12.08.21 DAB PacketBoulder Design Advisory
Board Agenda Wednesday, December 8, 2021 Virtual Meeting 4 – 6 p.m.
The following items will be discussed:
1. CALL TO ORDER
2. APPROVAL OF MINUTES
The November 22, 2021 minutes are scheduled for review.
3. PUBLIC PARTICIPATION
4. DISCUSSION ITEMS
A. PROJECT REVIEW: Diagonal Plaza (LUR2021-00037), 3320 28th Street
5. BOARD MATTERS
A. LETTER TO COUNCIL FINAL DRAFT COMPLETION
6. CALENDAR CHECK
7. ADJOURNMENT
For further information on these projects, please contact:
Kalani Pahoa at 303.441.4248 pahoak@bouldercolorado.gov or
For administrative assistance, please contact:
Cindy Spence at 303.441.4464 spencec@bouldercolorado.gov
For more information call (303) 441-1880. Board packets are available after 4 p.m. Friday prior to the meeting, online at
www.bouldercolorado.gov, or at the Planning & Development Services Center, located at 1739 Broadway, third floor.
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CITY OF BOULDER
DESIGN ADVISORY BOARD MINUTES
November 22, 2021
Virtual Meeting
A permanent set of these minutes and a tape recording (maintained for a period of seven years) are retained in
Central Records (telephone: 303-441-3043). Minutes and streaming audio are also available on the web at:
http://www.bouldercolorado.gov/
DAB MEMBERS PRESENT:
Brendan Ash
Rory Bilocerkowycz (joined late)
Todd Bryan
Matthew Schexnyder
DAB MEMBERS ABSENT:
None
STAFF PRESENT:
Kalani Pahoa, Urban Designer
Cindy Spence, Administrative Assistant III
1. CALL TO ORDER
Chair, T. Bryan, declared a quorum at 11:10 a.m. and the following business was conducted.
2. APPROVAL OF MINUTES
The board approved the September 8, 2021 Design Advisory Board minutes as amended.
3. PUBLIC PARTICIPATION
No one spoke.
4. BOARD MATTERS
A. Review DAB Application for Recruitment
Board Discussion:
• The board discussed the existing questions from the Boards and Commissions DAB application for
recruitment. They decided the following questions should appear on the DAB application for the
2022 recruitment (in addition to the first four general questions):
5) What is your experience in urban design? Please include any experience with urban designer
practice, teaching, developing or administering urban design policies, etc.
6) What is your experience in architecture, including the practice and/or knowledge of building
design?
7) What is your experience in site design and landscape architecture, including the practice and/or
experience integrating these aspects into building design?
8) What is the appropriate role of public bodies such as DAB, Planning Board, and Landmarks
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Board in the design of buildings?
9) How do community issues around housing, sustainability, density, energy, etc. inform your
outlook on DAB’s role in reviewing and shaping the built environment?
B. Chair and Vice-Chair Election
Board Discussion:
• The current Chair for DAB, L. Folkerts, was recently elected to City Council, therefore her
appointment to DAB terminated. A new Chair and Vice Chair needed to be appointed.
• T. Bryan was nominated by R. Bilocerkowycz nominated T. Bryan, seconded by B. Ash, for
Chair. T. Bryan accepted. Passed unanimously.
• R. Bilocerkowycz was nominated by B. Ash, seconded by T. Bryan, for Vice-Chair. R.
Bilocerkowycz accepted. Passed unanimously.
C. 2022 Letter to City Council
Board Discussion:
• The board discussed the upcoming 2022 Letter to City Council. The board decided to appoint a
subcommittee consisting of M. Schexnyder and R. Bilocerkowycz to compile the ideas discussed
and prepare a draft letter. The board will finalize the Letter to City Council at the DAB December
meeting
5. CALENDAR CHECK
A. December Agenda Meeting
6. ADJOURNMENT
The Design Advisory Board adjourned the meeting at 1:11 p.m.
APPROVED BY
_________________________________
Board Chair
_________________________________
DATE
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Figure 1: Site Location
CITY OF BOULDER
CITY COUNCIL AGENDA ITEM
MEETING DATE: October 19, 2021
AGENDA TITLE
Second reading and consideration of a motion to adopt Ordinance 8512 granting authority
to the approving authority under Title 9, “Land Use Code,” B.R.C. 1981, to approve a
development that exceeds the minimum open space per dwelling unit standards for a
property in the Business Community 1 district (BC-1) located at 3320 28th Street, at
Diagonal Plaza, authorizing the city manager to execute documents that will secure
affordable housing on the property, and setting forth related details.
REQUESTING DEPARTMENT / PRESENTERS
Nuria Rivera-Vandermyde, City Manager
Jacob Lindsey, Director of Planning
Charles Ferro, Development Review Manager
Elaine McLaughlin, Senior Planner
EXECUTIVE SUMMARY
The purpose of this item is for City Council to consider an ordinance that would
authorize the modification of density standards in Chapter 9-8 of the Land Use Code
related to the provision of open space as for a property within Diagonal Plaza referred to
as 3320 28th Street shown in Figure 1. The modification could be approved by Planning
Board or City Council as a Site Review proceeding for the property.
The first reading of the ordinance was
approved on consent on Oct. 5, 2021,
there were no questions or comments
from council at that time. The City
Council and Planning Board generally
supported such an ordinance in the
Concept Plan review discussions for
this property in earlier this year, as a
method to enable the proposed mixed
use and residential project, despite its
inability to meet the underlying
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zoning. At the July 13, 2021 Concept Plan review discussion, council supported the
notion of an ordinance based on the fact that the project would further City Council
revitalization and sustainability goals for the site and the project’s compatibility with the
surrounding area. In addition, the council generally supported the ordinance as a means
to allow a modification specific only to the site. The site is located within the southwest
corner of the Diagonal Plaza Shopping Center as shown in Figure 1. The ordinance
would authorize a modification of the density standards provided the development project
meets the Site Review criteria, is generally consistent with the concepts proposed in the
Concept Plan and includes permanently affordable dwelling units (at least 25 percent).
The Site Review would be required to be approved by the Planning Board or City
Council.
STAFF RECOMMENDATION
Staff finds that the proposed ordinance request to be in compliance with the Boulder
Valley Comprehensive Plan (BVCP).
Suggested Motion Language:
Motion to adopt Ordinance 8512, granting authority to the approving authority under
Title 9, “Land Use Code,” B.R.C. 1981, to approve a development that exceeds the
minimum open space per dwelling unit standards for a property in the Business
Community 1 district (BC-1) located at 3320 28th Street, at Diagonal Plaza, authorizing
the city manager to execute documents that will secure affordable housing on the
property, and setting forth related details.
COUNCIL FILTER IMPACTS:
• Economic: The project will not have a negative impact on the economy of
Boulder. To the contrary, its development could contribute to the overall
diversity that exists in Boulder by contributing additional residential units on
underutilized land and to work with a non-profit affordable housing agency that
contributes to the economic vitality of Boulder. The project also envisions
residential units designed for use also for home occupation, consistent with policy
5.13, Home Occupations, which reflects the goal to allow more flexibility for
home-based businesses.
• Environmental: The project would be located on an infill site (i.e., an existing
parking lot) along 28th Street. Development of that location in walking distance
to a number of services including retail, medical offices, and other types of office
uses, is consistent with City policies that encourage infill development. Refer to
Policy 2.03, Compact Development Pattern, that indicates that the city prefers
“redevelopment and infill as compared to development in an expanded Service
Area to prevent urban sprawl and create a compact community.
• Social: The project would provide housing and would enable a partnership to
develop permanently affordable housing with the Boulder Housing Partners. The
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project would contribute to the City’s goal of the provision of 25 percent of the
housing stock as permanently affordable. Further, by integrating the new
development with the existing Boulder Housing Partners Diagonal Court
Townhome site, a new community garden and park would provide shared open
space and community gathering space.
OTHER IMPACTS:
• Fiscal: none identified.
BOARD AND COMMISSION FEEDBACK:
On Oct. 5, 2021, the City Council approved the first reading of the ordinance on consent.
The Planning Board reviewed the ordinance on Oct. 7, 2021 and on a motion by S. Silver
seconded by J. Boone, the Planning Board voted 7-0 to recommend to City Council to
approve Ordinance 8512 granting authority to the approving authority under Title 9, “Land
Use Code,” B.R.C. 1981, to approve a development that exceeds the minimum open space
per dwelling unit standards for a property in the Business Community 1 district (BC-1)
located at 3320 28th Street, at Diagonal Plaza, authorizing the city manager to execute
documents that will secure affordable housing within the project, and setting forth related
details. As part of the motion, the board also voted unanimously to recommend to City
Council to include into next year’s work plan an Area Plan for the entire Diagonal Plaza.
In the discussion, the board noted that the proposed ordinance meets several Boulder Valley
Comprehensive Plan policies related to provision of housing as well as the interest by the
city to revitalize and redevelop the Diagonal Plaza. The board acknowledged that the
project could become a catalyst for redevelopment of the rest of Diagonal Plaza, but noted
that an Area Plan could provide the vision and guidance that would further prompt
redevelopment. The board also acknowledged the applicant for refining the Concept Plan
that included recommendations made during the review of the initial Concept Plan,
including provision of residential units such as townhomes and three-bedroom units; the
wrapping of the proposed park with units that could open to the park; removal of any
parking surrounding the park; and articulation of the building form along 28th Street. The
Planning Board discussion of Ordinance 8512 is available on the Channel 8 website for
October 7, 2021. Draft minutes of the hearing are provided in Attachment B.
Prior to that, the Planning Board reviewed a Concept Plan May 20, 2021, with slightly fewer
residential units than is currently proposed in an updated Concept Plan, and the signed
minutes from that hearing are also provided in Attachment C. The Board showed and
support for revitalization of the site and acknowledged the need for housing and the
opportunity for a partnership with Boulder Housing Partners for the Concept Plan. The staff
memorandum to Planning Board, meeting audio, and the applicant’s submittal materials
along with other related background materials are available on the Records Archive for
Planning Board.
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The Planning Board also discussed the limitations for providing residential uses on the site
under the existing, somewhat suburban form and bulk, and density standards under the
Business Community – 1 (BC-1) zoning. The board discussed potential land use changes or
rezoning of the property. There was also interest expressed by board members, as well as by
members of the public, that the process to achieve additional residential units on the site
should not be a long or protracted process since it is a good opportunity for redevelopment in
an area identified for revitalization and to address the city-wide need for housing. Planning
Board will review the Ordinance at their regularly scheduled hearing on October 7, 2021,
following the first reading of the ordinance by council. By the time of the second reading
hearing before council, additional Planning Board feedback will be provided.
Following the Planning Board review of the Concept Plan, City Council reviewed the
Concept Plan on July 13, 2021. At the hearing, the applicant presented updated plans that
illustrated implementation of some of the Planning Board’s feedback provided in
Attachment D. Council indicated support for the direction of the plan and for an ordinance
to achieve the number of residential units planned in the Concept Plan. Council also
acknowledged that the opportunity presented by the proposed project that would not only
revitalize the Diagonal Plaza and spur additional redevelopment potential, but that the plans
would also provide a variety of much needed residential units in an area that is walkable to a
number of services and amenities. The City Council discussion of the Concept Plan is
available on the Channel 8 website for July 13, 2021 beginning at minute 49:30.
PUBLIC FEEDBACK:
At the time of Concept Plan review, required public notice was given in the form of written
notification mailed to all property owners within 600 feet of the subject property. A sign was
posted on the property a minimum of 10 days prior to the hearing. Staff has received one
emailed comment, not specific to the Concept Plan but related to a concern about height
modifications at Diagonal Plaza. At the Planning Board hearing on May20, 2021, there were
14 members of the public who spoke on the subject. Of those who spoke 13 appeared to be in
support of the Concept Plan, particularly with regard to the provision of additional residential
(above the zoning allowance) and the need for revitalization of Diagonal Plaza. In addition, a
spokesperson for Community Cycles noted that the site is located in a good multi-use context
and acknowledged the consistency of the proposed plan with the North 28th Street
Transportation Network Plan.
At the City Council hearing on July 13, 2021, there were 13 members of the public who spoke
in favor of redevelopment that would allow a maximum number of residential units. There
was discussion about the provision of for-sale residential units that the applicant had indicated
was not under consideration.
ANALYSIS
Staff identified several aspects of the project that would result in a defined community benefit
for the City of Boulder. The project as proposed in its concept plan would be consistent with
the following:
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• the Community Business Land Use Designation
• the Boulder Valley Comprehensive Plan (BVCP) policies related to the
need and provision of residential units including:
o 1.11 Jobs/Housing Balance;
o 2.16 Mixed Use and Higher Density Development;
o 5.01 Revitalizing Commercial and Industrial Areas; and
o 7.11 Balancing Housing Supply with Employment Base.
• the BVCP policy 5.01, Revitalizing Commercial and Industrial Areas which
specifically identifies Diagonal Plaza as a place that necessitates revitalization,
redevelopment of the site should be a catalyst for further redevelopment of the
shopping center.
• The BVCP policy 2.24, Commitment to a Walkable & Accessible City, as the residential
units proposed on the site will be in a location that is easily walkable to a number of
services such as retail, offices, medical offices, the high-use transit line, with a super
stop adjacent to the site, multi-use paths, and car/bike share facilities.
• The BVCP policies 6.01, All-Mode Transportation System & Complete Streets, and
6.08, Access and Mobility for All: The proposed project would create a new public
street access to the existing Boulder Housing Partners Diagonal Court townhomes
which today are not served by a public street or sidewalk.
In addition, with the conclusions of the 2010 Urban Land Institute Technical Assistance
Panel (ULI-TAP) that the best opportunity to redevelop the Diagonal Plaza Shopping Center
would likely be “incrementally” and “in partnership with a housing entity such as Boulder
Housing Partners.”
The City has considered ordinances from time to time to modify City standards when a
circumstance necessitated exceptions where either a special public benefit would arise from
the exception or an undue hardship on a property owner could be avoided, in the interest of
the public health, safety, and welfare of the residents of the city and where consistent with
the Boulder Valley Comprehensive Plan. Some land use code modifications were allowed by
ordinance, others through specifically through annexation. Examples of approved ordinances
that modified standards:
• Trinity Commons: Ordinance (Ord. 7516) was processed, after a Concept Plan Review,
and prior to Site Review to allow with modifications to the allowable number of units and
floor area under the BT-2, Transitional Business zoning district to enable a church
providing a variety of community benefits to remain in downtown Boulder and a project
that included permanently affordable units for seniors.
• Boulder Jewish Commons: Annexation ordinance (Ord. 4665) for a portion of the
property was approved in 1985; prior to a Concept Plan review in 2000.
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• 1000 Rosewood Residential: Annexation ordinance (Ord. 7774) to allow open space
reduction where 50 percent of units were permanently affordable.
• 5490 Spine: An ordinance was approved to allow the establishment of a private school
within the IG-D industrial district prior to approval of a rezoning that permitted the
school.
• Foothills Residential Development: Open space reduction to allow 130 dwelling units
based on their intended affordability.
• Wellman Creek: Waiver of cost increase in Plant Investment Fees (PIFs) to allow a
permanently affordable housing project to proceed under previous PIF levels.
• Parkside subdivision: Ordinance to modify subdivision standards to permit construction
of an affordable housing project not yet re-subdivided.
• Mapleton mobile home park: Ordinance to allow a modification of the Site Review
development time limitations for a gradual replacement of units over the life of the
mobile home park subdivision.
• Nomad project at Quince and Broadway: Ordinance through annexation allowed for an
increase in number of units from five to eleven to permit three of the units to be
permanently affordable to low income households and an additional four units to be
permanently affordable to middle income households.
• Iris Hollow: Ordinance through annexation which allowed a greater number of units than
originally anticipated for the site. The zoning permitted a diversity of housing types and
the inclusion of 19 permanently affordable units for low-income households and middle
income households.
• Habitat/Violet Hollow: Ordinance through annexation that allowed density increase for a
development of 100% permanently affordable housing.
Most of these examples modified a singular aspect of the code to permit a project as
proposed; this project would be similar by allowing modification of the open space standards
applicable to the site.
For purposes of this ordinance, the applicant has provided staff and Council with the Concept
Plan provided in Attachment D, as well as a brief letter seeking the modifications to open
space requirements of the BC-1 zoning district, refer to Attachment E. Staff has used this
information and the comments from the City Council and Planning Board to draft the
proposed ordinance. The intent and structure of the attached ordinance is described below:
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Specific Applicability to the Proposed Project Only
The proposed ordinance would not be a rezoning and would be specific to the proposed
redevelopment of the site. Therefore, if the initial Site Review application does not conform
to the stipulations of the ordinance, the ordinance would expire and any subsequent
developer and/or different plan would have to conform to the existing
BC-1 zoning.
Modification of the Open Space Standards
The ordinance would allow modification of the open space standards but would require a
minimum of 15 percent open space for the site. In addition, a Site Review application using
the ordinance will be required to show that it meets the Site Review criteria related to open
space under the Land Use Code section 9-2-14(h)(2)(A), “Open Space,” B.R.C. 1981; and
section 9-2-14(h)(2)(B), “Open Space in Mixed Use Developments (Developments That
Contain a Mix of Residential and Nonresidential Uses),” B.R.C. 1981. Based on the plans
and the community benefits the Planning Board and City Council supported the
modifications that would allow for the project to move forward.
The Concept Plan showed a large central open space and community garden that is intended
to be shared by the new residences and the existing Boulder Housing Partners Diagonal
Court Townhomes. The conceptual plans also illustrate other gathering spaces and open
space amenities for all of the residents and users of the site, indicating the ability to meet the
Site Review criteria related to open space.
Permanently Affordable Housing
The ordinance ensures that Inclusionary Housing requirements will be met through a
covenant prior to any residential building permit submittal. The affordable housing
requirement will be based on 25 percent of the entire development of all residential units
approved in the Site Review regardless of ownership and the affordable units will be
provided within the project. The cash-in-lieu amount would be determined based on all
units, market and affordable, to be constructed on the site. These funds would support
construction of the affordable units. As a result, the developer would support the affordable
units in the same manner whether they are provided on-site or through a land dedication.
Conclusion
Staff finds that the attached ordinance would appropriately ensure that the development, as
illustrated in the Concept Plan, could be implemented would provide special benefits to the
community and achieve goals of the BVCP identified in this memorandum. Staff welcomes
questions, commentary and/or suggestions for changes to the draft ordinance prior to City
Council decision.
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ATTACHMENTS:
A. Ordinance 8512
B. Draft Minutes from Oct. 7, 2021 Planning Board Meeting
C. Signed Minutes from May 20, 2021 Planning Board Meeting
D. Concept Plan
E. Memorandum from Coburn Architects requesting variance to the BC-1 zoning district
to be considered by ordinance
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ORDINANCE 8512
AN ORDINANCE GRANTING AUTHORITY TO THE
APPROVING AUTHORITY UNDER TITLE 9, “LAND USE
CODE,” B.R.C. 1981, TO APPROVE A DEVELOPMENT THAT
EXCEEDS THE MINIMUM OPEN SPACE PER DWELLING
UNIT STANDARDS FOR A PROPERTY IN THE BUSINESS-
COMMUNITY 1 DISTRICT (“BC-1”), LOCATED AT 3320 28TH
STREET, AT DIAGONAL PLAZA, AUTHORIZING THE CITY
MANAGER TO EXECUTE DOCUMENTS THAT WILL
SECURE AFFORDABLE HOUSING ON THE PROPERTY, AND
SETTING FORTH RELATED DETAILS.
WHEREAS, THE CITY COUNCIL OF THE CITY OF BOULDER, COLORADO,
FINDS AND RECITES THE FOLLOWING:
A. This ordinance shall be effective only as to the parcel of land generally described
as 3320 28th, which is approximately 6.78 acres in size, more particularly described in Exhibit A,
incorporated into this ordinance by this reference (the “Property”).
B. An applicant team, including the Boulder Housing Partners, the Housing Authority
for the City of Boulder, a body corporate and politic, completed the concept plan phase of the
development review process for the Property on July 13, 2021, designated as Concept plan#
LUR2021-00011 for the Diagonal Plaza project (the “Project”).
C. The planning board reviewed the Project on May 20, 2021, and the city council
reviewed the Project on July 13, 2021. Both the planning board and city council supported an
ordinance to allow modifications to the minimum open space per dwelling unit standards in the
BC-1 zoning district as part of the site review process for the Property.
D. The Project, although inconsistent with the underlying residential density limits of
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the BC-1 zoning district is:
1. Consistent with the community business land use designation in the Boulder
Valley Comprehensive Plan (“BVCP”) and the community policies contained
within the Boulder Valley Comprehensive Plan related to affordable housing,
mixed use & higher-density development, including BVCP Policy 1.11
Jobs/Housing Balance; Policy 2.16 Mixed Use and Higher Density
Development; and Policy 7.11 Balancing Housing Supply with Employment
Base); and
2. An opportunity to revitalize the Diagonal Plaza commercial area and create a
catalyst for additional redevelopment of the Diagonal Plaza commercial area
consistent with the goals of and revitalization tools and strategies envisioned in
BVCP Policy 5.01 Revitalizing Commercial & Industrial Areas.
E. The planning board is set to hold a public hearing and make a recommendation to the
city council regarding this ordinance on October 7, 2021, prior to City Council adoption of this
ordinance.
F. Allowing the Project on the Property with modifications to the minimum open space
per dwelling unit standards in the BC-1 district that is otherwise in compliance with and fostering
policies of the BVCP, the Project is in the interest of the public health, safety, and welfare.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF BOULDER,
COLORADO:
Section 1. The city council finds that allowing the modifications to the minimum open
space per dwelling unit requirement of the BC-1 district described in this ordinance for the
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Property is in the interest of the public health, safety, and general welfare of the City of Boulder,
consistent with the goals and policies of the BVCP and Concept Plan# LUR2021-00011.
Section 2. The city council authorizes the approving authority, as described in Title 9,
“Land Use Code,” B.R.C. 1981, to modify the minimum open space per dwelling unit
requirements of Section 9-8-1, “Schedule of Intensity Standards,” B.R.C. 1981, for the BC-1
district as they apply to the Property as part of a site review approval, subject to the following:
a. The approving authority finds that the Project meets all requirements of its
laws, except as modified by this ordinance, including requirements
necessary for the approval of a site review, including without limitation,
standards related to bulk, massing, and compatibility. The approving
authority for the initial site review approval shall be either the planning
board or the city council.
b. On the Property, the completed Project shall include no less than 15
percent of open space, excluding any area dedicated to the city in fee as
right-of-way, and such open space shall meet the requirements of Section
9-9-11, “Useable Open Space,” B.R.C. 1981. This 15 percent of open
space requirement may be averaged across any lots that may be created
through subdivision of the Property. Any parts of the Project that are not
on the Property shall meet the open space per dwelling unit requirements
of Section 9-8-1, B.R.C. 1981.
c. The overall development plan for the Property shall generally be
consistent with the concepts proposed in Concept Plan #LUR2021-00011
as reviewed by city council on July 13, 2021, as proposed and updated in
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the applicant presentation on July 13, 2021 and on the plans submitted by
the city on Aug. 23, 2021 for purposes of this ordinance.
d. Any conditions required under this ordinance shall be included in the site
review decision approving the Project.
Section 3. The standards of Chapter 9-13, “Inclusionary Housing,” B.R.C. 1981, shall
apply to the Property, and, in addition, the owner of the Property shall meet the following
requirements. At least twenty-five percent of the total number of dwelling units constructed on
the Property as part of the Project shall be permanently affordable units as defined in Section 9-
16-1, “General Definitions,” B.R.C. 1981, for Inclusionary Housing. Prior to submittal of a
building permit pursuant to an approval under this ordinance, the owner of the Property shall
execute covenants and other agreements, in a form acceptable to the city manager, to ensure that
at least twenty-five percent of the total number of new dwelling units on the Property will be
permanently affordable units. The owner of the market rate units shall satisfy the inclusionary
housing requirements under Chapter 9-13, B.R.C. 1981, for the development of the Property
under this ordinance based on all dwelling units approved in the site review and to be constructed
on the Property (market rate and permanently affordable) regardless of land ownership.
Section 4. This ordinance shall not be construed to limit the ability of an approving
authority to modify other development standards through the site review process. In the event
that the site review application is called up by review by the city council, the city council retains
the authority granted by this ordinance to permit the modifications stated herein. This ordinance
shall expire immediately if the site plan is not found to be consistent with the Project, the
conditions contained herein, or if the owner of the Property allows the site plan approval to
expire under the requirements of Chapter 9-2, “Review Processes,” B.R.C. 1981.
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Section 5. The city council adopts the findings and recitals above into this ordinance by
this reference. This ordinance shall be considered an amendment to Title 9, “Land Use Code,”
B.R.C. 1981. To the extent that this ordinance conflicts with any other ordinance of the city,
such ordinance shall be suspended for the limited purpose of implementing this ordinance.
Nothing in this ordinance shall be construed as a waiver of the city’s police power.
Section 6. This ordinance is necessary to protect the public health, safety, and welfare of
the residents of the city, and covers matters of local concern.
Section 7. The city council deems it appropriate that this ordinance be published by title
only and orders that copies of this ordinance be made available in the office of the city clerk for
public inspection and acquisition.
INTRODUCED, READ ON FIRST READING, AND ORDERED PUBLISHED BY
TITLE ONLY this 5th day of October 2021.
____________________________________
Sam Weaver, Mayor
Attest:
____________________________________
Elesha Johnson, City Clerk
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READ ON SECOND READING, PASSED AND ADOPTED this 19th day of October
2021.
____________________________________
Sam Weaver, Mayor
Attest:
____________________________________
Elesha Johnson, City Clerk
12.08.2021 DAB Packet Page 17 of 144
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EXHIBIT A
LEGAL DESCRIPTION
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CITY OF BOULDER
PLANNING BOARD ACTION MINUTES
October 7, 2021
Virtual Meeting
A permanent set of these minutes and a tape recording (maintained for a period of seven years) are
retained in Central Records (telephone: 303-441-3043). Minutes and streaming audio are also available
on the web at: http://www.bouldercolorado.gov/
PLANNING BOARD MEMBERS PRESENT:
Jorge Boone
David Ensign, Chair
John Gerstle
Lupita Montoya
Sarah Silver
Lisa Smith
Peter Vitale
PLANNING BOARD MEMBERS ABSENT:
None
STAFF PRESENT:
Jacob Lindsey, Director of Planning & Development Services
Hella Pannewig, Assistant City Attorney
Laurie Simonson, Assistant City Attorney
Cindy Spence, Administrative Specialist III
Jean Gatza, Meeting Moderator
Elaine McLaughlin, Senior Planner
Chris Ranglos, Planner I
Karl Guiler, Senior Planner – Code Amendment Specialist
Lisa Houde, Planner II
Alison Rhodes, Director of Parks & Recreation
Kurt Firnhaber, Director of Housing & Human Services
Michele Crane, Facilities Architecture Senior Manager
Joanna Crean, Director of Facilities
Raphael Tingley, Budget/Financial Analyst
1. CALL TO ORDER
Chair, D. Ensign, declared a quorum at 6:01 p.m. and the following business was conducted.
2. APPROVAL OF MINUTES
On a motion by S. Silver and seconded by J. Boone the Planning Board voted 5-0 (L. Montoya, L.
Smith recused) to approve the July 29, 2021 minutes as amended.
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On a motion by S. Silver and seconded by D. Ensign the Planning Board voted 6-0 (L. Smith
absent) to approve the August 19, 2021 and September 2, 2021 minutes as amended.
3. PUBLIC PARTICIPATION
a) Andrew Forkes-Gundmundson, representing League of Oil and Gas Impacted by Coloradans
(LOGIC), spoke to Item 6A on the agenda regarding Oil and Gas revisions. He spoke to a few
experiences that LOGIC and his member organizations have had while working with other local
governments who are currently revising their oil and gas codes.
4. DISCUSSION OF DISPOSITIONS, PLANNING BOARD CALL-UPS / CONTINUATIONS
There were no items for review.
5. PUBLIC HEARING ITEMS
A. AGENDA TITLE: Public Hearing and Recommendation to City Council for Ordinance 8512
granting authority to the approving authority under Title 9, “Land Use Code,” B.R.C. 1981, to
approve a development that exceeds the minimum open space per dwelling unit standards for a
property in the Business Community 1 district (BC-1) located at 3320 28th Street, at Diagonal
Plaza, authorizing the city manager to execute documents that will secure affordable housing on
the property, and setting forth related details.
Board members were asked to reveal any conflict of interests they may have had on this item.
• The board members did not have any conflicts of interests to disclose.
Staff Presentation:
J. Lindsay introduced the item.
E. McLaughlin presented the item to the board.
Board Questions:
E. McLaughlin answered questions from the board.
Applicant Presentation:
Bill Holicky, with Coburn Architecture, presented the item to the board.
Board Questions:
Bill Holicky, with Coburn Architecture, Jarvie Worcester, with Trammell Crow Residential, and
Laura Sheinbaum, with Boulder Housing Partners, all representing the applicant, answered questions
from the board. In addition, Danica Powell, with Trestle Strategy Group, was also present.
Public Hearing:
1) Evan Freirich spoke in support of the project. He would like to have the affordable housing
requirement increased to at least forty percent because the land costs were so low as proposed,
given the number of units that would get a special exception.
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2) Ginger Zukowski spoke in support of the project. She would like the proposed HOA fee to be
taken into consideration when looking at the affordability of the new units.
Applicant Rebuttal:
Bill Holicky, with Coburn Architecture, and Laura Sheinbaum, with Boulder Housing Partners,
addressed some of the questions and concerns brought up during public comments.
Board Comments:
Key Issue #1: Does the board concur that Ordinance 8512 addresses important polices related to
infill, redevelopment, and jobs/housing.
• S. Silver said the proposed ordinance does address important BVCP goals, however she
suggested this could an opportunity to achieve other BVCP goals regarding other types of
redevelopments in particular in Chapter 10 (Area Planning). She would like to propose
discussing adding something to the language of the ordinance that would propose a parallel
process, while this project was moving forward, where the city would take on an area planning
process for the rest of the Diagonal Plaza so the end result of any catalyzed development would
be a coherent and cohesive neighborhood center.
• J. Gerstle agreed with S. Silver’s proposal.
o E. McLaughlin informed the board that anything such as S. Silver proposed would need
to be considered by the future City Council as part of the 2022 Work Plan which is
currently pretty full, and which the board should consider.
• L. Smith said that overall, the ordinance would meet the key issue and she appreciated seeing
the improvements brought forward. She would be excited to see this come back in Site Review.
While she would like to see more area planning, she appreciates that staff is swamped. She felt
the proposed ordinance would move the city in the correct direction toward redevelopment and
jobs and housing.
• P. Vitale agreed. While he would like to see an area plan, he did not want to tie that into this
proposal at this time. This ordinance addressed the policies related to infill and redevelopment.
He said this would be a huge improvement.
• D. Ensign agreed with the previous comments. This would address a lot of housing,
transportation connection, and walkable neighborhood policies that would be a huge
improvement. Regarding the neighboring properties, it would appear that the city would be
ending up in a better space.
• J. Boone said he generally agreed with the previous comments. He was a little disappointed
there were no ‘for sale’ component for the proposal. He said that would lack diversity and
housing as it would relate to what the city would be trying to accomplish, but he understood the
mechanisms and the reason why which primarily because this would be the Opportunity Zone.
Despite that, he was in general agreement.
• L. Montoya agreed that this would meet the standards and the city has to look forward to
something developing in this particular part of town. She was disappointed regarding no
purchase opportunities and thought having a more comprehensive plan would have been better.
She said the city keeps falling behind on some of the goals for the city and there must be a reason
why. She hoped we could find ways to continue to find longer term planning for the city.
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• J. Gerstle agreed with the previous comments. He was concerned that in this area there would be
relatively little public park and open space. For that reason, he said it would make it even more
important to seek a neighborhood plan. He would like this project to move ahead, however he
was very concerned that this would serve as precedent for other development in the area with
equally little open space. Therefore, he said a neighborhood plan would be appropriate to make
sure that part of town would not have very little park and game area.
• L. Montoya said it was not a conscience that this kind of development, with less open space,
located so close to one of the city’s trailer park communities. She recommended thinking about
what the city would like to do with the other spaces. She said the benefits of the poor people of
the community should take priority.
Key Issue #2: Does the board have any feedback on the revised Concept Plan?
• D. Ensign said he was pleased to see a lot of the things Planning Board brought up from the first
Concept Review had been addressed, such as the configuration of the park and additional
residential types added.
• S. Silver said she appreciated the additional diversity of housing types. She also has concern
regarding the absence of any ‘for sale’ opportunities. She would like to see some of these
included when this project comes before Planning Board again.
• P. Vitale said he would like to see the ability to bring the other owners forward in place-making
opportunities. He suggested, at the very least, an agreement from those owners to allow the
community to fundraise and apply crowdsourcing to be voted on, murals to the backs of the
existing buildings, to keep up the sidewalks in the front of 24-Hour Fitness on the north side, and
to generally do what we would do if we were doing this correctly and getting creative. He asked
to create a better environment for those that would have less open space and would be looking at
the back of a building and having to listen to trucks dropping things off.
• L. Smith said, that while this may be beyond the board’s preview, this would be a perfectly
appropriate site to use eminent domain for urban renewal. She said it would be extremely
appropriate given the importance of the site, the hunger for a site level plan, the main streets that
go around the site, and the complexity of the ownership and recalcitrance of the various owners.
It would also allow us to do an extensive site plan for the entire area.
• J. Boone said the plan was really creative. He appreciated the diversity of housing since the last
time the Planning Board looked at it. He asked for when this would come back in front of the
board to have the term “workforce housing” stricken because he felt it confuses the public. He
said it should be simply “market rate apartments”. In addition, regarding the “occupational
units”, he would like to see those fourteen units categorized underneath the one-, two- and three-
bedrooms so they could be subbed out and would be truer to a unit count perspective. He said
that while the applicant has come up with a lot, the applicant would be getting a lot in return. So,
to the extent that the applicant could offer some additional affordable housing on site would
make sense. He would like to see a calculation showing what the Opportunity Zone would mean
to both the developer and to Boulder Housing. He would like to understand those mechanisms
and what the benefit would be financially to the developer.
• D. Ensign said, regarding the “work at home” units, it would be interesting to gather clues from
the Holiday neighborhood, such as the window fronts and signage. He agreed that it would be
interesting to see where there would be opportunity to define those forms in the code. He added
that the board seemed comfortable with sending a message regarding an area plan to City
Council and suggested adding it to the motion.
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• S. Silver said she would want to offer a friendly amendment to the motion regarding an area plan
and hopefully it would be incorporated into the overall motion. If not, she would have a harder
time voting for the overall motion because she thought that the purpose of this special ordinance
was to catalyze redevelopment in the whole of the Diagonal Plaza which would benefit beyond
this one applicant, therefore an amendment to recommend an area plan for the entire Diagonal
Plaza would be in line with the purpose of the special ordinance.
Motion:
On a motion by S. Silver seconded by J. Boone the Planning Board voted 7-0 to recommend to City
Council to approve Ordinance 8512 granting authority to the approving authority under Title 9, “Land
Use Code,” B.R.C. 1981, to approve a development that exceeds the minimum open space per dwelling
unit standards for a property in the Business Community 1 district (BC-1) located at 3320 28th Street, at
Diagonal Plaza, authorizing the city manager to execute documents that will secure affordable housing
within the project, and setting forth related details; and to recommend to City Council to include into
next year’s work plan an Area Plan for the entire Diagonal Plaza.
B. AGENDA TITLE: Public hearing and recommendation to City Council regarding Ordinance
8510, which proposes to amend Title 9, “Land Use Code,” to allow restaurants as limited uses in
regional parks within the public (P) zoning district.
Board members were asked to reveal any conflicts of interests they may have had on this item.
• The board members did not have any conflicts of interests to disclose.
Staff Presentation:
J. Lindsay introduced the item.
K. Guiler and A. Rhodes presented the item to the board.
Board Questions:
K. Guiler and A. Rhodes answered questions from the board.
Public Hearing:
1) Eric Tussey spoke in opposition of the project.
2) Lisa Spalding spoke in opposition of the project.
3) Shirley Schaller spoke in opposition of the project.
4) Kim Bixel spoke in opposition of the project.
5) Neil Anderson spoke in opposition of the project.
6) Katherine Walker spoke in opposition of the project.
7) Anne Turncliff spoke in opposition of the project.
8) Sharon Anderson spoke in opposition of the project.
9) Pamela Abel spoke in opposition of the project.
10) Shannon Bryant spoke in opposition of the project.
11) Charlotte Chase spoke in opposition of the project.
Staff Rebuttal:
A. Rhodes addressed some of the questions and concerns brought up during public comments.
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Board Comments:
Key Issue #1: Does the master plan outline the BVCP urban service standards and a plan to meet
them in the future?
• S. Silver said she was concerned with the proposed ordinance because she felt it was a broad-
brush answer to something that would be better resolved park by park. The lack of specificity
regarding what by-right would mean, the fact that it would be publicly owned land, and there
would be no specificity regarding size, scale or hours which would be different from anything
else existing in the Use Table. She said she was not sure that this should ultimately be a regional
parks wide solution. The existing accessory use determination can currently be a park-by-park
process. She was concerned about the activity at night and the impact on the wildlife at the
Reservoir. At the golf course and Valmont Park, her concerns would be different. She was
concerned regarding the blanket nature of this solution when each of these parks should be delt
with in their own unique way.
• J. Boone agreed with S. Silver and said the parks are different and should be considered park-
by-park.
• J. Gerstle agreed. He said this ordinance was not necessary and he would not be in support.
• D. Ensign pointed out there is specific language in the BVCP that refers to the priority of
restaurants in regional parks (Policies 5.10 and 5.14). However, he does hear the concerns
regarding if it should be accessory or by-right. He added it was unfortunate that this has been tied
to something controversial because there is a conversation to be had about restaurants in our
regional parks. He said he felt there was a process with Parks and Rec and with City Council to
publicly examine each one, however he has heard the concerns of the public. He said he thought
the intent of the ordinance was good.
• L. Montoya said she was concerned about what the actual benefits to the city were. In terms of
revenue, she said it did not appear that this was going to be anything of much consequence. She
said she thought the community had legitimate issues with living close to the Reservoir.
• L. Smith acknowledged the hard work of the staff and the dedication and activism of the
community members. She shared a lot of the thoughts she heard from other board members and
said the proposed language felt quite broad. She said she did not fully understand what the city
would be allowing by-right and what kinds of review would be available or not available. She
mentioned that while she heard members of the public commenting about concerns for the use,
she also heard them supporting some form of a restaurant and some form of food services. She
hoped that we would see some kind of restaurant moving forward at the Reservoir. She was not
opposed to food service, but the current ordinance language felt a bit broad.
• P. Vitale said he would like to tailor and refine this a bit so there could be individual inquiries or
compatibility reviews. He would like to have as many options as possible to enjoy Boulder and
the more opportunity to enjoy the Reservoir would be great.
• S. Silver said she felt as if the board had been presented something that was incomplete and said
the board was not in the position to complete it because it would really depend on the regulations
for each individual park. She suggested having staff draft a more specific ordinance.
• L. Montoya said she would like to see the parks looked at individually since they are quite
different. She said she thought the ordinance could be done better which might make the
community members happier.
• L. Smith invited staff to extract any information from the board members in order to be able to
constructively go back and to accomplish a narrower ordinance.
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• D. Ensign recommended that if the language in the “Limited Use” section was changed to read,
“In all cases, a Use Review is required”, that could trigger a Use Review process. He questioned
if there was enough language in the Use Review process to drive the amount of tailoring of the
solution and that the Planning Board would ultimately examine any project.
• S. Silver said her big concern with the Reservoir is the wildlife habitat which there is all kinds of
existing references within the BVCP regarding the protection of wildlife. She said she had never
given any thought about the wildlife on the golf course or at Valmont Park. She said this
ordinance felt undercooked. While she appreciated the idea of projects going through a Use
Review, yet the only way that Planning Board could see it would be if the board were to call it
up or if a member of the public called it up, she worried that we would be setting the groundwork
for more projects with less public input.
• J. Gerstle said he was concerned that this ordinance would allow uses of park facilities, other
than their primary uses. He would not support that. In addition, he felt that due consideration
should be given to issues such as wildlife, noise, lights, the impact on the north side of the
Reservoir, and impact on the areas which could be considered open space rather than park. He
said it would be appropriate for the primary uses of the parks to be maintained and for them to
guide other uses of the parks. He said he would not be willing to move ahead with this.
• L. Smith requested that staff look at what the alternatives might be, such as proposing multiple
wording changes and then explaining to the board what those would trigger. She stressed that she
did not want to eliminate the possibility of a restaurant at the Reservoir.
• J. Boone said he heard tonight from the public that they would like to have a restaurant at the
Reservoir. He said he also heard that the public had been involved in a plan approval process. He
said he was unsure if he would support a restaurant being a principal use at the Reservoir,
whereas a restaurant at an urban golf course would make more sense as a principal use from a
planning standpoint. He said addressing these parks together would not make sense because they
are tremendously different.
• S. Silver agreed with J. Boone that all three parks are different. Therefore, the idea of changing
to principal use for all three parks for restaurants seems to be too broad.
• D. Ensign said it would give the city more flexibility to tailor the restaurant to the site and
without being constrained to accessory use, we would be more limited. He asked the board if it
would be advantageous to have additional options.
• S. Silver said the board has been challenged by this ordinance because the parks are very
different and the proposed ordinance is broad and does not reflect the different needs and
opportunities of those parks.
• L. Smith said that whatever comes out of the discussion tonight, the board would like Use
Review to be a part of the process so that each restaurant could be considered individually.
• S. Silver said the operating agreement for the restaurant at the Reservoir is very concerning on
many levels, not just to the public who spoke, but regarding issues such as wildlife, public access
to the beach area, night life, and whether it will be a concessionaire during the day or a special
event center for the evening. Those are the kinds of concerns we would want resolved in a public
Use Review process.
• The board began modifying a motion and recommendation for City Council.
Motion:
On a motion by L. Smith seconded by J. Gerstle the Planning Board voted 7-0 to recommend that City
Council reject the Ordinance 8510, which proposes to amend Title 9, “Land Use Code,” to allow
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restaurants as limited uses in regional parks within the public (P) zoning district, as written due to the
following concerns:
• Desire for individual Use Review;
• That the three parks are sufficiently different to merit different approaches; and
• While Planning Board agrees with staff and the community that restaurants may be appropriate
in regional parks, further exploration of “accessory” vs. “principal” use is warranted.
C. AGENDA TITLE: Public Hearing and Recommendation to City Council for Acceptance of the
Facilities Master Plan (FMP) and Approval of the Boulder Valley Comprehensive Plan (BVCP)
Facilities Master Plan Summary.
Staff Presentation:
J. Lindsay introduced the item.
C. Ranglos, J. Crean, and M. Crane presented the item to the board.
Board Questions:
M. Crane and J. Crean answered questions from the board.
Public Hearing:
No one spoke.
Board Comments:
Key Issue #1: Is the Master Plan consistent with the goals, policies and growth projections for the
BVCP?
• The board agreed the Master Plan was consistent with the goals, policies and growth projections
for the BVCP.
• D. Ensign said he saw a number of BVCP principles referenced in the packet and it had been
covered well.
Key Issue #2: Does the Master Plan outline BVCP Service Standards and a plan to meet them in
the future?
• The board agreed the Master plan outlined the BVCP Service Standards and a plan to meet them
in the future.
• D. Ensign said he was happy to see renewable energy and equity addressed. He said that making
buildings more welcoming and accessible to all population will be a great thing.
Key Issue #3: Are the capital needs and funded sources outlined in the Mater Plan?
• J. Boone said this was a difficult question because at a high level the capital needs and funded
sources are outlined, however there was nothing really granular.
• D. Ensign said his perception, when looking at master plans, he is aware that City Council will
be asking a lot of the same questions, but there are things within them that imply there are going
to be costs. Master plans cannot always have all the answers to the finances, but they can supply
a roadmap to where they want to go.
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Motion:
On a motion by D. Ensign seconded by P. Vitale the Planning Board voted 7-0 to accept the Facilities
Master Plan and approve the Boulder Valley Comprehensive Plan (BVCP) Facilities Master Plan
Summary.
6. MATTERS FROM THE PLANNING BOARD, PLANNING DIRECTOR, AND CITY
ATTORNEY
A. AGENDA TITLE: Work session to discuss proposed amendments to the Land Use Code to add
new conditional use standards related to oil and gas operations.
Staff Presentation:
J. Lindsay introduced the item.
K. Guiler presented the item to the board.
Board Comments:
• J. Gerstle said he was happy that staff was working closely with the county on this item.
• D. Ensign asked that staff connect with Andrew Forkes-Gundmundson who spoke at the
beginning of tonight’s meeting under Public Participation.
7. DEBRIEF MEETING/CALENDAR CHECK
8. ADJOURNMENT
The Planning Board adjourned the meeting at 12:28 a.m.
APPROVED BY
___________________
Board Chair
___________________
DATE
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CITY OF BOULDER
PLANNING BOARD ACTION MINUTES
May 20, 2021
Virtual Meeting
A permanent set of these minutes and a tape recording (maintained for a period of seven years) are
retained in Central Records (telephone: 303-441-3043). Minutes and streaming audio are also available
on the web at: http://www.bouldercolorado.gov/
PLANNING BOARD MEMBERS PRESENT:
Jorge Boone
David Ensign, Chair
Lupita Montoya
Sarah Silver
Lisa Smith
Peter Vitale
PLANNING BOARD MEMBERS ABSENT:
John Gerstle
STAFF PRESENT:
Jacob Lindsey, Director of Planning & Development Services
Charles Ferro, Development Review Manager
Hella Pannewig, Assistant City Attorney
Cindy Spence, Administrative Specialist III
Jean Gatza, Meeting Moderator
Cris Jones, Deputy Director of Community Vitality
Chris Hagelin, Senior Transportation Planner
Philip Kleisler, Senior Planner
Elaine McLaughlin, Senior Planner
Yvette Bowden, Director of Community Vitality
1. CALL TO ORDER
Chair, D. Ensign, declared a quorum at 5:37 p.m. and the following business was conducted.
2. PUBLIC PARTICIPATION
a) Kurt Nordback spoke regarding AMPS and supported staff’s proposal as a good first step. He
added that it appeared to be undervaluing land in the city and subsidizing parking. He supported
staff’s recommendation of incremental change. He would like to see the option for people to rent
space on the street for not just storing vehicles but bike corrals or rain gardens for example.
b) Lynn Segal spoke regarding the homeless issue within Boulder.
3. DISCUSSION OF DISPOSITIONS, PLANNING BOARD CALL-UPS / CONTINUATIONS
A. AGENDA TITLE: AMPS Implementation and Progress: Revitalizing Access in Boulder
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Staff Presentation:
C. Hagelin and C. Jones presented the item to the board.
Board Questions:
C. Hagelin and C. Jones answered questions from the board.
Board Comments:
Key Issue #1: What is the Board’s feedback on the refined strategies, the process used to develop
them, and whether the refined strategies are appropriate for Boulder and the community’s
desired direction?
• S. Silver questioned the large increase in NPP rates and said it may become something that could
push people out of the city. More and more projects come in front of Planning Board asking for
parking reductions, which push cars onto the streets, but a cost would be created and associated
with that. This could ultimately increase the cost of houses with garages or if people lived where
there may not be enough parking, the NPP would become an added cost. This would have to be
kept in the board members’ minds.
• L. Montoya wanted AMPS to address the issue of people that have vehicles that need to perform
work out of that vehicle as opposed to leisure.
• L. Smith said it would be beneficial to include impediments within traffic and to call out ADA.
Key Issue #2: What is the Board’s feedback on whether the strategies most aligned with goals
from the Alternatives Analysis process should be implemented?
• The board had no feedback.
Key Issue #3: What is the Board’s feedback on the proposed key next steps in implementation for
each of the strategies?
• D. Ensign said the gradual increases are good. He agreed that the city may be underpricing from
the perspective of the value of the real-estate provided for parking, but it would be difficult for
the public to adjust to dramatic increases. He supported staff’s approach and said it should give
the city flexibility as it attempts to move away from single-car dependency. When Planning
Board reviews development projects, transportation, traffic and parking issues for people living
near the project are the number one concern. Getting NPP nimbler and something that the board
could work out during Concept Plans would be beneficial. The proposed technology could make
parking easier for people.
• S. Silver said that having the requirement for neighborhoods to petition for an NPP creates a
barrier for better parking management or neighborhood ECO passes.
• L. Smith said there would always be neighbors opposed to having an NPP. Therefore, perhaps
having a petition provides proof as to what percentage of the neighborhood want the NPP. She
agreed with the technology presented and the ability to perform surge pricing. She asked to
continue collecting data regarding the amount of parking past 7:00 p.m. and build into later
changes if warranted.
4. PUBLIC HEARING ITEMS
A. AGENDA TITLE: Concept Plan Review and Comment for the redevelopment of a 9.27-acre
property located at 3320 28th St., and 3265 and 3267 30th Street as a mixed-use development that
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includes ground floor retail along 28th Street and the proposed Street “A” along with ground
floor amenity space with upper story workforce and permanently affordable apartments. There
are two options proposed: the first option includes 177 workforce apartments within five
buildings and with 9,942 sf of amenity space, a shared deck and a clubhouse, and 58
permanently affordable apartments. The second option matches the first but includes additional
residential units with approximately 195 workforce apartments and 64 permanently affordable
apartments; it also includes a fourth story on one of the buildings with an additional roof deck.
Reviewed under case no. LUR2021-00011.
Board members were asked to reveal any ex-parte contacts they may have had on this item.
• J. Boone, D. Ensign and S. Silver had performed site visits.
• P. Vitale had a fund raiser at the site years ago, but it was not on this exact parcel or involving
any of these owners or anyone involved with this project.
• The other board members did not have any ex-parte contacts.
Staff Presentation:
C. Ferro introduced the item.
E. McLaughlin presented the item to the board.
Board Questions:
E. McLaughlin answered questions from the board.
Applicant Presentation:
Jarvie Worcester, with TCR, Laura Sheinbaum, with Boulder Housing Partners, Bill Holicky, with
Coburn Architecture, and Danica Powell, with Trestle Strategy Group, presented the item to the board.
Board Questions:
Jarvie Worcester, Laura Sheinbaum, Bill Holicky, and Danica Powell, representing the applicant,
answered questions from the board.
Public Hearing:
1) Ginger Zukowski spoke in support of the project.
2) Kurt Nordback spoke in support of the project.
3) Macon Cowles spoke in support of the project.
4) Evan Freirich spoke in support of the project.
5) ML Robles spoke in support of the project.
6) Don Price spoke in support of the project.
7) Lisa Spaulding spoke in support of the project.
8) Claudia Hanson Thiem spoke in support of the project.
9) Phil Michael spoke in support of the project.
10) Lynn Segal spoke in opposition of the project.
11) Gary Sprung spoke in support of the project.
12) Rebecca Davies spoke in support of the project.
13) David Adamson spoke in support of the project.
14) Chelsea Castellano spoke in support of the project.
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Applicant Rebuttal:
Jarvie Worcester, Laura Sheinbaum, and Bill Holicky addressed some of the questions and concerns
brought up during public comments.
Board Comments:
Key Issue #1: Is there policy direction within the BVCP to support mixed use and higher density
residential uses, through potential land use change and rezoning on the site?
• S. Silver said the staff memo referenced the need for housing for in-commuters and said that
would be a key argument around higher density. She pointed to the research done in the 2014 In-
commuter Study which stated that in-commuters have the same socio-economic status as people
who live in Boulder, therefore they match the range of incomes and family types. Those in-
commuters would be looking for a range of housing types. In her opinion the proposals do not
serve the broad spectrum of in-commuters or housing goals in BVCP policies 7.06, 7.09, 7.10,
7.16. In addition, within the 2014 study, people with children were not interested in apartments
rentals. They were more interested in homes or townhomes for purchase. She said the task would
be to find out if a zoning change might produce a housing mixture to serve a broad range of
needs. She would like to have a discussion around an RMX-2 style of zoning which could allow
for density and intensity as well as housing diversity.
• D. Ensign said that if an area plan could be done, then he would support a section of the property
as an RMX-2 zone. That could be done with a larger scale planning process, but such a process
would not be possible in conjunction with this proposal. He would support more diverse housing
when this project returns for Site Review. He said this was an attractive proposal and a good way
to be moving forward for this site. The four-story option would be reasonable given the location
and the need for more housing. It would seem like there would be challenges getting around the
Open Space requirements for a BC-1 zone. He said it would be preferable adjusting to BC-2. It
would be ideal to pick a land use and zoning that would provide this plan a more logical fit, but
that may take too much time to do. If there were a land use and rezoning change, he would not
make it a single zoning district. If that were to happen, he would pick zoning that would let the
businesses face outward to the street, have higher density residential where desired, and have
mixed use in some areas. He said the did not want the desire for perfection to cut off the
opportunity have this project move forward.
• P. Vitale agreed with the comments of S. Silver and D. Ensign. He like the U-shape facing 28th
Street. He was wondering about the affordability at this site and how to balance it with the
single-family home need. He questioned how to get diversity on the site. He approved of what he
had seen so far.
• L. Smith agreed with S. Silver regarding a density bonus to trade. This is such a large parcel on
this site and overall moving in the right direction. She was not concerned by this being just a
piece of the parcel. While appropriate zoning has been applied, there are other tools available,
and she hoped that they might be used, and opportunities would not be lost. She would be okay
with higher buildings particularly if it could be exchanged for affordable housing and geared
toward middle income. She like linking open space and making it continuous. Placing solar
above the parking and incorporating as much green features as possible should be done to make
the density appealing.
• J. Boone agreed with previous comments especially S. Silver’s regrading diversity of housing.
He said the applicant currently has no plans for any for-sale component due to the opportunity
zone. He said the board should be aware of this and the developer will maximize the rents on the
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site. He would like to hold the developer to an eighty to one hundred percent AMI in some way
to make this project affordable for the middle-income families. If this were done, he would be in
favor of bonus density and height. He said that this property will ultimately be bundled and
flipped to investors outside of this developer due to the opportunity zone.
• L. Montoya was concerned with how to provide opportunities for all kinds of families to live at
this site. She would encourage the applicant to reflect the types of families we would like to see
living there.
• S. Silver said we should be creative in the recommendations offered to meet multiple needs. This
is a huge site so we should be creative and use leverage to move forward on different elements of
the BVCP. She suggested height in some spots, family diversity in others for example and
perhaps creating some for-sale properties.
• D. Ensign said a mixed-use development is something we would want to see on the site.
Creative solutions with the zoning process would be something that the board would like to see.
• L. Smith would like to see townhomes in addition to apartments and affordable housing. In
addition, she would recommend parking be pushed underground. If the zoning were changed,
perhaps these could be more attainable and beneficial.
• L. Montoya said this would be a prime opportunity to look at desegregating residents within the
city.
Key Issue #2: Does Planning Board have feedback to the applicant on the conceptual site plan and
architecture?
• D. Ensign said the proposal appeared as an appropriately sized solution for this property. If the
zoning could be adjusted, he could have some flexibility surrounding the ground floor in areas
where residential could be used rather than commercial, if there was commercial along the major
arteries. In these economic times, there may not be as much demand for ground floor
commercial. Regarding workforce housing, it was appropriate that this was identified. He said
there was nothing that was criteria-based that would keep things affordable outside of the
affordable housing units. Perhaps the applicant could think of ways to condition their own Site
Review and help control costs. He approved of the transportation opportunities, the new
corridors, and the street-facing items. The design has good bike and pedestrian permeability. The
view corridor does not appear to be an issue. The height standards should be loosened in a
rational way. The shaped roofs could be better. He suggested the Design Advisory Board should
look at this. He agreed with staff’s concerns regarding dominant parking around Buildings 6 and
7 (the affordable buildings) and like to see the better use of green space addressed in this area.
• S. Silver said the internal grid solutions proposed are positive and lay the groundwork for future
development which would not to be massive in scale. The architectural and site plans are
currently vague. Building 5 appears massive. She hoped the ultimate design of the development
would not feel crowded. She would like to see more green space at the Boulder Housing
Partners’ buildings. She proposed connecting the BHP developments with greenspace and
finding parking elsewhere. Regarding the proposed Building 5, she was unable to tell if parking
was underground or ground level. She recommended not having the parking area open.
• P. Vitale said he was comfortable with the proposed building size. Regarding the sustainability
piece, the applicant could and should take a leadership role with this project.
• S. Silver suggested creating a tree lawn in which the trees would not be planted in tree boxes but
free range. She would prefer creating an urban canopy and getting as much green and trees as
possible.
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• D. Ensign recommended amenities that would encourage community gatherings and flexible
space which small performances would occur.
• L. Montoya mentioned bringing the open space in combination with the housing to integrate
with other communities.
Motion:
Since this is a Concept Review, no action is required on behalf of the Planning Board.
5. MATTERS FROM THE PLANNING BOARD, PLANNING DIRECTOR, AND CITY
ATTORNEY
A. AGENDA TITLE: Possible Recommendation to City Council to create additional mechanisms to
provide protections for our most vulnerable community members such as an emergency resident
relief fund
Board Comments:
• J. Boone said the this did not appear to be a Planning Board topic.
• L. Montoya said there are dire needs for affordable housing in Boulder. Currently the affordable
housing that is available is not up to standards. The city does not currently have something that
works. While the city has a program to assist with some repair costs, it was managed by the
county. And a times, these residents, who are the poorest city residents, do not receive any help
and or support. She asked at the very least that the board bring up the topic so the city can decide
what to do next and that this board deals with the words “affordable housing” on a regular basis
and should know what it means.
• S. Silver said there are two BVCP goals that are related specifically to the components of the
physical housing stock (7.08 and 7.07). She said that these may be a platform in a letter to
Council to say that Planning Board urge using funds to provide protections for our most
vulnerable community members.
• D. Ensign agreed to add BVCP justification. In addition, he suggested adding a preamble that
the board realizes this is not necessarily the Planning Board’s purview.
• J. Boone agreed.
• L. Montoya made a motion to move forward to make a request to Council. J. Boone seconded.
Passed 6-0 (J. Gerstle absent)
B. AGENDA TITLE: CU South Annexation Update
L. Montoya and L. Smith recused themselves.
Staff Presentation:
P. Kleisler presented the item to the board.
Board Comments:
• S. Silver questioned if this could be an opportunity to begin a discussion and put in place a cap
on the student body in Boulder at CU.
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• The board discussed the recusals of two Planning Board members for the upcoming meeting and
to consider asking City Council to appoint alternates for the future CU South recommendations.
• On a motion by D. Ensign seconded by S. Silver the Planning Board voted 4-0 (J. Gerstle
absent, L. Montoya and L. Smith recused) that it is necessary to appoint two alternate board
members for consideration of the CU South annexation and initial zoning applications as the
recusal of two of its members may otherwise prevent the board from taking an affirmative action
on these applications.
6. DEBRIEF MEETING/CALENDAR CHECK
7. ADJOURNMENT
The Planning Board adjourned the meeting at 10:41 p.m.
APPROVED BY
______
Board Chair
___07/22/2021_________________
DATE
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August 23, 2021
City of Boulder
1739 Broadway
Boulder, CO 80306
Attn: Elaine McLaughlin, Senior Planner
Re: Request for Special Ordinance related to redevelopment of Diagonal Plaza
Ms. McLaughlin:
On behalf of the applicant, Maple Multi-Family Land TX, LP and Boulder Housing Partners, I
write to request that the City consider a special ordinance to facilitate redevelopment of the
western portion of Diagonal Plaza.
The purpose of the ordinance is to reflect Council’s direction during the July 13, 2021 hearing on
our Concept Plan (LUR2021-0001) on how best to balance the goals and policies set out in the
Boulder Valley Comprehensive Plan relevant to this site. Specifically, a modification to the open
space requirement for the BC-1 zoning district to allow for residential density based on allocation
of at least 15% of the site for open space is necessary to achieve the City’s goals for incremental
redevelopment and revitalization of the shopping center.
As reflected in the Concept Plan, using a 15% standard will facilitate construction of permanently
affordable housing units on the property as well as an increased number of market-rate
workforce housing units, creating a mix of housing types with varied rental rates and sizes to
meet the city’s diverse housing needs.
I have enclosed a copy of the Concept Plan. This is the same Concept Plan as was presented to
Council at the July 13th hearing, except that it has been updated to revise the references to first
floor “live-work” units with “home occupation” units.
Please let me know if you have any questions about our request and thank you for your
continued assistance with our application.
Thank you,
Bill Holicky
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DATE: December 8, 2021
PROJECT NAME: Diagonal Plaza
CASE NO.: LUR2021-00037
ADDRESS: 3320 28th Street
DESCRIPTION: Diagonal Plaza is a proposed mixed-use development at 3320 28th Street, located near the intersection
of 28th and Iris. This property is currently entirely parking lots and buildings, including the vacant Sports
Authority site. A second property, the BHP owned affordable development Diagonal Court to the south,
is also included in this proposal. The project will include approximately 291 residential units, of which
25% are permanently affordable. The first-floor spaces along 28th street will be commercial uses, while
the upper floors and interior of the project will be residential. The project will introduce City of Boulder
ROWs running east west on the north and south sides of the site, and a new park on the south side
adjacent to BHP’s properties and the affordable units. The new affordable units will be adjoining the
existing Diagonal Court area to form a campus like setting for BHP and to allow the new units to utilize
the existing community space in Diagonal Court. Parking is generally hidden behind or within buildings,
and streets are pedestrian oriented, and community based.
APPLICANT: Coburn Partners – William Holicky
CASE MANAGER: Elaine McLaughlin
DESIGN ADVISORY BOARD PURPOSE:
DAB is an advisory board that advises and makes recommendations to the Planning Board on
architectural and site design related matters.
2-3-18 Design Advisory Board - The purpose of the board is to encourage thoughtful, well-design development projects that are
sensitive to the existing character of an area or the character established by adopted design guidelines or plans for the area.
2-3-18(e) The board shall not involve itself in any review under title 8, "Parks, Open Space, Streets and Public Ways," 9, "Land Use
Code," or 10, "Structures," B.R.C. 1981, unless its opinion is requested by the city manager, planning board or city council.
RELEVANT GUIDELINES:
☐ 29th Street
☐ Boulder Valley Comprehensive Plan (BVCP)
☐ Downtown Urban Design Guidelines
Sub-Community & Area Plans
☐ Junior Academy Area Plan
☐ Boulder Transit Village Area Plan (TVAP)/Form-Based Code (FBC)
☐ Gunbarrel Community Center Plan (GCCP)
☐ North Boulder Subcommunity Plan
☐ University Hill Area Plan
☐ Downtown Alliance
☐ Boulder Plaza Subarea Plan
☐ Crossroads East Sunrise Center Area Plan
☐ Boulder Valley Regional Center Guidelines (BVRC Design Guidelines)
☒ Site Review Criteria (Section 9-2-14(h)(2), B.R.C., 1981)
The applicant is required to complete a Site Review application process for the proposed project and must demonstrate
compliance with all Site Review criteria. Of importance for DAB review are criteria related to building design, livability, and
relationship to the existing or proposed surrounding area.
☒ Referral from PB, CC or Staff
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LOCATION
The proposed project is intended to redevelop the western end of the existing Diagonal Plaza Shopping Center at 28th
Street and Diagonal Hwy, along with a portion of existing parking area on the south side, that would connect to the
existing BHP Diagonal Court Townhomes to the south. The existing shopping center is under multiple property
ownerships and over the years it has been noted as a barrier to full center redevelopment. However, it is anticipated
that the proposed project could spur the remaining properties to redevelop at a later time.
Figure 1 Location Map
PROJECT SUMMARY
The proposal is for an infill redevelopment of seven new buildings, three new streets along with streetscaping,
multi-modal connections and a park space on a 6.78 acre site. The program includes 291 residential units, from
efficiency living units to 3-bedroom flats, and mixed-use buildings with ground floor commercial space along the
western side of the parcel.
The project proposes to organize the new buildings into a compact, walkable urban block form. The building types
include mixed-use, retail wrapped podium parking with residential above, standalone multi-family apartment
buildings with tuck under parking and multi-family apartments with surface parking lots. The buildings are
designed in a contemporary style and range from 3 to 4 stories with various roof forms and a mix of materials.
Both Planning Board and City Council have reviewed the Concept Plan along with an ordinance that would permit
a greater number of residential units on the site through a specific reduction in open space requirements. with
City Council referring the plans to DAB. A link to the staff memo to Planning Board is found at the following link
Records Archive for Planning Board. City Council memo is found in an attachment to this memo.
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Figure 2 Proposed Site Plan
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Figure 3 Existing Site Photos
KEY ISSUES
URBAN DESIGN CHARACTERISTICS:
A. Review the architectural legibility of the multifamily communal entry points. Building 2 elevation for the south
entry door, vestibule and floor plans do not align. It is difficult to discern if this is the primary entry point for
upper floor apartments. Applicant will clarify this condition during the review. As designed it reads as a private
unit entry.
B. Review the architectural legibility of the multifamily communal entry points. Building 4 south entry to the upper
floor units is difficult to discern. The door height in comparison to the adjacent ground floor unit entry doors and
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the lack of the vertical circulation definition or transparency make this entry look like a service entry instead of
primary common residential entry.
Figure 5 - Primary entry to upper floor units
C. Please review the below grade residential units along the south elevation of Building 1. These units “appear” to be
partially below grade running adjacent to the southern sidewalk edge and without access from the street. Staff does
not recommend creating an unbuffered, pit condition along the sidewalk with partially sunken units. It is not ideal
for a pedestrian friendly experience. The applicant will confirm or clarify this condition during the review.
Figure 6 - Building 1 South Elevation residential units partially below grade (?)
Relevant Site Review Criterion:
9-2-14(h)(2) Site Design: Projects should preserve and enhance the community's unique sense of place through creative
design that respects historic character, relationship to the natural environment, multi-modal transportation connectivity and
its physical setting. Projects should utilize site design techniques which are consistent with the purpose of site review in
Subsection (a) of this section and enhance the quality of the project. In determining whether this subsection is met, the
approving agency will consider the following factors:
(C)Landscaping:
(iv)The setbacks, yards and useable open space along public rights of way are landscaped to provide attractive
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streetscapes, to enhance architectural features and to contribute to the development of an attractive site plan.
(D)Circulation: Circulation, including, without limitation, the transportation system that serves the property, whether public
or private and whether constructed by the developer or not
(iii)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, pedestrian ways and trails;
F) Building Design, Livability and Relationship to the Existing or Proposed Surrounding Area:
(i)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;
(ii)The height of buildings is in general proportion to the height of existing buildings and the proposed or projected
heights of approved buildings or approved plans or design guidelines for the immediate area;
(iii)The orientation of buildings minimizes shadows on and blocking of views from adjacent properties;
(iv)If the character of the area is identifiable, the project is made compatible by the appropriate use of color, materials,
landscaping, signs and lighting;
(v)Projects are designed to a human scale and promote a safe and vibrant pedestrian experience through the location of
building frontages along public streets, plazas, sidewalks and paths, and through the use of building elements, design
details and landscape materials that include, without limitation, the location of entrances and windows, and the
creation of transparency and activity at the pedestrian level;
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ARCHITECTURAL COMPOSITION AND PATTERNING:
A. Please review the architectural patterning of the building elevations and material palette of Building 6 & 7 for
cohesiveness in the application of contrasting materials wrapping the 1st floor bellyband to the awning to
vertical core.
Figure 7 - Building 6 Contrasting material application
Figure 8 - Building 7 contrasting material application
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B. Review Building 6 northwest corner for options to address the uncharacteristic break in the overall window
family pattern at this corner and the function/forward facing aspects of these spaces.
Figure 9 - Building 6, Level 1 northeast corner plan
Figure 10 - Building 6, Level 1 northeast corner window pattern
Relevant Site Review Criterion:
9-2-14(h)(2) Site Design: Projects should preserve and enhance the community's unique sense of place through creative
design that respects historic character, relationship to the natural environment, multi-modal transportation connectivity and
its physical setting. Projects should utilize site design techniques which are consistent with the purpose of site review in
Subsection (a) of this section and enhance the quality of the project. In determining whether this subsection is met, the
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approving agency will consider the following factors:
F) Building Design, Livability and Relationship to the Existing or Proposed Surrounding Area:
(iv)If the character of the area is identifiable, the project is made compatible by the appropriate use of color, materials,
landscaping, signs and lighting;
(v)Projects are designed to a human scale and promote a safe and vibrant pedestrian experience through the location of
building frontages along public streets, plazas, sidewalks and paths, and through the use of building elements, design
details and landscape materials that include, without limitation, the location of entrances and windows, and the
creation of transparency and activity at the pedestrian level;
(vii)For residential projects, the project assists the community in producing a variety of housing types, such as
multifamily, townhouses and detached single family units, as well as mixed lot sizes, number of bedrooms and sizes of
units;
(viii)For residential projects, noise is minimized between units, between buildings and from either on-site or off-site
external sources through spacing, landscaping and building materials;
(ix)A lighting plan is provided which augments security, energy conservation, safety and aesthetics;
(x)The project incorporates the natural environment into the design and avoids, minimizes or mitigates impacts to
natural systems;
(xi)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;
(xii)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;
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ARCHITECTURAL DETAILS:
A. Please review select material detailing, material junctions and in-plane transitions. The images selected below
are global examples from across the site.
Figure 11 – Example of a large expanse of materials without much planar relief. Review Building 5 South Elevation and Building 2 West Elevation
options on a brick layup and planar relief to augment the human scale design features and/or the definition of commercial and residential floors.
Figure 12 Review the cladding transitions on Building 1, 4 and 5 and make any recommendations about the material transitions/junctions or the
relief of the materials.
Relevant Site Review Criteria:
9-2-14(h)(2) Site Design: Projects should preserve and enhance the community's unique sense of place through creative
design that respects historic character, relationship to the natural environment, multi-modal transportation connectivity and
its physical setting. Projects should utilize site design techniques which are consistent with the purpose of site review in
Subsection (a) of this section and enhance the quality of the project. In determining whether this subsection is met, the
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approving agency will consider the following factors:
F) Building Design, Livability and Relationship to the Existing or Proposed Surrounding Area:
(v)Projects are designed to a human scale and promote a safe and vibrant pedestrian experience through the location
of building frontages along public streets, plazas, sidewalks and paths, and through the use of building elements, design
details and landscape materials that include, without limitation, the location of entrances and windows, and the
creation of transparency and activity at the pedestrian level;
(viii)For residential projects, noise is minimized between units, between buildings and from either on-site or off-site
external sources through spacing, landscaping and building materials;
(xii)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;
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PLANNING RESOURCE INFORMATION:
1. Codes and Regulations – Boulder Revised Code
2. Site Review Criteria
3. Boulder Valley Comprehensive Plan (BVCP)
4. Downtown Urban Design Guidelines
5. Subcommunity and Area Plans
a. Boulder Plaza Subarea Plan
b. Boulder Transit Village Area Plan (Boulder Junction)
c. Boulder Valley Regional Center Design Guidelines
d. Boulder Valley Regional Center Transportation Connections Plan
e. Crossroads East Sunrise Center Area Plan
f. Downtown Urban Design Guidelines
g. Gunbarrel Community Center Plan
h. Junior Academy Area Plan
i. North Boulder Subcommunity Plan (1995)
j. Subcommunities Map
k. University Hill Area Plan (1996)
l. Transit Village Area Plan
a. Form-Based Code
6. Planning and Development Services Website
7. City of Boulder Development Review Cases
8. Design Advisory Board (DAB)
9. Capital Improvements Program (CIP)
10. City of Boulder Zoning Map
11. Previous Planning Board Memos
.
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BOULDER DESIGN ADVISORY BOARD (DAB) APPLICATION
Date of Application 11.24.2021 Address of Property for Review 3320 28th St _____________
Applicant’s Name Bill Holicky on behalf of Maple Multi-family Phone
Address
Relationship to Project (e.g.: architect, contractor, etc.) Architect
Owner’s Name and Address Michael Lamoretti _______ Phone 516.466.6464
9 Park Place, Great Neck, NY 11021
Project Description:
Lot Size ____6.78 acre _______________ Proposed Additional Bldg. Sq. Ft._409,057 SF ___
Total Existing Bldg. Sq Ft.____________ Proposed Bldg. Height__Varies per building ______
Existing Bldg Height___+/- 20 FT_____
GENERAL INFORMATION
The Boulder Design Advisory Board generally meets on the second Wednesday of every month. The deadline for
submitting your application is 4 p.m. on the last Wednesday of the month; two weeks prior to the meeting date
that you wish to attend.
Due to Covid-19 public health restrictions, all meetings are being held virtually until further notice. Please submit
all application materials via email or file share to the board liaison and the planning case manager for the project.
You can visit our websites for additional information at www.boulderplandevelop.net and
https://bouldercolorado.gov/boards-commissions/bdab.
For your DAB review please be prepared with the following:
• A presentation with building drawings including the site plan, floor plan(s), elevations, roof plan,
details, and perspectives
• Digital material samples
• An interactive 3-D digital model showing the proposed building(s) in the surrounding context.
Please coordinate with staff regarding recommendations for the level of detail of the model and
necessary context. Existing 3-D building massing electronic files are available from the City of
Boulder Open Data Catalog here: https://bouldercolorado.gov/open-data/city-of-boulder-3d-
buildings/.
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DAB APPLICATION SUBMITTAL REQUIREMENTS
Application requirements for design review will vary depending upon the complexity and scale of the project to
be reviewed, and the specific requirements of the reviewing body. In general, the applicant should format their
presentation to the review structure and provide the required design materials to fully understand the nature and
scope of the proposed project and design considerations.
The board will review projects in the following format to cover the applicable design-related criteria during the
meeting:
• CONCEPT DEVELOPMENT
The applicant shall define the design problem(s) they are developing solutions for and shall
communicate the larger design concept(s) that provided the framework for decision making
throughout the design process. DAB will consider these conceptual ideas during the design review.
• SITE PLANNING & URBAN DESIGN CHARACTERISTICS
• ARCHITECTURAL COMPOSITION & PATTERNING
• ARCHITECTURAL DETAILS
Applications should be well organized and contain sufficient information to allow reviewers to fully understand
the proposed building design or alteration, including relevant information listed below. At a minimum, BDAB
applications should include the following information submitted in a pdf digital format:
• A narrative defining the problem(s) and design concept(s) supplemented with visual aids such as: parti
diagram(s), precedent imagery, or relevant case studies
• A map illustrating the location of the project
• Photographs of the project site and the surrounding context
• A site plan in a clear graphic style should be presented in the context of the city blocks surrounding the
project. Site boundaries and dimensions should be clearly marked and special issues such as floodplain,
shadows, land restrictions and the existing site conditions need to be highlighted.
• Floor plans, roof plan, exterior elevations, building sections, and building details should be illustrated at a
scale sufficient to fully understand the proposed design. All exterior wall elevations should be in color
showing material and color selections.
• A digital material board of photographs of the exterior building materials to adequately demonstrate the
proposed design.
• Color perspective sketches and 3-D model static images illustrating the proposed project and its
surroundings, from the street level, to present the project from the pedestrian’s viewpoint. Include
various close-up views to illustrate the composition of the building(s) and other architectural details.
• An analysis of the shadow impact of the proposed project is important, especially for projects on the south
side of downtown streets and projects interfacing with solar access protected areas.
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November 24, 2021
Diagonal Plaza
DAB - Written Statement
Introduction:
Diagonal Plaza is a proposed mixed-use development at 3320 28th Street, located near the
intersection of 28th and Iris. This property is currently entirely parking lots and buildings, including
the vacant Sports Authority site. A second property, the BHP owned affordable development
Diagonal Court to the south, is also included in this proposal.
Program:
The project will include approximately 291 residential units, of which 25% are permanently
affordable. The first-floor spaces along 28th street will be commercial uses, while the upper floors
and interior of the project will be residential. The project will introduce near City of Boulder ROWs
running east west on the north and south sides of the site , and a new park on the south side
adjacent to BHP’s properties and the affordable units. The new affordable units will be adjoining
the existing Diagonal Court area to form a campus like setting for BHP and to allow the new units
to utilize the existing community space in Diagonal Court. Parking is general hidden behind or
within buildings, and streets are pedestrian oriented and community based.
Site Context and Zoning:
The site is zoned BC-1 but is desired to be mixed-use by the City of Boulder. The open space
requirements in BC-1 do not support that use. There is a concurrent Special Ordinance proposed
that would change the open space requirement to 15%, matching o ther mixed-use zones in the
city. With this change the proposed project meets the goals and standards of the zoning.
Residential is appropriate in this area as it is close to existing surrounding residential units, there
is an abundance of services, excellent access to multimodal connections, and the site will help to
break down the single-use fabric currently in the area. Additionally, the project will join the exiting
Diagonal Court to the surrounding civic fabric, which is a significant improved for t his currently
isolated project that has no road, bike path or sidewalk access.
Community Benefit
The Diagonal Plaza area has been a blighted strip mall for decades and the community has desired
change there for many years. The subject site is entirely paved, there are numerous issues with
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storm water and utilities in the area, the plaza has long term vacancies and high tenant turnover,
and large portions of the site are in disrepair. The Diagonal Court property has no protect way to
drive, bike or walk to a city street and is completely divorced from the rest of the city, accessible
only through a dirt parking lot. This proposal would fix these issues, as well as changing the worst
and largest property in the plaza into the best, transforming it from superblock size to smaller scale
block with city right-of-ways between them.
Additionally, the site will create 216 units of workforce housing and 75 units of permanently
affordable housing on site. It will also preserve mixed-use opportunities with approximately 27,000
square feet of potential retail and restaurant area. A new park will be created on a site that
currently is 100% paved, and new city streets will be dedicated on a lot that is current only access
through private parking lots.
Preliminary Development Schedule:
Design Advisory Board 12/2021
Anticipated Planning Board Hearing 2/2022
Technical Document Submittal 3/2022
Building Permit Applications 9/2022
Sustainability
Alternate transport options and a focus on the pedestrian experience are at the core of this project.
The site is abundantly served by bus routes and bike paths, and the nearby services create a
wealth of pedestrian opportunities. It is an ideal location for living without a car.
All buildings will be solar ready. Beyond complying with the City of Boulder sustainability code this
project will fulfill the requirements of the Enterprise Green Communities (EGC) program for the
affordable element. This program helps to bring the health, economic, and environmental benefits
of sustainable construction to affordable housing development and is a requirement of receiving
Low Income Housing Tax Credits. These standards address the project holistically, and focus on
integrative design, location and neighborhood fabric, site improvements, water conservation,
energy efficiency, materials, healthy living environment, operations, maintenance, and resident
engagement. The affordable units are planned to incorporate solar power, as is typical for BHP
projects. The market rate units are also planned to have solar power.
Parking
The unit count of 321 results in a requirement of 514 parking spaces for the residential and
commercial needs of the site. There are proposed 368 spaces, with 170 of those spaces compact
and 198 Standard spaces. There is no parking reduction requested. Throughout the project
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parking is hidden behind and within buildings, allowing the street to be for pedestrians, not
dominated by cars.
The project includes over approximately 500 bike parking spaces, both short and long term, both
near building entrances and in secure bike dedicated storage areas.
Public/Planning Board/City Council Feedback and Design Response
Below is list of the most strident and consistent concerns we heard d uring Concept Plan review –
from neighbors, Planning Board and City Council. We have a brief description of the comments
and an explanation of our design response.
Transportation Street Grid
• Comments: Staff requested complete streets with sidewalks and tree lawns on new
streets. Staff noted that the southern street would need to be in right of way or an
easement for its entire length.
• Response: The north street was increased to a full 60 ROW with tree lawns and
sidewalks. The southern street has been moved north so that everything will be on our
property from the southern curb north, leaving only the tree lawns and sidewalk to be
completed by the southern neighbor along 28 th. The southern street, as it heads east, is
in ROW and when it leaves ROW is protected by a shared access easement.
Affordable Unit Campus
• Comments: It was desired for the new affordable units to be more synergistic with the
existing Diagonal Court units.
• Response: The parking on the north side of the Diagonal Court project has been turned
into a full street, with trees and sidewalks on both sides. Enhanced pedestrian
connections have been created tying the new to the old, and the park is now better
integrated into the southern property. The new affordable building design reflects so of
the style of the existing.
A Variety of Building Heights and Roof Lines
• Comments: It was noted that 4 story buildings were fine, especially if they allowed for a
greater variety of building heights and sloped roofs.
• Response: The project has been modified to create this desired outcome. There are many
sloped and gable roofs, building heights vary between 1 and 4 stories, the streetscape
along 28th has 1 and 3 story faces with flat, sloped and gable roofs, and there is a large
variety in roof forms and heights throughout the project.
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Keep the Parking Hidden
• Comments: There was a desire to deemphasis the parking
• Response: parking has remained hidden and a second level on the parking garage was
added to keep the parking internal to the structures
Preserve Retail Uses
• Comments: It was deemed important to maintain commercial uses on the property.
• Response: the spaces on the ground floor along 28th have remained commercial, with a
focus on retail and restaurant as potential uses.
A Mix of Housing Types
• Comments: A Concept Plan as originally submitted the project included a mix of studio,
one and two bedroom units. It was suggested that the unit variety increase.
• Response: the unit variety has increased, especially with the addition of townhome style
units, three bedroom units, the incorporation of the BHP Diagonal Court townhomes units
and home occupation units. Please see the unit matrix for the new breakdown.
The following sheets contain a detailed description of how this application meets the
criteria for approval
Boulder Valley Comprehensive Plan
(A) How is the proposed site plan consistent with the purposes and policies of the
Boulder Valley Comprehensive Plan?
The objectives of this project are to:
1) Change an existing blighted area, which is also be a gateway site for the City of Boulder,
into a vibrant pedestrian oriented place.
2) Address the need for permanently affordable homes in the city of Boulder.
3) Integrate the existing affordable townhomes at Diagonal Court into the large city fabric
4) Create a framework for both the site and the surrounding area that is compliant with City
of Boulder planning documents like the Comp Plan and the Transportation Master Plan.
Specific examples of consistency with the purposes and policies of the Boulder Valley
Comprehensive Plan have been added below:
1.09 Growth Requirements: The new development would greatly increase the quality of life of the
community, turning a blighted area into a vibrant one.
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1.10 Jobs: Housing Balance: This project creates housing where there are services to support
them and converts potential job growth into workforce and affordable housing.
1.21 Channeling Development to Areas with Adequate Infrastructure: This development would be
in an area of town that already has excellent infrastructure of all types.
2 Centers: Diagonal Plaza is specifically identified in the Comp Plan as a neighborhood center in
need of a mix of concentrated land uses.
2.03 Compact Development Pattern: This is an urban site and the proposal reflects this with a
compact, walkable development pattern.
2.14 Mix of Complementary Land Uses: The proposal would add needed residential units to what
is now an entirely single use site.
2.16 Mixed Use & Higher-Density Development: This project will provide high density mixed use
and affordable housing in an appropriate area next to a multimodal corridor through the review and
revision of open space requirements as specifically noted in this 2.16 section.
2.17 Variety of Centers: This project will help create a new and appropriate neighborhood center
in an area specifically identified under the Comp Plan.
2.19 Neighborhood Centers: The project will help implement an identified Neighborhood Center
per the Comp Plan.
2.24 Commitment to a Walkable & Accessible City: This project will turn an area which currently
has no sidewalks or bike paths (and no walkable connection from the affordable Diagonal Court
townhomes to the greater city fabric) into a pedestrian friendly place with sidewalks, multimodal
paths and a park.
2.33 Sensitive Infill & Redevelopment: This project is an enhancement to the existing urban fabric
in the area, taking the worst property in the Diagonal Plaza are and elevating it to the best, which
will enhance the entire Plaza.
2.34 Design of Newly Developing Areas: The project will help create a walkable, pedestrian
oriented area with a diversity of uses and housing sizes which will be a model and framework for
revitalizing Diagonal Plaza.
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2.36 Physical Design For People: The project puts the pedestrian and the resident first, and
designs the site and buildings in a way which will support the human experience.
2.38 Importance of Urban Canopy, Street Trees, and Streetscapes: The site, places great
emphasis on all of the streetscapes, using massing changes and roof forms to create interest, and
opening up new public space through the proposed park.
2.41 Enhanced Design for All Projects: The new development will create a long sought after
revitalization of the Diagonal Plaza area, following a pattern of mixed -use and residential as has
been desired for years, weaving the new project into the greater city fabric.
3.26 Protection of Water Quality: The project will add new, code compliant water quality features
to a site which current has none.
4.07 Energy Efficient Land Use: The project will create a compact development pattern in an area
well served by businesses and alternative transportation. It is ideal for sustainable land use.
5.01 Revitalizing Commercial & Industrial Areas: Diagonal Plaza is specifically identified in this
section as an area in need of revitalization, and changes to zoning standards is a tool suggested
by this section to accomplish this.
5.13 Home Occupation: The project proposes home occupancy units, for which this section
specifically encourages finding opportunities.
6.03 Reduction of Single Occupancy Auto Trips: This project’s location is central and proximate to
a host of alt transportation options, including biking trails and bus lines. It is ideally located for
sustainable transportation options.
6.15 Complete Missing Links: The site will fill in a number of TMP gaps, including the two east -
west roads and the north south multimodal connection, as well as tying the currently isolated
Diagonal Court into the city transportation and sidewalk system.
7.01 Local Solutions to Affordable Housing: This project provides new onsite affordable housing
units.
7.02 Affordable Housing Goals: This project provides new onsite affordable housing units.
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7.10 Balancing Housing Supply with Employment Base: This project meets the goal of increased
housing for Boulder workers in proximity to transit, employment and s ervices.
7.14 Integration of Permanently Affordable Housing: This project provides new onsite affordable
housing units and ties them together with the existing units at Diagonal Court.
7.16 Market Affordability: This project create workforce rental units, helping to create affordability
in market rate housing.
9.02 Urban Gardening & Food Production: Planned community gardens in the new park will
allow residents to grow their own food.
(B) The proposed development shall not exceed the maximum density associated with the
Boulder Valley Comprehensive Plan residential land use designation. Additionally, if the
density of existing residential development within a 300 foot area surrounding the site is
at or exceeds the density permitted in the Boulder Valley Comprehensive Plan, then the
maximum density permitted on the site shall not exceed the lesser of:
(i) the density permitted in the Boulder Valley Comprehensive Plan, or,
(ii) the maximum number of units that could be placed on the site without waiving
or varying any of the requirements of Chapter 9-3.2, "Bulk and Density
Standards," B.R.C. 1981.
How is the proposed site plan consistent with the above density criteria?
This proposal complies with the Boulder Land Use Code, as revised by the special ordinance,
and does not exceed the commercial density shown in the Comp Plan, which also encourages
housing without limitation on density.
(C) The proposed development’s success in meeting the broad range of BVCP policies
considers the economic feasibility of implementation techniques require to meet other
site review criteria
This proposal does not limit the feasibility of other criteria.
(2) Site Design: Projects should preserve and enhance the community's unique sense of
place through creative design that respects historic character, relationship to the natural
environment, multi-modal transportation connectivity and its physical setting. Projects
should utilize site design techniques which are consistent with the purpose of site re view
in subsection (a) of this section and enhance the quality of the project. In determining
whether this subsection is met, the approving agency will consider the following factors:
A. Open Space:
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Open space, including, without limitation, parks, recreation areas, and playgrounds:
(i) Useable open space is arranged to be accessible and functional and
incorporates quality landscaping, a mixture of sun and shade and places to
gather;
* Usable open space is thoughtfully designed throughout the project, including
public streets, the park, private decks, elevated amenity decks, and plazas.
(ii) Private open space is provided for each detached residential unit;
* NA
(iii) The project provides for the preservation of or mitigation of adverse impacts to
natural features, including, without limitation, healthy long -lived trees, significant
plant communities, ground and surface water, wetlands, riparian areas, drainage
areas and species on the federal Endangered Species List, "Species of Special
Concern in Boulder County" designated by Boulder County, or prairie dogs
(Cynomys ludiovicianus), which is a species of local concern, and their habitat;
*The entire site is currently paved or covered in building, so there are n o
impacts.
(iv) The open space provides a relief to the density, both within the project and from
surrounding development;
*The park provides relief from building massing, as does the elevated courtyard
in building one which reduces the height of that portion of the building along 28th
street to 1 story and provides interaction between the street and the open space
deck.
(v) Open space designed for active recreational purposes is of a size that it will be
functionally useable and located in a safe and convenient proximity to the uses
to which it is meant to serve;
*The open spaces have been designed to be flexible and multiuse. The market
rate buildings have the large elevated open space deck next to them while the
affordable units have the park and elevated deck area next to their buildings.
(vi) The open space provides a buffer to protect sensitive environmental features
and natural areas; and
*NA
(vii) If possible, open space is linked to an area- or city-wide system.
*The new park ties back to the existing open space at the Diagonal Court
affordable townhomes.
B. Open Space in Mixed Use Developments (Developments that contain a mix of
residential and nonresidential uses):
(i) The open space provides for a balance of private and shared areas for the
residential uses and common open space that is available for use by both the
residential and nonresidential uses that will meet the needs of the anticipated
residents, occupants, tenants and visitors of the property; and
*Open space has been created in multiple forms, including private decks for
personal use, elevated amenity spaces for the residents of both the affordable
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and market rate units, and the park for the general public in addition to the
residents.
(ii) The open space provides active areas and passive areas that will meet the
needs of the anticipated residents, occupants, tenants and visitors of the
property and are compatible with the surrounding area or an adopted plan for
the area.
*The open space has active uses such as game areas, quieter areas such as
the community gardens, lounging areas for contemplation, and private areas for
personal use.
C. Landscaping:
(i) The project provides for aesthetic enhancement and a variety of plant and
hard surface materials, and the selection of materials provides for a variety
of colors and contrasts and the preservation or use of local native vegetation
where appropriate;
* The proposed project utilizes plant variety and mixture to help differentiate
spaces, while being sensitive to the needs of the site. Please reference
Landscape Plan for placements and species.
(ii) Landscape design attempts to avoid, minimize, or mitigate impacts to
important native species, plant communities of special concern, threatened
and endangered species and habitat by integrating the existing natural
environment into the project;
* NA. The site is completely covered by paving and buildings.
(iii) The project provides significant amounts of plant material sized in excess of
the landscaping requirements of sections 9-9-12, "Landscaping and
Screening Standards" and 9-9-13, "Streetscape Design Standards," B.R.C.
1981; and
* The proposed planting locations are intended to enhance the open spaces
uses and create a welcoming environment. Reference Landscape Plan for
placements and species.
(iv) The setbacks, yards, and useable open space along public rights -of-way are
landscaped to provide attractive streetscapes, to enhance architectural
features, and to contribute to the development of an attractive site plan.
* The landscape design reflects this intent: frontages are intended to
welcome pedestrian uses. Reference the Landscape Plan for specific
design and layouts.
D. Circulation:
Circulation, including, without limitation, the transportation system that serves the
property, whether public or private and whether constructed by the developer or not:
(i) High speeds are discouraged or a physical separation between streets and
the project is provided;
* The project proposes complete streets and a separated multiuse path.
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(ii) Potential conflicts with vehicles are minimized;
* Vehicle parking is located within and behind buildings with pedestrian and
bicycle access granted priority.
(iii) 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,
pedestrian ways and trails;
* The project has access to the existing bike network, preserves the existing
bus stop on 28th street, and creates new sidewalks and bike paths
throughout.
(iv) Alternatives to the automobile are promoted by incorporating site design
techniques, land use patterns, and supporting infrastructure that supports
and encourages walking, biking, and other alternatives to the single-
occupant vehicle;
* See above.
(v) Where practical and beneficial, a significant shift away from single-occupant
vehicle use to alternate modes is promoted through the use of travel
demand management techniques;
* In addition to the above please see the TDM plan for details.
(vi) On-site facilities for external linkage are provided with other modes of
transportation, where applicable;
* The bus stop will be preserved on 28th street. Nearly 600 bike parking
spaces are provided, both short and long terms, and a new multimodal pa th
is proposed.
(vii) The amount of land devoted to the street system is minimized; and
* Streets are in compliance with the TMP.
(viii) The project is designed for the types of traffic expected, including,
without limitation, automobiles, bicycles, and pedestrians, and provides
safety, separation from living areas, and control of noise and exhaust.
* The site plan is designed so that the vehicular parking is held behind and
within the buildings and does not impede pedestrian or multi-modal use.
Bicycles and pedestrians are supported by the addition of new sidewalks
and the multi-use path.
E. Parking:
(i) The project incorporates into the design of parking areas measures to
provide safety, convenience, and separation of pedestrian movements from
vehicular movements;
*The site plan is designed so that the vehicular parking is held behind and
within the buildings and does not impede pedestrian or multi-modal use
(ii) The design of parking areas makes efficient use of the land and uses the
minimum amount of land necessary to meet the parking needs of the
project;
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*The site plan is designed so that the vehicular parking is held behind and
within the buildings.
(iii) Parking areas and lighting are designed to reduce the visual impact on the
project, adjacent properties, and adjacent streets; and
(iv) *The site plan is designed so that the vehicular parking is held behind and
within the buildings.
(v) Parking areas utilize landscaping materials to provide shade in excess of
the requirements in Subsection 9-9-6 (d), "Parking Area Design Standards,"
and Section 9-9-14, “Parking Lot Landscaping Standards,” B.R.C. 1981.
* Parking that is not under buildings has been provided with appropriate
landscaping. See landscaping sheets.
F. Building Design, Livability, and Relationships to the Existing or Proposed
Surrounding Area:
(i) The building height, mass, scale, orientation, and configuration are
compatible with the existing character of the area or the character
established by an adopted plan for the area;
* The building mass and scale is consistent with an urban residential and
mixed use fabric, consistent with the intention of the Diagonal Plaza area as
a neighborhood center in the Comp Plan, as has been vetted by the City
Council in a Concept Plan hearing. It is appropriate for this area of the city.
(ii) The height of buildings is in general proportion to the height of existing
buildings and the proposed or projected heights of approved buildings or
approved plans for the immediate area
* The heights of the buildings are consistent with the plans for the area
based on the Comp Plan designation of a neighborhood center, the city’s
vision based on the Concept Plan hearing at City Council, and the
community vision for the area.
(iii) The orientation of buildings minimizes shadows on and blocking of views
from adjacent properties;
* The buildings are oriented to support the Transportation Master Plan road
layout. They open drop to the west helping to preserve permeability and
views, the east-west oriented streets allow for mountain views along ROW
corridors, and the park preserves viewshed for adjacent properties in the
future.
(iv) If the character of the area is identifiable, the project is made compatible by
the appropriate use of color, materials, landscaping, signs, and lighting;
* The character of the area is blighted. Diagonal Plaza has been identified
as an area for revitalization and change. This project proposes a new
character in the area and a framework for change on adjacent properties.
(v) Projects are designed to a human scale and promote a safe and vibrant
pedestrian experience through the location of building frontages along public
streets, plazas, sidewalks and paths, and through the use of building
elements, design details and landscape materials that include, without
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limitation, the location of entrances and windows, and the creation of
transparency and activity at the pedestrian level;
* The buildings support the streetscape and pedestrian experience
throughout the site. Parking is hidden behind and within buildings, retail,
community space, units designed to support home occupation and
residential units line the streets and sidewalks, and the buildings have been
designed to create detail and interest along the street on the first floor to
create a high quality human experience.
(vi) To the extent practical, the project provides public amenities and planned
public facilities;
*The project includes the addition of a new open space park, new streets
and a multiuse path in conformance with the Transportation Master Plan,
and creation of a human scaled street grid.
(vii) For residential projects, the project assists the community in producing a
variety of housing types, such as multifamily, townhouses and detached
single family units, as well as mixed lot sizes, number of bedrooms and
sizes of units;
* The project as a whole includes efficiency, studio, 1 bedroom, 2 bedroom,
3 bedroom units, units designed to support home occupation, townhomes
style 2 bedroom units, arrayed across the site in both market rate and
affordable units.
(viii) For residential projects, noise is minimized between units, between
buildings, and from either onsite or off-site external sources through
spacing, landscaping, and building materials;
* The units within the same building are fully separated from each other by
an unbroken vertical party wall, creating sound separation.
(ix) A lighting plan is provided which augments security, energy conservation,
safety, and aesthetics;
* This is provided through a combination of site and building lighting. Please
see lighting plan.
(x) The project incorporates the natural environment into the design and avoids,
minimizes, or mitigates impacts to natural systems;
* The entire site is currently either paved or buildings.
(xi) 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.
* Buildings reduce construction waste per City of Boulder requirements. and
will include solar energy. The heat island of the currently fully paved and
built site will be reduced by the introduction of green space.
(xii) Exteriors or 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;
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* The buildings are a combination of brick, cement plank, cement panel and
other long lasting, permanent materials. Care and attention has been given
to material details.
(xiii) 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;
* The project design utilizes the existing contours of the land to create
structured parking in building 1, as well as works with the existing contours
for the park and stormwater drainage.
(xiv) In the urbanizing areas along the Boulder Valley Comprehensive Plan
boundaries between Area II and Area III, the building and site design
provide for a well-defined urban edge; and
* NA
(xv) In the urbanizing areas located on the major streets shown on the map in
Appendix A of this title near the Boulder Valley Comprehensive Plan
boundaries between Area II and Area III, the buildings and site design
establish a sense of entry and arrival to the City by creating a defined urban
edge and a transition between rural and urban areas.
* NA
G. Solar Siting and Construction:
For the purpose of ensuring the maximum potential for utilization of solar energy in
the City, all applicants for residential site reviews shall place streets, lots, open
spaces, and buildings so as to maximize the potential for the use of solar energy in
accordance with the following solar siting criteria:
(xvi) Placement of Open Space and Streets: Open space areas are located
wherever practical to protect buildings from shading by other buildings within
the development or from buildings on adjacent properties. Topography and
other natural features and constraints may justify deviations from this
criterion.
* Generally, buildings are located across ROW from neighbor properties.
The proposed park is on the south side of a neighbor’s property as well.
The restaurant on the corner of Iris and 28th is separated from the proposed
new building by a parking lot. Additionally, this area of town would typically
see rooftop solar.
(xvii) Lot Layout and Building Siting: Lots are oriented and buildings are sited
in a way which maximizes the solar potential of each principal building. Lots
are designed to facilitate siting a structure which is unshaded by other
nearby structures. Wherever practical, buildings are sited close to the north
lot line to increase yard space to the south for better owner control of
shading.
* The building configurations support rooftop solar arrays.
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(xviii) Building Form: The shapes of buildings are designed to maximize
utilization of solar energy. Buildings shall meet the solar access protection
and solar siting requirements of section 9-9-17, "Solar Access," B.R.C.
1981.
* The property is in Solar Access Area III. The buildings shape and roof will
allow for rooftop solar arrays.
(xix) Landscaping: The shading effects of proposed landscaping on adjacent
buildings are minimized.
* Shading effects of proposed landscaping are confined to street trees,
landscaping in the park, and other trees, and these trees should not have an
impact on neighboring rooftop solar arrays once those properties are
revitalized.
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SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with the quality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*11/24/2021 1:00:19 PMSR-0.13)8//6,7(&217(;711.24.2021DAB SUBMITTAL',$*21$/3/$=$3320 28TH STREETBOULDER, CO12.08.2021 DAB Packet Page 91 of 144
PROPERTY LINE28th STREETSHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*%/'*10/1/2021 5:35:44 PMSR-0.146+$'2:$1$/<6,609.09.2021SITE AREA DIAGRAMS',$*21$/3/$=$3320 28TH STREETBOULDER, CO1" = 100'-0"1SOLAR SHADOW ANALYSIS - 10 AM1" = 100'-0"2SOLAR SHADOW ANALYSIS - 12 PM1" = 100'-0"3SOLAR SHADOW ANALYSIS - 2 PM %/'*%/'*%/%/%%/'*%/'//%/'*''%/'*%/'* */'*'*/'***%%////**%/'***/'*%%/'*%/'*%////'*''''''***%/'*/'* %/'*%%%/'*%/'*/''%/'* '%/'*'***'*****%/'*%/'*%/'*%/%%/'*%/'*%/'*%/'*%/'*/'%/'*'*/'*%/'*%%/'**%/'*%'''%%%/'*%/'*%/'*%/'*/'*%/'*%/'*%/'*%/'*%/'*'%/'*'*/'*%/'/'*%%%/'* %/'*%/'* %/'* %/'*%/'* %/'* /'*%/'* '* '*%/'* %/'* %/'*/'* %%/'*%/'*/'*%/'*/'*/'%/'*/'*%/'*%/'*%/'*/'*'*%/'*%/'*%%%09.009 009 009.009.009 009 009 009 09009 009 00009 009 009 09009 09009 09209209.209.20920920929209.2092092092092092092092092092092092020212121212121221212121221222222112SITETEEEETETETEEEEEEETEEEEEEAAAAAAAAAAAAAAAAAAAAAREREREREREREREREREREREREREREREREREREREREREA AAAAAAAAAAAAAAAAAAAADIDIDIDIDIDIDIDIDIDIDIDIDIDIDIDIDIDDIDIDIAGAGAGAAGAGAAGAGAGAGAGAAGAGAGAGAAAGRARARARARRARARARARARARARARARARARARARARARAMSMMMMMMMMMSITETEEEEEEEEEEEEEEEEEETEEAAAAAAAAAAAAAAAAAAAAAREREREREREREREREREREEREREREREREREREREREREAAAAAAAAAAAAAAAADIDIDIDIDDIDIDDIDIDIDIDIDDDIDIDDDDAGAGAGAGAAGAAAGAGAGAGAGAGAGAGAGGAGARARARARARARRARARARARARARARARARAAARARARAMS12.08.2021 DAB Packet Page 92 of 144
PROPERTY LINE28th STREETSHEET No.2718 Pine Street #100Boulder, Coloradop: 303-442-3351DISCLAIMER:THESE DOCUMENTS ARE PROVIDED BY COBURN ARCHITECTURE INC., FOR THE DESIGN INTENT OF THIS SPECIFIC PROJECT AND ONLY THIS PROJECT. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL CONSTRUCTION COORDINATION, METHODS AND MATERIALS REQUIRED FOR THE SUCCESSFUL COMPLETION OF THE PROJECT. THIS INCLUDES BUT IS NOT LIMITED TO THE QUALITY OF WORKMANSHIP AND MATERIALS REQUIRED FOR EXECUTION OF THESE DOCUMENTS AND WORK OR MATERIALS SUPPLIED BY ANY SUBCONTRACTORS. ALL WORK SHALL COMPLY WITH GOVERNING CODES AND ORDINANCES. THE CONTRACTOR SHALL REVIEW AND UNDERSTAND ALL DOCUMENTS AND SHALL NOTIFY THE ARCHITECT IMMEDIATELY OF ANY DISCREPANCIES IN THE DRAWINGS, FIELD CONDITIONS OR DIMENSIONS.NOT FOR CONSTRUCTIONDATE PRINTED:10/1/2021 5:35:56 PMSR-0.156+$'2:$1$/<6,6#)7',$*21$/3/$=$09.09.20213320 28TH STREETBOULDER, COSITE AREA DIAGRAMS,668('5(9,6,216&+('8/(12 '(6&5,37,21 $87+25 &+(&.(' '$7(1" = 100'-0"1SOLAR SHADOW ANALYSIS - 2 PM1" = 100'-0"2SOLAR SHADOW ANALYSIS - 12 PM1" = 100'-0"3SOLAR SHADOW ANALYSIS - 10 AMNOTE: THESE SHADOW DIAGRAMS ILLUSTRATED SHADOWS CAST WITH A MAX ROOF HEIGHT OF 35 FT.NONONOOOOOOOOOOOOOOOOOOOOOOOONOOOONOOOOOOOOOOOOOOOOOOTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTFOFOFOOFOFOFFFFOFOOFOFOFOFOFOFOFOFOFOFOFFOFOFOFOFFOFOOFOFFOFFOFOFOFOOOOOFOFFOFFOOOOOOFOFOFOOFOFOFFFOOOFOFOFOFFOFOOOFOFFFFFOOOFFFOFFFOOOOOFORRRRRRRRRRRRRRRRRRRRCONSTRUCTION09.009.009.09.00909.009 0090909.09.00909.09.09.009.009.0090909.09.209.209.209209.9.209.209.209.209.209.20.209.209.209.209.209.209.209.20920212121212221212212121221212212122121SITE AREA DIAGRAMS12.08.2021 DAB Packet Page 93 of 144
SHEET No.3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*SR-1.103(563(&7,9(11.24.2021DAB SUBMITTAL',$*21$/3/$=$3320 28TH STREET,BOULDER, COMATERIAL BOARDWHITE METAL SIDING PANELSSMOOTHVERTICAL COMPOSITE SIDINGSTACKED BOND MODULAR BRICKMETAL SIDINGWOODLIKE COMPOSITE SIDINGWOODCOMPOSITE SIDINGFIBER CEMENT PANEL SIDINGFIBER CEMENT PANEL SIDING%/'*'*%/'*%%/'%/'*/'/'*'%/'*%/'%/'%/'/'*/'*%/'*%/'*%/'*'*%'''*%''%/'* %/'*%/'* %/'*%/'*/'*/'*%/'*%/'*'*%/'%'*%/'*'%/'*'*'*'*'*'***%/'%/'%/'*%/'/'/'*/'*'/'/''*'%/'*****/'*****%/'%/'%/'*%/'*/'*/'*'%/'*'''%/'* %/'*%/'*%/'*%/'*%/'*%/'*/'*%/'*%/'*/'*'*'*'*%/'*'*'*'***'*%/'%/'*%/'/'*'*%/'*'*'*/'*/''*11.211.211.2.21.21.211 211 21111.211.21..21.211.21.211.21.21.224.204.204.204.204.204.204.204.204.20.204.204.204.20.20.204.204.204.204.202.20212222222222222222DADADADADADADADADADADADADADADADADADADADADAB B B BBBBBBBBBBBBBB BBBBSUSUSUSUSUSUSUSUSUSUSUSUSUSUSSUSUSUSUSUSUBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBBMBMBMBMBMITITITTITITITTTTTITITTTTTATATATATATATATATATATATATATATATATATATATATALLLLLBRICK12.08.2021 DAB Packet Page 94 of 144
PLANTRUESHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*11/24/2021 12:53:58 PMSR-0.16675((76(&7,21$7%/'*6 11.24.2021DAB SUBMITTAL',$*21$/3/$=$3320 28TH STREETBOULDER, CO6&$/(
16' - 0"CURB1' - 0"7' - 0"7' - 0"CURB1' - 0"16' - 0"SIDEWALK8' - 0"AMENITY8' - 0" 65' - 0" 68' - 0"DRIVE LANE10' - 0"DRIVE LANE10' - 0"AMENITY8' - 0"SIDEWALK8' - 0"1'-0" +/-LEVEL 1LEVEL 1LEVEL 2LEVEL 2LEVEL 3LEVEL39' - 1 1/8"1' - 6 3/4"9' - 1 1/8"16' - 0"2' - 6" PAE60' - 0" R.O.W.2' - 6" PAE70' - 5 1/4"5' - 1 1/2"1' - 5" +/-9' - 1 1/8" T.O. PLATE1' - 6 3/4"9' - 1 1/8" T.O. PLATE1' - 6 3/4"2' - 10 1/2"LEVEL 2BLDG 2BLDG 116' - 0"BLDG 2PAE2' - 6"ROW60' - 0"PAE2' - 6"16' - 0"BLDG 116' - 0"LINE OF LEVEL 2 ABOVE1/8" = 1'-0"1NORTH R.O.W. STREET SECTION LOOKING WEST AT BLDGS 1&2 8' - 0" SIDEWALK & 8' - 0" AMENITY1/8" = 1'-0"2ENLARGED PARTIAL SITE PLANSR-0.16SR-0.16%/'* %/'*%/'%/'%%/'*%/'* '***%/'*%/'**%/%%/'%/'* *%/%/'*''*%/'%/'*%%/'%/'* %/'%/'* *'**%/'* %/'* *%/'*%/'%/'*%/'*%/''*'*****/'/'/'%/'%/'*%/%/'*%/'*%/'*%/%/'**'*'****%/'*'*%/'* %/'* %/'*%/'* %/'* %/'* %/'* %/'%/'* %/'* %/'*/'*%%/'*%/'*%/'*%/'%/'*/'%/'%/'*%/'***%/'**/'*%*%/11 211 211 211 211.211 2211 21211 211 211 211 21211 211 212122214.204242042042042420420420420420420204204204204242002020212121212121221122222121212221DADADADADADADADADADADADAADADADADADADADADABBBBBBBBBBBBBBBBBBBBBSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMMBMBMITITITITITITTITITTTTTATATATATATATATATAATAATATAATAATAAATALLLLLLLLLLLL12.08.2021 DAB Packet Page 95 of 144
65' - 0"CURB1' - 0" 7' - 0" 10' - 0" 10' - 0"CURB1' - 0"LEVEL 1LEVEL 2LEVEL42' - 6" PAE60' - 0" R.O.W.2' - 6" PAEBLDG 59' - 1 1/8"1' - 6 3/4"9' - 1 1/8" T.O. PLATE1' - 6 3/4"9' - 1 1/8" T.O. PLATE1' - 0"11' - 0"LEVEL 3LEVEL 1LEVEL 2LEVEL4LEVEL 3BLDG 49' - 1 1/8" T.O. PLATE1' - 6 3/4"9' - 1 1/8" T.O. PLATE1' - 6 3/4"9' - 1 1/8" T.O. PLATE1' - 0"11' - 0"TWO STORY UNITSIDEWALK8' - 0"AMENITY8' - 0"SIDEWALK8' - 0"2' - 8 3/4"3' - 11 1/2"71' - 7"3' - 2 1/4"AMENITY8' - 0"65PAE2' - 6"60' - 0"PAE2' - 6"16' - 0"16' - 0"DATE PRINTED:11/29/2021 9:49:33 AM1/8" = 1'-0"1NORTH R.O.W. STREET SECTION LOOKING WEST AT BLDG 4&5 8' - 0" SIDEWALK 8' AMENITY1/8" = 1'-0"2ENLARGED SITE PLAN AT BLDGS 4 & 53LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.',$*21$/3/$=$3320 28TH STREETBOULDER, COSHEET No.SR-0.17675((76(&7,21$7%/'*6 12.08.2021 DAB Packet Page 96 of 144
))=6516526516522' - 6"LOBBYLEASING OFFICE & MAILROOMBIKE STORAGEPEDESTRIANACCESS1 BR1051 BR1061 BR107STUDIO1081 BD110STUDIO1117'STAIR 2COMMERCIAL STAIR 1STAIR 3TRASHBIKE STORAGE7'RAMPUP TOMEZZANINEFITNESS/YOGA1 BR1011 BR1021 BR1031 BR104RISER ROOMLOADING 1 BR109SLOPE5316'5318'5318'SECURITY GATE5313.5'5313'5320.2'5319'5321'5320.2'SLOPE5319'SLOPESLOPESTEPSSTEPSSTEPS5315'ENTRY/EXITCOILING DOORCOILING DOORENTRY/EXITMECHMECHLOBBYUNDER RAMPTRASHSHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*11/24/2021 10:42:15 AMSR-1.1)/2253/$1 /(9(/11.24.2021DAB SUBMITTAL',$*21$/3/$=$3320 28TH STREET,BOULDER, CO1/16" = 1'-0"1BUILDING 1 - LEVEL 16&$/(
%/'*%/'*%/'*%/'* %/'*%%/'*/%//'* //'*/%/'*'''%/'*%/'**/'*/'**/'*%/'* %/'*%/'*//'* /'*/%/'* '''*/'*****%/'*%%/'*//'* '''*%/'*%%/'*%/'****'*/'*/''**/***%%/**/''**%/'* %/'*%/'* %/'* %/'* %/'* %/'* %/'* %/'* %/'* %/'* %/'* %/'* %/'* '* %/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'**%/'*/'*%/'*%*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%%/'*%%%/'*%/'* %/'* %/'*%/'* %/'*%/'* %/'* %/'*%/'*%/'* %/'* /'*%/'* %/'*''%/'*%/'*%/'%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'**%/'*%/'*%/'**%/'*%%/'*%11.211 211 211 2121211 21211 211 211 211 211 211 2121211 21222420424204204.2042042042042042042042042042042042042042042042042022212121212121212121212121212221222DADADADADADADADADADADADADADADADADADADADADABB BBBBBBBBBBBBBBBBBBSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMITIITITITITTITITITTTITTITITITTITATATATATATATATATATAATATATATATAATAATAALLLLLLLLLLLLLLLLLLL12.08.2021 DAB Packet Page 97 of 144
))=COMMERCIAL SPACE BELOW6516526522' - 6"RAMP7'BIKE STORAGESTAIR 2STAIR 37'DOWN TOLEVEL 1STORAGEPOOL ROOMOPEN TO LEVEL BELOWOPEN TO LEVEL BELOWSHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*11/24/2021 10:42:17 AMSR-1.2)/2253/$1 0(==$1,1(11.24.2021DAB SUBMITTAL',$*21$/3/$=$3320 28TH STREET,BOULDER, CO6&$/(
1/16" = 1'-0"1BUILDING 1 - MEZZANINE%/'*%/'*%/'*%/'* %/'*%%/'*/%//'* //'*/%/'*'''%/'*%/'**/'*/'**/'*%/'* %/'*%/'*//'* /'*/%/'* '''*/'*****%/'*%%/'*//'* '''*%/'*%%/'*%/'****'*/'*/''**/***%%/**/''**%/'* %/'*%/'* %/'* %/'* %/'* %/'* %/'* %/'* %/'* %/'* %/'* %/'* %/'* '* %/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'**%/'*/'*%/'*%*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%%/'*%%%/'*%/'* %/'* %/'*%/'* %/'*%/'* %/'* %/'*%/'*%/'* %/'* /'*%/'* %/'*''%/'*%/'*%/'%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'**%/'*%/'*%/'**%/'*%%/'*%11.211 211 211 2121211 21211 211 211 211 211 211 2121211 21222420424204204.2042042042042042042042042042042042042042042042042022212121212121212121212121212221222DADADADADADADADADADADADADADADADADADADADADABB BBBBBBBBBBBBBBBBBBSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMITIITITITITTITITITTTITTITITITTITATATATATATATATATATAATATATATATAATAATAALLLLLLLLLLLLLLLLLLL12.08.2021 DAB Packet Page 98 of 144
651652651652LINE OF COMMERCIAL WALL BELOWInfinity PoolCLUBHOUSEJacuzzi3BR2011BR2033BR202STUDIO2041BR2061BR205EFFICIENCY2082BR2102BR2072BR2092BR2122BR2111BR2131BR2151BR2141BR2171BR2161BR218STUDIO2191BR2201BR221STUDIO2232BR2242BR2252BR2272BR226STUDIO229EFFICIENCY2281BR2311BR230STUDIO2323BR2333BR2347'STAIR 2STAIR 1STAIR 3ROOF DECKRE: LANDSCAPE7'TRASHIDFIDFIDFIDFJCSHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*11/24/2021 10:42:19 AMSR-1.3)/2253/$1 /(9(/11.24.2021DAB SUBMITTAL',$*21$/3/$=$3320 28TH STREET,BOULDER, CO6&$/(
1/16" = 1'-0"1BUILDING 1 - LEVEL 2%/'*%/'*%/'*%/'* %/'*%%/'*/%//'* //'*/%/'*'''%/'*%/'**/'*/'**/'*%/'* %/'*%/'*//'* /'*/%/'* '''*/'*****%/'*%%/'*//'* '''*%/'*%%/'*%/'****'*/'*/''**/***%%/**/''**%/'* %/'*%/'* %/'* %/'* %/'* %/'* %/'* %/'* %/'* %/'* %/'* %/'* %/'* '* %/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'**%/'*/'*%/'*%*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%%/'*%%%/'*%/'* %/'* %/'*%/'* %/'*%/'* %/'* %/'*%/'*%/'* %/'* /'*%/'* %/'*''%/'*%/'*%/'%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'**%/'*%/'*%/'**%/'*%%/'*%11.211 211 211 2121211 21211 211 211 211 211 211 2121211 21222420424204204.2042042042042042042042042042042042042042042042042022212121212121212121212121212221222DADADADADADADADADADADADADADADADADADADADADABB BBBBBBBBBBBBBBBBBBSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMITIITITITITTITITITTTITTITITITTITATATATATATATATATATAATATATATATAATAATAALLLLLLLLLLLLLLLLLLL12.08.2021 DAB Packet Page 99 of 144
OPEN TO SECOND FLOOR ROOF DECK WITH POOL BELOW651652651652LINE OF WALL BELOW3BR3013BR3021BR3031BR3042BR3061BR3052BR3082BR3072BR3092BR3102BR3111BR3121BR3131BR3151BR3141BR3171BR316EFFICIENCY3191BR3181BR3202BR324EFFICIENCY3221BR3212BR3232BR3252BR3262BR3272BR328STUDIO3291BR3311BR3303BR3333BR3327'STAIR 2STAIR 1STAIR 3TRASH7'IDFJCIDFIDFIDFSHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*11/24/2021 10:42:20 AMSR-1.4)/2253/$1 /(9(/11.24.2021DAB SUBMITTAL',$*21$/3/$=$3320 28TH STREET,BOULDER, CO6&$/(
1/16" = 1'-0"1BUILDING 1 - LEVEL 3%/'*%/'*%/'*%/'*%/'*%/'*%%/'*//%/'*///'*%/'*'''%/'*/'*/'*/'*%/'* /'**%/'*%/'* %%/'*/'*//'*/'*'''*%/%/'*%/'*%/'***'*%/'*%/'*//'*'******//''****%/%/'*'///*%/'*%/'* %/'*%/'*%/'*%/'*%/'*%/'* %/'*'* %/'*%/'*%/'*%/'%/'*%/'* %%/'*%/'*%/'*%/'*%/'*%/'%/'*%/'*%/'*%/'*/'*%/'*%/'*'**%/'**%/'*'**%%/'*%/'*%/'*%/'*%/'*%/'*%/'*/'*%/'*%/'*%/'*%/'*%/'*%%/'*%%/'*%/'*%/'* %/'* %/'* %/'*%/'* /'* %/'* %/'* %/'*%/'* /'*/'* /'* %/'* ''%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%'*%/'*%11.211.2121211 211 211 211 211 2121211 212121211 212121224204204.204.204204204204204204204204242042042042042042042042042021212212122121221221212221221222DADADADADADADADADADADADADADADADADADADADADABB BBBBBBBBBBBBBBBBBSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMITIITITITITTITITITTTITTITTTTITATATATATATATATAATAAATATATATAAAATAALLLLLLLLLLLLLLLLLL12.08.2021 DAB Packet Page 100 of 144
1" / 12"1" / 12"1" / 12"1" / 12"ROOF MEMBRANE (TYP)1/4" /12"1/4" /12"1/4" /12"1/4" /12"1/4" /12"1/4" /12"ROOF MEMBRANE (TYP)ROOF DECK BELOWROOF MEMBRANE (TYP)MECHANICAL SCREENMECHANICAL SCREENMECHANICAL SCREENPLANSHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*11/24/2021 10:46:20 AMSR-1.5522)3/$111.24.2021DAB SUBMITTAL',$*21$/3/$=$3320 28TH STREET,BOULDER, CO6&$/(
1/16" = 1'-0"1BUILDING 1 - ROOF PLAN%/'*%/'*%/'*%/'* %/'*%%/'*/%//'* //'*/%/'*'''%/'*%/'**/'*/'**/'*%/'* %/'*%/'*//'* /'*/%/'* '''*/'*****%/'*%%/'*//'* '''*%/'*%%/'*%/'****'*/'*/''**/***%%/**/''**%/'* %/'*%/'* %/'* %/'* %/'* %/'* %/'* %/'* %/'* %/'* %/'* %/'* %/'* '* %/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'**%/'*/'*%/'*%*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%%/'*%%%/'*%/'* %/'* %/'*%/'* %/'*%/'* %/'* %/'*%/'*%/'* %/'* /'*%/'* %/'*''%/'*%/'*%/'%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'**%/'*%/'*%/'**%/'*%%/'*%11.211 211 211 2121211 21211 211 211 211 211 211 2121211 21222420424204204.2042042042042042042042042042042042042042042042042022212121212121212121212121212221222DADADADADADADADADADADADADADADADADADADADADABB BBBBBBBBBBBBBBBBBBSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMITIITITITITTITITITTTITTITITITTITATATATATATATATATATAATATATATATAATAATAALLLLLLLLLLLLLLLLLLL12.08.2021 DAB Packet Page 101 of 144
447622131324274762/(9(/
/(9(/
/2:32,1786*6
/(9(/
20$;%/'*+7
20(==$1,1(
7232)522)
+ 14'- 6"35' -0" MAX BUILDING HEIGHTGA49' -6" PROPOSED BUILDING HEIGHTTDTTT7232)3$5$3(7
/(9(/
/(9(/
/2:32,1786*6
/(9(/
0$;%/'*+7
0(==$1,1(
7232)522)
+ 14'- 6"35' - 0" MAX BUILDING HEIGHTGA49' - 6" PROPOSED BUILDING HEIGHTDT32',803$5.,1*<(175<
7232)3$5$3(7
SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal gare representative of the size, massing, architectural character and detailing. Repeat building types, if yany, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lotspecific metrics are included on the civil site plan.11/23/2021 5:04:11 PMSR-1.6(/(9$7,216',$*21$/3/$=$3320 28TH STREET,BOULDER, CO6&$/(
3/322" = 1'-0"1VBUUILDING 1 -SOUTH ELEVVATION3/322" = 1'-0"2BUUILDING 1 - EAST ELEVATIONMATERIAL LEGEND1. STACKED BOND BRICK2. FIBER CEMENT COMPOSITE PANEL3. ASPHALT SHINGLE ROOF4. VINYL WINDOWS5. ALUMINIUM STOREFRONT6. BARSTOCK METAL RAILING7. PREFAB GARAGE SCREEN STEELFRAMEWITH METAL MESH PANEL8. VERTICAL WOOD COMPOSITE SIDING9. VERTICAL SMOOTH COMPOSTIE SIDING10. ALTERNATE COMPOSITE PANEL SIDING11. APPLIED MURAL ART BY OWNER%/'*%/'*%/'*%/'*%/'*/'*//%/'*/'/'*''* ''*%/'*/'* *'*%/'*/'*/'*%/'*//'* //'*'*'''****%/'*//'*/'''''**%/'*/'* /''**/'*''**/***///'*'*/''*%/'*%/'*%/'* %/'*/'* /'* %/'*/'*%/'*%/'*'* %/'*/'* /'*/'* /'* %%%/'*%/'*%/'*/'%/'*%/'*%/'*/'*%/'*%/'*%/'*%/'*%/'*/'*%/''*%%%/'*%/'*%/'*%/'*/'*%/'*%/'*%/'*%/'*%/'*/'*/'*%/'*%%/'*%/'%%/'*%%/'*%/'*%/'* %/'* %/'* %/'* %/'* %/'* %/'* %/'* %/'*/'*%/'* %/'* %/'**'%%/'*%/'*%/'*%/'*%/'*%/'*%/%/'*%/'*%/'*%/'*%/'*%/'*/'*%/'*%%'%%11.211.2121211 2121211 2121212122121212121224204.204204204204.2042042042042042042042420420420422042042042021212121212121212122122212121221222DADADADADADADAADADADADADAADADADADADADADABBBBBB BBBBBBBBBBBBBBBSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMITITITITTTTITITTITITITITITITITTTTTATATATATATATATAATATAATAATAAAATAATALLLLLLLLLLLLLLLLLLDADADADADADADADADADAADADADADADADADAAAABBBBBBBBBBBBBBBBBBSUSSSSUSUSSUSSUSUSSUSUSUSUSUSSSBMBMBMBMBMBMBMBMBMBMBMBMBMBMMBMBMBMBMBMBMITITITITTTITTTTITITITTITTATATATATATATATAAATAATATATATAATATAAALLLLLLL9118881095612.08.2021 DAB Packet Page 102 of 144
51645621456162156/(9(/
/(9(/
/2:32,1786*6
/(9(/
0$;%/'*+7
0(==$1,1(
7232)522)
35' - 0" ALLOWED MAX BUILDING HEIGHT+ 14' - 6"49' - 6" PROPOSED BUILDING HEIGHTDTT/(9(/
/(9(/
/2:32,1786*6
/(9(/
0$;%/'*+7
0(==$1,1(
7232)522)
+ 14'- 6"35' -0" ALLOWED MAXBUILDING HEIGHTW49' -6" PROPOSED BUILDING HEIGHTDTTT7232)3$5$3(7
SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittalare representative of the size, massing, architectural character and detailing. Repeat building types, if yany, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject torevision dependent upon site specific conditions.Seesite plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.11/24/2021 10:43:13 AMSR-1.7(/(9$7,216',$*21$/3/$=$3320 28TH STREET,BOULDER, CO6&$/(
3/32" = 1'-0"1BUILDING1 -NORTH ELEVATION3/32" = 1'-0"22BUILDING 1 - WEEST ELEVATION%/'*%/'*/'*//'*/'* '/'%/'***%/'*/'*/'*//'*/'* ''''*/'***/'*'* /'*//'*//''*''/'****'*/'''***'*/'* //'*'*/**/'*'**/'*'*'**/**%/'*%/'*%/'*%/'* %%/'* %/'*/'*/'*/'*/'*/'*/'*/'*/'* '*/'*'*%%%/'*/'*/'*/'*/'*/'*/'*/'*/'*/'*/'*/'*%/'*%/'*/'*%%%%%%/'*/'*/'*//'*/'*/'*/'*%/'*%/'*/'/'*/'*/'*/'*%/'*%/'*/'*/'* /'* /'* /'*/'*%/'*%/'*%/'*/'*/'**/'* **%%/'*/'/'*/'*/'*/'*/'/'*/'*/'*/'*/'*%/'*/'*/'*%*11.21.21.21.21.21.21.2121.21.21212121.21212.24204.204.20420420424.204.204.204204.204.204.20420.204.204204204.204204202122121212121212121212121212122121212121DADADADADADADADADADADADADADADADADADAAADABBBBBBBBBBBBBBBBBBBBSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMMBMITITITITITITTITITITITITITITITITIITITTITTATATATAATAATATATATATAAAAATATAAATALLLLLLLLLLLLLLLLLLLLDADADADADADAAAADAADADADADAADADADAAABBBBBBBBBBBBBBBBBBBSUSUSSUSUSSUSUSUSUSUSUSUSUSUSUSUSUSUSSUBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMMITITITITITITITITITITITIITITITITITITTATATATATAATAAAATATATATAATAATAAAALLLLLLLLLLLLLMATERIAL LEGEND1. STACKED BOND BRICK2. FIBER CEMENT COMPOSITE PANEL3. ASPHALT SHINGLE ROOF4. VINYL WINDOWS5. ALUMINIUM STOREFRONT6. BARSTOCK METAL RAILING7. PREFAB GARAGE SCREEN STEELFRAMEWITH METAL MESH PANEL8. VERTICAL WOOD COMPOSITE SIDING9. VERTICAL SMOOTH COMPOSTIE SIDING10. ALTERNATE COMPOSITE PANEL SIDING11. APPLIED MURAL ART BY OWNER98243812.08.2021 DAB Packet Page 103 of 144
SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*%/'*10/1/2021 5:32:41 PMSR-1.93(563(&7,9(10.04.2021SITE REVIEWSUBMITTAL',$*21$/3/$=$3320 28TH STREET,BOULDER, CO%/'*%/'*%/'*%/'*%/'*%/%/'*///'*'%/'*'*''%/'*%/'*%/'*/'***%/'*/'*/'*%/'* %/'*/'*///'*''*/'***'*%/'*%/'/'*/'''%/'**'*/'*/'*/''*%/'***%/'*/*/''**/'*'***%/'*'*****%/%/%/'*%/'*%/%/%///%/%/%/%%/%/%%/'*%/'*%/'*%/'*%/'*%/'*%/'%/'*%/'*%/'*%/'*/'*%/'*%/'*%/'*%*%/'*%/'*%%%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*'*%/'*%%%/'*%/'*%%/'*%/'*%/'*%/'* %/'*%/'* %/'* %/'*%/'* %/'* %/'* %/'*%/'*%/'* %/'* '*'%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*'*%/'*%/'*%/'*%/'*/'*%'*%/'*%/'*10.010.0000010 010 010 010 010 000000010 0000010 000000004204204.204.204204204204204204204204242042042042042042042042042021212212122121221221212221221222SITEREVIEWSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMITITITITITITITITITITITITTITITTITITITITITTATTTATATATATATATATATATATATATATATATATTALLLLLLLLLLLLLLLLNORTH WEST PERSPECTIVE12.08.2021 DAB Packet Page 104 of 144
SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*11/24/2021 10:48:43 AMSR-1.103(563(&7,9(11.24.2021DAB SUBMITTAL',$*21$/3/$=$3320 28TH STREET,BOULDER, CO%/'*%/'*%/'*%/'*%/'*%/'*/%/'*/'*/'*/%/'*%/'*''*%/'*%/'*/'**/'*'**%/'*'* %/'*%///'*'*'***/'*%%/'*/'/'**%/'******/'*'*/*/'**%/'*/%/'**/'*%/'*%/'*%/'* %/'*%/'*%/'* %/'* /'*%/'*%/'*%/'* %/'*/'*%/'* /'*%%/'*%/'*%/'*%/'*%/'*%/'*/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/*%/'**%%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*/'*%/'*%/'*%/'*%%/'*%%/'*%/%%/'*%/'* %/'* %/'* %/'*%/'* %/'* %/'* %/'* %/'* %/'*%/'* /'*%/'*%/'* ''%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%'*%/'*%11.211.2121211 211 211 211 211 2121211 212121211 212121224204204.204.204204204204204204204204242042042042042042042042042021212212122121221221212221221222DADADADADADADADADADADADADADADADADADADADADABB BBBBBBBBBBBBBBBBBSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMITIITITITITTITITITTTITTITTTTITATATATATATATATATATAAATATATATAAAATAALLLLLLLLLLLLLLLLLLSOUTH WEST PERSPECTIVE12.08.2021 DAB Packet Page 105 of 144
SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*11/24/2021 10:49:14 AMSR-1.113(563(&7,9(11.24.2021DAB SUBMITTAL',$*21$/3/$=$3320 28TH STREET,BOULDER, CO%/'*%/'*%/'*%/'*%/'*%/'*/%/'*/'*/'*/%/'*%/'*''*%/'*%/'*/'**/'*'**%/'*'* %/'*%///'*'*'***/'*%%/'*/'/'**%/'******/'*'*/*/'**%/'*/%/'**/'*%/'*%/'*%/'* %/'*%/'*%/'* %/'* /'*%/'*%/'*%/'* %/'*/'*%/'* /'*%%/'*%/'*%/'*%/'*%/'*%/'*/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/*%/'**%%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*/'*%/'*%/'*%/'*%%/'*%%/'*%/%%/'*%/'* %/'* %/'* %/'*%/'* %/'* %/'* %/'* %/'* %/'*%/'* /'*%/'*%/'* ''%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%'*%/'*%11.211.2121211 211 211 211 211 2121211 212121211 212121224204204.204.204204204204204204204204242042042042042042042042042021212212122121221221212221221222DADADADADADADADADADADADADADADADADADADADADABB BBBBBBBBBBBBBBBBBSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMITIITITITITTITITITTTITTITTTTITATATATATATATATATATAAATATATATAAAATAALLLLLLLLLLLLLLLLLLNORTH WEST PERSPECTIVE12.08.2021 DAB Packet Page 106 of 144
=LOBBY6516516521' - 6"COMMERCIALCOWORKINGTRASH7'7'FIRE RISER ROOM 1BR A41002BR 1012BR 1022BR 1032BR 1042BR 1052BR 106SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with the quality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*11/24/2021 11:43:05 AMSR-2.1)/2253/$1 /(9(/11.24.2021DAB SUBMITTAL',$*21$/3/$=$3320 28TH STREET,BOULDER, CO6&$/(
1/8" = 1'-0"1BUILDING 2 - LEVEL 112.08.2021 DAB Packet Page 107 of 144
6523BR C1 ALT2021BR A4 ALT2043BR C2 ALT203STAIR 1 7'7'2BR B1 ALT201IDFMECHSHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with the quality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*11/24/2021 11:43:06 AMSR-2.2)/2253/$1 /(9(/11.24.2021DAB SUBMITTAL',$*21$/3/$=$3320 28TH STREET,BOULDER, CO6&$/(
1/8" = 1'-0"1BUILDING 2 - LEVEL 212.08.2021 DAB Packet Page 108 of 144
6516516527'7'3BR C13021BR A43043BR C2303STAIR 1 2BR B1301IDFMECHSHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with the quality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*11/24/2021 11:43:07 AMSR-2.3)/2253/$1 /(9(/11.24.2021DAB SUBMITTAL',$*21$/3/$=$3320 28TH STREET,BOULDER, CO6&$/(
1/8" = 1'-0"1BUILDING 2 - LEVEL 312.08.2021 DAB Packet Page 109 of 144
6 1/4" / 12"6 1/4" / 12"MEMBRANE ROOF, TYP.STANDING SEAM METAL ROOF, TYP.STANDING SEAM METAL ROOF, TYP.15' - 5"10' - 10"MECH. SCREEN, TYP.15' - 5"10' - 10"SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with the quality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*11/24/2021 11:33:55 AMSR-2.4522)3/$111.24.2021DAB SUBMITTAL',$*21$/3/$=$3320 28TH STREET,BOULDER, CO6&$/(
1/8" = 1'-0"1BUILDING 2 - ROOF PLAN12.08.2021 DAB Packet Page 110 of 144
134/(9(/
/(9(/
/(9(/7268%
7232)522)
/2:32,1786*6
0$;%8,/',1*+(,*+7
53' - 6 1/2" PROPOSED BUILDING HEIGHT"ETT+ 18' - 6 1/2"35' - 0" MAX BUILDING HEIGHTG7233$5$3(7
/(9(/
/(9(/
/(9(/7268%
7232)522)
/2:32,1786*6
0$;%8,/',1*+(,*+7
+ 18' - 6 1/2"35' - 0" MAX BUILDING HEIGHTG53' - 6 1/2" PROPOSED BUILDING HEIGHT"T7233$5$3(7
SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal gare representative of the size, massing, architecturalcharacter and detailing. Repeat building types, if yany, may have their own unique detailing, coloring, andfinal configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject torevision dependent upon site specific conditions.Seesite plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*11/24/2021 11:33:56 AMSR-2.5(/(9$7,21611.24.2021DAB SUBMITTAL',$*21$/3/$=$3320 28TH STREET,BOULDER, CO6&$/(
1/8" = 1'-0"1BUILDING 2 -SOUTH ELEVATION1/8" = 1'-0"2BUILDING 2 - EAST ELEVATIONMATERIAL LEGEND1. BRICK2. COMPOSITE PANEL3. ASPHALT SHINGLE ROOF4. VINYL WINDOWS5. ALUMINIUM STOREFRONT6. BARSTOCK METAL RAILING7. PREFAB GARAGE SCREEN STEELFRAME-WITH METAL MESH PANEL8. COMPOSITE WOOD SIDING9. METAL PANEL GARAGE621245183623812.08.2021 DAB Packet Page 111 of 144
644521/(9(/
/(9(/
/(9(/7268%
7232)522)
/2:32,1786*6
0$;%8,/',1*+(,*+7
53' -6 1/2" PROPOSED BUILDINGHEIGHTET35' - 0" MAX BUILDING HEIGHTG+ 18' - 6 1/2"/(9(/723
7233$5$3(7
/(9(/
/(9(/
/(9(/7268%
7232)522)
/2:32,1786*6
0$;%8,/',1*+(,*+7
+ 18' - 6 1/2"35' - 0" MAX BUILDING HEIGHTG53' - 6 1/2" PROPOSED BUILDING HEIGHT"ETT/(9(/723
7233$5$3(7
SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal gare representative of the size, massing, architecturalcharacter and detailing. Repeat building types, if yany, may have their own unique detailing, coloring, andfinal configuration but will be consistent with thequality of buildings shown in this package. Windowlocations illustrated on the floor plans areapproximate. Final window locations subject torevision dependent upon site specific conditions.Seesite plan for lot specific building orientation. Lotspecific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*11/24/2021 11:33:57 AM21 11:33:57 AMSR-2.6(/(9$7,21611.24.2021DAB SUBMITTAL',$*21$/3/$=$3320 28TH STREET,BOULDER, CO6&$/(
1/8" = 1'-0"1BUILDING 2 - NORTH ELEVATION1/8" = 1'-0"2BUILDING 2 - WEST ELEVATION6MATERIAL LEGEND1. BRICK2. COMPOSITE PANEL3. ASPHALT SHINGLE ROOF4. VINYL WINDOWS5. ALUMINIUM STOREFRONT6. BARSTOCK7. PREFAB GARAGE SCREEN STEELFRAME-WITH METAL MESH PANEL8. WOOD COMPOSITE SIDING9. METAL315358381912.08.2021 DAB Packet Page 112 of 144
SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*11/24/2021 11:33:57 AMSR-2.83(563(&7,9(11.24.2021DAB SUBMITTAL',$*21$/3/$=$3320 28TH STREET,BOULDER, COSOUTH WEST PERSPECTIVE12.08.2021 DAB Packet Page 113 of 144
SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with the quality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*11/24/2021 11:38:55 AMSR-2.93(563(&7,9(11.24.2021DAB SUBMITTAL',$*21$/3/$=$3320 28TH STREET,BOULDER, COSOUTH EAST PERSPECTIVE12.08.2021 DAB Packet Page 114 of 144
SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with the quality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*11/24/2021 11:43:07 AMSR-2.103(563(&7,9(11.24.2021DAB SUBMITTAL',$*21$/3/$=$3320 28TH STREET,BOULDER, COSOUTH WEST PERSPECTIVE12.08.2021 DAB Packet Page 115 of 144
7'65651652651A5A5E4A5A5A57'1 BR101STUDIO1041BR1051BR1061BR1071BR1081BR109STUDIO1101BR102STUDIO1036'16'26'16'2TRASHE4A604-11A604-12A604-13A604-14A604-15IDsim7'A4A4656516526521A4A4A4E2A4A4E2A4A4A4E2A4A4A4A4A4A4A4E2A4A4A4A4A4E2A4E2E2E2A4A4A47'STUDIO201STUDIO2021BR204STUDIO2031BR2061BR2051BR2071BR2081BR2101BR2091BR2111BR2121BR213STUDIO2141BR2151BR2161 BR1011BR1021BR1036'16'26'16'2IDFTRASHA4A4A4A4A4A4A4A4A4A4A4A4A4E1.2E1.2E1.2A604-16IDFE2SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*%/'*10/8/2021 4:24:27 PMSR-4.1)/2253/$1610.08.2021SITE REVIEWSUBMITTAL',$*21$/3/$=$3320, 28TH STREET,BOULDER, CO6&$/(
1/16" = 1'-0"1BUILDING 4 - LEVEL 11/16" = 1'-0"2BUILDING 4 - LEVEL 2%/'*%/'%/'*%/%/'*%/'*%/'* '*%/'*'*/'*%/'*%%/%/'*%/'* %/'*%/'*/'*/'*%/'*''*%/'*%/'*%%%/'//%/'*''*''****'**%/'%/'/'*'**/'*%/'*%/'*'*%%/'/'*/'''*/'''%/'*%%/'%/'*%/%/'*'''*'*%//'%/'*/'*'*'*'*'*'*'**'**'**'*'*'*%%%/'*%/'***%%%%%%%%/'%/'*%/'*%/'%/'*%/'*/'%/'%/'*%/'***%/'*%/'**%/'**%/'%/'*/%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'****/'*%/'*%/'%/'***/'*%/'*%/'*%/'*%/'*%/'* %/'*%/'*%/'*%/'*/'*%/'*%/'*%/'* %/'*%/'*/'/%/'*%/'*%/'*%/'****%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*'*%/'***10.010.010.00.010.00.00.010.00.0.00.00.00.000.0010.00.0.010 0.08.208.208.208.208.208.208.208.20208.208.208.208.208.208.208.208.208.208.20.208.20212122212121212222222222SITE REVIEWSUSUSUSUSUSUSUSUSUSUSUSSUSUSUSUSUSUSUSUSUBMBMBMBMBMBMBMBMBMBMBMBMBMBMMBMBMBMBMMBMITITITITITITITTTTTITITTTITTTTTITTATATATATATATATTATATATATATATATATTAAAALLLLLLLLLLLLLLLLLLLLL12.08.2021 DAB Packet Page 116 of 144
7'A4A4656516526521A4A4A4A4A4E2A4A4A4E2A4A4A4A4A4E2A4A4E2A4A4A4A4A4E2A4E2E2E2E2A4A4A47'STUDIO3031BR301STUDIO302STUDIO3041BR306STUDIO3051BR3081BR3071BR3101BR3091BR3121BR3111BR3141BR3131BR315STUDIO3161BR3171BR318ELEVSTAIR 1STAIR 26'16'26'16'2A4A4A4A4A4IDFTRASHA4A4A4A4A4A4A4A4E1.2E1.2E1.2A6A6E27'A4A4656516526521A4A4A4E2A4A4E2A4A4A4E2A4A4A4A4A4E2A4A4E2A4A4A4A4A4E2A4E2E2E2E2A4A4A47'STUDIO4031BR401STUDIO402STUDIO4041BR406STUDIO4051BR4081BR4071BR4101BR4091BR4121BR4111BR4141BR4131BR415STUDIO4161BR4171BR418ELEVSTAIR 1STAIR 26'16'26'16'2A4A4A4A4A4IDFTRASHA4A4A4A4A4A4A4A4E1.2E1.2E1.2A6A6E2SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*%/'*10/8/2021 4:24:30 PMSR-4.2)/2253/$1610.08.2021SITE REVIEWSUBMITTAL',$*21$/3/$=$3320, 28TH STREET,BOULDER, CO6&$/(
1/16" = 1'-0"1BUILDING 4 - LEVEL 31/16" = 1'-0"2BUILDING 4 - LEVEL 4%/'*%/'%/'*%/%/'*%/'*%/'* '*%/'*'*/'*%/'*%%/%/'*%/'* %/'*%/'*/'*/'*%/'*''*%/'*%/'*%%%/'//%/'*''*''****'**%/'%/'/'*'**/'*%/'*%/'*'*%%/'/'*/'''*/'''%/'*%%/'%/'*%/%/'*'''*'*%//'%/'*/'*'*'*'*'*'*'**'**'**'*'*'*%%%/'*%/'***%%%%%%%%/'%/'*%/'*%/'%/'*%/'*/'%/'%/'*%/'***%/'*%/'**%/'**%/'%/'*/%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'****/'*%/'*%/'%/'***/'*%/'*%/'*%/'*%/'*%/'* %/'*%/'*%/'*%/'*/'*%/'*%/'*%/'* %/'*%/'*/'/%/'*%/'*%/'*%/'****%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*'*%/'***10.010.010.00.010.00.00.010.00.0.00.00.00.000.0010.00.0.010 0.08.208.208.208.208.208.208.208.20208.208.208.208.208.208.208.208.208.208.20.208.20212122212121212222222222SITE REVIEWSUSUSUSUSUSUSUSUSUSUSUSSUSUSUSUSUSUSUSUSUBMBMBMBMBMBMBMBMBMBMBMBMBMBMMBMBMBMBMMBMITITITITITITITTTTTITITTTITTTTTITTATATATATATATATTATATATATATATATATTAAAALLLLLLLLLLLLLLLLLLLLL12.08.2021 DAB Packet Page 117 of 144
2" / 12"6" / 12"2" / 12"6" / 12"2" / 12"6" / 12"2" / 12"6" / 12"6" / 12"2" / 12"2" / 12"6" / 12"1/4 " / 12"1/4 " / 12"1" / 12"ASPHALT SHINGLE ROOF (TYP)1" / 12"TYP16' - 6"MEMBRANE ROOF, TYP.MEMBRANE ROOF, TYP.MEMBRANE ROOF, TYP.1/4 " / 12"1/4 " / 12"1/4 " / 12"PARAPET (TYP)TYP40'-0"MECH SCREEN, TYP.ALIGN, TYP.SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*%/'*10/8/2021 5:39:32 PMSR-4.3522)3/$110.08.2021SITE REVIEWSUBMITTAL',$*21$/3/$=$3320, 28TH STREET,BOULDER, CO6&$/(
1/16" = 1'-0"1BUILDING 4 - ROOF PLAN%/'*%/'%/'*%/%/'*%/'*%/'* '*%/'*'*/'*%/'*%%/%/'*%/'* %/'*%/'*/'*/'*%/'*''*%/'*%/'*%%%/'//%/'*''*''****'**%/'%/'/'*'**/'*%/'*%/'*'*%%/'/'*/'''*/'''%/'*%%/'%/'*%/%/'*'''*'*%//'%/'*/'*'*'*'*'*'*'**'**'*'*'*'**%%%/'*%/'***%%%%%%%%/'%/'*%/'*%/'%/'*%/'*/'%/'%/'*%/'***%/'*%/'**%/'**%/'%/'*/%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'****/'*%/'*%/'%/'***/'*%/'*%/'*%/'*%/'*%/'* %/'*%/'*%/'*%/'*/'*%/'*%/'*%/'* %/'*%/'*/'/%/'*%/'*%/'*%/'****%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*'*%/'***10.010.010.00.010.00.00.010.00.0.00.00.00.000.0010.00.0.010.0.08.208.208.208.208.208.208.208.20208.208.208.208.208.208.208.208.208.208.20.208.20212122212121212222222222SITE REVIEWSUSUSUSUSUSUSUSUSUSUSUSSUSUSUSUSUSUSUSUSUBMBMBMBMBMBMBMBMBMBMBMBMBMBMMBMBMBMBMMBMITITITITITITITTTTTITITTTITTTTTITTATATATATATATATTATATATATATATATATTAAAALLLLLLLLLLLLLLLLLLLLL12.08.2021 DAB Packet Page 118 of 144
1/(9(/
/(9(/
/2:32,1786*6
7232)522)
0$;%/'*+7
/(9(/
/(9(/
+ 19' - 8 1/2"35' - 0" MAX BUILDING HEIGHTT54' - 8 1/2" PROPOSED BUILDING HEIGHTHOH/(9(/
/(9(/
/2:32,1786*6
7232)522)
0$;%/'*+7
/(9(/
/(9(/
/(9(/723
+ 19' - 8 1/2"35' - 0" MAX BUILDING HEIGHTT54' - 8 1/2" PROPOSED BUILDING HEIGHTHOH9' - 1 113/256"12' - 0"12' - 0"SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittalgare representative of the size, massing, architecturalcharacter and detailing. Repeat building types, if yany,may have their own unique detailing, coloring, andfinal configuration but will be consistent with thequality of buildings shown in this package. Windowlocations illustrated on the floor plans arejapproximate. Final window locations subject torevision dependent upon site specific conditions.See site plan for lot specific building orientation. Lotspecific metrics are included on the civil site plan.9/23/2021 1:05:08 PMSR-4.4(/(9$7,216',$*21$/3/$=$3320, 28TH STREET,BOULDER, CO6&$/(
3/32" = 1'-0"2BUILDING 4 -SOUTH ELEVATION3/32" = 1'-0"1BUILDING 4 - EAST ELEVATION34466221MATERIAL LEGEND1. BRICK2. COMPOSITE PANEL3. ASPHALT SHINGLE ROOF4. VINYL WINDOWS5. ALUMINIUM STOREFRONT6. BARSTOCK7. PREFAB GARAGE SCREEN STEELFRAME-WITH METAL MESH PANEL%/'*%/'*%/'*%/'*%/'%/'*%/'*%/'*%/'*'*/'**'*%%%/'%/'*//'*/''*%/'* '***%/'*%%%%/'%/'*//%/''''**'*%/'*%/'%/'//%/'*%/''**/'*/'/'*'*'*%%/'*'''*''**%%/'%/'''%/'*%/'*'* ''* '* ******'* '****'*%%%%/'%/%/%/'****%%%%/'%/'*%/'*%/'%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'***%/'*%/'**%/'*%/'**%/'*%/'*%/'*%/'*%/'*%/'*%/'*****%/'*%/'*%/'*%/'*%/'*'*%/'%/'**%/'%/'*%/'*%/'*%/'*/'*%/'*%/'*%/'*%/'*%/'*%/'* %/'*%/'* %/'*%/'*/'*'%/'*%/'*%/'*%/'***%/'*%/'*%/'*%/'*%/'**%/'*%/'*%/'%/'*%/'*'*%/'***09.009.009 009.009.009.009.09.09.009.009.009.009.009.009.009.009.009 009.09.009 09.209.209.209.209.209.209.209.209.209.20209.209.209.209.209.209.20.209.209.202021212122122121222112121222121221SITE REVIEWSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUBMBMBMBMBMBBMBMBMBMBMBMBMBMMBMBMBMMBBMITITITITITITTTTTTITITTTITTTTTITTATATATATATATATATATATATTATATATATATATAALLLLLLLLLLLLLLLLLLLLL12.08.2021 DAB Packet Page 119 of 144
/(9(/
/(9(/
/2:32,1786*6
7232)522)
0$;%/'*+7
/(9(/
/(9(/
+ 19' - 8 1/2"35' - 0" MAX BUILDING HEIGHTT54' - 8 1/2" PROPOSED BUILDING HEIGHHOHTH/(9(/
/(9(/
/2:32,1786*6
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0$;%/'*+7
/(9(/
/(9(/
35' - 0" MAX BUILDING HEIGHTT+ 19' - 8 1/2"54' - 8 1/2" PROPOSED BUILDING HEIGHHOHTHSHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal gare representative of the size, massing, architectural character and detailing. Repeat building types, if yany, may have their own unique detailing, coloring, andfinal configuration but will be consistent with thequality of buildings shown in this package. Windowlocations illustrated on the floor plans areapproximate. Final window locations subject torevision dependent upon site specific conditions.See site plan for lot specific building orientation. Lotspecific metrics are included on the civil site plan.9/23/2021 1:05:09 PMSR-4.5(/(9$7,216',$*21$/3/$=$3320, 28TH STREET,BOULDER, CO6&$/(
3/32" = 1'-0"1BUILDING 4 - NORTH ELEVATION3/32" = 1'-0"2BUILDING 4 - WEST ELEVATION334466221MATERIAL LEGEND1. BRICK2. COMPOSITE PANEL3. ASPHALT SHINGLE ROOF4. VINYL WINDOWS5. ALUMINIUM STOREFRONT6. BARSTOCK7. PREFAB GARAGE SCREEN STEELFRAME-WITH METAL MESH PANEL%/'*%/'%/'*%/%/'*%/'*%/'* '*%/'*'*/'*%/'*%%/%/'*%/'* %/'*%/'*/'*/'*%/'*''*%/'*%/'*%%%/'//%/'*''*''****'**%/'%/'/'*'**/'*%/'*%/'*'*%%/'/'*/'''*/'''%/'*%%/'%/'*%/%/'*'''*'*%//'%/'*/'*'*'* '* '*'* '**'*'*'*'**'*'*'*'**%%%/'*%/'***%%%%%%%%/'%/'*%/'*%/'%/'*%/'*/'%/'%/'*%/'***%/'*%/'**%/'**%/'%/'*/%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'****/'*%/'*%/'%/'***/'*%/'*%/'*%/'*%/'*%/'* %/'*%/'*%/'*%/'*/'*%/'*%/'*%/'* %/'*%/'*/'/%/'*%/'*%/'*%/'***%/'*%/'*%/'*%/'*%/'**%/'*%/'*%/'*%/'*%/'*'*%/'***09.009.009 009.009.009.009.009.009.009.009.009.009.0.009.09.009.009.009.09009.09.209.209.209.209.209.209.209.20209.209.209.209.209.209.209.209.209.209.20.209.20212122212121212222222222SITE REVIEWSUSUSUSUSUSUSUSUSUSUSUSSUSUSUSUSUSUSUSUSUBMBMBMBMBMBMBMBMBMBMBMBMBMBMMBMBMBMBMMBMITITITITITITITTTTTITITTTITTTTTITTATATATATATATATTATATATATATATATATTAAAALLLLLLLLLLLLLLLLLLLLL12.08.2021 DAB Packet Page 120 of 144
SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*%/'*9/23/2021 1:05:13 PMSR-4.73(563(&7,9(09.09.2021SITE REVIEWSUBMITTAL',$*21$/3/$=$3320, 28TH STREET,BOULDER, CONORTH WEST PERSPECTIVE%/'*%/'*%/'*%/'*/'*%/'* %/'*%/'*/'* %/'* %/'*%/'* %/'%/'%/'*/'* ''%/'*%/'* *'**'*%/'*%/'%/'//%/'****%/'* /'*%/'*%/'*'*'**%%/'*''**%/''***%%//'*%/'*/'*''*'* '*'***********%%%/'*%%/%/'*%/'*%/%/'***%%%%%%%%%%%/'*%%/'*%/'/'*%/'%/'*'%/'*%/'***%%%%/'%/'%%//'*/'*/'*'*''/''%/'**%%%%/'/''*/'%/'%/'*'*'***%%%%'''/'***%%%%%%/'%/'//''''*%%%%%''''******%%%%%'*/'*%%/'''%/'***%%%/'**%%%%%//'''**%/'*%/'*%/'*%/'*%/'***%/'*%/'*%/'***%/'*%/'*%/'*%/'*%/'*%/'*'/'*%/'*%/'*/'* %/'*%/'*'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'**%/'*%/'*%/'%/'*/'*/'*%/'*/'*%/'*%/'*%/'%/'*%/'***09.009.009.009.009 009.009.09.009.009.009.009.09.009.009.009.09.0009.009.0099.209.29.209.209.209.209.209.209.209.209.209.209.209.209.209.209.209.20209.209.20212212121212121221212122121212122211SITE REVIEWSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSSUSUSUBMBMBMBMBBMBMBMBMBMBMBMBMBMBMBMBMBMBBMBMITITITITITITITITITITITITITITITITITITITITTTATATATATATATATATATATATTATATATATATATAAALLLLLLLLLLLLLLLLLLL12.08.2021 DAB Packet Page 121 of 144
)652651656521STUDIO106STUDIO104STAIR 1ELEVSTAIR 2TRASHSTUDIO101$$STUDIO105LOBBYSTUDIO102E1 E7E7E1 E1E9 STUDIO10324' - 0"A4A4A4A4652651656521B1B1A4A4A4A4B1B1A4A4A4A4B1B1STUDIO2022BR217E1A4B1B1A4E1B1B1E1B1B1STUDIO2031BR204STUDIO2051BR2062BR2071BR2082BR2091BR210STUDIO2112BR2121BR2132BR2141BR215STUDIO216STAIR 1ELEVSTAIR 2TRASH$$E1E1E1A4A4A4A4E1E1E1
E10E10E10
E11E11E11E11
B3B3B3STUDIO201SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*%/'*10/8/2021 3:02:15 PMSR-5.1)/2253/$1610.08.21SITE REVIEWSUBMITTAL',$*21$/3/$=$3320 28TH STREET,BOULDER, CO1/16" = 1'-0"1BUILDING 5 - LEVEL 11/16" = 1'-0"2BUILDING 5 - LEVEL 26&$/(
%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'**/'*%/'*%/'*%/'*%%%//'* /'*'''***%/'*%%%/'*%%%/'*''*''*%/'****'*%%%/'''**%/'*/'*%/'*/'*/'*'*/'* /''***********%/'*%/'* %/'*%%%/'**%/'*%%%%/'*%/'*%%%*%%/'*%/'*%/'*%/'****'**/'**%/'*%/'*%/'%/'*%/'*%/'*%/'*%/'*%*%/'*%/'*%/'%/'*%/'%/'/'%/'*'*'/'*******'*****''''****%/'*%/'***'***%%%/'*%/'%%%////''''%/'***/'***%/'%/'*%%/'*%/'/'/'''******%/'%%/'****%%//''''****%//''''***%/'* %/'* *%/'* %/'* '* %/'* %/'*%/'*%/'*%/'**%/'*%/'* %/'* %/'*%/'*%/'*%/'*%/'**%/'*%/'*%/'*%/'*%/'**%/'*%/'**/'*%/'%/'*%/'*%/'*%/'*'*%/'*/'**%10.010.010.010.010.00.01010.00.010.010.010.010.010.010.010.00.00010.0.008.218.218.218.218218.218.218.218.218.21828.218.2182218.218.2128.21.218.21SITE REVIEWSUSUSUSUSUSUSUSUSSUSUSUSUSUSUSUSUSSUSUSUBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMITITITITITITITITITITITITITITITITITITTITITTATATATATATATATATATATATATATATATATATATATATLLLLLLLLLLLLLLLLLL12.08.2021 DAB Packet Page 122 of 144
A4A4A4A4652651656521B1B1A4A4A4A4B1B1A4A4A4A4B1B1STUDIO303 STUDIO3022BR317STUDIO 316E1A4B1B1A4E1B1B1E1B1B11 BR304STUDIO3052BR3071BR3062BR3091BR3081BR3102BR312STUDIO3111BR3132BR3141BR315STAIR 1STAIR 2ELEVTRASH$$E1E1E1A4A4A4A4E1E1E1E1 E10E10E10 E11E11 E11E11B3B3B3 STUDIO301 A4A4A4A4652651656521B1B1A4A4A4A4B1B1A4A4A4A4B1B1STUDIO403 STUDIO4022BR417STUDIO 416E1A4B1B1A4E1B1B1E1B1B11BR404STUDIO4052BR4071BR4062BR4091BR4081BR410STUDIO4112BR4121BR4132BR4141BR415STAIR 1STAIR 2ELEVTRASH$$E1E1E1A4A4A4A4E1E1E1E1
E10E10E10
E11 E11E11 E11E11 E11B3B3B3STUDIO401 SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*%/'*10/8/2021 3:02:52 PMSR-5.2)/2253/$1610.08.21SITE REVIEWSUBMITTAL',$*21$/3/$=$3320 28TH STREET,BOULDER, CO1/16" = 1'-0"1BUILDING 5 - LEVEL 31/16" = 1'-0"2BUILDING 5 - LEVEL 46&$/(
%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'**/'*%/'*%/'*%/'*%%%//'* /'*'''***%/'*%%%/'*%%%/'*''*''*%/'****'*%%%/'''**%/'*/'*%/'*/'*/'*'*/'* /''***********%/'*%/'* %/'*%%%/'**%/'*%%%%/'*%/'*%%%*%%/'*%/'*%/'*%/'****'**/'**%/'*%/'*%/'%/'*%/'*%/'*%/'*%/'*%*%/'*%/'*%/'%/'*%/'%/'/'%/'*'*'/'*******'*****''''****%/'*%/'***'***%%%/'*%/'%%%////''''%/'***/'***%/'%/'*%%/'*%/'/'/'''******%/'%%/'****%%//''''****%//''''***%/'* %/'* *%/'* %/'* '* %/'* %/'*%/'*%/'*%/'**%/'*%/'* %/'* %/'*%/'*%/'*%/'*%/'**%/'*%/'*%/'*%/'*%/'**%/'*%/'**/'*%/'%/'*%/'*%/'*%/'*'*%/'*/'**%10.010.010.010.010.00.01010.00.010.010.010.010.010.010.010.00.00010.0.008.218.218.218.218218.218.218.218.218.21828.218.2182218.218.2128.21.218.21SITE REVIEWSUSUSUSUSUSUSUSUSSUSUSUSUSUSUSUSUSSUSUSUBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMITITITITITITITITITITITITITITITITITITTITITTATATATATATATATATATATATATATATATATATATATATLLLLLLLLLLLLLLLLLL12.08.2021 DAB Packet Page 123 of 144
MEMBRANE ROOF, TYP.1/4 " / 12"MEMBRANE ROOF, TYP.1/4 " / 12"MEMBRANE ROOF, TYP.1/4 " / 12"MECHANICAL SCREENMECHANICAL SCREENSHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*%/'*10/8/2021 3:04:22 PMSR-5.3522)3/$110.08.21SITE REVIEWSUBMITTAL',$*21$/3/$=$3320 28TH STREET,BOULDER, CO1/16" = 1'-0"1BUILDING 5 - ROOF PLAN6&$/(
%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'**/'*%/'*%/'*%/'*%%%//'* /'*'''***%/'*%%%/'*%%%/'*''*''*%/'****'*%%%/'''**%/'*/'*%/'*/'*/'*'*/'* /''***********%/'*%/'* %/'*%%%/'**%/'*%%%%/'*%/'*%%%*%%/'*%/'*%/'*%/'****'**/'**%/'*%/'*%/'%/'*%/'*%/'*%/'*%/'*%*%/'*%/'*%/'%/'*%/'%/'/'%/'*'*'/'*******'*****''''****%/'*%/'***'***%%%/'*%/'%%%////''''%/'***/'***%/'%/'*%%/'*%/'/'/'''******%/'%%/'****%%//''''****%//''''***%/'* %/'* *%/'* %/'* '* %/'* %/'*%/'*%/'*%/'**%/'*%/'* %/'* %/'*%/'*%/'*%/'*%/'**%/'*%/'*%/'*%/'*%/'**%/'*%/'**/'*%/'%/'*%/'*%/'*%/'*'*%/'*/'**%10.010.010.010.010.00.01010.00.010.010.010.010.010.010.010.00.00010.0.008.218.218.218.218218.218.218.218.218.21828.218.2182218.218.2128.21.218.21SITE REVIEWSUSUSUSUSUSUSUSUSSUSUSUSUSUSUSUSUSSUSUSUBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMITITITITITITITITITITITITITITITITITITTITITTATATATATATATATATATATATATATATATATATATATATLLLLLLLLLLLLLLLLLL12.08.2021 DAB Packet Page 124 of 144
/(9(/
/(9(/1257+
/(9(/
/(9(/
/2:32,1786*6
/(9(/6287+
7232)522)
0$;%/'*+7
+ 19'- 6"35' - 0" MMAX BUILDING HEIGHT54' - 6" PROPOSED BUILDING HEDIGHT/(9(/723
/(9(/
/(9(/1257+
/(9(/
/(9(/
/2:32,1786*6
/(9(/6287+
7232)522)
0$;%/'*+7
+ 19' - 6"35' - 0" MAX BUILDING HEIGHTX54' - 6" PROPOSED BUILDING HEDIGHTT/(9(/723
SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittalgare representative of the size, massing, architectural character and detailing. Repeat building types, if yany, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lotspecific metrics are included on the civil site plan.9/23/2021 1:12:51 PMSR-5.4(/(9$7,216',$*21$/3/$=$3320 28TH STREET,BOULDER, CO6&$/(
3/32" = 1'-0"2LBUILLDING5 -SOUTH ELEVAATION3/32" = 1'-0""1NBUILDDING 5 - EAST ELEVATIONN4466221MATERIAL LEGEND1. BRICK2. COMPOSITE PANEL3. ASPHALT SHINGLE ROOF4. VINYL WINDOWS5. ALUMINIUM STOREFRONT6. BARSTOCK7. PREFAB GARAGE SCREEN STEELFRAME-WITH METAL MESH PANEL%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*/'* '*%%/'*%/'*////'*'*'''**/'**/'*%%%%/'*/'*///'''*'***/'*%%%/'%/'*/'*'* '*'* '* '*'*'*/'*******%/'*%/'*%/'*%%/%/%/'*%%/'*%/'*%/%%/%/%/%///%%%/'*%/'*%/'*%/'*%/'*%/'**%/'**/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'%/'*%/'**%%%/'*%/'*%/'%/'*%/'*%/'****%/'***%/'*%/'*/'***%/'**********%%%%/'*%/'//'*///''%/'''*%/'*/'***%%%///%/'******%/'*%///''*****%%%///******%/'* %/'* %/'* '* '**%/'*%/'*/'*%/'*%/'* %/'*%/'*%/'*%/'*%/'*%/'*%/'*/*/'*%%%/'*%/'*%/'*%/'*/'*%%/'*%/'*%/'*%/'*%/'*%/''*%/'*/'*/09.009.009.009.09.009.009.009.009.009.009 009.009.009.009 0.09.09.009.09.219.219.219.29.29.219.21.29.219.29.21.2129.29.21.21219.21.21221SITE REVIEWSUSUSUSUSUSUUSUUSUSSUSUSUSUSUSUSUSUSUSUBMBMBMBMBMBMBMBMBMBMBMBMMBMBMBMBMBMBMBMBMITITITTITITITITITITITITITTTTITITTITITTATATATATATATATATATATATATATATAATATATTLLLLLLLLLLLLLLSUSUSSUSUSSUSSUUSSSSUSUUSSUUBMBMBMBMBBMBMBMBMBMMBMBMBMBMBBMMBMMMITITITTITIITITITITTATATATATATATATATATATTATATATAAAALLLLLLLLLLLLLL12.08.2021 DAB Packet Page 125 of 144
/(9(/
/(9(/1257+
/(9(/
/(9(/
/2:32,1786*6
/(9(/6287+
7232)522)
0$;%/'*+7
+ 19' - 6"'35'' - 0" MAX BUILDING HEIGHT54' - 6 5/128" PROPOSED BUILDING HEIGHTTSH/(9(/723
/(9(/
/(9(/1257+
/(9(/
/(9(/
/2:32,1786*6
/(9(/6287+
7232)522)
0$;%/'*+7
+ 19' - 6"35' - 0" MAX BUILDING HEIGHTX54' - 6" PROPOSED BUILDING HEIGHTD/(9(/723
SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal pgare representative of the size, massing, architecturalcharacter and detailing. Repeat building types, if yany,may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are ppjapproximate. Final window locations subject to revision dependent upon site specific conditions.Seesite plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.9/23/2021 1:12:53 PMSR-5.5(/(9$7,216',$*21$/3/$=$3320 28TH STREET,BOULDER, CO6&$/(
3/32" = 11'-0"2BUILLDING5 -NORTHELEVATION"3/32" = 1'-0""1DING 5 - WEST ELEVATIOBUILDDING 5 - WEST ELEVATIOON44662211MATERIAL LEGEND1. BRICK2. COMPOSITE PANEL3. ASPHALT SHINGLE ROOF4. VINYL WINDOWS5. ALUMINIUM STOREFRONT6. BARSTOCK7. PREFAB GARAGE SCREEN STEELFRAME-WITH METAL MESH PANEL%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'**'*/'* %%/'%/'*%/'*%//''*''**'*/'*%%%%/'*%//'*/''*'****%%%%'****%/'*/'*%/'*'* '* '* '* '*********%/'*%/'*%/'*%%/'*%/%/%/'*%/'*%/'*%/%%%/%%%%%/%%/'*%/'*%/'*%/'*%/'***%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*'*%/'**%/'*%/'*%/'*%/'*%/'*%/'%/'*%/'*******%/'******%%/'*********%%%/'%%/'*%%/'%//'''****%%%%%%/%/'''********%/%/'*%/%''*****%%%/***%/'* %/'* %/'* %/'**%/'*%/'*%/'* '*%/'*%/'*%/'*%/'*%/'*%/'*/'*%/'*%/'*'*%/'*%/%%%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*'*/'*/'*%09.009.009.009.009.009.009.09.0.009.009.009.009.009.009.009.09.09009.009.009.219.219.219.219.219219.219219.219.219.21921.219.219219.21929.219.212.21SITE REVIEWSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSSSBMBMBMBMBMBBMBMBMBMBMBMBMBMBMBMBMBBMBMBMITITITITTTITTITTTITITITITITITITITTITTATTTATTATATATTTTATATATATTTTTLLLLLLLLSUSUSUSUSUSUSUSUUSUSUSUSUSSUSUUSSUBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMMMITITITITITIITTTITITIITTITTTATATATATATATATATATTATTATATATATAAAALLLLLLLLLLLLLLLLLL12.08.2021 DAB Packet Page 126 of 144
SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*%/'*9/23/2021 1:12:56 PMSR-5.73(563(&7,9(09.09.21SITE REVIEWSUBMITTAL',$*21$/3/$=$3320 28TH STREET,BOULDER, COSOUTH EAST PERSPECTIVE%/'*%/'*%/'*%/'*%/'*%/'*%/'*'*/'* %/'*%%/'*%/'*////'''****%/'*/'*'*'* /'*'*'*'*'****%/'*%/'*%/'*%%/'*%/%//%%/%/%%///%%%/'*%/'*%/'*%/'*%/'****%/'*%/'*%/'*%/'*%/%/'*%/'%/'***%%%/'*%/'*%/'*%/'*%/'****%/'**%/'*%/''************%/'****%%/'*%/'%/'*%////'*%/'''****%%%/'%%////'''''******%/'* %/'* %/'* '* %/'* %/'* %/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*%/'*/**%%%/'*%/'*%/'*%/'*/'*%/'*%/'*%/'*/'*%/'*%/''***09.009.009.0009.009.009.009.009.009.009.009.009.009.009.009009.009.219.219.219.29.29.21.21.29.219.2.21.2129.29.2121219.221221SITE REVIEWSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUUSUSUBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMITITITITITITTITITITITITITITITITTTITITTTATATATATATATATATATATATATATATATATATATATATLLLLLLLLLLLLLLLLL12.08.2021 DAB Packet Page 127 of 144
UPUPENTRY/MAILLEASING OFFICE1BR1BR1BR1BR1BR1BR3BR2BR2BR2BR2BR2BR2BR3BRBIKE STORAGE651652651652ELEV1BR101102103104106105108107109110112111114113115STAIR 1STAIR 2STAIR 3MECH.DATE PRINTED:11/23/2021 12:46:35 PMSR-6.1FLOOR PLAN -LEVEL 13320 28TH STREET BOULDER, CODAB11.24.20211/8" = 1'-0"1BUILDING 6 - LEVEL 112.08.2021 DAB Packet Page 128 of 144
UPUP2BR2BR2BR2BR1BR1BR1BR2BR1BR3BR3BR6526516522BR1BR1BR1BR202201204203206205207208209211213212215214216ELEVSTAIR 1BIKE STORAGESTAIR 2STAIR 3DATE PRINTED:11/23/2021 12:46:37 PMSR-6.2FLOOR PLAN -LEVEL 23320 28TH STREET BOULDER, CODAB11.24.20211/8" = 1'-0"1BUILDING 6 - LEVEL 212.08.2021 DAB Packet Page 129 of 144
2BR2BR2BR2BR1BR1BR1BR1BR1BR1BR3BR1BR2BR3BR2BR652651652301302303304305306307308309311313310312315314ROOFTOP DECKSTAIR 2ELEVSTAIR 1STAIR 3DATE PRINTED:11/23/2021 12:46:39 PMSR-6.3FLOOR PLAN -LEVEL 33320 28TH STREET BOULDER, CODAB11.24.20211/8" = 1'-0"1BUILDING 6 - LEVEL 312.08.2021 DAB Packet Page 130 of 144
6526516522BR2BR1BR1BR2BRELEVSTAIR 2STAIR 31BR402401404403405406DATE PRINTED:11/23/2021 12:46:39 PMSR-6.9FLOOR PLAN-LEVEL 43320 28TH STREET BOULDER, CODAB11.24.20211/8" = 1'-0"1BUILDING 6 - LEVEL 412.08.2021 DAB Packet Page 131 of 144
/(9(/
/(9(/
/2:32,1786*6
7232)522)
0$;%/'*+7
/(9(/
50' - 9 1/4" PROPOSED BUILDIN0G HEIGHT+ 15' - 9 1/4"35' - 0" MAX BUILDING HEIGHT/(9(/
/(9(/
/2:32,1786*6
7232)522)
0$;%/'*+7
/(9(/
+ 15' - 9 1/4"35' - 0" MAX BUILDING HEIGHTL50' - 9 1/4" PROPOSED BUILDIN0G HEIGHTSHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architecturalcharacter and detailing. Repeat building types, if yany, may have their own unique detailing, coloring, andfinal configuration but will be consistent with thequality of buildings shown in this package. Windowlocations illustrated on the floor plans areapproximate. Final window locations subject torevision dependent upon site specific conditions.Seesite plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.9/8/2021 1:04:14 PMPSR-6.5(/(9$7,216',$*21$/3/$=$3320 28TH STREETBOULDER, CO6&$/(
1/8" = 1'-0"2BUILDING 6 - EAST ELEVATION1/8" = 1'-0"1BUILDING 6 -SOUTH ELEVATIONMATERIAL LEGEND1. BRICK2. COMPOSITE PANEL3. ASPHALT SHINGLE ROOF4. VINYL WINDOWS5. ALUMINIUM STOREFRONT6. PERFORATED METAL PANEL4322112345612345%/'* %/'*%/'%/'%/'*//'****%/'* %/'*%//'*%/'******%/'**%/'%/'*%/'%/'*%/'%/'*/'*%/'*/'/'*%/'*'**/'***%/'*%/'%/'*%%/'/''/'*/'*/'***/''/%/'* %/'* %/'%/'*%/'*/'* '*%/'****/'/'/'/'/'/'/''09.009 00909 009 0909000000900020920920920920920209.20202209209209209202022092092020212221212122222SITE REVIEWSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUUSUBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMITITITITITITITITTITITTITITTTITITTTITTATTATATATATTATATATTATATATATATLLLLLLLLLLLLLLLLLLBUILDING 6 - EAST ELEVATION1/8” = 1’- 0”BUILDING 6 - SOUTH ELEVATION1/8” = 1’- 0”12.08.2021 DAB Packet Page 132 of 144
/(9(/
/(9(/
/2:32,1786*6
7232)522)
0$;%/'*+7
/(9(/
35' - 0" MAX BUILDING HEIGHTL+ 15' - 9 1/4"50' - 9 1/4" PROPOSED BUILDING HEIGHT0/(9(/
/(9(/
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7232)522)
0$;%/'*+7
/(9(/
+ 15' - 9 1/4"35' - 0" MAX BUILDING HEIGHTL50' - 9 1/4" PROPOSED BUILDIN0G HEIGHTSHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal gare representative of the size, massing, architectural character and detailing. Repeat building types, if yany, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.9/8/2021 1:04:15 PMSR-6.6(/(9$7,216',$*21$/3/$=$3320 28TH STREETBOULDER, CO6&$/(
1/8" = 1'-0"1BUILDING 6 - NORTH ELEVATION1/8" = 1'-0"2BUILDING 6 -WEST ELEVATIONMATERIAL LEGEND1. BRICK2. COMPOSITE PANEL3. ASPHALT SHINGLE ROOF4. VINYL WINDOWS5. ALUMINIUM STOREFRONT6. PERFORATED METAL PANEL44332222111234123456%/'%/'*%/'%%/'*%///'* ****%/'*******%/'***%/'*%/'%/'*%/'*%/'//'*%/'****%/'*%/'*/'******/'%/'*****//'/'/'/'/'//'/'/''/'%/'*%/'*****///'/'//''/''//'09.009 0090090909090009 00000909 0209209209.20920920092092020920920922029209202020221212111222211SITEREVIEWSUSUSUSUSUSUSUSUSUSUUSUSUSUSUSUSUSUSUSUUBMBMBMBMBBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMITITITITITITITTITITITITITTITTITITITITITTATATATATATATATAATATATATTTAATTLLLLLLLLLLLLLLLLLLLLBUILDING 6 - WEST ELEVATION1/8” = 1’- 0”BUILDING 6 - NORTH ELEVATION1/8” = 1’- 0”12.08.2021 DAB Packet Page 133 of 144
PLANTRUESHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*%/'*9/8/2021 1:04:17 PMSR-6.83(563(&7,9(09.09.2021SITE REVIEWSUBMITTAL',$*21$/3/$=$3320 28TH STREETBOULDER, CO6&$/(
SOUTHWEST PERSPECTIVE%%%/'*%/'* %%/%//'*//'* '''* %/'*%/'*%/'*'******%/'* %/'//''*%/'* ///''*%/'*%/'*********%/'*%/'*%/'*%/*%/'%/'*%/'*%/'%/'*%/'*%/'*%/'*%/'*/'*%/'****%/'**%/'%/'***%/'*%/'%/'%/'*%/'%/'*/'%/'*%/'*%/'*%/'*%/'*%/'**%/'*/'%/'* %/'*%/'*%/'*%/'*'*%/'*%/'*%/'*'* %/'*%/'%/'*%/'%/'%/'%/%/'*%/'%/'*'****%/'***/'/'/'09.009 009 0009 009 00909 0900009 0009 009 009 0909009 0009209209209209.2092092022092920920920209209202092092020920212121221212121212121211SITE REVIEWSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMITITITITITITITITITITITITITITITITITITITITITTATATATATATTTATAATATATATATATTATATTTLLLLLLLLLLLLLLLLLLLL12.08.2021 DAB Packet Page 134 of 144
SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with the quality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*%/'*11/24/2021 2:07:13 PMSR-6.93(563(&7,9(11.24.2021DAB',$*21$/3/$=$3320 28TH STREETBOULDER, CONORTHEAST PERSPECTIVE12.08.2021 DAB Packet Page 135 of 144
UP652651STAIR 2STAIR 11BR1041BR1052BR1021BR1032BR101(7)(4)0 DEGREE PARKING DATE PRINTED:11/23/2021 4:34:48 PMA.1.1FLOOR PLAN -LEVEL 13320 28TH STREET BOULDER, CODAB11.24.20211/8" = 1'-0"1BUILDING 7 - LEVEL 112.08.2021 DAB Packet Page 136 of 144
UP651652652651STAIR 2STAIR 12BR2092BR2081BR2061BR2071BR2041BR2052BR2021BR2032BR201DATE PRINTED:11/23/2021 4:34:49 PMA.1.2FLOOR PLAN -LEVEL 23320 28TH STREET BOULDER, CODAB11.24.20211/8" = 1'-0"1BUILDING 7 - LEVEL 212.08.2021 DAB Packet Page 137 of 144
6516526526512BR3082BR3091BR3071BR3061BR3041BR3051BR3032BR3022BR301STAIR 1STAIR 2DATE PRINTED:11/23/2021 4:34:50 PMA.1.3FLOOR PLAN -LEVEL 33320 28TH STREET BOULDER, CODAB11.24.20211/8" = 1'-0"1BUILDING 7 - LEVEL 312.08.2021 DAB Packet Page 138 of 144
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+ 13' - 11 3/4"35' - 0" MAX BUILDING HEIGHT48' - 11 3/4" PROPOSED BUILD4DING HEIGHTDSHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architecturalcharacter and detailing. Repeat building types, if yany, may have their own unique detailing, coloring, andfinal configuration but will be consistent with thequality of buildings shown in this package. Windowlocations illustrated on the floor plans areapproximate. Final window locations subject torevision dependent upon site specific conditions.Seesite plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.9/8/2021 1:08:03 PMSR-7.3(/(9$7,216',$*21$/3/$=$3320 28TH STREETBOULDER, CO1/8" = 1'-0"1BUILDING 7 - EAST ELEVATION6&$/(
1/8" = 1'-0"2BUILDING 7 -SOUTH ELEVATIONMATERIAL LEGEND1. BRICK2. COMPOSITE PANEL3. ASPHALT SHINGLE ROOF4. VINYL WINDOWS5. ALUMINIUM STOREFRONT6. PERFORATED METAL PANEL4433122149’-0”49’-0”%/'* %%/'*%/'%/%/'*/////%/''*%/'*****%/'*%%/'* **%%/'/'*%/'*****%/'**%/'*%/'%/'*%/'*/'*/'*/'****''''/'%/'*%/'%/'*%/'*/'/'/'%/'*%/'*%/'**'*'/'%/'* %/'%/'* %/'*%/'/'* /'*%/'%/'* */%%%/'*%/'*%/'%/'*/'/'*'%/'*%/'**%'**%%/'*09 009009 009 009 009.009 009 0900909 0909 099000009209.209209209209292092092092092020920920920920920920092020221212122122121221221222222SITE REVIEWSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUBMBMBMBMBMBBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMITITITITITITITITTITITITITITITITITTITITITTATTTTTATATATATATTTATTATALLLLLLLLLLLLLLLLL12.08.2021 DAB Packet Page 139 of 144
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35' - 0" MAX BUILDING HEIGHTX + 13' - 11 3/4"48' - 11 3/4" PROPOSED BUILDING HEIGHT4DSHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal gare representative of the size, massing, architectural character and detailing. Repeat building types, if yany, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.9/8/2021 1:08:04 PMSR-7.4(/(9$7,216',$*21$/3/$=$3320 28TH STREETBOULDER, CO6&$/(
1/8" = 1'-0"1BUILDING 7 - WEST ELEVATION1/8" = 1'-0"2BUILDING 7 - NORTH ELEVATIONMATERIAL LEGEND1. BRICK2. COMPOSITE PANEL3. ASPHALT SHINGLE ROOF4. VINYL WINDOWS5. ALUMINIUM STOREFRONT6. PERFORATED METAL PANEL43521432149’-0”49’-0”49’-0”%/'*%%/'%/'/'* ''*'***%%/'*'*%%**%/'*********%/'****%/'*%/'%/'%/'*%//'/'*/'********/'/'%/'*%/'*%/'*%/'*%/%/%/'*%/'*'*'**/'/'**/'*%/'* %/'* %/'*%/'* %/'* /'* %/'*%/'*%/'*%/'* *%/'* %/'* %/'*%/%/'*%/'*%/'*%/'/'*/'%/'*%/'***%/'******%09 009 009 009 009.00909 0009 09009 009 09009 009 0900009 009 09.2092092092092092092092092092092092020920920920922929200212121212212212121222222222SITE REVIEWSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMBMITITITITITITITITITITITITITITITITITITITITITTATATATATATATATATATATATATATAALLLLLLLLLLLLLLLLLLL512.08.2021 DAB Packet Page 140 of 144
SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with the quality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*%/'*11/24/2021 2:32:14 PMSR-7.53(563(&7,9(11.24.2021DAB',$*21$/3/$=$3320 28TH STREETBOULDER, CONORTHWEST PERSPECTIVE12.08.2021 DAB Packet Page 141 of 144
SHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*%/'*11/24/2021 2:32:14 PMSR-7.53(563(&7,9(11.24.2021DAB',$*21$/3/$=$3320 28TH STREETBOULDER, COSHEET No.DATE PRINTED:3LQH6WUHHW%RXOGHU&RORUDGRS I Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with thequality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions.See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.%/'*%/'*%/'*%/'*%/'*%/'*%/'*9/8/2021 1:08:06 PMSR-7.63(563(&7,9(09.09.2021SITE REVIEWSUBMITTAL',$*21$/3/$=$3320 28TH STREETBOULDER, CO6&$/(
NORTH EAST PERSPECTIVEADADDADADADADAAAAAADAAAABBBBBBBBB%/'*%/'*%/'*%%/'* %/'*%%/'* %/'* %/'*%/'*/'%//%/'*%/'*''*/'*%/'*%/'* %%%%///''* */'* %%%%////''**%/'* *%/'*********'***%/'*%/'*%/'*****%*%/'%/'*%/'%/'%/'%/%/'/'%/'*%/'*/''*%/'****%/'*'**%/'*%/'*%/'*%/'*%/%//'%/'*%/'*%/'*%/'*%/'***%/'*%/'***'*%/'* %/'*%/'*%/'* %/'* %/'* %/'* %/'*%/'* %/'* %/'* /'* %/'%/%/'*'* %/'*%/'%/'*%/'%/'*/'*/'*/'*%/'*'%/'*%/'*%/'*%/'*%%/'**%/'**%/'*'*09009 009 009 009 009.00009 009 009 009 009 009 00909 009 09009 009.20920920929209209209209209209209209202092092092092092092092022121212121212121221221212121221222SITE REVIEWSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUSUBMBBBBBBBBBBBBBBBBBBBBITTATATATATATATATTTATATATTATATATATTATALLLLLLLLLLLLLLLLLLLDADADADADADADADADADADADADADADADADADADADADABBBBBBBBBBBBBBBBBBBBBDADADADADADADADADADADADADADADADADADAADADABBBBBBBBBBBBBBBBBBBBB12.08.2021 DAB Packet Page 142 of 144
December 8, 2021
Mayor Aaron Brockett
Members of the Boulder City Council
P.O. Box 791
Boulder, CO 80306
Re: Design Advisory Board’s Annual Letter to City Council – 2022
Dear Aaron Brockett and City Council Members,
We have prepared the following in response to your request for input on the City’s top priorities for the
2022 work plan:
Reengage exploration for the Design Excellence Initiative:
• Revisit the 2015 Draft Design Excellence Initiative for Boulder outline prepared by Dover, Kohl &
Partners. Many of the approaches appear to lack traction.
• Update the approaches to better reflect current City priorities and relevant matters of the past 7
years.
• Provide recognition for Design Excellence.
Broaden the paths to defining community benefits:
• Encourage neighborhood scale community engagement to identify community benefits beyond
a prescribed check-list.
• Flexibility in Allowed Uses if found to be a community benefit.
• Adopt alternative definitions of community benefits including Design Excellence and Innovative
Design.
• Additional incentives, beyond building height and intensity, should be expanded in tandem with
the expansion of community benefits.
• Council should prioritize a broad expansion of both community benefits and their associated
incentives.
CITY OF BOULDER
Design Advisory Board
12.08.2021 DAB Packet Page 143 of 144
Respectfully Submitted,
Todd Bryan
Chair, City of Boulder Design Advisory Board
On behalf of the Board:
Rory Bilocerkowycz, Vice Chair
Matthew Schexnyder
Brendan Ash
12.08.2021 DAB Packet Page 144 of 144