Mixed-Use Innovation and Redevelopment (MU-IR) Zone District

Innovation refers to a creative mix of uses that may include technology, arts, education, employment, residential and civic uses. It may include building types that don’t currently exist in Longmont and the reuse of existing buildings in new and interesting ways. Redevelopment refers to bringing new life into an area that has experienced decline through new development and repurposing of existing buildings. In the case of the proposed MU-IR zoning district, the goal is a mixture of new uses, new buildings and reuse or rehabilitation of existing buildings that are more than 100 years old.

This district would establish land development regulations for areas that are suited for urban scale and mixed-use development that would benefit from standards intended to allow for innovative approaches to redevelopment. Buildings that are taller than are currently permitted in Longmont would be allowed in this district while adhering to specific development standards. “Urban scale” does not mean skyscrapers, rather it refers to density and intensity of development that create more walkable areas that are already served by roads, utilities, and city services. This approach protects existing open space and keeps growth more efficient and sustainable.

Both Envision Longmont and the Sugar Factory + STEAM Sub Area Plan include the potential for amending the Land Development Code and development review processes to allow increased building height and higher density and intensity of uses in targeted redevelopment areas. Specifically Envision Longmont Implementation Strategy 1.2 references this in support of Envision Longmont Goals 1.2, 1.4, 2.1, and 3.1.  Section 2.4 of the Sugar Factor + STEAM Sub Area Plan also addresses the potential for increased height allowances while recognizing that not all parts of the Sub Area are appropriate for such allowances. The proposed MU-IR zoning district would set parameters for such height increases.

The Sugar Factory + STEAM Sub Area Plan contains a development framework that provides guidance on land use, character and urban design, and mobility. The Plan area includes much of the area for the proposed MU-IR zoning district. The Plan was accepted by City Council on October 10, 2023. This plan is the culmination of planning efforts dating back to 2012, all of which included some degree of community engagement. These prior plans include:

• 1^st & Main Transit Station & Revitalization Plan (2012)

• Downtown Longmont Master Plan of Development (2017)

• Main Street Corridor Plan (2019)

• Building STEAM Visioning Process (2019)

• ULI Technical Advisory Plan (TAP) Report: Revitalizing Longmont’s Great Western Sugar Mill (2020)

• Art & Event Center Hotel Feasibility Study (2021)

Community engagement was a foundation of the Sugar Factory + STEAM Sub Area Plan and spanned from December 2021 to September 2022. Outreach included presentations to City Council and City Boards and Commissions, online surveys, participation at community events, meetings with stakeholders and property owners, and youth outreach. More than 1,200 people participated in these efforts.

Recommended strategies for the Sub Area were developed with this community input and include: a mix of uses that includes higher density residential development, design standards that maximize walkability, and mobility and transit improvements. Zoning modifications recommended for this area would increase allowable building heights and set requirements for vertical mixed use, building setbacks, streets that promote walkability, and meet parking requirements.

Longmont’s Land Development Code was amended in 2024 to replace minimum parking requirements with maximum parking standards. The city’s Design Standards and Construction Specifications were amended in 2025 to adopt the new Section 800 addressing “Urban Design Standards”. The currently proposed MU-IR zoning district would address other zoning related plan recommendations.

The MU-IR district would not be available citywide. The initial area of focus would be portions of the Sugar Factory and STEAM Areas that are defined in the Sugar Factory + STEAM Subarea Plan as well as the Southeast Urban Renewal Area, as outlined in blue on the map below. In the future this district could be available to designated Urban Renewal Areas (URAs) or other specific areas defined by City Council.

This area has long been identified for redevelopment and is the focus of plans like the Sugar Factory + STEAM Sub Area Plan and Southeast Longmont URA that support strategies consistent with the proposed MU-IR district. The area’s topography helps reduce the visual impact of taller buildings on mountain views and major roads. It is also separated from existing neighborhoods, making potential impacts easier to manage.

The proximity of the western portion of the target area to the 1^st and Main Transit Center lends itself to higher density and intensity urban scale development. While the target area is currently relatively isolated in terms of accessibility, it presents unique opportunities to increase multimodal connectivity on the east side of Longmont, which would benefit both existing neighborhoods and new development.

Longmont’s mixed-use districts currently have a maximum building height of four (4) stories with potential height bonuses that could permit buildings up to seven (7) stories. The proposed MU-IR district would set a maximum height of seven (7) stories, with height bonuses that could permit buildings up to ten (10) stories. Height bonuses are currently and will remain available only for on-site affordable housing, vertically integrated mixed-use and close proximity to transit centers. Allowable uses are guided by the Sugar Factory + STEAM Subarea Plan.

Maximum building heights would only be permitted in certain locations and only if they meet height bonus requirements. Not all parts of the targeted area would be appropriate for increased building height. Location criteria would be established that clearly define where taller buildings would be allowed.

The maximum allowable building height would only be permitted if the criteria for all three height bonuses were met. One additional story of building height would be allowed for each of the following: on site affordable housing, within one-quarter mile of a transit station, and is vertically integrated mixed-use, e.g. retail on the ground floor with offices and/or residential on upper floors.

New development standards are proposed for addition to the Land Development Code that would apply to any new buildings more than four (4) stories in the City of Longmont, even outside of the MU-IR district. These new development standards would require that such buildings include design elements intended to reduce visual bulk and add architectural interest.

These elements could include things such as building “step backs” where upper floors of a building have a smaller floor area and are set back a certain distance from the lower floors of a building. Other design elements, such as horizontal and vertical building articulation / wall offsets, ground floor entrance design, and use of a variety of building materials are already part of the Land Development Code, though more specificity could be added to apply to buildings over four (4) stories tall.

Mixed-use zoning districts allow for a wide range of uses. The purpose of the proposed MU-IR district is to encourage a true mix of uses that could include a variety of residential types, artisanal manufacturing and certain “clean” industrial users, commercial, educational, and civic uses, as well as artist studios and other types of maker spaces.  Multifamily and other higher density residential development provides choices for community members at different stages of their lives and is supportive of commercial, employment and civic uses and promote walkability.

No, this is not a developer driven request, nor is MU-IR being proposed in response to a specific project proposal. The proposed MU-IR district is intended to establish parameters for future development in targeted areas to help ensure that the area gets high quality development that is consistent with the vision and recommendations of the Sugar Factory + STEAM Sub Area Plan.

The MU-IR district is a proactive effort to get ahead of development pressures and identify desirable development uses for the target area. This proposed district is also a tool for implementing the Sugar Factory + STEAM Sub Area Plan and allowing it to develop cohesively with the Southeast Urban Renewal Area.

City Council provided direction to staff to consider higher density development in targeted areas, particularly the areas defined by the Sugar Factory + STEAM Sub Area Plan and Southeast Urban Renewal Area. The Sub Area Plan recommended strategies for high intensity residential and mixed-use development that could include taller buildings than is currently permitted by Longmont’s existing Mixed-Use zoning districts.

Currently the maximum building height in the City of Longmont is four (4) stories, with the potential to go up to seven (7) stories if the development received available height bonuses for on-site affordable housing, mixed use development, and proximity to transit. The existing maximum possible building height of seven (7) stories was determined to be an appropriate base building height in targeted redevelopment areas with the option to apply existing height bonuses permitted within Section 15.03.180 of the Land Development Code.

A key challenge to redevelopment of the MU-IR target area, particularly the Sugar Factory area, is jurisdiction. Specifically, large areas are not within Longmont’s municipal boundaries but are unincorporated Boulder County enclaves. In order for redevelopment to occur, these areas will need to be annexed into the City of Longmont. They cannot be developed in their current status as county enclaves because of intergovernmental agreements between Boulder County and the City of Longmont.