why Nederland would refuse to adopt Boulder County’s established zero- to three-foot setback from alleys. It was stated that rear alley space, particularly for East 1st and 2nd Streets, would provide the space for delivery trucks and emergency vehicles. 

Maximum Building Height 

According to the DSP, downtown structures within the overlay district with a flat roof can be built up to 35 feet tall. Those with pitched roofs could be constructed as high as 43 feet.

The plan also recommends that downtown structures can be up to three stories tall, with the third floor to have a 20-foot “step back” on the street-facing side of the building.  

Mitchell requested that buildings with pitched roofs be allowed to build up to 45 feet high, as each of a building’s three stories would be required to have 14 feet of clearance.

The Commission was unable to make a determination on this request, as they required confirmation from the Nederland Fire Protection District (NFPD) on building height restrictions dictated by the capabilities of their ladder truck.

The NFPD has previously stated, in response to Mitchell’s PUD for his Alpine Crossing development, proposed to be 50 feet tall, that such a height would require a new ladder truck with a 100-foot ladder, which could cost up to $1.7 million. 

Other issues

The Commission also agreed with the recommendation to eliminate parking requirements for ground-level commercial spaces, as most smaller-scale operations within the overlay district would be unable to provide the parking necessary.

This recommendation was offered by Studio Seed, with consideration to the concept of turning East 1st Street into a “festival street,” and to the Town’s parking initiatives outlined in the Multimodal Transportation Plan, which emphasizes designated parking areas with the purpose of driving pedestrian traffic through downtown. 

Commissioners also agreed that considerations for allowable uses of pedestrian spaces within the overlay district, including for vendors, for outdoor eating areas, and potentially for the common consumption of alcohol, should be determined by Town staff by a set of criteria, as opposed to each matter having to go through a Special Review Use process. 

While there was a call for the open consumption of alcohol in areas of East 1st Street, the DSP also recommended setting a limit on marijuana dispensaries for the overlay district in order to promote a more “family friendly” environment, which the majority of Commissioners agreed with. 

More work needed

At the end of the two hour work session, the chair listed the topics the Commission still needed to discuss in regard to the overlay district: design standards, maximum width of buildings, architectural “breaks,” the allowable footprint for development, preferred building materials and roof forms, and capability standards.

Another session is expected to be scheduled soon in order to fully assess every aspect of the overlay district proposal. 

The Nederland Planning Commission meets on the fourth Wednesday of every month. Their next meeting is scheduled for Wednesday, September 24, 2025, at 6 p.m. Meetings can be attended online via WebEx. 

For more information: https://townofnederland.colorado.gov/planning-commission.