Boulder City Council Advances Study of 8,700-Home Expansion

The council voted to continue exploring the potential annexation of a 493-acre planning reserve northeast of the city, despite concerns over costs and workload.

Published on Feb. 13, 2026

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The Boulder City Council voted 7-2 to continue studying the possible expansion of the city into the 493-acre Area III planning reserve northeast of the city, which could accommodate up to 8,700 housing units. Supporters framed the move as a generational opportunity to address the city's housing shortage, while skeptics cited concerns over the significant costs of extending city services and the workload it would impose on city staff.

Why it matters

Boulder has long struggled with a housing shortage, and the potential expansion into Area III represents one of the city's largest opportunities to create new housing. However, the high costs and staff resources required have led to concerns from some council members about the feasibility of the project.

The details

The Area III planning reserve is a 493-acre parcel northeast of Boulder that remains largely undeveloped. The site has the capacity for up to 8,700 housing units, making it a significant potential source of new homes for the city. Supporters argue that expanding into the area could allow Boulder to negotiate terms for more affordable housing than what can be built within the current city limits. However, skeptics have cited the need to prioritize infill projects, the high costs of extending city services (estimated at up to $1 billion), and the workload it would impose on city staff.

  • On Jan. 20, the Boulder Planning Board voted 4-3 that there was not sufficient community need to warrant further consideration of expansion into the planning reserve.
  • On Feb. 12, the Boulder City Council voted 7-2 that community need exists, allowing the Planning Board to reconsider its previous vote.
  • If both the City Council and Planning Board agree that there is a 'community need', the next step would be to begin creating a Service Area Expansion Plan, which would require additional approvals and could take up to two years to complete.
  • Even if all approvals are secured, significant development would not occur until at least the 2030s.

The players

Boulder City Council

The governing body of the City of Boulder, Colorado, which voted to continue studying the potential expansion into the Area III planning reserve.

Boulder Planning Board

The advisory board that initially voted 4-3 against further consideration of the Area III expansion, but will now have the opportunity to reconsider its decision.

Aaron Brockett

The mayor of Boulder, who voted in favor of continuing the study of the Area III expansion.

Mark Wallach

A Boulder City Council member who voted against continuing the study, but indicated he would switch his vote if guardrails are added to ensure middle-income housing is prioritized.

Taishya Adams

A Boulder City Council member who voted against continuing the study, citing concerns about land conservation.

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What they’re saying

“Homeownership is super important for the next generation so that they can build wealth. I feel like this is our opportunity of a lifetime.”

— Tara Winer, Boulder City Council member (boulderreportinglab.org)

“These prices aren't going to go down, they're going to continue to escalate. I feel like we should be visionary.”

— Rob Kaplan, Boulder City Council member (boulderreportinglab.org)

“We need to invest in natural systems in the same way that we invest in our roads, in our utilities and our housing.”

— Taishya Adams, Boulder City Council member (boulderreportinglab.org)

What’s next

If both the City Council and Planning Board agree that there is a 'community need', the next step would be to begin creating a Service Area Expansion Plan, which would require approval from the Planning Board, Boulder City Council, Boulder County Planning Commission and Board of County Commissioners. Even if all approvals are secured, significant development would not occur until at least the 2030s.

The takeaway

The Boulder City Council's decision to continue studying the potential expansion into the Area III planning reserve highlights the city's ongoing struggle to address its housing shortage, with supporters viewing it as a generational opportunity and skeptics raising concerns over the high costs and workload it would impose on city staff. The outcome of this process will have significant implications for Boulder's future development and housing landscape.