Item 5B University Hill Hotel LUR2020-00004 1313 BroadwayC I T Y O F B O U L D E R PLANNING BOARD AGENDA ITEM MEETING DATE: February 27, 2020
AGENDA TITLE: CONCEPT PLAN & REVIEW for a redevelopment of the property located at 1313 Broadway. Proposed
is a 198-room hotel along with ground floor retail, co-working office space, plaza space and below grade parking within
the University Hill Business District. Reviewed under case no. LUR2020-00004.
Applicant: Danica Powell
Developer: Nichols Partnership
REQUESTING DEPARTMENT:
Community Planning & Sustainability
Chris Meschuk, Interim Director and Assistant City Manager
Charles Ferro, Development Review Manager
Elaine McLaughlin, Senior Planner
OBJECTIVE:
1. Hear applicant and staff presentations
2. Hold public hearing
3. Planning Board discussion of Concept Plan. No action is required by Planning Board.
SUMMARY: CONCEPT PLAN & REVIEW for a 198-room hotel along with ground floor retail, co-working office
space, plaza space and below grade parking.
Project Name: University Hill Hotel
Location: 1313 Broadway
Size of Tract: 1.45 Acres (63,230 square feet)
Zoning: Business Main Street (BMS)
Comprehensive Plan: Mixed Use Business
Key Issues: Staff has identified the following Key Issues discussion topics:
1. Consistency of Concept Plan with the Boulder Valley Comprehensive Plan Policies
2. Site Design Considertations: Engineering and Open Space
3. Building Mass and Scale I. INTRODUCTION
Concept Plan Review is intended as an opportunity for the applicant to receive comments from the community about the
proposed plan before moving forward. Application for “Concept Plan Review and Comment” requires staff review along with
and a public hearing before the Planning Board where comments are intended to be advisory and for the applicant to
consider prior to submitting any detailed plan documents. The Land Use Code section 9-2-13, B.R.C. 1981 provides Concept
Plan Review Guidelines, that are predominately focused on context, both the built context and the regulatory context. They
are presented herein in Section III, to lay the foundation upon which the Key Issue are discussed in Section IV of the memo.
II. SUMMARY OF PROPOSED PROJECT
The 11.5-acre triangular-shape site is shown in Figure 1 and spans
from the intersection of Broadway and University Avenue to 12th and
Pleasant streets. Onto the site, the applicant is proposing a 198-room
hotel along with below grade parking, ground floor retail/co-working
space with open plaza space “interior” to the site and retail also facing
the plaza. As shown in Figure 2, and in Attachment C, Project
Plans, the proposed project consists of two interconnected wings one
of which aligns Broadway. According to the applicant’s written
statement, “building transparency along street frontages opens up the Figure 1: Site Location
Agenda Item 5B Page 1 of 60
project and encourages pedestrians to enter the site’s public gathering spaces and explore outdoor-focused retail shops and
terraced steps and seating areas.” Given the topographic change across the site from University Avenue to Pleasant Street
buildings are presented as three stories along Broadway, University Avenue and Pleasant Street and the buildings
essentially step with the topography, a portion of the building on the west side, interior to the site, is four stories where the
basement level of the parking garage is exposed. The applicant provided massing diagrams in perspective and elevation
with precedent images to illustrate design and finish material intent as shown below. Included in the precedent images are
highly transparent ground level retail areas, brick buildings; “lantern” effects and patterned brick on specific walls.
III.
CONCEPT REVIEW GUIDELINES
Guidelines for review and comment of a Concept Plan are found within the Land Use Code section 9-2-13(g), and this memo
provides information specific to those guidelines in the next section. The guidelines are intended to identify information about
the Concept Plan site context and the regulatory process. Per Land Use Code Section 9-2-13(g) Guidelines for Concept Plan
Review and Comment it states:
“The following guidelines will be used to guide the planning board's discussion regarding the site. It is anticipated that
issues other than those listed in this section will be identified as part of the concept plan review and comment process.
The planning board may consider the following guidelines when providing comments on a concept plan:”
Figure 2: Excerpt from Project Plans
Agenda Item 5B Page 2 of 60
1) Characteristics of the site and surrounding areas, including, without limitation, its location, surrounding neighborhoods, development and architecture, any known natural features of the site including, without limitation, mature trees, watercourses, hills, depressions, steep slopes and prominent views to and from the site;
Surroundings: As shown in Figure 3, the proposed
project site is the north bookend of the University Hill
business district along Broadway between University
Avenue on the north and Pleasant Street on the
south. Across Broadway from the site is the southwest
corner of the main campus of University of Colorado.
Context - University Hill Business District:
The site is located at the north end of the University
Hill Business District (the “Hill”) which is an 11.5 acre
area encompassing several blocks and aligns
Broadway from University to College avenues.
The commercial district began as a residential district
and grew in an more “organic” manner over time when
residents on 13th Street began converting the front
and sides of their dwellings to commercial uses to
serve the growing college student population. These
early home conversions then mixed-together with
commercially-built structures and over the decades
created the more eclectic character of the Hill. At the
time of the original zoning code adopted in 1928 for
the City of Boulder, the Hill Business District was granted the same zoning designation as
the downtown with the expectation that the area would serve a broader commercial need.
Some of the establishments that evolved on the Hill became regional destinations for
entertainment and shopping such as the Flatirons Movie Theater, the Fox Theater, the Sink
restaurant, Tulagi’s Dance Hall; along with Kinsley & Company and the Regiment clothing
stores. The elevation shown in Figure 4 is a sampling of the varied built uses and character.
In more recent times, several new mixed-use
buildings were built on the Hill that include
ground floor retail with residential above, either
through adaptive reuse of historic structures, or
by demolishing structures and building new
ones. Most of the Hill district’s buildings
currently have a wide variety of conditions,
some historic and some non-historic, and
some in need of basic maintenance.
The immediate context to the site includes
both commercial structures as well as
residential buildings and homes as shown in
Figure 5 on the following page. Adjacent to
the west is the Kappa Gamma Sorority House, a large three-story Colonial Revival style building constructed in 1920;
along with a 10-unit apartment building and townhomes. To the north of the site is the three-story Crown Court
Apartment complex; south of the site a single story gasoline station/convenience store along with the three and half-story
brick commercial building built in 1912 that today houses Half-Fast Subs and Full Cycle Sports along with single family
residential homes that back-up to commercial buildings within the Hill.
Figure 3: Site Context within
University Hill Business District
Figure 4: West Elevation of 13th Street
Agenda Item 5B Page 3 of 60
Figure 5: Immediate Site Surroundings
Agenda Item 5B Page 4 of 60
Context - University of Colorado. The main campus for CU is located directly across Broadway from the site, with
some of the most historic buildings on the campus located on this north end, along with the regional draws of Macky
Auditorium and Folsom Field located ¼ to ½ mile respectively from the project site. The built context across Broadway
In the immediate context, across Broadway from the site, this northern portion of CU is park-like in appearance. This can
be seen in Figure 6 below, images A and D. As seen from Broadway and the site, mature trees align the street, and
there is little in the way of the built context of the campus visible from Broadway. An exception is the Koenig Alumni
Center, that is located directly across Broadway from the site shown in image C below. The historic building is home to
the CU Alumni Association was built in 1884 as the home of the university president and was dedicated as the Alumni
Center in 1968 that is today a rental event venue for meetings and celebrations.
The site shown below in image B is planned to be redeveloped. In November 2019, the CU Board of Regents selected a
development team to construct a 250-room hotel and conference center on the 2.95 acre property that is located
diagonally across University Avenue and Broadway to the northeast of the site that is planned to accommodate 25,000
square-feet of conference and meeting space along with below grade parking. An early thumbnail sketch is shown
below in Figure 7.
Figure 6 (above) University of Colorado Across from Site and Figure 7 (below) Proposed CU Conference Hotel at NW corner
Agenda Item 5B Page 5 of 60
The Site. The 1.45 acre site that is
planned for redevelopment, as shown
in Figure 8, is currently occupied by
several retail/office buildings along with
surface parking lots. Figure 8 presents
both photos of the existing buildings as
well as photos of the original buildings
to illustrate how the buildings were
altered on the site over time.
There is existing in-line, two-story walk-
up retail and office referred to as
University Hill Plaza was originally built
in 1960 but modified over time. Over
the years it has housed a variety of retail
and restaurants including Bova’s Market and
Deli, K’s China and Santiago’s Burritos a
tattoo parlor, Dot’s Diner and a laundromat.
Attached on the north are several attached
retail buildings and a corner vacant restaurant
and bar with a large corner patio formerly
occupied by La Iguana Mexican restaurant.
Alterations to the exterior of this building have altered its
historic integrity, although it still retains some basic elements
of its twentieth century commercial style, including its flat
roof, display windows, and low height.
There are also two freestanding buildings on the central and
north end of the site: the first is a small, single story building
mid-parking area that appears to have been built at the same time as the University Hill Plaza was built. The second is
on the corner of University and Broadway and is a two story mixed use building that was originally built as a gasoline
service station but later was altered to add a second story and has housed everything from ski and sporting goods to
yogurt and sandwich shops. A second story was added to the building and has been both office and an apartment.
The UHGID-owned surface parking lot with 65 parking spaces that is located to the south west of the buildings. And an
existing alley terminates midblock at the University Hill Plaza building.
There are no long-lived or mature trees on the site, however, there are a number of mature street trees aligning
Broadway, University Avenue and Pleasant Street. Because some of the street trees on Pleasant Street are Ash trees
that are subject to Emerald Ash Borer, they will be required to be removed.
Regarding the Concept Plan review guidelines of “views to and from the site,” given the location of the site at a key
intersection of University Hill and at the northwest terminus of the main campus, the site itself is visually prominent at the
intersection of University Avenue and Broadway. Views from the site to the south and west could be captured from
upper story windows, but at the ground level views are somewhat shrouded toward the Flatirons and foothills due to the
existing homes and mature trees along both Pleasant and 12th streets (refer back to Figure 5, images ‘G’ and ‘H’). Refer
to criterion 8 below for further discussion of the viewshed.
Figure 8: Photos of Existing Buildings and Images of the
Original Buildings, illustrating alterations over time
Agenda Item 5B Page 6 of 60
2) Community policy considerations including, without limitation, the review process and likely conformity of the proposed development with the Boulder Valley
Comprehensive Plan and other ordinances, goals, policies,
and plans, including, without limitation, subcommunity and subarea plans;
As described in Key Issue 2, within the Boulder Valley
Comprehensive Plan the Hill Business District and University of
Colorado are together identified as one of the city’s “three
regional centers” that “constitute the highest level of intensity” and
as shown in the BVCP map in Figure 9. As noted in the BVCP on
page 36,
“the city’s three regional centers constitute the highest level of
intensity. They form a triangle at Boulder’s geographic center:
Historic Downtown, Boulder Valley Regional Center (BVRC) and
the University of Colorado (CU), with the University Hill business
district, which also serves as a neighborhood center for the
surrounding area.”
The regional aspect of the Hill Business District is further affirmed
in BVCP Policy 2.20 where the city indicates that the hill is part of
“Boulder’s Central Area” and that the site is one of the identified
“opportunity sites” in this corridor as shown in pink in the BVCP
“Central Broadway Corridor Design Framework Diagram” shown in
Figure 10.
2.20 Role of the Central Area Boulder’s Central Area will continue
as the regional service center of the Boulder Valley for office,
retail, financial, governmental, civic, cultural and university
activities. As such, it will remain the primary activity center and
focal point of the Boulder Valley. The Central Area includes
distinct, interrelated centers such as the Downtown Business
District, Civic Area, University Hill and Boulder Valley Regional
Center. It also includes the University of Colorado Main Campus
and Canyon Boulevard Cultural Corridor. A variety of land uses
surround the centers and complete streets and multimodal
transportation alternatives provide direct connections between
them. The Central Broadway Corridor Design Framework
(“Framework”) focuses on the five key activity centers along the
central stretch of Broadway (University Hill/CU, the Civic Area,
Downtown, the Alpine-Balsam site and Boulder County’s
Broadway and Iris site). With a focus on physical form and
character, systems, community experiences and services and
some housing, the Framework identifies opportunities to
strengthen existing assets and opportunities to fill gaps and
address challenges along the corridor and in the centers.
Figure 9: BVCP Regional & Neighborhood Centers
Subject
Site Figure 10: Central Broadway Corridor Design Framework
Agenda Item 5B Page 7 of 60
As shown in Figure 11, the BVCP land use of “Mixed Use
Business” (MUB) and the zoning designation of “Business Main
Street” for the properties are consistent with one another.
preliminary analysis of consistency with the BVCP policies is
provided in Key Issue 2 and Attachment A.
University Hill General Improvement District (UHGID) and Hill
Reinvestment Strategy. The site is within the boundaries of
UHGID which was established in 1970 as a business
owner/member self-taxing district to provide customers to the
Hill with parking. In 1985, the UHGID scope expanded today by
ordinance, UHGID funding is intended to support a number of
improvements intended to support a robust retail environment
including:
(a) parking and off-street parking facilities;
(b) acquisition or lease of necessary land or interests therein, and
improvements thereto in connection with said facilities both within and outside the district;
(c) other incidental and appurtenant facilities and improvements designed to improve parking and improve the convenience of the district area;
(d) pedestrian and bicyclist amenities including benches, trees, landscaping, bike racks, signage, banners and trash receptacles;
(e) improvements to increase the attractiveness and convenience of the district;
(f) incentive programs to encourage use of means of transportation to and from the district other than the under-occupied private automobile;
(g) maintenance of any of the above described types of facilities and improvements located in the public right of way within the district.
In 2014 City Council established a priority to develop the Hill Reinvestment Strategy that included the goal of restoring
the Hill Business District to year-round vitality. Backed by a retail consultant report that found that the Hill Commercial
Area has among the highest vacancy rates in the city (10 percent) when compared to downtown Boulder at eight percent
and among the highest rate of occupancy costs as a percent of retail sales of 18 percent. According to the consultant,
the industry rule-of-thumb for a viable retail business is for occupancy costs as a percentage of sales to not exceed 10
percent. Other key findings of the strategy include the need to attract an anchor use to generate consistent increased
foot traffic and to improve the overall attractiveness and cleanliness of the district.
Subsequently, in 2015, the City Council initiated a study to address concerns that the economic environment of the Hill
strongly favors student rental housing in the Hill commercial district, making it difficult for other uses to compete in the
market place. As part of the study a report was prepared with findings that identified specific strategies for
redevelopment including identification of “catalyst sites” as anchors in the business district. As found on page 17 of the
University Hill Commercial District Moratorium Project: Phase 1 report it states,
“As early as the 1993 Hill Plan, the role of “catalyst” sites has been a primary strategy for Hill revitalization. Catalyst
sites are defined as key properties that are sufficiently substantial in size to accommodate redevelopment projects
that can contribute to implementing the City Council vision for a greater diversity of uses, stakeholder partnerships
and multi-modal access. Catalyst sites also provide the opportunity to achieve other Hill priorities such as creating
public gathering areas, increasing public art and increasing parking which has been identified as a key foundation to
attracting more office use, entertainment and retail. A diversity of business/residential uses in the Hill commercial
district would help to create a year-round vitality to support business retention and attract new businesses.
Business diversity has been hard to achieve within the existing historic buildings, and given the shortage of parking
for additional office workers and business customers. Redevelopment of larger sites would offer an opportunity to
address both these barriers to year-round vitality. As in many historic areas, the existing surface parking lots present
the greatest opportunity for redevelopment efforts. On the Hill, there are three surface parking lots – two are owned
by the parking district (UHGID) and one by the University of Colorado. These sites and the gas station at the corner
of Pleasant and 13th Street have been repeatedly identified over time as the four opportunity catalyst sites.”
Since that time, the city explored options for the city owned surface parking lot as a catalyst site including a potential
public-private partnership with the city potentially providing below grade parking and a developer building a hotel and
retail above. However, when development estimates to provide the below grade parking became cost prohibitive, City
Figure 11: BVCP Land Use – Mixed Use Business
Agenda Item 5B Page 8 of 60
Council directed staff in April 2019 to proceed with a fair market value sale of the parking lot property for redevelopment.
Various stipulations of the sale require relocation assistance for existing commercial tenants on the project site to be
administered by the city; the provision of transportation demand management (TDM) strategies for hotel employees and
guests; and the provision of student employment opportunities. The proposed Concept Plan represents the initial steps
in securing the redevelopment of the site as a catalyst site.
The Hill Commercial Alley Enhancement Plan. To further the goals of the Hill Reinvestment Strategy and the city’s
Access Management and Parking Strategy, an interdepartmental staff team was convened in 2016 to look at the alleys
of the Hill Commercial Area as an opportunity. Modeled on successful alley enhancement programs pursued in the
nearby cities of Fort Collins and Longmont, the University Hill Alley Enhancement Master Plan is intended to create a
road map of the alleys in the Hill Commercial Area as an asset for the district, create opportunities for greater economic
vitality, increase multi-modal connectivity, and be a safer, more attractive place to visit. In addition, alley improvements
are to improve the comfort and use of “select alleys” as direct connections for pedestrians. In August 2018, the
Transportation Advisory Board (TAB) and the University Hill Commercial Area Management Commission (UHCAMC)
both recommended that the plan be incorporated by reference into the 2019 update of the city’s Transportation Master
Plan, and as a result, the plan was included in the TMP Action Plan.
Within the plan, one of the “select” alleys terminates at the Concept Plan site. Referred to as “Alley A”, it runs mid-block
between Broadway and 12th Street from Pleasant Street to Pennsylvania Avenue and is planned with a number of
improvements. Given the intentional connectivity and enhancement of “Alley A” it is an important consideration in the
urban design of the Concept Plan site. Among the planned enhancements to this alley are the use of overhead Tivoli
lighting, special paving, benches and planters at the entrance to the alley along with special lighting and trash
enclosures. The improvements of this alley are planned in Phase 1 and 2 of the enhancement plan and are among the
earliest improvements planned to be implemented. The alley aligns with the proposed Concept Plan plaza space.
Figure 12: Planned Alley Enhancements Adjacent to Site Subject Site Agenda Item 5B Page 9 of 60
3) Applicable criteria, review procedures, and submission requirements for a site review;
The proposed project is subject to the
standards for the Business Main Street
(BMS) zoning shown in Figure 13,
defined as,
“Business areas generally anchored
around a main street that are
intended to serve the surrounding
residential neighborhoods. It is
anticipated that development will
occur in a pedestrian oriented
pattern, with buildings built up to the
street; retail uses on the first floor;
residential and office uses above the
first floor; and where complementary
uses may be allowed.”
Within the BMS zoning district the maximum Floor Area Ratio (FAR) is 1.85 to 1 given the site’s location in UHGID.
Setbacks are urban in configuration, with setbacks adjacent to streets anticipated to be zero, with upper story setbacks
on side yards adjacent to streets; and by-right uses anticipate active uses such as retail and restaurants.
The size of the planned building meets the threshold for review under the Site Review criteria, and there are several
modifications requested, subject to all the criteria in section 9-2-14(h) of the Land Use Code. The following are the
requested Form and Bulk modifications per section 9-7-1 to the Land Use Code, B.R.C 1981:
o Minimum floor area for any principal building: 80,072 sf for west building and 19,928 sf for east building
where 15,000 sf is by-right
o Maximum building height: 52’-8” for west building; 47’-9” for east building where 35 feet is by-right
o Maximum number of stories: four stories for west building where three stories are by right
4) Permits that may need to be obtained and processes that may need to be completed prior to, concurrent
with, or subsequent to site review approval;
The following review processes would be required:
• Site Review given the size of the combined properties. The Concept Plan is subject to Planning Board review with
City Council call-up
• Potential for Use Review for Restaurant with Outdoor Seating in excess of 300 square feet within 500 feet of a
residential zoning district (RH-5) to the west
• Application for a Lot Line Elimination may also be required at the time of Site Review submittal to remove the
existing lot lines. Application requirements and review and approval procedures for a Preliminary Plat are provided
in section 9-12-6 and 9-12-7, respectively
• Final Plat– staff level review subject to 14-day call up to Planning Board to eliminate the lot lines
• Vacation of small strip of right-of-way within the site
• Technical Documents for Final Plans and Engineering – staff level review
• Building Permits
5) Opportunities and constraints in relation to the transportation system, including, without limitation, access,
linkage, signalization, signage, and circulation, existing transportation system capacity problems serving the requirements of the transportation master plan, possible trail links, and the possible need for a traffic or transportation study;
Figure 13: Zoning
Agenda Item 5B Page 10 of 60
The site has been developed for over 100 years with many of the surrounding streets including Broadway, Pleasant
Street, University Avenue and 12th Street all established in the early days of Boulder. All of the surrounding streets have
detached walkways. An existing multi-use path is located across Broadway from the site that provides regional
connectivity and links to the Boulder Creek Path located one-quarter mile north. The city plans to improve and enhance
alley located between Pleasant and Pennsylvania streets with pedestrian amenities that would provide a link from the
site and to the rest of the business district. The applicant intends to create a link between the site to the enhanced alley
creating an alternative pedestrian way, removed from heavily traveled Broadway as shown in Figure 14.
As shown in Figure 15, the site is also located on the major transit line of Broadway that includes the local RTD bus
routes of the 225, 204, Skip, Dash, and the regional bus routes of the Flatiron Flyer and AB (Airport) buses. There are
three bus stops in a two block radius of the site.
Within UGHID there are 301 district vehicular parking spaces as shown in the district map in Figure 16 that are
comprised of 153 on-street parking spaces and 148 off street parking spaces in three lots, including the lot located within
the subject site.
6) Environmental opportunities and constraints including, without limitation, the identification of wetlands,
important view corridors, floodplains and other natural hazards, wildlife corridors, endangered and protected species and habitats, the need for further biological inventories of the site and at what point in the process the
information will be necessary;
Given the urban and developed nature of the site, there is little in the way of environmental constraints, special status
species or other natural habitats. There are mature street trees located on both Broadway, University Avenue and
Pleasant Street but no significant or long-lived trees or vegetation on the property.
Regarding important view corridors, from the intersection of Broadway and University Avenue, there are views toward
the property that are backdropped by views of the Flatirons. Approaching the site from the north on southbound
Broadway, there are no Flatiron views due to the hill topography, existing mature vegetation and existing buildings. On
the east side of Broadway as a southbound pedestrian, views become more evident toward the Flatirons.
As with most views in urbanized Boulder, the viewshed changes as one moves through a space and views open up or
become shrouded due to existing mature vegetation and buildings as well as distance from foreground structures.
Views typically are evident at intersections where there is no buildings or vegetation and view opportunities become
limited where buildings exist, whether the buildings one-story or greater.
Figure 14: Planned Pedestrian Circulation Figure 15: RTD Transit Near Site Figure 16: UHGID Parking
Site
Site
Agenda Item 5B Page 11 of 60
In the case of the views surrounding the existing subject site toward the Flatirons, the views are mostly evident from an
area from the intersection of Broadway and University Avenue, to a half-block north and south of the intersection. Refer
to figures 17 and 18 that illustrate the transition in views. The top row of photos in Figure 17 illustrates the changing
views toward the west moving along the bike path on the campus side of Broadway where views tend to be broader.
The second set of photos in Figure 18 illustrates the changing viewshed on the west side of Broadway. It is notable that
as both a motorist or a bicycle/pedestrian, the visual transition is the same when moving south on Broadway: views are
evident where no building or vegetation exists primarily at street intersections, and views are less evident with
intervening mature trees and the vertical built environment whether buildings either single story or multi-stories exist.
7) Appropriate ranges of land uses;
As described under criterion 2 above, the Boulder Valley Comprehensive
Plan land use designation for the property is “Mixed Use Business” where
the uses are expected to be “either business or residential.” In terms of the
establishment of new visitor- and neighborhood-serving businesses as well
as co-working office uses planned on the site, the city’s University Hill
Commercial District Moratorium Project: Phase 1 found that the Hill business
district (and the area contained within the MUB land use) is comprised of the
following land uses on the hill, shown in Figure 19a, and the breakdown of
the use in the chart in Figure 19b.
Notable in the “land use share” chart above is that there is not a distinction between “regional business” uses and
“neighborhood serving retail” though the Hill district is qualified in the BVCP as both a “Regional Center” as well as a
“Neighborhood Center.” In addition, while development projects owned by the University of Colorado are exempt from
review by the city, it is important to note the planned university conference center and hotel facility to be located directly
across the University Avenue and Broadway intersection from the site. Relying upon the BVCP for direction, it is
important to reference the “Regional Center” that the city has defined for both CU and University Hill Business District.
Figure 17: Pedestrian Viewshed toward Southwest from East Side of Broadway
Figure 18: Pedestrian Viewshed toward Southwest from West Side of Broadway
58%
27%
6%
6%
3%
Figures 19a and 19b:
Map and
Land Use Share by
Square Footage
Agenda Item 5B Page 12 of 60
8) The appropriateness of or necessity for housing.
The University Hill Business District where the site is located, is and has been a business-oriented area sandwiched
between the University Hill residential neighborhood to the west and the CU campus to the east. As noted, the BVCP
has long recognized the University Hill Business District in combination with the University as one of the three regional
centers. Given the large University Hill neighborhood to the west, the BVCP also recognizes the importance of the
University Hill Business District as a “neighborhood center.” This “hybrid” association between regional serving uses
and local, neighborhood serving uses indicates that this business district isn’t intended as a residential area, but rather a
retail, commercial, office area.
IV. KEY ISSUES ANALYSIS
Staff identified three key issues for discussion:
1. Consistency of Concept Plan with the Boulder Valley Comprehensive Plan Policies
2. Site Design Considerations: Engineering and Open Space
3. Building Mass and Scale
Key Issue #1: Is the proposed Concept plan consistent with BVCP Land Use Plan & Policies?
Because the subject site is located within the planning area of the Boulder Valley Comprehensive Plan (BVCP), at the time of
Site Review consistency with the BVCP Land Use Map designation and policies (on balance) are among the criteria findings
necessary for Site Review approval. Additional policy analysis will occur at the time of Site Review to demonstrate that the
development is appropriately designed to address the policies.
Boulder’s City Structure. As noted on page 32 of the BVCP, and shown in Figure 18, Boulder’s city structure is formed
both by the surrounding open space as well as the compact, interconnected urban form. The planned development is
considered an infill within the urban form. Within the urban area, the BVCP has for decades defined specific centers and the
University Hill business district, where the Concept Plan site is located, is among the three defined Regional Centers, shown
in Figure 18 and noted on page 36 of the BVCP as follows:
“the city’s three regional centers constitute the highest level of intensity. They form a triangle at Boulder’s geographic center:
Historic Downtown, Boulder Valley Regional Center (BVRC) and the University of Colorado (CU), with the
University Hill business district, which also serves as a neighborhood center for the surrounding area.”
A “Neighborhood Center” is also defined in the BVCP as,
The next tier of intensity is neighborhood centers. In addition to serving as neighborhood gathering places, these centers also
provide goods and services for the day-to-day needs of nearby residents, workers and students and are easily accessible from
surrounding areas.”
The BVCP further defines the land use for the site as, “Mixed Use Business” as development that: “may be appropriate and
will be encouraged in some business areas.” Consistent with the identification of the University Hill Business District as both
a regional- and neighborhood-serving area, a planned hotel with restaurant, retail and co-working spaces meet the intent of
the BVCP. Further analysis of the BVCP policies with the Concept Plan is provided in Attachment A.
Agenda Item 5B Page 13 of 60
Key Issue #2: Site Design Considerations
Engineering and Site Design Considerations. As shown in Figure 20 below, the subject site is currently impacted by an
active sanitary sewer main oriented in a north/south alignment, approximately bisecting the existing UHGID parking lot. The
sanitary sewer main is located within an existing narrow public right-of-way and adjacent public utility easement. It may be
possible to abandon a portion of the sanitary sewer main and vacate both the public right-of-way and public utility easement if
it is determined that there is no public need for that facility specific to the present location. However, to make a determination
that no public need exists, it would be necessary to show a new sanitary sewer main could be constructed in an alternate
alignment in order to maintain the City’s sanitary sewer collection network. During initial review of the current concept, staff
noted that the applicants’ proposal for relocation of the sanitary main to an east/west alignment in Pleasant Street would be
challenging given the high concentration of existing public and private utilities within the Pleasant Street right-of-way. The
abandonment of the existing sanitary sewer main, and the ability to relocate that infrastructure is critical to the hotel
configuration as it is shown in the Concept Plan today. Staff notes that if the abandonment of the existing facility and the
sanitary sewer main relocation to Pleasant Street may be difficult to achieve and, in turn, cost prohibitive which would impact
the current configuration and layout of the southwest side of hotel. Additional engineering investigation is critical and
necessary to finalize the layout of the hotel.
Open Space and Pedestrian Access Site Design Considerations. The site design for this triangular-shaped property is a
creative and efficient layout that achieves the expected BMS zoning form and bulk standards with street-forward buildings to
engage the pedestrian on all street sides; provides connectivity through the site, and ensures parking is tucked below grade.
As project plans progress, staff offers the following considerations for refinements to the site design.
The concept plan is illustrated with 25 percent of the site as open space including two open plaza areas and a staircase that
would each provide different types of pedestrian experiences. The configuration of the lower plaza and layout of the buildings
at the corner of University Avenue and Broadway effectively channels the eye and pedestrians into the site and away from
the busier vehicular corridor along Broadway. In this regard, staff also acknowledges the unique challenge that the
approximately 15 feet of grade transition across the site presents: from the low point at University and Broadway to the high
point on the southwest corner along Pleasant Street. To accommodate the transition, the buildings are planned to “step” the
site, and a central terraced stairway is planned for both the connectivity as well as "public space” with broad stair treads
integrated into the stairway for seating. In this regard, staff notes that there are successful examples of stairs that are uses
both as functional transitions in grade and as open space amenities from the Lyons Street Steps in San Francisco, the High
Line in New York City, and the famous Spanish Steps in Rome. Figures 21a and 21b illustrates the terraces and the
precedent images provided by the applicant respectively.
Sewer Main Figure 20: Existing Sanitary Sewer Infrastructure (shown in green) superimposed onto plan
Agenda Item 5B Page 14 of 60
Staff notes that as project plans progress, specific programming
of uses aligning the stairs will be critical to the terraced stairs
success as an open space feature as would the addition of
elements such as color, plantings and warm materials for seating
on the stairs. Additional precedent images are shown below in
Figure 22. The applicant should consider seasonal functionality
of the stairs for open space as well, given that they are mostly in
shade, below the elevated connector of the two buildings.
Key Issue #3, Building Mass and Scale Considerations
As described in Section II above of this memo, the building’s massing
is comprised of two interconnected buildings: the east building that is
shown to align with Broadway and is approximately 24,000 square
feet and three stories; and the west building that is planned to span
from Pleasant Street to University Avenue of approximately 76,000
square feet and three stories with a portion shown as four stories. The
two buildings are connected by an enclosed two-story bridge.
As shown in Figure 23a, the west building has a series of projecting
bays on the north and northeast end of the site including two, single-
story retail bays that open to the lower plaza and a two-story bay hotel
meeting room that projects over the stairs. Figure 23b illustrates an
abstract sketch of the planned building bays with the building
modulation that illustrates how the modulation creates a perspective
to draw the eye into site and the focal point of the upper plaza. Staff
notes that this format could be an effective means to essentially
funnel pedestrians up into the space.
As shown in a plan view in Figure 24, the City’s
enhanced alley planned between Broadway and
12th Street connects directly to the terminus of
this space and thus creates an alternative
pedestrian path through and into the business
district. In this regard, the massing is an
effective urban design approach to achieve
greater connectivity to and through the site. Staff
would recommend that the applicant consider a
more compelling focal point at the viewshed
terminus. As can be seen in Figure 24, the
viewshed appears only to terminate at a side wall
Figure 22: Precedent Images illustrating use of softscape plantings and to soften the appearance of the terraced stairs
Figure 21: Stairs as Public Space
(a) plan view and (b) precedents
Figure 23b: Abstract of Perspective
Figure 23a: Perspective -corner of Broadway & University Ave
Planned Enhanced Alley
Planned CU
Conference Center and
Hotel University Avenue Figure 24: Plan view of site and planned CU Conference Hotel to demonstrate visual and physical connectivity and opportunity
Agenda Item 5B Page 15 of 60
to the planned hotel meeting space, the elevator walls and (potentially) out to Pleasant Street staff notes that should be a
focal point that would help draw the pedestrian up into the site beyond the terraced staircase amenity, whether it is outdoor
seating for a restaurant at the hotel, or an intentionally place sculpture. While the stairs could be viewed as a draw or
amenity in and of themselves, a stronger element should be placed beyond the stairs to enhance the pedestrian desire to
move up and into the space.
Building Mass and Scale in Context. In terms of building mass and scale in the area and context, reference is made to the
Site Review criteria that will be applied to evaluate the plans that include the following:
(i) The building height, mass, scale, orientation, and configuration are compatible with the existing character of the
area or the character established by an adopted plan for the area;
(ii) The height of buildings is in general proportion to the height of existing buildings and the proposed or projected
heights of approved buildings or approved plans for the immediate area;
(iv) If the character of the area is identifiable, the project is made compatible by the appropriate use of color,
materials, landscaping, signs, and lighting;
(v) Projects are designed to a human scale and promote a safe and vibrant pedestrian experience through the
location of building frontages along public streets, plazas, sidewalks and paths, and through the use of building
elements, design details and landscape materials that include, without limitation, the location of entrances and
windows, and the creation of transparency and activity at the pedestrian level;
The Site Review criteria related to building mass and scale focus of the importance of compatibility of a building in the
context. As noted in Section III above, the context is eclectic both in building mass and scale and in character and style
owing to the “organic” nature of development within the Hill compared to the more rigorously planned development of CU
campus over time. Buildings on the Hill have a variety of sizes and styles. Like most college campuses, the university tends
to have large buildings with a defined style and specific materials. As such, the “existing character of the area” cannot be
specifically defined. A snapshot of the varied commercial and residential Hill context and the campus is presented in
figures 25 and 26.
Given the eclectic nature of the surroundings, it is arguable that there is no discernable consistent style, form, or building
scale to emulate. In that sense, the site is an opportunity to be a transitional bridge between the grander collegiate mass and
scale and the organically evolved mercantile style of the hill. The planned hotel with a varied building mass and scale, and
modulated building forms that are grounded with a strong pedestrian-engaged street level, does manage the bridge. As
Figure 25: The Existing Character of the Area
Agenda Item 5B Page 16 of 60
project plans progress to Site Review, greater definition of finish materials and fenestration will also help to bridge the varied
context.
PUBLIC COMMENT AND PROCESS:
Required public notice was given in the form of written notification mailed to all property owners within 600 feet of the subject
site and a sign posted on the property for at least 10 days. Staff received comments from the University Hill Neighborhood
Association Design Review Board, who in general indicated support for the proposed Concept Plan. That email is provided in
Attachment C. Staff also received a phone call from the house director for the Kappa Kappa Gamma Sorority House that is
located adjacent and to the west of the site. Among the concerns articulated was the location of the trash enclosure near the
house and any opportunities there may be to relocate that function further away from the house. In addition, the house
director noted that the house's amenity roof deck as well as individual rooms would be visually impacted by the proposed
building. In particular, the roof deck is currently open to sun and air circulation and there is a concern that the three- to four-
story building would change the character of that amenity. Similarly, with hotel rooms facing the east end of the house, the
house director said privacy becomes a concern. The applicant should be prepared to amend project plans in deference to
these concerns to create less impacts on the sorority house. In addition, the house director noted that a representative for
the house will be providing comments at the Planning Board hearing.
STAFF FINDINGS AND RECOMMENDATION:
No action is required on behalf of the Planning Board. Public comment, staff, and Planning Board comments will be
documented for the applicant’s use. Concept Plan Review and comment is intended to give the applicant feedback on the
proposed development plan and provide the applicant direction on submittal of the Site Review plans.
ATTACHMENTS:
A: BVCP Policy Analysis B: Link to Development Review (DRC) Comments
C: Neighbor Comments D: Concept Plan Written Statement and Plans
Figure 26: The Varied Context and the Opportunity to Bridge the Character of the Surroundings
Agenda Item 5B Page 17 of 60
BVCP Policy Excerpt from BVCP How the Concept Plan Meets This Policy
Supporting graphics 2.20 Role of the
Central Area
“Boulder’s Central Area will continue as the
regional service center of the Boulder Valley for
office, retail, financial, governmental, civic,
cultural and university activities. As such, it will
remain the primary activity center and focal
point of the Boulder Valley. The Central Area
includes distinct, interrelated centers such as
the Downtown Business District, Civic Area,
University Hill and Boulder Valley Regional
Center…A variety of land uses surround the
centers and complete streets and multimodal
transportation alternatives provide direct
connections between them. (…)”
From this policy, the city considers the site
location within the University Hill Regional
Center to be part of “Boulder’s Central Area.”
As such, the intent as noted in the policy is to
remain a “primary activity center and focal
point of the Boulder Valley. In that regard, a
region-serving use such as a hotel along with
the planned retail and co-working office
spaces would be consistent with the city’s
long term regional and neighborhood center
qualification for the site.
Design Quality 2.24 Commitment
to a Walkable &
Accessible City
“The city will promote the development of a
walkable and accessible city by designing
neighborhoods and mixed-use business areas
to provide easy and safe access by foot, bike
and transit to places such as neighborhood
centers, community facilities, transit stops or
centers and shared public spaces and
amenities (i.e., 15-minute neighborhoods).
The city will consider additional
neighborhood centers or small mixed-use
retail areas where appropriate and
supported by the neighbors they would
serve. In some cases, the definition of mixed
use and scale and character will be achieved
through area planning. “
As an infill site, the streets surrounding the site
have been developed with detached walkways
for decades. A multi-use path exists across
Broadway from the site and it is on a major
transit line along Broadway. The site plan
creates a new connection through the site as an
alternative pathway away from the heavily
traveled vehicular lanes on Broadway, and
augments that experience with activity-
generating retail. The planned plaza spaces are
also intended to connect to the city’s planned
enhancement of the alley between Pleasant
and Pennsylvania adjacent to the site. This will
provide a greater level of interconnectivity and
help to create a seamless path through the
University Hill.
ATTACHMENT A
Agenda Item 5B Page 18 of 60
2.33 Sensitive
Infill &
Redevelopment
“With little vacant land remaining in the city,
most new development will occur through
redevelopment in mixed-use centers that tend
to be the areas of greatest change. The city
will gear subcommunity and area planning
and other efforts toward defining the
acceptable amount of infill and
redevelopment and standards and
performance measures for design quality to
avoid or adequately mitigate negative
impacts and enhance the benefits of infill and
redevelopment to the community and
individual neighborhoods. (…)”
As noted, the city through the BVCP has
identified the subject site as both part of a
“regional and neighborhood center” as well
as an “opportunity site.” Per the BVCP,
“With a focus on physical form and character,
systems, community experiences and services and
some housing, the Framework identifies
opportunities to strengthen existing assets and
opportunities to fill gaps and address challenges
along the corridor and in the centers. “
Similarly, the city has identified this site as a
“catalyst site” as a part of the University Hill
Moratorium Study, with the intent to create
an anchor for the business district.
2.41 Enhanced
Design for All
Projects
Through its policies and programs, the city will
encourage or require quality architecture and
urban design in all development that
encourages alternative modes of transportation,
provides a livable environment and addresses
the following elements:
b. The context. Projects should become a
coherent part of the neighborhood in which they
are placed. Special attention will be given to
protecting and enhancing the quality of
established residential areas that are adjacent
to business areas.
The site is intended as a catalyst site where
redevelopment is anticipated. The site’s
neighborhood context is varied: across the street
is the University with a well-defined campus style
and buildings of up to seven stories and a well-
defined defined materials palette. The University
Hill Business District, on the other hand, evolved
more organically with varied building form,
massing, character, and detail. Similarly, the
residential neighborhood to the west is eclectic in
style and massing with both large and small
structures. Because it is arguable that there is no
discernable consistent style, form, or building
height in the “neighborhood” to emulate, the site
essentially is an opportunity to be a transitional
bridge between the grand, collegiate-style building
mass and scale and the organically evolved
mercantile business district and residential
neighborhood. The proposed modulated building
forms of the project, that are grounded with a
pedestrian-oriented ground level, does
conceptually create a logical bridge in the urban
context.
ATTACHMENT A
Agenda Item 5B Page 19 of 60
Design Quality 2.41 Enhanced
Design for Private
Sector Projects
“c. Relationship to the public realm. Projects should
relate positively to public streets, plazas, sidewalks,
paths and natural features. Buildings and
landscaped areas—not parking lots—should present
a well-designed face to the public realm, should not
block access to sunlight and should be sensitive to
important public view corridors. Future strip
commercial development will be discouraged.”
h. Permeability. Create permeability in centers
with a mix of semi-public and public spaces that
are connected visually for intuitive navigation.
Include civic and cultural uses as well as outdoor
seating, shade trees, and green spaces in the
public spaces to create a unique identity and
sense of place. Project should provide multiple
opportunities to walk from the street into
projects, thus presenting a street face that is
permeable. Where appropriate, they should
provide opportunities for visual permeability into
a site to create pedestrian interest.
i. On-site open spaces. Projects should incorporate
well-designed functional open spaces with quality
landscaping, access to sunlight and places to sit
comfortably. Where public parks or open spaces
are not within close proximity, shared open spaces
for variety of activities should also be provided
within developments
“j. Buildings. Buildings should be designed with a
cohesive design that enhances the streetscape
and is comfortable to the pedestrian. Buildings
should demonstrate approachability and a
relationship to the street, with inviting entries that
are visible from public rights of way, multiple
entrances and four-sided design. Foster appeal of
buildings through attractive, well-designed
architecture made of high-quality, long -lasting
materials and innovative approaches to design.”
The Concept Plan is illustrated with public plazas
that both open-up to the streets but are also
enclosed as “outdoor rooms” between buildings.
This not only addresses policy “c” but also policies
“h” and “i” in that, this project incorporates
25 percent open space plaza space that also
provides both a physical connectivity as well as a
visual permeability. As project plans progress,
greater information will be required on the
activities planned and programmed in the plaza
spaces.
In the urban context of Boulder, unimpeded views
of the Flatirons and Foothills tend to occur only at
intersections. Foreground buildings (of even one
and two stories) and mature trees tend to obscure
views in most of the urban context of Boulder. In
this context, and with the expectation that this
site redevelop as both a catalyst/anchor site for
the Hill Business District, as well as s a “Regional
and Neighborhood Center,” the site is expected to
be an infill. As such, views that today can be seen
of the Flatirons from portions of Broadway will
likely be obscured. That would likely be the case
even if the buildings were the by-right height of
35 feet. The plans illustrate the intent to present a
well-designed building street face to the public
realm on all three surrounding streets consistent
with this policy.
The Concept Plan is oriented to the pedestrian
with a site design that is intended to have
buildings that are approachable and address the
street. The plans illustrate a modulated building
form that creates a sense of perspective and
draws the pedestrian up into the site. Entries are
pronounced in the concept, and precedent images
illustrate the use of high-quality materials and
innovative design.
ATTACHMENT A
Agenda Item 5B Page 20 of 60
Strategic Redevelopment and Sustainable Employment
5.01 Revitalizing
Commercial &
Industrial Areas
“The city supports strategies unique to
specific places for the redevelopment of
commercial and industrial areas.
Revitalization should support and enhance
these areas, conserve their strengths,
minimize displacement of users and reflect
their unique characteristics and amenities
and those of nearby neighborhoods.
Examples of commercial and industrial areas
for revita lization identified in previous
planning efforts are Diagonal Plaza,
University Hill commercial district, Gunbarrel
and the East Boulder industrial area. The city
will use a variety of tools and strategies in
area planning and in the creation of public/
private partnerships that lead to successful
redevelopment and minimize displacement
and loss of service and retail uses. These
tools may include, but are not limited to,
area planning with community input,
infrastructure improvements, shared parking
strateg ies, transit options and hubs and
changes to zoning or development standards
and incentives (e.g., financial incentives,
development potential or urban renewal
authority).”
The proposed project is planned as a
redevelopment that was earmarked as a
“catalyst site” for the University Hill
Revitalization Strategy. This policy
specifically targets the University Hill
commercial district as an area that is
intended for revitalization of the
commercial area. As a part of the
potential sale of the UGHID-owned
parking lot, the city will require any future
developer of the site to utilize strategies
for relocation of the existing, displaced
retail uses that exist on the site today.
Specific to those strategies are the
following:
• Relocation assistance for commercial
tenants on the project site to be
administered by the city (a total
contribution of $200,000, calculated as
$10/square foot for approximately
20,000 square feet of commercial
space);
• Transportation demand management
program for hotel employees and
guests; and
• Student employment opportunities.
ATTACHMENT A
Agenda Item 5B Page 21 of 60
BVCP Policy Excerpt from BVCP How the Concept Plan May Need to be
Revised to Meet this Policy
Supporting graphics 2.41 Enhanced
Design for Private
Sector Projects
“c. Relationship to the public realm. Projects
should relate positively to public streets,
plazas, sidewalks, paths and natural features.
Buildings and landscaped areas—not parking
lots—should present a well-designed face to
the public realm, should not block access to
sunlight and should be sensitive to important
public view corridors. Future strip commercial
development will be discouraged.”
While the proposed Concept Plan appears to
relate positively to the public streets surround the
site, there may be adjustments that will be
necessary to the northwestern portion of the
building mass and regarding “access to sunlight” to
the adjacent property. As noted in the Key Issues,
a solar analysis will be required at Site Review that
will need to demonstrate that the shadows cast by
the proposed three- to four-story massing will not
create shadows greater than the hypothetical 25-
foot solar fence. Given the close proximity to the
adjacent property, greater building height
modulation may be required.
Design Quality 2.41 Enhanced
Design for Private
Sector Projects
“h. Permeability. Create permeability in centers
with a mix of semi-public and public spaces that
are connected visually for intuitive navigation.
Include civic and cultural uses as well as outdoor
seating, shade trees, and green spaces in the
public spaces to create a unique identity and
sense of place. Project should provide multiple
opportunities to walk from the street into
projects, thus presenting a street face that is
permeable. Where appropriate, they should
provide opportunities for visual permeability into
a site to create pedestrian interest.
Overall, the proposed Concept Plan meets this
policy. As noted in the Key Issues, the sense of
permeability could be augmented with a strong
visual terminus from Broadway up into the site. As
currently presented in the Concept Plan, the
connectivity from University and Broadway up into
the site employs a terraced staircase that could be
attractive if the details create a sense of interest,
practicality and comfort in shade and sun.
However, without a defined focal point further into
the site and above the stairs, the connectivity may
appear more daunting and less of a draw. Currently,
the focal point appears to be to the walls of a
meeting space, and potentially out to Pleasant
Street. As project plans progress, staff recommends
care in framing and terminating the viewshed for
the stairs and open space to fully meet this policy.
Adjacent Property
ATTACHMENT A
Agenda Item 5B Page 22 of 60
DATE OF COMMENTS: February 14, 2020
CASE MANAGER: Elaine McLaughlin
PROJECT NAME: Hill Hotel and Retail
LOCATION: 1313 BROADWAY
REVIEW TYPE: Concept Plan Review & Comment
REVIEW NUMBER: LUR2020-00004
APPLICANT: DANICA POWELL, TRESTLE STRATEGY GROUP
DESCRIPTION: Concept Plan review for "Hill Hotel" Development: includes a 198 room hotel, retail
space, co-working offices, and below grade parking.
REVIEW COMMENTS
The following comments are provided for the next step in refining the project plans for the Site Review application. Many
of the comments have also been incorporated into the Concept Plan review memo for the Planning Board discussion on
February 27, 2020.
Access and Circulation
David Thompson, 303-441-4417
1.Alternatives to the Automobile: In meeting the site review criteria for circulation the project will be required to
enhance the existing transit stop on southbound Broadway. The applicant should consider installing a transit
shelter along with benches and lighting in order to enhance the existing transit stop.
2.Bicycle Parking: Staff appreciates the short-term bicycle parking that's being shown on the Concept Plan. At time
of site review the project will be required to meet the off-street bicycle parking requirements contained in Table 9-8
of the Boulder Revised Code 1981 (B.R.C. 1981). The site plans must include a bicycle parking table which shows
the number of bicycle parking spaces that's required to be provided a long with the number of bicycle parking
spaces being provided for the different uses on the site. The bicycle parking table must be broken down to show
short-term bicycle parking and long-term bicycle parking. Please refer to Section 2.11 of the City's Design and
Construction Standards (DCS) and Section 9-9-6(g) B.R.C. 1981 for the criteria and design standards for both
long-term and short-term bicycle parking.
3.Broadway and University Street: Pursuant to section 9-9-8(g) B.R.C. 1981 and in meeting the site review criteria
for circulation the project will be required to provide a dedicated landscape planting area and detached sidewalk
along Broadway and University Street. The width of the landscape planting area must be wide enough to
accommodate the street trees that will remain but not less than 8-feet wide. The width of the detached sidewalk
must be twelve-feet consistent with the sidewalk standards contained in Table 2-12 of the DCS for a commercial /
retail use.
4.Garage Access: The location of the access point (driveway) for the garage does not meet the access spacing
standards contained in section 2.04 of the DCS. The DCS site access standards require driveways to be located a
minimum of ten-feet away from the property line.
5.In accordance with section 2.02 of the DCS a traffic study will be required for the project because the vehicle trips
expected to be generated by the project during the peak hour exceeds 100 vehicles. Please have the traffic
consultant forward the parameters of the traffic study for staff's concurrence prior to starting work on the traffic
study.
6.In accordance with section 9-2-14(d)(11) B.R.C. 1981 the site review and engineering plans must show and label
the width of any easements required to be dedicated to the city in order to construct the public improvements.
7.In verifying compliance with section 9-9-9 B.R.C. 1981 please ensure the site review written statement includes a
ATTACHMENT B
Agenda Item 5B Page 23 of 60
narrative describing how the off-street delivery and loading spaces will operate and be managed. Staff will require
the engineering plans to include plan sheets containing auto-turn templates for an SU-40 truck demonstrating the
trucks can access the back area of the buildings using the existing one-way streets and alley and the proposed
turnaround space on the site.
8. Parking Garage Access: The engineering plans submitted with the site review application will need to include the
vertical grades for the garage ramp and be consistent with the design standards contained in Section 2.04(L) of the
DCS. Staff should be consulted early in the design of the parking garage if an exception to the DCS standards for
access driveway grades will be requested.
9. Per the site review criteria for circulation at time of site review please ensure the site review and engineering plans
show the multi-modal access that will be provided through the site and between adjacent properties.
10. Plazas and Terraces Design: The configuration of the plaza space, while providing a primary (upper) and
secondary (lower) outdoor gathering areas of significant square footage, might be articulated with a more
contemporary design vocabulary. The terrace and stair sequence is a bit awkward and disruptive to pedestrian
flow. Terraced seating areas integrated within the pedestrian sequence are forced into a complex relative geometry
that may reduce overall comfort of the user. The pedestrian oriented north to south may also encounter a
somewhat confusing order of forms without clear sight lines inviting the user to experience the balance of the plaza
space. Staff has provided images as markups from other contemporary plaza designs on page A8 of the Concept
Plan Submittal (although not meant to provide literal translation to the subje ct hotel plaza design) as alternative
forms, lines, and relationships that may be of use in defining the pedestrian experience.
11. Pleasant Street Improvements: Pursuant to section 9-9-8(g) B.R.C. 1981 and in meeting the site review criteria for
circulation the project will be required to construct the following public improvements on westbound Pleasent
Street:
- Providing an 11-foot wide westbound travel lane measured from the existing double yellow;
- Providing an 8 foot wide drop-off / pick-up for hotel guest and loading zone (inclusive of the curb pan);
- Providing a 5.5' combined curb and concrete surface area width for hotel guest and deliveries;
- Providing a planting width for the planting of street trees within grates;
- Providing a 12' wide sidewalk (exclusive of the width being provided for the tree grates).
Per section 7-6-13 B.R.C. the horizontal design of the Pleasant Street curb-and-gutter must be designed such that
the hotel guest pick-up and drop off area and loading zone does not encroach:
- within 20-feet of a crosswalk or intersection;
- within five-feet of a driveway.
12. Please be aware the project could be responsible for public improvements for the existing alley that will be used for
loading, deliveries and emergency access. The requirement to construct public improvements for the alley will be
identified at time of site review.
13. Public Right-of Way: City mapping shows an approximate seven foot wide north/south section of public
right-of-way that will need to be vacated in order to accomodate the proposed project. The right -of-way vacation
must be reviewed by staff and approved by City Council through a separate Land Use Review application.
14. Right-of-Way Lighting: Please ensure the site review plans show the existing street lights in the right-of-way along
with modifications being proposed for the other lighting located within the public right-of-way.
15. Staff appreciates the marked cross-walks being shown on Pleasant Street. That said, please remove the
proposed marked crosswalks from the site review and engineering plans because crosswalks are marked in
accordance with the criteria contained in the City's Pedestrian Crossing Treatment Installation Guidelines.
16. The project will be required to provide a Parking Management Plan describing how the parking garage will be
operated and managed. The plan must also discuss and provide the location where the hotel will park guest
vehicles once the parking garage has reached its' capacity.
17. The traffic study must include a capacity and operational analysis of the proposed drop -off and loading zone area
on Pleasant Street. The analysis must confirm the length of the proposed drop-off and loading zone area can
ATTACHMENT B
Agenda Item 5B Page 24 of 60
accommodate the vehicle and truck demand associated with the hotel and not result in vehicles or trucks to queue
into either Pleasant Street or Broadway roadway section.
18. Traffic Assessment Letter: The Trip Generation and Assignment Letter will need to be revised prior to staff
reviewing the parameters for the traffic study. This is necessary in order to add streets to the area roadway section
of the letter and to revise the assignment of site-generated traffic that's impacted by adjacent one-way streets.
Staff will contact the consultant directly to discuss the revisions.
Building Design
Elaine McLaughlin, 303-441-4130
1. On sheet A14, while staff acknowledges that the precedent image provided is compelling for the central building
element, the window openings shown on the conceptual sketch don't appear to be reflective of the precedent image.
As the project plans progress, please ensure that the precedent represents the proposed.
2. The building forms shown on the perspective on A18 appear unnecessarily jumbled and complex for the corner. In
addition, there is just one upper story window facing the corner of the second story of the corner.
3. The written statement doesn't adequately address the design process that derived the proposed building mass and
intended approach to urban design. As project plans progress, please provide a better understanding at how the
design came about and the design process.
4. In terms of Building Mass and Scale, staff acknowledges the applicant's strong design intent to create a dynamic
corner with modulated and stepped building bays that would draw the pedestrian into the site. In this regard staff
notes several recommendations: (a) the applicant should consider an opportunity to create either a keyhole view
toward the Flatirons given the building modulation; (b) the applicant should consider a roof deck amenity to allow public
access to the broad views toward the Flatirons and foothills; (c) the variation of building heights, while dynamic, also
has a somewhat chaotic impression and simple moves of the building mass could help to mitigate that effect: for
example the two story, centrally located building bay intended as meeting rooms could be less dominant of a building
element and instead the individual retail buildings could step up into the space; (d) consider the use of color, plantings
and lighting to draw the eye into the upper plaza space along the stairs; (e) ensure that there are a number of broader
stair treads to allow a greater amount of stair usability.
Drainage Erik Saunders, 303 441-4493
1. Pursuant to Section 11-5-6, B.R.C. 1981, the applicant is required to provide “all reasonable necessary drainage
facilities to ensure adequate drainage and management of storm waters and floods falling on, or flowing onto, the
property” in accordance with an approved stormwater and flood management plan in addition to meeting the
provisions of the City of Boulder Stormwater Master Plan.
2. Storm water runoff and water quality treatment are issues that must be addressed during the Site Review
Process. Regarding the city’s new storm water regulations and the June 2019 adoption of the updated City of
Boulder Design and Construction Standards (DCS), this development is considered an “applicable development”.
All requirements of Chapter 7 of the DCS apply including (but not limited to):
- Storm water detention
- LID Techniques
- Quality Design Standard Compliance
- Selection and Design of SCM’s
- Preliminary Infiltration Feasibility Screening
- Treatment Approach Selection Criteria
- Soil and Infiltration Test
- Storm sewer construction
- Irrigation Ditches and Laterals
- Groundwater discharge
- Erosion control during and post construction activities.
A Preliminary Storm Water Report and Plan in accordance with the City of Boulder Design and Construction
Standards (DCS) must be provided by the applicant at time of Site Review application.
ATTACHMENT B
Agenda Item 5B Page 25 of 60
3. The applicant is notified that detention and water quality facilities intended to detain and/or treat stormwater
runoff for multiple lots shall be located in “Outlots”, with maintenance responsibilities detailed in the subdivision
agreement.
4. Discharge of groundwater to the public storm sewer system may be necessary to accommodate construction
and operation of the proposed developments. City Agreements and/or State permits will be required for this
discharge. The applicant is advised to contact the City of Boulder Storm Water Quality Office at 303 -413-7350
regarding Agreement requirements. All applicable permits mus t be in place prior to building permit application.
Additionally, special design considerations for the property to handle groundwater discharge as part of the
development may be necessary.
5. A construction storm water discharge permit is required from the State of Colorado for projects disturbing one
(1) acre of land or more. The applicant is advised to contact the Colorado Department of Public Health and
Environment.
Groundwater Erik Saunders, 303 441-4493
Groundwater is a concern in many areas of the City of Boulder. Discharge of groundwater to the public storm
sewer system should be anticipated to accommodate construction and operation of the proposed development.
Please be advised that if groundwater is encountered at this site an underdrain/ dewatering system may be
required to reduce groundwater infiltration. Information pertaining to the quality of the groundwater encountered on
the site will be required to determine if treatment is necessary prior to discharge from the site. City Agreements
and/or State permits are required for the discharge of any groundwater to the public storm sewer system. The
applicant is advised to contact the City of Boulder Storm Water Quality Office at 303 -413-7350 regarding
Agreement requirements. All applicable permits/agreements must be in place prior to building permit application.
Additionally, special design considerations for the properties to handle groundwater discharge as part of the
development may be necessary.
Landscaping Chris Ricciardello, 303-441-3138
1. Existing & Proposed Streetscape: The streetscape along the perimeter of the subject property has elements
(mature street trees, tree grates, public art, and furnishings) worth maintaining. The applicant shall work with staff
to retain existing streetscape elements where practicable, integrating these elements into the proposed landscape.
The site plan introduces new street trees, alternate pavement materials, pedestrian access points, and presumably
site furnishings and light pole standards into the interface between public and private realm. Coordinate with staff
on arrangement and specific placement of these elements as the site plan continues to develop.
2. Plazas and Terraces Design: The configuration of the plaza space, while providing a primary (upper) and
secondary (lower) outdoor gathering areas of significant square footage, might be articulated with a more
contemporary design vocabulary. The terrace and stair sequence is a bit awkward and disruptive to pedestrian
flow. Terraced seating areas integrated within the pedestrian sequence are forced into a complex relative geometry
that may reduce overall comfort of the user. The pedestrian oriented north to south may also encounter a
somewhat confusing order of forms without clear sight lines inviting the user to experience the balance of the plaza
space. Staff has provided images as markups from other contemporary plaza designs on page A8 of the Concept
Plan Submittal (although not meant to provide literal translation to the subject hotel plaza design) as alternative
forms, lines, and relationships that may be of use in defining the pedestrian experience.
3. Screening from Offsite Views: The western edge of the property from the garage entrance north through the
loading and service area of the complex presents a challenge relative to views into the site from adjacent
properties. The applicant shall coordinate with staff on effective screening methods allowing for the att enuation of
potentially offensive service-side componentry.
4. Site Layout and Plazas: The concept plan for 1313 Broadway – University Hill Hotel places a strong emphasis on
the exterior plaza space. The plaza space combined with ter raced areas and circulation at over 8,000 square feet,
is very prominent in the site. The current configuration may lend itself to an interesting and diverse spatial
experience. There is a distinct lack of programmatic design elements s hown on the site plan indicating how the
space is intended for use. The applicant should explore these spatial relationships relative to building operations
and show in detail on the site plan. In addition, solar orientation as it relat es to the layout of the buildings, will cast
shadow onto the exterior plaza at its most extreme change in grade. During the winter months, this could prove
hazardous and potentially render a large portion of the exterior spaces unusable.
ATTACHMENT B
Agenda Item 5B Page 26 of 60
Land Use
Elaine McLaughlin, 303-441-4130
The project plans for the hotel indicate a ground floor labeled as 10,100 square feet of "Hotel Common Space" without
any indication of the expected programming for such a large space. As project plans progress, a clear indication of what
is planned for this large of a space as "common" space will be necessary. For example, is it expected to be more than
lobby space and would the uses include a bar or restaurant or meeting space? The first page of the written statement
seems to imply that there would be retail within the 10,100 square foot common space with the following statement, "The
hotel will include an open lobby with multiple retailers and spaces to mingle." Staff notes that if retail is proposed, that
this be clarified as project plans progress and if the retail is intended to be an "accessory use" to the hotel or would serve
more than just the hotel guests. Neighborhood Comments Elaine McLaughlin, 303-441-4130
1. Staff spoke via phone call on 2/12/2020 with the house director for the Kappa Kappa Gamma Sorority House that is
located adjacent and to the west of the site. Among the concerns articulated was the location of the trash enclosure
near the house and any opportunities there may be to relocate that function further away from the house. In addition,
the house director noted that the house's amenity roof deck as well as individual rooms would be visually impacted by
the proposed building. In particular, the roof deck is currently open to sun and air circulation and there is a concern
that the three- to four-story building would change the character of that amenity. Similarly, with hotel rooms facing the
east end of the house, the house director said privacy becomes a concern. The app licant should be prepared to
amend project plans in deference to these concerns to create less impacts on the sorority house. In addition, the
house director noted that a representative for the house will be providing comments at the Planning Board hearing.
2. Staff received a comment letter from the University Hill Neighborhood Association Design Review Board. In the
comment letter, the UHNA DRB appeared to be supportive of many of the aspects of the planned project and
provided specific comments. That email a separate attachment to these review comments.
Plan Documents
Elaine McLaughlin, 303-441-4130
1. On sheet A10, the precedent images shown along the east side of the building appear to illustrate the ground level
uses and intent rather than the second story that is shown in plan with the hotel roo ms.
2. On Sheet A6, the citations of the Code Requirements for the Setbacks are erroneous: for the Front yard, the setback
is "0" for all stories rather than "0 for 1st and 2nd and 20 for third and above." Similarly, there is no citation shown for
"Side Yard Adjacent to a Street" which is: "0 for 1st and 2nd stories, 12 feet for third story and above." And there is
no citation for "Interior Side Yard" which is "0 or 3" feet. In addition, the citation for Rear Yard is not zero, but "0 or 3
feet." As project plans progress to Site Review, please ensure that the citations are correctly stated to also state
what setback modifications are requested through Site Review.
3. Reference the mark-up on Sheet A-6 that illustrates staff's interpretation of the front, side and rear yards for the
unusually shaped site. Note that per land use code section 9-7-2(c) it states, "Where a rear yard backs on a street,
the rear yard shall have a minimum landscaped setback equal to the minimum front yard landsca ped setback from a
street for all buildings and uses required for that zone." In addition, note that the setback adjacent and parallel to the
alley is considered a "rear" yard. Site Design
Elaine McLaughlin, 303-441-4130
1. The Site Design for this atypical, triangular-shaped property is creative in that the building is designed in an urban
configuration near the street, with ground floor retail uses that can engage the pedestrian along Broadway but also
the use of a central open space plaza can create opportunities for dual openings for the ground floor retail/coworking
space. The interior plaza space not only creates a different type of pedestrian gathering space for both the retail as
well as the hotel, it can also channel pedestrians away from the busier vehicular traffic along Broadway. In this
regard, staff notes that the roughly 4,500 square foot open space may not create the intimacy that other smaller
urban spaces would do.
2. Staff also acknowledges the unique challenge that the 16 feet of grade transition across the site from the low point at
University and Broadway to the high point on the southwest corner along Pleasant Street. The creative use of the
stairs as a "public" space is acknowledged and staff notes that there are successful examples of stairs as open
ATTACHMENT B
Agenda Item 5B Page 27 of 60
space throughout the world. As noted in the Landscape comments, as project plans progress refinement of the stairs
should include a greater amount of color, plantings and seating on the stairs and how the stairs would function in the
wintertime shade. In addition, staff notes that the types of uses chosen for the spaces that align the stairs will be key
to ensuring activity both in the plaza and on the stairs. Similarly, a viewshed from Broadway into the site should be
ensured that would draw the pedestrian up into the space. As currently shown, the direct focal point from the street
into the site via the staircase terminates at a blank elevator core wall, hotel meeting space windows and the (as yet)
unprogrammed "hotel common space" windows. None of these elements would likely engage or draw the pedestrian
up the stairs and into the space and staff recommends the applicant consider more active uses at this visual
terminus. This is also shown on a mark-up on sheet A9 of the plan set.
Similarly, with the stairs likely in shadow most of the year, the stairs may prove to be a less than desirable place to sit
for many months out of the year. As project plans move forward, staff recommends that the applicant provide greater
detail on the use of the stairs as an urban design element for year around use as well as clarity on how the applicant
believes the stairs will become an urban design feature that will draw the pedestrian into the space.
3. The plaza spaces appear large without clear definition of uses within the space. As project plans progress, the
applicant will need to ensure that the plaza space of this size has adequate programming and functionality. As also
noted in the Landscape comments, the Concept Plan does not illu strate any amenities in the plaza and as such, it's
challenging to determine how the plaza can effectively provide activity and act as a functional gathering space. Some
of this may resolve somewhat if the larger lobby areas of the hotel are identifie d that may "spill" out into the plaza
such as cafe/bar seating etc. It is important to note that because the plaza is within 500 feet of a residential zoning
district to the west, where the RH-5 zoning exists, any outdoor seating in excess of 300 square feet will be subject to
an application for Use Review.
4. Reference should be made to the planned CU conference hotel to the northeast to ensure a broader urban design
connectivity and legibility as that project will establish a new context for tha t corner. In the conceptual plans, there is
distinct diagonally-configured open space that is oriented toward the corner of University Avenue and Broadway
intersection and toward the Flatiron views. As the project moves forward, a sketch up model tha t incorporates the
surrounding existing and planned context must be provided that demonstrate how the proposed project positively
relates to the existing and near future context.
5. As project plans move forward, the applicant must provide a solar impact analysis as the properties adjacent and to
the west are zoned RH-5 which is within Solar Access (SA) Area II. Per the Land Use code section 9-9-17(c),
B.R.C.1981: "SA Area II is designed to protect solar access principally for rooftops in areas wh ere, because of
planned density , topography or lot configuration or orientation, the preponderance of lots therein currently enjoy such
access and where solar access of this nature would not unduly restrict permissible development." In addition
subsection (d)(1)(B) states, "No person shall erect an object or structure on any other lot that would shade a
protected lot in SA Area II to a greater degree than the lot would be shaded by a solar fence twenty -five feet in height,
between two hours before and two hours after local solar noon on a clear winter solstice day." Therefore, the
applicant must demonstrate in a solar shadow analysis consistency with this code provision. Where necessary,
portions of the building mass may have to be adjusted.
Review Process
Elaine McLaughlin, 303-441-4130
As the applicant is aware, the Planning Board hearing to review and comment on the Concept Plan is scheduled for
February 27, 2020. The Concept Plan for Council Consideration is
Utilities: Erik Saunders 303 441-4493
1. SITE/PROPOSAL KEY ISSUES:
The site is currently impacted by an active sanitary sewer main oriented in a S-N alignment, approximately
bisecting the University Hill General Improvement District (UHGID) parking lot. The sanitary sewer main is located
within an existing narrow public right-of-way and adjacent public utility easement. While it may be possible to
abandon a portion of the sanitary sewer main and vacate both the public right-of-way and public utility easement it
must first be determined that there is no public need for that facility specific to the present location. If that
determination is made, it will be necessary to design a new section of sanitary sewer main in an alternate
alignment in order to maintain the City’s sanitary sewer collection network.
As part of the required platting process to consolidate the existing lots, (Subdivision), it shall be necessary to place
ATTACHMENT B
Agenda Item 5B Page 28 of 60
the existing overhead utilities within the alley right-of-way underground per section 9-12-12 (a)(3), “Standards for
Water and Wastewater Improvements”, B.R.C. 1981.
2. GENERAL REQUIREMENTS:
a. A water system distribution analysis (Utility Report) will be required at time of Site Review in order to assess the
impacts and service demands of the proposed development. Conformance with the city’s Treated Water Master
Plan, October 2011 is necessary.
b. A wastewater collection system analysis (Utility Report) will be required at time of Site Review to determine any
system impacts based on the proposed demands of the development. The analysis will need to show
conformance
with the city’s Wastewater Collection System Master Plan, July 2016.
c. On-site and off-site water main and wastewater main construction per the City of Boulder Design and
Construction Standards (DCS) as necessary to serve the development, as well as perpetuate the overall system,
may be required. All proposed public utilities for this project shall be designed in accordance with the DCS.
d. Fire hydrants shall be installed as necessary to meet the coverage requirements outlined in Section 5.10 of the
City of Boulder Design and Construction Standards. Per the standards, no portion of any building shall be over
175 feet of fire access distance from the nearest hydrant. Fire access distance is measured along public or
private (fire accessible) roadways or fire lanes, as would be traveled by motorized fire equipment. All fire
hydrants and public water lines will need to be located within public utility easements.
e. The applicant is notified that, though the city allows Xcel, CenturyLink and Comcast to install their utilities within
public rights-of-way, the private and franchised utility providers generally require them to be located in easements
on private property.
f. The applicant is advised that any proposed street trees along the property frontage may conflict with existing or
proposed utilities, including without limitation: water, wastewater, storm drainage, flood control, gas, electric,
telecommunications, drainageways, and irrigation ditches, within and adjacent to the development site. It is the
applicant’s responsibility to resolve such conflicts with appropriate methods conforming to the Boulder Revised
Code 1981, the City of Boulder Design and Construction Standards, and any private/franchise utility
specifications.
g. The landscape irrigation system requires a separate water service and meter. A separate water Plant Investment
Fee must be paid at time of building permit. Service, meter and tap sizes will be required at time of building
permit submittal.
IV. FEES
Please note that current development review fees include a $131 hourly rate for reviewer services following the initial city
response (these written comments). Please see the P&DS Questions and Answers brochure for more information about
the hourly billing system.
ATTACHMENT B
Agenda Item 5B Page 29 of 60
Attachment: Neighbor Comments Received
From: Nancy Blackwood <nanblackwood@msn.com>
Sent: Tuesday, February 11, 2020 10:27 AM
To: McLaughlin, Elaine <McLaughlinE@bouldercolorado.gov>
Cc: Stephen Sparn <ssparn@sophersparn.com>; David Raduziner <draduziner@gmail.com>
Subject: Hill Hotel Concept Plan-UHNA Comments
Hi Elaine,
We are extremely pleased (and excited) for the opportunity to review and provide comments on the Hill Hotel Concept
Plan submittal.
Chris Shears and his team presented the Hill Hotel Concept Plan to the UHNA Executive Committee last week and we
provided some initial feedback to them. Since that meeting the UHNA EC Design Review Committee (Stephen Sparn,
David Raduziner and I) have reviewed the plans in more detail and have the following comments:
Background/Reminder of Existing Conditions
• The University Hill Commercial District was in decline for more than 40 y ears (from the mid-1970’s when we lost 3
high end women’s and 2 high end men’s clothing stores to the mid 2010’s).
• What was once a thriving multi-generational district with a variety of entertainment venues, shops and services
turned into a seasonal food court predominantly serving University of Colorado students. It is just beginning to
turn around since the Hill Revitalization Strategy was adopted by Council about 5 y ears ago and the City hired
Sarah Wiebenson as the Hill Coordinator. We now have a handful of restaurants that appeal to a broader clientele
and the neighborhood treasures them, but we need more than this to stimulate revitalization of the commercial
district. We need uses that provide year-round clientele to the Hill businesses that struggle over the summer and
the holidays when the students are absent.
• The introduction of 2 high-end luxury student housing projects in the district has done nothing to add to the
economic or social vitality of the Hill Commercial District; and in fact has had a detrimental impacts.
• The buildings on the site of the proposed Hill Hotel are in serious disrepair and have reached the end of their
useful life. This property is truly a catalyst site which we believe has the potential to be the “spark” to begin the
transformation of the Hill back to a community and neighborhood-centric district with a mix of shops and services
that serve the greater Hill area and community. We believe the Hill Hotel is that spark.
Comments
• We appreciate the careful attention that has been given to the historic character of the Hill in the preliminary
design work presented .
• We are excited about the synergy this will generate with the planned CU Hotel and Conference Center at the
opposite corner of University and Broadway. That said, concern has been expressed regarding the increased
pedestrian crossing activity at University and Broadway, a very busy intersection. We urge the City to explore
modifications to the intersection to enhance the pedestrian experience and assure safer pedestrian crossings.
• The site plan addresses and respects its context by responding to the varied conditions surrounding the site. It
offers a strong visual and pedestrian connection to and through the site from University and Broadway to the alley
between 12th and 13th Street (planned as the first alley enhancement project). We support the hotel drop off as
designed as it will maintain safe pedestrian circulation along Pleasant Street. The retail buildings along
Broadway are set back an additional 10’ to provide a wider sidewalk, helping to activate the street frontage and
accommodate the significant pedestrian traffic along this transit corridor. The buildings have been sited and
broken up into smaller modules to provide transparency throughout the site. 25% of the site is open space/plaza;
this is an extraordinary gift to the city and the neighborhood. The positioning of the buildings creates spaces that
draws one into the site….to explore.
• The western portion of the hotel realigns itself with the neighborhood that transitions to the University Hill street
grid .
• The site plan creates a proportionately-scaled south-facing public plaza that opens up to the south and to the
neighborhood and will be a highly desirable space.
• The exterior plaza(s) terrace spaces and steps between them will be popular meeting and congregation spaces
for residents, visitors and students alike. They provide civic outdoor space for a variety of community events and
complement the recently constructed “Event Street” on Pennsylvania.
ATTACHMENT B
Agenda Item 5B Page 30 of 60
• At first glance, the mass appears to be significantly greater than what is currently on the site but, on closer
inspection, the buildings are actually broken up into more modest forms. We encourage the differentiation of
those forms using finish materials to reduce the scale of the buildings as the design proceeds.
• The Concept Plan submittal generally shows just the building massing. Suggested building materials in the
precedent images are in concert with the goal of designing buildings that reflect the context. The massing shows
a variety of scale, forms, steps and angles intended to reduce the perceived scale of the buildings.
• The character and design of the buildings should not imitate the University vernacular, nor should it replicate the
University Hill vernacular (which is actually quite eclectic). Rather it should utilize materials found in the
University Hill district as inspiration to create context and fit.
• The architect and developer have assured us of the team’s commitment to fully engage the neighborhood to
develop the remaining important details that make a mixed-use project such as this successful. The architect and
developer have been working on this project for over 4 years and at each step the design team has listened and
responded to community feedback as well as the City Council.
• The University Hill Neighborhood Association enthusiastically supports this project and the desig n
direction and look forward to seeing the next iteration of the Hotel and public realm design.
We strongly encourage Planning Board and City Council to support this great project!
Very best regards,
Nancy Blackwood
Stephen Sparn
David Raduziner
UHNA DRC
ATTACHMENT B
Agenda Item 5B Page 31 of 60
From: Nancy Blackwood <nanblackwood@msn.com>
Sent: Tuesday, February 11, 2020 10:27 AM
To: McLaughlin, Elaine <McLaughlinE@bouldercolorado.gov>
Cc: Stephen Sparn <ssparn@sophersparn.com>; David Raduziner <draduziner@gmail.com>
Subject: Hill Hotel Concept Plan-UHNA Comments
Hi Elaine,
We are extremely pleased (and excited) for the opportunity to review and provide comments on the Hill
Hotel Concept Plan submittal.
Chris Shears and his team presented the Hill Hotel Concept Plan to the UHNA Executive Committee last
week and we provided some initial feedback to them. Since that meeting the UHNA EC Design Review
Committee (Stephen Sparn, David Raduziner and I) have reviewed the plans in more detail and have the
following comments:
Background/Reminder of Existing Conditions
•The University Hill Commercial District was in decline for more than 40 years (from the mid-
1970’s when we lost 3 high end women’s and 2 high end men’s clothing stores to the mid
2010’s).
•What was once a thriving multi-generational district with a variety of entertainment venues,
shops and services turned into a seasonal food court predominantly serving University of
Colorado students. It is just beginning to turn around since the Hill Revitalization Strategy was
adopted by Council about 5 years ago and the City hired Sarah Wiebenson as the Hill
Coordinator. We now have a handful of restaurants that appeal to a broader clientele and the
neighborhood treasures them, but we need more than this to stimulate revitalization of the
commercial district. We need uses that provide year-round clientele to the Hill businesses that
struggle over the summer and the holidays when the students are absent.
•The introduction of 2 high-end luxury student housing projects in the district has done nothing
to add to the economic or social vitality of the Hill Commercial District; and in fact has had a
detrimental impacts.
•The buildings on the site of the proposed Hill Hotel are in serious disrepair and have reached the
end of their useful life. This property is truly a catalyst site which we believe has the potential to
be the “spark” to begin the transformation of the Hill back to a community and neighborhood-
centric district with a mix of shops and services that serve the greater Hill area and
community. We believe the Hill Hotel is that spark.
Comments
•We appreciate the careful attention that has been given to the historic character of the Hill in
the preliminary design work presented .
•We are excited about the synergy this will generate with the planned CU Hotel and Conference
Center at the opposite corner of University and Broadway. That said, concern has been
expressed regarding the increased pedestrian crossing activity at University and Broadway, a
very busy intersection. We urge the City to explore modifications to the intersection to enhance
the pedestrian experience and assure safer pedestrian crossings.
•The site plan addresses and respects its context by responding to the varied conditions
surrounding the site. It offers a strong visual and pedestrian connection to and through the site
from University and Broadway to the alley between 12th and 13th Street (planned as the first
ATTACHMENT C
Agenda Item 5B Page 32 of 60
alley enhancement project). We support the hotel drop off as designed as it will maintain safe
pedestrian circulation along Pleasant Street. The retail buildings along Broadway are set back an
additional 10’ to provide a wider sidewalk, helping to activate the street frontage and
accommodate the significant pedestrian traffic along this transit corridor. The buildings have
been sited and broken up into smaller modules to provide transparency throughout the
site. 25% of the site is open space/plaza; this is an extraordinary gift to the city and the
neighborhood. The positioning of the buildings creates spaces that draws one into the site….to
explore.
•The western portion of the hotel realigns itself with the neighborhood that transitions to the
University Hill street grid .
•The site plan creates a proportionately-scaled south-facing public plaza that opens up to the
south and to the neighborhood and will be a highly desirable space.
•The exterior plaza(s) terrace spaces and steps between them will be popular meeting and
congregation spaces for residents, visitors and students alike. They provide civic outdoor space
for a variety of community events and complement the recently constructed “Event Street” on
Pennsylvania.
•At first glance, the mass appears to be significantly greater than what is currently on the site
but, on closer inspection, the buildings are actually broken up into more modest forms. We
encourage the differentiation of those forms using finish materials to reduce the scale of the
buildings as the design proceeds.
•The Concept Plan submittal generally shows just the building massing. Suggested building
materials in the precedent images are in concert with the goal of designing buildings that reflect
the context. The massing shows a variety of scale, forms, steps and angles intended to reduce
the perceived scale of the buildings.
•The character and design of the buildings should not imitate the University vernacular, nor
should it replicate the University Hill vernacular (which is actually quite eclectic). Rather it
should utilize materials found in the University Hill district as inspiration to create context and
fit.
•The architect and developer have assured us of the team’s commitment to fully engage the
neighborhood to develop the remaining important details that make a mixed-use project such
as this successful. The architect and developer have been working on this project for over 4
years and at each step the design team has listened and responded to community feedback as
well as the City Council.
•The University Hill Neighborhood Association enthusiastically supports this project and the
design direction and look forward to seeing the next iteration of the Hotel and public realm
design.
We strongly encourage Planning Board and City Council to support this great project!
Very best regards,
Nancy Blackwood
Stephen Sparn
David Rauziner
UHNA DRC
ATTACHMENT C
Agenda Item 5B Page 33 of 60
ATTACHMENT C
Agenda Item 5B Page 34 of 60
Hill Hotel
Written Statement
Hill Hotel
January 27, 2020
Mixed-Use Project
Overview
The proposed project, located on the northern edge of
the University Hill commercial district, is a mixed-use
project which includes a 198 room hotel, associated
common areas, retail and office uses, and below grade
parking. The property is within the University Hill
General Improvement District.
The building will be designed to be compatible with and reference the immediate context including the
University of Colorado and the University Hill commercial district. The building will recognize the Hill’s
culture and history, yet also speaks to the future associated with retail, office, and hotel uses.
The proposed concept recognizes the height, mass and scale of existing buildings in the neighborhood.
The development pattern along Broadway is consistent with that of existing buildings along this street
that cuts diagonally across The Hill. The proposed massing along Pleasant Street and University is
consistent with the scale of adjacent structures and will act as a gateway that connects The Hill to
downtown Boulder and the CU campus.
This project, introducing a hotel use, is important to the future vitality and financial stability of this
important neighborhood center. Through the mix of year-round uses and numerous site amenities, the
Hill Hotel project will successfully reenergize this predominantly CU-dependent area.
Design & Placemaking
The project provides a much needed
place for CU students and faculty,
residents of University Hill, and visiting
parents, convention attendees, and the
entire Boulder Community to gather.
The hotel will include an open lobby
with multiple retailers and spaces to
mingle. Furthermore the building is
designed to create open space which
provides a comfortable transition to
and from downtown and an active,
transparent street front on Broadway
and Pleasant Streets. Building
1
ATTACHMENT D
Agenda Item 5B Page 35 of 60
Hill Hotel
Written Statement
transparency along street frontages opens up the project and encourages pedestrians to enter the site’s
public gathering spaces and explore outdoor-focused retail shops and terraced steps and seating areas.
A public plaza along Pleasant St. creates a natural eddy for pedestrian traffic and is in alignment with the
alley to the south, a typical pedestrian path up to The Hill. This path continues north inviting pedestrians
to continue directly through the project and on to downtown.
Community Outreach
Over the last few years, as the project has been evolving, there have been numerous meetings with Hill
merchants, property owners, tenants, City Council persons and the greater University Hill neighborhood.
Sarah Wiebenson, the City’s University Hill community coordinator, has managed this outreach and kept
the community aware of the evolution of thinking regarding program and concept. The result of this
outreach has been enthusiastic support for the project. Community outreach will continue throughout
the entitlement process which begins with this submittal.
Community Benefit
This particular use, a hotel with an additional mix of uses, provides enormous benefit as a complement
to the University Hill neighborhood, the greater Boulder community and the University of Colorado.
Furthermore the development team is enthusiastic about discussing the benefits of substantial public
plaza/open space, community access, TDM strategies, sustainability, and public art.
Parking
The proposed project includes 50 spaces in a parking garage. Parking will be managed by a valet service
and staffed 24/7. Cars are proposed to be stacked vertically in stalls, two cars high.
City Plans and Policies
BVCP and Land Use
The project is located within the City’s
Boulder Valley Comprehensive Plan (BVCP)
designated University Hill Commercial
Area, a neighborhood center described as
“serving as neighborhood gathering
places, these centers also provide goods
and services for the day-to-day needs or
nearby residents, workers, and students
and are easily accessible from surrounding
areas by foot, bike, and transit.
Neighborhood centers contribute to a
sense of place and the achievement of
walkable places with a mix of uses and
range of services” (BVCP 35). The Hill Hotel
will advance the breadth of uses present in the neighborhood community and will directly support the
Colorado University Regional Center and the varying groups who reside throughout the larger Hill
2
ATTACHMENT D
Agenda Item 5B Page 36 of 60
Hill Hotel
Written Statement
neighborhood. The reinvestment into this aging location preserves and supports the nearby residential
neighborhood, provides a mix of complementary land uses that will feed off one another and support
surrounding local and authentic businesses, and acts as a transition between the CU campus, the Hill
commercial area, and the nearby residential community. With a BVCP Land Use Designation of Mixed
Use Business (MUB), the Hill Hotel project consists of varying businesses that will support The Hill
community.
Zoning
Located fully within the Business Main
Street (BMS) zone district, the project
features the hotel as the predominant use
while also incorporating ground floor retail
and core and shell areas for future
leasable space.
Business - Main Street is defined as:
Business areas generally anchored around
a main street that are intended to serve
the surrounding residential
neighborhoods. It is anticipated that
development will occur in a pedestrian-oriented pattern, with buildings built up to the street; retail uses
on the first floor; residential and office uses above the first floor; and where complementary uses may
be allowed.
Concept Plan Criteria
(A) Environmental Impact Mitigation
Techniques and strategies for environmental impact avoidance, minimization, or mitigation.
The proposed building concept and the submitted materials describe a high-performance
mixed-use re-development for this property. The existing building materials on the property will
be recycled. The project features a green roof to reduce the heat-island effect while increasing
the site's vegetation. Additionally, building transparency and skylights will increase the use of
natural light and reduce overall energy consumption during daytime. Ultimately the project will
meet or exceed all environmental standards and mitigation practices required by the City of
Boulder.
(B) Travel Demand Management
Techniques and strategies for practical and economically feasible travel demand management techniques,
including, without limitation, site design, land use, covenants, transit passes, parking restrictions, information or
education materials or programs that may reduce single-occupant vehicle trip generation to and from the site.
The City of Boulder provides an excellent Transportation Options Toolkit for developers and
employers to help reduce congestion on Boulder’s roads, provide better mobility, and ultimately
provide an even better place to do business. This toolkit provides a set of travel related
3
ATTACHMENT D
Agenda Item 5B Page 37 of 60
Hill Hotel
Written Statement
strategies, aimed at managing the demand placed on the transportation system. These
strategies are listed under management of parking, facilities provided, efficiency programs,
marketing, and incentives. It is the developer’s intent to provide a Transportation Demand
Management and Options Plan which is based on the strategies proposed in the toolkit. This will
be presented during site review.
Fortunately, this property, located in the business main street zone district, is adjacent to public
transportation systems and can take advantage of the inherent walkability, nearby services, and
other mobility opportunities such as the B-Cycle station located across Broadway, kitty corner to
the site. We are working with the City to identify a location for Uber/Lyft drop off/pickup in a
highly managed and coordinated fashion in order to minimize impacts to adjacent
neighborhoods, allow for hotel guests to securely arrive/depart the hotel, serve other users in
the area, and protect the high volume of pedestrian, bicycle and other student traffic that utilizes
the south side of the property.
(C) Land Use
Proposed land uses and if it is a development that includes residential housing type, mix, sizes, and anticipated sale
prices, the percentage of affordable units to be included; special design characteristics that may be needed to
assure affordability.
This proposed concept includes approximately 4,000 gsf of restaurant retail at grade, 6,000 sf of
co-working retail space, and 87,000 gsf of hotel on three levels above grade. The hotel includes
198 rooms at an average size of 230 sf and includes a lobby, meeting/conference area, and a
fitness center.
An underground parking garage will provide approximately 50 spaces. No residential units nor
any affordable units proposed for this development.
The site provides 25% open space and includes two connected plazas.
4
ATTACHMENT D
Agenda Item 5B Page 38 of 60
University Hill HotelShears Adkins Rockmore Architects Concept Plan Submittal Boulder, CO January 27, 2020 Nichols Partnership+ATTACHMENT DAgenda Item 5B Page 39 of 60
2University Hill Hotel - Concept Plan Submittal01.27.2020AIndexSite AnalysisContext MapProject DataSchematic Drawing(s) of the Site Development ConceptArchitectural Character Sketches - Building ElevationsSite SectionConceptual Views & PerspectivesA3A5A6A7A13A17A18ATTACHMENT DAgenda Item 5B Page 40 of 60
3University Hill Hotel - Concept Plan Submittal01.27.2020AUniversity HillBoulder, ColoradoThe University Hill Neighborhood is a uniquely diverse community that has held a significant importance to the City of Boulder and its residents for over 100 years. At the convergence of the University of Colorado Boulder and University Neighborhoods, this area serves as a neighborhood commercial center and gathering point for both students and neighbors. It’s welcoming, eclectic, diverse mix of new and old buildings and culture continues to evolve as unique and important to the Boulder community. A deeply rooted history of Culture & Community“The area around the strip of 13th Street between Broadway & College Ave. has been a brightly lit, festive magnet for (the) University of Colorado and Boulder”Clay EvansBoulder Daily Camera - 1992“A City in Itself - That is the University Hill of Today. Thirty Years Ago It Took Courage to Start a Store; Today There Are Dozens of Them, and Others Are Being Added Regularly.”Richard NossamanBoulder Daily Camera - 1936ATTACHMENT DAgenda Item 5B Page 41 of 60
4University Hill Hotel - Concept Plan Submittal01.27.2020A22167812131819345910111415161720212223Our site (1) is part of a unique network of structures along the 13th street commercial corridor. This thoroughfare has helped support the local community for over a century. Today, many of these historic buildings remain unchanged, while some have been modified and updated to accommodate the demand associated with changes in use. The diversity and inconsistency of style, form, material, and function is what makes this district so interesting and lively. THENNOW1235678101113161820491214151719212223The HillSITECU CampusBRO
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7University Hill Hotel - Concept Plan Submittal01.27.2020ACU Koenig Alumni CenterBROADWAY
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1Site PlanCirculation, Connections and Site DetailsBuilding EntryStair DischargeVehicular AccessPedestrian Site AccessBike Route(s)Bus Route(s)Bus Stop(s)Elevator EntryATTACHMENT DAgenda Item 5B Page 45 of 60
8University Hill Hotel - Concept Plan Submittal01.27.2020A
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17University Hill Hotel - Concept Plan Submittal
01.27.2020 A
MECHANICAL SCREENS
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MECHANICAL SCREENS
GARAGE
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1750 Fifteenth Street | 01/14/20 | A11
Nichols Partnership
NORTH ELEVATION Copy 1
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25'-4"
20'-0"
Site Section
Upper Plaza
Pleasant St.
University Ave.
Lower Plaza
ATTACHMENT D
Agenda Item 5B Page 55 of 60
18University Hill Hotel - Concept Plan Submittal
01.27.2020 A
Intersection of Broadway and University Ave.
Looking South
ATTACHMENT D
Agenda Item 5B Page 56 of 60
19University Hill Hotel - Concept Plan Submittal
01.27.2020 A
Intersection of Broadway and Pleasant St.
Looking West
ATTACHMENT D
Agenda Item 5B Page 57 of 60
20University Hill Hotel - Concept Plan Submittal
01.27.2020 A
Pleasant St.
Walking Up Broadway
Pleasant St. Alley
North-East Corner of Broadway and University Ave.
Looking East
Looking South at Lower Plaza
Looking North
Looking South-West
ATTACHMENT D
Agenda Item 5B Page 58 of 60
21University Hill Hotel - Concept Plan Submittal
01.27.2020 A
Looking Up Broadway
View South
ATTACHMENT D
Agenda Item 5B Page 59 of 60
22University Hill Hotel - Concept Plan Submittal
01.27.2020 A
Intersection of Broadway and Pleasant St.
Aerial View
ATTACHMENT D
Agenda Item 5B Page 60 of 60