HomeMy WebLinkAboutItem 5A Mount Calvary Senior Housing LUR2020-00019 3485 Stanford Court
C I T Y O F B O U L D E R AGENDA ITEM PLANNING BOARD
MEETING DATE: June 18, 2020
AGENDA TITLE:
CONCEPT PLAN REVIEW AND COMMENT: Request for resident, staff, and Planning Board input on a
proposal to redevelop the property at 3485 Stanford Court to include 60 permanently affordable apartments
for seniors (age 55+) and maintain the existing childcare facility on site. Case number LUR2020-00019.
Applicant: Ian Swallow, Boulder Housing Partners
Property Owner: Housing Authority of the City of Boulder
REQUESTING DEPARTMENT:
Department of Planning & Development Services:
Mary Ann Weideman, Interim Director
Charles Ferro, Development Review Manager
Shannon Moeller, Planner II
OBJECTIVE:
1. Planning Board hears applicant and staff presentations.
2. Public Hearing.
3. Planning Board discussion and comment on concept plan. No action is required by Planning Board.
PROPOSAL AND SITE SUMMARY:
Proposal: CONCEPT PLAN REVIEW & COMMENT of a proposal to redevelop the property at 3485
Stanford Court to include 60 (56 one-bedroom, 4 two-bedroom) permanently affordable
apartments for seniors (age 55+) and maintain the existing childcare facility on site. The
original sanctuary building would be renovated to house the Rainbow Childcare Center
and provide new community space for residents and potentially the broader community.
The existing narthex building (constructed in 2001) would be demolished and new senior
housing building to be placed on the western edge of the site.
Project Name: MOUNT CALVARY SENIOR HOUSING
Location: 3485 Stanford Court
Size of Property: 4.9 acres
Zoning: Residential - Medium 2 (RM-2)
Comprehensive Plan: MR (Medium Density Residential)
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PROCESS
The proposal is required to undergo a concept plan and site review because proposals over 2 acres or 20 dwelling units in
the Residential - Medium 2 (RM-2) zoning district are required to complete a concept plan review and site review. The site
review would amend the existing site review approval on the property.
The purpose of the concept plan review is to determine the general development plan for a particular site and to help
identify key issues in advance of a site review submittal. This step in the development process is intended to give the
applicant an opportunity to solicit comments from the Planning Board as well as the public early in the development process
as to whether a development concept is consistent with the requirements of the city as set forth in its adopted plans,
ordinances, and policies (section 9-2-13, B.R.C. 1981). Concept plan review requires staff review and a public hearing
before the Planning Board.
BACKGROUND
The 4.9-acre property is located in South Boulder at the terminus of Stanford Court, northwest of the intersection of Table
Mesa Drive and South Broadway (refer to Figure 2 on the following page). The site contains two church structures, two
large parking areas and community gardens. The northern portion of the site, which is heavily sloped, contains natural open
space with social trails. The 14,590-square foot northern church structure (sanctuary) was constructed in 1957 and the
approximately 14,667-square foot southern structure (narthex) was constructed in 2001. Refer to Figure 1 below. A
breezeway connects the structures. The sanctuary structure is built into the slope as a one-story structure with a walk-out
basement. The narthex is also built into the slope as a two-story building with a walk-out basement. Mount Calvary Lutheran
Church operated on the property from 1957 until late 2019 when the congregation relocated. Community gardens are
located on the western portion of the site. The far eastern arm of the property contains a formal pedestrian connection to
Harvard Lane and South Broadway.
I. INTRODUCTION AND BACKGROUND
Figure 1: Birds-Eye View of Church Structures and Upper Parking Lot
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The property annexed to the city in 1958 with the three parcels at the far northeast corner per Ordinance No. 2095. At that
time, the areas to the north and east were within the city limits. The property was zoned R-1 Residential zoning to conform
with the adjacent properties. The property that currently contains the Table Mesa Shopping Center to the south and
additional areas to the northwest of the property were annexed the same year. The late 1950s signified the beginning of the
annexation and development of the South Boulder community west of Broadway. The area to the south of the property
(Table Mesa Addition) was annexed and subdivided for residential development in 1961.
The northwest corner of the site is split by right-of-way dedicated for the extension of 35th Street. The right-of-way was
dedicated to the City of Boulder per a warranty deed in 1958. There are no plans to extend 35th Street and the applicant is
anticipated to seek to vacate this right-of-way. A small portion of the driveway leading to the lower eastern parking lot is
owned by the adjoining property (AIMCO's Boulder Creek Apartments); a perpetual easement was granted across this area
in 2017.
A Use Variance was approved in 1966 to permit the construction of seven multi-family units on the three parcels at the
northwest corner of the property, mentioned above (now known as 499, 501, and 503 Harvard Lane). The property was
owned by Mount Calvary Church at the time but was sold to a private developer.
The property is part of the South Boulder Subcommunity. However, an area plan has not been adopted for this
subcommunity. Refer to Guideline #1 below in Section III of this memo for additional information on the characteristics of the
site and surrounding areas.
History. The origins of the Mt. Calvary Lutheran Church can be traced to the early 1880s, when Swedish immigrants in
Boulder established a congregation called the Bethesda Lutheran Church. The Bethesda Lutheran Church changed its
name to the First Evangelical Lutheran Church of Boulder in 1930 and, later, to Mount Calvary Lutheran Church in 1955.
The church acquired a six-acre site at 3485 Stanford Court (then addressed as 500 Princeton Court) in 1956. The original
church structure was designed by Thomas E. Nixon, Jr. and Lincoln Jones and included seating for 220 and a basement
that could be used for classrooms or a social hall. The building was dedicated on May 25, 1958. Refer to Figure 3 on the
Figure 2: Vicinity Map
Subject
Property
Dove
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D
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following page. The first of several
additions to the building was added in
1961, an expansion of the basement to
house additional classroom space.
Another addition was made in 1964,
this time an entire new wing to the
south of the original church. In 2001,
the current narthex structure replaced
this wing south of the original church
sanctuary. A significant interior remodel
of the church was executed in 1978,
and large bronze doors were installed
on the main church in 1982.
Land Use Designation. As shown in Figure 4 below, the site is currently designated as MR (Medium Density Residential)
under the Boulder Valley Comprehensive Plan (BVCP) Land Use Map with a planned density of six to 14 units per acre. As
part of the 2015 BVCP Update, the property was approved for a land use designation change from Low Density Residential
(LR) to Medium Density Residential (MR). The five parcels south of the property (3255, 3305, 3355, 3405, 3455 Stanford
Avenue) were also changed from LR to MR to be consistent with the existing RM-2 zoning and to provide the same
designation as the properties to the south and east. Refer to Guideline #2 below for additional information on the land use
designation change.
Figure 4: BVCP Land Use
Figure 3: Original Church c. 1965
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Zoning. The project site is zoned Residential - Medium (RM-2), which is defined in subsection 9-5-2(c)(1)(B), B.R.C. 1981
as: “Medium density residential areas primarily used for small-lot residential development, including without limitation,
duplexes, triplexes, or townhouses, where each unit generally has direct access at ground level” and which allows a
maximum density of 12.4 dwelling units per acre. Refer to Figure 5 on the following page. The property was previously
zoned RL-1, Residential – Low 1. It was rezoned as part of the implementation of the 2015 BVCP Update in 2017 by
Ordinance 8208.
Figure 5: Zoning Districts
Previous Discretionary Reviews. A use exception was approved in 1965 to allow a nursery school in a single family
residential zone district. Later, a special review was approved in 1973 (#SR-73-8) for a daycare center up to 40 students
(the Boulder Montessori School). Subsequently, an additional daycare center was approved on the site in 1977 (#SR-77-17)
for the Mount Calvary Rainbow Center. The use was limited to 15 students. The day care was permitted to expand to 25
students at the time that the Montessori School vacated the premises. The daycare was approved for hours of operation
from 7:30 a.m. to 5:30 p.m. A conditional use review was granted for the religious assembly use per Site Review #SI-2000-
5. No expansion of the day care use was considered at that time.
A Site Review (#SI-2000-5) was approved in 2000 for an addition to the church. The approval allowed for 29,257 square
feet of floor area and permitted a height exception to 54 feet. Refer to Figure 6 on the following page. The request for an
increase in building height was primarily due to the topography of the site. Following approval, the vehicular drive access to
Harvard Lane was closed and a pedestrian connection was constructed. The city approved the location of wireless antenna
on the site in 2001 to allow antenna inside the existing church cupola.
A previous Concept Plan application (LUR2017-00031) was submitted in 2017 and withdrawn prior to a Planning Board
hearing. That prior proposal included 45 permanently affordable senior residential units and to maintain the existing church
and daycare uses on the site.
Ownership. Housing Authority of the City of Boulder (Boulder Housing Partners) owns the property. It was previously
owned by the Mount Calvary Lutheran Church and Frasier Meadows. All units are expected to be permanently affordable.
RL-1
RM-2
BC-2
Agenda Item 5A Page 5 of 74
Figure 6: Church Addition Constructed in 2001
Land Uses. The proposal includes the following uses:
• Residential: 60 permanently affordable residential units available to seniors (age 55 and over) earning less than 60
percent of the Area Median Income. The residential development would be multi-family stacked flats in one building.
The units would be rentals managed by Boulder Housing Partners. The total unit mix would be 56 one-bedroom and
4 two-bedroom units. The development is not intended for congregate care or assisted living.
• Day Care. The existing Rainbow Daycare use would continue to operate.
Site Plan. The proposal is to demolish the addition constructed in 2001, maintain the original sanctuary building
constructed in 1957, and construct a new three-story residential building on the southwestern portion of site not impacted by
steep slopes. The lower eastern parking area is proposed to remain with some improvements. A drive access is proposed
along the south property line to provide access to a smaller western parking area and the western portion of the building.
The applicant has received input from the surrounding community that maintaining the sweep of the existing ridge and
character of the hillside is important and the proposal seeks to maintain this hillside intact. The north portion of the site is
proposed to remain natural open space. Refer to Figure 7 below.
Architecture and Building Design. The Concept Plan proposes a contemporary building with stacked flats on a double
loaded corridor. The structure is cut into the grade, appearing primarily as a three-story structure toward the eastern end
and a two-story structure at the western end. The building is primarily oriented parallel to the southern property line, with two
short “wings” extending northward at the western end of the building, and extending northeast at the eastern end of the
building toward the existing sanctuary building. Several outdoor spaces are provided, including the large patio north of the
building offering expansive views, outdoor terraces on upper levels, and small private outdoor spaces for garden- and
ground-level dwelling units. A covered vehicle drop-off is provided at the southern entry.
Refer to Guideline #3 below in Section III of this memo for staff’s initial review comments on the building and site design.
II. Project Description
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Figure 7: Site Plan
1st Floor Site Plan
2nd Floor Site Plan
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Open Space Areas. As described above, proposed open space for
the development consists of passive natural open space on the
hillside, a large patio north of the building offering expansive views,
outdoor terraces on upper levels, and small private outdoor spaces
for garden- and ground-level dwelling units. Community garden plots
are proposed at the western extent of the site. Indoor community
space will also be provided at the ground floor and in the existing
sanctuary building. The existing paved path on the east end of the
site that connects to Harvard Lane, would also remain.
Access and Parking. The development will continue to be accessed
from Stanford Court. 73 parking spaces are proposed total in the west
and east parking areas. 62 parking spaces are required for the
proposed 56 one-bedroom units and 4 two-bedroom units. Required
parking for the daycare center is determined through review per Table
9-4, B.R.C. 1981. Additional information will be required at site review
to determine the required number of spaces.
The applicant submitted a preliminary traffic study prepared for the
project, which provides a trip generation estimate of 12 vehicle trips
during the A.M. peak hour and 16 vehicle trips during the peak hour
for the senior housing use. Refer to Attachment A.
Bicycle parking for the proposed housing is required per 9-9-6(g)
“Bicycle Parking,” B.R.C. 1981 as 30 short-term spaces and 90 long-term spaces. Like vehicular parking, bicycle parking for
daycare uses is determined through review. Additional information will be required at site review to determine that adequate
and appropriate bicycle parking is provided.
Figure 10: Social Footpath on Hillside
Figure 8: North Elevation
Figure 9: South Elevation
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Guidelines for Review and Comment: 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:
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;
Natural Features. The existing
topography limits the development
potential of the site. The site is relatively
level (4 percent slope) on the
southwestern quadrant, which then
steeply drops off a ridge to the north and
east. The high point on the site is in the
far southwest corner and the low point is
on Harvard Lane. The northwest corner of
the property is within the "Potential Mass
Movement Hazard" area of the BVCP
Geological Development Constraints Map
(Pendleton Map). The Anderson Ditch
runs adjacent to the northern edge of the
site and the far eastern portion of the
property is impacted by the 500-year
floodplain for Bear Creek.
There are prominent and grand views to
the west, north and east from the site,
which include the Flatirons, cityscape, and
foothills (see Figures 11 and 12).
Refer to criterion 6 below for further
analysis on environmental opportunities
and constraints.
Surrounding Neighborhood. The
immediate context is characterized by residential development at a range of densities. The five properties to the
southwest of the property contain duplex structures built in the 1970s. To the south and southeast are large multi-family
developments, the Boulder Creek Apartments and the Harvard Park Apartments. At the northeast corner of the property
on Harvard Lane are three multi-family structures built in the late 1960s, mentioned above under Background.
III. Concept Plan Review Criteria for Planning Section 9-2-13(g)
Figure 11: Views to the North
Figure 12: Views to the West
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The area to the east and north is
characterized by single-family residences
within the Highland Park and Table Mesa
subdivisions. The development pattern
and residential architecture within these
neighborhoods is representative of post-
WWII residential neighborhoods in
Boulder.
Refer to Key Issue #2 in Section IV of this
memo for additional information on the
character of the surrounding area.
Surrounding Uses. Various services and amenities are located within a short walking distance of the site. The George
Reynolds Branch Library is located less than a ¼ mile to the south, at the intersection of Stanford Avenue and Table
Mesa Drive. A large commercial center, the majority of which is the Table Mesa Shopping Center, is located directly to
the south across Table Mesa Drive. The center contains a grocery store, restaurants, pharmacies, banks, retail shops,
dental offices, and service uses like auto repair, dry cleaners, salons, etc. The shopping center is accessible via a
pedestrian crossing and light just west of Stanford Avenue. Medical and dental offices are located to the west of the
Table Mesa Shopping Center at the Bear Creek Offices (3400 Table Mesa Drive). Boulder Mennonite Church and St.
Martin De Porres Catholic Church are located within ½ mile on Table Mesa Drive. Across Broadway, to the east, is
Martin Park. The park is easily accessible via a pedestrian underpass and contains recreational amenities including
tennis courts, baseball diamond, and a playground.
Figure 14: Surrounding Uses
South Boulder Recreation Center, Fairview High School, Harlow Platts Community Park, and Viele Lake are an
approximately one mile walk to the south or accessible via the SKIP transit line.
½ MILE RADIUS
Figure 13: View of Church from Dover Drive
Martin Neighborhood Park
Table Mesa Shopping Center
George Reynolds Branch Library
Bear Creek Offices
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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;
The property is not within a subarea plan. As part of the 2015 Boulder Valley Comprehensive Plan (BVCP) update a
Land Use Change Request was processed to change the land use designation from Low Density Residential (LR) to
Medium Density Residential (MR) on the BVCP land use map. As described above, the five parcels to the south were
also changed from LR to MR. The request was approved by Planning Board (Oct. 13) and City Council (Nov. 1) for the
following reasons:
• Diversity of housing types and price ranges is a core value of the Comprehensive Plan, recognizing that the
availability of housing affordable to both low- and moderate-income populations is “a growing concern”.
• There is a scarcity of sites for housing in Boulder Valley. Allowing Medium Density Residential will increase the
diversity of housing types.
• The Medium Density Residential designation furthers other key BVCP policies, including jobs:housing balance,
and strengthening community housing partnerships.
• The designation is consistent with the mix of residential densities to the south and could be compatible with the
single-family residential neighborhoods to the north and west through good site planning.
• The location and characteristics of the site make it suitable for new residential development on the upper
portions of the site that are not on a steep slope.
Refer to the staff memo for the joint meeting of City Council and Planning Board on Oct. 13, 2016 for additional
information.
In addition, Policy 2.27 of the BVCP states: “The city and county will identify, evaluate and protect buildings, structures,
objects, districts, sites and natural features of historic, architectural, archaeological or cultural significance with input
from the community. The city and county will seek protection of significant historic and cultural resources through local
designation when a proposal by the private sector is subject to discretionary development review.” As such, staff will
evaluate landmarking the 1957 church structure at time of site review.
Refer to Guideline #8 below for staff’s analysis regarding the proposal’s compliance with housing policies. Refer to Key
Issue #2 for a preliminary analysis with BVCP policies.
3) Applicable criteria, review procedures, and submission requirements for a site review;
The proposal would require a site review application and upon submittal, would be evaluated for conformance
with the following:
• The land use designation in the BVCP;
• All relevant policies of the BVCP;
• The site review criteria of the Land Use Code;
• Zoning regulations;
• The criteria of Section 9-9-11 of the land use code for usable open space.
• The City of Boulder Design and Construction Standards (DCS).
The proposal may require a modification to section 9-7-1 of the land use code to allow the height of the structure to
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exceed 35 feet due to the topography of the site and if roof forms are revised to include pitched roofs. In 2015, City
Council approved a height ordinance in which modifications to the by-right height for new buildings will only be
considered through the site review process in specific parts of the city or in particular circumstances. This proposal
would be eligible for a height modification because at least forty percent of the floor area of the proposed building is for
units that meet the requirements for permanently affordable units in Chapter 9-13, "Inclusionary Housing," B.R.C. 1981.
Planning Board action is required for site reviews which include the height modifications. If a height modification is
requested, a decision on the application would be made at a public hearing before Planning Board.
Special consideration will be given to the following site review criteria:
• Design and location of open spaces. “Useable open space is arranged to be accessible and functional and
incorporates quality landscaping, a mixture of sun and shade and places to gather” (criterion (h)(2)(A)(i)). Staff
appreciates the incorporation of multiple types and locations of proposed open space, including the large ground
level patio, private patios for garden-level and ground-level units, upper floor outdoor spaces, and community
gardening. Staff recommends further refinements to open spaces and landscape buffers to ensure adequate
buffering from properties to the west and south, from the proposed southern drive aisle to adjacent garden-level
units, and organization and access to the community gardening area.
• Design of vehicular and pedestrian access on the site. “Safe and convenient connections are provided that support
multi-modal mobility through and between properties, accessible to the public within the project and between the
project and the existing and proposed transportation systems, including, without limitation, streets, bikeways,
pedestrianways and trails” (criterion (h)(2)(D)(iii). Consideration should be given to providing a sidewalk connecting
the site buildings to the existing sidewalk on the east side of Stanford Court that is physically detached from the
drive aisle/parking lot and a pedestrian connection between the site buildings and the existing pedestrian path on
the east end of the site. The applicant should also explore the implementation of traffic calming designs such as
curb extensions or raised crosswalks to reduce the speeds of vehicles in the parking lot area.
• Design of the buildings to ensure that the “building height, mass, scale, orientation, architecture and configuration
are compatible with the existing character of the area or the character established by adopted design guidelines or
plans for the area” (criterion (h)(2)(F)(i)). Staff appreciates elements of the site planning including preservation and
adaptive reuse of the existing church, programming passive and active open space areas and the connection of the
path to the northwest. Staff encourages the applicant to consider adjustments to the proposed building massing
and the solar exposure to the primary outdoor space on the north of the building, adjustments to the primary entry
feature of the residential units to be more visible and architecturally legible, and consider how HVAC and other
rooftop mechanical systems and the associated screening will be addressed.
• Appropriate building height. “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 or design guidelines for the immediate
area” (criterion (h)(2)(F)(ii)). If a height modification is requested, staff encourages provision of a massing model
taken in isometric perspective, showing the portion of the proposed addition that extends above the maximum
height, and the building’s relationship to its surroundings.
• Utilization of a palate of simple, high-quality building materials. “Exteriors of buildings present a sense of
permanence through the use of authentic materials such as stone, brick, wood, metal or similar products and
building material detailing” (criterion (h)(2)(F)(xii)). Staff appreciates the deliberate bay organization of the
residential units and the associated hierarchy of the window families and material assignment. In addition, there is
an interesting interplay between smooth and textured surfaces implied in the early sketch elevations. At the time of
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site review, staff will request more information regarding the materiality, construction and durability to meet site
review criteria.
• Sustainability. “Buildings minimize or mitigate energy use; support on-site renewable energy generation and/or
energy management systems; construction wastes are minimized; the project mitigates urban heat island effects;
and the project reasonably mitigates or minimizes water use and impacts on water quality” (criterion (h)(2)(F)(xi)).
Staff recommends passive sustainability elements that may augment the building energy performance and design,
e.g. solar shading devices on the south and/or west facing facades with large percentages of glazing.
• Preservation of existing contours and slope. “Cut and fill are minimized on the site, the design of buildings conforms
to the natural contours of the land, and the site design minimizes erosion, slope instability, landslide, mudflow or
subsidence, and minimizes the potential threat to property caused by geological hazards” (criterion (h)(2)(F)(xiii)).
Staff is supportive of the proposal to preserve the aesthetic and environmental character of the hillside.
At the time of site review, the following items will be required:
a. Transportation Demand Management (TDM) Plan, which outlines strategies to mitigate traffic and parking
impacts created by the proposed development and implementable measures for promoting alternate modes of
travel.
b. A detailed tree inventory including the species, size, and condition of all existing trees on the site. Staff
encourages the preservation of any healthy, sizable trees possible on the site.
c. Landscape plan that is consistent with, and exceeds, city code requirements. While minimum overall site
landscaping is not required in the RM zone, staff encourages meeting the standard for other zoning districts in
subsection 9-9-12(d)(8), B.R.C. 1981 to demonstrate compliance with applicable landscape site review criteria.
Planting should be intentional and integrated into the private units and public gathering spaces to serve both
the residents, daycare, and community as appropriate.
d. If a height modification is requested, a list of the height of each principal building located or known to be
proposed or approved within one hundred feet of the proposed project and a written statement and drawings
which describes the way in which the proposal accommodates pedestrians, including without limitation uses
proposed for the ground level, percent of transparent material at the ground level, and signage and graphics
per 9-2-14(e) “Additional Application Requirements for Height Modification,” B.R.C. 1981. Consideration should
be given to providing a massing model taken in isometric perspective, showing the portion of the proposed
addition that extends above the maximum height.
e. In support of the design excellence initiative, additional information will be required at site review on the building
materials and building assembly to ensure high-quality design outcomes.
f. A preliminary stormwater report and plan to address stormwater runoff and water quality treatment issues.
Because impervious area on the site will be increased, detention/water quality facilities will be required since
runoff for the initial and major storm events cannot be conveyed directly to a major drainage way.
g. The applicant is responsible for obtaining approvals for any relocations or modifications to irrigation ditches or
laterals from the impacted ditch company prior to site review approval or hearing.
h. A water system distribution analysis (Utility Report) 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.
i. 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.A utility plan and utility
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connection plan.
j. A utility plan and utility connection plan. 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.
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;
Use Review. The existing daycare center would be permitted to continue in operation with the same
operational characteristics (section 9-1-4(e), B.R.C. 1981). Any change or expansion of the daycare use would
be reviewed per the use review criteria in section 9-2-15, B.R.C. 1981.
TABLE 1
Proposed Use RM-2 Zoning
Attached dwellings Allowed
Daycare centers Use Review
Right-of-Way Vacation. If necessary, the applicant will be required to submit a separate application to vacate
the right-of- way dedicated for 35th Street. Easements may be necessary to accommodate utilities or
pedestrian/bike connections within the right-of-way area, which will be evaluated by staff as the project
proceeds site review. Per section 43-2-303 of the Colorado Revised Statutes (C.R.S.), “roadways” must be
vacated by ordinance with City Council approval. Roadways are defined as "any platted or designated public
street, alley, lane, parkway, avenue, road, or other public way". Ordinances require a first and second reading
before City Council.
Historic Preservation. If landmarking the 1957 structure is desired by the city and/or applicant an application for
an Individual Landmark would be necessary.
Technical Documents. Following site review, technical documents would be submitted and evaluated for final
utilities, drainage, transportation, architecture, and landscaping.
Subdivision. The property is currently an unplatted tract of land and contains a parcel of land conveyed by the
property owner to the south. Staff recommends completing a subdivision (preliminary and final plat) as part of
the development proposal. Any necessary vacations of easements and dedications of easements and right-of-
way could be done on the final plat.
Building Permit. Once site conditions were found to be compliant with all applicable codes, a building permit for any
new structures or site work could be reviewed. Additional submittal requirements at the time of building permit
application may be necessary to ensure compliance with the City of Boulder Steep Slope Ordinance and Hillside
Development Guidelines, which apply to lands containing slopes of fifteen percent or greater. This includes a soils
report and a grading/drainage plan prepared by a Colorado licensed, professional engineer.
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;
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Based on analysis done as part of the 2015 BVCP update, the weighted access score for the property was the highest
possible (70-86 percent accessible), determined by a combination of the availability of transportation facilities and the
number of destinations that can be reached within a 15-minute walk.
Access: Access to the site is from Stanford Court and Stanford
Avenue, both of which are classified as local streets. Table Mesa
Drive is classified as an arterial. No changes are proposed to the
existing access point. Due to the topography city staff would not
support vehicular access from Dover Drive or Harvard Lane. A
curb cut existed on Harvard Lane, which provided direct access to
the site, prior to 1966. The curb cut was removed when the
church was expanded in 2001 and it has now been replaced with
a sidewalk and drainage chase. Refer to Figure 15.
Transit: The site is well served by public transit. The is site located
on two major transit corridors, Table Mesa Drive and Broadway.
Several bus stops are located approximately a quarter mile away
on Table Mesa and on Broadway. Local and regional routes
operate on Broadway, including the SKIP, DASH, FF1, FF5, AB1,
and GS, including providing travel to Denver International Airport
and the Denver metro area. In addition, the SKIP line provides frequent service to downtown, the University of
Colorado, and north and south Boulder.
Connections: The site is well connected for bicyclists and pedestrians. Several multi-use paths, on-street bike lanes,
and designated bike routes provide access east-west and north-south from the site. A sidewalk, which contains some
stairs, is located on the east end of the property to connect the development to Harvard Lane and Broadway. Refer to
Figure 18 above. Currently, social paths connect the site with the residential development to the north. An attached
sidewalk exists along the east side of Stanford Court, connecting Stanford Avenue to the site. A pedestrian crossing
exists at Stanford Avenue and Table Mesa Drive to allow crossing to the Table Mesa Shopping Center. Staff has
requested a sidewalk connecting the site buildings to the existing sidewalk on the east side of Stanford Court from the
drive aisle/parking lot and a pedestrian connection between the site buildings and the existing pedestrian path on the
east end of the site.
An underpass at Table Mesa and Broadway allows pedestrians and bicyclists safe and convenient access under
Broadway. Aside from a portion that is a designated bike lane on Harvard Lane, multi-use paths provide convenient
access north-south on Broadway. Bike lanes are provided on Table Mesa Drive to the west, which provide access to the
National Center for Atmospheric Research (NCAR) and Lehigh Street. Multi-use paths are provided along Table Mesa
Drive to the east, which connect to the U.S. 36 regional bike route.
Traffic Study: The preliminary traffic study submitted by the applicant estimates that the proposal would generate 222
new daily vehicle-trips. The study estimates that four vehicles would enter and eight vehicles would exit the site during
the morning peak-hour (12 total) and ten vehicles would enter and six vehicles would exit the site during the afternoon
peak-hour (16 total) (refer to Attachment A). Per the City’s Design and Construction Standards, a traffic study is not
required for the project because the trips generated by the site improvements during the AM or PM peak hour is less
than the threshold requirement of 20 vehicle trips. The Applicant will be required to submit a Transportation Demand
Management (TDM) Plan at the site review stage.
Parking: 73 motor vehicle parking spaces are proposed total in the west and east parking areas. 62 parking spaces are
Figure 15: Pedestrian Connection to Harvard Lane
Agenda Item 5A Page 15 of 74
required for the proposed 56 one-bedroom units and 4 two-bedroom units and required parking for the daycare center is
determined through review per Table 9-4, B.R.C. 1981. Additional information will be required at site review to
determine the required number of spaces since parking for daycare uses is determined through review. The parking
needs of employees, volunteers, and visitors must be adequately served.
Bicycle parking for the proposed housing is required per 9-9-6(g) “Bicycle Parking,” B.R.C. 1981 as 30 short-term
spaces and 90 long-term spaces. Like vehicular parking, bicycle parking for daycare uses is determined through review.
Additional information will be required at site review to determine that adequate and appropriate bicycle parking is
provided.
The Applicant will be required to submit a Transportation Demand Management (TDM) Plan at the site review stage.
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;
Refer to Guideline #1 above for the natural features of the site. The far eastern portion of the property is impacted by
the 500-year floodplain for Bear Creek. The property is not impacted by wetlands and is located outside of the wildland
urban interface. There does not appear to be wildlife corridors or the presence of endangered or protected
species/habitats. There is a variety of tree species and several healthy, sizable trees on the site, which should be
preserved to the extent possible. The character of the hillside, which is heavily vegetated, should also be preserved.
View corridors from the bottom of the hill towards the Flatirons should be preserved to the extent possible.
Figure 16: Natural Hillside
7) Appropriate ranges of land uses;
A residential use of the property is appropriate given the surrounding context. Refer to Section V “Key Issues” below for
additional analysis.
Agenda Item 5A Page 16 of 74
8) The appropriateness of or necessity for housing.
Diversity of housing types and costs is a core value of the Comprehensive Plan, recognizing that the availability of
housing affordable to both low- and moderate-income populations is “a growing concern”. This issue was identified in
the 2015 Boulder Valley Comprehensive Plan Survey as the number one community value in greatest need of
increased attention by 42 percent of the respondents. As part of the survey, respondents identified more affordable
housing units as a top priority for neighborhood improvements (17 percent). Forty-six percent of respondents within the
South Boulder Subcommunity valued more affordable housing units as part of the survey.
The proposal calls for 60 (56 one-bedroom, 4 two-bedroom) apartments which would be 100 percent permanently
affordable and age restricted for seniors.
Section V “Key Issues” below addresses the extent to which the project addresses housing-related BVCP policies and
other city housing policies.
Key Issue #1: Is the proposed concept plan compatible with the goals, objectives, and recommendations of the
Boulder Valley Comprehensive Plan (BVCP)?
Staff finds that the concept plan is consistent with the goals, objectives, and recommendations of the BVCP. In general, the
project supports opportunities for much needed senior affordable housing and is generally consistent with established
neighborhood character. The current proposal appears to be consistent with the following BVCP goals and policies:
BVCP Policy Excerpt from BVCP How the Proposal is Consistent with
BVCP Policies Neighborhoods 2.10 Preservation
and Support for
Residential
Neighborhoods
“…protect and enhance neighborhood character
and livability…”
The consistency of the proposal with
existing neighborhood character is
addressed in Key Issue #4 below.
2.14 Mix of
Complementary
Land Uses
“(…) city and county will strongly encourage,
consistent with other land use policies, a variety
of land uses in new developments. In existing
neighborhoods, a mix of land use types, housing
sizes and lot sizes may be possible if properly
mitigated and respectful of neighborhood
character. (…)”
IV. KEY ISSUES ANALYSIS
Agenda Item 5A Page 17 of 74
BVCP Policy Excerpt from BVCP How the Proposal is Consistent with
BVCP Policies Neighborhoods 2.15 Compatibility of
Adjacent Land Uses
“To avoid or minimize noise and visual conflicts
between adjacent land uses that vary widely in
use, intensity or other characteristics, the city
will use tools such as interface zones, transitional
areas, site and building design and cascading
gradients of density in the design of subareas
and zoning districts. With redevelopment, the
transitional area should be within the zone of
more intense use.”
A drive lane and parking area are
proposed to the west and south of the
new building to serve as a buffer
between the proposed dwelling units
and the adjacent low- and medium-
density housing. Staff recommends
providing a landscape buffer in this area
to sensitively transition to surrounding
development. The site plan also
provides a buffer to the single-family
homes to the north by maintaining the
natural hillside. Mixed-Use & Higher Density Development 2.16 Mixed Use and
Higher Density
Development
“The city will encourage well-designed mixed use
and higher density development that incorporates
a substantial amount of affordable housing in
appropriate locations, including in some
commercial centers and industrial areas and in
proximity to multimodal corridors and transit
centers.”
The proposal consists of a mixed-use
development with attached housing
and daycare uses. The housing is
proposed to be permanently affordable
housing. The development is situated
near Table Mesa Drive and Broadway,
both major multimodal corridors. Support Community Housing Needs 7.01 Local
Solutions to
Affordable Housing
7.02
Permanently
Affordable
Housing
“(..) The city and county recognize that affordable
housing provides a significant community benefit
…”
“The city will study and consider substantially
increasing the proportion of housing units
permanently affordable to low-, moderate- and
middle-income households beyond our current
goal of at least ten percent of the housing stock
for low and moderate incomes…”
The proposal for 60 permanently
affordable housing units supports these
BVCP policies.
Agenda Item 5A Page 18 of 74
BVCP Policy Excerpt from BVCP How the Proposal is Consistent with
BVCP Policies Preserve & Enhance Housing Choices
7.06 Mixture of
Housing Types
7.09 Housing for
a Full Range of
Households
“The city and county, through their land use
regulations and housing policies, will encourage
the private sector to provide and maintain a
mixture of housing types with varied prices, sizes
and densities to meet the housing needs of the
low-, moderate- and middle-income households of
the Boulder Valley population.”
“The city and county will encourage preservation
and development of housing attractive to current
and future households, persons at all stages of life
and to a variety of household configurations. This
includes singles, couples, families with children
and other dependents, extended families, non-
traditional households and seniors.”
The proposal helps to meet the housing
needs of the Boulder Valley population
through the provision of much-needed
affordable senior housing that will help
improve the diversity of permanently
affordable housing types.
Community Identity & Land Use Pattern 2.03 Compact
Development Pattern
“The city and county will, by implementing the
comprehensive plan (as guided by the Land
Use Designation Map and Planning Areas I, II, III
Map), ensure that development will take place
in an orderly fashion, take advantage of existing
urban services, and avoid, insofar as possible,
patterns of leapfrog, noncontiguous, scattered
development within the Boulder Valley. The city
prefers redevelopment and infill as compared
to development in an expanded Service Area
to prevent urban sprawl and create a compact
community.”
The infill of housing on this property
supports a compact development
pattern. Public Realm, Urban Design & Linkages 2.24 Commitment to
a Walkable and
Accessible City
“The city and county will promote the
development of a walkable and accessible city by
designing neighborhoods and business areas to
provide easy and safe access by foot to places
such as neighborhood centers, community
facilities, transit stops or centers, and shared
public spaces and amenities. (...)”
The proposal is within walking distance
(1/4 mi.) of transit, a public library, and
amenities at the Table Mesa Shopping
Center, including a grocery store,
pharmacy, bank, and restaurants,
among others. Design Quality 2.41 Enhanced Design
for All Projects
“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 a variety of activities should also
be provided within developments.”
The site plan illustrates a variety of
open spaces including pathways,
outdoor patios at ground level and on
upper floors, and community gardens
with the intent to serve as functional,
shared open spaces.
Agenda Item 5A Page 19 of 74
BVCP Policy Excerpt from BVCP How the Proposal is Consistent with
BVCP Policies Social Equity 8.05 Diversity
“…support inclusion of racial, ethnic,
socioeconomic, and cultural diversity into physical,
social, cultural and economic environments …”
The provision of permanently
affordable, senior housing units will
help support socioeconomic diversity.
The current proposal could use improvement in terms of consistency with the following BVCP goals and policies:
BVCP Policy Excerpt from BVCP How the Proposal is Inconsistent with
BVCP Policies Design Quality 2.41 Enhanced
Design for All
Projects
“e. Transportation connections. Projects should
provide a complete network of vehicular, bicycle
and pedestrian connections both internal to the
project and connecting to adjacent properties,
streets and paths, including dedication of public
rights-of-way and easements where required.
Additional information should be
provided at the time of site review do
demonstrate clear pedestrian
connections throughout the site, to
Stanford Court, and through the parking
area to Harvard Lane.
Key Issue #2: Would the project be compatible with the character of the surrounding area? Are the architectural
and site design consistent with the site review criteria in terms of quality and compatibility with the surrounding
neighborhood?
Redevelopment projects should become a coherent part of the neighborhood in which they are placed (see Policy 2.41(b)
Enhanced Design for All Projects). As described above, several BVCP policies address the protection of and compatibility
with established residential neighborhoods. Among these is Policy 2.10 Preservation and Support for Residential
Neighborhoods, which encourages working collaboratively with neighborhoods. BHP describes its process of working with
neighbors in the “Engagement” section of its proposal. In addition, the following is among the site review criteria: “the
building height, mass, scale, orientation, architecture and configuration are compatible with the existing character of the
area” (section 9-2-14(h)(2)(F)(i), B.R.C. 1981). For the purposes of determining compatibility, staff has analyzed character,
density, mass and scale, and site layout below.
Character. Per the analysis under Guideline 1 above, the surrounding area is characterized by residential development at a
range of densities. The development represents a diversity of housing forms and architectural types. The area to the east
and north is characterized by single-family residences within the Highland Park and Table Mesa subdivisions. The five
properties to the southwest of the property contain duplex structures built in the 1970s. To the south and southeast are large
multi-family developments, the Boulder Creek Apartments and the Harvard Park Apartments. At the northeast corner of the
property on Harvard Lane are three multi-family structures built in the late 1960s. Refer to Figure 17 on the following page.
Agenda Item 5A Page 20 of 74
Figure 17: Surrounding Developments
The Highland Park neighborhood to the north and east (Fifth and Seventh Additions) is indicative of a post-WWII
subdivision. The development consists of modest homes on varying lot sizes with curvilinear roads. A majority of the homes
were constructed in the 1950s or early 1960s. The lots are shallow with front-accessed driveways in the front yard. Homes
constructed in the 1950s are predominantly low, one-story ranch house types, while homes constructed in the 1960s include
split-level and bi-level houses in a range of stylistic variations. Most homes have low-pitched hipped or gabled roof forms.
Building materials are predominantly brick and wood siding. Refer to Figures 18, 19, 20, and 21.
Figure 18: Split Level Home, Fifth Addition to Highland Park Figure 19: Ranch Style Home, Fifth Addition to Highland Park
Fifth Addition to
Highland Park (Platted 1956)
Outlot B and D of Table Mesa
Addition (Platted 1962)
Seventh Addition to Highland Park (Platted 1959)
Table Mesa First Addition (Platted 1962)
Annexed with Subject Property (Annexed 1958)
Single Family in Table Mesa Addition (Platted 1962)
Outlot C of Table Mesa Addition (Platted 1962)
Agenda Item 5A Page 21 of 74
Figure 20: Ranch Style Home, Seventh Addition to Highland Park
The residential development to the south was annexed to the city in 1959 and was latter platted as Table Mesa Addition in
1962. The development within Table Mesa subdivision is indicative of a large-scale, late-postwar subdivision with broad,
curvilinear streets and cul-de-sacs. The single-family homes within Table Mesa to the south and west consist of larger
homes than Highland Park, with ranch, bi-level, split-level, and two-story houses. These homes were primarily constructed
in the 1960s and feature low-pitched roofs and a wider variety of architectural details. Building materials are predominantly
brick and wood siding. Refer to Figure 22.
The five duplex structures adjacent to the subject property to the
south were built in the 1960s and 70s within Outlot C of Table
Mesa Addition. The duplexes are two stories with low-pitched
hipped or gabled roof forms and feature stone and wood siding.
Refer to Figure 23.
Adjacent to the site to the southeast is a multi-family
development (Boulder Creek Apartments), which was developed
within Outlot B and D of the same subdivision. The development
was approved as a Planned Unit Development in 1970 and was
revised in 1972. The development contains two-story townhome-
style apartments, one-story detached garage structures, and
community buildings. The buildings have gabled roofs and are
primarily stucco, with stone accents. Refer to Figure 24 on the following page. At the far southeastern corner of the subject
property is the small multi-family development (Harvard Park Apartments), which was built in 1964. The development
contains two-story apartment style buildings with detached garage structures around surface parking, with limited
landscaping or open space. The buildings have pitched roofs and are clad with brick with wood siding. Refer to Figure 25
on the following page.
Figure 21: Split Level Home, Seventh Addition to Highland Park Figure 22: Split Level Home, Table Mesa Addition
Figure 23: Duplex, Outlot C of Table Mesa Addition
Agenda Item 5A Page 22 of 74
Figure 24: Boulder Creek Apartments
Figure 25: Harvard Park Apartments
At the far northeast corner of the property on
Harvard Lane are three multi-family structures on
three parcels, which contain seven apartment
units. The development was approved as a Use
Variance in 1966 and was built in 1969.
Consistent with the surrounding 1960s
development, the three buildings have pitched
roofs and feature brick and board and batten
wood siding. Refer to Figure 26.
Staff finds that the proposed contemporary design is generally compatible with the surrounding development and church
structures. However, consideration should be given to a design that is sensitive to the character of the historic church. The
site plan and building must integrate with, and relate to the modern design of the church. The building could introduce new
contemporary design while taking cues from the historic structure, like building materials, colors, etc.
Density: The surrounding area represents a mix of residential densities including attached and detached dwelling units. The
proposal is consistent with the range of surrounding densities, with the BVCP Land Use Designation of Medium Density
Figure 26: 503 Harvard Lane
Agenda Item 5A Page 23 of 74
Residential, which permits densities of 6 to 14 dwelling units per acre, and with the underlying zoning which permits
densities of up to 12.4 dwelling units per acre. Refer to Table 2 for a summary of surrounding densities.
TABLE 2
Development Estimated Density (Dwelling Units Per Acre)*
Proposal 12.2
South Duplexes - Outlot C of Table Mesa Addition 9.1
South Multi-Family - Outlot B and D of Table Mesa Addition 18.9**
Northeast Multi-Family – Parcels Annexed with Mt. Calvary 11.0
North Single-Family - Fifth Addition to Highland Park 5.2
West Single-Family - Seventh Addition to Highland Park 2.4
Southwest Single Family - Table Mesa Addition and First Addition*** 4.9
Average Density 9.1
* Residential density is reflected in dwelling units per acre. Calculations reflect select sum of select subdivision’s area that
includes lots with housing units. Common area/shared ownership lots without housing units and rights of way were
excluded from the calculations. Subdivision boundaries based on city’s GIS database. It is important to note that densities
described in the BVCP for residential land use designations are gross density, including rights-of-way.
** Additional development potential exists at the Boulder Creek Apartments that, if constructed, would result in 19.6 du/acre.
*** Table Mesa First Addition is a large subdivision. Only portions of the subdivision directly to the southwest of the subject
property were analyzed.
Mass and Scale. Building mass and scale appear to be appropriate with the established character of the neighborhoods
surrounding the site. The majority of the surrounding structures are two stories in height. However, the building is proposed
to be built into the hillside so that the structure will transition from three stories to two stories, where the development
pattern transitions to single family development to the west. Additionally, care has been taken to reduce the perceived bulk
and massing of the building by incorporating outdoor open spaces at the upper levels of the building at key locations.
Site Layout. The site layout is guided by the desire to preserve the existing natural hillside and maintain the original church
sanctuary built in 1957. The proposal removes the existing church addition built in 2001 and incorporates the proposed
residential building into the southwest area of the site. As described in the applicant’s written statement (Attachment A),
the proposed site layout was selected after receiving input from the surrounding community on multiple options. Staff
recommends further refinements to open spaces and landscape buffers to ensure adequate buffering from properties to the
west and south.
Based on the analysis above, staff finds that the proposal is generally compatible with the character of the area and the site
review criteria in terms of character, density, scale, massing, and design. Some refinements are necessary to building and
site design to provide an appropriate buffer to adjacent residential uses, better communicate the residential use, and to
integrate the development with the church structure.
Required public notice was given in the form of written notification mailed to all property owners within 600 feet of the
subject site. The requirement for sign posting found in Section 9-4-3, BRC 1981 was waived under Section 2-2.5-11 (g),
B.R.C. 1981, as city offices are currently closed due to the COVID-19 pandemic which the city manager has declared a
disaster emergency under the Boulder Revised Code. Thus, all notice requirements of section 9-4-3, B.R.C. 1981 have
been met.
VI. PUBLIC COMMENT AND PROCESS
Agenda Item 5A Page 24 of 74
Staff received several public comments (Attachment C). Generally, most comments were opposed to the proposal and
included concerns regarding traffic in the area, disturbance to the environment, and compatibility with the surrounding area.
Staff also received a comment in support of the proposal in regard to the affordable senior housing and childcare uses, and
one comment suggesting incorporating a use on the site that would serve the surrounding neighborhood such as a
restaurant/coffee shop commercial space or rentable community room.
Additionally, as described in the written statement in Attachment A, BHP has already undertaken multiple recent public
engagement efforts, including an open house, a design workshop, and online design survey provided to community
members and surrounding neighbors from which feedback was incorporated in the Concept Plan proposal.
CONCEPT PLAN: 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.
Approved By:
_________________________________
Charles Ferro, Development Review Manager
Attachments
Attachment A: Applicant’s Submittal Materials
Attachment B: Staff Review Comments
Attachment C: Written Public Comments
VII. PLANNING BOARD ACTION
Agenda Item 5A Page 25 of 74
47,951.09MOUNT CALVARY SENIOR HOUSING | CONCEPT PLAN20 APRIL 202055 PARKING SPACESCOVERED DROP OFFPRIMARYBUILDINGENTRYENTRY TO CHILDCARE ON LOWER LEVEL OF SANCTUARYMAINTENANCE & STORAGE SPACE(BELOW GRADE)ASCENDING HILLSIDE TO SECOND LEVEL PARKING & GARDENSCOMMONAREAENTRYCOURTCITY LIGHTSTERRACEFIRST FLOOR |17 UNITSEXISTING CHURCH SANCTUARY(COMMON AREA FOR RESIDENTS)PATH TO NEIGHBORHOOD BELOWAgenda Item 5A Page 26 of 74
MOUNT CALVARY SENIOR HOUSING | CONCEPT PLAN20 APRIL 2020SECOND FLOOR |24 UNITS18 PARKING SPACESSECOND FLOORAT GRADE ENTRYCOMMUNITY GARDENSPATH DESCENDS TO FIRST FLOORAgenda Item 5A Page 27 of 74
Daycare drop-offo and parkingffEast parking lot - 55 spacesEntry CourtCommunity SpacePrimary entryCovered drop-offoPath ascending to upper garden areasAccess drive to upper parkingCity Lights TerraceHillside Forest to remainPath to neighborhood below to remainExisting Sanctuary to berenovated and used for community spaceFirst Floor Site PlanAgenda Item 5A Page 28 of 74
Second Floor Site PlanCommunity SpaceUpper parking entryUpper parking - 18 spacesPath descending to upper garden areasAccess drive to Stanford CourtCommunity GardenSecond Floor Site PlanAgenda Item 5A Page 29 of 74
First Floor Plan
City lights terrace
Open stair to second floor
Elevator
Circulation
Primary building entry
Community space
Sanctuary - community space
Entry court
Typical one bedroom unit
Private outdoor terraces and
gardens for units along access
drive
Storage space and mechanical
17 Units
Agenda Item 5A Page 30 of 74
Second Floor Plan
Open stair to first floor
Elevator
Circulation
Storage and mechanical
Community space
Typical two bedroom unit
Typical one bedroom unit
Entry from upper parking area
24 Units
Agenda Item 5A Page 31 of 74
Third Floor Plan
Open stair to first floor
Elevator
Circulation
Storage and mechanical
Typical one bedroom unit
Typical two bedroom unit
Sunrise terrace
Sunset terrace
Mid-day/Winter terrace
Community space
19 Units
Agenda Item 5A Page 32 of 74
East Elevation
North Elevation
South Elevation
West Elevation
Agenda Item 5A Page 33 of 74
Aerial view from the Northeast
Aerial view from the Northwest
Agenda Item 5A Page 34 of 74
Aerial view from the Soutwest
Agenda Item 5A Page 35 of 74
North Facing Community Terrace
Agenda Item 5A Page 36 of 74
View From Western Parking Area
View From Southern
Drive Aisle
Agenda Item 5A Page 37 of 74
North Facing Community Terrace
Agenda Item 5A Page 38 of 74
Proposed Covered Entrance
Agenda Item 5A Page 39 of 74
MOUNT CALVARY SENIOR HOUSING | CONCEPT PLAN
20 APRIL 2020
Introduction
Boulder Housing Partners (BHP), the housing authority for the City of Boulder, is pleased
to present this Concept Plan for 60 permanently affordable senior apartments and
preservation of the existing Rainbow Childcare Center at 3485 Stanford Court.
The 4.9-acre site, formerly home to the Mt. Calvary Church, is situated in a walkable
neighborhood with excellent access to local and regional transit, a public library,
grocery store, and neighborhood serving retail. BHP is committed to redeveloping the
site into a well-integrated community that provides much-needed affordable senior
housing.
Parcel size: 4.9 acres
BVCP Land Use
Designation:
Medium-Density Residential
Zoning: RM-2
Proposed project: 100% permanently affordable senior homes and preservation of
the existing childcare center.
Proposed units: 60 (56 one-bedroom, 4 two-bedroom)
Agenda Item 5A Page 40 of 74
Project Background
Boulder Housing Partners, in partnership with Frasier Meadows, initially purchased the
Mt. Calvary property in 2016. In 2017, BHP began the site planning process and
developed a concept plan for the creation of affordable senior housing on the site
along with the continued operation by the Mt. Calvary Lutheran Church. This mix of
uses proved complicated and had significant cost impacts to the affordable housing.
As a result, in mid-2017, BHP paused the project and withdrew the previous Concept
Plan application to further evaluate the shared use of the site between the Church and
future affordable housing.
With redevelopment paused, the site continued to operate as it had for many years
with the Church and Rainbow Childcare continuing their long-standing use of the
property. In late-2019 the Church found a new location for their congregation and
moved out of the existing church building. Additionally, BHP purchased Frasier
Meadows interest in the property and became the sole owner of the site. Given these
changes in the use and ownership of the property, BHP restarted the development
process in 2020 with the continued goal of providing affordable senior housing at the
site.
Proposed Redevelopment
BHP is proposing two complimentary land uses for the site. On the southern and western
portion of the property BHP is proposing creating 60 permanently affordable senior
apartment homes in a single structure. The existing Narthex building would be
demolished, with as much of the building recycled as possible, allowing the new senior
housing building to be placed further from adjacent homes on the western edge of the
site. BHP is also proposing to keep and renovate the original sanctuary building on the
site to house the Rainbow Childcare Center as well as provide new community space
for residents and potentially the broader community. The renovation would provide a
link to the historic use of the property while preserving a unique architectural design.
BHP believes that senior housing and the childcare center are complimentary land uses
that would benefit from their adjacency at the site. BHP’s intention is to work with the
child care center to support the continued operation of the facility at the property,
however, sourcing of funds for the renovation of their specific space will need to be
financed outside of the affordable housing financing and is contingent on Rainbow’s
ability to find resources.
Agenda Item 5A Page 41 of 74
Site Plan
The site plan for the project has been developed to minimize impacts on the adjacent
single-family neighborhoods to the west and north while maximizing livability for future
residents. The new structure for the project will contain 60-units in a two- and three-story
building that features both indoor and outdoor common amenity space.
The entrance to the site off Stanford Court will provide a covered drop-off area for
residents as well as an entry courtyard designed to welcome visitors to the site. The
renovated sanctuary building will also be visible at the entrance, creating a mix of
architectural designs and providing visual interest.
Situated on the northern side of the building and connected to the entry courtyard will
be a “City Lights” outdoor space. This common amenity will have expansive views over
the City and surrounding foothills. Importantly, the building and the outdoor amenity
space have been held back from the crest of the hill in order to minimize impacts on
the neighbors at the bottom of the hill. The existing trail connecting Dover Dr to Stanford
Court via the hill on the northern portion of the property will be preserved.
The “City Lights” courtyard will also connect to community garden space on the
western edge of the property via a landscaped ramp and stair that maintains the
profile of the edge of the hill. This connection will be designed with natural vegetation
to visually nestle the building into the hillside. Views from Dover, Broadway, and the
south will see a building that is integrated into the surrounding natural environment.
Parking will primarily be in a large lot on the east end of the site with supplementary
parking located in a small surface lot to the west of the building containing 18 spaces,
as well as a larger parking lot on the eastern portion of the property, containing 55
spaces. By maximizing parking on the eastern side of the property, the design team was
able to reduce the size of the parking lot to the west of building, creating a community
Agenda Item 5A Page 42 of 74
garden space along the western property line, providing a natural buffer for adjacent
neighbors.
Architecture
The design team explored several alternative concepts that split the proposed housing
into multiple buildings of varying sizes placed in different locations both east and west
of the sanctuary building which is to be preserved and renovated. Responses from the
community overwhelmingly favored a single building that eliminated any structure on
the narrow eastern end of the site. Additionally, the neighborhood also favored
placement of the structure as far as possible from the crest of the hill to the north and
the single-family homes to the west. The proposed structure has developed out of this
community input.
The proposed structure is a simple and straightforward volume containing residential
units organized along a double loaded corridor. The building wraps around and
encloses a large outdoor living area - the “City Lights” courtyard - on the north side of
the structure. The proposed building is cut into the grade that rises from east to west
across the site so that the east end of the structure is three stories above grade and the
west end of the structure is two stories above grade, minimizing visual impact.
A primary linear volume placed parallel to the south property line contains the majority
of the residential units. Two short wings extend north from this volume to enclose the
courtyard. The west wing is perpendicular to the primary linear volume while the east
wing is oriented at an angle that responds to the form of the sanctuary structure that
will remain.
The east end of the primary volume is three stories tall and extends over a covered drop
off. The east wing extends to the northeast and creates both the entry court between
the new structure and the sanctuary and the City Lights courtyard to the northwest. The
north end of the east wing steps down to two stories in height creating an outdoor living
space on the third floor while also reducing the scale of the structure where it comes
alongside the existing sanctuary.
The west end of the primary volume is two stories tall as a result of the grade change
across the site. Parking on the west side of the site is at the second-floor level. The west
wing extends to the north toward the crest of the hill. This wing steps down at the north
end to minimize the visual impact of the building when viewed from the foot of the hill
below. At the north end of this wing the building presents just one story above grade. As
Agenda Item 5A Page 43 of 74
with the east wing, the step in the building massing creates an outdoor living space on
the third floor.
A third outdoor living area on the upper floor of the primary volume occurs midway
along the southern side. This roof deck visually breaks what would otherwise be a very
long roof edge. In total the third floor of the structure is carved away in three places, at
each end of the wings and midway along the south side, to create three roof decks.
These outdoor living spaces each has a unique exposure to allow residents a rich
variety of outdoor opportunities at different times of day through the different seasons
of the year.
Programmatically the upper floors of the building are entirely residential in nature with
some small communal gathering spaces located on each floor. The first floor contains
both residential units and common areas. First floor residential units along the south side
of the building are partially below grade and have small private outdoor patios and
gardens. The first floor of the east wing contains common areas with views across the
City Lights courtyard to the Flatirons and the city below.
A covered walkway will connect the new structure to the existing sanctuary. A light
delicate roof will provide cover to residents crossing from the new structure to the
sanctuary while remaining open on both sides to allow broader community access
throughout the site.
Building height is to be kept as low as possible, and within the maximum allowable 35’-
0” limit where feasible, to minimize its visual impact of the structure on the top of the hill.
A flat roof with parapets will be broken by smaller sloped roof elements, potentially with
dormers, to visually break the top edge of the building and reduce the scale of the
structure.
Residential units are organized to take advantage of the spectacular views in all
directions. Exterior walls of each unit step in at bedrooms to create large corner
windows in living spaces that capture views in two directions. The modulation of the
exterior wall, in and out, helps reduce the scale of the structure breaking it down into
smaller volumes that are in keeping with the surrounding site context.
The architectural character of the building facing south, and east is urban in feel while
the architectural character of the building facing north and west responds to the
natural appearance of the hillside below. On the north elevations the building uses
materials and elements to create shadow and depth to soften the appearance and fit
it into the natural landscape. Exterior cladding will be drawn from a palette of warm
natural materials with some combination of stucco, cementitious panels and wood
Agenda Item 5A Page 44 of 74
siding acting as the dominant materials. Colors will be muted warm grays and browns
so that during winter when trees are out of leaf the building will appear to be an
extension of the landscape of the hillside beneath it.
Engagement
As the housing authority for the City of Boulder, BHP is fully committed to a robust
community engagement process for all the housing communities we develop.
Throughout the 2017 iteration as well as the current development process, BHP has
been committed to including the neighborhood and community in the design and
development process.
Beginning in 2016 with the Boulder Valley Comprehensive Plan update through the
current Concept Plan BHP has been proactively creating opportunities to engage with
the neighborhood and community on the Mount Calvary project. The process below
outlines the engagement process to date:
2017 Engagement
BHP created a robust engagement process as part of the initial development process in
2017. This included the creation of a Design Advisory Group (DAG) comprised of local
stakeholders as a forum to identify concerns, provide feedback, and work together to
help design a conceptual plan for the site. BHP and the design team also hosted a
community design charrette that gathered project stakeholders to discuss, debate,
and create design alternatives for the project.
Additionally, the project team hosted an open house for the broader community to
learn more about the project, held several one-on-one meetings, created a project
website to share information, and offered a tour of BHP’s High Mar Senior Community to
interested community members.
Through the 2017 engagement process BHP identified the following priorities for the site
plan and design:
• Provide a buffer to the single-family homes to the west and to the north;
• Ensure design compatibility with surrounding neighborhoods,
• Incorporate enough parking for residents on-site,
• Locate the tallest part of the proposed housing toward the south and center of
the site, away from neighbors to the west and the edge of the ridge.
• Maintain the neighborhood trail form Dover Street through to Stanford Court,
• Provide a community garden as an amenity for the residents and possibly the
local neighborhood.
Agenda Item 5A Page 45 of 74
Although the concept plan for the property was ultimately withdrawn in 2017, BHP and
our design team integrated the principles and priorities described above into our
planning and engagement process in 2020.
2020 Engagement
Upon restarting the planning process for the site in 2020, BHP reengaged with the
community through a series of open houses, design workshops, and online
engagement tools. These events were designed to familiarize the community with the
change in project parameters as well as get input of the design of the site given the
change in programming. Through these events, BHP was able to build on the input
received in 2017 while also getting specific feedback on the current site design.
A summary of the community engagement events in 2020 is below:
January 2020 Open House
BHP hosted a community open house to introduce the project team to the
neighborhood, provide an overview of the history of the site, and map out the process
for redevelopment of the property moving forward. The Open House was well
attended by both neighbors of the project and individuals interested in living at the
future site. Our sign in sheet estimates attendance at 23.
Agenda Item 5A Page 46 of 74
February 2020 Design Workshop
BHP and our design team hosted a workshop to gain initial feedback on a number of
conceptual site designs. Approximately 30 members of the community attended the
workshop. The project team walked participants through three conceptual site plan
layouts and engaged in a robust discussion of each concept. Pros and cons of each
plan were explored with participants and at the conclusion of the meeting community
members indicated their preferences by voting with blue dots.
o From this design workshop, the following principles and preferences were
identified:
Maintain the trail up the hill and through the site.
Maintain the ‘forest’ below the sanctuary as a visual barrier and as a
wildlife corridor.
Keep the building back from the edge of the hill.
Provide as much as a buffer on the west side as possible.
Minimize of eliminate buildings on the east side of the site.
Focus on solutions to traffic and transportation impacts.
o At the conclusion of the meeting, participants indicated the following
preferences for each of the three site plans:
Agenda Item 5A Page 47 of 74
April 2020 Design Survey
Given the impacts of the COVID-19 pandemic, BHP was unable to host a planned in-
person community meeting in March. In order to continue the conversation with the
community around the design of the site, BHP and the design team developed an
online survey to gain community input.
The survey walked respondents through the information presented at the February 2020
workshop and presented three site design concepts. Participants were asked to rank
their preferred site plans and designs and provide input on a series of design
characteristics.
The survey was sent to 170 community members who had previously signed up to
receive updates on the Mount Calvary project. BHP received over 90 responses to the
survey, including from neighbors, those interested in living in affordable senior housing,
and broader community members. The high response rate and diversity of respondents
provided incredibility valuable feedback for the design team. The full survey can be
viewed here: https://www.surveymonkey.com/r/mtcalvary
Through this process, BHP identified and incorporated the following priorities and
principles for the site:
•Incorporate a covered drop-off area for residents.
•Provide multiple outdoor gathering areas for residents.
•Minimize visual impact from the bottom of the hill as well as the west side of the
site.
•Provide community garden space.
•Provide landscape buffers for adjacent neighbors to the west and north.
•Maintain the hillside area as wild.
•Maintain the ‘forest’ below the sanctuary.
•Design the building to be a mix of 2 and 3 stories.
•Provide adequate parking on-site for residents.
•Utilize building materials and colors that blend with the natural environment.
Utilizing the results from the design survey, input received in previous meetings, and
BHP’s program for the project, the design team developed the Concept Plan included
in this submittal.
Agenda Item 5A Page 48 of 74
Sustainability
BHP has a commitment to environmental, social, and economic sustainability. The
Mount Calvary project will incorporate these principles through thoughtful design,
resident services, and by providing financial stability to rent-burdened Boulder seniors.
Techniques and Strategies for Environmental Impact Avoidance, Minimization, or
Mitigation
The Mount Calvary Senior Housing project will be designed to minimize environmental
impact and promote sustainable design. The proposed redevelopment will keep the
building massing located on the southern portion of the site. This location will minimize
disruptions to area wildlife and preserve the hillside on the northern edge of the site as
undeveloped. In addition, the building will be located where an asphalt surface
parking lot currently exists, taking advantage of already developed areas of the
property for the redevelopment.
The project will also be certified under the Enterprise Green Communities program,
which includes specific criteria related to sensitive site development, minimization of site
construction impacts, and environmental management.
Techniques and Strategies for Practical and Feasible Transportation Demand
Management Techniques
BHP is committed to providing sustainable transportation options and management
techniques for the Mount Calvary Senior Housing project. Providing access to
alternative modes of transportation is an essential function of BHP’s approach to
transportation demand management (TDM), and we anticipate providing a robust
program at Mount Calvary.
Consistent with the recommendations included in the Preliminary Traffic Study prepared
for this submittal by Kimley-Horn, BHP would seek to implement several TDM strategies to
reduce the number of vehicle trips to and from the site. This would include the
expansion of current BHP programs such as EcoPasses for residents, discounted B-Cycle
memberships, reduced cost eGo CarShare memberships, Via Transportation shuttles,
ride sharing opportunities, and resident education on alternative modes of
transportation.
The project site is also located in a transit rich area with local and regional bus services
readily available as well as abundant retail, grocery, and shopping options located
within walking distance.
In addition, BHP sees significantly lower car ownership in our affordable senior
communities when compared to the general population. For instance, at BHP’s High
Mar senior community, also located in South Boulder, out of 59 households only 36
owned vehicles as of February 2020. This experience is consistent with the conclusions of
the preliminary traffic study, which state that the proposed Mount Calvary Senior
Housing project will generate a very low traffic volume.
Agenda Item 5A Page 49 of 74
Community Benefit
The Mount Calvary Senior housing project supports both the City’s long-term goals as
well as the objectives of the Boulder Valley Comprehensive Plan. The redevelopment of
this site will provide significant community benefit through the provision of new,
permanently affordable senior housing.
The proposed 60-units will be affordable to seniors age 55 and over who earn less than
60% of the Area Median Income. For an individual, this equates to an annual household
income of less than $48,360 per year. This much-needed housing will address the
growing demand for senior housing available at rents that are affordable to those
earning modest incomes. The project will also incorporate significant accessibility
features to promote flexibility for residents to age in place and accommodate
changing living and mobility needs over time.
Conclusion
Thank you for your consideration of Boulder Housing Partners Concept Plan for the
redevelopment of the Mount Calvary property. We look forward to working with the
City and Boulder community to make this important project a reality.
Agenda Item 5A Page 50 of 74
kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300
March 26, 2020
Boulder Housing Partners
4800 North Broadway
Boulder, CO 80304
Attn: Mr. Ian Swallow
Development Project Manager
Re: Preliminary Traffic Study Letter
Mount Calvary Senior Living
Boulder, Colorado
Dear Mr. Swallow:
Based on City of Boulder requirements, this preliminary traffic study presents a trip generation, trip
distribution, and traffic assignment for the proposed Mount Calvary Senior Living project. The
previous Mount Calvary Lutheran Church will be redeveloped with this project, planned to include 60-
residential units for senior housing. The development will be built to the west of Stanford Court, north
of Stanford Avenue in Boulder, Colorado. A vicinity map illustrating the project location is attached as
Figure 1. Of note, an existing 25-student daycare with six to seven staff are currently operating out
of the building. This daycare use is proposed to remain in the future, and since it is already in
existing traffic volumes and street network roadways and intersections volumes and operations, it is
not included specific to this proposed additional senior housing project.
Primary access to the site will be provided by Stanford Court and Stanford Avenue. The proposed
direct access will be from Stanford Court. Adjacent to the site, Both Stanford Avenue and Stanford
Court provide one through lane of travel in each direction, with a posted speed limit of 25 miles per
hour. Additionally, Stanford Avenue and Stanford Court will serve as local access to the
development. As part of this letter, the intersections of Stanford Court / Stanford Avenue
(unsignalized), Stanford Avenue / Table Mesa Drive (unsignalized), and Table Mesa Drive /
Broadway Street (signalized) were evaluated. The existing lane configurations for the study
intersections are provided attached as Figure 2.
Site-generated traffic estimates are determined through a process known as trip generation. Rates
and equations are applied to the proposed land use to estimate traffic generated by the development
during a specific time interval. The acknowledged source for trip generation rates is the Trip
Generation Manual1 published by the Institute of Transportation Engineers (ITE). ITE has established
trip rates in nationwide studies of similar land uses. For this study, Kimley-Horn used the ITE Trip
Generation Report average rate equations that apply to Senior Adult Housing - Attached (ITE Code
252). The following table summarizes the estimated trip generation for the project (calculations
attached).
Mount Calvary Senior Living Trip Generation
Vehicles Trips
Size
Daily AM Peak Hour PM Peak Hour
Use (Units) In Out Total In Out Total
Senior Adult Housing – Attached 60 222 4 8 12 10 6 16
1 Institute of Transportation Engineers, Trip Generation Manual, Tenth Edition, Washington DC, 2017
Agenda Item 5A Page 51 of 74
Mr. Swallow
March 26, 2020
Page 2
kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300
As shown in the table, Mount Calvary Senior Living is anticipated to generate approximately 222 daily
trips, in which 12 of these trips would occur during the morning peak hour and 16 trips would occur
during the afternoon peak hour based specifically on the ITE trip generation equations.
Distribution of site traffic on the adjacent roadways and through the three study intersections was
based on the area street system characteristics, adjacent roadway network, surrounding area
development information, and the proposed access system for the project. The directional
distribution of traffic is a means to quantify the percentage of site-generated traffic that approaches
the site from a given direction and departs the site back to the original source. It is anticipated that 40
percent of site generated traffic will enter and exit to the northwest along Broadway Street, 30 percent
will enter and exit to the east along Table Mesa Drive, 20 percent will enter and exit to the southeast
on Broadway Street, and 10 percent will enter and exit to the west on Table Mesa Drive. Attached
Figure 3 illustrates the expected project trip distribution.
Traffic assignment was obtained by applying the distribution of Figure 3 to the estimated traffic
generation of the project shown in the previous table. The Mount Calvary Senior Living traffic
assignment is shown in Figure 4 attached. The overall development is anticipated to generate less
than 100 trips during the peak hours. Based on the distribution and assignment, a minimal increase of
traffic is anticipated at the three study intersections.
In addition, this letter provides initial recommended Transportation Demand Management (TDM)
strategies f or consideration with the proposed Mount Calvary Senior Living project. In general, TDM
Plans are designed to improve the people moving capacity and efficiency of the existing roadway
network by attempting to maximize the number of people travelling within each vehicle, or by
influencing the time of day or need for travel within the street network. At residential developments,
such as the proposed Mount Calvary Senior Living, there are several TDM measures available for
consideration to minimize the number of single occupant vehicles being generated by the project.
These measures typically include:
• Carpools and Vanpools
• Public and Private Transit
• Non-Motorized Travel (Bicycling and Walking)
The goal of vehicle trip reduction is to reduce the number of singl e occupancy vehicles traveling to
and from Mount Calvary Senior Living. The advantages of shifting drivers from single-occupant
vehicles to other modes of travel are that average daily traffic volumes are decreased, air quality is
improved, and wear and tear on the City of Boulder roadways are reduced, thereby reducing
maintenance costs. The primary disadvantage of the TDM mode shift measure is that success of this
element depends on the willingness and continued cooperation of residents, most of whom travel,
and prefer to travel, in the drive-alone mode. Mount Calvary Senior Living will be designed to
incorporate onsite facilities to accommodate and encourage TDM measures.
Site Design
Currently, sidewalks exist along the east side of Stanford Court and both sides of Stanford Avenue
between Mount Calvary Lutheran Church and the Table Mesa Drive/Stanford Avenue intersection.
Sidewalks also are located along both sides of Table Mesa Road to Broadway Street. An on-street
bicycle lane is designated along westbound Table Mesa Road through the Stanford Avenue
intersection.
Three Regional Transportation District (RTD) transit routes serve the project area, which includes
Route 204, Route 206, and the SKIP Route. RTD Route 204 is named Table Mesa/Moorhead/North
19th that connects the Table Mesa Shopping Center to the CU Campus and the Downtown Boulder
Station. RTD Route 206 is named Pearl/Manhattan/Fairview High School that connects Table Mesa
Agenda Item 5A Page 52 of 74
Mr. Swallow
March 26, 2020
Page 3
kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300
Drive to the Boulder Junction at Depot Square Station Flatiron Flyer along Pearl Parkway. The RTD
Route Skip travels along Broadway and connects Table Mesa Drive to CU Campus and north
towards US 36 near the Boulder County Housing Authority. Eastbound Table Mesa Drive contains a
transit stop east of Stanford Avenue which serves all three routes. Two transit stops are located along
westbound Table Mesa Drive both east and west of Stanford Avenue and primarily serves Route 204
The following provides elements of the site design being implemented as part of a TDM plan that
connects to these surrounding facilities:
• New sidewalks connecting to the Mount Calvary Senior Living building
• Perimeter sidewalk connections to the existing sidewalk along Stanford Court, thereby
providing pedestrian connections to the existing network and system.
• Conveniently located on site bicycle racks for residents that can be monitored for security
purposes. In addition, there will be indoor secure bike storage locations available for resident
use.
Programs and Education
The alternative transportation modes of ride-sharing and transit are the two areas where the greatest
amount of effort will be concentrated in the development of a TDM Plan for Mount Calvary Senior
Living. These two modes have the best potential to encourage a travel mode shift that would
minimize the number of vehicle trips made to and from Mount Calvary Senior Living over the course
of a day. The potential for ride sharing is restricted by the geographical distribution of attractions for
the Mount Calvary Senior Living residents. In addition, this is influenced by the residents’ desired
travel times and schedules. The potential for ride-sharing generally increases as the number of
residents increase.
It is recommended that a Transportation Demand Management (TDM) plan be implemented for the
proposed Mount Calvary Senior Living project. The plan should incorporate incentives to minimize
vehicle trips on the adjacent street system and to encourage residents to travel via modes other than
single occupant vehicle (SOV). Upon reviewing travel characteristics for residents of the proposed
Mount Calvary Senior Living development, several incentives are recommended for consideration as
part of a comprehensive Transportation Demand Management plan for the project. These
recommendations are being provided to minimize peak hour vehicle trips on the street system and
encourage the residents to travel via a mode other than single occupant vehicles (SOV). The
following provide a summary of the recommended program:
• Establishment of Transportation Information. The office would have responsibility for the
coordination of transportation information disseminated to the residents. The City of Boulder
and Go Boulder will assist in preparing “Welcome” kits to provide this information in binders.
This may include the following:
o Bicycle route maps
o Transit route maps
o Familiarization with public transit options and nearest stop information
o Benefits of public transit, bicycling, and walking
• Implementation of a Ride Sharing Program. The residential development would oversee a
ride sharing program to include:
o Exploration of options for creating informal ride sharing arrangements
o Preferential parking spaces for participants
o Awards for sustained participation
o Benefits of ride-sharing
After residents have been living within Mount Calvary Senior Living for a year, the City of Boulder will
perform a survey of the residents to determine the effectiveness of the TDM plan. The City of Boulder
Agenda Item 5A Page 53 of 74
Mr. Swallow
March 26, 2020
Page 4
kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300
will administer the survey. The City will work with the residential owner to obtain the email addresses
of the residents to provide a link to the survey site.
The traffic analysis presented herein for the proposed Mount Calvary Senior Living development
demonstrates that Mount Calvary Senior Living generates a very low traffic volume. This traffic
volume, when distributed and assigned to the street network, further reduces the traffic volume
compared to the existing traffic volumes on the roadways and through the subject intersections.
Based on this, it is anticipated that Mount Calv ary Senior Living will not have a significant impact to
existing traffic conditions and operations. If you have any questions relating to this analysis or require
anything further, please call me at (303) 228-2304.
Sincerely,
KIMLEY-HORN AND ASSOCIATES, INC.
Curtis D. Rowe, P.E., PTOE
Vice President
03/26/2020
Agenda Item 5A Page 54 of 74
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[100%]100%20%40%[40%]
[30%]
[20%]
30%[10%][90%]10%
90%
Agenda Item 5A Page 57 of 74
8(6)4(10)7(5)4(9)1(2)2(4)3(2)
2(2)
2(1)
1(3)0(0)1(1)0(1)0(0)Agenda Item 5A Page 58 of 74
Project BHP - Mount Calvary
Subject Trip Generation for Senior Adult Housing - Attached
Designed by Curtis Rowe Date March 26, 2020 Job No.
Checked by Date Sheet No.1 of 1
TRIP GENERATION MANUAL TECHNIQUES
ITE Trip Generation Manual 10th Edition, Average Rate Equations
Land Use Code - Senior Adult Housing - Attached (252)
Independant Variable - Dwelling Units (X)
X =60
T = Average Vehicle Trip Ends
Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. (200 Series Page 354)
Average Weekday Directional Distribution: 35% entering, 65% exiting
(T) = 0.20(X) T =12 Average Vehicle Trip Ends
(T) = 0.20 * (60.0)4 entering 8 exiting
4 +8 =12
Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. (200 Series Page 355)
Average Weekday Directional Distribution: 55% entering, 45% exiting
(T) = 0.26(X) T =16 Average Vehicle Trip Ends
(T) = 0.26 * (60.0)10 entering 6 exiting
10 +6 =16
Weekday (200 Series Page 353)
Average Weekday Directional Distribution: 50% entering, 50% exiting
(T) = 3.70(X) T =222 Average Vehicle Trip Ends
(T) = 3.70 * (60.0)111 entering 111 exiting
111 +111 =222
096559001
Agenda Item 5A Page 59 of 74